City of Grand Forks Staff Report Finance/Development Committee June 8, 2015 City Council June 15, 2015 Agenda Item: Request by Dakota Commercial & Development Co. for a Tax Increment Financing (TIF) exemption on their proposed redevelopment of property located on University Avenue between 8th and 9th Streets Submitted by: Paul Houdek, City Assessor Ryan Brooks, Deputy City Planner Staff Recommended Action: Establish Public Hearing date for July 6, 2015 Committee Recommended Action: Council Action: BACKGROUND: Dakota Commercial & Development Co. has submitted a preliminary proposal to redevelop property located at University Avenue/Downtown Edge (see attached vicinity map). The site currently contains approximately 30 residential units in 9 structures plus vacant land under two owners (see attached detail by parcel). The RPCO (Cole Paper) property is excluded from the proposal. The proposed redevelopment would consist of residential rental units plus potential for limited commercial space on the main floor. Preliminary plans show approximately 92,000 sq. ft. and 67 residential units plus underground parking. As part of the proposal, Kevin Ritterman, on behalf of Dakota Commercial, has requested a 100% Tax Increment Financing (TIF) exemption for 10 to 15 years. As required by NDCC, the site must be identified as meeting the definition of a slum and blight area. The City s criteria to evaluate TIF requests is included in the attached Grand Forks Tax Increment Financing Policy. ANALYSIS AND FINDINGS OF FACT: A public hearing is required for a TIF exemption. Should Council wish to proceed, July 6, 2015 is the soonest available date for the hearing. Based on preliminary information, it appears that the project would be eligible for a 100% exemption for up to 15 years. While the subject request is supported by the evaluation criteria and basis, any TIF exemption is granted solely at the discretion of City Council.
SUPPORT MATERIALS: Detail by parcel TIF exemption calculation (estimated based on the information available) Grand Forks Tax Increment Financing policy Previous TIF Exemptions (20 year history)
University Avenue/Downtown Edge
Background Information Summary Table The table belows includes information on the properties included in the project. A total of 2014 Year Property Address Structures Units Assessment Owner Const Lot Size 223 N 8th St Single family 1 $41,400 Miller Etal 1888 50' X 140' 219 N 8th St Vacant 0 $22,000 YMCA N/A 50' X 140' 215 N 8th St Duplex 2 $93,900 Miller Etal 1888 50' X 140' 815 Univ. Ave Vacant 0 $0 Miller Etal N/A 40' X 140' 222 N 9th St Triplex 3 $37,500 Miller Etal 1905 25' X 140' 218 N 9th St Apartment 6 $96,100 Miller Etal 1898 47.5' X 140' 214 N 9th St Single family 1 $57,000 Miller Etal 1898 37.5' X 140' 212 N 9th St Single family 1 $60,300 Miller Etal 1900 25' X 140' 210 N 9th St Duplex 2 $89,800 Miller Etal 1900 50' X 140' 824 2nd Ave N Apartment 14 $127,500 Miller Etal 1904 75' X 140'
Background Information Existing Conditions 223 N 8 th St Address: 223 N 8 th St Land Use: Single Family, one unit Taxable Value: $41,400 Owner: Miller etal Year of Construction: 1888 Lot Size: 50 X 140 (7,000 sqft) Info: This corner property is located west of the YMCA at the corner of University Avenue and N 8 th Street.
219 N 8th St Address: 219 N 8 th St Land Use: Vacant Taxable Value: $22,000 Owner: YMCA Year of Construction: N/A Lot Size: 50 X 140 (7,000 sqft) Info: At one time this lot was owned by an individual and included a house on the lot. The house was torn down and the YMCA received the vacant lot.
215 N 8 th St Address: 215 N 8 th St Land Use: Duplex, two units Taxable Value: $93,900 Owner: Miller etal Year of Construction: 1888 Lot Size: 50 X 140 (7,000 sqft) Info: This property is access on N 8 th St as well as alley access.
815 University Ave Address: 815 University Avenue Land Use: garage unit Taxable Value: TBA Owner: Miller etal Year of Construction: Lot Size: 40 X 140 (5,600 sqft) Info: This photo is from 2012. The single family house shown above was torn down a few years ago. The garage is the only building that remains.
222 N 9 th St Address: 222 N 9 th St Land Use: Triplex, three units Taxable Value: $37,500 Owner: Miller etal Year of Construction: 1905 Lot Size: 25 X 140 (3,500 sqft) Info: This property has alley access.
218 N 9 th St Address: 218 N 9 th St Land Use: Apartment, six units Taxable Value: $96,100 Owner: Miller etal Year of Construction: 1898 Lot Size: 47.5 X 140 (6,650 sqft) Info: This property has alley access.
214 N 9 th St Address: 214 N 9 th St Land Use: Single Family, one unit Taxable Value: $57,000 Owner: Miller etal Year of Construction: 1898 Lot Size: 37.5 X 140 (5,250 sqft) Info: This property has alley access.
212 N 9 th St Address: 223 N 8 th St Land Use: Single Family, one unit Taxable Value: $60,300 Owner: Miller etal Year of Construction: 1900 Lot Size: 25 X 140 (3,500 sqft) Info:
210 N 9 th St Address: 210 N 9 th St Land Use: Duplex, two units Taxable Value: $89,800 Owner: Miller etal Year of Construction: 1900 Lot Size: 50 X 140 (7,000 sqft) Info:
824 2 nd Avenue N (two structures) Address: 824 2 nd Avenue North Land Use: Two apartment Structures, 14 units Taxable Value: $127,500 Owner: Miller etal Year of Construction: 1904 Lot Size: 75 X 140 (10,500 sqft) Info: The first structure shown above no longer has any residents due to issues with the boiler on the property.
Estimate of Eligible Costs for the Grossman Property Apt Project THIS IS AN ESTIMATE BASED ON THE INFORMATION WE HAVE TODAY Estimated Increment Value: Est True & Full Value as complete= $6,500,000 Existing 2015 Value ( Base) $733,600 Est Increment Total $5,766,400 Est tax exemption estimated Assessment Tax Pmt Number based on Increment Year Date of Months increment value Value 1 2016 2/15/2017 12 $7,350 $500,000 2 2017 2/15/2018 12 $84,766 $5,766,400 3 2018 2/15/2019 12 $84,766 $5,766,400 4 2019 2/15/2020 12 $84,766 $5,766,400 5 2020 2/15/2021 12 $84,766 $5,766,400 6 2021 2/15/2022 12 $89,004 $6,054,720 7 2022 2/17/2023 12 $89,004 $6,054,720 8 2023 2/19/2024 12 $89,004 $6,054,720 9 2024 2/21/2025 12 $89,004 $6,054,720 10 2025 2/23/2026 12 $93,455 $6,357,456 11 2026 2/25/2027 12 $93,455 $6,357,456 12 2027 2/27/2028 12 $93,455 $6,357,456 13 2028 3/1/2029 12 $98,127 $6,675,329 14 2029 3/3/2030 12 $98,127 $6,675,329 15 2030 3/5/2031 12 $98,127 $6,675,329 Totals $1,277,178 Land Acquisition cost $1,250,000 Estimated Demo Costs $300,000 Public Improvements $0 Interest on bonds $0 Envirion mental Costs $0 total eligible costs $1,550,000 Note: Estimated costs would need to be verified. Value is an estimate based on 67 apartment units/no commercial C:\Users\alaraway\AppData\Local\Temp\notesFCBCEE\~3105476.xls 6/3/2015
TAX INCREMENT FINANCING EXEMPTION PROJECTS PROJECT YEARS STARTED TYPE OF PROJECT EXEMPTION DETAIL 1 Housing Authority Burdick Court 1995 11 Single-family homes-under some federal rental program 100% of Building for 15 years 2 Riverside Manor Apts. 813 Lewis Blvd. 1995 Rehab of former St. Anne's Quest Home to Apartment 100% of increment (added value) for 12 years 3 Roosevelt Apts. 911 Cottonwood 1996 Rehab of former School to Apartments 100% of increment for 10 years 4 Lunseth Plumbing & Heating 1710 North Washington St. 1996 Rehab of former Implement dealer to Plumbing & Heating Business 100% of increment for 15 years 5 Toasted Frog & Office Space 124 North 3rd Street 1997 Rehab of Vacant building to Restaurant & Office space 100% of increment for 11 years 6 Alcott Manor 1224 Walnut Street 1998 Rehab of former School to Apartments 50% of increment for 5 years, plus 25% of incremnt for 5 years 7 Rivers Edge Office Complex 311 South 4th Street 1998 Rehab of former Post Office to Office space 100% of increment for 8 years 8 3rd Street Market & Apts. 33 South 3rd Street 2000 Rehab of 4 buildings to Retail and Apartments 40% of increment for 5 years plus 20% of increment for 5 years 9 Current Apts. 215-1st Avenue North 2007 Construction of New Apartments 100% of increment for 5 years 10 BVI, LLC (AE2S & ICON) 4050 Garden View Drive 2011 Construction of New Office Bldg. 1st year (85%), 2nd year (80%), 3rd (75%), 4th (60%), 5th (50%) 11 Civic Place 615-1st Avenue North 2011 50 - Unit Apartmen plus Commercial space 95% of increment for 5 years 12 Civic Auditorium Limited 600 1st Avenue North 2012 40 - Unit Apartment 100% of increment for 5 years