HomeMy WebLinkAboutPL PACKET 02212006 Meeting Sheet
IIIIIIVIIIVIIIVIIIVIIIVIIIIIIIIIII
104952
Box: 33
Folder: PL PACKETS 2005-2011
Document: PL PACKET 02212006
CITY OF ST. ANTHONY
PLANNING COMMISSION MEETING AGENDA
FEBRUARY 21, 2006
7:00 P.M. REGULAR PLANNING COMMISSION MEETING
COUNCIL CHAMBERS
I. CALL TO ORDER.
II. ROLL CALL.
III. APPROVAL OF MEETING AGENDA.
IV. APPROVAL OF MEETING MINUTES OF JANUARY 17� 2006
V. COMMUNICATION WITH CITY COUNCIL.
No Designee Necessary
VI. PUBLIC HEARINGS.
VIA. None
VII. CONCEPT REVIEWS.
VIIA. Dominium's Request for Conditional Use Permit for Beauty Salon.
VII.2. Conditional Use Permit for Telecommunications Antenna -St. Anthony
Shopping Center; Christopher Coughlin, IBR Realty.
VIII.OTHER BUSINESS.
VIII.1. Modifications of Redevelopment Project Area No. 3, the Chandler Place
Tax Increment Financing District and Tax Increment Financing District
No. 3-5 Overview.
VIII. 2. Planning Commission Representative to the Comp Plan Task Force.
IX. INFORMATION AND DISCUSSION.
IX.1. Proposed Change to PUD Ordinance Language
IX.2. Code Enforcement Report- 1St Quarter
IX.3. 2006 Strategic Planning
HAP1anning\PC Agendas\2006\022106 pc agenda.doc
X. ANNOUNCEMENTS.
XI. ADJOURNMENT.
H:\Planning\PC Agendas\2006\022106 pc agenda.doc
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Planning Commission Meeting Minutes
January 17,2006
Page 1
1 CITY OF ST. ANTHONY
2
3 PLANNING COMMISSION MEETING
4
5 January 17, 2006
6 7:00 p.m.
7
8
9 I. CALL TO ORDER.
10 Chair Stromgren called the meeting to order at 7:00 p.m.
11
12 II. PLEDGE OF ALLEGIANCE.
13 Chair Stromgren invited the Commission and the audience to join in the Pledge of Allegiance.
14
15 III. ROLL CALL.
16 Commissioners present: Chair Stromgren; Vice Chair Hanson; Commissioners Galyon,
17 Hoska, Jenson and Young.
18
19 Absent: Commissioner Jensen.
20
21 Also present: Assistant City Manager Kim Moore-Sykes.
22
23 Chair Stromgren asked that Item IX - Special Order of Business be moved to Item IV stating that
24 the nomination and election of the Chair and Vice Chair should take place at the beginning of the
25 first meeting for 2006.
26
27 IV. SPECIAL ORDER OF BUSINESS
28
29 Nomination and Election of Chair and Vice Chair
30
31 Motion by Chair Stromgren, second by Commissioner Jensen, to approve the nomination of
32 Commissioner Todd Hanson as Vice Chair of the Planning Commission for 2006.
33
34 Motion carried unanimously
35
36 Motion by Commissioner Young, second by Commissioner Galyon, to approve the nomination
37 of Joel Stromgren as Chair of the Planning Commission for 2006.
38
39 Motion carried unanimously
40
41 V. APPROVAL OF AGENDA
42
43 Motion by Commissioner Hoska, second by Commissioner Jensen, to approve the meeting
44 agenda as amended.
45
46 Motion carried unanimously
Planning Commission Meeting Minutes
January 17,2006
Page 2
1
2 VI. MEETING MINUTES
3
4 6.1 Review and Approve Planning Commission Minutes of November 15 2005.
5
6 The Commission had no corrections to the minutes.
7
8 Motion by Vice Chair Hansen, second by Commissioner Hoska, to approve the meeting minutes
9 of the Planning Commission of November 15, 2005 as presented.
10
11 _Motion carried unanimously
12
13 VII. COMMUNICATION WITH CITY COUNCIL
14
15 7.1 No Designee Required.
16
17 VIII. PUBLIC HEARING.
18
19 NONE
20
21 IX. CONCEPT REVIEW
22
23 9.1 VSI Construction- Proposal for Business Condos at Lot Adjacent to Tires Plus
24
25 Ms. Moore-Sykes stated that she recently received a call from Todd Mohagen, VSI Construction,
26 inquiring about the possibility of building an office building on the vacant lot adjacent to the
27 Tires Plus site. She explained that Mr. Mohagen advised City Staff that the building would be
28 leased as office space for realtors, insurance agents, accountants and attorneys. She stated that
29 the Zoning Code for Commercial calls for a minimum lot size of 15,000 square feet noting that
30 according to the plat this vacant lot is 36,892 square feet. She provided the Commission with an
31 overview of the site plan proposal stating that a drainage easement exists to the south and east
32 that significantly reduces the useable area of the lot. She stated that the parking requirements are
33 based on a gross floor area of 12,883 square feet and the Zoning Code requires on parking space
34 per every 300 square feet, which for this project equals 43 parking spaces. She indicated that the
35 sketch plan shows 35 planned parking spaces, leaving a deficit of 8 parking spaces. She stated
36 that Mr. Mohagen has also provided Staff with examples of the proposed building materials for
37 their review.
38
39 Todd Mohagen, VSI Construction provided the Commission with an overview of the building
40 materials noting that it is their plan to use two types of brick, the lower half would be a lighter
41 color brick with the lower half being a brighter red tone brick. He explained that they are trying
42 to compliment the Tires Plus building plus pick up the flavor of the building designs located
43 across the street from the proposed location.
44
45 Mr. Mohagen reviewed the elevations noting that the building would face Silver Lake Road and
46 would have the potential for retail/office space. He indicated that the rear elevation would be a
Planning Commission Meeting Minutes
January 17,2006
Page 3
1 two-story elevation noting that the office space located on the first floor and lower level would
2 be enhanced with windows. He stated that the building has a typical floor plan noting that the
3 plan shows four units with a stairway to the lower level, which is where the mechanical room
4 would be located.
5
6 Mr. Mohagen indicated that they have done similar buildings throughout the metro area noting
7 that the parking for this type of building has typically been seven to ten spaces per unit. He
8 explained that they use a net square footage calculation to determine the parking needs noting
9 that his calculations show 9,600 square feet with 38 parking stalls, which is within the realm of
10 the current parking requirements. He stated that it is their belief that this project would be well
11 suited for this site.
12
13 Commissioner Young asked if they are looking at the potential of up to eight possible tenants or
14 could the areas be expanded to accommodate two or three tenants with employees. Mr.
15 Mohagen stated that it would be tight but they could have up to eight tenants. He stated that the
16 space could be expanded to accommodate tenants with employees.
17
18 Commissioner Jenson asked what the average number of tenants would be to consider the
19 building full. Mr. Mohagen stated that the average number would be six tenants with office
20 space to accommodate an average of four to ten employees per tenant.
21
22 Vice Chair Hanson asked if they plan to place sidewalk around the entire building. Mr.
23 Mohagen stated that he has discussed this with City Staff and explained that there would be a
24 lower level exit,with stairs,to the rear of the building. He noted that the primary entrance would
25 be located at the front of the building. He stated that the plan also includes sidewalks and
26 reviewed the building access/exit points and sidewalk locations with the Commission.
27
28 Vice Chair Hanson asked if the City's ordinance requires a separate door on the lower level,
29 especially if there could possibly be a separate business located downstairs. Mr. Mohagen
30 explained that the lower level would have an exit door in addition to a door to an outdoor patio
31 area. He noted that the building code for a building of this size only requires one exit.
32
33 Commissioner Galyon asked if the parking lot would be shared. Mr. Mohagen stated that the
34 tenants and their employees would share the parking lot.
35
36 Commissioner Jenson noted that the proposal indicates a deficit of parking spaces that is based
37 on the square footage of the building and asked for further clarification. W. Mohagen explained
38 that this number was based on the gross footage, which in this case is not accurate. He further
39 explained that with a building of this size the parking is usually based on usable square footage,
40 which is 9,600 square feet, divided by 300, which equals 32 parking spaces.
41
42 Chair Stromgren suggested that all parking issues, easements and usable space be further
43 clarified before they come back for final approval of the proposal.
44
45 9.2 Ordinance Revision Discussions
46
Planning Commission Meeting Minutes
January 17,2006
Page 4
1 a. Small Lots
2
3 Ms. Moore-Sykes stated that she spoke with the Public Works Director, reviewed the plats and
4 did some online research noting that she did not find very many small lots in the City. She stated
5 that many have probably been combined with other lots or may not even exist.
6
7 Chair Stromgren clarified that if it is a small number of lots that Staff is not anticipating that it
8 would cause many problems. Ms. Moore-Sykes confirmed.
9
10 b. Swimming Pools/Fences
11
12 Chair Stromgren asked if the language for locking covers on hot tubs had been shifted to another
13 section or would the language have to be added. Ms. Moore-Sykes stated that the language
14 would have to be added.
15
16 Commissioner Young suggested including language requiring locks for the gates.
17
18 Chair Stromgren stated that the bottom line clarifies the age limit and suggested that the age be
19 included in the final document.
20
21 Ms. Moore-Sykes stated that it is her understanding that this would address four to five year old
22 children and younger. She assured the Commission that this would be included in the final
23 document.
24
25 Commissioner Galyon stated that he is in agreement adding that he likes the revisions.
26
27 Chair Stromgren stated that the revisions would be brought forward again in March for the
28 public hearing and final review.
29
30 C. PUD Discussion
31
32 This item is tabled for fu ther research and study.
33
34 X. PUBLIC INPUT
35
36 NONE
37
38 XI. INFORMATION AND DISCUSSION.
39
40 a. Residential Parking for Vehicles
41
42 Ms. Moore-Sykes noted that at last month's workshop the Commission discussed an ordinance
43 from the City of Eden Prairie adding that she has since found another example from the City of
44 Edina. She reviewed the language used with the Commission noting that the ordinance for the
45 City of St. Anthony does not stipulate the number of vehicles. She stated that she would
46 continue to research how other Cities address the requirements and limits for both cars and
Planning Commission Meeting Minutes
January 17,2006
Page 5
1 recreational vehicles.
2
3 Commissioner Jenson noted the reference to the location of vehicles on a lot and asked if this
4 implies requirements for a driveway. Chair Stromgren clarified that the code already states that a
5 hard surface is required and reviewed with the Commission.
6
7 b. Prairie Grass
8
9 Ms.Moore-Sykes stated that she was able to locate three different ordinances from the City of
10 Cedar Falls, Iowa; the City of Sandwich, Illinois; and the City of Big Lake, Minnesota. She
11 stated that all of the ordinances specifically discuss prairie grass and native shrubs. She provided
12 the Commission with copies of the discussions held by each of the Cities and reviewed the
13 respective guidelines with the Commission.
14
15 Commissioner Jenson asked if the City has adequate staff that could recognize what is acceptable
16 or not or would this require additional training for the current staff.
17
18 Ms. Moore-Sykes stated that the City could do it either way; hire an individual specifically for
19 this purpose or the Parks Department could handle this issue and provide additional training for
20 the current staff.
21
22 Commissioner Galyon suggested researching the enforcement and training issues further and
23 provide the Commission with further options to consider.
24
25 Commissioner Young suggested clarifying the type of buffer zones that would be required for
26 the property in order to separate the prairie grasses and shrubs from neighboring properties.
27
28 Chair Stromgren suggested a low cost or nominal fee to register prairie grass restoration projects.
29
30 C. Accessory Dwelling Units
31
32 Ms. Moore-Sykes stated that these kinds of units are quite prevalent in California noting that
33 some have used this type of unit for relatives living onsite and others have used them for
34 additional home office space. She stated that she included ordinances and permit processes from
35 the cities of Santa Cruz, California; Seattle, Washington; and Plymouth, Minnesota for their
36 review. She noted that the City of Plymouth refers to the units as specialized housing units and
37 provided example of the unit types for the Commission's review. She stated that basically the
38 most important issue to address with this type of unit is the decision regarding the plumbing.
39 She stated that it should be specific for the unit, based on lot sizes and lot coverage.
40
41 Commissioner Jenson noted that the packet of information deals specifically with separate units
42 located on the same lot. Ms. Moore-Sykes confirmed stating that sometimes the units are
43 actually incorporated as a part of the main unit. She stated that some have even utilized the units
44 as rental income.
45
46 Chair Stromgren clarified that the rationale should include demographics, lot coverage and need.
Planning Commission Meeting Minutes
January17>2006
Page 6
1
2 Ms. Moore-Sykes confirmed stating that this is another idea for life-cycle housing for aging
3 parents or children in college.
4
5 Commissioner Galyon suggested that they keep in mind the number of vehicles that would be
6 allowed to park on premise as they work through this item.
7
8 Commissioner Jenson asked if this is associated to R2 housing such as twin homes and duplexes.
9
10 Ms. Moore-Sykes stated that this type of unit would be considered a multiple unit dwelling with
11 two separate units or connected.
12
13 XII. ANNOUNCEMENTS
14
15 Ms. Moore-Sykes stated that the Comprehensive Land Use Plans have to be completed by 2008.
16 She stated that Staff would be working to gather the support documentation and provide the
17 information to the Planning Commission for their review.
18
19 Chair Stromgren asked if this process would also involve working with a consultant. Ms.
20 Moore-Sykes stated that she would have to do some research noting that the last time the City
21 went through this process the Chair Person from the Planning Commission actually chaired this
22 committee.
23
24 Commissioner Jenson stated that he has been a part of the Hennepin County Highway Task
25 Force noting that an Open House is scheduled on Monday, January 23, 2006, to discuss the
26 recommended changes for Silver Lake Road. He stated that the Open House would be held at
27 the St. Anthony Community Center, Great Hall from 7:00 p.m. to 8:30 p.m. for residents who
28 would like to review and discuss the proposal. He explained that there are two basic options for
29 the residents to review adding that the purpose of the Open House is to gain input from the City
30 Residents. He stated that Silver Lake Road would basically remain a two-lane street with turn
31 lanes noting that attendance would include the City Engineer, Hennepin County representatives
32 and Hennepin County Highway Task Force members.
33
34 Vice Chair Hanson referenced the business condo proposal and asked if the City is still in
35 litigation with Tires Plus. Ms. Moore-Sykes stated that it was her understanding that there was a
36 ruling and that Tires Plus has filed an appeal. She stated that she would do some checking and
37 provide the Commission with an update.
38
39 Chair Stromgren stated that the City Council conveyed their appreciation for the Planning
40 Commission's efforts at the last annual goal setting retreat. He stated that the Council also
41 discussed current projects in addition to upcoming projects and reviewed with the Commission.
42
43 Ms. Moore-Sykes stated that April 19, 2006 is the date currently being considered for a joint
44 meeting between the City Council and the Planning Commission. She stated that the meeting
45 would be scheduled for 6:00 p.m. adding that she would provide the Commission with an
46 updated schedule and agenda once the date and time has been confirmed.
Planning Commission Meeting Minutes
January 17,2006
Page 7
1
2 Ms. Moore-Sykes asked the Planning Commissioners to provide her with their final revisions
3 and updates for the contact list.
4
5 XII. ADJOURNMENT
6
7 Motion by Vice Chair Hanson, second by Commissioner Jenson, to adjourn the meeting at 7:55
8 p.m.
9
10 Motion carried unanimously.
11
12 Respectfully submitted,
13 Bonnie Sullivan
14 TimeSaver Off Site Secretarial, Inc.
STAFF REPORT
To: Planning Commission Report No.: VII.1.
From: Kim Moore-Sykes,Assistant City Manager
Date: February 21, 2006
Subject: Request for Conditional Use Permit by Dominium, Inc. for a Salon in The Landings, Silver Lake
Active Senior Community
Requested Action: Concept Review
Background:
On January 23, 2006, Staff received an application for a Conditional Use Permit via the US Postal Service from
Ms. Tonya Schelitzche, Dominium, Inc. for the Active Seniors Community of The Landings at Silver Lake
Village. Ms. Schelitzche also included the $130 application fee with the application. Ms. Schehtzche indicated in
her letter that The Landings would like to include a beauty salon as a personal service for their residents only.
This use is allowed as a permitted conditional use.
Because the application was complete and included the fee, the City is compelled to abide by the 60-Day Rule,
which requires a jurisdiction to take action on a zoning application within 60 days. Staff sent a letter explaining
that the City will require an extension of five (5) days in order to complete the review process and to take action
on their request.
Attachments:
• Application for Conditional Use Permit
• Letter of Explanation for the CUP
• Copies of the Receipt and Payment
• Letter from the City re: CUP Application and Process
• Site Plan
022106 Dominium Salon CUP request.doc
DOMINIUM
Development &Acquisition, LLC
January 20, 2006
Kim Moore-Sykes
3301 Silver Lake Road
St. Anthony, MN 55418
Ms. Moore-Sykes,
Enclosed is an application for a Conditional Use Permit for a salon within The Landings
at Silver Lake Active Senior Community. Also included are floor plans for the
community and the salon itself and a letter addressing additional criteria. Please contact
me with any questions.
Sincerely,
DOMINIUM DEVELOPMENT &ACQUISITION, LLC
Tonya Schhelitzche
(763) 354-5606
2355 Polaris Lane North Suite 100 Minneapolis,MN 55447 Phone 763/354-5500 Fax 763/354-5650
Acquisition•Development•Construction•Management
IVIA*
Date: 01/20/06 Fee: $130.00
(60-Day Rule Effective)
City of St.Anthony
Application for Conditional Use Permit
Applicant: St. Anthor><Y -Leased-Houslz-* Assoc. 1. LLC Phone: (763) 354-5636
Address: 2355 Polaris Lane N.r PJ.ymAuth, M 55447
Status of Applicant: (Owner, Buyer, Renter, Agent, etc.) Owner
Street Address and/or Legal Description of Subject Property:
2501 38th Avenue NE, St..Anthonyr M 55421,
Zoning Designation of Subject Property: Mixed ttq,�, Ptm
Reason for Conditional Use Permit Request: I Salon .in'apattment cca r=ity
APPLICANTS, PLEASE NOTE:
Minnesota Statutes and City Ordinances require that the following criteria must be satisfied
before a Conditional Use may be authorized. Please respond in writing to these criteria, using
additional sheets, if necessary.
1.) The requested Conditional Use is one of the Permitted Conditional Uses specifically
listed for the Zoning District in which the Conditional Use is to be located.
Please see attached letter.
2.) Explain how the requested Conditional Use will not be detrimental to the health, safety
or general welfare of persons residing or working in the vicinity or injurious to property
values of improvements in the area.
Please see attached letter.
3.) Explain why the requested Conditional Use is necessary or desirable at the above
location to provide a service or a facility which is in the interest of public convenience
and will contribute to the general welfare of the neighborhood or community.
Please see attached letter.
CADocuments and SettingsMuciu\Local Settings\Temporary Intemet Files\0LK3C\ContJjt on Use Request 2005.doc
��JJ * l
II [ 1 3 0 . 0 0 CK
Additionally, applicants must submit ALL of the following information to City Hall by the
Tuesday that is thirty (30) days prior to the regularly scheduled meeting of the Planning
Commission or City Council meeting at which the request will be heard at a Public Hearing.
1.) Completed application for the specific request and payment of the fee.
2.) Complete survey and site plans of the subject property (including dimensions and
elevations) showing the building, driveways, curb cuts, ingress, egress, etc., on the
property and in relation to adjacent properties.
N/A 3.) Explanation of materials to be used and plans for screening, landscaping, fencing and
dumpster enclosures.
N/A 4.) Drawings of completed buildings, if appropriate to the project, and materials used.
N/A 5.) Storm water retention and drainage. The appropriate watershed district or water
management organization are required to be notified of the project.
6.) A letter explaining the reason for the Conditional Use Permit. In the letter, please
describe that the circumstances to warrant the need for the request.
An incomplete application will not be scheduled before the Planning Commission
or City Council.
Signature of the Applicant:
CADocuments and Settings\BSuciuTocal Settings\Temporary Intemet Files\OLMOConditional Use Request 2005.doc 2
St. Anthony Leased Housing Associates I, LLC
2355 Polaris Lane North, Suite 100
Minneapolis,MN 55447
Phone. 763/354-5500 Fax. 763/354-5650
To Whom It May Concern:
St. Anthony Leased Housing Associates I, LLC would like to request authorization for a Conditional
Use Permit for a salon within The Landings at Silver Lake Active Senior Community.
The zoning for the area in which the Conditional Use is located is Mixed Use PUD, a zoning which
permits this use.
The Conditional Use requested will not be hazardous or detrimental to the health, safety, or general
welfare of any individuals in the area. No hazardous materials will be used and the Conditional Use
will be professionally staffed and monitored. Additionally, the Conditional Use is not out of character
of the neighborhood and should not cause any hazardous response.
The Conditional Use is desirable at the proposed location because it allows convenient access to
services for the senior community which will be living in the building. It is a service that will be
specifically provided as part of their renting experience and will significantly contribute to the welfare
of these individuals within the community.
Sincerely,
St. Anthony Leased Housing Associates I, LLC
>e--� -(,-:7. G-- �
Justin R. Parr
NO _4435
Cr Srt.'Anthony�Minnesota 55418—
RECEIVED OF S,.I
Dollars
o CASH
w
P CHECK
A
CITY OF ST.ANTHONY
301 Silver Lake Fid. Phone(812)-789-8881
By
THANK YOUI
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3301 Silver Lake Road, St. Anthony, Minnesota 55418-1699
Office: (612) 782-3301 • Fax: (612) 782-3302 • www.ci.saint-anthony.mn.us
Ms. Tonya Schelitzche January 25, 2006
DOMINIUM Development&Acquisitions
2355 Polaris Lane North,Suite 100
Minneapolis,MN 55447
RE: Conditional Use Permit Application
Dear Tonya:
This letter is being sent to acknowledge receipt of DOMINIUM's Conditional Use Permit
application for an onsite beauty salon and applicable fees for consideration. Enclosed
please find a receipt in the amount of$130 submitted for the Conditional Use Permit
application fee.
Minnesota State Statutes require that any land use or zoning related applications be
approved or denied by the governing body within 60 days of receipt of the completed
application by the political subdivision. To be in compliance with this statute,the City
responds to submitted applications in the following manner.
DomwruM's request for the above-listed action for The Landing's at Silver Lake Village
will be presented to the Planning Commission for an informal concept review on
February 21,2006 and public hearing before the Planning Commission on March 21,
2006. Following this public hearing,the Planning Commission, which is an advisory
body to the City Council,will make their recommendation for approval or denial to the
City Council. The City Council will make a decision on your application at the March
28,2006 Council meeting the following week.
The Planning Commission meets once a month. Because of all of the statutory noticing
requirements,the City needs thirty(30) days prior to a Planning Commission meeting to
comply with these requirements. Your application did not make the City's deadline of
January 17,2006,which is approximately thirty (30) days before the February Planning
Commission meeting, and so was not included on the February agenda. This situation
also puts the City out of compliance with the state's 60-Day Rule by five (5) calendar
days. As such,the City does have the responsibility to advise you of this situation and
to also advise you that we will be extending the time requirements of the 60-Day Rule to
include March 28,2006,which is the date of the City Council meeting that will be
Our Mission is to be a progressive and livable community, a walkable village, which is safe and secure.
2
considering and taking action on the Planning Commissions recommendation on
DoMuvIUM's conditional use permit.
A representative from DOMINIUM is required at all three (3) of the above-mentioned
meetings. If a representative is not present at or is unable to attend the meetings on the
above-referenced dates,the Planning Commission and/or the City Council reserve the
right to table this request until their next meeting.
If you have questions or concerns regarding this process or your application,please feel
free to contact me at 612-782-3312 or via e-mail,kmoore@ci.saint-anthoiy.mn.us.
Sincerely,
4core-Sykes
Assistant City Manager
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STAFF REPORT
To: Planning Commission Report No.: VII.2.
From: Kim Moore-Sykes,Assistant City Manager
Date: February 21, 2006
Subject: Request for Conditional Use Permit for a Telecommunications Tower Antenna—St.Anthony
Shopping Center; Christopher Coughlin, IBR Realty
Requested Action: Concept Review
Background:
Mr. Christopher Coughlin, IBR Realty, contacted Staff to discuss the City's ordinance regarding
telecommunications tower antennas in a commercial zone district. He advised Staff that he was working with
the St.Anthony Shopping Center to put an antenna on the backside of the Shopping Center building. Staff
provided Mr. Coughlin with the City's requirements and CUP application. Mr. Coughlin has provided no
additional information for this concept review.
Attachments:
• Not available at the time of printing.
022106 Telecom Antenna CUP request.doc
STAFF REPORT
To: Planning Commission Report No.: VIII.1.
From: Kim Moore-Sykes,Assistant City Manager 011b
Date: February 21, 2006
Subject: Modifications of Redevelopment Project Area No. 3, the Chandler Place Tax Increment
Financing District and Tax Increment Financing District No. 3-5 Overview.
Requested Action: Review the proposed modifications of Redevelopment Project Area No. 3, the Chandler
Place Tax Increment Financing District and Tax Increment Financing District No. 3-5 Overview.
Background: The City has several areas of redevelopment that were originally organized as Tax Increment
Financing (TIF) Districts in the mid 1980s. Over time and as allowed by state legislation, these TIF Districts
have been modified in order to be utilized in the financing of various redevelopment projects throughout the
City. On November 12, 1996 the City's Housing and Redevelopment Authority (HRA) approved amendments
to the Redevelopment Plans, Financing Plans and Redevelop Projects designated as the Master Modification,
which authorized tax increment revenue derived from any of the Districts to be utilized to remove,prevent and
reduce blight, blighting factors and the causes of blight in any areas subject to the Redevelopment Plans.
This 2006 Amendment to the Master Modification for Project Area No. 3, the Chandler Place Tax Increment
Financing District and Tax Increment Financing District No. 3-5 proposes to do two things: 1.) The HRA
identified certain property in the City that is not presently included in any of the areas subject to the
Redevelopment Plans but believed by the HRA to either presently contain blight or blighting factors or because
of age, obsolescence, market conditions and other factors is susceptible to blighting conditions;and 2.) To
provide budgetary authority to utilize increased tax increment, to modify the budget to reflect actual project
activity and to bring it into compliance with the State Auditor budget requirements.
Attachments:
• An Overview Summary of the Modifications of Redevelopment Project Area No. 3, the Chandler
Place Tax Increment Financing District and Tax Increment Financing District No. 3-5.
• Abbreviated Packet as prepared by Ehlers &Associates and LHB Architects for Ramsey County.
• Memo from the City Attorney
022106 TIF Modification to Dist 3.doc
OORSEY
DORSEY & WHITNEY LLP
MEMORANDUM
TO: Kim Moore-Sykes
Assistant City Manager
St. Anthony Planning Commission
FROM: Jerome P. Gilligan
DATE: February 16, 2006
RE: Proposed Modification to the Redevelopment Plan for Project Area No. 3 and
the Proposed Modifications of the TIF Plan for the Chandler Place TIF District
and TIF Plan for the TIF District No. 3-5
It has been proposed that the HRA and the City Council approve modifications (the
"Modifications")to the Redevelopment Plan for Project Area No. 3, the Tax Increment Financing
Plan for the Chandler TIF District and the Tax Increment Financing Plan for the TIF District No.
3-5 (Silver Lake Village). Ehlers & Associates is working with City and HRA staff in connection
with the Modifications and has prepared for your review an overview of the proposed
Modifications. The HRA and City Council have called for a public hearing on the modification
for their meetings on March 14`h and following the public hearing will consider approving the
Modifications.
One of the findings the City is required to make under the Minnesota Tax Increment
Financing Act when it approves the Modifications is that the Redevelopment Plan and TIF Plans
as modified by the Modifications conform to the general plan for the development or
redevelopment of the City as a whole. For this reason the Planning Commission is being
requested to give its opinion on the proposed Modifications. The Planning Commission has
previously opined that the TIF Plan for the Chandler TIF District and the TIF Plan for District No.
3-5 conform to the general plan for development or redevelopment of the City as a whole. The
Modifications are primarily for the purpose of providing additional funding sources to the City
and HRA for redevelopment projects and public improvements and do not change the existing
plans for the development and redevelopment of the City so I would recommend that the
Planning Commission take a similar position with respect to the Plans as modified by the
Modifications.
DOR`iEY&WHITNEY LLP
EHLERS
8 A68001ATE6 INC
Ehlers & Associates, Inc.
City of St. Anthony
Modifications of Redevelopment Project Area No. 3, the
Chandler Place Tax Increment Financing District and Tax
Increment Financing District No. 3-5 Overview
The following summary contains an overview of the basic elements for the Planning Commission
regarding the Modifications of Redevelopment Project Area No. 3, the Chandler Place Tax Increment
Financing District and Tax Increment Financing District No. 3-5. More detailed information can be found
in the complete TIF Plans.
Proposed action: Review the Modifications to determine conformity with the general plans for the
development and redevelopment of the City as described in the Comprehensive Plan
for the City. Generally,the substantive changes include the enlarging the boundaries
of Redevelopment Project Area No. 3 (Project Area) so they will be coterminous
with the corporate boundaries of the City of St. Anthony. In addition, the budgets in
both TIF districts are being modified to reflect actual project activity and to bring
them into compliance with State Auditor budget requirements.
Parcel Numbers: No changes to either TIF District boundaries are being made with this modification
(TIF Districts are not being enlarged).
Detail of Proposed The Project Area is the area of the City in which tax increment dollars can be
Action: expended, whether the area is located within a TIF district or not. Over the years the
City has had five different Project Areas that were comprised of different
parcels/boundaries within the City (Kenzie Terrace, Chandler, Highway Eight,
Project Area No. 2 and Project Area No. 3). In an effort to simplify the defined
boundaries of the Project Area, this modification will combine all former Project
Areas into one,which will be called Project Area No. 3. The new boundaries will be
expanded to include the corporate boundaries of the City, meaning that the City can
expend tax increment dollars for development/redevelopment purposes anywhere in
the City for a qualified project. Again,the project does not need to be located within
a TIF district, but must meet the qualified cost requirements of the type/age of
district that is expending the funds.
In addition, the TIF budgets for both TIF District 3-5 (Apache Plaza Redevelopment)
and Chandler Tax Increment District are being modified to bring them into
compliance with State Auditor budget requirements. Further, the budget for TIF 3-5
is being modified to reflect actual project activity/development to date.
Since the City and HRA are modifying the project area boundaries and the TIF
budgets, the modifications are required to go through the entire public hearing
process as if the City and HRA were creating new TIF districts. The Planning
Commission is required to find that the development plans for these two districts are
in conformance with the City's general development/redevelopment plans of the
City. Since these TIF plans were previously approved by the Planning Commission,
and the developments have and are being constructed as approved, the Planning
Commission should find that these modified plans are consistent with the City's
general development/redevelopment plans.
TIF District Overview
MAP OF REDEVELOPMENT PROJECT AREA NO.3 AND THE DISTRICTS
!Vote: The Boundaries of Redevelopment
Legend Project No.3 are coterminous with the
corporate boundary of Saint Anthony
L _ _I Corporate Boundary Village
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PLANNING COMMISSION
CITY OF ST.ANTHONY,MINNESOTA
RESOLUTION NO.
RESOLUTION OF THE CITY OF ST. ANTHONY PLANNING COMMISSION
FINDING THAT A MODIFICATION TO THE REDEVELOPMENT PLAN FOR
REDEVELOPMENT PROJECT AREA NO. 3, THE MODIFICATION TO THE
CHANDLER PLACE TAX INCREMENT FINANCING DISTRICT AND THE
MODIFICATION TO TAX INCREMENT FINANCING DISTRICT NO. 3-5
CONFORM TO THE GENERAL PLANS FOR THE DEVELOPMENT AND
REDEVELOPMENT OF THE CITY.
WHEREAS,the City Council for the City of St.Anthony,Minnesota,(the"City")has proposed to adopt a
Modification to the Redevelopment Plan for Redevelopment Project Area No. 3, a Modification to the Tax
Increment Financing Plan for the Chandler Place Tax Increment Financing District and a Modificationto the
Tax Increment Financing Plan for Tax Increment Financing DistrictNo 3-5(collectively the"Modifications"),
and has submitted the Modifications to the City Planning Commission (the "Commission")pursuant to
Minnesota Statutes, Section 469.175, Subd. 3, and
WHEREAS, the Commission has reviewed the Modifications 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 Modifications conform with the
general plans for the development and redevelopment of the City as a whole.
Dated:February 21,2006
Chair
ATTEST:
Secretary
SCHEDULE OF EVENTS
ST.ANTHONY HOUSING AND REDEVLOPM ENT AUTHORITY
AND THE CITY OF ST. ANTHONY
FOR THE MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT AREA NO.3
AND THE MODIFICATION TO THE TAX INCREMENT FINANCING PLAN
FOR THE CHANDLER PLACE TAX INCREMENT FINANCING DISTRICT
AND THE MODIFICATION TO THE TAX INCREMENT FINANCING PLAN
FOR TAX INCREMENT FINANCING DISTRICT NO.3-5
(a redevelopment district)
January 10,2006 HRA requests that the City Council call for a public hearing on the modification for
Redevelopment Project Area No. 3, the modification to the Chandler Place Tax Increment
Financing District and the modification of Tax Increment Financing District No. 3-5.
January 11,2006 Project information,property identification numbers,and maps sent to Ehlers&Associates for
drafting documentation. Ehlers&Associates confirms with the City whether building permits
have been issued on the property.
January 24, 2006 City Council calls for a public hearing on the modification for Redevelopment Project Area No.
3, the modification to the Chandler Place Tax Increment Financing District and the modification
of Tax Increment Financing District No. 3-5.
January 27,2006 Project information submitted to the County Board for review of county road impacts(at least 45
days prior to public hearing). [Ehlers&Associates will fax&mail by January 25, 2006]
January 30,2006 Letter received by County Commissioner giving notice of modification of redevelopment tax
increment"financing districts (at least 30 days prior to publication of public hearing notice).
[Ehlers&Associates will fax&mail by January 26, 2006]
February 10, 2006 Fiscal/economic implications received by School Board Clerk and Hennepin &Ramsey County
Auditor (at least 30 days prior to public hearing). [Ehlers & Associates will fax & mail by
February 8, 2006]
February 21,2006 Planning Commission reviews Modifications to determine if they are in compliance with5City's
comprehensive plan.
Marc Date o pu ica on o earmg no c e odifi cation (at least 10 days but not
more than 30 days prior to hearing). [New Brighton Bulletin publication deadline Thursday,
February 23, 2006 Ehlers will e-mail by February 23,'2006]
March 14, 2006 HRA considers the Modifications.
March 14,2006 City Council holds public hearing at 7:00 p.m. on the modification for Redevelopment Project
Area No. 3, the modification of the Chandler Place Tax Increment Financing District and the
modification of Tax Increment Financing District No. 3-5 and passes resolution approving the
Modifications.[Council packet information will be sent by March 7, 2006]
City authorizes Ehlers to file the Modifications.
Ehlers &Associates files the Modifications with the OSA, Hennepin&Ramsey County and the
Department of Revenue.
An action under subdivision 1,paragraph(a),contesting the validity of a determination by an authority under section 469.175,subdivision
3,must be commenced within the later of-
(1)
f:
(1)180 days after the municipality's approval under section 469.175,subdivision 3;or
(2)90 days after the request for certification of the district is Sled with the county auditor under section 469.177,subdivision 1.
FREERS
8 ASSOCIATES INC
DISTRIBUTION LIST
ST.ANTHONY HOUSING AND REDEVLOPMENT AUTHORITY
AND THE CITY OF ST. ANTHONY
FOR THE MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT AREA NO.3
AND THE MODIFICATION TO THE TAX INCREMENT FINANCING PLAN
FOR THE CHANDLER PLACE TAX INCREMENT FINANCING DISTRICT
AND THE MODIFICATION TO THE TAX INCREMENT FINANCING PLAN
FOR TAX INCREMENT FINANCING DISTRICT NO.3-5
(a redevelopment district)
CITY: Mike Mornson,City Manager 612-782-3311 Phone
mmornsona,ci.saint-anthony.mn.us
Barb Suciu, City Clerk 612-782-3313 Phone
bsuciu_,ci.saint-anthony.mn.us
City of St.Anthony Village
3301 Silver Lake Road NE
St. Anthony Village,MN 55418
612-781-9323 Fax
TIF Jerome Gilliganig_lligan jerome(cr�,dorseylaw.com
COUNSEL: Dorsey&Whitney LLP 612-340-2962 Phone-
50 South Sixth Street, Suite 1500 612-340-2868 Fax
Minneapolis,Minnesota 55402-1498
TIF Stacie Kvilvang 651-697-8507 Phone
ADVISOR: skvilvang,(c)ehlers-inc.com
Nikki Shannon 651-697-8518 Phone
nshannon(@ehlers-inc.com
Ehlers&Associates,Inc.
3060 Centre Pointe Drive
Roseville,MN 55113-1105
651-697-8555 Fax
E HLE RS
& ASSOCIATES INC
January 26, 2006
EHLERS
& ASSIrtIArE_ s INC
BY FAX
AND BY REGULAR MAIL
Commissioner Jan Parker
Ramsey County Board of Commissioners
Room 220 Court House
15 W.Kellogg Blvd.
St. Paul,MN 55102
Re: ' The City of St. Anthony and the Housing and Redevelopment Authority of St. Anthony's proposed
modification to the Redevelopment Plan for Redevelopment Project p p � t Area No. 3 and the proposed
modification of The Chandler Place Tax Increment FinancingDistrict and Tax Increment
.Financing
pYnancing
District No. 3-5.
Dear Commissioner Parker:
The Housing and Redevelopment Authority of St.Anthony("HRA")and the City of St.Anthony("City")are considering
a proposal to modify the Redevelopment Plan for Redevelopment Project Area No.3 and to modify the Chandler Place
Tax Increment Financing District(County No.058-0)and Tax Increment Financing District No.3-5(CountyNo.246-0)
(the"Distric s' Redevelopment Project Area No.3 is being enlarged to include this property as well as other properties
within the Ci boundaries. The boundaries of Redevelopment Project Area No.3 shall be coterminous with the corporate
boundaries of the City of St.Anthony. In addition,the budgets in both TIF districts are being modified to reflect actual
project activity and to bring them into compliance with the State Auditor budget requirements. The Districts are located
within Redevelopment Project Area No. 3 and are indicated on the attached map.
The City Council has scheduled a public hearing on this matter pursuant to the Minnesota Tax Increment Financing Act
("Act")on March 14,2006,at approximately 7:00 P.M. The Act requires that prior to the adoption of a tax increment
financing plan for a housing or a redevelopment tax increment district,the HRA must notify the County Board member
representing the affected area at least 30 days prior to publishing the notice of public hearing. Please note that a draft of
the tax increment financing plans will be sent to the County Auditor and School Board by February 10, 2006.
We would like to solicit your comments and offer to meet with you at your convenience,if you so desire. In addition,we
invite you to attend the public hearing on the modification of Redevelopment Project Area No.3 and the modification of
the Chandler Place Tax Increment Financing District and Tax Increment Financing District No.3-5. Please direct any
comments or questions that you may have to Mike Morrison(City of St.Anthony)at 612-782-3311,or to me at 651-697-
8506.
Thank you for your consideration in reviewing the enclosed proposal.
Sincerely,
EHLERS&ASSOCIATES,INC.
a
Stacie Kvilvang
Financial Advisor
Acting for and on behalf of the City of St. Anthony,Minnesota
Enc.
cc: Mike Mornson/Barb Suciu, City of St. Anthony
Jerome Gilligan, Dorsey&Whitney,LLP
Eoal opoortunityf Empj"er
LEADERS IN PUBLIC F I N A N C 8
Charter Membef at the Ratfdaal AsOomatiao
of Independent PubU,Finance AdAsors
300AD Centre Pointe Drive, Rpseµille, MN 55113-1ip5 651,5$7.9500 to 654,697,$555 www.ehler;.Inc.com
S
MODIFICATION TO THE TAX INCREMENT FINANCING PLAN
FOR THE
CHANDLER PLACE TAX INCREMENT FINANCING DISTRICT
(A HOUSING DISTRICT)
WITHIN
REDEVELOPMENT PROJECT AREA NO. 3
HOUSING AND REDEVELOPMENT AUTHORITY OF ST. ANTHONY
CITY OF ST. ANTHONY
RAMSEY COUNTY
STATE OF MINNESOTA
Public Hearing: October 8, 1985
Adopted: October 8, 1985
Modification: March 14, 2006
Prepared by: EHLERS&ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville,Minnesota 55113-1105
651-697-8500 fax: 651-697-8555 www.ehiers-inc.com
TABLE OF CONTENTS
Modification to the Tax Increment Financing Plan for the Chandler Place Tax Increment
Financing District
Introduction Page 1
Duration of the District. Page 2
Fiscal Impacts Page 3
Sources of Revenue/Bonded Indebtedness . Page 4
Use of Funds. Page 5
Appendix A—Map of the Project Area and District
Introduction
The purpose of this modification is to provide budgetary authority to utilize increased tax increment, to
modify the budget to reflect actual project activity and to bring it into compliance with the State Auditor
budget requirements and to complete a master modification to enlarge Redevelopment Project Area No. 3 to
make the boundaries coterminous with the corporate boundaries of the City of St. Anthony. The boundaries
of the Chandler Place Tax Increment District are not being changed.
REDEVELOPMENT PROJECT NO.3
(AS MODIFIED ON MARCH 14,2006)
The Commissioners of the Housing and Redevelopment Authority of St. Anthony, Minnesota (the
"HRA") and the City of St. Anthony, Minnesota (the "City"), have previously approved five
Redevelopment Plans designated as Kenzie Terrace Redevelopment Plan, Chandler Place
Redevelopment Plan, Highway Eight Redevelopment Plan, Redevelopment Plan for Redevelopment
Project No. 2 (Ramsey County) and Redevelopment Plan for Redevelopment Project No. 3 (Ramsey
County),together with certain amendments thereto (as so amended,the "Redevelopment Plans"), and
have approved redevelopment projects (the "Redevelopment Projects") to be undertaken pursuant
thereto, and in order to finance the public redevelopment costs to be incurred by the City and the
HRA in connection with certain of the Redevelopment Plans and the Redevelopment Projects, the
HRA and the City have approved tax increment financing plans (the "Financing Plans") which
establish two tax increment financing districts designated by the HRA as follows: Chandler Place Tax
Increment District (Ramsey County No. 058-0) and TIF District 3-5 (Ramsey county No. 246-0) (the
"Districts"). In order to authorize the City and HRA to undertake certain activities designed to
remove, prevent and reduce blight,blighting factors and the causes of blight in the City and provide
facilities intended to serve all residents of the City, that the HRA on November 12, 1996 approved
amendments to the Redevelopment Plans, the Redevelopment Projects and the Financing Plans
designated as the Master Modification to the Redevelopment Plans and Tag Increment Financing
Plans (the "Master Modification")which combined the areas subject to the Redevelopment Plans and
authorized tag increment revenue derived from any of the Districts to be utilized in any area subject to
the Redevelopment Plans.
The HRA has identified certain property in the City not presently included in any of the areas subject
to the Redevelopment Plans which the HRA believes either presently contains blight or blighting
factors or which because of age, obsolescence, market conditions and other factors is suspectable to
blighting conditions. Such property is identified in Exhibit A.
By this 2006 Amendment to the Master Modification the Commissioners of the HRA amend the
Redevelopment Plans to include all properties located within the corporate boundaries of the City and
amend the Financing Plans to authorize the additional expenditure of tag increment revenues derived
from either of the Districts. The authorization on the expenditure of tag increment revenue from a
District is subject to any limitations on such expenditures with respect to such District contained in the
Minnesota Tag Increment Financing Act (Minnesota Statutes, Section 469.174 to 469.1799). This
Amendment to the Master Modification is approved by the Commissioners of the HRA and the City
pursuant to Minnesota Statutes, Chapter 469.029, subdivision 6, and Minnesota Statues, Section
469.175,subdivision 4.
Housing and Redevelopment Authority of St.Anthony Modification to the TIF Plan for the Chandler Place TIF District 1
CHANDLER AREA TIF DISTRICT PLAN
(AS MODIFIED ON MARCH 14,2006)
Duration of the District
Pursuant to M.S. Section 469.175 Subd 1 and Section 469.176 Subd 1 the duration of the
District
must be indicated within the TIF Plan. Pursuant to M.S.,Section 469.176,Subd Ib,the duration of the
District will be 25 years after receipt of the first increment by the HRA or City (a total of 26 years).
The date of receipt by the City of the first tag increment WAS 1986. Thus, it is estimated that the
District, including any modifications of the TIF Plan for subsequent phases or other changes, would
terminate after 2011, or when the TIF Plan is satisfied. The HRA or City reserves the right to
decertify the District prior to the legally required date.
Estimated Impact On Other Jurisdictions
The impact in tax dollars not collected by other jurisdictions is estimated based on assumptions of this plan.
These impact are as follows:
%Captured %
Total Assessed Assessed Assessed This Captured
Jurisdiction Value Other Districts This District District Total
Ramsey County $3,221,454,106 $79,697,398 $1,579,467 .05% 2.52%
School District $87,426,588 $9,494,401 $1,579,467 1.77% 12.44%
City $74,579,800 $9,494,401 $1,579,467 2.0% 14.54%
Percent of Tax Increment attributed to other jurisdictions and amount of captured tax not collected.
Jurisdiction Mill Rate Percent Tax Increment
Ramsey County 31.257 30.74% $49,412
School District 53.748 52.86 $84,967
City 11.359 11.17% $17,957
Other 5.318 5.23% $8,407
Total 101.682100% $160,742
New taxes generated in the district will be approximately$161,000 annually. These taxes will be available
to the taxing jurisdictions at the end of the tax increment financing duration.
Housing and Redevelopment Authority of St.Anthony Modification to the TIF Plan for the Chandler Place TIF District 2
(AS MODIFIED ON MARCH 14,2006)
EWPACT ON TAX BASE
Estimated Estimated Captured
2005/2006 Tax Capacity(CTC) Percent of CTC
Tax Capacity Upon Completion ** to Entity Total
Ramsey County 420,951,592 164,383 0.03919%
City of St.Anthony* 5,414,108 164.383 3.0362%
ISD No.282* 5,414,108 164,383 3.0362%
* Includes values for Hennepin County and Ramsey County
** Includes a 2%inflation factor for 2007-2011
EWPACT ON TAX RATES
2005/2006 Percent Potential
Extension of Total CTC Taxes
Rates
Ramsey County 0.46686 40.04% 164,383 76,744
City of St.Anthony 0.45868 38.57% 164,383 75,399
ISD No.282 0.21764 16.65% 164,383 35,776
Other 0.08284 4.74% 164,383 13,617
Total 1.22602 100.00% 201,537
The estimates listed above display the captured tax capacity and tax rates based upon the estimates for
the 2005/Pay 2006 rate. The total net capacity for the entities listed above are based on the highest
estimated Captured Tax Capacity.
Estimated Costs
The following are estimated costs for acquisition, soil correction and administration. Actual costs may vary
depending on negotiated costs,interest rates, actual relocation claims or sale price.
Budget
Acquisition $0
Renovation $0
Soil Correction/Site Improvements $700,000
5.00%Administration $36,500
Consultants/Legal $30,000
5.00%Contingency $38,325
Subtotal: $804,825
Street Scape $0
Housing and Redevelopment Authority of St.Anthony Modification to the'TIF Plan for the Chandler Place TIF District 3
Public Improvements $0
Financing-Costs
Issuance Costs $25,000
Capitalized Interest $163,702
3.00%Discount $29,806
Subtotal $218,508
Total Costs $1,023,333
Source Funds
Tax Increment $1,023,333
Special Assessments/Other $0
Land $0
CDBG $0
Total Source of Funds $1,023,333
(AS MODIFIED ON MARCH I4, 2006)
Sources of Revenue/Bonded Indebtedness
The HRA or City reserves the right to incur bonded indebtedness or other indebtedness as a result of
the TIF Plan. As presently proposed, the project will be financed by a bond issue or an interfund loan.
Additional indebtedness may be required to finance other authorized activities. The total principal
amount of bonded indebtedness,including a general obligation (GO) TIF bond, or other indebtedness
related to the use of tag increment financing will not exceed $4,000,000 without a modification to the
TIF Plan pursuant to applicable statutory requirements.
SOURCES OF FUNDS TOTAL
Tag Increment $4,833,875
Sales/Lease Proceeds $319,250
Loans/Advance Repayments $600,000
Interest Income $506,875
PROJECT REVENUES $6,2602000
Interfund Loans $2,000,000
Bond Proceeds $4,000,000
Housing and Redevelopment Authority of St.Anthony Modification to the TIF Plan for the Chandler Place TIF District 4
Uses of Funds
In order to facilitate the redevelopment of the District, this TIF Plan authorizes the use of tax
increment financing 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.
(AS MODIFIED ONMARCH 14,2006)
USES OF FUNDS TOTAL
Land/Build ne Acauisition $982.500
Site Improvements/Preparation $867,500
Planning and Engineering $50,000
Environmental $700,000
Streets and Sidewalks $2,500,000
Interest $676,613
Administrative Costs(up to 10%) $483,387
PROJECT COSTS TOTAL $6,260,000
Interfund Loans $2,000,000
Bond Principal $4,000,000
The above budget is organized according to the Office of State Auditor(OSA)reporting forms.
It is estimated that the cost of improvements, including administrative expenses which will be paid or
financed with tax increments,will equal$12,260,000 as is presented in the budget above.
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. Project costs may be spent on activities related to development or redevelopment
outside of the District but within the boundaries of the Project, (including administrative costs,which
are considered to be spent outside of the District) subject to the limitations as described in this TIF
Plan.
Housing and Redevelopment Authority of St.Anthony Modification to the TIF Plan for the Chandler Place TIF District 5
Appendix A
Map of the Project Area and the District
Housing and Redevelopment Authority of St.Anthony Modification to the TIF Plan for the Chandler Place TIF District 6
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MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT AREA NO. 3
and the
TAX INCREMENT FINANCING PLAN
for the modification of
TAX INCREMENT FINANCING DISTRICT NO. 3-5
(a redevelopment district)
within
REDEVELOPMENT PROJECT AREA NO. 3
HOUSING AND REDEVELOPMENT AUTHORITY OF ST. ANTHONY
CITY OF ST. ANTHONY
RAMSEY COUNTY
STATE OF MINNESOTA
Public Hearing: September 23,2003
Adopted: September 23,2003
Modification: March 14, 2006
E H L E R SPrepared by: EHLERS&ASSOCIATES, INC.
& 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 I - MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT AREA NO. 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1
Foreword . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-1
SECTION II -TAX INCREMENT FINANCING PLAN
FOR TAX INCREMENT FINANCING DISTRICT NO. 3-5 . . . . . . . . . . . . . . . . . . . . . . . 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. Redevelopment Plan 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 of the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-4
Subsection 2-8. Original Tax Capacity,Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements . . . . . . . . . . . . . . . 2-4
Subsection 2-9. Sources of Revenue/Bonded Indebtedness . . . . . . . . . . . . . . . . . . . 2-6
Subsection 2-10. Uses of Funds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-7
Subsection 2-11. State Tax Increment Financing Aid (Local Contribution) . . . . . . . . . . 2-8
Subsection 2-12. Fiscal Disparities Election . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-8
Subsection 2-13. Business Subsidies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-9
Subsection 2-14. County Road Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-10
Subsection 2-15. Estimated Impact on Other Taxing Jurisdictions . . . . . . . . . . . . . . . 2-10
Subsection 2-16. Supporting Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-12
Subsection 2-17. Definition of Tax Increment Revenues . . . . . . . . . . . . . . . . . . . . . . . 2-12
Subsection 2-18. Modifications to the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-12
Subsection 2-19. Administrative Expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-13
Subsection 2-20. Limitation of Increment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-13
Subsection 2-21. Use of Tax Increment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-14
Subsection 2-22. Excess Tax Increments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-15
Subsection 2-23. Requirements for Agreements with the Developer . . . . . . . . . . . . . 2-15
Subsection 2-24. Assessment Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-16
Subsection 2-25. Administration of the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-16
Subsection 2-26. Annual Disclosure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 2-16
Subsection 2-27. Reasonable Expectations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-16
Subsection 2-28. Other Limitations on the Use of Tax Increment . . . . . . . . . . . . . . . . 2-17
Subsection 2-29. Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2-17
APPENDIX A
PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-1
APPENDIX B
MAPS OF REDEVELOPMENT PROJECT AREA NO. 3 AND THE DISTRICT . . . . . . B-1
APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT . . . . . . . . . . . C-1
APPENDIX D
ESTIMATED CASHFLOW FOR THE DISTRICT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . D-1
APPENDIX E
MINNESOTA BUSINESS ASSISTANCE FORM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-1
APPENDIX F
REDEVELOPMENT QUALIFICATIONS FOR THE DISTRICT . . . . . . . . . . . . . . . . . . . F-1
APPENDIX G
BUT/FOR QUALIFICATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . G-1
APPENDIX H
PRIOR PLANNED IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . H-1
SECTION I-MODIFICATION TO THE REDEVELOPMENT PLAN
FOR REDEVELOPMENT PROJECT AREA NO. 3
Foreword
The following text represents a Modification to the Redevelopment Plan for Redevelopment Project Area No.
3. This modification represents a continuation of the goals and objectives set forth in the Redevelopment Plan
for Redevelopment Project Area No.3. Generally,the substantive changes include the establishment of Tax
Increment Financing District No. 3-5.
The City and HRA believe that there is a need for redevelopment of the property in Redevelopment Project
Area No. 3 and surrounding area. The City has hired consultants and appointed the Northwest Quadrant
Task Force to develop a planning framework for such redevelopment. The report of the Northwest Quadrant
Task Force dated July 2001 (the`Northwest Quadrant Task Force Report"),which, among other things,
describes the planning process,the existing conditions in the study area and potential redevelopment concepts
has been presented to and reviewed by the City and HRA. The HRA believes that redevelopment of the
property in Redevelopment Project Area No.3 and the surrounding area will result in increased housing units
to meet the demands of the marketplace,the increase of employment opportunities for residents ofthe city,
the increase of the value of property subj ect to taxation by the City and other local government units,and the
increase of general economic activity in the City,all of which will reduce unemployment, improve living
conditions,promote desirable redevelopment of land,a portion of which is presently occupied by buildings
which contain defects in structural elements or a combination of deficiencies in essential utilities and facilities,
including,access to public sewer,light and ventilation and fire protection layout,which defects or deficiencies
are of total significance to justify substantial renovation or clearance,and a portion of which is presently
occupied by buildings which require substantial renovation or clearance because of conditions such as
inadequate street layout,unusual grade condition,incompatible uses or land use relationships and obsolescence
to the extent such buildings are not suitable for improvement or conversion at a cost reasonably related to the
public purpose to be served without major residential clearance and with full consideration of the preservation
of beneficial aspects of the urban and natural environment,prevent the emergence ofblighted property and
areas,and encourage and enhance the general health and welfare of the residents of the City. The actions
herein proposed bo be take by the HRA and the City with respect to the Redevelopment Project are
necessary to secure the redevelopment of the property included in the Redevelopment Project Area No.3,
at this tie and in the manner which will meet those needs.
For further information,a review of the Northwest Quadrant Task Force Report and the Redevelopment Plan
for Redevelopment Project Area No. 3, adopted August 25, 1992, and amended March 23, 1993, is
recommended. They are available from the City Clerk at the City of St. Anthony. Other relevant
information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts
located within Redevelopment Project Area No. 3.
Description of Boundaries of Redevelopment Project Area No. 3
(As Modified September 23, 2003)
The boundaries of Redevelopment Project Area No. 3 are being modified to include the parcels in Tax
Increment Financing District No.3-5 that are not already included in Redevelopment Project Area No.3.The
map in Appendix B shows the Modified Redevelopment Project Area No. 3.
Housing and Redevelopment Authority of St Anthony
Modification to the Redevelopment Plan for Redevelopment Project Area No.3 1-1
(AS MODIFIED MARCS 14,2006)
The Commissioners of the Housing and Redevelopment Authority of St.Anthony,Minnesota (the
"HRA") and the City of St. Anthony, Minnesota (the "City"), have previously approved five
Redevelopment Plans designated as Kenzie Terrace Redevelopment Plan, Chandler Place
Redevelopment Plan, Highway Eight Redevelopment Plan, Redevelopment Plan for
Redevelopment Project No. 2 (Ramsey County) and Redevelopment Plan for Redevelopment
Project No. 3 (Ramsey County), together with certain amendments thereto (as so amended, the
"Redevelopment Plans"), and have approved redevelopment projects (the "Redevelopment
Projects") to be undertaken pursuant thereto, and in order to finance the public redevelopment
costs to be incurred by the City and the HRA in connection with certain of the Redevelopment
Plans and the Redevelopment Projects, the HRA and the City have approved tag increment
financing plans (the "Financing Plans") which establish two tag increment financing districts
designated by the HRA as follows: Chandler Place Tag Increment District (Ramsey County No.
058-0)and TIF District 3-5(Ramsey county No.246-0) (the "Districts"). In order to authorize the
City and HRA to undertake certain activities designed to remove, prevent and reduce blight,
blighting factors and the causes of blight in the City and provide facilities intended to serve all
residents of the City, that the HRA on November 12, 1996 approved amendments to the
Redevelopment Plans, the Redevelopment Projects and the Financing Plans designated as the
Master Modification to the Redevelopment Plans and Tag Increment Financing Plans(the "Master
Modification") which combined the areas subject to the Redevelopment Plans and authorized tax
increment revenue derived from any of the Districts to be utilized in any area subject to the
Redevelopment Plans.
The HRA has identified certain property in the City not presently included in any of the areas
subject to the Redevelopment Plans which the HRA believes either presently contains blight or
blighting factors or which because of age, obsolescence, market conditions and other factors is
suspectable to blighting conditions. Such property is identified in Exhibit A.
By this 2006 Amendment to the Master Modification the Commissioners of the HRA amend the
Redevelopment Plans to include all properties located within the corporate boundaries of the City
and amend the Financing Plans to authorize the additional expenditure of tax increment revenues
derived from either of the Districts. The authorization on the expenditure of tax increment
revenue from a District is subject to any limitations on such expenditures with respect to such
District contained in the Minnesota Tax Increment Financing Act (Minnesota Statutes, Section
469.174 to 469.1799). This Amendment to the Master Modification is approved by the
Commissioner of the HRA and the City pursuant to Minnesota Statutes, Chapter 469.029,
subdivision 6, and Minnesota Statues, Section 469.175, subdivision 4.
Housing and Redevelopment Authority of St Anthony
Modification to the Redevelopment Plan for Redevelopment Project Area No.3 1-2
SECTION II- TAX INCREMENT FINANCING PLAN
FOR TAX INCREMENT FINANCING DISTRICT NO. 3-5
Subsection 2-1. Foreword
The Housing And Redevelopment Authority of St.Anthony(the"HRA"),the Cityof St Anthony(the"City"),
staff and consultants have prepared the following information to expedite the establishment of Tax Increment
Financing District No. 3-5 (the "District"), a redevelopment tax increment financing district, located in
Redevelopment Project Area No. 3.
Subsection 2-2. Statutory Authority
Within the City, there exists areas where public involvement is necessary to cause development or
redevelopment to occur. To this end, the HRA and City have certain statutory powers pursuant to
Minnesota Statutes ("M.S.'), Sections 469.001 to 469.047, inclusive, as amended, and M.S., Sections
469.174 to 469.1799,inclusive,as amended(the"Tax Increment Financing Act"or"TIF Act"),to assist in
financing public costs related to this project.
This section contains the Tax Increment Financing Plan(the"TIF Plan")for Tax Increment Financing District
No. 3-5. Other relevant information is contained in the Modification to the Redevelopment Plan for
Redevelopment Project Area No. 3.
Subsection 2-3. Statement of Objectives
The District currently consists of 24 parcels of land and adjacent and internal rights-of-way. The District is
being created to facilitate a mixed-use redevelopment,which includes rental and owner occupied housing
along with retail and office space in the City of St.Anthony. Contracts for this have not been entered into
at the time of preparation of this TIF Plan,but development is likely to occur in Spring 2004. This TIF Plan
is expected to achieve many of the objectives outlined in the Redevelopment Plan for Redevelopment Project
Area No. 3.
The activities contemplated in the Modification to the Redevelopment Plan 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 Redevelopment Project Area No. 3 and the District.
Subsection 2-4. Redevelopment Plan Overview
1. Property to be Acquired-Selected property located within the District may be acquired by
the HRA or 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 HRA or 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 HRA or City may perform or provide for some or all necessary acquisition,construction,
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District No.a-b
relocation, demolition, and required utilities and public streets work within the District.
Subsection 2-5. Description of Property in the District and Property To Be Acquired
The District encompasses all property and adj acentrights-of-way identified by the parcels listed below. See
the map in Appendix B for further information on the location of the District.
Parcel Numbers
313023340016 313023330012 313023340015 313023320012
313023330002 313023330011 313023330003 313023310022
313023340019 313023330014 313023330004 313023310023
313023340018 313023340017 313023330018
313023310028 313023310033 313023330006
313023330001 313023330013 313023330010
313023330005 313023340014 313023320014
The HRA or City may acquire any parcel within the Development District including interior and adjacent
street rights of way. Any properties identified for acquisition will be acquired by the HRA or 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,restrictive covenants and/or
easements for the use of the property;clearance and/or development to accomplish the uses and objectives
set forth in this TIF Plan. The HRA or 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 HRA and City,in determining the need to create a tax increment financing district in accordance with
M.S., Sections 469.174 to 469.179, as amended, inclusive, find that the District, to be established, is a
redevelopment district pursuant to M.S., Section 469.174, Subd. 10(a)(1) as defined below:
(a) "Redevelopment district" means a type of tax increment financing district consisting of a
project, or portions of a project, within which the authority finds by resolution that one
or more of the following conditions, reasonably distributed throughout the district, exists:
(1) parcels consisting of 70 percent of the area in the district are occupied by buildings,
streets, utilities,paved or gravel parking lots or other similar structures and more than
50 percent of the buildings, not including outbuildings, are structurally substandard
to a degree requiring substantial renovation or clearance; or
(2) The property consists of vacant, unused, underused, inappropriately used, or
infrequently used rail yards, rail storage facilities or excessive or vacated railroad
rights-of-way;or
(3) tank facilities, or property whose immediately previous use was for tank facilities, as
defined in Section 115C, Subd. 15, if the tankfacility:.
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District No.3-3
(i) have or had a capacity of more than one million gallons;
(ii) are located adjacent to rail facilities; or
(iii)have been removed, or are unused, underused, inappropriately used or
infrequently used.
(b) For purposes of this subdivision, "structurally substandard"shall mean containing defects
in structural elements ora 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.
(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 disqualified 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. An interior inspection of the property is not
required, if the municipality finds that (1) the municipality or authority is unable to gain
access to the property after using its best efforts to obtain permission from the party that
owns or controls the property; and (2) the evidence otherwise supports a reasonable
conclusion that the building is structurally substandard.
(d) A parcel is deemed to be occupied by a structurally substandard building for purposes of
the finding under paragraph (a) if all of the following conditions are met:
(1) the parcel was occupied by a substandard building within three years of the filing of
the request for certification of the parcel as part of the district with the county auditor;
(2) the substandard building was demolished or removed by the authority or the demolition
or removal was financed by the authority or was done by a developer under a
development agreement with the authority;
(3) the authorityfound by resolution before the demolition or removal that the parcel was
occupied by a structurally substandard building and that after demolition and
clearance the authority intended to include the parcel within a district; and
(4) upon filing the request for certification of the tax capacity of the parcel as part of a
district, the authority notifies the county auditor that the original tax capacity of the
parcel must be adjusted as provided by§469.177, subdivision 1,paragraph (h).
(e) For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities,
paved or gravel parking lots or other similar structures unless 15 percent of the area of
the parcel contains buildings, streets, utilities,paved or gravel parking lots or other similar
structures.
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District No.3-3
(fl For districts consisting of two or more noncontiguous areas, each area must qualify as a
redevelopment district under paragraph (a) to be included in the district, and the entire
area of the district must satisfy paragraph (a).
In meeting the statutory criteria the HRA and City rely on the following facts and findings:
❑ The District is a redevelopment district consisting of 24 parcels.
❑ An inventory shows that parcels consisting of 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 50 percent of the buildings
are structurally substandard as defined in the TIF Act. (See Appendix F).
Pursuant to M.S.469.176 Subd. 7,the District does not contain any parcel or part of a parcel that qualified
under the provisions of M.S 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 of the District
Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration of the District
must be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. Ib, the duration of the
District will be 25 years after receipt of the first increment by the HRA or City(a total of 26 years). The
date of receipt by the City of the first tax increment is expected to be 2006. Thus, it is estimated that the
District,including any modifications of the TIF Plan for subsequent phases or other changes,would terminate
after 2031,or when the TIF Plan is satisfied. If increment is received in 2005,the term of the District will
be 2030. The HRA or 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. 1, 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 in 2003 for taxes payable 2004.
Pursuant to M.S.,Section 469.177,Subds. l and 2,the County Auditor shall certify in each year(beginning
in the payment year 2004)the amount by which the original value has increased or decreased as a result of
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 HRA or City.
The original local tax rate for the District will be the local tax rate for taxes payable 2004,assuming the
Housing and Redevelopment Authority of St Anthony Tax Increment Financing Plan for Tax Increment Financing District No.2-4
request for certification is made before June 30,2004. The ONTC and the Original Local Tax Rate for the
District appear in the table on the next page.
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 Redevelopment Project Area No. 3, upon
completion of the project,will annually approximate tax increment revenues as shown in the table on the next
page. The HIAA and City request 100 percent of the available increase in tax capacity for repayment of its
obligations and current expenditures,beginning in the tax year payable 2006. The Project Tax Capacity
(PTC)listed is an estimate of values when the project is completed.
Project Estimated Tax Capacity upon Completion(PTC) 2,001,076
Original Estimated Net Tax Capacity(ONTC) 368,499
Fiscal Disparities Reduction 76,600
Estimated Captured Tax Capacity(CTC) 1,555,977
Original Local Tax Rate 1.23141 Pay 2003
Estimated Annual Tax Increment(CTC x Local Tax Rate) 1,916,046
Percent Retained by the HRA 100%
*The cashflow estimates a 2%inflation factor over the term of the District. Tax capacities are based on estimates for
Payable 2009,when the total project is estimated to be completed
(AS MODIFIED ONMAR CH 14, 2006)
Project Estimated Tax Capacity upon Completion (PTC) $3,291,016
Original Estimated Net Tag Capacity(ONTO) $345,751
Fiscal Disparities Reduction $269,813
Estimated Captured Tag Capacity(CTC) $2,889,231
Original Local Tax Rate 1.32690 est.Pay
2006
Estimated Annual Tag Increment(CTC x Local Tag Rate) $3,833,720
Percent Retained by the EDA 100%
*The cashflow estimates a2%inflation factor over the term of the District.Tag capacities are based on estimates for
Payable 2031,when the district is completed
Pursuant to M.S., Section 469.177, Subd. 4,the HRA 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
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District No.2-5
was issued.
The City has reviewed the area to be included in the District and found 7 building permits have been issued
during the 18 months immediately preceding approval of the TIF Plan.However,the City believes the permit
values have been included in the base value of the tax increment calculation and will not have a significant
affect on the tax increment.Please see Appendix H for information on the building permits that have been
issued.
Subsection 2-9. Sources of Revenue/Bonded Indebtedness
Public improvement costs,acquisition,relocation,utilities,parking facilities,streets and sidewalks,and site
preparation costs and other costs outlined in the Uses of Funds will be financed primarily through the annual
collection of tax increments. The HRA or City reserves the right to use other sources of revenue legally
applicable to the HRA or City and the TIF Plan,including,but not limited to,special assessments,general
property taxes, state aid for road maintenance and construction, proceeds from the sale of land, other
contributions from the developer and investment income, to pay for the estimated public costs.
The HRA or City reserves the right to incur bonded indebtedness or other indebtedness as a result of the TEF
Plan. As presently proposed,the proj ect will be financed by a bond issue or pay-as-you-go note and interfund
loan. Additional indebtedness may be required to finance other authorized activities. The total principal
amount ofbonded indebtedness,including a general obligation(GO)TIF bond,or other indebtedness related
to the use of tax increment financing will not exceed$45,000,000 without a modification to the TIF Plan
pursuant to applicable statutory requirements.
This provision does not obligate the HRA or City to incur debt. The HRA or City will issue bonds or incur
other debt only upon the determination that such action is in the best interest of the City. The HRA or City
may also finance the activities to be undertaken pursuant to the TEF Plan through loans from funds of the
HRA or City or to reimburse the developer on a "pay-as-you-go" basis for eligible costs paid for by a
developer. The estimated sources of funds for the District are contained in the table on the next page.
SOURCES OF FUNDS TOTAL
Tax Increment $53,094,169
PROJECT REVENUES $53,094,169
(AS MODIFIED ON MARCH 14, 2006)
SOURCES OF FUNDS TOTAL
Tax Increment $73,771,749
Interest Income $50,000
PROJECT REVENUES $73,821,749
Pay-As-You-Go Notes $73,771,749
Interfund Loans $20,000,000
Bond Proceeds $73,771,749
Housing and Redevelopment Authority of St Anthony Tax Increment Financing Plan for Tax Increment Financing District No.3-6
Subsection 2-10.Uses of Funds
Currently under consideration for the District is a proposal to facilitate redevelopment fora mixed-use project,
which includes rental and owner occupied housing and retail. The HRA and City have determined that it will
be necessary to provide assistance to the project for certain costs. The HRA 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 financing 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 FUNDS TOTAL
Land/Building Acquisition and Relocation $17,500,000
Site Improvements/Preparation $6,000,000
Other Public Improvements $8,500,000
Planning and Engineering $2,500,000
Environmental $2,000,000
Interest $11,284,752
Administrative Costs (up to 10%) $5,309,417
PROJECT COSTS TOTAL $53,094,169
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 Redevelopment Project Area No. 3, (including administrative costs, which are
considered to be spent outside of the District) subject to the limitations as described in this TIF Plan.
(AS MODIFIED ONMARCH 14, 2006)
USES OF FUNDS TOTAL
Land/Building Acquisition $18,500,000
Site Improvements/Preparation $15,000,000
Other Public Improvements $10,500,000
Planning and Engineering $2,500,000
Environmental $2,300,000
Streets and Sidewalks $3,350,000
Interest $14,294,575
Administrative Costs (up to 10%) $7,377,174
PROJECT COSTS TOTAL $73,821,749
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District No.2-3
Pay-As-You-Go $73,821,749
Interfund Loans $20,000,000
Bond Principal $73,821,749
The above budget is organized according to the Office of State Auditor (OSA) reporting forms.
It is estimated that the cost of improvements,including administrative expenses which will be paid
or financed with tax increments, will equal$241,465,247 as is presented in the budget above.
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 tag 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 20 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 the Project, (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.State Tax Increment Financing Aid (Local Contribution)
M.S., Section 273.1399(LGA/HACA penalty)was repealed by the 2001 Legislature and does not apply
to the District.
Subsection 2-12.Fiscal Disparities Election
Pursuant to M.S., Section 469.177, Subd. 3, the HRA or 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 276,4 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.
Housing and Redevelopment Authority of St Anthony Tax Increment Financing Plan for Tax Increment Financing District No.34
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 HRA or City shall submit to the County Auditor at the time of the request for certification which method
of computation of fiscal disparities the HRA or City elected.
The HRA 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 2-13.Business Subsidies
Pursuant to M.S.Sections 116J993,Subd.3,the following forms of financial assistance are not considered
a business subsidy:
(1) A business subsidy of less than$25,000;
(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
public purpose and do notprincipally 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.55Z Subd.
3;
(5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistanceprovided 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;
Housing and Redevelopment Authority of St. An6ony Tax Increment Financing Plan for Tax Increment Financing District No.34
(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$75,000 or less; and
(22) Federal loan funds provided through the United States Department of Commerce,Economic
Development Administration.
The HRA or City is not providing tax increment financing for the purpose of economic development or job
growth and therefore the provisions of M.S., Section 116J.993 to 116J.994,which states that a local unit
of government granting financial assistance to a business for economic development or j ob growth purposes,
including tax increment financing,must establish business subsidy criteria and approve a business subsidy
agreement with the business receiving the assistance, do not apply.
Subsection 2-14.County Road Costs
Pursuant to M.S., Section 469.175, Subd. ]a,the county board may require the HRA or 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 judgement 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 HRA or City within forty-
five days of receipt of this TIF Plan. In the opinion of the HRA and City and consultants, the proposed
development outlined in this TIF Plan will have little or no impact upon county roads.
Subsection 2-15.Estimated Impact on Other Taxing Jurisdictions
The estimated impact on other taxing j urisdictions assumes that the redevelopment contemplated by the TIF
Plan would occur without the creation of the District. However,the HRA or 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:
R%4PACT ON TAX BASE
2002/2003 Estimated Captured
Total Net Tax Capacity(CTC) Percent of CTC
Tax Capacity Upon Completion to Entity Total
Ramsey County 300,841,337 1,555,977 0.5172%
City of St. Anthony* 5,067,038 1,555,977 30.7078%
ISD No.282* 6,143,989 1,555,977 25.3252%
*Includes values for Hennepin County and Ramsey County
Housing and Redevelopment Authority of St. Anthony - Tax Increment Financing Plan for Tax Increment Financing District No23-5
IMPACT ON TAX RATES
2002/2003 Percent Potential
Extension Rates of Total CTC Taxes
Ramsey County 0.546030 44.34% 1,555,977 849,610
City of St. Anthony 0.461060 37.44% 1,555,977 717,399
ISD No. 282 0.149340 12.13% 1,555,977 232,370
Other(Misc.) 0.074980 6.09% 1,555,977 116,667
Total 1.231410 100.00% 1,916,046
The estimates listed above display the captured tax capacity when all construction is completed. The tax rate
used for calculations is the actual 2002/Pay 2003 rate. The total net capacity for the entities listed above are
based on actual Pay 2003 figures. The District will be certified under the actual 2003/Pay 2004 rates.
FAS MODIFIED ONMARCH 14, 2006)
UMTACT ON TAX BASE
Estimated Estimated Captured
2005/2006 Tax Capacity(CTC) Percent of CTC
Tax Capacity Upon Completion to Entity Total
Ramsey County 420,951,592 2,889,231 0.6864%
City of St.Anthony* 5,414,108 2,889,231 53.3649%
ISD No. 282* 5,414,108 2,889,231 53.3649%
*Includes values for Hennepin County and Ramsey County
EMPACT ON TAX RATES
2003/2004 Percent Potential
Extension of Total CTC Taxes
Rates
Ramsey County 0.531350 40.04% 2,889,231 1,535,193
City of St.Anthony 0.511740 38.57% 2,889,231 1,478,535
ISD No. 282 0.220960 16.65% 2,889,231 638,404
Other 0.062850 4.74% 2,889,231 181,588
Total 1.326900 100.00% 3,833,721
The estimates listed above display the captured tax capacity when all construction is completed.
The tax rate used for calculations is based upon the 2003/Pay 2004 rate, the Frozen Tax Rate as
certified by the Ramsey County Auditor. The total net capacity for the entities listed above are
based on the highest estimated Captured Tax Capacity.
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District Not 3 b
Subsection 2-16.Supporting Documentation
Pursuant to M.S. Section 469.175 Subd la, 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(2)and the findings are required in the resolution approving the TIF district.. Following is a list of
reports and studies on file at the City that support the Authority's findings:
• Tax Increment Financing Application
• Summary of Environmental -Related Redevelopment Issues; Apache Plaza Mall; St. Anthony,
Minnesota. Braun Intertec. July 9, 2003.
• Asbestos-Related Costs for the Re-Occupancy of the Apache Plaza, St. Anthony, MN. Braun
Intertec July 9,2003.
Subsection 2-17.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
M.S., Section 469.177;
2. The proceeds from the sale or lease of property,tangible or intangible,purchased by the Authority
with tax increments;
3. Repayments of loans or other advances made by the Authority with tax increments; and
4. Interest or other investment earnings on or from tax increments.
Subsection 2-18.Modifications to the District
In accordance with M.S., Section 469.175, Subd. 4,any:
1. Reduction or enlargement of the geographic area of Redevelopment Project Area No. 3 or the
District;
2. Increase in amount of bonded indebtedness to be incurred,including a determination to capitalize
interest on debt if that determination was not a part of the original plan,or to increase or decrease
the amount of interest on the debt to be capitalized;
3. Increase in the portion of the captured net tax capacity to be retained by the HRA or City;
4. Increase in total estimated tax increment expenditures; or
5. Designation of additional property to be acquired by the HRA or 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(b),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 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)
to(5),must be documented in writing and retained. The requirements of this paragraph do not apply if(1)
the only modification is elimination ofparcel(s)from Redevelopment Project Area No.3 or the District and
(2)(A)the current net tax capacity of the parcel(s)eliminated from the District equals or exceeds the net
Housing and Redevelopment Authority of St Anthony Tax Increment Financing Plan for Tax Increment Financing District No23-3
tax capacity of those parcel(s) in the District's original net tax capacity or (B) the HRA 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 HRA or City must notify the County Auditor of any modification that reduces or enlarges the geographic
area of Redevelopment Project Area No. 3 or 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.
Subsection 2-19.Administrative Expenses
In accordance with M.S., Section 469.174, Subd. 14, andMS., Section 469.176, Subd. 3, administrative
expenses means all expenditures of the HRA or 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
project;
3. Relocation benefits paid to or services provided for persons residing or businesses located in the
proj ect; 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 sections 1 to 3.
For districts for which the request for certification were made before August 1, 1979,or after June 30,1982,
administrative expenses also include amounts paid for services provided by bond counsel,fiscal consultants,
and planning or economic development consultants. Tax increment maybe used to pay any authorized and
documented administrative expenses for the District up to but not to exceed 10 percent of the total tax
increment expenditures authorized by the TIF Plan or the total tax increment expenditures for Redevelopment
Project Area No. 3,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_ 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 HRA or City and the County Treasurer shall pay the amount
deducted to the State Treasurer 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 2-20.Limitation of Increment
Pursuant to M.S., Section 469.176, Subd la, no tax increment shall be paid to the HRA or City for the
District after three(3)years from the date of certification of the Original Net Tax Capacity value of the
taxable property in the District by the County Auditor unless within the three(3)year period:
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District No23--3
(1) Bonds have been issued in aid of the project containing the District pursuant to M.S.,Section
469.178, or any other law, except revenue bonds issued pursuant to M.S., Sections
469.152 to 469.165, or
(2) The HRA or City has acquired property within the District,or
(3) The HRA or City has constructed or caused to be constructed public improvements within
the District.
The bonds must be issued, or the HRA or City must acquire property or construct or cause public
improvements to be constructed by approximately June,2006 and report such actions to the County Auditor.
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 M.S., Section 469.177, no demolition, rehabilitation
or renovation ofproperty 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 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 increment financing
plan, the authority shall cert 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, quaked 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 HRA or City or a property owner must improve parcels within the District by approximately June,2007
and report such actions to the County Auditor.
Subsection 2-21.Use of Tax Increment
The HRA or 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:
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District Not 34
I. To pay the principal of and interest on bonds issued to finance a project;
2. To finance, or otherwise pay public redevelopment costs of Redevelopment Project Area No. 3
pursuant to the M.S., Sections 469.001 to 469.047;
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
HRA or City or for the benefit of Redevelopment Project Area No. 3 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 4620 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 MS., 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 Ramsey County to the HRA for the Tax Increment
Fund of said District. The HRA or City will pay to the 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 HRA or City administration(up to 10 percent)and the costs of public improvement activities
outside the District.
Subsection 2-22.Excess Tax Increments
Pursuant to M.S., Section 40.176, Subd. 2, in any year in which the tax increment exceeds the amount
necessary to pay the costs authorized by the TIF Plan,including the amount necessary to cancel any tax levy
as provided in M.S., Section 475.61,Subd. 3,the HRA or City shall use the excess amount to do any of the
following:
1. Prepay any outstanding bonds;
2. Discharge the pledge of tax increment therefor;
3. Pay into an escrow account dedicated to the payment of such bonds; or
4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in
proportion to their local tax rates.
In addition,the HRA or City may,subject to the limitations set forth herein,choose to modify the TIF Plan
in order to finance additional public costs in Redevelopment Project Area No. 3 or the District.
Subsection 2-23.Requirements for Agreements with the Developer
The HRA or City will review any proposal for private development to determine its conformance with the
Redevelopment Plan 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 HRA or City to demonstrate the conformance of the
Housing and Redevelopment Authority of St.Anthony Tax Increment Financing Plan for Tax Increment Financing District Not 15
development with City plans and ordinances. The HRA or 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 HRA or 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 HRA
or City concluded an agreement for the development or redevelopment of the property acquired and which
provides recourse for the HRA or City should the development or redevelopment not be completed.
Subsection 2-24.Assessment Agreements
Pursuant to MS., Section 469.177, Subd. 8, the HRA or 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 2-25.Administration of the District
Administration of the District will be handled by the City Clerk.
Subsection 2-26.Annual Disclosure Requirements
Pursuant to M.S., Section 469.175, Subd. 5, 6 and 6a the HRA or City must undertake financial reporting
for all tax increment financing districts to the Office of the State Auditor,County Board,County Auditor and
School Board 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.
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 2-27.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 the developer to such effects
and upon HRA and City staff awareness of the feasibility of developing the project site. 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
Housing and Redevelopment Authority of St Anthony Tax Increment Financing Plan for Tax Increment Financing District Not 3$
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 2-28.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 public redevelopment costs of the
Redevelopment Project Area No.3 pursuant to the M.S.,Sections 469.001 to 469.047.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. Redevelopment District. At least 90 percent of the revenues derived from tax increment from a
redevelopment district must be used to finance the cost of correcting conditions that allow designation of
redevelopment and renewal and renovation districts underM.S.,Section 469.176Subd.4j. These costs
include,but are not limited to,acquiring properties containing structurally substandard buildings or
improvements or hazardous substances,pollution,or contaminants,acquiring adj acent parcels necessary
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 HRA or City,including the cost of preparation of the development action
response plan,may be included in the qualifying costs.
Subsection 2-29.Summary
The HRA 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.
Housing and Redevelopment Authority of St. Anthony Tax Increment Financing Plan for Tax Increment Financing District No23-3
APPENDIX A
PROJECT DESCRIPTION
TIF District No.3-5 currently consists of 24 parcels of land and adjacent and internal rights-of-way and is
approximately 65 acres in size. TIF District No.3-5 is being created to facilitate the redevelopment of the
Apache Plaza Shopping Center and surrounding area(commonly referred to as the Northwest Quadrant),
in accordance with the Redevelopment Plan. Currently the Northwest Quadrant is underutilized, with
obsolete structures and physical arrangements, substantial vacant areas and high building vacancies,
inconsistent legal restrictions on redevelopment and outdated and inadequate public infrastructure and
circulation. Redevelopment has been impeded by fragmentation of ownership and the difficulty of
redevelopment without a consistent overall plan ensuring compatible adjacent uses. Due to these issues,the
redevelopment of the Northwest Quadrant has been a priority redevelopment goal for the City for the past
ten(10)years.
The largest property within the Northwest Quadrant and the main impetus for the redevelopment is the
Apache Plaza Shopping Center that is approximately 95%vacant. This 432,000+sq/ft mall was constructed
back in the mid 1950's and was the second covered mall developed in the United States. After opening it was
a thriving,regional mall that served the majority of the surrounding urbanized areas.
At the time Apache Plaza was constructed,Silver Lake Road and CountyRoad D were major thoroughfares
through the community,which are adjacent to the Mall. When Interstate 35W and 694 were constructed they
became the major thoroughfares,thus deviating traffic away from Apache Plaza,which was the beginning
of its decline. Also contributing to its decline were changes in retail trends and competition from modern
shopping centers like Rosedale (located 3-5 miles away). This further caused Apache Plaza to become
economically and functionally obsolete to the community and the region. As Apache continued its decline
in valuation,the development was unable to attract new anchor tenants. As vacancies continually increased,
the development could no longer support the outstanding debt on the property and US Bank had to foreclose
upon the property in 1996(they currently retain ownership of it). Today,Apache Plaza is over 95%vacant
and has declined in value by 54 percent since 1991. Due to the decline of Apache Plaza, several of the
surrounding businesses were starting to feel the effects and decline as well.
In addition to being economically and functionally obsolete,the existing Apache Plaza site is the second largest
contributor ofpollutants,to Silver Lake(according to the Ramsay County&Rice Creek Watershed District
Diagnostic Feasibility Study for Silver Lake). The Apache Plaza Site requires extensive storm water
treatment as part of any redevelopment. Storm water treatment requirements have been a hindrance to
redevelopment of this site in the past because of the large land commitment necessary to meet today's storm
water treatment standards and the fiscal implications thereof. To date,there has been no funding available
to retroactively address the water quality issues generated from the Apache Plaza site. The only opportunity
to address these issues financially is through this comprehensive redevelopment opportunity and the
establishment of a Redevelopment TIF District..
In 2000,the City was approached by a Developer to redevelop Apache Plaza. The Developer proposed to
rehabilitate the existing Mall and convert it into office/warehouse space. The City Council rejected the
proposal because they didn't view that turning the Mall into an industrial park was the long-term solution for
the communityand that the e proposal did not address the existing water quality issues. In light of this decision
the City Council undertook a community based planning effort in 2000 to address redevelopment of the
Northwest Quadrant. In 2001 a community consensus was reached that the goal of the redevelopment should
APPENDIX A-1
be to return the Apache Plaza Mall area to the kind of exciting focal point for the community it once was;
provide new housing options to meet community needs;increase the City's tax base and ensure the vitality
ofthe neighborhood. In 2001,the City formally approved the Northwest Quadrant Redevelopment Plan and
in 2002 selected a Development Team to undertake the redevelopment of the site in accordance with the
community plan.
Several of the buildings currently located within the Northwest Quadrant are going to be acquired,business
and tenants will be relocated and the structures demolished to prepare the area/site for an overall,unified
redevelopment.The overall redevelopment will consist ofthe development of a mixed-use urban village. This
new mixed-use area will become a compact,walkable neighborhood that mixes a wide variety of housing
types with big-box and smaller scale retail and commercial uses.The development will connect to the adjacent
established neighborhood, a new Regional Park, and will provide a transit friendly environment.
Development plans consist of construction of a 142,000 sq/ftbig box retailer,56,000 sq/ft of smaller retail,
25,000 sq/ft of office,220 market rate apartments,3 36 urban flats,26 three-story town homes,80 senior Co-
Op units and 44 condominiums(#and type of units are subject to change based upon final development
plans). The development will also incorporate open spaces and water features. The proposed improvements
in the Northwest Quadrant will provide an opportunity to address the poor water quality issues in Silver Lake
through storm water ponding and other mechanisms to address run-off,gross pollutants and other pollutants.
In addition,the new development will address additional demand for the sanitary sewer system,reconstruction
of a lift station located at Foss Road,the creation of a new east/west collector street(391 Avenue—new 4-
lane divided roadway),the reconfiguration ofthe existing trunk water main on the site and significant upgrades
in the telecommunications infrastructure associated with transit,telecommuting,and e-business opportunities
at the site. It is anticipated that these improvements will cost approximately$6.5 million to construct.
APPENDIX A-2
APPENDIX B
MAPS OF REDEVELOPMENT PROJECT AREA NO. 3 AND THE DISTRICT
APPENDIX B-t
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APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT
The District encompasses all property and adjacent rights-of-way identified by the parcels listed below.
Parcel Number Owner
313023340016 Ste. Mare Co.
313023330002 Ste. Mare Co.
313023340019 Welsh as receiver
313023340018 Welsh as receiver
313023310028 City of St.Anthony
313023310033 City of St.Anthony
313023330001 Apache S !ares
313023330005 Don's Car Wash of MN
313023330012 JA Cadwallader RE
313023330011 Village Properties
313023330014 Vicom Restaurants Inc.
313023340017 Ronald Rassmusson
313023330013 Vicorp Restaurants Inc.
313023340014 St. Anthony HRA
313023340015 Welsh as receiver
313023330003 Fuel Mart
313023330004 Car Wash
313023330018 Wirth Companies
313023330006 Firestone
313323330010 Ed's Car Wash
313023320014 Apache Medical Office
313023320012 Sentenial Mgmt
313023310022 Sentenial Mgmt
313023310023 Good year
APPENDIX C-1
REPORT OF
INSPECTION PROCEDURES AND RESULTS
FOR
DETERMINING QUALIFICATIONS OF A
TAX INCREMENT FINANCING DISTRICT
AS A REDEVELOPMENT DISTRICT
Northwest Quadrant—TIF 3-5
St.Anthony,Minnesota
LHB Project No. 03547.10
Prepared For The
Housing and Redevelopment Authority
St.Anthony,Minnesota
August 29,2003
Prepared by
LHB
250 Third Avenue North, Suite 450
Minneapolis,Minnesota 55401
TABLE OF CONTENTS
Pap,e
PART 1 Executive Summary...............................................................................3
Purpose of Evaluation................................................................3
Scopeof Work...........................................................................3
Conclusion..................................................................................4
PART 2 Minnesota Statute 469.174, Subdivision 10 Requirements...................4
PART 3 Procedures Followed..............................................................................6
PART4 Findings..................................................................................................7
A. Coverage Test............................................................................7
B. Condition of Building Test........................................................7
1. Replacement Cost................................................................7
2. Code Deficiencies................................................................8
3. System Condition Deficiencies............................................8
C. Distribution of Substandard Structures......................................9
PART 5 Team Credentials.................................................................................10
APPENDIX A Property Condition Assessment Summary Sheet
APPENDIX B Map of Proposed TIF District
APPENDIX C Parcel Map indicating Distribution of Substandard Buildings
APPENDIX D Building Code and Condition Deficiencies Reports
SUPPLEMENTAL DATA (Under Separate Cover)
PART A—Property Condition Assessment
PART B—Inspection and Cost Forms
PART C—Building Owner Contact Documentation
PART D—Photographs
PART E—Replacement Cost Tabulations
PART F—Minnesota Statutes
PART G—Walser Decision
Page 2
PART 1—EXECUTIVE SUMMARY
PURPOSE OF EVALUATION
LHB was hired by the Housing and Redevelopment Authority of St. Anthony, Minnesota
("HRA") to inspect and evaluate the properties within a Tax Increment Financing
Redevelopment District("TIF District") proposed to be established by the HRA. The proposed
TIF District is located in the City of St. Anthony and consists of several parcels located in the
general area bounded by Silver Lane on the North, Silver Lake Road on the East, 37`h Avenue
N.E. on the South and Stinson Boulevard on the West (Diagram 1). The purpose of LHB's
work was to determine whether the parcels located within the proposed TIF District would meet
the qualifications required for a Redevelopment District. A detailed map of the proposed TIF
District is located in Appendix B.
Diagram 1
SCOPE OF WORK
The proposed district consists of 24 parcels, comprised of 14 commercial buildings,2 apartment
complexes with a total of I I buildings,2 storm water ponds, and 6 vacant parcels.
Of the 25 buildings in the proposed district, 24 building interiors were inspected. Property #14
received a partial interior inspection by the Inspector as a patron of the facility. Building code
and Condition Deficiency reports for each building are located in Appendix D.
Page 3
CONCLUSION
After inspecting and evaluating the properties within the proposed TIF. District and applying
current statutory criteria for a Redevelopment District under Minnesota Statutes, Section
469.174, Subdivision 10, it is our professional opinion that the proposed TIF District qualifies as
a Redevelopment District.
The remainder of this report describes our process and findings in detail.
PART 2—MINNESOTA STATUTE 469.174,SUBDIVISION 10 REOUIREMENTS
The properties were inspected in accordance with the following requirements under Minnesota
Statutes, Section 469.174, Subdivision 10(c),which states:
Interior Inspection
"The municipality may not make such determination [that the building is structurally
substandard) without an interior inspection of the property..."
Exterior Inspection and Other Means
"An interior inspection of the property is not required, if the municipality finds that (1) the
municipality or authority is unable to gain access to the property after using its best efforts to
obtain permission from the party that owns or controls the property; and (2) the evidence
otherwise supports a reasonable conclusion that the building is structurally substandard."
Documentation
"Written documentation of the findings and reasons why an interior inspection was not
conducted must be made and retained under section 469.175,subdivision 3(1)."
Qualification Requirements
Minnesota Statutes, Section 469.174, Subdivision 10 (a) (1) requires two tests for occupied
parcels:
A. Coverage Test
..."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."
B. Condition of Buildings Test
..."and more than 50 percent of the buildings, not including outbuildings,are structurally
substandard to a degree requiring substantial renovation or clearance;"
Page 4
I. Structurally substandard is defined under Minnesota Statutes, Section 469.174,
Subdivision 10(b), which states: "For purposes 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."
Definition of Substantial Renovation
Because "Substantial renovation" can mean different things to different people, LHB
has attempted to clarify exactly what it considers to.be "substantial renovation" as it
relates to Minnesota Statutes, Section 469.174, Subdivision 10(a) (1).
a. First LHB researched national standards as to how much building owners should
budget for maintenance and repair on their buildings as a percentage of
replacement cost of the building.
1. According to the University of California "Facilities Renewal Budget
Model" report of 1999, building owners should budget between two and
three percent of current replacement value of their buildings for maintenance
and repair work. This does not include routine janitorial work and routine
items such as changing light bulbs and filters.
2. According to the Building Research Board of the National Research Council,
one and one-half to three percent of a building's replacement value should be
budgeted for maintenance and repair.
b. Based on this information, LHB utilized two and one-half percent as the desired
amount of maintenance and repair that should be budgeted annually to keep a
building in good working condition. We recognize through experience that only
a small percentage of sophisticated building owners actually budget for and
spend this amount of money every year on maintenance and repair. This is
because most business owners are driven by other budgetary issues and tend to
neglect the building maintenance and repair line items in their annual budgets.
c. By establishing how much a building owner should be budgeting per year for
maintenance and repairs, LHB is of the opinion that we could more easily
establish an amount that would be considered "substantial" in comparison. If an
owner is budgeting 2.5 percent of the building's replacement cost annually, it
would be substantial to have to budget 20 percent at any given point of time.
Most business owners or home owners would have to take out a loan to cover the
cost of such a substantial building improvement. Assuming they had a fixed
level of income to work with, they would have to keep the loan payment at a
level very near the original 2.5 percent they should have been budgeting each
year. In addition, they still would have to budget for the original 2.5 percent on
top of the loan. In most cases, the mortgage terms would have to extend out to a
Page 5
point beyond the life expectancy of the building they were trying to improve, as
most buildings built in the last fifty years are not designed to last beyond 40
years.
d. Therefore, LHA has defined substantial renovation for purposes of Minnesota
Statutes, Section 469.174, Subdivision 10(a)(1), as renovation with costs
exceeding 20%of the building's replacement cost.
2. Substantially substandard is further defined in the statutes under Subdivision 10(c),
which states:
"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
disqualified 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. "
"Items of evidence that support such a conclusion [that the building is structurally
substandard] include recent fire or police inspections, on-site property appraisals or
housing inspections, exterior evidence of deterioration, or other similar reliable
evidence. "
PART 3—PROCEDURES FOLLOWED
A. The City of St. Anthony invited all property owners and tenants located in the proposed
TIF District to a stakeholder meeting held on March 27, 2003. At the meeting, the City
outlined its development plans and reviewed the TIF inspection process. A sign-in sheet
was available for property owners to schedule an inspection date.
B. On April S, 2003,the City sent a letter to all building owners located in the proposed TIF
District requesting that an interior inspection and evaluation be made of their property.
C. LHB was able to schedule interior and exterior inspections for 24 of the 25 buildings in
the proposed TIF District. The owner of property#14 did not respond to the letter from
the City. A phone number was not available for the property owner and LHB's Inspector
was unable to inquire on-site due to the "self-service" nature of the business. The
Inspector conducted an exterior inspection and a partial interior inspection as a patron of
the facility.
D. Documentation regarding property owner contacts and scheduling of inspections is
located in Part C of the Supplemental Data Manual (under separate cover, on file with
the City of St.Anthony).
Page 6
PART 4—FINDINGS
A. Coverage Test
1. The total square foot area of each parcel in the proposed TIF District was obtained
from Ramsey County records and site verification.
2. The total square foot area of buildings, sidewalks, and paved or gravel parking lots on
each parcel in the proposed TIF District was obtained from Ramsey County records,
and actual field measurements.
3. The percentage of coverage of each parcel in the proposed TIF District was computed
to determine if the 15%requirement was met.
4. The total area of all qualifying parcels in the proposed TIF District was compared to
the total area of all parcels to determine if the 70%requirement was met.
Finding:
24 of the 24 parcels met the 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).
B. Condition of Building Test
1. Replacement cost
The first step in evaluating a building to determine if it is substandard to a degree
requiring substantial renovation or clearance is to determine its replacement cost.
This is the cost of constructing a new structure of the same square footage and type on
site. R. S. Means Cost Works — Square Foot Models for 2003 C R.S. Means"),
factored for the Twin Cities metro area, was used as the nationally accepted standard
for estimating the replacement cost of a building.
A base cost was calculated by first establishing building type (commercial,
institutional, industrial, etc.), building use (apartments, library, factory, etc.), building
size, exterior wall construction, and structural system to obtain the appropriate R.S.
Means cost per square foot and total project cost.
Replacement cost is based on R.S. Means total project costs including labor,
materials, and the contractor's overhead and profit. Replacement costs do not include
architectural fees, legal fees or other "soft" costs not directly related to construction
activities. Replacement cost tabulations for each building are located in Part E of the
Supplemental Data Manual (under separate cover, on file with the City of St.
Anthony).
Page 7
2. Code Deficiencies
The next step in evaluating a building is to determine what code deficiencies exist
with respect to such building. Code deficiencies are those conditions for a building
which are not in compliance with current building codes applicable to new buildings
in the State of Minnesota.
Minnesota Statutes, Section 469.174, Subdivision 10(c), specifically provides that a
building cannot be considered structurally substandard if its code deficiencies are not
at least 15 percent of the replacement cost of the building. As a result, it was
necessary to determine the extent of code deficiencies for each building in the
proposed TIF District.
The evaluation was made by reviewing all available information with respect to such
building contained in City Building Inspection and Fire Department records, as well
as County Health department records, and making interior (when permitted) and
exterior inspections of the buildings. LHB utilized the 2002 Minnesota State
Building Code as the official code for our evaluations.
We chose not to count energy code deficiencies toward the thresholds required by
Minnesota Statutes, Section 469.174, Subdivision 10(b) and 10(c), due to concerns
expressed by the State of Minnesota Court of Appeals in the Walser Auto Sales, Inc.
vs. City of Richfield case filed November 13,2001.
After identifying the code deficiencies in each building, we used R.S. Means to
determine the cost of correcting the identified deficiencies. We were than able to
compare the correction costs with the replacement cost of each building to determine
if the costs for correcting code deficiencies meet the required 15 percent threshold.
Finding:
18 of the 25 buildings (72 percent) in the proposed TIF District contained code
deficiencies exceeding the 15 percent threshold required by Minnesota Statutes,
Section 469.174, Subdivision 10(c). A complete Building Code and Condition
Deficiency report for each building in the proposed TIF District can be found in
Appendix D of this report.
3. System Condition Deficiencies
System condition deficiencies are a measurement of defects or substantial
deterioration in site elements, structure, exterior envelope, mechanical and electrical
components, fire protection and emergency systems (only items not covered in the
code deficiencies)interior partitions,ceilings,floors and doors.
The evaluation was made by reviewing all available information contained in City
records, and making interior (when permitted) and exterior inspections of the
buildings.
Page 8
LHB only identified system condition deficiencies that were visible upon our
inspection of the building or contained in City records. We did not consider the
amount of"service life" used up for a particular component unless it was an obvious
part of that component's deficiencies.
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." Based on this definition,
LHB re-evaluated each of the buildings that met the code deficiency threshold under
Minnesota Statutes, Section 469.174, Subdivision 10(c), to determine if the total
deficiencies warranted "substantial renovation or clearance" based on the criteria we
outlined above.
Finding:
In our professional opinion, 18 of the 25 buildings (72 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.
C. Distribution of substandard structures
Much of this report has focused on the condition of individual buildings as they relate
to requirements identified by Minnesota Statutes, Section 469.174,Subdivision 10. It
is also important to look at the distribution of substandard buildings throughout the
geographic area of the proposed TIF District.
Finding:
The substandard buildings are reasonably distributed throughout the geographic area
of the proposed TIF District. A parcel map illustrating the Iocations of substandard
buildings within the proposed TIF District is located in Appendix C of this report.
Page 9
PART 5 -TEAM CREDENTIALS
Michael A. Fischer,AIA-Project Principab=Analyst
Michael has sixteen years of architectural experience as project principal, project manager,
project designer and project architect on municipal planning, educational, commercial and
governmental projects. He is a Vice President at LHB and currently leads the Community
Design Group in LHB's Minneapolis office. Michael completed a two-year Bush Fellowship at
the Massachusetts Institute of Technology in 1999, earning Masters Degrees in City Planning
and Real Estate 'Development. Michael has served on over 35 committees, boards and
community task forces, including a term as City Council President and Chair of the
Duluth/Superior Metropolitan Planning organization. He was one of four architects in the
country to receive the "Young Architects Citation" from the American Institute of Architects in
1997.
Jerry A.Putnam,AIA, CSI, CCS—Project Manager/Inspector
Jerry is a senior architect in LHB's Minneapolis office with twenty-three years of experience in
all phases of the architectural process, from pre-design through construction administration,
including specialty consulting in investigations for buildings, building condition surveys, TIF
inspections,code reviews, estimating and specification writing.
Jerry is an active member in the Construction Specification Institute (CSI). He has been
recognized by CSI for his dedication and leadership in the construction industry. In addition to
being past president of the largest CSI chapter in the United States, he serves on many local,
regional and national committees, and has given presentations at many specification writing
classes and workshops.
Duane C. Grace—Independent Building& Fire Codes Consultant
Duane has contributed over 30 years as a certified, professional consultant in the field of
Building and Fire Codes. He is currently accredited and certified as a Building Official for the
State of Minnesota and the Council of American Building Officials, and a certified plan
reviewer for the International Conference of Building Officials. He has had experience as a plan
reviewer for large commercial and industrial projects in over 40 cities in the State of Minnesota
and has worked with over 50 architectural firms throughout his career.
Duane obtained a Bachelors Degree in Industrial Education through the University of
Minnesota, Duluth. He served a six-year term as a consultant for the State of Minnesota
Building Codes Standards Division until he began his independent consulting business in 1985.
Duane has also been actively involved for 22 years teaching seminars on various aspects of the
Minnesota Building Code for the construction management industry.
M:\03Proj\03547\ADMN\F200\Reports\Final Report\03547M082903FINAL Draft Report-SMdoc
Page 10
APPENDICES
Appendix A—Property Condition Assessment Summary Sheet
Appendix B—Map of Proposed TIF District
Appendix C—Parcel Map indicating Distribution of Substandard Buildings
Appendix D—Building Code and Condition Deficiencies Reports
Page I 1
STAFF REPORT
To: Planning Commission Report No.: VIII.2.
From: Kim Moore-Sykes,Assistant City Manager 0A16
Date: February 21, 2006
Subject: Planning Commission Representative to the Comp Plan Task Force
Requested Action: Appoint a Planning Commission Representative(s) to the Comp Plan Task Force
Background:
Every ten (10)years, the City of St.Anthony is required by Minnesota Statute to update the City's
Comprehensive Land Use Plan. The Metropolitan Council takes the lead on this for the State, and the City is
required to submit the updated plan by September 2008.
When the City updated the current Comp Plan in 1998,it did so from its original Comp Plan done in the mid
1970s. Because it had been over 20 years since it had been updated, the City Council decided it would also invite
the community stakeholders,interested residents, the Planning Commission and City Council to participate in a
task force. The consultant, along with City staff facilitated the meetings. That process worked well and so it is
the desire of the current City Council to again form a task force to assist in the developing of an update for 2008.
Attachments
• Action Plan for 2008 Comp Plan Update
• Newspaper Notice for Task Force
• Letter from Met Council, dated September 12, 2005
022106 Task Force Rep.doc
GOAL#3 Target Completion
Date
Update comprehensive Nan addressing sidewalks and streetlights Sept. 2008
STRATEGY#1
Target Completion
Date
Establish Task Force and Select Planning Consultant May 2006
DEFINE GOAL ACCOMPLISHMENTS:
10-Year Update to City's Comprehensive Land Use Plan to include redeveloped residential/commercial areas; correctlamend zoning districts&
maps; incorporate sidewalks, trails/street lights/↦ show reconstructed streets &plan.
TARGET
ro PRIMARY KEY COMPLETION
ACTION STEPS RESPONSIBLE INDIVIDUALS DATE
RESOURCES
Staff Report/Resolution to Council establish
Task Force and RFP KMS 2/14/2006
Recruit Task Force Members KMS 2/15/2006 cable,web, si n
Post Notices KMS BS 2/15/2006 ulletin, Focus
Prepare RFP-Consultant KMS TH/MM Application list to Planning Commission Review KMS 3/14/2006 Comments to CC
Send out RFP's KMS TH, MM 3/15/2006
Council Approve Task Force KMS CC, TH 4/14/2006
Establish Meeting Dates* KMS 4/26/2006
Council Approve Consultant KMS CC, TH 4/11/2006
First Meeting KMS Task Force 5/8/2006
,Complete Plan submitted to Met Council KMS Consultant/TH/JH 1/31/2007
*Meeting Schedule is as follows: May 8, 2006 P.P
—May 10 2006 @ 9AM Active Living Workshop (Ramsey County) `
une 5;,.:2006
,Ju y 2006
August 7, 2006 Psi f
/Woo -
September 2006 If Needed 3
Comprehensive Plan Task Force
In St. Anthony
The City of St. Anthony is looking for task force members to help with the revision and
update of the City's Comprehensive Land Use Plan. The State of Minnesota requires
cities to provide this update to their Comp. Plan every 10 years. The task force will work
with City Staff, consultants, Planning Commission representatives and City Council
representatives to help identify needs, changes, and future land use or zoning issues
throughout the City. The task force will attend monthly meetings beginning Monday,
May 8, 2006 from 6:30 p.m. to 8:30 p.m. and must be able to commit to working on the
task force through September 2006.
If interested in serving, submit a letter of interest to the Assistant City Manager, 3301
Silver Lake Road, St. Anthony, MN 55418 or via email kmooregci.saint-anthon .mn.us
by Friday, March 17. For more information, please call 612-782-3312.
Comprehensive Plan Task Force
In St. Anthony
The City of St. Anthony is looking for task force members to help with the revision and
update of the City's Comprehensive Land Use Plan. The State of Minnesota requires
cities to provide this update to their Comp. Plan every 10 years. The task force will work
with City Staff, consultants, Planning Commission representatives and City Council
representatives to help identify needs, changes, and future land use or zoning issues
throughout the City. The task force will attend monthly meetings beginning Monday,
May 8, 2006 from 6:30 p.m. to 8:30 p.m. and must be able to commit to working on the
task force through September 2006.
If interested in serving, submit a letter of interest to the Assistant City Manager, 3301
Silver Lake Road, St. Anthony, MN 55418 or via email kmoore@ci.saint-anthony.mn.us
by Friday, March 17. For more information, please call 612-782-3312.
Metropolitan Council
September 12,2005
Mr.Mike Morrison, City Manager
City of St Anthony
3301 Silver Lake Road
St.Anthony,MN 55418-1699
Dear Mr. Morrison:
Enclosed are documents that are intended to help your community update its comprehensive plan.
The Metropolitan Council is providing these documents as required by state law. State law also
requires that communities submit their updated comprehensive plan to the Council three years
from the date this material is received.
The documents comprise your"system statement,"which shows how changes in the Council's
regional system plans for transportation, water resources management and regional parks
specifically affect your community. The system statements contain:
• Key changes in transportation,aviation, water resources and parks policy plans.
• System plan considerations affecting your community.
• Forecasts at densities to help achieve regional policy goals.
The complete text of the Council's regional plans, our new Local Planning Handbook and other
helpful materials can be found on line at
hqp://www.metrocouncii-org/i)lanning/framework/timeline.htm. Paper copies are available by
calling the Council's Data Center at 651-602-1140.
The Council will hold a series of outreach meetings in October to assist communities with
questions regarding system statements and comprehensive plan updates(see enclosed schedule).
You can also contact the Council sector representative who's assigned to work with your
community with any questions(see enclosed map with contact information).
We recognize that updating your comprehensive plan will require considerable time and effort.
At the same time, we believe it is a valuable opportunity for local officials,community leaders
and concerned citizens to take stock of where you are as a community, what your neighbors are
doing and how your local plans fit into those of the region.
Sincerely,
—J640�c,�
Tom Weaver
Regional Administrator
www.metrocouncii.org
230 East Fifth Street • Metro Info Line 602-1888
St.Paul,Minnesota 55101-1626 • (651)602-1000 • Fax 602-1550 • TTY 291-0904
An Equal Opportunity Employer
L
Transportation System Statement -- St. Anthony
Village
Key Changes in the Plan
The revised Transportation Policy Plan adopted by the Metropolitan Council in December 2004,
is the metropolitan system plan for airports and transportation with which local comprehensive
plans must conform. This system statement summarizes significant elements of the metropolitan
system plan and highlights those elements that apply specifically to your community. In addition
to reviewing this system statement, your community should consult the entire Transportation
Policy Plan, the 2030 Regional Development Framework and other pertinent regional planning
and policy documents, including the Aviation Policy Plan,to ensure your community's local
comprehensive plan and plan amendments conform to the metropolitan system plans. A PDF
file of the entire revised Transportation Policy Plan, the 2030 Regional Development
Framework, the Local Planning Handbook and other regional planning and policy documents o
the Metropolitan Council are available online at the Metropolitan Council's Web site:
htty://www.metrocouncil.org/planning/framework/timeline.htm. The Aviation Policy Plan,
adopted in 1996, is not available electronically, but a copy can be obtained by contacting the
Metropolitan Council's Data Center at 651-602-1140.
The revised Transportation Policy Plan incorporates the following changes:
• The planning period has been extended from 2025 to 2030.
• No significant increase in the level of transportation funding was assumed.
• The expenditures shown in the Transportation Policy Plan must be constrained by the level
of funding that is anticipated. However,the revised plan also examined two alternative
scenarios—what could be built if highway revenues were increased by 30%over the next 25
years, and what it would cost to provide enough additional capacity to hold congestion to the
1998 levels.
• The highway expansion projects shown in the plan have changed little since the 2001 plan,
due to this lack of additional resources. (See Fig 4-11 for highway expansion proposals.)
Metropolitan Highway System Plan investment priorities no longer contain the
"Improvements"category. Most improvement corridors are now designated"Management"
corridors.
• The new investment timing provisions are contained in the Plan. Table 4-11 contains
projects in Mn/DOT's Highway Work Plan(scheduled in 2009-2013)construction,
reconstruction, and bridge replacement greater$10 million. Table 4-12 contains Regional
Priority Project to move into the 10-Year Highway Work Plan, if there are resources
available in the 2005-2009 time period.
• Funds have also been allocated to obtain right of way for new crossings of the Mississippi
River between NW Hennepin and Anoka Counties and of the Minnesota River in the vicinity
of Chaska. Construction dollars for these projects are not foreseen before 2030.
• Chapter 5 contains new policies and procedures on managing the scope, cost and revenue
sources of projects to insure that sufficient resources are available to implement the region's
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transportation priorities as shown in this plan. This includes procedures to manage the use of
Federal High Priority Project(HPP) funds and matching funds for these federal dollars. The
Council and Mn/DOT will monitor scope and costs to ensure major projects continue to meet
regional objectives in a cost effective manner.
• The plan envisions significant improvements in the bus system, in new express bus
routes, arterial corridor enhancements, suburb-to-suburb service,transit stations,park-and-
ride lots and other features. The goal is to increase transit ridership 50 percent by 2020 and
double it by 2030.
• The plan proposes additional express commuter bus corridors as well as enhancement and
expansion of existing bus service in freeway corridors. Within each corridor, express bus
routes will be supported by park-and-ride facilities, circulator networks, and"transit
advantages."
• The plan includes construction of five new"transitways"on dedicated rights-of-way by 2020
to help slow the growth in traffic congestion and improve mobility, and three additional
transitways by 2030. Unlike the 2001 plan, the technology for each corridor was not
identified in the Plan; rather the most appropriate and cost-effective mode for any given
corridor is best determined after extensive study of the individual corridor. Figure 4-2
(attached) shows the 2030 Transitway System and Express Commuter Bus System.
• The plan now includes detailed information on the facilities needed for transit passengers,
such as stations and park and ride lots, as well as facilities needed to support the transit
system, such as garages and bus layover sites (Figures 4-5 and 4-6). Communities should
plan for development and redevelopment around stations and park-and-ride lots.
• Policy 18 (previously policy 17) on transportation and land use elements in local
comprehensive plans was rewritten and more detail provided in some strategies as to what
the Council expects in local comprehensive plans.
• The TPP now includes references to the regional aviation system as defined in the Aviation
Policy Plan. The 1996 Aviation Policy Plan remains in effect with the exception of the Land
Use Compatibility Guidelines for Aircraft Noise. These guidelines have been updated and
included in the TPP as Appendix H.
System Plan Considerations Affecting Your Community
1. Metropolitan Highways
There are no metropolitan highways in the city of St. Anthony Village. Figure 4-11 shows the
metropolitan highway system and highway investment priorities in the region.
2. Transit Routes and Facilities
St. Anthony Village is within the Metropolitan Transit Taxing District. The southern part of St.
Anthony is within Market Area H. The northern part of St. Anthony Village is within Market
Area III. Service options for Market Area II include regular-route locals, all-day expresses, small
vehicle circulators, special needs paratransit (ADA, seniors), and ridesharing. Service options
for Market Area III include peak-only express, small vehicle circulators,midday circulators,
special needs paratransit(ADA;seniors), and ridesharing.
-T-2-
St. Anthony Village should identify existing transit service (available on the Council's website)
and desired future transit service options consistent with the Transportation Policy Plan's transit
system service areas (Table 4-1 and Appendix M).
St. Anthony Village should identify existing transit passenger and support facilities and future
improvements to and expansion of these facilities. Passenger and support facilities include bus
stops,shelters, transit centers, stations, and park-and-ride lots. ADA bus stops should be located
along bus routes. ADA bus stops are currently needed along 39h Avenue North between Stinson
and Silver Lake Road.
3. Aviation Plan and Facilities
The TPP/APP includes policies and text on protection of the region's airspace resources. The
airspace policy states that both Federal Aviation administration(FAA) and MnDOT Aeronautics
safety standards must be a major consideration in the planning, design, maintenance and
operation of air transportation facilities and services. There are no existing or planned aviation
facilities within St. Anthony Village. However, each community has a responsibility to include
airspace protection in its comprehensive plan. The protection is for potential hazards to air
navigation including electronic interference. Airspace protection should be included in local
codes/ordinances to control height of structures, especially when conditional use permits would
apply. The comprehensive plan should include policy/text on notification to the FAA as
defined under code of federal regulations CFR-Part 77,using the FAA Form 7460-1 "Notice of
Proposed Construction or Alteration". Instructions can be found at
www.faa.gov/arp/ace/t)art77.cfin.
-T-3 -
2030
Transitway
System Figure 4- 2
N�hS�ar dd .
Transitways on '7h
Dedicated ROW
Tier 1
Northstar
Northwest
3
Cedar Avenue
1-35W
Central �` 12
N y
Tier 2
Red Rock
Rush Line
Southwest
a
tiTransitways on Dedicated ROW August 2004
Express Commuter Bus System
Figure 4-4
Area of Potential Transit Service Expansion
(:D Transit Taxing District I"
Potential Transit Expansion Areas I
1111
r
0 5 10 20 Miles
Au gu st 2004
Figure 45
Transit Passenger Facilities
Active Park&Ride Capachy(122=)
Len than 100
d 100-500
Greater then 500
{ Programmed P ark&Ride(2005-2008)
Transit Centers&Stations
fl Current
Q Planned
Transit Carder and Perk&Ride Facility
Custom Shakers i
O E)dstirg
® Future
Online Stalions
IN er'
9 E"ng
® Future t
:•j
Twm Cities CBDs i
O BUS Station r - p _ • ,., _ __ - _-
Downtown Minneapolis1 Downtown St.PaulIT
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Figure 4-6
Transit Support Facilities
Downtown Minneapolis
Legend v �.
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Figure 4-11
2030 Constrained Metropolitan Highway System Plan Investment Priorities
i
h(
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9' do N
p.r4 4
a�
Highvsy Investment Priorities august 2004
0""%6.o 2006 - 2008 TIP Projects
Management
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Regional Parks System Statement
City of St. Anthony
Key Changes in the Plan
The 2030 Regional Parks Policy Plan adopted by the Metropolitan Council in June 2005 is the
metropolitan system plan for regional recreation open space with which local comprehensive
plans must conform. This system statement summarizes significant elements of the metropolitan
system plan and highlights those elements that apply specifically to your community. In addition
to reviewing this system statement, your community should consult the entire 2030 Regional
Parks Policy Plan, the 2030 Regional Development Framework and other pertinent regional
planning and policy documents to ensure your community's local comprehensive plan and plan
amendments conform to the metropolitan system plans. A PDF file of the entire 2030 Regional
Parks Policy Plan, the 2030 Regional Development Framework, the Local Planning Handbook
and other regional planning and policy documents of the Metropolitan Council are available
online at the Metropolitan Council's website:
httv://www.metrocouncil.org/planning/frainework/timeline.htm-
To meet the needs of the region in 2030, the 2030 Regional Parks Policy Plan includes the
following changes to the current regional parks system.
✓ Designate two existing county parks and three trails as "regional."
• In Washington County, Pine Point Park
• In Ramsey County, Tony Schmidt Park
• In Ramsey County/St. Paul, three regional trails—Trout Brook, Summit Avenue, and
Lexington Parkway
✓ Acquire and develop three new parks. Search areas include:
• Northwestern Anoka County
• Empire Township in Dakota County. Please note that the Metropolitan Council approved a
park master plan and a boundary for the park has been established.
• Blakeley Township in Scott County
✓ Acquire and develop seven new trails. Search areas include:
• The Crow River, in Carver County and Three Rivers Park District
• Both a north/south and an east/west trail traversing Dakota County
• An east/west trail traversing Scott County
• In Three Rivers Park District, a trail connecting parts of Baker Park Reserve; a trail
connecting Baker and Crow-Hassan Park Reserves; and a trail connecting Crow-Hassan and
Elm Creek Park Reserves
✓ Acquire land within the current boundaries of 30 existing parks and four trails.
✓ Acquire natural-resource lands adjacent to six existing parks and six existing trails.
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To meet the needs of the region beyond 2030, the Council proposes four new regional parks or
reserves and three new trails be acquired. These parks and trails would not be developed until
after 2030, but the opportunity to acquire them will likely be lost if the lands aren't identified and
purchased before 2030. The goal is to complete the acquisition of the regional park system and
secure opportunities for future generations. Search areas include:
✓ Parks—Miller Lake area and Minnesota River Bluff and Ravines in Carver County;
southwestern Dakota County; and Cedar Lake area in Scott County.
✓ Trails—northwestern Anoka County; central to south Carver County; and Minnesota
River to Spring Lake in Scott County.
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Figure 1: All additions and changes to Regional Park System Plan
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2030 Regional Parks :
Policy Plan
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1. Regional Park System Plan Considerations Affecting Your Community
Regional parks and trails in your community
The following regional parks and trails within St. Anthony as contained in the adopted 2030
Regional Parks Policy Plan are listed below.
Table 1: Regional Parks and Trails in St.Anthony
Regional Park or Trail Unit Master plan boundary of Master plan boundary is not
Name unit is set. Comprehensive set. Comprehensive plan
plan should acknowledge should acknowledge general
boundary location with final boundary
or alignment subject to park
or trail master plan
Silverwood Special Recreation X
Feature
St. Anthony Rail Road Spur X
Regional Trail
Silverwood Special Recreation Feature-This is an existing Special Recreation Feature with an
established boundary. Three Rivers Park District is working with the city and others on the
process of creating a development master plan to help determine the future use of the park. The
boundary as shown in Figure 2 should be acknowledged in the city's comprehensive plan. Three
Rivers Park District is responsible for Regional Park System facilities located in the Hennepin
County part of St. Anthony. Jonathan Vlaming is the contact person and can be reached at 763-
694-7632.
St.Anthony Rail Road Spur Regional Trail—This is a proposed regional trail that would
follow the existing railroad corridor. Since there is an active railroad operating on the tracks, trail
planning would not take place until there is a change in the status of the use of the tracks. At that
time Three Rivers Park District and Ramsey County will work with St. Anthony and others to
master plan the trail. The general alignment of the proposed trail as shown in Figure 2 should be
acknowledged in the city's comprehensive plan. Greg Mack is the contact person for Regional
Park System facilities in the Ramsey County part of St. Anthony. He can be reached at 651-748-
2500.
Figure 2 shows the location of all parks and trails listed above in St. Anthony, plus any parks and
trails adjacent to the city's border.
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Figure 2: Map of St.Anthony with regional parks and trans in the city and adjacent to the
city
-15
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System Statement
City of St. Anthony
Following the January 2004 adoption of the 2030 Regional Development Framework, and
the more recent adoptions of the Transportation Policy Plan, the Water Resources
Management Policy Plan, and the Regional Parks Policy Plan, the Metropolitan Council
is issuing system statements pursuant to state statute.
Receipt of this system statement and the metropolitan system plans triggers communities'
obligations to review and, as necessary, amend their comprehensive plans within the next
three years. The complete text of the 2030 Regional Development Framework as well as
complete copies of the recently adopted metropolitan system plans are available for
viewing and downloading at http://www.metrocouncil.org/r)[anning/framework/timeline.ht . Paper copies
are available by calling the Council's Data Center at 651-602-1140.
Metropolitan system plans are long-range comprehensive plans for the regional systems--
transportation and airports, wastewater services, and parks and open space, along with the
capital budgets for metropolitan wastewater service, transportation and regional
recreation open space. System statements explain the implications of metropolitan system
plans for each individual community in the metropolitan area. They are intended to help
communities prepare or update their comprehensive plan, as required by the Metropolitan
Land Planning Act:
Within three years following the receipt of the metropolitan system
statement, every local governmental unit shall have prepared a
comprehensive plan in accordance with sections 462.355,
subdivision 4, 473.175, and 473.851 to 473.871 and the applicable
planning statute and shall have submitted the plan to the
Metropolitan Council for review pursuant to section 473.175.
Local comprehensive plans will be reviewed by the Council for conformance with
metropolitan system plans, consistency with Council policies and compatibility with
adjacent and affected governmental units.
The system statement includes forecasts at densities that assure regional growth is
achieved consistent with adopted policies. These forecasted densities help ensure
regional services and costly regional infrastructure can be provided as efficiently as
possible, and that development and growth within the metropolitan area occur in a
coordinated manner. The system statement also contains an overview of the
transportation and aviation, transit, wastewater, and regional parks system plan updates,
and system changes affecting each community.
Forecasts.
The following forecasts are part of the 2030 Regional Development Framework(adopted
January 14, 2004 and updated on August 24, 2005). They are used by the Council to plan
for its regional systems. Communities should base their planning work on these forecasts.
However, given the nature of long-range forecasting, the Council will maintain an on-
going dialogue with communities to consider any changes in growth trends or community
expectations about growth that may have an impact on regional systems.
Forecast of population, households and employment:
Revised Develo ment Framework
1990 2000 2010 2020 2030
Population 7,727 8,012 9,150 9,400 10,000
Households 3,453 3,697 4,000 4,300 4,600
Employment 3,650 3,382 4,350 5,000 5,450
The Council forecasts growth at appropriate densities for communities in order to protect
the efficiency of wastewater, transportation and other regional system investments, and to
help ensure the metropolitan area can accommodate its projected growth by the year
2030.
Growth management.
The Regional Development Framework sets an overall minimum residential density
standard of 3 to 5 units per acre in developed and developing areas where urban service is
located or planned. The average minimum standard of 3 units per acre is important to the
efficient use of regional systems, including wastewater system investments. Communities
that significantly over-utilize or under-utilize regional systems can cause inefficiencies in
the use of regional resources. Additionally, achieving housing at these density levels may
help communities meet their obligations under the Metropolitan Land Planning Act to
plan for and address their housing needs.
Geographic planning area.
The city of St. Anthony is designated as a"developed community" geographic planning
area in the 2030 Regional Development Framework. Geographic planning areas are
shown on the 2030 Planning Area map. The planning area sets overall densities that the
planned development patterns in your community can be expected to achieve. (If there
are discrepancies between the 2030 Framework Planning Area map, and the metropolitan
systems plans because of adjustments that occurred subsequent to the adoption of the
2030 Regional Development Framework document, communities should follow the
specific guidance contained in this system statement.)
As St. Anthony plans for current and future residents, it should focus on protecting
natural resources, ensuring sufficient public infrastructure, and developing transition
strategies to increase density and encourage infill development.
Specific strategies for-developed communities are found on pages 24-25 of the 2030
Regional Development Framework.
2
System statement review process.
If your community disagrees with elements of this system statement, or has any questions
about this system statement, we urge you to contact your sector representative, Jim
Uttley, 651 602-1361, to review and discuss potential issues or concerns.
The Council and local units and districts have historically resolved questions about
forecasts and other components of the system statement through discussions.
Request for hearing.
If a local governmental unit or school district and the Council are unable to resolve
disagreements over the content of a system statement, the unit or district may by
resolution request that a hearing be conducted by the Council's Land Use Advisory
Committee or by the state Office of Administrative Hearings for the purpose of
considering amendments to the system statement. According to Minnesota Statutes
section 473.857, the request shall be made by the local unit or district within 60 days after
receipt of the system statement. If no request for a hearing is received by the Council
within 60 days, the statement becomes final.
System statement issue date:
The official date of the issuance of this system statement is September 12, 2005.
3
Wastewater System Statement -- St. Anthony
Key Changes in the,Plan
The revised Water Resources Management Policy Plan, adopted by the Metropolitan Council in
March 2005, is the metropolitan system plan for metropolitan wastewater services with which
local comprehensive plans must conform. This system statement summarizes significant
elements of the metropolitan system plan and highlights those elements that apply specifically to
your community. In addition to reviewing this system statement, your community should consult
the entire Water Resources Management Policy Plan, the 2030 Regional Development
Framework and other pertinent regional planning and policy documents to ensure your
community's local comprehensive plan and plan amendments conform to the metropolitan
system plans. A PDF file of the entire Water Resources Management Policy Plan, the 2030
Regional Development Framework, the Local Planning Handbook and other regional planning
and policy documents of the Metropolitan Council are available online at the Metropolitan
Council's Web site: http://www.metrocouncil.org/planning/framework/overview.htm.
The revised Water Resources Management Policy Plan incorporates the following changes:
• A coordinated approach to water supply planning in the metropolitan area with the goal of
providing for a sustainable, reliable and secure supply of high quality water to support orderly,
economic growth and maintain the region's high quality of life.
• An approach to surface water management that ties together the control of pollution from
point and nonpoint sources. Local surface water management plans will be reviewed for
impacts on the regional wastewater system.
• A policy under which the Council will consider acquiring and operating local wastewater
treatment plants in rural growth centers upon request where enough growth is projected to
make it economically feasible for the Council to become involved.
• A plan that provides for cities to reduce excessive inflow and infiltration (VI) of clear water
into the metropolitan sewer system. A financial assistance/surcharge program is included that
will provide a funding mechanism to help solve the I/I problem.
• A policy that continues to require inspections of individual sewage treatment systems (ISTS)
at least once every three years by trained individuals. In addition, the Council has added
further clarification on what is needed in a community's local ISTS management program.
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System Plan Considerations Affecting Your Community
1. Metropolitan Sewer Service
Forecasts:
The forecasts of population,households, employment, and wastewater flows for St.
Anthony as contained in the adopted Water Resources Management Policy Plan are listed
below. These forecasts are for sewered development. The sewered housing forecasts were
estimated based on SAC data, annual city reports, current trends and other information
relating to your community. The wastewater flows are based on historical wastewater
flow data and the projected sewered housing and employment data.
Table 1
Year 2010 2020 2030
Sewered Population 9,100 9,400 10,000
Sewered Households 4,000 4,300 4,600
Sewered Employment 4,350 5,000 5,450
Average Annual Wastewater Flow MGD 1.01 1.02 1.06
Allowable Peak Hourly Flow GD 3.13 3.16 3.29
The flow projections represent the Council's commitment to a level of service, assuming
that the Council's underlying demographic forecasts are maintained. Adjustments may be
required based on verified growth or lack of growth. The city should contact Council staff
to discuss any proposed adjustments. Flow projections do not represent an allocation of
interceptor capacity except in the event a temporary system constraint occurs. The
community must strive to keep its wet weather flows within the allowable peak hourly
rate.
At a minimum the Council will reevaluate flow projections every five years. Moreover,
the Council will also continue to monitor each city's flow on a continuous basis and note
any significant changes. The Council will use these growth and wastewater flow forecasts
to plan all future interceptors and treatment work needed to serve your community. The
Council will not design future interceptor improvements or treatment facilities to handle
peak hourly flows in excess of the allowable rate for your city. St. Anthony, through its
comprehensive planning process, must decide the location and staging of development,
and then plan and design its local wastewater collection system to serve this development.
If you plan a total wastewater flow from your community in excess of the Council's
forecasts, your assumptions will be analyzed by the Council for their potential adverse
effects on the capacity or operation of the metropolitan system.
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You should also note that urban development at overall densities that are substantially
lower than identified for your community in the Council's Growth Management Strategy
Section of the Systems Information Statement will also be analyzed by the Council for
their potential adverse effects on the cost of providing metropolitan sewer service.
Description of Metropolitan Disposal System Serving your Community:
The attached map shows the location of the Metropolitan Disposal System (MDS) serving
your community. The following paragraphs contain information on the existing and
planned metropolitan facilities serving your community.
The wastewater flow from the City of St. Anthony is treated at the Metropolitan WWTP
located within St. Paul, MN. There are many projects scheduled for the Metropolitan
WWTP through 2030. These projects will provide additional capacity at the plant as well
as improve its ability to meet required permit standards.
The City of St. Anthony is served by two interceptors 1-MN-302 and 1-RV-430.
Interceptor 1-MN-302 currently has an available capacity of 2.35 mgd to provide for the
long-term needs of the city. Interceptor 1-RV-430 currently has an available capacity of
0.59 mgd. The Council has no proposed interceptor improvement projects scheduled
through 2030 within the city. The city needs to verify its long-term needs as part of its
comprehensive plan update. If necessary, detailed information regarding metropolitan
facilities is available from the Council's Municipal Services Section by calling the staff at
(651) 602-1005.
Increases in growth rates and resulting increases in flow beyond those shown in Table 1
may result in short-term capacity limitations within the MDS.
Inflow/Infiltration Reduction Goal
The Council's Water Resources Management Policy Plan states that the Council will
establish I/I goals for all communities discharging wastewater to the MDS. Communities
that have excessive I/I in their sanitary sewer systems will be required to eliminate the
excessive I/I by 2012. The Council will begin the implementation of an I/I
assistance/surcharge program in 2007. The money collected from the communities with
excessive I/I may be used by those communities to remove I/I from their systems. The
Council will limit increases in service within those communities that have not met their
I/I goal(s) starting in 2013. The Council will meet with the community and discuss this
alternative before it is implemented. This time period may be shorter if excessive I/I
jeopardizes the Council's ability to convey wastewater without an overflow occurring. In
this case the Council may limit increases in service within those communities that have
excessive IR immediately upon notification to the community. The Council plans to
implement a wastewater rate demand charge program, starting in 2013, for those
communities that have not met their I/I goals. These revenues will be used to help defray
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the cost of providing attenuation within the MDS to recover the capacity lost to excessive
I/I.
The UI goal established for the City of St. Anthony is the allowable peak hourly flow rate
as shown in Table 1 and varies based on annual average flow. The Council's metering
program shows that the city's 2004 annual average flow at meter M055 was 0.30 mgd.
The current UI goal for this connection point from your community is an allowable peak
hourly flow of 1.1 mgd. The 2004 annual average flow at meter M055A was 0.073 mgd..
The current UI goal for this connection point from your community is an allowable peak
hourly flow of 0.29 mgd. The 2004 annual average flow at meter M104 was 0.33 mgd.
The current UI goal for this connection point from your community is an allowable peak
hourly flow of 1.2 mgd. The 2004 annual average flow at meter M105 was 0.019 mgd.
The current UI goal for this connection point from your community is an allowable peak
hourly flow of 0.076 mgd.
Specific Requirements for the Sewer Element of the City's Comprehensive Plan
The Council has completed a review of the current information in the city's existing
comprehensive plan and has determined that the following information is needed to
update the sewer element of the city's comprehensive plan/local sewer policy plan:
• A sewer map showing the city's existing service area and proposed trunk sewer system
through 2030 and ultimate sewer service area.
• A table showing the projected population, households, employment and flow forecasts
by interceptor for the city for 2010, 2020 and 2030.
• A description of the city's UI program. What efforts does the city make in the
maintenance of its sanitary disposal system? Does the city prohibit the connection of
sump pumps, rain leaders and passive drain tile from the sanitary sewer system?
2. Surface Water Management
In 1995, Minnesota Statutes section 473.859, subd. 2, was amended to make the local
surface water management plan required by Minnesota Statutes section 10313.235 a part of
the land use plan of the local comprehensive plan. Section 10313.235 provides that a local
surface water management plan should be prepared once a watershed plan for the area has
been approved. Section 10313.235 also generally identifies the content requirements for the
plan. The local surface water management plan must be submitted to both the watershed
management organization(s)within whose watershed the community is located and to the
Metropolitan Council for its review. For guidelines on the contents of local surface water
management plans,please refer to Appendix 132-b of the Council's Water Resources
Management Policy Plan.
Council records indicate that St. Anthony is in the Rice Creek Watershed District and the
Mississippi River Watershed Management Organization(see attached map). The
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Mississippi River WMO watershed plan was approved by BWSR in 2000. The Rice Creek
WD watershed Plan was approved by BWSR in 1997. St. Anthony updated its local
surface water management plan in 1997. St. Anthony needs to update its local surface
water plan to be consistent with the Mississippi River Watershed Management
Organization's watershed management plan. All local surface water management plan
updates should be submitted to the Council review concurrent with the review by the
watershed management organizations. Failure to have an updated local surface water
management plan consistent with the local surface water management plan content
requirements found in Appendix B2-b of the Water Resources Management Policy Plan
will result in a metropolitan system impact.
Advisories
1. Water Supply Planning
Minnesota Statutes section 473.859, subd.3 requires cities with a municipal water supply
system to develop a water supply and conservation plan and submit it to the Council for its
review. Communities serving more than 1,000 people are required by Minnesota Statutes
section 103G.291 to submit the emergency and conservation plan to the Department of
Natural Resources. The guidelines for water supply plan updates were released in 2005. St.
Anthony needs to update its local water supply plan consistent with the new guidelines and
submit the water supply plan to the Council for its review. For contents of local water
supply plans, please refer to Appendix B2-c of the Council's Water Resources Management
Policy Plan.
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STAFF REPORT
To: Planning Commission Report No.: IX.1.
From: Kim Moore-Sykes,Assistant City Manager
Date: January 17, 2006; February 21, 2006
Subject: Proposed PUD Ordinance Revisions
Requested Action: Concept Review
Background:
This is an issue that has been discussed by the Planning Commission for several months. While this zoning
designation has been used successfully by the City for years, as redevelopment efforts in the City are completed,
there continue to be areas in the community that would benefit from a Planned Unit Development designation.
It is proposed that the remaining sites which are generally smaller than the current requirement of three (3) acres
be also considered as eligible for PUD designation on a case by case basis and where it will enhance and/or
increase the City's ability to further redevelopment plans or efforts.
In researching this issue with other cities, the planning association and other regions around the country, Staff
has determined that there are new ideas being utilized with regard to PUDs that may provide additional concepts
that would further redevelopment efforts in the City of St.Anthony.
Attachments:
• Proposed revised ordinance language for Planned Unit Developments
022106 PUD Rev suggestions.doc
Section 1655—PLANNED UNIT DEVELOPMENT
1655.01 P2Mose. The purpose of this Section 1655 is to provide for planed
unit developments PUDs within the City. PUD districts are
intended to permit flexibility of site design the conservation of
land and open space through innovative design and
placement of buildings and activities and an incentive to I
developers to plan creatively. This flexibility can be achieved by
allowing deviations from standards including setbacks heights and
similar regulations while still adhering to a the standards and
purposes of the Comprehensive and Use PlanPUDs are
characterized_ by central management integrated planning and
architecture joint or common use of parking thoughtfully designed
omen space and other facilities and a harmonious selection of and
efficient distribution of uses
1655.02 Definitions.
Subd. 1. PUD. A PUD is a zoning district and development plan,
which may include single or mixed uses, and one (1) or more lots or
parcels, and which is intended to create a more flexible, creative
and efficient approach to the use of land. Any PUD shall be subject
to the procedures, standards and regulations contained in the
SectionA T ���,r 1655. r D site aWeast arfesin size, ate
1
rll he Miens fpPT TTl 1 t i ,t ut! 11 sites }
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There is no minimum property area for the PUD development plan
However,if a property is less than three (31 acres in size the
applicant must demonstrate to the satisfaction of the City that the
pro12arty cannot be reasonably combined with adjacent properties
at the time of application and that the type and design
of the
development is effectively transitioned to adjacent
areas and land uses.
CADocuments and Settin s\kmoorelLocal Settin s1Tem orar Internet Fi1es1OLK71Section 1655
PUDs 011706.doc
011706.dee
AnthonySt
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Memo
To: Mayor,Council,and City Manager
From: John Fire Chief
Date: Jan. 17,2005
Re: Code Enforcement Report
Please find attached a summary of City Ordinance enforcement activity as conducted
by the members of the Fire Department for the Fourth Quarter of 2005.
In addition to these, many questions and problems are efficiently handled by the
administrative staff by phone or in person (walk-ins to City Hall)and do not generate
a record of the activity.
Should you have any questions or require more detailed information please contact
me at any time.
Have a great day, John Fire Chief
0 Page 1
ST. ANTHONY CITY CODE ENFORCEMENT ACTIVITY
FOURTH QUARTER 2005
CASE# DATE VIOLATION ADDRESS COMPLAINT OFFICER
94 9/29/2005 2828 ROOSEVELT BUSHES OVERGROWN JM
95 10/14/2005 AREA SIGN ORD. ENFORCEMENT iM
96 10/17/2005 3309 CROFT VEHICLE ON GRASS JM
97 10/18/2006 3513 BELDON WATER RUNOFF PROBLEM JM
98 10/19/2005 3605 STINSON REFUSE IN YARD JM
99 11/23/2005 3700 CHANDLER DRV. VEHICLE ON GRASS JM
100 11/28/2005 2828 COOLIDGE REFUSE IN YARD JM
101 12/19/2005 3239 STINSON BLVRD. DAMAGED FENCE JM
102 12/20/2005 NWQ AREA SIGN ORD. ENFORCEMENT JM
103 12/28/2005 3929 FORDHAM DRV. REFUSE IN YARD JM
104 12/21/2005 3300 39TH AVE. VEHICLE ON GRASS im