HRA Agenda 01-06-1999
AGENDA
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
Wednesday, January 6, 1999 - 7:00 p.m.
'City Hall
MEMBERS:
Chair Steve Andrews, Vice Chair Bob Murray, Brad Barger,
Darrin Lahr, and Dan Frie.
OFFICERS:
Treasurer Rick Wolfsteller and Executive Director Ollie
Koropchak.
COUNCIL LIAISON:
Brian Stumpf.
1. Call to Order.
2. Consideration to approve the December 9, 1998 HRA minutes.
3. Consideration of adding agenda items.
4. Consent Agenda.
A. Consideration to approve the Certificate of Completion for Allied Companies,
LLC.
/
B. Consideration to approve the Certificate of Completion for Blue Chip
Development Company.
5. Consideration of items removed from the consent agenda for discussion.
6. Consideration to review affordable housing market study and to approve TIF assistance
for the redevelopment of the Klucas property with a recommendation to City Council.
7. Consideration to authorize the services of Michael Schroeder to facilitate and coordinate
the January 20 council/commissions workshop meeting relating to the North Anchor.
8. Consideration to authorize payment of monthly HRA bills.
9. Consideration of executive director's report.
10. Consideration of reports:
a) Community Center Small Group - Bob Murray
b) MCP - Steve Andrews
11. Other Business.
12. Adjournment.
MINUTES
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
WEDNESDAY, DECEMBER 9,1998
Members Present:
Chair Steve Andrews, Vice Chair Bob Murray, Dan Frie and
Darrin Lahr.
Members Absent:
Brad Barger
Council Liaison Absent:
Brian Stumpf
Staff Present:
City Administrator Rick Wolfsteller, Deputy City Administrator
Jeff O'Neill, Executive Director Ollie Koropchak.
1. Call to order.
Chair Steve Andrews called the meeting to order at 7:00 p.m.
2. Consideration to approve the November 23. 1998 HRA minutes.
A MOTION WAS MADE BY BOB MURRAY AND SECONDED BY DAN FRIE TO
APPROVE THE MINUTES, AS WRITTEN, OF THE HRA MEETING OF
NOVEMBER 23, 1998. Motion carried unanimously.
3. Consideration of adding agenda items.
No additional items.
4. Consent a~enda.
Bob Murray requested that item 4A be removed trom the consent agenda for discussion.
A. Consideration to recommend to City Council a commissioner for annual
appointment. Removed from the consent agenda to allow for a question.
B. Consideration to aoorove the Certificate of Completion for BBF Properties. Inc.
Recommendation: Motion to approve the said Certificate of Completion.
A MOTION WAS MADE BY DARRIN LAHR AND SECONDED BY DAN FRLE TO
APPROVE ITEM 4B OF THE CONSENT AGENDA AS RECOMMENDED. Motion
carried unanimously.
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HRA Minutes - 12/9/98
5. Consideration of items removed from the consent agenda for discussion.
4A. Consideration to recommend to City Council a commissioner for annual
ap1Jointment.
Bob Murray requested that the above consent item be pulled from the consent agenda to
allow for a question. He wanted to know if the recommendation to the City Council had
to be in the form of a resolution. Executive Director Ollie Koropchak stated that it did
not need to be in the resolution form.
A MOTION WAS MADE BY STEVE ANDREWS AND SECONDED BY BOB
MURRA Y TO RECOMMEND APPOINTMENT OF DAN FRIE TO SERVE
ANOTHER FIVE-YEAR TERM ON THE HRA. Motion carried unanimously.
6. Consideration to hear a concept plan for redevelopment of the Klukas property into a
two-phased townhouse development and request for TIF assistance.
Executive Director Ollie Koropchak introduced Attorney and Developer Brad Larson to
present the concept plan for redevelopment ofthe Klukas property. Mr. Larson intends
to makc application to the Minnesota Housing Finance Agency for development of
townhomes on the Klukas property. He felt there was a need in Monticello for
moderately priced rental properties. His intent is to build and rent the townhornes for
$525 to $750 per month. The townhomes will have garages and washer/dryer hook-ups.
The project will be multi-phased over a two to three year period. He further stated that
sewer and water are in. Applications to the Minnesota Housing Finance Agency are
leveraged with public dollars receiving higher points which in turn places the application
at a higher ranking for the award of the competitive dollars. In order to be competitive
for dollars from the Minnesota Housing Finance Agency, it is essential for municipal
involvement.
Mr. Larson estimated the cost of removing the two remaining mobile homes, capping the
wells and removal of the septic systems at not more than $10,000. He stated that he was
not seeking a commitment from the HRA at this meeting; however, he would like a
Letter of Intent from the HRA to present with his application to the Minnesota Housing
Finance Agency. Ifhe receives the dollars from the MN Housing Finance Agency, he
would then return to the HRA and go through the process for TIF assistance. It would be
on a pay as you go basis for short term. The money would be used for rent reduction for
tenants.
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HRA Minutes - 12/9/98
Steve Andrews wanted to know what Mr. Larson considered short term.
Mr. Larson stated three to seven years.
Bob Murray asked if there were restrictions for tenants.
Mr. Larson stated that there are eligibility requirements. It is not low income assisted
housing but moderate income housing with income caps.
Steve Andrews inquired as to how Mr. Larson had arrived at a need for moderate income
rental properties in Monticello.
Mr. Larson stated that an article in the IDA Newsletter identified Monticello as an area
that was in need for additional moderately priced rental units.
Also, Mr. Larson stated that the application to the Minnesota Housing Finance Agency is
due on February 12, 1999. Therefore, it would be necessary to receive a Letter ofIntent
from the HRA of Monticello prior to that date.
Ollie Koropchak asked if the Letter of Intent would have a dollar amount.
Mr. Larson stated that he would want perimeters and that he was confident it would not
exceed $10,000. He also stated that he would like a tax reduction of 50% over five years.
This would reduce the rent by $25 per month.
Darrin Lahr wanted to know how this project differed from the Liberty project from last
year.
J efT 0 'Neill stated that when they actually got down to figuring the exact amount of TIF
monies that Liberty would receive, it turned out to be a larger amount than anticipated
and it died under its own weight.
Mr. Larson stated that he would like tax reduction of 50% over five years. This would
reduce rent by $25 per month.
Ms. Koropchak asked if Phase I would be complete in one year.
Mr. Larson stated that with the application deadline on February 12, 1999; he should
know by mid-March ifhe is successful. Ifhe is, the tirst round of construction could be
completed by late Spring or early Fall.
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HRA Minutes - 12/9/98
Darrin Lahr asked if there were any other uses for the property.
Mr. Larson stated that the property is zoned R-2 and meets the required level of density.
He also stated that no variances should be needed.
Jeff O'Neill asked about maintenance standards and what was planned for the long-term
care.
Mr. Larson stated the units would have vinyl siding with zero maintenance. Also, an
annual reserve will be built in for larger maintenance items.
Jeff O'Neill asked if the garages would be attached or detached. Mr. Larson stated that
attached garages scored higher as did air conditioning. The units would have both.
Jeff O'Neill also wanted to know if land would be dedicated for use as a park. Mr.
Larson stated that he would provide a Tot Lot and also, the units could hook-up to the
trail system.
Mr. Larson stated that he should have the results soon of a study on the need for
moderately priced rental property in Monticello. It is his belief the study will show a
demand for this type of housing in Monticello.
Bob Murray asked Mr. Larson what exactly he wanted from the HRA.
Mr. Larson stated he wanted a Letter of Intent from the HRA stating the property is TIF
qualified for soil correction and not to exceed five years tax abatement.
Dan Frie stated that he liked the site location but would like direction from the Council.
Bob Murray would also like Council input. He would like it put on the Council agenda
subject to the HRA reviewing the market study.
Darrin Lahr stated that he had no doubt there was a need for this housing, but wondered if
we were weighted heavily on one side or another.
Steve Andrews stated that the HRA could either approve the Letter ofIntent at this
meeting without seeing the study or wait for the study and then pass on to the Council.
At this point, he was uncomfortable passing it on to the Council without seeing the study.
A MOTION WAS MADE BY BOB MURRA Y AND SECONDED BY DARRIN
LAHR TO TABLE ANY ACTION AND REQUESTED A COpy OF THE MARKET
STUDY ALLOWING TIME TO FURTHER EXPLORE THE USE AND LEVEL OF
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HRA Minutes - 12/9/98
TIF ASSISTANCE. ALSO, SET THE JANUARY HRA MEETING FOR JANUARY 6,
1999, AS TO ENABLE THE HRA'S RECOMMENDATIONS TO BE PASSED ON
THE CITY COUNCIL AT THEIR MEETING OF JANUARY 11, 1999. Motion carried
unanimously.
7. Consideration to hear a concept plan for redevelopment and request to enter into an
alzreement for development rights to Block 54 and 64 and West Bridge Parle
Executive Director Ollie Koropchak introduced Brad Johnson who had been scheduled to
make a presentation at the November 9, 1998 HRA meeting but because of the length of
the meeting this item was tabled. Mr. Johnson asked Jeff O'Neill to give a brief
background on how we had gotten to this point.
Mr. O'Neill stated that in 1996, the HRA wanted a plan for redevelopment and from that
the MCP evolved. From March of 1996 to September 1997, a study was done of the
downtown area. From this study, the Bridge Park concept with anchors on both sides
with the Community Center in the middle developed. The Parks Commission had
originally targeted Bridge Park as a area for improvement. However with the costs of
improvements high, they decided to have Brad Johnson revisit the Parks Commission
with a preliminary sketch. The Parks Commission felt there was enough in the sketch to
warrant their holding off improvements to the park until a decision has been made.
Currently the park has 2 Yz acres in that area. Under the new plan, there would be a 4 Y2
acre park. Mr. Johnson also showed his concept to the City Council.
Mr. Johnson stated there are three things in the redevelopment process:
1. Time Line
2. Timing - Has to be the right time.
3. Development curves - Development goes in cycles.
Mr. Johnson distributed a sketch of the proposed redevelopment area. He stated that
images usually never happen the way it is initially sketched. He stated the plan had three
parts:
1. Restaurant
2. Inn/Hotel
3. Rental Housing
The housing would be oriented to baby boomers, empty nesters.
-5-
HRA Minutes - 12/9/98
Mr. Johnson distributed information on potential sources and uses of revenue from the
proposed projects. He stated that the housing is part of the project that can currently be
done. The housing market and financial market make it a good time for new housing.
Mr. Johnson also stated that some HRA members were concerned about the quality of the
housing. He stated the units would be upscale rentals that would rent for around $1.00
sq. ft. Mr. Larson stressed that the proposed plan is only a starting point.
A MOTION WAS MADE BY STEVE ANDREWS AND SECONDED BY DARRIN
LAHR TO CALL FOR A SPECIAL MEETING ON MONDAY, JANUARY 4, 1999,
AT 6:00 P.M., OF THE COUNCIL/COMMISSIONS/MCP BOARD TO DISCUSS THE
DEVELOPMENT OF THE NORTH ANCHOR. Motion carried unanimously.
8. Consideration to accept or deny a county-offer for purchase of the property located at 218
Front Street.
Discussion was held on the above item. It was felt that at this time, it was not
advantageous to purchase the property before the joint meeting on January 4, 1999. The
HRA wanted to make sure that they kept the door open for future negotiations.
A MOTION WAS MADE BY DAN FRIE AND SECONDED BY DARRIN LAHR TO
WITHDRA W THE TERMS OF PACKAGE "A" WITH A LETTER STATING THE
liRA'S INTEREST IN THE PROPERTY BUT AT THIS TIME THE HRA DOES NOT
HAVE THE ASSETS TO PURCHASE THE PROPERTY. ALSO, EXTEND AN
INVITATION TO DEB OTTEN TO ATTEND THE JOINT MEETING TO BE HELD
ON JANUARY 4,1999. Motion carried unanimously.
9. Consideration of a request to discuss the use/rental of the HRA lmrage located at 220
Front Street.
Discussion was held on the above item. HRA members felt that after checking with the
lawyer regarding the wordage of the storage agreement to make sure that it includes a
Hold Harmless Agreement and Extended Liability Coverage they had no problem with
renting out the garage on an as-is basis.
A MOTION WAS MADE BY BOB MURRAY AND SECONDED BY DAN FRlE TO
ENTER INTO A STORAGE AGREEMENT WITH RICH AND MARIAN CARLSON
TO RENT THE GARAGE LOCATED AT 220 FRONT STREET AT A MONTHL Y
FEE OF $5.00 PER MONTH AFTER MAKING CERTAIN THAT THE AGREEMENT
INCLUDED A HOLD HARMLESS CLAUSE AND EXTENDED LIABILITY
COVERAGE. Motion carried unanimously.
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HRA Minutes - 12/9/98
10. Consideration of a request to extend the deadline for execution of documents relating to
proposed Proiect No II within Redevelopment District No. 1-22.
Darrin Lahr asked what the benefit would be to extending the deadline versus letting it
drop. He also asked why there was a time limit set.
Ollie Koropchak stated that the HRA committed up front money to help get tenants. If
the HRA elects not to extend the deadline, then it opens the door for other developers.
She also stated that the time limit was set to allow the HRA to reassess the project.
Dan Frie stated that he felt it was going nowhere.
Steve Andrews agreed and stated that they always had the option to bring it back to the
HRA for consideration.
A MOTION WAS MADE BY DARRIN LAHR AND SECONDED BY STEVE
ANDREWS TO DENY THE REQUEST FOR AN EXTENSION OF THE DEADLINE
DATE OF DECEMBER 31,1998. Motion carried unanimously.
II. Consideration of a request to re-schedule the date of the January HRA meeting.
Meeting rescheduled for January 6,1999.
12. Consideration to authorize payment of monthly HRA bills.
A MOTION WAS MADE BY BOB MURRAY AND SECONDED BY DAN FRIE TO
AUTHORIZE PAYMENT OF MONTHLY HRA BILLS. Motion carried unanimously.
13. Consideration of executive director's report.
Ollie Koropchak briefly reviewed the executive director's report. She reviewed her
discussion with Wendy's regarding TIF assistance. The lawyer felt the project qualified
because the building was obsolete. TIF was not encouraged but Ms. Koropchak told him
he had the opportunity to make a presentation to the HRA. He asked to speak to the
City's attorney. Steve Andrew's asked ifhe was angry. Ms. Koropchak stated that she
did not think so only that he wanted further clarification.
14. Other business
Bob Murray asked if a TIF District was set-up for the Shingobee property and a portion
of the cost was obtained through other private funding would that negate or reduce the
-7-
HRA Minutes - 12/9/98
TIF dollars. Executive Director Ollie Koropchak stated that the greater the private
dollars up front, the gap becomes narrower or reduces the amount of TIF necessary. It
was felt that it did not matter where the private dollars came from; however, Ms.
Koropchak will verify this.
15. Adjournment.
A MOTION WAS MADE BY DAN FRIE AND SECONDED BY BOB MURRAY TO
ADJOURN THE HRA MEETING AT 9:05 P.M. Motion carried unanimously.
-8-
HRA Agenda - 1/6/99
4A. Consideration to approve the Certificate of Completion for Allied Companies. LLC.
A. REFERENCE AND BACKGROUND:
This assumes the certificate of occupancy has been issued by the Building Department for
the Allied Companies facility indicating completion of the construction. Per the Contract
for Private Redevelopment between the HRA and Allied Companies, LLC, completion of
the minimum improvements was scheduled for December 31, 1998. With the issuance of
the certificate of occupancy, the HRA is requested to approve the Certificate of
Completion.
Additionally, the Contract states the redeveloper agrees that it will pay upon demand by
the HRA, Administrative Costs. Administrative costs means out of pocket costs incurred
by the HRA attributable to or incurred in connection with the negotiation and preparation
of this agreement and other documents and agreements in conrtection with the
development contemplated hereunder. As ofthe date of this Agreement, the redeveloper
has deposited with the HRA the amount of $5,000 to be applied toward administrative
costs. The amount by which this deposit exceeds the HRA's actual administrative costs,
if any, shall, upon demand by the developer, be returned to the developer, but no earlier
than the date on which the developer receives a Certificate of Completion. Verification
of the total administrative costs through the city's finance department will be in 30 days
to allow final invoices from the consultant and attorney.
B. ALTERNATIVE ACTION:
1. A motion of approve the said Certificate of Completion.
2. A motion to deny approval ofthe said Certificate of Completion.
3. A motion to table any action.
C. RECOMMENDATION:
Recommendation is alternative No.1, ifthe certificate of occupancy has been issued.
D. SUPPORTING DATA:
Copy of the certificate of completion.
-1-
CERTIFICATE OF COMPLETION
The undersigned hereby certifies that Allied Companies, LLC (the "Developer") has fully
complied with its obligations under Articles III and IV of that document titled "Contract for
Private Development," dated , 1998 between the Housing and
Redevelopment Authority in and for the City of Monticello, Minnesota and the Developer, with
respect to construction of the Minimum Improvements on the property described in Exhibit A
thereto in accordance with the Construction Plans, and that the Developer is released and forever
discharged from its obligations to construct of the Minimum Improvements under Articles III and
IV.
Dated:
, 199_.
HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE
CITY OF MONTICELLO, MINNESOTA
By
Its
By
Its
STATE OF MINNESOTA )
) SS.
COUNTY OF WRIGHT )
The foregoing instrument was acknowledged before me this _ day of , 1998,
by and , the and of the Housing and
Redevelopment Authority in and for the City of Monticello, Minnesota, on behalf of the
Authority.
Notary Public
THIS DOCUMENT DRAFTED BY:
Kennedy & Graven, Chartered
470 Pillsbury Center
200 South Sixth Street
Minneapolis, Minnesota 55402
(612) 337-9300
~A:\
DJG142690
MN190-72
HRA Agenda - 1/6/99
4B. Consideration to approve the Certificate of Comoletion for Blue Chill Develooment
Comoanv.
A. REFERENCE AND BACKGROUND:
This assumes the certificate of occupancy has been issued by the Building Department for
the Blue Chip Development Company facility indicating completion of the construction.
Per the Contract for Private Redevelopment between the HRA and Blue Chip
Development Company, completion of the minimum improvements was scheduled for
December 31, 1998. With the issuance of the certificate of occupancy, the HRA is
requested to approve the Certificate of Completion.
Additionally, the Contract states the redeveloper agrees that it will pay upon demand by
the HRA, Administrative Costs. Administrative costs means out of pocket costs incurred
by the HRA attributable to or incurred in connection with the negotiation and preparation
of this agreement and other documents and agreements in connection with the
development contemplated hereunder. As of the date of this Agreement, the redeveloper
has deposited with the HRA the amount of $5,000 for payment of administrative costs.
Upon issuance ofthe Certificate of Completion for the minimum improvements, the HRA
shall return to the redeveloper any balance of such deposit that the HRA reasonably
determines is not needed to pay the administrative costs. If at any time the HRA
determines that the costs will exceed $5,000, the redeveloper shall pay any additional
costs within 10 days after receipt of a written invoice from the HRA. Verification of the
total administrative costs through the city's finance department will be in 30 days to
allow final invoices from the consultant and attorney.
B. ALTERNATIVE ACTION:
1. A motion of approve the said Certificate of Completion.
2. A motion to deny approval of the said Certificate of Completion.
3. A motion to table any action.
C. RECOMMENDATION:
Recommendation is alternative No.1, if the certificate of occupancy has been issued.
D. SUPPORTING DATA:
Copy of the certificate of completion.
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CERTIFICA TE OF COMPLETION
WHEREAS, the Housing and Redevelopment Authority in and for the City of Monticello,
Minnesota, a public body, corporate and politic (the "Authority") entered that certain Contract for
Private Redevelopment with Blue Chip Development Company (the "Redeveloper") dated as of
, 1998 (the "Contract"); and
WHEREAS, the Contract contained certain covenants and restrictions set forth in Article IV
thereof; and
WHEREAS, the Redeveloper has performed all covenants and conditions insofar as it is
able in a manner deemed sufficient by the Authority to permit the execution of this certification;
NOW, THEREFORE, this is to certify that all building construction and other physical
improvements specified to be done and made by the Redeveloper with respect to the Minimum
Improvements (as defined in the Contract) have been completed and the above covenants and
conditions in Article IV of the Contract with respect to the Minimum hnprovements have been
performed by the Redeveloper.
Dated:
,19_
HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF
MONTICELLO, MINNESOTA
By
Its Chair
By
Its Executive Director
~ 1)/\
.J
STATE OF MINNESOTA )
) ss.
COUNTY OF )
On this _ day of , 1998, before me, a Notary Public within and for said
County, personally appeared and, to me personally
known, who, being by me duly sworn, did say that they are the Chair and Executive Director,
respectively, of the Authority named in the foregoing instrument; and said Chair and Executive
Director acknowledged said instrument to be the free act and deed of said Authority.
Notary Public
THIS DOCUMENT DRAFTED BY:
KENNEDY & GRAVEN. CHARTERED
470 PILLSBURY CENTER
200 SOUTH SIXTH STREET
. MINNEAPOLIS. MINNESOTA 55402
(612) 337-9300
~1? ~~,-
HRA Agenda - 1/6/99
6. Consideration to review affordable housine market study and to approve TIF
assistance for the redevelo{>ment of the Klueas property with a recommendation to
the Citv Council.
A. REFERENCE AND BACKGROUND:
At the December 9 HRA meeting, the commissioners heard a presentation from
Developer Brad Larson relating to the proposed concept plan for redevelopment of the
Klucas property. The developer plans to construct 32 (2/3-bedroom) affordable rental
townhome units in Phase I of the multi-phased project. The housing units would have
attached garages and other amenities like washer/dryers and rent for between $525 and
$750 per month. Phase II would consist 01'28 units and Phase III undetermined at this
time. The developer requested TIF assistance in an amount not-to-exceed $10,000 for
site cleanup and a percentage of increment to reduce rental rates. He also requested a
Letter ofIntent for submittal with the Minnesota Housing Finance application due
February 12.
The HRA requested a copy of the market study for review prior to making a decision for
TIF assistance and for purposes of a recommendation to City Council. For your
information, the difference between this project and Freedom Development was two-fold:
First, Outlot A is City/HRA owned and RFP's were requested/the Klucas property is
privately owned. Second, two proposals were submitted for the city owned property.
The lower purchase price offer requested no TIF assistance and consisted of a project of
greater density, and the higher purchase price offer requested TIF assistance and
consisted of a project of lesser density. The project died upon submittal of a second
competitive offer by the higher bidder.
Enclosed is a letter from the developer summarizing his request for TIF assistance.
B. ALTERNATIVE ACTION:
1. A motion to approve TIF assistance for redevelopment of the Klucas property
with the said recommendation to the City Council.
2. A motion to deny use ofTIF for redevelopment of the Klucas property.
3. A motion to table any action.
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HRA Agenda - 1/6/99
C. RECOMMENDATION:
D. SUPPORTING DATA:
Exhibit A - Letter from Mr. Larson
Exhibit B - Income/Rent Levels
Exhibit C - Tax Credit Housing Tax Increment
Exhibit D - Summary of the Housing Market Study
Exhibit E - "Explaining the shortage of aflordable housing" article from Community
Dividend.
-4-
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MonticdTo, Minnesotlt 55362-0446
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BRADLEY V. LARSON
STEVEN J. MUTH
jAMf.S G. METCALF, orCOUNSEL
(1375-1995)
SALLY B. NELSON
PARALEGAL
December 10, 1998
Ollie Koropchak
Housing & Redevelopment Authority
City of Monticello
250 East Broadway
Monticello, l\1N 55362
Re: Little Mountain Manor Limited Partnership
. Dear Ollie:
Thank you for the opportunity of appearing in front of you last evening. I also
wish to present to you the concept plan for Little Mountain Manor Townhomes to be
located on the Edgar Klucas property.
I take this opportunity to summarize and formalize in writing for your file ill)
request for pay as you go TIF assistance for the housing project as followings:
1. Demolition and removal of existing mobile homes and metal buildings on
the premises, termination of two existing wells on the premises, termination of existing
hooked up water lines, and soil correction of existing septic system. The estimates that I
have in hand to date from Schluender Construction and Bjorklund Well indicate that
these expenses should not exceed $10,000,00.
2. A semi-annual real estate tax "rebate" of 50% of the project taxes paid for a
period of five years which funds would be used to "buy down" the rents to the tenants to
make the rents more affordable.
As I indicated to the HRA, the TIF assistance is requested to aid in the pointing
process to win MilUlesota Housing Finance Agency approval for tax credits for the
project in Monticello. As this is a competitive process the TIF enhancements earn the
project pointing entitlements which will enhance the ability to gain a tax credit allocation.
After a five year period of the TIF the rebates would cease and the rents would increase
accordingly. Bob Murray proposed a question with regard to income and rent levels and
ti'VUT'[)Tf'J1 ^ 1;"'1 r" n'
\n/\
Ollie Koropchak
December 10, 1998
Page 2
toward that end I enclose a copy of the Minnesota Housing Finance Agency income and
rent limit which was effective February 21, 1998. The page I enclose is for Wright
County and there is highlighted the area which indicates the maximum rents based on
family size and income size.
I did contact AdMark who is doing the market study and they will ship a market
study to you directly for your use.
If you have any questions please don't hesitate to contact me.
Respectfully,
:METCALF, LARSON & MUTH, P.A.
By:
/~
t'/
~a . Larson
BVL:ds
Enclosure
EXHIBIT A (2 of 2)
1 /::L.
C~~TT A It Count i es
':;'~TlVE 02/21/98
:OUNTY 0085 ~INONA
40% AMI
50% AMI
60% AMI
80% AMI
40% AMI
50% AMI
60% AMI
80% AMI
Minnesota Housing Finance Agency
INCCHE LIMITS ANO MAXIMUM RENTS BY COUNTY
EFFECTIVE 02121/98 MEDIAN INCOME (AMI> 45,900
............... INCOME LIMITS BY HOUSEHOLU SIZE ...............
123 4 567 8
11,800 13,480 15,160 16,840 18,200 19,520 20,880 22,240
14,750 16,850 18,950 21,050 22,750 24,400 26,100 27,800
17,700 20,220 22,740 25,260 27,300 29,280 31,320 33,360
23,600 26,950 30,300 33,700 36,350 39,050 41,750 44,450
...... MAXIMUM GROSS RENTS BY HOUSEHOLD SIZE (PRE 1990>
1234567
295 337 379 421 455 488 522
368 421 473 526 568 _~~10 652
442 505 568 631 682 732 783
590 673 757 842 908 976 1,043
COUNTY 0086 ~RIGHT
40% AMl
50% AMI
60% AMI
80% AMI
. ',0% AMI
;0% AMI
60% AMI
80% AMI
8
556
695
834
1,1"
EFFECTIVE 02/21/98 MEDIAN INCOME (AMI) 60,800
............... INCOME LIMITS BY HOUSEHOLD SIZE ...............
1234567
17,040 19,440 21,880 24,320 26,280 28,200 30,160
21,300 24,300 27,350 30,400 32,850 35,250 37,700
25,560 29,160 32,820 36,480 39,420 42,300 45,240
31,700 36,250 40,750 45,300 48,900 52,550 56,150
...... MAXIMUM GROSS RENTS BY HOUSEHOLD SIZE (PRE 1990)
1 234567
426 486 547 608 657 705 754
532 607 683 760 821 881 942
639 729 820 912 985 1,057 1,131
792 . 906 1,018 1,132 1,222 1,313.. 1,403
.. -
COUNTY 0087 YELL~ MEDICINE
40X AMI
50% AMI
601 AMI
80% AMI
40X AMI
50X AMI
60% AMI
80X AMI
.,
8
32,120
40,150
48,180
59,800
8
803
1,003
1,204
1,495
EFFECTIVE 02/21/98 MEDIAN INCOME (AMI) 40,500
............... INCOME LIMITS BY HOUSEHOLD SIZE ...............
123 4 567 8
11,360 12,960 14,560 16,200 17,480 18,800 20,080 21,400
14,200 16,200 18,200 20,250 21,850 23,500 25,100 26,750
17,040 19,440 21,840 24,300 26,220 28,200 30.120 32,100
22,700 25.900 29,150 32,400 35,000 37,600 40,150 42,750
...... MAXIMUM GROSS RENTS BY HOUSEHOLD SIZE (PRE 1990>
1 234567
284 324 364 405 437 470 502
355 405 455 506 546 587 627
426 486 546 607 655 705 753
567 647 728 810 875 940 1,003
EXHIBIT B
8
535
66B
802
1,068
.. MAXIMUM GROSS RENTS BY BEDROOM SIZE
o 1 2 3 4
295 316 379 438 488
368 395 473 547 610
442 474 568 657 732
590 631 757 875 976
.. MAXIMUM GROSS RENTS BY BEDROOM SIZE
o 1 2 3 4
426 456 547 632 705
532 570 683 790 881
639 684 820 948 1,057
792 849 1,018 1,177 1,313
/
.. MAXIMUM GROSS RENTS BY BEDROOM SIZE
o 1 2 3 4
284 304 364 421 470
355 380 455 526 587
426 456 546 631 705
567 607 728 842 940
PAGE # 29
REPORT TCR830
DATE RUN 01/22/98
(POST 1989> ..
5 6
539 556
673 695
808 834
1 , 077 1 , 111
(POST 1989) ..
5 6
T78 803
973 1 , 003
1,167 1,204
1,449 1,495
(POST 1989) --
5 6
518 535
648 66B
m 802
1,036 1,068
I,,~~
'Z12319S ..
... .'
Tu Crodt Houalng T.,. InCl'lomSIlI- 1% CI>>o JIIale
Pags I
TJ.F. CASlI FLOW ASSUMPTIONS
0.0000%
7.000%
1.20??oo Pay 99 Est.
Inflation RSlG:
Pay-AS-You-Go IntClreSI Rale:
Tax Extension Rate:
BASE V ALOE INFORMATION
Gross Percent Net
~I.!L-.Ysed Value
Original Markel Vllllue. Land only 122,500 1oo,oo'Y. 122.500
o _9~ 0
Total Original Market Value .... 1.22,50~. __ 122.500
Current Tal:
Capacity
?
o
Class Aate: Rental Housing ~ AffOrdable - Building
RGintal HQusing - Affordable - Land
Original Tax Capacity. Upon Completton:
1.??oo%
1,0000'Y.
1.225 Pay 01
PROJECT VALUE INFORM^' TION
Type of Tax Increment District:
Total Annual Taxes - Phase I
Total Annual Tax Incr.ment - Phase I
oUalifled Housing .-
17,260
15,810
I
Type 01 Unil5 TadS Per Markel' ~rket
proi9Ct._.__.-!:1n.!L. Valu&IUnil.. Valua
Rs""" ApIa. 32 540.00 45,000 1,440,000
JIIentlll 28 l?~...~~60.000
~__~ __ 90,000 2,700,000
Toi~1 Tn
Capacity
14,400
12,eQO
27,000
Year
Completad
1999
2001
Year
pa bla
2.001
2003
TAX lNCllEMEl'llT CASH fLOW
\_... Bllee pr~'-Captur.d S.ml.An~' ""'AiiiTiiii"---s;;ni:p"nn~i1-----" -- - . ..-
p~qlOO BEGINNING Tax Tax Tax Gro,S TOll at Net Tax 50% 01 NPV PEAIOO ENDING
_.~~~~.~C2.~ capaci!Y-.J!Lcrement . 10,.00% Inc~ ~~._~,__----Yr!( MIl'\. Yr.
,..0 08-01 1999 1,225 1,225 0 0 0 0 0.0 02-01 2000
0.5 02.01 2000 1.225 1,225 0 0 0 0 0.0 0&-01 2000
1.0 oaoOl 2000 1.225 1,225 0 0 0 0 0.0 02.01 2001
1,5 02-01 2001 1,225 14,400 13.175 7,905 (791) 7,115 3.557 3,100 0.5 0EK'l1 2001
2.008-01 2001 1,225 14,400 13,175 7.905 (791) 7,11S 3,557 6,095 1.002-01 2002
2.5 02-01 2002 1.225 14,400 13.175 7,905 (791) 7,115 3,557 a.989 1.5 08-01 2002
3.0 OS-01 2002 1.225 14,400 13.175 7,905 (791) 7,115 3,557 11,785 2,002-01 2003
3.5 02-01 2003 1,225 27,000 25,775 15,465 (1.5471 13,919 8.959 17,070 2.5 08-01 2003
4.0 08-01 2003 1,22.5 27.000 25,775 15,465 (1,5471 13,919 6,959 22,176 3.0 02-01 2004
4.5 02-01 2004 1,22S 27,000 25,775 15.465 (1,547) 13,919 6,959 27.110 3.5 08-01 2004
5.00e-Ol 2004 1.225 27,000 25,775 15,465 (1,547) 13.919 6,959 31.876 4.002-01 2005
5,5 02.-01 2005 1,225 27,000 25,775 15,465 (1,547) 1:3,919 6,959 36,482 4,5 08-01 2005
6.008-01 2005 1.225 27,000 25,775 ____J~,465 (1,547l .1.3,919 ~L-.~0,932__~..02-01 ..2006
~-:==::~~,JotsIS-' .----E4.410 .~.1L-2.1..~.~~'--" '
_' N0t~~_.._,,-_.~.~~' 55,985_.__.--.
EXHIBIT C
v>-,y
"~ICId2.wk4
~an-04-99 12,05A AdMark Resources
Ai<}gMH~I~
320 251 1889
P_01
1411 West St. Germain Street, Suite 250
St. Cloud. MN 56301
Ph. (320) 251-1300 FAX (320) 251-1889
FAX COVER SHEET
Date: January 4, 1999
To: Nancy, City of Monticello
FAX #: 612-295-4404
From: Jason
Pages (including cover): 2
The following page includes a swmnary demand table for a Monticello tax credit housing study.
The Study Area was considered to be the City of Monticello and Monticello Township because
of the proximity of school districts, health care, retail draw areas and other communities.
In Monticello 347 apartments units were interviewed. Buildings with 8 units or more were
considered comparable properties to the proposed project. There were no general occupancy tax
credit projects located in Monticello, There were 12 Rural Development general occupancy 3-
bedroom Wlits and 15 market rate 3-bedroom units in Monticello. Any vacancies in these units
fill quickly. In fact, most apartment buildings were full or nearly full and several had waiting
lists.
The demand table shows demand for a 3-bedroom Wlit based on fair market rents of $872 and
income limits at 60% of median income. The fllst table is based on 1998 household and
household income data. The second table is based on 2003 household and household income
data. The number of income eligible households in both tables are based on 1998 dollars.
The current number of market rate 3-bedroom Wlits was deducted because those rents were
below fair market rent. The 12 Rural Development units were not included because those rents
are based on 30% of the resident's income.
~~
~an-04-99 12:05A AdMark Resources
320 251 lSS9
P _ 02 J
I
MONTICELLO
DECEMBER 1998
~ ~\~
,I
Demand for Rental Units at 60% Level
based upon 1998 income data
Three Bedroom Projections
3 Person Hh 4 Person Hh 5 Person Hh
1. Households 707 814 484
2. Fair market rent $872 $872 $872
3. Income necessary to afford FMR $29,900 $29,900 $29,900
4. Income limits at 60% of median $32,820 $36,480 $39,420
5. Income eligible households 21 (2.9%) 55 (6.7%) 49 (10.1%)
6. Rental rate for households 50.0% 45.6% 41.2%
within income limits
7. Demand by personll-D1 11 2S 20
8. Combined rental demand 56
9. Less current nwnber of Section 42 15
tax credit units and market rate units
with rents Wlder fair market rent
10. Proiected unrnet demand 41
Demand for Rental Units at 60% Level
based upon 2003 income data
Three Bedroom Projections
3 Person I-lli 4 Person Hh 5 Person Hh
1. Households 803 924 549
2. Fair market rent $872 $872 $872
3. Income necessary to afford FMR $29,900 $29,900 $29,900
4. Income limits at 60% of median $32,820 $36,480 $39,420
5. Income eligible households 24 (2.9%) 58 (6.3%) 45 (8.2%)
6. Rental rate for households 50.0% 45.6% 41.2%
within income limits
7. Demand by personlHh 12 26 19
8. Combined rental demand 57
9. Less current number of Section 42 15
tax credit units and market rate units
with rents under fair market rent
to. Proiected unmet demand 42
DEMAND
46
,_ ..,,1.1')
- : ',. > I 'I _ ... ~f' , 't+' . I~ ,< ,r 1 '
" COlvtMVNIty DMPBtID': <"
, I"! , - ., ~
What's happening?
Explaining the shortage
of affordable housing
By Stephanie Omersa
"Ow' nil 1111 I 1l1li/y ('(1/1110/ ;':1'11',<" '(iJ.'i//ltlllllllon:
q(!()/"(lrdilc /1t!ll8ill/.;, /JII/ iHC-":PCIl8h'c hlJll8illl.: i8
1I/11l118[ illl1!o88ible [0 /millL "
"Why do Indlllc1"l; eIJ/l/i,Il/(' [0 ('0118[/"1(('[
e.\,/Kn8i.tJc /WlIses ami i;':llI)re llle needs I~( 80
muny 'w()rhing .fil/nilic8;'''
''.'-,'ll1Ile ])C()ple ('()jlllnlIlC fI() miles nmllll crill
{(I their .iO/IS III'C'1l118C chl'Y 1.'1111110/ find JlOllsin"~
III our ('0/1 IIn 1lIlity. "
"Whll[ s[raf/'gics 1.'11I1 (lllr COIll1ll1mity Lise ro
;.:ct l/lore people into I.(ljimlablc 111111 (/I:cen[
hOllsI/'I;':;""
iI('" ound familiHr? Challl.:I:s arc, if you arc a
'community dcvelopment pr:lI:titioner in
Ninth Federal lksl:rve District, you have
Iward or uttered comments aud questions just
lille tllese :1I)!)lIt \'our eOllllllllllit\',
,\e<.:ordillg to eOllllllullit~. 1<.:;1.1<.:1'.'1 frolll
across the district, the :dlordahl<.: housing
<.:fulleh is parti<':lllarly severe ill eOllllllllllities
that :Ife experil.:lleillg joh growth without a
<.:omparabk: increase in tlw supply of hOllsing.
We wanted to Imow why affordable housing
shortages persist in many eonlmunities.
Tlw purpose of this artiele is to explore the
difference between "market demand for hlllls-
ing" and "housing need" and to try to explain
why housing needs arc not being met. The arti-
cle offers an explanation of the effects of
increased purchasing power and decreased
input costs on the price and quantity of hous-
ing units.
While we cannot tell you specifically how to
address the affordable housing shortage in
your community, we hope to provide you with
a bctter understanding of your local housing
marlwt.
Market demand versus housing need
The first step in understanding affordable
sing issues in your community is to under-
Sland the difference between market demand
5
While there appears to be a significant need
for more affordable housing In many com-
munities In the Ninth District, builders con-
tinue to prefer larger, more expensive
homes. We wanted to know why.
for housing and housing need.
l<~aeh individual or household in a commu-
nity seleets housing hased on a variety of fae.
tors, such as style, size, lifestyle choices and
location. Price also plays a critical role in
housing selection. l<~aeh household has budget
constraints, which determine how much the
household can afford to pay. Based on both
individual preferences and budget constraints,
each household has a demand for housing.
see AFFORDABLE
on page ()
FALL 1998
EXHIBIT E (1 of 3)
10--7
COMMUNITY DIVIDEND
Blaming builders
for constructing
iihigh~end" hous~
ing is not a useful
way to approach
an affordable
housing shortage,
Tnstead, a better
idea is to find
ways to reduce
the cost of housing
and make this
market attractive
for builders,
COMMU~ITY DIVIDEND
AFFORDABLE
continued from page 5
In a given community, thc market demand
for housing is the sum of each individual
household's demand for housing.
The eonecpt of housing nccd is different.
It is based on community or societal stan-
dards rather than on the level of demand in a
competitivc markct. Standards used to mea-
sure housing need may vary slightly, but they
generally include minimum guidelincs for
physical adequacy and aHordability.
For example, a household with housing
need may be defined as one spending more
than 30 percent of its inoome on housing or
living in an overcrowded or physically substan-
dard unit. Comparing the number of house.
holds that do not meet these standards to the
number of affordable and physically adequate
units available provides a measure of a com-
munity's housing need.
A simple example should help to clarify the
difference between these two concepts.
A family in Billings wants to purchase a
three-bedroom house on the outskirts of town
for no more than $100,000. The family finds a
housc that has the amenities they want for
$90,000. In this case, the family's demand for
housing is met and they have no housing need.
A couple in Sioux Falls wants a two.bed-
room apartment close to downtown for $500
per month. Unable to find anything Icss expen-
sive, the couple settles on a unit with the
amenities they want for $600 per month. In
this case, the couple demands an apartment
with certain amenities at a price that is not
available in the market. By paying more for
housing than they can afford, they arc e1assi-
fied as having housing need.
What docs it mean when you hear your
community needs 50 more units of affordable
housing? Chances arc, it means you have 50
households like the Sioux Falls couple that
demand housing at a price not available in the
market. These households generally choose
one of three options:
. Share housing with other households
(frequently resulting ill overcrowding),
. Find low-amenity (often pbysieally sub
standard) housing to fit their budget
constraints, or
. Pay more for housing than they call
FALL 1998
afford. In each case, they arc classified as hav-
ing housing need.
Increasing purchasing power
It appears that an increasing number of
households arc demanding units at prices that
are not available in the market. Why?
In many cases the answcr is simple: budget
constraints. While many potential buycrs want
to purchase new homes, their wages are often
too low to afford even the lowest-cost housing.
In other words, these households demand
housing at a price that is not profitable for
builders. Community development practition-
ers often refer to this as the "wage gap."
The wage gap can be addressed by increas-
ing the purchasing power of individual house-
holds. Raising wages, providing monthly puy-
ment subsidies or implementing other strate-
gies to increase the amount of individual
household income available to pay housing
costs will increase purchasing power.
Let's 1001, at how to reduce the wage gllp
for the Sioux Falls couple. One spouse works
full-time for ~10 per hour while the other
attends college full-time. If the working
spouse found a better job paying $13 per hour,
the couple could afford at least $600 in rent.
The change in the couple's budgct constraint
increases thcir demand for housing to a level
that is supplied in the market. In this case, the
couple's demand for housing is met and they
no longer have housiIlg need.
To raise the level of purchasing power in a
community, localities can create higher-wage
jobs through business expansion or attraction.
Assuming that consumers' preferences arc to
increase spending on housing, increasing pur.
chasing power raises the market demand for
housing.
Market supply of housing
Thc next piece in the affordable housin.Ll
puzzle is to understand what determines the
markct supply of housing units.
Developers and builders construct housing
that allows them to maximize profits, givcn
the costs associated with building, such liS
zoning regulations, labor, materials, and so
on. Based on the price of land and other
inputs, builders have a minimum cost for
whieh a new house (or apartment) can bc con.
strueted.
(,,-1
6
While many builders will construct homes
in a range of prices, most have a base price for
thcir lowest.eost starter homes. Builders don't
offer homes below this price because it isn't
profitable. If builders in your community con-
struct expensive houses, it is either because
they do not understand the market (and will
soon be out of business) or there is rnar\{et
demand in the community for high-cost, high-
amenity housing.
Builders will construct lower-cost housing
with fewer amenities if there is market
demand and the projects are profitable.
Consequently, blaming builders for construct-
ing "high-end" housing is not a useful way to
approach an affordable housing shortage.
Instead, a better idea is to find ways to reduce
the cost of housing and mal{e this market
attractive for builders.
Increasing the lower-cost housing supply
One way to increase the quantity of lower-
cost housing is to decrease the cost of inputs
for home construction.
A variety of factors, including zoning regu-
.dons and costs of land and materials, affect
the final cost of a ncw home. Like any other
product, changing the costs of the inputs
affects the price of the final product.
Strategies to reduce the cost of new home
construction include:
. Decreasing land, infrastructure costs;
. Building smaller homes;
. Reducing regulatory costs; and
. Using alternative construction methods
and materials.
In a competitive market, reducing the
costs associated with new-home construction,
while maintaining profitability for the builder,
results in an increased quantity of less-expen-
sive homes.
As an example, let's assume that the
Billings family would be happy with a smaller
lot than is required by zoning regulations.
The developer can decrease the cost per
house by $10,000 by reducing lot sizes in the
subdivision and building more houses. The
family decides to invest the lot savings into a
family room and still pays $90,OO() for the
home. A family friend, who could only afford to
ryay $80,000, can now afford a house in the
Ibdivision, too.
The builder still makes a profit, but addi.
7
~ , ,I- ~ " , 4, ~(,~ I l 'l !I"
COMMUNITY DMDENP
tional households can now enter the market.
Why do such shortages persist?
If increasing purchasing power and reduc-
ing construction costs will get more people
into housing they can afford, why can't com-
munities address their affordable housing
shortages?
On the demand side, many strategies to
increase purchasing power arc unworkable or
too expensive. Firms are unable to raise wagcs
in a competitive marl{et, and suhsidies to
homeowners require substantial, long-term
resource commitments. On the supply side,
communities may resist adopting regulatory
changes that allow for alternative construe.
tion techniques and smaller lot sizes.
It's important to acknowledge that creat-
ing higher-wage jobs or reducing construction
eosts will still not allow all households to pur-
chase housing that is both affordable and phys"
ieally adequate.
Many workers cannot obtain higher-wage
jobs, and strategies like reducing lot sizes can
only result in a certain amount of cost savings.
In some cases, public and private subsidies are
needed to construct homes for households
that demand housing at prices that arc simply
too low to be provided in a competitive mar-
Iwt. While existing housing is sometimes more
affordable, well-maintained and inexpensive
houses arc in short supply in many places.
If these towns continue to attract lower-
wage jobs and workers, the supply of these
houses will quickly be exhausted and housing
need will continue to grow. ~
Federal Reserve begins
North Dakota initiative
The Federal Reserve Banl{ of Minneapolis,
in response to growing concerns about
affordable housing in the district, is begin-
ning an initiative in North Dakota to
explore the connections between afford-
able housing and ceonomic development.
If you would like to be involved in this
cffort or reecivc updates on its findings,
please contact Stephanie Omersa by call-
ing (612) 204-5167.
FALL 1998
T.'!'U"TTTTlTIT1 T;' r'l ....1:: 'J\
If increasing
TJUrchasing power
and reducing
construction costs
will get l1wre
people into
housing they can
afford, why can't
communities
address their
affordable housing
shortages?
COMMUNITY DIVIDEND,
I _Q
HRA Agenda - 1/6/99
7. Consideration to allprove tinancin2: the services of Michael Schroeder as facilitator
and coordinator of the January 20 council/commission workshoo meeting relating
to the North Anchor.
A. REFERENCE AND BACKGROUND:
At the December 9 HRA meeting, Brad Johnson presented a concept plan for
redevelopment of Blocks 54 and 64 and West Bridge Park. The proposed concept
included components of the Downtown and Riverfront Revitalization Plan and served as
a concept for discussion. As a result of a meeting held December 1 between some
council, commission, and MCP members, it was recommended the HRA call a special
meeting of the council, commissions, and MCP Board of Directors for the purpose to
regroup in a workshop setting to define if there exists a common and consistent plan
among the council/commission members for design redevelopment of the North Anchor
and to discuss the establishment of a public participation process for redevelopment of
the area.
On December 9, the HRA called for a special meeting of the council and commissions for
Monday, January 4, 1999. It was later decided to reschedule the January 4 meeting to
Wednesday, January 20, 1999,6:00 p.m. at City Hall. The later date to include the new
mayor and appointed 1999 commission members.
In preparation for the joint workshop, it was suggested to ask Michael Schroeder of
Hoisington Koegler to facilitate and coordinate the workshop. Michael is most familiar
with the adopted Revitalization Plan, its public participation process, and the significant
impact and importance of the riverfront redevelopment. Enclosed is a copy of Michael's
proposal per my request for coordination and facilitation of the January 20 workshop.
The HRA is requested to consider financing the $500 plus expenses for his service.
B. AL TERNATIVE ACTIONS:
1. A motion to approve financing the $500 plus expenses for the service of Michael
Schroeder, Hoisington Koegler, on January 20, 1999.
2. A motion to deny approval for financing the $500 plus expenses for the service of
Michael Schroeder.
3. A motion to table any action.
C. RECOMMENDATION:
The Administrator and Executive Director recommend Alternative No.1. The HRA has
been instrumental in providing funds for the initial plan and for its implementation and
-5-
HRA Agenda - 1/6/99
now time has come for consideration of the redevelopment of the riverfront, a key
component of the North Anchor. Redevelopment of the riverfront is foremost for the
citizens of this community and is an investment for future generations. Preservation of
public open space and accessibility to our natural resource are two key factors worthy of
considerable consideration.
Financing suggested from the HRA General Fund (1999 levy) and reimbursed through
TIF District No. 1-22.
D. SUPPORTING DATA:
Copy of proposal from Michael Schroeder.
Creative Solutions for Land Planning and Design
Hoisington Koegler Group Inc.
18 December 1998
Ms. Ollie Koropchak
City of Monticello
250 East Broadway
Monticello, Minnesota 55362-9425
RE: Coordination of Workshop for North Downtown Anchor
Dear Ms. Koropchak:
Thank you for the opportunity to help determine directions for development in Monticello's downtown.
It is rewarding to see that the work that the community put into the creation of the downtown and
riverfront revitalization plan is paying off. Attention to how changes are made, through further
considemtion and elaboration of the directions of the revitalization plan, will be vital in order to maintain
the community's vision.
I understand that your request would have me facilitate a joint meeting with several boards and
commissions that have jurisdiction over aspects of the "north anchor." Without getting into an explicit
review of the plans that one developer is putting forward, I believe there is much that can be
accomplished in such a workshop session. I would propose the following:
That the directions of the downtown and riverfront revitalization plan related to the riverfront
and development near the riverfront be reviewed
· The revitalization plan was adopted as an element of the city's comprehensive plan, and it is,
therefore, the policy that the city must follow in making decisions. While some of the
members of city boards and commissions participated in the formation of the plan, it would
be wise to provide an overview of the principles and directions of the plan for those who were
not involved.
That the boards and commissions be allowed to indicate their vie.....points regarding development
of the river and a potential north anchor
· The plan provides direction that is conceptual in nature, and allows for refinements as
projects are implemented. This provides the opportunities for projects to be shaped according
to specific opportunities for change (as opposed to the revitalization plan, which is more
.. broad and comprehensive). It might be useful for members of boards and commissions to
have their thoughts about development and community needs be expressed in a forum that is
not binding upon a specific development proposal. This will also allow for a developer that is
interested in fulfilling the intentions of the revitalization plan to better understand the current
viewpoints of elected and appointed officials as they prepare their proposal for development.
That the need for broader community input be considered before a development proposal is
formally considered
123 North Third Street, Suite 100, Minneapolis, MN 55401-1659
Pl. (,<;", 'I"" ("''''' "'_ ("", 'I"" "".,,,
\\ ~.\
'.
/
Ms. OlIie Koropchak
18 December 1998
Page 2
.
This part of Monticello appeals to a broad range of community interests. It is possible that
the boards and commissions could reasonably reflect those interests. However, if there is
concern that opportunities for direct public input is desired, the process for obtaining that
input, the timeline for allowing input, and the role that public input will play in framing
decisions must be established.
That the process for soliciting proposals for change in the riverfront area must be defined
· If there is a developer that outwardly indicates consistency with the community's vision for
the downtown and riverfront, and that developer has a good track record in past development
projects, it might be most advantageous to pursue that opportunity to its conclusion. There
may be compelling reasons to solicit additional development proposals; it may be that there
are components of the community's vision that a developer cannot deliver, or there may be
significant city contributions required to effect a developer's proposal. Having several
developers submit proposals delays implementation, but it may offer the community the
opportunity to weigh varying approaches to development.
It would be my intention to come to some level of agreement on all of these factors during a workshop
that would last no more than two hours. Subsequent steps in the process cannot be defmed until answers
or direction for these areas are defined.
Hoisington Koegler Group Inc. proposes to conduct the workshop and summarize the results for a not-to.
exceed fee of $500, plus expenses (with the final fee based on actual hours attributed to the project, but
not exceeding the stated amount). I have reserved the evening of 20 January 1999 for the workshop, and
will begin preparations upon your authorization.
Please call me if you have any questions.
Sincerely,
Michael Schroeder
'\/;)-
8. Consideration to authorize payment of monthly BRA bills.
Recommendation is to authorize payment.
-7-
lIRA Agenda - 1/6/99
Monticello Community Partners
PO Box 984
Monticello MN 55362
295-0999
Fax: 612-295-2705
Invoice
Date: December 23, 1998
Amount Due:
$84.99
To: HRA
City of Monticello
PO Box 1147
Monticello MN 55362
Description:
Plants and pots for HRA Lot at 111 West Broadway: (See attached.)
12 Flats of flowers
Pots and Yew Trees
$35.00
49.99
Total
$84.99
Please make your check payable to:
Monticello Community Partners
PO Box 984
Monticello MN 55362
Thank you!
Please complete and detach bottom portion and return with your payment. Thank you!
~~.:::----------------------------------------------------------~:;:;;~~.:::::::::::-~:::--~
Monticello MN 55362
295-0999
Amount Due: $84.99
Amount Enclosed:
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HRA Agenda - 1/6/99
9. Consideration of executive director's report.
a) West Broadway Amoco parcel - Enclosed is a copy of the letter written to Grcg Hayes
following the HRA motion of December 9. Since then I've received a call from an
indi vidual interested in purchase and redevelopment of the property for an auto repair and
towing business. The parcel is zoned CCD, an auto repair business requires a conditional
use. The grandfather rights may have expired. This was passed on to the Zoning
Department.
b) Storage Agreement - I did contact Marian Carlson following the HRA meeting to
inform her of the HRA' s decision to rent the HRA garage "as is" to them for a minimum
fee of $5 per month at no liability to the HRA and upon submittal of certificate of
insurance. She was pleased. I have not received the copy of the agreement from
Kennedy & Graven, I will proceed as soon as it arrives.
c) 3 Walnut Street - The tenants picked up the keys on Friday, the 18th, and moved in the
following day. The first and last months rent and the damage deposit was collected. The
appliances were all working.
d) BBF Properties - On Friday, December 18, US Bank, St. Cloud, notified the HRA
office of another withdrawal of funds for the mall project. Upon calculations, the eligible
TlF expenditures exceeded the not-to-exceed $500,000 mnount and Barry Fluth was
notified. He came in on Monday, the 21, executed the investment letter and the $500,000
Note was delivered. The 7.5% interest rate commenced as of that date.
e) Marketing - December brochure mailing - 15 northwest corridor metal manufacturers,
developer/brokers on bus tour, previous and new industrial contacts.
f) Certification Request - Received notice for certification request to the county for TIF
District No. 1 ~25 horn Ehlers. Have not received notice for certification request for TIF
District No. 1-24, I've called Mark twice. Additionally, I keep leaving messages at the
County Auditor's Office relating to the status for certification ofTIF District No. 1-18
and plans to determine and collect the payable 1998 tax increment.
g) Copy of the letters to Deb Otten per HRA. I have not heard from her.
h) TIF 1999 Seminar - February 10 and 11. Sponsored by Ehlers.
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December 11, 1998
Wfi. "?X!;Z
MONTICELLO
Mr. Greg Hayes
Shingobee Builders, Inc.
669 North Median Street
P.O. Box 8
Loretto, MN 55357-008
Dear Greg:
At the HRA meeting of December 9, 1998, the commissioners elected not to extend the deadline
date of December 31, 1998, to March 31, 1999, for execution of an Assessment Agreement and
Contract for Private Redevelopment.
In July 1998, the commissioners had approved up-front TIF assistance in an amount not-to-
exceed $150,000 for acquisition and demolition costs associated with the redevelopment of the
West Broadway Amoco station, the motion was subject to execution of an Assessment
Agreement and Contract for Private Redevelopment on or before December 31, 1998.
Although the HRA commissioners elected not to extend the deadline date and withdrew the up-
front $150,000 TIF assistance offer, the commissioners noted the developer has the option to
bring the project before the HRA in the future. The commissioners were aware that the
developer has worked diligently to pursue tenants for the proposal project.
Should you have any questions, please do not hesitate to call me at 271-3208.
Sincerely,
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF MONTICELLO
Q)~ ~cn~.0~
Ollie Koropchak
Executive Director
c: File
~ . ( a.)
December 10, ] 998
MONTICELLO
Mrs. Deb OUen
7183 Cahill Avenue
MonticeIlo, MN 55362
Re: Real estate property located at 218 Front Street.
Dear Deb:
At the HRA meeting of December 9, 1998, the commissioners considered your acceptance of the
HRA Package A counter-offer. Because of the lack ofHRA resources, the HRA commissioners
had to withdraw the $84,000 3-year option offer. The HRA remains interested in the property
and cordially invites you to attend a workshop meeting of the council and commissions on
Monday, January 4, 1999,6:00 p.m. at City Hall relating to the redevelopment of the North
Anchor.
Should you have any questions, please do not hesitate to call me at 271-3208. Hopefully, the
HRA can reconsider this matter in a couple of months.
With warm regards,
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF MONTICELLO
() ~~ y:, "" "\S,i2 ~
Ollie Koropchak
Executive Director
c: File
Monticello City Hall, 250 E. Broadway, PO Box 1147, MOnlic...lln MI\I <;<;.,,,,, M u
nf'~....~ ~_~...... ...
"(~)
December 22, 1998
MONTICELLO
Mrs. Deb Otten
7183 Cahill Avenue
Monticello, MN 55362
Dear Deb:
In the letter of December 10, I invited you to attend a workshop meeting of the council and
commissions relating to the redevelopment of the North Anchor. The meeting date was originally
scheduled for Monday, January 4, 1999; however, the date has been rescheduled to Wednesday,
January 20, 1999,6:00 p.m. at city hall.
Should you have any questions, please do not hesitate to call me at 271-3208.
Merry Christmas.
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF MONTICELLO
CJ~ \<IhGi\Q~
Ollie Koropchak
Executive Director
c: File
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