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2021-08-25 Planning Commission Regular Meeting Packet
Agenda Planning Commission City Of Edina, Minnesota City Hall, Council Chambers Wednesday, August 25, 2021 7:00 PM Watch the meeting on cable TV or at EdinaMN.gov/LiveMeetings or Facebook.com/EdinaMN. To participate in Public Hearings: Call 800-374-0221. Enter Conference ID 3155067. Give the operator your name, street address and telephone number. Press *1 on your telephone keypad when you would like to get in the queue to speak. A City staff member will introduce you when it is your turn. Or attend the meeting to provide testimony, City Hall Council Chambers, 4801 W. 50th St. I. Call To Order II. Roll Call III. Approval Of Meeting Agenda IV. Approval Of Meeting Minutes A. Minutes: Planning Commission August 11, 2021 V. Community Comment During "Community Comment," the Board/Commission will invite residents to share relevant issues or concerns. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the some issue in the interest of time and topic. Generally speaking, items that are elsewhere on tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead, the Board/Commission might refer the matter to staff for consideration at a future meeting. VI. Public Hearings A. B-21-25, a 3.75 foot -first floor elevation variance for a new home at 4230 Crocker Ave. So. B. B-21-9, an 81.4 foot variance from the required 98.7 foot front yard setback for a new home at 6716 Arrowhead Pass VII. Reports/Recommendations A. Zoning Ordinance Amendments - Impervious Surface, Basements, 1-foot rule and Setback Definitions B. Sketch Plan Review - 7300 West Bush Lake Road C. Resolution B-21-27: Finding that the Southdale 2 Tax Increment Financing Plan with Modification #4 is Consistent with the Comprehensive Plan VIII. Chair And Member Comments IX. Staff Comments X. Adjournment The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large -print documents or something else, please call 952-927-8861 72 hours in advance of the meeting. Draft Minutes❑X Approved Minutes❑ Approved Date: _, 2021 Staff answered Commission questions. Commissioner Bennett arrived at 7:30 p.m. Appearing for the Applicant Mr. Tony Giannakakis, TC Homebuilders, Inc., addressed the Commission and answered questions. Public Heari No one wished to address the Commission. Commissioner Berube moved to close the public hearing. Commissioner Alkire seconded the motion. Motion carried. The Commission discussed the variance and offered the following comments: • Fits the character of the neighborhood • Met all of the setback requirements • Pleased with overall height • Roof elevation is lower than maximum height allowed • The average of the neighboring homes are at a higher elevation than this home • Did not see the need for as big of variance being asked • Would like the height to be lower on lowest floor elevation • If ceiling height were reduced to eight feet six inches there would not be a need for a variance Motion Commissioner Berube moved that the Planning Commission recommend approval to the City Council of the 1.6 Foot First Floor Variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Strauss seconded the motion. Motion failed, 3 ayes (Berube, Strauss and Agnew), 4 nays. Commissioner Alkire moved that the Planning Commission recommend approval the variance as outlined in the staff memo subject to the conditions and findings therin with the addition of the basement elevation is placed at 890.21 based on the FEMA flood elevation, placing the first floor elevation at 901.06. Commissioner Bennett seconded the motion. Motion carried unanimously. Video of the meeting is available on the City website for review of detailed comments. VI1. Reports/Recommendations A. B-21-20, Lot Coverage Variance Request — 6601 Biscayne Blvd Assistant Planner Aaker presented the request for a lot coverage variance. Staff recommended approval of the variance, as requested subject to the findings and conditions listed in the staff report. Page 2 of 3 Draft Minutes❑X Approved Minutes❑ Approved Date: _, 2021 Staff answered Commission questions. Appearing for the Applicant Mr. Christopher Strohm, architect addressed the Commission. Motion Commissioner Bartling moved that the Planning Commission recommend approval of the lot coverage variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Alkire seconded the motion. Motion carried unanimously. Video of the meeting is available on the City website for review of detailed comments. Vill. Chair and Member Comments Received. X. Staff Comments Received. X1. Adjournment Commissioner Berube moved to adjourn the August 1 I, 2021, Meeting of the Edina Planning Commission at 7:52 PM. Commissioner Alkire seconded the motion. Motion carried unanimously. Page 3 of 3 01 v � )0111 • r�1_7PORP'Cti9 - 1888 Date: August 25, 2021 To: PLANNING COMMISSION From: Kris Aal<er, Assistant City Planner Subject: B-21-25, a 3.75 foot -first floor elevation variance for a new home at 4230 Crocker Ave. So. Information / Background: The subject property, is located on the west side of Crocker Ave. with a street address of 4230 Crocl<er Ave. The existing home is a one-story home with an attached garage built in 1958. The applicant is requesting a 3.75-foot first floor height variance for a tear -down rebuild/new home. The variance request is to allow the first floor of the new home to sit 4.75 feet higher than the existing first floor of the home, 3.75-feet higher than the allowed I -foot height increase. The flood elevation on the subject property is 8727, therefore, the lowest floor is required to be no less than 874.7'. There is local flood shape located on the subject property. The local flooding issue in the rear yard is landlocl<ed with a I %-annual chance flood elevation of 872.7'; thus, 874.7' is the required lowest floor elevation. The proposed lowest floor is 8747. The local flooding issue in the front yard has a I %-annual chance flood elevation of 875.4'. Thus, 877.4' is the lowest opening requirement for the front. The garage's adjacent grade is 878.4'. With exception of the first -floor elevation, the proposed project meets all other zoning requirements. Surrounding Land Uses Northerly: Single Unit residential homes zoned R- I and guided low -density residential Easterly: Single Unit residential homes; zoned R- I and guided low -density residential. Southerly: Single Unit residential homes; zoned R- I and guided low -density residential. Westerly: Single Unit residential homes; zoned R- I and guided low -density residential. City of Edina • 4801 W. 50th St. • Edina, MN 55424 STAFF REPORT Page 2 Existing Site Features The subject property at 4230 Crocker Ave., was built in 1958. The lot is 9,978 square feet and is located on the west side of Crocker Ave. The existing home is a one-story rambler with an attached one car garage. Planning Guide Plan designation: Zoning: Grading & Drainage Low Density Residential R-I, Single Dwelling Unit District The Engineering Department has reviewed the application and submitted with comments as attached in their August 18, 2021, memorandum. The memo requires at permit that an Engineer to indicate the proposed lowest opening at the garage front to confirm compliance. In addition it is required that an Engineer demonstrate no increase in risk for proposed fill in the front local flooding issue below 875.4'. Compliance Table City Standard Proposed North Side — 5 feet 6.4 feet Side yard West Side — 43.5 feet 43.5 feet RearYard South Side — 5 feet 6.5 feet Side Yard East Side — 43.5 feet 43.5 feet Front Yard First Floor Elevation Existing House: 879.4' *884.15' Max FFE: 880.4' Low Floor 874.7FPE Building Coverage 25% 22% Lots greater than 9,OOOsf Height 30 feet 29.6 feet *Requires a variance STAFF REPORT Page 3 PRIMARY ISSUES & STAFF RECOMENDATION Primary Issue Is the proposed variance justified? Yes. Staff believes the variance criteria is met in this instance. Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively to grant a variance. The proposed variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. The practical difficulty is caused by the floodplain elevation and the basement elevation requirement. The applicant has designed the proposed home where it will comply by being slightly under the overall height requirement of 30 feet, (based on existing grade) with the proposed first floor elevation increase. The increase in first floor elevation will allow for an 8 ft standard basement ceiling height. It is a goal of the City to remove properties from the flood zone and promote designs that protect properties from anticipated increases in flood events. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The variance allows the new home basement to be placed out of the flood zone. There is not FEMA flood elevation requirements and local flood shapes on every similarly zoned property. The proposed project provides the elevated basement while still complying with the maximum allowable structure height as measured from existing grade. 3) Will the variance alter the essential character of the neighborhood? The proposed home design reflects the character of the neighborhood in height, scale, and mass. The maximum height from existing grade will conform even given the increase in IS` floor elevation. The home is appropriate in size and scale for the lot and the surrounding neighborhood. Staff Recommendation Approve a 3.75 foot -first floor elevation variance for a new home at 4230 Crocker Ave. STAFF REPORT Page 4 Approval is subject to the following findings: I. The proposal meets the variance criteria. The practical difficulty is caused by the localized floodplain elevation requirements and the elevation of the existing first floor. 2. There is not FEMA flood elevations and local flood shapes on every similarly zoned property. The proposed project provides the elevated basement floor while still complying with the maximum allowable height a measured from existing grade. 3. Granting the variance will not alter the character of the neighborhood. Approval is subject to the following conditions: I . Plans date stamped, August 12, 2021. 2. Comments and conditions listed in the August 18, 2021 Engineering Memo. mmmEq!uuW;4'Ron • a23-85Q-03LI • Lux a23-85C-o363 L,f2o I/ GfLO B0rr1sesxq • Egruw Ylruuszots 22,t3a E14CI14EEISIZC DEbV][fLYIEZL mmmEq!uuW;4'Ron • a23-85Q-03LI • Lux a23-85C-o363 L,f2o I/ GfLO B0rr1sesxq • Egruw Ylruuszots 22,t3a E14CI14EEISIZC DEbV][fLYIEZL NJ Bellin Construction variance request 4230 Crocker ave, Edina / Oehler Residense The variance requested is for a 3.75 first floor elevation variance. The request is to accommodate a new home built at 4230 Crocker ave that will sit higher than the first floor elevation of the existing home. The zoning ordinance allows new homes to be built a maximum of one foot higher than the existing home's first floor elevation. This is being asked due to a 10 day snow melt calculation that does not allow homes to be built with a basement floor lower then 874.7 due to a flood risk on this property. Lowest floor allowed 874.7 due to 10 day snow melt. Average existing grade 877.7 Roof height not to exceed 907.07 Existing first floor 879.4 Proposed new first floor 884.15 Allowed first floor with out variance 880.4 Looking for a 3.75 variance With the lowest floor allowed at 874.7, standard 8' basement ceilings, and lowest floor trusses allowed by engineering is 14" would bring us to a first floor height of 884.15. We have lowered the roof pitch from original plans to meet the less then 30' requirement off existing grade. Thanks for your time and consideration Bellin Construction Services \ \ k • ~ W H H ^t� z Ll o � cn � ^^Q .41 a K W V O V UVUU 0000000 X / LL8 � i b"8L9 S 00CL 0 a N.•0.9 y � a C M O N Q Q) o 0- In 'seaW 96'6,V D „OO,ZOo00 S ro O 0 ro M z z kn OL W NIA LL N IL cli lU �/� N �oX w w A-0 ?"i = 0 Lu W w w w = E w �z �z =�z N °w w C„ w 7 7;o ip Na N lU O z z kn OL W jV W Lncv iL Wi Lu(vN Ir X -. .� LL wju Lou w w = E w �z �z 3: Z N °w �w C„ w m Q cvQ� O Vu vn tL4 =1XW W� N lU O z z kn OL W jV W Lncv iL Wi Lu(vN Ir X -. .� LL wju Lou w w = E w �z �z 3: Z N °w �w C„ w m Q cvQ� � Q N �z cnJ ^•=��w C14 ice. �O Cv\0 0p pZ ig w0 o- JA dA w CQED i NO CV`s by O O A� �z CV — R "Al _N (a U :0 mmmEq!uuW;4'Ron • a23-85Q-03LI • Lux a23-85C-o363 L,f2o I/ GfLO B0rr1sesxq • Egruw Ylruuszots 22,t3a E14CI14EEISIZC DEbV][fLYIEZL mmmEq!uuW;4'Ron • a23-85Q-03LI • Lux a23-85C-o363 L,f2o I/ GfLO B0rr1sesxq • Egruw Ylruuszots 22,t3a E14CI14EEISIZC DEbV][fLYIEZL Survey Responses 30 January 2019 - 18 August 2021 Public Hearing Comments-4230 Crocker Ave Better Together Edina Project: Public Hearing: a 3.75 foot first floor elevation variance for a new home at 4230 Crocker Avenue CONTRIBUTORS 2 0 0 Registered Unverified VISITORS 6 2 Anonymous 0 Registered RESPONSES 2 V V 01 v � )0111 • r�1_7PORP'Cti9 - 1888 Date: August 25, 2021 To: PLANNING COMMISSION From: Emily Bodeker, Assistant City Planner Subject: B-21-09, an 81.4-foot variance from the 98.7-foot front yard setback requirement for a new home at 6716 Arrowhead Pass Information / Background: The subject property, 6716 Arrowhead Pass is located at the north side of the intersection of Indian Hills Road and Arrowhead Pass. The existing home is a split-level home built in 1956. The applicant is requesting an 81.4-foot variance from the 98.7-foot front yard setback requirement. The existing home currently does not meet the required 98.7-foot front yard setback, it has an existing non -conforming setback of 16.8-feet. The new home has a proposed setback of 17.3-feet. The subject property is one of three properties off of Arrowhead Pass, so the front yard setback requirement for 6716 Arrowhead Pass is the average of the other two dwellings on Arrowhead Pass. The front setback of 6712 Arrowhead Pass is 123.6-feet; the setback of 6708 Arrowhead Pass is 73.8-feet resulting in an average of 98.7-feet. The property also has a second required front yard setback off of Indian Hills Road. The proposed dwelling meets that required front yard setback. With exception of the front yard setback, the proposed project meets all other zoning requirements. Surrounding Land Uses Northerly: Single Unit residential homes zoned R- I and guided low -density residential Easterly: Single Unit residential homes; zoned R- I and guided low -density residential. Southerly: Single Unit residential homes; zoned R- I and guided low -density residential. Westerly: Single Unit residential homes; zoned R- I and guided low -density residential. City of Edina • 4801 W. 50th St. • Edina, MN 55424 STAFF REPORT Page 2 Existing Site Features The existing 24,681 square foot lot is located on the north side of Arrowhead Pass at the north side of the intersection of Arrowhead Pass and Indian Hills Road. The existing home is a split- level home with a two -car garage. Planning Guide Plan designation: Zoning: Grading & Drainage Low Density Residential R-1, Single Dwelling Unit District The Engineering Department has reviewed the application and submitted with comments as attached in their August 4, 2021, memorandum. Compliance Table City Standard Proposed North Side — 10 feet 15 feet Side yard West Side — 67.9 feet —77.9 feet Front Yard South Side — 98.7 feet 17.3 feet* Front Yard 16.8 feet (existing non -conforming setback) East Side — Rear Yard 25 feet 47.3 feet Building Coverage 25% 14% Lots greater than 9,OOOsf Height 39.75 feet 35' 10 3/4" *Requires a variance STAFF REPORT Page 3 PRIMARY ISSUES & STAFF RECOMENDATION Primary Issue Is the proposed variance justified? Yes. Staff believes the variance criteria is met in this instance. Minnesota Statues and Edina Ordinances require that the following conditions must be satisfied affirmatively to grant a variance. The proposed variance will: 1) Relieve practical difficulties that prevent a reasonable use from complying with ordinance requirements. Reasonable use does not mean that the applicant must show the land cannot be put to any reasonable use without the variance. Rather, the applicant must show that there are practical difficulties in complying with the code and that the proposed use is reasonable. The proposed use is allowed in the R-1, Single Dwelling Unit District and complies with the zoning standards with the exception of one of the required front yard setbacks. The practical difficulty is caused by the existing placement of the two existing homes on Arrowhead Pass and the existing non -conforming setback of the existing home. The unique shaped lot and required setbacks greatly affect the buildable area. 2) There are circumstances that are unique to the property, not common to every similarly zoned property, and that are not self-created? The circumstances are unique to the subject property and are not self-created. The unique shape of the lot and the limitations of the required setbacks are not similar to every similarly zoned property. The existing home has a non -conforming setback of 16.8 feet, the applicant is proposing a 17.3-foot setback. 3) Will the variance alter the essential character of the neighborhood? Granting the variance will not alter the character of the neighborhood. The proposed project complies with the other zoning requirements such as height, building coverage, etc. The circumstances are unique to the subject property and are not -self created. The unique shaped lot and the limitations of the required setbacks are not common to every property within the R-1, Single Dwelling Unit District. Staff Recommendation Approve an 81.4-foot variance from the 98.7-foot front yard setback requirement for a new home at 6716 Arrowhead Pass. STAFF REPORT Page 4 Approval is subject to the following findings: The proposal meets the variance criteria. 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TAM DW L TO S for ITT it M ,(p,a PVT ♦- TWO TV To Tit 11 re TV r go I TOT ITT TOO Time V IT IIT , ITT ,►stl .•3 TV IT VID v As I IS Is 4 TRIP L r AP 64 TV TV ` ri •.. v ;r r Ise 1I 1, �t r� !• J r« Not 4 As is P L rrrr ti ri �, : ` • i, `Tog mmmEq!uuW;4'Ron • a23-85Q-03LI • Lux a23-85C-o363 L,f2o I/ GfLO B0rr1sesxq • Egruw Ylruuszots 22,t3a E14CI14EEISIZC DEbV][fLYIEZL mmmEq!uuW;4'Ron • a23-85Q-03LI • Lux a23-85C-o363 L,f2o I/ GfLO B0rr1sesxq • Egruw Ylruuszots 22,t3a E14CI14EEISIZC DEbV][fLYIEZL Survey Responses 30 January 2019 - 19 August 2021 Public Hearing Comments-6716 Arrowhead Pass Better Together Edina Project: Public Hearing: an 85.9 foot variance from the 103.2-foot front yard setback requirement for a new home at 6716 Arrowhead Pass CONTRIBUTORS 1 0 0 Registered Unverified VISITORS 1 1 Anonymous 0 Registered RESPONSES V MEMO City Hall • Phone 952-927-8861 Fax 952-826-0389 • www.CityofEdina.com Date: August 25, 2022 To: Planning Commission From: Cary Teague, Community Development Director 'w9� A,1'� o e s2 • r�CORYOM�10 Re: Zoning Ordinance Amendment— Impervious Surface, Basement, I -foot rule, and Setback definitions. The Planning Commission is asked to discuss a draft Ordinance regulating Impervious Surface, Basements, I -foot rule, and Setback definitions. Once the Planning Commission is comfortable with the draft Ordinance, staff would then set a public hearing and post the draft on Better Together. The following provides a summary of each Section within the proposed Amendment. Section I. Definitions. Impervious Surface is defined. The definition of "setback" is revised to include the new measurement method for setbacks from buildings to curbs in the Greater Southdale Area. This form of measurement was adopted into the Zoning Ordinance last summer. Section 2 & 5 — Building Coverage is clarified, and an Impervious Surface Lot coverage regulation is created. Building coverage is clarified to eliminate patios and recreations facilities like tennis courts. Patios, tennis courts or similar uses would now be regulated under the impervious surface regulations, and not building coverage. The proposed impervious surface requirement is 50% as recommended by the work group of the planning commission (Commissioners Strauss, Miranda and Bennett) and staff. Section 3 & 4 — Basements and First Floor Elevation. The requirement to install a basement with any new single-family home is eliminated. Additionally, this section would eliminate the "One -Foot Rule," which requires the first -floor elevation for new homes or additions to be no more than one -foot above first floor elevation of the existing home. As the Planning Commission has experienced over the past several years, this ordinance conflicts with the City's requirement for the low floor elevation of new homes to be 2 feet above a flood elevation. This amendment would not impact the overall height of new homes as they would still be required to meet the overall height requirement, which is measured from existing grade. City of Edina • 4801 W. 501h St. • Edina, MN 55424 MEMO 'w91�,1'� s2 • r�CORYOM�10 Section 6 — Setbacks. The section simply clarifies the Zoning Ordinance regarding how setbacks in the Greater Southdale District are measured. This issue came up at a recent City Council meeting regarding the 4040 70`h Street project. City of Edina • 4801 W. 501h St. • Edina, MN 55424 MEMO 'w91�,1'� s2 • r�CORYOM�10 City of Edina • 4801 W. 501h St. • Edina, MN 55424 ORDINANCE NO. 2021- AN ORDINANCE AMENDMENT REGARDING IMPERVIOUS SURFACE LOT COVERAGE, SETBACKS, BASEMENTS AND THE 1-FOOT RULE IN: 1001WL416111\[y1Ire] all 171►I_1167ilk] IWAILI W Section 1. Sec. 36-10 Definitions is amended as follows: Building coverage means the percentage of the lot area occupied by principal and accessory buildings and structures. ' . Impervious surface: A constructed hard surface that either prevents or retards the entry of water into the soil and causes water to run off the surface in greater quantities and at an increased rate of flow than prior to placement. Examples include, but are not limited to, buildings, decks, rooftops, cantilevers or overhangs greater than 5', sidewalks, patios, permeable pavers, and concrete, asphalt, or gravel driveways. Setback, front street, means the shortest horizontal distance from the forward most point of a building or structure to the nearest point on the front lot line. Within the Greater Southdale District, front street setbacks shall be measured from the forward most point of a building or structure to curb per Section 36-1276. Setback, interior side yard, means the shortest horizontal distance from any part of a building or structure to the nearest point on an interior side lot line. Setback, rear yard, means the shortest horizontal distance from any part of a building or structure to the nearest point on a rear lot line. Setback, side street, means the shortest horizontal distance from any part of a building or structure to the nearest point on a side lot line that adjoins a street. Within the Greater Southdale District. side street setbacks shall be measured from the forward most point of a building or structure to curb per Section 36-1276. Section 2. Subsection 36-438 of the Edina City Code. Requirements for building coverage, setbacks and height Special Requirements are amended to add the following: Sec. 36-438. - Requirements for building coverage, impervious surface lot coverage, setbacks and height. The minimum requirements for building coverage, impervious surface lot coverage, setbacks, and height in the Single Dwelling Unit District (R-1) are as follows: (1) Building Coverage. Lots 9,000 square feet or greater in area. Building coverage shall be not more than 25 percent for all buildings and structures. On lots with an existing conditional use, if the combined total area occupied by all accessory buildings Existing text — XXXX Stricken text — XXXX Added text — XXXX and structures, excluding attached garages, is 1,000 square feet or greater, a conditional use permit is required. b. Lots less than 9,000 square feet in area. Building coverage shall be not more than 30 percent for all buildings and structures; provided, however, that the area occupied by all buildings and structures shall not exceed 2,250 square feet. C. Combined total area. The combined total area occupied by all accessory buildings and structures, excluding attached garages, shall not exceed 1,000 square feet for lots used for single dwelling unit buildings. d. Building coverage shall include all principal or accessory buildings, including, but not limited to: 1. Decks and paties. The first 150 square feet of an unenclosed deck er patie shall not be included when computing building coverage. 2. Gazebos. 3. Balconies. 4. Breezeways. 5. Porches. Ma (2) Impervious Surface Lot coverage. Impervious surface lot coverage shall be limited to a maximum of Fifty percent (50%). Q4 (3) Setbacks. 434 (4) Height. Section 3. Sec. 36-439. (3) (7) AND (8). Special Requirements is amended as follows: Existing text — XXXX 2 Stricken text — XXXX Added text — XXXX Section 4. Sec. 36-467. (b) (3) - Special requirements is amended as follows: Section 5. Sec. 36-1259. — Building Coverage Computation; exclusion and inclusions are amended as follows: (a) The fOIIOWffiRg struetures and imprevernents shall be excluded when cemputing building Existing text — XXXX Stricken text — X Added text — XXXX tuuc6 yneun6 t— 20 Loot 261PSCK liswc (Bu6z 216b BscK 70 Eao[ WPM resourceful. naturally. BARR engineering and environmental consultants Technical Memorandum To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix E - Imperviousness Sensitivity Analysis Date: March 30, 2020 Project: Edina Flood Risk Reduction Strategy Support (23271728.00) Executive Summary Barr was asked to review model -predicted flood impacts in the focal geography of the Morningside neighborhood, and to review the sensitivity of those impacts to the magnitude of imperviousness (the hard surfaces that prohibit water infiltration). For reference, the impervious area that is directly connected to the storm sewer system in the Morningside neighborhood is estimated to be about 25% of the total land area, in aggregate (Figure 1). The directly connected imperviousness is the portion of the watershed that is impervious and routes flow directly to an outlet (catch basin, pond, depression, outlet, etc.). Some prominent examples of this type of imperviousness in a low -density residential neighborhood tend to be streets, parking lots, driveways, water bodies (i.e., Weber Pond), portions of roofs with gutters and downspouts directed to impervious surfaces such as a driveway, etc. �+ ' • �" ' t+� �-� Percent Imperviousness 2011 U of M Dataset Figure 1 I r Percent Imperviousness mmmmw- High: 100 _ Low: 0 0 Edina Neighborhoods Note: Raster grid cells with 01/8 imperviousness are transparent and the background imagery is visible. Imperviousness raster data set from the University of Minnesota. The Morningside neighborhood is in the northeast corner. Barr Engineering Co. 4300 MarketPointe Drive, Suite 200, Minneapolis, MN 55435 952.832.2600 www.barr.com To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix E - Appendix E - Imperviousness Sensitivity Analysis Date: March 30, 2020 Page: 2 Barr tested the sensitivity by modifying the stormwater model so that the imperviousness of the entire contributing drainage area was increased, decreased, and even lowered all the way to 0%, which reflects a pre -development condition. This sensitivity test was also completed for a range of storm events, from the 20%-annual-chance storm event (5-year storm) to the 1%-annual-chance storm event (100-year storm). As expected, the imperviousness sensitivity test showed that less impervious area generates less stormwater runoff and more impervious area generates more stormwater runoff. However, the magnitude of the runoff changes generated by adjusting imperviousness were not as impactful as may have been expected. For reference, in the Weber Pond subwatershed, the 1%-annual-chance storm event (100-year storm) flood level would need to be reduced by just over 4 feet in order to remove the 5 lowest homes from potential structural impacts from flood inundation. Based on Barr's imperviousness analysis, reducing or increasing impervious area by half (50%) tends to cause the peak water level to decrease or increase by up to approximately half a foot. This effect is more significant for small storm events, and less so for larger storm events. While affecting the flood level by half a foot may seem like a big gain, this change removed one impacted home at most from the flood inundation area around Weber Pond. Again, to achieve even this low level of impact, the entire contributing area (all of the Morningside neighborhood) would be required to reduce imperviousness by half (i.e., road widths are cut in half, driveway widths are cut in half, roof area cut in half and/or downspouts Imperviousness Sensitivity Analysis Details The sensitivity analysis focused on design storm events (NOAA Atlas 14, MSE3 temporal distribution) rather than an observed historical event(s). Modeled design storm events included the 5-year (3.59 inches), 10-year (4.29 inches), 50-year (6.39 inches), and 100-year events (7.49 inches), all 24-hour durations (i.e., for a 100-year storm event, 7.49 inches fall over a 24-hour period of time). Imperviousness parameter values were adjusted relative to "base case" values from the stormwater model. In general, the "base case" imperviousness parameter values were adjusted to +50%, +25%, -25%, -50%, and finally a "low" case to attempt to significantly reduce runoff. The range of values for each of the sensitivity cases is listed in Table 1. Most of the Morningside neighborhood is "low density residential"; for simplicity, only the values for this land use type is presented in Table 1. All other land use types, with varying imperviousness were similarly adjusted upward and downward for this sensitivity analysis. Table 1 Imperviousness parameter values for the sensitivity analysis Directly Connected Percent Impervious' 0%2 �13% —19% —25% —31% —38% 1) Only the value for "low density residential" is shown here, as this covers most of the model area. All land use types were similarly modified for each of the sensitivity cases (-50%, -25%, etc.) Subwatersheds in the Morningside neighborhood are shown in Figure 2. To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix E - Appendix E - Imperviousness Sensitivity Analysis Date: March 30, 2020 Page: 3 J:IiCityBoundary f ❑ Subwatersheds Figure 2 Map showing subwatershed divides in and around the Morningside neighborhood The directly connected impervious percentage tends to have an impact up to ±0.5 feet for the ±50% change in the base value. Example graphs are included that show the results for Weber Pond (MS _40, Figure 3), for the low area between Lynn Avenue and Kipling Avenue, north of West 42"d Street (MS_26, Figure 4), and for a landlocked subwatershed (MS_22) between Lynn Avenue and Crocker Avenue, south of West 42nd Street (Figure 5). To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix E - Appendix E - Imperviousness Sensitivity Analysis Date: March 30, 2020 Page: 4 In these figures, the horizontal, maroon -dashed lines represent approximate low elevations based on structure footprints for the five lowest homes around Weber Pond. They may or may not represent actual low entry elevations of these homes. However, they give a good representation of the home elevations and how close they are to the flood levels. 870.0 869.5 869.0 868.5 c 0 a 868.0 a� w a) u 867.5 Ln Ln a5 867.0 m 866.5 a 866.0 865.5 865 0 Comparing the Events for the Percent Impervious parameter, at MS_40 I I c I .0 v Z3 I '---------- U o V I Zero Percent Impervious(undeveloped) -50% -25% 0% % Change in Percent Impervious 25% 50% 75% �20%Annual Chance (5 year) 10%Annual Chance (10 year) 0 2% Annual Chance (50 year) 0 1%Annual Chance (100 year) - ---•Low Houses Figure 3 Sensitivity analysis results showing peak flood levels in Weber Pond (subwatershed MS_40) for a range of imperviousness and a range of storm events. To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix E - Appendix E - Imperviousness Sensitivity Analysis Date: March 30, 2020 Page: 5 Comparing the Events for the Percent Impervious parameter, at MS_26 874.0 873.0 c 872.0 0 a� w m 871.0 in Y 870.0 a� a 869.0 - U 1 U O 1 U 868.0 % I Zero Percent Impervious (undeveloped) -50% -25% 0% 25% 50% 75% % Change in Percent Impervious 0 20%Annual Chance (5 year) 10%Annual Chance (10 year) 2% Annual Chance (50 year) 1 % Annual Chance (100 year) ---- Low Houses Figure 4 Sensitivity analysis results showing peak flood levels in MS_26 for a range of imperviousness and a range of storm events. To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix E - Appendix E - Imperviousness Sensitivity Analysis Date: March 30, 2020 Page: 6 Comparing the Events for the Percent Impervious parameter, at MS_22 873.5 873.0 872.5 a� w a� m 871.5 in aD m 871.0 a� a 870.5 I 870.0 ----------- U O 1 U 869.5 Zero Percent Impervious (undeveloped) -50% -25% 0% 25% 50% 75% % Change in Percent Impervious 20%Annual Chance (5 year) 10%Annual Chance (10 year) 0 2% Annual Chance (50 year) 1 % Annual Chance (100 year) ---- Low Houses Figure 5 Sensitivity analysis results showing peak flood levels in MS_22 (a landlocked subwatershed) for a range of imperviousness and a range of storm events. To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix E - Appendix E - Imperviousness Sensitivity Analysis Date: March 30, 2020 Page: 7 As mentioned previously, some prominent examples of directly connected imperviousness in a low - density residential neighborhood tend to be streets, parking lots, driveways, water bodies (i.e., Weber Pond), portions of roofs with gutters and downspouts directed to impervious surfaces such as a driveway, etc. To achieve a 50% decrease in this parameter, these portions of the watershed would need to decrease in area by 50%. In essence, this means driveway and street widths would be cut in half, half of the directly connected roof area would be rerouted to pervious surfaces, half of the parking spaces converted to pervious surfaces and/or routed to BMPs to offset the runoff, etc. Such changes over the entire watershed would be significant and require a coordinated effort from all parcels. This would produce a beneficial change in the peak flood level, but would generally be limited to a benefit of about half a foot or less in this neighborhood. For some homes adjacent to Weber Pond, for example, where the 100-year peak flood level is multiple feet above the suspected low entry elevations, the impacts to peak flood levels shown in Figure 3 due to changes in directly connected imperviousness do not change whether these homes are wet or dry during a large, intense storm event. The results of the sensitivity analysis change depending on the storm event that is being modeled (e.g., 5- year versus 10-year). Trends and overall magnitudes do not change substantially from what is shown in the few example figures above. Other cases of interest (different storms, different subwatersheds, etc.) can be viewed in a companion Excel spreadsheet generated for the Morningside XP-SWMM Modeling technical memorandum (Barr, March 2020). Finally, it is also important to remember that the results of the sensitivity analysis depend on the input storm itself. As described, this analysis used the NOAA Atlas 14, 24-hour design storm with a MSE3 temporal distribution. This storm is both significant in total precipitation depth and very intense in the middle part of the storm. Storms with high intensity near the beginning or near the end of the event may produce different results, as will storms with more moderate, consistent intensity. However, given that flood management within the City is currently informed by Atlas 14 storms with the MSE3 temporal distribution, this storm was used for the sensitivity analysis. resourceful. naturally. BARR engineering and environmental consultants Technical Memorandum To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix D - Private Infrastructure Analysis Date: March 30, 2020 Project: Edina Flood Risk Reduction Strategy Support (23271728.00) Executive Summary Barr was asked to review model -predicted flood impacts in the focal geography of the Morningside neighborhood to evaluate the sensitivity of those impacts to the magnitude of stormwater storage within the watershed. In particular, the focus was on underground storage methods within private property, the right-of-way, or under streets. This evaluation was conducted as a result of Task Force discussions about the potential benefits of requiring private homeowners to store stormwater on -site similar to requirements for commercial development. Barr reviewed the benefits achieved by storing the first 1-inch, 2-inches, and 3-inches of precipitation from storm events of varying size, from the 20%-annual-chance storm event (5-year storm; 3.59 inches) to the 1 %-annual-chance storm event (100-year storm; 7.49 inches). For the private storage evaluation (underground storage vaults under a portion of each of the 570 residential parcels), storage was assumed for every parcel within the Morningside neighborhood. Barr found that storing the first 1-inch of storms of this magnitude had a negligible impact on flood levels. Storing the first 2-inches and 3-inches showed a more significant benefit with regards to reduction in peak flood levels. Depending on the storm event, and depending on the location within in the neighborhood, the results varied anywhere from flood level decreases of a few inches to decreasing nearly a foot and a half. However, this apparent benefit comes at an initial cost of approximately $15,000 per inch of stormwater stored, per residential parcel. To store 2-inches of runoff in the entire neighborhood (-570 residential parcels) would cost approximately $17 million. In addition, while the flood levels may be lowered, the number of homes that are removed from potential impacts from flood inundation is small. For example, one home may potentially be removed from flood inundation at Weber Pond depending on the storm event. Finally, the management and maintenance of these underground stormwater storage vaults distributed throughout an entire neighborhood is expected to be complicated and unprecedented. This is all to say, this solution would provide a moderate benefit for a very high cost. Additionally, a preliminary look at the compounding effect of climate change suggests that improvements realized by implementing additional private storage may eventually be negated by climate change (i.e., increased precipitation amounts, see Appendix B on Climate Change Impacts Analysis). Barr Engineering Co. 4300 MarketPointe Drive, Suite 200, Minneapolis, MN 55435 952.832.2600 www.barr.com To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix D - Private Infrastructure Analysis Date: March 30, 2020 Page: 2 Private Infrastructure Analysis Details A common example of private stormwater management infrastructure (infrastructure on a privately owned parcel), is a rainwater garden (Figure 1). Rainwater gardens are typically designed to store the first one inch of runoff generated from a storm, aimed at both reducing the volume of runoff and improving water quality downstream. Figure 1 Photo of a rainwater garden. Other examples of private infrastructure for stormwater storage can include tree trenches, cisterns, permeable pavement, and underground storage vaults. Figure 2 shows an example of an underground stormwater storage vault. To simplify our analysis, we assumed that all parcels in the Morningside neighborhood are approximately 60 feet wide (along the road), and also assumed that every parcel would have underground storage (below grade) that is 3 feet deep. Then we determined how wide the underground storage vault would need to be to contain 1 inch of runoff, 2 inches of runoff, or 4 inches of runoff. We found that underground storage vaults on every parcel in the Morningside neighborhood would need to be 5 feet wide to store 1 inch of runoff, 10 feet wide to store 2 inches of runoff, and 20 feet wide to store 4 inches of runoff. Figure 3 provides a graphic that shows the extent of underground storage needed for sample parcels in Morningside. srorage vauiT (si... Avenue Greenway, Minneapolis). .-L "-ON 2 tGG; miqG (j !LJCP 01 UILJCJ�) 10 tGGf AAIqG (5 !UCP62 O� LflLJOIJ) 50 tGGI miqG (q!UCP62 01 LflLJOtj) 210L.92G PGIOM RL9qG- bgLcGl)' cjuq f ligi f pG qGbf p !-a 9POfIf 3 tGGf Ot tG-3jnLG 2b!guz! JPG GUf!LG b!gLCGI (—eo, jouR bGL V 1192-2 rl W 6 1 p 91 f IJ 6 2fO L.WfOgf GL 2f 0 L9RG 2�01.9E6 Ex5wbI62 Y621q6Ljf19l1bLIA9f6 2fOLWM9;61. A, A. T2 jrrf miqr. (31UCP62 Ot Lnuolt) Wax wayF, Ubbl'our-V ql�L�cn�t- 2foLG 3 tccf qGcb- lGiAlp ol ;pG plocKI qwq pGiLjagplG fO Vggiu' fp!z 922nW62 MiIJE JPG 6[Jf!,16 Ot Agnp IIJ f PG 2f LGGfA&iq;p (OL IIJ fpr. LlEpf- CgU J!f LonPaplA fAAo 12-1; miqG 2gOOEG To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix D - Private Infrastructure Analysis Date: March 30, 2020 Page: 5 Figure 5 shows the subwatersheds in the Morningside neighborhood. Graphs are included below that show the results and range of benefits of residential/private stormwater storage for Weber Pond (subwatershed MS_40, Figure 6), for the area along Branson between Oakdale Avenue and Grimes Avenue (subwatershed MS_48, Figure 7), and for the area along Crocker Avenue between West 42nd Street and Morningside Road (subwatershed MS_2, Figure 8). 3 M:1City, Boundary b ❑ subwatersheds P \ Figure 5 Map showing subwatershed divides in and around the Morningside neighborhood Iucp62 of Knuol{ 2fOLsq -T 0 T 5 3 8e z i 8ez'z - ----- n O � c m c. Bee — s C v 8ee'z La in 8e� r N IE 8e�'z m m Bea 0 C Q1 aes'z uv 0 ---- HOMG- #14 ---- HOMG #3 ---- HOMG #5 ---- HOmr- #7 Tg duunsl CNsuc6 (T00 X691) 5g duunsi CNsuce (20 aesl) Tog Vuunsl CNsuce (TO �z%) 50,T Vuun9i Cl19uc6 (2 A691) Cowb9LIUP fpG En6UL2 tOL fpG UG21g6UJ19l 2fOL9R6 b9LgWGJGC 9f N ,10 Iucps2 of Knuoj} 2JOLGq aoo �n m N aoo 2 rl n m > aO r 0 C :1 ..o -7 0 7 5 3 C l5, r r C n 0 c . TX yuun9l CN9uc6 (700 M91) '59 duun9l CN9uc6 (20 a691) � 70.T vuun9l Cl19uc6 (70 a691) �50g duun9l Cp9uc6 (2 %t691) Cowb9LIUE? fPG EAGUf2 tOL jP6 Ij621g6Uf19l 2fO19E?6 b9L9UJ6f6C 9f W2 ,1$ Iucp62 of 15nuoq: 2f0LGq -1 0 7 5 3 6 K3 KY2 c W K14 2 K2 K2 2 M I t TO V%junsl CNeuc6 (700 �690 5g duunsl CNsuce (20 XrgL) TOO duun9l C119uc6 (70 %"L) t50g Vuun9l CIN9uc6 (2 A691) COLUb9LIUP J)J6 En6Uf2 tOL JPG EG21g6Uf19l 2fOL9P6 b9LgWGJGC 9i w2 S To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix D - Private Infrastructure Analysis Date: March 30, 2020 Page: 9 30 41 av 25 Z3 av m 20 O 15 0 L a0 L a 10 0 5 • 0 • • • Ll C $90,000 0 m m $75,000 v $60,000 L $45,000 0 U $30,000 X O L $15,000 Q a $0 0 1 2 3 4 5 6 Inches of Runoff Stored Figure 9 Approximate cost per parcel of underground storage using varying widths of underground storage units and varying amounts of runoff stored. LL B I i I L-LT� In the window to the left, there are 4 _11 blocks, covering just over 50 acres. This also means there are about 180 parcels in these 4 blocks. — To capture 2 inches of runoff from every parcel would cost about $5,400,000 2 inches of runoff is what is generated typically (.o..n.the.whole.) in this area - — from the 10-year storm (4.3 inches of rainfall). This would remove nearly 400,000 cubic feet of water from the system —4 IT, - _.� I r` — rT (lust over 8.5 ac-ft). Figure 10 Cost breakdown for using private stormwater storage for a portion of the Morningside neighborhood. To: Jessica Wilson and Ross Bintner, City of Edina From: Sarah Stratton and Cory Anderson, Barr Engineering Co. Subject: Appendix D - Private Infrastructure Analysis Date: March 30, 2020 Page: 11 The results of Barr's private storage analysis are summarized in Table 1 below. Recall that storing 1-inch of runoff from every parcel in Morningside had a marginal benefit in general on peak flood levels. Table 1 below shows that to store 2-inches of runoff in the entire neighborhood would cost approximately $17 million. While storing 2-inches of runoff does reduce flood levels, the number of homes that are removed from potential impacts from flood inundation is small. For example, as shown in Figure 6, depending on the storm event, this level of effort may potentially remove only one home from flood inundation at Weber Pond. Table 1 Summary of costs and benefits of private stormwater storage for the whole Morningside neighborhood. Inches of Runoff Stored Cost for All Parcels to Store the Runoff Flood Level Reduction Benefit (in feet) for Weber Pond Subwatershed (MS_40) 5-yr Storm (3.59" of precip) 10-yr Storm (4.29" of precip) 50-yr Storm (6.39" of precip) 100-yr Storm (7.49" of precip) 1 inch $ 8,550,000 0.1 <0.1 <0.1 0 2 inches $ 17,100,000 0.6 0.3 0.5 0.3 3 inches $ 25,650,000 0.7 0.9 0.6 0.5 C:) Z M M Z N U) to < l0 f r-i c M O r-I M 00 O1 0) _ C) C) C) C) C:) N N LD 00 N C:) Lo L i 0 ` ©` \, fG:! ; ! \ )f: \[) \)/ a/� {: o 4 M v LA LA ra M a) v U U c c _N In a) a) a) L L f6 f6 Q Q a) a) Q .Q U U U U O 0 4- 4- 0 O a) a) N N V .V) a) a) qA bA ca cB L i a) a) a a Lli Lli r-I r-I 00 N N O 0 00 LO 0 rn o ri N E E O 0 0) N M r-I a) a) V) N f6 C6 L1 U U a a L L m m a) a) m m v a) c� ca U U L L 0 In Ln N M n O 0 �L �L a) a) Q Q E a .a) bzbn a) aJ a a U O i1 Q QLJ 0 Q) 3 L .L 0 a a- 0 m (1) U 0-o a L •i a o .L a L ul Ln O N O O O N Ln 00 r-I n r-I O al r-I O Q1 ri O O O O O O O O O O O O O O O O O O 00 O 00 O O O 0 O O Ln 0 N N c I ri laal aienbs Q1 L L }J U lA L Ln f6 cC Q i O U � m yL O -Ile a) U QJ +J 0 p a a a a O a N ■ ■ ■ ^N W U o L N Ln N Z) O O •i o F ^L O E M o o c M O M r 0 M 4- 0 N v) (10 N v ° L a � v 0-(.0 v i U U L f6 L aI 73 U U L L Qi N Q- L d L < I o a a' I E L Ln r-i O N O 0 O N Ln 00 m c-I Ln c-I O to 0) r-� O Ln c-I O 0 O O O O O O O O O O O o O O O O O O N O 00 l0 -ze N ri ri ;aal aaenbs O O Ln m O � � O O Ln a1 q O i > 0 � bn o O O a--+ O N a N 4- 0 00 cn O v � u O a O ^C6 (N O ry O T O 00 0 00 O O N N c-I c-I sla3aed jo juno:) 0 0 Ln Ln 0 � (3) 0 0 r-i r4 r14 I kf -J N W* YS. 11 0-01 ":T 1.0 0 0 Ln 0 m 0 r-i r,4 in pr:- 0) W 0 r-I r4 l0 4 t M O O u) I_f) O r-i a) O O r1 N N i t�A f� N U f6 a--+ N N N t]A L. Qi O U tko 0 N a-•+ C N ai i ai OC o6 m i lD m U N 0) -0 -0 -0 0 m m m N U O cn cn U N tB 7 Q C C C1 E cn -0 4) O O -0-0 X C L O L_ O X r i L Q � L Q 0- _ +r C U v •� U s V N c CLm,E � 5 •E � C O.d N Q M "r O O O U C O 3 r — cn cn � y M (n � _ .� ys.+ 0) U N U C L. O O L i �_ �_ O N Q E O E O C Q 70 a.+ L C O m O �, Ui O m c >, 07 L O m Q _ C o.� U m N — U - C C L C N U � .0 — U m O — - �_ N cQ cn O -0 E L R N m = O U O O CD > i .0m cl)M O N N > O N N >O 4) � N L 0 a) O •— U Q. Q U-0 C O (a 7 C C 4)m C O V U cn V O 70 nr, C) m (1) O O L O C (6 O L ca M y L- U -0 4% C N M C (0 t — O O L c O U U O C ++ -0 L- M .i U O t!) d > L m CD w m s C� In OU M w- (0 ) —W jE U .O L U) 0 L E � cn L M> o C) a� ca ° m M s 3 c H o L 0 _ O p s CD N CO U i 0) 4- p � p� N m O CL i O M "0 o � r > +� cm -0 > N >+ U O � +s+ Qom; M > O W > C cn cn y cn V °' � Z � ( t� N L V E E �_ p C7 m m a° Q Z 0 .120 U O L O a J u J U m .E U) cnN CV C6 4 Ln CO m O N C O U U cn L_ O C O U O O U N Z5 U cn O CO Q O C N Y C ca U 0 W, O uj U O U N (a O O � U N N =3 C � cn C N � _ U) U 0 O U cn C � o CD N N U O O 0. O cn cn E O E U N N c0 C U O L(� c0 U cn cn Q O O cn C U) Q O O cn O U C a� C mWJ L N M 4 L6 mom I Edo Ia ion ■..��i il�M��:��.i <k! z��-�� #;• ilra.:L070�� T�=is1.Mr���. :. ���� ■fir; ¢ I�r r ��i 1 MaL 6 6�'s�� Il. # �■ .l it t� � i� ■ �'.Fvk •w'*■w�-yam* wy �.w� i' ��. r * ��� ■, r � y F1' ■ rs? Lill j ti■ ■,i� F w w i. ■a w w l ` ,■mom I � y 1Ff. a i 'i MURA �+ r�r■fir■ �r � � a�B: �' � � ..- �,. !��' �' s �r-�� '1► F s� iF lb ■ t ■ R� .. i �.1 R tr. OF *+� r. * I � ■',�. Id�' ■ `yam `y * IL A=IN ON! ir I4 �:. 1 1 M . Survey of Cities Single -dwelling unit residential standards Coverage and impervious maximums Metro Cities Apple Vallev Zoning R-5 R-2 R-3 FAR None None None Max. building coverage None None None Max. impervious surface None None None Blaine Zoning R-1 R-1 A R-1 AA Max. building None None None coverage Max. impervious None None None surface Bloominqton Zoning R-1 RS-1 Max. building None None coverage Max. impervious 35% 35% surface Burnsville Zoning R-1 Max. building None coverage Max. impervious None surface Eagan Zoning R-1 R-1 S Max. building 20% 25% coverage Max. impervious None None surface 25% for shoreline 25% for shoreline Eden Prairie Zoning R1-22 R1-13.5 R1-9.5 Max. building None None None coverage Max. Impervious None None None surface 30% for 30% for 30% for shoreline shoreline shoreline Edina Zoning R-1 Max. building 25% coverage 30% if lot is less than 9,000 square feet Max. Impervious None surface Hopkins Zoning R-1 A R-1 B R-1 c FAR None None None Max. building 35% 35% 35% coverage Max. None None None Impervious surface Lakeville Zoning IRS-1 IRS-2 IRS-3 RS-4 Max. building None None None None coverage Max. impervious None None None None surface Maple Grove Zoning R-1 R-2 R-213 Max. building None None None coverage Max. impervious None None None surface Minneapolis Zoning R-1 R-2 R-3 Max. building 45% 45% 45% coverage Max. impervious 60% 60% 60% surface Minnetonka Zoning R-1 Max. building None coverage Max. Impervious None surface 30% Impervious within 150 ft of lake 75% impervious within 1000 ft of lake New Briqhton Zoning R-1 Max. building 30% coverage Max. Impervious 50% surface Plymouth Zoning RSF-1 RSF-2 RSF-3 Max. building 30% 30% 35% coverage Max. impervious None None None surface 25% within 1000 ft 25% within 1000 ft 25% within 1000 ft of water body of water body of water body St. Louis Park Zoning R-1 R-2 Max. building 35% 35% coverage Max. impervious None None surface Wayzata Zoning R-3A R-2A R-2 Max. building 30% 20% 20% coverage Max. impervious None None None surface Woodbury Zoning R-4 Max. building 35% coverage Max. impervious None surface CITY OF MEMO 9Z� City Hall •Phone 952-927-8861 -N!" Fax 952-826-0389 • www.CityofEdina.com 0 Pi s2 H�v �y • r�CORYOM�10 Date: August 25, 2021 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review — 7300 West Bush Lake Road The Planning Commission is asked to consider a sketch plan proposal to replace an existing outdoor ice rink, with a 22,000 square foot training facility at 7300 West Bush Lake Road. The facility would include an 80' x 150' turf area, weight training, hockey specific workout area for skating treadmill and stickhandling area as well as a shooting zone, locker room s/restrooms, offices and building support rooms. (See applicant narrative and plans.) The site is currently zoned PID, Planned Industrial District, and guided for Industrial Use. "Facilities for athletic, health or weight control purposes" are a permitted use within the PID District, if no spectator seating is provided. The existing ice rinks for Minnesota Made received variances from the City to allow spectator seating. To accommodate the request the following is required: ➢ Subdivision with a Lot Size Variance from 2 acres to 1.15 acres ➢ Site Plan Review ➢ Parking Stall Variance from 110 spaces to 13 spaces. A shared parking arrangement is being pursued with the Minnesota Made Hockey. A parking study would be done as part of any formal application. ➢ Building Coverage Variance from 30% to 45%. As with all sketch plan reviews; the Planning Commission is asked to provide non -binding comments and direction on a potential future development request. Areas of focus should be around any concerns with the requested variances, the site plan and building construction. No detailed building plans have been provided. The applicant has indicated they would like to build the structure to be like the existing hockey arenas. (See applicant narrative.) MEMO 'w91�,1'� s2 • r�CORYOM�10 The following table demonstrates compliance with PID Zoning: COMPLIANCE TABLE City Standard (P I D) Proposed Structure Setbacks Front — Bush Lake Road 50 feet 95 feet Side — South 20 feet 20 feet Side — North 20 feet 20 feet Rear — West 20 feet 20 feet Height 4 stories and 48 feet I story Floor Area Ratio (FAR) 50% 45% Building Coverage 30% 45%* Parking I stall per 200 s.f. = 110 stalls 13 stalls* *Variance Required Issues/considerations: ➢ Building Materials. The building material requirements for the PID Zoning District were amended last year. The code now requires the following: Sec. 36-644. - Special requirements. (1 1) Building design and construction. In addition to the other restrictions of this section and article III of chapter 10, the use, construction, alteration or enlargement of any building or structure within the Planned Industrial District shall meet the following standards: a. All new front building facades in the district that face the public realm must have seventy five percent (75%) transparency (ability to see inside the building) at the ground level. b. All facades on the first vertical 60 feet of a building (above grade) shall use natural materials (brick, stone) facing the public realm (streets, parks, sidewalks). c. No building facade shall be longer than 200 feet without changing direction by a minimum of 90 degrees. d. First floors must have a minimum ceiling height of 20 feet. MEMO 'w91�,1'� s2 • r�CORYOM�10 e. All subsequent additions, exterior alterations and accessory buildings constructed after the erection of an original building shall be constructed of the same materials as the original building and shall be designed in a manner conforming to the original architectural design and general appearance. The subdivision of this property would require the new building to comply with a-d above; a would not apply as an accessory building is defined as follows: Accessory building means a separate and subordinate building which is located on the same lot on which the principal building is situated, and which relates to and is incidental to the use of the principal building. ➢ A traffic and parking study would be required. ➢ Sustainability. The applicant will be required to address sustainability through the City's Sustainability Questionnaire. ➢ Sidewalks. No sidewalks (or bike lanes) are planned in this area. (See attached pedestrian and bike plans.) Should one be added to connect to Dewey Hill to the south? ➢ Are the proposed variances (building coverage, lot size and parking) reasonable? As mentioned, a parking study would be completed to determine if the shared parking arrangement with the Minnesota Made Hockey site is adequate. Building Design The proposed building exterior will most likely be constructed of precast concrete wall panels and a steel deck roof structure. The panels will be treated with an architectural finish and colors to be similar to the adjacent existing building. The site will be landscaped compliant with city code and stormwater management will be designed to be compliant with current regulations. Photo of existing MN Made Hockey arena at 7300 West Bush Lake Rd. Location of proposed building Approval questions/Concerns The Owner will request a variance for lot size: The newly created parcel shall set the north property line 20'-0" south of the existing building and extend to the south 144'. This will create a parcel of 144' x 340' = 48,960 s.f. (1.125 Acres). The PI zoning requirement is a 2-acre minimum site. The Owner will request a variance for Parking requirement: The new facility will have 13 parking spaces as a part of the site development. The PID zoning requirement is 1 parking space per 200 s.f. — requiring 110 parking spaces. The Owner is also pursuing shared parking agreements with adjacent parcel owners for overflow parking needs. Additionally, the Owner seeks approval of on street parking like the Wooden Hill Brewery located south of the site at 7421 Bush Lake Road. This facility will not, by its nature require this number of spaces as the typical number of users of the facility at any given time (based on historical data from the existing training center is 30 people). Additionally, the cross - access agreement will allow for parking when need arises. wi 0 F O —j C� Paar.rm�B ya e-.wbo�n 3 L Pa il!VUJ N O o' S q c' F 6 Pd enL � t9 i wrA�e} Ie,V� [:loins � D•d r 5 3 I w CD N c ti M1 O 0 � n d 10L O z Cl M � v 2 PL' II�ycJ h N 1 ` ti O 'tl O jIII 4 I 47 O V _ �7 F L Ln ia W 10 Hsne . ...................... ....................... ..... . ..... ........ ...... ....... - ... ........ . ......... . . . .......... ........... 0 Z w W ti ID u 2 W N 3E W 4 co N N- 01 v � )0111 • r�1_7PORP'Cti9 - 1888 Date: August 25, 2021 To: Chair and Members of the Edina Planning Commission From: Bill Neuendorf, Economic Development Manager Subject: Resolution B-21-27: Finding that the Southdale 2 Tax Increment Financing Plan with Modification #4 is Consistent with the Comprehensive Plan Information / Background: The Southdale 2 Tax Increment Financing (TIF) District was established in 201 1 with the intention of revitalizing the aging Southdale Center shopping mall in order to create jobs, increase the property tax base and encourage adjacent commercial property owners to reinvest in their properties. As part of the multi -step state -mandated process for the use of Tax Increment Financing, the Edina Planning Commission reviewed the TIF Plan on March 28, 2012 and approved by Resolution that the TIF Plan "conforms with the general plans for development and redevelopment of the City as a whole". Since the private owners completed the renovation of Southdale Mall in 2012, many other redevelopments occurred within the boundaries of the TIF District. Each of those redevelopment projects were privately funded and were not provided TIF assistance. The degree of reinvestment in and near the mall property has created a massive increase in the property tax base as well as new jobs and housing choices. In 2014 and 2017, the State of Minnesota approved special legislation that allowed incremental taxes generated within this TIF District to be used throughout Edina to support the renovation and construction of affordably -priced housing. The Southdale 2 TIF Plan has been updated on three previous occasions to recognize specific affordable housing developments. One additional modification (#4) is proposed before the Southdale 2 TIF District de - certifies on December 31, 2021. Summary of Proposed Modification Recent changes in Minnesota Statutes allows the budget contained within the TIF Plan to be updated. This revision will allow more of the incremental property taxes to be used to support affordable housing in Edina. City of Edina • 4801 W. 50th St. • Edina, MN 55424 STAFF REPORT — PC Resolution B-21-27 Page 2 There are no additional changes within proposed Modification #4. The boundaries and termination date of this District are not changed. This budget Modification has no direct impact to the land use of properties located within or beyond the TIF District. The City's financial advisors at Ehlers Associates have prepared the proposed Modification #4 to the Southdale 2 TIF Plan. This proposed modification has been distributed to the Edina and Richfield Public School Districts and Hennepin County for input. At this time, no comments have been received by the school districts or county. This proposed Modification will also be presented to the Edina Housing and Redevelopment Authority for review and consideration. Finally, the City Council will conduct a public hearing to discuss the proposal before the modification is given full consideration. Requested Action This modification is presented to the Planning Commission as part of the state -mandated review process. A written opinion is requested in advance of the City Council's Public Hearing. Specifically, the Planning Commission is asked to confirm that the proposed modification to the TIF Plan does not change the TIF Plan's compliance with Edina's Comprehensive Plan including the Greater Southdale District Plan. Note that specific details regarding the future use, terms and conditions of tax increment expenditures are evaluated by the Edina City Council and Edina Housing and Redevelopment Authority (not the Planning Commission). Staff Findings Staff has reviewed the proposed Modification #4 to the Southdale 2 TIF Plan and Edina's Comprehensive Plan and provides these findings: • The original Southdale 2 TIF Plan was approved based on its compliance with Edina's 2008 Comprehensive Plan as amended o Section 4.3 identifies the importance of the retail and office sector to Edina's economy and the challenges of redeveloping aging facilities configured as "superblocks" o Figure 4.3 and Table 4.3 designated the Greater Southdale Area as a "Community Activity Center" with a desired mix of retail, office, lodging and residential uses o Table 12.1 (page 12-8) identified the goal of pursuing additional affordable housing units and creating a financing plan to implement housing policy o Table 12.1 (page 12-9) identified the goal of developing long-term affordable housing strategies • The City's updated (2018) Comprehensive Plan continues to encourage affordable housing in Edina and the need to remain economically competitive. o Page 4-23: "Goal 2: Encourage the development and maintenance of a range of housing options affordable to residents at all income levels and life stages." STAFF REPORT — PC Resolution B-21-27 Page 3 o Page 4-24: "Goal 4: Support the development of a wide range of housing options to meet the diverse needs and preferences of the existing and future Edina community." o Page 10- 15: "Goal: Support strong public -private alliances, relationships and communication channels at 50th and France and the Greater Southdale" o Page 10-16: "Goal: Encourage vibrant neighborhood commercial nodes that meet resident needs for goods and services and build a sense of community" The Greater Southdale District Plan is referenced in the Comprehensive Plan and addresses the need for affordable housing: o Page 85: "The Greater Southdale District has an important role to play in accommodating expected housing growth. Already an area characterized by high density residential and mixed -use development, it is guided for additional infill development of a similar or higher intensity. The presence of jobs, retail and services, transit, and public amenities means this area contains the elements for a complete community, which can leverage these advantages for a convenient and accessible lifestyle for a range of household types. Affordable housing is a necessary component of the housing mix. This is especially true given the demographic future of Greater Southdale. The expected growth in the senior population and the desire to attract young workers and families both point to the need to have more affordable housing, including options for those that might choose to move here from other parts of the community." o Page 100: "Land Use Goal #4: Provide for housing choices (housing and unit types, rental and ownership, and costs) to accommodate a wide range of individuals, including youth, singles, couples, families with children, seniors, and people with special needs." o Page 101: "5-A. Promote new housing adjacent to or near existing residential development to facilitate neighborhood clusters." o Page 101: "5-B. Seek to optimize housing densities to increase housing that is proximate to transit and within walking distance of services and amenities." The changes in Modification #4 are limited to Sections 2-9 and 2-10 of the TIF Plan. These sections only address budget items. There are no changes to the land use, density, traffic or environmental impact of any particular site. Recommended Action Planning Commission Resolution B-21-27 has been prepared to affirm that this modification to the TIF Plan does not modify the land use outcomes anticipated in the Southdale 2 TIF Plan. This resolution affirms that the Southdale 2 TIF Plan, as modified conforms to the general plans for the development and redevelopment of the City as a whole. Staff recommends this resolution be approved. PLANNING COMMISSION CITY OF EDINA HENNEPIN COUNTY STATE OF MINNESOTA RESOLUTION NO. B-21-27 FINDING THAT A MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR THE SOUTHDALE 2 TAX INCREMENT FINANCING DISTRICT CONFORMS TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. WHEREAS, the Edina Housing and Redevelopment Authority (the "HRA") created its existing Southdale 2 Tax Increment Financing District (the "TIF District") to assist in the creation or retention of jobs, preserve and enhance the tax base, and help fulfill a need to develop affordable and high -quality housing within the City; and WHEREAS, the City Council will hold a public hearing to consider Modification # 4 to the Tax Increment Financing Plan of the TIF District (the "Modification") to solely increase the budgeted expenditures for project costs that will be paid or financed with the use of TIF District funds; and WHEREAS, the boundaries of the TIF District are not being enlarged and the duration of the TIF District is not being extended; and WHEREAS, Minnesota Statutes require notification and input from several entities as part of the process of establishing or modifying a Tax Increment Financing District; and WHEREAS, the HRA and the City of Edina (the "City") have proposed to adopt the Modification and have submitted the Modification to the Edina Planning Commission (the "Commission") all pursuant to and in accordance with Minnesota Statutes, Section 469.175, Subd. 3 and 4; and WHEREAS, the Commission has previously reviewed the Southdale 2 Tax Increment Financing Plan as well as modifications to the original Plan and found them to conform to the general plans for the development and redevelopment of the City as a whole; and WHEREAS, the Commission has reviewed Modification No. 4 to determine conformity with the general plans and guided land use as described in the comprehensive plan for the City. CITY OF EDINA 4801 West 50th Street • Edina, Minnesota 55424 EdinaMN.gov • 952-927-8861 Planning Commission Resolution B-21-27 NOW, THEREFORE, BE IT RESOLVED by the Commission that Modification No. 4 to the Southdale 2 Tax Increment Financing Plan conforms to the general plans for the development and redevelopment of the City as a whole. Dated: August 25, 2021 ATTEST: Planning Commission Secretary Planning Commission Chair CITY OF EDINA 4801 West 50th Street • Edina, Minnesota 55424 EdinaMN.gov • 952-927-8861 Adoption Date: April 17, 2012 Modification #1: April 5, 2016 Modification #2: November 20, 2018 Modification #3: December 17, 2019 Modification #4: Public Hearing - September 9, 2027 Edina Housing and Redevelopment Authority City of Edina, Hennepin County, Minnesota MODIFICATION #4 to the Tax Increment Financing (TIF) Plan Southdale 2 Tax Increment Financing District Located in Southeast Edina Redevelopment Project Area (an economic development district) E H L E R S Prepared by: Ehlers 3060 Centre Pointe Drive Roseville, Minnesota 55113 BUILDING COMMUNITIES. IT'S WHAT WE DO. Modification #4 to the Tax Increment Financing Plan for Southdale 2 Tax Increment Financing District 1 FOREWORD 1 STATUTORY AUTHORITY 1 STATEMENT OF OBJECTIVES 1 ESTIMATED SOURCES OF REVENUE/BONDS TO BE ISSUED 2 USES OF FUNDS 9 Appendix A: Southdale 2 TIF Plan - through Modification #3 as of December 17, 2019 4 Modification #4 to the Tax Increment Financing Plan for Southdale 2 Tax Increment Financing District FOREWORD The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina (the "City"), staff and consultants have prepared the following information to expedite a modification to the Tax Increment Financing Plan (the "TIF Plan") of the Southdale 2 Tax Increment Financing District (the "District"), an economic development tax increment financing district, located in Southeast Edina Redevelopment Project Area (the "Project Area"). The proposed modification amends only sections 2-9 and 2-10 of the TIF Plan. This modification does not affect the boundaries of the District, the land use of parcels located within the District, nor the project for which the District was originally created. STATUTORY AUTHORITY Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the HRA and City have certain statutory powers pursuant to Minnesota Statutes ("M.S."), Sections 469.007 - 469.047, inclusive, as amended, M.S., Sections 469.774 to 469.7794, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), and Minnesota Session Laws 2074, Chapter 308, Article 6, Section 8, inclusive, as amended (the "Special TIF Housing Legislation") to assist in financing public costs related to this project. This section contains Modification #4 to the TIF Plan for the District (the "Modification"). This Modification is subject to M.S. Section 469.775, subdivision 4. The substantive changes include increasing the estimate of the cost of the project, including administrative expenses, that will be paid or financed with tax increment from the District. Other relevant information is contained in the Modification to the Redevelopment Plan for Southeast Edina Redevelopment Project Area and the existing TIF Plan herein as Appendix A. STATEMENT OF OBJECTIVES The District currently consists of 255 parcels of land and adjacent roads and internal rights -of -way and is scheduled to expire at the close of 2021. The Modification is being created to increase the estimated project costs to be financed or paid from tax increment collected from the District until its expiration to include additional affordable housing project costs as enabled by the Special Housing TIF Legislation. Edina Housing and Redevelopment Authority Southdale 2 Tax Increment Financing District The Modification is a continuation of the TIF Plan and is expected to achieve many of the objectives outlined in the Redevelopment Plan for the Project Area. The activities contemplated in the Modification do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of the Project Area and the District. There are no additional anticipated fiscal impacts associated with the Modification. A copy of the proposed Modification was furnished to Hennepin County and Independent School Districts 273 and 280 for comment prior to formal approval. ESTIMATED SOURCES OF REVENUE/BONDS TO BE ISSUED As modified September 9, 2021 Subsection 2-9 of the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District shall be amended as follows: Tax Increment Interest Land Sale Proceeds/Lease Revenue TOTAL $30,620,000 500,000 $31,120,000 $31,950,000 1,400,000 598,409 $33,948,409 The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. Although not anticipated, the HRA and/or the City reserves the right to incur bonds or other indebtedness as a result of the TIF Plan. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan modification. This provision does not obligate the HRA or the City to incur debt. The HRA and or the City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the HRA. The HRA and or the City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of $32,448,409. Such bonds may be in the form of pay-as- you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. Edina Housing and Redevelopment Authority Southdale 2 Tax Increment Financing District 2 USES OF FUNDS As modified September 9, 2021 Subsection 2-10 of the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District shall be amended as follows: The September 9, 2021 amendment contains the cumulative estimated project costs, including the previously identified costs from the original and previous amendments. The total project cost, including financing costs (interest) listed in the table below does not exceed the total projected tax increments for the District as shown in the Sources of Revenue section. Land/Building Acquisition Site Improvements/Preparation Utilities Other Qualifying Improvements Affordable Housing Administrative Costs (up to 10%) PROJECT COSTS TOTAL Interest PROJECT AND INTEREST COSTS TOTAL $4,000,000 2,274,296 5,000,000 15,167,783 1,100,000 $27,542,079 3,577,921 $31,120,000 $4,000,000 2,948,409 1,700,000 6,000,000 16,700,000 1,100,000 $32,448,409 1,500,000 $33,948,409 Estimated capital and administrative costs listed above associated with the District are subject to change among categories without further modification to this TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed, without formal modification, the budget above pursuant to the applicable statutory requirements. Pursuant to M.S., Section 469.7763, Subdivision 2(d) and the Special Housing TIF Legislation, the HRA and City may expend funds for qualified housing activities outside of the District boundaries. Edina Housing and Redevelopment Authority Southdale 2 Tax Increment Financing District 3 Appendix A: Southdale 2 TIF Plan - through Modification #3 as of December 17, 2019 Edina Housing and Redevelopment Authority Southdale 2 Tax Increment Financing District 4 ECONOMIC DEVELOPMENT & REDEVELOPMENT MODIFICATION TO THE REDEVELOPMENT PLAN Southeast Edina Redevelopment Project Area - AND - MODIFICATION TO THE TAX INCREMENT FINANCING PLAN Southdale 2 Tax Increment Financing District (an economic development district) Edina Housing and Redevelopment Authority City of Edina, Hennepin County, Minnesota Adopted: April 17, 2012 Modification #1: April 5, 2016 Modification #2: November 20, 2018 Modification #3: December 17, 2019 \FREERS BUILDING COMMUNITIES. IT'S WHAT WE DO. infon•ehlers-inc.com 1 (800) 552-1171 ® www.ehiers-inc.com I■ LEADERS IN PUBLIC FINANCE Table of Contents (for reference purposes only) Section 1 - Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area ............................ 1-1 Foreword.............................................................. 1-1 Section 1 - Municipal Action Taken ............................................. 1-1 Section 2 - Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District ............................ 2-1 Subsection 2-1. Foreword ............................................... 2-1 Subsection 2-2. Statutory Authority ........................................ 2-1 Subsection 2-3. Statement of Objectives. . . : ................................ 2-1 Subsection 2-4. Redevelopment Plan Overview ............................... 2-2 Subsection 2-5. Description of Property in the District and Property to be Acquired. .. 2-3 Subsection 2-6. Classification of the District . ................................ 2-3 Subsection 2-7. Duration and First Year of Tax Increment of the District............ 2-4 Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements . ............... 2-4 Subsection 2-9. Sources of Revenue/Bonds to be Issued ....................... 2-6 Subsection 2-10. Uses of Funds ........................................... 2-7 Subsection 2-11. Fiscal Disparities Election ................................... 2-9 Subsection 2-12. Business Subsidies ....................................... 2-9 Subsection 2-13. County Road Costs ...................................... 2-10 Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions ................. 2-10 Subsection 2-15. Supporting Documentation ................................. 2-14 Subsection 2-16. Definition of Tax Increment Revenues ........................ 2-14 Subsection 2-17. Modifications to the District ................................. 2-14 Subsection 2-18. Administrative Expenses .................................. 2-15 Subsection 2-19. Limitation of Increment .................................... 2-16 Subsection 2-20. Use of Tax Increment ..................................... 2-16 Subsection 2-21. Excess Increments ....................................... 2-17 Subsection 2-22. Requirements for Agreements with the Developer ............... 2-17 Subsection 2-23. Assessment Agreements .................................. 2-18 Subsection 2-24. Administration of the District ................................ 2-18 Subsection 2-25. Annual Disclosure Requirements ............................ 2-18 Subsection 2-26. Reasonable Expectations .................................. 2-18 Subsection 2-27. Other Limitations on the Use of Tax Increment ................. 2-18 Subsection 2-28. Summary .............................................. 2-19 Appendix A Project Description...................................................... A-1 Appendix B Maps of the Southeast Edina Redevelopment Project Area and the District........... B-1 Appendix C Description of Property to be Included in the District ............................. C-1 Appendix D Estimated Cash Flow for the District ......................................... D-1 Appendix E Minnesota Business Assistance Form ........................................ E-1 Appendix F Findings Including But/For Qualifications ..................................... F-1 Appendix G Prior Improvements......................................................G-1 Appendix H Special Legislation...................................................... H-1 Appendix I Housing Qualifications.................................................... 1-1 Section 1 - Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area Foreword The following text represents a Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. This modification represents a continuation of the goals and objectives set forth in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Because the Southdale 2 Tax Increment Financing District (the "District") is located within the Southeast Edina Redevelopment Project Area, the modification to the District must be listed in the Redevelopment Plan. Therefore, the following bold-faced text represents a Modification to Section 1 of the Redevelopment Plan. Section 1 - Municipal Action Taken Based upon the statutory authority described in the Redevelopment Plan attached hereto, the public purpose findings by the City Council and for the purpose of fulfilling the City's development objects as set forth in the Redevelopment Plan, the City Council has created, established and designated the Southeast Edina Redevelopment Plan pursuant to and in accordance with the requirements of Minnesota Statutes, Section 469.001 to 469.047. The original and amended Southeast Edina Redevelopment Plan documents and amendments have designated the Southeast Edina Redevelopment Plan as a redevelopment project and also a tax increment financing plan for tax increment districts created prior to 1988. The Centennial Lakes Tax Increment Financing District was created in 1988 pursuant to Tax Increment Financing Plan 88-1, which was subsequently renamed the Centennial Lakes Tax Increment District and referred to by Hennepin County as District #1203 and #1249. For purposes of clarification, this modification will refer to the Southeast Edina Redevelopment Plan as the Southeast Edina Redevelopment Project Area Plan pursuant to Minnesota Statutes 469.002. The following municipal action has been taken with regard to the Southeast Edina Redevelopment Project Area Plan: September 29, 1977: The Housing and Redevelopment Authority of Edina (the "HRA") approved the Southeast Edina Redevelopment Plan. October 5, 1981: The Southeast Edina Redevelopment Plan was amended to identify project costs and bonded indebtedness incurred to finance those costs. May 6, 1985: The HRA and the City approved an amendment to the Southeast Edina Redevelopment Plan which includes the establishment of an interest reduction program and enlarges the project area to include the "1985 Project Area." August 19, 1985: The HRA and the City approve d the First Amendment to the 1985 Amendment to the Southeast Edina Redevelopment Plan to enlarge the 1985 Project Area and to authorize the issuance of additional bonds to acquire land within the enlarged 1985 Project Area. 1987: The HRA and City approved the 1987 Amendments to the Southeast Edina Redevelopment Plan to enlarge the project area to include the 1987 Project Area. Edina Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-1 1988: The HRA and City approved the 1988 Amendments to the Southeast Edina Redevelopment Plan that provide an Interest Reduction Program in the amount of $2,500,000 to assist in the financing and construction of housing units, and authorizes the HRA and City to incur bonded indebtedness. February 21, 2012: The HRA and City expand the Southeast Edina Project Area as can be seen in Appendix A. April 17, 2012: The HRA and City establish the Southdale 2 Tax Increment Financing District. February 18, 2014: The HRA and City establish the Pentagon Park Tax Increment Financing District. March 2, 2016: The HRA and City establish the Grandview 2 Tax Increment Financing District. April 5, 2016: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District and establishing the 66 West Tax Increment Financing District. June 20, 2017: The HRA and City cstablish the 50`h and France 2 Tax Increment Financing District. October 16, 2018: The HRA and City establish the 44"' and France 2 Tax Increment Financing District. November 20, 2018: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District to increase the TIF Budget and enable special legislation pooling authority for affordable housing. November 20, 2018: The HRA and City establish the West 76' Street Tax Increment Financing District. March 19, 2019: The HRA and City establish the 72"d and France Tax Increment Financing District. (AS MODIFIED DECEMBER 17, 2019) December 17, 2019: TheHRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District to designate additional property to be acquired and establish the Amundson Avenue Tax Increment Financing District For further information, a review of the Redevelopment Plan for the Southeast Edina Redevelopment Project Area is recommended. It is available from the HRA Executive Director at the City of Edina. Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts located within the Southeast Edina Redevelopment Project Area. Edina Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-2 Section 2 - Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District Subsection 2-1. Foreword The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina (the "City"), staff and consultants have prepared the following information to expedite the establishment of the Southdale 2 Tax Increment Financing District (the "District"), an economic development tax increment financing district, located in the Southeast Edina Redevelopment Project Area (the "Project Area"). Subsection 2-2. Statutory Authority Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the HRA and City have certain statutory powers pursuant to Minnesota Statutes ("M.S.'), Sections 469.001 to 469.047, inclusive, as amended, and M.S., Sections 469.174 to 469.1799, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), to assist in financing public costs related to this project. This District is being created pursuant to M.S., Section 469.176, Subd. 4c(d). (AS MODIFIED NOVEMBER 20, 2018) This District is being modified to reflect Minnesota Session Laws 2017, Chapter 1, HFNo. 1, Article 6, Sec. 11 and Sec. 16. (AS MODIFIED DECEMBER 17, 2019) This District is being modified to reflect Minnesota Session Laws 2019, First Special Session Chapter 6, Article 7, Sec. 3 (the "Special TIF Housing Legislation"). This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Subsection 2-3. Statement of Objectives The District currently consists of 300 parcels of land and adjacent and internal rights -of -way. The District is being created to facilitate renovations to the common areas of Southdale Mall in the City. Please see Appendix A for further District information. The HRA and City are considering entering into a redevelopment agreement that would designate Southdale Limited Partnership as the developer. This TIF Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. The activities contemplated in the Modification to the Redevelopment Plan and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of the Southeast Edina Redevelopment Project Area and the District. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-1 (AS MODIFIED APRIL 5, 2016) The District is being modified in order to remove one parcel and to authorize pooling dollars for affordable housing purposes pursuant to M.S., Section 469.1763, Subd. 2(d). Because the current net tax capacity of the parcel is lower than the frozen net tax capacity, the modification to the District must go through the entire public hearing process pursuant to M.S., Section 469.175, Subd. 4. (AS MODIFIED NOVEMBER 20, 2018) The District is being modified to increase the estimated affordable housing project costs to be financed by tax increment from the District as enabled by Minnesota Session Laws 2017, Chapter 1, BF No. 1, Article 6, Sec. 11 and Sec. 16. The Modification will allow the HRA and City to "treat expenditures from the District for a housing project of a district established under this section as expenditures qualifying under Minnesota Statues, Section 469.1763, Subdivision 2, paragraph (d): (1) without regard to whether the housing meets the requirement of a qualified building under Section 42 of the Internal Revenue Code; and (2) may increase by an additional 25 percentage points the permitted amount of expenditures for activities located outside the geographic area of the district permitted under that section. " (AS MODIFIED DECEMBER 17, 2019) The District is being modified to designate additional property to be acquired by the HRA or City for affordable housing purposes under provisions of the TIF Act and Special TIF Housing Legislation as further described in the TIF Plan. Subsection 2-4. Redevelopment Plan Overview 1. Property to be Acquired - Selected property located within the District may be acquired by the HRA or City and is further described in this TIF Plan. 2. Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. 3. Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements, the HRA or City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. 4. The HRA or City may perform or provide for some or all necessary acquisition, construction, relocation, demolition, and required utilities and public street work within the District. The City proposes both public and private infrastructure within the District. The proposed improvements to private property within the District will be for a renovation to a retail mall, and there will be continued operation of the Southeast Edina Redevelopment Project Area after the capital improvements within the Southeast Edina Redevelopment Project Area have been completed. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-2 Subsection 2-5. Description of Property in the District and Property to be Acquired The District encompasses all property and adjacent rights -of -way and abutting roadways identified by the parcels listed in Appendix C of this TIF Plan. Please also see the map in Appendix B for further information on the location of the District. The City currently owns parcels to be included in the District and intends to acquire land easements and/or additional property within the District. The HRA and City are authorized to use tax increments to acquire any parcel listed in Appendix C of this TIF Plan. (AS MODIFIED NOVEMBER 20, 2018) The HRA or City authorizes the use of tax increments to acquire additional property currently identified as 4100 76ffi Street West. PID# 31-028-24-41-0010. (AS MODIFIED DECEMBER 17, 2019) The HRA or City authorizes the use of tax increments to acquire additional property including supporting interior and adjacent street, trail or utility rights of way currently identified as: 4040 70t' Street West. PID# 30-028-24-44-0004 7075 Amundson Avenue. PID# 08-116-21-11-0009 7079 Amundson Avenue. PID# 08-116-21-11-0021 Subsection 2-6. Classification of the District The District is an economic development district as defined in M. S. 469.174, Subd. 12, as modified by M.S., Section 469.176, Subd. 4c(d). In order to create an economic development district under general law (M.S., Section 469.174 Subd. 12), the HRA or City must find that the District is in the public interest because: (1) it will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality; or (2) it will result in increased employment in the state; or (3) it will result in preservation and enhancement of the tax base of the state. In addition, M.S., Section 469.176, Subd. 4c provides that assistance from an economic development district may not be used to provide assistance to development if more than 15 percent of the buildings and ancillary facilities (determined on a square footage basis), are used for other than certain specified purposes (largely manufacturing, warehousing and distribution facilities). However, M.S., Section 469.176, Subd. 4c(d) provides a limited -time exception to these general law rules. Under this provision (originally enacted in 2010 legislature and extended in 2011 legislature), a City may establish an economic development of any kind, notwithstanding the normal findings required under M.S., Section 469.174, Subd. 12, and notwithstanding the limitation on types of assisted development under M.S., Section 469.176, Subd. 4c. To satisfy the requirement of M.S., Section 469.176, Subd. 4c(d), the City finds that: Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-3 (1) the project will create or retain jobs in this state, including construction jobs and that construction of the project would not have commenced before July 1, 2012, without the City and HRA providing assistance under the provisions of this paragraph; (2) construction of the project will begin no later than July 1, 2012; and (3) the request for certification of the district is made no later than June 30, 2012; and In meeting the statutory criteria the HRA and City rely on the following facts and findings: The City's findings in creating the District is pursuant to M.S. Sections 469.176, Subd. 4c(d) in order to assist in the renovations to the common areas of Southdale Mall. If construction does not commence on or before July 1, 2012, the proposed facility will need to meet the criteria in M.S., Section 469.176, Subd. 4c(a), and must satisfy the findings required under M.S., Section 469.174, Subd. 12. Pursuant to M.S., Section 469.176, Subd. 7, the District does not contain any parcel or part of a parcel that qualified under the provisions of M.S., Sections 273.111 or 273.112 or Chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. Subsection 2-7. Duration and First Year of Tax Increment of the District Pursuant to M.S., Section 469.175, Subd. 1, and M.S., Section 469.176, Subd. 1, the duration of the District must be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. lb., the duration of the District will be 8 years after receipt of the first increment by the HRA or City. The date of receipt by the City of the first tax increment is expected to be 2014. Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes, would terminate after 2022, or when the TIF Plan is satisfied. If increment is received in 2013, the term of the District will be 2021. The HRA or City reserves the right to decertify the District prior to the legally required date. (AS MODIFIED APRIL 5, 2016) Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration of the District must be indicated within the Tax Increment Financing Plan. Pursuant to M.S., Section 469.176, Subd. lb, the duration of the District will be 8 years after receipt of the first increment by the HRA or City. The date of receipt by the City of the first tax increment was August 2013. Thus, it is estimated that the District, including any modification to the Tax Increment Financing Plan for subsequent phases or other changes, would terminate after December 31, 2021, or when the Tax Increment Financing Plan is satisfied. The City reserves the right to decertify the District prior to the legally required date. Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements Pursuant to M.S., Section 469.174, Subd. 7 andM.S., Section 469.177, Subd. 1, the Original Net Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the property by the assessor in 2011 for taxes payable 2012. Pursuant to M.S., Section 469.177, Subds. I and 2, the County Auditor shall certify in each year (beginning in the payment year 2014) the amount by which the original value has increased or decreased as a result of: 1. Change in tax exempt status of property; 2. Reduction or enlargement of the geographic boundaries of the district; Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-4 3. Change due to adjustments, negotiated or court -ordered abatements; 4. Change in the use of the property and classification; 5. Change in state law governing class rates; or 6. Change in previously issued building permits. In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no value will be captured and no tax increment will be payable to the HRA or City. The original local tax rate for the District will be the local tax rate for taxes payable 2012, assuming the request for certification is made on or before June 30, 2012. The ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity (CTC) of the District, within the Southeast Edina Redevelopment Project Area, upon completion of the projects within the District, will annually approximate tax increment revenues as shown in the table below. The HRA and City request 100 percent of the available increase in tax capacity for repayment of its obligations and current expenditures, beginning in the tax year payable 2014. The Project Tax Capacity (PTC) listed is an estimate of values when the projects within the District are completed. Southdale 2 Tax Increment District Parcels in School District No. 273 Project Estimated Tax Capacity upon Completion (PTC) $4,714,500 Original Estimated Net Tax Capacity (ONTO) $4,457,873 Fiscal Disparities Reduction $65,592 Estimated Captured Tax Capacity (CTC) $191,035 Original Local Tax Rate 1.08160 Estimatcd Pay 2012 Estimated Annual Tax Increment (CTC x Local Tax Rate) $206,623 Percent Retained by the HRA and City 100% The tax capacity included in this chart is the estimated tax capacity of the District in year 9. The tax capacity of the parcels located in School District 273 in year one is estimated to be $4,458,033.The fiscal disparities reduction will vary from year to year. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-5 Southdale 2 Tax Increment District Parcels in School District No. 280 Project Estimated Tax Capacity upon Completion (PTC) $5,858,175 Original Estimated Net Tax Capacity (ONTO) $4,121,297 Fiscal Disparities Reduction $504,487 Estimated Captured Tax Capacity (CTC) $1,232,391 Original Local Tax Rate 1.14351 Estimated Pay 2012 Estimated Annual Tax Increment (CTC x Local Tax Rate) $1,409,251 Percent Retained by the HRA and City 100% The tax capacity included in this chart is the estimated tax capacity of the District in year 9. The tax capacity of the parcels in the District located in School District 280 in year one is estimated to be $4,887,371. The fiscal disparities reduction will vary from year to year. Pursuant to M.S., Section 469.177, Subd. 4, the HRA shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen (18) months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S., Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. The City has reviewed the area to be included in the District and has found building permits that were issued in the past 18 months prior to the public hearing. Please see Appendix G for the building permits that were issued. Subsection 2-9. Sources of Revenue/Bonds to be Issued The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. The HRA or City reserves the right to incur bonds or other indebtedness as a result of the TIF Plan. As presently proposed, the projects within the District will be financed by an interfund loan. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision does not obligate the HRA or City to incur debt. The HRA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The total estimated tax increment revenues for the District are shown in the table below: SOURCES OF FUNDS TOTAL Tax Increment $11,702,217 Interest $250,000 Land Sale Proceeds/Lease Revenue $0 TOTAL $11,952,217 Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-6 The HRA or City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of $8,374,296. Such bonds maybe in the form of pay-as- you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. (AS MODIFIED NOVEMBER 20, 2018) The District is being modified to increase the total estimated tax increment revenues for the District as shown in the table below: SOURCES OF FUNDS TOTAL Tax Increment $30,620,000 Interest $500,000 Land Sale Proceeds/Lease Revenue $0 TOTAL $31,120,000 The HRA or City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of $27,542,079. Such bonds may be in the form of pay-as- you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. Subsection 2-10. Uses of Funds Currently under consideration for the District is a proposal to facilitate renovations to the common areas of Southdale Mall. The HRA and City have determined that it will be necessary to provide assistance to the project(s) for certain District costs, as described. The HRA has studied the feasibility of the development or redevelopment of property in and around the District. To facilitate the establishment and development or redevelopment of the District, this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the following table. USES OF TAX INCREMENT FUNDS TOTAL Land/Building Acquisition $0 Site Improvements/Preparation $2,274,296 Other Qualifying Improvements $5,000,000 Administrative Costs (up to 10%) $1,100,000 PROJECT COST TOTAL $8,374,296 Interest $3,577, 221 PROJECT AND INTEREST COSTS TOTAL $11,9.52,217 Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-7 The total project cost, including financing costs (interest) listed in the table above does not exceed the total projected tax increments for the District as shown in Appendix D. (AS MODIFIED NOVEMBER 20, 2018) The District is being modified in order to increase the estimate of public costs and uses of funds associated with the District as outlined in the following table. USES OF TAX INCREMENT FUNDS TOTAL Land/Building Acquisition $4,000,000 Site Improvements/Preparation $2,274,296 Utilities $0 Other Qualifying Improvements $5,000,000 Construction of Affordable Housing $15,167,783 Administrative Costs (up to 10%) $1,100,000 PROJECT COST TOTAL $27,542,079 Interest $3,577,921 PROJECT AND INTEREST COSTS TOTAL $31,120,000 Estimated capital and administrative costs listed above are subject to change among categories by modification of the TIF Plan without hearings and notices as required for approval of the initial TIF Plan, so long as the total capital and administrative costs combined do not exceed the total listed above. Further, the HRA or City may spend up to 20 percent of the tax increments from the District for activities (described in the table above) located outside the boundaries of the District but within the boundaries of the Project Area (including administrative costs, which are considered to be spend outside the District), subject to all other terms and conditions of this TIF Plan. (AS MODIFIED APRIL 5, 2016) Pursuant to M.S., Section 469.1763, Subd. 2(d), the HRA and City may elect to increase by up to ten percentage points the permitted amount of expenditures for activities located outside the geographic area of the District. The HRA and City intend to pool $550,000 from the project costs of the District to be used to assist housing that meets the requirements contained in M.S., Section 469.1763, Subd. 2(d). (AS MODIFIED NOVEMBER 20, 2018) Pursuant to Minnesota Session Laws 2017, Chapter 1, HFN6. 1, Article 6, section 11 and Sec. 16, the HRA and City may elect to increase by an additional 25 percentage points (a total of 55 percent) the permitted amount of expenditures for activities located outside the geographic area of the District. The HRA and City intend to pool funds from the project costs of the District to be used to assist housing that meets the requirements contained in M.S., Section 469.1763, Subd. 2(d). Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-8 Subsection 2-11. Fiscal Disparities Election Pursuant to M.S., Section 469.177, Subd. 3, clause b, the HRA or City must calculate fiscal disparities using the following method of computation: (1) The original net tax capacity shall be determined before the application of the fiscal disparity provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal disparity commercial -industrial net tax capacity increase between the original year and the current year multiplied by the fiscal disparity ratio determined pursuant to M.S., Section 276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax capacity is equal to or greater than the current net tax capacity, there is no captured tax capacity and no tax increment determination. Where the original tax capacity is less than the current tax capacity, the difference between the original net tax capacity and the current net tax capacity is the captured net tax capacity. This amount less any portion thereof which the authority has designated, in its tax increment financing plan, to share with the local taxing districts is the retained captured net tax capacity of the authority. (2) The county auditor shall exclude the retained captured net tax capacity of the authorityfrom the net tax capacity of the local taxing districts in determining local taxing district tax rates. The local tax rates so determined are to be extended against the retained captured net tax capacity of the authority as well as the net tax capacity of the local taxing districts. The tax generated by the extension of the less of (A) the local taxing district tax rates or (B) the original local tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority. Subsection 2-12. Business Subsidies Pursuant to M.S., Section 116J.993, Subd. 3, the following forms of financial assistance are not considered a business subsidy: (1) A business subsidy of less than $150,000; (2) Assistance that is generally available to all businesses or to a general class of similar businesses, such as a line of business, size, location, or similar general criteria; (3) Public improvements to buildings or lands owned by the state or local government that serve a public purpose and do not principally benefit a single business or defined group of businesses at the time the improvements are made; (4) Redevelopment property polluted by contaminants as defined in M. S., Section 116J.552, Subd. 3; (5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing it up to code and assistance provided for designated historic preservation districts, provided that the assistance is equal to or less than 50% of the total cost; (6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to provide those services; (7) Assistance for housing; (8) Assistance for pollution control or abatement, including assistance for a tax increment financing hazardous substance subdistrict as defined under M.S., Section 469.174, Subd. 23; (9) Assistance for energy conservation; (10) Tax reductions resulting from conformity with federal tax law; (11) Workers' compensation and unemployment compensation; (12) Benefits derived from regulation; (13) Indirect benefits derived from assistance to educational institutions; Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-9 (14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal Revenue Code of 1986, as amended through December 31, 1999; (15) Assistance for a collaboration between a Minnesota higher education institution and a business; (16) Assistance for a tax increment financing soils condition district as defined under M.S., Section 469.174, Subd. 19; (17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation is 70 percent or more of the assessor's current year's estimated market value; (18) General changes in tax increment financing law and other general tax law changes of a principally technical nature; (19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local government agency; (20) Funds from dock and wharf bonds issued by a seaway port authority; (21) Business loans and loan guarantees of $150,000 or less; (22) Federal loan funds provided through the United States Department of Commerce, Economic Development Administration; and (23) Property tax abatements granted under M.S., Section 469.1813 to property that is subject to valuation under Minnesota Rules, chapter 8100. The HRA will comply with M.S., Sections 116J.993 to 116J.995 to the extent the tax increment assistance under this TIF Plan does not fall under any of the above exemptions. Subsection 2-13. County Road Costs Pursuant to M.S., Section 469.175, Subd. la, the county board may require the HRA or City to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment will, in the judgment of the county, substantially increase the use of county roads requiring construction of road improvements or other road costs and if the road improvements are not scheduled within the next five years under a capital improvement plan or within five years under another county plan. If the county elects to use increments to improve county roads, it must notify the HRA or City within forty- five days of receipt of this TIF Plan. In the opinion of the HRA and City and consultants, the proposed development outlined in this TIF Plan will have little or no impact upon county roads, therefore the TIF Plan was not forwarded to the county 45 days prior to the public hearing. The HRA and City are aware that the county could claim that tax increment should be used for county roads, even after the public hearing. Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However, the HRA or City has determined that such development or redevelopment would not occur "but for" tax increment financing and that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the "but for" test was not met: Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-10 IMPACT ON TAX BASE FOR PARCELS LOCATED IN SCHOOL DISTRICT NO. 273 Estimated Estimated Captured 2011/Pay 2012 Tax Capacity (CTC) Percent of CTC Total Net Upon Completion to Entity Total Tax Capacity Hennepin County 1,253,423,199 191,035 0.0152% City of Edina 96,048,515 191,035 0.1989% Edina ISD No. 273 81,542,007 191,035 0.2343% IMPACT ON TAX RATES Estimated Pay 2012 Percent Potential Extension Rates of Total CTC Taxes Hennepin County 0.487770 45.10% 191,035 93,181 City of Edina 0.259080 23.95% 191,035 49,493 Edina ISD No. 273 0.224280 20.74% 191,035 42,845 Other 0.110470 10.21% 191,035 21,104 Total 1.081600 100.00% 206,623 IMPACT ON TAX BASE FOR PARCELS LOCATED IN SCHOOL DISTRICT NO. 280 Estimated Estimated Captured 2011/Pay 2012 Tax Capacity (CTC) Percent of CTC Total Net Upon Completion to Entity Total Tax Capacity Hennepin County 1,253,423,199 1,232,391 0.0983% City of Edina 96,048,515 1,232,391 1.2831% Richfield ISD No. 280 29,902,478 1,232,391 4.1214% Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-11 IMPACT ON TAX RATES Estimated Pay 2012 Percent Potential Extension Rates of Total CTC Taxes Hennepin County 0.487770 42.66% 1,232,391 601,123 City of Edina 0.259080 22.66% 1,232,391 319,288 Richfield ISD No. 280 0.282900 24.74% 1,232,391 348,643 Other 0.113760 9.95% 1,232,391 140,197 Total 1.143510 100.00% 1,409,251 The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the estimated Pay 2012 rate. The total net capacity for the entities listed above are based on estimated Pay 2012 figures. The District will be certified under the actual Pay 2012 rates, which were unavailable at the time this TIF Plan was prepared. Pursuant to M.S. Section 469.175 Subd. 2(b): (1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be generated over the life of the District is $11,702,217; (2) Probable impact of the District on city provided services and ability to issue debt. An impact of the District on police protection is expected. The Edina Police Department does track all calls for service including property -type calls and crimes. With increased traffic at Southdale Center mall, police calls for service will be increased. However, the proposed mall renovations include changes to common areas designed, in part, to reduce security concerns and police calls, such as the relocation of the transit facility to mall property outside of the mall itself. In addition, proposed housing developments will generate increased police calls. The City does not expect that the proposed development, in and of itself, will necessitate new capital investment in vehicles. The probable impact of the District on fire protection is not expected to be significant. Typically new buildings generate few calls, if any, and are of superior construction. Several of the existing buildings, proposed to be replaced or renovated, have public safety concerns that include several unprotected old buildings with issues such as access, hydrant locations, and lack of sprinkling. The impact of the District on public infrastructure is expected to be minimal. The development is not expected to significantly impact any traffic movements in the area, and is expected to enhance the flow of public transit vehicles in and around the Southdale area. The current infrastructure for sanitary sewer, storm sewer and water will be able to handle the additional volume generated from the proposed development. Potential housing development will generate in excess of $180,000 in sewer and water access charges. Based on the development plans, there are no additional costs associated with street maintenance, sweeping, plowing, lighting and sidewalks. The developer will negotiate maintenance of the proposed transit hub with the Metropolitan Council. The probable impact of any District general obligation tax increment bonds on the ability to issue debt for general fund purposes is expected to be minimal. It is not anticipated that there will be any Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-12 general obligation debt issued in relation to this project, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. (3) Estimated amount of tax increment attributable to Edina ISD No. 273 levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is $293,548; (4) Estimated amount of tax increment attributable to Richfield ISD No. 280 levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is $2,544,966; (5) Estimated amount of tax increment attributable to county levies. It is estimated that the amount of tax increments over the life of the District that would be attributable to county levies, assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same, is $5,026,701; (6) Additional information requested by the county or school district. The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S. Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. No requests for additional information from the county or school district regarding the proposed development for the District have been received. (AS MODIFIED APRIL 5, 2016) There are no additional fiscal impacts associated with the Modification of this TIF Plan. A copy of the proposed TIF Plan Modification was furnished to the county and school district for comment. Edina Public Schools has requested additional information regarding the proposed development for the 66 West TIF District. The City Manager has responded and provided additional information. (AS MODIFIED NOVEMBER 20, 2018) There are no additional fiscal impacts associated with the Modification of this TIF Plan. Separate fiscal impact estimates will be provided within the TIF Plan under consideration for any district created under the authority of Minnesota Session Laws 2017, Chapter 1, BF No. 1, Article 6, Sec. 11 and 16. A copy of the proposed TIF Plan Modification was furnished to the county and school district for comment. (AS MODIFIED DECEMBER 17, 2019) There are no additional fiscal impacts associated with the Modification of this TIF Plan. Separate fiscal impact estimates will be provided within the TIF Plan under consideration for any district created under the authority of the Special TIF Housing Legislation. A copy of the proposed TIF Plan Modification was furnished to the county and school districts for comment. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-13 Subsection 2-15. Supporting Documentation Pursuant to M.S. Section 469.175, Subd. I (a), clause 7 the TIF Plan must contain identification and description of studies and analyses used to make the determination set forth in M.S. Section 469.175, Subd. 3, clause (b)(2) and the findings are required in the resolution approving the District. Following is a list of reports and studies on file at the City that support the HRA and City's findings: • Greater Southdale Area Land Use and Transportation Study, December 2005 • Edina Comprehensive Plan Update 2008 • Developer correspondence and Summary of Renovation Costs, February 2011 Subsection 2-16. Definition of Tax Increment Revenues Pursuant to M.S., Section 469.174, Subd. 25, tax increment revenues derived from a tax increment financing district include all of the following potential revenue sources: 1. Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under M.S., Section 469.177; 2. The proceeds from the sale or lease of property, tangible or intangible, to the extent the property was purchased by the Authority with tax increments; 3. Principal and interest received on loans or other advances made by the Authority with tax increments; 4. Interest or other investment earnings on or from tax increments; 5. Repayments or return of tax increments made to the Authority under agreements for districts for which the request for certification was made after August 1, 1993; and 6. The market value homestead credit paid to the Authority under M.S., Section 273.1384. Subsection 2-17. Modifications to the District In accordance with M.S., Section 469.175, Subd. 4, any: 1. Reduction or enlargement of the geographic area of the District, if the reduction does not meet the requirements of M.S., Section 469.175, Subd. 4(e); 2. Increase in amount of bonded indebtedness to be incurred; 3. A determination to capitalize interest on debt if that determination was not a part of the original TIF Plan; 4. Increase in the portion of the captured net tax capacity to be retained by the HRA or City; 5. Increase in the estimate of the cost of the District, including administrative expenses, that will be paid or financed with tax increment from the District; or 6. Designation of additional property to be acquired by the HRA or City, shall be approved upon the notice and after the discussion, public hearing and findings required for approval of the original TIF Plan. If the District qualifies for certification only under M.S. Section 469.176, Subd. 4c(d), than the District boundaries may not be enlarged after July 1, 2012. Pursuant to M.S., Section 469.175 Subd. 4(f), the geographic area of the District may be reduced following the date of certification of the original net tax capacity by the county auditor, but shall not be enlarged after five years following the date of certification of the original net tax capacity by the county auditor. The requirements of this paragraph do not apply if (1) the only modification is elimination of parcel(s) from the District and (2) (A) the current net tax capacity of the parcel(s) eliminated from the Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-14 District equals or exceeds the net tax capacity of those parcel(s) in the District's original net tax capacity or (B) the HRA agrees that, notwithstanding M.S., Section 469.177, Subd. 1, the original net tax capacity will be reduced by no more than the current net tax capacity of the parcel(s) eliminated from the District. The HRA or City must notify the County Auditor of any modification to the District. Modifications to the District in the form of a budget modification or an expansion of the boundaries will be recorded in the TIF Plan. Subsection 2-18. Administrative Expenses In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of the HRA or City, other than: 1. Amounts paid for the purchase of land; 2. Amounts paid to contractors or others providing materials and services, including architectural and engineering services, directly connected with the physical development of the real property in the District; 3. Relocation benefits paid to or services provided for persons residing or businesses located in the District; or 4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued pursuant to M.S., Section 469.178; or 5. Amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clauses (1) to (3). For districts for which the request for certification were made before August 1, 1979, or after June 30, 1982, and before August 1, 2001, administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants, and planning or economic development consultants. Pursuant to M.S., Section 469.176, Subd. 3, tax increment may be used to pay any authorized and documented administrative expenses for the District up to but not to exceed 10 percent of the total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments, as defined by M.S., Section 469.174, Subd. 25, clause (1), from the District, whichever is less. For districts for which certification was requested after July 31, 2001, no tax increment may be used to pay any administrative expenses for District costs which exceed ten percent of total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments, as defined in M.S., Section 469.174, Subd. 25, clause (1), from the District, whichever is less. Pursuant to M.S., Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual administrative expenses incurred in connection with the District and are not subject to the percentage limits of M.S., Section 469.176, Subd. 3. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. Pursuant to M.S., Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount (currently .36 percent) of any increment distributed to the HRA or City and the County Treasurer shall pay the amount deducted to the State Commissioner of Management and Budget for deposit in the state general fund to be appropriated to the State Auditor for the cost of financial reporting of tax increment financing information and the cost of examining and auditing authorities' use of tax increment financing. This amount may be adjusted annually by the Commissioner of Revenue. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-15 Subsection 2-19. Limitation of Increment The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or redemption date. Pursuant to M.S., Section 469.176, Subd. 6: if, after four years from the date of certification of the original net tax capacity of the tax increment financing district pursuant to M.S., Section 469.177, no demolition, rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan, no additional tax increment may be taken from that parcel and the original net tax capacity of that parcel shall be excluded from the original net tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including qualified improvement of a street adjacent to that parcel, in accordance with the tax increment financing plan, the authority shall certify to the county auditor that the activity has commenced and the county auditor shall certify the net tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original net tax capacity of the tax increment financing district. The county auditor must enforce the provisions of this subdivision. The authority must submit to the county auditor evidence that the required activity has taken place for each parcel in the district. The evidence for a parcel must be submitted by February I of the fifth year following the year in which the parcel was certified as included in the district. For purposes of this subdivision, qualified improvements of a street are limited to (1) construction or opening of a new street, (2) relocation of a street, and (3) substantial reconstruction or rebuilding of an existing street. The HRA or City or a property owner must improve parcels within the District by approximately April 2016 and report such actions to the County Auditor. Subsection 2-20. Use of Tax Increment The HRA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property located in the District for the following purposes: 1. To pay the principal of and interest on bonds issued to finance a project; 2. to finance, or otherwise pay public redevelopment costs of the the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047; 3. To pay for project costs as identified in the budget set forth in the TIF Plan; 4. To finance, or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4; 5. To pay principal and interest on any loans, advances or other payments made to or on behalf of the HRA or City or for the benefit of the Southeast Edina Redevelopment Project Area by a developer; 6. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing the payment when due of principal of and interest on bonds pursuant to the TIF Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-16 Plan or pursuant to M.S., Chapter 462C. M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178; and 7. To accumulate or maintain a reserve securing the payment when due of the principal and interest on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178. These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other purposes prohibited by M.S., Section 469.176, Subd. 4. Tax increments generated in the District will be paid by Hennepin County to the HRA for the Tax Increment Fund of said District. The HRA or City will pay to the developer(s) annually an amount not to exceed an amount as specified in a developer's agreement to reimburse the costs of land acquisition, public improvements, demolition and relocation, site preparation, and administration. If the request for certification of the District was made after June 30, 2009 and no later than June 30, 2012 and construction commenced in the District by July 1, 2012, tax increments from the District may also be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or assistance in any form to developments consisting of buildings and ancillary facilities. Remaining increment funds will be used for HRA or City administration (up to 10 percent) and for the costs of public improvement activities outside the District. Subsection 2-21. Excess Increments Excess increments, as defined in M.S., Section 469.176, Subd. 2, shall be used only to do one or more of the following: 1. Prepay any outstanding bonds; 2. Discharge the pledge of tax increment for any outstanding bonds; 3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or 4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their local tax rates. The HRA or City must spend or return the excess increments under paragraph (c) within nine months after the end of the year. In addition, the HRA or City may, subject to the limitations set forth herein, choose to modify the TIF Plan in order to finance additional public costs in the Southeast Edina Redevelopment Project Area or the District. Subsection 2-22. Requirements for Agreements with the Developer The HRA or City will review any proposal for private development to determine its conformance with the Redevelopment Plan and with applicable municipal ordinances and codes. To facilitate this effort, the following documents may be requested for review and approval: site plan, construction, mechanical, and electrical system drawings, landscaping plan, grading and storm drainage plan, signage system plan, and any other drawings or narrative deemed necessary by the HRA or City to demonstrate the conformance of the development with City plans and ordinances. The HRA or City may also use the Agreements to address other issues related to the development. Pursuant to M.S., Section 469.176, Subd. 5, no more than 10 percent, by acreage, of the property to be acquired in the District as set forth in the TIF Plan shall at any time be owned by the HRA or City as a result of acquisition with the proceeds of bonds issued pursuant to M.S., Section 469.178 to which tax increments from property acquired is pledged, unless prior to acquisition in excess of 10 percent of the Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-17 acreage, the HRA or City concluded an agreement for the development of the property acquired and which provides recourse for the HRA or City should the development not be completed. Subsection 2-23. Assessment Agreements Pursuant to M.S., Section 469.177, Subd. 8, the HRA or City may enter into a written assessment agreement in recordable form with the developer of property within the District which establishes a minimum market value of the land and completed improvements for the duration of the District. The assessment agreement shall be presented to the County Assessor who shall review the plans and specifications for the improvements to be constructed, review the market value previously assigned to the land upon which the improvements are to be constructed and, so long as the minimum market value contained in the assessment agreement appears, in the judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the minimum market value agreement. Subsection 2-24. Administration of the District Administration of the District will be handled by the Executive Director. Subsection 2-25. Annual Disclosure Requirements Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the HRA or City must undertake financial reporting for all tax increment financing districts to the Office of the State Auditor, County Board and County Auditor on or before August 1 of each year. M.S., Section 469.175, Subd. 5 also provides that an annual statement shall be published in a newspaper of general circulation in the City on or before August 15. If the City fails to make a disclosure or submit a report containing the information required by M.S., Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution of tax increment from the District. Subsection 2-26. Reasonable Expectations As required by the TIF Act, in establishing the District, the determination has been made that the anticipated development would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan. In making said determination, reliance has been placed upon written representation made by the developer to such effects and upon HRA and City staff awareness of the feasibility of developing the project site(s) within the District. A comparative analysis of estimated market values both with and without establishment of the District and the use of tax increments has been performed as described above. Such analysis is included with the cashflow in Appendix D, and indicates that the increase in estimated market value of the proposed development (less the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the District and the use of tax increments. Subsection 2-27.Other Limitations on the Use of Tax Increment General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-18 the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047. Tax increments may not be used to circumvent existing levy limit law. No tax increment may be used for the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily and regularly for conducting the business of a municipality, county, school district, or any other local unit of government or the state or federal government. This provision does not prohibit the use of revenues derived from tax increments for the construction or renovation of a parking structure. 2. Pooling Limitations. At least 80 percent of tax increments from the District must be expended on activities in the District or to pay bonds, to the extent that the proceeds of the bonds were used to finance activities within said district or to pay, or secure payment of, debt service on credit enhanced bonds. Not more than 20 percent of said tax increments may be expended, through a development fund or otherwise, on activities outside of the District except to pay, or secure payment of, debt service on credit enhanced bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they were solely for activities outside of the District. 3. Five Year Limitation on Commitment of Tax Increments. Tax increments derived from the District shall be deemed to have satisfied the 80 percent test set forth in paragraph (2) above only if the five year rule set forth in M.S., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year following certification of the District, 80 percent of said tax increments that remain after expenditures permitted under said five year rule must be used only to pay previously committed expenditures or credit enhanced bonds as more fully set forth in M.S., Section 469.1763, Subd. 5. (AS MODIFIED APRIL 5, 2016) Pursuant to M.S., Statute 469.1763, Subd. 2, the HRA and City may elect to increase by up to ten percentage points the permitted amount of expenditures for activities located outside the geographic area of the District for qualifying housing purposes. Therefore, the pooling limitations with respect to this District are increased to not more than 30 percent of tax increments from the District. (AS MODIFIED NOVEMBER 20, 2018) Pooling Limitations. Pursuant to Minnesota Session Laws 2017, Chapter 1, HFNo. 1, Article 6, Sec. 11 and Sec. 16, at least 45 percent of tax increments from the District must be expended on activities in the District or to pay bonds, to the extent that the proceeds of the bonds were used to finance activities within said district or to pay, or secure payment of, debt service on credit enhanced bonds. Not more than 55 percent of said tax increments may be expended for qualified housing projects as defined in Minnesota Session Laws 2014, Chapter 308, HF No. 3167, Article 6, Sec. 8 and Minnesota Session Laws 2017, Chapter 1, HFNo. 1, Article 6, Sec. 11, through a development fund or otherwise, on activities outside of the District except to pay, or secure payment of, debt service on credit enhanced bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they were solely for activities outside of the District. Subsection 2-28. Summary The Edina Housing and Redevelopment Authority is establishing the District to preserve and enhance the tax base, redevelop substandard areas, and provide employment opportunities in the City. The TIF Plan for the District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville, Minnesota 55113, telephone (651) 697-8500. Edina Housing and Redevelopment Authority Tax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-19 Appendix A Project Description The City and HRA will be facilitating improvements to the 1.2 million square foot Southdale Center mall which was originally constructed in the 1960's. The redeveloper plans to renovate the interior common area and make exterior improvements to the shopping center. The renovations will consist of new entrance structures, flooring, lighting, signage, restrooms, parking deck lighting, and exterior seating, columns and interior wall treatments. Improvements are planned to be substantially completed by December 31, 2012. The City and HRA intend to finance a portion of the total renovation costs. The HRA will be loaning $5 million to Southdale Center, $250,000 of which is forgiven if a transit station is constructed. Tax increments collected from the Southdale Center parcels will be used to write down principal of the loan and adjacent development will pay for interest on the loan and for the transit station improvements. Appendix A-1 Appendix B Maps of the Southeast Edina Redevelopment Project Area and the District Appendix B-1 .&g uuq 2oOgsIs 311t D!241cfa 'm4 20nFNo994 Eq!uu gsgsnoiobwou{ yioloc{ yLM ml �= sS suq 2onfpggl6 S LE Dlzt4c! M E 20MPOSOf Eglus 2sgsn6lobwsul biolscG VL69 Appendix C Description of Property to be Included in the District The District encompasses all property and adjacent rights -of -way and abutting roadways identified by the parcel(s) listed below. (AS MODIFIED APRIL S, 2016) Parcel number 29-028-24-24-0030 is being removed from the District to be included in the 66 West Tax Increment Financing District. Appendix C-1 Appendix D Estimated Cash Flow for the District Appendix D-1 E E E NNNOONONu�0000aD M OJ aD OOJ OJMM00� W �O W W O>�N W W �Oo�O o�o�MNO�O aDTaDOaDM Mn<o inornnNu'�u-,ON�M[O�MIOMNN�NNMNMN�(DM�NLOONOfOMONOnNnMON� ' �OA�ONn�(ON�ONTOnAAI�MMNtOMANAONOAM�NCOMONNNO��MOIO (DOM d d d O U �N�MNCDNNu"iM O�O)N OtOA�A(AA A�O�N�A(DAiOM��t7n O>AA� LAO�nNn IOO�Mu'i N N N N @ @ V N N N Q o~ Uo aaa vee a eeeeeo 000 G O O N O ...... ... 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O O O O O O O O O V NMN V NIli aN O) RaaNO V O qLq qv: Ln V ROIRR R(O MN W N(O N(O Ma RV O)RN W N W NIDNaR M A V N W R N R f 0) O) O) R A M A O) V (D f A (O V O Ol R N N O� O) A A N n N �RO)RRN �LONARRRA�OIOO)�LORAMAMO)O)R RARVR� R G R C�2OMO�C2 NA R�t�D M�ONi OAMR m L y a R 'o 3 m T � C R o N O U.2 w o w o �` v o L C j aC l0 tp (O (O tp tp LO LO LO LO LO LO LO LO (O (O LO LO LO (D (D (D (O (O (O (O ti t0 t0 t0 (O t0 t0 LO LO LO LO LO LO LO LO LO (O LO LO LO LO (D (D (O (O (O (O (O (O y 3 i0 t01010OO101p 1p lO lO l0 l0 l01010 RRRRRRROOO V OOOOOOl0 l0 1p 1p lO l0 l0 l01010 RRRRRRROOOOO a d N N N N N N M m M M M M a V V V 7 N ill ill ill ill ill ill ill ill (D (D (D (D (D lD t0 t0 1p a VI VI VI VI VI VI VI ill ill ill (D (D (D (D (D (D coo O O O O O O O O O O O O O O O O O O � u R O O O Q Q Q Q Q Q O O O O O O O O O O O O O O O Q Q Q Q Q Q Q Q Q Q Q Q Q 9999999999999999999 y- aaaaaaaavvvvvvvveeevvvv'7 v'7 vvaaaaaavvvvvveeeeevvvvvvvv vd Naeeeevvvbvvvv4r yr evvvvvvvvvvveeeevvvvvvvvveeeevvvvvvvv > N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N y y O O O O O 9999999999 O O O 9999999999999999999999999999999999999 0000000000000000000000000000000000000000000000000000000 oma mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm Z,:N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 0000 N N N N 0 0 0 0 O O O O O O O O O m D m W RUN O O O O O O O O O O E m m = c E - E O 0 a ¢ o U 0 U } OO O.Zofcj m 2 m Q N Appendix E Minnesota Business Assistance Form (Minnesota Department of Employment and Economic Development) A Minnesota Business Assistance Form (MBAF) should be used to report and/or update each calendar year's activity by April 1 of the following year. Please see the Minnesota Department of Employment and Economic Development (DEED) website at http://www.deed.state.mn.us/Community/subsidies/MBAFForm.htm for information and forms. Appendix E-1 Appendix F Findings Including But/For Qualifications But -For Analysis Current Market Value 489,660,200 New Market Value - Estimate 608,772,510 Difference 119,112,310 Present Value of Tax Increment 7,873,815 Difference 111,238,495 Value Likely to Occur Without TIF is Less Than: 111,238,495 (AS MODIFIED APRIL S, 2016) The Council hereby reaffirms the original findings for the District, namely that the when the District was established, it was established as an "economic development district" under M.S., Section 469.174, Subd. 12, as modified by M.S., Section 469.176, Subd. 4c(d). In addition, the City makes the following findings: (a) The TIF Plan Modification conforms to the general plan for development or redevelopment of the City as a whole. The reason for supporting this finding is that the TIF Plan Modification will generally complement and serve to implement policies adopted in the City's comprehensive plan. (b) The TIF Modification will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development or redevelopment of the Southeast Edina Redevelopment Project Area by private enterprise. The TIF Plan Modification will allow for the City to establish the 66 West Tax Increment Financing District, and the development activities are necessary so that development and redevelopment by private enterprise can occur within Southeast Edina Redevelopment Project Area. (c) The City reaffirms the original findings of the Southdale 2 Tax Increment Financing District, namely that the development and redevelopment efforts, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and therefor the use of tax increment financing is deemed necessary. (AS MODIFIED NOVEMBER 20, 2018) The Council hereby reaffirms the original findings for the District, namely that the when the District was established, it was established as an "economic development district" under M.S., Section 469.174, Subd. 12, as modified by M.S., Section 469.176, Subd. 4c(d). Appendix F-1 In addition, the City makes the following findings: (a) The TIF Plan Modification conforms to the general plan for development or redevelopment of the City as a whole. The reason for supporting this finding is that the TIF Plan Modification will generally complement and serve to implement policies adopted in the City's comprehensive plan. (b) The TIF Modification will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development or redevelopment of the Southeast Edina Redevelopment Project Area by private enterprise. The TIF Plan Modification will allow for the City to establish the 66 West Tax Increment Financing District and support additional affordable housing activities as authorized under Minnesota Session Laws 2014, Chapter 308, HFNo. 3167, Article 6, Sec. 8 and Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, Sec. 11, and the development activities are necessary so that development and redevelopment by private enterprise can occur within Southeast Edina Redevelopment Project Area. (c) The City reaffirms the original findings of the Southdale 2 Tax Increment Financing District, namely that the development and redevelopment efforts, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and therefor the use of tax increment financing is deemed necessary. (AS MODIFIED DECEMBER 17, 2019) The Council hereby reaffirms the original findings for the District, namely that the when the District was established, it was established as an "economic development district" underM.S., Section 469.174, Subd 12, as modified by M.S., Section 469.176, Subd. 4c(d). In addition, the City makes the following findings: (a) The TIF Plan Modification conforms to the general plan for development or redevelopment of the City as a whole. The reason for supporting this finding is that the TIF Plan Modification will generally complement and serve to implement policies adopted in the City's comprehensive plan. (b) The TIF Modification will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development or redevelopment of the Southeast Edina Redevelopment Project Area by private enterprise. The TIF Plan Modification will allow for the City to support additional affordable housing activities as authorized under Minnesota Session Laws 2014, Chapter 308, HF No. 3167, Article 6, Sec. 8 as amended by Minnesota Session Laws 2017, Chapter 1, HFNo. 1, Article 6, Sec. 11 and Minnesota Session Laws 2019, First Special Session, Chapter 6, Article 7, Sec. 3, and the development activities are necessary so that development and redevelopment by private enterprise can occur within Southeast Edina Redevelopment Project Area. (c) The City reaffirms the original findings of the Southdale 2 Tax Increment Financing District, namely that the development and redevelopment efforts, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and therefor the use of tax increment financing is deemed necessary. Appendix F-2 Appendix G Prior Improvements The complete list of permits issued are on file with the City Planner Appendix G-1 Appendix H Special Legislation Minnesota Session Laws - 2019, 1't Special Session Chapter 6 - HF No. 5, Article 7 Sec. 3. Laws 2014, chapter 308, article 6, section 8, subdivision 1, as amended by Laws 2017, First Special Session chapter 1, article 6, section 11, is amended to read: Subdivision 1. Authority to create districts. (a) The governing body of the city of Edina or its development authority may establish one or more tax increment financing housing districts in the Southeast Edina Redevelopment Project Area, as the boundaries exist on March 31, 2014. (b) The authority to request certification of districts under this section expires on December 31, 2ff+9 2021. EFFECTIVE DATE. This section is effective the day after the governing body of the city of Edina and its chief clerical officer comply with Minnesota Statutes, section 645.021, subdivisions 2 and 3. Minnesota Session Laws - 2017, 1" Special Session Chapter 1- HF No. 1, Article 6 Sec. 11. Laws 2014, chapter 308, article 6, section 8, subdivision 1, is amended to read: Subdivision 1. Authority to create districts. (a) The governing body of the city of Edina or its development authority may establish one or more tax increment financing housing districts in the Southeast Edina Redevelopment Project Area, as the boundaries exist on March 31, 2014. (b) The authority to request certification of districts under this section expires on Jtne-30, 204-7 December 31, 2019. EFFECTIVE DATE. This section is effective the day after the governing body of the city of Edina and its chief clerical officer comply with Minnesota Statutes, section 645.021, subdivisions 2 and 3. Sec. 16. CITY OF EDINA; APPROVAL OF 2014 SPECIAL LAW. Notwithstanding the provisions of Minnesota Statutes, section 645.021, subdivision 3, the chief clerical officer of the city of Edina may file with the secretary of state certificate of approval of Laws 2014, chapter 308, article 6, section 8, by December 31, 2016, and, if the certificate is so filed and the requirements of Minnesota Statutes, section 645.021, subdivision 3, are otherwise complied with, the special law is deemed approved, and all actions taken by the city before the effective date of this section in reliance on Laws 2014, chapter 308, article 6, section 8, are deemed consistent with Laws 2014, chapter 308, article 6, section 8, and this act. Appendix H_1 EFFECTIVE DATE. This section is effective the day following final enactment. Minnesota Session Laws - 2014, Regular Session Chapter 308--HF No. 3167, Article 6 Sec. 8. CITY OF EDINA; TAX INCREMENT FINANCING. Subdivision 1. Authority to create districts. (a) The governing body of the city of Edina or its development authority may establish one or more tax increment financing housing districts in the Southeast Edina Redevelopment Project Area, as the boundaries exist on March 31, 2014. (b) The authority to request certification of districts under this section expires on June 30, 2017. Subd. 2. Rules governing districts. (a) Housing districts established under this section are subject to the provisions of Minnesota Statutes, sections 469.174 to 469.1794, except as otherwise provided in this subdivision. (b) Notwithstanding the provisions of Minnesota Statutes, section 469.176, subdivision lb, no increment must be paid to the authority after 20 years after receipt by the authority of the first increment from a district established under this section. (c) Notwithstanding the provisions of Minnesota Statutes, section 469.1761, subdivision 3, for a residential rental project, the city may elect to substitute "20 percent" for "40 percent" in the 40-60 test under section 142(d)(1)(B) of the Internal Revenue Code in determining the applicable income limits. (d) The provisions of Minnesota Statutes, section 469.1761, subdivision 3, apply for a 25- year period beginning on the date of certification of the district. Subd. 3. Pooling authority. The city may elect to treat expenditures of increment from the Southdale 2 district for a housing project of a district established under this section as expenditures qualifying under Minnesota Statutes, section 469.1763, subdivision 2, paragraph (d): (1) without regard to whether the housing meets the requirement of a qualified building under section 42 of the Internal Revenue Code; and (2) may increase by an additional 25 percentage points the permitted amount of expenditures for activities located outside the geographic area of the district permitted under that section. EFFECTIVE DATE. This section is effective upon compliance by the governing body of the city of Edina with the requirements of Minnesota Statutes, section 645.021, subdivisions 2 and 3. Appendix H_2 Appendix I Housing Qualifications for the District In meeting the criteria of Minnesota Session Laws 2019, First Special Session, Chapter 6, HFNo. 5, Article 7, at least 20% of the units will be occupied by person with incomes less than 60% of median income. Income Restrictions- Adjusted for Family Size (Housing District) - Hennepin County Hennepin County Median Family Income: $100,000 of No. of Persons 60% of Median Income 1-person $42,000 2-person $48,000 3-person $54,000 4-person $60,000 Source: Department of Housing and Urban Development and Minnesota Housing Finance Agency ***PLEASE NOTE: THESE NUMBERS ARE ADJUSTED ANNUALLY. ALL INCOME FIGURES REPORTED ON THIS PAGE ARE FOR 2019. Appendix F-4