05-20-02 agendaCITY OF RICHFIELD, MINNESOTA
HOUSING AND REDEVELOPMENT AUTHORITY
MONDAY, MAY 20, 2002
RICHFIELD CITY HALL
6700 PORTLAND AVENUE
COUNCIL CHAMBERS
7 P.M.
AGENDA
Call to order
Approval of minutes of Regular HRA Meeting of April 15, 2002
1. Opportunity for citizens to address the HRA on items not on the agenda
Notes:
2. HRA approval of agenda
3. Consideration of research proposal with Anderson, Niebuhr & Associates to assist
HRA in making decisions regarding the funding of housing projects and programs
Staff Report No. 17
Notes:
4. Public hearing regarding consideration of modified policies and criteria for awarding
business subsidies
Staff Report No. 18
Notes:
5. Consideration of resolutions regarding City Bella Redevelopment and Tax Increment
Financing Plan, including related modifications to Redevelopment Plan for Richfield
Redevelopment Project Area
Staff Report No. 19
Notes:
6. 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 # 5
REPORT # 19
J STAFF REPORT
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
MAY 20, 2002
REPORT PREPARED BY:
REPORT PRESENTER:
BRUCE NORDQUIST,
HOUSING & REDEVELOPMENT MANAGER
NAME, TITLE
BRUCE NORDQUIST,
HOUSING & REDEVELOPMENT MANAGER
®~.
DEPARTMENT DIRECTOR REVIEW:
REVIEWED BY EXECUTIVE DIRECTOR:
NAME, TITLE
S/GNATURE
ITEM FOR HRA CONSIDERATION:
Consideration of the City Bella Redevelopment and Tax Increment Financing Plan, including
related modifications to the Redevelopment Plan for the Richfield Redevelopment Project
Area.
I. RECOMMENDED ACTION:
By Motion: Adopt a resolution 1) approving modifications to the
Redevelopment Plan for the Richfield Redevelopment Project Area
and requesting the City to hold public hearings and approve the same
following hearing and 2) establishing the City Bella tax increment
financing district (a redevelopment district) within the Richfield
Redevelopment Project Area and adopting a tax increment financing
lan therefor.
II. BACKGROUND
The "City Bella" project completes the comprehensive redevelopment of the
southwest quadrant of 66th Street and Lyndale Avenue. This area has been
identified for redevelopment since 1975. Lake Shore Drive Condominiums and
Gramercy Park Cooperative are the completed elements to date.
052002CityBeI1TIF
The proposed City Bella Tax Increment Financing District facilitates the removal of
the Lyndale Hardware, Trestman Music, and Checker Auto uses based on a finding
of blight in accordance with State Statute. The engineering firm of SEH and their
community planning staff was selected to evaluate the project areas for the blight
finding based on their experience. SEH inspected each parcel in the project area,
drawing conclusions on the evidence of dilapidation, obsolescence, faulty
arrangement and design, excessive land coverage and obsolete layout of uses and
buildings.
The new development will be an integrated development of housing, commercial,
parking and green space elements with pedestrian paths to adjacent existing uses.
The housing element contains approximately 169 units, 117 cooperative ownership
units, 38 rental apartments, and 14 ownership townhouses. The commercial
element consists of approximately 10,000 spare feet on the ground floor of the
housing building with the cooperative and apartment units placed directly above
them. Surface parking (94 spaces) and structured underground parking (338
spaces) will be provided to maximize green space, yet serve the housing units and
commercial customers.
The centralized green space "plaza" with both landscaped and hard surfaced
features, connects the existing Gramercy Park Cooperative and Lake Shore Drive
Condominiums to the finished plaza and City Bella elements. Integral to the plaza
is the pedestrian corridor that allows access to Wood Lake Nature Center and to a
proposed skyway system to adjacent mixed-use quadrants of the 66th Street and
Lyndale Avenue intersection.
Presently, the City Bella project is part of the Gramercy Tax Increment District. The
Gramercy Tax Increment District was formed in 1998 to facilitate the Gramercy Park
Cooperative and VFW redevelopment project. The seven parcels needed for the
City Bella District and project would be decertified from the Gramercy District to
allow the City Bella District to be created. Although these seven parcels are being
removed from the Gramercy District, it will not affect the financial obligations in the
Gramercy district. The developer, Gramercy Corporation has already acquired the
largest parcel, Lyndale Hardware, and is negotiating the purchase of the remaining
parcels in accordance with the Contract for Private Redevelopment with the HRA.
Gramercy has requested public assistance to help offset the cost of the acquisition
of the property. Other eligible costs could include the proposed structured parking.
The exact amount of TIF and the supporting but-for funding will be considered by
the Housing and Redevelopment Authority (HRA) in June. In the attached plan
documents, the current assessor's market value for the properties is $2,678,000.
The estimated market value of the project upon completion is $55,710,000. The
gross tax increment over 25 years is $26.5 million with a present value of $6.9
million.
__ Appendix D of the attached Tax Increment Plan provides additional detailed cash
flow information. In addition, it is recommended that the following sections of the
plans be reviewed:
Pa a Section Summa
1-1 Subsection J Develo ment Activities in Pro'ect Area
2-1 Subsection 2-3 Statement of Ob'ectives
2-2 Subsection 2-5 Pro ert in the Redevelo ment TIF District
2-2 Section 2-6 Classification of the Redevelo ment TIF District
2-5 Subsection 2-9 Sources of Revenue
2-6 Subsection 2-10 Uses of Funds
III. BASIS OF RECOMMENDATION
A. POLICY
The integrated development within the City Bella Tax Increment
Financing District furthers the "Lake at Lyndale" downtown master
plan that was developed in 1999 with the emphasis on the following
key themes of the following: connection to nature; new housing
choices; pedestrian pathways; transit access; distinctive and attractive
appearance; and commercial opportunity.
• The Contract for Private Redevelopment between the HRA and
Gramercy Corporation requires the consideration of Tax Increment
Financing as part of the project approval process.
• The City Bella Redevelopment and Tax Increment Financing Plan has
been prepared and is following a process outlined by law. Attached to
the HRA resolution is exhibit A, the Report on Blight Assessment
prepared by Michael A. Wozniak of the engineering firm SEH. The
report concludes that the City Bella project area is "blighted" in
accordance with state law.
B. CRITICAL ISSUES
The proposed project has been reviewed, approved and then modified
over atwo-year period. Is it reasonable to conclude that the project is
ready to proceed? Three action items of significance address the
question:
1) Gramercy Corporation, in cooperation with M&I Bank purchased
Lyndale Hardware in April, 2002. A large financial commitment
has been made.
2) The 117 unit tower has 75 percent (88 units) reserved.
Retail/restaurant interest is also strong.
3) The extent of plan development and level of detail has been
elevated to apre-construction level. On this basis, the Planning
Commission and then City Council are able to consider the
amended Planned Unit Development, Conditional Use Permit, and
Final Development Plan in June.
• In addition to Lyndale Hardware, Gramercy has purchase agreements
with the Lynch property and Lake Shore Drive Condominium for
- property within the project area. The agreement with Lake Shore
Drive Condominium also includes the understandings related to
improvements along the lot line the Condominium shares with the
project.
Surface and below grade parking has been sized to meet the needs
of the proposed uses and will include a parking management
agreement to deal with high demand events. A shared parking
arrangement with Woodlake Centre and valet parking are two
elements of a response to intermittent higher than normal parking
volume.
C. FINANCIAL
• Ehlers Inc., the HRA's financial consultant, has prepared the tax
increment financing plan for the district.
D. LEGAL
The resolutions were prepared by legal counsel and legal counsel has
also reviewed the redevelopment plan and tax increment financing
plan.
• The redevelopment and tax increment plans meet the requirements of
state law and established procedures within Richfield.
• The approval of the plan documents is consistent with the Contract for
Private Redevelopment with Gramercy.
• An assessment of blight has been made and the City Bella project
area has been determined to be blighted. This finding has been
reviewed by legal counsel
IV. ALTERNATIVE RECOMMENDATION~S~
Do not approve the Modification to the Redevelopment Plan for the Richfield
redevelopment Project Area; establishment of the City Bella Tax Increment
Financing District; or adoption of the City Bella Tax Increment Financing
Plan.
• Delay approval of the Modifications to the Redevelopment Plan for the
Richfield Redevelopment Project Area; establishment of the City Bella Tax
Increment Financing District; or adoption of the City Bella Tax Increment
Financing Plan.
V. ATTACHMENTS
• Resolution approving modifications
• Resolution establishing the City Bella Tax Increment Financing District
• Modification to the Redevelopment Plan for the Richfield Redevelopment
Project Area
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• Sid Inman, Ehlers and Associates, Inc.
• Michael A. Wozniak, SEH
HRA RESOLUTION NO.
RESOLUTION APPROVING MODIFICATIONS
TO THE REDEVELOPMENT PLAN FOR THE
RICHFIELD REDEVELOPMENT PROJECT AREA
AND REQUESTING THE CITY TO HOLD PUBLIC HEARINGS
AND APPROVE THE SAME FOLLOWING HEARING
WHEREAS, the Housing and Redevelopment Authority in and for the City of
Richfield (the "Authority") did on or about June, 1993 originally 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 City Bella 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 May 20, 2002 hold its hearing on the adoption of
the modifications to the Redevelopment Plan.
NOW THEREFORE, BE IT RESOLVED by the Housing and Redevelopment
Authority in and for the City of Richfield, Minnesota as follows:
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 information contained in Exhibit A and information
presented at the hearing and otherwise known to the
commissioners, the portion of the Project Area comprising the
proposed City Bella Tax Increment Financing District is blighted
within the meaning of Minnesota Statutes, Sections 469.002 and
469.028.
II. The Authority hereby approves the proposed modifications to the
Redevelopment Plan, and makes all of the findings stated therein.
III. The Authority requests that the City Council consider and approve the
modifications to the Redevelopment Plan.
Approved by the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota this 20th day of May, 2002.
Thomas A. Harms, Chair
ATTEST:
Michael Sandahl, Secretary
EXHIBIT A
Report on Blight Assessment
City Bella Planning Area
Prepared by: Michael A. Wozniak, AICP -SEH Project Manager/Senior Planner -May 14, 2002
The City Bella Planning Area is comprised of seven properties bounded by Lyndale Avenue, 66~' Street and
Lake Shore Drive. This report examines whether the City Bella Planning Area meets the following
defmition 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."
TABLE A.
nrn~t~~ .,u,.,Pr~~ „a.,,P~ and ~;rP arlclresces of the City Bella Plannine Area Proverties
Cit Bella Site PID #'s Owner Site Address
2702824320 1 1 5 S&M Com an 6620 L ndale Avenue S
2702824320005 Sharon Trestman 6630 L ndale Avenue S
2702824320006 Tri le S Investments 6700 L ndale Avenue S
2702824320 1 1 7 Richfield HRA 709 Graham Avenue
2802824410017 Richfield HRA 6639 Lake Shore Drive
2802824410015 DW L nch ET AL 6617 Lake Shore Drive
2802824410016 Lake Shore Condo Association 6633 Lake Shore Drive
The above referenced properties have also been reviewed by SEH to determine if building(s) situated on
four parcels within the study area are structurally substandard under tax increment law (Minnesota Statutes,
Section 469.174, Subd. 10). Assessment for structural substandard conditions has resulted in findings that
buildings situated at 6620, 6630 and 6700 Lyndale Avenue S and 6617 Lake Shore Drive meet the statutory
defmition. The presence of these structural substandard conditions on all four buildings located within the
planning area provide in conjunction with conditions of "blight" described below, a strong basis for finding
that the City Bella Planning Area conforms to the statutory definition fora "blighted area".
SEH Project Staff have ranked the presence of the- various criteria that are included under the definition of
blight (see Table B) for each of the properties within the City Bella Planning Area. Judgements have been
made by the project consultant as to whether "strong", "moderate", or "slight or no" evidence of each
criteria are present on the subject properties.
The context for this evaluation also acknowledges that the City went through a downtown planning process
that in 1999 yielded the "Lakes of Lyndale" Master Plan as a guide for downtown development planning
that has been incorporated into the Comprehensive Plan.
Narrative Analysis of Conditions of Blight for Individual City Bella Planning Area Properties:
6620 Lyndale Avenue S:
Current Use: This property includes the former Lyndale Hardware building (currently vacant) and
associated parking.
Zonine: C-2 (General Commercial)
Comprehensive Plan: Community Commercial
EXHIBIT A
Presence of Blight:
Several of the criteria identified in the statutory definition for "blighted area" are evident on this property.
These include dilapidation, obsolescence, faulty arrangement or design, excessive land coverage, and
obsolete layout.
The location of the entrance to the building and adjacent parking are turned away from the intersection.
The doorway placement to the northwest and south causes dysfunctional retailing. In the early 1980's this
parking and entrance configuration was implemented to retain the business and building. The
improvements did not overcome the dysfunction.
Both the exterior and interior of the building on this property reflect conditions in need of renovation and
repair. Exterior problems or issues include poor roof drainage and need for repair or replacement of
exterior materials (i.e. wood siding/fencing).
Interior issues more obviously reflect dilapidation, obsolescence and faulty arrangement or design as a
retailing building. Issues include the peculiar configuration of interior space including various mezzanine
level spaces and second floor office spaces. Over time the building has been divided up in an unusual
manner to satisfy various tenants resulting in a hodge-podge assortment of office, showroom and storage
spaces that would be difficult to renovate for contemporary business uses. The general condition of interior
spaces suggests that extensive renovation would be necessary to make interior spaces habitable and
desirable for new business uses.
6630 Lyndale Avenue S:
Current Use: This property includes a building that houses Trestman Music and New Millennium Comic
Books.
Zonine: C-2 (General Commercial)
Comprehensive Plan: Community Commercial
Presence of Blight:
Several of the criteria identified in the statutory definition for "blighted area" are evident on this property.
These include dilapidation, obsolescence, faulty arrangement or design, excessive land coverage, and
obsolete layout.
The most obvious criteria resulting in conditions of blight related to this property relates to site parking and
access/egress issues. This triangular shaped property is bordered by poorly defined public right-of--way on
its north and south sides. Currently site parking for Trestman Music and New Millennium Comic Books
occurs along the sides of the building encroaching into the respective public right-of--ways. In addition
diagonal site parking is present in front of the building abutting the Lyndale Avenue right-of--way. The
diagonal parking does not work as designed to provide both a pedestrian pathway and a parking area. The
attempt in the early 1980's, to retool businesses and buildings with improved sidewalks did not overcome
the dysfunction. This results in functional, safety and aesthetic problems. This parking arrangement allows
vehicles to overhang onto a narrow sidewalk, leaves virtually no room for snow storage and makes for
awkward turning movement for larger passenger vehicles. The poorly defined parking and pedestrian
walks serving the site reflect blight in respect to appearance, safety and functioning of site for vehicular and
pedestrian movement. These parking and pedestrian walk deficiencies reflect "faulty arrangement or
design" and "obsolete layout" criteria in the statutory definition for "blighted areas".
Another issue of concern regarding future use and redevelopment potential for this property relates to the
presence of a skewed intersection at both Circle Place and Graham Avenue. A major site access point is
provided at a signalized intersection that aligns with a segment of 67'" Street situated east of Lyndale. The
public right-of--way Graham Avenue that provides access for 6630 Lyndale and 6700 Lyndale is skewed
creating a somewhat awkward intersection. Removal of the building situated at 6700 Lyndale would be
EXHIBIT A
required to align the intersection to create a more functionally efficient alignment that would facilitate safer
turning movements. Circle Place, a skewed connection north of the building is not signalized and leads
into the dysfunctional parking spaces near the building.
6700 Lyndale Avenue S:
Current Use: This property includes a building that houses Checker Auto Parts and a Cellular/PCS Phone
Shop.
Zonin : C-1 (General Commercial)
Comprehensive Plan: Community Commercial
Presence of Blight:
Several of the criteria identified in the statutory defmition for "blighted area" are evident on this property.
These include dilapidation, obsolescence, faulty arrangement or design, excessive land coverage, and
obsolete layout.
The most obvious criteria resulting in conditions of blight related to this property relates to site parking and
access/egress issues. This property is bordered by poorly defined public right-of--way on its north and east
sides. Currently site parking for Checker Auto occurs along the sides of the building encroaching into the
respective public right-of--ways. In addition diagonal site parking is present in front of the building abutting
the Lyndale Avenue right-of--way. The diagonal parking results in functional, safety and aesthetic
problems. Again, the attempt in the 1980's to retain existing businesses and the building and improve the
pedestrian pathways and parking patterns did not overcome the dysfunction. This parking arrangement
allows vehicles to overhang onto a narrow sidewalk, leaves virtually no room for snow storage and makes
for awkward turning movement for larger passenger vehicles. The poorly defined parking and pedestrian
walks serving the site reflect blight in respect to appearance, safety and functioning of site for vehicular and
pedestrian movement. These parking and pedestrian walk deficiencies reflect "faulty arrangement or
design" and "obsolete layout" criteria in the statutory definition for "blighted areas".
Another issue of concern regarding future use and redevelopment potential for this property relates to the
presence of a skewed intersection. A major site access point is provided at a signalized intersection that
aligns with a segment of 67s' Street situated east of Lyndale. The public right-of--way Graham Avenue that
provides access for 6630 Lyndale and 6700 Lyndale is skewed creating a somewhat awkward intersection.
Removal of the building situated at 6700 Lyndale would be required to align the intersection and to create a
more functionally efficient alignment that would facilitate safer turning movements. This intersection in
the context of blight assessment reflects "faulty arrangement or design" and obsolete layout.
709 Graham Avenue:
Current Use: This properly includes a parking lot that serves the Grammercy Park Cooperative Housing
Project.
Zoning: R (Single Family Residential)
Comprehensive Plan: Community Commercial
Presence of Blight:
This property would generally not represent a blighting influence on the study area or surrounding
neighborhood. Excess black dirt has been stockpile on a portion of the site and the stockpiled material is
somewhat overgrown with weeds. These are temporary conditions and are anticipated to be remedied upon
completion of the parking lot construction.
EXHIBIT A
6617 Lake Shore Drive:
Current Use: This property is occupied by a single family home.
Zonin : R (Single Family Residential)
Comprehensive Plan: Multi Residential -High Density
Presence of Blight: The current use of this property as a single family home is inconsistent with abutting
high-density residential development. The convoluted vehicular access to the property by means of an
alley that extends from Graham Avenue (the parking area behind the Grammercy Park Cooperative
Housing Development meets the blight criteria of "faulty arrangement or design" and/or "obsolete layout".
T'he exterior of the 1950 Cape Code Style Home reflects a need for normal ongoing maintenance however;
no major structural or aesthetic problems with the home are obvious as viewed from the perimeter of the
property. A variety of code deficiencies were observed in conjunction with the "structural substandard"
assessment conducted on the properly. This property was found to meet the statutory defmition of a
"structurally substandard" building.
6633 Lake Shore Drive:
Current Use: This property is currently vacant
Zoning: R (Single Family Residential)
Comprehensive Plan: Multi Residential -High Density
Presence of Blight: This property does not represent a blighting influence on the study area or
neighborhood since it is currently vacant.
6639 Lake Shore Drive:
Current Use: This property is currently vacant
Zonin : R (Single Family Residential)
Comprehensive Plan: Multi Residential -High Density
Presence of Blight: This property does not represent a blighting influence on the study area or
neighborhood since it is currently vacant.
Summary Findings -City Bella Study Area -Blight Assessment:
Assessment of the City Bella Study Area to evaluate the presence of "blight" as defined under Minnesota
Statutes requires an in-depth examination of each property as detailed above as well as consideration of the
context of the surrounding area. The Lakes at Lyndale Master Plan to redevelop the 66'x` and Lyndale Area
to create a "Downtown" Richfield and associated redevelopment that has occurred to date is transforming
this area into ahigh-intensity mixed use district. Extraordinary redevelopment opportunities with
commensurately high redevelopment costs for site preparation and infrastructure needs result directly from
current public policy and community expectations for the area. In this context properties within the City
Bella Planning Area are not consistent with current land use and aesthetic standards for redevelopment of
the area.
Conclusion:
Numerous criteria for blight are evident in varying degrees on several of the parcels of property within the
City Bella Planning Area. These include dilapidation, obsolescence, faulty arrangement or design,
excessive land coverage, and obsolete layout. Presence of these various blight criteria in addition to
EXHIBIT A
structural substandard conditions identified on all four buildings located within the planning area provide a
strong basis for fmding that the City Bella Planning Area conforms to the statutory defmition for a
"blighted azea".
The most evident criteria included in the statutory definition for "blighted azea"within the City Bella
Planning Area aze faulty arrangement or design and obsolete layout. Inadequate parking and awkwazd or
unsafe access driveways represent the most obvious blighting influence within the City Bella Planning
Area. Outdated interior and exterior conditions of site structures combined with legitimate health and
safety issues and code deficiencies resulting in a fmding of structural substandard conditions for several
buildings strengthen the case for the fmding that the City Bella Planning Area conforms to the statutory
defmition fora "blighted azea".
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HRA RESOLUTION NO.
RESOLUTION ESTABLISHING THE CITY BELLA TAX INCREMENT
FINANCING DISTRICT (A REDEVELOPMENT DISTRICT) WITHIN THE
RICHFIELD REDEVELOPMENT PROJECT AREA AND ADOPTING A
TAX INCREMENT FINANCING PLAN THEREFOR
WHEREAS, it has been proposed by the Housing and Redevelopment Authority
in and for the City of Richfield, Minnesota (the "Authority") that the Authority establish
the City Bella 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 has pertormed 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 Housing and Redevelopment
Authority in and for the City of Richfield as follows:
I. Creation of the District is hereby approved.
II. The Plan is hereby adopted.
III. 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 to establish the District and Plan.
IV. Upon approval by the City, the documents shall be placed on file in the office
of the Community Development Director for the City.
V. 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.
Approved by the Housing and Redevelopment Authority in and for the City of
Richfield, Minnesota this 20th day of May, 2002.
Thomas A. Harms, Chair
ATTEST:
Michael Sandahl, Secretary
As of R~Iay 8' 2002
Draft for Fiscal Implications
MODIFICATION TO THE REDEVELOPMENT PLAN FOR
THE RICHFIELD REDEVELOPMENT PROJECT AREA
and the
TAX INCREMENT FINANCING PLAN
for the establishment of
THE CITY BELLA 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: June 11, 2002
Adopted:
This document is in draftform for distribution to the County and the School District. The Plan
contains the estimatedfiscal and economic implications of the proposed TIFDistrict. The City
and the HRA may make minor changes to this draft document prior to the public hearing.
EHLERS Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
& ASSOCIATES i N c 651-697-8500 fax: 651-697-8555 1AIVUW.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 ll -TAX INCREMENT FINANCING PLAN
FOR THE CITY BELLA TAX INCREMENT FINANCING DISTRICT ................ 2-1
Subsection 2-1. Foreword .............................................. 2-1
Subsection 2-2. Statutory Authority ....................................... 2-1
Subsection 2-3. Statement of Objectives ................................... 2-1
Subsection 2-4. Redevelopment Plan Overview .............................. 2-1
Subsection 2-5. Description of Property in the District and Property To Be Acquired 2-2
Subsection 2-6. Classification of the District ................................ 2-2
Subsection 2-7. Duration of the District .................................... 2-4
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements ............... 2-4
Subsection 2-9. Sources of Revenue/Bonded Indebtedness .................... 2-5
Subsection 2-10. Uses of Funds .......................................... 2-6
Subsection 2-11. State Tax Increment Financing Aid (Local Contribution) ........... 2-6
Subsection 2-12. Fiscal Disparities Election .................................. 2-6
Subsection 2-13. Business Subsidies ...................................... 2-7
Subsection 2-14. County Road Costs ...................................... 2-8
Subsection 2-15. Estimated Impact on Other Taxing Jurisdictions ................. 2-8
Subsection 2-16. Supporting Documentation ................................ . 2-9
Subsection 2-17. Definition of Tax Increment Revenues ........................ 2-9
Subsection 2-18. Modifications to the District ................................ 2-10
Subsection 2-19. Administrative Expenses ................................. 2-10
Subsection 2-20. Limitation of Increment ................................... 2-11
Subsection 2-21. Use of Tax Increment .................................... 2-12
Subsection 2-22. Excess Tax Increments .................................. 2-12
Subsection 2-23. Requirements for Agreements with the Developer .............. 2-13
Subsection 2-24. Assessment Agreements ................................. 2-13
Subsection 2-25. Administration of the District ............................... 2-13
Subsection 2-26. Annual Disclosure Requirements ........................... 2-13
Subsection 2-27. Reasonable Expectations ................................. 2-14
Subsection 2-28. Other Limitations on the Use of Tax Increment ................ 2-14
Subsection 2-29. Summary ............................................. 2-15
APPENDIX A -PROJECT DESCRIPTION .....:................................ A-1
APPENDIX B -MAPS OF THE RICHFIELD REDEVELOPMENT PROJECT AREA AND
THE CITY BELLA 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 -MINNESOTA BUSINESS ASSISTANCE FORM ...................... E-1
APPENDIX F -REDEVELOPMENT QUALIFICATIONS FOR THE DISTRICT ........... F-1
APPENDIX G -BUT/FOR QUALIFICATIONS .................................... G-1
SECTION l -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 modifying the Redevelopment Plan for the Richfield Redevelopment Project Area to establishing
the City Bella Tax Increment Financing District as specified below.
For further information, a review of the Redevelopment Plan for the Richfield Redevelopment Project Area,
originally adopted June 14, 1993, and subsequentlymodified thereafter, is recommended. It is available in
the Community Development Department of 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 City
Bella TIF District discloses that such portion is blighted within the meaning ofM.S. Sections 469.002 Subd.
I1 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 City Bella 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 City Bella 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. Parking facility
b. Ownership townhomes
c. Rental apartments
d. Cooperative units
e. Commercial space
Richfield Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area 1-1
f. Public facilities
g. Public utilities
h. Public roadways, sidewalks and skyways
Richfield Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Richfield Redevelopment Project Area 1-2
SECTION ll -TAX INCREMENT FINANCING PLAN
FOR THE CITY BELLA TAX INCREMENT FINANCING DISTRICT
Subsection 2-1. 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 City Bella Tax Increment Financing District (the "District"), a redevelopment tax
increment financing district, located in the Richfield Redevelopment Project Area (the "Project Area").
Subsection 2-2. 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 ("M.S.'), 469.001 through 469.047, inclusive, as amended, and M.S., Sections 469.174 through
469.179, 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 "Plan") for the District. Other relevant
information is contained in the Modification to the Redevelopment Plan for the Richfield Redevelopment
Project Area.
Subsection 2-3, Statement of Objectives
The District currently consists of seven (7) parcels of land and adjacent and internal rights-of--way. The
District is being created to facilitate the integrated development of housing, commercial, parking and green
space elements with pedestrian paths to adjacent existing uses in the City of Richfield. Contracts for this
have not been entered into at the time of preparation of this Plan. Development may occur as early as fall
2002 or as late as Spring 2003. This 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 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 2-4. Redevelopment Plan Overview
1. Property to be Acquired -Selected property located within the District may be acquired by
the developer, 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 they
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 and public streets work within the
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-1
District.
Subsection 2-5. 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
28-028-24-41-0015
28-028-24-41-0016
28-028-24-41-0017
27-028-24-32-0006
27-028-24-32-0117
27-028-24-32-0005
27-028-24-32-0115
Subsection 2-6. 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 469.179, 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"meansatypeoftaxincrementfznancingdistrictconsistingofaproject,
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 Zots or other similar structures and more than 50 percent
of the buildings, not including outbuildings, are structurally substandard to a degree
requiring substantial renovation or clearance; 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. 1 S, if the tank facility:
(i) Have or had a capacity of more than one million gallons;
(ii) Are located adjacent to rail facilities; or
(iii) Have been removed, or are unused, underused, inappropriately used or infrequently
used..
(b) For purposes of this subdivision, "structurally substandard" shall mean containing defects in
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-2
structural elements or a combination of deficiencies in essential utilities and facilities, light and
ventilation, fireprotection incdudingadequate egress, Zayoutand condition of interiorpartitions,
or similar factors, which defects or deficiencies are of sufficient total significance to justify
substantial renovation or clearance.
(c) A building is not structurally substandard if it is in compliance with the building code applicable
to new buildings or could be modified to satisfy the building code at a cost of Zess than I S
percent of the cost of constructing a new structure of the same square footage and type on the
site. The municipality may find that a building is not disqualified as structurally substandard
under the preceding sentence on the basis of reasonably available evidence, such as the size,
type, and age of the building, the average cost of plumbing, electrical, or structural repairs or
other similar reliable evidence. 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 not required, if the municipality finds that (1) the municipality or authority is unable
to gain access to the property after using its best efforts to obtain permission from the party that
owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion
that the building is structurally substandard...
(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 frl ing 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 I S percent of the area of the parcel
contains buildings, streets, utilities, paved or gravel parking lots or other similar structures.
(~ 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 seven (7) parcels.
^ Ari inventory shows that parcels consisting of 70 percent of the area in the District are occupied by
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-3
buildings, streets, utilities, paved or gravel parking lots or other similar structures.
o An inspection ofthe buildings located within the District finds that more than SO percent of the buildings
are structurally substandard as defined in the TIF Act. (See Appendix F).
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 § 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 of the District.
Subsection 2-7. 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. 1 b, 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 of the District will be 2027. The HRA or City
reserves the right to decertify the District prior to the legally required date.
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Valuellncrementand 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 2001 for taxes payable 2002.
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 o£
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 2002, assuming the
request for certification is made before June 30, 2002. The Original Tax Capacity and the Original Local
Tax Rate for the District appear in the table below.
Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated
Captured Net Tax Capacity (CTC) of the District, within the Richfield Redevelopment Project Area, upon
completion of the project, will annually approximate tax increment revenues as shown in the table below.
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 2003. The Project Tax Capacity
(PTC) listed is an estimate of values when the project is completed.
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-4
Project Estimated Tax Capacity upon Completion (PTC) 570,280
Original Estimated Net Tax Capacity(ONTC) 52,030
Estimated Captured Tax Capacity (CTC) 518,250
Original Local Tax Rate 1.33543 Pay 2002
Estimated Annual Tax Increment (CTC x Local Tax Rate) 692,087
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 HIZA 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 2-9. 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 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
Plan. As presently proposed, the project will be financed by apay-as-you-go note and interfund loan.
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
$14,000,000 without a modification to the 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 Plan through loans from funds of the HRA
or City or to reimburse the developer on a "pay-as-you-go" basis for eligible costs paid for by a developer.
The estimated sources of funds for the District are contained in the table below.
SOURCES OF FUNDS TOTAL
Tax Increment $26,500,000
PROJECT REVENUES $26,500,000
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-5
Subsection 2-10. Uses of Funds
Currently under consideration for the District is a proposal to facilitate the integrated development of
housing, commercial, parking and green space elements with pedestrian paths to adjacent existing uses. 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 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 $5,500,000
Parking Facilities $6,000,000
Other Public Improvements/Skyway System $2,500,000
Interest $9,850,000
Administrative Costs (up to 10%) $2,650,000
PROJECT COSTS TOTAL $26,500,000
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 2-11. 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 2-12. 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:
(I) 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
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
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-6
current tax capacity, the d~erence 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 fznancing plan, to share with the local taxing
districts is the retained captured net tax capacity of the authority.
(2) The county auditor shall exclude the retained captured net tax capacity of the authority from the
net tax capacity of the local taxing districts in determining local taxing district tax rates. The
local tax rates so determined are to be extended against the retained captured net tax capacity
of the authority as well as the net tax capacity of the local taxing districts. The tax generated
by the extension of the less of (A) the local taxing district tax rates or (B) the original local tax
rate to the retained captured net tax capacity of the authority is the tax increment of the
authority.
The 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 2-13. Business Subsidies
Pursuant to M.S. Sections 116J.993, Subd. 3, the following forms of financial assistance are not considered
a business subsidy:
(1) A business subsidy of less than $25,000;
(2) Assistance that is generally available to all businesses or to a general class of similar businesses,
such as aline of business, size, location, or similar general criteria;
(3) Public improvements to buildings or lands owned by the state or local government that serve a
public purpose and do not principally benefit a single business or defined group of businesses at
the time the improvements are made;
(4) Redevelopment property polluted by contaminants as defined in section 116J.552, subdivision 3;
(5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistance provided for designated historic preservation districts, provided that
the assistance is equal to or less than 50% of the total cost;
(6) Assistance to provide job readiness and training services if the sole purpose of the assistance is
to provide those services;
(7) Assistance for housing;
(8) Assistance for pollution control or abatement, including assistance for a tax increment financing
hazardous substance subdistrict as defined under 469.174, subdivision 23;
(9) Assistance for energy conservation;
(10) Tax reductions resulting from conformity with federal tax law;
~- (11) Workers' compensation and unemployment compensation;
(12) Benefits derived from regulation;
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-7
(13) Indirect benefits derived from assistance to educational institutions;
(14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and
bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal
Revenue Code of 1986, as amended through December 31, 1999;
(15) Assistance for a collaboration between a Minnesota higher education institution and a business;
(16) Assistance for a tax increment financing soils condition district as defined under section 469.174,
subdivision 19;
(17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation
is 70 percent or more of the assessor's current year's estimated market value;
(18) General changes in tax increment financing law and other general tax law changes of a principally
technical nature.
(19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local
government agency;
(20) Funds from dock and wharf bonds issued by a seaway port authority;
(21) Business loans and loan guarantees of $75,000 or less; and
(22) Federal loan funds provided through the United States Department of Commerce, Economic
Development Administration.
The HRA or City is not providing tax increment financing for the purpose of economic development or job
growth and therefore the provisions of 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, do not apply.
Subsection 2-14. 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.
Subsection 2-15. Estimated Impact on Other Taxing Jurisdictions
The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the Plan
would occur without the creation of the District. However, the HRA or City has determined that such
development or redevelopment would not occur "but for" tax increment financing and that, therefore, the
fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as
follows if the "but for" test was not met:
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-8
IMPACT ON TAX BASE
2001/2002Total Estimated Captured
Net Tax Capacity (CTC) Percent of CTC
Tax Capacity Uuon Completion to Entity Total
Hennepin County 836,803,010 518,250 0.0619%
City of Richfield 17,175,522 518,250 3.0174%
Richfield ISD No. 280 21,713,385 518,250 2.3868%
IMPACT ON TAX RATES
2001/2002 Percent Potential
Extension Rates of Total CTC Taxes
Hennepin County 0.504090 37.75% 518,250 261,245
City of Richfield 0.517220 38.73% 518,250 268,049
Richfield ISD No. 280 0.226780 16.98% 518,250 117,529
Other 0.087340 6.54% 518,250 45,264
Total 1.335430 100.00% 692,087
_ The estimates listed above display the captured tax capacity when all construction is completed. The tax rate
used for calculations isthe actua12001/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 actua12001/Pay 2002 rates.
Subsection 2-16. Supporting Documentation
Pursuant to M.S. Section 469.175 Subd la, clause 7 the 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
Other documentation will be available prior to the public hearing.
Subsection 2-17. Definition of Tax Increment Revenues
Pursuant to M.S., Section 469.174, Subd. 25, tax increment >;evenues 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;
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.
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-9
Subsection 2-18. 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 may be reduced, but shall
not be enlarged after five years following the date of certification of the original net tax capacity by the
county auditor. If a redevelopment district is enlarged, the reasons and supporting facts for the determination
that the addition to the district meets the criteria ofM.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 of the parcel(s) eliminated from the District equals or exceeds
the net tax capacity of those parcel(s) in the District`s original net tax capacity or (B) the HRA agrees that,
notwithstanding 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 HRA 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 Plan.
Subsection 2-19. 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 I-IRA 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.
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,
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-10
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 equal to 0.25
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 2-20. 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 prof ect 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 properly 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 June, 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 district pursuant to M.S., Section 469.177, no demolition, rehabilitation or renovation of
property or other site preparation, including qualifred 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 frnancing 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
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 frnancing district. If the authority or the owner of the
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-11
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 the provisions of this subdivision.
The authority must submit to the county auditor evidence that the required activity has taken place
for each parcel in the district. The evidence for a parcel must be submitted by February 1 of the fifth
year following the year in which the parcel was certified as included in the district. For purposes
of this subdivision, qualified improvements of a street are limited to (1) construction or opening of
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 June, 2006
and report such actions to the County Auditor.
Subsection 2-21. 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 2-22. Excess Tax Increments
Pursuant to M.S., Section 469.176, Subd. 2, in any year in which the tax increment exceeds the amount
necessary to pay the costs authorized by the Plan, including the amount necessary to cancel any tax levy as
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-12
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 Plan in
order to finance additional public costs in the Richfield Redevelopment Project Area or the District.
Subsection 2-23. 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. 5, 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 2-24. 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 2-25. Administration of the District
Administration of the District will be handled by the Community Development Director for the City of
Richfield.
Subsection 2-26. Annual Disclosure Requirements
Pursuant to M.S., Section 469.175, Subd. S, 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 City Bella Tax Increment Financing District 2-13
School Board on or before August 1 of each year. M.S., Section 469.175, Subd. S 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. S and Subd. 6, the Office of the State Auditor will direct the County Auditor to withhold the
distribution of tax increment from the District.
Subsection 2-27. 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 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 2-28.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.
It is the intent of the City of Richfield and the HRA to spend 15% of the tax increment revenues on
related costs for housing projects.
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
Richfield Housing and Redevelopment Authority Tax Increment Financing Plan for the City Bella Tax Increment Financing District 2-14
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
redevelopment district must be used to finance the cost of correcting conditions that allow designation
ofredevelopmentavd 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, maybe included in the qualifying costs.
Subsection 2-29. Summary
The Richfield Housing and Redevelopment Authority is establishing the District to preserve and enhance
the tax base, redevelop substandard areas, provide new housing choices, provide new commercial
opportunities and improve pedestrian and land use connections in the City. The Tax Increment Financing
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 City Bella Tax Increment Financing District 2-15
APPENDIX A
PROJECT DESCRIPTION
The City Bella Tax Increment Financing District is being created to facilitate the integrated development of
housing, commercial, parking and green space elements with pedestrian paths to adjacent existing uses. The
housing element contains approximately 169 units: 117 cooperative ownership units, 38 rental apartments,
and 14 ownership townhouses. The commercial element consists of approximately 10,000 square feet on the
ground floor of the housing building with the cooperative and apartment units placed directly above them.
Parking is provided at grade level (94 spaces); structured underground (338 spaces) will also be provided
to maximize green space, yet serve the housing units and commercial customers.
The centralized green space "plaza" with both landscaped and hard surfaced features connects the existing
Gramercy Park Cooperative and Lake Shore Drive Condominiums to the finished plaza and City Bella
elements. Integral to the plaza is the pedestrian corridors that take people to Woodlake Nature Center and
to a proposed skyway system to adjacent mixed-use quadrants of the 66`'' Street and Lyndale intersection.
The integrated development within the City Bella Tax Increment Financing District furthers the "Lakes at
Lyndale" downtown Richfield master plan with the emphasis on the key themes of the following: connection
to nature; new housing choices; pedestrian pathways; transit access; distinctive and attractive appearance;
and commercial opportunity.
APPENDIX A-1
APPENDIX B
MAPS OF THE RICHFIELD REDEVELOPMENT PROJECT AREA
AND THE CITY BELLA TIF DISTRICT
APPENDIX B_~
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APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT
The District encompasses all property and adjacent rights-of--way identified by the parcels listed below.
Parcel Numbers Address Owner
28-028-24-41-0015 6617 Lake Shore Drive Donald Lynch, etal.
28-028-24-41-0016 6633 Lake Shore Drive Lake Shore Drive Condo Assn.
28-028-24-41-0017 6639 Lake Shore Drive City of Richfield HRA
27-028-24-32-0006 6700 Lyndale Avenue South Triple S Investments
27-028-24-32-0117 709 Graham Avenue City of Richfield HRA
27-028-24-32-0005 6630 Lyndale Avenue South Sharon Trestman
27-028-24-32-0115 6620 Lyndale Avenue South City Bella LLC
APPENDIX c-~
APPENDIX D
ESTIMATED CASH FLOW FOR THE DISTRICT
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APPENDIX E
MINNESOTA BUSINESS ASSISTANCE FORM
(MINNESOTA DEPARTMENT OF TRADE AND ECONOMIC DEVELOPMENT)
APPENDIX E_~
5~1(N-NAE SsO~T9
~'
Trade &- 2002 Minnesota Business Assistance Form
Economic
Development
^ The 2002 Minnesota Business Assistance Form (MBAF) is used to report each business subsidy and financial
assistance agreement signed from January I, 2001 through December 31, 2001 per Minn. Stat. § 1167.993 to
§ 1167.995. Please use forms from prior years to report agreements signed before 2001.
^ The following government agencies must submit a 2002 MBAF even if an agreement was not signed during the
period January 1, 2001 through December 31 2001 • 1) any local government/agency that signed a business
subsidy agreement since January 1, 1997, or represents a population of more than 2,500; 2) alI state government
agencies authorized to provide business subsidies. If the local/state government agency does not have any subsidies
or assistance to report, please answer questions 1 through 13 and questions 33 and 34.
^ If a local or state government agency that is required to report has not done so by April 1, DTED will mail a
warning. If it fails to report by June 1, it may not award any business subsidies until a report has been filed.
^ Questions? Call (651) 296-0580. Information on where to mail or fax your completed MBAF(s) is on page 4.
Section 1 Grantor information
1. Name of grantor (funding entity) 2. Name of person completing this form
3. Street address 4. City 5. ZIP code
6. County 7. Phone number 8. Fax number 9. E-mail address
] 0. Please indicate who in your organization should receive the 2002 MBAF if different from the person in Question 2.
Name/Title Phone number Street address City ZIP code
11. Classification of grantor (Mark one. Ifgranror is entity 12. Has your organization held a public hearing on and
created by govt agency, please indicate affiliation. For adopted criteria for awarding business subsidies in
example, a city EDA would check "City government.') compliance with Minn. Stat. § 1167.994? (Mark one.)
O City government O Yes, in 2002 (attach criteria)
t7 Yes, in 2002 but have not yet adopted criteria
^ County government Q Yes, prior to 2002
O Regional government If Yes:
Hearing Date: Year Criteria Submitted:
O State government
O No
^ Other (Please specify.) O Other (Please attach explanation.)
13. Has your organization signed any agreements to award a business subsidy or financial assistance from January 1, 2001
through December 31; 2001 that is required to be reported under Minn. Stat. § 1167.993 and § ] 167.994? (Mark one.J
O Yes (Complete the remainder of the form.) ^ No (Stop here, go to section 5 on page 4.)
JCCiIOn L .KCCIplent' IntOrmatiOn
I4. Name of business or organization
receiving subsidy or financial assistance
I5. Address where business subsidy or financial assistance
will be used
Street address City State ZIP code
16. Does the recipient have a parent corporation? (Mark one.)
- ~~ O Yes (Indicate name and address ofparent corporation below. If more than one, indicate ultimate oxner.)
^ No
Name ofparent corporation
Street address City State ZIP code
2002 Minnesota Business Assistance Form (1/23/02)
Page 1 of 4
Dept. of Trade & Economic Development
17. Industry of recipient's facility (Mark one.):
^ Manufacturing D Services D Finance, Insurance, Real Estate
D Retail Trade D Wholesale Trade D Construction ^ Other (please sped)
18. Did the recipient relocate as a result of signing this agreement? (Mark one.)
D Yes (Indicate city and state of previous address and reason recipient did not complete this project at that address.)
^ No (Go to Question ]9.)
City/State of previous address Reason project not completed at previous address
19. Would the recipient have remained in previous location or relocated elsewhere if not awarded this business subsidy or
financial assistance? (Mark one.)
^ Remained at previous Iocation ^ Relocated to different Minnesota location ^ Relocated outside Minnesota
Section 3 Agreement Information
20. Total dollar value of business subsidy or financial 21. Date agreement signed (In addition to the agreement
assistance (Please separate value by type in Questions 24 date, indicate any dates the agreement was amended.)
and 25.)
22. Benefit date (Indicate the date the recipient will benefit from the business subsidy or financial assistance. For example,
indicate the date improvements were fznished, equipment was placed into service, or the recipient occupied the property,
whichever is earlier.)
23. Does the agreement provide a business subsidy or one of the four types of financial assistance (see Question 25) required to
be reported? (Mark one.)
D business subsidy ^ financial assistance
24. If the agreement provided a business subsidy, please 25. if the assistance was one of the four types of financial
indicate the type(s) and total dollar value for each type. assistance, please indicate the type(s).
^ not applicable, agreement provided financial assistance D not applicable, agreement provided a business subsidy
D loan (only principal) $ ^ assistance for property polluted $
^ grant (i.e., forgivable loan) $ by contaminants
^ tax abatement $ ^ assistance for renovating building $
^ TIF or other tax reduction or deferral $ stock or bringing it up to code, and
^ guarantee of payment $ assistance provided for designated
D contribution of property or infrastructure $ historic preservation districts, when
D preferential use of governmental facilities $ 50% or less of total cost
Oland contribution $ D assistance for pollution control or $
^ other (Specify szrbsidy type.) $ abatement
^ assistance for a TIF soils condition district $
26. If the assistance included tax increment financing, please 27. Are any other grantors providing a business subsidy or
indicate the type of TIF district? (Mark one.) financial assistance to the same project? (Mark one.)
I D Yes (Specify each grantor and the value of their
^ not applicable, assistance was not in the form of TIF assistance below,- attach an additional sheet if necessary.)
D No
D redevelopment
D renewal and renovation Grantor(s) and value of the agreement(s):
^ souls condition
D economic development
D mined underground space Grantor Value ($}
^ hazardous substance subdistrict
Grantor Value ($)
2002 Minnesota Business Assistance Form (1/23/02) Page 2 of 4 Dept. of Trade & Economic Development
Section 4 Goals and Public Purpose Identified in the A6reement
28. Minn. Stat. § 116J.994 requires that business subsidy and financial assistance agreements state a public purpose. Which
of the following public purposes were stated in the agreement? (Mark all that apply.)
O Enhancing economic diversity ^ Increasing tax base (cannot be only purpose)
O Creating high-qua]ity job growth D Other (please specify)
D Job retention
^ Stabilizing the community
29. Indicate whether the agreement included the following types of goals, and whether the recipient had attained those goals
at the time of this report. (Fill in the boxes and attainment date(s) for each goal.)
Goals Target attainment All goats
established? dates (month & year) attained?
A) Specific wage and job goals to be attained within 2 years D Yes D No ^ Yes O No
B) Other job-creation and/or retention goals D Yes ^ No ^ Yes D No
C) Other wage goals D Yes D No ^ Yes D No
D) Other goals other than wage and job goals D Yes ^ No ^ Yes D No
(Please attach descriptions of goals and progress toward
attainment if not documented in Questions 30 and 31.)
30. For each of the following wage categories, indicate the job creation and/or retention goals stated in the
agreement and the average hourly value of any employer-provided health insurancegoals for those jobs. (Only indicate job
creation goals in full-time equivalents ifyou are unable to separate goals by full- and part-time positions.)
Full-time Part-time! FTE onl if goals not
Hourly Wage Job Seasonal/Temp. stated as FT/PT) Job Retention Hourly Value of
(excluding benefits) Creation Job Creation Job Creation Health Insurance
no hourly wage-level goal s
less than $7.00 s
$7.00 to $8.99 s
$9.00 to $10.99 s
$ 11.00 to $12.99 s
$13.00 to $14.99 s
$15.00 and higher S
31. For each of the following wage categories, indicate the number ofactual jobs created and/or retained since the benefit
date and the actual hourly value of any employer-provided health insurance for those jobs. (Only indicate job creation in
full-time equivalents if you are unable to separate job creation into full- and part-time positions.)
Full-time Part-time! FTE (only if unable to
Hourly Wage Job Seasonat/Temp. separate FT/PT) Job Retention Hourly Value of
(excluding benefits) Creation Job Creation Job Creation Health Insurance
less than $7.00 s
$7.00 to $8.99 s
$9.00 to $10.99 s
$ 11.00 to $12.99 s
$ 13.00 to $14.99 s
$15.00 and higher s
32. Has the recipient achieved al] Qoals (see Questions 29, 30 and 31) and fulfilled all oblir?ations stipulated in the agreement?
(Mark one.) D Yes D No
2002 Minnesota Business Assistance Form (1/23/02) Page 3 of4 Dept. of Trade & Economic Development
Section 5 Recipients Failing to Fulfill Obligations
(Do not complete this section ifvou completed it nn another 2~~2 MRAF.ctthmittor7 rn nTFn l
33. During the period January I, 2001 through December 31, 2001, did your organization have any recipients who failed to
report as required by Minn. Stat. § 1167.993 and § l 167.994? (Mark one.)
D Yes (Indicate the name of each recipient failing to report and the value of subsidy or financial assistance awarded to that
recipient. Attach additional pages if necessary.)
^ No
Name of recipient Type of subsidy or assistance (See Questions 24 and 25.) Value of subsidy or assistance
34. Did your organization have any recipients who failed to achieve any goals or fulfill any other obligations under an
agreement signed on or after January I, 2001, that were required to be fulfilled by the time of this report? (Mark one.)
D Yes (Complete the remainder of this section.) ^ No (Stop here and submit form to DTED .)
35. - 39. Provide the following information for each recipient failing to fulfill goals or any other terms of an agreement that
were to be attained by the time of reporting. (Attach additional pages if necessary.)
35. Information on recipient and agreement:
Name of recipient in default Type of subsidy or assistance Initial value of
subsidy or assistance
Street address of recipient City/ZIP code of recipient Outstanding value of
subsidy or assistance
36. Reason(s) for default (Mark all that apply.):
D recipient ceased operation D recipient relocated to a different community
^ recipient was unable to fill vacant positions D other (Specify reason.)
37. To date, has the recipient.fulfilled its repayment obligation? (Mark one.)
D Yes D No, recipient has be¢un to repay the assistance. D No, recipient has not beQtan to repay the assistance.
38. Has the agreement been amended to extend the recipient's deadline for fulfilling its obligations?(Mark one.)
O Yes ^ No
39. Describe the steps being taken to bring recipient into compliance or recoup the subsidy.
Return your completed MBAF(s) by April 1, 2tJ02, to:
2002 Minnesota Business Assistance Form
Minnesota Department of Trade and Economic Development - AEO
500 Metro Square, 121 East 7"' Place
St. Paul, MN 55101-2146
,~
Or fax to: (651) 215-3841
2002 Minnesota Business Assistance Form (1/23/02) Page 4 of 4 Dept. of Trade & Economic Deveiopment
APPENDIX F
REDEVELOPMENT QUALIFICATIONS FOR THE DISTRICT
Information to be added to prior to the public hearing
APPENDIX F- I
APPENDIX G
BUT/FOR QUALIFICATIONS
Additional information to be added to prior to the public hearing
But For Anal sis
Current Market Value -Estimate
New Market Value -Estimate $2,678,000
55,710,000
Difference
Present Value of Tax Increment $53,032,000
9,261,557
Difference $43,770,443
alue Likely to Occur Without TIF is Less Than: $43,770,443
APPENDIX G-1
AGENDA ITEM # 4
REPORT # 18
J STAFF REPORT
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
MAY 20, 2002
JOHN OLINGER,
REPORT PREPARED BY: COMMUNITY DEVELOPMENT SPECIALIST
NAME, TITLE
BRUCE NORDQUIST,
REPORT PRESENTER: HOUSING & REDEVELOPMENT MANAGER
NAME, TITLE
DEPARTMENT DIRECTOR REVIEW:
SIGNATURE
REVIEWED BY EXECUTIVE DIRECTOR: ~ „ ~ _~~
ITEM FOR HRA CONSIDERATION:
Public hearing to consider modifying the general criteria for business subsidies to match
chan es in Minnesota law enacted in the 2001 Le islative Session.
I. RECOMMENDED ACTION:
Conduct and close a public hearing and by motion: Adopt the
attached modified policies and criteria for awarding business
subsidies.
II. BACKGROUND
In 1999, the Housing and Redevelopment Authority (HRA) approved general criteria
for business subsidies in response to a new law regulating business subsidies. In
the 2001 State Legislative Session, the law regarding business subsidies was
amended. It is proposed that the general criteria for business subsidies be made to
again match State law. The criteria is necessary whenever the HRA is considering
business subsidy in the form of tax increment financing (TIF), for example. The City
Bella project is the next project that will require business subsidy consideration.
The City Council is also being asked to consider modifying their general criteria for
business subsidy to remain consistent with State law.
0520-busi nesssu bsi dy
III. BASIS OF RECOMMENDATION
A. POLICY
• The proposed modifications are beneficial to the HRA because the
basis for assistance has been broadened.
The HRA's present subsidy criteria do not match State law.
B. CRITICAL ISSUES
• A public hearing is needed to modify the criteria for business subsidy.
• The modified general criteria for business subsidy will allow the HRA
to better accomplish desired goals and objectives.
• Business subsidy for City Bella will be considered by the HRA in June.
C. FINANCIAL
• N/A
D. LEGAL
• Legal counsel has drafted the modifications to match Minnesota law.
IV. ALTERNATIVE RECOMMENDATION~S~
• Do not further modify the general criteria for business subsidy.
V. ATTAC~IMENTS
• Amended draft of the general criteria for business subsidy. (The underlined
and bolded portions are the changes.)
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• N/A
5/01 /02
Housing and Redevelopment AUTHORITY
Business Subsidy Criteria
I. Purpose
1.01 This document includes the criteria to be considered by the Housing and
Redevelopment Authority (the "Authority") in and for the City of Richfield to evaluate
requests for business subsidies.
It is the intent of the Authority in adopting these criteria to comply with Minnesota
Statutes, Sections 116J.993-116J.995 (the "Act"). The Authority hereby adopts the
definitions contained in the Act for application in the criteria.
II. Statutory Limitations
3.01 It is the Authority's intent to advance the following goals and objectives in granting
business subsidies:
a. All projects, by not later than the benefit date, must be consistent with Richfield's
Comprehensive Plan and any other plan or guide for development of the
community or a sub-area of the community.
b. Business subsidies must be justified by evidence that the project cannot proceed
without the benefit of the subsidy. Potential grantees shall be reauired to
business subsidy. If tax increment financing is used to grant a subsidy, the
grantee must demonstrate compliance with all statutory requirements of the TIF
Act, including the "but for" test. The potential grantee will be required to provide
all documentation necessary to make the requisite findings under the TIF Act and
the Act.
c. Grantees will be required to enter into an agreement with the Authority that is
consistent with statutory requirements, ~g and which contains
measurable, specific and tangible coals. The Agreement shall include a
commitment to continue ~"° "~ ~°~^°°° ^+ +he ~,+o in operation within the City for
a minimum of five years after the benefit date aid-sem~l+ar~e, unless waived b~
Goals and Objectives
the Authority and shall comply with the specific jabs 'Lob and wages wage goals
established for the project, if any.
IV. Business Subsidy Criteria
4.01 The Authority recognizes that every proposal is unique. Nothing in these criteria shall
be deemed to be an entitlement or shall these criteria establish a contractual right to
a subsidy. The Authority reserves the right to modify these criteria from time to time
and to evaluate each project as a whole.
4.02 A business subsidv must meet a public purpose. The following criteria shall be
utilized in evaluating a request for a business subsidy:
a. Increase in tax base. While an increase in the tax base cannot be the sole
grounds for granting a subsidy, the Authority believes it is a preferred condition for
any subsidy.
b. Jobs awes. It is the Authority's intent that the grantee ^re~+o ia.,~hie ..,,^e
maximize the number of jobs at the site. This may include jobs to be retained
but only if job loss is ~.,^;t s ecific and demonstrable.
c. Waae Floor. The jobs created as a result of anv business subsidv annroved
not part of
4.03 Economic Development. Rrejests. In additional to the criteria in Section 4.02.
projects should promote one or more of the following:
1. Encourage economic and commercial diversity within the community;
2. Contribute to the establishment of a critical mass of commercial development
within an area;
3. Provide basic goods and services, increase the range of goods and services
available or encourage fast-growing ~s+r~esses or high technology business
location or expansion;
4. Promote redevelopment objectives and removal of blight, including pollution
cleanup;
5. Promote the retention or adaptive reuse of buildings of historical or architectural
significance;
6. Promote additional or spin-off development within the community; or
7. Encourage full utilization of existing or planned infrastructure improvements.
V. Compliance and Reporting Requirements
a} 5.01 Any subsidy granted by the Authority will be subject to the requirement of a public
hearing, if necessary, and must be approved by the Authority.
~} 5.02 It will be necessary for both the grantee and the Authority to comply with the
reporting and monitoring requirements of the Act.
This redlined draft, generated by CompareRite(T M) -The Instant Redliner, shows the differences
between -
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AGENDA ITEM # 3
REPORT # I ~
STAFF REPORT
• r
HOUSING AND REDEVELOPMENT
AUTHORITY MEETING
MAY 20, 2002
REPORT PREPARED BY:
REPORT PRESENTER:
BRUCE NORDQUIST,
HOUSING & REDEVELOPMENT MANAGER
NAME, TITLE
BRUCE NORDQUIST,
HOUSING & REDEVELOPMENT MANAGER
NAME, TITLE
DEPARTMENT DIRECTOR REVIEW:
SIGNATURE
REVIEWED BY EXECUTIVE DIRECTOR: ~p
G~lGZ~2~7Ct~ b
ITEM FOR HRA CONSIDERATION:
Research proposal that will assist the Housing and Redevelopment Authority in making
decisions re ardin the fundin of housin ro'ects and ro rams.
I. RECOMMENDED ACTION:
By Motion: Authorize the services of Anderson, Niebuhr &
Associates, Inc. to prepare questions, conduct a survey and report
results that assist in allocating housing fund resources.
II. BACKGROUND
A portion of the Housing and Redevelopment Authority (HRA) redevelopment
project funding -tax increment - is dedicated on an ongoing basis to a housing
fund which had its first receipts last year. These resources may be used to fund
existing programs such as Richfield Rediscovered, Transformation Homes or
affordable housing within a redevelopment area or new alternatives. However, with
changing markets and ongoing competition from other communities, an answer to
the following question is needed: What is the best way to allocate housing fund
resources to help Richfield thrive and stay competitive? It is proposed that a
professional survey firm be hired to gather data that would assist in determining
housing needs and funding priorities. The resulting data will guide more targeted
project and program decision making.
052002Anderson-Niebuhr
Of particular concern are the market place observations related to:
• What projects and programs does it take to attract and retain families?
• Are there more singles, couples, pairs and empty nestors buying Richfield
homes than families? If yes, why?
• What is the best return on investment of the housing fund?
HRA staff has observed house sales data that suggest certain household moving
patterns. The attached work plan from Anderson, Niebuhr and Associates
describes their methods to perform professional. research on .these moving
households. The questionnaires, telephone data collection, data analysis and
reporting would be applied to the following specific populations:
• people who recently moved within Richfield;
• people who recently moved from Richfield to a developed suburb;
• people who recently moved from Richfield to a developing suburb;
• people who recently moved into Richfield from other areas, and
• families, with children currently living in Richfield.
Also, a focus group of community leaders would be assembled to gather additional
feedback.
The cost for the research is summarized as follows:
Population Cost
• Movers (four groups of 100) $22,000
• Residents (one group of 300) $16,000
• Leadership focus group 6 400
TOTAL $44,400
The proposed work would take approximately four months to complete.
III. BASIS OF RECOMMENDATION
A. POLICY
• The HRA makes project and program funding decisions.
• Quantitative and qualitative data will assist in making viable targeted
project and program funding decisions.
B. CRITICAL ISSUES
• Anderson, Niebuhr and Associates is a qualified firm to perform this
type of research. The HRA last used them in the early 1980s when
making decisions about allocating funding to energy conservation
programs.
• The competition amongst communities for family homeowners is
strong and many choices exist for them. It has been some time since
a survey of residents has occurred. The HRA has never surveyed
moving populations in this way.
C. FINANCIAL
• Ehlers, Inc., the HRA's financial consultant, has confirmed that
housing funds will be available to cover the cost of the proposed
research.
D. LEGAL
• N/A
IV. ALTERNATIVE RECOMMENDATION(S~.
• Housing fund resources could be allocated to existing projects and programs
without additional evaluation.
V. ATTACHMENTS
• Where Richfield Homeowners moved: October 2000-September 2001
(Attachment A)
• Anderson Niebuhr and Associates Workplan (Attachment B)
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
• Representatives of Anderson, Niebuhr and Associates.
Attachment A
Where Richfield Homeowners Moved
October 2000 through September 2001
March 12, 2002
699 Total moves during this time. Of that the following is a summary by
percentage of where the households moved.
• Moving but staying in Richfield
• Moving to greater MN or out of state
21 % 146 total moves
ZO% 142 total moves
• Moving to non-Richfield fully developed area 34% 240 total moves
Plymouth, New Hope, Brooklyn Center, Golden Valley
Minnetonka, St. Louis Park, Edina, New Brighton,
Bloomington, Coon Rapids, Eden Prairie, Minneapolis,
St. Paul, Roseville, Maplewood, Burnsville, Apple
Valley, Hopkins
• Moving to established developing area
Maple Grove, Brooklyn Park, Shoreview, Blaine,
Shakopee, Cottage Grove, Savage, Spring Lake Park,
Prior Lake, Chaska, Chanhassen, Shorewood, Deephaven,
Wayzata, Minnetrista, Victoria, Champlin, Lakeville,
Farmington, Rosemount, Inver Grove Heights, Eagan,
Sunfish Lake, Woodbury, Oakdale
• Moving to rural growth areas of metro
East Bethel, St. Bonafacious, Ramsey, Carver, Waconia,
Belle Plain, Jordan, New Prague, New Market, Elko,
Hampton, Hastings, Stillwater, Forest Lake, Ham Lake,
Anoka, Rogers, Greenfield
19% 135 total moves
5% 36 total moves
~ nderson, Niebuhr & Associates, Inc.
~~rthpark Corporate Center • Suite 200.6 Pine Tree Drive • Arden Hills, MN 55112
,1/486-8712 • FAX 651/486-0536.800-678-5577 • info@ana-inc.com
Marketing Research for Decision Makers
May 13, 2002
Bruce Palmborg, Community Development Director
Bruce Nordquist, Housing and Redevelopment Manager
City of Richfield
6700 Portland Avenue
Richfield, MN 55423
Dear Mr. Palmborg and Mr. Nordquist:
Thank you for inviting Anderson, Niebuhr & Associates, Inc. to submit a proposal to
conduct research for the Richfield Housing and Redevelopment Authority (HRA). This
research will be used to assist the HRA's planning and development initiatives. The
following describes our understanding of the research and our proposed method for
conducting the research:
Research Purpose
The City of Richfield has gone through a 20/20 visioning process and has identified the
need to secure its place in the future of the Twin Cities metropolitan area. One measure
of success will be in the number of families who are attracted to and remain in the
Richfield community. The HRA has successfully undertaken commercial redevelopment,
diversification of housing types, housing reinvestment, and other measures to meet the
challenges of the present and the future.
To help the Richfield Housing and Redevelopment Authority continue to build on its
successes and prepare to proactively meet future challenges, Anderson, Niebuhr &
Associates, Inc. proposes to conduct quantitative research with people who currently live
in Richfield and with people who have moved out of Richfield and qualitative research
with community opinion leaders. The research results will be used to help make
decisions regarding allocation of housing trust funds.
Quantitative Research
Populations and Samples
• The populations of interest and sample sizes are described below:
Movers
Population Group
Sample Size
People who moved within Richfield 100
People who moved from Richfield to a developed suburb 100
People who moved from Richfield to a developing suburb 100
People who moved into Richfield from other areas 100
Current Residents
Families (with children) currently living in Richfield 300
700
• We understand that an HRA representative will provide the population listings
electronically to Anderson-Niebuhr. The lists for the four groups of people who
moved will contain those who moved in the last 12-18 months as data are available.
The lists will contain name, previous address and telephone number, length at
previous residence (if applicable/available), date moved (if applicable), current
address and telephone number (if available), and length at current residence (if
available). We will select a random sample from each list.
Questionnaire
• Anderson-Niebuhr will be responsible for designing four survey instruments in
conjunction with HRA representatives. We will prepare a core set of questions and
four sets of questions specific to the group(s): one for current Richfield residents, one
for people who have recently moved within Richfield, one for people who have
recently moved into Richfield, and one for people who have moved out of Richfield.
We will prepare the drafts for your review and discuss suggested changes, additions,
or deletions.
• We will conduct a pretest of the survey instruments with 70 current residents and
with 70 movers. Pretest results will be shared with HRA representatives, and the
questionnaires will be revised based on the pretest and discussion of the results. The
final questionnaires will then be prepared. We will begin data collection only after
final approval of the survey instruments by the HRA representatives.
• We will program the surveys into our CATI (computer assisted telephone
interviewing) system for data collection. This means data is captured electronically
by computer as the interview is being conducted, rather than by paper and pencil.
Data Collection
• A personalized preletter will be sent to all potential respondents in the samples.
Separate letters will be used for current residents and for people who have moved
out of Richfield. The purpose of the preletter is to introduce the purpose of the
research, inform them of the upcoming telephone interview, and include a telephone
number that the respondent may call if they wish to set an appointment for the
interview. We have enclosed a draft copy of a preletter.
• The preletters will be printed on City of Richfield letterhead. The HRA
representatives will provide the letterhead logos and appropriate scanned signatures
for the preletters to Anderson-Niebuhr. We assume that four similar preletters will be
needed. We will be responsible for the printing and mailing of these letters. We have
budgeted $.34 for outgoing postage.
• We will collect the survey data by telephone. We understand that you wish to have
us complete a total of 700 telephone interviews. Our costs assume the survey will
take no longer than 12-15 minutes to complete by telephone and will contain two
open-ended questions.
Our method for conducting telephone surveys is as follows:
• We will use professional interviewers to conduct high-quality telephone surveys.
• We will brief interviewers at the beginning of the project to inform them of the
purpose of the study, review the survey instrument, role-play the interviewing
process, and answer any questions they may have at the outset of the project.
• Calls will be made at varying times of the day and on different days of the week
to ensure that every conceivable attempt is made to contact the original sample.
• We will make up to seven attempts to reach a potential respondent before
replacement.
• Interviewer supervisors using electronic monitoring equipment will carefully
monitor interviewing.
Data Analysis and Reaorting
• Anderson-Niebuhr will review all responses for completeness and consistency. Any
inconsistencies in responses will be carefully checked to ensure the accuracy of the
information.
• We will analyze the data using our in-house computer facilities and computer
programs contained in the Statistical Package for the Social Sciences (SPSS
Windows). We will work with HRA representatives to determine precisely which
statistical analyses beyond descriptive statistics will be useful for this study. The
responses to the open-ended questions will be coded and presented as tables in the
final report.
• Anderson-Niebuhr is committed to providing survey results in a manner that will be of
maximum use to you. We will prepare a written report that will contain an executive
summary, research method section, Current Residents' results section, Movers'
results section, key findings in graphics and tables, demographic analyses,
discussion of statistically significant differences among subgroups, conclusions and
recommendations, and copies of the questionnaires. We will also provide a diskette
of the data.
• We will provide three copies (two bound and one unbound) of the report in color. If
--~ desired, Anderson-Niebuhr will also conduct an on-site presentation of the findings.
This is included in the cost in this proposal.
Qualitative Research
Population and Sample
• The population of interest for the focus group consists of opinion leaders in Richfield.
• The HRA representative will be responsible for providing this population list
electronically. We assume the list will contain name, address, and phone number.
• Anderson-Niebuhr will recruit 12 participants for. the focus group. This recruitment
should yield one focus group with 8-10 participants.
• We will send a letter of confirmation to each participant. In addition, we will re-contact
participants the night before the group to remind them of the time and location.
Data Collection
• The participants will not receive an incentive for their participation, but will be offered
light refreshments.
• The focus group will last approximately two hours. It is recommended that the group
take place between 2:00 p.m. and 8:00 p.m. on Monday, Tuesday, Wednesday, or
Thursday.
• A research professional will moderate the group. We will hold the focus group at the
City of Richfield meeting room.
• We will work with HRA representatives to finalize the screener (used to recruit
participants) as well as the interview guide (used during the focus group). The
screener will take no longer than three minutes to administer.
Reporting
• Anderson-Niebuhr will summarize the focus group into a report that contains a
summary of the findings along with quotes. We will also provide conclusions and
recommendations based on the focus group. We will provide three black and white
copies of the report.
Time
Anderson-Niebuhr is available to begin work on this project immediately and is
committed to completing this project in a timely manner. We will work with HRA
representatives to finalize the timeline for the research.
The time to conduct 700 surveys and one focus group is approximately 120-130 days.
We assume the focus group will be conducted at the same time as the quantitative
study.
n,
i
Costs
The costs to conduct both the quantitative and qualitative research at the same time are
broken out below:
Movers (4 groups of 100): S=400 $22,000
Current Residents of Richfield: S=300 $16,000
Focus Group (see Attachment 1 for cost breakdown) 6 400
Quantitative & Qualitative Total $44,400
Professional time for four on-site meetings, two for questionnaire design and two for
presentations of the data (one for quantitative results and one for qualitative results), is
included in the above costs.
If the research elements are not conducted at the same time, the costs will increase.
If you have any questions about this proposal or changes to the study parameters,
please let us know. A summary of our qualifications, examples of relevant past studies,
and references are also included. We are committed to providing high-quality data to the
HRA that will be used often and with confidence for decision making.
Sincerely,
J hn F. Anderson, Ph.D.
resident
Marsha A. Niebuhr
Vice President
JFA/MAN/jrk
Attachment 1
Cost Breakdown -Focus Group
Costs
Focus Group Line Item Cost
• Screening/Recruitment of Participants $1,100
• Moderator Fee ($1,800/group) $1;800
(Includes moderating focus group, discussion guide revisions, writing
screener, revising screener, all meetings and preparation time)
• Video/Audio tape transcription $300
• Written report with analysis $3,500
Focus Group Total 6 400*
*The HRA will be responsible for any facility costs and providing
refreshments for the group (estimated at $250).
Draft of Current Resident Preletter
[City of Richfield Logo]
May 2002
Dear John and Jane Doe,
In an effort to secure its place in the future, the City of Richfield has undertaken
commercial redevelopment, diversification of housing types, housing reinvestment, and
other measures to meet the challenges of the present and the future. To help the
Richfield Housing and Redevelopment Authority (HRA) continue to build on its
successes and prepare to proactively meet future challenges, the HRA wishes to
conduct a telephone survey with people who currently live in the City of Richfield.
For this reason, Anderson, Niebuhr & Associates, Inc. (a research firm located in Arden
Hills, MN) has been asked to conduct a study of Richfield residents regarding their
overall perceptions of the city. You have been randomly chosen to participate in this
telephone study that should take approximately ten minutes. Your opinions and
experiences are highly valued, and your responses are important to the success of
identifying future planning and development initiatives.
In the next few days, a professional interviewer from Anderson, Niebuhr & Associates,
Inc. will contact you to arrange a convenient time for the interview. If you would prefer to
call us, please contact Cindy Roberts at (651)486-8712.
Thank you in advance for your time and assistance! Your input will help the City of
Richfield proactively meet the needs and aspirations of their residents.
Sincerely,
John F. Anderson, Ph.D.
President
V ~' l~Ut~-~c U • V ~1~
Marsha A. Niebuhr
Vice President
JFA/MAN/jrk
Benefits of Anderson, Niebuhr &
Associates, Inc.
The satisfaction of our clients is Anderson-Niebuhr's top priority.
Our standard of excellence in each aspect of the research process
ensures quality results. Our experience guarantees a thorough
understanding of the type of research the City of Richfield wishes
to conduct. We believe our combination of survey research
experience and community research expertise qualifies Anderson,
Niebuhr & Associates, Inc. to not only conduct the research
described in this proposal, but also to assist the City of Richfield
as its research partner. Such a relationship offers many benefits,
including the following:
• Over 28 years of research experience
• We are a part of our client's team
• Commitment to quality
• Professional and experienced staff
• Flexibility
• Accurate data for confident decision making
• Commitment to satisfying our clients
~derson, Niebuhr &Associates, Inc.
1
Qualifications
The design and implementation of a research study such as the one
desired by the City of Richfield requires a research organization with the
following expertise:
• Expertise in conducting community surveys
• Abroad and deep background in research services and consulting
• Experience in conducting high-quality surveys
• Demonstrated ability to design and implement sampling strategies
so that the data obtained in the surveys are generalizable to the
appropriate populations
• Skill in designing and writing survey instruments to meet the goals
of a study
• Expertise in obtaining a high level of participation in the survey
• Proficiency in conducting relevant data analyses and assisting
clients in interpreting data
• Expertise with research that produces actionable results
Our extensive experience in each of these areas means that we are
capable of providing the City of Richfield with high-quality, actionable
surveys that will supply the kinds of valuable data needed for planning
and decision making.
This section of the proposal provides an overview of Anderson, Niebuhr
& Associates, Inc., information on the key staff members who will be
involved with the project for the City of Richfield, and examples of our
work to illustrate our capabilities and successful background in this type
of research.
~ derson, Niebuhr &Associates, Irx.
2
Corporate Overview
Anderson, Niebuhr & Associates, Inc. is a Minnesota-based corporation
that has been conducting community surveys and other survey research
since the company's founding in 1974. During that time, the firm has
gained a national reputation for excellence in research utilizing rigorous
methodology, for accuracy of results, and for innovativeness.
Anderson-Niebuhr offers the full range of research services, including
study design, sampling design, questionnaire construction, data
collection, data analysis and interpretation, report writing and presentation
of findings. In addition to conducting research projects, the firm is
recognized as a leader in providing professional training nationally for
people who wish to improve their research skills.
Professional Staff
Anderson, Niebuhr & Associates, Inc. employs a full-time staff of
professional, technical, and administrative employees who are trained
and experienced in conducting high-quality research. All members of our
senior research staff are skilled and experienced in designing and
implementing studies and have worked extensively conducting research
in community settings.
The Anderson-Niebuhr professional staff who manage our work include
Dr. John Anderson, Marsha Niebuhr, Jeff Melsa, Dr. Deborah Eddy,
and Ivy Lobe.
John Anderson and Marsha Niebuhr are principals and founders of
Anderson, Niebuhr & Associates, Inc. and have many years of experience
conducting a wide range of studies. They are co-authors of a widely used
textbook on survey research, Questionnaires: Design and Use (2"d ed.,
1986). They are also adjunct faculty members with the University of
Minnesota and the American Marketing Association School of Marketing
Research at the University of Notre Dame.
They participate frequently in conferences sponsored by professional
organizations such as the American Marketing Association (AMA),
American Society of Quality Control (ASQC), and the Association for
Quality and Participation (AQP). In addition, they have been speakers at
meetings of the American Association of Medical Society Executives
(AAMSE) and the Alliance for Healthcare Strategy and Marketing
(AHSM). They also founded the Special Interest Group on Survey
Research, an organization within the American Educational Research
Association, established to improve the methods used to conduct survey
research.
Berson, Niebuly~ &Associates, Inc.
In addition, Dr. Anderson has published research articles in a variety of
professional journals and publications, including Journal of Marketing,
Journal of Applied Psychology, and Marketing News.
Jeff Melsa is a research associate at Anderson-Niebuhr. His
responsibilities include project management, statistical analysis, design of
graphic presentation, and management of large survey projects. He has a
bachelor's degree from the University of North Dakota in marketing and a
minor in economics.
Deborah Eddy is a research associate at ANA. She is responsible for
project management, questionnaire design, and report writing. She has a
master's degree in psychology and a doctorate in experimental social
psychology from the University of Memphis.
Ivy Lobe is a research associate at ANA. Her responsibilities include
project management, questionnaire design, and report writing. She has a
bachelor's degree in applied psychology from St. Cloud State University
and a master's degree in industrial and organizational psychology from
the University of Wisconsin.
Our interviewing staff members, who conduct our in-house telephone
interviews and telephone follow-up for mail surveys, are highly skilled in
administering surveys. They receive ongoing training to enhance their
research skills and are trained in techniques to facilitate response from
survey participants, thus keeping refusals to a minimum. In addition, they
are monitored by experienced interviewer supervisors using electronic
monitoring equipment.
Niebuhr &Associates, Inc. 4
Examples of Relevant Past Studies
Anderson-Niebuhr has been conducting community surveys, and
consistently attaining high response rates, for our clients for over 28
years.
To provide a better understanding of our in-depth experience in
successful research of the type you desire, we include here brief
descriptions of several studies we have conducted.
Experience Conducting Community Research
Anderson, Niebuhr & Associates, Inc. has conducted hundreds of
community studies to assist organizations, associations, and companies
with assessing their image and services as well as with determining which
services and products are most important for meeting community needs.
Examples of some of these research studies are listed below:
• We conducted a survey of city and suburban residents for the City of
St. Paul's long-range planning effort, Saint Paul Tomorrow,
concerning opinions about and satisfaction with city services.
• We implemented a comprehensive parks and recreation needs
assessment for the City of St. Paul in which our sampling strategies
were designed to obtain data generalizable to the City overall and its
recreational service areas.
• For the City of Lakeville, we conducted focus groups with business
executives and human resource personnel to obtain opinions
regarding labor force issues to understand how labor issues are
impacting businesses' economic development.
• A survey of Minnesota residents was conducted for the Department of
Natural Resources concerning familiarity with the DNR and
opinions of its services.
• We conducted a study for the North St. Paul school district regarding
a referendum for new schools and programs.
• We completed a community study regarding beliefs about and
perceptions of a health care provider's services which provided
baseline information for their branding strategy.
• We conducted a study involving community residents' and physicians'
impressions of and satisfaction with a community newspaper
dedicated to health education issues.
&Associates, Iric. 5
• A survey of residents in 30 communities in four states was
conducted to assess residents' familiarity and image of their local
bank and its various competitors.
• Surveys of residents in two counties in Michigan were conducted
for their respective planning commissions concerning issues related to
land use and quality of life.
• A survey of residents in afive-county area of Pennsylvania,
including Philadelphia, regarding travel behavior, was completed for
the Delaware Valley Regional Planning Commission.
• We surveyed community residents to determine the best site for a
new YMCA Achievement+ facility in St. Paul.
• We conducted a market research study for the YMCA of Greater St.
Paul to determine member and camper interest in a new family camp
in Northern Minnesota.
• For YMCA of Greater Des Moines, we conducted telephone
interviews with non-YMCA members from two local areas in order to
determine community members' awareness and perceptions of the
YMCA in general, the two local branches, and their likelihood to join
these branches with expanded parking, facilities, and additional
programming.
• For the YMCA of Greater Saint Paul, in an effort to measure
customer satisfaction with the eight St. Paul branches of the YMCA,
we conducted annual telephone surveys of member households. This
project has been implemented in four consecutive years.
• A comprehensive study was conducted for the YMCA of Greater St.
Paul to assist in the design of programs and facilities. These
studies involved surveying members, potential members, downtown
workers, and key informants.
• We conducted an extensive study with residents in the Chisago Lakes
area to determine satisfaction, awareness, health care service
needs, and location for a new health care facility.
• We executed a survey of community residents in the primary and
secondary service areas of a proposed hospital for the HealthEast
management company to determine the optimum location and
name for the new hospital. The eventual name of the hospital and
its location were supported by the survey findings.
• We conducted a market analysis of the Duluth/Superior area to
determine the feasibility of a comprehensive women's health
center.
~, Berson, Niebuhr &Associates, Iric.
• A survey of parents and daughters in Minneapolis was completed
for the Greater Minneapolis Girl Scout Council to identify reasons girls
are not members of Girl Scouts and to assess how Girl Scouts can
increase the likelihood that they will become involved.
• We designed and implemented a community study for Fairview
Riverside Hospital in Minneapolis to assist in decision making related
to the purchase of St. Mary's Hospital.
• A community survey was conducted for the United Way of the St.
Cloud area, concerning needs for human services.
• We have implemented needs assessment surveys of the West Side,
West 7th, Payne-Phalen, Hamline-Midway, and St. Anthony Park
neighborhoods in St. Paul.
• An assessment of the educational needs of minority students in
Dakota, Ramsey, and Washington counties was conducted for the
St. Paul Foundation.
• We conducted a study for the Rosemount school district regarding the
public's opinion of new schools and facilities.
References
If you wish to talk with a few of our past clients for their appraisal of our
work, the following people may be contacted:
• Tom Brinsko, YMCA of Greater Saint Paul, Saint Paul, MN (651)292-
4105
• Linda Crawford, Osseo Area Schools, Maple Grove, MN (763)391-
7143
• Gordon Echtenkamp, YMCA of Greater Des Moines, Des Moines, IA
(515)288-8708
• Susan Wieker, Children's Hospitals and Clinics, Minneapolis, MN
(612)813-6606
~, Berson, Niebuhr &Associates, Inc.
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