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1985 07-22 HRAP
HRA AGENDA CITY OF BROOKLYN CENTER JULY 22, 1985 7:00 P.M. 1. Call to Order 2. Roll Call 3. Resolutions a. Approving Two (2) Rehabilitation Grants b. Authorizing Purchase of the Earle Brown Farm Property c. Approving Redevelopment Program and Tax Increment Plan 4 Adjournment I. 3,1 Member introduced the following resolution and moved its adoption: HRA RESOLUTION N0. RESOLUTION APPROVING TWO (2) BROOKLYN CENTER HOUSING REHABILITATION GRANTS WHEREAS, the Brooklyn Center Housing and Redevelopment Authority has established a Home Rehabilitation Grant Program to assist low and moderate income individuals in the maintenance repair of their homes; and WHEREAS, the Brooklyn Center Housing and Redevelopment Authority has received two (2) applications from an eligible individual to receive grant assistance; and WHEREAS, an inspection by the City of Brooklyn Center has determined that the work is necessary and appropriate under the Brooklyn Center Housing Rehabilitation Grant Program; and WHEREAS, the estimated cost of the proposed grant application is estimated at $16,500. NOW, THEREFORE, BE IT RESOLVED by the Brooklyn Center Housing and Redevelopment Authority that: 1 The Brooklyn Center Housing and Rehabilitation Authority does approve the two (2) housing rehabilitation grant applications as recommended by the staff. 2. That the work be performed as recommended in the confidential memorandum dated July 15, 1985, and that the applicant be directed to obtain the necessary bids for staff review and approval. 3. The project shall not exceed th grant limits of $8,250 per house. Date Chairman The motion for the adoption of the foregoing resolution was duly seconded _ by member , and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: - whereupon said resolution was declared duly passed and adopted. f MEMORANDUM TO: Gerald G. Splinter, Ci Manager P � Y g FROM: Brad Hoffman, Administrative Assist DATE: July 15 1985 SUBJECT: HRA Rehab Grants The following rehab grant applications are recommended for HRA approval. The information contained in this memo is private and not available to the general public. A. Ione M. Massen, 3301 Thurber Road. The following work is recommended: 1. Provide handrail on stair from first level down to basement and also from basement to garage. See spec UHC /783 Section V -G. 2. Replace existing front and rear entrance doors and hardware. See spec UHC/ 8 3 section V -C1. P 7 3. Replace sunporch exterior entrance door threshold. See spec UHC /783 section V -C1. 4. Replace all rotted wood on sunporch steps, posts, sides, etc. See spec UHC /783 section VII -A. 5. Repair upper and lower level bathroom ceiling or wall damaged by water. See spec UHC /783 section VII -A. 6. Insulate attic space to R -38 including access panel. Provide air chutes in every rafter space as required in spec UHC /783 section V -H1. 7. Insulate rim joist with R -19 insulation with vapor barrier. See spec UHC /783 section V -H2. 8. Check for water leakage around 4" plumbing vent stack and seal. 9. Reside dwelling preferably with stucco to maintain integrity of the dwelling. 11 Sees s pec HC Q prices U / 8 section X -C1 o g P 7 3 Qu P are to include siding in stucco, wood, metal and vinyl. 10. Replace all rotted cornice and repaint all house, window and and door trim Sees spec UHC/ VII A1•- 2 and P 8 73 3 11. Provide additional roof and soffit ventilation. See spec UHC /783 section V - 8.6. ' 12. Replace all rotted window sills. See spec UHC /783 V -D2. 13. Replumb piping on water heater, replace T & P relief valve per state plumbing code and secure vent connector. See spec UHC /783 section X -A. 14. Install electrically operated fire detectors in upper and lower sleeping area. See spec UHC /783 section V -I. 15. Extend kitchen exhaust duct through roof to outside air. See spec UHC /783 section V-M. Y B. ` Nancy Lee Bass, 821 73rd Avenue North. The following work is recommended: 1. Reinstall existing handrail. 2. Provide additional window or storm sash for all basement windows. See spec UHC /783 section V -D1 & 2. 3. Remove remaining plastic wall tile in bathroom and replace with waterproof enclosure or replace with new tile. See spec UHC /783 section VII -3D & E. 4. Replace existing water damaged bathroom window and replace with one that is closer to the ceiling to avoid shower water but does not need to conform with existing house windows. See spec UHC /783 section V -D2. 5. Provide room heater for upper bathroom. (Electrically powered wall unit will be acceptable.) See spec UHC /783 section XI -A5. 6. Replace exterior front and rear entrance doors, See spec UHC /783 V -C1. 7• Replace front and rear entrance storm doors. See spec UHC /783 section V -05. 8. Replace front and rear steps and landing. (Decay resistant wood is acceptable if cheaper.) See spec UHC /783 section II -C. 9. Repair or replace wall covering and plaster in kitchen. See spec UHC /783 section VI -A. 10. Repair kitchen cabinets where broken and refurbish finish. See spec UHC /783 section V -L3. 11. Replace linoleum kitchen counter top. See spec UHC /783 section V -L4. 12. Retrack sliding door in upper right rear bedroom. 13. Repair damage to upper right rear bedroom window. See spec UHC /783 section V -D2. 14. Install a wall with a door in upper diving quarter section to create a private room presently used as a bedroom. (option) 15. Replace windows in upper left rear habitable space. 16. Repair water damaged living room cei See sec UHC/ 8 g � � P 73 section VI -A. 17. Replace living room windows. See spec UHC /783 section V -D2." 18. Provide attic and correct knee -wall insulation. See spec UHC /783 section V -H1. 19. Provide proper ventilation of attic and knee -wall space. See spec UHC /783 section V - H6. 20. Reside dwelling. See spec UHC /783 section VIII B1. 21. Extend cornice beyond the face of the existing siding to prevent water run down from roof. See spec UHC /783 section V -E. 22. Reroof dwelling. See spec UHC /783 section IX -Ar B, C. 23. Repair all broken window glazing and recaulk framing to siding - weather seal windows as required. See spec UHC /783 section V- D2. 24. Paint exterior house and garage trim and windows. 25. Relocate electrical mast to comply with National Electrical Code too close to window. See spec UHC /783 section XII -A. 26. Provide electrical smoke detectors. See spec UHC /783 section V -I. 27. Provide electrical wall outlet for microwave oven in kitchen presently powered by an extension cord. See spec UHC /783 section XII -5. 28. Remove ceiling light fixture in upper right rear bedroom and provide a light powered by a switch. See spec UHC /783 section XII -4A. 29. Replace damaged wall outlet in living room. See spec UHC /783 section XII - *3 Member introduced the following resolution and moved its adoption: HRA RESOLUTION N0. RESOLUTION APPROVING THE PURCHASE OF CERTAIN REAL PROPERTY IN THE CITY OF BROOKLYN CENTER; AND AUTHORIZING THE EXECUTION OF A PURCHASE AGREEMENT BE IT RESOLVED by the Housing and Redevelopment Authority of the City of Brooklyn Center (Authority) as follows: Section 1. Background 1.01. The Authority on its own initiative has prepared a redevelopment plan and Program (Redevelopment p p g ( velopment Plan) for the area in the City f Br r y oo lyn Center generally known a s th g Y e Earle Brown Fa rm Area (Study Area) in accordance with _ Minnesota Statutes Sections 462. 411 to 462.716 (Redevelopment Act) and has prepared a tax increment financing plan (TIF Plan) in accordance with Minnesota Statutes, Sections 273.71 to 273.78 (TIF Act). 1.02. The Redevelopment Plan and TIF Plan are contained in a document entitled "Earle Brown Farm Redevelopment Plan and Tax Increment District Plan" dated 1 8 w , 9 5, no on file with the Authority. Y 1.03. The Redevelopment Plan and TIF Plan have been, in accordance with the Acts, referred to the City of Brooklyn Center Planning Commission which by action taken on June 27, 1985, has commented on the Redevelopment Plan and TIF Plan and found d th em to conform to and not be in conflict with the general plan for the development of the City as a whole. 1 .04. The City Council has after conducting the required public hearing and complying with the procedures set out in the Acts, approved the Redevelopment Plan and TIF Plan and established the Redevelopment District and the TIF District. 1.05. The Redevelopment Plan and TIF Plan provides for the acquisition by the Authority of the real property described in the Purchase Agreement attached hereto as Exhibit 1, in order to accomplish the purpose contained in the Redevelopment Plan. Section 2. Authorization of Acquisition of Property 2.01. The Authority is authorized to purchase the real property described in Exhibit 1 in accordance with the terms contained in the Purchase Agreement attached hereto. 2.02. The Purchase Agreement attached hereto as Exhibit 1 is approved. The Authority's Chairman and Executive Director are directed and authorized to execute the Purchase Agreement on behalf of the Authority. �I Date Chairman - RESOLUTION N0. The motion for the adoption of the foregoing resolution was duly seconded by member , and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted. VON FELDT & SALMEN ATTORNEYS AT LAW 1250 NORTHERN FEDERAL BUILDING 386 NORTH WABASHA ST, PAUL, MINNESOTA 55102 T. JAY SALMEN TELEPHONE C. E. VON FELDT 6121228 -1100 RICHARD C. SALMEN - - NANCY L.PONTO July 18, 1985 Brad Hoffman Administrative Assistant City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 In Re: Earle Brown Farm - Gustafson Dear Mr. Hoffman: I am enclosing a Purchase Agreement as to the Earle Brown`Farm executed by Mr. Gustafson and by Summit Mortgage Corporation. This letter will also confirm a you telephone conversation with P Y on Wednesday, July 17, 1985 wherein we discussed clarification and changes as to a portion of said Purchase Agreement. The clarification and changes are as follows: 1. Page 3, paragraph 6- Closing. Since it is my understanding that all unpaid taxes are to be added to the purchase price at time of closing, it is immaterial whether the closing take place on August 15, 1985 or some subsequent date. 2. Page 4, paragraph 7- Relocation. Seller agrees to the terms and conditions of said paragraph. However, should Seller be able to obtain relocation benefits for which the City is not responsible, said Seller wishes to retain all rights as to benefits. 3. Page 4, paragraph 8- Possession. Seller has initialled and changed the wording following Federal Detention Center in Lexington, Ky. from Federal Center Detention or halfway house. This does not change the period of 12 months after Seller's release. 4. Page 5, paragraph 8- Lease. Seller shall be entitled to free rent for the premises, and shall be only responsible for all utilities. It may be that you would wish to draft a short form lease to attach as an exhibit to this Purchase Agreement. 5. Seller wishes to have the option to move all buildings including and not limited to a bunkhouse and gazebo, which will not be used by the City or torn down. I believe that you were in agreement with all of the above and would request your assent at the bottom of this letter if that is correct. Very truly yours, VON FELDT AND SALMEN By- Y � CEV:kl Enc: The above - entitled has been read and we agree to its terms and conditions. THE HOUSING AND REDEVELOPMENT AUTHORITY FOR THE CITY OF BROOKLYN CENTER, MN By J PURCHASE AGREEMENT THIS PURCHASE AGREEMENT, made this (/ day of July, 1985, by and between the Brooklyn Center Housing and Redevelopment Authority, a Minnesota Municipal Corporation, hereinafter called "Buyer" and Deil O. Gustafson and Summit Mortgage Corporation, a Minnesota Corporation, hereinafter collectively called "Seller." WITNESSETH: 1. Property Seller is the owner of certain real property and improvements located at 6100 and 6150 Summit Drive (the Property), Brooklyn Center, Minnesota, the legal description of the property being described in the attached Exhibit A. 2. Purchase Price Seller agrees, subject to the terms of this Purchase Agreement, to sell and Buyer agrees to purchase the Property for the sum of $2,010,000, plus a sum equal to all real property-taxes for the year 1985 and prior years remaining unpaid as of the date of closing and the sum of all levied special assessments which are due and payable after the date of closing. Seller agrees to pay all special assessments due prior to the date of closing. ' 3. Earnest Money As earnest money and in part payment for the purchase 6f-the Property Buyer has paid to the Seller the SUM of Five Thousand Dollars ($5,000:00). In the event this Agreement is terminated in accordance with Section 5B of this Agreement the Earnest Money shall be immediately returned to the Buyer. 4. Taxes and Special Assessments Seller agrees to pay all real property taxes remaining unpaid for the year 1985 and prior years on the Property on the date of closing. Seller agrees to pay all Special Assessments levied against the Property remaining unpaid as of the date of closing. 5. Conditions Prior to Closing A. Proof of Marketable Title Seller shall, within a reasonable time after execution of this Purchase Agreement, furnish an abstract of title, or a Registered Property Abstract certified to date to include proper searches covering bank- ruptcies, and State and Federal judgments and liens. Buyer shall be allowed ten days after receipt thereof for examination of said title and the making of any objections thereto, said objections to be made in writing or deemed to be waived. If any objections are so made, the Seller shall be allowed 120 days to make e such title marketable. Pending correction of title, the" payments hereunder required shall be postponed; but upon correction of the title and within ten days after written notice to HRA, the parties shall perform this Agreement according to its terms. If said title is not made marketable and is not made so within 120 days .from the date of the receigt of written ob- jections thereto as provided above, this Agreement shall be null and void, at the option of the Buyer, and neither party shall be liable for damages hereunder_ to the other party. All monies theretofore paid by the HRA to Seller shall be refunded. If title to the property is found marketable or is so made within the 120 days specified above and the Buyer defaults in any of the terms of this Agreement and continues in default for a - 2 period of ten days, then the Seller may terminate this Agreement and on such termination retain all payments made upon this contract, as liquidated damages, time being of the essence hereof. - This provision shall not deprive either party of the right of enforcing,the performance of this Agreement provided such Agreement shall not be terminated as aforesaid, and provided action to enforce such specific performance shall be commenced within six months after such right of action shall arise-. - B. Settlement of Lawsuits Seller is currently a party to a lawsuit with Texas International, disputing an inter- est in an adjacent parcel described in the attached Exhibit B. Buyer is requiring Seller and Seller is hereby agreeing to settle said lawsuit prior to the date of closing. In the event a settlement has not been achieved h d by the ate of .closing, this Agreement may be terminated at the option of the Buyer. 6. Closing The actual date of closing shall occur on a date mutually agreed to by the parties hereto and shall occur prior to October 1, .1985. For the purpose of computing the purchase price pursuant to Section 2 and the payment of taxes pursuant to Section 4 of this Agreement, th date of closing shall be August 15, 1985. At closing, Seller agrees to execute and deliver- a General Warranty Deed to be joined by any other individuals deemed necessary, conveying marketable title to the property subject only to the following exceptions: _ 3 (a) building and zoning laws, ordinances, State and Federal regulations; (b) reservation of any mineral or mineral rights to the State of Minnesota; (c) utility and drainage easements which do not interfere with present improvements. Buyer shall deliver to Seller at closing the purchase price contained in Section 2 of this Agreement. 7. Relocation Seller and Buyer acknowledge that the purchase price specified in Section 2 of this Agreement includes the amount of relocation benefits that Seller is eligible for pursuant to Minnesota Statutes, SEction 117.52, and Seller hereby waives his right to bring any action against Buyer to contest or claim additional relocation benefits. 8. Possession On the actual date of closing Bu a g, y sh 11 take possession of the Property except as specified herein. Seller shall retain possession of the three houses and the D Barn as shown on the attached Exhibit C for a period of 36 months from the actual date of closing or X 22 - months after Seller's release from federal detention center ��� whichever occurs first. On the date of closing, Seller shall provide Buyer with proof of liability and casualty insurance in amounts satis- factory to Buyer on the portion of the property remaining in Seller's possession, naming the Buyer as an additional insured. Seller shall be required to annually provide proof of insurance to Buyer during such time as Seller remains in possession. At closing, Seller shall enter into a lease of the portion of the 4 property described in Exhibit C with Buyer containing the terms . set forth in this section. 9. Remedies, If title to the subject property is market - able or is made so within 120 days from the -,date of Buyer's written objections and Buyer defaults in any of the agreement contained in this Purchase Agreement and Buyer's default shall continue for 10 days, then Seller shall have the following remedies: (a) to compel Buyer's performance of this Purchase Agreement by resort to the equitable remedy of specific perfor- mance, or (b) any other remedy at law or in equity which may be available to Seller. 10. Time. The .parties hereto agree that time and time of payment are of the essence of this Agreement. 11. Governing Law This Purchase Agreement "shall be governed - by and construed under the laws of the State of Minnesota. 12. Entire Agreement This .Agreement contains the entire agreements of the parties hereto, and it may be changed or 5 modified only by an agreement in writing signed by the parties hereto. SELLER Deil O. Gusta so SUMMIT MORTGAG CORPORATION, a Minnesota Corporation By Its - By Its _ BUYER THE HOUSING AND REDEVELOPMENT AUTHORITY FOR THE CITY OF BROOKLYN CENTER, MINNESOTA By Its By Its This Instrument Drafted By: LeFevere,- Lefler, Kennedy, O'Brien & Drawz, P.A. 2000 First Bank Place West Minneapolis, Minnesota 55402 (612) 333 -0543 6 is ..... 3 Member introduced the following resolution and moved its adoption: HRA RESOLUTION NO. RESOLUTION APPROVING A REDEVELOPMENT PLAN AND TAX INCREMENT FINANCING PLAN FOR THE EARLE BROWN FARM REDEVELOPMENT PROJECT: REQUESTING THE BROOKLYN CENTER CITY COUNCIL TO CONDUCT PUBLIC HEARINGS THEREON: AND RECOMMENDING APPROVAL OF THE PLANS BE IT RESOLVED by the Housing and Redevelopment Authority of the City of Brooklyn Center (Authority) as follows: Section 1. Background 1.01. The Authority on its own initiative has prepared a redevelopment plan and program (Redevelopment Plan) for the area in the City of Brooklyn Center generally known as the Earle Brown Farm Area (Study Area) in accordance with Minnesota Statutes Sections 462.411 to 462.716 (Redevelopment Act) and has prepared a tax increment financing plan (TIF Plan) in accordance with Minnesota Statutes, Sections 273.71 to 273.78 (TIF Act). 1.02. The Redevelopment Plan and TIF Plan are contained in a document entitled "Earle Brown Farm Redevelopment Plan and Tax Increment District Plan" dated , 1985, now on file with the Authority. 1.03• The Redevelopment Plan and TIF Plan have been, in accordance with the Acts, referred to the City of Brooklyn Center Planning Commision which by action taken on June 27, 1985, has commented on the Redevelopment Plan and TIF Plan and found them to conform to and not be in conflict with the general plan for the development of the City as a whole. Section 2. Referrals 2.01. The Authority finds and determines that the objectives of the Redevelopment Act and TIF Act and the City's and Authority's objectives for the redevelopment of the Study Area will be accomplished by the adoption and implementation of the Redevelopment Plan and the TIF Plan. 2.02. The Redevelopment Plan and the TIF Plan are approved and adopted by the Authority. 2.03. The Executive Director is authorized and directed to transmit copies of the Plans to the governing body of Independent School District No. and the Board of Commissioners of Hennepin County for their review and comment as provided by the TIF Act. Section 3. Establishment of TIF District 3.01. The Authority respectfully requests the City Council to conduct the Public hearings required by Section 462.521 of the Redevelopment Act and Section 273.74 of the TIF Act as soon as convenient, and further recommends to the City Council that it approve the Redevelopment Plan and TIF Plan. RESOLUTION N0. 3.02. The Executive Director is authorized and directed to transmit a certified copy of the resolution and the Plans to the City Council. Section 4. Further Action: Financing 4.01. The Authority intends to request the City Council from time to time to assist in the financing c of the public bl c redevelo merit costs identified in th g e e TI F A A Plan by the issuance of general obligation bonds of the City payable from tax increments from the TIF District and special assessments against benefited properties therein. 4.02. The Authority also intends to request the City Council from time to time to consider various other actions necessary to the implementation of the Plans including but not limited to, rezoning of property, the use of _eminent domain authority, the execution of joint and cooperative agreements, and the use of other powers which the City is authorized to exercise on behalf of and in conjunction with the Authority pursuant to the Redevelopment Act and the TIF Act. 4.03• The Authority pledges its cooperation to the City Council in carrying out the Redevelopment Plan. Date Chairman The motion for the adoption of the foregoing resolution was duly seconded by member , and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted. Telephone: 561 -2120 Brooklyn Center Independent School District No. 286 6500 Humboldt Avenue North - Brooklyn Center, Minnesota 55430 OFFICE OF THE SUPERINTENDENT Dr. David Kaliher, Chairman DOUGLAS M. ROSSI Mrs. Jody Brandvold, Clerk Superintendent Walter Bursch, Treasurer RONALD J. STAVE Robert Spies, Vice Chairman Adm. Asst. Thomas C. Sollberger, Director Ralph J. Van Beusekom, Director July 22, 1985 City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 Attn: Mayor Nyquist Council Members Manager Splinter City Staff Please be advised that following a great deal of study regarding the proposed tax increment district and its potential financial impact upon our school district, our early fears have been alleviated, and as a Board of Education we can support this project. It is significant that the final data prepared by your consultant, Springsted, Incorporated, and confirmed by Holmes and Graven, plus your intent to terminate the tax increment district within a ten year period, greatly contributed to the above conclusion and /or support. The Board of Education can comfortably take this position as the financial analysis indicates an investment in the future of our district. The school district "income loss" on a yearly basis over a ten year period can be offset beginning the first year when the tax increment is placed back on the general tax rolls, as estimated to be in the 11th year, or earlier. Further, from that point on, this new evaluation will significantly aid our school district. It is also appropriate that we thank the Council and staff for the sensi- tivity and concern expressed for the welfare of the school district. We will continue to make every effort to provide sound educational services and to be an overall contributing factor in this excellent community of Brooklyn Center. We look forward to working with you in the future. Sincerely, Dr:.David Ka1iher Chairman of the,Board of Education DK /af "An Equal Opportunity Employer" i EARLS BROWN FARM REDEVELOPMENT PROGRAM AND TAX INCREMENT PLAN • ERRATA PAGE i On Figure II appearing on page 6 and on pages 23 and 26 of this document (The Earle Brown Farm Redevelopment Plan and Tax Incre- ment District Plan), the site drawings incorrectly identify the boundaries of the tax increment financing district. Each of those site drawings is hereby modified by substituting the term "Tax Increment Financing District Study Area Boundary" in lieu of the term "Tax Increment Financing District Boundary" appearing thereon. The boundaries of the Tax Increment Financing District are shown on Figure III appearing on page 11 of the document. • • • EARLE BROWN FARM REDEVELOPMENT PLAN STATUTORY AUTHORITY The statutory authority for the activities proposed in the Earle Brown Farm Redevelopment Plan is conferred upon the Brooklyn Center Housing and Redevelopment Authority (HRA) by the Minnesota Housing and Redevelopment Authority Act, M.S. 462.411. More specifically, M.S. 462.515 establishes the requirement that a redevelopment plan be prepared by an HRA prior to undertaking property acquisition, relocation, and redevelopment. LEGAL DESCRIPTION AND MAP OF THE PROJECT AREA The Earle Brown Farm Redevelopment Area is illustrated by Figure 1. The Property Identification Numbers of the parcels contained within the Project area are as follows: 02- 118 -21 -11 -0001 02- 118 -21 -21 -0003 0002 35- 119 -21 -43 -0002 02- 118 -21 -12 -0001 0004 0002 0005_ 0003 0006 0004 0007 0005 35- 119 -21-44 -0001 • 0006 0007 0007 Beginning at the Northwest corner of Tract A, Registered Land Survey No. 1300, thence North 50 degrees 26 minutes 13 seconds West along the Westerly extension of the Southerly right of way line of John Martin Drive to its intersection with the Westerly right of way line of Shingle Creek Parkway, thence Northeasterly along said Westerly right of way line t9 a point of intersection with the Westerly extension of the Northerly boundary line -of Lot 1, Block 2, Brookdale Corporate Center, thence Easterly along waid extension of said Northerly boundary line of said Lot 1, Block 2 to the Northeast corner of said Lot 1, Block 2, thence South 87 degrees 14 minutes 38 seconds East a distance of 704.75 feet, thence South 4 degrees 05 minutes 50 seconds West a distance of 16.90 feet to the Northerly right of way line of Earle Brown Drive, thence Southerly and Westerly along the Easterly and Southerly right of way line of said Earle Brown Drive, extended across Summit Avenue North, continuing and to the most Westerly corner of Tract M. Registered Land Survey No. 1325, thence continuing _ Southwesterly along the extension of said right of way line of said Earle Brown Drive to the Southwesterly right of way line of John Martin Drive, thence Northwesterly along said right of way line of said John Martin'Drive to the point of beginning. • -1- l a I X FIGURE I` - ENTRAL PARK YV�X�\ \ -;"' i 1 , CENTER CITY \k HALL. A _> Y SUMMIT cc: \k 3 l \ 4-. l� 1' \ HENN.CO.LIBRARY Q AND 353 4 GOVT. SERV. CENTE Z 2 + 1 Ike O i C-2 �p 0 /Y E � Q GRANDVIEW E PARK \ � P G � �° Earle Brown Farm NO. 10 - Redevelopment District —2— —:1 PUBLIC PURPOSE • The Brooklyn Center City Council has determined that public intervention is necessary in the Earle Brown Farm Redevelopment District in order to remedy conditions of economic obsolescence, physical blight, under utilization of land and extensive soil corrections which the private sector has not been willing or able to accomplish. Numerous traffic hazards and pedestrian conflicts exist and need correction. The Earle Brown Farm, a state historical site, is in dire need of extensive restoration work in order to preserve it as a functional, economically viable development for future generations. A survey conducted by Ms. Sharon Schmiekle of the University of Miinnesota in 1981 for the City of Brooklyn Center indicates that 77.9 percent of those Brooklyn Center residents surveyed favored the preservation of the Earle Brown Farm site. Further, 75.14 percent of those surveyed favored the City of Brooklyn Center taking an active role in preserving the farm buildings and 51.5 percent favored the use of tax dollars to preserve those buildings. SOCIAL, PHYSICAL AND ECONOMIC OBJECTIVES GOALS AND OBJECTIVES Goal A: To provide decent, safe and sanitary housing for persons of low and moderate income. • Objective A -1: Promote development of 269 rental units A -2: Promote availability of 20% of new units for low and moderate income persons Goal B: To provide governmental assistance to eliminte slum and blight to include: inadequate street layout, incompatible use or land use relationships, overcrodin of buildings on the land excessive dwelling g g � g unit density, obsolete buildings not suitable for improvement or conversion, or other identified hazards to the health safety and general well being of the community. Objective B -1: Physically rehabilitate the Earle Brown Farm buildings B -2: Arrange buildings and uses on the Farm site so as to preserve "Mall" area which is an architecturally significant space within the Farm site B -3: Seek a re- use(s) of the Farm site that will, to the extent possible be consistent with other goals, preserve the interior spaces and character of the buildings B - Preserve on the site historic memorabilia and provide informational display(s) explaining the history of the site. • -3- Goal C: Provide an on -going benefit to the residents of Brooklyn Center and those who may frequent • y q ent the area. Objective C -1: Seek a re -use of the Farm buildings that will maximize access and /or use by the general public C -2: Program activities (tours, cultural events, etc.) at the site that will be open to the general public. Insure by covenant that any private owner of the site will allow such publicly programmed activities if not provided by the owner C -3 Allow, as necessary, off -site directional signery for the Earle Brown Farm to increase public awareness of the Farm's location and historic character. Goal D: Arrive at development on and adjacent to the Farm site that is appropriate to the locational setting of the Farm site. Objective D -1: Seek well - designed development on land adjacent to the Earle Brown Farm that will preserve important sight lines leading to and from the Farm site D -2s Seek through land covenant and /or official controls an appropriate scale of development adjacent to the Earle Brown Farm site D -3: Seek development on and adjacent to the Farm site that will bring about land uses compatible with other land uses in the area D -4: Seek development that will meet regional as well as local needs and demands thereby drawing a wider segment of the public to the Farm site and to adjacent businesses. Goal E: Arrive at a rehabilitation and re -use of the Earle Brown Farm site that is economically viable and /or accomplishes public goals at minimum public expense. Objective E -1: Solicit proposals from metropolitan developers that provide designs and uses consistent with public goals and enumerate project costs and public financial participation in a manner that can be readily compared E -2: Select a design and development proposal that maximizes public benefits for the least public cost E -3: Select means of financing that minimize dependence on the property tax increment generated within the district -4- Goal F: Improve the aesthetic character of the district for both automobile travelers and pedestrians. • Objective F -1: Install streetscape improvements such as decorative lighting, trees, sidewalks, benches, planters, signals, etc., that will enhance the visual experience of those traveling within the public right -of -way F -2: Provide low- interest loans to area businesses for rehabilitation of deteriorated buildings and sites within the tax increment financing district F -3: Seek through land covenants, official controls, site plan reviews, and financial incentives, the `highest quality of building design and landscaping with new developments in the district. Goal G: Increase the amount of land available for high density residential` development. Objective G -1: Consider proposals for the Earle Brown Farm property that may include high density residential development. Goal H: Traffic Considerations DEVELOPMENT ACTIVITIES The following development and redevelopment program would be anticipated . and would • - be supportive of the goals and objectives of the Redevelopment Plan. * Retail Development 200,00 square feet of gross retail space 1,200 parking spaces * Housing for the Elderly * 269 units * 269 parking spaces * Redevelopment Earle Brown Farm as a Senior Community Center and /or other public use PUBLIC IMPROVEMENT PLAN The following physical improvements will be made in the Earle Brown Farm Redevelopment Area by the City of Brooklyn Center to support private construction activities, improve traffic circulation, encourage better land use, create an aesthetically pleasing environment, and foster the social objectives outlined in the Redevelopment Plan. • -5- FIGURE II j I _ / ' - ^ '� . � r � ,. w •S GIST )� NICT++T-fOUM;•IIP CRT HALL/ COMMUNITY CENTER EAALE GROWL FARM J LMRARY s ODE/ENTRY I S I "Op TI ONAL z RESIDENTIAL NODE NODE `< o.i e PROPOSED CORE BLOCK RESIDENTIAL NODE a ti - z; P P P •` �� NODE/ENTRY J • NODE/ENTRY ssTN APf. N: •. -. NONTNMAT ON. .. ENTRY Y ENTRY ° z z CSA. STTN •vE. N.. TAE iNCAEAI bT OIST111CT .0...A.1 i P P f i - EE,CON Ow. EXISTING SIDEWALK -. PROPOSED SIDEWALK • �`�� DAM: R.1Y6 Earle Brown Farm Street Scape AEY S T TAX INCREMENT DISTRICT STUDY CITY OF ' �^ BROOKLYN CENTER. MN. 1. Street Improvements • A. Traffic Signals a. Shingle Creek Parkway and Summit Avenue b. Shingle Creek Parkway and John Martin Drive c. Summit Drive and Earle Brown Drive East d. Summit Drive and Earle Brown Drive West e. John Martin Drive and Earle Brown Drive B. Road Improvements a. Bituminous Resurfacing of Shingle Creek Parkway between I -94 and John Martin Drive. C. Water System Improvements D. Sanitary Sewer System a. Sanitary Sewer System Evaluation study of all sanitary sewers within the district. E. Streetscaping and Sidewalk (See Figure II) F. Earle Brown Farm Renovation a. Renovation and preservation of the Earle Brown Farm with the Barn and Hippodrome being used as a Senior Community Center. LAND USE • The Redevelopment Plan would not change the land use pattern in the Tax Increment Financing District except that the Earle Brown Farm site would be rehabilitated and used in a manner more intense than its present underutilized state. No street relocations are contemplated. Development of most remaining vacant parcels is, expected to be of a commercial nature, either retail or high - rise office. There is also the potential of high -rise residential development adjacent to the Earle Brown Farm site on land which is presently zoned I -1 and designated in the City's Comprehensive Plan for high -rise office. The Earle Brown Farm historic site, as described in the state register of historic places, is contained on an 11.5 acre parcel. An office building of approximate 1920's vintage that was used by Earle Brown is located on an adjacent 3.5 acre parcel. These parcels are being acquired by the City for redevelopment. In addition to the historic Earle Brown Farm site, there is excess land area which will be sold for private development. Any private development on these parcels will be in appropriate aesthetic and functional relationship to the rehabilitated Earle Brown Farm site, whether the overall land use be of a commercial or residential nature. To better insure that the land use in the vicinity of the Earle Brown Farm site is compatible with the rehabilitation of the Farm and with surrounding developments, the City will solicit proposals for redevelopment of the Farm site. These proposals should set forth various uses that could occupy each of the existing farm buildings. Such proposals should also specify site improvements on a site and landscape plan and the cost of all building and site improvements. An evaluation of • the land use as well as other aspects to these proposals will be made by the Planning Commission and the Earle Brown Farm Task Force advisory to the City Council. -7- Evaluation of development /redevelopment proposals will be made in light of the • City's Comprehensive Plan. The Plan presently recommends high. -rise office use on the land where the Earle Brown Farm site presently exists and on adjacent property north of Summit Drive. Proposals which involve alternate uses, if chosen, will have to contain a land use analysis justifying an amendment to the City's Comprehensive Plan. One such land use has been obtained from Bennett, Ringrose, Wolsfeld, Jarvis, Gardner (BRW). ENVIRONMENTAL IMPACT The environmental impact of the proposed redevelopment activities is expected to be minimal and, on balance, positive. Beneficial effects of the redevelopment project include: Restoration and re -use of a historic site listed on the Minnesota Register of Historic Places - Aesthetic enhancement of public rights -of -way within the district - Pedestrian traffic in the district will be better accommodated -Land with unstable soil will be improved to make it buildable for high density housing - Preservation of wetlands adjacent to development Possible adverse effects resulting from redevelopment activities include: - Potential development of land not in accordance with the City's current Comprehensive Plan. It should be noted that the City does not intend to . approve such development without a review and amendment of the - Comprehensive Plan. ACQUISITION, RELOCATION AND CLEARANCE ACTIVITIES It is the intent of the HRA to acquire the Earle Brown Farm in order to assure its- renovation and preservation. Professional property appraisers will - recommend a fair market value for the property, and the owner will have a right to obtain independent appraisals. No condemnation will take place. Businesses and residents whose property is acquired and are dislocated because of such acquisition will be assisted with their relocation. PROJECT ADMINISTRATION The Earle Brown Farm Redevelopment Project will be administered by Mr. Gerald G. Splinter, City Manager, under the direction of the HRA. REHABILITATION PROGRAM It is proposed that the Housing and Redevelopment Authority in and for the City of Brooklyn Center assist in the rehabilitation of deteriorated commercial structures` within the District. Financial assistance may be provided in the form of low interest loans and possibly matching grants. All rehabilitation performed under this program will meet the requirements of state and local building codes. i _8- RELOCATION PROGRAM All relocation activities of the Earle Brown Farm Redevelopment Project will be in conformance with the Minnesota Uniform Relocation Act (M.S. 117.50-.56) and a relocation plan will be provided. MAINTENANCE OF THE PROJECT AREA Activities proposed for the Earle Brown Redevelopment Project Area will be maintained by the City of Brooklyn Center and the Brooklyn Center HRA through the use of Tax Increment F` Financing, c n Community Development Block Grant funds Municipal g� Y P � P State Aid Roadway funds, special assessments and other sources of revenue. -9- EARLE BROWN FARM TAX INCREMENT FINANCING DISTRICT • FINDINGS OF FACT 1. The Earle Brown Farm Tax Increment Financing District is a Redevelopment District. The proposed District meets the qualifications set forth for a Redevelopment District in M.S. 273.73, Subd. 10(2). That the following conditions are reasonably distributed throughout the .District. a. One hundred (100) percent of the Parcels within the Earle Brown Farm Redevelopment District are occupied by buildings, streets, utilities, or other improvements. b. At least twenty (20) percent of the buildings are structurally substandard as defined by M.S. 273.73, Subd. 10(5)(6). Eight (8) of the sixteen buildings within the district are determined to be substandard. c. At least another thirty (30) percent of the buildings are in need of substantial renovation or clearance in order to remove existing conditions such as inadequate street layout, vehicular and pedestrian safety hazards, parking inadequacies, incompatible land uses or land use relationships, overcrowding of buildings on the land, obsolete buildings not suitable for improvement or conversion, or other identified hazards to the health, safety, and general well being of the community. Specifically, five (5) buildings, or 31 percent of all buildings in the district are in need of substantial renovation. Determinations were made by on site inspections and subject to a structural analysis report. • The Earle Brown Farm Complex is in need of immediate renovation in order to assure its preservation. The °preservation of this historic site has been given ,a high priority by the residents of Brooklyn Center according to the .1981 Bi°b klyn'Center Resident Survey,, Certain properties maybe` unsuitable for development without public assistance because of need for extensive soil corrections: Vacant buildings occupy other parcels. STATEMENT OF OBJECTIVES The objective of the Housing and Redevelopment Authority in and for the City of Brooklyn Center for the improvement of the Earle Brown Farm Tax Increment District are set forth in the accompanying Redevelopment Plan. PROPERTIES TO BE INCLUDED IN THE TAX INCREMENT FINANd DISTRICT The Earle Brown Farm Redevelopment Area is illustrated by Figure III. The Property Identification Numbers of the parcels contained within the:.Project area are as follows: 02- 118 -21 -11 -0001 02- 118- 21 -21- 0003._ 4002 35- 119 -21 -43 -0002 02- 118 -21 -12 -0001 0004 0002 0005 0003 0006 _ 0004 0007 0005 35- 11921 -44 -0001 , 0006 0007 0007 -10- _ FIGURE III ,/ CENTRAL PARK Civic �— \ \CENTER �c 'r.C,Ty HALL a , SUMMIT � HENN.CO.LIBRARY ,Q AND Q 3536 GOVT SERV.CENTE Z 2 + 1 � 3 > GRANDVIEW a PARK S 4 w i Earle Brown Farm NO. IO Tax Increment Financing District. j Beginning at the Northwest corner of Tract A, Registered Land Survey No. 1300, thence North 50 degrees 26 minutes 13 seconds West along the Westerly extension of the Southerly right of way line of John Martin Drive to its intersection with the Westerly right of way line of Shingle Creek Parkway, thence Northeasterly along said Westerly right of way line to a point of intersection with the Westerly extension of the Northerly boundary line of Lot 1, Block 2, Brookdale Corporate Center, thence Easterly along waid extension of said Northerly boundary line of said Lot 1, Block 2 to the Northeast corner of said Lot 1, Block 2, thence South 87 degrees 14 minutes 38 seconds East a distance of 704.75 feet, thence South 4 degrees 05 minutes 50 seconds West a distance of 16.90 feet to the Northerly right of way line of Earle Brown Drive, thence Southerly and Westerly along the Easterly and Southerly right of way line of said Earle Brown Drive, extended across Summit Avenue North, continuing and to the most Westerly corner of Tract M, Registered Land Survey No. 1325, thence continuing Southwesterly along the extension of said right of way line of said Earle Brown Drive to the Southwesterly right of way line of John Martin Drive, thence Northwesterly along said right of way line of said John Martin Drive to the point of beginning. ACQUISITION PLAN Property will be acquired within the Earle Brown Farm in order to accomplish the renovation objectives set forth in the Redevelopment Plan. Properties to be acquired include 35- 119 -21 -44 -0001 and 35- 119 -21 -44 -0002. All acquisition activities will be according to applicable state and federal regulations. A professional appraiser will recommend fair market value for each property to be acquired and owners will have the right to obtain independent appraisals and contest the offer in a Court of Law. RELOCATION PLAN • No relocation activites are anticipated during the proposed project. Should relocation become necessary, it will be done in accordance with the Minnesota,_ Uniform Relocation Act. One (1) business and one (1) resident are located within the boundaries to be acquired. TAX INCREMENT DISTRICT FINANCE PLAN The financial feasibility of the proposed redevelopment program described earlier, utilizing a Tax Increment Financing Program will be analyzed in this section. Tax increment financing will be used for the acquisition and renovation of the Earle Brown Farm, its maintenance, the streetscaping plan, and necessary soil corrections. ESTIMATED PROJECT COSTS The estimated project costs are based soley upon those projects involving expenditures on the part of either the City or HRA. Table I represents the total redevelopment costs including the cost of acquiring all privately held land within the district. The costs also include interim finance costs based upon assumptions' outlined in this section under "Revenue Sources ". ANTICIPATED DEVELOPMENT 1. Construction of 130,000 square feet of retail (Target) is anticipated along Shingle Creek Parkway between the intersection of Summit Drive on the north • and John Martin Drive on the south. Current zoning is C -2. It is anticipated that construction will begin in the summer of 1985. See Figure IV. -12- _ FIGURE IV k ,CENTRAL PARK 1; \ CENTER CITY \H LLI SUMMIT %r �i HENN. CO. LIBRARY AND 4 35.36 GOVT SERV.CENTE Z 2 * 1 � � 3 O ` 2r i E �\ O� �,� � Q GRANDVIEW a PARK � P G e N0. 10 Target Site 1 -13- 1 1 1 .1 F7 2. Construction of 269 units of senior apartments. The project is to be constructed on the Earle Brown Farm site. The land is presently zoned I -1 and will necessitate a rezoning to R -7. Construction to start in the spring of 1987. See Figure V. • 3. Construction of 67,000 square feet of retail on the parcels located on Summit Drive and Earle Brown Drive. Present zoning is C -2. Construction to begin in 1988. See Figure VI. 4. Construction of 135 multi - family rental units on the Earle Brown Farm site. Present zoning is I -1 and will require rezoning to R -7. Construction start is anticipated in 1990. See Figure VII. 5. Renovation of the Earle Brown Farm. Acquisition is anticipated by the summer of 1985. Renovation of the existing building will start in the spring of 1986. See Figure VIII. 6. Traffic Light Installation. See Figure IX. TABLE I ESTIMATED PROJECT COSTS Acquisition $2,250,000 Redevelopment 2,000,000 Maintenance Fund 500,000 Administration 239,000 Consultant /Legal 30,000 Contingencies 501,900 subtotal $5,520,900 Area -wide Streetscape 500,000 Area -wide Improvements 1,300,000 Area -wide Utilities - 200,000 subtotal $7,520,900 Financing Costs: Issuance 45,000 Discount @ $19 per $1,000 127,300 Capitalized Interest 1,956,409 Total Costs $9,649,609 Less: Land Sales 650,000 CDBG 680,000 Assessments /MSA 1,300,000 Investment Earnings 319,609 TOTAL BOND COSTS $6,700,000 *Subject to adjustment due to timing of bond sale and pre- waiting interest rates at the time of issuance. -14- • FIGURE V CENTRAL PARK civic \�C l ; \� \ y id � X CITY � � - `k HALL , � ,0 � �,. } SUMMIT .�i 3 O HENN. CO. L! 8RARY Q AND 35 + 36 GOVT SERV.CENTE 2 1 o � Q GRANDVIEW 8 PARK \ S _Y o e � P G J © N0. 10 Residential Development Site -15 - ty FIGURE VI - ENTRAL ` PARK , ,i civic \ l CENTER >>. �k HALL A� SUMMIT o HENN.CO.LIBRARY 4 AND 3536 4 GOVT. SERV. CENTE 2 2 + 1 a � P Q GRANDVIEW E PARK \ S r � o¢ D N0. 10 - -� Commercial' Retail Site -16 � � ._ ty 41 - FIGURE VI1 - ENTRAL PARK , ,�� w, i c hic ; 1 , \� \CENTER � \k HALL A LLI �A ` w X _> SUMMIT HENN.CO.L18RARY Q AND 3536 �` GOVT SERV.CENTS 3 2 +1 � o Q GRANDVIEW 8 PARK ,� OP i vP G i No. 10 Future Residential /Office -Site -17- _ . E o � X FIGURE VIII CENTRAL PARK civic \' 1 \ \CENTER��� CITY HALL A � , SUMMIT HENN. CO. LI BRARY Q 35.$6 AND 4 GOVT SERV.CENTS Z 2t1 o GRANDVIEW \ E �- PARK -Y oQ i Q G � t _ N0. IO Earle Brown Farm Historic Site -18 CC ly 41 cr_1 FIGURE IX ENTRAL / / PARK "% z , \-A- << CIVIC �. CENTER CITY CITY . X H \k ALL > SUMMIT \ � F HENN. C . LIBRARY D QQ 35 +36 GOVT. SERV. CENTE 2 2 1 3 o i � a, X0 0 Q GRANDVIEW 6 l PARK \ r � l NO. 10 Traffic Signal Site —19 _ - REVENUE SOURCES The primary revenue source for the acquisition and redevelopment of the Earle Brown Farm and the streetscaping plan for the District will be tax increment financed • bonds.. Also available for the acquisition of the Earle Brown Farm are Community Development Block Grant Funds and land sales. The primary revenue source for other public projects will be special assessments, Municipal State -Aid Roadway Funds and local roadway funds. Possible future redevelopment loans and soil correction projects would be funded with tax increment dollars but such projects would not be bonded for. For the acquisition of the Earle Brown Farm, it is anticipated that $680,000 in Community Development Block Grant Funds would be available. Land sales for the development of elderly rental units are estimated at $650,000. The estimated captured value is based upon development completed and fully assessed by 1991. In addition to the capture of the increment from new development, it is anticipated that additional increment will be obtained from increased values, both new and existing development, during the life of the district. It is assumed that assessed values will increase at three (3) percent annually. Based upon the estimated assessed value captured (see Table II) within the district a bond issue for twenty (20) years at ten (10) percent with four (4) years of interest payment only would result in a maximum bond issue of $7.4 million. While the Tax Increment and Redevelopment District is established for a maximum period of twenty -five (25) years, it is the desire and intent of both the City and the HRA to terminate this District at such time when reserve funds are of a sufficient " amount to assure the completion of the project and the retirement of all indebtedness associated with the project. It is our estimate that the duration of the District will be approximately seventeen (17) years. (See Addendum B -Cash FLow Analysis). IMPACT ON TAXING JURISDICTION The mill rates for all authorities collecting taxes within the Earle Brown Farm Tax Increment District are listed on Table III. School District 286 accounts for almost half of the total mill rate. See Table III. TABLE II MILL RATES - ALL AFFECTED ENTITIES` JURISDICTION 1985 MILL RATE City of Brooklyn Center 16.506 Hennepin County 29.262 Brooklyn Center School District 286 49.332 Vocational Tech 1.490 Miscellaneous 5.181 Hennepin County Park Hennepin Regional Railroad Authority Metro Council Metro Transit Mosquito Control Park Museum TOTAL 101.771 -20- The net annual affect upon the various taxing entities, assuming a total capture of • the tax increment would be as follows: City of Brooklyn Centerr $ 140,151.73 Brooklyn Center School District 286 420,088.21 Hennepin County 249,391.96 Vocational Tech 13,004.79 Miscellaneous 44,216.28 TOTAL $ 866,852.98 ASSESSED VALUES The current assessed value of the Earle Brown Farm Tax Increment District is $7,634,564. The Assessor's estimated market value for new development within the District is $28,118,000. Upon completion of all redevelopment /development within the District it is estimated that the total captured assessed evaluation will be $8,486,000. See Table III. SUMMARY Based upon the proposed development program, potential public expenditures of $8,694,193 will result in $22,118,000 in private sector development over the next five (5) years. Revenue sources available for public expenditures have been identified including a $6 million dollar General Obligation Tax Increment Bond • As shown in the Tax Increment Cash Flow Analysis (Addendum B), the fund for the project improvements would retain a minimum balance of $125,000. The full capturable tax increment will be dedicated to the debt service of the District. Excess tax increments may be used to repay bonds prior to their maturity. A factor in the financial feasibility of the proposed redevelopment district is the use of Community Development Block Grant Funds and the sale of land to the private sector. Investment revenue can be maximized from the unexpended balance of the bond fund in order to reduce the amount of capitalized interest accruing to the project. • -21- • TABLE 111 Fiscal Disparities Year Estimated Projected Contribution Original Captured Fully Market Assessed Ratio Assessed Assessed Assessed Project Value Value (27.0617 %) Value Value 1 -2 -87 Target $ 7,034,000 $3,025,000 $ 818,616 $ 644,840 $1,561,544 1 -2 -88 Elderly Rental 7,609,000 2,587,000 508,549* 2,078,451 1 -2 -89 Retail 3,685,000 1,585,000 428,928 302,560 853,512 1 -2 -93 Rental Housing 3,790 1,289,000 508,549 780,451 $22,118,000 $8 $1,247,544 $1,964,498 $5,276,958 * The original parcels for the Elderly Rental and Rental Housing have an original assessed value of •1,017,098. The value was split evenly between the new projects. a -22- ADDENDUM A. { r o + CRY HALL/ COMMUI11T/ CENTER o` R 1 E GALE EROWA FARM - LERARY s ODE/ENTRY = ! iOPTIONAI z s Yn D• ; RESIDENTIAL • - ` NODE 3. PROVOSED CORE BLOCK RESIDENTUL oa NODE 4 NODE/ENTRY c e i - o ' NODE/ENTRY 3 asrw Er[. w. t xONTYMII Dw e / \l\ ENTRY i i i o z ENTRY° a " " csaw z 57" .M.. TEl IwG11EY[wi DI[tAKT SOUwOEAI i O e - fECOw 011. EXISTING SIDEWA PROPOSED SIOEWALX • •`• Earle WE: MARDI 11.1065 Brown Farm Street Scape REV. TAX INCREMENT DISTRICT STUDY rM CI ROOKLYN CENTER. MN. ���� ci I a • �� W BOLLARDS. PEDESTRIAN LIGHTING' i - I _ R.O.W. SIDEWALK - BENCHS - ' PLANTINGS. ' r SPECIAL PAVING _ (BRICK, RED) CURB TREE & TREE ORATE TYPICAL NODE PLAN 1 INCH - 10 FEET *WITHOUT WALL r TA X v IN CREMENT DISTRICT W ENGINEERING PLANNING & HA (i ENGINEERfNG COMPANY BROOKLYN . MK-24- 7415 WAYZATA BOULEVARD. MINNEAPOLIS. MN. SS426 (612, S4"Iss - TREE GRATES REES L SPECIAL PAVING 0 — o I BE CH Q BENCH S EL ER LIGHTS SPE IAL PM ING V p Imo. .. CORNER NOD EP PLAN PARKING LOT BERM BUS S STOP PLAN PLANS 1 INCH FEET u PERSPECTIVE CORNER NODE TYPICAL STREET FURNISHINGS WITH WALL TAX IN CREMENT DISTRICT -25- � wESrw000 P�aNNiNC s + 1 e r • `•'1•• T1[ �.CgYlR blTIIKT .OYM.... CRY HALL/ COMMUMTY CEtRE �e ♦ � b ♦ r EAALE BROW& FARM - LIBRARY f ODE/ENTRY jf I i :OaTIONA .. RESIDENTIAL NODE PROPOSED CORE BLOCK' SD .e ODE s! NODE/ENTRY - NODE/ENTR ENTRY i ENTRY : - cs.w snw •rc. w. : r. T.A .rG1[Y[wT 06T.K} .pyyp.[. Y O O r � i I i i p 4 I EXISTING SIDEWALK PROPOSED SDEMALR BOULEVARD TREES - -- - -- TAX INCREMENT DISTRICT STUDY s CrrY of 26- BROOKLYN CENTER. MN _ ^w2 � a^,._.r' ua a+RC^��• _ "`y�S �} .c x .o., .xa•...i::t • WESTWOOD .PLANNING &ENGINEERING COMPANY EARLE BROWN FARM STREETSCAPE - TAX INCREMENT DISTRICT STUDY BROOKLYN CENTER, MINNESOTA MARCH 11, 1985 I. BRIEF ANALYSIS A. The Earle Brown Farm is presently and should continue to be the focal point of the area. B. Development around the farm can generally be described by the following: 1. Free standing commercial, public services, and residential uses generating much vehicular and pedestrian movement resulting in high visibility of entire area. 2. Relatively large structures, on large lots, with expansive parking lots. 3. Wide green strips between the street curbs and private • parking lots which have been dealt with by a variety of berming and planting treatments. 4. Automobile orientation with a lack of pedestrian accomodations. Existing sidewalks in the area are not well connected. Several commercial uses and services in the area are not serviced by sidewalk. Existing sidewalks are dimly lit-and lack benches or visual amenities. 5. Several uses in area that will generate pedestrian traffic, ie., two residential developments, City Hall /Community Center library, movie theatre, Earle Brown Farm, Pizza shop, etc. II. GOALS A. Create a continous pedestrian system link major pedestrian generators, which will include physical and visual amenities, ie., lighting, benches, ornamental plantings, and shade trees. B. Develop a visual identity serving to unify and distinguish the area. , C. Establish an image of high quality development serving to • benefit entire area. 741S WAYZATA BOULEVARD, MINNEAPOLIS. MINNESOTA S5426 (612).546-0155 -27- i March 11, 1985 Page 2. III. RECOrMNDATIONS A. Additional sidewalks as shown on plan. 1. Connecting existing sidewalks and servicing new areas. 2. The block bounded by Summit Drive, John Martin Drive, Shingle Creek Parkway, and Earle Brown Drive has been treated as a core block of the area with sidewalks on both sides of the street. B. The pedestrian system could be punctuated at important nodes and entry points by means of special amenities (see 8'1/2 x 11" typical node plan). I. Special amenities could include benches, special paving, trees, tree grates, bollards, pedestrian scale lighting, and ornamental plantings. • 2. Expanding on the character of the Earle Brown Farm, the use of brick red paving coloration and white street furnishings is recommended. 3. For purposes of economy, the number of pedestrian lights is proposed to be most dense at nodes and entry points. The lighting at the Earle Brown Farm should match rest of urea. 4. Boulevard trees should be planted at a 50 foot minimum planting interval. 5. The use of textured concrete retaining walls for the dual purpose of berming and seating. -28- WESTWOOD PLANNING &ENGINEERING COMPANY • STREETSCAPE - PRELIMINARY COST ESTIMATE EARLE BROWN FARM TAX INCREMENT FINANCING STUDY Based on the concepts of: A. 18 roughly similiar "nodes" of improvements, each including 1,200 square feet.of special (red) paving, 10 bollards of precast concrete, 6` pedestrian scale decorative lights, 2 decorative trees grates, 4 precast concrete benches, seating /retaining walls and 32 shrubs. B. Street trees on R.O.W. through out, at approximately 50' on center. C. New 5' sidewalks (10,500 lineal feet). D. Design fee's, legal, financing and contingency. • The following breakdown'is provided: 1. Special paving $ 135,600.00 2. Bollards 80,000.00 3. Pedestrian lighting 237,600.00 4. Tree grates 36 000.00 5. Benches 43,200.00 6. Shrubs 17,200.00 , 7. Trees (400) 96,000.00 8. New sidewalks 116,000.00 9. Demolition and restoration 27,000.00 10. Seating /retaining walls 53,600.00 11. Construction subtotal $ 842,200.00 12. Fee's, legal, financing, contingency: 15% 126 GRAND TOTAL $ 968,530.00 741S WAYZATA BOULEVARD, MINNEAPOLIS, MINNESOTA 55426 (612) 546.0155 =29- • ADDENDUM B -1 Total Assessed Assessed Percent Captured Percent Captured Jurisdiction Assessed Value Other District This District This District Total Hennepin County $8,044,844,074 $390,844,573 $8,486,000 0.11% 4.96% School District $ 69,714,287 0 $8,486,000 10..8:5% 10.854 City $ 208,916,656 $ 2,257,301 $8,486,000 3.90% 4.944 i I i ADDENDUM B -2 • PERCENT OF TAX INCREMENT Mill Tax Jurisdiction Rate Percent Increment Hennepin County 29.262 28.75% $248,317 School District 49.332 48.47% $418,631 City 16.506 16.220 $140,070 Other 6.67 6.55% $ 56,602 TOTAL 101.770 100.00% $863,620 0.10177 • • OM 0 M1hN V NN- +V M V O` O'InN O V NM07 0 t— MIno�oN0 V -+N COON V N- •{- +N -y00N +-+ Z LU LU - •�"0n -O-+ Rr E 0NO`N -+NM0 N 0 -M a�a W NM -DO a M N V WUOl N07N0•V W M 0-+ 0NNMCf O 'J NM0N 0'N 0 O 0=Z" N00NN070100 P z -N -1 '1 -1 .H .�1 N N '1 -1 N -y N A N W t- X 0000000000000000000000 a. 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NN NN N NN • f- J r+UQQ U N N W ADD B -4 DEVELOPMENT SCHEDULE Name Construction Revenue Projected Projected Estimated Development Year Year Market Value Assessed Value Tax Target 1986 1988 $7,034,000 $3,025,000 $307,854 Apt. - 267 Units 1987 1989 $7,609,000 $2,587,000 $263,279 Retail - 67,000 1988 1990 $3,685,000 $1,585,000 $161,305 Apts. - 135 Units 1990 1994 $3,790,000 $1,289,000 $131,182 Earle Brown Farm 1986 1988 $ 0 $ p $ p TUTAL $22,118,000 $8,486,000 I • ADDENDUM B -5 ESTIMATED PROJECT COSTS Acquisition $2,250,000 Redevelopment 2,000,000 V Maintenance Fund 500,000 Administration 239,000 Consultant /Legal 30,000 Contingencies 501,900 subtotal $5,520,900 Area -wide Streetscape 500,000 Area -wide Improvements 1,300,000 Area -wide Utilities 200,000 subtotal $7,520,900 Financing Costs: Issuance 45,000 Discount @ $19 per $1,000 127,300 Capitalized Interest 1,956,409* - Total Costs $9,649,609 • Less: Land Sales 650,000 CDBG 680,000 Assessments /MSA 1,300,000 Investment Earnings 319,609 TOTAL BOND COSTS $6,700,000 *Subject to adjustment due to timing of bond sale and pre - waiting interest rates at the time of issuance. CITY OF BROOKLYN CENTER, MN PREPARED JULY 16, 1985 $6,500,000 GENERAL OBLIGATION BY SPRINGSTED INCORPORATED TAX INCREMENT BONDS, SERIES 1985 A SCHEDULE DATED: 10/ 1/1985 MATURE: 2/ 1 8.500$' ANNUAL ANNUAL LEVY INCREMENT SURPLUS/ CUMULATIVE ANNUAL LEVY MATURE PRINCIPAL INTEREST TOTAL (105 %) INCOME (- DEFICIT) SURPLUS LEVY ( (2) (3) (4) (5) (6) (7) (8) (9) (10) 1985 1987 0 736,667 736,667 736,667 736,667* 0 p 0 1986 1988 0 552,500 552,500 552,500 575,633* 23,133 23,133 0 1987 1989 0 552,500 552,500 564,851 592,831* 27,980 51,113 p 1988 1990 0 552,500 552,500 580,125 529,033 51,092- 21 0 1989 1991 60,000 552,500 612,500 643,125 697,563 54,438 54,459 0 1990 1992 110,000 547,400 657,400 690,270 741,622 51,352 105,811 0 1991 1993 160,000 538,050 698,050 732,953 787,004 54,051 159,862 0 1992 1994 220,000 524,450 744,450 781,673 833,747 52,074 211,936 0 1993 1995 360,000 505,750 , 865,750 909,038 960,717 51,679 263,615 p 1994 1996 440,000 475,150 915,150 960,908 1,012,671 51,763 315,378 0 1995 1997 530,000 437,750 967,750 1,016,138 1,066,184 50,046 365,424 0 1996 1998 625,000 392,700 1,017,700 1,068,585 1,121,303 52,718 418,142 0 1997 1999 730,000 339,575 1,069,575 1,123,054 1,178,074 55,020 473,162 0 1998 2000 850,000 277,525 1,127,525 1,183,901 1,236,549 52,648 525,810 0 1999 2001 980,000 205,275 1,185,275 1,244,539 1,296,779 52,240 578,050 0 2000 2002 1,120,000 121,975 1,241,975 1,304,074 1,358,815 54,741 632,791 0 2001 2003 315,000 26,775 341,775 358,864 1,422,712 1,063,848 1,696,639 0 2002 2004 0 0 0 0 1,488,526 1,488,526 3,185,165 0 2003 2005 0 0 0 0 1,556,314 1,556,314 4,741,479 0 2004 2006 0 0 0 0 1,626,137 1,626,137 6,367,616 0 2005 2007 0 0 0 0 1,698,053 1,698,053 8,065,669 0 2006 2008 0 0 0 0 1,772,128 1,772,128 9,837,797 0 TOTALS: $6,500,000 $7,339,042 $13,839,042 $14,451,265 $24,289,062 $9,837,797 $0 BOND YEARS: 86,342 ANNUAL INTEREST COST: $7,339,042 *INCLUDES CAPITALIZED AVERAGE MATURITY: 13.28 DISCOUNT (PREMIUM): $123,500 INTEREST OF $1,594,642 AVG. ANNUAL RATE: 8.643% TOTAL INTEREST COST: $7,462,542 (EXEMPT FROM OVERLEVY) ADDENDUM B -5 i > j ► i . a CITY OF BROOKLYN CENTER, MN PREPARED JULY 16, 1985 $5,620,000 GENERAL OBLIGATION BY SPRINGSTED INCORPORATED TAX INCREMENT BONDS, SERIES 1985 A SCHEDULE DATED: 2/ 1/1982 MATURE: 2/ 1 8.500$ ANNUAL ANNUAL LEVY INCREMENT SURPLUS / CUMULATIVE ANNUAL LEVY MATURE PRINCIPAL INTEREST TOTAL (105 %) INCOME (- DEFICIT) SURPLUS LEVY (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) 1986 1988 0 477,700 477,700 477,700 500,833* 23,133 23,133 0 1987 1989 0 477,700 477,700 492,470 469,656* 22,814- 319 0 1988 1990 0 477,700 477,700 501,585 529,033 27,448 27,767 0 1989 1991 135,000 477,700 612,700 643,335 697,563 54,228 81,995 0 1990 1992 190,000 466,225 .656,225 689,036 741,622 52,586 134,581 0 1991 1993 250,000 450,075 700,075 735,079 787,004 51,925 186,506 0 . 1992 1994 315,000 428,825 743,825 781,016 833,747 52,731 239,237 0 1993 1995 465,000 402,050 867,050 910,403 960,717 50,314 289,551 0 1994 1996 550,000 362,525 r 912,525 958,151 1,012,671 54,520 344,071 p 1995 1997 650,000 315,775 965,775 1,014,064 1,066,184 52,120 396,191 0 1996 1998 755,000 260,525 1,015,525 1,066,301 1,121,303 55,002 451,193 p 1997 1999 875,000 196,350 1,071,350 1,124,918 1,178,074 53,156 504,349 0 1998 2000 1,005,000 121,975 1,126,975 1,183,324 1,236,549 53,225 557,574 0 1999 2001 430,000 36,550 466,550 489,878 1,296,779 806,901 1,364,475 0 2000 2002 0 0 0 0 1,358,815 1,358,815 2,723,290 p 2001 2003 0 0 0 0 1,422,712 1,422,712 4,146,002 0 2002 2004 0 0 0 0 1,488,526 1,488,526 5,634,528 0 2003 2005 0 0 0 0 1,556,314 1,556,314 7,190,842 0 2004 2006 0 0 0 0 1,626,137 1,626,137 8,816,979 0 2005 2007 0 0 0 0 1,698,053 1,698,053 10,515,032 0 2006 2008 0 0 0 0 1,772,128 1,772,128 12,287,160 0 TOTALS: $5,620,000 $4,951,67.5 $10,571,675 r $11,067,.260 $23 $12,287,.160 $0 BOND YEARS: 58,255 ANNUAL INTEREST COST: $4,951,675 *INCLUDES CAPITALIZED AVERAGE MATURITY: 10.37 DISCOUNT (PREMIUM): $106,780 INTEREST OF $660,000 AVG. ANNUAL RATE: 8.683% TOTAL INTEREST COST: $5,058,455 (EXEMPT FROM OVERLEVY)' ADDENDUM B -6 r � • CITY OF BROOKLYN CENTER, MN PREPARED JULY 18, 1985 $6,700,000 GENERAL OBLIGATION BY SPRINGSTED INCORPORATED TAX INCREMENT BONDS, SERIES 1985 A SCHEDULE DATED: 10/ 1/1985 MATURE: 2/ 1 8.750$ ANNUAL ANNUAL LEVY INCREMENT SURPLUS/ CUMULATIVE ANNUAL LEVY MATURE PRINCIPAL INTEREST TOTAL (105 %) INCOME (- DEFICIT) SURPLUS LEVY (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) 1985 1987 0 781,667 781,667 781,667 781,667* 0 p 0 1986 1988 0 586,250 586,250 587,352 587,353* 1 1 0 1987 1989 0 586,250 586,250 595 996 * 595,996 0 1 0 1988 1990 0 586,250 586,250 607,387 607,387* 0 l 0 1989 1991 0 586,250 586,250 612,778 622,212* 9 19 4 4 3 9 435 90 1992 0 586,250 586,250 615,563 606,654 8,909- X 526 p 1991 1993 0 586,250 586,250 ,615,563 647,986 0 1992 1994 20,000 32,423 32,949 0 586,250 606,250 636,563 690,559 53,996 86,945 p 1993, 1995 140,000 584,500 724,500 760,725 813,234 52,509 139,454 0 1994 1996 195,000 572,250 767,250 805,613 860,763 55,150 194,604 p 1995 1997 260,000 555,188 815,188 855,947 909,719 53,772 248,376 0 1996 1998 330,000 532,438 862,438 905,560 960,143 54,583 302,959 0 1997 1999 410,000 503,563 913,563 959,241 1,012,080 52,839 355,798 0 1998 2000 495,000 467,688 962,688 1,010,822 1,065,576 54,754 410,552 p 1999 2001 595,000 424,375 1,019,375 1,070,344 1,120,676 50,332 460,884 p 2000 2002 700,000 372,313 1,072,313 1,125,929 1,177,429 51,500 512,384 p 2001 2003 815,000 311,063 1,126,063 1,182,366 1,235,884 53,518 565,902 p 2002 2004 945,000 239,750 1,184,750 1,243,988 1,296,093 52,105 618,007 p 2003 2005 1,085,000 157,063 1,242,063 1,304,166 1,358,109 53,943 671,950 0 2004 2006 710,000 62,125 772,125 810,731 1,421,985 611,254 1,283,204 p 2005 2007 0 0 0 0 1,587,777 1,587,777 2,870,981 0 2006 2008 0 0 0 0 1,555,543 1,555,543 4,426,524 p TOTALS: $6,700,000 $9,667,733- $16,367,733 $17,088,301 $21,514,825 $9,426,524 $0 BOND YEARS: 110,488 ANNUAL INTEREST COST: $9,667,733 *INCLUDES CAPITALIZED AVERAGE MATURITY: 16,49 DISCOUNT (PREMIUM): $127,300 INTEREST OF $1,956,409 AVG. ANNUAL RATE: 8.865$ TOTAL INTEREST COST: $9,795,033 (EXEMPT FROM OVERLEVY) ADDENDUM B--6