City Council Agenda Packet 05-13-1996 SpecialAGENDA
SPECIAL JOINT MEETING
MONTICELLO CITY COUNCIL AND HRA
Monday, May 18, 1898.5:80 p.m.
City Council: Mayor Brad Fyle, Shirley Anderson, Clint Herbst, Brian Stumpf,
Tom Perrault
HRA Members: Chairperson Al Larson, Roger Carlson, Bradley Barger,
Tom St. Hilaire
Guests: Mark Ruff, Publicorp, Inc.; John Komarek, Developer
1. Call to order.
2. Consideration to review for approval the overall concept plans for the
redevelopment project known as Prairie West.
A. Establishment of TIF District No. 1-20, a Redevelopment District.
B. Commitment of a local contribution relating to the City parcel.
C. Acceptance of the property located at 1400 West Broadway for use as
green space.
3. Adjournment.
Special Council/HRA Agenda - 5/13/96
TTI!
M
At the HRA meeting of May 1, 1996, the commissioners approved entering
into a Preliminary Agreement with the developer, Cedrus Creek Craftsman,
Inc. (John Komarek). The agreement authorizes Publicorp, Inc., to begin
preparation for establishment of the TIF district and Kennedy & Graven to
begin preparation of the Private Redevelopment Contract. A Preliminary
Agreement has been executed by both parties, and the developer has
delivered a cashier's check in the amount of $5,000 in order to secure
payment of wets incurred by the HRA. Prior to incurring any costa, the
commissioners requested a special meeting with City Council to review for
approval the overall concept plan of the redevelopment project area. It is
important to remember and focus on the overall goals of this redevelopment
project: Removal of blight, increase property values, and creation of public
green space.
For the purpose of identifying the overall concept plan, the project area is
divided into four additions: 1st Addition, original Prairie West; 2nd
Addition, proposed TIF district; 3rd Addition, City parcel; and 4th Addition,
1400 West Broadway.
Council previously approved the final plat for Prairie West let Addition. The
let Addition is a part of the overall concept plan; however, the lat Addition is
financed strictly through private dollars.
Mark Ruff, a development consultant/financial advisor with Publicorp, Inc.,
(an association of Ehlers and Associates, Inc.) will be present at the meeting
to provide additional insight. Additionally, John Komarek, the developer,
will be present.
ESTABLISHMENT OF TIF DISTRICT NO. 1.20, A REDEVELOPMENT
DISTRICT.
The proposed TIF District No. 1-20 boundary, a Redevelopment District,
includes the Hanawalt and Banyai properties and the easterly small parcel
of tho City lot and is identified as the 2nd Addition. The maximum life
duration of a Redevelopment District is 25 years; however, the proposed
$130,000 (NPV) TIF assistance is amortized over 20 years. The projected tax
increment is sufficient to retire the HRA debt service based on the proposed
construction of 6 unite valued at $130,000 each and 4 units valued at
$150,000 each. Fifty percent of the unite will be constructed in 1997, and the
Page 1
Special Council/HRA Agenda - 5/13/96
remaining 50% constructed in 1998. The developer has purchase agreements
on both the Hanawalt and Banyai properties. The existing buildings will
either be moved or demolished by the developer.
It has been determined through a Prairie West Feasibility Analysis
completed by Publicorp, Inc., that the project requires HRA assistance in the
amount of $130,000 plus the City property in order for the developer to
receive a total sales return of 6.5%. Typical development returns are 9.6^%.
Without HRA assistance and the City property, the return is 2.1%. The
proposed TIF District satisfies the "but for" teat.
Conaiderat;on: To approve the concept plan for establishment of TIF District
No. 1-20, a Redevelopment District, as presented.
At a later date, the Council will call and hold a public hearing for adoption of
a resolution establishing the TIF district.
COMMITMENT OF A LOCAL CONTRIBUTION RELATING TO THE
CITY PARCEL.
This parcel is the westerly larger parcel owned by the City (previous Gille
property) and is identified as the 3rd Addition. This parcel is not included in
the TIF district because a resolution was not adopted, prior to demolition of
the structure and clean-up of the underground tanks, finding the property
was occupied by a structurally substandard building and providing a three-
year window for inclusion in a TIF district.
As stated above, the redevelopment project requires HRA assistance plus the
City property. A City can avoid a HACA loss if it commits to a local
contribution of at least 5% of the expected tax increment. The City of
Monticello used $35,000 of general fund dollars to clean up this City -owned
parcel. If the City gifted $20,000 of the value of ita property and received a
payment of $15,000, the HACA penalty would be avoided, and the City would
receive some compensation for HACA losses in other districts in addition to
tax revenues from the 19 units of housing not included in the TIF district.
Mr. Ruff is available to the Council for questions relating to the HACA
penalty.
f o Ridgy erntiow To commit a local contribution gifting $20,000 of the value of
the City -owned property.
Although the City -owned parcel is not within the boundary of proposed TIF
District No. 1.20, the local contribution is anticipated to be a provision of the
Private Redevelopment Contract.
Pago 2
Special Council/HRA Agenda - 5/13/96
ACCEPTANCE OF THE PROPERTY LOCATED AT 1400 WEST
BROADWAY FOR USE AS GREEN SPACE.
This property located at 1400 West Broadway (Katzmarek parcel) is the last
piece of the redevelopment puzzle and is identified as the 4th Addition. This
parcel is not included in the proposed TIF district because the parcel does not
abut the identified District No. 1-20 boundary. A separate TIF district is not
proposed, as a portion of the 1400 West Broadway parcel is non -buildable,
thereby generating little or no tax increment. Lastly, the 1400 West
Broadway parcel was not included in the Prairie West Feasibility Analysis
and is a priority project of the HRA.
At the May meeting, the HRA commissioners approved acquisition of the
1400 West Broadway property with the intent to deed the property to the
City for use as green space. It is my understanding the Parks Commission is
aware of the proposed green apace and has a preliminary concept plan for
development of the park in its natural habitat (prairie grass.) This a carry -
through of the prairie grass and natural habitat along the pedestrian/bike
trail running westerly toward NSP and Montissippi Park. It is anticipated
the public park would be accessible to trail users only.
Mr. Ruff will suggest the HRA clean up the parcel prior to the HRA transfer
of the deed to the City. The amount of the purchase price, including
estimated relocation costs; attorney, relocation consultant, and appraisal fees
associated with the eminent domain process; and the public goodwill created
by eliminating the eminent domain process, is $146,000. The acquisition and
clean-up costs are proposed as compensation for previous or future HACA
losses.
Consideration: To accept the property located at 1400 West Broadway for use
as green space.
Again, it is important to remember and focus on the overall goals of this
redevelopment project: Removal of blight, increase property values, and
creation of public green space. Prior to moving ahead with the overall
concept plan for redevelopment of Prairie West, the HRA requested a
meeting with the City Council to discuss the project for conceptual approval.
B. AI TERNATlVACTIONS:
1. Approve the overall concept plan for the redevelopment project known
as Prairie West.
Page 3
Special Council/HRA Agenda - 5/13/96
a) Establishment of TIF District No. 1-20, a Redevelopment
District.
b) Commitment of a local contribution relating to the City parcel.
c) Acceptance of the property located at 1400 West Broadway for
use as green space.
2. Approve the overall concept plan for the redevelopment project known
as Prairie West with certain modifications.
3. Deny the overall concept plan for the redevelopment project known as
Prairie West.
4. Table any action.
C. ST FF F. .p .NDATInN:
The Assistant Administrator, the HRA members, and the HRA Executive
Director recommend alternative #1, as the overall concept plan meets the
goals of a redevelopment project. Additionally, the project is a win/win for
the City and a local developer. Lastly, a local lending institution has agreed,
conceptually, to participate.
D. SUPPORTING DATA:
Copy of a map outlining the four additions of the redevelopment project;
Copies of the information submitted to the HRA as prepared by Mark Ruff.
Pegs 4
140,1 -JEST BROADWAX
CITY PARCEL` 3RD ADDITION 1
- CSA• �' x
O/ EASTERLY. CITY PARCEL, BANYAI,
�'S'f AND'F ANAWALT PROPERTIES - PROPOSED
' f 8 TIF DISTRICT NO. 1-20, 2ND ADDITION
`.
23 Total Un.;S
IST ADDITION
PRAIRIE WEST
wip A
Ehlers wd A=ciates ft
It ADERS IN PUBLIC FINANCt
April 27, 1996
TO: 011ie Koropchal4 City of Monticello
PR: Mark Ruff
RE: Revised Prairie West Analvsis
Attached is a revised analysis of the Prairie West redevelopment project The fust change is that the number
of units in the tan increment district is less than previously projected. Instead of 12 units, the units in the
district boundaries will be 10 out of the 29 total units. Attached is a projection which shows that the tax
increment over 15 years would be S 116,000 at a 8.5% interest rate and $135,000 over 20 years.
We have also reviewed At. Komarek's pro forma and have found that a total of S 135,000 in assistance with
$65,000 of initial assistance and 565,000 of pay-as-you-go plus the value of the City land would bejustifiable
for a reasonable return on the project baud upon information on vests and revenues provided by Mr. Kom&mL
Without HRA assistance, the return on total sales to the developer would be 2.1%. With HRA assistance, the
5130,000 plus the City property would provide a 6.5% development fee to Mr. Komarek not including any
feu he may pay to himself for construction management or broker, if any. This amount is lower than atypical
townhouse development fee of 9.5% for this" of product
This method of delivery of the assistance and the timing of the up•froat payments arc yet to be finalized. Mr.
Komarek has requested that S01/o of the $65,000 in up -front auistsaco be paid at the time of closing on the
properties in the proposed tax increment districts (the Hanawan and Rwyai properties) and 50% at the time
ofconstruction of road Improvements for the fust phase ofthe project We ate recommending that the up -from
assistance be paid at time increments. A porion would be paid at closing, approximately 510,000 per unit
be paid at the completion of construction on each rwinhome or quad until the $0,000 limit is reached. The
remaining $65,000 of assistance would be paid over 20 yam to Mr. Komarek. The attached cash flows on
the total project have assumed a general payout schedule which will need to be refined.
The HRA would also be mpaid its $65,000 out of tax increment over 20 yeah. The priority of payments to
the City or the pay-u-you•go note will also be finalised. We recommend that the split be 60/40
(HRA/developer) with HRA receiving at lust enough to ameetim its debt over 20 years.
As you are aware, the City Can avoid a HACA lou if it commits to a local contribution of at least S% of the
expected tax increment It is our Understanding that the City has used $33,000 of general Rind dollars to clean
up the City owned property involved with this projoct Ifthe City were to gift $20,000 of the value of the City
owned property and receive a payment of approximately S 15,000, the HACA penalty would be avoided and
the City would receive some compensation for HACA losses in other districts In addition to tax revenues home
the 19 units of housing not included in a tax increment district.
We expect that a public hearing on the establishment of the tat Increment district will not be held prior to the
signing of a development agreement We recommend that the issues of establishing a tax increment district
and the City transfer of the City uwned land be discussed at the May 13th City Council meeting to ensure that
the City Council will approve a tax increment district if the HRA signs a development agreement with Mr.
Komarek prior to the end of June. Please call with any questions or comments.
OFFICES IN MINNEAPOUS. MN AND BROOKFIELD. WI
2050 Norwest Center. 00 Sevin Sevenih Street. Mlnnaaeeua. MN S5e02.4100
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APR E9 '96 12:17PM EH—ERS & ASSOCIATES
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T.I.F. CASH FLOW ASSUNtMONS
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1.117890 Dry 96
FWW 04Dwam Rate:
0.0011
BASE VALUE INFORMATION
Pry 96
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Perea16IS54004340
105.000 "-
Fuca 615s600,aua01
se 500
Pa" 0,55.600.077402
Teal 0"Frwi NOIw Vesr
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1.0000% Ply"
Orww To Oa Nw.
1,677 Pay 96
PROJECT VALUE INFOR.MATION
Type of To tltaenlant 01an1x
R 0P.M-pmRl
Type d Oerelopwwt
Menpt I
TOW lila
Type d Tool Twmal
To
101"41.
UN Tem Vrg CmfehX
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Vag1e ,Vaalle Paya0le
1.9 - Foupin Bkpt (0 UiW) IL610 L102
.._._
I I.M
780,000 170,000
2 - TMemmnee (A Urb) 10.195 L549
9.120
100.000 180000
._.. ._ �...... 0
4
0 0
72,605
20,400
1.360.000 260.000 199910 2000
Assume 50% EIYI In 1997 erk 50% tUdt n 1999
4110041 oft.." 1.v Domp'4eae ti IlR2
PPR 29 '96 12:17PM EH -ERS & ASSOCIATES
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0941 1997
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0
0
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0e-01 1998
1.0
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1,673
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02-01 1999
+.5
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4,r66
1.771
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7.112
08-01 1999
10
1,673
10,200
4,327
4 766
(477)
0
..290
6.547
02-01 2000
2.5
1.673
20,500
'6.727
,0.447
(1.047)
0
9..21
13,300
06-01 2000
so
1.67]
20.400
16.727
10.467
(1,047)
0
0A21
1.777
0241 2001
3.5
1,873
20,00
,6.727
10.467
(1.047)
0
9.421
25,990
0941 2001
4.0
1.673
20.400
18.727
10.467
(1,047)
0
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71.050
02-01 20M 1
4.5
1,673
20.400
18.727
10,467
(1,047)
0
9.421
37.667
06-01 2002
50
116(1
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tern
10,467
(1.047)
0
9.421
43,151
02-01 2003
Z,
1.673
20,400
16.727
10.467
(1.47)
0
9.421
48.411
06-01 2003
1.673
20,400
18.727
10,467
(1.047)
0
9,421
57.457
02-01 2004
i6,0
6.51.673
20.400
16.20
10.467
(1,047)
0
9.42+
58,297
06-01 2004
7.0
1.673
20.400
15,727
;0.467
(1,047)
0
9.421
61940
02-01 200 I
7.5
672
20..10
16.727
10.447
(1,047)
0
9,421
67AW
08-01 2606
6.0
,,673
20,400
1.727
10.467
(1,047)
0
9.427
71.886
02-01 2006
a.5
1.873
20.400
18.727
10,467
(1,047)
0
9,421
75.784
0341 2006
9.01.673
20.400
16.20
,0.487
11.047)
0
9.421
79.695
02-01 2007
9.5
1.673
20.460
tern
10447
(+.047)
0
9.421
83.465
0501 mol
10.0
7,673
20..00
16.727
10,467
(,047)
0
9.421
67.082
02.01 2009
105
1.673
20.400
16.727
10,467
(,047)
0
9.421
90.551
05-01 2008
11.0
1.672
20.00
ta.727
to.467
(.047)
0
9.421
63,579
02-01 2009
11.6
1.673
20.400
10.727
10.467
(.047)
0
9.421
97.072
06-01 2009
12.0
1.673
20.540
te.m
10.67
(.a7)
0
9,421
100.134
0241 2010
12.5
1,573
20..00
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10,467
(1.047)
0
9.47+
,01.071
05-01 20+0
130
1,673
20.400
;8.727
10,467
(.047)
0
9.421
105,80
02-01 2011
13.6
1,673
20,100
76.727
;0,487
(1.047)
0
0.42+
108.591
0841 2011
140
1,67]
20.400
16,727
10,467
0,047)
0
8,421
tH,ta4
02-0t 2012
14.5
1,673
20.400
18,20
10,467
(1.047)
0
9.421
117,671
05.01 2012
t 6.0
1.673
20.400
18,777
10.447
(,047)
0
9.421
116.058
02-0t 2013
15.6
,,673
20.400
18,20
10.467
(1,047)
0
8471
1 .344
oe-0t 2017
16 0
1.673
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18.727
10487
(,047)
0
9.421
120,830
02-01 201
16.6
1.673
201
tarn
10.461
(1,047)
0
9.421
122.846
06-01 2014
170
1,673
20,400
18.727
10,467
(.0471
0
9.421
124,a64
02-01 20118 1
1113
1,073
20.00
18.727
10.467
(,047)
0
8,421
128,602
0541 2016
18.0
1,673
20,400
15.727
10.467
(1,047)
O
0.421
128,460
02-01 2016
18.5
1,673
20,400
18,727
10,467
11,017)
0
9.421
170,242
0-0t 2016
19.0
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20.400
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10.467
(.047)
0
9,421
131,062
02-01 2017
12s
1.673
20.400
16.727
10,467
0,047)
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132,502
05-01 2017
10,0
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20.400
15,771
10,487
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9.421
135.166
02.01 201.'
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20,400
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15.01 2016
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10.467
(1.047)
0
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02-01 2010
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20.400
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10.467
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9.421
139.5+,
o6-012019
22 0
1,671
20.400
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02-01 2020
22.5
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(,047)
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05-01 2020
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20,400
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07-0t 2071
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