1998.12.14 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
December 14, 1998
7:00 PM
A. Approval of Minutes from November 9, 1998 Meeting
B. Other Business
1. Review of Tax Increment Financing Plan for proposed TIF District #4
(Lamplighter Apartments), including consideration of a resolution finding the
proposed modification of Redevelopment Project No. 1 to be consistent with the
Comprehensive Plan of the City
2. Request to set a public hearing for a lot division of an existing parcel located at
4957 Florida Ave N into two parcels
C. Adjournment
• For additional information, contact John Sutter at 539-1142 •
F:\GROU PS\COM DEVLP\PLAN NINGTLA NCO M M\1 998\1 2-Magendasummary.doc
199
November 9, 1998
CRYSTAL PLANNING COMMISSION MINUTES
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m.
with the following present: Bonnell, Elsen, Graham, Koss, Krueger, Magnuson,
Nystrom.and VonRueden. The following was absent: Kamp. Also present were
Community Development Director Norris, Planner Sutter and Recording
Secretary Scofield.
A. Moved by Commissioner Krueger and seconded by Commissioner Elsen to
approve the minutes of the September 14, 1998, meeting.
Motion carried.
B (1). Chair Magnuson declared this was the time and the place as advertised for a public
hearing to consider Application 98-16.8 for a Plat of Neznik's Second Addition at 5108
and 5120 West Broadway (P.I.D. 09-118-21-24-0009 and 09-118-21-24-0064), as
submitted by John Neznik, Crystal MN.
Staff presented the following:
The requested plat approval would formally combine two parcels of record into a single
parcel. Because staff has already approved an administrative combination of the two
parcels, and because the new building addition will be located on both parcels, the
requested plat would have no significant effect on the property or surrounding area.
No one appeared in opposition.
Moved by Commissioner Nystrom and seconded by Commissioner VonRueden to close
the public hearing.
Motion carried.
Moved by Commissioner Nystrom and seconded by Commissioner Elsen to recommend
to the City Council to approve Application 98-16.8 for a Plat of Neznik's Second
Addition at 5108 and 5120 West Broadway (P.I.D. 09-118-21-24-0009 and 09-118-21-
24-0064), as submitted by John Neznik, Crystal MN.
The findings of fact are as follows: Staff has reviewed and everything is in order. This is
a plat of two properties that have already been combined administratively.
Motion carried.
C (1). Review of preliminary site plan for an office/warehouse building proposed to be
located along County Road 81 between Bass Lake Road and Wilshire Boulevard
(developer: Industrial Equities, Inc.)
Staff presented the following: The City plans to acquire K Wong's (5430 Lakeland
F:\GROUPS\COMDEVLP\PLANNING\PLANCOMM\1998111-09\MINUTES.doc
200
November 9, 1998
Avenue North) and the house at 5549 Zane Avenue North and zone the entire site I-1
Light Industrial. There will be buffering and screening between the site and the single
family residential included in the formal site plan. Commissioner Krueger asked who
would maintain the frontage road. The City would likely maintain the portion of the road
near the apartments to preserve access..
Moved by Commissioner Bonnell and seconded by Commissioner Krueger to direct staff
to proceed with a public hearing for rezoning as soon as is practical, and to proceed with
a public hearing for site plan review upon receipt of a completed application from the
developer.
Motion carried.
C (2). Discussion Item: Buffering requirements for commercial and industrial uses
adjacent to residential uses
Staff presented the following:
The status quo of no specific distance buffering and guidelines for distance buffering for
the various types of districts when directly abutting property in a residential district.
Commissioner Elsen stated guidelines are not mandates.
Commissioner Koss stated greater distance would be better.
Commissioner Bonnell favored the status quo. He asked how many developers have
complained in the past. Check with other cities regarding landscaping and setback
requirements and if more restrictive than in the past.
C (3). Planner Sutter stated Paster Enterprises came before the Council asking to modify the
Sign Ordinance to have an additional pylon sign or to replat. City Attorney has stated
that consideration of a plat should be based on whether it meets the requirements for
plats, not on whether it is being done to allow more signage. Chair Magnuson stated
Coon Rapids does an excellent job in its signage and also Plymouth.
D. Moved by Commissioner Nystrom and seconded by Commissioner Elsen to adjourn.
The meeting adjourned at 8:15 p.m.
Motion carried.
Chair Magnuson
Secretary Nystrom
F:\GROUPSICOMDEVLP\PLANNING\PLANCOMM\1998\11-09\MINUTES.doc
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M E M O R A N D U M
DATE: December 9, 1998
TO: Planning Commission (December 14th meeting - Item B-1)
FROM:V�John Sutter, Planner and Redevelopment Coordinator
SUBJ.: Lamplighter Apartments I Nafstad Property
Proposed Modifications to Redevelopment Project No. 1
A. BACKGROUND.
Tax Increment Financing is a development tool in which the increment (additional tax
revenue generated by increased valuation as a result of new development) is captured
and used to help defray the cost of improvements necessary for the development to
occur. The Tax Increment District is the area from which the revenues are captured,
and the Redevelopment Project Area is the area in which the revenues can be spent.
The proposed addition to Redevelopment Project No. 1 includes the area from 29th
Avenue to 32nd Avenue and Brunswick Avenue to Douglas Drive (approx. 30 acres). A
new Tax Increment District would be created to include the existing Lamplighter
Apartments and a possible assisted care facility site immediately to the north.
State law requires that the Economic Development Authority request the opinion of the
Planning Commission prior to approving a modification to the redevelopment plan. The
City Council will hold a public hearing on the Redevelopment Plan and Tax Increment
Plan on Tuesday December 15th
The following items are attached:
❑ Map showing Comprehensive Plan land use designations for the area
❑ Draft Tax Increment Financing Plan
❑ Resolution finding that the modification of Redevelopment Project No. 1 is
consistent with the zoning plan and development goals of the City.
B. CONSIDERATIONS
The area proposed to be added to Redevelopment Project No. 1. includes the
Lamplighter Apartments, the vacant Nafstad and Gale properties, and several single-
family houses along the east side of Douglas Drive. It is important to note that the
inclusion of these properties within the project area does not mean that work is
proposed for all of these properties. It does, however, enable the EDA to expend
increment in this area.
Qre
The proposed addition to the project area is guided for a variety of land uses, as shown
in the attached map. (Note: Based on the recommendation of the Nafstad Property
Task Force, in 1995 the Comprehensive Plan was amended to guide the area from 30'
Avenue to 31St Avenue and from Brunswick Avenue to Douglas Drive for Low Density
Residential; previously, it had been guided for High Density Residential.)
While the exact layout of the proposed assisted care facility is not known, it would likely
be located immediately north of the Lamplighter Apartments. Therefore it appears that
the facility would straddle the boundary between the Comprehensive Plan's High
Density Residential and Low Density Residential areas (see attached map). It would
appear that the assisted care facility would be consistent with these designations,
based on the following language in the Comprehensive Plan:
"Because of the lack of available privately owned vacant land and the fragility of
established neighborhoods, the City will entertain only limited expansion of HR
housing contiguous to established projects at maximum densities of 22 units per
gross acre. Essentially, all but a small amount of new high density housing is
intended to take place in mixed use areas which can be served effectively by
and supportive of public transit. "
Also to be considered is the general need for redevelopment on the Nafstad property.
The potential for development of the area is significantly limited by soil, wetland and
drainage considerations. Its placement in the Redevelopment Project Area is
consistent with the likely need to use public funds to correct these problems.
C. RECOMMENDATION
Staff recommends that the Planning Commission adopt the attached resolution finding
the modification to the Redevelopment Plan for Redevelopment Project No. 1 to be
consistent with the Comprehensive Plan of the City.
Planning Commission action on the resolution is requested.
AMEND REDEVELOPMENT PROJECT NO. 1 - LAMPLIGHTER / NAFSTAD
2
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101
CITY OF c
3,.
UKAt- I
V. TAX INCREMENT FINANCING PLAN FOR TAX INCREME\T FINANCING
DISTRICT NO. 4 (Lamplighter Apartments)
A. Statutory Authority. See Section I.B. of the Redevelopment Plan.
B. Statement of Public Purpose and Objectives. See Section I. C. of the Redevelopment
Plan.
C. Description of TIF District. The boundaries of the TIF District are described on
Exhibit V-A and illustrated on Exhibit V -B.
D. Tvpe of TIF District. The TIF District is, pursuant to Minnesota Statutes. Section
469.174, Subdivision 11, a housing district. Reasons and facts suppoi-tin�' this finding are on file at
City Hall and will be made available to the public until the TIF District terminates.
E. Duration of TIF District. The duration of the TIF District is expected to be twenty-
five years from receipt of the first tax increment. The date of receipt of the first tax increment is
estimated to be July, 2002. Thus, it is estimated that the TIF District, including any modifications
for subsequent phases or other changes, would terminate in the year 2027.
F. Parcels to be Acquired Within TIF District. The EDA may publicly acquire and
reconvey any or all of the parcels in the TIF District identified on Exhibit I -A.
The following are conditions under which properties not designated to be acquired may be
acquired at a future date:
(1) The EDA may acquire property by gift, dedication. condemnation or direct purchase
from willing sellers in order to achieve the objectives of the TIF Plan; and
(2) Such acquisition will be undertaken only when there is assurance of funding to
finance the acquisition and related costs.
G. Development Contracts. As of the date of adoption of the TIF Plan. the EDA intends
to enter into a Development A<greement with La\el Financial Group. Inc. for the development
described below.
H. Specific Development Expected to Occur. At this time it is anticipated that the
project wi11 include the construction of a 70 unit assisted care facility and the rehai�iitation of a 136
unit rental housing project to be constructed in 1999 through 2000 with an estimated market value
of S8,270,000.
V-1
I. Prior Planned Improvements. The EDA shall, after due and diligent search,
'~ accompany its request for certification to the County Auditor or its notice of district enlargement
with a listing of all properties within the TIF District for which building permits have been issued
during the eighteen (18) months immediately preceding approval of the TIF Plan by the EDA. The
County Auditor shall increase the original tax capacity of the TIF District by the tax capacity of each
improvement for which the building permit was issued. If said listing does not accompany the
aforementioned request or notice, the absence of such listing shall indicate to the County Auditor
that no building permits were issued in the eighteen (18) months prior to the EDA's approval of the
TIF Plan.
J. Original Tax Capacity. The tax capacity of all taxable property in the TIF District,
as most recently certified by the Commissioner of Revenue on January 2, 1998, is estimated to be
$95,940.
K. Estimated Captured Tax Capacity. The estimated captured tax capacity of the TIF
District upon completion of the proposed improvements on January 2, 2000 is estimated to be
$110,810.
L. Tax Capacity Rate. The estimated pay 1998 tax capacity rate is 1.39199.
M. Tax Increment. Tax increment has been calculated at approximately S154,246
assuming a static tax capacity rate and a valuation increase of two percent (2.0%) compounded
annually. The assumptions used in calculating the available tax increment, along with the cash flow
projections, are shown on Exhibit V -C.
N. Estimate of Proiect Costs. The estimated costs associated with the TIF District and
the Project Area are listed on Exhibit I -C.
O. Estimate of Bonded Indebtedness. It is anticipated that 55,000,000 of bonded
indebtedness will be incurred with respect to this portion of the Project Area at this time. Pursuant
to Minnesota Statutes, Section 469.178, Subdivision 1, General Obligation Tax Increment Bonds
may be used as required to amortize the costs identified on Exhibit I -C. The EDA reserves the right
to pay for all or part of the activities listed on Exhibit I -C relating to the TIF District as tax
increments are generated and become available.
P. Sources of Revenue. The costs outlined on the attached Exhibit I -C will be financed
through the annual collection of tax increments, land sale receipts, local City contribution and, if
possible, grants from the Minnesota Department of Trade & Economic Development and the
Metropolitan Council Liveable Community Grants.
Q. Estimated Impact on Other Taxing Jurisdictions. The estimated impact on other
taxing jurisdictions assumes that construction would have occurred without the creation of the TIF
District. If the construction is a result of tax increment financing, the impact is SO to other entities (see
V-2
Exhibit IV -D). Notwithstanding the fact that the fiscal impact on the other taxing jurisdictions is SO
due to the fact that the construction would not have occurred without the assistance of the EDA, the
attached Exhibit V -E reflects the estimated impact of the TIF District if the "but for" test were not
met.
R. Fiscal Disparities. The EDA hereby elects the method of tax increment computation
set forth in Minnesota Statutes, Section 469.177, Subdivision 3, clause (a) if and when
commercial/industrial development occurs within the TIF District.
S. Election of Contribution or Exemption. The EDA hereby elects to make a qualifying
local contribution equal to ten percent (10.0%) of the tax increment generated from the TIF District,
as set forth in Minnesota Statutes, Section 273.1399.
T. Relocation. The EDA accepts as binding its relocation obligations under State law
and, if necessary, will administer relocation services for families, individuals and businesses
displaced by public action.
\\?: h:\`JOL:\WPDr.?A\C\CRYSTnL\:"_'\DOC\T.F FL=:.DOC
V-3
EXHIBIT V-A
LEGAL DESCRIPTION
AS ADOPTED DECEMBER 15, 1998
PINS
21-118-21-33-0001
21-118-21-33-0002
21-118-21-33-0003
21-118-21-33-0004
21-118-21-33-0005
21-118-21-32-0009
21-118-21-32-0010
21-118-21-32-0011
21-118-21-32-0012
21-118-21-32-0026
21-118-21-32-0027
`.�K:,1«'OL_'WPDATA\C\CRI'STAL%I:',DOC,TIF PLAN 8XIIJBITS.DOC
V -A-1
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jjxi 41I �I II
FINANCING II LI
DISTRICT NO. 4 I -J;
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CITY OF CRYSTAL, MINNESOTA
EXHIBIT V—C
ASSISTED LIVING FACILITY & LAMPLIGHTER APARTMENTS
ASSUMPTIONS
PIN# 21-118-21-33-0001
21-118-21-33-0002
21-118-21-33-0003
21-118-21-33-0004
21-118-21-32-0026
21-118-21-32-0027
21-118-21-32-0009
21-118-21-32-0010
21-118-21-32-0011
21-118-21-32-0012
21-118-21-33-0005
Original Market Value
Original Tax Capacity
Estimated Market Value
Assisted Care Facility
Lamplighter Apartments
Estimated Tax Capacity
Assisted Care Facility
Lamplighter Apartments
Estimated Taxes
Assisted Care Facility
Lamplighter Apartments
Pay 1998 Tax Rate
Assisted Care Facility
Construction
Valuation
Taxes Payable
Lamplighter Apartments
Construction
Valuation
Taxes Payable
Administrative Fees
Inflation (2003 / 2004)
Present Value Rate
Owner
Nafstad
Nafstad
Nafstad'
Merritt house
Wright house
Nafstad
Nafstad
Nafstad
Currently exempt
Nafstad
Lamplighter Apartments
2.50%
70 units @ 50,000 / unit =
136 units @ 35,074 / unit=
2.50%
2.50%
70 units @ 1,740 / unit =
136 units @ 1,221 / unit =
1.39199
1999- 2000
2001
2002
1999
2000
2001
10.00%
2.00%
06/01/99 7.00%
V—C-1
3,500,000
4,770,000
87,500
119,250
121,799
165,995
Umv
3,000
3,000
3,000
59,000
59,000
5,500
20,500
17,900
500
18,200
3,648,000
3,837,600
95,940
8,270,000
206,750
287,794
ampAsst.WK4 PREPARED BY KRASS MONROE, P.A. 10/29'98
V -C-2 10/29/98
ampAsst.WK4 PREPARED BY KRASS MONROE, P.A.
CITY OF CRYSTAL, MINNESOTA
EXHIBIT
V -C
ASSISTED
LIVING FACILITY &
LAMPLIGHTER APARTMENTS
CASH FLOW AND PRESENT VALUE ANALYSIS
ANNUAL
-> <_ -- ----_ _�_�___
SEMI -ANNUAL-------------."-->
G)
G)
<
--
(a)
(b) (c)
Original Estimated
(d)
Captured
(e)
Estimated
(f)
Less:
(9)
Available Cumulative
(h)
<-- Present Value
Tax
Tax
Tax
Tax
Admin
Tax Avail. Tax
Semi Annual Cumulative
Date
Capacity
Capacity
Capacity
Increment
Fees Increment
Increment
(e) - (f) Total of (g)
Balance
P.V. of (g)
Balance
Total of (i)
(see assumptions)
(c) - (b)
(d) x
(e) x
7.00%
(prev. year)
1.39199
10.00%
06/01/98
95,940
95,940
0
0
0
0
0
0
0
0
0
0
12/01/98
95,940
95,940
0
0
0
0
0
0
06/01/99
95,940
95,940
0
0
0
0
0
0
0
12/01/99
95,940
95,940
0
0
0
0
0
0
0
06/01/00
95,940
119,250
0
0
0
0
0
0
0
12/01/00
06/01/01
95,940
95,940
119,250
206,750
0
23,310
0
16,224
0
1,622
14,601
14,601
12,724
12,724
25,018
12/01/01
95,940
206,750
23,310
16,224
1,622
14,601
29,203
98,613
12,294
56,466
81,484
06/01/02
95,940
206,750
110,810
110,810
77,123
77,123
7,712
7,712
69,411
69,411
168,024
54,556
136,040
12/01/02
06/01/03
95,940
95,940
206,750
210,885
110,810
77,123
7,712
69,411
237,435
52,711
188,752
239,681
12/01/03
95,940
210,885
110,810
77,123
7,712
69,411
72,001
306,846
378,847
50,929
51,043
290,723
06101/04
95,940
95,940
215,103
215,103
114,945
114,945
80,001
80,001
8,000
8,000
72,001
450,848
49,317
340,040
12/01/04
06/01/05
95,940
219,405
119,163
82,937
8,294
74,643
525,491
49,397
47,727
389,438
437,165
5
12101/05
95,940
219,405
119,163
82,937
8,294
8,593
74,643
77,338
600,134
677,472
47,778
484,943
95,940
95,940
223,793
223,793
123,465
123,465
85,931
85,931
8,593
77,338
754,810
46,162
531,105
12/01/06
06/01/07
95,940
228,269
127,853
88,985
8,898
80,086
834,896
46,186
44,624
577,291
621,916
12/01/07
95,940
228,269
127,853
88,985
8,898
9,210
80,086
82,890
914,983
997,873
44,625
666,540
06/01/08
95,940
95,940
232,834
232,834
132,329
132,329
92,100
92,100
9,210
82,890
.1,080,763
43,116
709,650
12/01/08
06/01/09
95,940
237,491
136,894
95,278
9,528
85,750
1,166,513
43,095
41,638
752,751
794,389
12/01/09
95,940
237,491
136,894
95,278
9,528
9,852
85,750
88,667
1,252,262
1,340,929
41,598
835,987
06/01/10
95,940
95.940
242,241
242,241
141,551
141,551
98,519
98,519
9,852
88,667
1,429,596
40,191
876,178
12/01/10
06/01/11
95,940
247,085
146,301
101,824
10,182
91,642
1,521,238
40,135
38,778
916,313
955,091
12/01/11
95,940
247,085
146.301
101,824
10,182
10,520
91,642
94,677
1,612,880
1,707,557
38,707
993,799
06/01/12
12/01/12
95,940
95,940
252,027
252,027
151,145
151,145
105,196
105,196
10,520
94,677
1,802,234
37,398
1,031,197
06/01/13
95,940
257,068
156,087
108,636
10,864
97,772
1,900.006
1,997,778
37,315
36,053
1,068,513
1,104,566
12/01/13
95,940
257,068
156,087
161,128
108,636
112,144
10,864
11,214
97,772
100,930
2,098,708
35,959
1,140.525
06/01114
12/01/14
95,940
95,940
262,209
262,209
161,128
112,144
11,214
100,930
2,199,637
34,743
34,639
1,175.268
1,209,907
06/01/15
95,940
267,453
166,269
115,722
11,572
11,572
104,150
104,150
2.303,787
2,407,938
33,468
1,243,375
12/01/15
06/01/16
95,940
95,940
267,453
272,802
166,269
171,513
115,722
119,372
11,937
107,435
2,515,373
33,356
1,276.731
12101!16
95,940
272,802
171,513
119,372
11,937
107,435
2,622,808
2,733,594
32,228
32,109
1,308,959
1,341,069
06/01/17
95,940
278,258
278,258
176,862
176,862
123,095
123,095
12.310
12,310
110,786
110,786
2,844,379
31,024
1,372.092
12/01/17
06/01/18
95,940
95,940
283,823
182,318
126,893
12,689
114,203
2,958,583
30,899
1,402,C61
1,432,3
12/01118
95,940
283.823
182,318
126,893
12,689
114,203
117,689
3,072,786
3,190,475
29,854
29,725
1,462,570
06/01/19
95.940
95.940
285,500
289.500
187,883
187,883
130,766
130,766
13.077
13,077
117,689
3,308,165
28,720
1,491,290
12/01119
06/01/20
95,940
295,290
193,560
134,717
13,472
121,245
3,429,410
28,587
27,620
1,519.877
1,547,498
12/01120
95,940
295,290
193,560
134,717
13,472
13,875
121,245
124,872
3,550,655
3,675,527
27,485
1,574,982
06/01/21
12/01121
95,940
95,940
301,196
301,196
199.350
199.350
138,747
138,747
13,875
124,872
3,800,398
26,555
1,601,537
06/01/22
95,940
307,220
205,256
142,857
14,286
128,571
3,928,970
26,417
25,524
1,627,955
1,653,479
12/0122
95,940
307,220
205,256
142,857
147,050
14,286
14,705
128,571
132,345
4,057,541
4,189,886
25,385
1,678,863
06/01/23
12/01/23
95,940
95,940
313,364
313,364
211,280
211,280
147,050
14,705
132,345
4,322,230
24,526
1,703,389
06/01/24
95,940
319,631
217,424
151,326
15,133
136,193
4,458.424
4,594,617
24,386
23,561
1,727,775
1,751,336
12/01124
95,940
319,631
326,024
217,424
223,691
151,326
155,688
15,133
15,569
136,193
140,119
4,734,736
23,421
1,774,757
06/01/25
12/01/25
95,940
95,940
326,024
223,691
155,688
15,569
140,119
4,874,956
22,629
1,797,386
5,416,506
541,651
4,874,856
4,874.856
1,797,386
1,797.386
V -C-2 10/29/98
ampAsst.WK4 PREPARED BY KRASS MONROE, P.A.
CITY OF CRYSTAL, MINNESOTA
EXHIBIT V -C
ASSISTED LIVING FACILITY & LAMPLIGHTER APARTMENTS
SOURCES AND USES
SOURCES:
Tax Increment present value
Land Sales - Assisted Care Facility
City Park/Recreation Funds
TOTAL SOURCES
USES:
Acquisition - Nafstad
Acquisition - Other
Soil Correction
Public Improvements
Demolition
Relocation
Rehabilitation
Professional fees
Contingency
Costs of Issuance
TOTAL USES
SURPLUS / (DEFICIT)
10.00%
3.00%
70 units @ $5,000.00 per unit =
136 units @ $5,000.00 per unit =
1,797,386
350,000
-----------------
2,147,386
950,000
150,000
500,000
350,000
15,000
25,000
680,000
50,000
272,000
89,760
-----------------
3.081.760
( 934.374 )
V -C-3
ampAsst.WK4 PREPARED BY KRASS MONROE, P.A. 10/29/98
EXHIBIT V -D
"BUT FOR" TEST
The Redeveloper, LaNel Financial Group, Inc., is attempting to purchase the 136 unit
Lamplighter Apartment Project (the "Apartment Project") for 55,300,000. The goal of the
Redeveloper is to rehabilitate the Apartment Project as leases on the individual units expire. The
Redeveloper then intends to lease the rehabilitated units to those tenants over the age of 55 and
to make the entire project a "seniors only" project. The estimated costs of rehabilitation are
approximately 51,500,000. The organizational costs, financing costs and other soft costs add an
additional 5400,000 so that the total project costs are in excess of 57,200,000. Due to the length
of time it take to rehabilitate the individual units and the potential for those units to remain
vacant until they can be leased to senior tenants and because of the high costs of rehabilitation,
the acquisition and rehabilitation of the Apartment Project is not economically feasible and
would not be rehabilitated without tax increment assistance.
Adjacent to the Apartment Project, the Redeveloper plans on acquiring additional
properties and constructing a 70 unit assisted living facility (the "Assisted Living Facility"). The
land needed for the Assisted Living Facility has numerous soil problems and the anticipated
amount of soil correction is substantially in excess of the fair market value of the land. In
addition, two residences may have to be acquired and additional public improvements and site
improvements are necessary in order to prepare the site for the Assisted Living Facility. Because
of the high costs of acquisition, relocation, demolition, site preparation and public
improvements, the Assisted Living Facility would not be developed without tax increment
assistance.
\\F: 1M VOLZ.,WPDATA\C,CRYSTAL\12'ADOC-.TIF PLAN EXHIBITS DOC
V -D-1
EXHIBIT V -E
ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS
IMPACT ON TAX BASE
IMPACT ON TAX RATE
TAX
ORIGINAL
ESTIMATED
CAPTURED
DISTRICT
RATE
TAX
TAX
TAX
TAX
AS %
ENTITY
BASE
CAPACITY
CAPACITY
CAPACITY
OF TOTAL
City of Crystal
12,036,584
95,940
206,750
110,810
0.921%
County of Hennepin
1,138,252,775
95,940
206,750
110,810
0.010%
ISD #281
73,637,583
95,940
206,750
110,810
0.150%
IMPACT ON TAX RATE
1.39199 1 UU.UU"io
154,246
* Assumes construction would have occurred without the creation of a Tax Increment Financing District.
If construction is a result of Tax Increment Financing, the impact is $0.
V -E-1
TAX
% OF
TAX
TAX RATE
ENTITY
RATE
TOTAL
INCREMENT
INCREASE
City of Crystal
0.27306
19.62%
30,258
0.254%
County of Hennepin
0.38386
27.58%
42,536
0.004%
ISD #281
0.65350
46.95%
72,414
0.098%
Other
0.08157
5.86%
9,039
1.39199 1 UU.UU"io
154,246
* Assumes construction would have occurred without the creation of a Tax Increment Financing District.
If construction is a result of Tax Increment Financing, the impact is $0.
V -E-1
AS MODIFIED DECEMBER 15. 1998
Acquisition, Survey and Demolition
$1,100,000
Soil Corrections
500,000
Public Improvements
350,000
Demolition
15,000
Relocation
25,000
Rehabilitation
680,000
Professional Fees
50,000
Continency
272,000
Costs of Issuance
89,760
Administrative Expenses 541,651
Total 53,623,411
Maximum Estimated Total Bonded Indebtedness 55,000,000*
* This amount includes capitalized or accrued interest in an amount sufficient to pay interest on
the bonds from the date of issue until the date of collection of sufficient tax increment revenues
to meet scheduled interest payments when due.
G:\ W PDATA\C\CRT ST A L.l-C-1'_. DOC
I -C-12
RESOLUTION OF THE CRYSTAL PLANNING COMMISSION FINDING THE
MODIFICATION TO THE REDEVELOPMENT PLAN FOR REDEVELOPMENT
PROJECT NO. I TO BE CONSISTENT WITH THE COMPREHENSIVE PLAN OF THE
CITY
WHEREAS, the City of Crystal is proposing to modify its Redevelopment Plan (the
"Plan") for Redevelopment Project No. 1 (the "Project Area") to reflect an increase in
geographic area within the Project Area as described on Exhibit A and illustrated on Exhibit
B pursuant to Minnesota Statutes, Sections 469.001 to 469.074, inclusive, and
WHEREAS, the Planning Commission has reviewed said modification to the Plan for
the Project Area and has determined its consistency to the zoning plan and development
goals of the City:
NOW THEREFORE, BE IT RESOLVED BY THE CRYSTAL PLANNING
COMMISSION that the proposed modification to the Plan for the Project Area is consistent
with the Crystal Comprehensive Plan.
Adopted this day of , 1998
Chairman
ATTEST:
\\n S ,VOL'-\WFDATA\C\CRYSTAL\i2\DOC\FL=.NNINO RESCL-T=ON.DOC
EXHIBIT A
PARCELS TO BE ADDED TO REDEVELOPMENT PROJECT NO. I
21-118-21-32-0001
21-118-21-32-0002
21-118-21-32-0004
21-118-21-32-0005
21-118-21-32-0006
21-118-21-32-0007
21-118-21-32-0009
21-118-21-32-0010
21-118-21-32-0011
21-118-21-32-0012
21-118-21-32-0014
21-118-21-32-0015
21-118-21-32-0016
21-118-21-32-0017
21-118-21-32-0018
21-118-21-32-0022
21-118-21-32-0023
21-118-21-32-0024
21-118-21-32-0025
21-118-21-32-0026
21-118-21-32-0027
21-118-21-33-0001
21-118-21-33-0002
21-118-21-33-0003
21-118-21-33-0004
21-118-21-33-0005
\\K X'`'."OL2\WPDATA\C\CRYSTAL\1-\DOC\PLnNNING CONLMISSION RESOLUTION MC
City of Crystal
M E M O R A N D U M
DATE: December 9, 1998
TO: Planning Commission (December 1411 meeting - Item B-2)
FROM: ' John Sutter, Planner and Redevelopment Coordinator
SUBJ.: Proposed Lot Division at 4957 Florida Ave N (P.I.D. No. 08-118-21-14-0013)
The subject property is located at the southwest corner of 50th avenue and Florida Avenue. Its
dimensions are 130' x 127.84' after 30' of right-of-way is subtracted for the two streets. There
is also an improved alley along the south side of the property.
Jane Johansen, the owner of the property, would like to divide it into two single-family lots with
frontage on 50th Avenue. The east lot would retain the existing house; the west lot would be
sold for construction of a new house.
There is sufficient lot frontage along 50th Avenue for two lots that would meet our minimum
standards (60' minimum lot frontage). However, the presence of a detached garage abutting
50th Avenue makes it impossible to divide the property into two lots that would meet the City's
minimum frontage. (Note: The garage is a nonconforming structure due to its location in the
required front yard. In fact, a small part of the garage encroaches 0.41' into the 50th Avenue
street easement.)
Ms. Johansen is proposing to address this problem by having the western lot have a width of
49.5' along the 50th Avenue street line but 62' at the front yard setback line, yielding an overall
average width of 60'. Staff opinion is that this approach would require a variance from the
minimum lot width requirement, based on the Zoning Ordinance definition of lot width:
"Subd. 927. Lot, Width. The shortest horizontal distance between the side lot lines
measured at right angles to the lot depth. "
The subdivision regulations provide for variances when "unusual hardship on the land or
practical difficulties related to the land would result from the strict application of the provisions
of this section. " In this case, the Planning Commission might find rationales for either
approving or denying such a variance, based on the following:
u The rationale for denying a variance could be based on the fact that the lot size,
shape and topography are not unusual, and that there is nothing related to the land
- that constitutes a hardship.
o The rationale for approving a variance could be based on the expense of removing
the garage from its present location, and that the present location of the garage on
the lot creates a practical difficulty related to the land.
Enclosed for your information is a map showing the property's location, and a survey with the
potential new lots drawn in.
The Planning Commission is asked to discuss the proposal from the property owner, and set a
public hearing for January to consider the plat and if necessary a variance request related to
minimum lot width.
INITIAL REQUEST - 4957 FLORIDA
2
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33
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S4 ' • tgOWARD W. PERS* .
C ITY suwwyo*
A Il
CERTIFICATE OF SURVEY
FOR: JANE JOHANSEN
LEGAL DESCRIPTION:
HFNNEPIN COUNTY. MINNESOTA
All that part of the Southeast Quarter of the Southwest Quarter of the Southeast Quarter of the
Northeast Quarter of Section 8-118-21, described as follows:
Commencing at a point on the east line of the Southwest Quarter of the Southeast Quarter
of the Northeast Quarter of said Section 8, distant 167.84 feet North of the south line of
the Northeast Quarter of said Section; thence North along said east line of the Southwest
Quarter of the Southeast Quarter of the Northeast Quarter of said Section, 164.84 feet,
more or less, to the Northeast corner of the Southeast Quarter of the Southwest Quarter of
the Southeast Quarter of the Northeast Quarter of said. Section; thence West along the
north line of said Southeast Quarter of the Southwest Quarter of the Southeast Quarter of
the Northeast Quarter 220 feet; thence South parallel with the east line 164.88 feet;
thence East 220 feet to the point of beginning.
Except, the West 60 feet of said tract and also subject to a public easement over the North
30 feet and over the East 20 feet of the above described tract and subject to a public
easement for alley purposes over the South 7.0 feet of the above described tract.
Notes 30 60
1. Legal description furnished by client. SCALE IN FEET
2. Driveway encroaches onto 30 foot public easement. Bearings are based on assumed datum
o Denotes 1/2" d Iron Pipe Set
3. Building encroaches onto 30 foot public easement. • Denotes iron monument found
/3nGK.%
S6-rN A CIA = 3o FT; /3LLr—y � 30 FTS PL6/2,0A = /v )"T� � /n/7-�!2tv2 �/0�
125 a P14,eeerZ A = 7S8$ 5)F• ----------------I
PARCr� 13=/o3°G s•F 50TH AVE. N.
ciLi
M NORTH LINE, SW 1/.4, SE 1/4, NE 1/4, SEC.8, T. 1 18, R. 21 rn I w
S 89'58' 59" W 220.00(R) G� MH
--------- a
I 60.00 0 160.00 , , MH (1
SE 0
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30 FOOT SE/17EAJ7 �` Q- PP A r. 1 78 1/4,
ops - ��� R. 21
S 89058' 59" 1'40.00 CURB
54.61 24 72
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WFENCENE 78 20 /POWT 30
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N 89°57' 35" E 220.00(R)
O.H. ELEC.pp � `� O H. ELEC.
� E E ' m— --- -f
SOUTH LINE, NE 1/4, SEC.8, T.118, R. 21
ksurveyod
ertify that this is a true and correct representation of a survey of
8401 73rd Ave. No., Suite 63 ries of the above described land and of the location of all buildings.
M ERILATelephoneBrooklyn Park, MN 55428 eorL and all visible encroachments if any, from or on said land.
(612) 533-7595
& ASSOCIATES Fax (612) 533 1937 t is day ofMinn.Rey. No—ZZENGINEERING SURVEYING PLANNING yo_0,3 book - Pageo 3 z-3/� SPL7T PA2�E4 /2iS�48
CITY COUNCIL ACTION ON ITEMS WHICH APPEARED BEFORE PLANNING
COMMISSION
November 17, 1998
Consideration of Application #98-16.8 for Preliminary and
Final Plat of Neznik's Second Addition, as submitted by John
Neznik—approved.
December 1, 1998
No items were considered.
G:\P1anning\PC\CCAction.D0C.jrs