Adopt Resolution #22-185 Approving Purchase Agreement and Sale of Outlot A, Gigi Addition; Case of Schiebout Family Limited Partnership
(Portions may be closed to the public)

The City Council may choose to go into closed session pursuant to Minnesota Statutes section 13D.05, subdivision 3(c)(3) to consider offers or counteroffers for the purchase or sale of real or personal property.  If the City Council chooses to enter into to closed session the statute and reason above needs to be referenced along with legal description (Outlot A, Gigi Addition) and the Anoka County Tax ID number 28-32-25-23-0020.

The purpose of this case is to consider approval of a purchase agreement to sell Outlot A, Gigi Addition to The Schiebout Family Limited Partnership, LLLP. Staff has been working with The Schiebout Family Limited Partnership, LLLP (the "Developer") over the past year to put together a hotel project.  This ownership group has the same members of the Delta Mod Tech project and the group wants to do more to help build their business and the community. This group has shown that they have the capacity to build a project from the ground up and be successful.  The Developer been in discussions with major hotel flags like Hilton and Marriot and are close to making a decision.  The developer is new to the hotel business and is relying on other experts in the industry and at the City to help guide them through the development process.  The group is aware of the Cobblestone project and the financial TIF assistance the City committed to, and would like to do of something similar size (around 60-80 units) but not including a steak house. The Developer has reviewed pre-Covid Market Demand Study information that supports investment in Ramsey but asked for more time to conduct a more current demand analysis to re-evaluate the Ramsey market. The Developer has completed its demand study that was supported by the EDA and City Council.  Review of the demand study by the Developer is promising and the developer is asking to move forward with a purchase agreement with the terms that were outlined in the LOI reviewed by the EDA and approved by the City Council in April 2022. 

With the impacts of Covid-19 lessening and the hotel market slowly recovering, there will be an ask for assistance for the project in the form of a land cost write down in the executed LOI and Draft Purchase Agreement.  Like the proposed Cobblestone project, a third party analysis will need to be done by Ehler's to see if assistance is truly warranted at a later date.  Construction costs for projects over the past few years have increased greatly impacting the expected rate of return for new construction.  In the event that the EDA and City Council are comfortable entering into a purchase agreement with TIF contingencies, Staff would ask the developer to submit a business assistance application to be acted on in a separate action by the EDA and City Council at a later date.  The attached Draft Purchase Agreement allows for an 180 day inspection period which will give time for the Developer to work through the City TIF assistance, site plan and platting processes. Staff is looking for support by the City Council of proposed purchase agreement.  

Notification is not required.

Observations:

Purchase Agreement
Considering that the Developer has shown the ability and financial capacity to build a project from the ground up (Delta ModTech) and the continued interest in further investment in Ramsey, Staff is asking the City Council to consider entering into the attached Purchase Agreement.   The City has received $5000 for the LOI which will be re-allocated to an escrow account to pay for the TIF Agreement, TIF Application and related analysis.  If additional funds are needed to complete the analysis and agreements the Developer will need to replenish this escrow to cover City costs. Staff is asking the City Council to consider taking action to approve the attached Purchase Agreement.  The Purchase Agreement is generally same structure and form of the one previously used for the approved Cobblestone project which contemplates a 100% land cost write-down through Tax Increment Financing.

General Project Description (to be further refined)

• 60-80 unit, Four Story Hotel with hot breakfast and indoor pool; a Certificate of Occupancy 16 months after Closing (could be extended to 16 months based on supply chain issues or force majeure).  If this is not done, the City may exercise remedies in the standard Right of Re-Entry Agreement that would be filed at the closing of the land transaction. 
• Assessed Value 5-6M 
• Estimated Taxes - $155,000 annually

General Terms of Purchase Agreement

• Parcel: Outlot A, Gigi Addition - +/- 1.43 acres
• Purchase Price and Valuation: The purchase price for the Property is $1.00 on +/- 1.43 acres (62,290 square feet) as outlined in Exhibit A (the “Purchase Price”). The property valuation is $311,454. ($5.00/SF)
• Inspection Period: 180 days
• Right of Re-Entry Agreement Required
• Reimbursement of Platting costs up to $3,500 if project proceeds.

Business Assistance Application

Staff anticipates submittal and review of a TIF Business Assistance Application no later than the October EDA meeting.

Alternatives:

1)   Adopt Resolution #22-185 Approving Purchase Agreement and Sale of Outlot A, Gigi Addition; (as presented) subject to City Attorney review.
2)  Adopt Resolution #22-185 Approving Purchase Agreement and Sale of Outlot A, Gigi Addition (with changes); subject to City Attorney review.
3) Something else.
 

This case is being handled as part of normal Staff duties. If financial assistance is provided, TIF District 14 will be a funding source.

The EDA met on August 11, 2022 and unanimously recommended that the City Council Staff enter into the attached Purchase Agreement with The Schiebout Family Limited Partnership, LLLP (as presented), subject to City Attorney review.

Motion to Adopt Resolution #22-185 Approving Purchase Agreement and Sale of Outlot A, Gigi Addition; subject to City Attorney review.