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Home My WebLink About03-28-05 . ! Councilmembers: David Grant Brenda Holden Gregg Larson Lois Rem ~ ~HILLS Arden Hills City Council 1245 W. Highway 96 Arden Hills, Minnesota 55112 651.634.5120 www.ci.arden-hills.mn.ns Mayor: Beverly Aplikowski REGULAR MEETING Monday March 28, 2005 City Vision A strong community that values our unique enviromnent, our fiscal soundness, and our tradition as a desirable ci in which to live, work, and la . Agenda City Council Meefing Convenes 7:00 PM Can to Order PLEDGE OF ALLEGIANCE 1. APPROVAL OF AGENDA 2. APPROVAL OF MINUTES A. Claims and Payroll Those items listed under the Consent Calendar are considered to be routine by the City Council and will be enacted by one motion under a Consent Calendar format There will be no separate discussion of these items, unless a Council Member so requests, in which event, the item will be removed from the general order of business and considered separately in its normal sequence on the agenda. Public InquirieslInformational is an opportunity for citizens to bring to the Council's attention any items not currently on the agenda. In addressing the Council, please state your name and address for the record, and a brief sunnnary of the specific item being addressed to the Council. To allow adequate time for each person wishing to address the Council, we ask that individuals limit their comments to three (3) minutes. Written documents may be distributed to the Council prior to the meeting, or as bench copies, to allow a more timely presentation. 3. CONSENT CALENDAR 4. PUBLIC INQUIRIESIINFORMATIONAL 5. PUBLIC HEARINGS Arden Hills City Council Agenda March 28, 2005 Page 2 6. NEW BUSINESS A. Approve the appointment of John Mennenga as the Building Inspector for the City of Arden Hills. B. Purchase Agreement for Old City Hall Site Schawn Johnson Scott Clark 7. Unfinished Bnsiness A. TCAAP Framework Vision Scott Clark CITY COUNCIL REPORTS A. Councilmember Holden B. Councilmember Grant C. Councilmember Rem D. Councilmember Larson E. Mayor Aplikowski ADJOURN Following the City Council Meeting: Work Session-TCAAP Public Financing Work Session-TCAAP Interim Agreement #2 JI' ~ ~HlLLS City ot Arden Hills Request for Council Action Prepared by: Murtuza Siddiqui Dept.: Finance .""':S Council Mtg. Date: March 28, 2005 Final Action Needed By: March 28, 2005 Agenda Item ~ Claims & Pavroll Budgeted Amount: Across City Budaet - All Funds Actual Amount: See Financial Implications Funding Source: Across City Budaet - All Funds Council Action Request: Review and Approve Consent Agenda Item 3A - Claims and Payroll Staff Recommendation: Approve Consent Agenda Item 3.A. - Claims and Payroll Advisory Commission Action: AC;i~~---1 Not Appiicable----.~1 lIlot,l\.ppli"able ... : _NoLajJplicable_J Commission Date Planning PTRC Supporting Documents (which are attached to this Action Form): . D Memo/Letter: D Resolution (No. ) D Ordinance (No. ) D Engineering Recommendation: D Attorney Recommendation: DOther: Payroll and Claims Reports Financiallmplicalions: Payroll #5 Total Cost $67,805.35 Claims Total $65,319.98 Administrator/Staff Comments: . Page 1 of 1 ~ ~ ~ ~ >;- ~ i'; if . :- il: '" "' 0( 0 e E ~ . ~ 0- .. 6- ~ ~ a .. ~ :- ~ 5 f ;., ~ ~ i.: i'; ~ " :- ~ ~ ~ ~ ~ ~ ~ ~ " ~ ~ ~ w ~ w 0 '" " ~ ~ c. ~ 0 0 z 0 ff a' 0 :i' ~ ~ 0 . Ii EO e. ~ ~: ~ ~ ~ [ ~ ~ s '< " e .., ~ ~ ~ 1 ~ Ii' -l ~ ~ 0 g 0 ~. " ~. ~. ~ "' o. 0 '" ~ " . ~ Ii !f 0 . ~ - 0 ~ ~ ~ ~ i ~ ~. ~ ~ ~ ~ ~ ii " ~:. - - - - - - "':.~ ~ 5: ~ 5: " " 0 " " " " 0 0 ~ 0 0 0 " 0 0 0 0 0 0 ~ 0 0 0 >"; ~ ~ ~ ~ 0 ~ ~ '" ~ e 0 0 ~ 0 0 0 ;0 0 0 0 0 0 0 ~ 0 0 0 C?::::~ ~:. ~ 0 ~ ~ ~ ~ ~ N 0 :-...... "'.m ~: ~ -l " () '" ~ Q ~ 1? I" *' " 0( 0( ~ if ~ ~ ~ z ~ () '" '" ~ ~ ~ ~ iij ;r B ~ ~ ~ i< ~ ~ e: ~ ~ 0 0 ~ ;0 ~ if 0 ~ - ~ "- ~ ;. 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PAGE I OF4 CITY OF ARDEN HILLS ACCOUNTS PAYABLE CLAIMS REPORT TO BE APPROVED AT 03/28/05 COUNCIL MEETING CLAIMS PAID SINCE LAST COUNCIL MEETING (03/14/05) :: :::ck',(:::j: ::(jkJ pi(rt: : >VRNObR':':.: ... .... ............<<<<<1: :i\Mou&f::I': :iJOMMENTs'::'::: . 26430 03114/05 .A-l Contract C1eanini!, Ine 1,315.28 CH~Cleaninl! 26431 03114/05 Acclaim Benefits 100.00 FSA Admin 2/28/05 26432 03/14/05 Aramark Uniform Service 36.41 CH-Ruo Cleanino 26433 03114/05 Beisswen!!.er's 32.48 CH. Bird Feed 26434 03/14/05 BFI of MN, Ine 208.75 Waste Removal-Mar 26435 03/14/05 L"-'l111 Burwell 1,180.00 Dance Instructor 1/27-2/24/05 26436 03/14/05 Comorate Express II 1.27 Co~ Pa~r 26437 03/14/05 Davies Water ECluin Co. 827.74 Shovels/Sewer Rcnair/Meter ValveslWater Maint 26438 03/14105 DPRA 3,176.70 Subsurface Investil!ation-Old PW 26439 03/14/05 Ehlers & Associates, Tne 150.00 Seminar-So Clark 26440 03/14/05 Electro Watchman, Inc 1,901.03 Alarm Svc.O&M-3/1.5/31 26441 03/14/05 Fast Sil!J1s 30.68 Name Planue-CCC 26442 03/14105 Fed Ex Kinko's 80.61 Delivctv Service-CH Roof Renair 26443 03/14/05 FerrelllIas 62.04 Pronane Hose/Gas 26444 03/14/05 Frattallone's Hardware 232.96 Shoo/Mamtenance Sunnlies 26445 03/14/05 Kenneth Gammell 894.83 Cable Tech Services 12/1/04-2/28/05 26446 03/14/05 Glenwoodlnldewood 60.29 Snrin~ter.CH Subtotal. Paid Claims 10,401.07 Paid Claims - 29,328.48 Add Unpaid Claims, 35991.50 Total Accounts Payable Claims fOI" Council Approval, 03/28/05- 65,319.98 Note: Checks for unpaid claims totaling $255,301.80 were mailed March 15, 2005 after approval at the March 14,2005 Council Meeting. *Exp. Related to TCAAP Project. ....ry""''''''''''p'Y'''''''cl,jm'l PAGE 2 OF 4 CITY OF ARDEN IIILLS ACCOUNTS PAYABLE CLAIMS REPORT TO BE APPROVED AT 03128/05 COUNCIL MEETING PAID CLAIMS REGISTER: . .. . .. . . .:~VbK..::o?\tjL :i\i>>dt!Nt, "':tP,,,i>>~wa"""'. 26447 03/14/05 Grainger, Inc 570.99 Maintenance Sunnlies 26448 03/14/05 GreenJ'vfi1l 74.29 CC Worksession 2/22/05 26449 03/14/05 Hallen, Christensen & McIlwain 187.50 Penv Pk Shelter 2/1-2/28/05 26450 03/14/05 Hannv Faces 20.00 Final Pvmnt-Easter Bunnv 26451 03/14/05 Ikon Office Solutions 6.99 Excess CODV Charge 26452 03/14/05 J-Berd Mechanical 217.38 Refund-Ovf>T"tlavmerit Permits 26453 03/14/05 Lakes Country Service CooDetative 8137.00 Insurance Premium 26454 03/14/05 League of ~ Cities 20.00 LCW 2005.S. Johnson 26455 03/14/05 Tim Leiser 72.18 Rcfund-Ovf>T"tlavment Final Utilitv Bill 26456 03/14/05 Lillie Suburban Newspapers 192.85 LelIal NoticeS 26457 03/14/05 Mac ()ueen Equipment Ine 14.31 Truck Renair # 1 02 26458 03/14/05 Metronolitan Mechanical Contractors 1,153.85 Refund.Ovemaid P#W05.4 26459 03/14/05 Metronolitan Area Ml2I1lt Assn 18.00 Mo\MA Luncheon 2/24- Wolfe 26460 03/14/05 :Midwest Asohalt Cornoration 469.74 Road Renair Materials 26461 03/14/05 MTI Distributing Co. 174.69 Blow Motor Assv 26462 03/14/05 Municina] Toy Company 141.00 Easter Ellll Hunt Sunnlies 26463 03/14/05 Newman Traffic SilInS 176.15 StreetSimls 26464 03/14/05 Northern 264.08 Air Hoses 26465 03/14/05 Office Denot 132.83 Office SUDnlies 26466 03/14/05 Oriental Trading Co. 279.18 Easter Eoo Hunt SUDoJies 26467 03/14/05 Pace Analytical 703.82 Water Testino-Feb 26468 03/14/05 Postmaster-St. Paul 2,000.00 Postalle Permit #1962 26469 03/14/05 Purchase Power 1,016.99 PostaQe-Meter 26470 03/14/05 Ramsev County 226.28 Haz Waste Generator Lie 2005 26471 03/14/05 Roseville, City of 2,098.38 JP A~lvfIS-Mar/O&M Phone Service 26472 03/14/05 S&S Worldwide 131.15 Easter Eoo Hunt Sunnlies 26473 03/] 4/05 Safetv-Kleen 130.53 Haz Waste Removal 26474 03/14/05 Kristin Sandau 10.00 Refund-Creative Dance 26475 03/14105 Shoreview, City of 287.25 Youth PWOTamsIMedals Paid Claims - Pa~e 2 18,927.41 I . e . . . PAGE 3 OF 4 CITY OF ARDEN HILLS ACCOUNTS PAY ABLE CLAIMS REPORT TO BE APPROVED AT 03/28/05 COUNCIL MEETING PAID CLAIMS REGISTER: .......... dti>i!bHI ...........).. .--....... ............. ...//....../ ...-..-_... <G"-.~..'.' ............ :::.i\~PllNt>l:::: 26476 03/14105 Svencer Fane Britt & Browne 1,664.00 . Legal Fees.TCAAP 1/31/05 26477 03/14105 SRF Consulting Grouo, Ioe 62.00 . TeAAP ll<Jundrv Survey 1131/05 26478 03/14/05 St. Joseph's EQuipment, Ine 211.25 Backhoe #204.Repair 26479 03/14105 Target Stores 47.82 Easter E~ Hunt Supplies 26480 03/14/05 Timesaver Off-Site Secretarial 525.20 Recording Secretary 26481 03/14105 Unioue Paving Materials 150.29 Road Renair Materials 26482 03/14/05 United Rentals 1,532.93 Gate Valve Repairs-Arden Pl N/Safety School Seminar 26483 03/14/05 United Way 104.00 2005 Pledge Carnn.i"" 26486 03/14/05 University of:tv1N' 390.00 2005 Sorin. Wnrkshon 4/12 & 4/19105 26485 03/14/05 Virgil Schaaf Construction Co. 582.00 Hoe & 625 Hammer~Watermain Break 26486 03/14/05 West Weld 472.57 Drill Bits!Hardware/Light Bulbs 26487 03/14/05 David Winkel 104.97 2005 Uniform Purchase 26488 03/15/05 Acclaim Benefits 584.82 FSA Reimbursement 3/11/05 26489 03/15/05 Me Builders, toe 29,962.44 Pay #3-Perrv Pk Pavilion 26490 03/22/05 Acclaim Benefits 401.07 FSA Reimbursement 2/11105 26491 03/22/05 HillSoeakers 25.00 Toastmasters Dues~Hellegers 26492 03/23/05 Affinity Plus Federal Credit Union 3,038.87 Second March Payroll 26493 03/23/05 Flahertv's Arden Bowl 192.00 Bowling Trip-Spring Break 26494 03/23/05 leMA Retirement Trust-457 2,252.62 Second March Payroll 26495 03123/05 MN Child Sunnort PaYment Ctr 370.64 Second March PaYTolI 26496 03/23/05 David Walbridge 225.00 Magic Show-SprmjZ, Break I Paid Claims ~ Page 3 42,899.491 . PAGE40F4 CITY OF ARDEN HILLS ACCOUNTS PAY ABLE CLAIMS REPORT TO BE APPROVED AT 03128105 COUNCIL MEETING UNPAID CLAIMS REGISTER: 26497 03/29/05 Ramsey County 35,991.50 :Mar Law EnforcemenUO&M Facility Maint Fees/2004 Reconciliation Credit Unpaid Claims - Page 4 35,991.50 I . . . . . . ~ ~~H1LLS City of Arden Hills Request for Council Action Prepared by: SJ 'S.~.} Dept: Admin Council Mtg. Date: 3/28/05 Final Action Needed By: 3/28/05 Agenda Item. Appoint John MennenQa as the City's BuildinQ Inspector Budgeted Amount: NA Actual Amount: NA Funding Source: NA Council Action Request: Approve the appointment of John Mennenga as the Building Inspector for the City of Arden Hills. Staff Recommendation: Approve the appointment of Mr. Mennenga. Advisory Commission Action: ~-~-- I , 1 .__.1 Action Commission Date Not Applicable. . Not Applicable . Not applicable Supporting Documents (which are attached to this Action Form): o Memo/Letter: o Resolution o Ordinance (No. ) o Engineering Recommendation: o Attorney Recommendation: o Other: Resume for John Mennenga ] I Financial Implications: The proposed beginning salary is $35,734, which is in accordance with the approved 2005 compensation plan. Administrator/Staff Comments: See attached memorandum. \\Earth\Admin\Assistant City Administrator\Requests for Council Action\2005\2005 Approve Appointment of John Mennenga.doc ~ ~~ILLS . MEMORANDUM DATE: March 23,2005 Agenda Item 6.A. TO: Honorable Mayor and City Council Members Michelle Wolfe, City Administrator FROM: Schawn Johnson, Assistant to the City AdministratorS'iG SUBJECT: Appointment of John Mennenga as the City's Building Inspector BACKGROUND The position of Building Inspector became vacant when Eric Nordeen accepted the Lake Johanna Fire Marshall position on January 12,2005. The City received 17 applications that were reviewed by City staff. Six candidates were selected for the first round interviews. (One later dropped out) The first round of interviews was conducted by Rick Regnier (Richfield Building Official), Dave Scherbel, and myself. There was unanimous agreement amongst the group as to . who were the top two candidates for the second round of interviews. Those interviews were conducted on March 16th. Michelle Wolfe, Scott Clark, Dave Scherbel, and I were part of the interview panel for the second round of interviews. DISCUSSION The recommended candidate is Mr. John Mennenga. Mr. Mennenga earned a Bachelor's Degree in Criminal Justice from Bemidji State University. He also has a Housing Inspection Certificate from North Hennepin Community College and a State of Minnesota Building Official License. He has been employed by the City of St. Paul since November 2004 as a Plans Examiner. In that capacity he has been involved in reviewing building plans, zoning codes, building permits, and reviewing building and zoning related laws and regulations. Prior to his work in St Paul, Mr. Mennenga worked for the City of Maplewood as a Building Inspector intern. There he assisted the City of Maplewood with building inspections, code enforcement, and record maintenance of building permit applications. Mr. Mennenga has also worked as a building construction laborer, Community Services intern for the City of North St Paul, and as an Animal Control Warden for the City of Minneapolis. He has a solid background in the building trades and has indicated a strong interest in this position with the City of Arden Hills. Upon receiving the formal job offer he will need to provide 10- days written notice to his current employer. Reference checks have been completed and the . responses from his previous employers have been very positive. . . . Page 2 of2 RECOMMENDATION City staff is requesting City Council approval of the appointment of John Mennenga as the City of Arden Hills Building Inspector, with a start date yet to be detemlined. Mr. Mennenga would be beginning at the first step ($17.18 per hour), as approved by the 2005 Compensation Plan. \\Earth\Admin\Human ResouTces\CLASSIFICATIONS\Building Inspector\2005 RecruiLment\Candidate Letters\City Council Appointment Information\3-28-05 Memo to Council-Appointment of John Mennenga_doc John P. Mennenga 4913 132nd St. N. Hugo, MN 55038 651-260-3017 johnpmennenga@yahoo.com . Seeking a position as a Building Inspector Certified Building Official, State of Minnesota - 7/12/2004 Certified Building Official, Limited, State of Minnesota - 10/07/03 City of S1. Paul 11/2004 - Present Plans Examiner Review plans for buildings and structures containing routine to complex architectural and structural concepts in their design. Interpret and explain provisions of the building codes, zoning requirements and other laws, rules and regulations pertaining to the construction of structures. Coordinate approval process of building or remodeling plan review with appropriate inspection units including building, food service, historical preservation commission, zoning, tree preservation, licensing, electrical, structural, plumbing, heating and ventilation. Review site plans and make mathematical computations to determine safe loads and strength of various parts of structures. Answer questions and receive complaints regarding building code regulations and violations from designers, architects, engineers, builders, contractors and the general public. . City of Maplewood 3/2004 - 11/2004 Building Inspection Intern Perform administrative code compliance activities at the direction of the Building OfficiaL Conduct a full range of timely residential building inspections, from foundation footings to building fmal. Prepare daily reports of inspections for computer data entry of results. Organize and maintain accurate records. Follow up on correction notices. Interact with public, contractors, builders, and city staff on a daily basis. Consult with architects, engineers, contractors, building owners and the general public on the interpretation and enforcement of International, State and Municipal Building Codes. Provide plan review on all aspects of residential construction. Research and analyze on-going issues within the full spectrum of the building code industry. 1. M. Bruggeman Companies 10/2001 - 3/2004 Laborer Performed construction work in existing homes for the remodeling side of the business. Duties included: foundation excavation, concrete form work, poured walls and piers, framing, sheathing, insulation, wallboard, custom cabinetry, installation and exterior finishing. Utilized in all phases of construction spectrum, from excavation to final clean up. For the coaches and transporters side of the business: responsible for insulation of walls, ceilings, floors and decks of entire coach and transporter body. Arranged components for assembly. Performed receiving and inventory control functions in a . warehouse environment. Managed general maintenance of facility. . . . City of North St Paul 6/2001 - 10/2001 Community Services Intern Issued building, electrical, plumbing and mechanical permits. Helped customers complete permit applications and solved problems on related issues. Extensive data entry related to recording of permit and licensing applications. Instrumental in converting entire property identification system to updated filing system. Relied upon to give accurate information to clients, realtors, loan processors and government entities regarding zoning, flood plain and utility locations. Primary contact for new refuse haulers' routing, delivery and billing departments, as the City went to a controversial one hauler program for collection. Worked extensively in both the Engineering and Community Services divisions on a variety of projects. Anderson Construction 5/1996 - 12/2002 (part-time position) Built housing additions, decks, sheds, remodeled bathrooms and kitchens, installed saunas, re-shingled roofs, installed windows and doors, hung sheetrock, sprayed ceilings, poured footings. erected walls, floors and roofs, minor plumbing repair and replacement, tile laying and grouting, minor electrical replacements. 3D Business Solutions 5/2000 - 1/1/01 Contract Recruiter/Account Manager Performed a variety of computer related duties including: Internet searches to identifY potential candidates, posting jobs and maintaining several website accounts. Screening and recruiting candidates for contract, contract to hire and permanent positions. City of Minneapolis, Regulatory Services 1/92 - 9/2000 Animal Control Warden Enforced ordinances, wrote citations, filed criminal complaints, testified in court, wrote detailed reports, conducted investigations, interviewed suspects, witnesses and complainants. Entered information into database and ran reports. Dispatched calls via radio, and provided public information. Position involved heavy phone and personal contact, requiring tact and diplomacy to educate public and solve problems. Relied upon to provide helpdesk trouble-shooting abilities to co-workers. Utilized as mentor and trainer in all aspects of duties. Education: Housing Inspection Certificate Building Inspection Technology North Hennepin Community College, Brooklyn Park, MN Bemidji State University, Bemidji, MN Bachelor of Science Major: Criminal Justice Minors: Political Science and Sociology e Prepared by: SC Dept: CD Council Mtg. Date: 3/28/2005 Final Action Needed By: 3/28/2005 ~ ~HlLLS City of Arden Hills Request for Council Action . Agenda Item ill Approval of Purchase AQreement for Old Citv Hall Site Budgeted Amount: $0.00 Actual Amount: Funding Source: Council Action Request: Motion to Approve Purchase Agreement to Royal Oaks for acquisition of the old City Hall property Staff Recommendation: Approval. of the same Advisory Commission Action: Commission Date Action Supporting Documents (which are attached to this Action Form): . I:2J Memo/Letter: Memo attached detailing key sections o Resolution (No. ) o Ordinance (No. ) o Engineering Recommendation: o Attorney Recommendation: I:2J Other: Purchase Agreement prepared by the City Attorney Financial Implications: Sale of property proceeds will be credited as an offset to payments made for the Ramsey County Facility Administrator/Staff Comments: Purchase agreement stipulations reflect past City Council discussion . Page 1 of 1 . ~ ~HILLS MEMORANDUM . DATE: March 23, 2005 Agenda Item 6.B TO: Mayor and City Council Michelle Wolfe, City Administrator FROM: Scott Clark, Community Development Director SUBJECT: Purchase Agreement for Old City Hall Site Attached is a real estate purchase agreement between the City of Arden Hills and Royal Oaks Realty, Inc. for acquisition of the old City Hall site. The conditions and terms of the agreement reflect past staff and Council discussions. Items to note: Section 2 Purchase Price- Purchase price of$1,360,000 in addition to payment of $40,000 in park dedication fees (Section 11.4) Section 6 "AS IS" Condition and Section 7.Covenants and Warranties of Seller- . these two sections memorialize that the purchaser is buying the property in an "as is" condition and acknowledges that they have received all known environmental documents regarding the property. In addition, the buyer is indemnifying the City harmless from the payment of any clean-up costs. Section 11.3 Development Permits- acknowledges that the seller (the City) is not obligated to issue development permits unless the buyer's development application complies with the City's development regulations. Section 19 Right to Repurchase- This establishes that the City has the right to repurchase if the buyer has not begun the project by May 1, 2006. It is staffs understanding that the purchaser (Royal Oaks) is intending to make a planning application in April for a May Planning Commission meeting. Staff is in the process ofpreparing for an April neighborhood meeting. Staff would also like to note the recent process that got the City to the point of the purchase agreement. In January staff connected four agencies regarding this property (this was done concurrently as negotiation with Royal Oaks had already begun). None of the agencies responded, however, over the past six months the City has had contacts regarding three proposals including a charter school and two small strip shopping centers that would have been half ofthe square footage of the existing proposal. Also, early this year the Council gave consensus to proceed with negotiations and development with Royal Oaks as opposed to stopping the process . and restarting the process with a formal request for proposal. . l\Earth\Planning\Misc FileslCily Hall-PW Sitelpurchase agreement council action 03 28 05.doc . . . DRAFT #2 REAL ESTATE PURCHASE AGREEMENT THIS AGREEMENT, made on or as of the day of 2005, by and between CITY OF ARDEN HillS, a Minnesota statutory city, (the "Seller") and ROYAL OAKS REALTY, INC., a Minnesota corporation (the "Pure haser") . In consideration of the mutual covenants and undertakings contained herein the parties agree as follows: 1 . Sale and Purchase of Property. Seller agrees to sell, and Purchaser agrees to purchase, certain real property situated in the City of Arden Hills, County of Ramsey, State of Minnesota, consisting of: 1.1 certain land legally described as follows, to-wit: (See Exhibit A attached hereto and incorporated herein), together with all the appurtenant rights, miner rights, privileges, and easements belonging thereto (collectively the "land"); 1.2 all buildings, structures, and other improvements located on the land as well as all fixtures located therein and thereon (collectively the "Improvements"); The Land and Improvements are hereinafter collectively referred to as the "Real Property". 2. Purchase Price. Purchaser agrees to pay to Seller, as the purchase price for the Real Property (the "Purchase Price"), the sum of One Million Three Hundred Eighty-five Thousand Dollars ($1,385,000.00) payable in the following manner: 2.1 $25,000.00, as earnest money (the "Earnest Money") upon execution of this Real Estate Purchase Agreement by Purchaser; 2.2 $1,360,000.00. in cash or certified funds on the date of Closing. 3. Title. Purchaser, at its sole cost, shall obtain a title insurance commitment and policy. At least fifteen (15) days prior to the date of closing, Purchaser shall provide Seller with a copy of the title commitment. If title to the Real Property, as evidenced by the Commitment is not good and marketable of record in Seller and is not made so by the Closing Date, Purchaser may terminate this Agreement by giving written notice to Seller in . which event this Agreement shall become null and void, Seller shall refund the Earnest Money and neither party shall have any further right or obligation hereunder. 4, Survey. Purchaser, at its sole cost, shall prepare a survey for the Real Property and may enter upon the Real Property for such purpose. Purchaser shall hold Seller harmless from any liability resulting solely from the entering upon the Real Property or the performing of any of the functions necessary to prepare a survey pursuant to this Section 4 (the "Survey"). Purchaser shall provide Seller with a copy of the Survey. 5. Inspection. Purchaser, its agents and designees, are hereby granted the right at any time or times after the date hereof to inspect, analyze, and test the Real Property and its various components. Purchaser shall hold Seller harmless from any liability resulting solely from the entering upon the Real Property or the performing of any of the tests or inspections referred to in this Section 6 by Purchaser, its agents or designees. 6. "AS IS" Condition. The Real Property described herein is being sold in an "AS IS" condition. Purchaser acknowledges that it reviewed the Demolition Survey Report attached as Exhibit 8; the Wetland Delineation Report . attached as Exhibit c; the Environmental Condition Report, attached as Exhibit D; and has inspected the Real Property. As part of the consideration for the purchase of the Real Property, Purchaser, at its sole cost, will undertake any remediation procedures required by the Minnesota Pollution Control Agency or otherwise, as necessary, to remove any Hazardous Substances (as hereinafter defined), if any, from the Real Property and shall indemnify and hold the City harmless from the payment of any such costs. 7. Covenants and Warranties of Seller. Seller covenants and warrants to Purchaser as follows: 7.1 Ownership of Real Property. Seller is the owner of good, marketable, and insurable fee title to the Real Property free and clear of all title defects, options, rights of first refusal, easements, restrictive covenants, encroachments, survey defects, restrictions or limitations on the Real Property, liens or encumbrances, except those of record. 7.2 Encroachments. There are no encroachments upon any of the Real Property and no portion of any Improvement encroaches upon any . 2 . property not included within the Real Property, or upon the area of any easement affecting the Real Property, except those of record. 7.3 Real Property Taxes, Seller does not have knowledge of any pending or contemplated reassessment of the Real Property. Seller has paid all real estate faxes, if any, on the Real Property due and payable through 2004. . 7.4 Hazardous Substances. Seller does not currently use the Real Property for disposal or storage of any Hazardous Substance and, except as indicated on Exhibit D attached hereto, Seller has no knowledge of any noxious, toxic, hazardous. unsafe or environmentally unsound materials, substances, wastes or Hazardous Substances (as hereinafter defined) in, at, under or on the Real Property whether there by intent, spill, release, discharge, disposal, storage or any other means. Seller has not received any notice from any government agency, board, commission, authority or any other entity, and is not a party to any legal or administrative action or proceeding, concerning or relating in any way to the spill. release. discharge, transportation, disposal, storage or presence of hazardous or regulated substances or wastes in, at, under, on, or concerning the Real Property, including any pending, or contemplated search or investigation of the Real Property or any portion thereof with respect thereto. Except as identified on Exhibit D, Seller has no knowledge of any activity on the Real Property which would subject any owner or operator thereof to damages, penalties, injunctive relief or costs or remediation or cleanup under any federal, state or local law. For the purposes of this Agreement, the term "Hazardous Substance means that and/or similar terms as defined in Section 104(14) of the Comprehensive Environmental Response, Compensation a Liability Act of 1980, and as amended, 42 U.S.C. Sec. 9601 et seq. (14), and Section 2(8) of the Minnesota Environmental Response and Liability Act, and as amended, Minnesota Statutes Sec. 1 15B.02(8), and includes the term "regulated substance" as defined in Section 9001 (2) of the underground Storage Tank Act, and as amended, 42 U.S.c. Sec. 6991 (2) and the term "hazardous waste" as defined in Section 1004(5) of the Resource Conservation and Recovery Act, and as amended, 42 U.S.c. Sec. 6903(5), and includes all regulations issued pursuant to any of the above statutes, and any unsafe, noxious, toxic or hazardous substance or similar terms under any other state, federal or local law, and any other applicable environmental, land . 3 use or similar act, statute, ordinance or regulation or as alleged or . determined under common law. The term "Hazardous Substance" includes asbestos and related substances, PCBs, and gasoline, kerosene and all other liquid or viscous petroleum products. Seller has complied and caused the Real Property to comply with all laws, ordinances, rules, regulations, and authorities having jurisdiction over Seller, the Real Property and the use by Seller of the Real Property, relating to any Hazardous Substances or material. 8. Closinq. Subject to the conditions contained herein, the closing shall take place on or before July 27, 2005. The Closing may take place on such other date as is mutually agreed upon, or such other date as this transaction actually closes as determined in accordance with the provisions of this Agreement (the "Closing Date"). The closing shall take place at the offices of Purchaser's Title Company or at such other place as is mutually agreeable. At the closing, Seller shall deliver to Purchaser: 8.1 A Warranty Deed, properly executed on behalf of Seller. 8.2 A standard Seller's Affidavit with respect to judgments, bankruptcies, tax liens, mechanics liens, parties in possession, unrecorded interests, . encroachment or boundary line questions, and related matters, properly executed on behalf of Seller. 8.3 An affidavit of Seller in form and content satisfactory to Purchaser stating that Seller is not a "foreign person" within the meaning of Section 1445 of the Internal Revenue Code. Upon delivery of the foregoing items, Purchaser shall deliver to Seller the portion of the Purchase Price payable at the closing. 9. Taxes, Assessments and utilitv Charqes. Seller shall pay all real estate taxes payable prior to the year of closing. Real estate taxes due and payable in the year of closing shall be prorated as of the date of closing on a daily basis. Seller shall pay all special assessments levied or pending as of the date of closing. All utility charges shall be prorated as of the date of closing. 10. Insurance. Seller hereby agrees that until the Date of Closing it will keep the real Property insured against loss due to fire and other causes as are covered by "extended coverage" insurance. Such insurance shall be issued by an insurer authorized to issue insurance in the State of Minnesota and shall be in an amount equal to the full insurable value of the Improvements, based on . 4 . . . current replacement cost. Such policies shall at the option of Purchaser be assigned to Purchaser at closing. 11. Continaencies. Notwithstanding anything to the contrary contained in this Agreement, the consummation of this Agreement and the closing provided in paragraph 8 hereof is hereby expressly conditioned upon Purchaser receiving assurances satisfactory to Purchaser, in Purchaser's sole discretion, that: 11.1 Accuracv of Representations and Warranties. The representations and warranties of Seller contained in this Agreement shall be true in all material respects on and as of the Closing Date with the same torce and effect as though made on and as of the closing Date (i.e.. a representation that a state of facts exists on or as of the date hereof shall be deemed to be a representation that such state of fact exists on or as of the Closing Date, and a representation that a state of facts has or has not changed between a date prior to the date hereof and the date hereof shall be deemed to be a representation that such state of facts has or has not changed between such prior date and the Closing Date). except as affected by transactions contemplated hereby and except to the extent that any such representations or warranties which were made as of a specified date shall have been true on and as of such date. 11 .2 Performance of Aareement. Seller has performed all obligations and agreements and conditions contained in this Agreement on Seller's part to be performed or complied with at or prior to the Closing Date. 11.3 Development Permits. Adoption of appropriate resolutions and issuance of development permits which allow the Real Property to be developed for an office/condominium project of approximately 70,000 square feet; provided that nothing herein shall obligate the Seller to issue development permits unless the Purchaser's development application complies with Seller's development regulations. 11 A Park Dedication Fee. The park dedication fee for the office condominium project shall be $40,000.00. If the nature of the project changes, the City reserves the right to recalculate the park dedication fee required for the revised project. 5 If the contingencies set forth in this paragraph 11 are not satisfied, . Purchaser shall have the right to terminate this Agreement by giving written notice of termination to Seller on or before the Closing Date. In the event that Purchaser gives Seller any such written notice of termination, this Agreement shall be null and void, Seller shall refund the Earnest Money. and neither party shall have any further rights. obligations, or liability hereunder. 12. Risk of Loss. Risk of loss to the Real Property prior to the time of closing shall remain in Seller. In the event that. prior to the time of closing. proceedings for the condemnation of the Real Property, or any interest therein, or any portion thereof are commenced by governmental authority having jurisdiction to do so, or the Real Property, or any interest therein, or any portion thereof, is damaged or destroyed, Purchaser may, at its option, terminate this Agreement by written notice to Seller whereupon this Agreement shall be null and void, Seller shall refund the Earnest Money, and neither party shall have any further rights. obligations, or liability hereunder. In the event of any such condemnation, destruction or any damage to the Real Property, or any interest therein. or any portion thereof. Seller agrees to fully inform Purchaser regarding any insurance providing coverage with respect thereto and the probable amount of any condemnation award or insurance proceeds recoverable on account thereof. and Seller shall, if this Agreement is not terminated on account . thereof, assign to Purchaser its rights to any such condemnation award or insurance proceeds. 13. Notices. All documents to be delivered and all correspondence and notices to be given in connection with this Agreement shall be in writing and given by personal delivery or sent by registered or certified mail, return receipt requested, postage repaid, addressed as follows: If to Purchaser: Royal Oaks Realty, Inc. Attn: Marcel Eibensteiner, President 1000 County Road E West. suite 150 Shoreview, Minnesota 55126 If to Seller: City of Arden Hills Attn: Michelle Wolfe. City Administrator 1245 West Highway 96 Arden Hills, Minnesota 55112 With a copy to: Peterson, Fram & Bergman. P.A Attn: Jerome P. Filla 50 East Fifth Street, Suite 300 . 6 . . . St. Paul, Minnesota 55101 Each such mailed notice or communication shall be deemed to have been given to or served upon, the party to whom it is addressed on the date the same is deposited in the United States mail, postage prepaid, properly addressed in the manner above provided. Either party hereto may change such party's address for the service of notice hereunder by written notice of said change to the other party hereto, in the manner above specified ten (10) days prior to the effective date of said change. 14. Assionment. This Agreement may not be assigned by Purchaser.. 15. Commissions. Seller warrants and represents that it has dealt with no realtor or broker in connection with this transaction and will indemnify, defend and hold harmless Purchaser against any claim made by an agent or broker for a commission or fee based on acts or agreements of Seller. Purchaser warrants and represents that it has not dealt with a realtor or broker in connection with this transaction and that it will indemnify, defend and hold harmless Seller against any claim made by an agent or broker for a commission or fee based on acts or agreements of Purchaser. 16. Survive Closino. All of the covenants, warranties, and provisions of this Agreement shall survive and be enforceable after the closing of this transaction. 17. Comnlete Aoreement. This is a final Agreement between the parties and contains their entire agreement and supersedes all previous understandings and agreements, oral or written, relative to the subject matter of this Agreement. 18. Time of the Essence. Time is of the essence in the performance of this Agreement. 19. Cantions. The paragraph headings or captions appearing in this Agreement are for convenience only, are not a part of this Agreement, and are not to be considered in interpreting this Agreement. IN WITNESS WHEREOF, the Authority has caused this Agreement to be duly executed in its name and behalf by its duly authorized representatives, and the Seller has caused this Agreement to be duly executed in its name and behalf by its duly authorized representatives on or as of the date first above written. 7 SELLER: PURCHASER: CITY OF ARDEN HILLS By: Beverly Aplikowski Title: Mayor ROYAL OAKS REALTY, INC. By: Marcel Eibensteiner President F:\users\Janice\Jerry\Arden Hills\Purchase Agreemenf - Prior City AOM Office-2.doc 8 . . . . . . EXHIBIT A LEGAL DESCRIPTION OF REAL PROPERTY The west 1072.5 feet of the North 276.82 feet of the Northeast Quarter of the Northwest Quarter of Section 22. Township 30, Range 23. Ramsey County, Minnesota Subject to easements and restrictions of record. [Exact legal to be determined by survey] EXHIBIT B DEMOLITION SURVEY REPORT . . . . EXHIBIT C WETLAND DELINEATION REPORT . . EXHIBIT D ENVIRONMENTAL CONDITION REPORT . . . I t. . . -- EXECUTIVES~RY DPRA conducted this Phase II Investigation at the former Arden Hills Public Works Facility (Site) located at 1440 West Highway 96 in Arden Hills, Minnesota, between January 19, and February 11,2005. As part of the investigation, DPRA performed soil screening and sampling during the excavation of 21 test pits and advancement of II soil probes in accordance with DPRA's recommendations to the City of Arden Hills in its Phase I Environmental Assessment Report, dated December 16, 2004. Soil samples were collected from thesubsurface, and submitted to a laboratory for chemical analysis; the range of chemical analyses included: volatile organic compounds (VOCs), gasoline range organics (GRO), diesel range organics (ORO), polynuclear aromatic hydrocarbons (PAHs), RCRA metals, and polychlorinated biphenyls (PCBs). Specific analyses of each sample were based upon the potential contamination source in the area of the soil probes. Soil Conclusions The soil lithology identified with the sampling activities at the Site is consistent with the results from the test pits and the regional geologic information, which consist of up to 8 feet of mixed fill underlain by nati ve sandy clay till to a depth of at least 32 feet bgs. The fill appears to be a remnant of road construction projects and is composed of asphalt, concrete. gravel, crushed rock sand, and other materials such as wood mulch, chips, and tree trimmings, and street sweepings. In addition. a mixture a concrete, scrap metal, glass, electrical cords, metal cans, and wood was uncovered in a relatively isolated area southeast of the maintenance building. P AH constituents, metals, acetone and DRO were detected in the soil and fill materials throughout the Site. DPRA reported the presence of soil contamination to the State Duty Officer on February 18, 2005 in accordance with Minnesota Statute 115.061. The approximate extent of the soil contamination is indicated by the yellow dashed boundary line on Figure 2. To assess the extent and magnitude of the soil contamination, DPRA used the Minnesota Pollution Control Agency (MPCA) established soil reference values (SRVs) and the soil leaching values (SL Vs), which are presented in the MPCA Risk-Based Site Evaluation Guidance. dated November 2, 1999. No individual constituent concentration or benzo(a)pyrene (BaP) equivalent concentration exceeded the SRVs or SLVs in any of the samples collected. DRO concentrations ranged from <3.6 mg/kg to 92 mg/kg. There are no established SRV or SL V for DRO concentrations. GRO was not detected in any soil probe borings at concentrations greater than method detection limits. Although, the complete horizontal and vertical extent of the contaminated soil is undefined; however, the source of contamination appears to have been historical filling and application of used oil on the ground surface for dust suppression. Groundwater Conclusions No groundwater was encountered in any of the soil probe locations. According to other published reports, groundwater in the area of the Site is approximately 90 feet below the ground surface and flows to the southwest. The residual contamination in the on-site soil does not appear to pose a risk of impacting the groundwater at the Site. ~ Phase II Investigation Report .~H]US Former Public Works Facility ~~DPRA I I I I I I . . . . . I I . . . . I I . Recommendations Based upon the information obtained during the Phase II Investigation performed by DPRA for the City of Arden Hills at the former Public Work Facility located at 1440 West Highway 96 in Arden Hills, Minnesota, DPRA makes the following recommendations: . No further investigation or corrective action is recommended at this time. . The Site should be entered into the MPCA's Petroleum Brownfield Program to obtain expedited review of the investigation results and obtain file closure. . Prior to any future Site redevelopment. a Development Response Action Plan (DRAP) should be prepared and submitted the MPCA's Petroleum Brownfield Program to address the management of residual petroleum-contaminated soil. At his time, it appears that the proposed developed includes mixed commercial office space and it is likely that contaminated soil can be managed on-site. . If geotechnical soil corrections are necessary prior to development, management of the soil will be required as discussed above. . . ~ .~HlLLS Phase II Investigation Report Fonner Public Works Facility ~~DPRA II . ~ ~HlLLS City of Arden Hills Request for Council Action Agenda Item tAl Adoption of TCMP Framework VisioC;; Budgeted Amount: $0.00 Actual Amount: Funding Source: .' . Prepared by: SC Dept: CD Council Mtg. Date: 3/28/2005 Final Action Needed By: 3/28/2005 Council Action Request: Motion to Approve Resolution #05-25 Approving TCMP Framework Vision dated March 9, 2005 Staff Recommendation: Approval of same Advisory Commission Action: Commission Date Action Supporting Documents (which are attached to this Action Form): . --IZI Memo/Letter: Staff memo dated March 23, 2005 IZI Resolution (No. 05-25) D Ordinance (No. D Engineering Recommendation: D Attorney Recommendation: IZI Other: Draft Planning IV Planning chart Design Framework Manuals-Burnsville and SI. Anthony TCMP Framework Vision (attached is the Plan showing illustrated desciptions) Financial Implications: Part of the TCMP process AdministratorlStaff Comments: Item placed on the agenda per the direction of the Council. Attached is a memorandum detailing issues to be considered in future planning phases and processes. . Page 1 of 1 , ~ ~~ILLS MEMORANDUM .. . DATE: March 23, 2005 Agenda Item 7.A FROM: Mayor and City Council Michelle Wolfe, City Administrator Scott Clark, Community Development DirectOlO TO: SUBJECT: TCAAP Framework Vision On March 23, 2005, the City Council held a lengthy discussion on issues relating to the adoption of the TCAAP Framework Vision. Part of the discussion centered on how Phase IV Planning and other components ofthe TCAAP process will unfold so that more specific questions can be answered. The Council created a list of issues to be memorialized for future discussions. 1) Overall density discussions and the affect reductions will have on the overall project 2) Elimination of the concept of having any remnant of building 101 conserved in any . fashion 3) What the appropriate size is and use of buildings in the main retail area (major concern was the two 60,000 sq. ft. building pad areas) 4) The need to address design guidelines and specifications 5) A series of issues relating to future land use (e.g. the creation of a commercial entrance to the site from Highway 96, water tower location, adjustments of land use between office showroom/office, size of the transit facility) 6) Renaming the "Potential Transit Center" to "RetaiI/Potential Transit Center" In addition, there were other items noted that do not relate directly to the TCAAP Framework Vision. 1) How will the City be indemnified ifland is given back to the City, from the developer, for any type of public use. 2) How does the Phase IV Planning process work, when will the Council get answers to various land use issues and when does the Council get to give their input. 3) The need for a flow chart graphic illustrating point #2. 4) Additional discussions on the interrelationships between the TCAAP financial process and the planning process. . - e . TCAAP Framework Vision March 23, 2005 Page 2 of2 Attached with this memorandum is a draft Phase IV Planning chart that illustrates when given concerns or questions will be more specifically addressed. Staff will provide more details as requested by CounciL Also attached are two design framework manuals (one from Burnsville and the second from St Anthony) that were completed for their respective redevelopments. Obviously, these two documents are very different in terms of their scope and complexity but these give a good background as to the types of issues that will be fleshed out in Phase N. Lastly, attached is Resolution No. 05-25: Adopting Twin Cities Anny Ammunition Plan Framework Vision, supporting the adoption ofthe TCAAP Framework Plan as reworded by the City CounciL \\EarthIPlanning\Misc FiIes\TCAAP\framework plan\Framework March 28 200S.doc ~ ~HlLLS CITY OF ARDEN HILLS COUNTY OF RAMSEY STATE OF MINNESOTA - RESOLUTION NO. 05-25 ADOPTING TWIN CITIES ARMY AMMUNITION PLANT FRAMEWORK VISION WHEREAS, the City of Arden Hills continues to work towards the goal of redeveloping the Twin Cities Army Ammunition Plant (TCAAP) excess area, and WHEREAS, a significant part ofthe process is the adoption ofland use plans and related documents illustrating the proposed end uses, and WHEREAS, the City contracted services to develop a TCAAP Framework Vision which was developed in conjunction with a Master Advisory Panel that represented both interests internal and external to the City of Arden Hills, and WHEREAS, the City Council of Arden Hills developed goals and visions for the TCAAP project memorialized in a document dated January 24, 2004, and WHEREAS, the purpose of the TCAAP Framework Vision is to: e Provide a conceptual plan that illustrates the community and developer's current project expectations; Establish a vision that can be used by the City, developer and General Service Administration for financial analysis, pro-forma preparation and negotiations; Create a foundation for the Comprehensive Plan, zoning and environmental revIew process; Maintain a record of decisions made as part of the Phase I, II and ill planning process; Establish and illustrate the City's vision for the TCAAP Property, and WHEREAS, it is understood that the TCAAP Framework Vision will change from time to time as various land use decisions (such as transportation accesses and information developed through environmental review) and cost considerations, will necessitate modifications, and WHEREAS, ofthe many remaining transportation issues, the most problematic and subject to change is the north/south collector road running from the current 1-35W interchange of County Road H to County Road I, and WHEREAS, construction of this collector is conditioned upon the successful reconfiguration of the aforementioned two interchanges, and . . . . WHEREAS, the second major transportation issue is access to the area illustrated as "Potential Athletic Field" as this portion of the excess property effectively has no access, and WHEREAS, the City by means of this resolution memorializes that the north south connector road, accessing at some point onto County Road I, may have to be reinvestigated at a future date, and WHEREAS, the area identified on the north end of the Framework Plan as "Potential Athletic Fields" has not been planned with a specific end use since a number of issues remain with this property that needs to be negotiated as part of the excess property transfer, and WHEREAS, the Planning Commission, on February 2,2005, reviewed the TCAAP Framework Vision and recommended approval of the same to the City COlUlcil, and WHEREAS, the City COlUlcil concurs that the TCAAP Framework Vision is consistent with City established goals, has been developed through an inclusive two year planning process and it serves as a vision to develop more specific planning documents to implement the TCAAP redevelopment, NOW THEREFORE BE IT RESOLVED, the City of Arden Hills' City COlUlci1 on March 28,2005 adopts the TCAAP Framework Vision, dated January 19, 2005. ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS THIS 28th DAY OF MARCH, 2005. Beverly Aplikowski, Mayor ATTEST: Michelle A. Wolfe, City Administrator ..... ~- ,. - , \.;~.~t<"ij1! MOUNi:m::::-"net' v~~t~~ ".~ r " . Potential Athletic Fields High Density Office Hotel Potential Transit Center Low to Mid Rise Office 2-6 stories . Medium Density Residential 4-12 u/ac Community Park , ........::.L.,__;\ Water Amenityl Stormwater Treatment LEGEND _ Mixed Use: Retail and Office _ Community Scale RataiI60,OOO.75,OOOsf D Low to Mid Rise Office 2-6 stories _ Transit Center _ Structured Parking _ Office Showroom _ Urban Residential 12+ u/ac CJ Medium Density Residential4~12 u/ac c=J Low Density Residential 0-4 u/ac D Public/Private Open Space _ Waler Amenityl Stormwater Treatment Low Density Residential 0-4 u/ac L... . ,. >.;::..-:.-. Framework Vision TCAAP Redevelopment Masterplan Arden Hills, Minnesota 3.9.2005 Crulcd by Dahlgron,Sbatdlow and Uban.1n< ".'''''''~''''.'';''''I-''''-,","",''''''''-'''.M.''.W<:IR''--N....I-i.b"I,I,,'l.M<o' 600 <0, r:::: , ___~ FeeL () . . . , TCAAP Process Illustrating Planning Phase IV Relationship to Public Financing (Page 1 of 3) TCAAP Public TCAAP Framework Visioo Finance Policy Council Action to Accept Council Action to Accept Interim Agreement #2 Amendment Council Actioo to Accept I Local Resource Plan - . Identify Operating and Capital Expenditures . Identify revenue GSAlAnny/City/CRR Agreement on . Strategies to create revenue/expenditure Offer to Purchase balance Defining Business T arms to Serve as Council Action to Accept Council Action to Accept Master Development Agreement Negotiation Outline . Costing of TCAAP Framework Vision/developer to submit pro forma identifying costslrevnue Initial identification of needed public financing amount Review of need by Ehlers ~ Public finance needs serve as the Master Development Agreement ~baseline" and will need (see page 2) modifications as planning Phase IV evolves Council Consensus & Acceptance of "Baseline~ Need Planning/Mise FileslTCAAPITCAAPPublieFinanceOrgChart.REVISED .ppt . . . TCAAP Process Illustrating Planning Phase IV Relationship to Public Financing (Page 2 of 3) Master Development Agreement . Contractually obligates Council to '"Initiation of Planning Phase IV future individual development agreements . Establishment of four planning modules - . Establishes how, amounts each requiring Council consent conditions, etc. of tax increment distribution . Initial joint meeting between Council & Planning Commission . Establishes all business transaction requirements Council Action to Accept Onijoing City Council Sessions Regarding Planning/Financial and other TeMP Concerns C'? TIF Pian Ql Ol . Estabiishes the statutory authority CO C- to use tax increment financing c 0 Council Action to Accept " Ql :J C :;:> C 0 () Individual Development Agreements . Individual agreements will be negotiated based on Master Development Agreement stipulations 'Note: AUAR (environmental review) runs Council Action to Accept concurrently with Phase IV Planning/Mise FileslTCMPITCMPPublicFinanceOrgChart.REVI SED.Page2.ppt . . e TeAAP Process Illustrating Planning Phase IV Relationship to Public Financing (Page 3 of 3) Density Assumptions Haseiine" pubilc financing / adjustment based on 'i I Planning Commission recommendation to Council assumptions Council consensus Agreement on density assumptions Density assumptions will affect TIF revenue I Infrastructure Planning Commission recommendation to Council ;Baseline" public financing / adjustment based on 'i I Identify street, utility, ponding, water quality, and related assumptions Council consensus site improvements . Refine phasing . Siting of water tower, other physical features Land Use Modification to TCAAP Framework Visions Planning Commission recommendation to Council ''[3aseline'' public financing . Refinement of land uses identified in TeAAP Framework .... rldJustment b<Jsed on -I Council consensus I Vision (e.g., amount of retail/industrial/office) assumptions . Economic analysis to ascertain ability to market given land uses Design Framework Planning Commission recommendation to Council 'Baseline' public financing / adjustment based on 'i I Establish architectural treatment standards assumptions Council consensus . Establish street scope standards I Land use transitions Adoption of design framework manual Final adjustment to Master Development Agreement Proceed to planning Phase V - Regulatory Implementation (Comprehensive Plan Amendment, Zoning) Planning/Mise FilesfTCMPfTCAAPPublicFinanceOrgChart-REVISED-Page3.ppt r . Q) L: .- o u.. 0- 0- 0- . 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'* ~ :;, ~ . . . ~ ~~HILLS MEMORANDUM DATE: Work Session March 23, 2005 TO: Mayor and City Council Michelle Wolfe, City Administrator Scott Clark, Community Development Director @J FROM: SUBJECT: Council Discussion on TCAAP Financing Policy This memorandum is essentially the same as prepared for the March 21, 2005 Council Work Session since this item was not concluded. Attached are the draft and amended resolution and the rcformatted Public Finance Policy as recommended by the City Attorney_ On March 16,2005, the TCAAP Framework Vision and Public Financing Informational meeting was held in at City Hall. Since all of the Councilmembers were present, I will not give details of the process, attendance, etc. The purpose of this memorandum is to outline potential discussion questions for the March 21, 2005, Council Work Session_ 1) What additional questions does the Council have regarding the Public Financing Plan? If you want to submit questions before the meeting on Monday so research can be done, if needed, please submit accordingly. 2) An agreement as to when Council will act on this item. To assist your discussion the following is attached; 1) A memorandum dated March 16, 2005, with attachments, from Scott Clark detailing how the TCAAP process will need to unfold if the TeAAP process is to continue. 2) Draft resolution 3) Public Finance Policy Finally, staff would like to extend again an offer to sit down with any Councilmember who desires a one-on-one to answer questions on any portion of the TCAAP process. \\Earth\Planning\Misc Files\TCAAP\framework plan\March 28, 2005 Council Meeting Memo,doc ~ ~HILLS MEMORANDUM . DATE: March 16, 2005 Agenda Item 2.D and 2.E TO: Mayor and City Council Michelle Wolfe, City Administrator FROM: Scott Clark, Community Development Director ~ SUBJECT: Phase IV PlanninglTCAAP/ Framework Vision Based on a question from a Councilmember, part of the purpose of this memorandum is to explain how Phase IV planning relates to the overall TCAAP process. The question and concern is, what happens in Phase IV if the costs associated with the project raise the need for public financing to an unacceptable or economically infeasible level? The second purpose of this memorandum is detail out how the TCAAP process win unfold, attached is a flow chart that illustrates the same_ As the attached flow chart illustrates, the overan concept is to go through a series of Council . approved actions that continuously redefines the TCAAP process and the project into more specific terms_ The TCAAP Framework Vision is the first key step and is intended to be the foundation for aU other actions. The purpose ofthe Vision was outlined in the resolution presented at the February 28, 2005 Council Meeting and the same is attached_ The TCAAP Vision allows the City (and the City's development partner, CRR, me.) to perform the fonowing: . Develop an extensive analysis regarding the construction costs of implementing the TCAAP Framework Vision. From this analysis, an estimate of needed public financing will be arrived at and then analyzed by the City's third party financial consultant. If public financing is needed, the estimation win give us the ability to judge how "price sensitive" the Plan is. As an example, if the amount of public financing needed is $60,000,000 and the projection for tax increment is $70,000, the City will need to look at the reasons, inherent within the Plan, that is driving the cost and recognize that little room is available for density reduction discussions since it's the value of real estate that determines the amount of tax increment. On the other hand, if the projected need for tax increment is $30,000,000, there would be a great deal of flexibility since projected tax increment is double this amount. The key issue is that no realistic estimate can be obtained until there is a consensus to the City's goal; which is the TCAAP Framework Vision. . It is important to recognize that the TCAAP Framework Plan is not the developer's plan, but is the community's plan that has been developed over a whole series of different processes_ m many redevelopment scenarios, the developer brings a concept . to the City and asks for public financing to assist in the costs of redevelopment. m this . Phase IV policyrrCAAP Process March 16, 2005 Page 2 of3 . case, the City selected the developer, created a community based plan and then is effectively contracting with the developer to build the Vision_ This is a true private/public partnership by definition_ . As illustrated in the attached flow chart, nothing goes forward until the City agrees to a TCAAP Framework Vision and adopts some policies illustrating the willingness of the City to move forward with public financing. If this does not occur, it would be anticipated that CRR, Inc. would dissolve their relationship with the City since they have no foundation for a plan and no ability to fund potential economic shortfalls_ . The next step after adoption of the TCAAP Framework Vision and Public Financing Policies would be to enter into a new Interim Agreement with CRR, Inc_ The purpose of the Agreement would be to bridge the time between when the most current Interim Agreement expires (early May) and the time of adoption of a Master Development Agreement. Obviously, the critical element of a new Interim Agreement is the City's need to fund additional steps that are needed to continue to meet the goal of implementing the TCAAP project objectives (again shown on the initial attachment) including: Funding of attorney's time in the FOSTIFOSET process . Development of a Local Resources Plan . Funding our contractual costs for financial and attorney time for negotiations of a Master Development Agreement . Costs associated with Phase IV Planning . Phase IV serves to move the TCAAP Framework Vision to the next level of specificity (the fmallevel of specificity will come through the special use permit/planned unit development process). Key elements include: . Detailing infrastructure improvements. Examples of this type of improvement are: transportation issues, phasing, how project storm run-off will be addressed and how to use the central water feature as both an amenity and functionally, etc_ Issues of density will be addressed. It is my assumption that the consultant will work with the Planning Commission to develop recommendations for the Council on this issue. A critical part of that discussion will be reviewing different residential housing products_ At the February Planning Commission meeting, a number of Commissioners stated that their concern was not density, in and of itself, but the look of the product. . As needed, explore project cost alternatives, if specific costs of the Plan are too high or if a better costlbenefit could be achieved. . Economic development and market analysis Refinement of phasing . Design guidelines . Phase IV Policy/TCAAP Process March 16, 2005 Page 3 oD . . Other issues as needed Staff will go through this memo with the Council at the March 21, 2005 Work Session. It is important that we all have a commonality of understanding of how the overall process will unfold ifthe City Council elects to continue moving forward on the TCAAP project. \\Earth\Planning\Misc Files\TCAAP\framework plan\Phase 4-03 14 05.doc . . Planning/Mise FilesITCAAPfTCAAPPublicFinanceOrgChart.ppt ~ ~HlLLS CITY OF ARDEN HILLS COUNTY OF RAMSEY STATE OF MINNESOTA . RESOLUTION NO. 05-25 ADOPTING TWIN CITIES ARMY AMMUNITION PLANT FRAMEWORK VISION WHEREAS, the City of Arden Hills continues to work towards the goal of fully redeveloping the Twin Cities Army Ammunition Plant (TCAAP) excess area, and WHEREAS, a significant part of the process is the adoption ofland use plans and related documents illustrating the proposed end uses, and WHEREAS, the City contracted services to develop a Master Framework Plan which was developed in conjunction with a Master Advisory Panel that represented both interests internal and external to the City of Arden Hills, and WHEREAS, the City of Arden Hills developed goals and visions for the TCAAP project memorialized in a document dated January 24, 2005, and WHEREAS, the purpose of the TCAAP Master Framework Plan is to: Provide a conceptual plan that illustrates the community and developer's current project expectations; Establish a blueprint that can be used by the City, developer and General Service Administration for financial analysis, pro-forma preparation and negotiations; Create a foundation for the Comprehensive Plan amendment and the environmental review process; Maintain a record of decisions made as part of the Phase I, IT and ill planning process; Establish and illustrate the City's official vision for the TCAAP Property, and . WHEREAS, it is understood that the TCAAP Framework Vision will change from time to time as various land use decisions, such as transportation accesses and information developed through environmental review, will necessitate modifications, and WHEREAS, of the many remaining transportation issues, the most problematic and subject to change is the north/south collector road running from the current 1-35W interchange of County Road H to County Road I, and WHEREAS, construction of this collector is conditioned upon the successful reconfiguration of the aforementioned two interchanges, and . . . . WHEREAS, the second major transportation issue is access to the area illustrated as "Potential Athletic Field" as this portion ofthe excess property effectively has no access, and WHEREAS, the City by means of this resolution memorializes that the north south connector road, accessing at some point onto County Road I, may have to be reinvestigated at a future date, and WHEREAS, the area identified on the north end of the Framework Plan as "Potential Athletic Fields" has not been planned with a specific end use since a number of issues remain with this property that needs to be negotiated as part of the excess property transfer, and WHEREAS, the Planning Commission, on February 2, 2005, reviewed the TCAAP Framework Plan and recommended approval of the same to the City Council, and WHEREAS, the City Council concurs that the TCAAP Framework Plan represents a land use plan that is consistent with City established goals, has been developed through an inclusive two year planning process and that it serves as a functional blueprint to develop more specific planning documents to implement the TCAAP redevelopment, NOW THEREFORE IT BE RESOLVED, the City of Arden Hills' City Council on February 28, 2005 adopts the TCAAP Framework Vision, dated January 19, 2005 to serve as the City's official TCAAP land use vision_ ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS THIS 2Stb DAY OF FEBRUARY, 2005. . 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'" .... :> ~' Q ~ ~ 8 t'S ~ ~' ~ ~ U ~ N r (I ~ ~ ~ , .I::D ~ 2. ~ I) ~ [ ~ ~ 1 0- ~ ~ ~ 1 . Jgl~~:i: 1 ~] I 'J' j r-- i ~ _ r I'" C (V)iS ro ~ . ~.~.~ \3 ~ '\l ] i;\ ~ f '" ~ ~' ~~ ~ ~ m . . f~ ~~ tf1 ~ ~ - <( ~~ - '- - ~ ~ ~ s: ~- - ~~ 1 C9 ~ . .\'1. . . . Revised Policy incorporating city attorney's modifications ~ rA~!-IILLS "TCAAP PUBLIC FINANCING POLICY" 1. General Policv 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 ofreviewing 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 Financinl! 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: I. To provide a balanced and sustainable housing stock to meet diverse needs both today and in the future. Page I of9 Revised Policy incorporating city attorney's modifications . C. To retain local jobs and/or increase the number and diversity of quality jobs 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 oflocal 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 Mar Qnalifv for Tax Increment FinBncinl: 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 L Interest rate write downs J_ Replacement or cleanup of contaminated soils which would otheIWise preclude redevelopment . Page 2 0[9 . . . Revised Policy incorporating city attorney's modifications K. Carrying costs L. Any other costs allowable by state statute 4. Proiects Which Mav Qualifv for Tax Increment Financinl!: Assistance It is assumed that the TCAAP developer will enter into a Master Development Agreements 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 devcloper 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 fmancial 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. Page 3 of9 Revised Policy incorporating city attorney's modifications 5_ TCAAP Guidinl!. Public Financinl!. 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 observations from other metropolitan Redevelopment Projects it should be assumed that the TCAAP redevelopment will need substantial public financing, as defined in this doclIffieJlt, in order for the project to be economically feasible. The City of Arden Hills commits itselft6 proyiding cOIHJlreheJls-ive public fiBaHcing, as needed, in oRier t6 fully construct the TCAAP redeyeloplRent plan. will view and favorably consider applications for public financing that comply with the provisions of Section 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 Policy~ 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 serves 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. Page 4 of9 . . . . . . Revised Policy incorporating city attorney's modifications 3_ Public financing shall be given through a rigorous process to ensure fiscal responsibility_ This includes third party review for the "but for" analysis for any financial requests, establishment of internal administrative processes and related items_ This guiding principle is further defined through the following 14 operating principles. 6. TeAAP Public Financinl! 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 ofthe 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_ Page 5 of9 C. D. Revised Policy incorporating city attorney's modifications E. 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 puhlic financing will be required to achieve this objective. 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, providing alternative housing choices, and establishing a unique identity for the community. 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 ofthe 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_ 3_ d. Establishment of minimum assessment agreements. 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_ . Page 60[9 . F_ . . Revised Policy incorporating city attorney's modifications 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 G_ 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. The City should attempt to certify the TCAAP area as a 26 year redevelopment area to allow for maximum financial flexibility 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. 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 tax payers since assessments ofthese types are liens on property that are senior to any type of mortgage. 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 H. 1. J. Page 7 of9 7_ Revised Policy incorporating city attorney's modifications K. 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_ 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. 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 ofthe 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 the 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 Page 8 of9 . . . . . . Revised Policy incorporating city attorney's modifications 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:\uscrsIJaniceVcrry\Arden Hills\Tax Increment Financing Policy - 2.doc Page 90f9 ~ ~HILLS Original Strike Out Copy . "TCAAP PUBLIC FINANCING POLICY" 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. City's Objective for the Use of Public Financinl! As a matter of adopted policy, the City of Arden Hills will consider using Tax Increment Financing (TIP) and other forms of public financing to assist private development projects to achieve one or more of the following purposes: 1. Remove blight and/or encourage redevelopment in the TCAAP area per the goals and visions established by the City Council 2_ To achieve the following housing-related goal: a_ To provide a balanced and sustainable housing stock to meet diverse needs both today and in the future. . Page I of9 IIEarthlAdminlCommitteeslEconomic Development CornmissionlTax Increment Financing Policy - Copy with Council and EDC Strikeouts and Bold Text_doc . . . Original Strike Out Copy 3_ To retain local jobs and/or increase the number and diversity of quality jobs 4. To offset increased costs for redevelopment over and above the costs that a developer would incur in normal urban and suburban development. 5. To facilitate the development process and to achieve development on sites which would not be developed without this assistance. 6. 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 oflocal government, etc. 7_ To encourage the application of urban design principles that promotes COHl13act, efficient mixed-use development, quality amenities, and attractive, pedestrian, and transit friendly development. Costs Which Qualifv for Tax Increment Financinl! Assistance Project design fees including utilities, landscape, architectural, and engineering design 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 . Land acquisition Special assessments . Legal fees (acquisition, finance, closing) Soil tests Environmental studies Surveys Page 2 of9 llEarth\Admin\CommitteeslEconomic Development CommissionlTax Increment Financing Policy - Copy with Council aud EDC Strikeouts aud Bold TexLdoc Original Strike Out Copy . Interest rate write downs . Replacement or cleanup of contaminated soils which would otherwise preclude redevelopment . Carrying costs . Any other costs allowable by state statute Proiects Which Mav Qualifv for Tax Increment Financinl! Assistance It is assumed that the TCAAP developer will enter into a Master Development Agreements with a subsequent Individual Development Agreement for each phase of development. All new TIP 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. . Minimum Qualificatious 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 TIT 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 TIT or other public financing loan and completion of the project. These may include, but . Page 3 of9 \\EarthlAdmin\Committees\Economic Development Commission\Tax Increment Financing Policy - Copy with Council and EDC Strikeouts and Bold Text.doc . . . Original Strike Out Copy are not limited to, assessment agreements, letters of credit, personal deficiency guarantees, guaranteed maximum cost contract, etc. E. Any developer requesting TIP assistance should be able to demonstrate past successful general development capability as well as specific capability in the type and size of development proposed_ TIP 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. TCAAP Guidinl! Public Financinl! Principle 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. 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. 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 Page 4 of9 \lEarthlAdmin\CommitteeslEconomic Development Commission\Tax Increment Financing Policy - Copy with Council and EDC Strikeouts and Bold Text_doc Original Strike Out Copy financing, as defmed in this document, in order for the project to be economically feasible. The . City of Arden Hills commits itself to providing comprehensive public financing, as needed, in order to fully construct the TCAAP redevelopment plan. The assumptions for this guiding principle are as follows: 1. Public financing iaelHdes may include tax increment, grants, City bonds, special legislation and any tools that serves 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 for the "but for" analysis for any financial requests, establishment of internal administrative processes and related items. This guiding principle is further defmed through the following 14 operating principles. . TCAAP Public Financiul!' and Tax Increment Principles 1 A. General assumptions of redevelopment shall serve as a guide for TCAAP financial assistance policies. These assumptions are as follows: . Redevelopment is an inevitable community process. The City needs to be proactive to redevelopment challenges. . Redevelop11)ent processes are complex, requiring a large amount of City resources to be successful. . The City recognizes public investment/initiatives for redevelopment are essential for the long-term health of the community. . Redevelopment costs may compete with other City interests. Redevelopment benefits are both tangible and intangible_ . Page 5 of9 \\Earth\Admin\Connnittees\Economic Development Commission\Tax Increment Financing Policy - Copy with Council and EDC Strikeouts and Bold Textdoc . . . Original Strike Out Copy . Every redevelopment project brings a unique set of circumstances and challenges. As such, each strategy must be tailor made to match these conditions. 2A_ As evidenced by other Twin Cities metropolitan redevelopment activities, the magnitude of the TCAAP project (535 acres €If de'leI0J'lalJle land) ( 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. 3A. 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 the l1igheGt qaality that can be achieved. high quality. To this end, the City recognizes that public financing will be required to achieve this objective. 4A. 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, providing alternative housing choices, and estahlishing a unique identity for the community. SA. Based on economic development projections, the anticipated tax increment revenue generated from a ~ 26 year redevelopment district will be 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, will demand significant 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_ All requests for assistance shall be reviewed by a third party financial advisor. Page 60f9 IIEarthlAdminlCommitteeslEconorrllc Development CommissionlTax Increment Financing Policy - Copy with Council and EDC Strikeouts and Bold Text.doc Original Strike Out Copy 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: o Third party review of the "but for" analysis_ o Establishment of "look back provisions". o Establishment of internal tax increment administrative procedures. o Establishment of minimum assessment agreements_ 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_ . 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. The City will target up to 5% oftax increment for administrative purposes_ . The City will target up to 10% of tax increment to be used for capitalizing a City wide redevelopment fund 6A. 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. 7 A. The City should attempt to certify the TCAAP area as a ~ 26 year redevelopment area to allow for maximum financial flexibility 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 ofa Water Accessibility Charge (WAC) that could be used for a water tower, lift Page 7 0[9 llEarth\AdminlCommilleeslEconomic Development CommissionlTax Increment Financing Policy - Copy with Council and EDC Strikeouts and Bold Tcxt.doc 8A. . . . . Original Strike Out Copy stations and the like. The City will attempt to have new fee structures applicable in the TCAAP area only. 9A. The City will consider Bonding f-or Sjlecial assessment iffiJJrovelIlents in ortler to minimize economic shortfalls 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 contractuaUy agreed upon special assessment payment process. The City views that these types ilf bonds provide minimal risk to the City's tax payers since assessments of these types are liens on property that are senior to any type of mortgage. lOA. The City shall pro actively 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 nntil 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. IIA. 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. TCAAP Local Public Services Needs lB. 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 Page 8 of9 \\Earth\Admin\Corrunittees\Economic Development Commission\Tax Increment Financing Policy - Copy with Council and EDC Strikeouts and Bold Textdoc Original Strike Out Copy 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. 2B. 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. 3B. Strategies should be developed to ensure that some revenues generated from the 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. . . Page 90f9 \\Earth\Admin\Committees\Economic Development Commission\Tax Increment Financing Policy - Copy with Council and EDC Strikeouts and Bold Textdoc . . . ~ ~ILLS CITY OF ARDEN HILLS COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION NO. OS-XX RESOLUTION ADOPTING "TCAAP PUBLIC FINANCING POLICY RECOMMENDATION DATED 2005 WHEREAS, on October 25,2004 the City Council of Arden Hills entered into an "Interim Agreement Amendment No. I Extension of Term" with CRR, LLC, and WHEREAS, a provision of the extension ofthe terms ofthe agreement was to have the City's "Economic Development Commission to determine if the development ofthc AH Re-Use Area requires economic development assistance, and if so, how the City's participation would impact the City as a whole__." WHEREAS, in anticipation of affirming the Interim Agreement Amendment No. I, on October 12, 2004, the City Arden Hills City Council directed the Economic Development Commission to study the general question of, " Does the TCAAP project need economic development assistance and what types of issues does this present to the City as a whole," and WHEREAS, the Economic Development Commission accelerated its study time to assist the City's goals of negotiating with the GSAlArmy in the early transfer process for the TCAAP property, and WHEREAS, the Economic Development Commission met eight times to study this issue, and WHEREAS, the Economic Development Commission had a series of educational and orientation meetings on public financing and review of actual redevelopment projects, and WHEREAS, these meetings included discussions on public financing with the City's financial representatives, Ehlers and Associates; redevelopment discussions with representatives from Bumsville and St. Anthony, including elected officials and WHEREAS, after these discussions and additional public financing information provided through staff, the Economic Development Commission held extensive discussions on public financing, including specific and detailed review of tax increment, and WHEREAS, a central theme of these discussions is if public financing is needed how will financing be arranged so it will not affect existing Arden Hills tax payers, and WHEREAS, the Economic Development Commission also identified the need to construct a local service resource plan before completing any final agreements with the Army/developer, and WHEREAS, the Economic Development Commission concluded that as evidenced by other major Twin Cities redevelopment projects that it is a reasonable assumption that public . financing will be needed to construct the TCAAP project as illustrated in the most current . version of the TCAAP Framework Vision; and WHEREAS, the Economic Development Commission concluded their recommendations in a report entitled, "TCAAP Public Financing Policy Recommendations dated February 15, 2005,and WHEREAS, the City Council reviewed with the Economic Development Commissions their recommendations and mutually made changes to the report, and WHEREAS, the City Attorney has reviewed and reformatted the document and suggested the following changes: 1. The caption for Section 3 be amended to read "Costs which may qualify for tax increment assistance." 2. The last two (2) sentences of Section 5.C. be amended to read" Based on observations from other Metropolitan Redevelopment Projects, it is assumed that the TCAAP redevelopment may 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 Section 1, 2, 5, 6, and 7 of the Policy and will view and favorably consider tax increment financing applications that comply with all provision of the Policy. . WHEREAS, the City Council directed and held an information meeting on both the TCAAP Framework Vision and the Public Financing Recommendation report on March, 16, 2005, and WHEREAS, the City Council discussed this recommendations, as modified from time to time at various other Council meetings, NOW THEREFORE BE IT RESOL YED, The City of Arden Hills City Council adopts the report entitled, "TCAAP Public Financing Policy Recommendations," dated 2005. Attest: \\Earth\Planning\M.isc Files\EDC\Copy of Economic Development Commission Resolution Affirming TCAAP Public Financing Recommendations.doc . . . . March 21,2005 Mr. Scott Clark Community Development Director City of Arden Hills 1245 West Highway 96 Arden Hills, Minnesota 55121 RE: TCAAP Public Financing Policy Dear Scott: I have reviewed the TCAAP Public Financing Policy (the "Policy"). I have renumbered the sections of the Policy for ease of reference. I am enclosing a renumbered version of the Policy and offer the following comments: 1. The Policy is a reflection of the City's current intent and is not a contractual binding agreement. However, it is possible for the Policy to be converted to a contractual binding document by incorporating it in a future interim agreement or master development agreement. The specific language of the incorporating document would need to be reviewed. 2. The Policy broadly applies to all types of public financing (Sections 1, 2, 5, 6 and 7), but contains certain sections that are applicable only to tax I increment financing (Sections 3 and 4). 3. There may be some ways to more clearly express the present discretionary nature of the Policy: a. The caption for Section 3 could read "Costs which may qualify for tax increment assistance"_ b. The last two (2) sentences of Section 5.C. could be amended to read: "Based on observations from other Metropolitan Redevelopment Projects, it is assumed that the TCAAP redevelopment may 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 March 21, 2005 Page 2 comply with the provisions of Section 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 Policy". 4. As drafted, the Policy contains a comprehensive set of standards and criteria which need to be satisfied by anyone who applies for any type of public financing, and in particular, for tax increment financing. These standards and criteria should give the City adequate discretion on when it will approve a public financing package for specific development proposals within the TCAAP site. If you have any questions, please contact me. Very truly yours, Jerome P. Filla JPF:jtc Enclosure . . . , . . . ~ ~HILLS MEMORANDUM DATE: March 23, 2005 Work Session TO: Mayor and City Council Michelle Wolfe, City Administrator FROM: Scott Clark, Community Development Director SUBJECT: TCAAP Interim Agreement #2 The memorandum that was prepared for the March 21, 2005 Council Work Session is attached along with the original Interim Agreement (Draft #10) and the Interim Agreement Amendment #l-Extension of Term_ \\Earth\Planning\Misc Files\TCAAP\framework plan\rvIarch 28, 2005 Council Meeting Memo.doc , ~ ~HILLS MEMORANDUM . DATE: March 17, 2005 Agenda Item 2.F TO: FROM: Mayor and Council Michelle Wolfe, City Administrator Scott Clark; Community Development Director@ SUBJECT: TCAAP Interim Agreement #2 The purpose of this memorandum is to outline the discussion questions for the need of a new Interim Agreement between the City and CRR, LLC- The Interim Agreement Amendment No. 1 Extension of Term (attached along with the original agreement) will expire on May 9,2005. In , order to continue the TCAAP process a new amended agreement will need be to be adopted. This new amended agreement can be viewed as a bridge to the Master Development Agreement stage and completion_ Questions to be discussed: . 1) Is there a true commitment to proceed? It is my opinion that the development group will be looking for stronger contract language that ensures them that if the economics ofthe TCAAP transaction works that CRR, Inc will be the developer. 2) Based on the same concerns as # I, the key issue in the new agreement is how we handle the additional costs that the developer will be incurring as the TCAAP process moves forward_ The Interim Agreement Amendment, dated October 25, 2004 states that any planning, engineering and legal services will be reimbursed back to CRR, LLC ifthe City enters into a new development agreement with a new developer within 3 years_ (Item F) The City will be asking, in a new agreement, for additional escrow fees to pay for a Local Resource Plan, financial consultant fees assisting with determining the costs associated with the Framework Vision and legal fees in completing the FOSET and related early transfer documents and potential fees associated with preparing for negotiations of a Master Development Agreement. The Council should discuss their willingness to include this in the same manner as in the amended agreement The second issue that could be raised will be costs associated with the AUAR (environmental assessment process)_ In order to move the project along on schedule, this process will need to happen in June/July_ Since the City and developer will be . negotiating a Master Development Agreement (again based on a schedule to get us to . . . TCAAP Interim Agreement #2 March 17,2005 Page 2 of2 an early 2006 closing) that will extend beyond the start of this process, an agreement provision will have to address the question of what happens ifthe City, at some point, simply elects to quit the process. In other words, if the project is economically feasible (especially in light of Public Financing Policy) and the developer proceeds in good faith, who will pay for the AUAR work? There may be other financial considerations but these two will help staffto gain an understanding of where and what the Council wants to do with a new agreement. As stated before, a new agreement is the next step after the Framework Vision and Public Finance Policy_ It is hoped that we would be able to get to an agreement agreed to by early April so new escrow funds can be secured and the process can continue_ \\Earth\Planning\Misc Files\TCAAP\Agreement l\Interim Agreenment Mart:h 21. 2005.doc 1.0 INTERIM AGREEMENT AMENDMENT NO. 1 EXTENSION OF TERM PARTIES_ THIS EXTENSION OF TERM is dated the22~y of Od-ohr( 2004 and is entered into by and between the City of Arden Hills. a Minnesota statutory city (herein "City") and CRR. LlC, a Delaware limited liability company ("Developer") 2.0 RECITALS. A. The City and Developer are parties to that certain Inferim Agreement dated August 26, 2002 attached and incorporated as Exhibit A (the "Interim Agreement"). B. The Interim Agreement was executed by the City on the 8th day of November. 2002 and by the Developer on the 14th day of October, 2002. c. Pursuanf to its terms, the Interim Agreement will expire on the 81h day of November, 2004. D. The parties wish to extend the term of the Interim Agreement. 3.0 EXTENSION OF TERM_ Now, therefore, in consideration of the mutual undertakings herein expressed, the parties agree to extend the term of the Interim Agreement from the 8th day of November. 2004 to the 9th day of May, 2005 (the "Extended Term"). During the Extended Term: A. The City shall direct its Economic Development Commission to determine if the development of the AH Re-Use Area requires economic development assistance and, if so, how the City's participation in various public assistance projects would impact the City as a whole. It is anticipated that the work of the Economic Development Commission would be completed within the first four (4) months of the Extended Term. B_ Developer shall continue to fund, in an amount not to exceed $30,000.00, the City advisors on matters relating to federal transfer and economic development of the AH Re-Use Area; and will fund, in an amount not to exceed $18,000.00, the completion of the Phase Three development framework_ . . . . . . c. Developer will continue to attend meetings at the request of the City and will continue to provide the Developer's consultants, as needed. D. Developer will provide advice. as requested, on estimated infrastructure construction costs and on the build-out of the Phase Three development framework concept plan. E. Developer will meet with the development team on an as needed basis. F. Prior to the end of the Extended Term, the City and Developer will enter into a mutually acceptable Second Interim Agreement or will allow the Interim Agreement to expire. If the Interim Agreement expires and is not replaced by a Second Interim Agreement be1ween the parties, the City agrees that it will reimburse the Developer for all of the Developer's contributions to the restricted account relating to planning. engineering and legal services, but not relating to the AH staff time if, the City, within three (3) years of the expiration of the Interim Agreement enters into a disposition and development agreement with a new developer. To the extent that this section is inconsistent with the provisions of Section 6.0.C. of the Interim Agreement, the provisions of this section shall control and shall survive the expiration of the Interim Agreement. All other terms and conditions of the Interim Agreement shall remain in full force and effect. IN WITNESS WHEREOF, the parties have hereunto set their hands the day and year first above wriflen. DEVELOPER: CRR, LLC, A DELAWARE L1M gMPANY "\ , B . STATE OF MINNESOTA COUNTY OF ~lY\~ ) )ss ) II (2aIOLt JACKIE A_ GRITZ Nolary Public Minnesota MyC{jmm!,sionftl)lfe~ JanU,lfr 31 ?008 2 DRAFT #10 . INTERIM AGREEMENT 1.0 Parties. THIS INTERIM AGREEMENT is dated the 26th day of August, 2002, and is entered into by and between the City of Arden Hills, a Minnesota statutory city (herein "City") and CRR, LLC, a Delaware limited liability company ("Developer"). 2.0 Recitals. A. WHEREAS, the Twin City Army Ammunition Plant ("TCAAP Site") is located in Ramsey County and within the corporate boundaries of the City; B. WHEREAS, a re-utilization plan for the TCAAP Site has been prepared; generally illustrates a major area of continuing control and use by the Minnesota Army National Guard, an area for open space and recreational use, and an area for residential and commercial use; and is commonly known as the "Vento Reuse Plan" which is attached hereto as Exhibit A; C. WHEREAS, the U.S. Department of the Army has determined that approximately 774 acres (the "Excess Area") of the TCAAP Site are no longer necessary for U.S. Army purposes, and has reported to the General Services Administration ("GSA") that the Excess Area is available for distribution; . D. WHEREAS, the City anticipates that the Excess Area will be conveyed in the following manner: 1_ To the City: 621 Acres ("AH Reuse Area") as depicted on Exhibit B; 2. To Ramsey County: 113 acres ("Rice Creek Corridor Area") 3. To the Minnesota Department of Natural Resources: 40 acres ("DNR Area"); E. WHEREAS, the DNR Area should be integrated with other uses within the AH Reuse Area pursuant to a land use plan and an infrastructure plan so that property values can be maintained and/or enhanced and so that the DNR Area will be developed in a manner that is compatible with other uses in the AH Reuse Area; . . . . F. WHEREAS, the parties agree that those areas of the TCAAP Site which are under the control of the Minnesota Army National Guard, and which are i\Iustrated as potential development areas on the Vento Reuse Plan should be taken into consideration when adopting a land use plan and an infrastructure plan for the AH Reuse Area, even though the Minnesota Army National Guard wi\I continue to use and control such areas for an indefinite period of time; G. WHEREAS, the parties agree that the AH Reuse Area will be developed pursuant to the Vento Reuse Plan, but acknowledge that the Vento Reuse Plan is a broad framework for development which may need to be refined when the environmental remediation analysis and more detailed land use and infrastructure planning for the AH Reuse Area is completed; H. WHEREAS, the City has expressed its willingness to select the Developer to be the Master Developer for the redevelopment of the AH Reuse Area, subject to the satisfactory completion by Developer of its obligations pursuant to this Interim Agreement, and further subject to the terms and conditions of a Disposition and Development Agreement ("DDA"); I. WHEREAS, Developer, at its sole cost and expense, has agreed to assist the City in obtaining a transfer of the AH Reuse Area from the GSA and to undertake lln extensive environmental analysis of the AH Reuse Area in orderto determine if it is economically feasible to proceed with environmental remediation and redevelopment; and J_ . WHEREAS, the parties wish to enter into an Interim Agreement which describes the obligations of the parties relating to the transfer of the AH Reuse Area, the environmental survey and analysis of the AH Reuse Area, the preparation of a DDA which would-become effective upon transfer of the AH Reuse Area to the City and the preparation of an Amendment to the City's Comprehensive Land Use Plan and official controls for the TCAAP Site ("Comprehensive Plan Amendment"). NOW, THEREFORE, in reliance upon and in consideration of the mutual undertakings herein expressed, City and Developer agree to the following terms and conditions: 3.0 Guidine Princioles_ The parties acknowledge that the transfer of the AH Reuse Area; the environmental survey of the AH Reuse Area; the preparation of a land use and infrastructure plan; and the negotiation ofthe DDA will be a complex and expensive undertaking which wi\I require the cooperation of the parties and the coordination of activities in order to achieve common goals in a cost effective 2 manner. Therefore, the parties agree that throughout the term ofthis Interim Agreement, their conduct will be governed by the following general principles: . A. Cooperation with each other and sharing of all information obtained in connection with the tasks defined herein; B. Full disclosure of activities and dealings with third parties; C. Accomplishment of tasks in a timely manner; and D. Avoidance of cost duplications. E. Pursuit of common goals. F. Compliance with the general development guidelines illustrated on the Vento Reuse Plan. 4.0 Major Tasks. The following major tasks shall be undertaken and completed by the parties during the term of this Interim Agreement or any extension thereof. A. Nel!:otiated.or Lel!islative Transfer of the AD Reuse Area. . I. Developer Oblil!ations. Developer shall accomplish the following tasks: a. Coordinate meetings between the City and GSA regarding negotiation of a non-competitive land transfer agreement. b. Coordinate the negotiations of the parties with the United States Department of Defense, Department ofthe Army ("Army") to minimize the institutional controls and deed restrictions which would be incompatible with the City's proposed Comprehensive Plan Amendment. c. Coordinate the negotiations of the parties with the Minnesota Army National Guard to meet their needs efficiently and economically. d. Formulate and implement strategy to ensure support of Minnesota's Congressional Delegation. e_ Advise the City of the status of all negotiations with various agencies and parties through regular progress reports_ . 3 . 2. City Oblil!:ations. The City shall accomplish the following tasks: a. Participate in negotiations and review and comment on any proposed agreements. b. Advise the Developer of the status of all negotiations with various agencies and parties through regular progress reports. B. Environmental Analvsis of the. AH Reuse Area. 1. Develooer Oblil!:ations. Developer shall accomplish the following tasks: a. Coordinate negotiations with state and federal regulators to determine remediation standards which are acceptable to the parties. b. Ascertain the status of the Army's remediation efforts and coordinate negotiations with the Army for the transfer of remediation responsibility if deemed necessary or appropriate by the parties. . c. Compile feasibility studies encompassing environmental, demolition, infrastructure, market and open space issues in sufficient detail to permit the City to reasonable proceed in the development of a comprehensive plan and official controls, which wiII be applicable to the AH Reuse Area. d. Work with insurance carriers to manage environmental risks and costs through specific pollution liability policies, and in a manner that does not expose the City to future environmental clean-up costs. e. Coordinate financial arrangements and insurance liability to maximize financing feasibility for redevelopment. 2. City Oblil!:ations. City shall provide Developer with environmental data which City has for the AH Reuse Area or which may be developed as part of the preparation ofthe City's Comprehensive Plan Amendment and Infrastructure Plan. . 4 c. Preuaration of Land Use and Infrastructure Plan. . L Develouer Oblie:ations. Developer shall accomplish the following tasks: a. Collect and analyze site data including: (I) TCAAP Site information sources to identify existing conditions. (2) Building inspection and infrastructure systems surveys, including location, verification, inventory, and TCAAP Site condition evaluations. (3) Research and field investigation results to identify system conditions, capacities and constraining elements of infrastructure as well as possible opportunities for expanded service. b. Review and Comment. Review and comment on drafts of the City's Comprehensive Plan Amendment and Infrastructure Plans as well as the City's economic impact study relative to possible infrastructure financing_ . 2_ City Oblie:ations. The City shall accomplish the following tasks: a. Plan nine: Consultant. City shall prepare an RFQ and retain a planning consultant who shall prepare a Comprehensive Plan Amendment and Infrastructure Plan for the TCAAP Site to include the following elements: (1) Official Controls, Design Guidelines, and related regulatory changes to ensure implementation of the Comprehensive Plan Amendment. (2) Transportation analysis and study. (3) Preliminary layout of infrastructure (street, sewer, water, and storm water). b. Financial Consultant Retain financial consultant to provide an economic impact study for the construction and payment of public infrastructure improvements for the AH Reuse Area. . 5 . . . c. Comprehensive Plan Amendment. Submit Comprehensive Plan Amendment to Metropolitan Council for review and approval. d. Public InDut. Retain the University of Minnesota Design Center for the American Urban Landscape to conduct community meetings regarding the reuse of the AH Reuse Area. e. Analvtical Data. Review and comment on data collected and analyzed by Developer. f. Reservation of Ril!:hts. The City reserves the right to make [mal decisions, as it deems appropriate, in regard to the content of Official Controls, Design Guidelines, Infrastructure Layout, and Comprehensive Plan Amendments applicable to the development of the excess area. D. Disposition and Development Al!:reement. I. Master Deve)oument Status. Provided that the City successfully negotiates the transfer of property from the Federal Government for all or a portion of the AH Reuse Area,'and further provided that the Developer is not in default under the provisions of this Interim Agreement or any amendments thereto, the City shall grant Developer the exclusive right to develop the AH Reuse Area, subject to the terms and conditions of the DDA. This exclusive right to develop is granted by the City in consideration for the financial commitment of Developer to date and in the future. 2. Rel!:ular Meetinl!:s. The parties shall conduct regularly scheduled meetings until the initial draft of the DDA is prepared and subsequent meetings as necessary to incorporate data obtained during the environmental analysis of the AH Reuse Area and the preparation of the City's Comprehensive Plan Amendment and Infrastructure Plans. 5.0 Access for Environmental Survey. Subject to receipt of approval from the Federal Government and the Minnesota Army National Guard, and subject to compliance with the following terms and conditions, Developer shall have the right to enter the AH Reuse Area for the purposes of inspections and tests: 6 A. Developer shall pay for all testing, inspections, studies, or surveys of the AH Reuse Area. Developer shall keep the AH Reuse Area free and clear of all liens and shall repair any damage to the AH Reuse Area that is caused by or in any way connected with said tests, inspections, studies, or surveys. . B. Developer shall submit to the City a list of persons and businesses who shall work on the AH Reuse Area. C. Developer shall be responsible for initiating, maintaining, and supervising all safety precautions and programs in connection with any testing work on the AH Reuse Area as required by the federal government or the City. D. Developer shall give all notices and comply with all applicable laws, ordinances, rules, regulations, and lawful orders of any public authority bearing on the safety of persons or property or their protection from damages, injury or loss. E. Developer shall indemnify and hold the City hannless for any damages caused by Developer's entry onto the AH Reuse Area. Developer shall provide City with a Certificate of Insurance indicating that Developer is insured for such risks. . F. Comply with other obligations for the AH Reuse Area access as may be imposed by the federal government. 6.0 City Costs. Subject to the provisions of Section 6.0.(C), Developer shall reimburse the City for all costs which the City incurs during the tenn of this Interim Agreement in the discharge of the duties hereby imposed on the City including, but not limited to, engineering, legal, and planning consultants; and administrative time and expenses incurred by the City; and where deemed appropriate by the City Council, travel incurred by City Officials occasioned by attending meetings with third parties at Developer's request (all herein "Reimbursable Expenses"). The City's estimated budget for reimbursable expenses and billing rates is attached as Exhibit C. Changes to estimated budgets shall be approved by the Developer and the City Administrator. A. Restricted Account. Upon execution ofthis Interim Agreement, Developer shall deposit $100,000 with City which shall be placed in a restricted account and may only be used by City for reimbursable expenses. Prior to making a draw on a restricted account, City shall notify Developer. The notice shall include a documentation of costs incurred. Each time the balance in the restricted account drops below $50,000, Developer shall deposit an additional $50,000. . 7 . . . B. Avoidance of Duplication. City agrees to keep Developer apprised of the type of reimbursable expenses which are being incurred so that each party can attempt to avoid a duplication of services and expenses; provided that, the City, in its sole discretion, may determine which reimbursable costs are necessary for the City to incur in order to satisfy its obligations pursuant to the terms of this Interim Agreement. C. Developer Reimbursement. If this Interim Agreement is terminated by the City pursuant to the provisions of Section 8.0.(B)(1), and the City, within three (3) years of such termination, selects another non- governmental or private sector entity to plan, evaluate or develop all or a major portion of the AH Reuse Area, the City shall reimburse the Developer for all or that portion of the planning consultant costs identified on Exhibit C under the captions "DSU" or "URS Inc. - Planning" which have been incurred. 7.0 Limitations. This Interim Agreement does not constitute a disposition of property or any waiver of the exercise of control by the City. Execution of this Interim Agreement by the City is merely an agreement to enter into a period of exclusive negotiations according to the terms hereof, reserving discretion of final approval to the City as to any Disposition and Development Agreement and all proceedings and decisions in connection therewith. The City and Developer understand that the property in question is currently owned by the United States Government and that the purpose of this Interim Agreement is to assist in negotiations with said Government to have-the site conveyed to the City on terms and conditions favorable to the City and for the purposes outlined in this Interim Agreement or as may be described in a final Disposition and Development Agreement. 8_0 Term of Al!reement. This Interim Agreement shall continue from the date hereof until August 31, 2005, unless terminated at an earlier date as hereinafter provided, or extended by mutual consent of the parties. A. Developer Non-feasibility Determination. If at any time the Developer determines that the development of the AH Reuse Area is not feasible for any of the following reasons, Developer can terminate this Interim Agreement in its sole discretion: 1. Inability to negotiate with government agencies under economical terms for the disposition and remediation of the AH Reuse Area. 8 2. Discovery of environmental conditions not currently anticipated and remediation costs associated therewith which would make the development not economically feasible. . 3. Failure of the City to adopt a Comprehensive Plan Amendment for the AH Reuse Area. 4. Determination that private development of the AH Reuse Area by Developer is not feasible. 5. Failtrre to secure governmental approvals which would allow environmental remediation and redevelopment to occur. 6. Failure of Developer and City to agree to proceed with each step of the proposed planning process, as outlined on Exhibit D attached hereto. B. City Best Interest Determination. If, at any time, the City determines that it is not in the best interest of the City to obtain the AH Reuse Area for any of the following reasons, City can terminate this Interim Agreement in its sole discretion: . 1. Actions or circumstances which would expose the City to unacceptable environmental remediation risks_ 2. Failure of Developer to propose a land development plan for the AH Reuse Area that is consistent with the City's Comprehensive Plan Amendment for the AH Reuse Area_ 3. Failure of City and Developer to agree to proceed with each step of the proposed planning process, as outlined on Exhibit D attached hereto. C. Default. If Developer fails to perform its obligations under Section 6.0, the City may serve Notice of Default upon the Developer, by certified mail, return receipt requested. The Developer shall have thirty (30) days from the date of the Notice of Default to cure the default or the City may terminate this Interim Agreement. Termination for default pursuant to this section shall not obligate the City to make reimbursements pursuant to Section 6.0.(C)- 9_0 Notice and Correspondence. Any notice required to be given to either party . shall be in writing and deemed given if pcrsonally delivered upon the other party; 9 . or if deposited in the United States mail and sent certified mail, return receipt requested, postage prepaid and addressed to the other party at the address set forth below; or if sent via facsimile transmission during normal business hours to the party to which notice is given at the telephone number listed for fax transmission. A. Developer. Notices to Developer shall be addressed to the parties: 1. Bart Rehbein President Glenn Rehbein Companies 8651 Naples Street, N.E. Blaine, Minnesota 55449 2. Kent M. Carlson Vice President of Development Ryan Companies US, Inc. 50 South Tenth Street, Suite 300 Minneapolis, Minnesota 55403-2012 3. Daniel A. Blake Centex Homes 12400 White Water Drive, Suite 120 Minnetonka, Minnesota 55343 . B. City. Notices to the City shall be addressed to the following party: 1. Ms. Michelle Wolfe City Administrator City of Arden Hills 1245 West Highway 96 Arden Hills, Minnesota 55112 10.0 Entire Al!.reement. This Interim Agreement contains the entire agreement of the parties with respect to the matters covered by this Interim Agreement and no other statement or representation by any employee, officer or agent of any party, which is not contained in this Interim Agreement, shall be binding or valid. 1].0 Modification. This Interim Agreement is not subject to modification except in writing. . 12.0 Interpretation. This Interim Agreement has been negotiated by and between the representatives of both parties, all persons knowledgeable in the subject matter of this Interim Agreement, and each party had the opportunity to have the Interim 10 Agreement reviewed and drafted by their respective legal counsel. Accordingly, any rule oflaw or legal decision that would require interpretation of any ambiguities in this Interim Agreement against the party that has drafted it is not applicable and is waived. The provisions of this Interim Agreement shall be interpreted in a reasonable manner to effect the purpose of the parties and this Interim Agreement. . 13.0 Captions. Titles or captions of sections and paragraphs contained in this Interim Agreement are inserted only as a matter of convenience and for reference, and in no way define, limit, extend or describe the scope of this Interim Agreement or the intent of any provisions. 14.0 Rdationshiv of Parties. Nothing in this Interim Agreement shall create a joint venture, partnership, or principal-agent relationship between the parties. 15.0 Waiver. No waiver of any right or obligation of either party hereto shall be effective unless in a writing, specifying such waiver, executed by the party against whom such waiver is sought to be enforced. A waiver by either party of any of its rights under this Interim Agreement on any occasion shall not be a bar to the exercise of the same right on any subsequent occasion or of any other right at the time. . 16.0 Counterparts. This Interim Agreement may be executed in two counterparts, each of which shall be deemed an original, but both of which shall be deemed to constitute one and the same instrument. 17.0 Attornev's Fees. In the event of any controversy, claim or dispute relating to this Interim Agreement, or the breach or interpretation thereof, each party shall bear its own costs. 18.0 Further Assurances. The parties each agree to make, execute and deliver such other documents, and to undertake such other and further acts, as may be reasonably necessary to carry out the intent of this Interim Agreement. 19.0 Exhibits. The following listed exhibits are attached hereto and incorporated herein. A. Exhibit A . Vento Reuse Plan. B. Exhibit B . AH Reuse Area. c. Exhibit C . City Budget. . 11 . . . D. Exhibit D - Proposed Planning Process. 20.0 Time of Essence. Time is hereby declared to be of the essence of this Interim Agreement and each and every provision hereto. 21.0 Non-Assilmabilitv. Developer may not assign their interests in this Interim Agreement without consent of the City, which shall not be unreasonably withheld. IN WITNESS WHEREOF, the parties have hereunto set their hands the day and year first above written. DEVELOPER: CRR,LLC A MINNESOTA LIMITED LIABILITY COMPANY By Printed Name: Title: STATE OF MINNESOTA) COUNTY OF )ss ) On this _ dayof , before me, a Notary Public within and for said county, personally appeared , a , and executed the foregoing instrument and acknowledged that he executed the same by authority of and on behalf of CRR, LLC. Notary Public [REMAINDER OF P AGE INTENTIONALLY LEFT BLANK] [SIGNATURES CONTINUED ON FOLLOWING PAGE] 12 STATE OF MINNESOTA ) )ss COUNTY OF ) CITY OF ARDEN fiLLS Beverly Aplikowski Mayor Michelle Wolfe City Administrator On this _ day of " before me, a Notary Public within and for said county, personally appeared Beverly Aplikowski and Michelle Wolfe, to me known to be the Mayor and City Administrator, for the City of Arden Hills and they executed the foregoing instrument and acknowledged that the instrument was executed by authority of and on behalf of the City of Arden Hills. F:~\hnicc\lesry\AJden HilIs\TCAAP\lnterim Agreement - Draft 'lO.doc MardlI1,2005(2:52PM} Notary Public 13 . . .