HomeMy WebLinkAbout08-15-07 'It
EN HILLS
ECONOMIC DEVELOPMENT COMMISSION
WEDNESDAY, August 15, 2007
7:30 A.M.
Upstairs Conference Room, Arden Hills City Hall
I. CALL MEETING TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
A. July 18, 2007 — '-C''� c o-'e-A
IV. DRAFT BUSINESS FINANCE POLICY REVIEW & DISCUSSION
V. NEXT BUSINESS RETENTION EVENT
A. Set Date
B. Location
C. Agenda
VI. COUNCIL UPDATE
VII. OTHER BUSINESS
VIII. ADJOURN
ail VVJ
• City of Arden Hills
1245 West Highway 96•Arden Hills Minnesota 55112
Phone 651.792.7800•Fax 651.634.5137
www.ci.arden-hills.mrl.us
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TAX INCREMENT FINANCING PROPOSAL
Grading and Report Card
Housing
1. Provides economic integration of rental or ownership projects (percent of
f affordable
housing to total units). GJ(� �J Q - / , ,� �/
V Grade: ���'' d
# of units 15% or below d
# of LI units 25% or below
% of LI units 50% or below
75% or below
NR
2. Rental or ownership projects with the lowest intermediary—costs (soft costs).
Grade:
Total Project Cost 0% - 15% A
Soft Costs 16% - 24% B
% Soft Costs 25% - 30% C
• >31% D
NR F
5. Loan financing for rental or ownership projects which include public and private
investment(not including TIF).
Grade:
Private Investment Private/Public
Public funds (non-TIF) 4:1 A
Ratio Private/Public Financing 3:1 B
2:1 C
1.5:1 D
Below F
Bonus Points (5 point total)
• Incorporates Sustainable Building Practices 1 point
• Provides Life-cycle housing alternatives 1 point
• New construction of rental or ownership projects that
integrate Livable Communities and/or
Active Community Living concepts 2_points
TOTAL POINTS Xpoints
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•
Please note-affordable housing is defined as 80% of median income or less adjusted by
family size.
•
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• PROJECT REPORT CARD
Business/Commercial and Housing Projects
Question Grade Points
1.
2.
3.
4.
5.
Bonus Points
TOTAL POINTS = GPA
A Excellent = 5
• B Very Good = 4
C Average = 3
D Below Average = 2
F Fail = 1
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4. Pay Level of Jobs (FTE): Grade:
. Pay Range # of Employees in range Total wages Grade
$45,000/yr or more A
$35,000/yr or more B
$30,000/yr or more C
$20,000/yr or more D
Less than $20,000 F
Total
Total Wages $ (FTE) # of employees =Average wage $
5. Increase in Real Estate Value: Grade:
Before/After Redevelopment
Value of site after redevelopment 1:5 A
Value of site before redevelopment 1:4 B
Ratio of value before/after redevelopment 1:3 C
1:2 D
1:1.5 F
• Bonus points (6 points total)
• The Project adds value to the neighborhood and/or
incorporates active community living principles: 2 points
• The proposed project will redevelop a previously contaminated
or environmentally challenged site: 2 points
• Projects that incorporate sustainable building practices: 2 points
TOTAL BONUS POINTS AVAILABLE 6 points
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TAX INCREMENT FINANCING PROPOSAL
Grading and Report Card
Business and Commercial Redevelopment
1. Ratio of Private to Public Investment in Project: Grade:
Private Funds/TIF
$ Private Investment $5:1 A
$ TIF/Public Investment 4:1 B
$ Ratio of Private/Public Financing 3:1 C
2:1 D
Below 2:1 F
2. New job creatioil in the City: Grade:
New Employees in Arden Hills 50+ A
as a Result of Project 25+ B
15+ C
l�n Less than 15 D
U4�1 C\U �' NR F
4�,4j
3. Ratio of City financing to new jobs created:
Grade:
$ TIF Request $8,000 or less per job A
New jobs $10,000 or less per job B
$ TIF/job $12,000 or less per job C
$15,000 or less per job D
More than $15,000 F
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AR�EN HILLS
BUSINESS SUBSIDY PUBLIC FINANCING POLICY
1. General Policy
The purpose of this policy is to establish the City of Arden Hills position and goals
relating to the use of public financing for private redevelopment and development
projects within the City. This policy is to be used as a guide in processing and reviewing
applications requesting public financing, which is defined as any publicly generated
a
source of project revenue assisting in making a project economically viable. It is assumed
that the principle form of public financing will be the use of tax increment as established
by State law,based on this aforementioned assumption,several sections of this policy
deals with the structure of reviewing tax increment requests. In all cases, the fundamental
purpose of public financing is to Qw�4ge redevelopment that would not otherwise
occur without assistance.
2. City's Obiective for the Use of Public Financing � -
As a matter of adopted policy, the City of Arden Hilroassist
ay consider using Tax Increment
Financing(TIF) and other forms of public financing private development
projects to achieve one or more of the following purposes:
A. Remove blight and/or encourage redevelopment in designated
redevelopment/development areas per the goals and visions established by the
City Council
B. To achieve the following housing-related goals:
I. To provide a balanced and sustainable housing stock to meet
diverse needs both today and in the future.
2. To ensure all housing is safe and well-maintained
3. To promote neighborhood stabilization and revitalization by the
removal of blight and the upgrading of existing housing stock
C. To retain local jobs and/or increase the number and diversity of quality jobs
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D. To encourage additional unsubsidized private development in the area, either
directly or through secondary"spin-off' development.
E. To offset increased costs for redevelopment over and above the costs that a
developer would incur in normal urban and suburban development.
F. To facilitate the development process and to achieve development on sites which
would not be developed without this assistance.
G. To meet other uses of public policy, as adopted by the Council from time to time,
including but not limited to promotion of quality urban design, quality
architectural design, energy conservation, sustainable building practices,
decreasing the capital and operating costs of local government, etc.
H. To encourage the application Of
--44ving)design principles that promote efficient and sustainable developments that
are aesthetically pleasing with quality amenities, are attractive, and are pedestrian
and transit friendly, � � t tom— l-�_ —,(' Ja/ ,
P►-� It c. \
3. Costs Which May Qualify for Tax Assistance -JC l
• Although it is understood that State Statute limits the types of assistance, the following
costs are consistent with the City of Arden Hills goals:
A. Project design fees including utilities, landscape, architectural, and engineering
design
B. Site-related work, including earthwork/excavation, soil correction, landscaping,
utilities, streets and roads, street/parking lot paving, street/parking lot lighting,
curb and gutter, and sidewalks
C. Land acquisition
D. Special assessments
si ion, mance, closing)
F. Soil tests
G. Environmental studies
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• J. Relocation assistance
K. Replacement or cleanup of contaminated soils which would otherwise preclude
redevelopment
L. Rehabilitation
N. Any other costs allowable by state statute and approved by the City Council
4. Projects Which May Qualify for Tax Increment Financinp_Assistance
It is assumed that the developer will enter into a Development Agreement with the City.
All new PF-applications considered by the City of Arden Hills must meet each of the
following minimum qualifications and will also be evaluated based on their ability to
meet the desired qualifications for assistance. However, it should not be presumed that a
project meeting any of the qualifications will automatically be approved. Meeting the
• qualifications does not imply or create contractual rights on the part of any potential
developer to have its project approved.
Minimum Qualifications:
A. The project should meet one or more of the Tax Increment Financing Objectives
outlined in Section 2. But at a minimum shall:
■ Remove blight and/or encourage redevelopment in t4i =4 �
adid � ��the City in order to encourage high quality development
or redevelopment and private reinvestment in those areas.
_ 0-a- —
■ acilitate the development process and to achieve development on sites
which would not be developed without this assistance.
B. The developer must demonstrate that the project is not financially feasible"but
for"the use of tax increment financing.
1 The project must be consistent with the City's Comprehensive Plan and Zoning
Ordinances, Design Guidelines or any other applicable land use document.
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Prior to approval of a X financing plan,the developer shall provide any
requested market and financial feasibility studies, appraisals, soil boring, private
lender commitment, an&=other information the City4aits financial consultants
may require in order to proceed with an independent�g of the proposal.
&--
The developer must prow' adequate financial guarantees to ensure the
repayment of anyWpublic financing lotm and completion of the
project. These may include,but are not limited to, assessment agreements, letters
of credit, personal deficiency guarantees, guaranteed maximum cost contract, etc.
Any developer requestingJ4 a sli tance should be able to demonstrate past
successful general development capability s well as specific capability in the
�T
owi type and size of development proposedSll not be used when the
developer's credentials, in the sole judgment of the City, are inadequate due to
past history relating to completion of projects, general reputation, and/or
bankruptcy, or other problems or issues considered relevant to the City.
The developer, or its contractual assigns, should retain ownership of any portion
of the project long enough to complete it, to stabilize its occupancy, to establish
• project management and/or needed mechanisms to ensure successful operation.
Desired Qualifications:
A. proposals creatinga higher ratio of property taxes paid before and after
redevelopment will receive priority consideration. Given the different assessment
circumstances in the City, this ratio will vary widely. A 1:2 ratio of taxes paid
before and after redevelopment is desired. A
-+-o F^k,
B. _-weroposals should.ffarntaUy- not be used to support speculative industrial,
commercial, office or housing projects. In general the developer should be able to
provide market data, tenant letters of commitment or finance statements which
support the market potential/demand for the proposed project.
C. -T4-F will nefmaI4 not be used in a project that involves an excessive land and/or
property price. This will normally be where the acquisition price is more than
20% in excess of market value as determined by an independent appraisal of the
property.
D. -,TW will not be used in projects that would give a significant competitive financial
advantage over similar projects in the area due to the use of tax increment
subsidies. Developers should provide information to support that.-T- r assistance
•
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will not create such a competitive advantage. Priority consideration will be given
to projects that fill an unmet market need.
• E. TIF will be provided on a pay-as-you-go-basis. Any request for upfront
assistance will be evaluated on its own merits in accordance with the City's
general financing policies.
F. .,k Ivwill not be used to support projects that place extraordinary demands on City
services. _
ro,o�t L L�i V,�tl4A
G. JIF will not y be used for projects that would generate significant
environmental problems in the opinion of the local, state, or federal governments.
Priority will be given to projects that aim to clean-up existing contaminated sites
and would facilitate the location of an industry or business that has an
environmentally-sound track record, or that meets a housing need in the City.
H. Preference will be given to projects that meet good public policy criteria as
determined by the City Council, including:
• High project quality (e.g. sound architectural design, quality construction and
materials, sustainable building practices)
• Projects that are in accord with the ComprehensivePlan, Zoning Ordinance,
Strategic Plan, and other redevelopment plans of the City
• Projects that provide significant improvement to surrounding land uses, the
• neighborhood, and/or the City'
• Projects that provide a significant increase in tax base
• Projects that provide significant new, or retained employment
• Projects that meet financial feasibility criteria established by the City
• Projects that provide the highest and best desired use for the property
• Projects that are consistent with Active Community Living principles
Gj Ifl Public Financing and Tax Increment Principles
A. General assumptions of redevelopment shall serve as a guide fore financial
assistance policies. These assumptions are as follows:
1. Redevelopment is an inevitable community process.
2. The City needs to be proactive to redevelopment challenges.
3. Redevelopment processes can be complex and may require a large amount
of City resources to be successful.
4. The City recognizes public investment/initiatives for redevelopment are
essential for the long-term health of the community.
5. Redevelopment costs may compete with other City interests.
6. Redevelopment benefits are both tangible and intangible.
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7. Every redevelopment project brings a unique set of circumstances and
challenges. As such, eacliAstrategy must be tailor-made to match these
• conditions. .PLW'I r V AC 6
B. All requests for assistance shall be reviewed by a third party financial advisor.
C. The City shall establish mechanisms within the development agreement to ensure
that adequate checks and balances are incorporated in the distribution of financial
assistance, including`_a. Third party review of the"but for" analysis;
b. Establishment of"look back provisions";
C. Establishment of internal tax increment administrative procedures;
d. Establishment of minimum assessment agreements.
D. The City will elect the fiscal disparities to come from inside the district to
eliminate any impact to the existing tax payers of the community.
E The City will target up to /o of tax ineremept for administra v`epurposes. S�„(-�
F. The City will target up to 4-Wo of tax inerem�nt to be used for capitalizing a City
wide redevelopment fund �'� `ti
The City should attempt to certify each project as a 26 year district to allow for
maximum financial flexibility (D-t,
1� The City will considees on new construction, as needed, to serve as a revenue
• source to construct necessary capital improvements.
*f: The developer shall proactively attempt to minimize the amount of tax increment
needed through the pursuit of grants, innovative solutions in structuring the deal,
and other funding mechanisms.
er The City's Financial Planning Advisory Committee will review all requests to
ensure that any public financing is given and administered within the spirit and
intent of these policies.
Tax Increment Proiect Evaluation Process
The following five methods of analysis for all TIF proposals will be used:
1. Consideration of project meeting minimum qualifications
2. Consideration of project meeting desired qualifications
3. Project meets "but-for" analysis and statutory qualifications
4. Project Report Card
5. Project is deemed consistent with City's Goals and Objectives
•
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Please note that the evaluation methodology is intended to provide a balanced review. Each
area will be evaluated individually and collectively and in no case 1 one area outweigh
another in terms of importance to determining the level of,14%`assistance. Sk\O1J_Z(_
8. Application for TIF assistance for all TIF districts and proiect areas
The City's tax increment financing program will be administered by the Arden Hills
Economic Development Authority (EDA). The Arden Hills EDA will require a non-
refundable application fee in the amount of$2,000 for its processing of the application.
The application fee shall be paid to the EDA at the time a final TIF application is
submitted.
At the time a final TIF application is submitted, the applicant shall also deposit $10,000
with the EDA to cover attorney and consultant costs incurred as part of amending or
establishing a TIF district, drafting and negotiating a development agreement, and
conducting any fiscal analysis that may be required to meet the requirements of utilizing
TIF. If additional expenses are incurred beyond the $10,000, prior to the execution of a
development agreement, the EDA shall notify the,applicant in writing and the applicant
will be required to deposit additional funds upon notice.
If the project is approved and the applicant proceeds with the project, the EDA shall
reimburse the applicant any unused portion of the deposit as of the date of execution of
the development agreement. If the applicant does not proceed with the project, the EDA
shall reimburse the applicant for the unused portion of the deposit, less expenses incurred
• but not yet billed, as of the date that the EDA is notified in writing that the applicant
desires to withdraw its application.
9. Application Process
The application process is a two-step process and must be completed in accordance with
the TIF application,procedures. The purpose of this approach is to give an applicant the
opportunity to present a development proposal without expending a great deal of money
and time in pursuing a development that may conflict with the City's goals and
objectives.
10. Loss of Government Aid
At any time, if the formation of a new TIF district the use of an existing district to
finance a project will subject the City to an LGA/H CA he
or local contribution to a
project, the transaction shall be structured so as to have the ultimate cost to the City
minimized to the greatest extent permitted by law, so as to have the project bear the cost
of the penalty or contribution.
11. Public Use of Tax Increment
The City shall follow applicable state laws in terms of potential public improvement
financing with TIF. It shall be the general policy of the City to identify public
• improvements at the time of adoption or amendment of the TIF Plan.
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•
PASSED AND DULY ADOPTED this day of 200_ by
the City of Arden Hills/Arden Hills EDA
Mayor/EDA President
ATTEST:
City Administrator
•
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EN HILLS
"TCAAP PUBLIC FINANCING POLICY"
1. General Policy
The purpose of this policy is to establish the City of Arden Hills position relating to the
use of public financing, specifically for the Twin Cities Army Ammunition Plant
(TCAAP) development. This policy is to be used as a guide in processing and reviewing
applications requesting public financing, which is defined as any publicly generated
source of project revenue assisting in making the TCAAP project economically viable. It
is assumed that the principle form of public financing will be the use of tax increment as
established by State law, based on this aforementioned assumption, several sections of
this policy deals with the structure of reviewing tax increment requests. In all cases, the
fundamental purpose of public financing for the TCAAP project is to encourage
redevelopment that would not otherwise occur without assistance. This policy statement
• also addresses separately the issues associated with the City providing local
governmental services to the TCAAP project and the need for these operational costs not
to become a burden to the existing taxpayers.
2. City's Obiective for the Use of Public Financing
As a matter of adopted policy, the City of Arden Hills will consider using Tax Increment
Financing(TIF) and other forms of public financing to assist private development
projects to achieve one or more of the following purposes:
A. Remove blight and/or encourage redevelopment in the TCAAP area per the goals
and visions established by the City Council
B. To achieve the following housing-related goal:
1. To provide a balanced and sustainable housing stock to meet diverse needs
both today and in the future.
C. To retain local jobs and/or increase the number and diversity of quality jobs
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D. To offset increased costs for redevelopment over and above the costs that a
• developer would incur in normal urban and suburban development.
E. To facilitate the development process and to achieve development on sites which
would not be developed without this assistance.
F. To meet other uses of public policy, as adopted by the Council from time to time,
including promotion of quality urban design, quality architectural design, energy
conservation, decreasing the capital and operating costs of local government, etc.
G. To encourage the application of urban design principles that promotes efficient
mixed-use development, quality amenities, and attractive,pedestrian, and transit
friendly development.
3. Costs Which Qualify for Tax Increment Financing Assistance
A. Project design fees including utilities, landscape, architectural, and engineering
design
B. Site-related work, including permits for site work, earthwork/excavation, soil
correction, landscaping, utilities, streets and roads, street/parking lot paving,
street/parking lot lighting, curb and gutter, and sidewalks
C. Land acquisition
D. Special assessments
E. Legal fees (acquisition, finance, closing)
F. Soil tests
G. Environmental studies
H. Surveys
I. Interest rate write downs
J. Replacement or cleanup of contaminated soils which would otherwise preclude
redevelopment
K. Carrying costs
L. Any other costs allowable by state statute
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4. Proiects Which May Qualify for Tax Increment Financinp,Assistance
• It is assumed that the TCAAP developer will enter into a Master Development
Agreement with a subsequent Individual Development Agreement for each phase of
development. All new TIF agreements considered by the City of Arden Hills must meet
each of the following minimum qualifications and will also be evaluated based on their
ability to meet the desired qualifications for assistance.
A. The developer must demonstrate that the project is not financially feasible "but
for"the use of tax increment financing.
B. The project must be consistent with the City's Comprehensive Plan and Zoning
Ordinances, Design Guidelines or any other applicable land use document.
C. Prior to approval of a TIF financing plan, the developer shall provide any
requested market and financial feasibility studies, appraisals, soil boring, private
lender commitment, and/or other information the City or its financial consultants
may require in order to proceed with an independent underwriting of the proposal.
D. The developer must provide adequate financial guarantees to ensure the
repayment of any TIF or other public financing loan and completion of the
• project. These may include,but are not limited to, assessment agreements, letters
of credit, personal deficiency guarantees, guaranteed maximum cost contract, etc.
E. Any developer requesting TIF assistance should be able to demonstrate past
successful general development capability as well as specific capability in the
type and size of development proposed. TIF will not be used when the
developer's credentials, in the sole judgment of the City, are inadequate due to
past history relating to completion of projects, general reputation, and/or
bankruptcy, or other problems or issues considered relevant to the City.
F. The developer, or its contractual assigns, should retain ownership of any portion
of the project long enough to complete it, to stabilize its occupancy, to establish
project management and/or needed mechanisms to ensure successful operation.
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5. TCAAP Guiding Public Financing Principle
• A. The City of Arden Hills is committed to the redevelopment of the Twin Cities
Army Ammunition Plant (TCAAP ) as evidenced by a series of documents
including the City Council approved Goals and Objectives, dated January 26,
2004 and the adopted TCAAP Framework Vision. It is understood that the
blueprint for the redevelopment will undergo continuous refinement and
modifications throughout the life of the project.
B. The City recognizes that the TCAAP project, like all redevelopment efforts,has
extraordinary project costs including,but not limited to, environmental clean-up,
major infrastructure improvements, architectural enhancements and other
modifications that will assist in marketing property that carries with it the stigma
of a polluted Super Fund site. The end redevelopment goals are to create a long
term community asset and secondly, the environmental clean-up of a vacated
military ammunition plant ensuring the health and safety of Arden Hill's
residents.
C. In order to secure these redevelopment goals the City needs to partner with a
• development group to implement the TCAAP vision. Based on observation from
other metropolitan redevelopment projects it should be assumed that the TCAAP
redevelopment will need substantial public financing in order for the project to be
economically feasible. The City of Arden Hills will view and favorably consider
applications for public financing that comply with the provisions of Sections 1, 2,
5, 6, and 7 of the Policy and will view and favorably consider tax increment
financing applications that comply with all provisions of the Plolicy.
D. The assumptions for this guiding principle are as follows:
1. Public financing may include tax increment, grants, City bonds, special
legislation and any tools that serve as project revenue and fulfills the
purpose of making the TCAAP project economically feasible.
2. Public financing shall not affect the existing taxpayers of the community.
3. Public financing shall be given through a rigorous process to ensure fiscal
responsibility. This includes third party review of the"but for" analysis for
any financial requests, establishment of internal administrative processes
• and related items.
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f
This guiding principle is further defined through the following 14 operating principles.
•
6. TCAAP Public FinancinE and Tax Increment Principles
A. General assumptions of redevelopment shall serve as a guide for TCAAP
financial assistance policies. These assumptions are as follows:
1. Redevelopment is an inevitable community process.
2. The City needs to be proactive to redevelopment challenges.
3. Redevelopment processes are complex, requiring a large amount of City
resources to be successful.
4. The City recognizes public investment/initiatives for redevelopment are
essential for the long-term health of the community.
5. Redevelopment costs may compete with other City interests.
6. Redevelopment benefits are both tangible and intangible.
7. Every redevelopment project brings a unique set of circumstances and
• challenges. As such, each strategy must be tailor-made to match these
conditions.
B. As evidenced by other Twin Cities metropolitan redevelopment activities, the
magnitude of the TCAAP project (primary development area is 455 acres)
combined with extraordinary environmental challenges, demolitions costs,
infrastructure improvements including potential freeway interchange
improvements, marketing challenges and asset enhancement design creates a
redevelopment project that will need significant public financing in order to be
economically feasible.
C. The City desires that the TCAAP project, as outlined in the City's approved
Master Framework Vision, and the City's goals and vision for the project dated
January 26, 2004 be of high quality. To this end, the City recognizes that public
financing will be required to achieve this objective.
D. TCAAP will have a positive long term impact on the City by the immediate clean-
up of polluted properties, the elimination of vacant buildings and infrastructures,
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providing alternative housing choices, and establishing a unique identity for the
• community.
E. Based on economic development projections, the anticipated tax increment
revenue generated from a 26 year redevelopment district may generate
$70,000,000 in net present value. It is anticipated that the TCAAP development,
due to the conditions of the site and the desire of the City to implement the
principles of the TCAAP Framework Vision, may require significant public
financing assistance to complete the redevelopment. Based on this,
implementation strategies may include the following to ensure fiscal
responsibility and minimizing the impact of the TCAAP development on the City
as a whole.
1. All requests for assistance shall be reviewed by a third party financial
advisor.
2. The City shall establish mechanisms within the development agreement to
ensure that adequate checks and balances are constructed in the
distribution of financial assistance, these include:
• a. Third party review of the"but for" analysis.
b. Establishment of"look back provisions".
C. Establishment of internal tax increment administrative procedures.
d. Establishment of minimum assessment agreements.
3. The City will elect the fiscal disparities to come from inside the district to
eliminate any impact to the existing tax payers of the community.
4. The base tax increment for this redevelopment, which could equal up to
$200,000 per year, will provide the City a revenue starting point for
increased local services.
5. The City will target up to 5% of tax increment for administrative purposes.
6. The City will target up to 10% of tax increment to be used for capitalizing
a City wide redevelopment fund
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F. The City will construct a Master Development Agreement that will serve as the
basis for future individual development agreements. This Agreement will
construct the outline for future business transactions such as minimum values,
employment, phasing, qualified costs and the conditions that addresses the
business term considerations of both the developer and the City.
G. The City should attempt to certify the TCAAP area as a 26 year redevelopment
area to allow for maximum financial flexibility
H. The City will consider fees on new construction, as needed, to serve as a revenue
source to construct necessary TCAAP capital improvements. An example of this
would be the creation of a Water Accessibility Charge (WAC) that could be used
for a water tower, lift stations and the like. The City will attempt to have new fee
structures applicable in the TCAAP area only.
1. To assist reducing TCAAP project expenditures, the City will consider issuance
of general obligation bonds for infrastructure improvements. The purpose of these
bonds would be to provide below market financing for improvements and would
be paid back through a contractually agreed upon special assessment payment
• process. The City views that these types of bonds provide minimal risk to the
City's taxpayers since assessments of these types are liens on property that are
senior to any type of mortgage.
J. The City shall proactively attempt to minimize the amount of tax increment
needed through the pursuit of grants, special legislation, innovative solutions in
structuring the deal, and other funding mechanisms. It is recognized that capital
improvement grant sources can not be successfully sought until the project
achieves more finality, e.g., signing of various development and early transfer
agreements. In addition, some grants may not be accessible to the City since
conditions attached to the same may not meet the community's objectives.
K. The City will designate a citizen's "watch-dog" Committee to ensure that any
public financing is given and administered within the spirit and intent of these
policies. At a minimum, the group should meet on an annual basis and review the
City's Tax Increment Report to the Office of the State Auditor.
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i
7. TCAAP Local Public Services Needs
A. An extensive City resource plan will be prepared to identify additional public
services that will be needed for the TCAAP area. It should be anticipated that the
cost of public services, within a period of 14 to 16 years, will exceed any
additional general fund revenue that is created by this project until decertification
of any TCAAP related tax increment district. The cost of these additional
services shall be addressed as part of the City's business terms and the solution(s)
to the same shall be addressed through the Master Development Agreement. In no
shape or form shall the existing tax payers of the community be liable for TCAAP
project area general operating expenditures.
B. The City recognizes that all attempts will be made to prevent any additional tax
burden on the community due to the TCAAP development. However, the TCAAP
development should be viewed as containing many beneficial off-setting elements
to the community such as assisting the City in providing alternative housing
choices, recreational opportunities, reclaiming polluted property, providing an
• additional identity for the community and serving as another economic catalyst to
strengthen existing assets and to encourage additional
development/redevelopment within the City.
C. Strategies should be developed to ensure that some revenues generated from
TCAAP can be used to assist other needs in the community, primarily in the areas
of assisting other redevelopment efforts and recreational needs. In addition, the
City shall seek collaborative efforts, e.g. with the Mounds View School District,
in the development of the north primer tracer area (identified as "Potential
Athletic Fields"in the City's Framework Vision.) The City will examine their
existing park dedication fee structure to ensure that sufficient revenue is generated
for the City's recreational needs identified in the TCAAP project, in addition to
assisting in recapitalizing the City's existing park funds.
F.',users'Janice`Jerry',Arden Hills`Tax Increment Financing Policy-2.doc
•
Page 8 of 8
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