HomeMy WebLinkAbout2017-04-10 City Council Workshop PacketPPLLEEAASSEE NNOOTTEE SSTTAARRTT TTIIMMEE
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AGENDA
MAPLEWOOD CITY COUNCIL
MANAGER WORKSHOP
5:30 P.M. Monday, April 10, 2017
City Hall, Council Chambers
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. UNFINISHED BUSINESS
None
E. NEW BUSINESS
1. Frost English Village TIF Modification Discussion
2. Harvest Community Gardens
3. Park Ambassador and Youth Outreach Program Concepts
F. ADJOURNMENT
THIS PAGE IS INTENTIONALLY LEFT BLANK
MEMORANDUM
TO: Melinda Coleman, City Manager
FROM: Michael Martin, AICP, Planner
DATE: April 4, 2017
SUBJECT: Frost English Village TIF Modification Discussion
Introduction
Sherman Associates is requesting the city approve modifications to the tax-increment financing
(TIF) plan that was approved as part of the effort to redevelop the 5.5 acre former Maplewood
Bowl site into a three-phased, mixed-use project called Frost English Village. Originally, Phase
2 of the project was slated to be 79 units of senior affordable housing. Due to market demand,
Sherman has revised the project and intends to build 107 market-rate, senior housing units.
This project change increases the amount of increment available to be generated by the TIF
District and the plan needs to be modified to account for this.
Background
On January 22, 2014, the Metropolitan Council approved a livable communities demonstration
account (LCDA) grant request for the city of Maplewood for $1,900,000. This grant money was
used for public infrastructure improvements along Frost Avenue and assisted the developer with
the purchase of the Maplewood Bowl site.
On April 13, 2015, the city council approved conditional use permit, lot division and design
review requests, which were required for this project to move forward. This included building
approval for the first phase which is a four-story, multi-family building with 50 units.
On May 26, 2015, the city council approved a tax-increment financing (TIF) plan for this project.
The TIF plan works to offset a portion of its eligible costs incurred in the redevelopment of the
5.5 acre former Maplewood Bowl site. Additionally, the city undertook public improvements as
part of the larger Gladstone area redevelopment plan, which included costs spent both inside
and outside of the TIF District. A portion of these city incurred public improvement costs were
eligible for reimbursement from TIF revenue.
Discussion
The city council recently called for a public hearing to be held at the April 24 meeting where the
proposed TIF plan modifications will be considered for approval. Staff wanted to take time at
the April 10 workshop to discuss in detail the numbers and points of the proposed modifications.
Springsted, the city’s financial consultant who is working on this proposed TIF plan modification,
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Workshop Packet Page Number 1 of 92
will be present at the workshop to detail the modifications and answer any questions from the
city council.
Recommendation
No action required.
Attachments
1. Springsted TIF Overview Memo
2. Draft Modification TIF Plan
3. Power Point Presentation
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Workshop Packet Page Number 2 of 92
MEMORANDUM
TO: Members of the City Council, City of Maplewood
Melinda Coleman, City Manager
Michael Martin, Economic Development Coordinator
FROM: Tom Denaway, Assistant Vice President
Mikaela Huot, Vice President
DATE: April 5, 2017
SUBJECT: City Council Workshop scheduled for April 10 related to the discussion of the proposed
Modification to Tax Increment Financing (Redevelopment) District No. 1-13
At the request of the City, Springsted has performed a review of the proposed changes to the Phase 2 development
scenario of the existing TIF District No. 1-13 as presented by the Developer. The Developer of the project is
proposing to increase the size of the second phase of the development from a planned 79-unit senior affordable
housing project to an anticipated 107-unit 55+ market rate apartment building. The Developer is seeking an increase
in the amount of TIF assistance for Phase 2 due to the project no longer being eligible for tax credits, resulting in a
gap in project financing.
Modification of the TIF District
The original TIF District had an overall budget for TIF revenues of $5,021,403, which was based on the original
development scenario plus an assumed 2% market value inflator. The proposed changes to the second phase of the
development regarding project size and proposed market values are expected to result in a significant increase in the
amount of increment generated by the TIF District and available to finance eligible project costs. The District is able
to remain in place as is without modification, but would need to operate within the confines of its current budget
amount of $5,021,403; which would potentially limit both the City and Developer’s ability to utilize the anticipated
increased TIF revenue stream. Given the potentially significant change in TIF revenue resulting from the revised
development scenario for Phase 2, it is apparent that a formal TIF District Modification would be necessary to take
advantage of the anticipated increase in TIF revenue resulting from the revised phase 2 development scenario.
Springsted Incorporated
380 Jackson Street, Suite 300
Saint Paul, MN 55101-2887
Tel: 651-223-3000
Fax: 651-223-3002
www.springsted.com
E1, Attachment 1
Workshop Packet Page Number 3 of 92
City of Maplewood
Proposed Modification of Tax Increment Financing (Redevelopment) District No. 1-13
City Council Workshop Discussion
April 5, 2017
Page 2
The process for modifying an existing TIF District is the same as the process undertaken when creating a TIF District,
and will require going through the statutory notification process and holding of a public hearing on the modification,
including notice to the County Commissioner, draft TIF Plan and fiscal & economic impacts sent to the County and
School District, and publication of a public hearing notice. Notice of the proposed modification has been sent to the
County Commissioner, draft versions of the TIF plan modification including the estimated impacts have been
prepared and distributed to the County and School District. Additionally, a request for the publication of a notice of
public hearing has been submitted to Maplewood Review for publication on Wednesday, April 12 to advertise the
public hearing to be held on the potential modification of the TIF District at the City Council meeting on Monday, April
24.
TIF Revenue Assumptions
The assumptions outlined below were used in the creation of the TIF revenue projections used as the basis for
determining the modified TIF District budget. As the TIF Plan budget represents the budget for the District as a
whole, we took the opportunity to update the TIF revenue projections for all three phases of the development, as
collectively they generate the total revenue on which the project budget is based. The revised three phases of the
development are:
Phase One: 50-Unit Affordable-Rate Multi-Family Development – already constructed
Phase Two: 107-Unit 55+ Market-Rate Multi-Family Development – proposed to be constructed 2017
through 2018
Phase Three: 6,000 square foot retail building – no specific proposal on project start date, but for purposes
of estimating TIF revenues we presumed a 2018 construction period.
Base Value: The base value of $1,681,100 as provided by the County was distributed amongst each of the
respective phases of the development.
TIF Eligible Tax Rate Pay 2017:
City: 47.248%
County: 55.850%
School District: 33.582%
Miscellaneous: 10.385%
Total Tax Rate: 147.065%
Annual TIF revenue is generated by the lessor of; the current tax rate or the frozen rate at the time the TIF District
was created (152.063%). As the current rate is the lesser of the two rates used to generate TIF revenue, we have
revised the TIF revenues to be reflective of the lower taxes payable 2017 rate as outlined above.
First Receipt of TIF and District Duration: 2018 – When the TIF Plan was adopted, the election was made to delay
the first receipt of Tax Increment to the year 2018. This election was carried over to the modification. The TIF
E1, Attachment 1
Workshop Packet Page Number 4 of 92
City of Maplewood
Proposed Modification of Tax Increment Financing (Redevelopment) District No. 1-13
City Council Workshop Discussion
April 5, 2017
Page 3
District will remain in existence for a period of 25-years from the date of first receipt (26-total years) resulting in a
maximum statutory ending of the TIF District in 2043.
Inflation: The revenue projections used in establishing the modified TIF Plan budget for revenues and expenses did
not include a market value inflation assumption.
Per Unit Market Value Assumption: $190,000 per unit assumed for both Phase One and Phase Two. The County
has assigned a preliminary Assess2017 market value assumption of $9,500,000 to the completed 50-unit multi-family
project that was undertaken in the first phase. This market value equates to a per-unit market value assumption of
$190,000/unit. This is the market value assumption the County has applied to the first phase, and was a value they
indicated would likely carry over to the second phase.
The current Phase One market value assumption of $190,000/unit will be the basis on which the first TIF revenue is
generated in taxes payable 2018, unless the County’s market value assessment is reduced through an appeal by the
property owner. As the property value appeal process can be lengthy, with a final resolution potentially not known
until April of 2018, we have utilized the current value assumption of $190,000 per unit as the basis for updating both
Phase One and Phase Two TIF revenue projections, which had the corresponding impact of increasing the overall
TIF District Budget.
The current market value assumption represents the highest payable 2018 value that could potentially be in place for
Phase One, as any adjustment to the value for taxes payable 2018 would only result in a lower market value
assumption. Since the purpose of the TIF Plan Budget is to set the overall spending authority of the TIF District, we
are comfortable using the current market value assumption as this allows us to set the budget at the broadest level of
authority. In the event that the current value assumption is lowered by appeal, this would only result in a lower level
of TIF revenue being generated and would not lead to the TIF District budget being exceeded, whereas the opposite
could occur if we were to use a lower market value assumption.
Modified TIF Plan Estimated Public Costs and Revenue:
The modification of the TIF Plan allows for the revision of the budget for public costs and revenues, and provides the
City with the authority to enter into new TIF redevelopment agreements. The modified TIF Plan itself does not enter
the City into obligations, it merely provides the authority to enter into new subsequent agreements in a total amount
in excess of the previous budget, but within the confines of the newly proposed budget.
Since the modified TIF Plan budget is derived from the total revenues projected to be generated by the three phases
of the development, we prepared updated revenue projections for all phases of the development, to account for the
revised timeline and market value assumptions. As a result of the increase in the total overall budget we were able
to increase the amount of revenue potentially available to the City to repay either pre-existing City costs incurred with
initial redevelopment of the project, as well as potential future costs that could be incurred within the larger project
area. The cumulative Modified budget for TIF revenues and expenses is outlined in the chart below.
E1, Attachment 1
Workshop Packet Page Number 5 of 92
City of Maplewood
Proposed Modification of Tax Increment Financing (Redevelopment) District No. 1-13
City Council Workshop Discussion
April 5, 2017
Page 4
Modified - TIF Eligible Public Costs
Private TIF eligible improvements, including
demolition, relocation, site
improvements/preparation costs, related
infrastructure and other eligible improvements
$4,016,300
Paygo Note Interest Payments 3,762,715
Public site work/infrastructure costs and
Administrative expenses 1,957,000
Interest Incurred on Public Costs 2,244,894
Total $11,980,909
Modified - Estimated Sources of Revenue
Tax Increment Revenue $11,980,909
Phase One – Multi-Family Project - Development Agreement Terms:
The City Council previously entered into a Development Agreement with the Developer reimbursing them for
$620,600 in eligible expenses on a pay-as-you-go basis for Phase One. The Developer will be reimbursed this
principal amount, plus interest, from 83% of the annual Phase One TIF revenue. The City will capture the remaining
17% of the annual TIF revenue to reimburse itself for previously incurred costs and administrative expenses. The
proposed modification to the TIF District does not contemplate the changing of any terms associated with the Phase
One development agreement.
Phase Two – 55+ Apartment Project – Proposed Development Agreement Terms:
The potential terms for the development agreement for the Second Phase are currently being negotiated, and a
formal development agreement is being drafted. The final version of the development agreement will be prepared for
Council action at the April 24 City Council meeting following, the public hearing and action on the approval of the
modification to the TIF District Plan. At the City Council workshop on April 10, Staff and Consultants will be seeking
the Council’s comments on the following proposed agreement terms: Developer receives reimbursement for eligible
project costs of up to $3,900,000 at an interest rate of 5%, to be repaid annually on a pay-as-you-go basis from 75%
of annual Phase Two TIF revenues. The City would capture the remaining 25% of increment generated by the
project to finance other public improvement costs in the District and Project Area as determined.
When the TIF District was originally created, proposed terms for the development agreement for Phase Two and
Three were discussed but never formally executed by a development agreement. The proposed terms at that time
included the Developer receiving 90% of the annual increment, with the City only realizing 10%. Additionally, the
original deal points discussed included a linkage between Phase Two and Phase Three. The linkage between
Phases Two and Three allowed for the City to receive 100% of the increment for Phase Three, and also required that
the Developer construct Phase Three before any increment would be available to the Developer from Phase Two.
The purpose of this linkage was to ensure that both the City and Developer benefited, as the City’s benefit was
almost entirely from the Phase Three, the linkage was proposed to ensure that both parties benefited and avoid a
scenario where only the second phase was constructed and only the Developer benefited.
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Workshop Packet Page Number 6 of 92
City of Maplewood
Proposed Modification of Tax Increment Financing (Redevelopment) District No. 1-13
City Council Workshop Discussion
April 5, 2017
Page 5
The revised development agreement terms propose the dropping of the linkage between Phase Two and Three, in
return for increasing the City’s retainage of increment from Phase Two from the original 10% up to 25%. The
increased development scope for Phase Two, along with the revised per unit market value assumption, allows for the
City’s total benefit from receiving 25% of the Phase Two revenues to exceed what was originally projected to be
received by the City from both phases Two and Three.
Additionally, by default the City will still capture 100% of the TIF revenue generated by the Third Phase unless they
chose to enter into an additional development agreement for Phase Three at a later date. As a result of these
circumstances it is proposed that the linkage requiring the Developer to construct Phase Three in order to receive
increment from Phase Two be dropped; as the City’s benefit from the newly proposed Phase Two far exceeds the
benefit that had been previously projected for both Phases Two and Three.
The Developer’s potential reimbursement amount of $3,900,000 will be used to finance eligible improvements
incurred during construction of both the first and second phase of the project. This amount of assistance was derived
from the revised development scenario, which increased due to the change in overall size of the project to 107-units,
as well as changed the second phase project from affordable to market rate which increased the annual amount of
property taxes paid. The second phase of the project no longer being an affordable project, also removed a
significant source of Developer equity as affordable housing tax credits were no longer available as an equity source.
These factors alone would have increased the total amount of TIF revenue available to the project, as well as the
amount of TIF requested by the Developer.
These factors, coupled with the County’s Preliminary Assessed Market Value assumption of $190,000 per unit
resulted in a significantly higher amount of TIF revenue potentially being generated by the project. However, this
value assumption also results in a significantly higher level of property taxes being paid annually by the Developer.
The value of the TIF revenue stream is derived from the level of property taxes paid by the project. Therefore, the
final value of the potential TIF revenue stream will be subject to the County’s Final Assessed Market Value, as
determined annually. If the initial value of $190,000 is appealed and successfully reduced, we anticipate a
corresponding impact on the amount of property taxes paid by the project, as well as receipt of tax increments.
As the potential Final Assessed Market Value is unknown at this point in time, the revenue projections are based on
the preliminary assessed value of $190,000 per unit, which allows the TIF reimbursement amount of $3,900,000 to
represent a cap on the total potential value of the TIF assistance provided to the Developer for Phase Two. If actual
values end up higher than currently projected, it is anticipated that the currently estimated revenue stream should
repay the Developer’s reimbursable amount of $3,900,000 at a faster rate, which will allow the City to retain an
increased level of increment as they will receive all of the increment following repayment of the Developer’s pay-go
amount. Conversely, if the actual values are less than currently projected, the total value of the assistance realized
by the Developer may be less than the $3,900,000 as illustrated here; while the City would still retain its 25% portion
of the annual increment revenue.
E1, Attachment 1
Workshop Packet Page Number 7 of 92
City of Maplewood
Proposed Modification of Tax Increment Financing (Redevelopment) District No. 1-13
City Council Workshop Discussion
April 5, 2017
Page 6
City Benefit – Combined Phases:
The increased development scenario for Phase Two along with the revised multi-family market value assumption of
$190,000 per unit, resulted in a significant increase to the potential benefit realized by the City in comparison to the
original TIF Plan. The original development scenario contemplated a total City benefit, on a net present value basis,
of $448,155; whereas, the currently proposed development scenarios contemplates that amount increasing to
$1,957,000. The final value of the City’s benefit will be subject to the final per-unit market value assumption and the
build-out of Phase 3, but even if Phase 3 were not built and the final per-unit market value is substantially less; the
City would still realize an increased benefit from what was originally proposed. The City will be able to utilize the
proposed benefit to reimburse itself for costs previously incurred within the TIF District; as well as for potential future
eligible public improvements outside the District under the allowance for up to 25% of the TIF expenditures (net of
administrative expenses) to be spent outside the District.
Next Steps:
A representative from Springsted will be present at the workshop meeting on April 10, to provide an overview of the
proposed TIF plan modification, as well as to receive comments regarding the proposed revisions to the
Development Agreement Deal Points. Following this conversation the development agreement will be drafted, and
the TIF Plan will be finalized for later consideration by the City Council, following the public hearing on this matter,
held at the April 24 City Council Meeting.
E1, Attachment 1
Workshop Packet Page Number 8 of 92
Maplewood, Minnesota
DRAFT Modification No. 1: Tax Increment Financing Plan
for
Tax Increment Financing (Redevelopment)
District No. 1-13
Within Development District No. 1
(Maplewood Bowl Redevelopment Project)
Draft: March 28, 2017
Public Hearing Scheduled: April 24, 2017
Original TIF Plan Approved: May 26, 2015
Prepared by:
SPRINGSTED INCORPORATED
380 Jackson Street, Suite 300
St. Paul, MN 55101-2887
(651) 223-3000
WWW.SPRINGSTED.COM
E1, Attachment 2
Workshop Packet Page Number 9 of 92
INTRODUCTION
The purpose of Modification No. 1 to the Tax Increment Financing Plan for the Tax Increment Financing
(Redevelopment) District No. 1-13 Maplewood Bowl Redevelopment Project is to account for a change in the scope
and timing of the proposed private development, as well as changes to the ration of public and private uses of TIF
revenue. The original TIF Plan anticipated the second phase of the project would consist of a 79-unit affordable
senior housing facility. The revised development scenario anticipates the second phase will now consist of a 107-unit
market rate age-restricted housing facility. The modification also accounts for an increase in the project budget to
account for the revised size and scope of the proposed development. The proposed modifications to the TIF plan are
highlighted by underlined text. The proposed modification does not increase the overall geographic size of the
District, but does increase the overall size of the budget. The sections being modified are: I, J, K, L, M, N, O, P, and
V. Additionally, Exhibits II, III, and IV were modified.
E1, Attachment 2
Workshop Packet Page Number 10 of 92
TABLE OF CONTENTS
Section Page(s)
A. Definitions .............................................................................................................................................................. 1
B. Statutory Authorization .......................................................................................................................................... 1
C. Statement of Need and Public Purpose ................................................................................................................. 1
D. Statement of Objectives ........................................................................................................................................ 1
E. Designation of Tax Increment Financing District as a Redevelopment District ...................................................... 2
F. Duration of the TIF District ..................................................................................................................................... 3
G. Property to be Included in the TIF District.............................................................................................................. 3
H. Property to be Acquired in the TIF District ............................................................................................................. 2
I. Specific Development Expected to Occur Within the TIF District .......................................................................... 3
J. Findings and Need for Tax Increment Financing ................................................................................................... 5
K. Estimated Public Costs .......................................................................................................................................... 4
L. Estimated Sources of Revenue ............................................................................................................................. 5
M. Estimated Amount of Bonded Indebtedness .......................................................................................................... 7
N. Original Net Tax Capacity ...................................................................................................................................... 7
O. Original Local Tax Rate ......................................................................................................................................... 6
P. Projected Retained Captured Net Tax Capacity and Projected Tax Increment ..................................................... 8
Q. Use of Tax Increment ............................................................................................................................................ 8
R. Excess Tax Increment ........................................................................................................................................... 7
S. Tax Increment Pooling and the Five Year Rule ..................................................................................................... 8
T. Limitation on Administrative Expenses .................................................................................................................. 8
U. Limitation on Property Not Subject to Improvements - Four Year Rule ................................................................. 9
V. Estimated Impact on Other Taxing Jurisdictions .................................................................................................. 11
W. Prior Planned Improvements ............................................................................................................................... 11
X. Development Agreements ................................................................................................................................... 12
Y. Assessment Agreements ..................................................................................................................................... 12
Z. Modifications of the Tax Increment Financing Plan ............................................................................................. 10
AA. Administration of the Tax Increment Financing Plan ........................................................................................... 11
AB. Filing TIF Plan, Financial Reporting and Disclosure Requirements ..................................................................... 11
Map of the Tax Increment Financing District within Development District No. 1 ...................................... EXHIBIT I
Assumptions Report ............................................................................................................................... EXHIBIT II
Projected Tax Increment Report ............................................................................................................ EXHIBIT III
Estimated Impact on Other Taxing Jurisdictions Report ........................................................................EXHIBIT IV
Market Value Analysis Report ................................................................................................................EXHIBIT V
Executive Summary TIF District Qualification Report ............................................................................EXHIBIT VI
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Workshop Packet Page Number 11 of 92
City of Maplewood, Minnesota
SPRINGSTED Page 1
Section A Definitions
The terms defined in this section have the meanings given herein, unless the context in which they are used indicates
a different meaning:
"City" means the City of Maplewood, Minnesota; also referred to as a "Municipality".
"City Council" means the City Council of the City; also referred to as the ‘Governing Body”.
"County" means Ramsey County, Minnesota.
"Development District" means Development District No. 1 in the City, which is described in the corresponding
Development Program.
"Development District Area" means the geographic area of the Development District.
"Development Program" means the Development Program for the Development District.
"School District" means Independent School District No. 622, Minnesota.
“Special Law” means Minnesota Laws, 2013, Chapter 143, Article 9, Section 21.
"State" means the State of Minnesota.
"TIF Act" means Minnesota Statutes, Sections 469.174 through 469.1794, as amended, both inclusive.
"TIF District" means Tax Increment Financing (Redevelopment) District No. 1-13.
"TIF Plan" means the tax increment financing plan for the TIF District (this document).
Section B Statutory Authorization
See Section 1.3 of the Development Program for the Development District.
Section C Statement of Need and Public Purpose
See Section 1.4 of the Development Program for the Development District.
Section D Statement of Objectives
See Section 1.5 of the Development Program for the Development District.
Section E Designation of Tax Increment Financing District as a
Redevelopment District
Redevelopment districts are a type of tax increment financing district in which one or more of the following conditions
exists and is reasonably distributed throughout the district:
(1) 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
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Workshop Packet Page Number 12 of 92
City of Maplewood, Minnesota
SPRINGSTED Page 2
"occupied" if at least 15% of the area of the parcel contains buildings, streets, utilities, paved or gravel
parking lots; or other similar structures.
(2) the property consists of vacant, unused, underused, inappropriately used, or infrequently used railyards, rail
storage facilities, or excessive or vacated railroad right-of-ways; or
(3) tank facilities, or property whose immediately previous use was for tank facilities, as defined in section
115C.02, subdivision 15, if the tank facilities:
(i) have or had a capacity of more than 1,000,000 gallons;
(ii) are located adjacent to rail facilities; and
(iii) have been removed or are unused, underused, inappropriately used, or infrequently used.
(iv) A qualifying disaster area, as defined in subdivision 10b.
For districts consisting of two more noncontiguous areas, each area must individually qualify under the provisions
listed above, as well as the entire area must also qualify as a whole.
The TIF District qualifies as a redevelopment district in that it meets all of the criteria listed in (1) above. An executive
summary of a report prepared by LHB, Inc. that details the qualifications is included in Exhibit VI. A copy of the entire
report with supporting facts and documentation for this determination is on file with the City and is available to the
public upon request. The full report will be retained by the City for the life of the TIF District.
"Structurally substandard" is defined as buildings containing defects in structural elements or a combination of
deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout
and condition of interior partitions, or similar factors which defects or deficiencies are of sufficient total significance to
justify substantial renovation or clearance. Generally, 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.
A city may not find that a building is structurally substandard without an interior inspection, unless it can not gain
access to the property and there exists evidence which supports the structurally substandard finding. Such evidence
includes recent fire or police inspections, on-site property tax appraisals or housing inspections, exterior evidence of
deterioration, or other similar reliable evidence. Written documentation of the findings and reasons why an interior
inspection was not conducted must be made and retained. A parcel is deemed to be occupied by a structurally
substandard building if the following conditions are met:
(1) the parcel was occupied by a substandard building within three years of the filing of the request for
certification of the parcel as part of the district;
(2) the demolition or removal of the substandard building was performed or financed by the City, or was
performed by a developer under a development agreement with the City,
(3) the City found by resolution before such demolition or removal occurred that the building was structurally
substandard and that the City intended to include the parcel in the TIF district, and
(4) the City notifies the county auditor that the original tax capacity of the parcel must be adjusted upon filing
the request for certification of the tax capacity of the parcel as part of a district.
In the case of (4) above, the County Auditor shall certify the original net tax capacity of the parcel to be the greater of
(a) the current tax capacity of the parcel, or (b) a computed tax capacity of the parcel using the estimated market
value of the parcel for the year in which the demolition or removal occurred, and the appropriate classification rate(s)
for the current year.
At least 90 percent 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. These costs include, but are not limited to, acquiring
properties containing structurally substandard buildings or improvements or hazardous substances, pollution, or
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Workshop Packet Page Number 13 of 92
City of Maplewood, Minnesota
SPRINGSTED Page 3
contaminants, acquiring adjacent parcels necessary to provide a site of sufficient size to permit development,
demolition and rehabilitation of structures, clearing of land, removal of hazardous substances or remediation
necessary to develop the land, and installation of utilities, roads, sidewalks, and parking facilities for the site. The
allocated administrative expenses of the City may be included in the qualifying costs.
Section F Duration of the TIF District
Redevelopment districts may remain in existence 25 years from the date of receipt of the first tax increment. The City
anticipates that the TIF District will remain in existence the maximum duration allowed by law (projected to be though
the year 2043). Modification of this plan (see Section AA) shall not extend these limitations. All tax increments from
taxes payable in the year the TIF District is decertified shall be paid to the City. Pursuant to MN Statutes, Section
469.175, Subdivision 1(b), the City elects to delay receipt of first increment until 2018.
Section G Property to be Included in the TIF District
The TIF District is an approximately 5.57-acre area of land located within the Development District. A map showing
the location of the TIF District within the Development District is shown in Exhibit I. The boundaries and area
encompassed by the TIF District are described below:
Parcel Number* Legal Description*
162922140007 W 1/2 Of Vac Alley In Blk 1 Adj Lots 14 Thru 22 & E 1/2 Of Chambers St Vac Adj &
Lots 14 Thru 22 In Blk 1 & W 1/2 Of Chambers St Vac & E 1/2 Of Alley Vac & Lots 6
Thru 11 Blk 2 & W 1/2 Of Alley Vac & Lots 12 Thru Lot 16 Blk 2
162922140074 E 1/2 Of Vac Alley Adj And Lots 9 1o And Lot 11 Blk 1
162922140073 E 1/2 Of Vac Alley Adj And Lot 8 Blk 1
162922140072 E 1/2 Of Vac Alley Adj And Lot 7 Blk 1
162922140071 E 1/2 Of Vac Alley Adj And Lot 6 Blk 1
162922140070 E 1/2 Of Vac Alley Adj And Lots 4 And Lot 5 Blk 1
162922140099 Subj To Rd; E 1/2 Of Vac Alley Accruing & Lots 1 Thru 3 Blk 1
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City of Maplewood, Minnesota
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162922140079 E 1/2 Of Chambers St Vac Adj & Fol; Ex E 80 Ft; Lots 23, 24 & Lot 25 Blk 1
162922140080 W 1/2 Of Vac Street & All Of Vac Alley Accruing & Lot 1 Blk 1
162922140081 Alleys & Street As Vac In Doc Nos. 1528547, 1807561 & 567589 Accruing & Fol; Lots
2 Thru 5 Blk 1 Kuhls Re & In Sd Lincoln Park; Lots 4 & Lot 5 Blk 2
162922140085 W 1/2 Of Alley As Vac In Doc #567589 Accruing & Fol; Lot 18 Blk 2
162922140086 W 1/2 Of Vac Alley Adj & Lot 17 Blk 2
The area encompassed by the TIF District shall also include all street or utility right-of-ways located upon or adjacent
to the property described above.
*The parcels to be located in the TIF District are being replatted. The Parcel Numbers and legal descriptions are
representative of the parcels prior to the replatting.
Section H Property to be Acquired in the TIF District
The City may acquire and sell any or all of the property located within the TIF District; however, the City does not
anticipate acquiring any such property at this time.
Section I Specific Development Expected to Occur Within the TIF District
The proposed project includes the redevelopment of the existing Maplewood Bowl site, into a three phase mixed-use
development. The redevelopment of the site will be undertaken in three separate component, phase 1 of the
redevelopment is projected to consist of an approximately 50-unit multi-family apartment building, phase 2 is
projected to consist of an approximately 107-unit age-restricted multi-family apartment building, and phase 3 is
projected to consist of an approximately 6,000 square foot commercial building. The redevelopment will also include
corresponding site work, infrastructure, and parking improvements associated with mixed use project.
The City anticipates using tax increment to reimburse the Developer for a portion of the TIF eligible project costs
occurred in the development of the Facility. Included in the projected eligible costs to be reimbursed are costs
associated with demolition of existing buildings, site work, private utility improvements, and other eligible
improvements associated with the project. Additionally, the City anticipates using tax increment to finance public
improvements and site work on property located within the Development District, along with related administrative
expenses.
Construction of the project is expected to begin in 2015, and be completed by 2018. The development is projected to
be 100% assessed and on the tax rolls as of January 2, 2019 for taxes payable in 2020.
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At the time the TIF District was created there were no signed construction contacts with regards to the above
described development.
Section J Findings and Need for Tax Increment Financing
In establishing the TIF District, the City makes the following findings:
(1) The TIF District qualifies as a redevelopment district;
See Section E of this document for the reasons and facts supporting this finding.
(2) The proposed development, in the opinion of the City, would not reasonably be expected to occur
solely through private investment within the reasonably foreseeable future and the increased
market value of the site that could reasonably be expected to occur without the use of tax
increment financing would be less than the increase in the market value estimated to result from the
proposed development after subtracting the present value of the projected tax increments for the
maximum duration of the district permitted by the TIF Plan.
Factual basis:
Proposed development not expected to occur:
The development includes the construction of the three-phase mixed use development. A key component to the
redevelopment is the reimbursement of eligible expenses through tax increments. The Developer has indicated
they would not undertake the proposed development without the financial assistance. Without the assistance the
City has no reason to expect that significant reinvestment in the site would occur without assistance similar to that
provided in this plan. Therefore the City has no reason to believe the development would occur but-for the use of
tax increment assistance.
To summarize the basis for the City’s findings regarding alternative market value, in accordance with Minnesota
Statutes, Section 469.175, Subd. 3(d), the City makes the following determinations:
a. The City's estimate of the amount by which the market value of the site will increase without
the use of tax increment financing is anywhere from $0 (except for a small amount for annual
appreciation of land value)
b. If the proposed development to be assisted with tax increment occurs in the District, the total
increase in market value would be approximately $30,751,000, including the value of the building (See
Exhibit V).
c. The present value of tax increments from the District for the maximum duration of the district
permitted by the TIF Plan is estimated to be $5,774,075, (See Exhibit V)
d. Even if some development other than the proposed development were to occur, the Council
finds that no alternative would occur that would produce a market value increase greater than
$24,976,925 (the amount in clause b less the amount in clause c) without tax increment assistance.
(3) The TIF Plan will afford maximum opportunity, consistent with the sound needs of the City as a
whole, for development of the TIF District by private enterprise.
Factual basis: The proposed development is the construction of a mixed-use redevelopment, in the
Development District that is expected to create substantial new tax base for the City and the state. The
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City of Maplewood, Minnesota
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development clearly meets the City's housing and redevelopment goals of creating additional affordable and
senior housing opportunities; additionally, the development meets the agency’s goal of the removal of blight.
(4) The TIF Plan conforms to general plans for development of the City as a whole.
Factual basis: The City Planning Commission has determined that the development proposed in the TIF Plan
conforms to the City comprehensive plan.
(5) The City does not elect the method of tax increment computation set forth in Minnesota Statutes,
Section 469.177, Subdivision 3(b); therefore subdivision 3(a) shall apply which indicates the original
net tax capacity and the current net tax capacity shall be determined before the application of the
fiscal disparity provisions (see method (a) in Section P).
Section K Estimated Public Costs
The estimated public costs of the TIF District are listed below. Such costs are eligible for reimbursement from tax
increments of the TIF District.
Estimated Public Costs Modified Budget
Private TIF eligible improvements, including
demolition, relocation, site
improvements/preparation costs, related
infrastructure and other eligible improvements
$4,016,300
Paygo Note Interest Payments 3,762,715
Public site work/infrastructure costs and
Administrative expenses 1,957,000
Interest Incurred on Public Costs 2,244,894
Total $11,980,909
The City reserves the right to administratively adjust the amount of any of the items listed above or to incorporate
additional eligible items, so long as the total estimated public cost is not increased. The City reserves the right to
spend available tax increment outside of the TIF District boundaries but within the Project Area.
Section L Estimated Sources of Revenue
Estimated Sources of Revenue Modified Budget
Tax Increment revenue $11,980,909
Interest on invested funds 0
Bond proceeds 0
Loan proceeds 0
Grants 0
Other 0
Total $11,980,909
The City anticipates using future tax increments for reimbursement of public costs incurred from Section K. As
increments are collected from the TIF District in future years, a portion of these tax increments will be reserved by the
City as reimbursement for public costs incurred (primarily site work/infrastructure costs), either through internal
funding or general obligation or revenue debt. The City also anticipates providing financial assistance to the
proposed development through the use of pay-as-you-go financing. With pay-as-you-go financing, as tax increments
are collected from the TIF District in future years, a portion of these tax increments will be distributed to the developer
as reimbursement for eligible costs incurred related to the redevelopment of the site.
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The City reserves the right to finance any or all public costs of the TIF District using pay-as-you-go assistance,
internal funding, general obligation or revenue debt, or any other financing mechanism authorized by law. The City
also reserves the right to use other sources of revenue legally applicable to the TIF District to pay for such costs
including, but not limited to, special assessments, utility revenues, federal or state funds, and investment income.
Section M Estimated Amount of Bonded Indebtedness
The City may consider issuing tax increment bonds to finance all or a portion of the estimated public costs, and
reserves the right to issue such bonds in an amount not to exceed $11,980,909 (total estimated public costs).
Section N Original Net Tax Capacity
The County Auditor shall certify the original net tax capacity of the TIF District. This value will be equal to the total net
tax capacity of all property in the TIF District as certified by the State Commissioner of Revenue. For districts certified
between January 1 and June 30, inclusive, this value is based on the previous assessment year. For districts
certified between July 1 and December 31, inclusive, this value is based on the current assessment year.
The Authority intends to file the request for certification prior to July 1, 2015. Therefore, the original net tax capacity
will be the net tax capacity as of January 2, 2014.
The Certified Estimated Market Value of all property within the TIF District as of January 2, 2014, for taxes payable in
2015, was $1,681,100. Upon redevelopment a portion of the site will be classified as rental property, and a portion
will be classified as commercial property. The estimated tax capacity for purposes of the revenue projections in this
TIF plan is $14,851, which is estimated to be the original net tax capacity of the TIF District based on reclassification
of portions of the property applicable with their final use.
Each year the County Auditor shall certify the amount that the original net tax capacity has increased or decreased as
a result of:
(1) changes in the tax-exempt status of property;
(2) reductions or enlargements of the geographic area of the TIF District;
(3) changes due to stipulation agreements or abatements; or
(4) changes in property classification rates.
Section O Original Local Tax Rate
The County Auditor shall also certify the original local tax rate of the TIF District. This rate shall be the sum of all local
tax rates that apply to property in the TIF District. This rate shall be for the same taxes payable year as the original
net tax capacity.
In future years, the amount of tax increment generated by the TIF District will be calculated using the lesser of (a) the
sum of the current local tax rates at that time or (b) the original local tax rate of the TIF District.
As noted in Section M, the Authority filed the TIF District for certification prior to July 1, 2015; therefore, the Original
Local Tax Rate was the rate that applied for taxes payable in 2015, which was 152.063%.
For purposes of estimating the tax increment generated by the TIF District, as proposed in this Modification, the sum
of the current local tax rates for taxes levied in 2016 and payable in 2017, is 147.065% as shown below. Since
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City of Maplewood, Minnesota
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annual tax increment revenue is generated based on the lower of the frozen tax rate (152.063%) or the current local
tax rate (147.065%) we have based our TIF projections on the current local tax rate for taxes payable 2017.
2016/2017
Taxing Jurisdiction Local Tax Rate
City of Maplewood 47.248%
Ramsey County 55.850%
ISD # 622 33.582%
Other 10.385%
Total 147.065%
Section P Projected Retained Captured Net Tax Capacity and
Projected Tax Increment
The first phase of the development was initiated in 2015, and completed in 2016 creating a total tax capacity for the
TIF District No. 1-13 of $84,418 as of January 2, 2017. The captured tax capacity as of that date is estimated to be
$69,567 and the first-year of tax increment is estimated to be $102,309 payable in 2018. All phases of the project are
anticipated to be completed by 2018, creating a total tax capacity of $343,045 as of January 2, 2019. The captured
tax capacity as of that date is estimated to be $328,194, and the first year of full TIF receipt is projected to be
$482,659 payable in 2020. A complete schedule of estimated tax increment from the TIF District is shown in Exhibit
III.
The estimates shown in this TIF Plan assume that commercial class rates remain at 1.5% for the first $150,000 of
estimated market value and 2.0% of the market value above $150,000; while rental class rates will remain constant at
1.25% and 0.75% for 4(d) rental class rates. The projections do not assume an annual increase in market values.
Each year the County Auditor shall determine the current net tax capacity of all property in the TIF District. To the
extent that this total exceeds the original net tax capacity, the difference shall be known as the captured net tax
capacity of the TIF District.
For communities affected by the fiscal disparity provisions of Minnesota Statutes, Chapter 473F and Chapter 276A,
the original net tax capacity of the TIF District shall be determined before the application of fiscal disparity. In
subsequent years, the current net tax capacity shall either (a) be determined before the application of fiscal disparity
or (b) exclude the product of any fiscal disparity increase in the TIF District (since the original net tax capacity was
certified) times the appropriate fiscal disparity ratio. The method the City elects shall remain the same for the life of
the TIF District, except that a single change may be made at any time from method (a) to method (b) above. »The
City elects method (a), or M.S. Section 469.177, Subdivision 3(a).
The County Auditor shall certify to the City the amount of captured net tax capacity each year. The City may choose
to retain any or all of this amount. It is the City's intention to retain 100% of the captured net tax capacity of the TIF
District. Such amount shall be known as the retained captured net tax capacity of the TIF District.
Exhibit II gives a listing of the various information and assumptions used in preparing a number of the exhibits
contained in this TIF Plan, including Exhibit III which shows the projected tax increment generated over the
anticipated life of the TIF District.
Section Q Use of Tax Increment
Each year the County Treasurer shall deduct 0.36% of the annual tax increment generated by the TIF District and pay
such amount to the State's General Fund. Such amounts will be appropriated to the State Auditor for the cost of
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financial reporting and auditing of tax increment financing information throughout the state. Exhibit III shows the
projected deduction for this purpose over the anticipated life of the TIF District.
The City has determined that it will use 100% of the remaining tax increment generated by the TIF District for any of
the following purposes:
(1) pay for the estimated public costs of the TIF District (see Section K) and County administrative
costs associated with the TIF District (see Section T);
(2) pay principal and interest on tax increment bonds or other bonds issued to finance the estimated
public costs of the TIF District;
(3) accumulate a reserve securing the payment of tax increment bonds or other bonds issued to
finance the estimated public costs of the TIF District;
(4) pay all or a portion of the county road costs as may be required by the County Board under M.S.
Section 469.175, Subdivision 1a; or
(5) return excess tax increments to the County Auditor for redistribution to the City, County and School
District.
Tax increments from property located in one county must be expended for the direct and primary benefit of a project
located within that county, unless both county boards involved waive this requirement. Tax increments shall not be
used to circumvent levy limitations applicable to the City.
Tax increment shall not be used to finance the acquisition, construction, renovation, operation, or maintenance of a
building to be used primarily and regularly for conducting the business of a municipality, county, school district, or any
other local unit of government or the State or federal government, or for a commons area used as a public park, or a
facility used for social, recreational, or conference purposes. This prohibition does not apply to the construction or
renovation of a parking structure or of a privately owned facility for conference purposes.
If there exists any type of agreement or arrangement providing for the developer, or other beneficiary of assistance, to
repay all or a portion of the assistance that was paid or financed with tax increments, such payments shall be subject
to all of the restrictions imposed on the use of tax increments. Assistance includes sale of property at less than the
cost of acquisition or fair market value, grants, ground or other leases at less then fair market rent, interest rate
subsidies, utility service connections, roads, or other similar assistance that would otherwise be paid for by the
developer or beneficiary.
Section R Excess Tax Increment
In any year in which the tax increments from the TIF District exceed the amount necessary to pay the estimated
public costs authorized by the TIF Plan, the City shall use the excess tax increments to:
(1) prepay any outstanding tax increment bonds;
(2) discharge the pledge of tax increments thereof;
(3) pay amounts into an escrow account dedicated to the payment of the tax increment bonds; or
(4) return excess tax increments to the County Auditor for redistribution to the City, County and School
District. The County Auditor must report to the Commissioner of Education the amount of any
excess tax increment redistributed to the School District within 30 days of such redistribution.
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City of Maplewood, Minnesota
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Section S Tax Increment Pooling and the Five-Year Rule
At least 75% of the tax increments from the TIF District must be expended on activities within the district or to pay for
bonds used to finance the estimated public costs of the TIF District (see Section E for additional restrictions). No
more than 25% of the tax increments may be spent on costs outside of the TIF District but within the boundaries of
the Project Area, except to pay debt service on credit enhanced bonds. All administrative expenses are considered to
have been spent outside of the TIF District. Tax increments are considered to have been spent within the TIF District
if such amounts are:
(1) actually paid to a third party for activities performed within the TIF District within five years after
certification of the district;
(2) used to pay bonds that were issued and sold to a third party, the proceeds of which are reasonably
expected on the date of issuance to be spent within the later of the five-year period or a reasonable
temporary period or are deposited in a reasonably required reserve or replacement fund.
(3) used to make payments or reimbursements to a third party under binding contracts for activities
performed within the TIF District, which were entered into within five years after certification of the
district; or
(4) used to reimburse a party for payment of eligible costs (including interest) incurred within five years
from certification of the district.
Beginning with the sixth year following certification of the TIF District, at least 75% of the tax increments must be used
to pay outstanding bonds or make contractual payments obligated within the first five years. When outstanding bonds
have been defeased and sufficient money has been set aside to pay for such contractual obligations, the TIF District
must be decertified.
The City anticipates that tax increments will be spent outside of the TIF District (including a portion for allowable
administrative expenses) for eligible redevelopment pooling expenditures.
Section T Limitation on Administrative Expenses
Administrative expenses are defined as all costs of the City other than:
(1) amounts paid for the purchase of land;
(2) amounts paid for materials and services, including architectural and engineering services directly
connected with the physical development of the real property in the project;
(3) relocation benefits paid to, or services provided for, persons residing or businesses located in the
project;
(4) amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued
pursuant to section 469.178; or
(5) amounts used to pay other financial obligations to the extent those obligations were used to finance
costs described in clause (1) to (3).
Administrative expenses include amounts paid for services provided by bond counsel, fiscal consultants, planning or
economic development consultants, and actual costs incurred by the County in administering the TIF District. Tax
increments may be used to pay administrative expenses of the TIF District up to the lesser of (a) 10% of the total tax
increment expenditures authorized by the TIF Plan or (b) 10% of the total tax increments received by the TIF District.
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City of Maplewood, Minnesota
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Section U Limitation on Property Not Subject to Improvements - Four Year Rule
If after four years from certification of the TIF District no demolition, rehabilitation, renovation, or qualified
improvement of an adjacent street has commenced on a parcel located within the TIF District, then that parcel shall
be excluded from the TIF District and the original net tax capacity shall be adjusted accordingly. Qualified
improvements of a street are limited to construction or opening of a new street, relocation of a street, or substantial
reconstruction or rebuilding of an existing street. The City must submit to the County Auditor, by February 1 of the
fifth year, evidence that the required activity has taken place for each parcel in the TIF District.
If a parcel is excluded from the TIF District and the City or owner of the parcel subsequently commences any of the
above activities, the City shall certify to the County Auditor that such activity has commenced and the parcel shall
once again be included in the TIF District. The County Auditor shall certify the net tax capacity of the parcel, as most
recently certified by the Commissioner of Revenue, and add such amount to the original net tax capacity of the TIF
District.
Section V Estimated Impact on Other Taxing Jurisdictions
Exhibit IV shows the estimated impact on other taxing jurisdictions if the maximum projected retained captured net tax
capacity of the TIF District was hypothetically available to the other taxing jurisdictions. The City believes that there
will be no adverse impact on other taxing jurisdictions during the life of the TIF District, since the proposed
development would not have occurred without the establishment of the TIF District and the provision of public
assistance. A positive impact on other taxing jurisdictions will occur when the TIF District is decertified and the
development therein becomes part of the general tax base.
The fiscal and economic implications of the proposed tax increment financing district, as pursuant to Minnesota
Statutes, Section 469.175, Subdivision 2, are listed below.
1. The total amount of tax increment that will be generated over the life of the TIF District is estimated to be
$12,024,182.
2. To the extent the project in the TIF District generates any public cost impacts on City-provided services such
as police and fire protection, public infrastructure, and the impact of any general obligation tax increment
bonds attributable to the TIF District upon the ability to issue other debt for general fund purposes, such
costs will be levied upon the taxable net tax capacity of the City, excluding that portion captured by the TIF
District.
3. The amount of tax increments over the life of the TIF District that would be attributable to School District
levies, assuming the School District’s share of the total local tax rate for all taxing jurisdictions remained the
same, is estimated to be $2,745,697.
4. The amount of tax increments over the life of the TIF District that would be attributable to County levies,
assuming the County’s share of the total local tax rate for all taxing jurisdictions remained the same is
estimated to be $4,566,350.
5. No additional information has been requested by the County or School District that would enable it to
determine additional costs that will accrue to it due to the development proposed for the district.
Section W Prior Planned Improvements
The City shall accompany its request for certification to the County Auditor (or notice of district enlargement), with a
listing of all properties within the TIF District for which building permits have been issued during the 18 months
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immediately preceding approval of the TIF Plan. The County Auditor shall increase the original net tax capacity of the
TIF District by the net tax capacity of each improvement for which a building permit was issued.
There have been no building permits issued in the last 18 months in conjunction with any of the properties within the
TIF District.
Section X Development Agreements
If within a project containing a redevelopment district, more than 25% of the acreage of the property to be acquired by
the City is purchased with tax increment bonds proceeds (to which tax increment from the property is pledged), then
prior to such acquisition, the City must enter into an agreement for the development of the property. Such
agreement must provide recourse for the City should the development not be completed.
The City anticipates entering into an agreement for development, but does not anticipate acquiring property located
within the TIF District.
Section Y Assessment Agreements
The City may, upon entering into a development agreement, also enter into an assessment agreement with the
developer, which establishes a minimum market value of the land and improvements for each year during the life of
the TIF District.
The assessment agreement shall be presented to the County or City Assessor who shall review the plans and
specifications for the improvements to be constructed, review the market value previously assigned to the land, and
so long as the minimum market value contained in the assessment agreement appears to be an accurate estimate,
shall certify the assessment agreement as reasonable. The assessment agreement shall be filed for record in the
office of the County Recorder of each county where the property is located. Any modification or premature
termination of this agreement must first be approved by the City, County and School District.
The City does anticipate entering into an assessment agreements for the individual development phases.
Section Z Modifications of the Tax Increment Financing Plan
Any reduction or enlargement in the geographic area of the Development District or the TIF District; a determination
to capitalize interest on the debt if that determination was not part of the original TIF Plan, increase in the portion of
the captured net tax capacity to be retained by the City; increase in the total estimated public costs; or designation of
property to be acquired by the City shall be approved only after satisfying all the necessary requirements for approval
of the original TIF Plan. This paragraph does not apply if:
(1) the only modification is elimination of parcels from the TIF District; and
(2) the current net tax capacity of the parcels eliminated equals or exceeds the net tax capacity of
those parcels in the TIF District's original net tax capacity, or the City agrees that the TIF District's
original net tax capacity will be reduced by no more than the current net tax capacity of the parcels
eliminated.
The City must notify the County Auditor of any modification that reduces or enlarges the geographic area of the TIF
District. The geographic area of the TIF District may be reduced but not enlarged after five years following the date of
certification.
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Section AA Administration of the Tax Increment Financing Plan
Upon adoption of the TIF Plan, the City shall submit a copy of such plan to the Minnesota Department of Revenue
and the Office of the State Auditor. The City shall also request that the County Auditor certify the original net tax
capacity and net tax capacity rate of the TIF District. To assist the County Auditor in this process, the City shall
submit copies of the TIF Plan, the resolution establishing the TIF District and adopting the TIF Plan, and a listing of
any prior planned improvements. The City shall also send the County Assessor any assessment agreement
establishing the minimum market value of land and improvements in the TIF District, and shall request that the
County Assessor review and certify this assessment agreement as reasonable.
The County shall distribute to the City the amount of tax increment as it becomes available. The amount of tax
increment in any year represents the applicable property taxes generated by the retained captured net tax capacity of
the TIF District. The amount of tax increment may change due to development anticipated by the TIF Plan, other
development, inflation of property values, or changes in property classification rates or formulas. In administering and
implementing the TIF Plan, the following actions should occur on an annual basis:
(1) prior to July 1, the City shall notify the County Assessor of any new development that has occurred
in the TIF District during the past year to insure that the new value will be recorded in a timely
manner.
(2) if the County Auditor receives the request for certification of a new TIF District, or for modification of
an existing TIF District, before July 1, the request shall be recognized in determining local tax rates
for the current and subsequent levy years. Requests received on or after July 1 shall be used to
determine local tax rates in subsequent years.
(3) each year the County Auditor shall certify the amount of the original net tax capacity of the TIF
District. The amount certified shall reflect any changes that occur as a result of the following:
(a) the value of property that changes from tax-exempt to taxable shall be added to the
original net tax capacity of the TIF District. The reverse shall also apply;
(b) the original net tax capacity may be modified by any approved enlargement or reduction of
the TIF District;
(c) if laws governing the classification of real property cause changes to the percentage of
estimated market value to be applied for property tax purposes, then the resulting increase
or decrease in net tax capacity shall be applied proportionately to the original net tax
capacity and the retained captured net tax capacity of the TIF District.
The County Auditor shall notify the City of all changes made to the original net tax capacity of the TIF District.
Section AB Filing TIF Plan, Financial Reporting and Disclosure Requirements
The City will file the TIF Plan, and any subsequent amendments thereto, with the Commissioner of Revenue and the
Office of the State Auditor pursuant to Minnesota Statutes, Section 469.175, subdivision 4A. The City will comply
with all reporting requirements for the TIF District under Minnesota Statutes, Section 469.175, subdivisions 5 and 6.
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Exhibit I
SPRINGSTED
MAP OF TAX INCREMENT FINANCING (REDEVELOPMENT) DISTRICT NO. 1-13
Within Development District No. 1
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Exhibit II
SPRINGSTED
Assumptions Report
City of Maplewood, Minnesota
Tax Increment Financing (Redevelopment) District No. 1-13
Modification to TIF District
TIF Projections - Combined Phases - Revised Development Scenario
Type of Tax Increment Financing District Redevelopment
Maximum Duration of TIF District 25 years from 1st increment
Projected Certification Request Date 06/30/15
Decertification Date 12/31/43 (26 Years of Increment)
2014/2015
Base Estimated Market Value $1,681,100
Original Net Tax Capacity $14,851
Assessment/Collection Year
2015/2016 2016/2017 2017/2018 2018/2019
Base Estimated Market Value $1,681,100 $1,681,100 $1,681,100 $1,681,100
Estimated Increase in Value - New Construction 0 0 8,739,700 22,039,900
Total Estimated Market Value 1,681,100 1,681,100 10,420,800 23,721,000
Total Net Tax Capacity $14,851 $14,851 $84,418 $244,719
City of Maplewood 47.248%
Ramsey County 55.850%
ISD #622 33.582%
Other 10.385%
Local Tax Capacity Rate 147.065%2016/2017
Present Value Date & Rate 6/30/2015 5.00%PV Amount $5,774,075
Notes
Projections assume no future changes to classification rates and current tax rates remain constant.
Projections for Phase 1 and 2 are based on $190,000/unit market value.
Value assumptions reflect current County assumption for Phase 1.
Commercial Value for Phase 3 is $100PSF building plus current land value.
Base value is applied to each phase based on replatted property.
Projections are based on first receipt delayed to payable 2018.
Projections for Phase 1 are based on 4D class rate.
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Exhibit III SPRINGSTED Projected Tax Increment ReportCity of Maplewood, MinnesotaTax Increment Financing (Redevelopment) District No. 1-13Modification to TIF District TIF Projections - Combined Phases - Revised Development ScenarioLess: Retained Times:Less:Less: AnnualAnnual Total Total Original Captured Tax Annual State Aud. Subtotal City DeveloperPeriod Market Net Tax Net Tax Net Tax Capacity Gross Tax Deduction Net Tax Eligible NetEnding Value Capacity Capacity Capacity Rate Increment 0.360% Increment Retainage Revenue(1)(2)(3)(4)(5)(6)(7)(8)(9)(10)(11)12/31/15 1,681,100 14,851 14,8510 147.065%0000012/31/16 1,681,100 14,851 14,8510 147.065%0000012/31/17 1,681,100 14,851 14,8510 147.065%0000012/31/18 10,420,800 84,418 14,851 69,567 147.065% 102,309368 101,941 21,701 80,24012/31/19 23,721,000 244,719 14,851 229,868 147.065% 338,057 1,217 336,840 82,128 254,71212/31/20 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/21 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/22 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/23 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/24 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/25 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/26 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/27 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/28 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/29 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 129,634 351,28812/31/30 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 147,944 332,97812/31/31 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/32 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/33 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/34 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/35 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/36 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/37 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/38 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/39 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/40 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/41 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/42 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,78512/31/43 30,751,000 343,045 14,851 328,194 147.065% 482,659 1,737 480,922 204,137 276,785$12,024,182 $43,273 $11,980,909 $4,201,894 $7,779,015
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Exhibit IV SPRINGSTED Estimated Impact on Other Taxing Jurisdictions ReportCity of Maplewood, MinnesotaTax Increment Financing (Redevelopment) District No. 1-13Modification to TIF District TIF Projections - Combined Phases - Revised Development ScenarioWithoutProject or TIF DistrictWith Project and TIF DistrictFinalProjectedHypothetical2016/20172016/2017 Retained New Hypothetical Hypothetical Tax GeneratedTaxable 2016/2017 Taxable Captured Taxable Adjusted Decrease In by RetainedTaxingNet Tax Local Net Tax Net Tax Net Tax Local Local CapturedJurisdictionCapacity (1) Tax Rate Capacity (1) + Capacity = Capacity Tax Rate (*) Tax Rate (*) N.T.C. (*)City of Maplewood37,221,91547.248% 37,221,915$328,19437,550,109 46.835% 0.413% 153,710Ramsey County242,098,44255.850% 242,098,442 328,194 242,426,636 55.774% 0.076% 183,048ISD #62274,837,00033.582% 74,837,000 328,194 75,165,194 33.435% 0.147% 109,733Other (2)--- 10.385% --- 328,194 --- 10.385% --- --- Totals147.065%146.430% 0.635% * Statement 1: If the projected Retained Captured Net Tax Capacity of the TIF District was hypothetically available to each ofthe taxing jurisdictions above, the result would be a lower local tax rate (see Hypothetical Adjusted Tax Rate above)which would produce the same amount of taxes for each taxing jurisdiction. In such a case, the total local tax ratewould decrease by 0.635% (see Hypothetical Decrease in Local Tax Rate above). The hypothetical tax that theRetained Captured Net Tax Capacity of the TIF District would generate is also shown above.Statement 2: Since the projected Retained Captured Net Tax Capacity of the TIF District is not available to the taxing jurisdictions,then there is no impact on taxes levied or local tax rates. (1) Taxable net tax capacity = total net tax capacity - captured TIF - fiscal disparity contribution, if applicable. (2) The impact on these taxing jurisdictions is negligible since they represent only 7.06% of the total tax rate.E1, Attachment 2
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Exhibit VI
SPRINGSTED
Market Value Analysis Report
City of Maplewood, Minnesota
Tax Increment Financing (Redevelopment) District No. 1-13
Modification to TIF District
TIF Projections - Combined Phases - Revised Development Scenario
Assumptions
Present Value Date 06/30/15
P.V. Rate - Gross T.I.5.00%
Increase in EMV With TIF District $30,751,000
Less: P.V of Gross Tax Increment 5,774,075
Subtotal $24,976,925
Less: Increase in EMV Without TIF 0
Difference $24,976,925
Annual Present
Gross Tax Value @
Year Increment 5.00%
1 2018 102,309 87,295
22019338,057 274,711
32020482,659 373,541
42021482,659 355,753
52022482,659 338,812
62023482,659 322,678
72024482,659 307,313
82025482,659 292,679
92026482,659 278,742
10 2027 482,659 265,468
11 2028 482,659 252,827
12 2029 482,659 240,788
13 2030 482,659 229,321
14 2031 482,659 218,401
15 2032 482,659 208,001
16 2033 482,659 198,097
17 2034 482,659 188,663
18 2035 482,659 179,679
19 2036 482,659 171,123
20 2037 482,659 162,974
21 2038 482,659 155,214
22 2039 482,659 147,823
23 2040 482,659 140,783
24 2041 482,659 134,080
25 2042 482,659 127,695
26 2043 482,659 121,614
$12,024,182 $5,774,075
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Exhibit VI
SPRINGSTED
PART 1 – EXECUTIVE SUMMARY
PURPOSE OF EVALUATION
LHB was hired by the City of Maplewood to inspect and evaluate the properties within a Tax
Increment Financing Redevelopment District (“TIF District”) proposed to be established by the
City. The proposed TIF District is bounded by Atlantic Street on the West, Frost Avenue on the
South and English Street on the East (Diagram 1). The purpose of LHB’s work is to determine
whether the proposed TIF District meets the statutory requirements for coverage, and whether one
(1) building on twelve (12) parcels, located within the proposed TIF District, meet the qualifications
required for a Redevelopment District.
Diagram 1 – Proposed TIF District
SCOPE OF WORK
The proposed TIF District consists of twelve (12) parcels with one (1) building. The building was
inspected on April 23, 2015. A Building Code and Condition Deficiency report for the building that
was inspected is located in Appendix B.
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Exhibit VI
SPRINGSTED
CONCLUSION
After inspecting and evaluating the properties within the proposed TIF District and applying current
statutory criteria for a Redevelopment District under Minnesota Statutes, Section 469.174, Subdivision
10, it is our professional opinion that the proposed TIF District qualifies as a Redevelopment District
because:
• The proposed TIF District has a coverage calculation of 95.7 percent which is above the 70
percent requirement.
• 100 percent of the buildings are structurally substandard which is above the 50 percent
requirement.
• The substandard buildings are reasonably distributed.
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E1, Attachment 3Workshop Packet Page Number 32 of 92
City of Maplewood
Presentation to City Council
(Council Workshop)
April 10, 2017
Proposed Modification to Tax Increment
Financing (Redevelopment) District No. 1-13
Presenter: Mikaela Huot, Vice President, Springsted E1, Attachment 3Workshop Packet Page Number 33 of 92
2
•To provide a brief overview of Tax Increment
Financing (TIF)
•To provide overview of the proposed Modification of
Tax Increment Financing (Redevelopment) District
No. 1-13
•To provide update and status of redevelopment within
Tax Increment Financing District No. 1-13
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•A method of capturing tax base growth resulting from
new development
•Captures new local taxes (increment) to pay for public
improvements related to development
•Fixed term for capture, then new development added
to tax base
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•Defined by State Statute 469.174 – 469.1794
•Gap financing tool
•Depending on year created, different compliance
requirements apply
•Used mainly by Cities and Counties
•Provides incentive for redevelopment
•Financing tool to implement development and
redevelopment projects E1, Attachment 3Workshop Packet Page Number 36 of 92
Types of TIF Districts
Types of Districts Criteria Term
Redevelopment Heavy blight and concentrated
development—70%
25 years
Renewal and renovation Lighter blight and concentration 15 years
Housing Low and moderate income housing 25 years
Soils condition Contaminated soils 20 years
Economic development Manufacturing 8 years
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•Public Improvements
•Land Acquisition
•Soil Correction
•Site Preparation/Demolition
• Relocation
•Financing Fees/Capitalized Interest
•Administrative Costs (10%)E1, Attachment 3Workshop Packet Page Number 38 of 92
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•Streets and Roads
• Utilities
•Bridges and Interchanges
• Parking
•Sidewalks and walkways
•Soft costs related to any of the above
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•Public Buildings such as a City Center, Public Safety,
Public Works buildings
•Culture and Recreation such as parks, community
centers, golf courses, etc.
•Administration beyond 10% of TIF collections
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Financing Project Costs
•Pay as you go
–Developer pays for public improvements
–Reimbursed by tax increment
–Reimbursement limited to amount of TIF collected
•G.O. Tax Increment Bonds
–Tax increment pays at least 20% of debt service costs
–Obligation to levy for debt issue, if needed
–Minimum assessment agreement
•Taxable bonds may result
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•Development District
•TIF District
–TIF Plan
•Budget
•Geographic boundaries
•Purpose
–Public Hearing
– Certification E1, Attachment 3Workshop Packet Page Number 42 of 92
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•Same as establishing a new District
•Approximate 60 day approval process, which
includes:
–Notification to County Commissioner
–Draft Plan and Fiscal Impact to County and School Board
–Publication of hearing notice
–City Council public hearing
–Submitting documents to County, OSA, DOR E1, Attachment 3Workshop Packet Page Number 43 of 92
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•That the TIF Plan will afford maximum opportunity,
consistent with the sound needs of the City as a
whole, for development by private enterprise
•That the TIF Plan conforms to general plans for
development of the City as a whole
•That the project will qualify as a TIF District
–Specific criteria for each type of district
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•That the proposed development, in the opinion
of the City, would not reasonably be expected
to occur solely through private investment
within the reasonably foreseeable future
–The but/for test:
•The proposed development would not occur but/for the
use of tax increment financing E1, Attachment 3Workshop Packet Page Number 45 of 92
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•That the increased market value that could
reasonably be expected to occur without the
use of TIF would be less than the increase in
the market value estimated to result from the
proposed development after subtracting the
total subsidy provided
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•Proposed three-phase mixed-use development
–Phase 1 is complete and includes 50-unit multi-family
affordable housing project
–Phase 2 is proposed to be a 107-unit 55+ market rate
apartment project
–Phase 3 is proposed to be an approximately 6,000 square
foot commercial building (to be determined)
•Construction of phase 1 commenced in 2015, phase
2 is expected to commence in 2017 and phase 3 may
be in 2018 E1, Attachment 3Workshop Packet Page Number 47 of 92
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•In addition to private developer costs, significant
public site work and utility improvements are
contemplated to be undertaken within the district and
surrounding project area
•First increment to be received in 2018
•Maximum 26 years of collection
–Collection for 25 years after receipt of first increment
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Proposed Budget Modification Amount
Estimated Public Costs
Private TIF eligible improvements, including demolition,
relocation, site improvements/preparation costs, related
infrastructure and other eligible improvements
4,016,300
Paygo Note Interest Payments 3,762,715
Public site work/infrastructure costs and Administrative
expenses
1,957,000
Interest Incurred on Public Costs 2,244,894
Total 11,980,909
Estimated Sources of Revenue
Tax Increment Revenue 11,980,909 E1, Attachment 3Workshop Packet Page Number 49 of 92
Proposed Development Agreement Terms
•Phase 1
–83% of increment pledged to developer up to $620,600
–17% retained by City
•Phase 2 (proposed)
–75% of increment pledged to developer up to $3.9M
–25% retained by City
•Phase 3 (future)
–To be determined, not included at this time
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•City Council public hearing on April 24 to consider
Modification to Tax Increment Financing District No.
1-13
•City Council to consider Amendment to the TIF
Agreement between City and developer
•Developer to commence construction of phase 2
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Mikaela Huot, Vice President
651-223-3036
Thomas Denaway, Assistant Vice President
651-223-3075
Springsted Incorporated
380 Jackson Street, Suite 300
Saint Paul, MN 55101-2887 E1, Attachment 3Workshop Packet Page Number 52 of 92
MEMORANDUM
TO: Melinda Coleman, City Manager
FROM: DuWayne Konewko, EEDD/ Parks & Recreation Director
Audra Robbins, Recreation Manager
DATE: April 10, 2017
SUBJECT: Harvest Community Gardens
Introduction
Harvest Community Gardens is a community outreach of First Evangelical Free Church in
Maplewood. Gardens are available to anyone, without cost, on a first come basis. The
gardeners come from many communities around the Twin Cities and are a diverse mixture of
cultures and languages. Jon Addington from First Evangelical Free Church is here to present
this evening to share the story of this remarkable project and how the church and the City of
Maplewood have partnered in the past and plan to do so in the future.
Background
Harvest Community Gardens is an area of over 1,100 community garden plots established on
land about a block away from the First Evangelical Free Church Building. In addition to the
garden plots, garden events are offered and are translated, as needed, between English,
Spanish, Hmong and Karen. Events include a season opening orientation, a midsummer picnic
and gardening workshops throughout the season. The gardening workshops are organized in
cooperation with the City of Maplewood and Ramsey County Master Gardeners. Harvest
Community Gardens is coordinated by volunteers and financed by donations.
Recommendation
This report is informational only, no action required.
Budget Impact
None.
Attachments
1. Harvest Community Gardens Presentation
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Harvest Community GardensOutreach of First Evangelical Free ChurchMaplewoodE2, Attachment 1
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Harvest Gardens - the Journey2009Informal agreements to use acreage to gardenHmong Minnesota Senior CenterHmong Hope Community ChurchE2, Attachment 1
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Harvest Gardens - the Journey2010Formally organized3.5 acres/350 plots150 gardenersBuilding a bridge to the communityE2, Attachment 1
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Harvest Gardens - the Journey2011World Relief Minnesota (now Arrive Ministries)Karen Refugee immigrants (from Burma)City of MaplewoodHow can we partner?Giving GardenFeeding the hungryE2, Attachment 1
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Harvest Gardens - the Journey20117 acres/960 plots2 plots/gardener479 gardenersGiving GardenSalvation Army food shelfRamsey County homeless shelterWelcoming the immigrantFeeding the hungryDemonstrating the love of Jesus ChristE2, Attachment 1
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Harvest Gardens - the Journey20129 acres/1160 plots2 plots/gardener625 gardeners20131 plot/gardener2 plots/refugee immigrant1050 gardenersE2, Attachment 1
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Harvest Gardens - the JourneySince 20141162 gardeners1 plot/gardenerE2, Attachment 1
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Giving Garden4 plots/30’x30’Donations to Food Shelf700 lbs/seasonE2, Attachment 1
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Midsummer PicnicE2, Attachment 1
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Gardening SeminarsIn cooperation with the City of MaplewoodE2, Attachment 1
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Registration & OrientationE2, Attachment 1
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PollinatorsE2, Attachment 1
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WaterE2, Attachment 1
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ToolsE2, Attachment 1
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Little Free LibraryE2, Attachment 1
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CompostE2, Attachment 1
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Garden OpeningE2, Attachment 1
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Kid’s ClubE2, Attachment 1
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Harvest Gardens9 Acres 1166 plots, 15’ x 15’3 miles of path2600 stakes6.5 miles of string80 faucetsE2, Attachment 1
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Harvest GardensOpen to allNo costFinanced by donationsE2, Attachment 1
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Harvest GardensTo build a bridge to the communityTo welcome the immigrantTo feed the hungryTo demonstrate the love of Jesus ChristE2, Attachment 1
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MEMORANDUM
TO: Melinda Coleman, City Manager
FROM: Paul Schnell, Director of Public Safety/Police Chief
DuWayne Konewko, Parks and Recreation Director
DATE: April 4, 2017
SUBJECT: Park Ambassador and Youth Outreach Program Concepts
Introduction
As was requested by Council, staff has been working on and reviewing options for youth
outreach. While we are concerned about all youth, we are specifically seeking options that
allow City staff to better engage and connect with youth of color.
Background
Maplewood’s Parks and Recreation Department has been exploring the development of a Park
Ambassador volunteer program. These Park Ambassadors would serve as important local park
liaisons to City staff. Park Ambassadors also help staff identify issues in neighborhood parks,
including problems with amenities, safety or disorder concerns, and can serve as valued
neighborhood-based liaisons with Maplewood’s Parks and Recreation Commission.
Though not directly related, the Police Department has been focused on developing a
Community Ambassador program. Community Ambassadors have been successfully used in
St. Paul for several years. St. Paul’s program has resulted in improved relations between youth,
police, and local businesses. Importantly, the program often reduces the need for enforcement
action because of its focus on proactive engagement and problem-solving. Preliminary goals for
Maplewood’s Community Ambassador Program concept include:
• Building and fostering community inclusion in support of the City’s racial equity efforts
• Providing Maplewood youth access to culturally-specific youth workers
• Reducing delinquency and disorderly conduct incidents in and around Maplewood’s
retail corridor by proactively engaging youth who regularly visit the area
To accomplish the above goals, Community Ambassadors will:
• Serve as liaisons with and between youth, police, City staff, and area businesses
• Model and implement problem solving despite heightened levels of distrust
• Assist officers, parks staff, and retailers mediate issues or problems
• Refer youth and their families to culturally appropriate services, as may be needed
• Assist officers and other City staff in developing deepened trust and cooperation with
and between youth of color and their parents
• On an as requested basis, assist supervisory-level personnel debrief youth-police
encounters, which escalate to the point of forcible arrest
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• Assist officers and City staff through conversations about social, cultural, and racial
dynamics that are relevant to their work
• Provide input to City, retailer, and community-based partner staff on meaningful
strategies for meeting the needs of youth, particularly youth of color
• Develop and create relationships with Maplewood’s youth, especially historically
underserved youth of color, through pro-social youth engagement and community-
building efforts.
• Serve as liaisons and assist City staff with outreach at Citywide events, such as the July
4th celebration, WOW Events, National Night Out, etc.
The current concept plan calls for Community Ambassadors to give particular focus to
Maplewood Parks and Ramsey County Parks located in the City, Maplewood Mall, the
Maplewood Transit Center, the Ramsey County Library, and other locations where these liaison
services could prove beneficial.
Both Parks and Police Department staff believe there is considerable benefit in leveraging these
Ambassador programs to make them mutually beneficial.
Staff are meeting with possible partners and reviewing options for program implementation.
The goal is to create a partnership complete with project outcome measures within the next 30
days. We would like to implement the project before the end of this school year with the goal of
collecting quantitative and qualitative outcome metrics.
Budget Impact
As part of the police department’s 2017 budget request, the department was authorized on a
one-time basis to utilize salary savings from the military deployment of a Maplewood police
officer. The salary savings of $35,000.00 would be used to fund a contract with an outside
vendor.
Recommendation
Discussion only.
Attachments
None.
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