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HomeMy WebLinkAbout2002 05-20 City Council Manager Workshop PacketCITY COUNCIL /MANAGER WORKSHOP Monday, May 20, 2002 Council Chambers, City Hall 5:30 p.m. A. CALL TO ORDER B. ROLL CALL C. APPROVAL OF AGENDA D. NEW BUSINESS 1. Sprinstead Financial Tools Study E. FUTURE TOPICS 1. Exploring the Possibilities of a Sister City 2. Ordinance Regulating Buckthorn F. ADJOURNMENT Minnesota Offices Corporate Headquarters 85 East Seventh Place, Suite 100 St. Paul, MN 55101 -2887 651.223.3000 651.223.3002 Fax 520 Marquette Avenue, Suite 900 Minneapolis, MN 55402 -1122 612.333.9177 612.349.5230 Fax Iowa Office 100 Court Avenue, Suite 204. Des Moines, IA 50309 -2257 515.244.1358 515.244.1508 Fax City of Maplewood, Minnesota Economic-D Study Ma 20, X002 Springsted Incorporated 85 East Seventh Place, Suite 100 Saint Paul, MN 55101 Kansas Office 7211 West 98 Terrace, Suite 100 Kansas City, KS 66212 -2257 913.345.8062 913.341.8807 Virginia Offices 1206 Laskin Road, Suite 210 Virginia Beach, VA 23451 -5263 757.422.1711 757.422.6617 Fax 12 Culpeper Street Warrenton, VA 20186 -3205 540.341.4290 540.349.4713 Fax Washington D.C. Office 2121 K Street NW, Suite 800 Washington, D.C. 20037 -1829 202:261.6505 202.261.3508 Fax Wisconsin Office 1001 West Glen Oaks Lane, Suite 108 Mequon, W 1 53092 -3366 262.241.4422 262.241.4994 Fax advisors@springsted.com www.springsted.com LETTER OF TRANSMITTAL Page(s) INTRODUCTION.................................................................................. ............................... 2 FOCUSAREAS ................................................................................... ............................... 3 Hillcrest — Larpenteur Avenue north to Frost Avenue ............... ............................... 3 Gladstone - Frost Avenue and English Street........ ..................... ..............................8 Maplewood Mall — Hajicek Property ............................................ .............................13 Housing Replacement Program ................................................ ............................... 15 ECONOMIC DEVELOPMENT TOOLS ................................................ .............................17 1. Community Development Block Grants ............................... .............................18 2. Contamination Cleanup and Investigation Grant Program . .............................19 3. Economic Development Authority — Housing Redevelopment Authority ....... 21 4. Economic Development Fund ............................................. ............................... 25 5 Eminent Domain ................................................................... ............................... 26 6. Livable Communities Grant .................................................... .............................27 7. Minnesota Investment Fund ................................................ ............................... 30 8.' Municipal State Aid Street Fund............. ................................ .............................31 9 Redevelopment Grant .......................................................... ............................... 32 10. Revolving Loan Fund /Interest Buy Down Programs ......... ............................... 33 11 . Special Assessment ............................................................ ............................... 35 12. Special Service District ......................................................... .............................37 13 Tax Abatement ..................................................................... ............................... 40 14 Tax - Exempt Financing ........................................................ ............................... 42 15. Tax Increment Financing .................................................... ............................... 45 a. Redevelopment District .................................................. .............................46 b. Renewal and Renovation District ................................ ............................... 47 c Housing District ............................................................ ............................... 48 d. Economic Development District .................................... .............................49 16. Transportation Equity Act for the 21 st Century ................ ............................... 50 17 User Fees ................................................ ............................... ............................152 CITY OF MAPLEWOOD'S BUSINESS SUBSIDY POLICY ............................... EXHIBIT CITY OF MAPLEWOOD'S HOUSING REPLACEMENT PROGRAM ................ EXHIBIT II CITY OF MAPLEWOOD'S TAX- EXEMPT FINANCING POLICY ....................... EXHIBIT III SAMPLE TAX ABATEMENT POLICY ................................ ............................... EXHIBIT IV SAMPLE TAX INCREMENT POLICY ................................ ............................... EXHIBIT V ACTIONPLAN ................................................................... ............................... EXHIBIT VI LETTER OF TRANSMITTAL May 20, 2002 Maplewood City Council Members Ms. Melinda Coleman .Mr. Richard Fursman, City Manager Community Development Director City of Maplewood City of Maplewood 1830 East County Road B 1.830 East County Road B Maplewood,. MN 55109 Maplewood, MN 55109 Re: Economic Development Tools Study Dear Council Members, Mr. Fursman and Ms. Coleman: We are pleased to submit our report involving the City of Maplewood. We would like to thank you for the opportunity to perform this study. Please contact any of us if you have any questions or need further assistance. Respectfully submitted, Dan Hartman, Vice President Paul T. Steinman, Vice President Client Representative Client Representative Mikaela Huot, Project Manager City of Maplewood, Minnesota Introduction The City of Maplewood is a first -ring suburb comprising of approximately 19.13 square miles and -is located in Ramsey County. It was incorporated in 1957. The population of Maplewood was estimated to be 34,947 in 2000 and is projected to increase to 38,178 by 2020, at which time the City is expected to reach full development. The number of households was estimated to be 13,758 in 2000 and should reach 16,000 by 2020, resulting in a 28.2% increase over 20 years. The number of persons per household is expected to decrease by 18% over the next 20 years to reach an average of 2.28. The majority of Maplewood's residential development has been single family homes, making up about 34% of the .total land area. The rest of the residential land is a mixture of multiple dwellings and manufactured home parks. Maplewood's multiple dwellings include owner- occupied condominiums and townhomes, rental apartments, and .five manufactured home parks. In 1999, about 7 percent of the City was still undeveloped. The City has planned most of this undeveloped land for residential use. Maplewood also has a large concentration of commercial land uses, and has been . one of the top cities in the metro area in retail building permit valuation over the last 15 years. Maplewood Mall at White Bear Avenue and 1 -694 is the primary commercial center-. There are also smaller shopping centers at Rice Street and Larpenteur Avenue, White Bear and Gervais Avenues, White Bear and Larpenteur Avenues, Larpenteur Avenue and McKnight Road, and Highway 36 and English. Street. The City of Maplewood does not have an industrial park. The largest industrial use is the 3M Company. The City has a variety of open space and recreational areas. This includes parks, wetlands and cemeteries. Maplewood has purchased 205 acres of land in 14 locations for permanent open space in the last several years. Maplewood is considered a mature community and therefore encounters a number of redevelopment issues, both residential and commercial. The purpose of this study is to address three of those primary issues, as well as identify economic development tools that are available to aid in the redevelopment process. SPRINGSTED Page 2 City of Maplewood, Minnesota Focus Areas Hillcrest — Larpenteur Avenue north to Frost Avenue Hillcrest in Maplewood is identified as the area surrounding White Bear Avenue from Larpenteur Avenue north to Ripley Avenue. Larpenteur Avenue is the boundary between Maplewood and the City of St. Paul. The Cities of Maplewood and St.. Paul, along with Metropolitan Council, recently hired Calthorpe Associates to develop a Hillcrest Village Concept Redevelopment Plan. This plan would include commercial /office buildings, apartments, townhomes, and single- family units. The City of St. Paul has approved the first step in transforming the I Hillcrest area by allowing developers to. come up with designs and financing for 36 townhomes on the site of the existing bowling alley.. This advancement toward redevelopment in St. Paul becomes a catalyst for redevelopment in Maplewood. With St. Paul taking steps towards redevelopment, it is in Maplewood's best interest to proceed as well. A preliminary analysis indicates a moderate number of underutilized or substandard buildings in the study area. The area attracts a significant number of automobile trips due to its location on an arterial roadway. Due primarily to this higher traffic location, the area has managed to retain a fair appeal to tenants and has subsequently managed to maintain its appearance and property values. Most of the area's greatest redevelopment potential lies south of Larpenteur Avenue, in the City of St. Paul. The following page is a matrix of tools which could be used to facilitate redevelopment: NA_ SPRINGSTED Page 3 V-A SPRINGSTED Page 4 Page No. Community Development Block Grants x 18 Contamination Cleanup and Investigation Grant Program X 19 Economic Development Authority /Housing Redevelopment Authority x 21 Economic Development Fund X 25 Eminent Domain x 26 Livable Communities Grant x 27 Minnesota Investment Fund Municipal State Aid Street Fund x 31 Redevelopment Grant X 32 Revolving Loan Fund /Interest Buy Down Programs X 33 Special Assessment x 35 Special Service District x 37 Tax Abatement x 40 Tax- Exempt Financing x 42 TI F — Redevelopment District x 46 TI F - Renewal and Renovation District X 47 TI F — Housing District x 48 TI — Economic Development District -J x 49 Transportation Equity Act for the 21 Century x 50 User Fees X 52 V-A SPRINGSTED Page 4 0 . . .. ...... 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IOU% I.. 1q, Iw III � y� o�;l'I!'I I n +' ' II - r 2j*, City of Ma plewood, Minnesota 2 SPRINGSTED Page 6 City of Maplewood, Minnesota � SPRINGSTED Page 7 City of Maplewood, Minnesota Gladstone — Frost Avenue and English Street The Gladstone neighborhood is the area surrounding the intersection of Frost Avenue and English Street. This area has seen little reinvestment since its inception. A preliminary analysis indicates a high number of underutilized and substandard buildings in the study area. The area suffers from generally limited traffic and competition with Hillcrest. The latter issue will accelerate as public /private investment in Hillcrest. is increased in future years and as redevelopment plans move forward. It appears; from a redevelopment perspective, that a market repositioning will need to occur to affect private investment in the area. There are however, a number of significant key components of the focus area such as several viable business entities and destination uses. The meat market, bakery and bowling alley are examples of these uses. The Gateway Trail, school, community center, and new fire station also add positively to the mix. These components will most likely become "anchor points" for potential redevelopment. Using these key assets through retaining the use and redeveloping the appearance of the buildings may be one approach. A concentration of commercial uses on the northwest corner of Frost and English, with the bowling alley acting as an anchor and draw, may be a positive scenario. Relocation of strategic businesses into "redeveloped" space has been made to work in a number of situations bearing some similarity to this. Housing components may be viable redevelopment mechanisms in this area. They will provide for planned commercial uses and also redevelop substandard buildings. The attraction of the Gateway Trail and school for these critical housing components is undeniable. New commercial and housing uses will be necessary to assist redevelopment of the manufactured housing, should that become a priority. These uses present unique challenges for redevelopment, but in some cases the relocation of existing residents into new housing components can be quite advantageous. On the following page is a matrix of tools which could be used to facilitate redevelopment: k-I'SPRINGSTED Page 8 V,?A SPRINGSTED Page �9 Page N Community Development Block Grants X 18 Contamination Cleanup and Investigation Grant Program X 19 Economic Development Authority /Housing Redevelopment Authority X 21 Economic Development Fund X 25 Eminent Domain X 26 .Livable Communities Grant X 27 Minnesota. Investment Fund Municipal State Aid Street Fund X 31 Redevelopment Grant X 32 Revolving Loan Fund /Interest Buy Down Programs X 33 Special Assessment X 35 Special Service District X 37 Tax Abatement X 40 Tax - Exempt Financing X 42 TIF — Redevelopment District X 46 TIF - Renewal and Renovation District X 47 TIF — Housing District X 48 TIF -- Economic Development District Transportation Equity Act for the 21 Century X 50 User Fees X 52 V,?A SPRINGSTED Page �9 II �illi, ,.,!,'��.�;�,�.�.�:,��l:,::.!",,�:,i"�7I . i ;: , .� ,It i.: . 1, I. 11 �� %,;.�': ... `:",11;.,:,.-I'- 'fI!, �"��,:I�:",-$� �- ", I:,n�;!:! ���;, ,� � ��i; , , , `1 " I� " , , , '­ , ,!, � 1". ,,; t , , : '�. - I I I ... I . . . I" .. O II � I I I . Wlv� i ;! i . ': - ,' t:., '.;t1'.11; ;I � ,� LI., � R I III ,, .,� ,:I' _�,�;; , i !101 ; .� - " �` I t !,'"!' 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N . ,1,,, .'u.aF:., k.. d. nM r., 1 •+aldgplr{�r 4 r .k�M . '..,.,�, - t e,.'I.1F -y 2 _ d. .+w.1.1u,.r'� .yip, .'..: I.IIII,!FtJ )Sly! y1,S'„ I. .,, 'r'".{ .., ., T' il' r1dIN .Ir.. ... 4 *'L;�14 1 '('..Y ���W^'ryy,." . Own _ 11 r _ . 1 1 'd'1,.' ..Nr,3P"�`Aw.:i ' '� nye, h wI. 1 w,1 '-- 111..,»If,d' _ - ..�,` - MW%r. 1 r ,eprG;'�'R,. - . City of Maplewood, Minnesota Maplewood Mall - Hajicek Property The Hajicek Property consists of approximately 80 vacant acres located adjacent to Maplewood Mall. The property has been viewed as a catalyst to helping intensify commercial uses within the area. The property has recently been purchased by developers. The buyer has already indicated they will likely be requesting some form of City assistance to facilitate the development. Housing will be the primary use of the land. Below is a matrix of tools which could be used to facilitate development: 2 SPRINGSTED Page 13 Page No. Community Development Block Grants Contamination Cleanup and Investigation Grant Program Economic Development Authority/Housing Redevelopment Authority X 21 Economic Development Fund X 25 Eminent Domain Livable Communities Grant X 27 Minnesota Investment Fund Municipal State Aid Street Fund X 31 Redevelopment Grant Revolving Loan Fund/Interest Buy Down Programs X 33 Special Assessment X 35 Special Service District Tax Abatement X 40 Tax -Exempt Financing X 42 TIF — Redevelopment District TIF — Renewal and Renovation District TIF — Housing District TIF — Economic Development District Transportation Equity Act for the 21 St Century X 50 [User Fees X 52 2 SPRINGSTED Page 13 � SPRINGSTED Page 14 City of Maplewood, Minnesota Housing Replacement Program Although not a "study area" in the form of defined physical boundaries, the program's continuation is dependent upon its ability to remain capitalized. Through the process of redevelopment and development in the other three "focus areas", funding sources for the . housing replacement program may be created. The tools listed below can be used either directly to accomplish the goals of housing replacement, or indirectly as a potential funding source. The City of Maplewood established the housing replacement program to improve the condition of single family residential housing stock on scattered sites. Through the program, the City pays for dilapidated houses at fair market value from willing sellers. The structures are removed from the property and the site is graded. The City is able to resell the lots at a lower price. The program initially used surplus tax increment proceeds from Districts 1-4, 1-5, and 1-6. This amounted to approximately $687,000. With the purchase price of the homes at a much higher value than the sale of the lot, the fund balance has. rapidly depleted. A steady funding source is needed to allow this program to continue. Several of the tools listed below could be used as a source of revenue for this programa On the next page is a matrix of tools that could be used either to capitalize the program, or provide mechanisms to achieve the goals of the program: k'A SPRINGSTED Page 15 City of Maplewood, Minnesota N'SPRINGSTED Page 16 Page Na Community Development Block Grants X 18 Contamination Cleanup and Investigation Grant Program EDA/HRA Levy (source of program funding) X 21 Economic Development Fund (Source of program funding) X 25 Eminent Domain X 26 Livable Communities Grant X 27 Minnesota Investment Fund Municipal State Aid Street Fund Redevelopment Grant X 32 Revolving Loan Fund Source of program funding) Special Assessment X 35 Special- Service District Tax Abatement (Source of program funding) X 40 Tax -Exempt Financing X 42 .TIF —Redevelopment District X 46 TIF -Renewal and Renovation District TIF —Housing District X 48 TIF —Economic Development District Transportation Equity Act for the 21S` Century User Fees X 52 N'SPRINGSTED Page 16 City of Maplewood, Minnesota Economic Development Tools What follows is the educational component of this study with a definition and description of economic development tools. Some of these tools require a source of capitalization in order to be effective, such as ♦ Economic Development Fund ♦ Revolving Loan Fund/Interest Buy Down Program Other tools can provide the source of capitalization for these programs. Examples of these include:- ♦ Tax Abatement ♦ Tax -Exempt 'Financing ♦ Tax Increment Financing ♦ Special Assessments ♦ User Fees ♦ Minnesota Investment Fund NA SPRINGSTED Pale 17 City of Maplewood, Minnesota 1. Community Development Block Grants Congress authorized the Community Development Block Grant (CDBG) Program in 1974. The purpose is to provide decent affordable housing, a suitable living environment, and expanded economic opportunities to low and moderate income persons. The U.S. Department of Housing .and Urban Development (HUD) administers the program. CDBG funds are distributed to metropolitan entitlement cities (50,000+ pop.), urban entitlement counties (200,000+ pop.), and states. The Entitlement Program receives 70% of total CDBG appropriations. The state allocation is known as the "Small Cities. prog ram. The expenditure of CDBG funds must meet at least one of the following three national objectives: 1) benefit low and moderate income persons, 2) aid in the prevention or elimination of slums or blight, and 3) meet an urgent community development need. A minimum of 70% of CDBG funding must principally benefit low and moderate -income persons, and a maximum of 15% of funding may go to public service activities (e.g., childcare,- job training, or substance abuse). Maplewood CDBG Activities 1996-2001 1996 No funding for city -sponsored projects . ....................................... RamseyCount Nursing Home Thera Tubs 29000 ............................... .................................. Y.................................... g..................................................................... Therapy Ramsey County Nursing Home 69,000 ............................... ................................................................................................................................................................................................................................................................. ................................................. : 1997 No funding for city -sponsored projects 1998No funding for city -sponsored projects . ......................................... :................................................................................................................................................................................................................................................:........................................................ 1999No funding for city -sponsored projects .................................... :................................................................................................................................................................................................................................................... :........................................................ Van for ISD #622 :40,000 ..................................... :................................................................................................................................................................................................................................................... :.............................................. .......... Family Service Center Devel. Resource Ctr. 651000 2000No funding for city -sponsored projects ........................................ ................................................................................ ............................................................................................................................................................... .:.......................................................: 2001 No funding for city -sponsored projects .................................................................................................................................................................................................................................................................................................................................................. Total2037000 ...................................................................................................................................................................................................................................................................................:........................................................ Housing Rehabilitation and Weatherization Activities Since the inception of the owner -occupied home improvement programs in the mid -eighties, 159 Maplewood homeowners have participated in Ramsey County rehabilitation projects: ■ 69 Emergency and weatherization improvement projects ■ 80 General rehabilitation and code compliance projects � SPRINGSTED Page 18 City of Maplewood, Minnesota 2, Contamination Cleanup and Investigation Grant Program The Department of Trade and Economic Development (DYED) can award grants toward contamination investigations and the development of a Response Action Plan (RAP) or for the cleanup of contamination on sites which will be redeveloped. The contamination investigation grants will allow smaller communities to access sites believed to be contaminated but which are typically not addressed due to limited financial resources. The Contamination Cleanup grants address the growing need for uncontaminated, developable land. Jn both cases, grants are awarded to those sites where there is serious, imminent private or public redevelopment potential. Eligible applicants include cities, port authorities, housing and redevelopment authorities, economic development authorities, or counties. Cleanup Grant applicants must have a Minnesota Pollution Control Agency (MPCA) approved RAP and a pre - cleanup land appraisal vs. cleanup cost criteria. Both applications require a 25% local match, participation in the Metropolitan Council's Local Housing Incentives Programs, for Twin Cities Metro area applicants, and the expectation that the site will be redeveloped. Both publicly and privately owned sites qualify for this program. Investigation and RAP Development Grants pay for part of the cost of performing a contaminant investigation and development of a RAP for the site. Contamination Cleanup Grants can pay for part of the cost of cleaning up contaminants under M.S. 1156.02 or petroleum that is not eligible for the Minnesota Petrofund and that is determined by the MPCA to be attributable to petroleum. The program statute directs DTED to rank applications on the following: 1. Tax base increase resulting from cleanup and development of the site. 2. The social value of the cleanup, demonstrated by the number of jobs created through -cleanup and redevelopment, etc. 3. MPCA evaluation on the reduced threat to public health and the environment as a result of cleanup. 4. Likelihood that the site will be cleaned up without government money. 5. Amount of the cleanup cost. 6. Commitment of local municipality to pay for the local match. SPRINGSTED Page 19 City of Maplewood, Minnesota The total legislative appropriation for this grant program for fiscal years 2002 and 2003 is $7 million of general fund dollars for the cleanup of Superfund contaminants and $12.4 million of Petrofund dollars for the cleanup of eligible petroleum contamination. R-1 SPRINGSTED Page 20 City of Maplewood,- Minnesota 3. Economic Development Authority--- Housing Redevelopment Authority The following bodies have varying special levy authority through consent of their respective City Councils: Body Levy Authority Mn Statutes 469.002 HRA .0144% of taxable market value Mn Statutes 469.090 EDA .01813% of taxable market value The defined purpose or powers of each body is as follows: HRA — Purpose (1) to provide a sufficient supply of adequate, safe, and, sanitary dwellings in order to protect the health, safety, morals, and welfare of the citizens of this state; (2) to clear and redevelop blighted areas; (3) to perform those duties according to comprehensive plans; (4) to remedy the shortage of housing for low and moderate income residents, and to redevelop blighted areas, in situations in which private enterprise. would not act without government participation or subsidies; and (5) in cities of the first class, to provide housing for persons of all incomes. EDA — Powers (1) An economic development authority may create and define the boundaries of economic development districts* (2) The economic development authority may acquire by lease, purchase, gift, devise, or condemnation proceedings the needed right, title, and interest in property to create economic development districts. (3) The economic development authority may sign options to purchase, sell, or lease property. .(4) The economic development authority may exercise the right of eminent domain under chapter 117, or under its city's charter to acquire property It is authorized to acquire by condemnation. (5). The. economic development authority may make contracts for the purpose of economic development within the powers given it in sections 469.090 to 469.108. (6) The economic development authority may be a limited partner in a partnership whose purpose is consistent with the authority's purpose. SPRINGSTED Page 21 City of Maplewood, Minnesota. (7) The economic development authority may acquire rights or an easement for a term of years or perpetually for -development of an economic development district. (8) The economic development authority may. buy the supplies and materials it needs to carry out this section. (9) The economic development authority may accept land, money, or other assistance, whether by gift, loan or otherwise, in any form from the federal or state government, or an agency of either, or a local subdivision of state government to carry out sections 4.69.090 to 469.108 and to acquire and develop an. economic development district and its facilities under this section. (10) The economic development authority may sell or lease land held by it for economic development in economic development districts (11) Foreign trade zone. The economic development authority may apply to the board defined in United States Code, title 19, section 81a, for the right to use the powers provided in United States Code, title 19, sections 81ato81u. (12) .The- economic development authority may exercise powers and duties of a redevelopment agency under sections 469.152 to 469.165, for a purpose in sections 469.001 to 469.047 or 469.090 to 469.108. (13) The authority may operate and maintain a public parking facility or other public facility to promote development in an economic development district. (14) Government agent. An economic development authority may cooperate with or act as agent for the federal or the state government, or a state public body, or an agency or instrumentality of a government or a public body to carry out sections 469.090 to 469.108 or any other related federal, state, or local law in the area of economic development district improvement. (15) An authority may study and analyze economic development needs in the city, and ways to meet the needs. An authority may study the desirable patterns for land use for economic development and community growth and other factors affecting local economic development in the city and- make the result of the studies available to the public and to industry in general. (16) To further an authorized purpose, an authority may (1) join an official, industrial, commercial, or ; trade association, or another organization. concerned with the purpose, (2) have a reception of offi,cials who may contribute to advancing the city and its economic development, and (3) carry out other public relations 'iii SPRINGSTED Page 22 City of Maplewood, Minnesota activities to promote the city and its economic development. (17) An authority may accept conveyances of land from all other public agencies, commissions, or other units of government, if the land can be properly used by the authority in an economic development district, to carry out the , purposes of sections 469.090 to 469.108. (18) An authority may carry out the law on economic development districts to develop and improve the lands in an economic development district to make it . suitable and available for economic development uses and purposes. (19) .After authorizing bonds under sections 469.102 and 469.103, an authority may borrow to provide money immediately required for the -bond purpose. (20) The proceeds of obligations issued by an authority under section 469.103 and temporary loans obtained under subdivision 19 may be used to make or purchase loans for economic development facilities that the authority believes will require financing. (21) An authority may sell, at private or public sale, at the price or prices determined by the authority, any note, mortgage, lease, sublease, lease purchase, or other instrument or obligation evidencing or securing a loan made for the purpose of economic development, job creation, redevelopment, or community revitalization by a public agency to a business, for-profit or nonprofit organization, or -an individual. (22) Supplying small business capital. Notwithstanding any contrary law, the authority may participate with public or private corporations or other entities, whose -purpose is to provide seed or venture capital to small businesses that have facilities located or to be located in the district. Levy dollars for each of these entities can be utilized for a wide variety of. housing .and economic/industrial development activities as defined in the statute. HRA's and EDA's can be created by resolution of the City Council. Several cities have both an HRA and an EDA, with varying economic development responsibilities assigned to each. Using the city's Pay 2002 taxable market value of $2,246,631,200 billion we calculated the total amount of dollars each body would be able to annually raise if they levied the maximum percentage: 1 SPRINGSTED Page 23 City of Maplewood, Minnesota Maximum "non -bond" Bow Levy Amount HRA (outside levy limits) $323,515 EDA (inside levy limits) $4079314. Additionally, each body has varying degrees of authority to issue and levy for the payment of bonds over and above the maximum levy amount. The benefit of using . an HRA or EDA is that these bodies were created by statute for specific purposes related to housing, redevelopment,' and other .real estate -type activities. An HRA or EDA is generally authorized to be able to own and lease property, buy and sell property, and any other number - of multiple activities related to development and redevelopment. City Council's primary function of oversight and policycreation does not always put it in the best position to undertake development and redevelopment activities. VA SPRINGSTED Page 24 W i; Cit of Maplewood; Minnesota YI 4-. EconomicDevelopment Fund An Economic Development Fund (EDF) is an internally created account used to provide a source of funds for various economic development and redevelopment related activities. The EDF's most significant benefit is its flexibility, with the City Council or development authority having control over the expenditure of dollars from the fund. An EDF provides the necessary "working capital" to meet the community's economic development needs. The recommended process for establishing an EDF involves adopting a policy governing its use and identifying methods of capitalizing the fund. Other cities have capitalized such a fund through proceeds from a general levy, EDA/HRA levy, land sales, administrative fees charged on tax-exempt borrowings, or other administrative fees. Use of tax abatement (on new value) to capitalize an EDF can also be" very effective and have minimum impact on the local taxpayer. RIA SPRINGSTED Page 25 Y } Cityof Maple wood, Minnesota 5. Eminent Domain L{ (Minnesota. Statutes 465.01,117,469.126,469.131) All cities may exercise the right of eminent domain for the purpose of acquiring private property for any purpose for which it. is authorized by law. Its use in the process of economic development or redevelopment is authorized by the city's designation of a development district within the boundaries of the City. Within such districts the City may:, among other things, acquire land' or easements through negotiation or through powers of eminent domain. In order to obtain land. through condemnation, the City must pay fair market value for the property.and prove a public purpose. N'SPRINGSTED Page 26 City of Map wood, Minnesota 6. Livable Communities Grant The Metropolitan Council works with communities in the seven - county area to help them grow. and redevelop by providing tools for smart growth.. Through the Livable Communities Act (LCA), the Council will award 4 types of grants to cities to: ♦ Clean up polluted land for redevelopment and new jobs, ♦ create model development or redevelopment that incorporates efficient use of land, a range of housing types and costs, commercial and community uses, walkable neighborhoods, and easy access to transit and open space, ♦ create affordable housing opportunities, and ♦ develop innovative and inclusionary housing that includes a variety of housing types and prices, while demonstrating cost reduction through local regulatory incentives. Tax Base Revitalization Account - Restoring Land to productive use Cleaning up polluted land for redevelopment and productive uses creates jobs and fuels the region's .economic engine. The result is a cleaner environment, revitalized communities, and growth directed to central cities and older suburbs where costly infrastructure like roads and sewers are already in place. Since 1996, the Council has awarded 95 grants totaling $36.7 million to 24 communities from the Tax Base Revitalization Account (TBRA) to clean up and redevelop 811 acres of contaminated land. These projects leveraged an additional $1.25 billion in private investment, creating over 9,700 new jobs at an average wage of $13.45 per hour, and a net tax capacity increase in the region of $25.6 million. Livable Communities Demonstration Account - Creating model smart growth development With 3.4 million people expected to live in the region by 2.0201 the region must find smarter ways to grow, preserve open space, protect valuable farmland, and decrease traffic congestion. An increasingly popular choice is development and redevelopment that is accessible to transit and has a mix of residential and commercial uses. The Livable Communities Demonstration Account (LCDA) provides funding to cities for model developments that create or enhance town centers, gathering places and other destinations for community residents. Since 1996, the Council has awarded 70 grants totaling $35.7 million to projects in 29 cities and multi - city coalitions. The grants. have leveraged over $864 million in 21.1 SPKINGSTED Page 27 City of Maplewood, Minnesota private investment and $275 million in other public investment. The projects have included 5,400 new and 400 rehabilitated housing units, including 48 "Hollman" public housing units. Local Housing Incentive Account Building affordable housing Affordable housing choices are key to economically healthy and livable communities. Cities have difficulty attracting teachers, police officers, day care providers and other essential workers to communities without housing choices for a mix of ages and incomes. The goal of the Local Housing Incentive Account (LHIA) is to help expand affordable rental and ownership housing for people at all stages of the life cycle throughout the region. Since 1996, the Council has awarded 51 grants totaling $8.1' million to help 39 communities build or rehabilitate affordable housing. The grants leveraged $191 million in total investment to develop 1,060 new rental units, including 7-60 affordable to households with incomes lower than average and 157 Hollman units. Other accomplishments include: ♦ Rehabilitation of 539 affordable rental units, ♦ development of up ..to 328 new affordable ownership units, ♦ rehabilitation of up to 131 affordable ownership units, and ♦ home improvement loans to 1,100 homeowners. Inclusionary Housing Account - Incentives to lower the cost of housing Metro area residents should have an option regarding where to live and work and how to get around the region. The Council's Inclusionary Housing Account provides funding for housing projects that include a mix of housing types and prices and demonstrate cost reduction or cost avoidance through regulatory incentives -like density bonuses or waiver of availability charges -made available by the local community for selected projects. Using a one-time state appropriation, the council in 2000 awarded 11 grants totaling $4.2 million to eight communities to develop 112 new affordable condominiums and townhomes, and 475 new rental units. The funds leveraged $106 million in investments for the projects. The City of Maplewood received a grant for $100,000 in 1998 for the Maple Pond Homes project. The project was to acquire, rehabilitate, and preserve a 168 -unit rental development that was. federally assisted by a Section 236 mortgage and project - based Section 8. The development had two large 3 -story N.A SPRINGSTED Page 28 City of Maplewood, Minnesota buildings, one with 69 one -bedroom senior units, the other two with 99 one'-, two-, and three-bedroom apartments for families. All units would be -affordable to residents with very low incomes. In addition, Maplewood applied for a Livable Communities grant for the Hajicek property, but was denied. The City of St. Paul received a grant for redevelopment and housing in the Hillcrest neighborhood of White Bear Avenue and Larpenteur in 2001. A portion of that grant was combined with the City of Maplewood. "Maplewood is also planning to apply for a housing grant . for the Gladstone neighborhood near Frost Avenue and English Street. kl SPRINGSTED Page 29 City -of Maplewood, Minnesota - 7. Minnesota Investment Fund (Minnesota Statutes Section 116J.8731) The purpose of the .Minnesota Investment Fund (MIF), provided through the Department of Trade and Economic Development (DYED), is to create new and retain the highest quality jobs possible on a state wide basis with a focus on industrial, manufacturing- and technology related industries. It is also intended to increase the local and state tax base and improve the economic vitality for all Minnesota citizens. Grants are awarded to local units of government who provide loans to assist expanding businesses. Eligible -applicants include cities, counties, townships, and recognized Indian tribal governments. All projects must meet minimum criteria for private investment, number of jobs created or retained and wage thresholds. Eligible projects include loans for land, buildings, equipment and training. Funds may also be used for infrastructure improvements necessary to support businesses located or intending to locate in Minnesota. Working capital, retail business and industrial park development are ineligible costs. $500,000 is the maximum amount available and only one grant per state fiscal year can be awarded to a government unit. In addition, at least 50% of total project costs must be privately financed through owner equity and other lending sources. Most applications selected for funding have at least 70% private financing. The Government unit keeps the first $100,000 repaid on the loan and the remainder goes back to DTED. Many communities use this money to capitalize a revolving loan fund. The current budget for MIF is approximately $4,000.,000 per year from the State and $3,500,000 of federal funds, which totals $7,500,000 of funding available. The interest rate is negotiated. Real estate can have a maximum term of 20 years and machinery can have a maximum term of 10 years. Applications are accepted on a year-round basis using the Business and Community Development application. The approving authority is DTED. The funds are disbursed as the costs are incurred but prorated with other sources of funding. j� SPRINGSTED Page 30 City of Maplewood, Minnesota 8. Municipal State Aid Street Fund (Minnesota Statutes Chapter 162) Eligibility for the Municipal State Aid Street Fund (MSA) is limited to cities with a population of 5,000 or more. Presently about 125 cities in Minnesota participate in the system. The MSA system consists of over 2,200 miles out of a total 16,000 miles -of city streets in the state. Each MSA City may only have 20 percent of its total street miles in the state aid system. The source of funding is the state gasoline tax. The City of Maplewood may use the fund as provided by law for the construction, improvement, and maintenance of municipal state aid streets. The legislature may authorize municipalities to use a part of the fund in the construction, improvement, and maintenance of other municipal streets, trunk highways, and county state aid highways within the counties in which the - municipality is located. The statutory formula for dividing the MSA fund is based on population and money needs. One-half the fund is divided according to population and the other half according to each city's money needs for its MSA streets. The money needs are based on the costs of reconstructing the roads over a 20 -year period. The apportionment to each city also depends on how much money is available in the fund, which varies from year to year. The City of Maplewood will receive $1,282,289 in state aid in 2002. 30% will be allocated for maintenance of state aid roadways and 70% will be allocated for construction improvements. However, the 70% has already been allocated for specific state aid street improvements for 2002. What follows is a chart that shows the amount of MSA funds Maplewood has received over the past 5 years. Maplewood MSA Funds 1998-2002 �....___...._....,.,..�.....___.._....._,.._..._._. Population Construction ���....__�....__..._�......�,.��! Year 1 Apportionment_ Apportionment I Total _ - 1998 517 715 _ .. . _. _..� 332,921 _ 850 636 1999 I 5429174 390,063 932,237 2000 5762417 4209315 I 9969732 2001 601, 922 ! 480, 428 1, 082, 350 _ _.� _.,_ .. _.__ __ _ ._ .._ .. 2002 619, 383 i.. __._� _ 662,906 -- _ � 192829289 � SPRINGSTED Page 31 City of Maplewood, Minnesota 9. Redevelopment Grant (Minnesota Statutes Section 116J.561—116J.567) The Minnesota Department of Trade and Economic Development (DTED) offers grants to development authorities to assist with costs related to redeveloping old industrial, residential or commercial properties. The program only applies to sites where there was a past use and the need to "recycle" the land for a more productive use exists. Grants can pay for land acquisition, demolition, infrastructure improvements, ponding, environmental infrastructure and other costs on sites where a subsequent redevelopment will occur. Eligible applicants are development authorities, including cities, counties, port authorities, housing and redevelopment authorities, and economic development authorities. Examples of eligible costs include land acquisition, demolition, infrastructure improvements, ponding, environmental infrastructure and other eligible redevelopment costs. Grants pay up to 50 percent of the redevelopment costs for a qualifying site. There is a 50 percent local match from the eligible applicant. The program statute directs DTED to give priority to projects with one or more of the following characteristics: 1) The need for redevelopment in conjunction with contamination remediation needs. 2) The redevelopment project meets current tax increment financing requirements for a redevelopment district and tax increments will contribute to the project. 3) The redevelopment potential within the municipality. 4) The proximity to public transit if located in the Metropolitan Area. 5) Multi -jurisdictional projects that take into account the need for affordable housing, transportation and environmental impact. 6) Job creation. A restriction to the grant is that at least 25 percent of the funds must be awarded outside the Twin Cities Metro Area, unless an insufficient number of applications are received. The average amount granted per project is $500,000 to $750,000. However, for the fiscal year 2001/2002, there will not be any money budgeted to the Redevelopment Grant Program. The Program operates on a semi-annual grant cycle. Deadlines for applications are October and April 1 of each year. SPRINGSTED Page 32 City of Maplewood, Minnesota 10. Revolving Loan Fund/Interest Buy Down Program Revolvina Loan Fund A revolving loan fund is established to help a community provide low interest loans to businesses locating or expanding within their boundaries. As loans are repaid, the communities place the moneys in locally -administered Revolving Loan Funds (RLFs) that can be used to fund future economic development opportunities within each community. In addition, property tax levies, special assessments, tax increment financing, and Minnesota Investment Fund can all be used as revenue to maintain the fund. The City of Maplewood can provide below-market rate loans to. borrowers for projects. When the loans are repaid, the funds are returned to the RLF, recycled, and used to finance additional projects. Loans made with RLF funds will address the high cost and short supply of capital for business development by providing flexible loan terms. RLF funds will increase the accessibility to capital and provide an additional incentive to financial institutions to make loans to business that. otherwise they would be hesitant to make loans to. Loans made from the RLF fund must identify a public purpose based on the importance and benefit to the community from all perspectives, retention of existing jobs, and job creation when applicable on a case-by-case basis. Eligible costs include, real property, machinery and equipment. Assets pledged as collateral must be approved by both the city and the participating private financial institutions. Examples of maximum terms for repayment of loans include: ♦ 5 years for working capital, ♦ 10 years for equipment, ♦ 15 years for real estate/building. Payments should begin within 45 days of note and will normally be based on equal principal and interest payments. However, if the first year cash flow is tight, the city may def.-er principal payments for up to one year. All loans should have a call provision in which immediate repayment is required for businesses leaving the area. Loan applicants should demonstrate an acceptable level of project equity as determined by the City. i%1 SPRINGSTED Page 33 City of Maplewood, Minnesota All applicants should provide current financial records and .a proforma to the City. The proposed project should be consistent with the City's Business Subsidy Policy. Interest Buy Down Program Through an interest buy -down program an authority, usually an EDA, HRA or City, will provide an incentive to a potential developer by paying or "buying down" a portion of the interest. cost on a conventional loan. This program allows for an increased rate of return to the developer, thereby generating significant interest in a project. The interest buy -down program provides minimal risk to the City. The amount of the subsidy is agreed upon in advance. The City enters into an agreement with the lending institution and sets up an escrow account depositing a year's worth of "buy down" payments. The lending institution withdraws the money each month after the developer makes its payment. PA SPRINGSTED Page 34 • City of Maplewood, Minnesota 11. Special Assessment (Minnesota Statutes Chapter 429.01-429.31) Special assessments are an indirect form of taxation. They are a required charge on selected properties for a particular improvement or service that benefits the owners of the selected property. Special assessments have three distinct characteristics. 1) They are a required levy a city uses to finance a particular public improvement program. 2) The city levies the charge only against those particular parcels of property that receive some special benefit from the program. 3) The amount of the charge bears a direct relationship to the value of the benefits the property receives. Special assessments apply only to real estate. Examples of public improvements that cities may finance through special assessment levies are:, street and sidewalk improvements; storm and sanitary sewer systems; steam heating mains; street lighting systems; waterworks systems; parks and playgrounds; and recreational facilities. Additional public improvements include: street trees; dikes and other flood control works; retaining and area walls, including highway noise barriers; malls, plazas, or courtyards; district heating systems; fire protection systems; highway sound barriers; gas and electric distribution facilities; and parking lots. There are several issues to consider with special assessment financing. One of the key advantages to special assessments is that by charging the property owner for the benefit received, they prevent or minimize the possibility that a property owner will reap a financial profit from the improvement at the expense of the general taxpayer. Areas of discussion include: ♦ Special assessments are a means of raising money outside general city tax sources. ♦ Special assessment bonds do not count toward statutory debt limitations. ♦ Special assessments provide a means of Levying charges for publicservices against property otherwise exempt from taxation. ♦ Special assessments lower the cost to the community of bringing undeveloped land into urban use, and of increasing the usefulness of urban land. %i SPRINGSTED Page 35 City of Maplewood, Minnesota Other issues regarding special assessments include: ♦ Special assessment administration can be difficult — the administrative procedures require careful execution in order to avoid court litigation. ♦ Cities have frequently - used special assessments to underwrite premature public improvements. ♦ Because the city generally *bears some of the cost of every public improvement, land speculators sometimes urge councils to undertake unjustifiable special assessment programs. The availability of special assessment financing often tempts city officials to underwrite the cost of governmental programs that should be an obligation of the entire city. ♦ The City has the burden of proof to show that there is benefit to the property at least equal to the amount of the special assessment. Two serious financial problems from special assessments can occur if the city does notconform to 'a long-term city financial and capital improvements planning program. They are: If the city frequently undertakes special assessment bond issues backed by. the full faith and credit of the city in an unplanned manner, city credit might be overextended, resulting in higher interest charges on all city and school district borrowing. ♦ If special assessments, along with regular property taxes, become too heavy a burden on individual property owners, they will encourage tax delinquency and imperil the city's credit and borrowing position. -V_A SPRINGSTED Page 36 City of Maplewood, Minnesota 12. Special Service District (Minnesota Statutes Chapter 428A.01 - 428A.21) Minnesota Statutes Chapter 428A defines a special service district as a specific area within the city where special services are rendered and the costs of the special services are paid from revenues collected from service charges imposed within that area. The service charges can be fixed on any equitable basis, but shall be reasonably related to the special services provided and shall be as nearly as possible proportionate to the cost of furnishing the service. The 1996 Legislature authorized certain cities to create special taxing districts to finance improvements and maintenance activities in commercial areas without special legislation. The governing body 'of a city may adopt an ordinance establishing a special service district. Only property that is used for commercial, industrial, or public utility purposes, or is vacant land zoned or designated on a land use plan for commercial or industrial use and located . in the special service district, may be subject to the charges imposed by the city on the special service district., Other types of property may be included within the boundaries of the special service district but are not subject to the levies or charges imposed by the city on the special service district. Two major advantages arise from forming special service districts. The first is that special service districts work financially when other traditional . public finance options may not. For example, upgrading or replacing public improvements in downtown areas do not lend themselves well to special assessments, user charges or jurisdictional -wide property taxes. Oftentimes, the financing of downtown improvements are politically brokered packages of all three revenue sources, most often arrived at over an extended timeframe. Special service districts tend to more closely match the beneficiaries of the improvement with the payers. The- other major advantage is that special service districts provide a new revenue_ source to fund operating costs. If a special service district requires services beyond those provided to all other property owners, such as police patrol, snowplowing, street lighting, open space maintenance, or promotional activities, the costs of these services can be funded through the district and not through the city's general fund. In times of constricting general fund revenues, a new fundingsource that closely matches costs can provide an opportunity to local officials to challenge a specific group of property owners demanding special services. i� SPRINGSTED Page 37 City of Maplewood, Minnesota The primary disadvantage of special service districts lies with its creation. The process for using it is complicated. A citycannot initiate the process to create a district unless it is petitioned to do so. Property owners representing 25% or more of the net tax capacity and 25% of the land area in the district subject to the service charge must sign the petition. The process to impose the service charge is subject to -the same petition requirements. The petition only starts the process. Following the receipt of the petition, the city schedules a public hearing. After the hearing, if the city decides to .create a district or impose the service charge, then a copy of the summary of. the ordinance or resolution taking the action must be mailed to the same property owners in the district notified of the hearing within five days of adoption. The resolution or ordinance may not take effect for at least 45 days. During that period, the action may be vetoed if property owners representing 35% or more of the net tax capacity and 35% of the land area in the district subject to the service charge file objections. If a service charge is initially proposed and approved for a multi-year period, then the second and subsequent years are not subject to petition and veto. Housing Improvement Area Minnesota Statutes Chapter 428A.11- 428A.21 A housing improvement area is a form of special service district, but pertains to housing improvements rather than business improvements. A "housing improvement area" is a defined area within the city where housing improvements are made or constructed and the costs of the improvements are paid in whole or in part from the fees imposed within the area. The City would establish a district by ordinance Iand list the specific housing improvements to be made. Improvements may include those to common elements of a condominium or other common interest community: A "housing unit" is considered a one -dwelling unit, or apartment that is occupied by a person or family for use as a residence. A housing improvement area cannot be established unless owners of 25 percent or more of the housing units that would be subject to fees in the proposed housing improvement area file a petition requesting a public hearing on the proposed action with the City Clerk or other appropriate official. RA_ SPRINGSTED 'Page 38 • City of Maplewood, Minnesota. In order to establish a housing improvement area, the city must adopt an ordinance that includes the following: 1) description of the portion of city included in the area; 2) _'basis for imposition of the fees; 3) number of years the fee will be in effect; and 4) designation of implementing entity In addition, the ordinance must- include findings that without the housing improvement area, the condominium associations or housing unit owners could not make the proposed improvements, and the designation is needed to maintain and preserve the housing units within the housing improverhe,nt area. The ordinance may not be adopted without a public hearing. Within* 30 days of adoption of the ordinance, the governing body shall send a copy of the ordinance to the Commissioner of Revenue. Notice of the hearing must be published at least seven days before the date of the public hearing, and notice must be sent to the owner of each housing unit within the proposed area at least seven days before the hearing. An implementing entity may also impose .a .fee, following a similar process to the establishment of a housing improvement area, on the housing units within the housing improvement area at a rate, term, or amount sufficient to produce revenue for the following: ♦ -housing improvements in the area; ♦ reimbursement to the entity for advances made to pay for housing improvements; or. ♦ pprincipal, payment ment of rinci al, interest, or premiums on bonds issued. Each condominium association located within the housing improvement area must submit a copy of its, audited 'financial statements by August 15 of each year to the implementing entity. VA SPRINGSTED 'Page 39 City of Maplewood, _Minnesota 13. Tax-Abatemen't. (Minnesota Statutes Chapter 469.1812-1815) Minnesota Statutes refers to tax abatement as the capture or deferral of property taxes. Under Minnesota law, taxes due on real property subject to tax abatement must still be paid as due. If tax abatement is in place, the appropriate. portion of the taxes can be captured and applied to development purposes.. The captured taxes must be used to offset the costs agreed to under an abatement agreement.. Tax abatement can be used to capture taxes on land and existing buildings as well as new improvements. Limited restrictions exist on the end use and current use of tax abatement. The maximum aggregate amount of abatement for a political subdivision is the greater of 5% of the current tax levy or $100,000. Examples of the use of tax. abatement include, but are not limited to: ♦ Commercial ♦ Retail ♦ Industrial Cities, counties, towns, and school districts all have the authority to grant abatements. In addition, the county and school district affected by the abatement have the option of declining participation. If one of the jurisdictions should choose to decline, the maximum duration of abatement is 15 years. An the case in which the city (or town), county, and school district all participate, the maximum duration of abatement is 10 years. In order for a city, town, county, or school district to utilize tax abatement, the following findings must be made: ♦ The benefits gained must equal or exceed the cost to the. political subdivision; and ♦ it must be in the public interest because it does one of the following: 1. Increases or preserves the tax base 2. Provides employment opportunities 3. Provides or helps acquire or construct public facilities 4. Helps redevelop or renew blighted areas 5. Helps provide access to services 6. Finances or provides for public infrastructure k-114 SPRINGSTED Page 40 City of Maplewood, Minnesota The abatement approval process is much simpler than tax. increment and consists of the following steps: calling for a public hearing, publishing a notice of the hearing, conducting the. hearing, and passing the abatement resolutions. Dollars generated through abatement carry a minimum number of spending restrictions compared to tax increment. � SPRINGSTED Page 41 City of Maplewood, Minnesota 14. Tax -Exempt Financing (Minnesota Statutes Chapter 474A) There are two options for a manufacturing business to utilize Industrial Development Revenue Bonds (IDBs), which are a form of tax-exempt financing. The first would be to apply to the city directly for assistance and the second would be to apply to the Department of Trade and Economic Development (DYED). In the latter instance the City would not be directly involved in the process. a) Application Through The City Industrial Development Revenue Bonds (IDBs) allow private borrowers to finance the construction, renovation, orequipping of manufacturing facilities. A private borrower can be a company or corporation, a partnership, an individual, or a joint venture. A manufacturing facility is defined as any facility used in the manufacturing or production of tangible personal property, including the processing resulting in a change in the condition of such property. It also includes facilities which are directly related and ancillary to a manufacturing facility if such facilities are located on the same site as the manufacturing facility and not more than 25% of the net proceeds of the bond issue are used to provide such facilities. These ancillary facilities can include office space, warehousing, parking facilities, etc. IDBs can provide the borrower with a complete financing package. IDBs can finance the costs of the entire project including the acquisition of land, the construction of a new facility, the renovation or expansion of an existing facility, and the purchase of new equipment. Additionally, IDBs may be used to refund existing revenue bonds. Research and development facilities, warehousing, and retail space cannot be financed through the use of Industrial Development Revenue Bonds. Some rules and restrictions that apply to IDBs financing include: ♦ 95% of the. bond proceeds must be used for a manufacturing facility. ♦ Up to 2% of the ' bond proceeds may be used to finance the costs of issuance. ♦ All of the bond proceeds must be used within three years. ♦ Bond proceeds may not be used to acquire used equipment. ♦ Only funds expended 60 days prior to or any time after the adoption of the initial resolution can be paid with bond proceeds. �1ti' SPRINGSTED Page 42 • City of Maplewood, Minnesota ♦ IDBs will retain their tax-exempt status provided that all capital expenditures of the borrower, from . all sources, at the location of the capital improvement project, do not exceed $10 million. That amount .covers a six-year period beginning three years prior and ending three years after the date of issuance. ♦ The aggregate amount of tax-exempt bonds allocated to any one borrower or single tax payer cannot exceed $40 million. The average maturity of the bond issue may not exceed 120% of the average useful life of the assets, being financed. The term of the bond issue is negotiable in order to conform to the needs of the borrower. b) Application Through the Department of Trade and Economic Development (DTED) — Small Business Development Loan Program The Small Business Development Loan Program through DTED provides loans to industrial, manufacturing or agricultural processing businesses for land acquisition, building construction or renovation, machinery and equipment. Projects must enhance the local tax base and create or. retain jobs. The Minnesota Agricultural and Economic Development Board (MAEDB) makes small business loans through the issuance of industrial development bonds backed by a state -funded reserve of 25%. Eligible applicants need to be manufacturing and industrial. businesses located or intending to locate in Minnesota, as defined by Small Business Administration size and eligibility standards; generally, those with 500 employees or fewer. The minimum requirements for a small business development loan program are new capital investments resulting in a significant number of new jobs and other beneficial economic impacts. Eligible projects include land acquisition, building, machinery and equipment; building construction and renovations; development costs such as engineering, legal and financial fees. Working capital and refinancing are not eligible. There is a minimum of $500,000 to a maximum of $6 million available. Generally, 20% of the project costs must be privately financed through equity or other sources; 25% is required on equipment transactions. SPRINGSTED Page 43 City of Maplewood, Minnesota The interest rate is at market rate for similar securities at the time bonds are sold. Rates are fixed for the term of the loan. Real estate has a maximum term of 20 years and equipment has a maximum rate of 10 years or 80% of useful life, not to exceed weighted average useful life of assets financed. Applications are accepted on a year-round basis using the Business and -Community Development application and must be received by the first of each month to be considered at that month's MAEDB meeting. The approving authority is 'the Minnesota Agricultural and Economic Development Board. The funds are disbursed upon execution of the required loan documents and sale of the bonds. See Exhibit III for the City of Maplewood's Tax -Exempt Financing Policy. I VA SPRINGSTED Page 44 City of Maplewood, Minnesota 15. Tax Increment Financing (Minnesota Statutes Chapter 469.174 — 469:1791) Tax Increment Financing (TIF) uses .the increased property taxes generated by new real estate development within a defined geographic area to pay for certain eligible costs associated with the new development. The value that is "captured" (i.e. the increase in value over the year the TIF district was, established) generates property taxes. These incremental taxes are collected - by the Authority and then appropriated to the project. -The incremental taxes are used to subsidize eligible project costs such as land -acquisition, demolition, public and site improvements, and related consulting and administrative costs. The value of the property prior to development (i.e., the "non -captured" portion) continues to generate property taxes and is distributed to all appropriate taxing jurisdictions. The defined geographic area is referred to as a tax increment financing (TIF) district and is the area from which TIF funds are generated. A TIF District is located in a Project Area or a Development District, which is the area in which TIF funds may be .spent (with certain restrictions). A Project Area or Development District may be the same size as the TIF District or they may be larger than the TIF District. Also, a Project Area or Development District may contain more than one TIF District. The justification -for use of TIF rests solely with the "But For' test. In order for the City to create a TIF district it must make a finding that the new development would not occur "But For" the use of tax increment financing. Counties and school districts are particularly concerned with this finding because they will not realize any enhancement to their general tax base until after the TIF district is terminated. The term of a .TIF district varies depending upon -the type of district created. Project costs can be financed with general obligation tax. increment bonds, non -general obligation revenue bonds, or pay- as-you-go notes. Tax increment revenues may be spent outside of the TIF district but within the boundaries of the Project Area, subject to certain restrictions. For redevelopment districts(certified after June 30, 1995), the maximum pooling percentage is 25%. For all other TIF districts (certified after June 30, 1995), the maximum pooling percentage is 20%. Pooled revenue must still be spent on TIF eligible project costs. New for 2000, an additional 10% can be pooled for low-income housing. P-1 SPRINGSTED Page 45 City of Maplewood, Minnesota Tvpes of TIF Districts: a) Redevelopment District A redevelopment district is a type of TIF district consisting of a project, or portions of a project, in which one of the following conditions exists, and is reasonably distributed throughout the district: ♦ parcels comprising at least 70% of the area of the district are occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures and more than 50% of the buildings, not including outbuildings, are structurally substandard requiring substantial renovation or clearance. A parcel is deemed "occupied" if at least 15% of the area of the parcel contains buildings, streets, utilities, paved or gravel parking lots, or other similar structures; ♦ the property consists of vacant, unused, underused, inappropriately or. infrequently used railyards, rail storage facilities, or excesive or vacated railroad right-of-ways; or ♦ tank facilities, or property whose immediately previous use. was for tank facilities, have or had a capacity of more than one million gallons, are located adjacent to rail facilities, and have been removed, or are unused, underused, inappropriately or infrequently used. "Structurally substandard" is defined as buildings containing defects or deficiencies in structural elements, essential utilities and facilities, light and ventilation, fire protection (including egress), a layout and condition of interior partitions, or similar factors.. A building is not substandard if it is in compliance with the building code applicable to a new building, or could be modified to satisfy the existing code at a cost of less than 15% of the cost of constructing a new structure of the same size and type. At least 90% of the tax increment from a redevelopment district must be used to finance the cost of correcting conditions that allow designation as a redevelopment district. The maximum duration of a redevelopment district is 25 years from receipt of the first tax increment. V-A SPRINGSTED Page 46 City of Maplewood, Minnesota b) Renewal and Renovation District A renewal and renovation district is a type of TI F district consisting of a project, or portions of a project, in which one of the following conditions exists, and is reasonably distributed throughout the district: ♦ Parcels comprising at least 70% of the area of the district are occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar. structures. A parcel is deemed "occupied" if at least 15% of the area of the parcel contains. buildings, streets, Iutilities, paved or gravel parking lots, or other similar structures; ♦ at least 20% of the buildings -are structurally substandard; and ♦ at least 30% of the other buildings require substantial renovation or clearance to remove existing conditions such as: inadequate street layout, incompatible uses or land use relationships, overcrowding of buildings on the land, excessive dwelling unit density, obsolete buildings not suitable for improvement or conversion, or other identified hazards to the health, safety., and general well-being of the community. "Structurally substandard" is defined as buildings containing defects or deficiencies in structural elements, essential utilities and facilities, light and ventilation, fire protection (including egress), layout and condition of interior partitions, or similar factors. A building is not structurally substandard if it is in compliance with the building code applicable to a new building or could be modified to satisfy the existing code at a cost of less than 15% of the cost of constructing a new structure of the same size and type. At least 90% of the tax increment from a renewal and renovation district must be used to finance the cost of correcting conditions. that allow designation as a renewal and renovation district. Maximum duration of a renewal and renovation district is 15 years from receipt of the first tax increment. V1,41 SPRINGSTED Page 47 City of Maplewood, Minnesota c) Housing District A housing district is a type of TIF district consisting of a project intended for occupancy by persons or families of low and moderate income. Low and moderate income is defined in a number of federal, state and municipal legislation. A project does not qualify if the fair market value of the improvements, constructed for uses other than "low and moderate income housing", are more than 20% of the total fair .market value of all the planned improvements. The fair market value of the improvements may be determined using the cost of construction, capitalized income, or any other appropriate method of estimating market value. For residential rental property, the property must satisfy the income requirements for a qualified residential rental project as defined in section 142(d) of the Internal Revenue Code. One of - the following conditions must be met: ■ At least 20% of the units occupied by individuals whose income is 50% or less of the area median gross income, ■ At least 40% of the units occupied by individuals whose income is 60% or less of the area median gross income, or ■ At least 50% of the units are occupied by individuals whose income is 80% or less of the area median gross income. For owner occupied, residential property, the property must satisfy the income requirements for qualified mortgage bond projects under section 143(f) of the Internal Revenue Code. The requirement states that. at least 95% of the units are initially purchased by mortgagors whose family income is 115% or less of the applicable median family income (3+ person family). For 1 and 2 person families the percentage is reduced to 100%. The above requirements for a housing, district apply for the duration of the TIF district. Failure to comply results in a decrease in the duration of the district from the maximum of 25 years from receipt of the first tax increment to 8 years from the receipt of the first increment. If at the time of noncompliance, the district has exceeded the duration limit of 8 years, the district must be decertified effective for taxes assessed in the next calendar year. kl' SPRINGSTED Page 48 City of Maplewood, Minnesota d) Economic Development_ District An economic development district is a type of TIF district consisting of a project that the authority finds to be in the public interest because: ♦ it will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality; ♦ it will result in increased employment in the state, or ♦ it will result in preservation and enhancement of. the tax base of the state. Tax increments from an economic development district must be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or other assistance in which at least 85% of the square footage of the facilities to be constructed are used for any of the following purposes: 1) Manufacturing, production, or processing of tangible personal property; 2) warehousing, storage and distribution of tangible personal property, excluding retail sales; 3) research and development related to the activities listed in 1) or 2) above; 4) telemarketing if that activity is the exclusive use of the property; 5) tourism facilities (as defined in M.S. Section 469.174, Subd. 22) —not applicable to Maplewood; 6) qualified border retail facility (as defined in M.S. Section 4E9.176, Subd. 4c) —not applicable to Maplewood; or 7) space necessary for and related to the activities listed in 1) through 6) above. In addition to the uses specified above, tax increments may also be used to pay for excessive site preparation and public improvement costs in economic development districts containing bedrock soils conditions in 80% or more of the acreage of the district. Maximum duration of an economic development district is 8 years from the date of receipt of the first tax increment. Page 49 V SPRIi�1GSTED ` City of Maplewood, Minnesota 16. Transportation Equity Act for the 21St Century The Intermodal Surface Transportation Efficiency Act of 1991 (known as ISTEA) authorized Federal programs to address four national challenges: (1) safety, (2) continued growth of traffic and travel and its attendant congestion, (3) environmental concerns, and (4) demographic changes. Through ISTEA, the Federal government .has invested more and has worked with both the state and local governments to invest better. In 1998, the Transportation Equity Act for the 21St Century (TEA - 21) authorizing highway, highway safety, transit and other surface transportation programs replaced ISTEA. TEA -21 builds on the initiatives established by ISTEA. This new act combines the continuation and improvement of current programs. with new. i-nitiatives to meet the challenges of improving safety as traffic continues to increase at record levels. It also focuses on protecting and enhancing communities and the natural environment as we provide transportation, and advancing America's economic growth and competitiveness domestically and internationally through efficient and -flexible transportation. The State of Minnesota is allocated a certain amount of Federal funding each year for the TEA -21 program. The state is divided into eight regions, with Maplewood being included in the metro region. Cities that are interested in receiving Federal funding must apply to the Metropolitan Council by the specified deadline each year. The applicants are judged according to the TEA -21 criteria addressed above and then awarded the funding based on their ranking. Several authorization requirements exist for the use of TEA -21 in Minnesota and the following items are required in order to authorize federal -aid projects: 1) An approved project development report. 2) A complete Right -of -Way Certificate #1 or 1A as appropriate. 3) Required permits. 4) Approved plans. 5) Engineer's estimate. 6) Special provisions. A project must be ready for letting before the Minnesota Department of Transportation (Mn/DOT) will authorize it. If a project is not authorized by its sunset date, all federal funding will be withdrawn and used for other purposes. NA SPRINGSTED Page 50 City of Maplewood, Minnesota The use of Federal funds for TEA -21 projects is a reimbursable. process which can be complicated and time consuming. It is recommended thatJocal agencies start the preparation of the above .named documents ahead of time. The Metropolitan Council will not extend the sunset date for any project. Maplewood- has participated with Ramsey County on the use of the TEA -21 funds for projects in the past. SPRINGSTED Page 51 City of Maplewood, Minnesota 17. User Fees Connection fees should be established to recover the capital cost associated with providing the necessary infrastructure to provide the _service to the customer. These would include the cost of providing treatment capacity together with the cost of the distribution or collection systems. However, many cities establish connection charges less than the actual capital costs incurred to provide the service. There are a number of reasons for this including, but not limited to, the desire to encourage business and residential development, to keep charges competitive with neighboring communities, and. to encourage new customers to connect to the system for both economic and environmental reasons. However, it is important to remember that to the extent connection fees do not cover the costs associated with providing utility services directly related to growth these costs are paid for by the utility's existing customers through higher rates. The City of Maplewood has PAC, SAC, and WAC charges. The commercial rate for the Park Access Charge (PAC) is 9% of the market value of the undeveloped site and the residential rate is $1,200 per single dwelling. The Sewer Access Charge (SAC) for commercial is $1,200 per unit, based on usage i.e. restaurants, office, retail, etc. The residential fee is again $1,200 per single dwelling. The Water Access Charge (WAC) .for commercial is $150 . per unit, based on usage i.e. restaurants, office, retail, etc. For new residential, the fee is $150 per single dwelling. It is important to understand that while connection fees provide a valuable source of revenue for the utilities, they can be much more volatile than user fee revenue related to actual sales. Connection fees are dependent on the local economic condition and will rise and fall' accordingly. However, the fixed costs associated with debt issued to finance the necessary capital improvements will need to be paid regardless of how much connection fee revenue is collected. PASPRINGSTED Page 52 Exhibit l City of Maplewood Business Subsidy Policy 1. PURPOSE AND AUTHORITY 1.01. The purpose of this document is to establish the criteria for the City of Maplewood (the "Grantor" for rating of business subsidies for private development. Maplewood shall use the criteria as a guide in the processing and reviewing of applications requesting business subsidies. 1.02 The City's ability to grant business subsidies is governed by the limitations established in Minnesota Statutes 116J.993 through 116J.994 (the "Statutes"). 1.03 Unless specifically excluded by the Statutes, business subsidies include grants by state or local government agencies, contributions of personal property, real property, infrastructure, the principal amount of a loan at rates below those commercially available to the recipient of the subsidy, any reduction or deferral of any tax or any fee, any guarantee of any payment under any loan, lease, or other obligation, or any preferential use of government facilities given to a business. - 1.04 These criteria are to be used in conjunction with other relevant policies of the G rantor. 1.05 The City may deviate from these criteria by documenting in writing the reason(s) for the deviation. The documentation- shall be submitted to the Department of Trade and Economic Development with the next annual report. 1.06 The Grantor may amend this document at any time. Amendments to these criteria are subject to public hearing requirements contained in the Statutes. 2. PUBLIC PURPOSE REQUIREMENT 2.01 All business subsidies must meet a public purpose. 2.02 The creation or retention of jobs may be, but is not required to be, a public purpose for granting a subsidy. The determination that jobs are not a public purpose for the subsidy and that the related wage and job goals are zero shall be made following a public hearing. 2.03 Job retention may only be used as a public purpose in Cases where job loss is specific and demonstrable. The City shall document the information used to determine the nature of the job loss. 2.04 The creation of tax base shall not be the sole public purpose of a subsidy. 2.05 The wage floor for wages to be paid for the jobs created shall be $10.50 hour. The $10.50 wage floor is the minimum that the City will accept. In most cases the City will require higher than minimum wages in order to meet the intent and public purpose of the subsidy policy. r,;A'SPRINGSTED Page 53 Exhibit 30 BUSINESS SUBSIDY APPROVAL CRITERIA 3.01 A1.1 new projects approved by Maplewood should meet the following minimum approval criteria. However, it should not be presumed that a project meeting these criteria would automatically be approved. Meeting these criteria creates noncontractual rights on the part of any potential developer. 3.02 To be eligible to receive a business subsidy, the recipient must meet the following minimum requirements: a. The subsidy must achieve a_public purpose. b. The project must meet local plans and ordinances. c. The recipient shall provide information demonstrating that granting the subsidy is necessary for the proposed development to occur. d. The recipient enters into an agreement pursuant to these criteria and the Statutes. 3.03 The business subsidy shall be provided within applicable state legislative restrictions, debt limit guidelines, and other appropriate -financial requirements and policies. 3.04 The project must be in accord with the Comprehensive Plan and Zoning Ordinances, or required changes to the plan and Ordinances must be under. active consideration by the City at the time of approval. 3.05 Maplewood will not provide business subsidies to projects that have the financial feasibility to proceed without the benefit of the subsidy. In effect, the City will not.. provide business subsidies solely to broaden a developer's profit margins on..a project. Before considering a business subsidy request, the Grantor may undertake the help of independent firms before underwriting the project to help ensure that the request for assistance is valid. 3.06 Before approval of a business subsidy, the developer shall provide any required market and financial feasibility studies, appraisals, soil boring, information provided to private lenders for the project, and other information or data that the Grantor or its financial consultants may require in order to proceed with an independent underwriting. 3.07 Any developer requesting a business subsidy should be able to demonstrate past successful general development capability as well as specific capability in the type and size of development proposed. 3.08 The developer must retain ownership of the project at least long enough to complete it, to stabilize its occupancy, to establish the project management, and to initiate repayment of the business subsidy, if applicable. 3.09 A recipient of a business. subsidy must enter into a subsidy agreement with the Grantor as described Section 4. 3.10 A recipient of a business subsidy must make a commitment to continue operations within the City for at least five years after the benefit date. 3.11 Any business subsidy will be the lowest possible level and least amount of time necessary, after the recipient maximizes the use of private debt and equity financing first. SPRINGSTED Page 54 Exhibit 4.- SUBSIDY AGREEMENT 4.01 In granting a business subsidy, the Grantor shall enter into a subsidy agreement with the recipient that provides the information, wage and job.goals, a commitment to provide necessary reporting data and recourse for failing to meet goals required by the Statutes. 4.02 The subsidy agreement may be incorporated into a broader development agreement for a project. 4.03 The subsidy agreement will describe the requirements for the recipient to provide the reporting information required by the Statutes. RA SPRINGSTED Page 55 Exhibit 1l City of Maplewood Housing Replacement Program Introduction The Maplewood City Council has been discussing the condition of older housing in Maplewood for several years. A concern of the council has been that if a single dwelling deteriorates to the point of becoming a detriment or an eyesore it will have a negative affect on the surrounding area. As such, the city council has made a commitment to improve the condition of the single family residential housing stock in scattered sites with the Maplewood Housing Replacement Program. Goals The following are the goals of the Maplewood Housing Replacement Program: 1. To keep the Maplewood housing market viable and values increasing by constantly improving and upgrading housing. 2. To eliminate problem housing by removing housing that can only deteriorate because its basic quality is inherently low. 3. To have a program and plan that will benefit the whole city and each of its residents. History The Maplewood City Council and the Housing and Redevelopment Authority (HRA) have been discussing and reviewing the condition of housing in Maplewood for several years. In 1992, the comprehensive plan identified two related issues about housing and neighborhood quality. The first issue is naming the steps the city can take to prevent the deterioration or abandonment of its older housing stock. A second issue is to identify the steps the city can take to prevent neighborhoods from deteriorating. Specifically, if a single dwelling deteriorates to the point ,of becoming a detriment or an eyesore, it will have a negative affect on the surrounding area. That is, other property owners may not be motivated to care for or to improve theirproperties if they live next to or near a rundown house. Because of the above concerns, the city council hired Quam and Associates in 1996 to do a housing program concepts evaluation. This evaluation was to provide the city with a summary of the following program issues: 1. The type of programs (home replacement, existing home transformation, area redevelopment) that would be most effective in updating neighborhoods and conserving existing open lands. 2. The possible funding sources for such a program. 3. The cost effectiveness of any housing initiatives and the positive impact they might have on the taxes and revenues of the city and the school district. The housing program evaluation completed by Quam and Associates determined that a home replacement program would be the best program for Maplewood. This is because there are properties that have deteriorated and are inconsistent with the character of the rest of the neighborhood. It is important to remember that much of the housing in older Maplewood neighborhoods was built before zoning and building restrictions were in place. These are often %�' SPRINGSTED Page 56 Exhibit 11 the houses that are now deteriorated and an eyesore. Removing an existing eyesore property and replacing the worst home with a new home that sets a new quality standard is an effective action for change. In a meeting on August 2, 1999 with the HRA, the city council again discussed possible future housing programs. At this meeting, the council directed staff to prepare a housing plan that would replace dilapidated houses with new, higher -value replacement homes. On August 23, 1999, the city council approved developing a Housing Replacement Program that would: 1.. Use the surplus tax increment proceeds (up to about $687,000) from Districts 1-4, 1-5 and 1-6 to fund the housing program. The city must reasonably expect to spend this money within 3 years. 2. Buy vacant or dilapidated properties from willing sellers at fair market value. 3. Demolish any dilapidated houses and other structures and rough grade the lots. 4. Deed the vacant properties at no cost to an agency or group that will use the lots to provide new housing for low -to -moderate income persons. Such a transaction would be subject to all Maplewood zoning and building requirements. Note: Because the city was going to be using tax-exempt bonds to fund this program, the city may only do no -cost grants of property. The city cannot sell the property or provide low interest loans with the tax-exempt money. The council also adopted resolutions at this meeting that provided preliminary approval for the sale of $719,094 1999 General Obligation Tax Increment Bonds and authorized the use of excess tax increment revenues from the Carefree Cottages to finance debt service on the bonds. On September 27, 1999, the city council approved a resolution approving changes for the Development District NoA and changes to Housing Districts Numbers 1-4, 1-5 and 1-6. These changes designated that the city will spend the excess funds from the three TIF Districts on a housing replacement program. The total funds available to the city to spend from this program should be about $687,000. On December 13, 1999, the city council approved several city staff requests for the Housing Replacement Program. These included amending the resolution for the 1999 Tax Increment Bonds. The council made the amendments so that the proceeds can be used to reimburse the Sanitary Sewer Fund for the cost of sanitary sewer improvements directly related to the Carefree Cottages Phase I, II and III. The improvements involved slip lining a sanitary sewer main to decrease leakage into it and to increase its capacity. Decreasing the leakage has caused a decrease in the flow through the sanitary sewer main and a corresponding decrease in sewage treatment costs. This will result in about a ten-year payback of the improvement costs by decreased treatment ' costs. There was no need, therefore, for the Sanitary Sewer Fund -to keep the $646,929.86 reimbursement for sanitary sewer improvement costs. At this meeting the council also established a Housing Replacement Fund and transferred $646,929.86 from the Sewer Fund to the Housing Replacement Fund. These actions created p the HousingReplacement Fund, set a budget for the fund, and most important, gave the city more flexibility in how the city may spend the money in the fund. PA SPRINGSTED Page 57 Exhibit I! ' General Policy Guidelines The city shall follow the standards and guidelines in the Maplewood City Code of Ordinances and in the Maplewood Comprehensive Plan when administering and operating the Maplewood Housing Replacement Program. The Director of Community Development shall make the final decisions in cases or issues of uncertainty in the program.. Anyone may appeal the Director's decision to the Maplewood City Council for review and possible change. Practices and Methods of Property Purchase and Resale 1. Maplewood will only buy vacant, substandard or dilapidated properties from willing sellers. 2. The city will have an appraisal done and will only pay fair market value for a property. 3. The seller of the property is responsible for properly sealing or capping any -wells on the property. 4. After the city closes on the purchase, the city will hire a contractor to remove the structures on the property and rough grade the site. The city also may have a survey of the property done. 5.. For a buildable site, the city may do one of two things with the property. First, the city may choose to deed the property at no cost to an agency or group that will use the lot to _ provide new housing for low -to -moderate income persons after the contractor has graded the site. The other option the city has would be to put the property up for sale by sealed bid. In either case, the new construction would be subject to city staff review and approval as outlined below and all Maplewood zoning and building requirements. The city council shall approve any property ownership transfer. 6. The Community Design Review Board (CDRB) will review and approve all new house design and site plans. The construction shall include a garage at least big enough to hold two motor vehicles. The design of the new construction shall be compatible with adjacent and nearby houses. Staff shall consider the following when reviewing these house plans: a. The height, bulk and area of the existing and proposed buildings. b. The color and materials of the proposed buildings. f c. The physical and architectural relationship of the proposed structure with the existing buildings (including the architectural elements), d. The site, layout, orientation and location of the proposed and existing buildings and their relationship with existing topography, landscaping and vegetation. City staff or the CDRB may require changes to the plans or may add conditions theydeem necessary to ensure that the proposed design is compatible with the existing neighborhood. The city must make the following findings to approve the proposed plans: a. The design and location of the proposed construction and its relationship to neighboring, existing or proposed developments are such that it will not impair the desirability of the existing neighborhood. b. The proposed design and location of the construction are in keeping with the character of the existing neighborhood. SPRINGSTED Page 58 Exhibit 11 c. The proposed design would be aesthetically pleasing in composition, materials, textures and colors. The developer or builder may appeal the staff decisions about design issues to the city council. 7. If the property the city has bought is substandard in width or area for the neighborhood or area and it is next to publicly -owned property, the city may choose to keep the property for open space rather than .transfer the property to another owner. The city council shall approve any property transfer or decision to keep a property. 8. If the property the city has bought does not meet the city's zoning standards for lot size or lot width, the city may choose to: a. Grant variances to allow the construction of a new house. b. Keep the property for open space rather than transfer the property to another owner. c. Divide the property and sell the pieces to the adjacent property owners. The city. council shall approve any property transfer, variance or decision to keep a property. This plan was approved by the Maplewood City Council on January 22, 2001. �ti SPRINGSTED Page 59 Exhibit 111 City of Maplewood Tax -Exempt Financing Policy Your application must meet the following requirements for approval of tax-exempt mortgage revenue financing: 1. The project shall not require a significant amount of public money for City improvements if the City Council determines that the site is premature for development. City improvements include streets and utilities. 2. The notes or bonds shall be for an issue of not less than $300,000. 3. Construction must begin within one year of preliminary approval. The City Council may grant a time extension if you show just cause. 4. Contractors doing work on projects funded in whole or in part by tax-exempt mortgage revenue financing: a. Shall not discriminate in the hiring and firing of employees on the basis of race, color, creed, religion, national origin, sex_ , marital status, age, disability or the need for public assistance. b. Shall pay employees as provided under the United States Code, Section 276A, as amended through June 23, 1986, and under Minnesota Statutes 1985, Sections 177.41 — 177.44. c. Shall employ Minnesota residents in at least 80% of the jobs created by the project. In addition, at least 60% of these employees shall be residents of the seven -county metropolitan. area. Resident status shall be determined as of the date of the project's approval by the City Council. However, if the contractor can show that these quotas are not possible because of a shortage of qualified personnel in specific skills, the contractor may request a release from the City Council of the two residency requirements. These requirements shall continue for the length of the construction project. d. Shall be active participants in a State of Minnesota apprentice program, approved by the Department of Labor and Industry. e. The above requirements shall apply to all subcontractors working on the project. 5. You must use Mary Ippel, from Briggs and Morgan, as your bond counsel. 6. The project must involve an existing business that the City wishes to expand or a new business which the. City wishes to attract. A business is the manufacture, distribution, sale, storage or making of any merchandise, real estate, produce, food, housing or services which will produce income for one or more individuals. An existing business is commercial project that has operated for at least one year in the City. A new business is a commercial project which does not qualify as an existing business. a. Existing business criteria: The City will consider any expansion, relocation or rehabilitation of an existing business for approval. b. New business criteria: The City will only consider a new business for approval if it: 1) Offers at least 400 hours per week of new, year-round employment, or 2) Involves the rehabilitation of a vacant or scheduled to be vacated structure, or kA SPRINGSTED 'Page 60 Exhibit Ill 3} Is within a designated development or redevelopment target area, and 4) Has a. low potential for creating pollution. 7. The1ro'ect must exceed minimum code requirements by including at least five of the p following features into the exterior design of the project or site: ➢ Brick Building design should be a distinctive, nongeneric style. A noticeable increase in the size and quantity of landscape plantings over what the City normally requires. Underground irrigation of all landscaping. r Significant extra open space, other than the required minimum setbacks. �= At least 10% more parking than the, City code requires. ➢ Walkway or sidewalk along all street frontages. All parking stall widths at least ten feet wide. All signs, shall be at least 20% smaller or fewer than allowed by code. . 8. You mustpaY an administrative fee to the City of one percent of the bond issue up to a maximum of $28,600. This fee is in addition to the application fee. 2,1A SPRINGSTED Page 61 Exhibit IV Sample Tax Abatement Policy I. POLICY PURPOSE The purpose of this policy is to ,establish the City of 's position relating to the use of tax abatement, for private development above and beyond the requirements and limitations set forth by State Law.. This policy shall be used as a guide in the processing and review of applications requesting tax abatement assistance. The fundamental purpose of tax abatement in is to encourage desirable development or redevelopment that would not otherwise occur but for the assistance provided through tax abatement. The City of is granted the power to utilize tax abatement by the Minnesota Tax Abatement Act, as amended. It is the intent of the City to provide the minimum amount of tax abatement, as well as other incentives, at the shortest term required for the project to proceed. The City reserves the right to approve or reject projects on a case by case basis, taking into consideration established policies, project criteria, and demand on city services in relation to the potential benefits from the project. Meeting.. policy criteria does not guarantee the award of tax abatement to the project. Approval or denial of one project is not intended to set precedent for approval or denial of another project. DIFFERENCE BETWEEN TAX ABATEMENT & TIF The primary difference between tax abatement and tax increment financing (TIF) is the way in which the dollars are awarded to the project. When TIF is awarded to a project by the city, the other political subdivisions (the school district and the county) are requiredto contribute their portion of the increased taxes to the project. Conversely,- when tax abatement is requested, each political subdivision has the option of granting its portion of the increased taxes to the project. Subsequently, the dollars generated for the project with tax abatement are generally less than the dollars generated with TIF. III. OBJECTIVES OF TAX ABATEMENT As a matter of adopted policy, the City will consider* using tax abatement to assist private development projects to achieve one or more of the following objectives: • To retain local jobs and/or increase the number and diversity of jobs that offer stable employment and/or attractive wages and benefits. • To enhance and diversify the City of 's economic base. • To encourage additional unsubsidized private development in the area, either directly or indirectly through "spin off" development. • To facilitate the development process and to achieve development on sites which would not be developed without Tax Abatement assistance. To remove blight and/or encourage redevelopment of commercial and industrial areas in the city that result in high-quality redevelopment and private reinvestment. To offset increased costs of redevelopment (i.e., contaminated site clean up) over and above the costs normally incurred in development. To create opportunities for affordable housing. 2 SPRINGSTED Page 62 • Exhibit 1V • To contribute to the implementation of other public policies, as adopted by the city from time to time, such as the promotion of quality urban or architectural design, energy conservation, and decreasing capital and/or operating costs of local government. - IV. POLICIES FOR THE USE OF TAX ABATEMENT a. Tax abatement assistance will be provided to the developer upon receipt of taxes by the City, otherwise referred to as the pay-as-you-go method. Requests for up -front financing will be considered on a case-by-case basis. b. Any developer receiving tax abatement assistance shall provide a minimum of twenty percent (20%) cash equity investment in the project. c. Tax abatement will not be used in circumstances where land and/or property price is in excess of fair market value. d. Developer shall be able to demonstrate a market demand for a proposed project. e. Tax abatement will not. be utilized in cases where it would create an unfair and significant competitive financial advantage over other projects in the area. f.. Tax abatement shall not be used for projects that would place extraordinary demands on city services or for projects that would generate significant environmental impacts. g. The developer must provide adequate financial guarantees to ensure completion of the project, including, but not limited to: assessment agreements, -letters of -credit, personal guaranties, etcetera. h. The developer shall adequately demonstrate, to the City's sole satisfaction,. an ability to complete the proposed project based on past development experience, general reputation, and credit history, among other factors, including the size and scope of the proposed project. i. For the purposes of underwriting the proposal, the developer shall provide any requested market, financial, environmental, or other data requested by the City or its consultants. V. PROJECT QUALIFICATIONS All tax abatement projects considered by the City of must meet each of the. following requirements: a. The project shall meet at least one of the objectives set forth in section IV of this document. - - b. The use of tax abatement will be limited to: • Industrial development, expansion, redevelopment, or rehabilitation; or • Commercial redevelopment or rehabilitation; or • Office or research facilities that satisfy specific zoning requirements; • Residential development and redevelopment may be eligible for tax abatement under a separate set of policies and only with the recommendation of the HRA. • New commercial or retail development is not eligible for tax abatement. 1 SPRINGSTED Page -63 Exhibit IV c. The developer shall demonstrate that the project is not financially feasible but -for the use of tax abatement. d. The project shall comply with all provisions set forth in the state's Tax Abatement Law, Statutes 469.1812 to 469.1815, as amended. e. The project must be consistent with the City's Comprehensive Plan, Land Use Plan, and Zoning Ordinances. f. The project shall serve at least two of the following public purposes: • Job creation. • Increase of tax base. • Enhancement or diversification of the city's economic base. • Development or redevelopment- that will spur additional private. investment in the area. • Fulfillment of defined city objectives, such as those identified in the Comprehensive Plan. • Removal of blight or the rehabilitation of a high profile or priority site. VI. SUBSIDY AGREEMENT & REPORTING REQUIREMENTS All developers/businesses receiving tax abatement assistance from the City of shall be subject to the provisions and requirements set forth by state statute 1.16J.993 and summarized below. All develop ers/businesses receiving tax abatement 'assistance shall enter into a subsidy agreement with the City of that identifies: the reason for the subsidy, the public purpose served by the subsidy, and the goals for the subsidy, as well as other criteria set forth by statute 116J.993. The developer/business shall file a report annually for two years after the date the benefit is received or until all goals set forth in the application and performance agreement have been met, whichever is later. Reports shall be completed using the format drafted by the State of Minnesota and shall be filed with the City of no later than March 1 of each year for the previous calendar year. Businesses fulfilling job creation requirements must file a report to that effect with the city within 30 days of meeting the requirements. The developer/business owner shall maintain and operate its facility at the site where tax abatement assistance is used for a period of five years after the benefit is received. In addition to attaining or exceeding the jobs and wages goals set forth in the Subsidy Agreement, the borrower shall achieve at least one of the objectives set forth in Section IV of this document. Developers/Businesses failing to comply with the above provisions will be subject to fines, repayment requirements, and be deemed ineligible by the State to receive any loans or grants from public entities for a period of five years. V,_�_ISPRINGSTED Page 64 Exhibit V Sample Tax Increment Policy I. POLICY PURPOSE The purpose of this policy is to establish the City of 's position relating to the use of p p P Y Tax Increment Financing (TIF) for private development above and beyond the requirements and limitations set forth by State Law. This policy shall be used as a guide in the processing and review of applications requesting tax increment assistance. The fundamental purpose of tax increment financing in is to encourage desirable development or redevelopment that would not otherwise occur but for the assistance provided through TIF. The City of is granted the power to utilize TIF by the Minnesota Tax Increment Financing Act, as amended. It is the intent of the City to provide .the minimum amount of TIF at the shortest term required for the project to proceed. The City reserves the right to approve or reject projects on a case by case basis, taking into consideration established policies, project criteria, and demand on city services in relation to the potential benefits from the project. Meeting policy criteria does not guarantee the award of TIF to the project. Approval or denial of one project is not intended to set precedent for approval or denial of another project. II. OBJECTIVES OF TAX INCREMENT FINANCING As a matter of adopted policy, the City will consider using TIF to assist private development projects to achieve one or more of the following objectives: • To retain local jobs and/or increase the number and diversity of jobs that offer stable employment and/or attractive wages and benefits. • To encourage additional unsubsidized private development in the area, either directly or indirectly through "spin off" development. • To facilitate the development process -and to achieve development on sites which would not be developed without TIF assistance. • To remove blight and/or encourage redevelopment of commercial and industrial areas in the city that result in high quality redevelopment and private reinvestment. • To offset increased costs of redevelopment (i.e. contaminated site clean up) over and above the costs normally incurred in development. • To create opportunities for affordable housing. • To contribute to the implementation of other public policies, as adopted by the city from time to time, such as the promotion of quality urban or architectural design, energy conservation, and decreasing capital and/or operating costs of local government. III. POLICIES FOR THE USE OF TIF a. When possible, TIF shall be used to finance public improvements associated with the project. The priority for the use of TIF funds is: 1. Public improvements, legal, administrative, and engineering costs. NA SPRINGSTED Page 65 Exhibit V 2. Site preparation, site improvement, land purchase, and demolition. 3. Capitalized interest, bonding costs. b. It is the City's policy to establish the following types of TIF districts: 1. Economic Development Districts • It is desired that the project result in a minimum creation of one full time job per $25,000 of TIF. .2. Redevelopment Districts • The market value of a redeveloped site shall increase by a minimum of 50% of the current market value. Other types of TIF districts, along with specific criteria, may be considered on a case by case basis. c. TIF assistance will be provided to the developer upon receipt of the increment by the City, otherwise referred to as the pay-as-you-go method. Requests for up front financing will be considered on a case by case basis. d. A maximum of ten percent (10%) of any tax increment received from the district shall be retained by the City to reimburse administrative costs. e. Any developer receiving TIF assistance shall provide a minimum of twenty percent (20%) cash equity investment in the project. f. TIF will not be used in circumstances where land and/or property price is in excess of fair market value. g. Developer shall be able to demonstrate a market demand for a proposed project. TIF shall not be used to support purely speculative projects. h. TIF will not be utilized in cases where it would create an unfair and significant competitive financial advantage over other projects in the area. i. TIF shall not be used for projects that would place extraordinary demands on city services or for projects that would generate significant environmental impacts. j. The developer must provide adequate financial guarantees to ensure completion of the project, including, but not limited to: assessment agreements, letters of credit, personal guaranties, etc. k. The developer shall adequately demonstrate, to the City's sole satisfaction, an ability to complete the proposed project based on past development experience, general reputation, and credit history, among other factors, including the size and scope of the proposed project. I. For the purposes of underwriting the proposal, the developer shall provide any requested market, financial, environmental, or other data requested by the City or its consultants. IV. PROJECT QUALIFICATIONS All TIF projects considered by the City of must meet each of the following requirements: � SPRINGSTED Page 66 Exhibit V a. To be eligible for TIF, a project shall result in: i. The new construction of a minimum of 25,000 square feet; ii. A minimum increase of $25,000 per year in property taxes; and, iii. Have a market value of at least $1,000,000- upon completion. b. The project shall meet at least one of the objectives set forth in Section II and satisfy all the provisions set forth in Section III of this document. c. The developer shall demonstrate that the project is not financially feasible but -for the use of TI F. d. The project must be consistent with the City's Comprehensive Plan, Land Use Plan, and Zoning Ordinances. e. The project shall serve at least two of the following public purposes: • Creation of jobs with livable wages and benefits. • Increase of tax base. • Enhancement or diversification of the city's economic base. • Industrial development that will spur additional private investment in the area. • Fulfillment of the City's Strategic Plan for Economic Development. • Removal of blight or the rehabilitation of a high profile or priority site. V. SUBSIDY AGREEMENT & REPORTING REQUIRMENTS All developers/businesses receiving tax increment financing assistance from the City of shall be subject to the provisions and requirements set forth by state statute 116J.993 and summarized below. All developers/businesses receiving. TIF assistance shall enter into a subsidy agreement with the City of that identifies: the reason for the subsidy, the public purpose served by the subsidy, and the goals for the subsidy, as well as other criteria set forth by statute 116J.993. The developer/business shall file a report annually for two years after the date the benefit is received or until all. goals set forth in the application and performance agreement have been meet, whichever is later. Reports shall be completed using the format drafted by the State of Minnesota and shall be filed with the City of no later than March 1 of each year for the previous calendar year. Businesses fulfilling job creation requirements must file a report to that effect with the city within 30 days of meeting the requirements. The developer/business owner shall maintain and operate its facility at the site where TIF assistance is used for a period of five years after the benefit is received. In addition to attaining or exceeding the jobs and wages goals set forth in the Subsidy .Agreement, the applicant shall meet the qualifications set forth in Section IV -of this document. Developers / Businesses failing to comply with the above provisions will be subject to fines, repayment requirements, and be deemed ineligible by the State of Minnesota to receive any loans or grants from public entities for a period of five years. i%i SPRINGSTED Page 67 Exhibit Vl MAPLEWOOD ECONOMIC DEVELOPMENT TOOLS STUDY ACTION PLAN The purpose of this component is to develop strategic goals, strategies, and an action plan utilizing the applicable tools identified within the study. Goals Goals focus efforts on reaching a future position, establish alignment with the City's vision and mission, and translate conclusions. into 'Meaningful an desirable results. Goals are broad statements of results that require coordinated action or collaboration and may involve multiple organizations. For this exercise goals will span 3 - 5 years into the future. Strategies Determining strategies requires an evaluation of the costs, benefits, and consequences of each method, approach, or course of action. Formulating strategies into action plans provides the basis for developing requests for resources. Strategies also indicate how results will be achieved.. Strategies g are methods, approaches, or responses taken to achieve results. Strategy development leads to action plans or detailed descriptions of steps required to achieving the goal. More than one strategy may be needed for accomplishing each goal and one strategy could cut across more than one goal. Action Plans Strategies naturally translate into specific action steps, It is the action planning phase whereby we analyze the condition of our work processes that will deliver services. Action planning provides the City with a process to translate plans into action and results. Action planning can also clarify the resources needed (budget, staff, time, etc.) to accomplish the strategies and goals. SPRINGSrTED Page 68 ACTION PLAN WORKSHEET Maplewood Mall - Hajicek Property TASK START COMPLETE REPORTING CURRENT Goals ST.RATEG=LES OBJECTIVES TACT.LCS OWNER DATE DATE INTERVALS STATUS 1. Develop 1.1 Evaluate 1.1.1 Establish Make contact the Hajicek the current current with developer property. state or condition as condition baseline Contact real estate agent(s) 1.2 Determine 1.2.1 Begin Request potential constructing developer to assistance methods of begin application request processing the process request Request developer to identify the project, sou rces/uses, gap, and what the subsidy would be used for Review and analyze developer request. Determine need. Determine which incentive tools/programs could be used Negotiate developer assistance package ACTION PLAN WORKSHEET Frost and English, Gladstone Neighborhood TASK START COMPLETE REPORTING CURRENT Goals STRATEGIES OBJECTIVES TACTICS OWNER DATE DATE INTERVALS STATUS 1. 1.1 Complete 1.1.1 Define the Redevelop due -diligence Understand .the boundaries of sites in the on the redevelopment redevelopment area of Frost redevelopment area area Avenue and area English Street Create a database and site inventory Complete a parcel analysis to identify value, size, use, owner, etc. Create preliminary land use and redevelopment scenarios 1.2 Gather 1.2.1 Open the Send letters to input from lines of owners and stakeholders in communication businesses w/in the between the redevelopment redevelopment owners, area area businesses, neighborhoods and the Cit 1.3 Gather 1.3.1 What type Schedule and hold input from and how much a developer focus development development group discussion community will the market support 1.3.2 Begin a series of Communicate public with informational businesses, meetings to owners, discuss options neighborhoods 1.4 Use 1.4.1 Focus on Outline infrastructure the improv's infrastructure & improv's to that will capital improv's incent influence the planned in the redevelopment redevelopment area time schedule Prioritize infrastructure & capital improve 1.5 Use 1.5.1 Attract Determine which available and developer incentive applicable interest in the . tools/programs redevelopment area could be used tools & programs Conduct pre - qualification analysis for specific tools such as TIF Determine potential incentive $ projected 1.6 Select 1.6.1 Find Research potential developer developer to benefits of implement plan retaining established businesses Determine if RFP needed Either RFP or work on priority projects with existing bus's ACTION PLAN WORKSHEET White Bear Avenue and Larpenteur, Hillcrest Neighborhood Goals STRATEGIES OBJECTIVES TACTICS. TASK OWNER START DATE COMPLETE REPORTING INTERVALS CURRENT STATUS DATE 1. Redevelop sites in the Hillcrest area 1.4 1.4.1 Have a Maintain ongoing Communicate coordinated communication with with St. Paul on approach to St. Paul PED adjacent redevelopment project(s) Contact proposed developers to ascertain level of public involvement in their project(s)" 1.5 Gather 1.5.1 What type Schedule and hold a input from and how much developer focus development development group discussion community will the market be able to support 1.6 1.6.1 Open Begin a series of Communicate communication public informational with lines meetings to discuss stakeholders options 1.7 Use 1.7.1 Focus on Outline infrastructure infrastructure the improv's & capital improv's improv's to that will planned in the area incent influence -the redevelopment redevelopment time schedule Prioritize infrastructure & capital im rove's 1.8 Use 1.8.1 Attract Determine which available and developer incentive applicable interest in the tools/programs could redevelopment area be used tools & programs Conduct pre - qualification analysis for specific tools such as TIF 1.8.2 Select Send out RFP developer Make final developer selection Housing Replacement Program - TASK START COMPLETE REPORTING -CURRENT Goals STRATEGIES OBJECTIVES TACTICS OWNER DATE DATE INTERVALS STATUS 1. Retain 1.1 Examine 1.1.1 Determine which and grow financial tools Determine incentive the Housing which could adequate tools/programs could Replacemen interface with methods of be used as methods t Program program ongoing of capitalization capitalization Determine which tools/programs could be used effectively to accomplish goals of the program 1.2 Evaluate 1.2.1 Discuss with other strengths and Strengthen communities their weaknesses of existing approach to current program accomplishing program similar objectives Invite housing developers to discuss methods of increasing effectiveness of current ro ram 1.2.2 Evaluate feasibility Determine if. of City as housing program can "developer" or rental become self- Vs outright lot sales supporting to private party Evaluate other methods to determine ability to. self-support_