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11-18-02 agendaCITY OF RICHFIELD, MINNESOTA HOUSING AND REDEVELOPMENT AUTHORITY MONDAY, NOVEMBER 18, 2002 RICHFIELD CITY HALL 6700 PORTLAND AVENUE COUNCIL CHAMBERS 7 P.M. AGENDA Call to order 1. Oath of office to HRA Commissioner Tom Harms 2. Adjourn to Special HRA Closed Executive Session in Executive Conference Room to discuss terms of settlement of relocation benefits related to Walser Buick/Isuzu and Motorwerks BMW formerly at and adjacent to 2100- West 78th Street 3. Reconvene Regular HRA Meeting Approval of minutes of (1) Regular HRA Meeting of October 21, 2002 and (2) Special Concurrent of HRA, City Council and Planning Commission Meeting of October 30, 2002 Notes: 4. HRA approval of agenda 5. 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 Apartment Remodeling Program expenditure at 7545 _ Penn S.R. No. 47 Notes: 6. Consideration of: • Resolution approving modifications to Redevelopment Plan for Richfield Redevelopment Project Area • Public hearing-and resolution modifying Tax increment Financing Plan #or Interchange West and Lyndale Gateway Tax Increment Financing District within Richfield Redevelopment Project Area • Resolution establishing Lyndale Gateway West Tax Increment Financing District within Richfield Redevelopment Project Area and adopting Tax Increment Financing Plan Staff Report No. 48 Notes: 7. Consideration of resolution scheduling public hearing on use of eminent domain proceedings to acquire property for redevelopment pursuant to Lyndale Gateway West project Staff Report No. 49 Notes: 8. Consideration of resolution approving concept plan for Gramercy Corporation for City Bella Staff Report No. 50 Notes: 9. Consideration of resolution scheduling public hearing on use of eminent domain proceedings to acquire property for redevelopment pursuant to City Bella project Staff Report No. 51 Notes: 10. Consideration of Purchase and Private Redevelopment Agreement with Penn Place Townhouses LLC for redevelopment of residential sites at 6833 and 6855 Penn Avenue Staff Report No. 52 Notes: 11. Executive Director report 12. Claims and payroll Adjournment Auxiliary aids for individuals with disabilities are available upon request. Requests must be made at least 96 hours in advance to the Administrative Services Director at 612-861-9702. AGENDA ITEM # 10 REPORT # 52 STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING NOVEMBER 18, 2002 REPORT PREPARED BY: PAM BOOKHOUT, REHABILITATION SPECIALIST NAME, TITLE BRUCE NORDQUIST, REPORT PRESENTER: HOUSING & REDEVELOPMENT MANAGER NAME, TITLE DEPARTMENT DIRECTOR REVIEW: ~~~~~ REVIEWED BY EXECUTIVE DIRECTOR: ITEM FOR HRA CONSIDERATION: Consideration of a Purchase and Private Redevelopment Agreement with Penn Place Townhouses LLC for the redevelopment of the residential sites at 6833 and 6855 Penn Avenue South. I. RECOMMENDED ACTION: By Motion: Authorize the Chairperson and Executive Director to execute a Purchase and Private Redevelopment Agreement with Penn Place Townhouses LLC for the redevelopment of the residential sites at 6833 and 6855 Penn Avenue South. II. BACKGROUND In October 2001, the Housing and Redevelopment Authority (HRA) approved an agreement with David Gepner and Harold Teasdale (Penn Place Townhouses LLC) to explore the development of the residential parcels at 6833 and 6855 Penn Avenue. The City's Comprehensive Plan calls for higher density residential development along Penn Avenue. Gepner and Teasdale propose building seven attached single family homes on the site. Each unit would have a double car garage with access off of 69th Street, eliminating the need for curb cuts on Penn Avenue. Garages would be detached, allowing semi-private yard areas for the 1118-Penn Place townhome residents. Each townhome unit would have three levels of 704 s.f. each, for a total floor area of 2,112 s.f. It is the goal of Penn Place Townhouses LLC to provide a unique product for buyers. The uniqueness of this product is demonstrated in several ways: • The layout of the homes and the location on Penn Avenue provides the opportunity for alive/work environment. • The site plan incorporates concepts of "Traditional Neighborhood Design", including more compact space, less yard to care for, and walking proximity to shopping at 66th Street and Penn. • The contemporary exterior style offers a new choice in the marketplace. • High quality products will be incorporated in the development, including stucco, aegis (a stucco-like product) and/or Hardiplank (a cement board lap product) for exterior finishing. • Certain energy efficient technologies are planned for the development that could include geothermal heating, potentially saving energy costs for subsequent owners by up to 30% monthly. The Purchase and Private Redevelopment Agreement functions as a purchase agreement, providing a level of commitment by the HRA and the developer, and sets forth the conditions for future land sale and development. Section 3.1 Sale of Redevelopment Property may be a particular interest. The Planning Commission will consider the zoning application in November. A public hearing by the HRA for the sale of the land would occur in the first quarter of 2003, pending completion of several preconditions to development contained in the agreement. A look-back provision would allow the sale price of the land to the developer to be adjusted based on actual costs and revenues. David Gepner and Harold Teasdale will be present to respond to any questions. III. BASIS OF RECOMMENDATION A. POLICY • The HRA purchased the sites for housing redevelopment using the Richfield Rediscovered program model. Following the HRA approval in October 2001, Gepner and his development team were provided a development planning opportunity. As the developer demonstrated progress, extensions were granted in January and again in June 2002. • The Purchase and Private Redevelopment Agreement functions as a purchase agreement and sets forth the conditions for the land sale, to occur in 2003. After sale, the goal would be completion of the exterior structure and total completion of at least one unit for participation in the fall 2003. Parade of Homes. Applications for the fall Parade are due in March 2003. • Richfield's Comprehensive Plan calls for higher density housing on arterial streets such as Penn Avenue. As a result of a recent change approved by the Planning Commission and City Council, the zoning code now allows density of up to 15 units per acre for such parcels. Gepner and Teasdale are proposing 14 units per acre. Gepner and Teasdale have submitted a zoning application for the CUP, and have held an open house for the neighborhood. B. CRITICAL ISSUES • The site offers a townhome opportunity with new housing innovations as a key component. New developments receive wide ranging attention in the market place. • If the HRA concurs, the project's zoning review would move quickly to ensure participation in the Parade of Homes. • This site has been approved as part of Richfield Rediscovered TIF. Staff is exploring if the TIF could become available to the Housing Fund. C. FINANCIAL • Gepner and Teasdale previously provided anon-refundable $2,000 participation fee to be able to examine the development opportunity. They are committed to moving forward. • The purchase price of the land will be determined based on sources and uses statements provided as part of a look-back provision in the agreement. D. LEGAL • David Gepner is the chairperson of the Planning Commission. He would not participate in any decisions related to a proposed development, which the Planning Commission would need to consider, to prevent conflict of interest. IV. ALTERNATIVE RECOMMENDATION~S~ • Do not authorize the Purchase and Private Redevelopment Agreement with Penn Place Townhouses l_LC. V. ATTACHMENTS • Development concept: elevations, floor plans, site plan • Purchase and Private Redevelopment Agreement VI. PRINCIPAL PARTIES EXPECTED AT MEETING • David Gepner and Harold Teasdale z N n O Q K 0 e 1 c r f J C A T Q Y R m a' A Q Y N rn D O Z i ~ ! ~ i ~ townhouses for David Gepner & Harold Teasdale I~ PENN PLACE ' ~ ~ ~ i8 69th & Penn Avenue ~ Richfield. Minnesota 55423 i. J c A 4 `1 Z O A rn D ~_ O Z s ..+. O» r ~e ~O » ! v_ ~_ ar~pf~ r ~= ~~ .,.N,. ~,` Q.~~y. i v!S"` V V Y /Z\\\S~~ Y/ Z rn z cD 10 O v 0 Z k 0 :~ rn f~ . Ir i~ Z ;I ~~~ I ~J i i ~^i £ ~ ~ ~ § g ~ townhouses for David Cepner & Harold Teasdale 0 ~ PENN PLACE 8 69th & Penn Avenue Richfield, Minnesota 55423 ,~''"w~ .. Iw i T QJ ~1 ='i~-'~~' r es . ~ W .t.~~i M ~ v ~. : Y~ ` = m ea = ~ A 'x4 ~ W M r ~'!\ ~~ .'";;~ Y C C a C ~r Iz 0 o A 3 townhouses for David Gepner & Harold Teasdafe _ ~ as ae _»~vae i~ ~ PENN PLACE _ ` ~ ' ` "' 69th & Penn Avenue - = ~" ~' a en ~ ae Richfield, Minnesota 55423 ~ ~ w «" ~ ~ ~ x F f f 3 i c PURCHASE AND PRIVATE REDEVELOPMENT AGREEMENT By and Between THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD and PENN PLACE TOWNHOUSES, LLC This document drafted by: KENNEDY & GRAVEN, CHARTERED 470 Pillsbury Center Minneapolis, MN 55402 (612) 337-9300 RxB-222506v2 RC125-244 TABLE OF CONTENTS PAGE PREAMBLE ............................................:........................................................:....................................1 ARTICLE I Definitions Section 1.1. Definitions ............................................:........................................................................1 Section 1.2. Exhibits .......................................................................................:................................3 Section 1.3. Rules of Interpretation ..................................................................................................3 ARTICLE II Representations and Warranties Section 2.1. Representations by the Authority .................................................................................3 Section 2.2. Representations by the Redeveloper ............................................................................3 ARTICLE III Sale of Redevelopment Property Section 3.1. Sale of the Redevelopment Property; Conditions Precedent .......................................4 Section 3.2. Title ...............................................................................................................................5 Section 3.3. No Representations Concerning Soil Conditions or Pollution; Testing ......................5 Section 3.4. Closing ..........................................................................................................................5 Section 3.5. Removal from Tax Increment Financing Districts .......................................................6 ARTICLE IV Construction of Improvements Section 4.1. Construction Plans ...........................::...................:.......................................................6 Section 4.2. Commencement and Completion of Construction ................................................:......7 Section 4.3. Certificate of Completion and Release of Forfeiture ...................................................7 Section 4.4. Release and Indemnification Covenants 7 ARTICLE V Prohibitions Against Sale of Redevelopment Properly; Compliance with Business Subsidy Act Section 5.1. Prohibition Against Sale of Redevelopment Property .................................................7 Section 5.2. Compliance with Business Subsidy Act: ......................................................................8 Rxs-222so6~2 RC125-244 ARTICLE VI Events of Default Section 6.1. Events of Default Defined ............................................................................................8 Section 6.2. Remedies on Default .....................................................................................................9 Section 6.3. Revesting Title in Authority Upon Happening of Event Subsequent To Conveyance to Redeveloper ....................................................................................9 Section 6.4. Resale of Reacquired Property; Disposition of Proceeds ..........................................11 Section 6.5. No Remedy Exclusive ................................................................................................ I 1 Section 6.6. No Additional Waiver Implied by One Waiver .........................................................12 ARTICLE VII Additional Provisions Section 7.1. Conflict of Interests; Representatives Not Individually Liable ..................................12 Section 7.2. Equal Employment Opportunity .................................................................................12 Section 7.3. Agreement Provisions Survive ...................................................................................12 Section 7.4. Notices and Demands .................................................................................................12 Section 7.5. Counterparts ..............................................................._.................................................13 Section 7.6. Disclaimer of Relationships ........................................................................................13 TESTIMONIUM .................................................................................................................................14 SIGNATURES ....................................................................................................................................14 EXHIBIT A LEGAL DESCRIPTION OF REDEVELOPMENT PROPERTY EXHIBIT B FORM OF REDEVELOPMENT PROPERTY DEED EXHIBIT C LIST OF PRELIMINARY PLANS EXHIBIT D FORM' OF CERTIFICATE OF COMPLETION AND RELEASE OF FORFEITURE RFIB-222sobv2 ii RC12s-244 PURCHASE AND PRIVATE REDEVELOPMENT AGREEMENT THIS AGREEMENT, made this 18th day of November, 2002, by and between the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of Minnesota, having its office at 6700 Portland Avenue South, Richfield, Minnesota 55423-2560 (the "Authority") and Penn Place Townhouses, LLC, a Minnesota limited liability company, having its office at 7503 18th Avenue South, Richfield, MN 55423 (the "Redeveloper"). WITNESSETH: WHEREAS, the Redeveloper has proposed to construct seven residential townhouse units in Richfield; and WHEREAS, the Redeveloper's proposed use of the land which is the subject of this. Agreement is consistent with Richfield's comprehensive plan and the Authority's plans for development of the area. NOW, THEREFORE, in consideration of the covenants and the mutual obligations of the parties hereto, each of them does hereby covenant and agree with the other as follows: ARTICLE I Definitions Section 1.1. Definitions. In this Agreement the following terms shall have the meanings given unless a different meaning cleazly appears from the context: "Agreement" means this Purchase and Private Redevelopment Agreement, as the same may be from time to time modified, amended, or supplemented. "Authority" means the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of Minnesota. "Certificate of Completion and Release of Forfeiture" means the certification by the Authority, in the form attached hereto as Exhibit D, that the Redeveloper has completed the Improvements in accordance with this Agreement. "City" means the city of Richfield, a municipal corporation under the laws of Minnesota. "Construction Plans" means the final plans for construction of the Improvements to be submitted by the Redeveloper and approved by the Authority, as specified in Section 4.1 of this Agreement. "County" means Hennepin County, Minnesota. RI-IB-2225o6v2 RC125-244 "Redeveloper" means Penn Place Townhouses, LLC, a Minnesota limited liability company. "Redevelopment Property" means the real property upon which the Improvements will be constructed, which property is legally described in Exhibit A attached hereto. "Redevelopment Property Deed" means the quit claim deed in the form attached hereto as Exhibit B. "Event of Default" means an action by the Redeveloper or the Authority listed in Article VI of this Agreement. "Improvements" means the seven residential townhouse units, garages, accessory improvements and site work to be constructed or performed by the Redeveloper on the Redevelopment Property in accordance with the Construction Plans. "Preliminary Plans" means plans, drawings, specifications and related documents submitted by the Redeveloper for construction of the Improvements and listed on Exhibit C attached hereto. "Sale" means any sale, conveyance, .exchange, refinancing or .other transfer: of the Redeveloper's interest in the Improvements or the Redevelopment Property, except as specified in Section 5.1 of this Agreement. "State" means the state of Minnesota. "Unavoidable Delays" means delays which aze the direct result of adverse weather conditions; strikes or other labor troubles; unanticipated shortages of materials; fire or other casualty to the Improvements or materials or equipment being used in construction of the Improvements; litigation commenced by third parties which, by injunction or other similaz judicial. action, directly results in delays; or, except those of the Authority reasonably contemplated by this Agreement, any acts or omissions of any federal, State or local governmental unit which directly result in delays in construction of the Improvements, and other matters which, aze outside of the control of -the Redeveloper. Section 1.2. Exhibits. The following exhibits aze attached to and by reference made a part of this Agreement: Exhibit A. Legal Description of Redevelopment Property Exhibit B. Form of Redevelopment Property Deed Exhibit C. List of Preliminary Plans Exhibit D. Form of Certificate of Completion. and Release of Forfeiture Section 1.3. Rules of Interpretation. (a) This Agreement shall be interpreted in accordance with and governed by the laws of Minnesota. RHB-222506v2 2 RC125-244 (b) The words "herein" and "hereof' and words of similaz import, without reference to any particular section or subdivision, refer to this Agreement as a whole rather than any particulaz section or subdivision hereof. (c) References herein to any particular section or subdivision hereof are to the section or subdivision of this Agreement as originally executed. (d) Any titles of the several parts, articles and sections.of this Agreement are inserted for convenience and reference only and shall be disregarded in construing or interpreting any of its provisions. ARTICLE II Representations and Warranties Section 2.1. Representations by the Authority. The Authority makes the following. representations asthe basis for the undertaking on its part herein contained: (a) The Authority is a housing and redevelopment authority organized and existing under the laws of Minnesota. The Authority has the power to enter into this Agreement and carry out its obligations hereunder. The persons executing this Agreement and related .agreements and documents on behalf of the Authority have the power to do so and to bind the Authority by their actions. (b) The Authority has received no notice or communication from any local, State or federal official that the activities of the Redeveloper or the Authority contemplated under this Agreement may be or will be in violation of any environmental law or regulation. The Authority is awaze of no facts the existence of which would cause it to be in violation of any local, State or federal environmental law, regulation or review procedure. The Authority is not aware of any pollutants or contaminants located on the Redevelopment Property. Section 2.2. Representations by the .Redeveloper. The Redeveloper makes the following representations asthe basis for the undertaking on its part herein contained: (a) The Redeveloper is a limited liability company,. duly organized and in good standing under the laws of 1Vlinnesota. The Redeveloper is not in violation of any provisions of its organizational documents, has the power to enter into this Agreement and has duly authorized the execution, delivery and performance of this Agreement. The persons executing this Agreement on behalf of the Redeveloper have the authority to do sa and to bind the Redeveloper by their actions. (b) The Redeveloper will construct the Improvements on the Redevelopment Property in substantial accordance with the terms of this Agreement, the Construction Plans and all local, State and federal laws and regulations, including, but not limited to, environmental, zoning, building code and public health laws and regulations. RxB-222506v2 3 RC125-244 (c) The Redeveloper will .apply.... for and use reasonable efforts to obtain, in a timely manner, all required permits, licenses and approvals, and will use reasonable efforts to meet, in a timely manner, the requirements of all applicable local, State and federal laws and regulations which must be obtained or met before the Improvements may be lawfully constructed or used for their intended purpose. (d) Neither the execution and delivery of this Agreement, the consummation of the transactions contemplated hereby, nor the fulfillment of or compliance with the terms and conditions of this Agreement is prevented, limited by or conflicts with or results in a breach of, the terms, conditions or provisions or any evidence of indebtedness, agreement or instrument of whatever nature to which the Redeveloper is now a party or by which it is bound, or constitutes a default under any of the foregoing. ARTICLE III Sale of Redeveloament Property Section 3.1. Sale of the Redevelopment Property: Conditions Precedent (a) The Redevelopment Property is owned by the- Authority and is legally. described in Exhibit A attached hereto. The Authority agrees to sell the Redevelopment Property to the Redeveloper and the Redeveloper agrees to purchase the Redevelopment Property from the Authority. The parties acknowledge the initial sale price has been set at $80,000. The Authority shall have the opportunity, however, to review the economics of the project prior to the public hearing for sale of the Redevelopment Property. Any changes to the sale price would be based on the following: (1) The Redeveloper will notify the Authority of the unit prices upon completion of a lender's .appraisal or other verifiable assessment of value of .the Improvements. (2) The Authority will review the Redeveloper's pro forma and/or sources and uses statements to determine the extent to which a modification to the sale price is required. The parties acknowledge that the sale price could decrease based on the economics and/or on the Redeveloper's participation in the Authority's affordable housing initiatives. The parties also acknowledge that the sale price could increase based on data indicating that the net return to the Redeveloper, as a percentage of the total construction and project cost, is projected to exceed fifteen percent; in which case the sale price would increase to limit the Redeveloper's net return to fifteen percent, but the -sale price would not exceed the appraised value of the Redevelopment Property. (b) The Authority's obligation to convey the Redevelopment Property to the Redeveloper is subject to satisfaction of the following conditions. pecedent: (1) the Redeveloper has submitted Construction Plans for the Improvements within the period .allowed in Section 4.1 of this Agreement which aze acceptable to the Authority; RxB-222so6~2 4 RC 125-244 (2) the Redeveloper has demonstrated to the satisfaction of the Authority that it has adequate funds or has received a commitment for financing from a bank or other lender in an amount sufficient to construct the Improvements; (3) the Authority has approved sale of the Redevelopment Property to the Redeveloper pursuant to Minnesota Statutes, Section 469.029; and (4) the parties have reached agreement on a sales price for the Redevelopment Property which is acceptable to the Authority; and (5) there has been no uncured Event of Default by the Redeveloper. (c) The Redeveloper shall not be obligated to proceed to closing until the following conditions precedent have been satisfied: (1) the Redeveloper has received a commitment for financing from a bank or other lender which is satisfactory to the Redeveloper; and (2) if the Redeveloper decides to test pursuant to Section 3.3 of this Agreement, the Redeveloper has received a satisfactory report regarding the. condition of soils and the presence of pollution or contamination on the Redevelopment Property; and (3) the parties have reached agreement on a sales price for the Redevelopment Property which is acceptable to the Redeveloper. (d) Prior to Sale, the parties have reached agreement as to the nature and extent of the Redeveloper's participation in affordable housing development initiatives. Section 3.2. Title. Within ninety (90) days after the date of this Agreement, the Authority shall furnish to the Redeveloper a commitment for the issuance of a policy of title insurance for the Redevelopment Property. The Redeveloper shall have twenty (20) days from the date of receipt of such commitment to review the .condition of title to the Redevelopment Property and to make written objections to the Authority regazding the sazne. Upon receipt of the Redeveloper's written objections, the Authority shall have thirty (30) days to cure the objections made by the Redeveloper. Within 60 days after the date that all such objections have been cured to the reasonable satisfaction of the Redeveloper or upon notice by the Authority: that it cannot or will not cure said defects, the parties shall proceed to closing or shall terminate this Agreement. In the event that the Authority has failed to cure objections to title within 60 days after its receipt of the Redeveloper's written. notice of such objections, either the Redeveloper or he Authority may terminate this Agreement by the giving of written notice to the other, upon-the receipt of which this Agreement shall be null and void and neither party shall have any liability hereunder. The Authority shall have no obligation to take any action to cleaz defects in the title to the Redevelopment Property. RxB-222sobv2 5 RC12s-244 Section 3.3. No Representataons~e~ding Soil Conditions or Pollution; Testing. The Redeveloper acknowledges that the Authority makes no representations or warranties as to the condition of the soils on the Redevelopment Property or its fitness for construction of the Improvements or any other purpose for which the Redeveloper may make use of such land. The Authority represents that it has not placed or caused or allowed to be placed on the Redevelopment Property any pollution, or contamination during the Authority's ownership of the Redevelopment Property but makes no other representations with regazd to the presence of pollution or contamination on the Redevelopment Property. The Redeveloper shall have the right within 30 days of the date of this Agreement to notify the Authority of its desire to conduct tests on the Redevelopment Property regazding the condition of the soils thereon and their suitability for the purposes intended by the Redeveloper and regazding the presence of any pollution or contamination on the Redevelopment Property. Such testing shall be conducted at the Redeveloper's .expense. The Redeveloper shall have 60 days from the date of this Agreement to notify the Authority in writing that the Redeveloper, on the basis of such testing, has determined that the soils on the Redevelopment Property are not suitable for its purposes or that it believes there exists pollution or contamination on the Redevelopment Property of a nature or extent not acceptable to the Redeveloper. If the Redeveloper determines that the soils aze not acceptable or that there exists unacceptable levels of pollution or contamination on the Redevelopment Property, the Redeveloper may notify the Authority in writing of this determination-and this Agreement shall be null and void. If the Redeveloper determines not to proceed to closing pursuant to this Section 3.3, the Redeveloper shall restore the Redevelopment Property to its condition before conducting such testing and the Authority shall refund the Redeveloper's earnest money deposit. Regazdless of whether the Redeveloper avails itself of the right to test under this Section 3.3, the Redeveloper waives any right to proceed against the Authority after closing regarding the condition of the soils, its fitness for construction of the Improvements or the presence of any pollution or contamination on the Redevelopment Property. Section 3.4. Closin .The Authority shall execute and deliver at closing the Redevelopment Property Deed in the form attached hereto as Exhibit B. Closing shall occur on or before Apri130, 2003 or such other date as the parties may agree upon. Notwithstanding any other provision in this Agreement to the contrary, if closing has not occurred by Apri130, 2003, either parry may declaze an Event of Default pursuant to Section 6.1 of this Agreement and terminate this Agreement.. The balance of the purchase price shall be paid by the Redeveloper in cash at closing. All levied or pending special assessments shall be paid by the Authority prior to closing. The Redeveloper and the Authority agree to pro rate as of the date of closing any real estate property taxes for the Redevelopment Property payable in the yeaz of closing. The Redeveloper agrees to pay all real estate taxes payable with regazd to the Redevelopment Property in the years after closing.. The Redeveloper's use of the Redevelopment Property shall also be subject to the building and zoning laws and ordinances and all other City, State and federal laws and regulation.. The Redeveloper shall have possession of the Redevelopment Property upon closing. Closing shall be at the offices of the Authority or such other location to which the parties may agree.. The Redeveloper shall pay for the cost of recording the Redevelopment Property Deed and the premium for .title insurance. The Authority shall pay the fee associated with obtaining the commitment for title insurance.. The Redeveloper and the Authority shall each pay one-half of the closer's fee. Rxs-aa~so6Y2 6 RCi2s-244 Section 3.5. Removal from Tax Increment Financin~~ Districts. The Redevelopment Property lies within two tax increment financing .districts previously established by the Authority. The Authority may consider deleting the Redevelopment Property from the tax increment districts following closing. The Redeveloper agrees to cooperate with the Authority in this effort. Notwithstanding anything herein to the contrary, the Authority's failure to delete the Redevelopment Property from the tax increment financing districts shall not be a breach of nor constitute an Event of Default under this Agreement. ARTICLE IV Construction of Improvements Section 4.1. Construction Plans. The Redeveloper has submitted and the Authority has approved the Preliminary Plans attached hereto as Exhibit C. The Redeveloper agrees to submit Construction Plans within 90 days of the date of this Agreement for review by the Authority. The Redeveloper agrees that it will construct the Improvements on the Redevelopment Property in substantial compliance with the Construction Plans: The Construction Plans shall, at a minimum, include for each unit and for the structure floor plans, elevation drawings, a site plan and a landscape plan. The Construction Plans shall meet all City requirements for issuance of a building permit; no building permit will be issued by the City unless the Construction Plans are in conformity with the Preliminary Plans, this:Agreement, and all applicable State and local laws and regulations. The Authority agrees to approve the Construction Plans if (i) the Construction Plans conform to the terms and conditions of this Agreement, including the Preliminary Plans; (ii) the Construction Plans conform to all applicable federal,. State and local laws, ordinances, rules and regulations; (iii) the Construction Plans `are adequate to provide for construction of the Improvements; and (iv) no Event of Default has occurred. Approval of the Construction Plans shall not be unreasonably withheld or delayed. No approval by the Authority shall relieve the Redeveloper of the obligation to comply with the terms of this. Agreement, applicable federal, State and local laws, ordinances, rules and regulations, or to construct the Improvements in accordance therewith. No approval by the Authority shall constitute a waiver of an Event of Default. The Redeveloper acknowledges that, in addition,to the requirements of this Agreement, construction of the Improvements will necessitate compliance with other reviews and approvals by the City and possibly other governmental agencies and agrees to submit all applications for and pursue to their conclusion all other approvals needed prior to constructing the Improvements. Issuance of the building permit by the City shall be a conclusive determination that the Construction Plans have been approved and shall satisfy the provisions of this Section 4.1. Section 4.2. Commencement and Completion of Construction. Subject to Unavoidable Delays, the. Redeveloper shall commence construction of the Improvements within 30 days of the date of closing. Subject to Unavoidable Delays, the Redeveloper shall have substantially completed the construction of the Improvements by no later than October 31, 2003, but at least one of the units shall be completed by September 5, 2003 for entry. in'the fall 2003 Parade of Homes, unless the parties mutually agree on participation in the spring 2004- Parade of Homes. All work with respect to the Improvements to be constructed. or provided by .the Redeveloper on the Redevelopment Property shall be in substantial conformity with the:Construction Plans. In addition to construction of the Improvements, the Redeveloper shall be responsible for propex platting of the Redevelopment RxB-2225obv2 7 RC125-244 Property, for closing the two curb cuts.. on ..Penn. Avenue. and for all work associated with site preparation and the installation, moving or removal of all public and private utilities serving the Redevelopment Property. The Redeveloper shall make such reports to the Authority regazding progress on construction of the Improvements as the Authority deems necessary or helpful. Section 4.3. Certificate of Completion and Release of Forfeiture. (a) Promptly after substantial completion of the Improvements in accordance with those provisions of the Agreement relating solely to the obligations of the Redeveloper to construct such Improvements, including the dates for beginning and completion thereof, meeting all zoning requirements, and replatting or obtaining a subdivision waiver for the Redevelopment Property, the Authority will fiunish the Redeveloper with the Certificate of Completion and Release of Forfeiture in the form attached hereto as Exhibit D. A Certificate of Completion for each unit will be prepazed, as well as one for the Improvements comprehensively. Such certification by the Authority shall be a conclusive determination of satisfaction and termination of the agreements and covenants in the Agreement and in the Redevelopment Property Deed with respect to the obligations of the Redeveloper to construct the Improvements and the dates for the beginning and completion thereof. (b) The Certificate of Completion and Release of Forfeiture provided for in this Section 4.3 of this Agreement shall be in such form as will enable it to be recorded in the proper County office for the recording of deeds and other instruments pertaining to the Redevelopment Property. If the Authority shall refuse or fail to provide any certification in accordance with the provisions of this Section 4.3 of this Agreement, the Authority shall, within 30 days after written request by the Redeveloper, provide the Redeveloper with a written statement indicating inadequate detail in what respects the Redeveloper has failed to complete the Improvements in accordance with the provisions of the Agreement, or is otherwise in .default, and what measures or acts will be necessary, in the opinion of the Authority, for the Redeveloper to take or perform in order to obtain such certification. The construction of the Improvements shall be deemed to be substantially completed when the Redeveloper has~received a final certificate of occupancy from the City's building official. Section 4.4. Release and Indemnification Covenants. (a) Except for any negligent act or omission of the following named parties, the Redeveloper releases from and covenants and agrees that the Authority and the City and the governing .body members, officers, agents, servants and employees thereof shall not be liable for and agrees to defend, indemnify and hold harmless the Authority and the City and the governing body members, officers, agents, servants and employees thereof against any loss or damage to property or any injury to or death of any person occurring at or about or resulting from any defect in the Improvements. (b) Except for any willful misrepresentation or any willful or wanton misconduct or unlawful or fraudulent acts of the following named parties (including any Event of Default by the Authority under this Agreement), the Redeveloper agrees to defend the Authority and the City and the governing body members, officers, agents, servants and employees thereof, now or forever,-and further agrees to indemnify and to hold the aforesaid harmless from .any claim, demand, suit, action or other proceeding whatsoever by any person or entity whatsoever arising or purportedly arising from this Agreement, or the transactions contemplated hereby or the acquisition, construction, installation, ownership, and operation of the Improvements. RHB-222s06v2 8 RC12s-244 (c) The Authority and the City and the governing body .members, .officers, agents, servants and employees thereof shall not be liable for any damage or injury to the persons or property of the Redeveloper or its agents, servants or employees or any other person who may be about the Redevelopment Property or Improvements due to any act of negligence of any person, other than the governing body members, officers, agents, servants and employees of the Authority or City. (d) All covenants, stipulations, promises, agreements and obligations of the Authority contained in this Agreement shall be deemedto be the covenants, stipulations, promises, agreements and obligations of the Authority and not of any governing body member, officer, agent, servant or employee of the Authority in the individual capacity thereof. ARTICLE V Prohibitions Against Sale of Redevelopment Property; Compliance with Business Subsidy Act Section 5.1. Prohibition Against Sale of Redevelopment Property. a) The Redeveloper represents and agrees that its acquisition of the Redevelopment Property and its other undertakings pursuant to the Agreement, are, and will be, for the purpose of construction of the Improvements and not for speculation in land holding. The Redeveloper further recognizes that in view of the importance of the development of the Redevelopment Property to the general welfare of the City, any act or transaction involving or resulting in a significant change in the identity of the Redeveloper is of particular concern to the Authority. The Redeveloper further recognizes that it is because of such qualifications and identity that the Authority is entering into the Agreement with the Redeveloper, and, in so .doing, is further willing to accept and .rely on the obligations of the Redeveloper for the faithful performance of all undertakings and covenants to be performed by it under this Agreement. The Redeveloper also recognizes the conditions and limitations placed on the Redeveloper regarding use or Sale of the Redevelopment Property pursuant to Minnesota Statutes, section 469.029. For the foregoing reasons, the Redeveloper represents and agrees that there shall be no Sale, in whole or in part, of the Redevelopment Property or the Improvements by the Redeveloper nor shall the Redeveloper suffer any such Sale to be made prior to issuance by the Authority of the Certificate of Completion and Release of Forfeiture. b) Notwithstanding anything herein to the contrary, the prohibition against Sale of the Redevelopment Property shall not preclude the Redeveloper from entering into purchase agreements for the sale of the townhouses so long as the Redeveloper does not attempt to convey title to them prior to issuance of the Certificate of Completion and Release of Forfeiture by the Authority. Section 5.2. Compliance with Business Subsid~Act. The Improvements to be constructed on the Redevelopment Property are residential units and the Redevelopment Property is being sold by the Authority at fair market value. The project is .not subject to the Business Subsidy Act, Minnesota Statutes, sections 116J.993 through 116J.995. RxB-222so6~2 9 RC 125-244 ARTICLE VI Events of Default Section 6.1. Events of Default Defined. Each and every one of the following shall be an Event of Default under this Agreement: (a) Upon satisfaction of the conditions precedent specified in Section 3.1 of this Agreement, failure by the Authority or the Redeveloper to proceed to closing on the established date or such other date the parties agree to in writing; (b) Failure by the Redeveloper to commence and complete construction of the Improvements pursuant to the terms, conditions and limitations of Article IV of this Agreement, including the timing thereof, unless such failure is caused by an Unavoidable Delay; (c) Failure by either party to observe or perform any material covenant, condition, obligation or agreement on its part to be observed or performed under this Agreement; or (d) Sale of the Redevelopment Property or the Improvements or any part thereof by the Redeveloper prior to completion of the Improvements, except as permitted under Section 5.1 of this Agreement. Section 6.2. Remedies on Default. Whenever any Event of Default- referred to in Section 6.1 of this Agreement occurs, the non-defaulting party may take any one or more of the following actions after providing 30 days written notice to the defaulting party of the Event of Default, but only if the Event of Default has not been cured within said 30 days or, if the Event of Default is by its nature incurable within 30 days, the defaulting party does not provide assurances to the non- defaulting party reasonably satisfactory to the non-defaulting party that the Event of Default will be cured and will be cured as-soon as reasonably possible: (a) . Suspend its performance under this Agreement, including refusing to proceed to closing, until it receives assurances from the defaulting party, deemed adequate by the non- defaulting party, that the defaulting party will cure its default and continue its performance under this Agreement; (b) Terminate this Agreement and, if the Authority is the non-breaching party, the Authority shall retain the earnest money as liquidated damages. If the Redeveloper is the non- breaching party, the earnest money shall be returned to the Redeveloper; or (c) Revest title to the Redevelopment Property in the Authority; or (d) Take whatever action, including legal or administrative action, which may appear necessary or desirable to the non-defaulting party to recover damages, to collect any payments due under this Agreement, or to obtain the specific performance and observance of this Agreement or the observance of any obligation, agreement, or covenant of the defaulting party under this Agreement. RHB-222s06v2 10 RC12s-244 If the violation is of the covenants regazding the use or Sale of the Redevelopment Property running with the land, the Authority may seek a judicial decree from the district court declaring a forfeiture and cancellation of the Redevelopment Property Deed, pursuant to Minnesota Statutes, section 469.029. Section 6.3. Revesting Title in Authority Upon Happening of Event Subseauent to Conveyance to Redeveloper. In the event that subsequent to conveyance of the Redevelopment Property or any part thereof to the Redeveloper and prior to receipt by the Redeveloper of the Certificate of Completion and Release of Forfeiture regazdng the Improvements: (a) the Redeveloper, subject to Unavoidable Delays, shall fail to begin construction of the Improvements in conformity with this Agreement and such failure to begin construction is not cured within 30 days after written notice from the Authority to the Redeveloper to do so; or (b) subject to Unavoidable Delays, the Redeveloper after commencement of the construction of the Improvements, fails to carry out its obligations with respect to the construction. of the Improvements (including the nature and the date for the completion thereof), or abandons or substantially suspends construction work, and any such failure, abandonment, or suspension shall not be cured, ended, or remedied within 30 days after written demand from the Authority to the Redeveloper to do so; or (c) the Redeveloper fails to pay lawfully required real estate taxes or assessments on the Redevelopment Property or any part thereof when due, or creates, suffers, assumes, or agrees to any encumbrance or lien on the Redevelopment Property unauthorized by this Agreement, or suffers any levy or attachment to be made, or any suppliers' or mechanics' lien, or any other unauthorized encumbrance orlien to attach, and such taxes or special assessments shall not have been paid, or the encumbrance orlien removed or dischazged or provision satisfactory to the Authority made for such payment, removal, or dischazge, within 30 days after written demand by the Authority to do so; provided, that if the Redeveloper shall first notify the Authority of its intention to do so, it may in good faith contest any mechanics' or other lien filed or established and in such event the Authority shall permit such mechanics' or other lien to remain undischazged and unsatisfied during the period of such contest and any appeal, but only if the Redeveloper provides the Authority with a bank letter of credit or other security in the. amount of the lien, in a form satisfactory to the Authority pursuant to which the bank or other obligor will pay to the Authority the amount of any lien in the event that the lien is finally determined to be valid and during the course of such contest the Redeveloper shall keep the Authority informed respecting the status of such defense; or (d) there is, in violation of this Agreement, any ,sale of the Redevelopment Property or any part thereof, and such violation shall not be cured within 30 days after written demand by the Authority to the Redeveloper; or (e) the Redeveloper fails to comply with any. of its covenants under this Agreement and fails to cure any such noncompliance or breach within 30 days after written demand from the Authority to the Redeveloper to do so; or RHB-222s06v2 11 RC12s444 (f) the holder of any mortgage .exercises any remedy provided by the mortgage documents or exercises any remedy provided by law or equity in the event of a default in any of the terms or conditions of the mortgage, then the Authority shall have the right to re-enter and take possession of any portion of the Redevelopment Property for which no Certificate of Completion and Release of Forfeiture has been given and to terminate and revert in the Authority the estate conveyed by the Redevelopment Property Deed to the Redeveloper, it being the intent of this provision, together with other provisions of this Agreement, that the conveyance of the Redevelopment Property to the Redeveloper shall be made upon, and that the Redevelopment Property Deed shall contain a condition subsequent to the effect that upon the occurrence of an Event of Default on the part of the Redeveloper and failure on the part of the Redeveloper to remedy, end, or abrogate such.Event of Default within the period and in the manner stated in such subdivisions, the Authority at its option may declare a termination in favor of the Authority of the title, and of all the rights and interests 1n and to the Redevelopment Property conveyed to the Redeveloper, and that such title and all rights and interests of the Redeveloper, and any lessees, assigns or successors in interest to and in the Redevelopment Property, shall revert to the Authority, subject to any mortgage or encumbrance authorized by-this Agreement, but only if the events stated in this Section 6.3(a)-(f) have not been cured within the time periods provided above. Notwithstanding anything to the contrary contained in this Section 6.3 of this Agreement, the Authority shall have no right to reenter or retake title to and possession of a portion of the Redevelopment Property for which a Certificate of Completion and Release of Forfeiture has been issued. Section 6.4 Resale of Reacguired Pronertv Disposition of Proceeds. Upon the reverting in the Authority of title to and/or possession of the Redevelopment Property or any part thereof as provided in Section 6.3 of'this Agreement, the Authority shall, pursuant to its responsibilities under law, use its best efforts to sell the Redevelopment Property or part thereof as soon. and in such commercially reasonable manner as the Authority shall find feasible and consistent with the objectives of such law and of the Redevelopment Plan to~ a qualified and responsible party or parties (as determined by the Authority) who will .assume the obligation of making or completing the Improvements or such other improvements in their stead as shall be satisfactory to the Authority and in accordance with the uses specified for such Redevelopment Property or part thereof in the Redevelopment Plan. Upon such resale of the Redevelopment Property, the proceeds thereof shall be applied: (a) First, to reimburse the Authority for all costs and expenses incurred by the Authority, including but not limited to proportionate salaries of its personnel, in connection with the recapture, management, and resale of the Redevelopment Property or part thereof (but less .any income derived by the Authority from the property or part thereof in connection with such management); all taxes, .special assessments, and water and -sewer charges with respect to the Redevelopment Property or part thereof (or, in the event the Redevelopment Property is exempt from taxation or special assessment or such charge during the period of ownership thereof by the Authority, an amount, if paid, equal to such taxes, special assessments, or charges (as determined by the appropriate assessing official) as would have been payable if the Redevelopment Property were RHB-222s06v2 12 RC12s-244 not so exempt); any payments made or necessary to be made to dischazge any encumbrances or liens existing on the Redevelopment Property or part hereof at the time of revesting of title thereto in the Authority or to discharge or prevent from attaching or being made any subsequent encum- brances or liens due to obligations, defaults or acts of the Redeveloper, his successors or transferees; any expenditures made or obligations incurred by the Authority with respect to the making or completion of the Improvements or any part thereof on the Redevelopment Property or part thereof; and any amounts otherwise owing the Authority by the Redeveloper and his successor or transferee; and (b) Second, to reimburse the Redeveloper, his successor or transferee, up to the amount equal to the cash actually invested by .him in making any of the Improvements on the Redevelopment Property or part thereof, less any gains or income withdrawn or made by him from the Agreement or the Redevelopment Property. Any balance remaining after such reimbursements shall be retained by the Authority as its property. Section 6.5. No Remedy Exclusive. No remedy herein conferred upon or reserved to the parties is intended to be exclusive of any other available .remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the .Authority or the Redeveloper to exercise any remedy conferred or reserved by this .Agreement, it shall not be necessary to give notice, other than such notice as may be required in Article VII of this Agreement. Section 6.6. No Additional Waiver Implied by One Waiver. In the event any covenant or agreement contained in this Agreement should be breached by either party and thereafter waived by the other party, such waiver shall be limited to the particulaz breach so waived and shall not be deemed to waive any other concurrent, previous. or subsequent breach hereunder. ARTICLE-VII Additional Provisions Section 7.1. Conflict of Interests; Representatives Not Individually Liable No member, official, or employee of the Authority shall have any personal financial interest, direct or indirect, in the Agreement, nor shall any such member, official, or employee participate in any decision relating to the Agreement which affects his or her personal financial interests or the interests of any corporation, partnership, or association in which he or she is, directly or indirectly, interested. No member, official, or employee of the Authority shall be personally liable to the Redeveloper, or any successor in interest, in the event of any default or breach or for any amount which may become due or on any obligations under the terms of this Agreement. RxB-222so6~z 13 RC 125-244 Section 7.2. Equal Em~lo~ment-Qpportunity. The Redeveloper agrees that during the construction of the Improvements provided for in this Agreement it will comply with all applicable equal employment and nondiscrimination laws and regulations. Section 7.3. Agreement Provisions Survive. None of the provisions of this Agreement shall be deemed to be merged with or terminated as a result of execution and delivery of the Redevelopment Property Deed. Section 7.4. Notices and Demands. Except as otherwise expressly provided in this Agreement, any notice, demand, or other communication under the Agreement or any related document by either party to the other shall be sufficiently given or delivered if it is dispatched by registered or certified United States mail, postage prepaid, return receipt requested, or delivered personally to: (a) in the case of the Redeveloper: Penn Place Townhouses. LLC 7603 18~' Avenue South Richfield, MN 55423 Attn: David Gepner (b) in the case of the Authority: Richfield Housing and Redevelopment Authority 6700 Portland Avenue South Richfield MN 55423-2560 Attn: Executive Director or at such other address with respect to either such party as that party may, from time to time, designate in writing and forward to the other as provided in this Section 7.4. Section 7.5. Counterparts. This Agreement may be executed in any number of counterparts, each of which shall constitute one and the same instrument. Section 7.6. Disclaimer of Relationships. The Redeveloper. acknowledges that nothing contained in this Agreement nor any act by the Authority or the Redeveloper shall be deemed or construed by the Redeveloper or by any third person to create any relationship of third-party beneficiary, principal and agent, limited or general partner, or joint venture between the Authority and the Redeveloper. IN WITNESS WHEREOF, the Authority and the Redeveloper have caused this Agreement to be duly executed in their names and behalves on or as of the date first above written. THE HOUSING AND REDEVELOPMENT. AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA Rxg-222so6~2 14 RC12s-244 By: Its Chairperson By: Its Executive Director STATE OF MINNESOTA ) SS COUNTY OF ) The foregoing instrument as acknowledged before me this day of , 2002, by and ,the chairperson and the executive .director, respectively, of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota, a public body corporate and politic under the laws of Minnesota, on behalf of the Housing and Redevelopment Authority. Notary Public. PENN PLACE TOWNHOUSES, LLC By: Its sy: Its STATE OF MINNESOTA ) ss COUNTY OF ) The foregoing instrument was executed this day of , -2002, by and ,the .and of Penn Place Townhouses, LLC, a Minnesota limited liability company, on behalf of the limited liability company. Notary Public Rl-ls-222so6v2 15 RC 12s-244 EXHIBIT A TO PURCHASE AND DEVELOPMENT AGREEMENT LEGAL DESCRIPTION The Redevelopment Property is described as follows: Street Addresses The site consists of three platted lots: 6833 Penn Avenue South, Richfield (one lots) 6855 Penn Avenue South, Richfield (two lots) Legal Descriptions Legal 6833 Penn Avenue: Lot 11, Block 9, Tingdale Bros.' Lincoln Hills Addn Descriptions North parcel of 6855 Penn Avenue: Lot 11 Subject to road, Block 9; Wood Lake Highlands Addn South parcel of 6855 Penn Avenue: Lot 10 Subject to road, Block 9, Wood Lake Highlands Addn PIN 6833 Penn Avenue: 28-028-24-33-0045 6855 Penn Avenue: 28-028-24-33-0146 Parcel Size 184' x 133' Rx6-222s06v2 A-1 RC125-244 QUIT CLAIM DEED Corporation or Partnership to Corporation or Partnership No delinquent taxes and transfer entered; Certificate of Real Estate Value ( )filed ( )not required Certificate of Real Estate Value No. ,20 County Auditor by Deputy STATE DEED TAX DUE HEREON: $ Date: EXHIBIT B TO PURCHASE AND DEVELOPMENT AGREEMENT. [to be completed] (reserved for recording data) FOR VALUABLE CONSIDERATION, the Housing and Redevelopment Authority. in and for the City of Richfield, a public body corporate and politic under the laws of Minnesota, Grantor, hereby conveys and quitclaims to Penn Place Townhouses, LLC, Grantee, a limited liability company under the laws of Minnesota, real property in Hennepin County, Minnesota, described as follows: [to be completed] (if more space is needed, continue on back) together with all hereditaments and appurtenances belonging thereto, subject to the following exceptions: easements, reservations and restrictions of record, if any, and subject to the terms and conditions of that certain Purchase and Private Redevelopment Agreement by and between the Housing and Redevelopment Authority in and for the City of Richfield and Penn Place Townhouses, LLC dated the day of 2002 and recorded the day of 2002 as document number in the office of the County Recorder, Hennepin County, Minnesota. ^The Seller certifies that the seller does not know of any wells on the described real property. DA well disclosure certificate accompanies this document. DI am familiar with the property described in this instrument and I certify :that the status and number of wells on the described real property have not changed since the last previously filed well disclosure certificate. THE HOUSING AND REDEVELOPMENT AUTHORITY )N AND FOR THE CITY OF RICHFIELD Affix Deed Tax Stamp Here STATE OF MINNESOTA COUNTY OF } ss. By Its Chairperson By Its Executive Director The foregoing was acknowledged before me this day of , 2002, by and the chair and executive director of the .Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of Minnesota, on behalf of the Housing and Redevelopment Authority, Grantor. NOTARIAL STAMP OR SEAL (OR OTHER TITLE OR RANK) THIS INSTRUMENT WAS DRAFTED BY (NAME AND ADDRESS): Kennedy & Graven, Chartered {RHB) 470 Pillsbury Center 200 South Sixth Street Minneapolis, Minnesota 55402 (612) 337-9300 SIGNATURE OF PERSON TAKING ACKNOWLEDGMENT Check here if part or all of the land is Registered (Torrens) ^ Tax Statements for the Heal property described in this nstnunent should be sent to (include name and address of Grantee): Penn Place Townhouses, LLC 7603 18~' Avenue South Richfield MN 55423 RC125-244 EXHIBIT C TO PURCHASE AND DEVELOPMENT AGREEMENT LIST OF PRELIMINARY PLANS The documents which constitute the Preliminary Plans are as follows. - Building elevations of all sides - Floor plans - Site plan, showing placement of buildings, trees to be removed or retained, and the locations of any public improvements added, moved or removed - Landscape plan, including the location and number of all parking spaces RHB-222s06v2 C-1 RCi2s-244 EXIiIBIT D TO PURCHASE AND PRIVATE REDEVELOPMENT AGREEMENT FORM OF CERTIFICATE OF COMPLETION AND RELEASE OF FORFEITURE WHEREAS, the Housing and Redevelopment Authority in and for the City of Richfield (the "Grantor"), by a deed recorded in the office of the County Recorder in Hennepin County, Minnesota, as Document No. ,has conveyed to Penn Place Townhouses,- LLC, a Minnesota limited liability company (the "Grantee"), the following described land in Hennepin County and State of Minnesota, to-wit: [to be completed] and WHEREAS, said deed was executed pursuant to that certain Purchase and Private Redevelopment Agreement by and between the Grantor and the Grantee dated the day of 2002 and recorded in the office of the County Recorder in Hennepin County, Minnesota, as Document No. ,which Purchase and Private Redevelopment Agreement contained certain covenants and restrictions regarding completion of the Improvements; and WHEREAS, said Grantee has performed said covenants and conditions in a manner deemed sufficient by the Grantor to permit the execution and recording of this certification. NOW, THEREFORE, this is to certify that all construction of the Improvements specified to be done and made by the Grantee has been completed and the covenants and conditions in the Purchase and Private Redevelopment Agreement have been performed by the Grantee therein and that the provisions for forfeiture of title and right to re-entry for breach of condition subsequent by Grantor is hereby released absolutely and forever, and the County Recorder in Hennepin County, Minnesota, is hereby authorized to accept for recording and to record the filing of this instrument, to be a conclusive determination of the satisfactory termination of the covenants and conditions relating to completion of the Improvements. Dated: THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD By Its Chairperson By Its Executive Director. RHB-222506v2 D-1 RC125-244 STATE OF MINNESOTA COUNTY OF ss. The foregoing instrument was acknowledged before me this day of 2002, by and the Chairperson and Executive Director, respectively, of the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of Minnesota, on behalf of the Housing and Redevelopment Authority. Notary Public REIB-222506v2 RC125-244 D-2 AGENDA ITEM # g REPORT # S 1 STAFF REPORT ~ HOUSING AND REDEVELOPMENT AUTHORITY MEETING NOVEMBER 18, 2002 BRUCE NORDQUIST, REPORT PREPARED BY: HOUSING & REDEVELOPMENT MANAGER NAME, T/TLE BRUCE NORDQUIST, REPORT PRESENTER: HOUSING & REDEVELOPMENT MANAGER NAME, TITLE DEPARTMENT DIRECTOR REVIEW: SIGNATURE REVIEWED BY EXECUTIVE DIRECTOR: ~ c ~-~" ~ ,~„ , n ITEM FOR HRA CONSIDERATION: Consideration of a resolution calling for a public hearing regarding the acquisition of property within the City Bella pro'ect. I. RECOMMENDED ACTION: By Motion: Approve the attached resolution scheduling a public hearing on use of eminent domain proceedings to acquire property for redevelopment pursuant to the Cit Bella ro'ect. II. BACKGROUND Property acquisition is required by the Housing and Redevelopment Authority's (HRA) redevelopment contract for City Bella with Gramercy Corporation. Gramercy is to make best efforts to acquire property. When those efforts are demonstrated, the redevelopment contract requires the developer to report progress and results and, if needed the HRA to consider condemnation. At the HRA meeting on October 21, the HRA received the following reports: • Lyndale Hardware: purchased • Trestman Music: offer presented, week of October 14 • Checker Auto: offer presented, week of October 14 111802CityBella • Lynch residence: agreement in place • Lake Shore Drive Condominium: agreement in principal, documents being prepared Checker Auto has indicated that the offer is acceptable and the agreement and relocation options for Checker Auto are being worked out. The Checker Auto lease with the owner contains a clause that requires aredevelopment/condemnation action to break the lease. Like Checker Auto, Mr. Trestman received an offer which exceeded the fair market value by a considerable amount, we are told. The offer includes relocation monies that exceed the formula amounts the HRA would offer as prescribed by law should there be a condemnation action. Since the developer is nearing readiness to begin the project, the offer also include monies in excess of value if a condemnation court action could be avoided which delays the developer's project. Over the last year and particularly since late summer, Gramercy has been in contact with Mr. Trestman to discuss the purchase of the property. Since the offer was presented by Gramercy in October, Mr. Trestman raised several questions about the offer, project status, compensation, relocation and condemnation. Staff responded to the broader questions on October 22, which were not directly related to negotiations. Mike Conlan has been indirect contact with Mr. Trestman concerning the elements of the Gramercy offer. Lake Shore Drive Condominium must sell and provide clear title to the developer for property it owns. Due to approximately 179 interests in some of the property being conveyed, a condemnation action may be required. A new state law in 2002 now requires that a public hearing be arranged if the HRA is going to consider the use of eminent domain. A public hearing would be scheduled for the December 16 HRA meeting, if the HRA concurs. The developer has requested this HRA consideration. A detailed and comprehensive property report from the developer would be provided at that time. III. BASIS OF RECOMMENDATION A. POLICY • Property acquisition actions are governed by a Contract for Private Redevelopment between the HRA and Gramercy Corporation. • Anew state law requires that the HRA schedule a public hearing when considering an eminent domain action. B. CRITICAL ISSUES _ Negotiations are underway and the developer is having some success. However, to keep the project moving in a timely manner, a condemnation action at one or more properties may be required. • The property owners or their representatives have been notified that this item is on the November 18 HRA agenda. The HRA is not being requested to take action authorizing eminent domain at the November 18 meeting, they are being requested to set a public hearing on this item for December 16. C. FINANCIAL There are no financial obligations in calling for a public hearing. D. LEGAL • The resolution calling for a public hearing was prepared by legal counsel IV. ALTERNATIVE RECOMMENDATION(S~ • The HRA could delay calling for a public hearing. V. ATTACHMENTS Proposed resolution VI. PRINCIPAL PARTIES EXPECTED AT MEETING • N/A RESOLUTION NO. RESOLUTION OF THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA SCHEDULING A PUBLIC HEARING ON USE OF EMINENT DOMAIN PROCEEDINGS TO ACQUIRE PROPERTY FOR REDEVELOPMENT PURSUANT TO THE CITY BELLA PROJECT WHEREAS, the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota ("HRA") has received a proposal from Gramercy Corporation ("Redeveloper") to redevelop certain real estate in the City of Richfield (which real estate is legally described in Exhibit A attached hereto) as the "City Bella Project"; and WHEREAS, Redeveloper has represented to HRA staff that agents of Redeveloper have tendered offers to purchase the parcels of said real estate which are legally described on Exhibit B attached hereto ("Remaining Parcels") to the owners of the Remaining Parcels, which offers were equal to or in excess of the opinions of value for said Remaining Parcels as expressed by independent real estate appraisers and that either the owners refused to accept. the offer to purchase, the owner accepted the offer but requested commencement of eminent domain proceedings to enable the owner to deliver marketable title to the owner's real estate, or due to the method of property ownership, it may be difficult for the owner to deliver required consent to sale of the property without use of eminent domain proceedings; and WHEREAS, Redeveloper has submitted a written request to HRA that the HRA Board of Commissioners authorize acquisition of the Remaining Parcels by eminent domain proceedings and conveyance of the Remaining Parcels to Redeveloper for redevelopment as part of the City Bella Project pursuant to agreements between HRA and Redeveloper; and WHEREAS, prior to commencement of eminent domain proceedings. pursuant to Minn. Stat. Section 469.012, a housing and redevelopment authority- is obliged to hold a public hearing on the question of whether it should authorize commencement of such proceedings; and WHEREAS, Redeveloper has requested that the HRA Board of Commissioners schedule such a public hearing to be held at its meeting of December 16, 2002. NOW, THEREFORE, BE IT RESOLVED, by the Board of Commissioners of the Housing and Redevelopment Authority in and for the City of Richfield,. Minnesota, that the Executive Director of the Authority is authorized and directed to publish notice in a newspaper of general circulation in the City of Richfield, that RJL-223034v2 /~-'I RC125-212 a public hearing will be held by the Board of Commissioners of the HRA on December 16, 2002, beginning at 7:00 p.m. in the Richfield City Hall, 6700 Portland Avenue South, Richfield, MN 55423, to hear public comment on the question of whether the HRA Board shall authorize and direct the acquisition of the Remaining Parcels, including by use of eminent domain proceedings, for redevelopment thereof in furtherance of the proposed City Bella Project. Said notice shall be published at least one time not less than ten days no more than 30 days prior to the date of the hearing. The notice must reasonably describe the property to be acquired and state that the purpose of the hearing is to consider acquisition by exercise of the Authority's powers of eminent domain. Not less than ten days before the hearing, notice of the hearing must also be mailed to the owner of each parcel proposed to be acquired but failure to give mailed notice or any defects in the notice does not invalidate the acquisition. For the purpose of giving mailed notice, owners are determined in accordance with section 429.031, subdivision 1, paragraph (a). Approved by the Board of Commissioners of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota, the 18th day of November, 2002. Thomas E. Harms, Chairperson ATTEST: Mike Sandahl, Secretary EXHIBIT A Legal Description of Property Proposed to be Redeveloped as Part of City Bella Project Lots 1 and 2, Block 1; Lots 11 to 17 inclusive, Block 1, Fairwood Shores, according to the plat thereof on file or of record in the Office of the Registrar of Titles in and for Hennepin County, Minnesota. Lots 3, 4 and 18; Lot 19, except that part of the North 5.0 feet thereof lying East of a line drawn South at right angles to the North line of said Lot from a point thereon distant 32.0 feet West of the Northeast corner of said Lot; and except that part of the Easterly 10.0 feet of said Lot lying Northeasterly of a line drawn Northwesterly at right angles to the Easterly line of said Lot from a point thereon distant 52.0 feet South of the Northeast corner thereof, Block 1, Fairwood Shores, according to the plat thereof on file or of record in the Office of the Registrar of Titles in and for said County. Lots 1, 2 and 3, Block 2, Fairwood Shores. Lots 1 and 2, Block 3, "Fairwood Shores". Lots 3, 4 and 5, Block 3, Fairwood Shores. Lot 16, Block 3, "Fairwood Shores", according to the plat thereof on file and of record in the Office of the Registrar of Titles in and for said County of Hennepin, State of Minnesota. Lot 17, Block 3, Fairwood Shores, according to the plat thereof on file or of record in the Office of the Registrar of Titles in and for said County. Lot 18, Block 3, "Fairwood Shores". EXHIBIT B Legal Description of Portions of Property to be Redeveloped as Part of City Bella Project Which are Proposed to be Acquired by the HRA's Use of Condemnation ("Remaining Parcels" Parcel 1: Lots 1, 2 and 3, Block 2, Fairwood Shores, according to the map or plat thereof on file in the Office of the Registrar of Titles in and for Hennepin County, Minnesota Together with adjacent street or alleys vacated or to be vacated, accruing thereto. Being registered property pursuant to Certificate of Title No. 715782. Owner: Sharon Trestman Address of Property: 6630 Lyndale Avenue South Property Tax Identification No.: 27-028-24-32-0005 Parcel 2: Lots 1 and 2, Block 3, Fairwood Shores, according to the map or plat thereof on file in the Office of the Registrar of Titles in and for Hennepin County, Minnesota Together with adjacent street or alleys vacated or to be vacated, accruing thereto. Being registered property pursuant to Certificate of Title No. 770971. Owner: Triple S. Investments, a Minnesota general partnership Address of Property: 6700 Lyndale Avenue South Property Tax Identification No.: 27-028-24-32-0006 Parcel 3: Lot 17, Block 3, Fairwood Shores, according to the map or plat thereof on file in the Office of the Registrar of Titles in and for Hennepin County, Minnesota Together with adjacent street or alleys vacated or to be vacated, accruing thereto. Being registered property pursuant to Certificate of Title No. 684656. Owner: Lake Shore Drive Condominium Association, a Minnesota non- profit corporation Address of Property: 6633 Lake Shore Drive RJL-223034v2 B-1 RC125-212 Property Tax Identification No.: 28-028-24-41-0016 Parcel 4: The portions of Auto Lane, Lake View Walk, Graham Avenue and Circle Place, vacated or to be vacated, accruing to Condominium No. 353, commonly known as Lake Shore Drive Condominium. Parcel 5: The portions of Lakeview Walk and Auto Lane, vacated onto be vacated, accruing to Lot 1, Block 1, Gramercy Park, Richfield. Parcel 6: Those portions of Graham Avenue and Auto Lane, vacated or to be vacated, accruing to Lots 1 and 2, Block 3, Fairwood Shores. Parcel 7: Those portions of Graham Avenue and Circle Place vacated or to be vacated, accruing to Lots 1, 2 and 3, Block 2, Fairwood Shores. Parcel 8: Those portions of Auto Lane, vacated or to be vacated, accruing to Lot 17, Block 3, Fairwood Shores. RJL-223034v2 RC125-212 B-2 AGENDA ITEM # $ REPORT # 50 STAFF REPORT ~ HOUSING AND REDEVELOPMENT AUTHORITY MEETING NOVEMBER 18, 2002 REPORT PREPARED BY: REPORT PRESENTER: DEPARTMENT DIRECTOR REVIEW: BRUCE NORDQUIST, HOUSING & REDEVELOPMENT MANAGER NAME, TITLE BRUCE NORDQUIST, HOUSING & REDEVELOPMENT MANAGER NAME, TITLE /,/i////~J~^/~ SIGNATURE REVIEWED BY EXECUTIVE DIRECTOR: ITEM FOR HRA CONSIDERATION: Consideration of concept plan approval for City Bella. I. RECOMMENDED ACTION: By Motion: Authorize a resolution approving the concept plan for Gramerc Cor oration for Cit Bella. II. BACKGROUND In accordance with the April 15 redevelopment contract (Contract) between the Housing and Redevelopment Authority (HRA) and Gramercy Corporation for City Bella, a concept plan must be approved. The "concept plan" is not just a set of drawings, building elevations or site plans. It also includes several conditions, which must be met. To summarize the types of conditions: • The design of minimum improvements. - • The plans for skyway accommodations. • The plans for trash and delivery services. • The location, nature, and timing of installation of public improvements and utilities. 111802conceptplan-CityBella • The improvement to traffic signals at Lake Shore Drive. • The improvements that provide a crosswalk on Lake Shore Drive. (The City Council recommended a roadway design on November12.) • The plans for the landscaped plaza. • The plans for personal protection and safety. • Approval of any business subsidy (The Council approved the HRA's action on November 12.) • A certification that there will be no age restrictions in the housing being provided. • Identification of the easements and cross easements that will be required for the privately owned "public plaza". In July, as part of the City Council's Planned Unit Development (PUD)/Conditional Use Permit (CUP) approval of City Bella, several other conditions were required. Attached to this staff report are the developers responses to contract concept plan conditions and their willingness to comply. III. BASIS OF RECOMMENDATION A. POLICY • The HRA has a Contract for Private Redevelopment with Gramercy Corporation for the City Bella project. • The HRA must approve of the City Bella "concept plan" in accordance with the Contract. B. CRITICAL ISSUES- • Concept plan conditions in the Contract have been met or the developer has expressed their intent to undertake the conditions at the appropriate time as the project progresses. C. FINANCIAL • Gramercy Corporation is required to perform on all conditions at their expense. D. LEGAL • Legal counsel prepared the Contract and has reviewed the - developers concept plan performance. IV. ALTERNATIVE RECOMMENDATION S • Delay the consideration of concept plan approval to a future time. • Request even greater detail from the developer. V. ATTACHMENTS • Proposed resolution • Responses to concept plan conditions (twoJetters) • City Bella site plan and building drawings VI. PRINCIPAL PARTIES EXPECTED AT MEETING _, . Mike Conlan, Gramercy Corporation - - -- HRA RESOLUTION NO. RESOLUTION APPROVING THE CONCEPT PLAN FOR GRAMERCY CORPORATION FOR CITY BELLA BE IT RESOLVED By the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota, (the "HRA") as follows: Section 1. Recitals. 1.01. On or about April 15, 2002, the HRA and Gramercy Corporation (the "Redeveloper") entered into that certain document entitled, Amended and Restated Contract for Private Redevelopment (the "Contract"). 1.02. The Contract provided that a Concept Plan be prepared by Redeveloper and approved by the HRA as a precondition to certain of the HRA's obligations under the Contract. 1.03. The elements to be contained in a Concept Plan are described in Section 2.5.1 of the Contract. 1.04. In addition to the requirements of Section 2.5.1, Section 2.5.4 of the. Contract requires that certain preconditions be met by the Redeveloper prior to Concept Plan approval. 1.05. The Redeveloper has presented the HRA with a proposed Concept Plan : for the City Bella Project, and has asked that the Concept Plan be approved. 1.06. The HRA has reviewed the Concept Plan, finds the same to be in compliance with the provisions of Section 2.5.1, and further finds that the preconditions contained in Section. 2.5.4 have been met based on certain written representations of the Redeveloper. Section 2. HRA Approval; Further Proceedings. 2.01. ,The HRA approves the Concept Plan. 2.02. The Executive Director and Chair are authorized to take all steps and do all things necessary to carry into effect the provisions of this resolution. Approved by the Board of Commissioners of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota this 18th day of November, 2002. Thomas E. Harms, Chair ATTEST: Michael Sandahl, Secretary G R A M E R C Y C O R P O R A T I O N Creating Cooperative Communities November 12, 2002 Ms. Samantha Orduno Executive Director Richfield Housing and Redevelopment Authority 6700 Portland Avenue South Richfield, MN 55423 Re: City Bella Concept Plan Approval Dear Ms. Orduno: We are submitting this letter in connection with the request of Gramercy Corporation for approval of the Concept Plan for City Bella. Gramercy Corporation hereby warrants and certifies to the HRA that, for the duration of any public assistance to the City Bella project, no age restriction will be imposed with respect to the residential units upon the ownership, rental, or membership in a residential cooperative. We will work with counsel for the HRA to develop a covenant, or declaration, reflecting this warranty and certification which will be in recordable form and recorded in the Hennepin County real estate records. Gramercy Corporation also understands and acknowledges that in accordance with the Contract for Private Redevelopment, a pedestrian corridor must be made available over and across the plaza for access to Woodlake Nature Center. This corridor will be made available to the public on a nonexclusive basis. Gramercy will work with counsel for the HRA to develop a declaration of covenants, or easement (or both) granting these public rights. This document may be a part of the document dealing with the age issue discussed above. In any event, it will be prepared in recordable form, and recorded in the Hennepin County real estate records. We understand that we must provide the documents referenced above in recordable form as a condition of approval of the fmal plat. 'Q 6601 Lyndale Avenue South • Suite 110 Richfield, MN 55423 • www.gramercycorp.com TEL: 612-243-0467 800-852-0098 FAX: 612-866-2889 G R A M E R C Y C O R P O R A T I O N Creating Cooperative Communities Pg. 2 We anticipate that this use of the plaza by the public will be subject to reasonable rules and regulations established by the Cooperative corporation that will own the plaza. These rules and regulations will deal with such items as noise, litter, nuisances, loitering, and hours of use. Thank you for your help and consideration. We look forward to working with the HRA to complete the development and building of City Bella. Sincerely, •~ .,,. Mi el W. Conlan President Gramercy Corporation Q 6601 Lyndale Avenue Souch • Suice 110 • Richfield, MN • 55423 • www.gramercycorp.com TEL: 612-243-0467 800-852-0098 FAX: 612-866-2889 POLLOCK ^ BUCHANAN Architects November 8, 2002 Mr. Lou Stocco Gramercy Park Corporation Suite 110 6101 Lyndale Avenue South Richfield, Minnesota 55423 Dear Mr. Stocco, 406 West 65th Street Minneapolis, MN 55423 Phone: 612/869-2372 Fax: 612/869-2635 E-mail: info@pollock-buchanan.com Below please find our response to the HRA Concept Plan Approval response regarding specific items referred to by Bruce Nordquist in his letter to you dated September 26, 2002 about the City Bella project. The responses below are itemized the same as Mr. Nordquist letter to you, they are as follows: 1. SKYWAY LOCATIONS: a. Architectural Contract Documents, sheet A222 dated 8/12/02 indicates the location of the future proposed location of the skyways as directed by the city of Richfield. 2. DELIVERY OF GOODS AND TRASH: a. All deliveries to the residential units including moveins for the tower and the four story building will be from the internal loop road. During the initial move in deliveries will be phased. b. All deliveries to the retail, both the tower and the four story will be from 66~' street and Lyndale avenue. Appropriate times will be determined by tenant and traffic concerns. c. All trash from the residential tower and the four story builidng will be collected by a trash chute to a trash room and collected by containers. The containers will be brought to the surface for collection at predesignated times near the main entry to the parking ramp at 67t" street. Areas have been provided so as not to hinder parking access and egress. d. All trash from retail will be collected in trash containers and stored in trash rooms within tenant space. Trash will be brought out to the internal loop road at designated times for pickup 3. PUBLIC IMPROVEMENTS: a. Sidewalk and bus shelter will remain open during construction along 66~' street. b. Sidewalk from the south property line up to 67t" street will remain open during construction. c. Sidewalk along Lyndale Avenue from 67~' to the corner at 66t" street will be closed during construction, except for the bus stop area. The sidewalk will open in the spring of 2004 when the new sidewalk ,lighting ,curb and gutter is installed. 4. LANDSCAPE: a. Installation of landscape materials will occur in the fall of 2004. The updated plans and specifications were submitted on August 27, 2002 and have been issued as part of Addendum No. 1 Page 2 Lou Stocco 11/08/02 5. UTILITY PLANS: a. The utility removals as shown on the Utility Plan will be completed in the Fall/Winter of 2002-3, followed by the installation of new utilities in the Spring/Summer/Fall of 2003. 6. PERSONAL PROTECTION/SAFETY PLAN (SECURITY CONSULTANT RESPONSE) a. The personal protection/safety plan for structured parking and public areas will consist of video cameras in the parking ramp, elevator lobbies, and stairs. These will be monitored from a central location. (LANDSCAPE ARCHITECT RESPONSE FOR PUBLIC AREAS) Background The plaza at City Bella is located at the center of a new mixed-use residential district in Richfield's new town center at 66~` St. and Lyndale Avenue South. The primary land uses immediately surrounding the plaza include atwelve-story senior cooperative with attached VFW, a senior condominium building to the west, and three proposed new buildings: afifteen-story for-sale co-op building with a restaurant on the first floor at the corner of Lyndale and 66th; afour-story cooperative with retail uses at grade facing Lyndale; and a townhome/villa project facing onto Lake Shore Drive. The mix of retail and residential uses will encourage regular use of the plaza and interior "parking street" that adjoins it. It is expected that the parking street will be active throughout the evening hours, accommodating guests of residents- and patrons of commercial establishments. In addition, the surrounding residential units overlook the plaza space, providing "eyes on the street" much of the time. This casual surveillance has been documented to be one of the most effective crime deterrents in residential and commercial areas. The plaza was conceived as a public space and part of a larger system of linked open spaces. There will therefore be programmed uses taking place and regular pedestrian movement through the site, using connections to Wood Lake Nature Center to the south and the sculpture garden and across Lyndale Avenue to the east. 67~' Street is also planned to be an east-west pedestrian bicycle link through the city. The design of the plaza acknowledges these movement patterns through the use of lighting and landscape. Design for Security Plaza Design Most of the plaza is located on the roof deck of the parking garage below. This requires that soils for plants must be placed in containers on the deck surface; none of these containers exceeds 42" in height, providing good views into the center green of the plaza for pedestrians and people in cars. Two ancillary spaces at either end of the green are raised three feet above the center lawn. The smaller circular space at the north end is a focal point and is highly visible from all sides. It will contain a fountain and arbor and be well Page 3 Lou Stocco 11/08/02 lighted. The larger semi-circular space at the south end of the green is a more contemplative space - a garden retreat. It is surrounded by an evergreen hedge of arborvitae, intended to screen the garden from the parking and garage ramps adjacent to it. Set among the arborvitaes will be a series of "light columns" that will case light both up and down in the garden space. Lighting The pedestrian routes and interior parking street will be lighted with pole-mounted lights (20' ht.), providing consistent illumination of the parking and driveway area. The walkway between the senior cooperative and the proposed villas (leading from the plaza to Lake Shore Drive) will have the same pole-mounted lights. In the plaza itself, a combination of lighting systems are proposed: in addition to the lighting along the parking street, the aforementioned light columns and arbor will provide soft pockets of light at either end of the central green. The green itself will be surrounded by uplights in surrounding planters and walkway floodlights inset into the planter walls. On the perimeter sidewalks along Lyndale and 66th, lighting will echo that of the development across Lyndale: included will be the tall roadway fixtures (35' pole) as well as the Shepherd's Hook pedestrian-scale fixtures (16' pole). At the entries into the central plaza and along the fence on Lyndale, custom globe lights will provide ample lighting and define the edge of the entire development. It is expected that ambient light from the buildings and some building-mounted exterior fixtures will also contribute to the overall light and character of the sidewalk. Finally, bollard lighting will surround the turnaround/drop-off area on the parking street. Landscaping The landscape plan uses a mix of evergreen and deciduous plants to provide year-round interest. Because a majority of the plaza sits on the roof deck of the parking garage below, many trees must be contained in planters and will therefore be smaller at maturity. The evergreens on the project include the following: • Aline of pine trees leading from Lake Shore Drive along the pedestrian path to the north end of the plaza, where the fountain is located on the elevated circular platform. The pines are large planets when installed and will be "limber up" to provide good views at eye level through the plaza. • An arborvitae hedge surrounding the south shade garden, which is designed to screen the garden from the ramps to the garage below and the VFW/Senior Coop parking lot. To insure security, there are a series of column lights set within the hedge. • A second arborvitae hedge along the west property line to screen the parking deck at the neighboring senior residence. • A variety of low, spreading evergreens, which will remain low, allowing good views into and out of the central green. Page 4 Lou Stocco 11/08/02 Deciduous trees and shrubs include the following: • A double circle of Honeylocusts around the shade garden, which will provide light shade. These trees are should allow good views into the garden area. • Aspen trees in planters along the parking street, which will be limited in their mature height due to being installed in raised planters. The plants will be installed in groups of three and will also allow good views through the area. • A grove of flowering crabs along the west side of the plaza, designed to screen the large parking deck to the west and recall the olive groves of the Italian countryside. The branching of these trees will be approximately four feet off the ground at installation. • A variety of canopy street trees on 66~' st. and Lyndale Avenue. • As with evergreen shrubs, shrubs are kept quite low and are located to discourage people from hiding among them. In addition, the planting design will include a mix of grasses (little bluestem) and perennials to provide accents in the summer and winter landscapes. These plants are located beneath tree groupings, for the most part, and should allow for casual surveillance between planters and, of course, during the entire winter views will be open. 7. EAST BOUND 66TH STREET TRAFFIC SERVICES (response by LOUCKS) a. The east bound 66~' street transit service will remain unchanged; however the geometrics of the bus pullout change slightly. The existing bus shelter will be replaced with anew shelter to match the architecture of City Bella. The plan is under review by Metro Transit. 8. SOUTHBOUND LYNDALE TRANSIT SERVICES (response by LOUCKS) a. The southbound Lyndale Avenue transit service will remain unchanged.; however the geometrics of the bus pullout change slightly. The existing bus shelter will be replaced with anew shelter to match the architecture of City Bella. The plan is under review by Metro Transit. 9. RESPONSE BY GRAMERCY PARK CORPORATION 10. RESPONSE BY GRAMERCY PARK CORPORATION Sincerely, ~~,~ o, " Ron Buchanan POLLOCK-BUCHANAN ARCHITECTS.PA Cc: Nicholas A. Palaia, NICHOLAS A. 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N [O \\~@. ~:'p ~~m~r~ rye Op r' rn .o ~ p Q G ~r~. ~ n e~• ~ \\~~Ce.O?' ~e~xO~C,~"rJ~ o O r.p m fD „"! p rocp~ ~ o+CTm ~ y.~ M F/ \\r°d_ i0i n] ~' ~~ "~ d ~~~ A~ y Zi0 ~"o r r oa N „'! w,,,~ n m 00 Yn~r m~ o •C p ~Wb ~p F+ ~J N F+ M.+ N N ` e"L \\~E ~!• 0 ,, o\\.._ r• a ~ b ~ ~~~° ~b ro 0 O o ~*~.. O ~Y o ~.1 -"s w p L e+ W~~yr m /E N N?' O ~ O r n ~\ a n ~ ~f Q- /~ ~' o ~ ~ 1 y - fD +~ ~ Ili ~1 ~~ -~, `QjL ~~~~~ ~l~ AGENDA ITEM # 7 REPORT # 49 STAFF REPORT ~ HOUSING AND REDEVELOPMENT AUTHORITY MEETING NOVEMBER 18, 2002 REPORT PREPARED BY: JOHN STARK, COMMUNITY DEVELOPMENT MANAGER NAME, TITLE REPORT PRESENTER: JOHN STARK COMMUNITY DEVELOPMENT MANAGER NAME, TITLE DEPARTMENT DIRECTOR REVIEW: SIGNATURE REVIEWED BY EXECUTIVE DIRECTOR: ~~°~ ~~ ~-- ~ , h , ~ ITEM FOR HRA CONSIDERATION: Consideration of a resolution calling for a public hearing regarding the acquisition of property for redevelopment pursuant to the Lyndale Gateway West project. I. RECOMMENDED ACTION: By Motion: Adopt the attached resolution scheduling a public hearing on use of eminent domain proceedings to acquire property for redevelopment pursuant to the Lyndale Gateway West project. , II. BACKGROUND On August 5, 2002, the Richfield Housing and Redevelopment Authority (HRA) approved a Contract for Private Redevelopment with Lyndale Gateway LLC. Among the terms of that Contract was the provision that the HRA would consider 1118LG_callforhearing acquisition of properties through eminent domain if the developer were unable to reach a privately negotiated settlement with particular property owners. Lyndale Gateway LLC (and its parent company The Cornersone Group) began negotiations with property owners in August. Since that time, all of the property owners in the area have received formal offers for their properties. Five of the seven residential property owners have signed a purchase agreement, as have 3 of the 11 commercial property owners. In accordance with the Contract, the developer intends on formally requesting eminent domain on the remaining properties for which they have not yet reached an agreement; this formal request is scheduled to come before the HRA at its December 16, 2002 meeting. State Statute now requires a resolution scheduling a public hearing for consideration of eminent domain actions. The attached resolution would satisfy this requirement. The attached resolution identifies, in Exhibit B, all of the properties, which may be affected by a request for eminent domain - as the owners of these properties have not yet signed purchase agreements. It is hoped, however, that several of these property owners will reach an agreement with the developer prior to the December 16 public hearing. III. BASIS OF RECOMMENDATION A. POLICY • On August 5, 2002, the HRA entered into a Contract for Private Redevelopment with Lyndale Gateway LLC for the Lyndale Gateway West area. • .Section 3.2 of the Contract states the provisions by which the developer may request that the HRA undertake eminent domain activities associated with the project. • Anew state law requires the adoption of a resolution scheduling a public hearing prior to the consideration of eminent domain action. B. CRITICAL ISSUES • The site assembly activities are scheduled to be completed by June 1, 2003; in order to maintain this schedule, the HRA's consideration on whether to acquire any properties through condemnation must be made in December. • Negotiations will continue in an effort to minimize the number of properties included in this action. • The owners of property included in this request have been notified of this matter being considered on November 18. C. FINANCIAL, • There are no financial obligations in calling for a public hearing. D. LEGAL, • Legal counsel assisted in the drafting of the attached resolution. IV. ALTERNATIVE RECOMMENDATION(S~ • Reject or defer approval of the attached resolution. V. ATTACHMENTS • A resolution scheduling a public hearing on use of eminent domain proceedings to acquire property for redevelopment pursuant to the Lyndale Gateway West project. VI. PRINCIPAL PARTIES EXPECTED AT MEETING • HRA Legal Counsel • Colleen Carey, representing Lyndale Gateway LLC RESOLUTION NO. RESOLUTION OF THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA SCHEDULING A PUBLIC HEARING ON USE OF EMINENT DOMAIN PROCEEDINGS TO ACQUIRE PROPERTY FOR REDEVELOPMENT PURSUANT TO THE LYNDALE GATEWAY WEST PROJECT WHEREAS, the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota ("HRA") has received a proposal from Lyndale Gateway, LLC ("Redeveloper") to redevelop certain real estate in the City of Richfield (which real estate is legally described in Exhibit A attached hereto) as the "Lyndale Gateway West." WHEREAS, Redeveloper has represented to HRA staff that agents of Redeveloper have tendered offers to purchase the parcels of said real estate which are legally described on Exhibit B attached hereto ("Remaining Parcels") to the owners of the Remaining Parcels and that either the owner refused to accept the offer to purchase, the owner failed to respond to the offer to purchase, the owner accepted the offer but requested commencement of eminent domain proceedings to enable the owner to deliver marketable title to the owner's real estate, or due to the method of property ownership, it may be difficult for the owner to deliver required consent to sale of the property without use of eminent domain proceedings. WHEREAS, Redeveloper has submitted a written request to HRA that the HRA Board of Commissioners authorize acquisition of the Remaining Parcels by eminent domain proceedings and conveyance of the Remaining Parcels to Redeveloper for redevelopment as part of the Lyndale Gateway West Project pursuant to agreements between HRA and Redeveloper. WHEREAS, prior to commencement of eminent domain proceedings pursuant to Minn. Stat. Section 469.012, a housing and redevelopment authority is obliged to hold a public hearing on the question of whether it should authorize commencement of such proceedings. WHEREAS, Redeveloper has requested that the HRA Board of Commissioners schedule such a public hearing to be held at its meeting of December 16, 2002. NOW, THEREFORE, BE IT RESOLVED, by the Board of Commissioners of the Housing and Redevelopment Authority in and for the. City of Richfield, Minnesota, that the Executive Director of the Authority is authorized and directed to publish notice in a newspaper of general, circulation in the City of Richfield, that a public hearing will be held by the Board of Commissioners of the HRA on- December 16, 2002, beginning at 7:00 p.m. in the Richfield City Hall, 6700 Portland Avenue South, Richfield, MN 55423, to hear public comment on the question of whether the HRA Board shall authorize and direct the acquisition of the Remaining Parcels, including by use of eminent domain proceedings, for redevelopment thereof in furtherance of the proposed Lyndale Gateway West Project. Said notice shall be published at least one time not less than ten days nor more than 30 days prior to the date of the hearing. The notice must reasonably describe the property to be acquired and state that the purpose of the hearing is to consider acquisition by exercise of the Authority's powers of eminent domain. Not less than ten days before the hearing, notice of the hearing must also be mailed to the owner of each parcel proposed to be acquired but failure to give mailed notice or any defects in the notice does not invalidate the acquisition. For the purpose of giving mailed notice, owners are determined in accordance with section 429.031, subdivision 1, paragraph (a). Approved by the Board of Commissioners of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota, the 18th day of November, 2002. Thomas E. Harms, Chairperson ATTEST: Mike Sandahl, Secretary EXHIBIT A Property Proposed to be Redeveloped as Part of the Lyndale Gateway West Project The property bounded by Lyndale Avenue on the east, Aldrich Avenue on the west, West 77th Street on the south and West 76th Street on the north; Richfield, Minnesota. RJL-223034v2 A-1 RC 125-212 EXHIBIT B Description of Portions of Property to be Redeveloped as Part of Lyndale Gateway West Project Which are Proposed to be Acquired by the HRA's Use of Condemnation ("Remaining Parcels" Address Parcel Identification Number 7600 L ndale Avenue South 33-028-24-44-0036 7608 L ndale Avenue South 33-028-24-44-0037 7614 L ndale Avenue South 33-028-24-44-0038 7620 L ndale Avenue South 33-028-24-44-0039 7628 L ndale Avenue South 33-028-24-44-0041 7634 L ndale Avenue South 33-028-24-44-0043 7638 L ndale Avenue South 33-028-24-44-0044 7644 L ndale Avenue South 33-028-24-44-0046 7601 Aldrich Avenue South 33-028-24-44-0056 7615 Aldrich Avenue South 33-028-24-44-0054 AGENDA ITEM # 6 REPORT # 4 STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING NOVEMBER 18, 2002 REPORT PREPARED BY: JOHN STARK, COMMUNITY DEVELOPMENT MANAGER AND KATIA MEDVETSKI, COMMUNITY DEVELOPMENT SPECIALIST NAME, TITLE JOHN STARK, REPORT PRESENTER: COMMUNITY DEVELOPMENT MANAGER NAME, TITLE DEPARTMENT DIRECTOR REVIEW: ~~~~~ SIGNATURE REVIEWED BY EXECUTIVE DIRECTOR: 1// ~ ~ I~^~~._~~~" ITEM FOR HRA CONSIDERATION: (1.) Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area; and (2.) Public hearing for the removal of parcels from the Interchange West and Lyndale Gateway Tax Increment Financing District in order to create the Lyndale Gateway West Tax Increment Financing District (impacted parcels are only in the Lyndale Gateway District); and (3.) Establishment of the Lvndale Gateway West Tax Increment Financing District. I. RECOMMENDED ACTION: By Motion: (1.) Adopt a resolution approving modifications to the Redevelopment Plan for the Richfield Redevelopment Project Area; and (2.) conduct and close the public hearing and adopt a resolution modifying the Tax Increment Financing Plan for the Interchange West and Lyndale Gateway Tax Increment Financing District within the Richfield Redevelopment Project Area; and (3.) adopt a resolution establishing the Lyndale Gateway West Tax Increment Financing District within the Richfield Redevelopment Project Area and adoatina a Tax Increment Financing Plan related thereto. 1118_Ly n GateWest. d oc II. BACKGROUND General With approval by the Housing and Redevelopment Authority (HRA) on November 18, 2002, a public hearing will be held on December 10, 2002 by the City Council on the (a.) Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area; (b.) Modification to the Tax Increment Financing Plan for the Interchange West and Lyndale Gateway Tax Increment Financing District; and (c.) establishment of the Lyndale Gateway West Tax Increment Financing District within the Richfield Redevelopment Project Area and adoption of a Tax Increment Financing Plan related thereto, all pertaining to the Cornerstone project. Histo The redevelopment project located within the proposed new Lyndale Gateway West Tax Increment Financing (TIF) District contemplates a "mixed use" development in the northwest quadrant of 77th Street and Lyndale Avenue. This area has been identified for redevelopment since 1985 when the HRA's consultant, BRW, Inc. released its report entitled "ILN Redevelopment Study". At that time, the area of the subject project was within the confines of the Interstate- Lyndale-Nicollet (ILN) Redevelopment Project Area and TIF District. Subsequently in 1996, the Hoisington Koegler Group was retained to study the area and presented its report entitled The Lyndale Gateway Redevelopment Plan and Strategy. This report then became the impetus to undertake requests for proposal for redevelopment feasibility for both sides of Lyndale Avenue between 76th and 77th Streets. In 1999, the HRA contracted with three different developers for what became known as the Lyndale Gateway area. In June of 1999, the parcels within the formerly established ILN TIF District were decertified and incorporated into a newly formed, scattered site redevelopment TIF District - - -Interchange West and Lyndale Gateway TIF District. The proposed developments on the east side of Lyndale Avenue proceeded and came to fruition. However, the development of the west side of Lyndale Avenue stalled and was cancelled by the HRA in May, 2001. Staff, directed by the HRA, sought out new development proposals for the area through a "request for proposal" or RFP process. By the end of that same year, the HRA endorsed the proposal by the Cornerstone Group for redevelopment of the block on the west side of Lyndale Avenue. For financial and timing purposes, the properties in this area need to be removed from the Lyndale Gateway portion of the Interchange West and Lyndale Gateway TIF District and incorporated into the new Lyndale Gateway West TIF District. Financial obligations within the Lyndale Gateway District will not be affected by the elimination of these parcels from the District. I. Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area The Richfield Redevelopment Project Area would be modified by the approval of this item. This modification would identify Lyndale Gateway West as part of the overall redevelopment strategy for the community. This modification would also find that the area is negatively affected by conditions of blight. This finding is based on a study of the area completed by the consulting firm of Short-Elliott- Hendrickson, Inc. (S-E-H). This blight study, which is attached in its entirety as Attachment E (with portions also attached to the resolution approving a Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area), concludes that the area meets the statutory definition of blight. II. The removal of parcels from the Interchange West and Lyndale Gateway Tax Increment Financing District The commercial property and businesses on the west side of Lyndale Avenue and the residential homes on the east side of Aldrich Avenue, between 76th Street and 77th Street will be removed to provide the necessary site area for the project. The developer, Lyndale Gateway L.L.C., is already in the process of negotiating purchases within the site area in accordance with the Contract for Private Redevelopment with the HRA. Twenty-one (21) of the parcels being considered for redevelopment, however, were originally (and still are) identified as parcels in the Lyndale Gateway portion of the Interchange West and Lyndale Gateway TIF District. In order for these parcels to be included in the new Lyndale Gateway West TIF District, they must first be removed from the Interchange West and Lyndale Gateway TIF District; these parcels are identified as: PID Number Address Owner 33-028-24-44-0036 7600 Lyndale Avenue South Top Value Auto Supply Inc. 33-028-24-44-0037 7608-12 Lyndale Avenue South Raymond F. Sawitzke 33-028-24-44-0038 7614-18 Lyndale Avenue South Patrick L. O'Brien 33-028-24-44-0039 7620-26 L ndale Avenue South Elliot I. Wolson 33-028-24-44-0040 7632 Lyndale Avenue South Seasonal Control Inc. 33-028-24-44-0041 7628 Lyndale Avenue South Action Employment Inc. 33-028-24-44-0042 7630 Lyndale Avenue South D N Erickson Et al. Trustees 33-028-24-44-0043 7634-36 Lyndale Avenue South Robert Ehrman & Wife 33-028-24-44-0044 7638-40 Lyndale Avenue South Robert Ehrman & Wife 33-028-24-44-0045 7642 Lyndale Avenue South George A. Rooney Et al. 33-028-24-44-0046 7644 Lyndale Avenue South Robert Lurtsema 33-028-24-44-0056 7601 Aldrich Avenue South J. C. Ulrich Et al. 33-028-24-44-0055 7609 Aldrich Avenue South Bounvien Von souvan Et al. 33-028-24-44-0054 7615 Aldrich Avenue South M. & D. Norling 33-028-24-44-0053 7621 Aldrich Avenue South Constance M. Johnson 33-028-24-44-0052 7627 Aldrich Avenue South Kenneth S. Wren 33-028-24-44-0051 7633 Aldrich Avenue South Alan P. Kraemer PID Number Address Owner 33-028-24-44-0050 7639 Aldrich Avenue South Kristen A. Lamont 33-028-24-44-0047 7648 Lyndale Avenue South City of Richfield 33-028-24-44-0048 7646 Lyndale Avenue South City of Richfield 33-028-24-44-0049 7645 Aldrich Avenue South City of Richfield The elimination of these parcels from the district is considered a reduction in the geographic area of the tax increment district and, therefore, a modification to the Tax Increment Financing Plan for the Interchange West and Lyndale Gateway Tax Increment Financing District. The HRA must hold a public hearing on this modification to effectuate the elimination of parcels. Upon the HRA's approval of the plan modification, the County Auditor will be notified of the parcels to be eliminated and the reduction in the geographic area of the Interchange West and Lyndale Gateway TIF District. III. Establishment of the Lyndale Gateway West Tax Increment Financing District In order for the new development to generate and utilize tax increment financing (TIF), a new TIF district must be created with an associated TIF Plan. The proposed Lyndale Gateway West TIF District facilitates the new construction of the following components of the Cornerstone development project: • 92 for-sale "loft" condominium units (30 percent currently priced at affordable); • 14 for-sale townhomes (market rate); • Approximately 27,000 square feet of neighborhood oriented retail space; • 114-stall underground parking structure and 139 surface parking spaces; 15 two-car garages (townhomes); • Streetscape improvements on the 7600 block of Lyndale Avenue (both sides); and • Reconstruction of Lyndale Avenue between 76th and 77th Streets. Lyndale Gateway L.L.C. is requesting public assistance to help offset the cost of the acquisition and site clearance of the property. Other eligible costs that supplement the redevelopment include the public improvements listed above. But for the use of TIF and other public assistance, this redevelopment project would not be feasible. Among the reasons that the existing properties are being considered for removal and redevelopment is the substandard nature of the buildings. That the buildings are substandard has been a widely held opinion among staff and appointed and elected officials for many, many years. In order to create a new TIF District, however, the buildings must technically be found to be substandard. State statutes prescribe the criteria, which must be met in order to classify a building as substandard. These statutes also stipulate the required building coverage and distribution of substandard buildings required within a redevelopment district. The HRA hired the consulting firm of Short-Elliott-Hendrickson, Inc. (S-E-H) to complete the required technical analysis of the buildings. With that technical analysis, entitled Redevelopment Eligibility Assessment (included as Attachment F), the HRA (and later the City Council) will have the basis on which to make a finding that the area meets the requirements of eligibility for creating a TIF District for the purposes of redevelopment. In basic terms, there are two primary tests; "the coverage test" and "the substandard test." The coverage test requires that at least 70% of the lots contain improvements; in their study, S-E-H concludes that the area has a coverage of 100%. The substandard test requires that at least 50% of the buildings be substandard and that those substandard buildings are reasonably distributed among the area. The S-E-H findings conclude that 61 % of the buildings were found to be structurally substandard and reasonably distributed. The technical report provides a great deal of information on these findings and the methodology and data on which it is based. Upon review, staff concurs with the findings of S-E-H's Redevelopment Eligibility Assessment and is recommending that its findings be relied upon when considering approval of the attached resolutions. Appendix D of the attached Tax Increment Plan for Lyndale Gateway West provides an estimated detailed cash flow. The actual amount of public assistance may differ from, but will not exceed this estimate of the required public assistance. In the attached plan documents, the current assessor's market value for the properties is $2,435,600. The estimated market value of the project upon completion is $23,960,004. The gross tax increment over 25 years is estimated at approximately $7.5 million with a net tax increment present value estimated at approximately $2.4 million. III. -BASIS OF RECOMMENDATION A. POLICY • The HRA effectuates the elimination of parcels from a tax increment district by resolution. • Pursuant to Minnesota Statutes,. Section 469.175, Subd. 4., a public hearing on the elimination of parcels from a tax increment district is required since the current net tax capacity of some of the parcels to be eliminated from the Interchange West and Lyndale Gateway TIF District equals or is less than the net tax capacity of the parcels in the Interchange West and Lyndale Gateway District's original net tax capacity. • The Contract for Private Redevelopment between the HRA and Lyndale Gateway L.L.C. requires the consideration of tax increment financing as part of the project approval process. • The Richfield Redevelopment Project Area Plan and Tax Increment Financing Plans for Interchange West and Lyndale Gateway and Lyndale Gateway West have been prepared and are following a process outlined by law. • Among the supporting documentation and data for the attached resolutions for HRA consideration are the Blight Assessment and the Redevelopment Eligibility Assessment (included as Attachments E and F respectively) which were conducted by the consulting firm of Short-Elliott-Hendrickson, Inc. (S-E-H). B. CRITICAL ISSUES • The Lyndale Gateway West TIF District cannot be created without the removal of parcels from the previously established Interchange West and Lyndale Gateway District and the establishment of a new Lyndale Gateway West TIF District. • This area has been contemplated for redevelopment since the adoption, in 1985, of the ILN Redevelopment Plan (and later, in 1996, the Lyndale Gateway Redevelopment Strategy Plan). Since that time there have been several redevelopment proposals. None of these proposals, however, have proceeded this far into the process. • The schedule for the Lyndale Gateway West redevelopment project contemplates the commencement of the condemnation process (if necessary) on December 16; this timing would only be possible if the HRA approved the attached resolutions followed by City Council approval on December 10. A delay in these activities, therefore, would negatively affect the schedule. C. FINANCIAL • The removal of the 21 parcels from the Interchange West and Lyndale Gateway District does not have a negative financial impact on the district. • Ehlers and Associates, Inc., the HRA's financial consultant, has prepared the cashflows for the project and incorporated them into the tax increment financing plan for the district, in accordance with representations made by the developer. D. LEGAL • Kennedy & Graven, the HRA's legal counsel, has reviewed all relevant material related to the proposed project and plans being presented for HRA consideration. • The HRA's legal counsel prepared the attached resolutions for the HRA's consideration. • The redevelopment and tax increment plans meet the requirements of state law and established procedures within Richfield. • The approval of the plan documents are consistent with the Contract for Private Redevelopment with Lyndale Gateway L.L.C. • Legal council has thoroughly reviewed the Blight Assessment and the Redevelopment Eligibility Assessment which were conducted by S-E-H, and found these documents to meet the appropriate legal requirements. IV. ALTERNATIVE RECOMMENDATION(S~ • Delay or do not approve the elimination of the subject parcels from the Interchange West and Lyndale Gateway District. • Delay or do not approve the Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area, Modification to the Interchange West and Lyndale Gateway Tax Increment Financing Plan, establishment of the Lyndale Gateway West and adoption of the Lyndale Gateway West Tax Increment Financing Plan. • Undertaking any of the alternative recommendations will negatively impact the establishment of the new Lyndale Gateway West Tax Increment District and greatly impede moving forward with the schedule for the proposed redevelopment project. V. ATTACHMENTS • Attachment A: A Resolution Approving Modifications to the Redevelopment Plan for the Richfield Redevelopment Project Area. • Attachment B: A Resolution Modifying the Tax Increment Plan for the Interchange West and Lyndale Gateway Tax increment Financing District (a redevelopment district) within the Richfield Redevelopment Project Area. • Attachment C: Resolution establishing the Lyndale Gateway West Tax Increment Financing District (a redevelopment district) within the Richfield Redevelopment Project Area and adopting a Tax Increment Financing Plan related therefore. • Attachment D: Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area and the Modification to the Tax Increment Financing Plan for the Interchange West and Lyndale Gateway Tax Increment Financing District and the Tax Increment Financing Plan for the Lyndale Gateway West Tax Increment Financing District (a redevelopment district) within the Richfield Redevelopment Project Area. • Attachment E: Blight Assessment conducted by Short-Elliott-Hendrickson, Inc. (S-E-H). • Attachment F: Redevelopment Eligibility Assessment conducted by Short- Elliott-Hendrickson, Inc. (S-E-H). VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Sid Inman, Ehlers and Associates, Inc. • Dan Cornejo and Jason Zemke, Short Elliott Hendrickson Inc. • Property owners and tenants in the affected area Attachment A A Resolution Approving Modifications to the Redevelopment Plan for the Richfield Redevelopment Project Area. HRA RESOLUTION NO. RESOLUTION APPROVING MODIFICATIONS TO THE REDEVELOPMENT PLAN FOR THE RICHFIELD REDEVELOPMENT PROJECT AREA WHEREAS, the Housing and Redevelopment Authority in and for the City of Richfield (the "Authority")did on or about June 14, 1993 adopt the Redevelopment Plan for the Richfield Project Area, pursuant to the provisions of Minnesota Statutes, Sections 469.001 to 469.047 (the "HRA Act"), and has subsequently modified the same thereafter, and WHEREAS, pursuant to the HRA Act the Authority proposes to modify the Redevelopment Plan, and WHEREAS, the Authority has caused to be prepared a modification to the Redevelopment Plan, and has requested the written opinion of the Planning Commission of the City, and has requested that the City Council hold a public hearing on the proposed modification, all in accordance with the HRA Act, and WHEREAS, the Authority has received a comprehensive evaluation of a portion of the Richfield Project Area comprising the proposed Lyndale Gateway West Tax Increment District for the purpose of determining whether that portion satisfies the statutory standards for blight, a summary of that evaluation is contained as Exhibit A to this resolution, and WHEREAS, the Authority did on November 18, 2002 consider the adoption of the modifications to the Redevelopment Plan. NOW, THEREFORE, BE IT RESOLVED by the Authority as follows: I. The Authority makes the following findings: 1. the land in the project area would not be made available for redevelopment without the financial aid to be sought; 2. the modifications to the redevelopment plan for the redevelopment areas in the locality will afford maximum opportunity, consistent with the needs of the locality as a whole, for the redevelopment of the areas by private enterprise; and 3. the redevelopment plan conforms to a general plan for the development of the locality as a whole; and 4. based on the analysis contained in Exhibit A, which analysis is hereby adopted, and information presented at the hearing and otherwise known to the commissioners, the portion of the Project Area comprising the proposed Lyndale Gateway West Tax Increment Financing District is blighted within the meaning of Minnesota Statutes, Sections 469.002 and 469.028. JBD-223081v1 RC125-240 II. The Authority hereby approves the proposed modifications to the Redevelopment Plan, and makes all of the findings stated therein. The approval hereby given shall not be effective until the Planning Commission renders its written opinion. III. The Authority requests that the City Council consider and approve the modifications to the Redevelopment Plan. Adopted by the Board of Commissioners of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota this 18th day of !November, 2002. Thomas A. Harms, Chair ATTEST: Michael Sandahl, Secretary JBD-223081v1 RC125-240 2 EXHIBIT A Detailed Analysis of Blight Conditions Lyndale Gateway West Area [Incorporated from Short Elliot Hendrickson, Inc. Report] Statutory Definition of Blighted Area "Blighted area (contains) 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." 1. Dilapidation The residential and commercial properties were constructed between 1947 and 1952. Even though these properties, as well as the existing commercial and residential improvements constructed on them, can be considered old, they are not considered to have any historical value nor architectural merit. Old properties, however, require relatively higher levels of maintenance and repair. Over half of these properties can be considered to be lacking in needed maintenance and repair. The criterion of "dilapidation" was observed to apply to twelve (12) parcels within the project planning area. Six (6) of parcels exhibited "strong" evidence of this criterion while another six (6) parcels exhibited "moderate" evidence. a. Deferred maintenance of structures and site improvements. b. Buildings and paved surfaces in disrepair a. Deferred Maintenance: Specific evidence of deferred maintenance includes: • Poorly maintained exterior building surfaces including masonry, stucco, wood clapboard and metal siding. • Back yard areas overgrown with vegetation. • Cracked, rutted paved surfaces. • Windows & Doors: cracked, ajar or boarded up. Excluding the three city owned properties that have become part of the 77th Street Right-of--Way, over 57% of these properties (12 of 18 parcels) exhibit a deferred maintenance pattern. As determined by the analysis of Substandard Conditions (see separate report), on average, over 18% of the cost of constructing new buildings of the same square footage and type on the same sites would have to be spent to remedy this blighting factor. The likelihood of this level of remodeling/renovation reinvestment is low, given that the resultant "product" would .iBD-2z~oalvl RC 125-240 A-1 be expensive to lease/sell and remain relatively unattractive in terms design and layout. In addition, individual owners would be reluctant to make the required level of investments to their individual properties, given the context of the deteriorating nature of adjacent and nearby properties. b. Building and paved surfaces in disrepair: Specific evidence of buildings and paved surfaces in disrepair includes: • Masonry surfaces broken and in need oftuck-pointing. • Broken windows • Windows and Doors ajar and inoperable. • Entry stairways and service/loading docks broken and failing. • Cracked, broken and crumbling paved surfaces. • Shed-style addition broken and sagging (7600 Lyndale) The twelve properties exhibiting moderate to strong evidence of "dilapidation" include a wide variety of building surfaces and site improvements in a state of significant disrepair. The obvious dilapidation of each of commercial properties and one of the residential properties (7633 Aldrich Ave S) represent a clear blighting influence on abutting properties. In addition, the problems with windows, doors, building surfaces and pavement negatively impact the current use and future prospects for these properties. 2. Obsolescence/Obsolete Layout The criteria of "obsolescence" and "obsolete layout" were observed to apply to eleven (11) parcels within the project planning area. Ten (10) of parcels exhibited "strong" evidence of these criteria and one (1) additional parcel exhibited "moderate" evidence. a. Dysfunctional layout of buildings and parking. b. Substandard design of alley. c. Dated appearance of structures. a. Dysfunctional layout of building and parking: Ten of the eleven commercial parcels are without adequate or convenient parking for customers or visitors based on the layout of the building at zero front lot line. The only available on-site parking for these properties is in the rear yard areas. The majority of these rear yard areas are overgrown with vegetation with paved or gravel surfaces in poor condition. In addition, parking and loading/service areas are not segregated or clearly identified. b. Substandard design of alley: A narrow alley more suitable for strictly residential use serves as the primary access to on-site parking and loading for the commercial properties. The alley also provides access to detached garages for three of the single-family homes that front on Aldrich Avenue. In addition to its narrow width the alley is partially overgrown with vegetation encroaching from residential properties. Overall the alley represents an JBD-223081v1 RC125-240 A-2 inconvenient and potentially unsafe primary site access for the majority of parcels within the project planning area c. Outdated appearance of structures: All of commercial buildings were originally constructed between 1947 and 1952. Little evidence of regular maintenance, updating or major rehabilitation is evident on the exteriors of any of theses structures. As stated in Paragraph 1 (Dilapidation), these buildings "are not considered to have any historical value nor architectural merit," and they in fact tend to serve as remnants from a past era that are not consistent with contemporary needs and preferences of retail and commercial service uses. 3. Faulty arrangement or design The criterion of "faulty arrangement or design" was observed to apply to eighteen (18) parcels within the project planning area. Ten (10) of parcels exhibited "strong" evidence of this criterion while another eight (8) parcels exhibited "moderate" evidence. a. Inadequate parking. b. Inconvenient pedestrian and vehicular access. c. Substandard alley. a. Inadequate Parking: Ten (10) of the eleven (11) commercial properties fronting on Lyndale Avenue South are relatively shallow in terms of current standards. They back onto a narrow (12-foot-wide) alley. This results in a poorly functioning, obsolete parking and loading service area. The lack of legal parking in front of the properties, due to the fact that these properties front onto aCity-owned right-of--way which is not used for street purposes, compounds the parking and loading deficiencies. This situation produces a blighting influence to surrounding properties, as commercial tenants' employees, suppliers, and customers seek out nearby parking opportunities b. Inconvenient pedestrian and vehicular access: The awkward and confusing parking arrangement in that occurs in the Lyndale Avenue Right-of--Way in front of the commercial properties conceals building entrances and represents a safety hazard for pedestrians. This ill-defined informal parking area conflicts with pedestrian access to the commercial uses and is likely to present a particularly undesirable site condition in winter months during conditions of snow and ice. The substandard design of the alley that serves as the primary access for the majority of parcels in the project planning area (see paragraph 2. Dilapidation) also serves as a clear representation of this criterion. Current design standard for a major site access would require a minimum 22-24 foot wide drive width. JBD-223081v1 RC 125 240 A-3 c. Substandard alley. See Paragraph 2 (Dilapidation) and Paragraph 5 (Other Factors). 4. Excessive Land Coverage The criterion of "faulty arrangement or design" was observed to apply to eighteen (18) parcels within the project planning area. Ten (10) of parcels exhibited "strong" evidence of this criterion while one (1) additional parcel exhibited "moderate" evidence. a. Size and placement of commercial buildings. a. Size and placement of commercial buildings: Ten (10) of the eleven (11) commercial parcels exhibit this criterion due to the size of the buildings relative the amount of remaining site area available for parking, loading, and access. As referenced in Paragraph 3 (Faulty Design and Arrangement),s the placement of the commercial buildings at a zero-front-setback exacerbates the problem of excessive land coverage because the principal access points. to the buildings are located on the Lyndale Avenue side (front), making it impractical to provide convenient on-site parking. 5. Other Factors In addition to the above, the following other blighting factors were evident: a. Poor linkage between residential and commercial properties. b. Negative conditions within public rights-of--way. c. Overgrown vegetation. d. Economics of renewal/reinvestment. a. Poor linkage between residential and commercial properties: Various blighting influences that impact the project planning area reflect a linkage between the commercial (east half of block) and residential (west half of block). The limited depth of the commercial parcels combined with the poor condition of the back sides of those properties starkly illustrates that any reuse/rehabilitation solution would need to encompass the entire block. Due to the high traffic conditions in the area, the lack of on-site parking for commercial uses, and the substandard design of the alley; viable use or reuse of the commercial sites may necessitate redevelopment of the residential half of the block. b. Negative conditions within the public rights-of--way: • The awkward, inconvenient, and unsafe condition and use of the paved right-of--way located between the commercial buildings and Lyndale Avenue (edge of curb). • The substandard design of the alley serving commercial and residential properties. JBD-223081v1 RC125-240 A-4 • The obsolete design of the parking area serving 7600 Lyndale Avenue. • The safety concern associated with the detached garage at 7601 Aldrich that gain access from 76~' Street. The above referenced conditions within public right-of--way represent a blighting influence the impacts the entire project planning area. Vehicular and pedestrian access is compromised by the substandard and antiquated arrangement of driveway cuts, paved surfaces, parking and driveways serving the majority of parcels. c. Overgrown Vegetation: Overgrown vegetation present on nearly all of the commercial parcels and several of the residential parcels represents a blighting influence consistent with the intent of the statutory definition for a blight area. This condition of deferred site maintenance is not characteristic of the majority of Richfield's mature neighborhoods. d. Economics of renewal/reinvestment: In addition, the physical and economic difficulties associated with lot-by-lot, or building-by-building, renewal of these 21 properties lead to the conclusion that this type and form of reinvestment is unlikely to occur. A renewal/reinvestment scenario that would take the form of total redevelopment appears more likely, more desired, and more feasible in terms of producing property design/layout and land use mix that would be market-sensitive and would contribute to the near-term and future health and welfare of the Richfield community. JBD-223081v1 RC 125-240 A-5 Attachment B A Resolution Modifying the Tax Increment Plan for the Interchange West and Lyndale Gateway Tax increment Financing District (a redevelopment district) within the Richfield Redevelopment Project Area. HRA RESOLUTION NO. RESOLUTION MODIFYING THE TAX INCREMENT PLAN FOR THE INTERCHANGE WEST AND LYNDALE GATEWAY TAX INCREMENT FINANCING DISTRICT (A REDEVELOPMENT DISTRICT) WITHIN THE RICHFIELD REDEVELOPMENT PROJECT AREA WHEREAS, it has been proposed by the Board of Commissioners (the "Board") of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (the "Authority") that the Authority modify the Interchange West and Lyndale Gateway Tax Increment Financing Plan (the "Plan") by eliminating certain parcels therefrom; and WHEREAS, the Authority has investigated the facts related to the modification of the Plan, and has caused the appropriate documents to be prepared; and WHEREAS, the Authority has performed all the actions required to be taken by it prior to modification of the Plan. NOW THEREFORE, BE IT RESOLVED by the Authority as follows: 1. The Modification of the Plan is hereby approved. 2. The Modification of the Plan is hereby adopted. 3. The Executive Director is instructed to transmit the approved Modification of the Plan to the City of Richfield for consideration by it in accordance with the provisions on Minnesota Statutes, Section 469.175 subd. 3. 4. Upon approval by the City, the documents shall be placed on file in the office of the Community Development Director for the City. 5. Upon approval by the City, the Community Development Director is authorized and directed to forward a copy of the documents to the Minnesota Department of Revenue pursuant to Minnesota Statutes, Section 469.175, Subd. 4a, and to forward a copy to the Hennepin County Auditor. Adopted by the Board of Commissioners of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota this 18th day of November, 2002. Thomas A. Harms, Chair ATTEST: Michael Sandahl, Secretary Attachment C Resolution establishing the Lyndale Gateway West Tax Increment Financing District (a redevelopment district) within the Richfield Redevelopment Project Area and adopting a Tax Increment Financing Plan related therefore. HRA RESOLUTION NO. RESOLUTION ESTABLISHING THE LYNDALE GATEWAY WEST TAX INCREMENT FINANCING DISTRICT (A REDEVELOPMENT DISTRICT) WITHIN THE RICHFIELD REDEVELOPMENT PROJECT AREA AND ADOPTING A TAX INCREMENT FINANCING PLAN THEREFORE WHEREAS, it has been proposed by the Board of Commissioners (the "Board") of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (the "Authority") that the Authority establish the Lyndale Gateway West Tax Increment Financing District (the "District") and adopt a Tax Increment Financing Plan (the "Plan") therefore; and WHEREAS, the Authority has investigated the facts related to the establishment of the District and the adoption of the Plan, and has caused the appropriate documents to be prepared; and WHEREAS, the Authority finds that the Plan contains all of the elements required by Minnesota Statutes, Section 469.175 subd. 1; and WHEREAS, the Authority has caused to be prepared a report establishing the qualification of the area as a redevelopment tax increment financing district, which report is hereby adopted by the Authority, and is kept on file in the office of the Executive Director; and WHEREAS, the Authority has performed all the actions required to be taken by it prior to creation of the District and the adoption of the Plan. NOW, THEREFORE, BE IT RESOLVED by the Authority as follows: 1. Creation of the District is hereby approved. 2. The Plan is hereby adopted. 3. The Executive Director is instructed to transmit the approved Plan to the City of Richfield for consideration by it in accordance with the provisions on Minnesota Statutes, Section 469.175 Subd. 3. The Executive Director is further instructed to provide the City with information necessary to assist it in making the findings called for in paragraph (1) thereof. 4. Upon approval by the City, the documents shall be placed on file in the office of the Community Development Director for the City. 5. Upon approval by the City, the Community Development Director is authorized and directed to forward a copy of the documents to the Minnesota Department of Revenue pursuant to Minnesota Statutes, Section 469.175, Subd. 4a., and to forward a copy to the Hennepin County Auditor and request that the Auditor certify the original tax capacity of the District ,all in accordance with Minnesota Statutes, Section 469.177. Adopted by the Board of Commissioners of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota this 18th day of November, 2002. Thomas A. Harms, Chair ATTEST: Michael Sandahl, Secretary Attachment D Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area and the Modification to the Tax Increment Financing Plan for the Interchange West and Lyndale Gateway Tax Increment Financing District and the Tax Increment Financing Plan for the Lyndale Gateway West Tax Increment Financing District (a redevelopment district) within the Richfield Redevelopment Project Area D~~~rfl f ~y~ IIR: I R~~~°i~~n~ j W~ .. .. = MODIFICATION TO THE REDEVELOPMENT PLAN FOR THE RICHFIELD REDEVELOPMENT PROJECT AREA and the MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR THE INTERCHANGE WEST AND LYNDALE GATEWAY TAX INCREMENT FINANCING DISTRICT and the TAX INCREMENT FINANCING PLAN for the establishment of THE LYNDALE GATEWAY WEST 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: December 10, 2002 Adopted: ~~ This document is in draft form for review by the HRA. The City and the HRA may make changes to this draft document prior to the public hearing. E H L E R S Prepared by: FREERS & ASSOCIATES, INC. 3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105 & ASSOCIATES i N c 651-697-8500 fax: 651-697-8555 www.ehlers-inc.com ~~ TABLE OF CONTENTS (for reference purposes only) SECTION I -MODIFICATION TO THE REDEVELOPMENT PLAN FOR THE RICHFIELD REDEVELOPMENT PROJECT AREA ...................... 1-1 Foreword ............................................................... 1-1 Statement of Public Purpose ................................................ 1-1 Boundaries of the Richfield Redevelopment Project Area .......................... 1-1 Parcels in Acquisition ...................................................... 1-1 Development Activities in the Richfield Project Area .............................. 1-1 SECTION II -MODIFICATION TO THE TAX INCREMENT FINANCING PLAN _ _. , FOR THE INTERCHANGE WEST AND LYNDALE GATEWAY TAX INCREMENT FINANCING DISTRICT ..................................... 2-1 Description of Property in the District .......................................... 2-1 SECTION III -TAX INCREMENT FINANCING PLAN FOR THE LYNDALE GATE WAY WEST TAX INCREMENT FINANCING DISTRICT ........... .. 3-2 Subsection 3-1. Foreword .............................................. .. 3-2 Subsection 3-2. Statutory Authority ....................................... .. 3-2 Subsection 3-3. Statement of Objectives ................................... .. 3-2 Subsection 3-4. Redevelopment Plan Overview ............................. .. 3-2 Subsection 3-5. Description of Property in the District and Property To Be Acquired ... 3-3 Subsection 3-6. Classification of the District .................................. 3-3 Subsection 3-7. Duration of the District ..................................... . 3-5 Subsection 3-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements ......... . 3-5 Subsection 3-9. Sources of Revenue/Bonded Indebtedness ..................... . 3-6 Subsection 3-10. Uses of Funds ........................................... . 3-7 Subsection 3-11. State Tax Increment Financing Aid (Local Contribution) ........... . 3-7 Subsection 3-12. Fiscal Disparities Election ................................... . 3-7 Subsection 3-13. Business Subsidies ....................................... . 3-8 Subsection 3-14. County Road Costs ....................................... . 3-8 Subsection 3-15. Estimated Impact on Other Taxing Jurisdictions ................. . 3-8 Subsection 3-16. Supporting Documentation .................................. . 3-9 Subsection 3-17. Definition of Tax Increment Revenues ......................... . 3-9 Subsection 3-18. Modifications to the District ................................. 3-10 Subsection 3-19. Administrative Expenses ................................... 3-10 Subsection 3-20. Limitation of Increment ..................................... 3-11 Subsection 3-21. Use of Tax Increment ...................................... 3-12 Subsection 3-22. Excess Tax Increments .................................... 3-12 Subsection 3-23. Requirements for Agreements with the Developer ................ 3-13 Subsection 3-24. Assessment Agreements ................................... 3-13 Subsection 3-25. Administration of the District ................................. 3-13 Subsection 3-26. Annual Disclosure Requirements ............................. 3-13 Subsection 3-27. Reasonable Expectations ................................... 3-14 Subsection 3-28. Other Limitations on the Use of Tax Increment .................. 3-14 Subsection 3-29. Summary ............................................... 3-15 APPENDIX A -PROJECT DESCRIPTION ........................................ A-1 APPENDIX B -MAP OF THE RICHFIELD REDEVELOPMENT PROJECT AREA ~, AND THE LYNDALE GATEWAY WEST TIF DISTRICT ........................... B-1 APPENDIX C -DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT ..... C-1 APPENDIX D -ESTIMATED CASH FLOW FOR THE DISTRICT ....................... D-1 APPENDIX E -REDEVELOPMENT QUALIFICATIONS FOR THE DISTRICT .............E-1 APPENDIX F -BUT FOR QUALIFICATIONS ...................................... F-1 SECTION I -MODIFICATION TO THE REDEVELOPMENT PLAN FOR THE RICHFIELD REDEVELOPMENT PROJECT AREA Foreword 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. Generally, the substantive changes include the establishment of the Lyndale Gateway West Tax Increment Financing District. For further information, a review of the Redevelopment Plan for the Richfield Redevelopment Project Area, adopted June 14,1993, is recommended. It is available in the Community Development Department at the City of Richfield. Other relevant information is contained in the Tax Increment Financing.. Plans for the Tax Increment Financing Districts located within the Richfield Redevelopment Project Area. Statement of Public Purpose A comprehensive review on the portion of the Richfield Redevelopment Project Area comprising the Lyndale Gateway West TIF District discloses that such portion is blighted within the meaning ofM.S. Sections 469.002 Subd. 11 and 469.028 Subd. 3. See also the Statement of Public Purpose found in Section B of the Redevelopment Plan for the Richfield Redevelopment Project Area, dated June 14, 1993. Boundaries of the Richfield Redevelopment Project Area The boundaries for the Richfield Redevelopment Project Area are not being modified. See Appendix A of the Tax Increment Financing Plan for the Lyndale Gateway West Tax Increment Financing District for a map of the Richfield Redevelopment Project Area. Parcels in Acquisition The HRA or City may acquire the parcels in the Tax Increment Financing Plan for the Lyndale Gateway West Tax Increment Financing District. However, it is anticipated that the developers will be responsible for acquisition. Development Activities in the Richfield Project Area The Redevelopment Plan for the Richfield Redevelopment Project Area is hereby modified to include redevelopment and development activities to facilitate the construction of the following projects: a. Ownership townhomes b. Ownership condominiums c. Commercial/retail space d. Parking facility e. Public facilities f. Public utilities g. Public roadways, sidewalks and streetscape Richfield Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area 1-1 SECTION 1I -MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR THE INTERCHANGE WEST AND LYNDALE GATEWAY TAX INCREMENT FINANCING DISTRICT Description of Property in the District (AS MODIFIED ONDECEMBER I0, 2002) The Interchange West and Lyndale Gateway Tax Increment Financing District, a scattered site redevelopment district, was established on June 14, 1999, and modified on January 22, 2001. The District is being modified to eliminate the following parcel- numbers, and therefore:. reducing ahe size of the Interchange West and Lyndale Gateway Tax Increment Financing District. 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Foreword The Housing and Redevelopment Authority in and for the City of Richfield (the "HRA"), the City of Richfield (the "City"), staff and consultants have prepared the following information to expedite the establishment of the Lyndale Gateway West Tax Increment Financing District (the "District"), a redevelopment tax increment financing district, located in the Richfield Redevelopment Project Area. Subsection 3-2. 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 (the "M.S.'), Sections 469.001 to 469.047, inclusive, as amended, and M.S., 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. This section contains the Tax Increment Financing Plan (the "TIF Plan") for the Lyndale Gateway West Tax Increment Financing District. Other relevant information is contained in the Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area. Subsection 3-3. Statement. of Objectives The District currently consists of 21 parcels of land and adjacent and internal rights-of--way. The District is being created to facilitate the construction of a mixed-use housing and retail development project in the City of Richfield. Development is likely to occur in the Spring of 2003. This TIF Plan is expected to achieve many of the 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 3-4. 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 Plan. 2. Relocation -Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. 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 City may perform or provide for some or all necessary acquisition, construction, relocation, demolition, and required utilities, facilities, and other public improvement needed within the District. Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-2 Subsection 3-5. Description of Property in the District and Property To Be Acquired The District encompasses all property and adjacent rights-of--way identified by the parcels listed below. See the map in Appendix B for further information on the location of the District. Parcel Numbers 33-028-24-44-0036 33-028-24-44-0037 33-028-24-44-0038 33-028-24-44-0039 33-028-24-44-0040 33-028-24-44-0041 33-028-24-44-0042 33-028-24-44-0043 33-028-24-44-0044 33-028-24-44-0045 33-028-24-44-0046 33-028-24-44-0056 33-028-24-44-0055 , 33-028-24-44-0054 33-028-24-44-0053 33-028-24-44-0052 33-028-24-44-0051 33-028-24-44-0050 33-028-24-44-0047 33-028-24-44-0048 33.A028-24-44-00.49 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 and/or storm water retention 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 of this Plan. Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related costs. Subsection 3-6. Classification of the District The HRA and City, in determining the need to create a tax increment financing district in accordance with M.S., Sections 469.174 to 469.1799, as amended, inclusive, find that the District, to be established, is a redevelopment district pursuant to M.S., Section 469.174, Subd. 10(a)(1) as defined below: (a) "Redevelopmentdistrict"meansatypeoftaxincrementfinancingdistrictconsistingofaproject, or portions of a project, within which the authority finds by resolution that one or more of the following conditions, reasonably distributed throughout the district, exists: (1) parcels consisting of 70 percent of the area in the district are occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures and more than SD percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance; or (2) The property consists of vacant, unused, underused, inappropriately used, or infrequently used rail yards, rail storage facilities or excessive or vacated railroad rights-of--way; or (3) tank facilities, or property whose immediately previous use was for tank facilities, as defined in Section 11 SC, Subd. I5, if the tank facility: (viii) have or had a capacity of more than one million gallons; (ix) are located adjacent to rail facilities; or (x) have been removed, or are unused, underused, inappropriately used or infrequently used. Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-3 (b) For purposes of this subdivision, "structurally substandard" shall mean containing defects in structural elements or a combination of deficiencies inessential utilities and facilities, light and ventilation, fireprotection includingadequate egress, layoutandcondition ofinteriorpartitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance. (c) A building is notstructurallysubstandard if it is incompliance with the building code applicable to new buildings or could be modified to satisfy the building code at a cost of less than IS percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not disqualified as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such ors the size, type, and age of the building, the average cost ofplumbing, electrical, or structural repairs or other similar reliable evidence. The municipality may not make such a determination without an interior inspection of the property, but need not have an independent, expert appraisal prepared of the cost of repair and rehabilitation of the building. An interior inspection of the property is notrequired, ifthe municipalityfinds that (1) the municipality or authority is unable to gain access to the property after using its best efforts to obtain permission from the party that owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard. (d) A parcel is deemed to be occupied by a structurally substandard building for purposes of the finding under paragraph (a) if all of the following conditions are met: (1) the parcel was occupied by a substandard building within three years of the filing of the request for certification of the parcel as part of the district with the county auditor; (2) the substandard building was demolished or removed by the authority or the demolition or removal was financed by the authority or was done by a developer under a development agreement with the authority; (3) the authority found by resolution before the demolition or removal that the parcel was occupied by a structurally substandard building and that after demolition and clearance the authority intended to include the parcel within a district; and (4) upon filing the request for certification of the tax capacity of the parcel as part of a district, the authority notifies the county auditor that the original tax capacity of the parcel must be adjusted as provided by ~ 469.177, subdivision 1, paragraph (h). (e) For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures unless IS percent of the area of the parcel contains buildings, streets, utilities, paved or gravel parking lots or other similar structures. (f) For districts consisting of two or more noncontiguous areas, each area must qualify as a redevelopment district under paragraph (a) to be included in the district, and the entire area of the district must satisfy paragraph (a). In meeting the statutory criteria the HRA and City rely on the following facts and findings: ^ The District is a redevelopment district consisting of 21 parcels. Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-4 ^ An inventory shows that parcels consisting of 70 percent of the area in the District are occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures. This documentation is detailed in the Redevelopment Eligibility Assessment, prepared by SEH, which is on file at the Richfield City Hall. ^ An inspection of the buildings located within the District finds that more than 50 percent of the buildings are structurally substandard as defined in the TIF Act. (See Appendix E). This documentation is detailed in the Redevelopment Eligibility Assessment, prepared by SEH, which is on file at the Richfield City Hall. Pursuant to M.S.469.176 Subd. 7, the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S 273.111 or 273.112 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for.certification ofthe-District.:. Subsection 3-7. Duration of the District Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration of the District must be indicated within the Plan. Pursuant to M.S., Section 469.176, Subd. 1b, the duration of the District will be 25 years after receipt of the first increment by the HRA or City (a total of 26 years). The date of receipt by the City of the first tax increment is expected to be 2005. Thus, it is estimated that the District, including any modifications of the Plan for subsequent phases or other changes, would terminate after 2030, or when the Plan is satisfied. If increment is received in 2004, the term ofthe District will be 2029. The HRA or City reserves the right to decertify the District prior to the legally required date. Subsection 3-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the property by the assessor in 2002 for taxes payable 2003. Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning in the payment year 2003) 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 2003, assuming the request for certification is made before June 30, 2003. The ONTC and the Original Local Tax Rate for the District appear in the table on the next page. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity (CTC) of the District, within the Richfield Redevelopment Project Area, upon completion ofthe project, will annually approximate tax increment revenues as shown in the table on the next Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-5 page. 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 2005. The Project Tax Capacity (PTC) listed is an estimate of values when the project is completed. Project Estimated Tax Capacity upon Completion (PTC) 259,533 Original Estimated Net Tax Capacity(ONTC) 35,586 Estimated Captured Tax Capacity (CTC) 223,947 Original Local Tax Rate 1.33543 Estimate based __ _on,Pay 2002 Estimated Annual Tax Increment(CTC x Local Tax Rate) 299,066 Percent Retained by the HRA 100% Pursuant to M.S., 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 M.S., Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen (18) months immediately preceding approval of the Plan by the municipality pursuant to M. S., Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City is reviewing the area to be included in the District to determine if any building permits have been issued during the 18 months immediately preceding approval of the Plan by the City. Subsection 3-9. 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 of tax 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 of land, other contributions 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 of the TIF Plan. As presently proposed, the project will be financed by apay-as-you-go note or a bond issue. Additional indebtedness maybe required to finance other authorized activities. The total principal amount of bonded indebtedness or other indebtedness related to the use of tax increment financing will not exceed $6,000,000 without a modification to the TIF Plan pursuant to applicable statutory requirements. 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 on the next page. Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-6 SOURCES OF FUNDS TOTAL Tax Increment $7,476,636 PROJECT REVENUES $7,476,636 Subsection 3-10. Uses of Funds Currently under consideration for the District is a proposal to facilitate the construction of a mixed-use housing and retail development. 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. USES OF FUNDS TOTAL LandBuilding Acquisition Interest $3,300,000 $3,458,879 Administrative Costs (up to 10%) $717 757 PROJECT COSTS TOTAL $7,476,636 The above budget is organized according to the Office of State Auditor (OSA) reporting forms. Estimated costs associated with the District are subject to change among categories without a modification to this Plan. The cost of all activities to be considered for tax increment financing will not exceed, without formal modification, the budget above pursuant to the applicable statutory requirements. Pursuant to M.S., Section 469.1763, Subd. 2, no more than 25 percent of the tax increment paid by property within the District will be spent on activities related to development or redevelopment outside of the District but within the boundaries of the Richfield Redevelopment Project Area, (including administrative costs, which are considered to be spent outside of the District) subject to the limitations as described in this Plan. Subsection 3-11. State Tax Increment Financing Aid (Local Contribution) M.S., Section 273.1399 (LGA/HACA penalty) was repealed by the 2001 Legislature and does not apply to the District. Subsection 3-12. Fiscal Disparities Election Pursuant to M. S., Section 469.177, Subd. 3, the HRA or City may elect one of two methods to calculate fiscal disparities. If the calculations pursuant to M.S., 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 M.S., Section 276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-7 capacity is equal to or greater than the current net tax capacity, .there is no captured tax capacity 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 originaLlocal tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority. The HRA or City shall submit to the County Auditor at the time of the request for certification which method of computation of fiscal disparities the HRA or City elected. The HRA will choose to calculate fiscal disparities by clause b. According to M.S., 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 3-13. Business Subsidies To the extent applicable, the HRA or City agrees to comply with M.S., Section 116J.993 to 116J.994, which states that a local unit of government granting financial assistance to a business for economic development or job growth purposes, including tax increment financing, must establish business subsidy criteria and approve a business subsidy agreement with the business receiving the assistance. Subsection 3-14. County Road Costs Pursuant to M.S., 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 Plan. Subsection 3-15. 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 Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-8 follows if the "but for" test was not met: IMPACT ON TAX BASE 2001/2002 Estimated Captured Total Net Tax Capacity (CTC) Percent of CTC Tax Capacity Upon Completion to Entity Total Hennepin County 836,803,010 223,947 0,0268% City of Richfield 17,175,522 223,947 1.3039% Richfield ISD No. 280 21,713,385 223,947 1.0314% IMPACT ON TAX RATES 2001/2002 Percent Potential Extension Rates of Total CTC Taxes Hennepin County 0.504090 37.75% 223,947 112,889 City of Richfield 0.517220 38.73% 223,947 115,830 Richfield ISD No. 280 0.226780 16.98% 223,947 50,787 Other 0.087340 6.54% 223,947 19,560 Total 1.335430 100.00% 299,066 The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the actual 2001/Pay 2002 rate. The total net capacity for the entities listed above are based on actual Pay 2002 figures. The District will be certified under the actua12002/Pay 2003 rates, which were unavailable at the time this TIF Plan was prepared. Subsection 3-16. Supporting Documentation Pursuant to M.S. Section 469.175 Subd 1 a, clause 7 the TIF Plan must contain identification and description of studies and analyses used to make the determination set forth in M.S. Section 469.175 Subd 3, clause (2)and the findings are required in the resolution approving the TIF district.. Following is a list of reports and studies on file at the City that support the Authority's findings: •. Tax Increment Financing Application • Report on Blight Assessment. November, 2002. SEH • Redevelopment Eligibility Assessment. November, 2002. SEH Subsection 3-17. Definition of Tax Increment Revenues Pursuant to M.S., Section 469.174, Subd. 25, tax increment revenues derived from a tax increment financing district include all of the following potential revenue sources: 1. Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under M.S., Section 469.177; 2. The proceeds from the sale or lease of property, tangible or intangible, purchased by the Authority with tax increments; Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-9 3. Repayments of loans or other advances made by the Authority with tax increments; and 4. Interest or other investment earnings on or from tax increments. Subsection 3-18. Modifications to the District In accordance with M.S., Section 469.175, Subd. 4, any: 1. Reduction or enlargement of the geographic area of the Richfield Redevelopment Project Area or the District; 2. Increase in amount of bonded indebtedness to be incurred, including a determination to capitalize interest on debt if that determination was not a part of the original plan, or to increase or decrease the amount of interest on the debt to be capitalized; - - . 3. Increase in the portion of the captured net tax capacity to be retained by the HRA or City; 4. Increase in total estimated tax increment expenditures; or 5. 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 Plan. Pursuant to M.S. Section 469.175 Subd. 4(b), the geographic area of the District maybe 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 M.S., 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 of parcel(s) from the Richfield Redevelopment Project Area or the District and (2) (A) the current net tax capacity ofthe 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 M.S., 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) eliminated from the District. The IIIZA or City must notify the County Auditor of any modification that reduces or enlarges the geographic area of the Richfield Redevelopment Project Area or the District. Modifications to the District in the form of a budget modification or an expansion of the boundaries will be recorded in the TIF Plan. Subsection 3-19. Administrative Expenses In accordance with M.S., Section 469.174, Subd. 14, and M.S., Section 469.176, Subd. 3, administrative expenses means all expenditures of the HRA 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 M.S., Section 469.178; or 5. Amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in sections 1 to 3. Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-10 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. 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 tax increment expenditures authorized by the Plan or the total tax increment expenditures for the Richfield Redevelopment Project Area, whichever is less. Pursuant to M.S., 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 of those expenses by February 15 of the year following the year the expenses were incurred. Pursuant to M.S., Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount (currently 36 percent) of any increment distributed to the HRA 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 3-20. Limitation of Increment Pursuant to M.S., Section 469.176, Subd. la, no tax increment shall be paid to the HRA or City for the District after three (3) years from the date of certification of the Original Net Tax Capacity value of the taxable property in the District by the County Auditor unless within the three (3) year period: (1) Bonds have been issued in aid ofthe project containing the District pursuant to M.S., Section 469.178, or any other law, except revenue bonds issued pursuant to M.S., Sections 469.152 to 469.165, or (2) The HRA or City has acquired property within the District, or (3) The HRA or City has constructed or caused to be constructed public improvements within the District. The bonds must be issued, or the HRA or City must acquire property or construct or cause public improvements to be constructed by approximately December, 2005 and report such actions to the County Auditor. The tax increment pledged to the payment of bonds and interest thereon maybe 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 M.S., Section 469.176, Subd. 6: if, after four years from the date of certification of the original net tax capacity of the tax increment financing districtpursuant to M.S., Section 469.177, no demolition, rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent 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 increment financing plan, no additional tax increment may be Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-I 1 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 adjacent to that parcel, in accordance with the tax increment financing plan, the authority shall cert~ to the county auditor that the activity has commenced and the county auditor shall cert~ 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 theprovisions 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 (~) construction or apening of anew 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 December, 2006 and report such actions to the County Auditor. Subsection 3-21. 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 M.S., Sections 469.001 to 469.047; 3. To pay for project costs as identified in the budget set forth in the Plan; 4. To finance, or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4; 5. To pay principal and interest on any loans, advances or other payments made to or on behalf of the 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 Plan or pursuant to M.S., Chapter 462C. M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178; and 7. To accumulate or maintain a reserve securing the payment when due of the principal and interest on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178. These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other purposes prohibited by M.S., 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 outside the District. Subsection 3-22. Excess Tax Increments Pursuant to M.S., Section 469.176, Subd. 2, in any year in which the tax increment exceeds the amount Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-12 necessary to pay the costs authorized by the Plan, including the amount necessary to cancel any tax levy as provided in M.S., Section 475.61, Subd. 3, the HRA or City shall use the excess amount to do any of the following: 1. Prepay any outstanding bonds; 2. Discharge the pledge of tax increment therefor; 3. Pay into an escrow account dedicated to the payment of such bonds; or 4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their local tax rates. 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 3-23. 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 M.S., Section 469.176, Subd. S, no more than 25 percent, by acreage, of the property to be acquired in the District as set forth in the 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 M. S., Section 469.178 to which tax increments from property acquired is pledged, unless prior to acquisition in excess of 25 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 3-24. Assessment Agreements Pursuant to M.S., 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 3-25. Administration of the District Administration of the District will be handled by the Community Development Director for the City of Richfield. Subsection 3-26. Annual Disclosure Requirements Pursuant to M. S., Section 469.175, Subd. 5, 6 and 6a the HRA or City must undertake financial reporting for all tax increment financing districts to the Office of the State Auditor, County Board, County Auditor and Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-13 School Board on or before August 1 of each year. M.S., 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 M.S. 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 3-27. 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-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 ofthe District permitted by the 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 Appendix F, and indicates that the increase in estimated market value of the 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 3-28.Other Limitations on the Use of Tax Increment 1. General Limitations. All revenue derived from tax increment shall be used in accordance with the Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the Richfield Redevelopment Project Area pursuant to the M.S., 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. 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 of the 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. Tax increments derived from the District shall be deemed to have satisfied the 75 percent test set forth in paragraph (2) above only if the five year rule set forth in M.S., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year following certification of the District, 75 percent of said tax increments that remain after expenditures permitted under said five year rule must be used only to pay previously committed expenditures or credit enhanced bonds as more fully set forth in M.S., Section 469.1763, Subd. S. 4. Redevelopment District. At least 90 percent of the revenues derived from tax increment from a Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-14 redevelopment district must be used to finance the cost of correcting conditions that allow designation of redevelopment and renewal and renovation districts underM.S., Section 469.176Subd. 4j. These costs include, but are not limited to, acquiring properties containing structurally substandard buildings or improvements or hazardous substances, pollution, or contaminants, acquiring adjacent parcels necessary to provide a site of sufficient size to permit development, demolition and rehabilitation of structures, clearing of the land, the removal of hazardous substances or remediation necessary for development of the land, and installation of utilities, roads, sidewalks, and parking facilities for the site. The allocated administrative expenses of the HRA or City, including the cost of preparation of the development action response plan, may be included in the qualifying costs. Subsection 3-29. Summary The HRA is establishing the District to preserve and enhance the tax base, redevelop substandard areas, provide housing opportunities and new neighborhood commercial and retail space, 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 Housing and Redevelopment Authority Tax Increment Financing Plan for the Lyndale Gateway West TIF District 3-15 APPENDIX A PROJECT DESCRIPTION The Lyndale Gateway West Tax Increment Financing District is being facilitated to create an integrated development of housing, commercial, parking and new public facilities, utilities, streetscape, and other improvements. APPENDIX p.l APPENDIX B MAP OF THE RICHFIELD REDEVELOPMENT PROJECT AREA AND THE LYNDALE GATEWAY WEST TIF DISTRICT ~~ APPENDIX B-1 e ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ x ~ ~ w ffi avaa ae vu v+e No~-nwooit w/ wgi ti` 4~-i wei v¢i Q au a (~.~ ~R z - wog ~„~ oow.aNa a/ gg,~~ -~~r. ~ V z ~~~~~ snawmoa XaVa ONVI)iV0 ONVILaOd W O ~ ~ ws 41Y NO1NnJ N I.~ ~ w ~ "'Z. a C , sraA~s C ~ nt Z ~ 13?IO~~N W naasnne V N1aOM1N3M ~azz O AanBSllld 1NdSVald Q ~ OM/a0 W W Q ~ (/~ W taiaavN bla~dav~ 3NONAl N~amv iNVwae W Xddloo 1NOdn0 Q LU ~ .Q NOSaaw3~ 1NOW3ad °'~,~ ~. U W Q ( ~ 1 tOloewnN ~ranai saxrr XbNA ~ / M~flOI N1FJabw J N01M3N Q aaNl0 Q NNad z N33nb } llassna J NrmaaNs SVYloru Noun iN3JNIA NanBHSYM , 53XaaX ' ~Z o 'v O tV 0 to atro3~ w+et W Batt W w9t p No~Ntwoo,s vrst vni vxt vas a~.~ .r 4ql C) '~. Loma w o~v~N~ ~ snawmob Z' ~ C:t XaVd 'a V _ ONVLMD r tCQ ONYllabd 0 C 45 m Lt. 4if ~ C NblDtllb Q C NC ~ auz O c sNanais ` u~ a ~ 13T70~IN C ... nausrne . E a HLaOMUBM Q Aanesllm ~ iNVSVaIa ~ m ONdab ~iaavN ~ i ma~daa~ ~ C7 37VONAl m ~ R Noiaaly ~ 'Q tNVAae U C xvdlob ~ J 1NOdnb NOSaaW3 1NOWaad aava~ loloewnN oNtnar sawn XONII Nb JOl NMJaOw NO1M3N aaNlo N' NNad ~ o, N33nD 'LL nassna o ~ NvaaaNS N T SVWOHl Noun oO ,~ 1N3~NA O r n NanBNSYM 'p^ S3XaaX ~ O a O O E O ~ r a n i:. APPENDIX C DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT The District encompasses all property and adjacent rights-of--way identified by the parcels listed below. Parcel Numbers Address Owner 33-028-24-44-0036 7600 LYNDALE AVENUE SOUTH TOP VALUE AUTO SUPPLY INC 33-028-24-44-0037 7608-12 LYNDALE AVENUE SOUTH RAYMOND F SAWITZKE 33-028-24-44-0038 7614-18 LYNDALE AVENUE SOUTH PATRICK L O'BRIEN 33-028-24-44-0039 7620-26 LYNDALE AVENUE SOUTH ELLIOT I WOLSON ETAL ._ 33-028-24-44-0040 7632 LYNDALE AVENUE SOUTH SEASONAL CONTROL INC 33-028-24-44-0041 7628 LYNDALE AVENUE SOUTH ACTION EMPLOYMENT INC 33-028-24-44-0042 7630 LYNDALE AVENUE SOUTH D N ERICKSON ET AL TRUSTEES 33-028-24-44-0043 7634-36 LYNDALE AVENUE SOUTH ROBERT EHRMAN & WIFE 33-028-24-44-0044 7638-40 LYNDALE AVENUE SOUTH ROBERT EHRMAN & WIFE 33-028-24-44-0045 7642 LYNDALE AVENUE SOUTH GEORGE A ROONEY ETAL 33-028-24-44-0046 7644 LYNDALE AVENUE SOUTH ROBERT R LURTSEMA 33-028-24-44-0056 7601 ALDRICH AVENUE SOUTH J C ULRICH ETAL 33-028-24-44-0055 7609 ALDRICH AVENUE SOUTH BOUNVIEN VONGSOUVAN ET AL 33-028-24-44-0054 7615 ALDRICH AVENUE SOUTH M & D NORLING 33-028-24-44-0053 7621 ALDRICH AVENUE SOUTH CONSTANCE M JOHNSON 33-028-24-44-0052 7627 ALDRICH AVENUE SOUTH KENNETH S WREN 33-028-24-44-0051 7633 ALDRICH AVENUE SOUTH ALAN P KRAEMER 33-028-24-44-0050 7639 ALDRICH AVENUE SOUTH KRISTEN A LAMONT 33-028-24-44-0047 7648 LYNDALE AVENUE SOUTH CITY OF RICHFIELD 33-028-24-44-0048 7646 LYNDALE AVENUE SOUTH CITY OF RICHFIELD 33-028-24-44-0049 7645 ALDRICH AVENUE SOUTH CITY OF RICHFIELD APPENDIX C-1 ~, APPENDIX APPENDIX D ESTIMATED CASH FLOW FOR THE DISTRICT D-1 N O m rn m a 0 0 0 0 0 0 N N N N N N tL N N N N N a aaaaa e o OM p O (0 n V MOR pv)nooMmovom O^ O N N O V a) 10 0 0 t` f00Mn O W a 0 N m N 10 M 10 O~ zo ~ •i LL.-~.-oom N a O ~ ~ V R C .~ T % ~ ` ~ ~ w ~ ~ w C LL m ~ o ~ ~ ro c ~ > c E z `O V ~ l0 - =a ~ ~~ x d ~ L F N O ~ m d U ~ C C ~ Q O F O ~ C~ ~ C m N ~ 4 ~ ~ ~ d ~ 3 m mW N2' ». N 70F d' V~~ G I 2 O ~ U GI C N m d~ a m~ Y > C a~ m~m W ~ ~ ~r m D c o m~ 5 m m 6UUiq~ 3 ~ o m m ~ ~ J ~ n~~ a m m m m m~ a Oi m d ~ C~ m NLL'd'~d'~ ti V +~+ C a (~ V N m y C C C C C C. N C N m U ~ 0 0 0 0 • - U~ C m C C C C C ~ V~ Z a' } N K N N K ~ ~ ~ O .. . .. . 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Q LL QIL QIL Q (1. 11 tL QIL QIL QIL QIl~ l~`--~~ ~~~`- ~~ m~ mQ ~Q(O Qll QIl QLLQlQIt QlL Ql1 QlL QLL Ql1 QLL QLL QILQLL O O O O O h O m O N O Y] 000000 ~~NN M(+I n n m m W O M C t0 a f% C O J H N f0 3 m m O) N a U is N d L a m l6 a m a` APPENDIX E REDEVELOPMENT QUALIFICATIONS FOR THE DISTRICT The Report on BZightAssessmentavd the Redevelopment Eligibility Assessment were completed by SEH in November 2002, and detail the redevelopment qualifications for the Lyndale Gateway West Tax Increment Financing District. Both reports are available for review at the Community Development Department in the Richfield City Hall. APPENDIX E-i APPENDIX F BUT/FOR QUALIFICATIONS To be added to prior to the public hearing APPENDIX F-1 Attachment E Blight Assessment conducted by Short-Elliott-Hendrickson, Inc. (S-E-H). Blight Assessment Lyndale Gateway West Area Richfield, Minnesota November 12, 2002 Prepared by: Short Elliott Hendrickson Inc. (SEH) Butler Square Building, Suite 710C 100 North 6th Street Minneapolis, MN 55403 SEH No. A-RFHRA00302.00 I. Introduction/Purpose of Report The Lyndale Gateway West Area is one single city block, comprising twenty-one (21) properties bounded by Lyndale Avenue, Aldrich Avenue, 76`'' Street West and 77`h Street West (See small map below, the larger map in Attachment A, and Table 1 on the next page). Nine (9) of the properties are located on Aldrich Avenue South; eight (8) of these properties are used for residential purposes; one (1) is owned by the City of Richfield and used for right-of--way purposes. Thirteen (13) of the properties are located on Lyndale Avenue South. Eleven (ll) of these properties are used primarily for commercial purposes, while two (2) are owned by the City of Richfield, part of the right-of--way for 77`h Street West. Lyndale Gateway West Area The purpose of this report is to analyze the Lyndale Gateway West Area to determine if it meets the following definition for "Blighted Area" according to Chapter 469 of Minnesota Statutes: "Blighted area (contains) 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." Blight Assessment Lyndale Gateway West Area -Richfield, Minnesota Short Elliott Hendrickson Inc. November 12, 2002 Table 1 PIN#'s and site addresses of the Lyndale Gateway West Area Properties Lyndale GatewayWest Site Addresses Property Identification Numbers (PIN) 3302824440056 7601 Aldrich Ave S 3302824440055 7609 Aldrich Ave S 3302824440054 7615 Aldrich Ave S 3302824440053 7621 Aldrich Ave S 3302824440052 7627 Aldrich Ave S 3302824440051 7633 Aldrich Ave S 3302824440050 7639 Aldrich Ave S 3302824440049 7645 Aldrich Ave S 3302824440036 7600 Lyndale Ave S 3302824440037 7608 Lyndale Ave S 7610 Lyndale Ave S 7612 Lyndale Ave S 3302824440038 7614 Lyndale Ave S 7616 Lyndale Ave S 7618 Lyndale Ave S 3302824440039 7620 Lyndale Ave S 7622 Lyndale Ave S 7624 Lyndale Ave S 7626 Lyndale Ave S 3302824440040 7632 Lyndale Ave S 7634 Lyndale Ave S 3302824440041 7628 Lyndale Ave S 7628'/z Lyndale Ave S 3302824440042 7630 Lyndale Ave S 7630'/z Lyndale Ave S 3302824440043 7634 Lyndale Ave S 7636 Lyndale Ave S 3302824440044 7638 Lyndale Ave S 7640 Lyndale Ave S 3302824440045 7642 Lyndale Ave S 7642 t/z Lyndale Ave S 3302824440046 7644 Lyndale Ave S 7644'/z Lyndale Ave S 3302824440047 7648 Lyndale Ave S 3302824440048 7646 Lyndale Ave S Blight Assessment Lyndale Gateway West Area -Richfield, Minnesota Short Elliott Hendrickson Inc. November 12, 2002 II. Summary Analysis and Conclusion Summary Analysis Individually, eighteen (18) of the twenty-one (21) properties exhibit one or more of the criteria for a finding of blight. This assessment is presented in Attachment B (Table 2). Photos that illustrate the presence of the blighting criteria on selected individual and groups of properties are contained in Attachment C. Viewed as a whole, the entire block, including the public alley, is negatively influenced, and impacted by, the presence of blight on the individual properties located in the block. See the summary analysis below (and detailed analysis in Attachment D). Dilapidation These properties were developed between 1947 and 1952. The improvements are not considered to have historical value nor architectural merit. Over half of the structures and site improvements exhibit advanced states of deferred maintenance and disrepair. ^ Obsolescence/Obsolete Layout Over half of these properties exhibit dysfunctional layout of buildings and parking, as well as an outdated appearance that is not consistent with contemporary needs and preferences. ^ Faulty arrangement or design All eighteen of the properties that contain structures exhibit faulty arrangement or design, exemplified in the inadequate parking provision, and inconvenient/unsafe pedestrian vehicle access. The properties are served by a narrow alley creates unresolved conflicts between commercial loading/parking and residential access to garages. ^ Excessive land coverage Ten (10) of the eleven (11) commercial parcels exhibit this criterion in terms of size/lot coverage and placement of the commercial buildings. The remaining site area available for parking, loading, and access is inadequate. ^ Other factors Other blighting factors include the poor linkage/transition between the residential and commercial properties, the conditions within the public rights-of-way, overgrown vegetation, and the economics of renewal/reinvestment. Blight Assessment Lyndale Gateway West Area -Richfield, Minnesota Short Elliott Hendrickson Inc. November 12. 2002 4 Conclusion SEH has also reviewed the above referenced properties to determine if the buildings situated on parcels within the study area are structurally substandard under tax increment law (Minnesota Statutes, Section 469.174, and Subd. 10). Assessment for structural substandard conditions has resulted in findings (see separate report) that the majority of the buildings situated in the Lyndale Gateway West Area do in fact meet the statutory definition. Therefore, the evidence of blight conditions exhibited on an individual propert ~~b~ property basis, as well as when the properties were analyzed collectively combined with the finding of substandard conditions for most the individual buildings is of such a compellin.~ nature that we have drawn the conclusion that these conditions provide a stron.~ basis for finding that the Lyndale Gateway West Project Area meets the statutory definition fora "Bli.~hted Area." B1iQht Assessment Lyndale Gateway West Area -Richfield, Minnesota Short Elliott Hendrickson Inc. November 12, 2002 Attachment A rn >~: ~ ~` `~, ~, ~- ~ ' ~ ~.. `" s ~' '`~ n ~ _ 1 r. ~°! ~ 1 zs J, . ,`3*'~ } t '~ ' ~ . ? ~` ~ yu7 fin. r ' ,,~ " ~ ~ . r, ~" . ~ ;, r ~ ~ } Y ~Y L_ 77TH ST Vag T ~ . ~ I ,• r: ai.€- ~ ~' ~ ~ ~ ~! ice. " ~ , •. ~ h--r~ ~ '~ . ~ ~ ~. •~ } r ' '~ ~ y __,~ rn i -~ ~ ' ~~~ 1 ~ ~... ~ ,. i- . L_ CITY OF RICHFIELD Hennepin County REDEVELOPMENT ELIGIBILITY Coordinate System (ft) ASSESSMENT 0 50 100 Feet Project Location Legend Q Project Boundary Q Parcel Boundaries Source: Hennepin County, City of Richfield and SEH. s~o;~e; gay;o - - - -- ;no~(e~ a;a~osgo -- r asn pue~ snoua;asap _ ~ i I aBe~anoa pue~ anissa~xa - _ sai;i~iae; tie;iues;o ~~e~ _ i uBisap/s;uawa6ue~~e ~(;one; __. - 6uipnno~~aano - a~uasa~osgo -- - --- uoi;epide~~p _ ~ - - I~ I~~ i ~ I ~ ~ o I ' ' Ql l ~ ~i I o i ~ ~'~ ~ Im ~ ~ ~ V) 'Z Q Q ~ ~ N c J 'a > a~ > a~ > ~ a~ ~ > a~ > I ~/ _ + J Q Q Q Q J ~ 'I i i i I I a ~ `D N N a~ a~ i ~ ' ~ a~ I o !- I a ~ ~ - ' N ~ LL (n (n (n (n (n (n ~ T , (n J i J i ~ , j N~ ~ O C' T 6 C T (0 ~~~ C (O T ~ (n (n C T ~ ~ O N~~ > >'~>I N > N ~I > N > N;OJ (n N >__ > ' ' ~ M ~ J J -p -p J J>> IQ Q ~ ~I I Q jQ ~Q , Q ~ Q' Q ~ j !Q CO CO Q ti ~ CO ~ N N T,. TIN N I I ~ i~ Z O '~ U ~~ U ~, U ~ U I U U~ U I~i L a O CO N M N ~ ~~ M ~ ~I~ d' ; ~ I ~6 '6 ++ y ' ~ ~ ~ -O ~ -O 'O '6 "i ~ CD CO CO M ~ M' M M M~M IO C C d _ _ _ Q Q Q Q Q Q Q Q J ~~ ~ ~,I\, ~I ~ r ~'~ ^ J J ~ ~ I O~ O O ~ N ~ N M M O~ O OJ.~" M V O~O r- O N 'iN MI I M N O~ M M N N M V ~ M (O ~~ V' ~ I ~ Z ~ a CO CO ~ CO ~~I~ CO I ~ CO ~ ~i CO ~ CO CO i CO CO CO ~~.~~~ CO ~ CO ~ CO ~ CO CO ~~I CO (D ~~ CO CO CO I~~I~I N I ~ ! I I W i I I U ~ a ~ ;~ w I I ~ o ~~ I •~ n~// LL ~ ~ U U U U T U 1 3 M W O ~ ~ _ _ i ~ ~ ~ ~ ~ I ~ ' ~ . ~ ~ IN ~ I , V~j N ~ cn j to, N ~ ~I NIA ~ L ! ~ ~ U Q ~v ~~ " ' ' ~' ~ U ~ i C 3 ~ d ~ N ~~ ~ N ~ I U U ~i ~ ~ U ~ V ~ ~ - ~~° ~ ~ w ~ ~ I I mo ~', a ~~ ~ ~ ~~ ~ ~° I ', w o a~ , u' , w m ~ c c U ~ c ~ c ~~ c U: c U c l U c ' .` 1 3 io ~ l ~ ~ o 0 ~ ~ ~ 0 ~ o ~ ~ ~ ~I ~ I i ~ o` V ~ ~ -oo ~; ~I -oa ~, ~ ~ ~ m ~ ca l ~ ~ m _ ~ .~ co co .~ m w' ~ ' o; -° a~ ~ 3 ' ~I ~ ~ ~ ~j ~ ~ ~ ~ N N I N ~ I N N' N N ' Q _ o Z LL U , N ~I ~ ~. N ~ ~ , d ~ ~I ~ j ~~ I ~ ~ ~ ' ~ J ~ ' ; ~ M 4 I 'i ' W ~ ~ O) CO ~~ M N ~O ~ ~ ~ ~ ~ tD tnlV CO M ~. O O, N M ~ ~ ~M I~~M M MM ~t ~tV V Vl~i~ d V ct 5 ~ Z 0 0 0 0 0 0 0 1 0 OOOO01000 I O '~. 0 q 0 0 0 0 0 0 0 0 0 0 O O O000000 OOOOIOI L 2 ~ O V V ~' V ~'~ ~~'I'7 I~I~i~~~~~!~~I~II~ ~~~~ ~~ ~~ V' ~, ~ I V.~~~IV V V V V V~ 'd' ~ ~i~~~ ~ ~ ~ ~ ~ ~ ~ ~ ~= .~ ~I~~~~~~~~~~~ ~I U ~ N ~ , I I N N NIN N N N N' yo~cocowco~coo~ N'' o~ I ~ , N N N N N NIN N N N N N co~~mco~m'wlmlmco,co Q _ N~.N N N N'~N N NI ~ N N N N N NIN N NIN N,N IN 'per Q w ~ OO O O OO O O Z~M M M M MiM M M, O M O OOO ~O ~.O O O.O O OO M M M'M M'M M MIM M MI,M ~~. " " ' L_ JJ ~J a'M M M,M M,,MIM,.M''~., M M M'M M M M MM I <` >' <` > M M W Q Y yam. ', ~ '~~ I I I I Q F- w ~ I ~ ~ I Lyndale Gateway West -Report on Blight Assessment Photographs ~~:, ~~ - Photo 2: A different view from the alley of a commercial property illustrates another poorly maintained site and a building. The building entrance and loading areas are clearly in disrepair and the overgrown site and boarded up windows are a telltale sign of deferred maintenance. Attachment C Photo l: This view from the alley of the back facade and loading/service area of one of the commercial parcels illustrates a poorly maintained building and site. Numerous criteria from the statutory definition for blight were observed on this property including but not limited to: "dilapidation, obsolete layout, and excessive land coverage." y`~~ ~ ~~ b ~` e' ~~ ~; ,. }4'.~ L« - .~: t ~ ~;. r ' ' E t~ rt > ~ T ~~.' ~ ~ v~~~~~ alt ~ s,.~`' Photo 3: This view of the backside of a commercial property provides another example of a poorly maintained site and building. Blighting conditions include cracked and buckling pavement, overgrown vegetation and peeling paint on the building facade. This poorly maintained paved area represents the only on-site parking and loading/service area available for the property. Lyndale Gateway West -Report on Blight Assessment Photographs ;-, .~ '= Photo 5: This decrepit looking shed- style addition to one of the commercial buildings represents a classic example of a blighting influence. The structure exhibits a sagging roof, peeling paint, rotting clapboard and boarded up windows. ~~~. a Attachment C Photo 4: This close-up view of the stairs to a service (back) entrance to 7618 Lyndale Avenue reflects a serious state of disrepair. The condition is indicative of the pattern of disinvestment that is prevalent throughout the project planning area. fi ___ _ ,_ _ ~ _ ~~ x.s. _~ ~~ , , .~~ ~ ~° ~r ~~ ..~. . a ~, s A~~.°~r. e_ Photo 6: This two story back extension off one of the commercial structures includes masonry that is discolored and in disrepair. The unattractive appearance and poor maintenance of this part of the structure constitute conditions of blight. For example the criteria of "obsolescence" and "dilapidation" are evident on this property. Lyndale Gateway West -Report on Blight Assessment Photographs Photo 8: Another view of the parking occurring within the Lyndale Avenue Right-of--Way further demonstrates the "faulty design and arrangement" or "obsolete layout" reflected by this unusual arrangement. The vehicles parked along these store fronts do not have enough space to turn-around in order to avoid having to "jump the curb" onto Lyndale Avenue. Attachment C Photo 7: This photo effectively illustrates the awkward parking arrangement along the facades of the commercial buildings. Combined with the invasive vegetation that has not been pruned back or removed, the building entry appears to be practically inaccessible. Photo 9: This photo illustrates a roof and the soffit/fascia on this residence in need of replacement due to age and lack of regular maintenance. The condition of the structure reflects the blight criterion of dilapidation and the overgrown condition of the yard fits the criterion of "other factors". Lyndale Gateway West -Report on Blight Assessment Photographs Photo 11: The informal use of the paved right-of--way in front of the commercial buildings for parking represents a traffic safety concern. This area has a single driveway access and its limited width will not allow for proper turning movements for most vehicles. The conflicts with vehicles parked on Lyndale Avenue and pedestrians are especially problematic during winter months. Attachment C Photo 10: This narrow alley serves as the primary vehicular access for on-site parking and loading/service needs for the majority of properties in the project planning area. The inadequacy and traffic safety concerns posed by this substandard site access reflect the blight criteria of "obsolete layout and faulty design and arrangement." :~ ~ r~, •~ ., ^~~~ .. ~~ ,.;~ ~_ ~~~ ~: Photo 12: The only conveniently located on-site customer parking is situated at 7600 Lyndale Avenue. However this parking area exerts a blighting influence due to its poor maintenance, unattractive appearance and poor design. _ t'~ "i`l u f ' ` ` r y ..,i,r ~ ~: ~ . ~ ~ ~. ' ~~ 1 ~ I , i ~i * w dy i~5; ~^ T ~ . 1.. ~~ r~ - 2 - Y~t i t ...~. ~~ q.. Y'~ . jj f,... `t :' A ~ 3 l ~.r . , '~~s~ ~ :. ;: f '~" 1 I { ~ - ~ ,~ ~ ., "` > _ a :~ k ~ ~ R . ~ ~ I sµ r ' ~V xT ~ ~~ a ~ f ~ ~'. C ~' ` ! ~ ~ ; . ~ r ' 1~ ~ ~ ..f9 ~ V ~y,•. r' 14 ' --i e~ CITY OF RICHFIELD REDEVELOPMENT ELIGIBILITY ASSESSMENT 0 Building Assessments Hennepin County Coordinate System (ft) so too Feet Legend Q Project Boundary ~ Parcel Boundaries Building Assessment Category O Category 1: Substandard Building ®Category 2: Non-Substandard Building Source: Hennepin County, City of Richfield and $EH. 11 /7 1 /2002 sh =SEN CITY OF RICHFIELD Hennepin County REDEVELOPMENT ELIGIBILITY Coordinate System(ft) ASSESSMENT o so too Improved Surfaces Feet Legend Q Project Boundary Q Parcel Boundaries Impervious Flag ~`'~ No Yes Source: Hennepin County, City of Richfield and SEH. 71/08/2002 sh =SEN -t , :,;, nr r!i ~rre r err ~ , ~+ . . - ~ j "~ J 9 ~ < ~;' r ~ ~~ ~~`~ a FF r ~x. '~ 7 i { ~.~ ' .r J t * ' ~~ y t ~ V, ~~ ` ,. J ~ I ~~ ~~ ~ .~~ ~, ~ ~ i , 4 ~ ~ . .~ 4 ~ J k 4, ,, ~ ~ J I '4" y ~ a~ ,~ ..~ ~ J _ "''~ r ') ~~ c ' ~ , ~ d ~, ~ r •. t ' fi . ~. ' ~ t { , r ,} 6 '~ ~ °`. ~.... ' ~ ~f ~ x~ t ~ ; P. . k~ ~ a/ ~. € . .. M „ ~ Y° ~ '~ ~~ ~ J ; r „ S _~"h `~ ~.~ ~ ~ ~ _. r -- _ . ~~ . t~ .. ~- CITY OF RICHFIELD Hennepin County REDEVELOPMENT ELIGIBILITY Coordinate System (fQ ASSESSMENT o so too Feet Percent Improved By Parcel Legend Q Project Boundary Q Parcel Boundaries Percent Improved ®0 % Developed C; 1 - 15 % Developed ~ > 15 % Developed Source: Hennepin County, City of Richfield and SEH. t voa zooz sn =SEN Attachment D Detailed Analysis of Blight Conditions Lyndale Gateway West Area Statutory Definition of Blighted Area "Blighted area (contains) 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." 1. Dilapidation The residential and commercial properties were constructed between 1947 and 1952. Even though these properties, as well as the existing commercial and residential improvements constructed on them, can be considered old, they are not considered to have any historical value nor architectural merit. Old properties, however, require relatively higher levels of maintenance and repair. Over half of these properties can be considered to be lacking in needed maintenance and repair. The criterion of "dilapidation" was observed to apply to twelve (12) parcels within the project planning area. As indicated in Table B of this report, six (6) of parcels exhibited "strong" evidence of this criterion while another six (6) parcels exhibited "moderate" evidence. a. Deferred maintenance of structures and site improvements. b. Buildings and paved surfaces in disrepair a. Deferred Maintenance: Specific evidence of deferred maintenance includes: • Poorly maintained exterior building surfaces including masonry, stucco, wood clapboard and metal siding. • Back yard areas overgrown with vegetation. • Cracked, rutted paved surfaces. • Windows & Doors: cracked, ajar or boarded up. Excluding the three city owned properties that have become part of the 77`h Street Right-of--Way, over 57% of these properties (12 of 18 parcels) exhibit a deferred maintenance pattern. As determined by the analysis of Substandard Conditions (see separate report), on average, over 18% of the cost of constructing new buildings of the same square footage and type on the same sites would have to be spent to remedy this blighting factor. The likelihood of this level of remodeling/renovation reinvestment is low, given that the resultant "product" would be expensive to lease/sell and remain relatively unattractive in terms design and layout. In addition, individual owners would be reluctant to make the required level of investments to their individual properties, given the context of the deteriorating nature of adjacent and nearby properties. b. Building_and paved surfaces in disrepair: Specific evidence of buildings and paved surfaces in disrepair includes: • Masonry surfaces broken and in need of tuck-pointing. • Broken windows • Windows and Doors ajar and inoperable. • Entry stairways and service/loading docks broken and failing. • Cracked, broken and crumbling paved surfaces. • Shed-style addition broken and sagging (7600 Lyndale) The twelve properties exhibiting moderate to strong evidence of "dilapidation" include a wide variety of building surfaces and site improvements in a state of significant disrepair. The obvious dilapidation of each of commercial properties and one of the residential properties (7633 Aldrich Ave S) represent a clear blighting influence on abutting properties. In addition, the problems with windows, doors, building surfaces and pavement negatively impact the current use and future prospects for these properties. 2. Obsolescence/Obsolete Layout The criteria of "obsolescence" and "obsolete layout" were observed to apply to eleven (11) parcels within the project planning area. As indicated in Table 2 of Attachment B of this report, ten (10) of parcels exhibited "strong" evidence of these criteria and one (1) additional parcel exhibited "moderate" evidence. a. Dysfunctional layout of buildings and parking. b. Substandard design of alley. c. Dated appearance of structures. a. Dysfunctional layout of building and arkin~: Ten of the eleven commercial parcels are without adequate or convenient parking for customers or visitors based on the layout of the building at zero front lot line. The only available on-site parking for these properties is in the rear yard areas. The majority of these rear yard areas are overgrown with vegetation with paved or gravel surfaces in poor condition. In addition, parking and loading/service areas are not segregated or clearly identified. b. Substandard design of alley: A narrow alley more suitable for strictly residential use serves as the primary access to on-site parking and loading for the commercial properties. The alley also provides access to detached garages for three of the single-family homes that front on Aldrich Avenue. In addition to its narrow width the alley is partially overgrown with vegetation encroaching from residential properties. Overall the alley represents an inconvenient and potentially unsafe primary site access for the majority of parcels within the project planning area c. Outdated appearance of structures: All of commercial buildings were originally constructed between 1947 and 1952. Little evidence of regular maintenance, updating or major rehabilitation is evident on the exteriors of any of theses structures. As stated in Paragraph 1 (Dilapidation), these buildings "are not considered to have any historical value nor architectural merit," and they in fact tend to serve as remnants from a past era that are not consistent with contemporary needs and preferences of retail and commercial service uses. 3. Faulty arrangement or design The criterion of "faulty arrangement or design" was observed to apply to eighteen (18) parcels within the project planning area. As indicated in Table B of this report, ten (10) of parcels exhibited "strong" evidence of this criterion while another eight (8) parcels exhibited "moderate" evidence. a. Inadequate parking. b. Inconvenient pedestrian and vehicular access. c. Substandard alley. a. Inadequate P\parki~: Ten (10) of the eleven (11) commercial properties fronting on Lyndale Avenue South are relatively shallow in terms of current standards. They back onto a narrow (12-foot-wide) alley. This results in a poorly functioning, obsolete parking and loading service area. The lack of legal parking in front of the properties, due to the fact that these properties front onto aCity- owned right-of--way which is not used for street purposes, compounds the parking and loading deficiencies. This situation produces a blighting influence to surrounding properties, as commercial tenants' employees, suppliers, and customers seek out nearby parking opportunities b. Inconvenient pedestrian and vehicular access: The awkward and confusing parking arrangement in that occurs in the Lyndale Avenue Right-of--Way in front of the commercial properties conceals building entrances and represents a safety hazard for pedestrians. This ill-defined informal parking area conflicts with pedestrian access to the commercial uses and is likely to present a particularly undesirable site condition in winter months during conditions of snow and ice. The substandard design of the alley that serves as the primary access for the majority of parcels in the project planning area (see paragraph 2. Dilapidation) also serves as a clear representation of this criterion. Current design standard for a major site access would require a minimum 22-24 foot wide drive width. c. Substandard alley. See Paragraph 2 (Dilapidation) and Paragraph 5 (Other Factors). 4. Excessive Land Coverage The criterion of "faulty arrangement or design" was observed to apply to eighteen (18) parcels within the project planning area. As indicated in Table B of this report, ten (10) of parcels exhibited "strong" evidence of this criterion while one (1) additional parcel exhibited "moderate" evidence. a. Size and placement of commercial buildings. a. Size and placement of commercial buildings: Ten (10) of the eleven (11) commercial parcels exhibit this criterion due to the size of the buildings relative the amount of remaining site area available for parking, loading, and access. As referenced in Paragraph 3 (Faulty Design and Arrangement),s the placement of the commercial buildings at azero-front-setback exacerbates the problem of excessive land coverage because the principal access points to the buildings are located on the Lyndale Avenue side (front), making it impractical to provide convenient on-site parking. 5. Other Factors In addition to the above, the following other blighting factors were evident: a. Poor linkage between residential and commercial properties. b. Negative conditions within public rights-of--way. c. Overgrown vegetation. d. Economics of renewal/reinvestment. a. Poor linkage between residential and commercial pro ep rties: Various blighting influences that impact the project planning area reflect a linkage between the commercial (east half of block) and residential (west half of block). The limited depth of the commercial parcels combined with the poor condition of the back sides of those properties starkly illustrates that any reuse/rehabilitation solution would need to encompass the entire block. Due to the high traffic conditions in the area, the lack of on-site parking for commercial uses, and the substandard design of the alley; viable use or reuse of the commercial sites may necessitate redevelopment of the residential half of the block. b. Negative conditions within the ublic rights-of-waX: • The awkward, inconvenient, and unsafe condition and use of the paved right-of-way located between the commercial buildings and Lyndale Avenue (edge of curb). • The substandard design of the alley serving commercial and residential properties. • The obsolete design of the parking area serving 7600 Lyndale Avenue. • The safety concern associated with the detached garage at 7601 Aldrich that gain access from 76th Street. The above referenced conditions within public right-of--way represent a blighting influence the impacts the entire project planning area. Vehicular and pedestrian access is compromised by the substandard and antiquated arrangement of driveway cuts, paved surfaces, parking and driveways serving the majority of parcels. c. Overgrown Ve etation: Overgrown vegetation present on nearly all of the commercial parcels and several of the residential parcels represents a blighting influence consistent with the intent of the statutory definition for a blight area. This condition of deferred site maintenance is not characteristic of the majority of Richfield's mature neighborhoods. d. Economics of renewal/reinvestment: In addition, the physical and economic difficulties associated with lot-by-lot, or building-by-building, renewal of these 21 properties lead to the conclusion that this type and form of reinvestment is unlikely to occur. A renewaUreinvestment scenario that would take the form of total redevelopment appears more likely, more desired, and more feasible in terms of producing property design/layout and land use mix that would be market- sensitive and would contribute to the near-term and future health and welfare of the Richfield community. Attachment F Redevelopment Eligibility Assessment conducted by Short-Elliott-Hendrickson, Inc. (S-E-H). Redevelopment Eligibility Assessment Proposed "Lyndale Gateway West" Redevelopment Area Richfield, MN November 12, 2002 Prepared by: Short Elliott Hendrickson, Inc. (SEH) Butler Square Building, Suite 710C 100 North 6`h Street Minneapolis, MN 55403 SEH No. A-RFHRA0301.00 City of Richfield Lyndale Gateway West Redevelopment Eligibility Assessments November 12, 2002 PURPOSE Short Elliott Hendrickson, Inc. (SEH) was hired by the Richfield Housing and Redevelopment Authority (HRA), Richfield, Minnesota, to survey and evaluate the properties within the proposed "Lyndale Gateway West" Tax Increment Financing District. The proposed district is bounded by 76`h St. West on the north, Lyndale Ave. South on the east, 77`'' St. West on the south, and Aldrich Ave. South on the-west. The purpose of our work was to independently ascertain whether the qualification tests for tax increment eligibility, as required under Minnesota Statute, could be met. The findings and conclusions drawn herein are solely for the purpose of tax increment eligibility and are not intended to be used outside the scope of this assessment. SCOPE OF WORK The proposed district consists of 21 property parcels comprised of the following types'of improvements: 7 single family dwellings, 14 commercial structures on 11 parcels, and 3 vacant parcels with parking or street improvements. EVALUATIONS Of the twenty-one (21) buildings in the proposed district, only four (4) buildings, two residential and two commercial, were available for exterior evaluation only. The interior public spaces of two (2) tenant spaces and the entire interior of the remainder of the buildings were evaluated. FINDINGS Coverage Test -Twenty-one (21) of the twenty-one (21) properties met the coverage test with a 100% area coverage. This exceeds the 70% area coverage requirement. Condition of Buildings Test -Sixty-one (61) percent of the buildings - 13 of the 21 buildings -were found to be "structurally substandard" when considering code deficiencies and other deficiencies of sufficient total significance to justify substantial renovation or clearance (see definition of "structurally substandard" as follows). This exceeds the Condition of Buildings Test whereby over 50% of buildings, not including outbuildings, must be found "structurally substandard." CONCLUSION Our surveying and evaluating of the properties within this proposed Redevelopment District render results that in our professional opinion qualify the district eligible under the statutory criteria and formulas for Tax Increment Financing District Funding. SUPPORTING DOCUMENTS ATTACHED Summary report detailing the above findings, including proposed redevelopment area map(s) PROCEDURAL REQUIREMENTS The properties were surveyed and evaluated in accordance with the following requirements under Minnesota Statute Section 469.174, Subdivision 10, clause (c) which states: Interior Inspection - "The municipality may not make such determination [that the building is structurally substandard] without an interior inspection of the property..." Exterior Inspection and Other Means - "An interior inspection of the property is not required, if the municipality finds that (1) the municipality or authority is unable to gain access to the property; and after using its best efforts to obtain permission from the party that owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion that the building is structurally substandard." Documentation - "Written documentation of the building findings and reasons why an interior inspection was not conducted must be made and retained under section 469.175, subdivision 3, clause (1)." Refer to Exhibit A -Documentation of Contacts/Evaluations, immediately following page 10 of this report. PROCEDURES FOLLOWED TO MEET REQUIREMENTS The Richfield HRA sent letters to all property owners located in the district requesting that an inspection and evaluation be made of their property. SEH conducted assessments between October 9t'' and October 29~', 2002. Requests for evaluation appointments were made with the building owner or building tenants. An interior inspection and evaluation was completed if consented to by the owner. Interior evaluations were limited to public areas where interior access was denied or not made available. An exterior inspection and evaluation was made where the owner refused interior access to their property. In all cases, an exterior evaluation was completed. For all subject buildings, Richfield HRA provided copies of all available building permits on record for review by SEH. These permits provide a basic description of type of work completed for each permit (Building, Electrical, or Plumbing, scope of work) and, in some cases, approximate value of work to be completed. Additionally, copies of fire inspection reports, police reports, point of sale reports, and rental property inspection reports were also provided for all buildings if available. These reports identify Fire Code violations and life safety deficiencies in the buildings, as observed at the time of the report. In some cases, completed and approved corrections are noted on the reports. Additional building data was collected from public taxpayer information available from Hennepin County. Building data from these public records was combined with and reviewed against information gathered in the field. QUALIFICATION REQUIREMENTS The properties were surveyed and evaluated to ascertain whether the qualification tests for tax increment eligibility for a redevelopment district, required under the following Minnesota Statutes, could be met. Minnesota Statute Section 469.174, Subdivision 10, clause (a) (1) requires two tests for occupied parcels: 1. Coverage Test - "parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities, paved or gravel parking lots or similar structures ..." . _,. , ,. Note: The coverage required by the parcel to be considered occupied is defined under Minnesota Statute Section 469.174, Subdivision 10, clause (e) which states: "For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures unless 15% of the area of the parcel contains buildings, streets, utilities, paved or gravel parking lots or other similar structures." 2. Condition of Buildings Test - " ...and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance;" The term `structurally substandard', as used in the preceding paragraph, is defined by a two-step test: Conditions Test: Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, clause (b), a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." Code Test: Notwithstanding the foregoing, the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, clause (c) also provides that a building may not be considered structurally substandard if it: "... is in compliance with building code applicable to new buildings or could be modified to satisfy the building code at a cost of less than 15 percent of the cost of constructing a new structure of the same square footage and type on the site." Based on the above requirements, the substandard determination of a particular building is atwo-step process; therefore, the findings of each step are independent of each other and both steps must be satisfied in order for a building to be found structurally substandard. It is not sufficient to conclude that a building is structurally substandard solely because the Code Testis satisfied. It is theoretically possible for a 4 building to require extensive renovation in order to meet current building codes but still not meet the main test of the Conditions Test. Furthermore, deficiencies included in the Conditions Test may or may not include specific code deficiencies as listed in the Code Test. In many cases, specific building code deficiencies may well contribute to the data which supports satisfying the Conditions Test; conversely, it is certainly possible that identified hazards or other deficiencies which could be included in the Conditions Test do not necessarily constitute current building code deficiencies. By definition, the nature of the two steps is slightly different. The Conditions Testis more subjective; whereas=the Code Testis an objective test. Conditions Test deficiencies are less technical and not necessarily measurable to the same extent of the code deficiencies in the Code Test. To the end that technical, measurable building code deficiencies support the satisfaction of the less technical Conditions Test, the following code requirements are defined in terms that go beyond the technical requirements of the code and demonstrate their relevance in terms of " ...deficiencies in essential utilities and facilities, light and ventilation, etc..." Uniform Building Code (UBC): The purpose of the UBC is to provide minimum standards to safeguard life or limb, health, property and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location and maintenance of all buildings and structures (UBC 101.2). A deficiency in the building code (insufficient number of building exits, insufficient door landing area, etc.) adversely affects one or more of the above standards to safeguard `life or limb ...and public welfare'; therefore, a deficiency in the building code is considered a deficiency in one or more "essential utilities and facilities, light and ventilation, etc.". Minnesota Accessibility Code, Chapter 1341: This chapter sets the requirements for accessibility all building occupancies. The Minnesota Accessibility Code closely follows the Americans with Disabilities Act Accessibility Guidelines (ADAAG), which sets the guidelines for accessibility to places of public accommodations and commercial facilities as required by the Americans with Disabilities Act (ADA) of 1990. The ADA is a federal anti-discrimination statute designed to remove barriers that prevent qualified individuals with disabilities from enjoying the same opportunities that are available to persons without disabilities (ADA Handbook). Essentially, a deficiency in the accessibility code (lack of handrail extension at stairs or ramp, lack of clearance at a toilet fixture, etc.) results in a discrimination against disabled individuals; therefore, a deficiency in the accessibility code is considered a deficiency in "essential utilities and facilities". Minnesota Food Code, Chapter 4626: This chapter is enforced by the Minnesota Department of Health and is similar to the UBC in that it provides minimum standards to safeguard public health in areas of public/commercial food preparation. A deficiency in the food code (lack of non-absorbent wall or ceiling finishes, lack of hand sink, etc.) causes a condition for potential contamination of food; therefore, a deficiency in the food code is considered a deficiency in "essential utilities and facilities". National Electric Code (NEC): The purpose of the NEC is the practical safeguarding of persons and property from hazards arising from the use of electricity. The NEC contains provisions that are considered necessary for safety (NEC 90-1 (a) and (b)). A deficiency in the electric code (insufficient electrical service capacity, improper wiring, etc.) causes a hazard from the use of electricity; therefore, a deficiency:in the electric code is considered-a deficiency in "essential utilities and facilities". Uniform Mechanical Code (iJMC): The purpose of the UMC is to provide minimum standards to safeguard life or limb, health, property and public welfare by regulating and controlling the design, construction, installation, quality of materials, location, operation, and maintenance or use of heating, ventilating, cooling, and other appliances (UMC 102). The UMC sets specific requirements for building ventilation, exhaust, intake and relief. These requirements translate into a specified number of complete clean air exchanges for a building based on its occupancy type and occupant load. A deficiency in the mechanical code adversely affects the `health ...and public welfare' of a building's occupants; therefore, a deficiency in the mechanical code is considered a deficiency in "light and ventilation". Note: The above list represents some of the more common potential code deficiencies considered in the assessment of the buildings in the proposed district. This list does not necessarily include every factor included in the data used to satisfy the Conditions Test for a particular building. Refer to individual building reports for specific findings. Finally, the tax increment law provides that the municipality may find that a building is not disqualified as structurally substandard under the Code Test on the basis of "reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs, or other similar reliable evidence. Items of evidence that support such a conclusion [that the building is structurally substandard] include recent fire or police inspections, on-site property appraisals or housing inspections, exterior evidence of deterioration, or other similar reliable evidence." 6 MEASUREMENTS AGAINST TECHNICAL TEST REQUIREMENTS Coverage Test SEH utilized a GIS (Geographic Information Systems) database, available through Hennepin County and the City of Richfield, to obtain individual parcel information. The GIS database contains both graphic information (parcel shapes) and numerical data based on county tax records. This information was used by SEH for the purposes of this assessment. The total square foot area of each property parcel was obtained from county records (GIS) and general site verification. The total extent of site improvements on each property parcel was digitized from recent aerial photography (Spring, 2000). The total square footage of site improvements was then digitally measured and confirmed by general site verification. The total percentage of coverage of each property parcel was computed to determine if the 15% requirement was met. Refer to attached maps: Impervious Surfaces map and Percent Impervious by Parcel map. The total area of all qualifying property parcels was compared to the total area of all parcels to determine if the 70% requirement was met. The area occupied by public rights-of-way has not been considered in the coverage test calculations. All of the public rights-of-way are improved. If all of the public rights-of-way were treated as a parcel for the purpose of coverage test calculations, the 70% requirement of the coverage test would still be met. Condition of Building Test Replacement Cost -the cost of constructing a new structure of the same size and type on site: R. S. Means Square Foot Costs (2002) was used as the industry standard for base cost calculations. R. S. Means is a nationally published reference tool for construction cost data. The book is updated yearly and establishes a "national average" for materials and labor prices for all types of building construction. The base costs derived from R. S. Means were reviewed, and modified if applicable, against our professional judgement and experience. A base cost was calculated by first establishing building type, building construction type, and construction quality level (residential construction) to obtain the appropriate Means cost per square foot. This cost was multiplied times the building square footage to obtain the total replacement cost for an individual building. Additionally, to account for regional/local pricing, a cost factor was added to the total cost according to R.S. Means tables. Using R. S. Means, consideration is made for building occupancy, building size, and construction type; therefore, the cost per square foot used to construct a new structure will vary accordingly. Buildin~Deficiencies: Conditions Test (Condition Deficiencies) -determining the combination of defects or deficiencies of sufficient total significance to justify substantial renovation or clearance. On-Site evaluations -Evaluation of each building was made by reviewing available information from city records and making interior and/or exterior evaluations, as noted, sometimes limited to public spaces. Deficiencies in structural elements, essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, were noted by the evaluator. Condition Deficiencies may or may not include Code Deficiencies as defined below. Energy code compliance was not considered for the purposes of determining Condition Deficiencies. Deficiencies were combined and summarized for each building in order to determine their total significance. Building Deficiencies: Code Test (Code Deficiencies) -determining technical conditions that are not in compliance with current building code applicable to new buildings and the cost to correct the deficiencies: On-Site evaluations -Evaluation of each building was made by reviewing available information from city records and making interior and/or exterior evaluations, as noted, sometimes limited to public spaces. On-site evaluations were completed using a standard checklist format. The standard checklist was derived from several standard building code plan review checklists and was intended to address the most common, easily identifiable code deficiencies. Mechanical Engineers, Electrical Engineers, and Building Code Officials were also consulted in the development of the checklist. Deficiencies were generally grouped into the following categories (category names are followed by its applicable building code): • Building accessibility -Minnesota Accessibility Code • Building egress, building construction -Uniform Building Code • Fire protection systems -Uniform Building Code • Food service -Minnesota Food Code • HVAC (heating, ventilating, and air conditioning) -Uniform Mechanical Code • Electrical systems -National Electric Code and Minnesota Energy Code • Energy code compliance -Minnesota Energy Code For the purposes of determining the Code Test (Code Deficiencies), Energy code compliance is relevant because its criteria affect the design of integral parts of a majority of a building's systems. The intent of these criteria is to provide a means for assuring building durability, and permitting energy efficient operation (7676.0100). The energy code addresses general building construction (all forms of energy transmission in an exterior building envelope -walls, roofs, doors and windows, etc.) and energy usage by lighting and mechanical systems. A deficiency in the energy code (inadequate insulation, non-insulated window systems, improper air infiltration protection, etc.) reduces energy efficient operation and adversely affects building system durability; therefore, a deficiency in the energy code is considered to contribute to a condition requiring substantial renovation or clearance. Office evaluations -Following the on-site evaluation, each building was then reviewed, based on on-site data, age of construction, building usage and occupancy, square footage, and known improvements (from building permit data), and an assessment was made regarding compliance with current mechanical, electrical, and energy codes. A basic code review was also completed regarding the potential need for additional egress (basement stairways, for example), sprinkler systems, or elevators. Deficiency Cost -Costs to correct identified deficiencies were determined by using R. S. Means Cost Data and our professional judgement and experience. In general, where several items of varying quality were available for selection to correct a deficiency, an item of average cost was used, as appropriate for typical commercial or residential applications. Actual construction costs are affected by many factors (bidding climate, size of project, etc.). Due to the nature of this assessment, we were only able to generalize the scope of work for each correction; that is to say that detailed plans, quantities, and qualities of materials were not possible to be known. Our approach to this matter was to determine a preliminary cost projection suitable to the level of detail that is known. This process was similar to our typical approach for a cost projection that may be given to an owner during a schematic design stage of a project. Costs to correct deficiencies were computed for each building and compared to the building replacement cost to determine if the 15% requirement was met. The total number of buildings determined to be "structurally substandard" by satisfying both the Conditions Test and the Code Test in this manner was compared to the total number of buildings in the district to determine if the 50% requirement was met. Reports on Structurally Substandard Buildings and Individual Building Summary Reports are available for review at the offices of SEH, City of Richfield, and Kennedy & Graven, Chartered, Minneapolis, Minnesota. Technical Conditions Resources -the following list represents the current building codes applicable to new buildings used in the Building Deficiency review. 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The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Light & Ventilation • Deficient in meeting Mechanical code: for residential construction prior to 1980, plumbing systems contain lead soldered connections, which are non-compliant with current building code • Deficient in meeting Electrical code: for residential construction prior to 1980, receptacle locations, receptacle types, and wiring are non-compliant with current building code Fire Protection/Egress • Deficient emergency egress: lack of basement and bedroom emergency egress windows • Deficient interior stairway: deficient handrail height, and returns; handrail not continuous; deficient guardrail construction • Lack of smoke detector/detection system in each bedroom Layout/Condition of Interior Partitions • Paint flaking off of walls and ceiling in first floor bathroom (due to excessive moisture/humidity) Similar Factors • Portions of basement level have only approximately 6'-0" ceiling height -considered too low for habitable space according to building code • Defects in exterior building shell: Exterior wood siding in need of paint; window frames extremely weathered - in need of paint Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $221,398.88 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $32,923.00 Percentage of Code Deficiency to Replacement Cost: 14.87% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: 7609 Aldrich Ave. S. 2 Satisfies Conditions Test for Structurally Substandard Building: N Satisfies Code Test for Structurally Substandard Building: Y Structurally Substandard Building (Y/N): N Conditions Test Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance: ' The above building, based upon exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Light & Ventilation • Deficient in meeting Mechanical code: for residential construction prior to 1980, plumbing systems contain lead soldered connections, which are non-compliant with current building code • Deficient in meeting Electrical code: for residential construction prior to 1980, receptacle locations, receptacle types, and wiring are non-compliant with current building code Fire Protection/Egress • Deficient emergency egress: lack of basement emergency egress windows Similar Factors • Inadequate soffit ventilation provided Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of Less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost) Estimated cost of correction of code deficiencies (Total Deficiency Cost): Percentage of Code Deficiency to Replacement Cost: $97,849.79 $17,782.56 18.17 Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: Satisfies Conditions Test for Structurally Substandard Building: Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/N): 7615 Aldrich Ave. S. 3 Y N N Conditions Test Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Moisture infiltration into basement foundation wall causing spalling/deterioration on interior concrete block wall face at east and north walls Light & Ventilation • Deficient in meeting Mechanical code: for residential construction prior to 1980, plumbing systems contain lead soldered connections, which are non-compliant with current building code • Deficient in meeting Electrical code: for residential construction prior to 1980, receptacle locations, receptacle types, and wiring are non-compliant with current building code Fire ProtectionlEgress • Deficient emergency egress: lack of basement emergency egress windows • Deficient interior stairway: insufficient headroom provided; deficient handrail height and returns; deficient guardrail construction • Lack of smoke detector/detection system in each bedroom Similar Factors • Inadequate attic and soffit ventilation provided • Defects in exterior building shell: several minor horizontal cracks in exterior stucco finish on east wall, one large area beginning to `delaminate' from the wall; minor stress cracks in stucco at window sills; wood fascia board bowed from wall (2" +) on east side Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $106,160.58 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $15,671.76 Percentage of Code Deficiency to Replacement Cost: 14.76% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building lDBusiness Name/Address: Satisfies Conditions Test for Structurally Substandard Building: Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/1~: Conditions Test 7621 Aldrich Ave. S. 4 Y Y Y Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Exterior concrete block foundation spalling/deterioratingfust above grade entire perimeter • Horizontal crack present in mid-point of basement foundation wall on north, east, and south walls; wall face deteriorated by moisture and some areas appear to have mold Light & Ventilation • Deficient in meeting Mechanical code: for residential construction prior to 1980, plumbing systems contain lead soldered connections, which are non-compliant with current building code • Deficient in meeting Electrical code: for residential construction prior to 1980, receptacle locations, receptacle types, and wiring are non-compliant with current building code Fire Protection/Egress • Deficient emergency egress: lack of basement emergency egress windows • Deficient interior stairway: insufficient landing length; insufficient headroom provided; deficient handrail height and returns; handrail not continuous • Lack of smoke detector/detection system in each bedroom Layout/Condition of Interior Partitions • Ceiling in hallway stained/damaged by past ceiling leaks; building settlement cracks evident in hallway above door frames and in hall and dining room ceilings Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $97,849.79 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $19,811.66 Percentage of Code Deficiency to Replacement Cost: 20.25% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness NamelAddress: 7627 Aldrich Ave. S. 5 Satisfies Conditions Test for Structurally Substandard Building: N Satisfies Code Test for Structurally Substandard Building: N Structurally Substandard Building (Y/1~: N Conditions Test Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Light & Ventilation • Deficient in meeting Mechanical code: for residential construction prior to 1980, plumbing systems contain lead soldered connections, which are non-compliant with current building code • Deficient in meeting Electrical code: for residential construction prior to 1980, receptacle locations, receptacle types, and wiring are non-compliant with current building code • Toilet room lacks means of natural or mechanical ventilation Fire Protection/Egress • Deficient emergency egress: lack of basement emergency egress windows • Deficient interior stairway: insufficient headroom provided; deficient handrail returns; handrail is not continuous; deficient guardrail construction • Lack of smoke detector/detection system on an individual floor and in each bedroom Layout/Condition of Interior Partitions • Severe moisture damage to ceiling and walls in shower area Similar Factors • Inadequate soffit ventilation provided Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $104,132.92 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $14,911.66 Percentage of Code Deficiency to Replacement Cost: 14.32% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: Satisfies Conditions Test for Structurally Substandard Building: Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/N): Conditions Test 7633 Aldrich Ave. S. 6 Y N N Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects. or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Roof sheathing sagging/deflecting along eave on east side Light & Ventilation • Deficient in meeting Mechanical code: for residential construction prior to 1980, plumbing systems contain lead soldered connections, which are non-compliant with current building code • Deficient in meeting Electrical code: for residential construction prior to 1980, receptacle locations, receptacle types, and wiring are non-compliant with current building code Fire Protection/Egress • Deficient emergency egress: lack of basement emergency egress windows • Deficient exterior door: deficient threshold height Similar Factors • Defects in exterior building shell: roof shingles appear severely worn and in need of replacement; approximately half of wood fascia is rotting; paint deteriorating on front door and windows Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $111,127.47 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $16,523.52 Percentage of Code Deficiency to Replacement Cost: 14.87% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: Satisfies Conditions Test for Structurally Substandard Building: Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/l~: 7639 Aldrich Ave. S. 7 Y Y Y Conditions Test Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision'10 abuilding is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Moisture infiltration into basement foundation wall causing spalling/deterioration on interior concrete block wall face on east side Light & Ventilation • Deficient in meeting Mechanical code: for residential construction prior to 1980, plumbing systems contain lead soldered connections, which are non-compliant with current building code • Deficient in meeting Electrical code: for residential construction prior to 1980, receptacle locations, receptacle types, and wiring are non-compliant with current building code Fire Protection/Egress • Deficient exterior stairway: deficient rise/run • Deficient emergency egress: Lack of basement emergency egress windows • Deficient interior stairway: insufficient stairway width; insufficient headroom provided; deficient handrail height and returns • Lack of smoke detector/detection system in each bedroom Layout/Condition of Interior Partitions • Moisture damage to ceiling in shower area Similar Factors • Inadequate attic and soffit ventilation provided • Defects in exterior building shell: side screen door does not close properly; front door sill is rotted; cracking evident in stucco finish at foundation line on north and south sides; lack of downspout extension causing deterioration to stucco finish at southeast corner; wood fascia board bowed from wall (2" +) on east side Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $104,132.92 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $22,332.56 Percentage of Code Deficiency to Replacement Cost: 21.45% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: Satisfies Conditions Test for Structurally Substandard Building: Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/N): Conditions Test 7600 Lvndale Ave. S. $ N N N Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Attached wood framed lean-to on west side in disrepair: walls and roof are sagging/deflecting or bowing Essential Utilities & Facilities • Deficient in facilities for disabled: no designated van accessible parking available; lack of exterior accessible route to entrance Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Deficient exterior door: door does not swing in direction of travel; deficient threshold height • Lack of smoke detector/detection system on an individual floor and in each bedroom Similar Factors • Interior window sills damaged from previous moisture leakage • Defects in exterior building shell: minor vertical and horizontal cracking over entire stucco finish on north wall; some portions of stucco finish missing; all wood siding in need of paint; lean-to wood siding is no longer weather-tight Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $394,848.00 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $48,520.32 Percentage of Code Deficiency to Replacement Cost: 12.29% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: Satisfies Conditions Test for Structurally Substandard Building: Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/I~: 7608 Lvndale Ave. S. 9A Y Y Y Conditions Test Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance: ' The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Vertical settlement cracks (through individual concrete blocks) occur from foundation to parapet on south wall; moisture deterioration (spalling, missing mortar joints) to exterior wall caused by lack of downspout on west wall • Steel bottom plate on overhang header is severely rusted and is sagging; mortar joints missing at beam bearing condition • Evidence of minor moisture infiltration to interior of basement foundation wall; some settlement cracks present in foundation wall Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of accessible hardware at entrance; lack of maneuvering clearance and accessible features in toilet room • Building area and occupancy require additional toilet room fixtures Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges • Toilet room lacks means of natural or mechanical ventilation Fire Protection/Egress • Deficient emergency egress: lack of basement and bedroom emergency egress windows • Deficient exterior door: deficient threshold height • Deficient interior stairway: deficient rise/run; insufficient headroom provided; additional handrail required; deficient handrail height, returns, and extensions; deficient guardrail construction • Lack of smoke detector/detection system on an individual. floor and in each bedroom Layout/Condition of Interior Partitions • Ceiling tiles damaged by moisture at west wall; several cracks in finish wall surfaces Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $309,640.32 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $72,028.88 Percentage of Code Deficiency to Replacement Cost: 23.26% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: 7610/7612 Lyndale Ave. S. 9B Satisfies Conditions Test for Structurally Substandard Building: Y Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/N): Y Y Conditions Test ' " Under the tax increment law, specifically, Minnesota Statutes, Section 469.17.4, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance: ' The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Steel bottom plate on overhang header is severely rusted and is sagging Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; no exterior accessible route to entrance; lack of maneuvering clearance at entrance doors; lack of accessible hardware at interior doors; lack of maneuvering clearance and accessible features at toilet rooms Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges • Toilet rooms lack means of natural or mechanical ventilation • Toilet fixture lacks adjacent non-absorbent wall surface Fire Protection/Egress • Deficient exterior door: deficient threshold height Layout/Condition of Interior Partitions • Vertical settlement cracks in finish of common wall between 7612 and 7610 and between 7610 and 7608 • Relatively narrow office area for multi-tenant configuration in 7610 Similar Factors • Defects in exterior building shell: foundation block cores exposed at east wall; wood storefront window and door trim and door in need of paint • Approximately half of ceiling tiles in 7612 and in front area of 7610 damaged by roof leaks Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $274,255.46 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $79,460.04 Percentage of Code Deficiency to Replacement Cost: 28.97% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: Satisfies Conditions Test for Structurally Substandard Building: Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/N): Conditions Test 7614 Lyndale Ave. S. l0A N Y N Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance:' The above building, based upon exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Three diagonal settlement cracks extend from foundation to parapet in exterior wall at northwest corner Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of maneuvering clearance at entrance; lack of accessible hardware at interior doors; lack of maneuvering clearance and accessible features at toilet rooms Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Deficient exterior stairway: deficient rise/run; additional handrails required • Deficient exterior door: deficient threshold height; deficient landing area Similar Factors • Defects in exterior building shell: foundation block cores exposed at east wall • Approximately half of ceiling tiles damaged by roof leaks Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $172,694.59 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $37,001.04 Percentage of Code Deficiency to Replacement Cost: 21.43% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: 7616/7618A/7618B/7618R Lyndale Ave. S. lOB Satisfies Conditions Test for Structurally Substandard Building: Y Satisfies Code Test for Structurally Substandard Building: I' Structurally Substandard Building (Y/I~: Y Conditions Test Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combinatiorn of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Severe exterior wall deterioration (spalling) on west concrete masonry wall due to lack of downspout; major moisture deterioration (spalling, missing mortar joints) on south wall; moisture deterioration at northwest corner to exposed foundation block and causing settlement to adjacent sidewalk Essential Utilities & Facilities • Building area and occupancy require additional toilet fixtures (video store does not have own bathroom -must access bathroom in vacant office space through a makeshift moveable section of wall partition) • Deficient in facilities for disabled: no designated disability parking available; lack of maneuvering clearance at entrance door; lack of accessible hardware at interior doors; lack of landing area at interior ramps; lack of maneuvering clearance and accessible features at toilet room; inaccessible service counter (height) • Toilet fixture lacks adjacent non-absorbent wall surface Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Deficient exterior stairway: deficient rise/run; additional handrails required • Deficient exterior door: lack of door landing area Similar Factors • Loading dock stairway and platform are unusable in current condition • Defects in exterior building shell: roof fascia damaged bowed from face of building on north wall; exterior masonry west wall in need of paint • Majority of ceiling tiles damaged in 7618A & B back room and at 7618B east wall due to roof leaks Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $563,436.00 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $98,897.88 Percentage of Code Deficiency to Replacement Cost: 17.55% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: 7620A/7620B/7622 Lyndale Ave. S. 11A Satisfies Conditions Test for Structurally Substandard Building: Y Satisfies Code Test for Structurally Substandard Building: Y Structurally Substandard Building (Y/N): Y Conditions Test Under the tax increment law, specifically, Minnesota Statutes; Section 469.174, Subdivision 10;=a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance: ' The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Two major vertical wall cracks occurring between 7620 and adjacent building (7626) and at southwest corner of building; top three courses of exterior south wall are displaced with missing mortar joints -wall appears to be missing cap flashing at top Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of exterior accessible route to entrance; lack of maneuvering clearance at entrance door; lack of accessible hardware at interior doors; lack of maneuvering clearance and accessible features in toilet rooms • Toilet fixtures lack adjacent non-absorbent wall surfaces Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Deficient exterior door: deficient threshold height Similar Factors • Defects in exterior building shell: sheet metal soffit not properly fastened and is sagging and being damaged by entrance doors when opened; enclosed canopy structure is not ventilated properly; entire front metal canopy in need of paint; rear door wood laminate destroyed by moisture • Small amount of ceiling tiles damaged by roof leaks in insurance office; permanently fabricated sheet metal diverter used in 7620B to divert interior roof leakage; finished walls and ceiling surfaces in 7620B loading/shop area in generally poor condition Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $421,457.04 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $66,857.28 Percentage of Code Deficiency to Replacement Cost: 15.86% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: 7624/7626 Lyndale Ave. S. 11B Satisfies Conditions Test for Structurally Substandard Building: Y Satisfies Code Test for Structurally Substandard Building: Y Structurally Substandard Building (Y/N): Y Conditions Test Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10,-a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Exterior light visible through several cracks in exterior wall of 7626 storage room; interior concrete floor settlement (1" +) at loading dock area -exterior grade at loading dock area noticeably settled downward and has caused major damage to building structure Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of accessible hardware at interior doors; lack of maneuvering clearance and accessible features in toilet rooms; inaccessible service counter (height) Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Deficient exterior stairway: deficient rise/run • Deficient exterior door: deficient threshold height LayoudCondition of Interior Partitions • Two major vertical cracks (1" +) in common wall between 7626 and 7620B Similar Factors • Approximately 75% of ceiling tiles in need of replacement (warping/sagging) in 7626 merchandise area • Defects in exterior building shell: sheet metal soffit not properly fastened and is sagging and being damaged by entrance doors when opened; enclosed canopy structure is not ventilated properly; entire front metal canopy in need of paint Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $379,311.34 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $71,264.52 Percentage of Code Deficiency to Replacement Cost: 18.79% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: 7628/7628-1/2 Lyndale Ave. S. 12 Satisfies Conditions Test for Structurally Substandard Building: N Satisfies Code Test for Structurally Substandard Building: I' Structurally Substandard Building (Y/I~: N Conditions Test Under the tax increment law, specifically, Minnesota Statutes; Section 469.'174; Subdivision"10, a~'building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance:' The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of maneuvering clearance at entrance door; lack of accessible hardware at interior doors; lack of maneuvering clearance and accessible features at toilet room; inaccessible service counter (height} Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Deficient exterior stairway: deficient handrail returns • Deficient emergency egress: lack of bedroom emergency egress windows • Deficient exterior door: deficient threshold heights • Deficient interior stairway: deficient landing area; deficient handrail height and returns • Lack of smoke detector/detection system in each bedroom • Lack of required fire protection for openings above adjacent building lower roof Similar Factors • Ceiling tiles damaged in entry alcove; approximately half of ceiling tiles damaged in back room area; ceiling and walls damaged by roof leaks at front of upper level; jambs and sills of front window in upper level damaged by moisture; upper level bedroom window sills are rotting; lower level interior carpet in poor condition (bubbles, stains) • Defects in exterior building shell: second floor window frames in need of paint; several areas of stucco finish delaminating from west building wall; upper level wood siding in need of paint on west wall Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $247,154.80 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $47,413.80 Percentage of Code Deficiency to Replacement Cost: 19.18% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: 7630/7630-1/2 Lyndale Ave. S. 13 Satisfies Conditions Test for Structurally Substandard Building: Y Satisfies Code Test for Structurally Substandard Building: Y Structurally Substandard Building (Y/1~: Y Conditions Test -Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a _,< combination of deficiencies in essential utilities and facilities, lighf`and ventilation,"fire'protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Steel bottom plates on overhang header and above 2°d floor windows are rusting; entire exterior concrete masonry wall (south and west walls) in extremely poor condition (paint flaking, settlement cracks, various holes, poor mortar joints, block deterioration) • Second floor concrete roof patio structure failing -sagging and ponding water, which leaks through first floor back room and into basement space Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of accessible hardware at interior doors; lack of maneuvering clearance and accessible features at toilet room Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges • Toilet room lacks means of natural or mechanical ventilation Fire Protection/Egress • Deficient exterior stairway: deficient handrail height; deficient guardrail construction • Deficient exterior door: deficient landing area • Deficient interior stairway: insufficient stairway width provided; deficient rise/run; deficient landing area; insufficient headroom provided; additional handrails required; deficient handrail height and returns; handrails are not continuous • Lack of required fire protection for openings above adjacent building lower roof Layout/Condition of Interior Partitions • First floor back room space and finishes completely ruined by roof leakage from second floor roof patio; front store area finishes poorly maintained Similar Factors • First floor rear door and frame completely rotted out -unusable and marginally secure • Several areas of damage to ceiling finish of second floor apartment due to continuing roof leakage Code Test -Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $465,982.63 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $79,227.24 Percentage of Code Deficiency to Replacement Cost: 17.00% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: 7632/7632A/7632-1/2 Lyndale Ave. S. 14 Satisfies Conditions Test for Structurally Substandard Building: Y Satisfies Code Test for Structurally Substandard Building: Y Structurally Substandard Building (Y/I~: Y Conditions Test -Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and veritilation,'fire protecton'£ including adequate egress, layout and condition of interior partitions, or similar factors,-which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Minor settlement cracking in lower level west wall; second floor exterior concrete masonry wall in poor condition (paint flaking, settlement cracks, various holes, poor mortar joints, block deterioration) Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of maneuvering clearance at entrance door; lack of maneuvering clearance and accessible hardware at interior doors; lack of maneuvering clearance and accessible features at toilet room; inaccessible service counter (height) • Efficiency apartment electrical service less than 100 amp minimum capacity Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Deficient emergency egress: lack of bedroom emergency egress window • Deficient interior stairway: deficient rise/run; deficient handrail height and returns • Lack of smoke detector/detection system on an individual floor and in each bedroom Layout/Condition of Interior Partitions • Relatively narrow space (8'-0" wide maximum) for efficiency apartment -apartment does not even contain a kitchenette or bathing facility • Poor loading/delivery access to food market • Second floor apartment: ceiling damage (roof leaks) in entry; walls in hall and entry in poor condition Similar Factors • Defects in exterior building shell: stucco finish not weather tight at storefront window silt; corrugated metal canopy and wood signage in poor condition; second floor apartment entry door in poor condition Code Test -Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $353,385.18 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $65,700.00 Percentage of Code Deficiency to Replacement Cost: 18.59% - Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: 7634/7636 Lyndale Ave. S. 15 Satisfies Conditions Test for Structurally Substandard Building: I' Satisfies Code Test for Structurally Substandard Building: Y Structurally Substandard Building (Y/N): Y Conditions Test Under the tax increment law, specifically, Minnesota Statutes; Section 469.174; 5ubdivisiomi0, a~building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Steel bottom plate on overhang header is rusting and warped; approximately half of mortar joints in exterior wall of 7634 need to be retooled; severe exterior wall deterioration due to water and large diagonal settlement crack at southwest corner of 7636; also major diagonal settlement crack at northwest corner of 7636; large wall crack at exterior wall intersection between 7636 and adjacent 7634 & 7638 Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of maneuvering clearance and accessible hardware at interior doors; lack of maneuvering clearance and accessible features in toilet rooms • Toilet fixture lacks adjacent non-absorbent wall surface Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges • Toilet room lacks means of natural or mechanical ventilation Fire Protection/Egress • Deficient exterior stairway: deficient riselrun; deficient guardrail construction Layout/Condition of Interior Partitions • Finish flooring in poor condition or missing in 7634, approximately 25% of wall and ceiling finishes in poor condition in 7634; walls in poor condition in back room of 7636 -back room mop sink unusable in current condition Similar Factors • Back stairs and landing platform unusable in current condition • Defects in exterior building shell: wood roof fascia board rotting on west wall between 7634 and 7636 Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $224,091.79 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $52,287.26 Percentage of Code Deficiency to Replacement Cost: 23.33% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: 7638/7640 Lvndale 16 Satisfies Conditions Test for Structurally Substandard Building: Y Satisfies Code Test for Structurally Substandard Building: Y Structurally Substandard Building (Y/N): Y Conditions Test Under the tax increment law, specifically, Minnesota Statutes; Section 469.174; Subdivision 10, a•building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Steel bottom plate on overhang header is rusting and warped; major settlement crack in exterior west wall between 7638 and 7640; various other minor horizontal and vertical settlement cracks on west wall Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of maneuvering clearance at entrance door; lack of maneuvering clearance and accessible hardware at interior doors; lack of maneuvering clearance and accessible features at toilet rooms; inaccessible service counter (height) • Toilet fixture lacks adjacent non-absorbent wall surface Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Toilet rooms lack means of natural or mechanical ventilation Fire Protection/Egress • Deficient exterior stairway: deficient rise/run; deficient handrail returns and extensions • Deficient exterior door: deficient threshold height LayoudCondition of Interior Partitions • Interior walls and ceiling of furnace room in 7638 damaged by moisture infiltration through exterior wall and/or roof; carpeting in 7638 generally worn and in need of replacement; backroom walls and ceilings in 7640 damaged by roof leaks • Toilet room in 7640 also contains electrical service panels Similar Factors • Defects in exterior building skin: large gap between wood roof edge board and concrete masonry unit wall at juncture of 7640 and 7642 Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $185,029.92 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $52,142.20 Percentage of Code Deficiency to Replacement Cost: 28.18% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building ID/Business Name/Address: 7642/7642-1/2 Lyndale Ave. S. 17 Satisfies Conditions Test for Structurally Substandard Building: Y Satisfies Code Test for Structurally Substandard Building: Y Structurally Substandard Building (Y/1~: Y Conditons Test -Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building is structurally substandard if it contains "defects in structural elements or a combination of deficiencies 'in essential utilities and facilities, light and ventilation,° fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Steel bottom plate on overhang header is rusting and warped; top three courses of west exterior wall are displaced/cracked horizontally above second floor windows • Masonry retaining wall severely displaced at mid-height and appears in danger of collapsing Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of maneuvering clearance at entrance doors; lack of maneuvering clearance and accessible hardware at interior doors; lack of maneuvering clearance and accessible features at toilet rooms • Toilet room lacks non-absorbent floor surface Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Insufficient exit separation for existing exits in basement area • Deficient exterior stairway: deficient handrail returns; deficient guardrail construction • Deficient interior stairway: deficient rise/run; insufficient landing area; deficient handrail height, returns, and extensions • Lack of required fire protection for openings above adjacent building lower roof Layout/Condition of Interior Partitions • Approximately 25% of ceiling the damaged by moisture in first floor, much water damage in back break room space; first floor carpeting badly worn Similar Factors • Building lacks an accessible means of access to second floor (elevator) business(es) for convenience of public • Defects in exterior building skin: north and west exterior wall in need of paint; back door veneer is missing/damaged on lower portion of door Code Test -Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. Estimated cost of new building of same size and type (Total Replacement Cost): $357,259.68 Estimated cost of correction of code deficiencies (Total Deficiency Cost): $98,679.70 Percentage of Code Deficiency to Replacement Cost: 27.62% Refer to Individual Building Summary Report for documentation of specific code deficiencies. Report on Structurally Substandard Building Building IDBusiness Name/Address: 7644/7644-1/2 Lyndale Ave. S. 18 Satisfies Conditions Test for Structurally Substandard Building: I' Satisfies Code Test for Structurally Substandard Building: Structurally Substandard Building (Y/I~: Y Y Conditions Test Under the tax increment law, specifically, Minnesota Statutes; Section 469':'174; Subdivision 10, ~a building is structurally substandard if it contains "defects in structural elements or a combination of -deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." The above building, based upon actual interior and exterior inspection and review of building permit records, exhibits the following deficiencies that contribute to justifying substantial renovation or clearance: Structural Elements • Steel bottom plate on overhang header is rusting and warped Essential Utilities & Facilities • Deficient in facilities for disabled: no designated disability parking available; lack of maneuvering clearance at entrance doors; lack of accessible hardware at interior doors; lack of maneuvering clearance and accessible features in toilet rooms • Toilet fixtures lack adjacent non-absorbent wall and floor surfaces Light & Ventilation • Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical systems do not provide sufficient number of air exchanges Fire Protection/Egress • Additional means of egress required from basement level • Insufficient exit corridor width • Deficient exterior stairway: deficient handrail returns; handrails are not continuous • Deficient interior stairway: deficient rise/run; deficient landing area; deficient handrail height, returns, and extensions Layout/Condition of Interior Partitions • Major moisture damage to east interior wall below wall unit air conditioning on second level; water damage present at window second level window sill; carpet generally worn on second level Similar Factors Building lacks an accessible means of access to second floor (elevator) business(es) for convenience of public Code Test Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new building of the same square footage and type on the same site. 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' m N i m a n ~ i y ^ O Y C ~ O U O -3O °- O O a ~O >i O O O O O 0 y m y 3 3 7 C O C d~ O O O O ~° y V O M . n ~ y N Of ~ Rf 3 y m y L N O 0 _ O Y U ~ N_ N O >' O N r ~ E w ~ N r O .L-. ~ ~ V r .~ ~ ~ ~ O C O m •~ ~ Q Op m a E cM ~ ~ a ~ _ 3 3 am 3 _ 3 _ m~ 3c 3 30 °ZO coZ y rn> . m °cg 33C W T c y" o O ~ E a ~ ~ E cC E E C E ' m U E ~ E E E E E rL m O m 0 O ' m n E~ p m O ~ ~ ~ ~.= y t6 N =p C m E V p C 1 Of c0 r ~ +T+ C w m a C O' O p O 0 O L O O~ O~ O 0 O O 0 O O w 0 0 ~ 0 ~ O , H y O y u , r O y E OI 0 d 0 Q m O m y m g T , ~ y ~ O Q O y y O1 O C N n p1 C C N N~ m' m = L ~ N O O C L m m m m _ m O N 3 E N S W m p1 •C i 'C E U m ._ m m p1 _ m p~ C L C> C . N O y 0~ O 'X ~O C _ O X O~ 0 0 0 ~O y O m 0 A •O •O ~ O X p N Y O X C c H : O V X 07 X X C C Win W W a O3 ~ O m 7 n .m y Z y ~ '~ D m F- c0 1- m F- .«. H 3 F- F- S H Y H ... H F- :... rn c U p ~~ ~7 1 o a a m m u ~ n O r O O O O n N fOD V N ~ ~ ffl b4 ~ ~ ~ ~ N O O O O O O O ~ ~ ~ ~ ~ O EA 7 ~ i~ N 7 aO0 r M (7 N O N X ~~ m N N O O O o t Z X O m~ E a o ~ a ~ U 3 Cr (6 C m O ~ C Z~ ~ N O'C f6 L p x a ,r m 0 U N V iC my o o oN3 mm cmo~ gm ~ Z N O a0 L O m _ N ~ .~ n 3 c0 `6 .,. m c m a c ~ ~ ~ O H ~ v `•~ ~ v O f%/ O 7 O m N o ~-p m~ nL z o g ~-~ m ~ m °~ ~m x ~ m 3 ~ O z ~ 'O C a W C ~ _ ~ ~ U ° T L - p 7 6 O •N C c C L U O_ U O . O. . . C 3 C O _ N >. a _ X m U ~ C ~ N C d p E C ~~ N N> lC 3~ _ O m • V U N C C r r (y m N V m m ~ ~ m~ 7 m N N Cl ~ ~ ~ ~ ~ -~` m O ~ ~ "m C C X td N 3 L V . D_ 0 ` C W Y N~ E r y -. N (0 O 61 C 'C C L ~ Q. tL 1 O N a O T N O m O C O V •OO M . C N ~~ ' -O N N O) L C L C ~ L m y 0 N !- m ~-y N O. T N y _ C ~ ~ C ~i c0 L_ j l0 O W V W ~• 7 U L ~ C~ m N C O U O d d lC m 0 3 C m ~ t6 O (,~ 61 U ~ a •N ~ ~ X m m C ~ HJ ~ ~ + C ~ m U ~! 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Y a ~ '• > > m~ J F J ~ U X W X X X X X U xt ~ ~ # # ~ M ftS F- O CL W Q Z H p _1 H a0 J Q p H p Z H N W J Q W J Q p Z T O J ~ V0' v ~ N ~ ~ ~ N M O ~ ~ M f~ # a p Z H ~ ~ a d i- O V d d Q ~~ t{} V L O O O z 01 c~ o L ~ v v v~ ~ } } v ~ p O L~ d ~ d ~ O ~ £ N _ ~ ~ Q ~ o ~ u _ ~ ' O -gyp a ~ y 7 ~ m Q v ~ p y 'a O ~ J ~ G L ~ O ~ N 0 ~ d } } i „ O F ~ W ~ ~ Q '6 u ~ Q o, s p o ~ ~ .~ } d ~ ~ = ~ o ~ ~~ o V L o ~ i~ } ~ y L ~ O ~ ~ ~ .^-. ~ V v a C o ~ O '- 6 ~ ~i' ~ 7 .--i V ~ 6 ~O v ~ ~ o ~ an V N F `~ 6 CO d -p O sn V c o d y y y' O O } d .~ d L L O C V L d O V v v .~ O 0 d v 0 N N L L 0 ~- v 0 LL 0 a V 0 J ~c ~J N DC m .i >. p~ Z~ 0 0 "" Z Z 0_ O O V OC W CC `~ 000 00 ~ .-, W ~ ~ ~ O ~" O ¢ LL ~ V ~ H O O c s o ~ 0 Z 0 ~ ~ ~ ~ > } \ +- O s ~ Q } v .~ Q L } ~ U V~ V T O O L O F- V V ~ Q ~ CD `1 } o o> o> o~ n ~ rn rn o~ y vNi o ~~ ~ •L 6 c O ~ 'fl ~ O ~ ~ H O .F O 7 In m N II. d A N W In m m D! 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C1 C OO O ca 'm m C ._ p °. ~ y .p Ol 3 O O v y C N m 0 ~~~ y 0 y .~ N Q ~° C E m H ~ ~ m ~ via m ni m y ... c ~ m ~ ..vo N+ 3 v ~~ N O W ~° N O m ZS .CO-. U U C O m X y~ C O .-. ~ O) ~ p a O C E m~ C 'm L 7 N U fa ~ ~° '~ ~ a ~ m m m C C C ._ m O y Ol Ero p'psy 3O~ta tV ~ N CEO N fca U M~ X~ C O~ C T A X r 0 r m v3 r •- .- X~ p O m O C X 0 ..'c--. O~ fa V O V 3 0 U d 0~ O O N .n .. m •Q. a° •°' m .Q o m D- ~ O C E O d d O U •~; O ~ O .U 3 V .U C O .~ y y •~ E C 2 ~'m 2' ~ 2 ~0 2 c o 0 v t a °p v o v e x ~ 'b 3 0 ~•N O ~ y ~ ~ ~ ~ ~ ~O =8m ~~ `am~~o~~~ay'wO ~ I-°~a vi 4 O ~ ~ L m ~ ~° -mp O ~ ~ m o ° O Q•~ O X"a0 O T O Ot0 LL 3 U LL m O LL E y LL O_ U EA 'y0 O ZS m fa m U N N 0 0 0 1~ V d' V 0 0 0 T y X E x m C ~ m y C Q y C ll ~ ~ ~ ~ m U ~ lL LL C O L ~ C is m m H ~ H J 0 U X l1J X X X X X U ~ ~ # ~ ~ ~ M N c~ AGENDA ITEM # 5A REPORT # L~] STAFF REPORT ~ HOUSING AND REDEVELOPMENT AUTHORITY MEETING NOVEMBER 18, 2002 BRUCE NORDQUIST, REPORT PREPARED BY: HOUSING BL REDEVELOPMENT MANAGER NAn~', TITLE BRUCE NORDQUIST, REPORT PRESENTER: HOUSING & REDEVELOPMENT MANAGER NAME, TITLE DEPARTMENT DIRECTOR REVIEW: SIGNATURE REVIEWED BY EXECUTIVE DIRECTOR: ~ ~i~~ ~ f~~ Q A ITEM FOR HRA CONSIIDERATION: Consideration of an Apartment Remodeling Program expenditure at 7545 Penn Avenue South. I. RECOMMENDED ACTION: By Motion: Authorize an Apartment Remodeling Program expenditure of $1,500 at 7545 Penn Avenue South. III. BACKGROUND ~ In 1997, the HRA received $575,000 from the Metropolitan Council's Livable Communities grants to develop a pilot "Apartment Remodeling Program" patterned after the successful Richfield Rediscovered/Transformation Program. There were three elements: Deferred loans. $222,824 in HRA loans leveraged $720,789 in improvements in 16 apartment buildings (159 apartment units) with nine different apartment owners. $75,695 in improvements to Hampton Place (now known as Village Green) at 78th Street near Chicago Avenue. $148,008 in improvements to 76th Street and Oliver/Penn apartments. 111802aptremodel At 76th Street and Penn Avenue was a northeast corner remainder parcel (known as parcel 15) originally taken as part of 76th Street road widening improvements. During the Best Buy right of way improvements, a portion of the remainder parcel was taken for more improvements. Simultaneously, the HRA was acquiring the parcel from Hennepin County and the City to convey to the adjoining property owner, Floyd Sjostrand, 7539 Penn Avenue, as part of the Apartment Remodeling Program. The interests and claims have now been finalized in a district court condemnation action. The negotiated settlement requires that the HRA pay $1,500 from the Livable Communities Grant balance of $6,400 for landscaping improvements to be installed on parcel 15. The $1,500 is required because of the agreed settlement, although the entire $6,400 will be used to provide landscaping improvements to the remainder parcel 15. III. BASIS OF RECOMMENDATION ~ A. POLICY The Apartment Remodeling Program has sufficient funds available for $1,500 in landscaping improvements at Parcel 15. Landscaping improvements are an eligible expenditure. The District Court is requiring the HRA to specifically act on the $1,500 settlement amount. B. CRITICAL ISSUES A negotiated settlement has been arrived at and time is of the essence. C. FINANCIAL Funds are available. D. LEGAL Legal Counsel played an integral part in the negotiated settlement. IV. ALTERNATIVE RECOMMENDATION(S~ Delay consideration of the settlement. However, the City also has to consider settlement actions and it was desirous of the HRA to review actions first. V. ATTACHMENTS Site Plan - VI. PRINCIPAL PARTIES EXPECTED AT MEETING N/A / - ~ Z Z ~ ~ W W N N Q Q pl w W Z J } W Q ~ ~ ~ Q W ~ ~ J W O ~ d ~ g W W d H I J , Q -_~ 1 ~I I ~ ------ ~ I ~ ~ I j I ~ I I C~luZO ~ I tij~~ ~ ~ kZ~~ I I ~ ^e ~ I I ~ I ~ i ~ F- O N M m I- W W H N 2 I- (D N m 3 NB PENN AVE - - --~~~- a N W W I ~ I- N I- ti m W N J O Z m_ --J p g I v~? ~--J O;~ OQI ~ I --J ~o o`: 3 I__ Z( ~: c W I _