HomeMy WebLinkAbout11-133 •
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Resolution No. 11-133
RESOLUTION
AUTHORIZING EXECUTION OF SECOND AMENDMENT AGREEMENT
TO DEVELOPMENT AGREEMENT WITH ARTSPACE PROJECTS, INC.
(51 S. Spring Street)
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN,ILLINOIS,that
David J. Kaptain, Mayor, and Kimberly A. Dewis, City Clerk, be and are hereby authorized and
directed to execute second amendment agreement to development agreement with Artspace Projects,
Inc. on behalf of the City of Elgin, a copy of which is attached hereto and made a part hereof by
reference.
s/David J. Kaptain
David J. Kaptain, Mayor
Presented: July 27, 2011
Adopted: July 27, 2011
Omnibus Vote: Yeas: 6 Nays: 0
Attest:
s/Kimberly Dewis
Kimberly Dewis, City Clerk
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SECOND AMENDMENT AGREEMENT TO DEVELOPMENT AGREEMENT
This Second Amendment Agreement is made and entered into as of the 27''' day of July,
2011,by and between the City of Elgin.an Illinois municipal corporation(hereinafter referred to as
the "City') and Artspace Projects, Inc., a Minnesota not-for-profit corporation, authorized to do
business in the State of Illinois(hereinafter referred to as"Developer'').
WHEREAS. the City and the Developer have previously entered into a development
agreement dated May 12, 2010, relating to the Artspace Project for the property at 51 S. Spring
Street, Elgin, Kane County. Illinois;and
WHEREAS, the City and Developer have previously entered into a First Amendment
Agreement to provide for the amendment of certain dates within such development agreement(such
Development Agreement dated May 12, 2010, as amended by the First Amendment Agreement
thereto dated November 17, 2010, are hereinafter collectively referred to as the "Subject
Development Agreement"); and
WHEREAS,the parties wish to enter into this Second Amendment Agreement to provide for
certain further amendments to the Subject Development Agreement.
NOW, THEREFORE,for and in consideration of the mutual undertakings set forth herein,
and the mutual undertakings set forth in the Subject Development Agreement, and other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties
hereto agree as follows:
1. That Section 8 of the Subject Development Agreement be and is hereby further
amended to read as follows:
"8. Closing. The time of closing for the Subject Property shall be on or
before December 31,2011. Unless subsequently mutually agreed otherwise,
Closing shall take place at the office of the title company providing title is
shown to be good or is accepted by Developer."
2. That the Subject Development Agreement be and is hereby further amended to add a
new Section 33 thereof to read as follows:
"33. Additional Development Assistance. The City agrees to provide to
the Developer additional development assistance in the amount of$250.000
to be utilized by the Developer solely and only for the Subject
Redevelopment of the Subject Property. Such development assistance from
the City to the Developer shall be paid by the City to the Developer in two
installments of$125,000 each. The first installment of$125,000 shall be
paid by the City to the Developer within thirty (30) days following the
commencement of construction of the Subject Redevelopment on the Subject
Property by the Developer. The second installment of$125,000 shall be paid
by the City to the Developer within thirty(30)days following the completion
of the construction of the Subject Redevelopment on the Subject Property by
the Developer. To the extent required by Developer's lender,the City agrees
to enter into a deferred equity agreement regarding such $250,000 in
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development assistance in a form as approved by the City's Corporation
Counsel."
3. That in the event of any conflict in the terms of this Second Amendment Agreement
and the terms of the Subject Development Agreement, the terms of this Second Amendment
Agreement shall supersede and control.
4. That except as specifically and expressly amended in this Second Amendment
Agreement, the terms of the Subject Development Agreement shall remain in full force and effect.
IN WITNESS WHEREOF, the parties hereto have entered into and executed this Second
Amendment Agreement as of the date and year first written above.
CITY OF ELGIN, a municipal corp ration. ARTSPACE PROJECTS, INC.
By � � a Minnesota not-for-profit r n,
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Attest:
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F:Legal D pt\AgcementUhvclopmcnt Agr-Artspacc-Second Amendment Agr.dnc
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SPORT TO MAYOR&MEMBERS OF CITY COUNCIL E LG I N
THE CITY IN THE SUBURBS
,crlDv
AGE;DA ITEM: H
ME Y NG DATE: July 13, 2011 ti
ITEM:
Amendment to Development Agreement with Artspace USA
($250,000)
OBJECTIVE:
To provide TIF funding that will enable the project to begin construction on July 31.
RECOMMENDATION:
To provide TIF funding to Artspace Projects, Inc., through an amendment to an existing Devel-
opment Agreement in the amount of$250,000.
BACKGROUND
Artspace Projects, Inc. (Artspace) is a Minnesota 501(c)(3) not-for-profit corporation. The mis-
sion of Artspace is to create, foster and preserve affordable space for artists and arts organiza-
tions. Artspace was founded in 1979 as an advocate for the space needs of artists in Minneapo-
lis' historic Warehouse District, and is now the nation's leading nonprofit developer for the arts
with an operating budget of over$10 million.
Over the last 30 years, Artspace has completed 28 projects in 13 states throughout the country,
from Bridgeport, Connecticut to Portland, Oregon. Project sites are selected based on the need
for artists housing and can be found in communities of varying sizes and demographic makeup,
such as Houston, Texas or Duluth, Minnesota. Each Artspace property is owned and operated
by Artspace, with a locally based property manager. In addition to live/work space, many facili-
ties also contain street-level gallery or retail space and some facilities also house performance
and office space as well. Each facility has a positive cash flow and occupancy rates averaging
over 97 percent.
In late 2007, the city paid Artspace $7,500 to conduct preliminary focus groups and interviews
with local arts organization to determine the feasibility of an Artspace facility. The results of
their visit to Elgin identified a strong need for a project of this kind in Elgin. The public meeting
held in the evening brought the largest turnout Artspace had ever encountered, with over 130
artists attending.
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The city and Artspace subsequently entered into two agreements relating to a proposed
Artspace Project in Elgin. The first agreement dated May 8, 2008 contracted with Artspace to
provide to the city an individual artist survey to determine the demand for the project. Based
on preliminary studies and community meetings, Artspace estimated that there was demand
for a 40 to 60 unit residential housing project in the downtown area. This project would not on-
ly provide live/work space, but also studio space, office and performance space and potentially
arts-related retail space.
On August 14 of 2008, the city of Elgin entered into a $750,000 development agreement with
Artspace to complete a feasibility study, site selection and preconstruction services, with the
deliverable including a complete application to the Illinois Housing Development Authority for
funding through the award of tax credits. Approval for tax credits from the Illinois Housing De-
velopment Authority (IHDA) was made in July 2010.
The city and Artspace identified the Elgin Community College Fountain Square Campus proper-
ty, located at 51 S. Spring Street, as the site for the proposed project. The city and Elgin Com-
munity College (ECC) entered into a real estate contract dated January 27, 2010, providing for
the city's acquisition of the property. The city did not pay a monetary purchase price for the
property but instead exchanged with ECC a sixteen acre city-owned parcel consisting of a por-
tion of the Spartan Meadows Golf Course property. Based upon prior appraisals, at the time of
the agreement the ECC Downtown Campus property and the sixteen acres of city-owned prop-
erty south of Spartan Drive each had a value of approximately $2,560,000. The agreement with
Artspace provides that the city transfer ownership of the property to Artspace on or before
September 1, 2011.
Artspace submitted a proposal to the city for the redevelopment of the ECC Downtown Campus
site, located at 51 S. Spring Street. The proposed project was designed to consist of 55 rental
units, a new three-story building along the southern edge of the property and retail space of
approximately 6,051 square feet located along Spring Street at the first floor.
OPERATIONAL ANALYSIS
The total budget for the project is $14.5 million. The project lost nearly $800,000 in funding
sources between the loss of the historic tax credit revenue (the project was declared ineligible)
and the lower valuation of the property by IHDA for the tax credits. Artspace has been able to
make up most of that $800,000 gap through working with Bank of America to secure a better
rate, working with Shales McNutt to bring bids in under budget, soliciting $500,000 in private
donations, and by deferring their own developer fees. In spite of those efforts, there remains a
$250,000 gap.
Artspace is requesting $250,000 in TIF proceeds/grant funds through a deferred equity dis-
bursement agreement with the city, with 50 percent of the funds coming at the beginning of
construction and 50 percent at completion of construction.
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INTERESTED PERSONS CONTACTED
None.
FINANCIAL ANALYSIS
The city's support to Artspace Project, Inc. consists of a property contribution and cash outlays
from the General and Central Area TIF funds as summarized below.
Funding Source Amount
Central Area TIF $725,000
General Fund 32,500
Central Area TIF (proposed) 250,000
Total cash outlay $1,007,500
The project is located in the Central Area TIF District and therefore would generate a TIF incre-
ment to the city. A TIF increment analysis for the Artspace Project was prepared by S.B. Fried-
man & Company in April 2009 (Attachment B). This analysis projects that the Artspace Project
will generate $1,530,586 of TIF increment throughout the remainder of the TIF term. Given the
time lapse between the preparation of this analysis and the change in market conditions,
Finance revised the assumptions used in this analysis and recalculated the TIF increment. Incor-
porating updated assumptions relative to the property tax rate, fair market value and remain-
ing TIF term, the Artspace Project is projected to generate $1,381,000 of tax increment.
Further, it is expected that the Artspace project will have a notable community and economic
impact. Market research conducted by ERA, outlines the positive influence Artspace projects
have had on other communities. These non-quantified benefits include stimulating new resi-
dential and retail development, improving property values through increased homeownership
and investment in the surrounding neighborhoods, transforming underutilized historic buildings
and reviving economically depressed areas.
BUDGET IMPACT
FUND(S) ACCOUNT(S) PROJECT#(S) AMOUNT AMOUNT
BUDGETED AVAILABLE
Central Area TIF 262-0000-791.30-99 039777 $750,000 $250,000
LEGAL IMPACT
A further amendment to the development agreement with Artspace would be required.
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ALTERNATIVES
City council may choose not to provide additional TIF funding, in which case Artspace would not
be able to begin construction on schedule, and potentially lose current HOME Loan funds and
other funds.
NEXT STEPS
1. Get amended development agreement signed.
2. Encumber TIF funds.
Originators: Cherie Murphy, Assistant to the City Manager for Community Engage-
ment
Final Review: Colleen Lavery, Chief Financial Officer
William A. Cogley, Corporation Counsel/Chief Development Officer
Richard G. Kozal,Assistant City Manager/Chief Operating Officer
Sean R. Stegall, City Manager
ATTACHMENTS
A. Draft TIF Increment Analysis
B. Revised 2011-2015 Central Area TIF Plan
C. ERA study
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$rS. B. Friedman & Company
Real Estate Adtiieors and Development Consultants
221 N.LaSalle St..Suite 820•Chicago,Illinois 60601-1302.3 1 2 424-4250•Fax:312/424-4262•www.Friedmanto.com
Date: April 1, 2009
To: Heidi Kurtze, Director
Artspace Projects, Inc.
From: Michio Murakishi
Re: City of Elgin TIF Request
Per you request, S. B. Friedman & Company has reviewed your request to the City of Elgin for
tax increment financing (TIF) assistance in support of a proposed 48-unit affordable rental
apartment project to be located in downtown Elgin. ,' this memo, we present our findings and
make preliminary recommendations related to you request
A
Background& Understanding -
It is our understating that Artspace is proposing to ac " re a property owned by Elgin
Community College and located at 51 South Spring Street in downtow Elgin. Artspace intends
to develop a 48-unit affordable rental apartment building on the site ncluding 5,771 square feet
of retail space on the first floor of the building. Artspace is seeking to finance the project
primarily through a comb' ' n of tax cr = , 'uity andIF funding. Artspace plans on
requesting$1.5 million Lance from City of Elgin.
TIF Projections
We prepared projections of incremental property taxes to be generated by the proposed project
based on,information`gathered through phone conversations with the Elgin Township Assessor,
as well as information provided by Artspace. The Elgin Township Assessor has indicated that the
completed property will be assessed based on actual rents per state statute. Therefore, the fair
market value on which the assessed valuation of the project is based will most likely be lower
than the total development cost of approximately $17.2 million. Using the rents you provided to
us, market cap rates for rental apartments, and the local tax load, we calculated a tax-loaded cap
rate as shown in the table below.
Tax-Loaded Cap Rate Calculation
2007 Property Tax Rate 8.594757%
Statutory Assessment Ratio x 33.3%
2007 Equalization Factor x 1.0000
Market Value Property Tax Rate = 2.86%
Benchmark Apartment Cap Rate + 6.25%
Tax-Loaded Cap Rate = 9.11%
S. B. Friedman & Company 1 Development Advisors
Artspace Projects,Inc. City of Elgin TIF Request
Using this tax-loaded cap rate—which is in line with the rate of 10.0 percent that was quoted by
the assessor's office—we estimate an assessor's fair market value of approximately $2.8 million
for the proposed project. The assessed value would be one-third of this value, or approximately
$945,000,per state statute.
Using the assessed valuation described above, our preliminary TIF projections indicate that the
proposed project will generate annual incremental property tax revenue of approximately
$85,000, totaling approximately $1.5 million (undiscounted) over the remaining life of the TIF
district. The present value of this cash flow is approximately $986,0 when discounted at 5.0
percent to approximate the up-front funding capacity of the TIF cas w.
TIF Request Strategy
It is our understanding that the City is very supportive -of the proposed project, and has
preliminarily indicated that they would be supportive of using TIF for the project. Based on our
conversations with City staff, TIF funding is typically limited to: 4'
• 15 percent of total project costs; r
• In-PIN,project-generated TIF revenue; and
• Pay-as-you-go,or performance-b eimbursement.
The City has,however,pointed out that the cn not a firm policy, and only represent the
City's approach with previous TIF-supporte rojec
Jim Nowicki, Finance Director at the City, indicated that all unds in the Central Area TIF fund
are fully committed for the next four to five years at a level of$3 to $5 million annually to fund
public improvements along the riverfront. Mr. N ki did indicate, however, that after the
riverfront public improvement obligations are met,'t at area-wide increment may be available to
fund other projects, including the proposed Artspace project.
Our TIF projections indicate that the proposed Artspace project will only generate about two-
thirds of the $1.5 million in up-front funding capacity that is needed. It appears at this point,
however, that area-wide increment will not be available for another four to five years when all
riverfront public improvement obligations are met. Artspace could potentially utilize a portion of
this area-wide increment once these obligations are met, however, must utilize other financing in
the interim.
Please call Michio Murakishi at 312-424-4263 if you have any questions or would like to discuss
further.
S. B. Friedman & Company 2 Development Advisors
DRAFT
Artspace
Elgin TIF Projections
NO! $ 258,478 Tax-loaded cap rate calculation
Tax-loaded cap rate 9.11% Property tax rate 8.594757%
Assessor's fair market value $ 2,835,768 Assessment ratio 33.3%
Assessment ratio 33.3% Market value tax rate 2.86%
Assessed value $ 945,256 Market apartment cap rate 6.25%
Base EAV $ - Tax-loaded cap rate 9.11%
Annual EAV growth 2.50%
Property tax rate 8.594757%
TIF Inflation EAV I Cumulative Base Incremental I Property Incremental
Year Year Factor Additions EAV EAV EAV Tax Rate Revenue
7 2009 1.00 $ - $ - $ - 8.59476%
8 2010 1.03 $ - $ - $ 8.59476% $ -
9 2011 1.05 $ 993,110 $ 993,110 $ - $ 993,110 8.59476% $ -
10 2012 1.08 $ 1,017,937 $ - $ 1,017,937 8.59476% $ 85,355
__II___2013 1.10 $ 1,043,386 $ - $ 1,043,386 8.59476% $ _87,489_
12 2014 1.13 $ 1,069,471 $ - $ 1,069,471 8.59476% $ 89,676
13 2015 1.16 $ 1,096,207 $ - $ 1,096,207 8.59476% $ 91,918
14 2016 1.19 $ 1,123,613 $ - $ 1,123,613 8.59476% $ 94,216
15 2017 1.22 $ 1,151,703 $ - $ 1,151,703 8.59476% $ 96,572
16 2018 1.25 $ 1,180,495 $ - $ 1,180,495 8.59476% $ 98,986
17 2019 1.28 $ 1,210,008 $ - $ 1,210,008 8.59476% $ 101,461
18 2020 1.31 $ 1,240,258 $ - $ 1,240,258 8.59476% $ 103,997
19 2021 1.34 $ 1,271,264 $ - $ 1,271,264 8.59476% $ 106,597
20 2022 1.38 $ 1,303,046 $ - $ 1,303,046 8.59476% $ 109,262
21 2023 1.41 $ 1,335,622 $ - $ 1,335,622 8.59476% $ 111,994
22 2024 1.45 $ 1,369,013 $ - $ 1,369,013 8.59476% $ 114,793
23 2025 1.48 $ 1,403,238 $ - $ 1,403,238 8.59476% $ 117,663
24 2026 1.52 $ 120,605
Undiscounted Total(2011-2026) $ 1,530,586
PV @ 5% $ 986,363
Prepared:April 1,2009
MM/
Central Area TIF Fund Strategic Initiatives:2011-2015
Original Budget Revised Budget Planned Planned Planned Planned
Means of Financing 2011 2011 2012 2013 2014 2015
1 TIF Increment $4,700,000 $4,611,872 $4,700,000 $4,700,000 $4,700,000 $4,700,000
2 Interest/other earnings 2,000 5,000 2,000 2,000 2,000 2,000
Sub Total-New Proceeds $4,702,000 $4,616,872 $4,702,000 $4,702,000 $4,702,000 $4,702,000
3 Working Cash from Prior Years 2,444,960 3,773,110 4,539,970 2,121,970 2,403,970 1,385,970
4 Transfer from Dundee TIF 0 0 0 0 0 0
5 Multi-Year Projects in Process 0 0 0 0 0 0
6 River's Edge Redevelopment Grant 8,000,000 0 8,000,000 0 0 0
Sub Total-Carry-Over Proceeds $10,444,960 $3,773,110 $12,539,970 $2,121,970 $2,403,970 $1,385,970
Total Means of Financing $15,146,960 $8,389,982 $17,241,970 $6,823,970 $7,105,970 $6,087,970
Previously Established Strategic Initiatives
1 CBD Streetscape $400,000 $1,270,043 $4,600,000 $4,000,000 $5,300,000 $4,500,000
2 Property Acquistions 690,000 690,000 250,000 250,000 250,000 250,000
3 Street Rehabilitation 1,063,940 1,088,789 0 0 0 0
4 Projecting Sign Program 20,000 20,000 20,000 20,000 20,000 20,000
S North Grove Riverwalk Development 100,000 100,000 0 0 0 0
6 Economic Development Incentives/Special Projects 206,180 158,080 100,000 100,000 100,000 100,000
7 Rehabilitation Grants 0 25,000 0 0 0 0
8 Materials-public ways 0 24,600 0 0 0 0
9 Contractual Services 50,000 73,500 50,000 50,000 50,000 50,000
Sub-Total Previously Established $2,530,120 $3,450,012 $5,020,000 $4,420,000 $5,720,000 $4,920,000
New Strategic Initatives
River's Edge Redevelopment 8,400,000 400,000 10,100,000 0 0 0
Sub-Total New 8,400,000 400,000 10,100,000 0 0 0
Total Strategic Initiatives $10,930,120 $3,850,012 $15,120,000 $4,420,000 $5,720,000 $4,920,000
Economics Research Associates
Introduction
The City of Elgin is taking preliminary steps to explore the opportunity to create affordable
artist live/work spaces in the Center City. As part of this effort, Economics Research
Associates (ERA)was hired to examine the direct and indirect impacts these types of
artist rental housing developments by Artspace Projects, Inc. have had in communities
across the country.
Through a combination of primary and secondary sources including Artspace project
reports, research papers, media coverage, and interviews with city planning and economic
development officials, local non-profits, business improvement districts, and development
authorities, ERA came to understand broader trends observed across arts-based
communities, as well as specific impacts arrived at through a more detailed review of
selected Artspace projects in St. Paul, Minnesota; Mt. Rainier, Maryland; and Buffalo, NY.
Arts as an Economic Development Tool
As scholar Ann Markusen points out, a number of studies (including Richard Florida's well
known research on the "Creative Class") have found support for artists and arts
establishments as anchors in communities, helping to stabilize them and even reverse
long trends of economic decline. Based on the positive findings of these studies, a
growing number of cities have sought ways to promote live/work environments for artists,
recognizing their contribution to the cultural and economic life of a community.
Artspace Projects, Inc.
Having built and renovated nearly 750 live/work studio and performance spaces for artists
since 1980, Artspace Projects, Inc. ("Artspace") has been a key enabler of community
initiatives to promote arts and artists, also frequently introducing these projects as a
catalyst to revitalize historic buildings and regenerate neighborhood cores. Artspace's
successful business model is summarized in the following paragraphs, followed by
impacts observed in Artspace project communities.
20 E. Jackson Boulevard, Suite 1200 Chicago, IL 60604
312.427.3855 FAX 312.427.3660 www.econres.com
Los Angeles San Francisco San Diego Chicago Washington DC New York London
ERA
Business Model
Artspace's basic mission, to provide affordable housing for artists, was the result of a
carefully observed trend that evolved into a successful business model. The convergence
of artists renting affordable studio and living space often becomes the roots of a "hip"
destination with appealing culture and unique spaces. As these areas are gradually
"discovered" by a young, upwardly mobile population, rent price points are driven
upwards at the cost of the displacement of the artists. Summarized by Kelley Lindquist,
Executive Director of Artspace,
"We have many, many examples of spaces created for artists 10 years ago that now are
housing for wealthy people paying high rents.Those people have found the charm that
artists discovered."
Artspace projects are designed to take advantage of the first part of this cycle—attracting
artists by providing affordable, sustainable living options—however, Artspace intervenes
to break the cycle by guaranteeing affordable rents in their projects indefinitely, beyond
the point of neighborhood revitalization and widespread private investment.
Artspace Project Impacts
It became apparent through our interviews and review of secondary sources, that the
driving force behind the success of Artspace projects is the notable community impacts
they result in: providing affordable housing for artists, spurring new residential and retail
development, improving property values through increased homeownership and
investment in the surrounding neighborhood, transforming underutilized historic buildings
(and encouraging adjacent building owners to make investments in their buildings), or
simply enlivening an economically depressed area. For example:
■ In Seattle, Washington, Artspace's TK Lofts renovated a vintage building, adding three
new floors of housing which helped preserve the Pioneer Square neighborhood by
offering an affordable rental alternative. The city has followed a number of projects
since the TK Lofts opened comprising roughly 60,000 sq ft of retail, restaurants, and
galleries, 346,000 sq ft of office space, 1,120 residential units, 250 hotel rooms, and
the new 38,000 sq ft Wing Luke Asian Museum.
Economics Research Associates Project No. 17896 Page 2
ERA
• In Bridgeport, Connecticut, since the Read's Artspace/Sterling Market Lofts opened,
the 61 residential units and 7,000 sq ft of retail space have spurred renovations in
other downtown buildings and the artist residents have reached out to downtown
businesses to plan events. Mayor John M. Fabrizi refers to the Lofts as the "the best
thing that's happened in this city in years... the positive impact will go well beyond its
walls and the$14 million it cost."
• In Fergus Falls, Minnesota, after Artspace transformed the landmark Hotel Kaddatz, a
gallery opened in the building's lower level, a bistro opened across the street, and a
several retail outlets moved downtown from an outlying mall.
• In St. Paul, Minnesota, a number of the 36 diverse artists and their families who
moved into Frogtown Family Lofts taught summer classes to children, hosted art
exhibits, and developed a neighborhood park and sculpture project, helping to bring
"stability to a working-class area."
Most Artspace project impacts are not directly quantifiable other than being expressed
through tracking the area's evolution. Interviewees agreed that while new residential and
retail development could not be directly attributed to the specific Artspace project, "had it
not been for the Artspace project, 'other area investment] would not have come online."
To quantify some aspects of Artspace project impacts, ERA looked at four basic
measures: population, households, per capita income, and median housing values in a 1
mile radius around each of the projects before and after they opened. As it generally takes
impacts several years to be realized, ERA did not include three projects that opened after
2005. While changes in population and household numbers in the areas around Artspace
projects were not notable, median housing values improved by an average 77%, or an
average growth of 8% per year between 2000 and 2007 (comparable data for 1990 was
not available).
This substantiates conversations with city officials suggesting "targeted rehabs" were one
of the most visible impacts resulting from the Artspace loft projects. Interestingly, the
project with the lowest housing value appreciation (in Galveston,TX)was also one that
local officials felt had not fully lived up to expectations in terms of the "buzz" it was
expected to generate in the artist community (tenants of this project are currently looking
for ways to revive the original intentions of the project). Complete results of our analysis
are summarized in Table 3. Summary Analysis at the end of this report.
Economics Research Associates Project No. 17896 Page 3
ERA
Artspace Project Case Studies
The following Artspace projects have been selected for more detailed profiling based on
the criteria that they are completed and the availability of data from interviews and
secondary sources:
• Northern Warehouse and Tilsner Artists'Cooperatives, Saint Paul, Minnesota
• Mount Rainier Artist Lofts, Maryland
• Artspace Buffalo Lofts, New York
These projects and community impacts are summarized on the following pages.
Project: Northern Warehouse & Tilsner Artists' Cooperative
Neighborhood /Area: Lowertown
Location: St. Paul, Minnesota
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Overview
In the late 1980's, Artspace was brought in to develop cooperative housing for artists
squatting in St. Paul's abandoned "Lowertown" neighborhood, a former warehouse
district on in the riverfront. Two of Artspace's first projects, the Northern Warehouse and
Tilsner Artists' Cooperatives, were the results of this initiative. The renovation of the 1908
Northern Warehouse building was Artspace's first major project, consisting of two floors
of commercial and nonprofit artist tenants and 52 affordable live/work units on the upper
four floors. Following the success of the Northern Warehouse, Artspace transformed the
1895 Tilsner Warehouse at the City's request into 66 live/work units for artists and their
families.
Economics Research Associates Project No. 17896 Page 4
ERA
Community Impacts
There has been steady residential development in the Lowertown neighborhood since the
Northern Warehouse and Tilsner Artist's Cooperatives opened (all residential projects are
90-100% occupied):
• Across the street
- 70 affordable artist lofts (rehab)
- 55 high end condominiums (rehab; median sale price$420,000)
- Lot 270: 41 contemporary condominiums priced from$180,000-$470,000
• Riverpark Lofts: inf ill construction with 119 market rate condominiums three blocks
from the Artist's Cooperatives
• Lowertown Lofts: rental units with high end amenities including a yoga studio/
upscale health club, movie theater, and cyber-café
Retail and entertainment sectors have been slower to arrive on the scene than the City
had anticipated but the hopes the increased residential density will soon attract more
services and amenities. Additional key community impacts of the Northern Warehouse
and Tilsner Artist's Cooperatives are summarized below:
Population growth. When the Northern Warehouse opened in 1990, fewer than 750
people lived in Lowertown. Following the Northern Warehouse and Tilsner Artist's
Cooperative projects and other gradual investment in the area, Lowertown became home
to over 2,000 residents and now ranks as one of the area's liveliest and most desirable
places to live.
Multiplier effect. As more people move to Lowertown, the City has continued to make
considerable improvements. Last summer a major renovation of the Farmers Market
opened and the City is pursuing proposals for an indoor market with residential above and
a new soccer arena complex. The City anticipates the extension of light rail service from
downtown St. Paul to Union Depot in 2014 (one block from the Artist's Cooperatives) will
provide additional impetus for development in Lowertown.
Retail growth. After the two Artist's Cooperatives opened, arts-related businesses
including galleries and dance academies followed, additional buildings were rehabbed to
increase the supply of available space, and soon other creative businesses and technology
startups located in the area.
Economics Research Associates Project No. 17896 Page 5
E RA.
Artist-driven neighborhood revival. Artists who "discovered" the warehouses 10 years
ago have helped change the social and economic landscape of downtown Minneapolis and
St. Paul by attracting restaurants, bars, and stores; in turn attracting young, affluent
professionals who kept up the momentum by investing in upscale warehouse loft
conversions. Summarized by the president of the Lowertown Redevelopment Corp., "The
importance of artists isn't necessarily in their numbers, but in the social and cultural role
they play in a community. They're visible, they attract other arts organizations, and they
generate traffic."
Project: Mount Rainier Artist Lofts
Neighborhood /Area: Gateway Arts District
Location: Mount Rainier, Ma land
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Source:Albert Vercerka/ESTO c/o AIA
Overview
In the late 1990s, four Washington, D.C. suburbs, Mt. Rainier, Brentwood, North
Brentwood, and Hyattsville, agreed to revitalize a two-mile stretch of a historic corridor
most recently home to used-car lots and dilapidated strip malls by creating the "Gateway
Arts District." For one of the first projects in the District, Artspace purchased an
abandoned grocery store and two adjacent buildings to build the Mount Rainier Artists
Lofts, 44 units of affordable artist housing and 7,000 square feet of ground floor
commercial. This $12 million project was the first Artspace live/work project involving all
new construction.
Community Impacts
Regional growth. Partially spurred by the success of the Artists Lofts, the Gateway
Community Development Corp. continues to develop within the comprehensive Gateway
Economics Research Associates Project No. 17896 Page 6
I
E ! A.
Arts District plan. There are currently three artist live-work facilities in the District
(including the Mount Rainier Artists' Lofts)that provide a total of 150 units of affordable
artist housing. The following list is a summary of projects that came online within several
years of the Mount Rainier Artist Lofts opening:
• 500+ townhomes and condominiums, 12 live/work units, art gallery, and community
rooms (Phase I completed 2008)
• Renovated warehouse for a 20,000 sq ft performing arts and education center
• 1,300 sq ft gallery with 400 sq ft workshop and professional art framing service
• Café with digital art display and music/performance space
• Renovation of a 15,000 sq ft warehouse to create a gallery, classrooms, retail space,
and studios for 12-15 artists
• Artist studios and 10,000 sq ft of commercial space
• Cultural history museum with 6,000 sq ft of exhibition space and a sculpture gallery
• Renaissance Square with 44 affordable artist units and a YMCA
• Hyattsville Elementary School public art project
• Nonprofit offices and a children's art museum
• Architect office and gallery
• Contract awarded for a 15+ unit artist live/work and business incubator project
Additional key community impacts are summarized below:
Retail growth. Roughly a year after artists and their families moved into the Mount Rainier
Artists Lofts, Artmosphere cafe and performance space and H&F commercial gallery and
framing service moved into the groundfloor commercial space(formerly a row of boarded-
up shops) and a brew pub and performance venue opened down the road from the Lofts
that draws artists together through dining and social activities.
Multiplier effect. Attracting artists to the area is having a "profound and rapid impact" on
economic development, drawing an influx of housing and creative and arts-related
businesses. Hyattsville has hired a developer for additional urban revitalization projects in
the form of townhomes and condominiums, which has drawn additional businesses to the
area including a popular D.C.-based arts and performance space, Busboys and Poets.
Market growth. New development is rapidly surfacing in Hyattsville, whose 14,700
residents make it the largest of the four towns coordinating on the Gateway Arts District.
Economics Research Associates Project No. 17896 Page 7
E
A large office complex is expanding and a lifestyle center development is in the first phase
of development.
Residential growth. Mount Rainier Lofts provides artists with affordable housing and has
also drawn new residents who enjoy proximity to public transportation and Mount
Rainier's "small-town charm." According to Gateway CDC, the demographics of the area
have begun to change as it draws a younger, progressive activist and green-oriented
community.
Project: Artspace Buffalo Lofts
Neighborhood /Area: Midtown
Location: Buffalo, New York
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Sources:FixBuffalo;Buffalo Rising
Overview
Artspace was hired by the City of Buffalo to renovate the former Buffalo Electric Vehicle
building on Main Street in Buffalo's "Midtown" neighborhood with 60 live/work units (36
in the original building plus 24 in new construction) and 9,000 square feet of commercial
space for offices and other space for arts organizations and related businesses.
Community Impacts
Midtown has been declining for the last several decades and the Buffalo Lofts was the
first project focused on kickstarting a larger revitalization plan for the area. While the
Buffalo Lofts are relatively new, the waiting list for a live/work unit is currently 300 people
long and area officials have already observed a number of impacts including:
Growing interest in the community.According to City officials, the "whole [Midtown]
neighborhood is seeing a major rebirth." People have begun to buy homes nearby and a
performing-arts high school will soon be completed in the area. Some predict Buffalo will
benefit from a population resurgence comparable to that of Lowertown in St. Paul,
Economics Research Associates Project No. 17896 Page 8
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Minnesota following the development of several Artspace live/work projects (a 150%
growth over 10 years).
Public sector investment. Following the opening of the Lofts, City Hall developed an
investment manual for the area. The Commissioner of Strategic Planning is committed to
the project, recognizing its potential to draw arts-related businesses such as commercial
galleries, graphic designers, architecture firms and the like to the area, observing that,
"the spinoff is our biggest bang for the buck."
Targeted rehabs. City officials have noticed definite improvements in the surrounding
property and signs of investment such as new paint, roof repair, lawn maintenance, etc.
In a neighborhood that until recently has seen little to no interest on the property front,
this is a notable change. The home below reportedly sold for$30,000; several months
later, the dedicated improvements to this property are evident:
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Source:FixBuffalo
Private investment. A handful of existing older stock homes have recently sold and
market times have improved to under 60 days on average (one home sold in under 30
days). Artspace is handling commercial leasing for the groundfloor retail (no reports of
leasing activity as of yet). Two new market rate loft projects have recently come online
and according to City officials, are being rented by medical professionals—doctors and
nurses relocating from the suburbs and recent medical school graduates interested in a
more urban lifestyle.
Economics Research Associates Project No. 17896 Page 9
•
•
ERA
Summary
Through our interviews and secondary reports, all of the Artspace's projects to date have,
through one impact or another, contributed to the resurgence of a community or
jumpstarted a momentum necessary to attract private developers and investors. Such
impacts continue to attract cities to the idea of arts as a positive economic development
tool;Artspace receives 30 calls a week on average from cities interested in learning about
developing affordable artist housing.
Artspace Project Profile
Artspace projects to date have been anywhere between 25,000 and 160,000 square feet
with a median of about 7,400 sq ft of commercial space. The number of live/work units
ranges from 10 to 66, with a median 30-40 units. Development costs per square feet
have increased from between $40-$60 per sq ft in the 1990's to over$150 per sq ft in
recent years, an average of 10% growth annually from 1990 to 2008. (Refer to Table 1.
Artspace Project Profile, below, and Table 2. Summary of Completed Artspace Projects at
the end of the report).
Table 1. Artspace Project Profile
Average Artspace Project Minimum Maximum Median
Opened 1990 2008 2004
Total Area (sq ft) 25,000 161,280 70,782
Commercial (sq ft) 1,386 54,500 7,395
Live/Work Units 10 66 38
Development Cost(millions) $2.4 $17.1 $6.3
Acquisition Cost (millions) $1.1 $3.9 $2.1
Development Cost Per Unit $35 $194 $99
Source:Artspace(22 projects)
Successful Artspace projects tend to share the following characteristics:
• Vital to local or regional artist community
• Located in a community with strong leadership
• Access to a variety of financial support-Artspace projects typically rely on over 11
different equity partners-and financial tools including:
- Local, state, and federal loan programs
- Permanent mortgage lenders
- Low income and housing tax credits
Economics Research Associates Project No. 17896 Page 10
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- Housing finance tools
- Historic rehabilitation regions
(Note: the following information is based on Artspace's recent reviews of the market
potential for artist housing in Rock Island and Freeport, Illinois).
A typical Artspace live/work project with 35 to 45 units costs $11-$14 million, and
predevelopment expenses-soft costs associated with assembling financing, conceptual
and schematic design, legal agreements, and construction documents-can cost between
$500,000 to$750,000 depending on the market. Although a variety of federal programs
can be used to generate revenue for construction, Artspace depends on the community to
fund a large portion, if not all of, the predevelopment revenue and commitments of
affordable housing allocations ($30,000 per unit in a combination of CDBG and HOME
funds, or the equivalent from other city economic development and housing sources). In a
typical project, between 10% and 15% of the total revenue is in the form of gifts from
foundations, corporations, and individuals.
(Note: The following pages contain two summary tables. The Compound Annual Growth
Rate (CAGR) referenced in Table 3. Summary Analysis refers to the average annual rate of
growth for a certain time period. For example, from 2000 to 2007, median home values
surrounding the Northern Warehouse Artist's Cooperative increased by an average of 8%
each year).
Economics Research Associates Project No. 17896 Page 11
ERA
Table 2. Summary of Completed Artspace Projects, 2008
Opened Total Area Commercial Live/ Development Acquisition Development
Project Location (acquired) (sq ft) (sq ft) Work Units Cost(millions) Cost(millions) Cost Per SF
Northern Warehouse Artists'Cooperative Saint Paul,Minnesota 1990 161,280 54,500 52 $5.6 n/a $35
Frogtown Family Lofts Saint Paul,Minnesota 1992 61,551 - 36 $3.6 n/a $58
Tilsner Artists'Cooperative Saint Paul,Minnesota 1993 128,223 - 66 $7.1 n/a $55
Traffic Zone Center for Visual Arts Minneapolis,Minnesota 1995 100,421 41,531 24 $4.3 Ma $43
Washington Studios Duluth,Minnesota 1996 134,112 - 39 $7.1 n/a $53
Spinning Plate Artist Lofts Pittsburgh,Pennsylvania 1998 55,000 - 37 $4.7 n/a $85
Everett Station Lofts Portland,Oregon 1999 62,158 - 47 $3.7 $3.9 $60
Riverside Artist Lofts Reno,Nevada 2000 70,782 7,395 35 $8.9 n/a $126
Switching Station Artist Lofts Chicago,Illinois 2003 36,522 - 24 $5.3 n/a $145
Kaddatz Artist Lofts Fergus Falls,Minnesota 2004 25,000 7,000 10 $2.4 n/a $96
National Hotel Artist Lofts Galveston,Texas 2004 36,267 1,386 28 $3.6 n/a $99
'Read's Artspace/Sterling Market Lofts (Bridgeport,Connecticut 2004 121,128 7,099 61 $14.1 n/a $116
Tashiro Kaplan Artist Lofts Seattle,Washington 2004 120,460 38,000 50 $16.5 n/a $137
Grain Belt Studios Minneapolis,Minnesota (2005) 129,735 - n/a n/a $2.1 n/a
Mount Rainier Artist Lofts Mount Rainier,Maryland 2005 68,441 7,000 44 $11.7 n/a $171
Elder Street Artist Lofts Houston,Texas 2005 39,000 - 34 $6.3 n/a $162
Artspace Buffalo Lofts Buffalo,New York 2007 110,000 9,000 60 $16.9 n/a $154
Artspace Hiawatha Lofts Seattle,Washington 2008 88,000 - 61 $17.1 n/a $194
Artspace Sailboat Bend Lofts Fort Lauderdale,Florida 2008 - - 37 $13.0 n/a n/a
Case study projects
Source:Artspace
Economics Research Associates Project No. 17896 Page 12 .
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Table 3. Summary Analysis
Population Households Per Capita Income Median Home Value
Opened 1990 2000 2007 1990 2000 2007 1990 2000 2007 1990 2000 2007 CAGR^ 00-07
Northern Warehouse Co-op 1990 10,976 12,562 13,428 4,885 5,686 6,402 $11,185 $19,163 $25,846 n/a $78,057 $131,936 8%
Frogtown Family Lofts 1992 20,955 23,350 24,171 7,797 7,839 8,017 $8,103 $12,538 $15,494 n/a $69,822 $119,176 8%
Tilsner Co-op 1993 10,395 11,974 12,854 4,797 5,603 6,320 $11,733 $19,906 $26,856 n/a $79,308 $134,530 8%
Traffic Zone Center 1995 13,677 13,452 17,116 6,800 7,460 9,783 $18,768 $33,418 $46,148 n/a $132,343 $237,352 9%
Washington Studios 1996 7,154 6,951 6,823 3,135 3,116 3,141 $9,067 $13,860 $18,655 n/a $57,891 $99,494 8010
Spinning Plate Artist Lofts 1998 42,112 38,759 36,784 21,787 20,264 19,458 $15,986 $23,505 $30,025 n/a $81,655 $121,586 6%
Everett Station Lofts 1999 17,622 21,289 25,382 11,219 13,948 16,935 $13,811 $22,020 $31,510 n/a $244,975 $441,650 9%
Riverside Artist Lofts 2000 18,566 19,624 21,609 9,393 9,860 11,021 $14,369 $19,496 $24,167 n/a $141,387 $285,915 11%
Switching Station Artist Lofts 2003 45,207 41,183 42,313 13,972 12,711 13,011 $5,908 $9,848 $13,213 n/a $99,034 $170,868 8%
Kaddatz Artist Lofts 2004 8,989 9,146 8,817 3,838 4,017 3,936 $11,126 $16,948 $23,044 n/a $70,088 $120,268 8%
National Hotel Artist Lofts 2004 13,974 13,097 13,784 5,458 5,162 5,463 $9,227 $14,875 $18,410 n/a $69,944 $91,593 4%
Read's Artspace/Sterling Market Lofts 2004 40,344 41,779 43,502 14,391 14,165 14,528 $12,160 $14,209 $16,835 n/a $115,080 $208,342 9%
Tashiro Kaplan Artist Lofts 2004 23,420 31,288 35,919 11,767 15,172 17,589 $16,732 $25,169 $33,462 n/a $248,946 $457,813 9%
Elder Street Artist Lofts 2005 14,941 19,441 22,124 2,446 3,157 4,188 $7,159 $13,045 $18,981 n/a $48,632 $70,833 6%
Grain Belt Studios 2005 14,371 15,264 16,941 6,532 6,746 7,840 $11,614 $18,664 $28,288 n/a $99,963 $179,245 9%
Mount Rainier Artist Lofts 2005 22,136 21,566 21,706 8,854 8,767 8,825 $14,562 $19,817 $24,638, n/a $125,613 $338,817 15%
Average Percent Change - 7% 7% - - 7% 10% - 56% 33% - - 77% 8%
Case study projects
"Compound Annual Growth Rate
Source:ESRI Business Analyst
Economics Research Associates Project No. 17896 Page 13
1, ELGIN
THE CITY IN THE SUBURBS"
DATE: July 29, 2011
TO: William Cogley, Corporation Counsel
FROM: Jennifer Quinton, Deputy City Clerk
SUBJECT: Resolution No. 11-133, Adopted at the July 27, 2011, Council Meeting
Enclosed you will find the agreement listed below. Please distribute this agreement to the other
party and keep a copy for your records if you wish. If you have any questions please feel free to
contact our office 847-931-5660 and we will do our best to assist you. Thank you.
• Second Amendment Agreement to Development Agreement with Artspace
Projects, Inc. (51 S. Spring Street)