Opinion ID: 2122942
Heading Depth: 1
Heading Rank: 1

Heading: Redevelopment Plans and Documents

Text: The Eagan Economic Development Authority (EDA), appellant in this case, is responsible for furthering the Cedar Grove Redevelopment Project. It appears that at the time the Redevelopment Project was established, the Eagan City Council members also served as EDA commissioners. In an August 7, 2001 resolution, the EDA adopted two documents drafted by its financial consultant, Ehlers & Associates. These documents were the Redevelopment Plan for the Establishment of the Cedar Grove Redevelopment Project Area (Redevelopment Plan) and the Tax Increment Financing Plan for the Establishment of Tax Increment Financing District No. 1 within the Cedar Grove Redevelopment Area (TIF Plan). Of particular relevance to this appeal is Subsection 1-8 of the Redevelopment Plan, titled Proposed Reuse of Property, which states: The Redevelopment Plan contemplates that the City may acquire property and reconvey the same to another entity. Prior to formal consideration of the acquisition of any property, the City will require the execution of a binding development agreement with respect thereto and evidence that Tax Increments or other funds will be available to repay the Public Costs associated with the proposed acquisition. (Emphasis added.) Also relevant to the appeal is Subsection 1-12, titled Property Acquisition. This subsection states that [t]he City may acquire such property, or appropriate interest therein, within the Redevelopment Project Area as the City may deem to be necessary or desirable to assist in the implementation of the Redevelopment Plan. The TIF Plan does not contain the language found in Subsection 1-8 or a similar binding development agreement requirement. The EDA's approval of both the Redevelopment Plan and the TIF Plan was [c]onditioned upon the approval thereof by the City Council. On October 2, 2001, the City Council passed Resolution 01-63, which approved, ratified, established, and adopted both the Redevelopment Plan and TIF Plan. Over a year later, on July 22, 2003, the Dakota County Treasurer-Auditor certified the TIF District. [1] Redevelopment in the Cedar Grove Redevelopment Area was expected to occur in stages over the next two to seven years. After the EDA and the City Council both adopted the Redevelopment Plan and TIF Plan, the EDA began to acquire properties in the Cedar Grove Redevelopment Area through negotiation and purchase. The EDA initiated and completed some redevelopment in the area, including street intersection improvements and various residential projects and commercial remodeling projects, but much of the planned redevelopment never occurred. Several different developers submitted development proposals, and the EDA pursued those proposals, but the projects did not materialize because the developers withdrew their proposals.