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Tungsten Redevelopment TIF Analysis <br />TEAM CREDENTIALS <br />Michael A. Fischer, AIA, LEED AP — Project Principal/TIF Analyst <br />With over 34-years of experience serving as a Project Principal, Project Manager, Project Designer and Project Architect on <br />planning urban design, educational, commercial, and governmental projects, he has become an expert on Tax Increment <br />Finance District (TIF) analysis assisting over 100 cities with strategic planning for TIF Districts. Michael is an LHB Principal and <br />Leader of the Integrative Design Team and leads the Minneapolis office. <br />Michael completed a two-year Bush Fellowship, studying at MIT and Harvard in 1999, earning master's degrees in City Planning <br />and Real Estate Development from MIT. He has served on more than 50 committees, boards, and community task forces, <br />including City Council President in Superior, Wisconsin, Chair of the Duluth/Superior Metropolitan Planning Organization, and <br />Chair of the Edina, Minnesota Planning Commission. Most recently, he served as a member of the Edina city council and <br />Secretary of the Edina HRA. Michael has also managed and designed several award -winning architectural projects and was one <br />of four architects in the Country to receive the AIA Young Architects Citation in 1997. <br />Phil Fisher- Inspector <br />For 35-years, Phil worked in the field of Building Operations in Minnesota including White Bear Lake Area Schools. At the <br />University of Minnesota, he earned his Bachelor of Science in Industrial Technology. He is a Certified Playground Safety <br />Inspector, a Certified Plant Engineer, and trained in Minnesota Enterprise Real Properties (MERP) Facility Condition <br />Assessment (FCA). His FCA training was recently applied to the Minnesota Department of Natural Resources Facilities <br />Condition Assessment project involving over 2,000 buildings. <br />SCOPE OF SERVICES <br />1. Survey the TIF District to Determine if it Meets Applicable Coverage Test <br />a. To meet the coverage test, parcels consisting of 70 percent of the area of the district must be "occupied" by buildings, <br />streets, utilities, or paved or gravel parking lots. <br />b. A parcel is not considered "occupied" unless at least 15 percent of its total area contains improvements. <br />2. Conduct Visual Review of Building Interior and Exterior <br />a. Obtain property owner's consent for inspection. <br />b. Document property conditions relative to Minnesota Statutes Section 469.174 Subdivision 10. <br />3. Estimate Building Replacement Cost <br />a. Replacement cost is the cost of constructing a new structure of the same square footage and type on the site. <br />b. A base cost will be calculated by establishing the building class, type, and construction quality. <br />c. Identify amenities, which increase the value of the building over the standard construction quality level. <br />d. Review building permits for each parcel. <br />e. The base cost and cost of amenities will be totaled to determine the replacement cost for the property. <br />4. Evaluate Building Existing Condition <br />a. Evaluate condition of the building based on Minnesota Statutes Section 469.174 Subdivision 10 definition of structurally <br />substandard: <br />i. "Structurally substandard shall mean containing defects in structural elements or a combination of deficiencies in <br />essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition <br />of interior partitions, or similar factors, which defects, or deficiencies are of sufficient total significance to justify <br />substantial renovation or clearance." <br />Agreement for Investigative Reports-TIF Analysis Page 2 of 5 LHB V1.0 06/2021 <br />