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HomeMy WebLinkAbout2014-10-16 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, October 16, 2014 7:00 P.M. I. Call to Order II. Approval of Agenda III. Approve September 11, 2014 Planning Commission Meeting Minutes (1) IV. Department/Commission Liaison/Other Reports V. Visitors/Public Comment This is an opportunity for the public to address the Commission with questions or concerns not on the agenda. Please limit comments to three minutes. VI. Public Hearings A. Fury Motors— 12969 60th St. N..: Consider requests of Phillips Architects on behalf of Fury Motors for a Conditional Use Permit to allow automotive sales and service and a Variance for signage and lighting. (2) VII. New Business A. Establishment of TIF District 1 -2 to facilitate recovery of costs invested into certain lands, improvements and clean-up necessary to foster commercial redevelopment of the area within portions of Osgood Ave. N., Oren Ave. N. and 60th St. N. to be consistent with the City's current Comprehensive Plan. (3) VIII. Old Business IX. Informational A. Upcoming Meetings: • Tuesday, October 28, 2014 City Council 7:00 p.m./City Hall • Thursday,November 13, 2014 Planning Commission 7:00 p.m./City Hall • Tuesday,November 18, 2014 City Council 7:00 p.m./City Hall B. Council Representative • Tuesday, October 28, 2014—Commissioner Anthony • Tuesday,November 18, 2014—Commissioner Bye X. Adjourn. ENCLOSURE I CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, September 11,2014—Oak Park Heights City Hall Call to Order: Chair Kremer called the meeting to order at 7:00 p.m. and called for a standing moment of silence to observe 9-11. Present: Commissioners Anthony, Bye, Kremer,Nelson and Thurmes; City Administrator Johnson, City Planner Richards and Commission Liaison Liljegren. IL Approval of Agenda: Commissioner Anthony, seconded by Commissioner Bye,moved to approve the Agenda as presented. Carried 5 - 0. III. Approval of July 10, 2014 Meeting Minutes: Commissioner Bye, seconded by Commissioner Nelson,moved to approve the minutes as presented. Carried 5 - 0. Approval of July 22, 2014 Meeting Minutes: Commissioner Anthony, seconded by Commissioner Bye,moved to approve the minutes as presented. Carried 5 - 0. IV. Department/Commission Liaison/Other Reports: None. V. Visitors/Public Comment: None. VI. Public Hearings: A. Pine Grove Gardens PUD Amendment & Preliminary and Final Plat Approval —, Oakgreen Court, N.: Consider requests of St. Croix Home Builders, Inc. for Planned Unit Development Amendment and Preliminary & Final Plat approval to allow construction of a 5-unit townhouse structure, located within the Pine Grove Gardens development at Oakgreen Court,N. Commissioner Thurmes noted that he was the surveyor to the project and removed himself from the public hearing. City Planner Richards reviewed the September 4,2014 planning report,noting that the request is to allow a revised plan for five townhome units in an area planned and platted for six units as a result of a reduced setback created by MnDot's roadway changes to the Hwy. 36 frontage Road. He noted that the units will be constructed to match those within the existing development and that the new development will be platted as Pine Grove Gardens 2nd Addition Planning Commission Minutes September 11,2014 Page 2 of 5 Richards provided an issue analysis of the request and discussed the same, including issues related to conditional use permit criteria to be reviewed as to design standards and Homeowner's Association acceptance of the plant change with a reduction of the number of units and their acceptance of Outlot A as an additional common area that will be maintained by the Homeowner's Association. Chair Kremer opened the hearing for public comment. Robert Johnson—5833 Oakgreen Ct.N.noted that the developer wasn't present and that it has been his experience that they are usually present to answer questions. Mr.Johnson questioned how the Commission could proceed without his being present. City Planner Richards noted that the public hearing as an opportunity for discussion and that it would be up to the Planning Commission to determine whether or not to proceed in forwarding it to the City Council. Mr. Johnson stated that the second coat of asphalt and curbs have been placed to the private roadway within the development and asked what would be done to force the developer to repair all damage done to the road and curb. It was noted that while it is a private issue with the developer and the Homeowner's Association,as the owner of the road,a condition would be placed within the Development Agreement and the Amended PUD Document; however, the Homeowner's Association should also have it noted in any approval document they create with the developer. City Administrator Johnson noted that typically this has not been a problem with development agreements and that one method the City has is to withhold occupancy permits until such time compliance has been met. It was clarified that the agreement with the developer and the City is one to allow them to create the development,contingent upon whether or not the Homeowner's Association allows it to occur within the development. Conversation was had as to options the Homeowner's Association as to the accepting the Outlot as part of the development common area and any escrow they may wish to require to guarantee compliance is met for issues related to the development. Mr. Johnson asked the Commission to consider tabling the matter until such time the developer was present to address inquiry to the development proposed. Tom Ulness—5858 Oakgreen Ct. N. noted that he lived to the backside corner of the proposed structure and inquired as to receiving a copy of the landscape plan. City Administrator Johnson stated that if Mr.Ulness did not find it in the report materials he has, that he will see to it that he receives a copy. Mr.Ulness expressed concern about construction activity and parking. It was noted that this would be a Homeowner's Association concern and that they would need to address the issues for the development as to where workers could park. Planning Commission Minutes September 11,2014 Page 3 of 5 Mr.Ulness discussed the elevations to the north side of the proposed structure in relation to grading and drainage. City Administrator Johnson noted that the matter of grading and drainage would be subject to the review and approval of the City Engineer and that in light of the roadway work being done by MnDot,would need to be reviewed overall. Mr.Ulness questioned whether or not the proposed deck/porch combination was being proposed or if it was an option. City Administrator Johnson noted that the as shown, they do encroach into the outlot space, similar to that of the porches/decks to the northeast townhouse units, and that this is one more item for the Homeowner's Association to consider. Dan Thurmes introduced himself as the project surveyor and discussed the design plan for the five units in line with them being placed into an area that was originally platted for six units and that he felt the design was a good product for the site. He noted that the grading and drainage would be per approved plans and that the porches were being proposed as shown. He apologized for the developer's absence and made himself available to respond to questions. Chair Kremer asked if there was anyone else who wanted to make any final comments to the public hearing. There being no additional comments or questions from the audience,Chair Kremer closed the public hearing and asked for Commission discussion. Commissioner discussion ensued as the absence of the developer and Homeowner's Association leadership and consideration of tabling the request until both can be present to address questions. It was clarified that the public hearing notice was mailed to all property owners within the development, including those who are members of the Homeowner's Association Board. Commissioner Anthony encouraged Mr. Johnson and Mr. Ulness to reach out to their HOA Board as to their concern. Chair Kremer added that should the Commission decide to table the public hearing, it is important that the developer and the HOA Board have someone present at the next meeting, who is aware of their concerns and can negotiate on their behalf. Ruth Easton—5853 Oakgreen Ct. N. arrived. Chair Kremer clarified that she was the Pine Grove Gardens Homeowner Association President and re-opened the public hearing. President Easton informed the Commission that the HOA Board and its management agent,Judd Orff have been in conversation with the developer in response to issues and concerns of the Pine Grove Gardens residents,that those noted by Mr.Johnson and Mr. Ulness are part of those conversations. She did note that while a final agreement has not yet been reached,she felt that they were very close. Commissioner Anthony encouraged her to make a point to reach out to their HOA members to ensure that they were aware of what is happening and that their concerns are being addressed. Planning Commission Minutes September 11,2014 Page 4 of 5 The developer has interested in commencing construction prior to winter. President Easton stated that she didn't feel that they were that far apart in coming to an agreement and that she felt that,with the lot having been empty for such a long time,that it would be advantageous to the neighborhood to see the work get started. Prior to anything getting started, however an agreement needs to be reached and approved by the Homeowner's Association. There being no additional comment, Chair Kremer closed the public hearing. Commission discussion ensued as to the conditions within the planning report, with City Planner Richards proposing condition amendments for the expressed HOA issues and Development Agreement approval. Commissioner Anthony, seconded by Commissioner Bye,moved to recommend City Council approval of the request, subject to the conditions within the September 4, 2014 Planning Report, as amended, specifically that: 1. The preliminary and final plat shall be approved by the City Engineer and City Attorney. 2. The Planning Commission was favorable to the proposed setback to the MnDot right-of-way as part of the approval process for the PUD. 3. All landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and if required applicable watershed authority review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. The Planning Commission was favorable to the final building plans and materials. 7. The snow storage plan shall be subject to review and approval of the City Engineer. 8. The Homeowners Association shall accept the change to the plat,plans to reduce the number of dwelling units to five, accept Outlot A as additional common area that will be maintained by the Homeowners Association, and address issues related to streets, curbs, and construction vehicle parking with the Applicant. 9. Additional landscaping shall be provided between the end unit and the MnDot right-of-way subject to approval of the City Arborist and the Homeowners Association. Planning Commission Minutes September 11,2014 Page 5 of 5 10. The applicant shall be required to enter into a development agreement. The development agreement shall be subject to the review and approval of the City Attorney and City Council. Carried 4— 1 —0,Thurmes abstained. VII. New Business: A. Discussion of Commission's purpose and philosophy for City planning. Chair Kremer stated that he had this placed on the Agenda because he wondered if the Commission might find it beneficial to have a conversation about what the Commission's philosophy of development is and to place it into a general paragraph within the Commission Bylaws. Discussion ensued. City Planner Richards notes that the 2008 Comprehensive Plan related to the philosophy of development and such for the City of Oak Park Heights was crafted by a different City Council and different Planning Commission and pointed out that updating of the plan was coming up and that the process would create a good opportunity for such a discussion and may help what Chair Kremer is seeking to achieve. VIII. Old Business: None IX. Informational: A. Upcoming Meetings: • Tuesday, September 23, 2014 City Council 7:00 p.m./City Hall • Thursday, October 16, 2014 Planning Commission 7:00 p.m./City Hall • Tuesday, October 28, 2014 City Council 7:00 p.m./City Hall B. Council Representative • Tuesday, September 23 , 2014—Commissioner Thurmes • Tuesday, October 28, 2014—Commissioner Anthony X. Adjourn: Commissioner Nelson, seconded by Commissioner Anthony,moved to adjourn the meeting at 8:02 p.m. Carried 5—0. Respectfully submitted, Julie Hultman Planning& Code Enforcement Approved by the Planning Commission: TPC3601 Thurston Avenue N, Suite 100 ENCLOSURE Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 8, 2014 RE: Oak Park Heights— Fury Chrysler Jeep Dodge Ram — Conditional Use Permit - Automotive Sales and Service and Variances for Signage — 12969 60th Street North FILE NO: 236.02 — 14.05 BACKGROUND David Phillips, of Phillips Architects and representing Leonard Investments, has made application for a Conditional Use Permit to allow for automotive sales and service at 12969 60th Street North. Variances are also requested related to the numbers, size height, and total amount of signage. The intent is to operate a Chrysler Jeep Dodge and Ram dealership and service operation out of the existing building on the former Denny Hecker dealership site on 60t Street North. The property is zoned B-2, General Business District in which automotive sales and service is a Conditional Use. The Applicant plans to occupy the existing building and update the interior and exterior of the structure. The site layout will remain essentially as it is today, with updated signage, light fixtures, pavement and landscaping. Attached for reference: Exhibit 1: Project Narrative Exhibit 2: Cover Sheet (A0.0) Exhibit 3: Site Plan (A1.0) Exhibit 4: Landscape Plan (A1.1) Exhibit 5: First Floor Plan (A2.3) Exhibit 6: Second Floor Plan (A2.4) Exhibit 7: Basement Demo and Floor Plans (A2.5) Exhibit 8: Exterior Elevations (A3.0) Exhibit 9: Colored Elevations (P3.0) Exhibit 10: Sightline Study— Freestanding Sign (A3.2) (Two Pages) Exhibit 11: Photometric Plan Exhibit 12: Survey(1/1) Exhibit 13: Grading and Drainage Plan Exhibit 14: Light Fixture Specifications Exhibit 15: Report of the City Arborist— September 30, 2014 ISSUES ANALYSIS Project Description. A detailed description of the project by Mr. Phillips is found as Exhibit 1 to this report. Leonard Investments has purchased the property and plans to relocate the current dealership at Osgood Avenue and Highway 36 to this location. The dealership will sell new Chrysler, Jeep, Dodge and Ram vehicles and provide sale and service of new and used vehicles. The site has been vacant for a number of years and the project will include new interior and exterior building remodeling. The site will also undergo improvements to the pavement, lighting, landscaping and signage. Comprehensive Plan. The Comprehensive Plan designates this area as Commercial on the Proposed Land Use Map. The use of the property for automotive sales and service is consistent with this land use designation. Zoning Ordinance. The property is zoned B-2, General Business District in which automotive sales and service is a Conditional Use. The Applicant has applied for a Conditional Use Permit to allow the site to be used as a dealership and a Conditional Use Permit to allow 28 foot freestanding light fixtures that exceed the allowable 25 foot height limitation. Variances have been applied for to allow for a freestanding sign at 40 feet (30 foot allowed), for the number of allowed wall signs from two to the eleven proposed, and for the size and total amount of signage. Review of the criteria for the Conditional Use Permit and Variances is found later in this report. Subdivision. The property is platted as Lot 1, Block 1 Jacob Addition. There are no changes requested related to the lot or easements. Setbacks. The building and parking areas are compliant with all setback requirements. There are no changes planned to the building or parking setbacks with this project. Traffic Circulation/Curb Cuts. The existing curb cuts will remain for access to 60th Street North and Neal Avenue North. Snow Storage. The plans do not indicate an area for snow storage. The applicant shall indicate where the snow is to be stored or if it will be hauled off site. Parking. The proposed site plan shows a total of 637 parking spaces which is a reduction in five spaces from what currently exists. The parking calculation for this use as retail sales is as follows: 58,657 sq ft x .9 = 52,791 / 200 = 264 parking spaces. There is adequate parking for a car dealership, customers and employees. 2 Landscaping. The landscape plans indicate that the existing planting beds will be restored and planting replaced as necessary. There is a new planting bed on the west side of the parking lot near the main entrance. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are found as an Exhibit to this report. Lighting. The lighting plan indicates that many of the existing parking lot light locations are to remain with other fixtures moved or added to address the site lighting. New poles and fixture heads on both the new and existing locations will be installed with LED lights and will be full cut off. The new wall mounted building lights will also be LED lights and full cut off. The plans indicate that the poles to be used will be 28 feet in height except for those under the power lines will be 25 feet in height. The lighting requirements of Section 401.15.B.7. of the Zoning Ordinance requires the parking lot fixtures to be 25 feet or less to the top of the fixture. The Applicant has indicated that the taller fixtures are required to achieve a more balanced spread of light. The Zoning Ordinance allows the review of the taller light fixtures by Conditional Use. City Staff does not see any issues with allowing the fixtures to exceed the height limitations for the reasons provided by the Applicant. A photometric plan had been provided for City review. The light levels exceed the requirement of four-tenths (0.4) foot candles at the property line at certain locations on the site. Of most concern is the east property line adjacent to the motel. The Applicant will be required to revise the photometric plan so that it is compliant with the lighting requirements of the Ordinance. Trash Storage. The existing trash storage enclosure, located on the east side of the site will be used. New gates will be installed. Plans for the gates shall be provided for approval by City Staff. Mechanical Screening. Any exterior mechanical equipment, either on the roof or ground mounted will need to be screened in accordance with Section 401.15.E.10.e. of the Zoning Ordinance. Grading, Drainage, Erosion Control and Utilities. The surface of parking areas will be repaired but no changes are planned to the grading, drainage or utilities. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the Valley Branch Watershed District, which has been deemed unnecessary for this project. Design Guidelines. The changes to the building will not be significant. The Applicant has provided the following explanation of the remodeling: "The exterior of the building consists of painted decorative concrete block, EFIS, glazing and doors including overhead doors. The renovation will include re-painting the painted surfaces to the Chrysler specified neutral gray. The EFIS will be restored and recoated 3 the same gray color. The overhead doors facing the streets will be replaced with full vision glass doors. The glazing will remain. Chrysler requires the addition of an ACM (Aluminum Composite Material) at the entry element and above the service entry doors. This is the same material recently installed at the Chevrolet dealership in Oak Park Heights. The basic color is metallic silver. There is a polished silver line around the arched form at the entry. Please refer to the elevations. We would qualify this material as an architectural metalwork accent material under the Design Guidelines. The remaining overhead doors will be replaced with glass or opaque panels." Sustainable Guidelines. The Planning Commission will question the Applicant on how the project has been designed to achieve at least a certain degree of sustainability. The Applicant will need to discuss the methods in building construction and site design with the Planning Commission of how these issues have been addressed. Architectural Guidelines. Façade Treatments The building was designed with a definite base, middle and top on the facades facing the roadway. This will continue with the updated building design. The façades feature differences in materials and colors to provide architectural interest. Ground Level Expression This is a two story building with a raised tower feature at front entrance facing Neal Avenue North. The main entrance is well defined by the tower and signage. Transparency The building uses glass on all of the facades. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The north elevation is proposed at 43 percent glass, the west elevation is 45 percent glass. Entries The building features a prominent entry with a raised parapet, tower and signage. Roof Design The roofline is broken by various building and parapet heights. The rooftop mechanical equipment will need to be completely screened. Building Materials and Colors The applicant has provided color elevations for review. The building will be a combination of painted decorative block, EFIS, glazing and doors. Much of the building material is not being replaced with this remodel. The aluminum composite material is limited to only the front entrance feature and has been 4 allowed in other buildings in Oak Park Heights. Building material samples will be available at the Planning Commission meeting. Franchise Architecture The building is not a franchise design. Site Design Guidelines Building Placement The proposed building has a well-defined entrance. The front entrance will be orientated to the west. Parking Areas The parking area will be significantly improved with repaired pavement. Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space Currently, there is a trail along 60th Street and Neil Avenue. Landscaping Building entrance plantings are required. The plans do not show any addition of plantings at the front entrance. This should be addressed by the Applicant. Trees/Shrubs The plantings used in the landscape plan shall be subject to the review and approval of the City Arborist. Utilites/Service/Loading/Drive-Through/Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack will be required. The applicant should identify a location. Signage. Freestanding Signs. The applicant has proposed a 40 foot pylon on the north side of the site. The plans indicate that size of the sign is 160 square feet. The property is within the Destination Retail Highway Sign District which would allow one freestanding sign of 150 square feet and a maximum height of 30 feet. The sign would require a sign 5 height and size variance. Another freestanding sign is proposed on the west side of the site and will be 20 feet in height and 68 square feet. This would also require a variance for the additional freestanding sign. The sign bases will be landscaped. The Design Standards recommend the use of ground or monument signs rather than pylon signs. Most of the new signs constructed along the Highway 36 frontage in recent years have been monument signs. The Planning Commission should discuss this issue. Wall Signage. The following wall signage is proposed: Total No. Total Sign Square Feet of Signs Square Feet West Elevation Chrysler—41.6 6 308.94 Dodge—30.28 Jeep—58.4 Fury—51.27 Ram —40.7 Service—86.69 South Elevation 0 0 0 North Elevation Chrysler—20.58 5 110.61 Fury—25.8 Dodge— 15.0 Jeep—28.73 Ram —20.5 East Elevation 0 0 0 TOTAL 11 419.55 The Zoning Ordinance would allow for two wall signs on separate building facades. The total allowable sign area on site, with the freestanding signs, would be 500 square feet. The applicant has proposed a total of 11 wall signs with a total of 420 square feet. The proposed freestanding signs total 228 square feet for a site signage total of 648 square feet. The Planning Commission will need to consider a variance for the size, number and height of the freestanding and the total site signage that exceeds the total allowable by 148 square feet. Sign Illumination. The signs appear to be internally lit but that is not highlighted on the plans. The signs will be required to comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Sign Variance. Variance criteria are provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and the City Council should 6 review the following criteria and conditions to determine if the sign variances are justified. Review Criteria. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5, below. h. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special cases may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structure or buildings n the same district under the same conditions. e. The request is not a result of non-conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. Due to the location of this business in that the building will have limited visibility from Highway 36, the applicants have indicated that allowing only a 30 foot freestanding would cause an undue hardship for their business and the ability of customers to locate the building. Please note the sightline diagrams provided by the Applicant in the Exhibits. A number of other businesses in the Highway 36 corridor have asked for and received variances for signage. Granting a variance request will not create an inconvenience to neighboring properties and uses. The Planning Commission may want to consider the precedence of allowing a 40 foot sign. Most of the other sign variances have been related to number of signs and not sign height. 7 Conditional Use Criteria: 401.30.E Conditional Uses: As indicated, please find below the review of the conditional use standards for automotive sales and service. 6. Open and outdoor services, sale, and rental as a principal or accessory use and automobile repair minor as an accessory use including new or used automotive, trucks, boats, or motorized vehicles and related accessory sales and provided that: a. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Section 401.15.E of this Ordinance. Comment: The outdoor sales areas will not be required to be fenced. b. All lighting shall be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residences and shall be in compliance with Section 401.15.8.7 of this Ordinance. Comment: All of the lighting will be LED full cut off. The pole height shall be subject to review and approval of a Conditional Use Permit. The photometric plan will be required to be consistent with Zoning Ordinance standards. c. Sales and storage area is blacktopped or concrete surfaced and all paved areas are surrounded by concrete curbing. Comment: The sales and storage areas are already paved. d. The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. Comment: The existing building and site has functioned previously as a dealership and is not incompatible with the surrounding commercial areas. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative or other services to the site. Comment: There should be no service issues with this use. f. All islands in the parking lot shall be landscaped. Comment: Not required at this time but would be with a redeveloped site. 8 g. A strip of not less than ten (10) feet shall be landscaped at the edge of all parking/driveway areas adjacent to lot lines and the public right-of-way. Comment: The site plan reflects conformance with this. h. All automobile repair activities shall be conducted within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or mit of the service areas. Comment: This will be a condition of approval. i. Facilities on a site contiguous to any residential district shall not be operated between the hours of 10:00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council. Comment: This will be a condition of approval. j. Provisions are made to control and reduce noise in accordance with Section 401.15.B.11 of this Ordinance. Comment: Appropriate conditions will be added to the approval. k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. Comment: There should be no issues with the current vehicular access points. I. A drainage system subject to the approval of the City shall be installed. Comment: The drainage system is in place. m. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G of this Ordinance. Comment: The numbers, size, height and amount of signage are subject to review of a Variance. n. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Comment: The criteria are found below. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 9 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). The Planning Commission should comment if any of these criteria will be at odds with the Conditional Use Permit proposed for the site. City Staff does not see any issues. CONCLUSION AND RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Conditional Use Permit—Automotive Sales and Service • Conditional Use Permit— Height of Light Fixtures • Variances— Number, size, height and total amount of signage. 1. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. 2. All new lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. All visible interior lighting shall also be full cut off. 3. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 4. Changes to the landscape or new plantings are subject to review and approval of the City Arborist. 5. Any new mechanical equipment that is located on the roof or ground level and visible from street level or from neighborhood properties shall be screened with materials that blend harmoniously with the building facade materials. 6. The sign specifications and methods of illumination shall be subject to review and approval of the City Planner at the time of permitting. 7. The Planning Commission shall comment on the building design and building materials. The Applicant shall provide building material samples for Planning Commission review. 10 8. Plans shall be provided for the trash enclosure gates subject to review and approval of City staff. 9. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. 10. The Planning Commission should consider the hardship and unique circumstances with the request for the sign Variances. 11. Building entrance plantings shall be required. The Applicant shall revise the landscape plan or provide seasonal planters at the main entrance to the building. 12. A bike rack should be identified on the site plan and placed on site. 13. Sound levels generated from the site shall be in compliance with Section 401.15.B.11 of the City Zoning Ordinance. 14. The Applicant shall discuss methods of construction and site design as it relates to sustainability with the Planning Commission. 15. The use of an exterior announcement system shall not be allowed. 16. All storage of materials, parts and supplies shall be interior to the building. 17. All auto repair activities shall be conducted indoors and the overhead doors to service bays shall be kept closed at all times except when moving vehicles in and out. 18. Automotive sales and service shall not be conducted between the hours of 10:00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council. 19. The applicant shall receive and retain, if required, a Hazardous Waste Generators License for batteries, oil and tires from Washington County. pc: Julie Hultman 11 EXHIBIT 1 Narrative for: Conditional Use Permit& Variance Request Fury Chrysler Jeep Dodge Ram 12969 North 60th Street, Oak Park Heights, MN Background Leonard Investments purchased this property in June of this year. The intent is to relocate the Chrysler Jeep Dodge Ram new car franchise from the current location at Osgood and Highway 36 in Oak Park Heights. The project will require the selective interior demolition and extensive remodeling. This request is for a conditional use permit to re-open the facility with the previous use as an automobile dealership for the sale and service of new and used vehicles. Conditional Use Permit and Zoning: The requested use for the property is to reopen this closed building for new and used car sales and service of vehicles. This requires a conditional use permit. The underlying zoning is B-2. This facility was closed during the recession and has been vacant for several years. Prior to 2009 the facility was operated as a new car dealership since 1986. There were several expansions. Leonard Investments intends to operate the facility as an automobile dealership selling and servicing new and used vehicles. Variances: Light Pole Height: Leonard Investments requests that the light poles be 28'except under the power lines where 25'will be used. The practical difficulty is the zoning ordinance does not recognize the changing LED lighting technology. In order to achieve a more balanced spread for the LED lights and eliminate hot spots under the lights the higher poles are needed. All existing poles already exceed the ordinance height. There is no residential adjacent to this property. Sign Height: Leonard Investments requests that the freestanding sign listed in the Destination Retail Highway Sign District be allowed to be 40'high in lieu of the 30'permitted. This is consistent with the 40'business development sign that is allowed. The practical difficulty is that Highway 36 is in a deep trench at this location he taller sign is needed to be seen for the highway. There is no residential adjacent to this property. • ,PHILLIPS Architects &Contractors, Ltd. September 16, 2014 Fury Chrysler Jeep Dodge Ram 12969 North 60th Street Page 2 Number of Wall Sign: Leonard Investments requests that the number of allowed wall signs be increased from 2 to 11. The practical difficulty is the franchise requirement of the manufacturer to identify the dealership as well as each vehicle brand. The Fury name as well as the 4 brands of vehicles will be on each street facade. The final sign is the entrance sign over the service drive. Proposed Site Improvements: The existing pavement will be cracked filled and resurfaced with a full overlay. This work does not require a watershed permit according to Karen Kill at the brown's Creek Watershed District. There will be minor island changes at the main entry to help direct the customers to the service and sales entrances. There are no other proposed changes. Building Remodeling The exterior of the building consists of painted decorative concrete Hock, EFTS,glazing and doors including overhead doors. The renovation will include re-painting the painted surfaces to the Chrysler specified neutral gray. The EFTS will be restored and recoated the same gray color. The overhead doors facing the streets will be replaced with full vision glass doors. The glazing will remain. Chrysler requires the addition of an ACM (Aluminum Composite Material)at the entry element and above the service entry doors. This is the same material recently installed at the Chevrolet dealership in Oak park Heights. The basic color is metallic silver. There is a polished silver line around the arched form at the entry. Please refer to the elevations. We would qualify this material as an architectural metalwork accent material under the design guidelines. The remaining overhead doors will be replaced with glass or opaque panels. The interior will receive extensive renovation including accessibility upgrades. The lighting is planned to be replaced with new LED lighting. The HVAC system is planned to include sustainable features such as geo-thermal and solar heating. The service shops will be renovated with new in- ground hoists and new floors. Signage: The plans show the size and location of all of the site signs and building mounted signs. The code gives signage allowed to be as much as 15% of the wall surface of the front and smallest side because this building has two street facades. The area of the principal farcade is 6,355 PHILLIPS Architects & Contractors, Ltd. September 16, 2014 Fury Chrysler Jeep Dodge Ram 12969 North 60th Street rage 3 square feet to Neal Avenue on the west and 4,690 toward North 60th street on the north. Therefore, the maximum allowed square footage of signs is 1,656 square feet. The signage square footages are shown on the elevations and signage plan. The proposed signs are in proportion to this scale of development. The total square footage is 308.94 square feet on the west elevation and 110.61 square feet on the north elevation. The large freestanding brand sign is less than 150 square feet measuring the sign face. The smaller freestanding brand sign is less than one hundred square feet. The total signage is less than 670 square feet which is well below the calculated maximum. These square footages are based on the Chrysler sign information. There is a variance request for the number of signs and height of the large freestanding sign. Site Lighting: The existing site lighting will be replaced. The proposed lighting will be LED as shown on the photometric plan which is submitted. Please note that LED foot candle designs cannot be compared to previous values for HID (Metal Halide) lights. This is state of the art area lighting with engineered LED lighting just recently available from traditional suppliers. Landscaping: The site has been previously landscaped. While closed the planting beds have become overgrown. These planting beds will be cleaned out and restored including trimming the existing plants. Every other planting bed will be replaced with new plantings including Feather Reed grasses and Dayiilies. This addition to the landscaping will add variety and visual interest. The site has a lawn sprinkler system which will be placed back in service. The lawn areas will be maintained. 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'sp-'4 #-_` „„_ m `ice `i'r a���a .� _.I � ; l ''',V4,,��`b q i4 w45 1 4 W :IIYII 11 i 4 lb ` i „ aII''.!!�! °:�� III .11 / 4 ��`�NEN. '� ,i ,�. L� a�� Mil. p Ids HI rs ) `�4t !lam WNW - k 1• � z irt4E11 M, 3, pN c tNII ' � ly> :i � r M , I t 1.° \ 2 • LI I I I I /. ii 0A5 p.1,9_ d44,,, ,A� (4 1'111 ., 1pp, 4) N.N. I 4 "is 1 It 4 4 a?► „ F i ---^ti4\ Fm \ b N 9 EXHIBIT 1 4 LED AREA LIGHTS - (XGBM) oss �verry LED LIGHTING TECHNOLOGY US patent D574994&7,828,456 and MX patent 29631 and US&Intl.patents pending SMARTTEC'M THERMAL CONTROL-LSI drivers feature integral sensor which reduces drive current when ambient temperatures exceed rated temperature. OCCUPANCY SENSING(IMS)-Optional integral passive infrared motion sensor activates switching of luminaire light levels. High level light is activated and increased to full bright in 1-2 seconds upon detection of motion. Low light level(30%maximum drive current) is activated when target zone is absent of motion activity for-2 minutes and ramps down ...40100100. (10-15 seconds)to low level to allow eyes time to adjust. Sensor is located on the front of optical assembly and rotates with the optic. Sensor optic has a detection cone of approximately 45°. Examples of detection-occurs 30'out from a 30'mounting height pole;occurs 20'out from a 20'mounting height pole. ENERGY SAVING CONTROL OPTIONS-DIM-0-10 volt dimming enabled with controls by others.BLS-Bi-level switching responds to external line voltage signal from separate Shown with optional decal striping 120-277V controller or sensor(by others),with low light level decreased to 30%maximum drive current. car...eLEat aN.gl EXPECTED LIFE-Minimum 60,000 hours to 100,000 hours depending upon the ambient temperature of the installation location.See LSI web site for specific guidance. i g hang facts" LEDS-Select high-brightness LEDs in Cool White(5000K nominal)or Neutral White(4000K A Cmcam f::•.c us DOE nominal)color temperature,70 CR1(nominal). Light Output(Lumens) 25464 DISTRIBUTION/PERFORMANCE-Types 3,5,FT and FTA available-field rotatable Watts 300 reflectors. Lumens per Watt(Efficacy) $5 HOUSING-Square,die-formed aluminum.Fully enclosed weather-tight housing contains factory prewired drivers and field connections. Color Accuracy 66 Pr.(' t1,1 r ,,=,..,x i TOP-ACCESS COVER-Gasketed,tethered top-access cover provides ease of installation and allows for easy driver access.Four captive stainless-steel fasteners secure the top- access cover to the housing. rar.d�rle,�en.a�i OPTICAL UNIT-Clear tempered optical grade flat glass lens sealed to aluminum housing creates an 1P67 rated,sealed optical unit(includes pressure stabilizing breather).Optical Warm Mee Blight White earl unit can be easily field rotated in 90o increments. Directional arrow on optics allows alignment without the unit being energized. MOUNTING-2-1/2"x 5-3/8"x 12"extruded aluminum arm mounting bracket shipped standard. Use with 5"traditional drilling pattern.Round Pole Plate(RPP2)required for ardr.,." mounting to 3"-5"round poles.(See Accessory Ordering Information chart.) Visit www.lightingracts.com for the Label Reference Guido,• ELECTRICAL-Two-stage surge protection(including separate surge protection built into electronic driver)meets Location Category C Low.Available with universal voltage power r;cv°.. a Number KGGN E"retx t.11.4e'4i supply 120-277VAC(UE-50/60Hz input),and 347-480VAC. &ande'.wwe.XAM SLED MO 6W Tylm Arse 1..s, DRIVERS-Available in Low Watt(LW),Super Saver(SS)and High Output(HO)drive currents(Drive currents are factory programmed).Components are fully encased in LIGHT OUTPUT XGBM potting material for moisture resistance.Driver complies with FCC 47 CFR part 15 RFI/EMI standard. Lumens(Nominal) Watts Type 3 Type 5 Type FT Type FTA (Nominal) OPERATING TEMPERATURE- -40°C to+50°C(-40°F to+122°F). LW 14080 13840 15020 16560 140 SS 20180 18040 20700 23030 187 FINISH-Fixtures are finished with LSI's DuraGrip®polyester powder coat finishing process. HO 26750 25460 29070 31810 300 The DuraGrip finish withstands extreme weather changes without cracking or peeling. LW 11450 11290 12220 13470 136 DECAL STRIPING-LSI offers optional color-coordinated decals in 9 standard colors to SS 16390 15170 17230 18750 188 accent the fixture.Decals are guaranteed for five years against peeling,cracking,or fading. HO 22240 20550 23510 25410 258 WARRANTY-LSI LED fixtures carry a limited 5-year warranty. This product,or selected versions of this product,meet the standards PHOTOMETRICS-Application layouts are available upon request.Contact LSI Applications listed below.Please consult factory for your specific requirements. Group at lighting.apps @lsi-industries.com American Innovation RoHS F ( E® c 4L us SHIPPING WEIGHT(IN CARTON)- Fixture-44.5 lbs(20 kg) Arm-5 lbs.(2kg)arm American Made COMPLIANT wet LISTED LISTING-UL listed to U.S.and Canadian safety standards.Suitable for wet locations. ARRA 1P57 I Ida: >: Funding Compfant Fixtures comply with ANSI C136.31-2010 American National Standard for Roadway Lighting Equipment-Luminaire Vibration 3G requirements. • Project Name I Fixture Type 1 07/29/14 Industries- ©2014 American innovationm,ce,Tednology Catalog# LSI INDUSTRIES INC. LED AREA LIGHTS - (XGBM) oss�ver® lED LIGHTING TECHNOLOGY LUMINAIRE ORDERING INFORMATION 'TYPICAL ORDER EXAMPLE: XGBM 5 LED HO CW UE WHT VCM ES Prefix Distribution Light Drive Color Input Voltage Finish Optional Controls Optional Sensor/Options Source Current Temperature XGBM1- FT-Forward Throw LED LW-Low Watt CW-Cool White UE-Universal BLK-Black Virtinet Wireless Network Sensor LED FTA-Forward Throw SS-Super Saver NW-Neutral White Voltage BRZ-Bronze (requires a Ventura controller/Malibu ES4-External Sensor Greenbriar Automotive HO-High Output (120-277) GPT-Graphite link) IMS°-Integral Motion Sensor 3-Type Id MSV-Metallic Silver (blank)-None PCI 120-120v Button-Type Photocell 5-Type V 347-480 PLP-Platinum Plus VCM-Standard(revenue grade) PCI 208-208v Button-Type Photocell SVG-Satin Verde VCMH-Standard(Host) PCI 240-240v Button-Type Photocell Green DIM-0-10 volt dimming PCI 277-277v Button-Type Photocell WHT-White (required for satellite fixtures) PCI 347-347v Button-Type Photocell Optional Color Decals Stand-Alone Control Options 45—Light Gold (blank)-None BBK-8°Bracket(S and D180 only) 20—Charcoal Metallic DIM2-0 1OVDimming TB-Terminal Block 55—Black (from external signal) 94 Blue Metallic BLS3-Bi-level Switching 59—Dark Green (from external signal-requires 51—Dark Red 120-277V controls system voltage) 21—Tomato Red 50—White 700—Aztec Silver Metallic LUMINAIRE EPA CHART'-XGBM ACCESSORY ORDERING INFORMATION (Accessories are field installed) 8"Bracket 12°Bracket Description Order Number Description Order Number i Single 2.3 2.4 XGBM-HSS-House Side Shield(Black only) 482002 BLK6 RPSB120-Wet Location Remote Box with 120V External Photocell C/P f'M 0180° 4.7 4.8 RPP2-Round Pole Plate 162914BLK RPSB208-277-Wet Location Remote Box with BKS-BO-WM-`-CLR-Wall Mount Plate 123111 CLR 208-277V External Photocell CIF Ili. D90° 4.7 BKA-BO-RA-8-CLR-Radius Arm 169010CLR PMOS120-120V Pole-Mount Occupancy Sensor _ 518030CLR° J., T90° 12"Bracket 7.2 BKU-BO-S-19-CLR-Upsweep Bracket for round or square poles 144191CLR PMOS208/240-208,240V Pole-Mount Occupancy Sensor C/F° III Required 7,3 ROSB1 20-WL Remote Box with 120V Occupancy Sensor C/P PMOS277-277V Pole-Mount Occupancy Sensor 518029CLR° O TN120° ROSB277-WL Remote Box with 277V Occupancy Sensor C/P 090° 8.8 FOOTNOTES: 1-Use with 5"traditional drilling pattern 5-Not compatible with Virtinet wireless systems,DIM or BLS. Note:House Side Shield adds to fixture 2-IMS,DIM and BLS are not compatible.On SS drive current 6-House Side Shield adds to fixture EPA.HSS most be mounted opposite of IMS.Consult factory. EPA.Consult Factory. with 347-480V,consult factory regarding dimming. 7-Includes VCM.To be used in conjunction with VCM option in fixture. Consult factory. 3-IMS,DIM and BLS are not compatible. 8-To be used in conjunction with any of the VCM control modules and ES sensor option in fixture. 4-Do not specify for satellite units. Consult factory. DIMENSIONS 24"sq.(610 mm) --►{ / - \ 1 9" (229 mm) 12" f �— 315/16" 7305 mm) I (99 mm) II``135/16"y (339 mm) 2-1/4" House Side Shield(482002BLK) 9" (57 mm) (229 mm) — { -- _i 1/4 . 1-3/8" \ i/ 4-1/8" (35 mm) (105 mm) OPTIONAL IMS 5t (18 mm) / - �\ si / Project Name I Fixture Type 1 07/29/14 Industries" ©2014 AmeaanlnnuvNfonmroughTednoingy Catalog# I LSI INDUSTRIES INC. LED GREENBRIAR® WALL SCONCE (XGBWM3) LED ss��ver� LIGHTING TECHNOLOGY US patent 7828456,8002428 and CAN 2736757&2736757 and MX patent 29631 and ISRL 49679 and AUS 2008312668 and US&Intl patents pending SMARTTECTm ENERGY SAVING FEATURES: THERMAL CONTROL-Sensors in both optical and driver enclosure reduce driver current when ambient temperatures exceed 50°C.Current is lowered in imperceptible 5% increments every 5 minutes until safe operating temperature is reached. OPTIONAL INTEGRAL MOTION SENSOR-Passive infrared motion sensor activates switching of luminaire light levels.High level light is activated when passersby enter target zone and increased to full bright in 1-2 seconds.Low light level(30%of maximum drive current)is activated when target zone is absent of motion activity for 5 minutes and is gradually ramped down(10 seconds)to low level.Sensor detection range 110°horizontal x 93°vertical x 10 meters maximum distance. EXPECTED LIFE-Minimum 60,000 hours to 100,000 hours depending upon the ambient Shown with optional decal striping temperature of the installation location.See LSI web site for specific guidance. LEDS-Available with 28 or 48 select high-brightness LEDs in Cool White(5300°K nominal)or Neutral White(4200°K nominal)color temperature,70 CRI(nominal). OPTICS/DISTRIBUTIONS-Ultra-high efficiency reflectors provide three distributions. Choose from Wide Throw(WT),Forward Throw(FT)or Wall Wash(WW). HOUSING-The aerodynamic aluminum housing is a rectangular shape.All mounting hardware is stainless steel or electro-zinc plated steel.Housing and optical unit are sealed with extruded silicone gasket;supply conductors with molded EPDM bushing. OPTICAL UNIT-Clear tempered optical-grade flat glass lens sealed to the aluminum optic housing creates an IP67 rated unit.Pressure stabilizing breather allows super-tight protection while preventing cycling from building up intemal pressures and vacuums that can stress optical unit seals. WALL MOUNTING-Galvanized-steel universal wall mounting plate easily mounts directly to 4"octagonal or square junction box.EPDM gasket is supplied to be installed between mounting plate and junction box,sealing junction box from entrance of water.Universal plate permits fixture to be mounted in uplighting(indoor only)or downlighting position. POLE MOUNTING-XPMA(for square)or XPMAR(for round)allows mounting to poles in single and D180 configurations.Use with 3"reduced drilling pattern. ELECTRICAL-Two-stage surge protection(including separate surge protection built into electronic driver)meets IEEE C62.41.2-2002,Scenario 1,Location Category C.Available LIGHT OUTPUT-XGBWM3 with universal voltage power supply 120-277VAC(50/60Hz input)or 347-480VAC. Distribution/Lumens(Nominal) DRIVER-Available in 350mA and 450mA drive currents(Drive currents are factory Milliamps #at LEDs Type FT Type WT Type WW Watts programmed).Components are fully encased in potting material for IP65 moisture E 28 2300 2280 2580 33 resistance.Driver complies with IEC and FCC standards.Driver can be easily accessed g M 48 4020 3940 4180 53 and removed. a E 28 2820 2740 3010 44 48 4810 4680 4970 68 EMERGENCY OPTIONS-Integral emergency battery-back-up options are available.BB E 28 2260 2190 2430 32 option operates in 0°C to 60°C ambient temperature and CWBB operates in-20°C 48 3740 3570 3760 52 to 60°C ambient temperature.When primary AC power failure occurs,both options ° a 28 2660 2600 2850 41 operate 10 LEDs for minimum of 90 minutes. e 48 4420 4180 4450 67 OPERATING TEMPERATURE- -40°C to+50°C(-40°F to+122°F) FINISH-LSI's DuraGrip®polyester powder coat finishing process withstands extreme weather changes without cracking or peeling.Guaranteed for five full years. This product,or selected versions of this product, DECAL STRIPING-Optional color-coordinated decals in 9 standard colors to accent the meet or standaes lissd below. fixture. Decals are guaranteed for five years against peeling,cracking,or fading. Please consult factory for your specific requirements. WARRANTY-LSI LED fixtures carry a limited 5-year warranty. American Innovation PHOTOMETRICS-Application layouts are available upon request.Contact LSI Applications ip67 D E S I G N l I G N T S Group at lighting.apps©Isi-industries.com CONSORTIUM American made SHIPPING WEIGHT(in carton)-31 lbsJl4Kg LISTING-ETL listed to ANSI/UL 1598. UL8750 and other U.S.and intemational safety A R R A RoHS °���U5 standards.Suitable for wet locations in downlight position. C % Funding Compliant COMPLIANT Intertek Suitable for wet locations /`% Project Name l Fixture Type 04/15/13 Industries" ©2013 Ametican lnnovationThroughTedmalogy Catalog# I LSI INDUSTRIES INC. LED GREENBRIAR® WALL SCONCE (XGBWM3) oss ever® LED LIGHTING TECHNOLOGY LUMINAIRE ORDERING INFORMATION TYPICAL ORDER EXAMPLE: XGBWM3 FT LED 48 450 CW UE WHT BB Prefix Distribution Light Source 4 of LEDs Drive Current Color Temperature Input Voltage Finish Options XGBWM3-LED WT-Wide Throw LED 28 350-350mA CW-Cool White UE-Universal BLK-Black BB-Battery Back-up1 Greenbriar Wall FT-Forward Throw 48 450-450mA NW-Neutral White Voltage BRZ-Bronze CWBB-Cold Weather Battery Back-up1 Sconce (120-277) GPT-Graphite IMS-Integral Motion Sensor WW-Wall Wash MSV-Metallic Silver PCI120-120V Button Type Photocell 347-480 PLP-Platinum Plus PCI208-208V Button Type Photocell SVG-Satin Verde Green PCI240-240V Button Type Photocell WHT-White PC1277-277V Button Type Photocell PCI347-347V Button Type Photocell XPMA-Pole Mount Adaptor for use with Square Pole(for single or D180 mounting configuration only)2 XPMAR-Pole Mount Adaptor for use with Round Pole(for single or D180 mounting configuration only)2 TP-Tamper Proo Color Decals 45-Light Gold Metallic 55-Black 20-Charcoal Metallic 50-White 94-Blue Metallic 51-Dark Red 21-Tomato Red 59-Dark Green 700-Aztec Silver Metallic NOTES: 1-Available with UE voltage only ACCESSORY ORDERING INFORMATION (Accessories are field installed) 2-Designed with 3'reduced drilling pattern. For S or 0180 mounting configuration only. 3-Tamper-proof Screwdriver must be ordered separately. (See Accessory Ordering Information.) Description Order Number XGBWM3 PLS-Polvcarbonate Shield 172787 XGBWM3 SW BLK-Surface Wiring Box 173156BLK+ SCD-Tamper-proof Screwdriver 477974 FK120-Single Fusing FK120++ FK277-Single Fusing FK277++ DFK208,240-Double Fusing DFK208,240++ DFK480-Double Fusing DFK480++ FK347-Single Fusing FK347++ NOTES: +SW BLK not compatible with XPMA or XPMAR option.Available in black only. ++fusing to be installed in a compatible junction box supplied by contractor. DIMENSIONS 8.5/8" (219 mm) 3-7/8° —� 30° (98mm) QOM 7511/16" J-B0X CENTERLINE _ 11-318" 0o o� mm) (289 mm) - - - � 7 3!4" 20.1/8° 1J-38.10:(22:19E 3.1/2" x(197 mm) (511 MM) (343 MM) 1 Universal Mounting Plate 3" (78 mm) (219 mm) 30° 3-7/8" (98 mm) J•80X CENTERLINE 11.3/8" (289 mm) I - / 13.1/2" (343 MM) 20-1/8' _ (511 MM) 15.3/6" (390 mm) Shown with IMS option Project Name I Fixture Type 04/15/13 Industries" ©2013 Ameican InnovationThraghTedmiogy Catalog# I LSI INDUSTRIES INC. STEEL SQUARE POLES DIMENSIONS POLE SHAFT-Pole shaft is electro-welded ASTM-A500 Grade C steel tubing with a minimum yield SON- SOB3 S0B5- strength of 50,000 psi.On Tenon Mount steel poles,tenon is 2-3/8"0.0.high-strength pipe. N.2-3/B"(60mm)O.D.x 4-3/4"(121mm)Tenon Bolt-On Mount Tenon is 4-3/4"in length.Straight poles are 4",5",and 6"square. 2-Bolt Pattern HAND-HOLE-Standard hand-hole location is 12"above pole base.Poles 22'and above have a 3"x 6"reinforced hand-hole. Shorter poles have a 2"x 4"non-reinforced hand-hole. BASE-Pole base is ASTM-A36 hot-rolled steel plate with a minimum yield strength of 36,000 psi. Two-piece square base cover is optional. A saP- ANCHOR BOLTS-Poles are furnished with anchor bolts featuring zinc-plated double nuts and 14'•39' Square Pole Top washers.Galvanized anchor bolts are optional.Anchor bolts conform to ASTM F 1554-07a (4.3m•11.9m) $ Grade 55 with a minimum yield strength of 55,000 psi. GROUND LUG-Ground lug is standard. Hand-hole Sal- DUPLEX RECEPTACLE-Weatherproof duplex receptacle is optional. No Mounting Holes GROUND FAULT CIRCUIT INTERRUPTER-Ground fault circuit interrupter is optional. ?V 1,, FINISHES-Each pole is finished with DuraGrip®,LSI's baked-on polyester-powder �305mm) finishing process which electrostatically applies and fuses a polyester powder to the Optional Standard pole. Provides an extremely smooth and uniform finish to withstand extreme weather Base Cover SF- changes without cracking or peeling,and features a five-year limited warranty. Optional ' ; Single Flood DuraGrip®Plus features the added protection of a 3.0 to 5.0 mil thickness of polyester 777,-- Pole Preparation powder finish plus an inner coating,as well as a seven-year limited warranty. Projection€ (4) DETERMINING THE LUMINAIRE/POLE COMBINATION FOR YOUR APPLICATION: q '- nchor Bolts ® • Select Iuminaire from Iuminaire ordering information k ,,,� ��'.-Foundation • Select bracket configuration if required -P ` By Other • Determine EPA value from luminaire/bracket EPA chart • Select pole height DRILLING LOCATIONS Side"C" • Select MPH to match wind speed in the application area(See windspeed map).• Confirm pole EPA equal to or exceeding value from note above ► • Consult factory for special wind load requirements and banner brackets Side"D"- 1--- -- � -Side"e" POLE SELECTION CHART: 4"(102mm).5"(127mm)and 6"(152mm)steel square poles L _\ i Height EPA Outside Material Bolt 70 MPH 80 MPH 90 MPH 100 MPH Dimensions Circle 14'(4.3m) 23.3 16.7 12.2 9.0 4'(102mm) S11G B Side"A"(Hand-hole Side) 16'(4.9m) 18.6 13.1 9.3 6.5 4"(102mm) S11G B Sides A B C D 16'(4.9m) 34.6 25.0 18.5 13.8 5"(127mm) S11G C Hand-hole x 18'(5.5m) 14.4 9.7 6.5 4.2 4"(102mm) 511G B Single x 18'(5.5m) 27.9 19.7 14.1 ' 10.1 5"(127mm) S11G C 80° X X 20'(6.1m) 11.0 7.0 4.2 2.2 4"(102mm) S11G B D1 0180 X x 20'(6.1m) 18.7 12.8 8.8 5.9 4"(102mm) SO7G B D90° X X x 20'(6.1m) 22.5 15.4 10.5 7.0 5"(127mm) S11G C 20'(6.1m) 35.5 25.4 18.4 13.4 5"(127mm) SO7G D TN120°* x 22'(6.7m) 10.4 6.3 3.4 1.4 4"(102mm) S11G B 090° x X X X 22'(6.7m) 18.7 12.6 8.4 5.4 4"(102mm) SO7G B Single FBO X 22'(6.7m) 20.8 13.8 8.9 5.5 5"(127mm) S11G C Double FBO X X 22'(6.7m) 34.0 23.9 17.0 12.0 5"(127mm) SO7G D *Other two locations will be 120°to the left and right of Side A. 24'(7.3m) 7.7 4.0 1.5 - 4"(102mm) S11G B 24'(7.3m) 15.1 9.7 6.0 3.3 4"(102mm) SO7G B Note:Standard SF and DF pole preparations are located 3/4 of the 24'(7.3m) 16.7 10.5 6.2 3.1 5"(127mm) S11G C height of the pole from the base,unless otherwise specified. 24'(7.3m) 28.6 19.6 13.4 8.9 5°(127mm) SO7G D 24'(7.3m) 46.2 32.6 23.2 16.6 6"(153mm) SO7G J 26'(7.9m) 5.3 2.1 - - 4"(102mm) S11G B SHIPPING WEIGHTS- Steel Square Poles 26'(7.9m) 12.0 7.2 3.9 1.5 4"(102mm) SO7G B 26'(7.9m) 13.2 7.6 3.8 1.0 5"(127mm) S11G C 4"(102mm)sq.11 Ga.is approximately 7.50 lbs/ft. 26'(7.9m) 24.0 15.8 10.3 6.3 5"(127mm) SO7G D 4 1102mm)sq.07 Ga.is approximately 10.00lbs.ft. 26 (7.9m) , 39.6 27.3 18.9 12.9 6"(152mm) SO7G J 5"(127mm)sq.11 Ga.is approximately 9.00lbsift. 28'(8.5m) 19.9 12.5 7.5 3.9 5"(127mm) SO7G D 5"(127mm)sq.07 Ga.isapproximately 12.50lbs./ft. 28'(8.5m) 33.9 22.7 15.1 9.6 6"(152mm) 6076 J 6"(152mm)sq.07 Ga.is approximately 15.40 lbs./ft. 30'(9.1m) 16.3 9.6 5.0 1.7 5"(127mm) SO7G D Anchor Bolts(3/4"x 30")(19mm x 762mm) 15 lbs.(7kg)/set 30'(9.1m) 28.8 18.6 11.6 6.6 6"(152mm) SO7G J Anchor Bolts(1"x 36")(25mm x 914mm) 30 lbs.(14kg)/set 35'(10.7m) 18.3 10.0 4.3 - 6"(152mm) SO7G J American Innovation 39'(11.9m) 11.5 4.3 - - 6"(152mm) SO7G J I"EPA based on ANSI/ASCE 7-93.Refer to EPA information on next page. For applications in AR R A Canada and areas using code requirements other than ANSI/ASCE 7-93,consult factory. Funding Compliant If Iuminaire weight exceeds 250 lbs.(113.4 kg),consult factory. American Made AI Project Name I Fixture Type I 02/05/14 Industries" ©2014 Nnenan nnovauonThroughTedmoiogy Catalog#_ I LSI INDUSTRIES INC. STEEL SQUARE POLES POLE ORDERING INFORMATION SO7G TYPICAL ORDER EXAMPLE: 5SQB5 SO7G 24 S PLP SF DGP Pole Material Height2 Mounting Pole Series g Configuration Finish Options Bolt-on Arm Mount-See pole selection guide S11G—11 Ga.Steel 14' S—Single/Parallel BRZ—Bronze GA—Galvanized Anchor Bolts for patterns and fixture matches. S07G—07 Ga.Steel 16' D180°—Double BLK—Black SF—Single Flood3 4SQB3-3"Reduced drilling pattern 18' D90°—Double PLP—Platinum Plus DF—Double Flood3 5S0B3-3"Reduced drilling pattern 20' DN90°—Double WHT—White DGP—DuraGrip®Plus 4S0B5-5"Traditional drilling pattern 22' T90°—Triple SVG-Satin Verde Green LAB—Less Anchor Bolts 5SQB5-5"Traditional drilling pattern 24' TN120°—Triple GPT-Graphite OSXX-Pole preparation for 6SQB5.5"Traditional drilling pattern 26' Q90°—Quad MSV-Metallic Silver PMOS Occupancy Sensor4 28' QN90°—Quad 30' Pole Top Mount-Use with: 35' PT—Pole Top Mount Standard SF and OF pole preparations are located •Greenbrier Pole Top •Hilton Pole Top 39' 3/4 of the height of the pole from the base,unless 4511P otherwise specified. — 55QP Consult Pole Selection 6SQP Chart on opposite page Tenon Mount-See pole selection guide N—Tenon Mount for tenon and fixture/bracket matches. (Standard tenon size is 2-3/8"0.11) 4SON 5SQN 6SQN No Mounting Holes or Pole Caps-Use with: •BKA 41SF&BKA 51SF * •BKA X4ISF&BKA X5ISF Internal Slip-fitter1 4501 5SQI ACCESSORY ORDERING INFORMATION (Accessories are field installed) Description Order Number Order Number 4BC-4"Square Base Cover 122559CLR Vibration Damper-4°Square Pole(bolt-on mount only) 172539 5BC-5°Square Base Cover 122561CLR Vibration Damper-5°Square Pole(bolt-on mount only) 172538 6BC-6"Square Base Cover 122563CLR Vibration Damper-6'Square Pole(bolt-on mount only) 178361 ER2—Weatherproof Duplex Receptacle 122566CLR PMOS120-120V Occupancy Sensor 518030CLR5 GFI—Ground Fault Circuit Interrupter 122567CLR PMOS208/240-208,240V Occupancy Sensor C/F5 MHP—Mounting Hole Plugs(3 plugs)-for use with 5"traditional drill pattern 132336 PMOS277-277V Occupancy Sensor 518029CLR5 MHD—Mounting Hole Weatherproof Decal-for use with 340120 3"reduced drill pattern FOOTNOTES: 1-See Area Lighting Brackets-Bolt-on and XAS3/XAM3 Area Lighting Brackets pages for Internal Slip-fitter brackets. 4-Order PMOS separately.Change"XX"to indicate height and side of pole location 2-Pole heights will have+/-1/2°tolerance. for pole preparation.EX:OSSA indicates preparation is to be 8fL up from pole 3 See Flood Lighting Brackets section for choice of FBO brackets. base on side A.Optimal distance from ground to sensor is 10ft. 5-OSXX option required.Not for use with Metal Halide fixtures BOLT CIRCLE EPA INFORMATION 4"(102mm)square 5"(127mm)square 5"(127mm)square 6"(152mm)square All LSI Industries'poles are guaranteed to meet the EPA 10-1/8"(257mm)sq. 10-1/8"(257mm)sq. 10-1/8"(257mm)sq. 12"(305mm)sq. --- requirements listed.LSI Industries is not responsible if a pole �■ `t rill 'u' order has a lower EPA rating than the indicated wind-loading zone _ where the pole will be located. ri®!�t 0,i \ CAUTION:This guarantee does not apply if the pole/bracket/fixture combination is used to support any other 11'(279mm)Dia.Bolt Circle 11"(279mm)Dia.Bolt Circle 11"(279mm)Dia.Bolt Circle items such as flags,pennants,or signs,which would add stress 12"(305mm)Dia.Bolt Circle to the pole.LSI Industries cannot accept responsibility for harm or damage caused in these situations. B C D J Slotted Slotted Slotted Slotted NOTE: Pole calculations include a 1.3 gust factor over steady Bolt Circle 8"-11"(203mm-279mm) 9"-11"(229mm-279mm) 9"-11"(229mm-279mm) 12'(305mm) wind velocity.Example:poles designed to withstand 80 MPH Anchor Bah 3/4°x 30" 314°x 30° 1°x 36' 1"x 36" steady wind will withstand gusts to 104 MPH.EPAs are for locations 100 miles away c hurricane ocean lines.Consult LSI Size (19mm x 762mm) (19mm x 762mm) (25mm x 914mm) (25mm x 914mm) for other areas. Note:Hurricane ocean lines ar e the Mantic a nd Anchor Bolt 3-1/4" 3-1/4" 4" 4" Gulf of Mexico coastal areas.For applications in Florida or Projection (83mm) (83mm) (102mm) (102mm) Canada,consult factory. Base Plate Opening 3-5/8" 4-3/4" 4-5/8" 5-5/8" for Wireway Entry (92mm) (121mm) (117mm) (143mm) Base Plate 10-1/8"sq.x 3/4'thk. 10-1/8'sq.x 3/4'thk. 10-1/8°sq.x 1°thk. 12°sq.x 1-1/8'thk. Dimensions (257mm x 19mm) (257mm x 19mm) (257mm x 25mm) (305mm x 29mm) Note:Base plate illustrations may change without notice.Do not use for setting anchor bolts.Consult factory for the base plate templates. 02/05/14 j' Project Name I Fixture Type I Industries" ©2014 AmedanInnavadonihroughTedrology Catalog# I LSI INDUSTRIES INC. • IMPORTANT NOTES THIS IS A 11" BOLT CIRCLE TEMPLATE. BE CERTAIN THAT THIS TEMPLATE MATCHES THE BOLT CIRCLE 11" BOLT CIRCLE TEMPLATE PLEASE C0NTACT THE FACTORYE POLE BASE IF THERE IS ANY DOUBT, • f Recommended Tights ing At1/il' B j Anchor Bolt Torque (Minimulm� �. 1 Inch Lb. Foot Lb. S6N. uaa. i J1%.3C' 2420 135 3-4" 1• 3-1/t4' A I t's34' 2400 200 4 2-1/2' 3-1I4 I ROUND BASE PATTERN I D O I i i if BOLT CIRCLE ■ Edge of Driveway or Island it I DOUBLE NUT MOUNT OPTIONAL INSTALL SERVICE CONDUIT MOUNTING MElBOD I AT CENTER OF BASE i i 111 4LLIP) I l ) ". 00 Oil (*AO B •• :• ONO Ii♦l SQUARE BASE PATTERN �•j I I I IN. I I H I 1...,t u O O ICI / O O / ri Edge M Driveway I II- or Island • 0 0 o 0 I .. , \C. \°r ° I j Square Base Pattern Round Bete Pattern On 11' Bolt Circle On 11' Bolt Circle Square &Square Tapered Poles Round k Round Tapered Poles I Note: Install Bolts Accurately. i Centered Within 1/14' of Nominal ((j�qj�j� ((��j[ � In� Position for Proper fit with Base UUFJUI!ii [i]9 ©fflag Jil No t TO 5 c a_ A Division of LA Industries Inc. ■ f� 10000 ALIARCE RD,P.O.BOX 42726,COICDOATL 01110 45242 EOM NO.76-76232 REV.1/25/ (513)793-3200 FAX(513)793-0147 h ■ 4 • —7• f I I Julie Hultman HIB`T From: K.D.Widin <kdwidin @comcast.net> Sent: Tuesday, September 30, 2014 1:14 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman; Scott Richards; Chris Long;Jennifer Pinski Subject: Fury- Landscape Plan Review OPH Staff- I have reviewed the proposed landscape plan for the Fury Motors project at the former Stillwater Ford site on Neal Ave.and 60th St. in Oak Park Heights. I also briefly visited the site to inspect existing plantings of trees and shrubs,most of which are indicated on the plan to remain. Below are my observations and recommendations: 1. The plan is minimal, basically cleaning up and incorporating existing trees and shrubs and planting several existing and new beds with daylilies and ornamental grasses. This is probably sufficient for an existing business where the original landscape plan was already approved and accepted. 2. The building official,Julie Hultman,did state that they would need to plant the areas at the bases of the free-standing business signs. They should provide a design and plant list for those areas. 3.Any existing trees or shrubs with dead branches or dead areas should be pruned of dead wood. 4.Any dead existing trees,shrubs or perennials should be replaced if they are proposed on the plan to remain part of the landscaping. 5. I do not see a "Planting Detail"for trees and shrubs, but this would only be needed if they ended up replacing any existing woody plants. Please send my comments to the developer. Contact me if you have any questions regarding this inspection or review. Kathy Widin Arborist City of Oak Park Heights 1 TA*It&i.N. . 61 ENCLOSURE --., City of Oak Park Heights 14168 Oak Park Blvd. N•Box 2007.Oak Park Heights MN 55082•Phone(651)439-4439•Fax(651)439-0574 10-9-14 1 TO: Planning Commission M: •e : FROM: Eric Johnson, City Admi strator RE: Establishment of TIF Dist' t 1-2 The City is pursuing the establishment of a Tax ncrement Financing District(1-2) to facilitate the recovery of costs invested into certain lands, improvements and clean-up costs necessary to foster the redevelopment of the area. The Redevelopment District is located north of STH 36 and `" F ` 40, ) Re Development Area II; west of Osgood Ave. See the map- TIF Area#1-2 or Abatement '' —/.7.!--7 -In Green The costs incurred or expected to be incurred in the near future are $797,500. (See detailed list below) The targeted m 61000sgaad plan is that the tax revenues generated from any new construction or redevelopment would be used to reimburse k: 3 a mug � the City for such expenses. The City would capture the total of City, County and School District, tax revenues generated 1 ,4�� P _,. 3 - ` � ‘ from the area to make these reimbursements to the City. T .- E. UR' J 6130 Osgood ` ' Estimated Costs-As of 9/8/14 Totals _ I 6130Acqusition(westbury) $ 330,010.00 0 r,, _ , :,r ** • - i 6180 Acqusition $ 160,000.00 Ir aR io;af r I ` - i �t ;Ft, ,-'r1 $ 6180 Demolition&Restor. $ 55,000.00 r 4^!t!.# , M VP Sieve Sanitary Line in Oren ave $ 50,000.00 -- -; cusp ilF1' V " Water Line-Oren Ave. $ 120,000.00 v` = ,01,## # i k Pe A .4 TIF/Abatement Creation Consultant-(El'lers) $ 10,000.00 6O1 "STREET 1`f H' _ Subtotal $ 725,000.00 !_,_. . City Admin /Legal/Planning(10%) $ 72,500.00 - STH 36 Total TIF/Abte.Expenses-Anticipated To Date $ 797,500.00 1 ' ' STREET NVKIH r The Planning Commission is asked to make finding by resolution that the proposed TIF District (1-2) and its — I anticipated outcomes to fc ster a commercial redevelopment ' of the area is consistent with the City's current Comprehensive Plan. ENCLOSURES: • Findings on Consistency with the City's Comprehensive Plan • Proposed Resolution • Final TIF Plans from Ehlers-Dated 10-9-14 • Development District#1 -Development Program from 6-9-09 Findings on Consistency with the City's Comprehensive Plan In 2008, the City Council adopted the most recent Comprehensive Plan that guides many City policies and development scenarios. The proposed Redevelopment Area and use of TIF (1-2) was specifically addressed in that document in many ways and is consistent with the proposal in the following four methods: 1) The Proposed Land Use Map, found on page 89, specifically directs the future use of this land to remain commercial (red) and is anticipated with this Redevelopment Plan. See the excerpted Map below from the Proposed Land Use Map. `;- r''` r =' ' + d till hotliiiIire 11 olt *llslimil#su 0010 MI 1. Ta minim VIE AV MA 2 w M ' #t#r#Hu am 11P41:111- all", i , - At. If.Mimi 011 *inoi 01 :NM lot ._ Redevelopment Area,A_ _,....., i� � i11 . it\.„ _ __ __jIlitl 1 . W_............ ,.....,.. ... ... . ....._.,„,...._.........,.... ,... V Ni..., i { a. .+rte -----'�"` , .._. ��� Ig `a L . M I " € 't Mil Ow oat . ..,-..., .. .tie 111 a ��� 444. ,igi ini ; y.; :q .1 t 11 :. 5 11 • .. a=III Il all 410 410„IA-40 ___ _ a.101 IS a al=2) The Land Use Goals and Policies — Commercial Land Use found on pages 72-73, outlines three goals for which this proposed Redevelopment generally meets, including: Goal#1: D. Promote the redevelopment and expansion of existing businesses within the City to obtain a higher level of sales and business attraction. Goal#2 B. Encourage a combination of public and private investment in the commercial areas for public improvements and building redevelopment. D. Work with Mn/DOT during the construction of the St. Croix River Crossing and Highway 36 improvements to allow adequate access and visibility for the commercial areas. Goal#3 A. Encourage private and continued City investment in the Highways 5 and 36 corridors. B. Highways 5 and 36 serve as primary entrances to the community and should be considered as gateways with appropriate signage and attractive, functional development. C. Work with Mn/DOT on issues related to maintenance and in phasing/design of the Highway 36 improvements. D. Encourage investment in rehabilitation and redevelopment of substandard properties along the highway corridors. 3) The Implementation — Transportation section found on page 179, specifically engages the need to address the frontage road concerns at Osgood Ave; that section is excerpted below. St. Croix River Crossing/Highway 36 The City will continue to work with Mn/DOT on plans and timing for the bridge and improvements to Highway 36. While the City recognizes the benefit of the bridge to the Residents of Oak Park Heights and the St. Croix Valley, there is a recognition of the increased traffic that a new river crossing and Highway 36 improvements would bring. Oak Park Heights will not provide municipal consent until such time as there is agreement between the two parties on remaining issues. The most critical issue is moving City utility lines within the corridor and the costs associated with that portion of the project. Without construction of the bridge in the near future, the City will also need to work with Mn/DOT on issues related to frontage roads and critical Highway 36 intersections within the City. The at grade crossings at Norell Avenue, Oakqreen Avenue, and Osgood Avenue will need to be monitored and improved to ensure adequate traffic flow levels and to assure the safety of drivers and pedestrians at these locations. 4. Neighborhood Planning Districts — Planning District 4 found on page 167 specifically highlights this Redevelopment Area as "...commercial uses to replace the existing single family homes." (located at 6130 and 6180 Osgood Ave). Please see the excerpt and map below. w+. The Proposed Land Use Plan indicates commercial uses to replace the existing single LlRedevelopment Area family homes. Like the --- ___ -- commercial areas on the south side of Highway 36, partial redevelopment of this commercial strip would be 1101 ...;. positive for the City. i Improvements to the access, ..,. ,, appearance, signage "' a pp na a g g and ,, safety of this commercial area will be encouraged, possibly through a redevelopment plan and cooperative efforts of the City and property/business owners. The primary access to this area is provided by Osgood Avenue and the frontage road of Highway 36. The City will continue to work with Mn/DOT on plans for Highway 36, the frontage roads, and the intersection at Osgood Avenue. PLANNING COMMISSION CITY OF OAK PARK HEIGHTS,MINNESOTA RESOLUTION NO. RESOLUTION OF THE CITY OF OAK PARK HEIGHTS PLANNING COMMISSION FINDING THAT A MODIFICATION TO THE DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 1 AND A TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 1-2 CONFORM TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. WHEREAS, the City of Oak Park Heights (the "City") has proposed to adopt a Modification to the Development Program for Development District No. 1 (the "Development Program Modification")and a Tax Increment Financing Plan for Tax Increment Financing District No. 1-2(the "TIF Plan")therefor(the Development Program Modification and the TIF Plan are referred to collectively herein as the "Program and Plan")and has submitted the Program and Plan to the City Planning Commission(the "Commission") pursuant to Minnesota Statutes,Section 469.175, Subd.3,and WHEREAS, the Commission has reviewed the Program and Plan to determine their conformity with the general plans for the development and redevelopment of the City as described in the comprehensive plan for the City. NOW, THEREFORE, BE IT RESOLVED by the Commission that the Program and Plan conform to the general plans for the development and redevelopment of the City as a whole. Dated:October 16,2014 Chair ATTEST: Secretary • • • • As of October 10, 2014 Draft for Public Hearing Modification to the Development Program for Development District No. 1 and the Tax Increment Financing Plan for the establishment of Tax Increment Financing District No. 1-2 (a renewal and renovation district) within Development District No. 1 City of Oak Park Heights Washington County State of Minnesota Public Hearing: October 28,2014 Adopted: E H L E R S Prepared by: EHLERS&ASSOCIATES, INC. 3060 Centre Pointe Drive, Roseville,Minnesota 55113-1105 651-697-8500 fax: 651-697-8555 www.ehlers-inc.com Table of Contents (for reference purposes only) Section 1 - Modification to the Development Program for Development District No. 1 1-1 Foreword 1-1 Section 2 -Tax Increment Financing Plan for Tax Increment Financing District No. 1-2 2-1 Subsection 2-1. Foreword 2-1 Subsection 2-2. Statutory Authority 2-1 Subsection 2-3. Statement of Objectives 2-1 Subsection 2-4. Development Program Overview 2-1 Subsection 2-5. Description of Property in the District and Property To Be Acquired 2-2 Subsection 2-6. Classification of the District 2-2 Subsection 2-7. Duration and First Year of Tax Increment of the District 2-3 Subsection 2-8. Original Tax Capacity,Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements 2-3 Subsection 2-9. Sources of Revenue/Bonds to be Issued 2-4 Subsection 2-10. Uses of Funds 2-5 Subsection 2-11. Fiscal Disparities Election 2-6 Subsection 2-12. Business Subsidies 2-6 Subsection 2-13. County Road Costs 2-7 Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions 2-8 Subsection 2-15. Supporting Documentation 2-9 Subsection 2-16. Definition of Tax Increment Revenues 2-10 Subsection 2-17. Modifications to the District 2-10 Subsection 2-18. Administrative Expenses 2-11 Subsection 2-19. Limitation of Increment 2-11 Subsection 2-20. Use of Tax Increment 2-12 Subsection 2-21. Excess Increments 2-12 Subsection 2-22. Requirements for Agreements with the Developer 2-13 Subsection 2-23. Assessment Agreements 2-13 Subsection 2-24. Administration of the District 2-13 Subsection 2-25. Annual Disclosure Requirements 2-13 Subsection 2-26. Reasonable Expectations 2-14 Subsection 2-27. Other Limitations on the Use of Tax Increment 2-14 Subsection 2-28. Summary 2-15 Appendix A Project Description A-1 Appendix B Map of Development District No. 1 and the District B-1 Appendix C Description of Property to be Included in the District C-1 Appendix D Estimated Cash Flow for the District D-1 Appendix E Minnesota Business Assistance Form E-1 Appendix F Renewal and Renovation Qualifications for the District F-1 Appendix G Findings Including But/For Qualifications G-1 Section 1 -Modification to the Development Program for Development District No. 1 Foreword The following text represents a Modification to the Development Program for Development District No. 1. This modification represents a continuation of the goals and objectives set forth in the Development Program for Development District No. 1. Generally, the substantive changes include the establishment of Tax Increment Financing District No. 1-2. For further information, a review of the Development Program for Development District No. 1 is recommended. It is available from the City Administrator at the City of Oak Park Heights. Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts located within Development District No. 1. City of Oak Park Heights Modification to the Development Program for Development District No. 1 1-1 Section 2- Tax Increment Financing Plan for Tax Increment Financing District No. 1-2 Subsection 2-1. Foreword The City of Oak Park Heights(the"City"),staff and consultants have prepared the following information to expedite the establishment of Tax Increment Financing District No. 1-2 (the "District"), a renewal and renovation tax increment financing district,located in Development District No. 1. Subsection 2-2. Statutory Authority Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end,the City has certain statutory powers pursuant to Minnesota Statutes ("M.S.'), Sections 469.124 to 469.133, inclusive, as amended, and M.S., Sections 469.174 to 469.1794, inclusive,as amended(the"Tax Increment Financing Act"or"TIF Act"),to assist in fmancing public costs related to this project. This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Development Program for Development District No. 1. Subsection 2-3. Statement of Objectives The District currently consists of eight parcels of land and adjacent and internal rights-of-way. The District is being created to facilitate the redevelopment along Osgood Avenue and 60th Street in the City. Please see Appendix A for further District information. The City has not entered into an agreement or designated a developer at the time of preparation of this TIF Plan,but development is likely to occur in the near term. This TIF Plan is expected to achieve many of the objectives outlined in the Development Program for Development District No. 1. The activities contemplated in the Modification to the Development Program and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of Development District No. 1 and the District. Subsection 2-4. Development Program Overview 1. Property to be Acquired - The City currently owns two parcels of property within the District,and the City's Economic Development Authority owns an additional parcel. The remaining property located within the District may be acquired by the City and is further described in this TIF Plan. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. 3. Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements,the City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. 4. The City may perform or provide for some or all necessary acquisition, construction, relocation,demolition,and required utilities and public street work within the District. City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-1 Subsection 2-5. Description of Property in the District and Property To Be Acquired The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcels listed in Appendix C of this TIF Plan. Please also see the map in Appendix B for further information on the location of the District. The City may acquire any parcel within the District including interior and adjacent street rights of way. Any properties identified for acquisition will be acquired by the City only in order to accomplish one or more of the following:storm sewer improvements;provide land for needed public streets,utilities and facilities;carry out land acquisition,site improvements,clearance and/or development to accomplish the uses and objectives set forth in this plan. The City may acquire property by gift,dedication,condemnation or direct purchase from willing sellers in order to achieve the objectives of this TIF Plan. Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related costs. Subsection 2-6. Classification of the District The City, in determining the need to create a tax increment financing district in accordance with M.S., Sections 469.174 to 469.1794,as amended,inclusive,finds that the District,to be established,is a renewal and renovation district pursuant to M.S., Section 469.174, Subd. 10a. as defined below: (a) "Renewal and renovation district"means a type of tax increment financing district consisting of a project, or portions of a project, within which the City finds by resolution that: (1) (i) parcels consisting of 70 percent of the area of the district are occupied by buildings, streets, utilities,paved or gravel parking lots, or other similar structures; (ii) 20 percent of the buildings are structurally substandard; and (iii)30 percent of the other buildings require substantial renovation or clearance to remove existing conditions such as:inadequate street layout, incompatible uses or land use relationships,overcrowding ofbuildings on the land,excessive dwelling unit density,obsolete buildings not suitable for improvement or conversion,or other identified hazards to the health, safety, and general well-being of the community; and (2) the conditions described in clause(1)are reasonably distributed throughout the geographic area of the district. (b) For purposes of determining whether a building is structurally substandard,whether parcels are occupied by buildings,streets,utilities,paved or gravel parking lots,or other similar structures, or whether noncontiguous areas qualify, the provisions of subdivision 10, paragraphs (b) through (0 apply. In meeting the statutory criteria the City relies on the following facts and findings: • The District consists of eight parcels. • An inventory shows that parcels consisting of more than 70 percent of the area in the District are occupied by buildings,streets,utilities,paved or gravel parking lots,or other similar structures. • An inspection of the buildings located within the District finds that more than 20 percent of the buildings are structurally substandard as defined in the TIF Act.(See Appendix F). • Observation of the remaining buildings located within the District finds that more than 30 percent of the buildings require substantial renovation or clearance to remove existing conditions such as defined in the TIF Act. (See Appendix F). City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-2 Observation of the remaining buildings located within the District finds that more than 30 percent of the buildings require substantial renovation of clearance to remove existing conditions such as those defined in the TIF Act. Of the remaining four buildings in the District,no including the buildings that are structurally substandard,at least two buildings require such substantial renovation or clearance. An interior inspection to determine this standard is not required under the TIF Act. For example,the building located at 14738 60th St.North,owned by Erickson Post Acquisition Inc.(PID No. 3303020430057)is a vacant gas station which has been underutilized or unused for some time.This parcel is hampered by the close proximity of 60th St.North,which serves as a northern frontage road to Highway 36. A new frontage road layout has been proposed to the north of the parcel,which will free the land for a redevelopment use once the vacant building and building apron are removed. Under the TIF Act,the City considers the buildings on this parcel to be"obsolete buildings not suitable for improvement or conversion." The building located at 6148 Osgood Avenue North, a single-family residence owned by Daniel and Fancheska Wortman, is an example of an "incompatible use or land use relationship" within the district. When the entirety of the District area is considered, it is ripe for a high-quality commercial development, given its proximity to the busy Osgood Avenue and Highway 36 intersection.This property is currently zoned as R-B,Residential/Business Transitional,but it is guided as Commercial under the City's Comprehensive Plan.The entire District,as well as the block tot he immediate north,is guided in the same manner.Therefore, a comprehensive redevelopment that takes in account all commercial uses is more appropriate for this intersection,especially as it transitions away from the new St.Croix River Crossing. Therefore,at least 50 percent(2 of 4)of the remaining buildings located within the District require substantial renovation or clearance to remove existing conditions described in the TIF Act.The City further finds that the characteristics of a renewal and renovation TIF District mentioned in this Subsection 2-6 are reasonably distributed throughout the geographic area of the District. Pursuant to M.S., Section 469.176, Subd. 7,the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111 or 273.112 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. Subsection 2-7. Duration and First Year of Tax Increment of the District Pursuant to M.S., Section 469.175,Subd. 1, and Section 469.176, Subd. 1,the duration and first year of tax increment of the District must be indicated within the TIF Plan. Pursuant to M.S.,Section 469.176,Subd.lb., the duration of the District will be 15 years after receipt of the first increment by the City(a total of 16 years of tax increment). The City elects to receive the first tax increment in 2017,which is no later than four years following the year of approval of the District. Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes,would terminate after 2032,or when all objectives and activities of the TIF Plan is satisfied. The City reserves the right to decertify the District prior to the legally required date. Subsection 2-8. Original Tax Capacity,Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements Pursuant to M.S.,Section 469.174,Subd. 7 and M.S.,Section 469.177,Subd.l,the Original Net Tax Capacity (ONTC)as certified for the District will be based on the market values placed on the property by the assessor as of January 1,2014 for taxes payable 2015. Pursuant to M.S.,Section 469.177,Subds. 1 and 2,the County Auditor shall certify in each year(beginning in the payment year 2017)the amount by which the original value has increased or decreased as a result of: City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-3 1. Change in tax exempt status of property; 2. Reduction or enlargement of the geographic boundaries of the district; 3. Change due to adjustments,negotiated or court-ordered abatements; 4. Change in the use of the property and classification; 5. Change in state law governing class rates;or 6. Change in previously issued building permits. In any year in which the current Net Tax Capacity(NTC)value of the District declines below the ONTC,no value will be captured and no tax increment will be payable to the City. The original local tax rate for the District will be the local tax rate for taxes payable 2015, assuming the request for certification is made before June 30,2015. The ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity(CTC)of the District,within Development District No. 1,upon completion of the projects within the District, will annually approximate tax increment revenues as shown in the table below. The City requests 100 percent of the available increase in tax capacity for repayment of its obligations and current expenditures,beginning in the tax year payable 2017. The Project Tax Capacity(PTC)listed is an estimate of values when the projects within the District are completed. Project Estimated Tax Capacity upon Completion(PTC) $326,779 Original Estimated Net Tax Capacity(ONTC) $54,467 Fiscal Disparities Contribution $90,503 Estimated Captured Tax Capacity(CTC) $181,809 Original Local Tax Rate 1.2024 Pay 2014 Estimated Annual Tax Increment(CTC x Local Tax Rate) $218,612 Percent Retained by the City 100% Tax capacity includes a 2%inflation factor for the duration of the District. The tax capacity included in this chart is the estimated tax capacity of the District in year 15. The tax capacity of the District in year one is estimated to be$139,250. Pursuant to M.S., Section 469.177, Subd. 4, the City shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Section 469.175,Subd. 4,with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen(18)months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S.,Section 469.175,Subd.3. The County Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City has reviewed the area to be included in the District and found no parcels for which building permits have been issued during the 18 months immediately preceding approval of the TIF Plan by the City. Subsection 2-9. Sources of Revenue/Bonds to be Issued The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-4 increments. The City reserves the right to incur bonds or other indebtedness as a result of the TIF Plan. As presently proposed,the projects within the District will be financed by a pay-as-you-go note and/or interfund loan. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision does not obligate the City to incur debt. The City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The total estimated tax increment revenues for the District are shown in the table below: SOURCES OF FUNDS TOTAL Tax Increment $2,832,860 Interest $20.000 TOTAL $2,852,860 The City may issue bonds(as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of$2,044,390. Such bonds maybe in the form of pay-as-you-go notes,revenue bonds or notes, general obligation bonds,or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. Subsection 2-10. Uses of Funds Currently under consideration for the District is a proposal to facilitate the redevelopment along Osgood Avenue and 60th Street in the City. The City has determined that it will be necessary to provide assistance to the project(s) for certain District costs, as described. The City has studied the feasibility of the development or redevelopment of property in and around the District. To facilitate the establishment and development or redevelopment of the District,this TIF Plan authorizes the use of tax increment fmancing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the following table. USES OF TAX INCREMENT FUNDS TOTAL Land/Building Acquisition $1,200,000 Site Improvements/Preparation $200,000 Utilities $100,000 Other Qualifying Improvements $261,104 Administrative Costs(up to 10%) $283.286 PROJECT COST TOTAL $2,044,390 Interest $808,470 PROJECT AND INTEREST COSTS TOTAL $2,852,860 The total project cost,including financing costs(interest)listed in the table above does not exceed the total projected tax increments for the District as shown in Subsection 2-9. City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-5 Estimated costs associated with the District are subject to change among categories without a modification to this TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed, without formal modification,the budget above pursuant to the applicable statutory requirements. Pursuant to M.S.,Section 469.1763,Subd.2,no more than 25 percent of the tax increment paid by property within the District will be spent on activities related to development or redevelopment outside of the District but within the boundaries of Development District No. 1,(including administrative costs,which are considered to be spent outside of the District)subject to the limitations as described in this TIF Plan. Subsection 2-11. Fiscal Disparities Election Pursuant to M.S., Section 469.177, Subd. 3, the City may elect one of two methods to calculate fiscal disparities. If the calculations pursuant to M.S., Section 469.177,Subd. 3, clause b,(within the District)are followed,the following method of computation shall apply: (1) The original net tax capacity shall be determined before the application of the fiscal disparity provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal disparity commercial-industrial net tax capacity increase between the original year and the current year multiplied by the fiscal disparity ratio determined pursuant to M.S., Section 276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax capacity is equal to or greater than the current net tax capacity,there is no captured tax capacity and no tax increment determination. Where the original tax capacity is less than the current tax capacity, the difference between the original net tax capacity and the current net tax capacity is the captured net tax capacity. This amount less any portion thereof which the authority has designated, in its tax increment financing plan, to share with the local taxing districts is the retained captured net tax capacity of the authority. (2) The county auditor shall exclude the retained captured net tax capacity of the authority from the net tax capacity of the local taxing districts in determining local taxing district tax rates. The local tax rates so determined are to be extended against the retained captured net tax capacity of the authority as well as the net tax capacity of the local taxing districts. The tax generated by the extension of the less of(A)the local taxing district tax rates or(B)the original local tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority. The City will choose to calculate fiscal disparities by clause b. According to M.S., Section 469.177, Subd. 3: (c) The method of computation of tax increment applied to a district pursuant to paragraph (a)or (b)shall remain the same for the duration of the district, except that the governing body may elect to change its election from the method of computation in paragraph (a) to the method in paragraph (b). Subsection 2-12. Business Subsidies Pursuant to M.S., Section 116J.993,Subd. 3,the following forms of financial assistance are not considered a business subsidy: (1) A business subsidy of less than$150,000; (2) Assistance that is generally available to all businesses or to a general class of similar businesses, such as a line of business,size,location,or similar general criteria; (3) Public improvements to buildings or lands owned by the state or local government that serve a City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-6 public purpose and do not principally benefit a single business or defined group of businesses at the time the improvements are made; (4) Redevelopment property polluted by contaminants as defined in M.S.,Section 116J.552,Subd. 3; (5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing it up to code and assistance provided for designated historic preservation districts,provided that the assistance is equal to or less than 50%of the total cost; (6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to provide those services; (7) Assistance for housing; (8) Assistance for pollution control or abatement,including assistance for a tax increment financing hazardous substance subdistrict as defined under M.S., Section 469.174, Subd. 23; (9) Assistance for energy conservation; (10) Tax reductions resulting from conformity with federal tax law; (11) Workers'compensation and unemployment compensation; (12) Benefits derived from regulation; (13) Indirect benefits derived from assistance to educational institutions; (14) Funds from bonds allocated under chapter 474A,bonds issued to refund outstanding bonds,and bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal Revenue Code of 1986,as amended through December 31, 1999; (15) Assistance for a collaboration between a Minnesota higher education institution and a business; (16) Assistance for a tax increment financing soils condition district as defined under M.S., Section 469.174, Subd. 19; (17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation is 70 percent or more of the assessor's current year's estimated market value; (18) General changes in tax increment financing law and other general tax law changes of a principally technical nature; (19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local government agency; (20) Funds from dock and wharf bonds issued by a seaway port authority; (21) Business loans and loan guarantees of$150,000 or less; (22) Federal loan funds provided through the United States Department of Commerce,Economic Development Administration; and (23) Property tax abatements granted under M.S., Section 469.1813 to property that is subject to valuation under Minnesota Rules,chapter 8100. The City will comply with M.S., Sections 116J.993 to 116J.995 to the extent the tax increment assistance under this TIF Plan does not fall under any of the above exemptions. Subsection 2-13.County Road Costs Pursuant to M.S.,Section 469.175, Subd. la,the county board may require the City to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment will,in the judgment of the county, substantially increase the use of county roads requiring construction of road improvements or other road costs and if the road improvements are not scheduled within the next five years under a capital improvement plan or within five years under another county plan. If the county elects to use increments to improve county roads,it must notify the City within forty-five days of receipt of this TIF Plan. In the opinion of the City and consultants,the proposed development outlined in this TIF Plan may have an impact upon county roads,therefore the TIF Plan was forwarded to the county 45 days prior to the public hearing. City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-7 The City is certainly aware of construction work on Highway 36 and its frontage areas in conjunction with the St.Croix River Crossing.Washington County and the Minnesota Department of Transportation(MnDOT) have collaborated on various repairs and reconstructions of County roads,including the portion of County- owned Osgood Avenue at the intersection of 60th St.and Highway 36.The City reasonably believes that these improvements to Osgood Avenue have been planned by Washington County in collaboration with Mn DOT, as a part of the St.Croix River Crossing project.This collaboration and the improvements to Osgood Avenue are occurring independently of any development project in the District, and would occur whether or not development is commenced in the District. In fact, the City believes the proposed development actually reduces traffic burdens on Osgood Avenue,due to a proposed frontage road access point located further to the north away from the busy Osgood Avenue/Highway 36 intersection.The relocation of this access point will greatly assist the flow of traffic in this area.Therefore,while the City values the input on the County for this TIF construction of road improvements, and (ii) has no relationship to the ongoing and previously planned improvements on Osgood Avenue.The City would value the County's opinion and needs should a final development scenario occur that would trigger a substantial increase in the use of county roads requiring construction of road improvements or other road costs. Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However, the City has determined that such development or redevelopment would not occur"but for" tax increment financing and that,therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the"but for"test was not met: IMPACT ON TAX BASE Pay 2014 Estimated Captured Total Net Tax Capacity(CTC) Percent of CTC Tax Capacity Upon Completion to Entity Total Washington County 238,377,526 181,809 0.0763% City of Oak Park Heights 7,667,358 181,809 2.3712% Stillwater ISD No. 834 73,625,603 181,809 0.2469% IMPACT ON TAX RATES Pay 2014 Percent Potential Extension Rates of Total CTC Taxes Washington County 0.328114 27.29% 181,809 59,654 City of Oak Park Heights 0.596408 49.60% 181,809 108,432 Stillwater ISD No. 834 0.231499 19.25% 181,809 42,089 Other 0.046406 3.86% 181.809 8,437 Total 1.202426 100.00% 218,612 The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the actual Pay 2014 rate. The total net capacity for the entities listed above are based on actual Pay 2014 figures. The District will be certified under the actual Pay 2015 rates. City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-8 Pursuant to M.S. Section 469.175 Subd. 2(b): (1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be generated over the life of the District is$2,832,860; (2) Probable impact of the District on city provided services and ability to issue debt. An impact of the District on police protection is not expected. The City does not expect that the proposed development,in and of itself,will necessitate new capital investment. The probable impact of the District on fire protection is not expected to be significant. Typically new buildings generate few calls,if any,and are of superior construction. The existing non-sprinklered buildings within the District will be eliminated by the proposed new development. The impact of the District on public infrastructure is expected to be minimal. The current infrastructure for sanitary sewer,storm sewer and water will be able to handle the additional volume generated from the proposed development. Based on the development plans, there are may be additional costs associated with street maintenance, sweeping,plowing,lighting and sidewalks. The development in the District is not expected to contribute to sanitary sewer(SAC)and water(WAC) connection fees. The probable impact of any District general obligation tax increment bonds on the ability to issue debt for general fund purposes is expected to be minimal. It is not anticipated that there will be any general obligation debt issued in relation to this project, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. (3) Estimated amount of tax increment attributable to school district levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same,is$545,326; (4) Estimated amount of tax increment attributable to county levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to county levies,assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same,is$773,087; (5) Additional information requested by the county or school district. The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S. Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. No requests for additional information from the county or school district regarding the proposed development for the District have been received. Subsection 2-15. Supporting Documentation Pursuant to M.S. Section 469.175, Subd. 1 (a), clause 7 the TIF Plan must contain identification and description of studies and analyses used to make the determination set forth in M.S. Section 469.175,Subd. 3, clause(b)(2) and the findings are required in the resolution approving the District. Following is a list of reports and studies on file at the City that support the City's findings: • Resolution No. 14-08-39:Resolution determining that certain parcels intended to be included within City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-9 it a proposed Renewal and Renovation TIF District are deemed to be occupied by structurally substandard buildings • Renewal and Renovation Tax Increment Financing District Eligibility Study.2014. Subsection 2-16. Definition of Tax Increment Revenues Pursuant to M.S.,Section 469.174,Subd.25,tax increment revenues derived from a tax increment financing district include all of the following potential revenue sources: 1. Taxes paid by the captured net tax capacity,but excluding any excess taxes,as computed under MS., Section 469.177; 2. The proceeds from the sale or lease of property,tangible or intangible,to the extent the property was purchased by the Authority with tax increments; 3. Principal and interest received on loans or other advances made by the Authority with tax increments; 4. Interest or other investment earnings on or from tax increments;and 5. Repayments or return of tax increments made to the Authority under agreements for districts for which the request for certification was made after August 1, 1993. Subsection 2-17. Modifications to the District In accordance with M.S., Section 469.175, Subd. 4,any: 1. Reduction or enlargement of the geographic area of the District,if the reduction does not meet the requirements of M.S., Section 469.175, Subd. 4(e); 2. Increase in amount of bonded indebtedness to be incurred; 3. A determination to capitalize interest on debt if that determination was not a part of the original TIF Plan; 4. Increase in the portion of the captured net tax capacity to be retained by the City; 5. Increase in the estimate of the cost of the District,including administrative expenses,that will be paid or financed with tax increment from the District; or 6. Designation of additional property to be acquired by the City, shall be approved upon the notice and after the discussion,public hearing and findings required for approval of the original TIF Plan. Pursuant to M.S.Section 469.175 Subd.4(1),the geographic area of the District may be reduced,but shall not be enlarged after five years following the date of certification of the original net tax capacity by the county auditor. If a redevelopment district or renewal and renovation district is enlarged,the reasons and supporting facts for the determination that the addition to the district meets the criteria of M.S.,Section 469.174, Subd. 10 paragraph(a),clauses(1)and(2)or subdivision 10a,must be documented in writing and retained. The modification requirements of the TIF Act do not apply if(1)the only modification is elimination of parcel(s) from the District and(2)(A)the current net tax capacity of the parcel(s)eliminated from the District equals or exceeds the net tax capacity of those parcel(s) in the District's original net tax capacity or(B)the City agrees that,notwithstanding M.S.,Section 469.177,Subd. 1,the original net tax capacity will be reduced by no more than the current net tax capacity of the parcel(s)eliminated from the District. The City must notify the Minnesota Commissioner of Revenue,the Minnesota State Auditor,and the County Auditor of any modification to the District. Modifications to the District in the form of a budget modification or an expansion of the boundaries will be recorded in the TIF Plan. City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-10 Subsection 2-18.Administrative Expenses In accordance with M.S., Section 469.174,Subd. 14, administrative expenses means all expenditures of the City,other than: 1. Amounts paid for the purchase of land; 2. Amounts paid to contractors or others providing materials and services,including architectural and engineering services,directly connected with the physical development of the real property in the District; 3. Relocation benefits paid to or services provided for persons residing or businesses located in the District;or 4. Amounts used to pay principal or interest on,fund a reserve for,or sell at a discount bonds issued pursuant to M.S., Section 469.178; or 5. Amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clauses(1)to(3). For districts for which the request for certification were made before August 1, 1979,or after June 30, 1982, and before August 1,2001,administrative expenses also include amounts paid for services provided by bond counsel,fiscal consultants,and planning or economic development consultants. For districts for which certification was requested after July 31,2001,no tax increment may be used to pay any administrative expenses for District costs which exceed ten percent of total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments,as defined in MS.,Section 469.174,Subd. 25, clause(1),from the District,whichever is less. Pursuant to M.S., Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual administrative expenses incurred in connection with the District and are not subject to the percentage limits of MS.,Section 469.176,Subd.3. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. Pursuant to M.S., Section 469. 177, Subd. 11,the County Treasurer shall deduct an amount(currently .36 percent)of any increment distributed to the City and the County Treasurer shall pay the amount deducted to the State Commissioner of Management and Budget for deposit in the state general fund to be appropriated to the State Auditor for the cost of financial reporting of tax increment financing information and the cost of examining and auditing authorities'use of tax increment financing. This amount may be adjusted annually by the Commissioner of Revenue. Subsection 2-19. Limitation of Increment The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or redemption date. Pursuant to M.S., Section 469.176, Subd. 6: if, after four years from the date of certification of the original net tax capacity of the tax increment financing district pursuant to MS.,Section 469.177,no demolition,rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-11 plan, no additional tax increment may be taken from that parcel and the original net tax capacity of that parcel shall be excluded from the original net tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition,rehabilitation or renovation or other site preparation on that parcel including qualified improvement of a street adjacent to that parcel, in accordance with the tax incrementfinancingplan,the authority shall certify to the county auditor that the activity has commenced and the county auditor shall certify the net tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original net tax capacity of the tax increment financing district. The county auditor must enforce the provisions of this subdivision. The authority must submit to the county auditor evidence that the required activity has taken place for each parcel in the district. The evidence for a parcel must be submitted by February 1 of the fifth year following the year in which the parcel was certified as included in the district. For purposes of this subdivision, qualified improvements of a street are limited to (1)construction or opening of a new street, (2) relocation of a street, and(3)substantial reconstruction or rebuilding of an existing street. The City or a property owner must improve parcels within the District by approximately October 2018 and report such actions to the County Auditor. Subsection 2-20. Use of Tax Increment The City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property located in the District for the following purposes: 1. To pay the principal of and interest on bonds issued to finance a project; 2. To finance, or otherwise pay the capital and administration costs of Development District No. 1 pursuant to M.S., Sections 469.124 to 469.133; 3. To pay for project costs as identified in the budget set forth in the TIF Plan; 4. To finance,or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4; 5. To pay principal and interest on any loans,advances or other payments made to or on behalf of the City or for the benefit of Development District No. 1 by a developer; 6. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing the payment when due of principal of and interest on bonds pursuant to the TIF Plan or pursuant to M.S., Chapter 462C.M.S., Sections 469.152 through 469.165,and/or M.S., Sections 469.178; and 7. To accumulate or maintain a reserve securing the payment when due of the principal and interest on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, M.S., Sections 469.152 through 469.165,and/or M.S., Sections 469.178. These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other purposes prohibited by M.S., Section 469.176, Subd. 4. Tax increments generated in the District will be paid by Washington County to the City for the Tax Increment Fund of said District. In addition to the activities contemplated to be taken by the City under this TIF Plan, the City may pay to a developer(s)annually an amount not to exceed an amount as specified in a developer's agreement to reimburse the costs of land acquisition,public improvements,demolition and relocation, site preparation,and administration. Remaining increment funds will be used for City administration(up to 10 percent)and for the costs of public improvement activities outside the District. Subsection 2-21. Excess Increments Excess increments,as defined in M.S.,Section 469.176,Subd.2,shall be used only to do one or more of the City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-12 following: 1. Prepay any outstanding bonds; 2. Discharge the pledge of tax increment for any outstanding bonds; 3. Pay into an escrow account dedicated to the payment of any outstanding bonds;or 4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their local tax rates. The City must spend or return the excess increments under paragraph(c)within nine months after the end of the year. In addition,the City may,subject to the limitations set forth herein,choose to modify the TIF Plan in order to finance additional public costs in Development District No. 1 or the District. Subsection 2-22. Requirements for Agreements with the Developer At this time there are no private development agreements. The City will review any proposal for private development to determine its conformance with the Development Program and with applicable municipal ordinances and codes. To facilitate this effort,the following documents may be requested for review and approval:site plan,construction,mechanical,and electrical system drawings,landscaping plan,grading and storm drainage plan,signage system plan,and any other drawings or narrative deemed necessary by the City to demonstrate the conformance of the development with City plans and ordinances. The City may also use the Agreements to address other issues related to the development. Pursuant to M.S., Section 469.176, Subd. 5, no more than 25 percent, by acreage, of the property to be acquired in the District as set forth in the TIF Plan shall at any time be owned by the City as a result of acquisition with the proceeds of bonds issued pursuant to M.S.,Section 469.178 to which tax increments from property acquired is pledged, unless prior to acquisition in excess of 25 percent of the acreage, the City concluded an agreement for the development or redevelopment of the property acquired and which provides recourse for the City should the development or redevelopment not be completed. Subsection 2-23.Assessment Agreements Pursuant to M.S., Section 469.177, Subd. 8, the City may enter into a written assessment agreement in recordable form with the developer of property within the District which establishes a minimum market value of the land and completed improvements for the duration of the District. The assessment agreement shall be presented to the County Assessor who shall review the plans and specifications for the improvements to be constructed,review the market value previously assigned to the land upon which the improvements are to be constructed and,so long as the minimum market value contained in the assessment agreement appears,in the judgment of the assessor,to be a reasonable estimate,the County Assessor shall also certify the minimum market value agreement. Subsection 2-24.Administration of the District Administration of the District will be handled by the City Administrator. Subsection 2-25.Annual Disclosure Requirements Pursuant to M.S.,Section 469.175,Subds. 5, 6,and 6b the City must undertake financial reporting for all tax increment financing districts to the Office of the State Auditor, County Board and County Auditor on or before August 1 of each year. M.S.,Section 469.175,Subd. 5 also provides that an annual statement shall be published in a newspaper of general circulation in the City on or before August 15. City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-13 If the City fails to make a disclosure or submit a report containing the information required by M.S.,Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution of tax increment from the District. Subsection 2-26. Reasonable Expectations As required by the TIF Act,in establishing the District,the determination has been made that the anticipated development would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan.In making said determination, reliance has been placed upon written representation made by a private developer to such effects and upon City staff awareness of the feasibility of developing the project site(s)within the District. A comparative analysis of estimated market values both with and without establishment of the District and the use of tax increments has been performed as described above. Such analysis is included with the cashflow in Appendix D,and indicates that the increase in estimated market value of the proposed development(less the indicated subtractions)exceeds the estimated market value of the site absent the establishment of the District and the use of tax increments. Subsection 2-27. Other Limitations on the Use of Tax Increment 1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF Plan. The revenues shall be used to finance, or otherwise pay the capital and administration costs of Development District No. 1 pursuant to M.S., Sections 469.124 to 469.133.Tax increments may not be used to circumvent existing levy limit law. No tax increment may be used for the acquisition, construction,renovation,operation,or maintenance of a building to be used primarily and regularly for conducting the business of a municipality,county,school district,or any other local unit of government or the state or federal government. This provision does not prohibit the use of revenues derived from tax increments for the construction or renovation of a parking structure. 2. Pooling Limitations. At least 75 percent of tax increments from the District must be expended on activities in the District or to pay bonds,to the extent that the proceeds of the bonds were used to finance activities within said district or to pay,or secure payment of,debt service on credit enhanced bonds. Not more than 25 percent of said tax increments may be expended,through a development fund or otherwise, on activities outside of the District except to pay,or secure payment of,debt service on credit enhanced bonds. For purposes of applying this restriction,all administrative expenses must be treated as if they were solely for activities outside of the District. 3. Five Year Limitation on Commitment of Tax Increments. Tax increments derived from the District shall be deemed to have satisfied the 75 percent test set forth in paragraph(2)above only if the five year rule set forth in M.S., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year following certification of the District,75 percent of said tax increments that remain after expenditures permitted under said five year rule must be used only to pay previously committed expenditures or credit enhanced bonds as more fully set forth in M.S., Section 469.1763, Subd. 5. 4. Renewal and Renovation District. At least 90 percent of the revenues derived from tax increment from a renewal and renovation district must be used to finance the cost of correcting conditions that allow designation of renewal and renovation districts under M.S., Section 469.176 Subd. 4j. These costs include, but are not limited to, acquiring properties containing structurally substandard buildings or improvements or hazardous substances,pollution,or contaminants,acquiring adjacent parcels necessary City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-14 to provide a site of sufficient size to permit development, demolition and rehabilitation of structures, clearing of the land,the removal of hazardous substances or remediation necessary for development of the land,and installation of utilities,roads,sidewalks,and parking facilities for the site. The allocated administrative expenses of the City,including the cost of preparation of the development action response plan,may be included in the qualifying costs. Subsection 2-28. Summary The City of Oak Park Heights is establishing the District to preserve and enhance the tax base,redevelop substandard areas, and provide employment opportunities in the City. The TIF Plan for the District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville,Minnesota 55113, telephone (651)697-8500. City of Oak Park Heights Tax Increment Financing Plan for Tax Increment Financing District No.1-2 2-15 Appendix A Project Description Tax Increment Financing District No. 1-2 is being created to facilitate the redevelopment of the northwest quadrant of the Osgood Avenue and State Trunk Highway 36 in the City of Oak Park Heights.Tax increment will also be used for land acquisition costs,utility replacement, street construction and reconstruction,and other similar expenses authorized by state law.The City will purchase certain land and easements as approved by the City Council. In addition,funds may be used to assist with the future redevelopment of the area after the improvements related to Highway 36 are completed. The City has been in discussions with a potential developer,but has not entered into a development agreement at the time of the establishment of the District. TIF funds may be used by the City to pay off an interfund loan. Any assistance provided for future redevelopment will be in the form of a pay-as-you-go note. Appendix A-1 Appendix B Map of Development District No. 1 and the District Appendix B-1 a Tax Increment Financing District No. 1-2 A Development District No.1 City of Oak Park Heights Washington County,MN 1 7®®:: ® . :®,`=r U-_ __= ., t.�.. uYlll'S`■ \� R P I ---1 -I A ...,,:::31.&„„ p 3=I .air :..7:--,_!:"7';,..1 111.1.41 1:1=211101.1111141:21111111:': -ll.k T _ .♦ � � h , N{_ i -*s t f .- t■, - 91(N *.• N K= IN N3 .../ 1,5i, yip iir .41- 'lihtit -i r1l 'gill ILImioni t *• _ al - f I _�. ►' ' 1, Cit}of Oak Perk Heights Peet 0 750 1.500 3,000 4,500 6.000 wee - - - . , !. i 1 - I ( 24]1 40 CI : , t N .n., 43.; f ''t amis WO - 2 2 > ; . .. . t J < '....., 0 .. ....: co 1.._ _103.:1 . TIF District No. 1-2 I ")--- I q 0 1 „.... al 40.1 s-c... l'5----- C5111---_. '48 2 - „., -7----- 1r 1 1. --------- - 1 , 1500 1 J----- a.,..- .10 1 40.1 S , - OK- N---- „.. Ell , - 256 .."P;;•-• - - 16 _ i - - I I .11 60th St N N ,..... ,,----- ,.. I I — 36 1 36 I..... ., \s... IL/ ..:. 60t6 A 4-r--- — — i- 1 451 -2 il. • 1 4.1,2 1 I *iii-r--- 34 1.14J Appendix C Description of Property to be Included in the District The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcels listed below. Parcel Numbers Address Owner 33.030.20.43.0038 Leonard Investments LLC 33.030.20.43.0040 6180 Osgood Ave NE City of Oak Park Heights Economic Development Authority 33.03020.43.0057 14738 60th St.N Erickson Post Acquisition Inc 33.030.20.43.0059 6130 Osgood Ave NE City of Oak Park Heights 33.030.20.43.0042 14702 60th St.N Leonard Investments LLC 33.030.20.43.0039 6148 Osgood Ave N Daniel and Francheska Wortman 33.030.20.43.0047 ROW State of Minnesota 33.030.20.43.0056 6118 Osgood Ave N 2005 II LLC Appendix C-1 Appendix D Estimated Cash Flow for the District Appendix D-1 • 8/29/2014 Base Value Assumptions-Page 1 0 EHLERS lOAgtnB et PIM is MIMIC{ Tax Increment Financing District No.1-2-2%Inflation City of Oak Park Heights,MN Redevelopment along Osgood and 60th Street ASSUMPTIONS AND RATES DistrictType: Renewal and Renovation Tax Rates District Name/Number: TIF 1-2 County District 9: Exempt Class Rate(Exempt) 0.00% First Year Construction or Inflation on Value 2015 Commercial Industrial Preferred Class Rate(C/I Pref.) Existing District-Specify No.Years Remaining First $150,000 150% Inflation Rate-Every Year: 2.00% Over $150,000 2.00% Interest Rate: 4.00% Commercial Industrial Class Rate(C/I) 2.00% Present Value Date: 1-Feb-16 Rental Housing Class Rate(Rental) 1.25% First Period Ending 1-Aug-16 Affordable Rental Housing Class Rate(Aff.Rental) Tax Year District was Certified: Pay 2015 First $100,000 0.75% Ceshflow Assumes First Tax Increment For Development: 2017 Over $100,000 0.25% Years of Tax Increment 16 Non-Homestead Residential(Non-H Res.1 Unit) Assumes Last Year of Tax Increment 2032 First $500,000 1.00% Fiscal Disparities Election[Outside(A),Inside(B),or NA] Inside(B) Over $500,000 1.25% Incremental or Total Fiscal Disparities Incremental Homestead Residental Class Rate(Hmstd.Res.) Fiscal Disparities Contribution Ratio 33.2349% Pay 2014 First $500,000 1.00% Fiscal Disparities Metro-Wide Tax Rate 163.1210% Pay 2014 Over $500,000 1.25% Maximum/Frozen Local Tex Rate: 120.243% Pay 2014 Agricultural Non-Homestead 1.00% Current Local Tax Rate:(Use kisser of Current or Max.) 120.243% Pay 2014 State-wide Tax Rate(Comm./1nd.only used for total taxes) 52.1600% Pay 2014 Market Value Tax Rate(Used for total taxes) 0.23135% Pay 2014 BASE VALUE INFORMATION (Original Tax Capacity) Building Total Percentage Tax Year Property Current Class After Lend Market Market Of Value Used Original Original Tax Original After Conversion Area/ Map# PID Owner Address Market Value Value Value for District Market Value Market Value Class Tax Capacity Conversion Orig.Tax Cap. Phase A 33.030.20.43.0038 237,100 100% 23/,100 Pay2015 CR Pref. 3,992 C/I Pref. 3,$92 B 33.030.20.43.0040 OPH EDA 6180 Osgood 126,200 100% 126,200 Pay2015 Exempt - C/I Pref. 1,893 C 33.030.20.43.0057 14738 60th St. 284,700 100% 284,700 Pay2015 C/I Pref. 4,944 C/I Pref. 4,944 D 33.030.20.43.0059 6130 Osgood 159,300 100% 159,300 Pay2015 Hmstd.Res. 1,593 C/I Pref. 2,436 E 33.030.20.43.0042 14702 60th St. 1,450,000 100% 1,450,000 Pay 2015 C/I Pref. 28,250 C/I Pref. 28,250 F 33.030.20.43.0039 6148 Osgood 293,900 100% 293,900 Pay2015 Hmstd.Res. 2,939 C/I Pref. 5,128 G 33.030.20.43.0047 State of MN ROW 0 100% 0 Pay 2015 Exempt - C/I Pref. - H 33.030.20.43.0056 6118 Osgood 428,700 100% 428,700 Pay2015 C/I Pref. 7,824 C/I Pref. 7,824 2,979,900 49,542 54,467 Note: 1 Base values are based upon review of County website on August 25,2014. Prepared by Ehlers&Associates,h.-Estimates Only N:\A7lnne.\Oak Park HeighhWousing-Economic-RedevabpmenoTlF\TIF Disbicte\TIF 1-TTIF Runs\TIF caahflow 06292014-TIE Plan 8/29/2014 Base Value Assumptions-Page 2 EHLERS Tax Increment Financing District No.1-2-2%Inflation City of Oak Park Heights,MN Redevelopment along Osgood and 60th Street PROJECT INFORMATION(Project Tax Capacity) Estimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First Year Market Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full Taxes Area/Phase New Use Per Sq.Ft./Unit Per Sq.Ft./Unit Sq.Ft./Units Value Class Tax Capacity Capacity/Unit 2015 2016 2017 2018 Payable 1 Car dealership 175 175 40,000 7,000,000 C/I Pref. 139,250 100% 100% 100% 100% 2017 2 Commercial 175 175 25,000 4,375,000 C/I Pref. 86,750 100% 100% 100% 2018 3 Commercial 200 200 5,000 1,000,000 C/I Pref. 19,250 50% 100% 100% 2019 IOTAL 12,375,000 245,250 Subtotal Residential 0 0 0 Subtotal Commercial/Ind. 70,000 12,375,000 245,250 Note: 1.Market values are based upon City's general estimates and discussions with potential developers TAX CALCULATIONS ota ISCa oca oca scut -tale-wl•e ar a Tax Disparities Tax Property Disparities Property Value Total Taxes Per Now Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes Taxes Sq.Ft./Unit Car dealership 139,250 46,280 92,970 111,790 75,492 72,633 16,195 276,109 6.90 Commercial 86,750 28,831 57,919 69,643 47,030 45,249 10,122 172,043 6.88 Commercial 19,250 6,398 12,852 15,454 10,436 10,041 2,314 38,244 7.65 TOTAL 245,250 81,509 163,741 , 196,887 132,958 127,922 28,630 486,397 ' Note: "Py from year to year depending upon values.,rates.s. - WHAT IS EXCLUDED FROM TIF? MARKET VALUE BUT I FOR ANALYSIS Total Property Taxes 4f 6,397 Current Market Value-Est. 2.979,900 less State-wide Taxes (127,922) New Market Value-Est. 12,375,000 less Fiscal Disp.Adj. (132,958) Difference . ee less Market Value Taxes (28,830) Present Value of Tax Increment , less Base Value Taxes (43,726) Difference Annual Gross TIF Value likel to occur without Tax Increment is less than , r Prepared by Ehlers&Associates,Inc.-Estimates Only N Winneota\Oak Park Veighlsvlousing-Economic-Redevelopment\TIF\TIF Districts\TIF 1-2\TIF Runs\TIF caahflow 08292014-TIE Plan 8/29/2014 Tax Increment Cashflow-Page 3 EHLERS aiC 1111Al1ti Tax Increment Financing District No.1-2-2%Inflation City of Oak Park Heights,MN Redevelopment along Osgood and 60th Street TAX INCREMENT CASH FLOW Project Original Fiscal Captured Local Annual Semi-Annual State Admin. Semi-Annual Semi-Annual PERIOD %of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax Payment OTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36% 10% Increment Value _ Yrs. Year Date - - - - 08/01/16 - - - 02/01/17 100% 139,250 (54,467) (28,178) 56,605 120.243% 68,064 34,032 (123) (3,391) 30,518 28,758 0.5 2017 08/01/17 34,032 (123) (3,391) 30,518 56,953 1 2017 02/01/18 100% 238,410 (54,467) (61,071) 122,872 120.243% 147,745 73,873 (266) (7,361) 66,246 116,954 1.5 2018 08/01/18 73,873 (266) (7,361) 66,246 175,778 2 2018 02/01/19 100% 252,611 (54,467) (65,853) 132,291 120.243% 159,070 79,535 (286) (7,925) 71,324 237,870 2.5 2019 08/01/19 79,535 (286) (7,925) 71,324 298,744 3 2019 02/01/20 100% 257,663 (54,467) (67,532) 135,664 120.243% 163,126 81,563 (294) (8,127) 73,142 359,946 3.5 2020 08/01/20 81,563 (294) (8,127) 73,142 419,948 4 2020 02/01/21 100% 262,816 (54,467) (69,245) 139,105 120.243% 167,263 83,631 (301) (8,333) 74,997 480,266 4.5 2021 08/01/21 83,631 (301) (8,333) 74,997 539,401 5 2021 02/01/22 100% 268,072 (54,467) (70,992) 142,614 120.243% 171,483 85,741 (309) (8,543) 76,889 598,839 5.5 2022 08/01/22 85,741 (309) (8,543) 76,889 657,111 6 2022 02/0123 100% 273,434 (54,467) (72,773) 146,194 120.243% 175,787 87,893 (316) (8,758) 78,819 715,675 6.5 2023 08/01/23 87,893 (316) (8,758) 78,819 773,091 7 2023 02/01/24 100% 278,903 (54,467) (74,591) 149,845 120.243% 180,177 90,089 (324) (8,976) 80,788 830,787 7.5 2024 08/01/24 90,089 (324) (8,976) 80,788 887,351 8 2024 02/01/25 100% 284,481 (54,467) (76,445) 153,569 120.243% 184,655 92,328 (332) (9,200) 82,796 944,184 8.5 2025 08/01/25 92,328 (332) (9,200) 82,796 999,904 9 2025 02/01/26 100% 290,170 (54,467) (78,336) 157,368 120.243% 189,223 94,611 (341) (9,427) 84,844 1,055,881 9.5 2026 08/01/26 94,611 (341) (9,427) 84,844 1,110,762 10 2026 02/01/27 100% 295,974 (54,467) (80,265) 161,242 120.243% 193,882 96,941 (349) (9,659) 86,933 1,165,891 10.5 2027 08/01/27 96,941 (349) (9,659) 86,933 1,219,938 11 2027 02/01/28 100% 301,893 (54,467) (82,232) 165,194 120.243% 198,634 99,317 (358) (9,896) 89,063 1,274,225 11.5 2028 08/01/28 99,317 (358) (9,896) 89,063 1,327,448 12 2028 02/01/29 100% 307,931 (54,467) (84,239) 169,226 120.243% 203,481 101,741 (366) (10,137) 91,237 1,380,900 12.5 2029 08/01/29 101,741 (366) (10,137) 91,237 1,433,304 13 2029 02/01/30 100% 314,090 (54,467) (86,285) 173,337 120.243% 208,425 104,213 (375) (10,384) 93,454 1,485,929 13.5 2030 08/01/30 104,213 (375) (10,384) 93,454 1,537,522 14 2030 02/01/31 100% 320,371 (54,467) (88,373) 177,531 120.243% 213,468 106,734 (384) (10,635) 95,715 1,589,328 14.5 2031 08/01/31 106,734 (384) (10,635) 95,715 1,640,117 15 2031 02/01/32 100% 326,779 (54,467) (90,503) 181,809 120.243% 218,612 109,306 (394) (10,891) 98,021 1,691,111 15.5 2032 08/01/32 109,306 (394) (10,891) 98,021 1,741,104 16 2032 02/01/33 Total 2,843,095 (10,235) (283,286) 2,549,574 Present Value From 02/01/2010 Present Value Rate 4.00% 1,941,550 (6,990) (193,456 1,741,104 Prepared by Ehlers 8 Associates,Inc.-Estimates Only Ni'Minnsota\Oak Park Heights\Housing-Economic-Redevelopment\TIF\TIF Districts\TIF 1-2\TIF Runs\TIF cashflow 06292014-TIF Plan Appendix E Minnesota Business Assistance Form (Minnesota Department of Employment and Economic Development) A Minnesota Business Assistance Form(MBAF)should be used to report and/or update each calendar year's activity by April 1 of the following year. Please see the Minnesota Department of Employment and Economic Development (DEED) website at http://www.deed.state.mn.us/Community/subsidies/MBAFForm.htm for information and forms. Appendix E-1 Appendix F Renewal and Renovation Qualifications for the District Appendix F-1 RENEWAL AND RENOVATION TAX INCREMENT FINANCING DISTRICT ELIGIBILITY STUDY ' City of Oak Park Heights TIF DISTRICT 1-2 (created 2014) 1 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study Aerial View of Study Area: 1 ; $, � `r„„ > try 1' "'x a µ, } ..,.fix.. , ,4 ! -.a. .- m^ ..... # :. .. °g' '. '•. . T1F Areas{201 ) !4:;(..,,i4,.. .: - . -{ )utlrned in Red) ;..--' r„, ; r� `t_< - .> ms.x: h; .+— m.w .� y p7 OR - _ MI ,,. .1 4 rl* _ r-. '' ft e ry as a sepuale 0,4e4 at.., m r d o 416 #; t t14,.∎.R>a14sl 1St—TN: be t1i l r t't a 3 -' ' ""�'.cx „.1.,;„,,rwc .."+.�'. Mtn.., Eligibility Study 2 of 47 Renewal and Rennov Dis-Oak Park Heights Identification of Study Area INVOLVED PROPERTIES: PARCELKEY BLDG NUISTREETNAME STREETIYPE SUFFIX DIR 38 '3303020430038 LEONARD INVESTMENTS LLC 399 WORTMAN DANIEL D&FRANCHESKA '6148 OSGOOD AVE N 40 '3303020430040 CITY OF OAK PARK HEIGHTS ECONOMIC DEVELOPMENT AUTH 6180 OSGOOD AVE N 42 "3303020430042 LEONARD INVESTMENTS LLC 14702 60TH ST N 56 '3303020430056 200511 LLC (CARQUEST) '6118 OSGOOD AVE N 57 '3303020430057 ERICKSON POST ACQUISITION INC 14738 60TH ST N 59 3303020430059 WESTBURY RANDY '6130 OSGOOD AVE N Im I "+�� ('C--'iji ., . ' .4-a. 40 s Zillifi ,...-.:14.1 it . . A F 1 TlF Area {2©14} ..4t 1, � i (Outlined >,s..' { ned in Red) imi j 009 :: Y 1 _ ' ter' i 0356 1 r i ,i li. ..��t t1 i: .a_- - i t 6007 .. d7z _ � �,...•- t :,v fi <,..-. ,. ' �I kia�Pas parcel atlas encompasses Lt:e'a ti:.tea ragas A t e x ''' . to the south.UNDOT has an easement over the pde shaped pate flud tncarrectry appears as a separate parcel. * EOTH STREET NORTH rs,m nnan sra«lf+i r City of Oak Pak I leightl ... "^ r ..:4 Ott,:tii.J.N•li Jl.U.biL�`41s MD it 1 - t rvy ,w^au r anTH ST R£_E I Nutt I ri a te,.. 4o i R >i Feet 0 625 125 250 3 76 600 3 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study CRITERION 1—Coverage Test Minnesota Statutes, Section 469.174, Subdivision 10a (a) (1)(i) requires two tests for occupied parcels: ..."parcels consisting of 70 percent of the area of the district are occupied by buildings, streets,utilities,or paved or gravel parking lots" The coverage required by the parcel to be considered occupied is defined under Minnesota Statutes, Section 469.174, Subdivision 10(e), which states: "For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities, or paved or gravel parking lots unless 15 percent of the area of the parcel contains building, streets, utilities, or paved or gravel parking lots." FINDINGS TABLE 1 —IMPROVED SQUARE FEET OF LOTS City of Oak Park Heights TIF AREA(2014)-COVERAGE TEST Site Square Occupied Percent PIN# Address Feet square Feet _ Occupied 3303020430038 Vacant-Parking Lot Only 79,026.20 42,000.00 53% 3303020430039 6148 OSGOOD AVE N 52,702.66 11,575.00 22% x3303029430040 6160 QSC,,QQD AVE N 56,598:17 14,800:04 19% x3303020430042 14702 60TH ST N 264,788.87 218,000.00 82% x3303020430056 ¶6118 OSGOOD AVE N 18,396.16 15,820.00 86% 3303020430057 x14738 60Th ST N 37,246.00 29,000.00 78% x3303020430059 ¶6130 OSGOOD AVE N 14,716.07 9,235.00 63% 7 of 7 parcels met the 15% coverage test under Minnesota Statutes, Section 469.174, Subdivision 10(e), which results in parcels consisting of 100 percent of the area of the proposed TIF District being occupied by buildings, streets, utilities or paved or gravel parking lots. This exceeds the 70 percent area coverage requirement for the proposed TIF District under Minnesota Statutes,Section 469.174,Subdivision (a) (1). 4 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study CRITERION 2—Substandard Buildings The second criterion that must be satisfied is that at least 2 of the 6(20%)of the buildings in the proposed renewal and renovation district must be found to be substandard based upon an internal inspection. The governing statutes state: Minnesota Statute 469.174, Subd 10a.(a)(1) (i) "...and 20 percent of the buildings are structurally substandard " Subd. 10(b) "For purposed of this subdivision,"structurally substandard"shall mean containing defects in structural elements or a combination of deficiencies in essential utilities and facilities,light and ventilation,fire protection,including adequate egress,layout and condition of interior partitions,or similar factors,which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance." Subd. 10(c) "A building is not structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the building code at a cost of less than 15 percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size,type,and age of the building,the average cost of plumbing,electrical,or structural repairs,or other similar reliable evidence. The municipality may not make such a determination without an interior inspection of the property,but need not have an independent,expert appraisal prepared of the cost of repair and rehabilitation of the building." BUILDING ANALYSIS The properties at 6130 and 6180 Osgood Ave.N. were inspected from the exterior and the interior. Building Code violations for each building are listed below but are not limited to: 5 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study 6130 Osgood Ave.N. —The single family home, with attached storage building and detached garage is currently occupied. 1. Several types of siding in place(primarily 4. Several types of roofing material—all in wooden)missing and damaged in areas. 2006 some point of failure. Interior shows evidence IRC 703 —Remedy Cost: $15,000 of water intrusion. R905—Remedy Cost: $20,000 2. 1900's home with various additions and old 5.20+yr.old heating system. Home formerly windows. If energy calculations were run it is coal heated. Closed off spaces and crawl likely that current R values would not meet spaces. Wood burning fireplace has been code. MN Energy Code-Remedy Cost: primary heating source. ME/HVAC should be $10,000 replaced.2006 IMC/IFGC—Remedy Cost: $15,000 3. Attic living area does not have compliant 6. Other areas of violation include but are not stairway and has door to outside with no means limited to(a)potential asbestos in kitchen floor of egress. IRC 311 —Remedy Cost: $5,000 tile(b)electrical wiring(c)smoke detector placement and(d)likely some structural damage to framing as a result of water intrusion. —100 PICTURES CAN BE FOUND IN--Exhibit I Estimated total cost to bring building up to current building code standards: $65,000+/- Estimated cost of a new building: $199,314 15%of the estimated cost of a new building: $29,897 Since the estimated total cost to renovate the existing building exceeds 15%of the cost to construct a new building,the building at 6130 Osgood Ave.N. does meet the statutory definition of"substandard." 6 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study 6180 Osgood Ave.N.—The single family home,with attached garage,is currently vacant and has been so for approximately four years. 1. Wooden siding and eaves are damaged in 5.If energy calculations were run it is likely areas and show signs of moisture intrusion/ that current R-values would not meet code. damage. 2006 IRC 703 -Remedy Cost: MN Energy Code-Remedy Cost: $20,000 $15,000 2. Extensive mold to finished lower level and 6. Fire separation is absent between house and visible to upper level interior walls. Full connected garage. IRC 302—Remedy Cost: abatement to lower level and wall,attic areas $5,000 required. Remedy Cost: $50,000 3. Hot water boiler heating system is not in 7.Other areas of violation include but are not operation and has not been in recent use. limited to(a)smoke detectors(b)electrical and Mechanical systems require updating,MN current fuse box panel(c)plumbing systems Energy Code,2006 IMC&IFGC—Remedy (d)chimney flues and(d)likely structural Cost: $20,000 damage to wood framing as a result of element instruction to house. 4. Foundation has failed to the SW corner and is showing evidence of failure to the W. IRC 404—Remedy Cost$20,000 -3 PICTURES CAN BE FOUND IN—Exhibit 2 Estimated total cost to bring building up to current building code standards: $130,000+/- Estimated cost of a new building: $209,874 15% of the estimated cost of a new building: $31,481 Since the estimated total cost to renovate the existing building exceeds 15%of the cost to construct a new building,the building at 6180 Osgood Ave.N.does meet the statutory definition of"substandard." 7 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study FINDING 2 of the 6 buildings (33.3 percent) in the proposed TIF District contained code deficiencies exceeding the 15 percent threshold required by Minnesota Statutes, Section 469174, Subdivision 10(c). Minnesota Statutes, Section 469.174, Subdivision 10(c), provides for the minimum threshold of code deficiencies that must be met in order to consider a building substandard. If a building meets the minimum code deficiency threshold under Minnesota Statutes, Section 469.174, Subdivision 10(c), then in order for such building to be "structurally substandard" under Minnesota Statutes, Section 469.174, Subdivision 10(b), the building's defects or deficiencies should be of sufficient total significance to justify substantial renovation or clearance." In our professional opinion, 2 of the 2 buildings (100 percent) in the proposed TIF District are structurally substandard to a degree requiring substantial renovation or clearance, because of defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance. CONCLUSION The statutory conditions for both lot coverage and percentage of substandard buildings in the proposed redevelopment area are met. 8 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study Exhibit 1 Photographs of 6130 Osgood Ave. 9 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study f ra i _____\ . T". �1":"Si . „......- _ � P;-:;'1.-'i I BFi - =______ ____,..... , t, i ' ..---77,-..„- t.. . 1 ,,---;...--„,-,.. ..-, ,, f., , i ! . ' i : . ... •••• ,,,,..-;;:-.,,,.., ; :::::-:::::: -7 :::::::::: ------- , i. , ,.... E j r4:I Iiiill'' ,i i f , _ ''.- . i;t......„ ....vdr. -44 ..;.,.. ..... % .,. .,,.., ....:,;. ,.,.. ...i.,.e-,..7.if.-41tf-,,,.-- - .r — f44-.. --„, i ";,-,‘„iir.:/: ..,;,s,,,, ,,!.-t,'',1'; .f..7- .--1-::-- "--,1,..::'-', ;''-'. -'i $ Ni..., g.,,:-..;.. i y °��4,- 1 ..1---. t o. 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C ' � � • it ■ M E' » ,.. A If I - .-,.:,,, :/' ',,,-; . . 1.:.,, .... i,-., s .. ;°yes , x,,, ,.„� ffir: a }# „.„ Iiii.I �)Y ... i t+ III i le. ... . 0 . . , , . . , 47 of 47 Renewal and Rennov Dis-Oak Park Heights Eligibility Study Appendix G Findings Including But/For Qualifications The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan(TIF Plan) for Tax Increment Financing District No. 1-2 (District),as required pursuant to Minnesota Statutes, Section 469.175, Subdivision 3 are as follows: 1. Finding that Tax Increment Financing District No. 1-2 is a renewal and renovation district as defined in M.S., Section 469.174, Subd. l0a(1). The District consists of eight parcels,with plans to redevelop the area for commercial purposes. At least 70 percent of the area of the parcels in the District are occupied by buildings,streets,utilities,paved or gravel parking lots or other similar structures,more than 20 percent of the buildings in the District are structurally substandard,and 30 percent of the other buildings require substantial renovation or clearance. (See Appendix F of the TIF Plan.) 2. Finding that the proposed development, in the opinion of the City Council, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan. The proposed development, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future:This finding is supported by the fact that the redevelopment proposed in the TIF Plan meets the City's objectives for redevelopment. Due to the high cost of redevelopment on the parcels currently occupied by substandard buildings or by buildings requiring substantial renovation or clearance,the limited amount of commercial property for expansion adjacent to the existing project site,the incompatible land uses at close proximity(including the inadequate layout of an existing frontage road in the southern portion of the site), and the cost of financing the proposed improvements,this project is feasible only through assistance,in part,from tax increment financing. Tax increment will be used to for land acquisition costs,utility replacement and street reconstruction,and other similar expenses authorized by state law.These parcels contain verified substandard buildings or buildings requiring substantial renovation or clearance and are eligible for future redevelopment.It is anticipated that acquisition expenses for the needed parcels will total approximately $550,000. Tax increment funds will be used to pay the City's interfund loan for the acquisition. Additional funds may be used to assist with future redevelopment of the northwest quadrant of the intersection,during or after the improvements related to Highway 36 are completed,including but not limited to the reconstruction of the State-owned frontage road at the intersection of Osgood Avenue and State Trunk Highway 36. (See attachment in Appendix G of the TIF Plan.) The increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan:This finding is justified on the grounds that the cost of land acquisition,site and public improvements and utilities prohibitively add to the total redevelopment cost. Historically,site and public improvements costs in this area have made redevelopment infeasible without tax increment assistance.This site has been marketed for at least 8 years without success.The proposed realignment of the frontage road will provide better access and connections with Highway 36 and provide land for a larger redevelopment site. In addition,the project will include demolition of two substandard buildings.The City reasonably determines that no other redevelopment of similar scope is anticipated on Appendix G-1 this site without substantially similar assistance being provided to the development. It is possible that some development of the property within the District would go forward without tax increment assistance,but the unique costs of this effort mean that without tax increment assistance,any alternative development would necessarily be carried out at a smaller scale,and most likely over a longer period of time.It is impossible to predict what an alternative market value would be if no tax increment assistance were provided,but it is certain that the alternative development would produce significantly less value than the comprehensive,high-quality development that is proposed under the TIF Plan. Therefore,the City concludes as follows: a. The City's estimate of the amount by which the market value of the entire District will increase without the use of tax increment financing is$0,or a small amount due to low-level inflation. b. If the proposed development occurs,the total increase in market value in the District will be approximately$9,395,100. c. The present value of tax increments from the District for the maximum duration of the District permitted by the TIF Plan is estimated to be$1,941,550. d. Even if some development other than the proposed development were to occur,the Council finds that no alternative would occur that would produce a market value increase greater than $7,453,550 (the amount in clause b less the amount in clause c) without tax increment assistance. 3. Finding that the TIF Plan for the District conforms to the general plan for the development or redevelopment of the municipality as a whole. The Planning Commission reviewed the TIF Plan and found that the TIF Plan conforms to the general development plan of the City. 4. Finding that the TIF Plan for the District will afford maximum opportunity,consistent with the sound needs of the City as a whole,for the development or redevelopment of Development District No. 1 by private enterprise. The project to be assisted by the District will result in increased employment in the City and the State of Minnesota,the renovation of substandard properties,increased tax base of the State and add a high quality development to the City.The District will be located at the first intersection on the Minnesota side of the new St. Croix River Crossing, and a high-quality development bolstered by the tax increment assistance contemplated in the TIF Plan will provide many opportunities for redevelopment of the District and the Development District. Appendix G-2 But-For Analysis Current Market Value 2,979,900 New Market Value-Estimate 12,375,000 Difference 9,395,100 Present Value of Tax Increment 1,941,550 Difference 7,453,550 Value Likely to Occur Without TIF is Less Than: 7,453,550 Appendix G-3 Article III—Development Program N c�k"r x L A N n SE r"u K►T 5 DEVELOPMENT PROGRAM (F4_064 l Section 3.01 Statement of Objectives The establishment of the Development District in the City pursuant to the Development District Act, is necessary and in the best interests of the City and its residents and is necessary to give the City the ability to meet certain public purpose objectives that would not be obtainable in the foreseeable future without intervention by the City in the normal development process. The City intends, to the extent permitted by law, to accomplish the following objectives through the implementation of the Development Program: (1) Provide for the acquisition of land and construction and financing of the Site Improvements in the Development District which are necessary for the orderly and beneficial development of the Development District and adjacent areas of the City. (2) Promote and secure the prompt and unified development of certain property in the Development District, such property is not now in productive use or in its highest and best use, with a minimum adverse impact on the environment, and thereby promote and secure the desirable development of other land in the City. (3) Promote and secure additional employment opportunities within the Development District and the City for residents of the City and the surrounding area,thereby improving living standards and reducing unemployment and the loss of skilled and unskilled labor and other human resources in the City. (4) Secure the increase of assessed values of property subject to taxation by the City, the County, the Independent School District No. 834, the County, and other taxing jurisdictions in order to better enable such entities to pay for governmental services and programs that they are required to provide. (5) Promote the concentration of new unified development consisting of desirable industrial and other appropriate development in the Development District so as to maintain the area in a manner compatible with its accessibility and prominence in the City. (6) Encourage the expansion and improvement of local business, economic activity and development,whenever possible. (7) Create a desirable and unique character within the Development District through quality land use alternatives and design quality in new buildings. (8) Encourage and provide assistance for residential development, including single and multifamily housing accommodations for low and moderate income families. Section 3.02 Boundaries of the Development District The area within the Development District is described in the attached Exhibit I. City of Oak Park Heights, Minnesota 4 Article III—Development Program NO u r H LA N u s c u K T s Section 3.03 Development Activities The City will perform or cause to be performed, to the extent permitted by law, all project activities pursuant to the Development District Act, the Tax Increment Financing Act and other applicable state laws. In doing so the City anticipates that the following may, but are not required, to be undertaken by the City: (1) The making of studies, planning and other formal and informal activities relating to the Development Program. (2) The implementation and administration of the Development Program. (3) The rezoning of land within the Development District. (4) The acquisition of property, or interests in property, by purchase or condemnation,when such acquisition is consistent with the objectives of the Development Program. (5) The preparation of property for use and development in accordance with applicable Land Use Regulations and the development agreement, including demolition of structures, clearance of sites,placement of fill and grading. (6) The resale of property to private parties. (7) The construction or reconstruction of site improvements described in Section 4.07 hereof. (8) The issuance of tax increment bonds to finance the Public Costs of the Development Program, and the use of tax increments, or other funds available to the City, to pay or finance the Public Costs of the Development Program incurred or to be incurred by it pursuant to the Development Agreement. (9) The use of tax increments to pay debt service on tax increment bonds or otherwise pay or reimburse with interest the Public Costs of the Development Program. Section 3.04 Payment of Public Costs It is anticipated that the Public Costs of the Development District will be paid primarily from proceeds of tax increment bonds or from tax increments. The City reserves the right to use other sources of revenue including, but not limited to, special assessments and user charges, which the City may apply to pay a portion of the Public Costs. Section 3.05 Environmental Controls; Land Use Regulations All municipal actions, public improvements and private development shall be carried out in a manner consistent with existing environmental controls and all applicable Land Use Regulations. Section 3.06 Park and Open Space to be Created Park and open space created within the Development District will be done so in accordance with the zoning and platting ordinances of the City. City of Oak Park Heights, Minnesota 5 Article III—Development Program NOT H L A �� SE c:u k T ES Section 3.07 Proposed Reuse of Property The Development Program contemplates that the City may acquire property and reconvey the same to another entity. Prior to formal consideration of the acquisition of any property, the City Council will require the execution of a binding development agreement with respect thereto and evidence that tax increments or other funds will be available to repay the Public Costs associated with the proposed acquisition. It is the intent of the City to negotiate the acquisition of property whenever possible. Appropriate restrictions regarding the reuse and redevelopment of property shall be incorporated into any development agreement to which the City is a party. Section 3.08 Administration and Maintenance Maintenance and operation of the Development District will be the responsibility of the City Administrator who shall serve as administrator of the Development District. Each year the administrator will submit to the City Council the maintenance and operating budget for the following year. The administrator will administer the Development District pursuant to the provisions of Section 469.131 of the Development District Act; provided, however, that such powers may only be exercised at the direction of the City Council. No action taken by the administrator pursuant to the above-mentioned powers shall be effective without authorization by the City Council. Section 3.09 Relocation Any person or business that is displaced as a result of the Development Program will be relocated in accordance with Minnesota Statutes, Sections 117.50 to 117.56. The City accepts its responsibility for providing such relocation assistance pursuant to Section 469.133 of the Development District Act. Section 3.10 Amendments The City reserves the right to alter and amend the Development Program, and the Tax Increment Financing Plans, subject to the provisions of state law regulating such action. The City specifically reserves the right to enlarge or reduce the size of the Development District and the Tax Increment Financing District, the Development Program and the Public Costs of the Development Program and the amount of Tax Increment Bonds to be issued to finance such costs by following the procedures specified in Minnesota Statutes, Section 469.175, Subdivision 4. Section 3.11 Estimates of Public Costs and Budget The eligible costs to be reimbursed by the City, in carrying out the Development Program, are described in Exhibit II of the Tax Increment Financing Plan. City of Oak Park Heights, Minnesota 6 EXHIBIT I - Municipal Dev. District No. 1 N��KT}�L:\ n SE(:l'K I T 1 L?S The boundaries of Municipal Development District No. 1 are coterminous with the Oak Park Heights City limits. I cP _2. _ 11:1_,--:---- - 4\4\ till)jla,..: .. _ tint 173 1 --"'1+ f = •11-111 ,11 t.. _----.=-- 1 �, ltYi{ 'aF ,aH`T ;771 •d.',tl dl-; L�� tidy �� 11�r nna13.a1 i Pt77•ll F i ';{! g1.f1.1 N. �°t- . 1. i 1 A`III �1ia •R3 A r � s 4 1 f Ilf !rr 4.. 41 U7 �y�, ::—:::':114411::rs i y „rr r�3`t.' 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