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EDA 1995 05 18CHANI-IASSEN HOUSING AND REDEVELOPMENT AUTHORITY REGULAR lVI~_,EIING MAY 18, 1995 Chairman Boyle called the meeting to order at 5:30 p.m. MEMBERS PRESENT; Charlie Robbins, Mike Mason, Don Chrniel, Gary Boyle and Jim Bohn ~;TAFF PRES~: Todd Gerhardt, Asst. Executive Director CONSIDER APPROVAL OF TIF DISTRICT NQ. 4, Gerhardt: This meeting is to consider approval of TIF District No. 4. About 6 to 8 months ago Brad and his group made a presentation to the HRA in regards to redeveloping what was the bowling center, the old Instant Webb building and the Frontier building. At that _time, and still is, this group has the interest from a movie theater to redevelop what is the old portion of the Instant Webb building into a 6 bay movie theater. With that come to find out that Russ would consider...old Filly's portion and moving all of his operation over into that facility. With this development, because of the grades and everything back behind that building, there needs to be some...done to give some handicap ~bility to both facilities from tho south side. The proposal is also to improve the bowling center element to make that a little more cashflow for the owner is to convert a portion of that facility into retail. So they're proposed to...square foot of retail in between the movie theater and what is Filly's. Also included is the redevelopment on the Frontier building. It used to be a dance area in there. In years past it's used to be the lumber yard and now ~_..not appropriate use for the downtown area....but with this, that would also get a new facade and boardwalk area and a substantial amount of parking lot improvements in that area which are gravel base...redeveloped into a larger parking lot. The assistance that our group is looking for is to TIF District No. 4 to reimburse developers their cost of putting in the boardwalk system, facade improvements and parking lot improvements. Those estimated costs today are $1,460,000.00. The facade improvements are $690,000.00. The boardwalk area is $470,000.00 and the parking lot is approximately $300,000.00. With that, the increment generated off of this site would then be rebated or - allocated back to the three different owners. The owners of the bowling center, the owners of the movie theater and then of course the owners of the Frontier building and that money will be allocated back to those three entities based on a percentage of the improvements that each of the three takes on for parking lot improvements, facade improvements and boardwalk improvements...percentages broke down. This would be a pay as you go program and they would upfront the costs. They would have to look at financing to put the facade in, to build parking lot improvements and to build a boardwalk. So they would have to find financing for the $1,460,000.00. And then over time the improvements that they would make to the exterior of the building and then of course the interior improvements, Pauly's restaurant, the Housing and Redevelopment Authority - May 18, 1995 improvements that would go on the retail, improvements that go along with the movie theater and then the interior improvements that would go along the Frontier building. The dollars or additional taxes generated from those improvements then would be allocated back to the redevelopers, the three redevelopers, plus interest of 9% because if we were to sell bonds to make the improvement~ we would...interest. But they're going out and finding financing, so they would look to recapture their interest costs in getting financing. So over a 17 year period they would capture the increment generated off that redevelopment needed to meet that interest and principle payments on $1,460,000.00. And that is highlighted in the tax increment cashflow. I handed out new ones. Updated ones. There's a couple o£ errors on the other ones. The other thing that has occurred since this was presented to the City Council and I sent out a copy to all HRA members of that. There was ~..when you create a district like this. The State is quite...in creating these districts so when you do that you lose both aid and the local government aid that we receive is half homestead agricultural credit. This cashflow analysis shows that we can pay off the three redevelopers at 10% interest over 17, by the year 2017 and not lose the local government aid cost.. And how you...local government aid loss is that you would...charge 10% administrative fee that you would take off of the first increment that would be generated. And that increment, you put it in the bank and draw 4% on it, you would have enough money there to offset any of the losses that occur on page 2. I put a...X on there. You have...28.32%. On that column, the year 2002 is when this would kick in. When you start losing local government aid, and that's $1,940.00. And then down to 201 ? is when the percentages increase each year of loss in local government aid. But if you look at the administrative of 10%, you notice you're capturing that in year 1997. So if you put that $9,500.00 in the bank and then it slowly goes up to $20,961.00 from interest earned on that money and the $10,000.00 you receive in those years offsets any losses that you see starting in 2002 up to 2017. And there's a little bit o£...2018, then you start seeing a loss. The $10,961.00 that you get in the interest earning on the money has been there, cannot catch up to the percentages of the loss in what was going to be made. As to the creation of the district, you would have to de~rti~ the parcels that are already there now. So that means taking those parcels out of the current tax increment district and then creating a new district. Thus having whatever value they have today. So the base value would be as it is today. So in doing so the base tax capacity, which is that first column, means $129,048.00 would go to the School District, to tile County, to the City and the other jurisdictions. That's the base value. So those parcels that are within the district, the base value is established. That dollar amount would then be distributed back to those entities. The increment that would be captured up and above that dollar amount is tho net tax increment amount. Those would be the dollars that you would take back to the redevelopers. So the total principle amount of the net tax increment as we go back to the redevelopers is $1,569,146.00. That's the present value, total under net tax increment...When you add 9% interest over that time, that is the total up and above that $3,919,615.00. So that's the principle and interest up above there. Around the year starting at 1997 to the year 201'/. The next page that shows tax Housing and Redevelopment Authority - May 18, 1995 increment projects cashflows. This shows the increments generated from each of the projects and you've got 7 projects which will create taxes. The first one will be the conference center. We talked about a restaurant going in the old Animal Fair building. Right now it's the hotel's, the hotel has a need for meeting room space so they haven't decided if they're going to use the existing building there or tear it down and turn that into conference room space. There's a bigger need for the hotel in conference room space than there is for a restaurant. They can work out arrangements with other... The conference room space would ere, ate approximately $19,000.00 a year in increment. The hotel would create, you,re got to add, there's 2 units in here so you add $9,789.00 twice. It gives you approximately $19,000.00. And then the hotel would create approximately about $87,000.00 a year in increment per year. The retail element, you notice there's a one year delay. We just do not think that they can complete the Frontier building this year so we've delayed that one year but after that is renovated and then they've added retail to the Frontier building, they would produce approximately $29,000.00 in increment a year. The bowling alley...would see approximately $48,000.00 in increment a year and the movie theater portion would create approximately $35,000.00 a year in increment. And then the next column shows payments to the conference center and hotel. The conference center and hotel would be a typical HRA deal of 3-years. All they need is 3 years worth of increments to offset their costs in getting the facility's cashflow...their basis. So you see in parenthesis there is deducting those dollar amounts for the hotel and conference center payments that we make to them. And then the increment coming from the hotel and conference center would be percentagely broken out and given to the movie theater people, the Frontier building and the bowling center based on percentages of their improvements costs of the $1,460,000.00... And then the last page just shows the... In the plan we've got two changes that occurred since the plan was developed and I kind of highlighted those changes. In the plan it called for...improvements of $45,000.00 and land acquisition of $210,000.00. What we've done now is that we~ve, to make things simpler, they're going to continue to pay off public improvements that are levied against the hotel and conference room and that we would give land write down directly to the conference center and hotel people so instead of...approximately $45,000.00 to $55,000.00 worth of assessments that are currently levied. So they would just continue to pay those on their taxes. And that we would then directly give them a 3 year subsidy and plan write down. So the dollar amounts would change for $59,000.00 is 3 years worth of increment that would go to the conference center development and then tho hotel would receive 3 years of increment which, totals $230,000.00 for land write down. So those two numbers staff would ask, if you authorize and approve this plan, that you modify those numbers...With that, I'm open to any questions that you may have. Bohn: On the Pauly Drive, would that be improved then? Housing and Redevelopment Authority - May 18, 1995 Gerhardt: At this point, Pauly Drive would be extended to serve the parking lot. There's a real question there, if Pauly Drive should go all the way across. Right now it would not go all the way through. It would serve the parking lot area. Bohn: Would it go behind the Frontier building? Brad $ohnson: To those buildings. Bohn: Would it go behind, all the way through behind or just up to? Brad Johnson: Up to the parking lot. Bohn: So it wouldn't go behind the Frontier building at all then? Brad Johnson: Not Pauly's. The parking lot. The new parking lot. Bohn: So if we ever want to put it through, we'd have to take the parking lot, part of the parking lot then, right? Gerhardt: Well, as a part of this, one of the things we can negotiate is taking an easement for it and whenever we...second phase behind the Dinner TheaIer that, in working with them in redeveloping that. Then we could punch the road all the way through. Bohn: I think it'd be a good idea. Boyle: A good idea what, Jim? To do it now or do it later? Bohn: No, get the easement so that we can do it so we don't have to fight to try and get a road through there later on. Boyle: Would it make sense to do the road now? Gerhardt: To do the road now means you'd have to go in and acquire what is the scene shop and what is the little mill shop back there. The cabinet shop and the Dinner Theater people and Bloombergs at this point don't know how they want to redevelop that ares_ They don't know what the future is of the Dinner Theater. At this point, with the movie theater people... You have to find a home for Russ. Bowling center. People are interested in trying to renovate their space to make it a little more economicS. So at this point we wanted to do what was Phase I and get that section of the problem resolved and then you've got a 5 year Housing and Redevelopment Authority - May 18, 1995 window there that you can modify this plan to incorporate whatever the future needs of the Dinner Theater might be back there. Boyle: Charlie, do you have any questions? Issues. Robbins: Yeah, some. At the last meeting we had looked at, the person who was here discussing doing some traffic reconfiguration and so on. With that in mind, what changes again would be necessary on Market? That's one question. Okay. Next question is on tho handout, which is also contained in the trust agreement, regarding parcels to be acquired within TIF. It reads, to buy and resale at a reduced cost. Maybe you might want to highlight on that. Is that a question? And that was it. Gerhardt: Traffic. Robbins: Meaning would we have to redo the roads twice. That's the question. Gerhardt: ...and the applicants here are aware that they will have tO. go through city site plan approval and as a part of the city site plan approval, they will probably ave to provide some sort of traffic analysis. You know what are the counts. Maybe on the parking and those types of things. So with that, I don't know if Strgar can do it or the in-house staff can determine if a light is warranted or if a turn lane is needed but I'm sure we'll have to do a traffic count in this are~ And the biggest problem probably will be when the movie theater lets out. And we're going to need feedback from the movie theater people and how they plan on dispersing traffic off this site and not having all the theaters open at once. You know, they'll all be at different times I would hope but that's a good point. Boyle: So we should probably hold off on any changes to Market Square until we find out what that is. Gerhardt: Right. Robbins: And the one question also was, with the numbers and the dollars and the allocations, are those binding because we've had before, other developers that have come back to us later and wanted to readjust some dollars to get increased money. Gerhardt: Well, with every project you come up with your best estimates of how you're going to do this and your best estimate is good when you start taking bids and I can't sit here and tell you that $1,460,000.00 is, that they won't come back and ask for more. But that's your choice at that time, if you want to give them more or not give them more. But until they receive their bids, you know this is the number that we're woridng with on this and... Housing and Redevelopment Authority - May 18, 1995 special project in trying to renovate a facility and put a facade, similar to...like this on that wall. And Truman...it can be done and that it will expand... You really never know when you get these estimates in how hungry the market is. Robbins: And then also, would you also comment on parcels to be acquired within the TIF. Gerhardt: On parcels, you know these are some projects now that the HRA might typically do like you've done over by the Riv. You built the parking lot over there and you put sidewalks in in the downtown area~ You could do that on this project but the problem that you get into is the facade and cities and HRA's cannot build facades for buildings. So with this, how you get the money back to the developers to meet the intent of the law...land write down and when you do the land write down, you have to have a transfer of title. So that's where, whatever land you should have in the...it would be that purchase price...$1,460,000.00, or what the cost of the improvements will be. Bohn: If you were walking over to the theater, movie theater, or even the Frontier development where the old lumber store was, is there going to be a sidewalk over there? And how would you get from the street in there? Without walking through the parking lot. Gerhardt: Well that's one of the things that has been put into the numbers is that we would expect that the current parking lot as it is today, and tho developer's...but that the Planning Commission and City Council are going to require some type of canopy trees in the parking lot so with the canopy trees in the parking lot...bring in something that involves pedestrian walkways along the street lines or other landscaped areas... This plan does not show how the parking lots will be laid out. All we know is we've got a pretty good idea of how many parking stalls we need but we haven't laid out how that parking lot would be...as a part of the site plan approval... Bohn: Will we have a say in site plan approval? Gerhardt: Yes, we can bring them back to you. Boyle: Anything else Jim? Bohn: No. Boyle: Don, your turn. Chmiel: No I've had, Todd has answered some of my questions. The one that I had was tax increment revenues for taxes payable in the current calendar year and he went through that Housing and Redevelopment Authority - May 18, 1995 and explained that. The only other one that I might have, on those administrative expenses. On that total. Who gets those dollars? The $$0,000.00. Gerhardt: It was just an estimate that we came up with. It's...time in developing the plan. It's Sid Inman's time doing cashflow analysis. It may be any Fred Hoisington's time in putting a parking lot analysis together that we feel comfortable that their numbers are correct. Chmiel: Okay, so it's just a ballpark figure that you put in? Gerhardt: Yes. It's typically 10% of whatever... Chmiel: For that land acquisition and facade improvements, that $690,000.00. That probably is just half of that price. As you have on the first page. Gerhardt: The whole land write down allowance will be the $1,460,000.00. Chmiel: Okay. That's it. Gerhardt: If it's not clear, that's how it should read. Chmiel: Yeah, that's what I. That's it. Boyle: Mike. Mason: Correct me if I'm wrong but we're doing no more or less than we've done for any other TIN district. Give or take. Gerhardt: No. You're doing substantially more than what youtvo done before. Our previous deals are typically 3 years. 3 years or the hotel will receive a typical 3 year policy. The conference center will receive typical 3 year policy. But the movie theater and the bowling center and the Frontier are substantially going to receive more because you're dealing with physical redevelopment costs. Typically what you would do is go in there. Buy the property. Tear the building down and then sell the land back to a developer. In this case we are trying to retrofit the existing facilities and changing them from what I will call is an industrial looking building and warehouse space into retail type of facility. Now if you were to look at what I'll say is a Brook's, the apartment building and the first and second phase of the Medical Arts, those are not typical 3 year deals. You spent a lot of money going in there, buying the old Hanus facility. Relocating people and correcting soils and putting in parking lot improvements. If you were to amortize all of those costs and trying to do those in 3 year...you wouldn't have what you have there today. Housing and Redevelopment Authority - May 18, 1995 Mason: No. No, my questions have been answered. I'm ready to make a motion. Boyle: I think most of mine have too. There's no risk of setting precedent on this thing. Mason: Every time we do something we might set precedent but. Boyle: I mean that risk is there. We have to. Mason: Just because you say yes to something now... (Taping of the meeting ended at this point in the discussion.) Mason moved, Robblm seconded flint the HRA approve a resolution Cleating Tax Increment Fi~sncing District No. 4 and adopting the Tax Increment Financing Plan as presented. All voted in favor and/he motion canied. Robbins moved, Mason seconded to adjourn the meeting. All voted in favor and the motion carried. The meeting was adjourned at 6.~0 lxm- Submitted by Todd Gerhardt Asst. Executive Director Prepared by Nann Opheim