5.1. SR 06-24-2002River
MEMORANDUM
TO:
FROM:
DATE:
Mayor & City Council
Economic Development Authority
Catherine Mehelich, Director of Economic Development//~//~
June 24, 2002
SUBJECT: Consider Amendment to City's Tax Rebate Financing
(Abatement) Policy
Item 5.1.
Attachments
· Property Tax Abatement Statues, July 2001
· City of Elk River Tax Rebate Financing Policy
· Sample Project Evaluation Criteria
Background
The City's Tax Rebate Financing Policy was drafted and adopted by the EDA and City
Council in April 2000. The TRF policy was developed to establish the City's position
relating to the use of TRF, otherwise referred to as Tax Abatement, for private development
above and beyond the requirements and limitations set forth by the attached State Law.
Unlike tax increment financing (TIF), State Law provides individual taxing jurisdictions the
flexibility to define their own priorities for the use of tax abatement. The policy is to be
used as a guide in the processing and review of applications requesting TRF assistance. The
policy should reflect the city's priorities for qualifying developments and aggressiveness for
desired developments.
At its June 10, 2002 meeting the City Council directed staff to draft guidelines for revie~v of
the City's Tax Rebate Financing Policy (TRF) as it relates to office development.
Current Policy
The City's current TRF policy limits the use of TRF to the following projects:
· Industrial development, expansion, redevelopment, or rehabilitation
· Commercial redevelopment or rehabilitation
· Office or research facilities that satisfy Business Park zoning requirements
· Residential development and redevelopment may be eligible under a separate set of
policies and only with the recommendation of the HRA
Tax Rebate Financing Policy Amendment Issues
June 24, 2002
Page 2 of ~'
TRF Policy Amendment Issues for Discussion
A recent TRF application for a proposed office development has led to the need for
clarification on the City's intent and policy relating to public assistance for office, namely,
speculative developments. Staff has proposed the following issues for consideration and as a
foundation of discussion by the EDA and Council.
Legal Requirements of Tax Abatement
Public Purpose
The first issue for consideration is whether or not public assistance in the form of TRF
should be provided for office development, without regard to blight, brownfields, soil
corrections or redevelopment. Office development located on "greenfield" is not eligible
under the TIF Law. Again, State Law provides the flexibility for the City to establish
priorities for the use of tax abatement. Statutorily, the City must make a finding of public
purpose for providing the abatement (e.g. tax base, employment, removal of blight). Page
two of the attached Tax Abatement Statutes hsts the required findings a governing body
must make prior to awarding tax abatement.
Business Subsidy
TRF is still a business subsidy, which requires any project with $25,000 or more in assistance
to meet specific minimum criteria established by the grantor in order to be eligible to receive
business subsidies. The 2000 Business Subsidy Law amendment requires grantors to
establish minimum criteria by May 1, 2003. The criteria may not be adopted on a case-by-
case basis. The criteria must include a specific wage floor for the wages to be paid for the
jobs created. The wage floor may be stated as a specific dollar amount or as a formula that
will generate a specific dollar amount.
For example, the St. Cloud HRA established a "Threshold Minimum Average Wage" to be
applied to economic development projects that receive public assistance, not including
redevelopment. The policy was developed to encourage employers to pay employees a wage
that would allow them to be able to afford housing in the area based on their wages. The
threshold is annually based upon the standard definition for local incomes and rents (3-
bedroom apartment) established by the US Department of Housing and Urban
Development (HUD). Based on the formula adopted by St. Cloud, the City of Elk River
would have the following result:
Hourly Wage: $22.42
Annual Wage: $46,640
% allocated to shelter costs: 30%
Annual Shelter costs $13,992
Monthly Shelter costs $ 1,166 *
*Formula: Using the 2002 Fair Market Value Rent for a 3-bedroom
apartment in Sherburne County as included in the Minneapolis-St. Paul MSA.
S:~EDA¥1'AXABATE~Elk River Policy ltistory~6-24-02.doc
Tax Rebate Financing Policy Amendment Issues
June 24, 2002
Page 3 of q
In addition, a maximum amount of assistance can be set in relationship to the number of
jobs created or retained. The City's TIF policy includes a mimmum goal of one full-me
equivalent job per $25,000 of assistance.
Other Cities' Policies
Staff research of Anoka, Rogers, Ramsey, Otsego, Big Lake and Andover found limited to
no use of tax abatement, nor a policy. The City of Golden Valley and Hennepin County did
participate in tax abatement for the 400,000-square foot General Mills corporate office
development.
Proposed Criteria
If office development is desired, following are project evaluation criteria for consideration:
Types of Office Development
Eligible to speculative office, owner-occupied, or corporate-campus office development?
The City has in the past provided TRF and TIF assistance to speculative light-industrial
development. Typically, speculative office development is driven by market demand, not
public assistance, with the exception of redevelopment areas.
Requirement on percentage pre-leased or owner-occupied. SBA 504 financing requires
projects be 60% owner-occupied. Some cities reqmre speculative industrial, commercial and
office projects to have 50% of the available leasable space to be pre-leased.
Location of Office Development
Eligible for projects located in redevelopment areas only and/or Business Park? Providing
TRF in Business Park areas will likely create a competitive advantage over other offices
located in appropriately zoned areas such as Highway Commercial. If limited to the first
speculative office development in a Business Park area, staff recommends a request for
proposals be considered to evaluate the best development which requests the least amount
of assistance.
Minimum Requirements
Minimum square-footage, minimum market value? The City's TIF policy requires a
minimum 25,000 square feet and minimum market value of $1,000,000 upon completion.
Staff recommends all proposals should optimize the private development potential of a site.
Should job creation and wage goals be required in instances that do not involve
redevelopment or are speculative? Only after a public hearing, if the creation or retention of
jobs is determined not to be a goal of a specific project, the wage and job goals may be set at
zero. How should "new" jobs be defined when it is likely that a percentage of tenants in a
speculative office development may be businesses currently located in Elk River but
relocating to the new development?
S:~EDA~TAXABATENEIk 1Liver Policy HistoryN6-24-02.doc
Tax Rebate Financing Policy Amendment Issues
June 24, 2002
Page 4 of 4
Maximum amount of assistance and/or term years. If all three taxing jurisdictions agree to
the abatement, the maximum term is 10 years. If one or two jurisdictions agree, the
maximum term is 15 years. The City may consider establishing a policy for fewer years for
speculative office space projects regardless of county or school district action.
Other Requirements for Consideration
Should Energy City construction design or materials be a requirement of all projects?
Should such applications reqmre review and recommendation by the Energy City Committee
prior to review by EDA and City Council?
"But-For" evaluation - should applications be reviexved by the City's Financial Advisors,
Ehlers & Associates for evaluation of the project's financial feasibility to proceed without
the benefit of TRF? Currently the City requires a $5,000 application fee which is returned
upon completion of the project. Staff recommends that the $5,000 application fee be used
toward application review by Ehlers and other consultants as deemed necessary, and the
balance be returned to the applicant upon project completion.
Required application materials may include an itemized construction statement outlining the
costs of the proposed project. The City may then consider ~vhether they are being asked to
fund extra-ordinary costs of the development.
Recommendation
Staff recommends that speculative office development not be an eligible use of tax
abatement for the following reasons:
· Speculative office development should be driven by market demand, not public
assistance, with the exception of redevelopment areas.
· Provides a competitive advantage over other office facilities in appropriately zoned
areas.
If the City decides to provide tax abatement for any office development, staff recommends
that minimum guidelines be established in order to ensure that public assistance is being
provided in accordance with the City's priorities for economic development.
At the July 8, 2002 meeting staff will provide the Tax Rebate Financing policy amendment
for the EDA and City Council to consider for adoption. This amendment will reflect
direction provided by the EDA and City Council.
In addition, the City's subsidy policy is currendy incorporated as a section of the TIF, TRF
and Micro Loan policies, respectively. Staff recommends a separate Business Subsidy Policy
be developed in accordance with the statutory requirement and that would encompass TIF,
TRF and other future forms of assistance that may be provided, such as donation of land.
S:~EDA~TAXABATI';NElk lever Policy History~6-24-02.doc
City of
Er, ~
Economic Development
Tax Rebate Financing
Policy & Application
Adopted: April 10, 2000
Ci~ of Elk River, lviinnesota
Table of Contents
Vii.
VIII.
I. Policy Purpose
!1. Difference Between TRF & TIF
i!!.Objectives of Tax Rebate Financing
iV. Policies for the Use of TRF
V. Project Qualifications
Vi. Subsidy Agreement & Reporting Requirements
ApplicatiOn Process
City of Ell~ River 6
Application to Other Political Subddvisions 6
Applicatior~
Applicant Info~mation 7
Project I.nformation 8
Public Purpose 8
Sources & Uses 9
Checklist & Addidt)nal Information 10
IX. Application Review Worksheet
X. Exhibits
5
6
6
7
II
13
Xi.
B
C
D
E
. Cozporadon/Parm'ership Description
Project Description
Shareholders
B~tt-~r Analysis
Prospective Lessees
Sample But-For Analysis
15
I. POLICY PURPOSE
~or ;he ~urposes of:h6' documen4 the ;erin "Ci~y"~'h~// im'/ude :& ~/>~ River City Counci~ ~conomic
The purpose of dus policy is to establish the City of Elk River's position relating to the
use of Tax Rebate Financing (TRF), other~vise referred to as Tax Abatement, for private
development above and beyond the requirements and 1Lmitadons set forth by State Law.
This policy shall be used as a guide in the processing and revie~v of applications
requesting tax rebate assistance. The fundamental purpose of tax rebate financing in Elk
River is to encourage desirable development or redevelopment that would not othe~vise
occur but/ar the assistance provided through TRF.
The City of Elk River is granted the po~ver to utilize TRF by the Minnesota Tax
Abatement Act, as amended. It is the intent of the City to provide the minSmum amount
of TRF, as well as other incentives, at the shortest term required for the project to
proceed. The City reserves the right to approve or reject projects on a case by case basis,
taking into consideration established policies, project criteria, and demand on city
services in relation to the potential benefits from the project. Meeting policy criteria does
not guarantee the a~vard of TRF to the project. Approval or denial of one project is not
intended to set precedent for approval or denial of another project.
II. DIFFERENCE BETWEEN TRF & TIF
The prima~T difference between Tax Rebate Financing (TRF) and Tax Increment
Financing (TIF) is the ~vay in which the dollars are a~varded to the project. When TIF is
awarded to a project by the city, the other political subdivisions (the school district and
the county) are required to contribute their portion of the increased taxes to the project.
Conversely, when TRF is requested, each political subdivision has the opdon of granting
its portion of the increased taxes to the project. Subsequendy, the dollars generated for
the project ~vith TRF are generally less than the dollars generated ~vith TIF.
!11. OBJECTIVES OF TAX REBATE FINANCING
As a matter of adopted policy, the City ~vill consider using TRF to assist private
development projects to achieve one or more of the follo~ving objectives: ~rr//,~ ,ma,tt,~
· T Y'
o retain local jobs and/or increase the number and diversity of.4~l~ that offer
stable employment and/or attractive ~vages and benefits.
· To enhance and diversify the city of Elk River's economic base.
· To encourage additional unsubsidized private development in the area, either
directly or indirectly through "spin off" development.
· To facilitate the development process and to achieve development on sites
which would not be developed ~vithout TRF assistance.
· To remove blight and/or encourage redevelopment of commercial and
industrial areas in the city that result in high quality redevelopment and private
reinves tment.
IV.
To offset increased costs of redevelopment (i.e. contaminated site dean up)
over and above the costs normally inCurred in development.
To~ci~ate opportumties for affordable housing. //
To contribute to the Lmplementadon of other public policies, as adopted by the
city from nme to me, such as the promotion of quality urban or architectural
design, energy conservation, and decreasing capital and/or operating costs of
local government.
POLICIES FOR THE USE OF TRF
eo
TRF assistance will be provided to the developer upon receipt of taxes by the
City, other~vise referred to as thepay-as;you-go method. Requests for up front
financing will be considered on a case-by-case basis.
Any developer receiving TRF assistance shall provide a minimum of t~venty
percent (20%) cash ~ent~ the project.
TRF will not be used in circumstances where land and/or property price is in
excess of fair mar_..._~ket value.
Developer shall be/tble to d. emons_?ate a market deman.___~d for a proposed
project.
TRF will not be utilized in cases ,,-,'here it would create an unfair and
si..~ficant competitive financial advantage over other projects in the area.
TRF shall not be used for projects that would place extraordinary demands
on city services or for projects that ~vould generate significant environmental
impacts.
The developer must provide adequate financial guarantees to ensure
completion of the project, including, but not limited to: assessment
agreements, letters of credit, personal guaranties, and etcetera.
The developer shall adequately demonstrate, to the City's sole satisfaction, an
ability to complete the proposed project based on past development
experience, general reputation, and credit history, among other factors,
including the size and scope of the proposed project.
For the purposes of underwriting the proposal, the developer shall provide
any requested market, financial~ environmental, or other data requested by
the City or its consultants.
4
V. PROJECT QUALIFICATIONS
~11 TRF projects considered by the Ciw of Elk River ~must · ch of the follo~ving
requirements:
a. The project shall meet at least one of the objectives set forth in Section III of
this document.
b. The use of TRF ~vill be 1Lmited to:
· Industrial development, expansion, redevelopment, or
rehabilitation; or
· Commercial redevelopment or rehabilit,qrion; or
Office or research facilities that satisfy Business Park zoning ,/
requirements;
- development redevelopment may eligible fo/
Residential
and
be
TRF under a separate set of policies and only ~vith the //
· New ~ or retail development is not eligible for TRF.
c. The developer shall de~a't~t~at the project is not fmanclally feasible
autO'ar the use of TRF.
The project shall comply with all provisions set forth in the state's Tax
Abatement La,v, statues 469.1812 to 469.1815, as amended.
The project must be consistent ~vith the City's Comprehensive Plan, Land
Use Plan, and Zoning Ordinances.
The project shall serve at least txvo of the following public purposes: · Job creation.
· Increase of tax base.
· Enhancement or diversification of the city's economic base.
· Development or redevelopment that ~vill spur additional private
investment in the area.
· Fulfi]lment of defined city objectives, such as those identified in the
· Strategic Plan for Economic Development or the city's
Comprehensive Plan, among others.
· Removal of blight or the rehabilitation of a high profile or priority site.
VI. SUBSIDY AGREEI"IENT & REPORTING REQUIRI"IENTS
All developers/businesses receiving Tax Rebate Financing assistance from the City
of Elk River shall be subject to the provisions and requirements set forth by state
statute 116J.993 and summarized below.
All developers/businesses receiving TRF assistance shah enter into a J'ubsidy agreement
with the City of Elk River that identifies: the reason for the subsidy, the public
purpose served by e subsidy, and the goals for the subsidy, as ',vell as other criteria
set forth by statute 116j.993.
The developer/business shall file a report annually for t~vo years after the date the
benefit is received or until all goals set forth in the application and performance
agreement have been met, whichever is later. Reports shall be completed using the
format drafted by the State of Minnesota and shall be fried with the City of Elk
River no later than March 1 of each year for the previous calendar year. Businesses
fulfilling job creation requirements must file a report to that effect with the city
within 30 days of meeting the requirements.
The developer/business o~vner shall maintain and operate its facility at the site
where TRF assistance is used for a period of five years after the benefit is received.
In addition to attaining or exceeding the jobs and ~vages goals set forth in the Szibsid_y
Agreement, the borrower sha'll achieve at least one of the objectives set forth in
Section III of this document.
Developers / Businesses failing to comply with the above provisions ~vill be subject
to frees, repayment requirements, and be deemed ineligible by the State to receive
any loans or grants from public entities for a period of five years.
VII. APPLICATION PROCESS FOR TRF
A. CITY OF ELK RIVER
1. Applicant submits the completed application along ~vith all application fees.
2. City staff reviews the application and completes the Application Review
Worksheet.
3. Results of the Worksheet are submitted to the appropriate governing authorities
for preliminary approval of the proposal.
4. If preliminary approval is granted, all necessary notices, resolutions and
certificates are prepared by City staff and/or consultants.
5. Public hearing(s) on the proposed project are held.
6. The EDA or HRA recommends approval or denial of the proposal to the City
Council.
7. The City Council grants final approval or denial of the proposal.
6
B. APPLICATIONS TO OTHER POLITICAL SUBDIVISIONS
It is recommended that appEcants intending to seek TRF from Sherburne Count7
and/or School District 728 make their applications to those bodies concurrent with
their applicaUon to the City. of ELk River. For more information on applying for TRF
through Sherburne County and/or School Disusct 728, contact:
Alex Wikstrom
Sherburne County Bridget / Economic Development Coordinator
763-241-2700
Dr. Alan Jensen
Superintendent - School District 728
763-241-3400
VII. APPLICATION FOR TAX REBATE FINANCING
A. APPLICANT INFORMATION
Name of Corporation/Partnership
Address
Primary Contact
Address
Phone Fax lZmail
On a separate sheet, please provide the folloxving:
· Brief description of the corporation/partnership's business, including history,
principal product or service, etc... Attach as Exhibit A.
· Brief description of the proposed project. Attach as Exhibit B.
· List names of officers and shareholders/partners with more than five percent
(5%) interest in the corporation/partnership. Attach as Exhibit C.
· A bztt-_for analysis and narrative. Attach as Exhibit D.
Attorney Name
Address
Phone Fax Email
Accountant Name
Address
Phone Fax Email
Contractor Name
Address
Phone Fax Email
Engineer Name
Address
Phone Fax Email
Architect Name
Ad&ess
Phone Fax Email
B. PROJECT INFORHATION
1. The project will be:
~Industrial: New Construction __ Expansion ~Redevelopment / Rehab.
Office/research facility that conforms to business park standards
~Commercial Redevelopment/Rehabilitation
Other
2. In addition to the City of Elk River, applicant is requesting TRF funds from:
Sherburne County School District 728
3. The project ~vill be: Owner Occupied Leased Space
If leased space, please attach a list names and addresses of future lessees and indicate
the status of commitments or lease agreements. Attach as Exhibit E.
4. Project Address
· Include Legal Description and PID Number. Attach as Exhibit F
Site Plan Attached: ~ Yes ~ No
Total Amount of TRF Requested: $
City Portion of TRF:
County Portion of TRF:
ISD 728 Portion of TRF:
over years.
Annual $. Total $
Annual $. Total $
Annual $. Total $_
Current Real Estate Taxes on Project Site: $
Estimated Real Estate Taxes upon Completion: Phase I $
Phase II $
o
Construction Start Date:
Construction Completion Date:
If Phased Project:
Year
Year
% Completed
% Completed
8
C. PUBLIC PURPOSE
~t is the policy o£ the City o£ Elk River that the use o£Tax Rebate Financing should
result in a benefit to the public. Please indicate how this project will serve a public
purpose.
.lob Creation: Number of existing jobs
Number o£jobs created by project
Average hourly wage o£jobs created
__Netv industrial development which will result in additional private
investment in the area.
__Enhancement and/or diversification of the city's economic base.
The project contributes to the fulfillment of the City's Strategic
Plan for Economic Development.
__Removal of blight.
__Rehabilitation of a high profile or priori~ site.
Other:
D. SOURCES & USES
SOURCE~
Bank Loan
Other Private Funds
Equity
Fed Grant/Loan
State Grant/Loan
EDA Micro Loan
Tax Rebate Financing
ID Bonds
TOTAL
NAME AMOUNT
USES
Land Acquisition
Site Development
Construction
Machine~ & Equipment
Architectural & Engineering Fees
Legal Fees
Interest During Construction
Debt Service Reserve
Contingencies
TOTAL
AMOUNT
$
$.
$.
$
$.
$
$
$
9
E. ADDITIONAL DOCUMENTATION AND CHECKLIST
Applicants will also be required to provide the following documentation.
A)
Written business plan, including a description of t_he business,
ownership/management, date established, products and services, and future
plans
B) Financial Statements for Past T~vo Years
Profit & Loss Statement
Balance Sheet
c)
Current Financial Statements
Profit & Loss Statement to Date
Balance Sheet to Date
__D) T~vo Year Financial Projections
F)
Personal Financial Statements of all Major Shareholders
Profit & Loss
Current Tax Return
__G) Letter of Commitment from Applicant Pledging to Complete
During the Proposed Project Duration
__ H) Letter of CommitrJent from the Other Sources of Financing,
Staring Terms and Conditions of their Participation in the Project
I) Application fee of $5000 (to be returned upon project
completion.)
j) Attach the following documentation as Exhibits __ Exhibit A - Corporation/Partnership Description
__ Exhibit B - Description of Project
Exhibit C -List of Shareholders/Partners
__ Exhibit D - But-For Analysis
Exhibit E - List of Prospective Lessees
__ Exhibit F - Legal Description
Note: All Major shareholders ~vill be required to sign personal guarantees if up front
financing of the project is required.
The undersigned certifies that all information provided in this application is true and correct
to the best of the undersigned's kno~vledge. The undersigned authorizes the City of Elk
River to check credit references, verify financial and other information, and share this
information with other political subdivisions as needed. The undersigned also agrees to
provide any additional information as may be requested by the City after the fRing of this
application.
Applicant Name Date
By.
Its
10
TAX REBATE FINANCING PROPOSAL REVIEW WORKSHEET
TO BE COMPLETED BY CITY STAFF
1. The project meets the criteria set forth in Section V of the Tax Rebate Financing
policy.
__ a)
la)
Meets at least one of the objectives m Sect/on ITI.
Demonstrates need for TRF with the bz~t-for analysis.
Consistent with al2 city plans and ordinances.
Serves at least txvo public purpose as defined m Sect/on V.
2. Ratio of Private to Public Investment in Project:
$. Private investment
$ Public Investment
Ratio Private: Public Financing
Less than
Points:
5:1 5
4:1 4
3:1 3
2:1 2
2:1 1
3. Job Creation in the City of Elk River:
__ Number of ne~v jobs as a result of the project.
__ Number of e.,dsting/retain.ed jobs divided by 10.
Total
Less than
Points:
25+ 5
20+ 4
15+ 3
10+ 2
10 1
4. Ratio of TRF to ne~v jobs created:
$ TRF request
Number of new jobs created
$ of TRF per new job created
Points:
$8,000 or less 5
$10,000 or less 4
$12,000 or less 3
$15,000 or less 2
Over $15,000 1
5. Wage Level of jobs created:
Average hourly wage
of jobs created:
Points:
Over $21 / hour 5
$18-21 / hour 4
$14-17 / hour 3
$10-13 / hour 2
Under $10 / hour 1
6. Project size:
The project will result in the construction
of square feet
Points:
40,000+ 5
30,000+ 4
20,000+ 3
10,000+ 2
10,000 or less 1
11
7. Type of Project:
__ 100% Oxvner Occupied
__ MLx Owner Occupied 6: Investment
__ Investment Property
8. Use:
__ Industrial or Business Park Project
__. Commercial Rehabilitation/Redevelopment
9. The project will pay annual
property taxes in the first fully
assessed year of $
10. Likelihood that the project will result in
unsubsidized, spin-off development.
Points:
5
4
3
Points:
5
4
Points:
35,000+ 5
25,000+ 4
15,000+ 3
10,000+ 2
Under $10,000 1
Points:
High 5
Moderate 3
Low 1
Sub - Total Points:
of a possible 45 points.
9. Bonus Points
Bonus Points: ~
__ The project will be 100% P~-asyou:go TRF.
__ The project contributes to the goals of Energy City.
· Product promo!es sensible use of energy, OR
· Project utilizes significant energy efficient design &/or
materials m construction.
3 points
2 points
Total Points:
Overall project analysis:
High
Moderate
Low
Not Eligible
45-38 points
37-29 points
28-20 points
19-0 points
12
EXHIBIT A
Description o£ the corporation or partnership
EXHIBIT B
Description of the proposed project
EXHIBIT C
Names of officers and shareholders/palmers ~vith more than Eve percent (5%) interest m
the corporation/parmership.
EXHIBIT D
B~t-./br analysis
EXHIBIT E
Prospective Lessees
EXHIBIT F
Legal Description and PID Number
13
Xl. SAMPLE BUT-FOR ANALYSIS
Mortgage
Equity
Tax Rebate Financing
TOTAL SOURCES
Land
Site Work
Soil Correction
Demolition
Relocation
Subtotal Land Costs
Construction
Finish Manufacturing
Subtotal Construction Costs
Soft Costs
Taxes
Finance Fees
Project Manager
Developer Fee
Contingency
Subtotal Soft Costs
TOTAL USES
Rent-Space 1
Rent-Space 2
Rent-Space 3
Other
Mortgage
Net Income
Total Return on Equity
WITH NO
TAX REBATE FINANCING
WITH
TAX REBATE FINANCING
SOURCES AND USES SOURCES AND USES
SOURCES SOURCES
9,600,000 8,667,000
2,400,000 2,400,00
0 933,000
12,000,000 12,000,000
USES USES
1,500,000
300,000
468,000
100,000
65,000
2,433,000
6,750,000
250,00O
7,000,000
350,000
35,000
850,000
542,000
540,000
250,000
2,567,000
1,500,000
300,000
468,000
100,000
65,000
2,433,000
6,750,000
250,00O
7,000,0OO
350,000
35,000
850,000
542,000
540,000
250,000
2,567,000
12,000,000 12,000,000
Income Statement Income Statement
100,000
25,000
25,000
Sq. Ft. Per Sq. Ft.
$8.00 800,000
$8.50 212,500
$9.00 225,000
$0.00 0
1,237,500
100,000
25,0OO
25,0OO
Sq. Ft. PerSq. Ft.
$8.00 800,000
$8.50 212,500
$9.00 225,000
o $o.oo o
1,237,500
20 Term
9.00% Interest
9,600,000 Principal
1,051,646
20 Term
9.00% Interest
8,667,000 Principal
949,439
185,854 288,061
7.74% 12.00%
14
Appendix IVa: Abatement Law
PROPERTY TAX
ABATEMENT
STATUTES
(Minnesota Statutes, Sections 469.1812-469.1815)
Updated July, 2001
EHLERS
& ASSOCIATES INC
Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
(651) 697-8500 fax: (651) 697-8555 www.ehlers-inc, com
Page 2
469.1812 Definitions.
Subd. 1. Scope. For purposes of sections 469.1812 to 469.1815, the following terms have the
meanings given.
Subd. 2. Governing body. "Governing body" means, for a city, the city council; for a
school district, the school board; for a county, the county board; and for a town, the board of
supervisors.
Subd. 3.
Municipality. "Municipality" means a statutory or home rule charter city or a town.
Subd. 4. Political subdivision or subdivision. "Political subdivision" or "subdivision" means
a statutory or home rule charter city, town, school district, or county.
469.1813 Abatement authority.
Subd. la. Use of Term. As used in this section and sections 469.18t4 and 469.1815,
"abatement" includes a deferral of taxes with abatement of interest and penalties unless the context
indicates otherwise.
Subd. 1. Authority. The governing body ora political subdivision may grant an abatement of
the taxes imposed by the political subdivision on a parcel of property, or defer the payments of the taxes
and abate the interest and penalty that otherwise would apply, if:
(a) it expects the benefits to the political subdivision of the proposed abatement agreement to at least
equal the costs to the political subdivision of the proposed agreement or intends the abatement to phase
in a property tax increase, as provided in clause (b) (7); and
(b) it finds that doing so is in the public interest because it will:
(1) increase or preserve tax base;
(2) provide employment opportunities in the political subdivision;
(3) provide or help acquire or construct public facilities;
(4) help redevelop or renew blighted areas; or
(5) help provide access to services for residents of the political subdivision; or
(6) finance or improve public infrastructure; or
(7) phase in a property tax increase on the parcel resulting from an increase of 50 percent or
more in one year on the estimated market value of the parcel, other than increase attributable to
improvement of the parcel.
Page 3
Subd. 2. Abatement resolution.
(a) The governing body of a political subdivision may grant an abatement only by adopting an abatement
resolution, specifying the terms of the abatement. In the case of a town, the board of supervisors may
approve the abatement resolution. The resolution must also include a specific statement as to the nature
and extent_of the. public benefits whic~-i~"V~ing bod~-~-X.-~-~-~--~--i:~ii[~'~-i:~rh-~i~--~--e~-~n~nt~,- The
resolution may provide that the political subdivision will retain or transfer to another political
subdivision the abatement to pay for all or part of the cost of acquisition or improvement of public
infrastructure, whether or no located on or adjacent to the parcel for which the tax is abated. The
abatement may reduce all or part of the property tax {mr/m3by amount for the political subdivision on the
parcel.
(b) The political subdivision may limit the abatement:
(1) to a specific dollar amount per year or in total;
(2) to the increase in property taxes resulting from improvement of the property;
(3) to the increases in property taxes resulting from increases in the market value or tax capacity
of the property;
(4) in any other manner the governing body of the subdivision determines is appropriate;
(5) to the interest and penalty that would otherwise be due on taxes that are deferred.
(c) The political subdivision may not abate tax attributable to the areawide tax under chapter 276A or
473F, except as provided in this subdivision.
Subd. 3. School district abatement procedure. An abatement granted under this section is
not an abatement for purposes of state aid or local levy under sections 127A.40 to 127A.51.
Subd. 4. Property located in tax increment financing districts. The governing body of a
political subdivision maynot enter into a property tax abatement agreement under sections 469.1812 to
469.1815that provides for abatement of taxes on a parcel, if the abatement will occur while the parcel is
located in a tax increment financing district.
Subd. 5. Notice and public hearing.
(a) The governing body of a political subdivision may approve an abatement under sections 469.1812 to
469.1815 only after holding a public hearing on the abatement.
(b) Notice of the hearing must be published in a newspaper of general circulation in the political
subdivision at least once more than ten days but less than 30 days before the hearing. The newspaper
must be one of general interest and readership in the community, and not one of limited subject matter.
The newspaper must be published at least once per week. The notice must indicate that the governing
b-~7__~!l__cpnsid~r granting a property tax abatement, .identify-/h~-~p~r~y- ;~- ~;~-~ti~'~-io(~r Which an
abatement is under consideration, and the total estimated amount of the abatement.
Page 4
Subd. 6. Duration limit.
(a) A political subdivision may grant an abatement for a period no longer than ten years, except
as provided under paragraph (b). The subdivision may specify in the abatement resolution a
shorter duration. If the resolution does not specify a period of time, the abatement is for eight
years. [f an abatement has been granted to a parcel of property and the period of the abatement
has expired, the political subdivision that granted the abatement may not grant another abatement
for eight years after the expiration of the first abatement. This prohibition does not apply to
improvements added after and not subject to the first abatement.
(b) a political subdivision proposing to abate taxes for a parcel may request, in writing, that the other
political subdivisions in which the parcel is located grant an abatement for the property. If one of the
other political subdivisions declines, in writing, to grant an abatement or if 90 days pass after receipt of
the request to grant an abatement without a written response from one of the political subdivisions, the
duration limit for an abatement for the parcel is increased to 15 years. If the political subdivision which
declined to grant an abatement later grants an abatement for the parcel, the 15 year duration limit is
reduced by one year for each year that the declining political subdivision grants an abatement for the
parcel during the period of abatement granted by the requesting political subdivision. The duration limit
may not be reduced below the limit in paragraph (a).
Subd. 6a Deferment Payment Schedule. When the tax is deferred and the interest and
penalty abated, the political subdivision must set a schedule for repayments. The deferred payment must
be included with the current taxes due and payable in the years the deferred payments are due and
payable and must be levied accordingly.
Subd. 7. Review and modification of abatements. The political subdivision may provide in
the abatement resolution that the abatement may not be modified or changed during its term. If the
abatement resolution does not provide that the abatement may not be modified or changed, the governing
body of the political subdivision may review and modify the abatement every second year after it was
approved.
, Subd. 8. Limitation on abatements. In any year, the total amount of property taxes abated by
a political subdivision under this section may not exceed (!) five percent of the current levy, or (2)
$100,000, whichever is greater.
Subd. 9. Consent of Property Owner Not Required. A political subdivision may abate the
taxes on a parcel under sections 469.1812 to 469.1815 without obtaining the consent of the property
OwIler.
Page 5
469.1814 Bonding authority.
Subd. 1. Authority. A political subdivision may issue bonds or other obligations to provide an
amount equal to the sum of the abatements granted for a property under section 469.1813. The maximum
principal amount of these bonds may not exceed the estimated sum of the abatements for the property for
the years authorized. The bonds may be general obligations of the political subdivision if the governing
body of the political subdivision elects to pledge the full faith and credit of the subdivision in the
resolution issuing the bonds.
Subd. 2. Bond code applies. Chapter 475 applies to the obligations authorized by this section,
except bonds are excluded from the calculation of the net debt limit.
Subd. 3. Municipal issue for combined abatements. If two or more political subdivisions
decide to grant abatements for the same property, the municipality in which the property is located may
issue bonds to provide an amount equal to the sum of the abatements for each of the jurisdictions that
agrees. The governing body of each of the other jurisdictions must guarantee and pledge to pay annually
to the municipality the amount of the abatement. This pledge and guarantee is a binding obligation of the
political subdivision and must be included in the abatement resolution.
Subd. 4. Bonded abatements not subject to review. If bonds are issued to provide advance
payment of abatements under this section, the amount of abatement is not subject to periodic review by
the political subdivision under section 469.1813, subdivision 7.
Subd. 5. Use of proceeds. The proceeds of bonds issued under this section may be used to (1)
pay for public improvements that benefit the property, (2) to acquire and convey land or other property,
as provided under this section, (3) to reimburse the property owner for the cost of improvements made to
the property, or (4) to pay the costs of issuance of the bonds.
Subd. 6. Levy to offset tax changes. (a) This subdivision applies only to abatements pledged to pay
preexisting obligations.
(b) For purposes of this subdivision, "preexisting obligation" means a bond or binding contract that:
(1) was issued or approved before August 1, 2001;
(2) is secured by abatements approved before August l, 2001; and
(3) is not a general obligation.
(c) If a political subdivision granted an abatement pledged to pay a preexisting obligation and if the
changes in the property tax class rates enacted in calendar year 2001 reduce the abatement by an amount
sufficient to prevent payment in full of the preexisting obligation, the political subdivision may add to its
levy under section 469.1815 an amount sufficient to provide an abatement equal to the least of:
(1) the amount of the abatement using the political subdivision's tax rate for the current year and
the class rates for property taxes payable in 2001;
(2) the amount required to pay the amount due on the preexisting obligation for the year from the
political subdivision; or
(3) the maximum dollar amount of the political subdivision's abatement, if any, under the
abatement resolution.
Page 6
469.1815 Administrative.
Subd. 1. Inclusion in proposed and final levies. The political subdivision must add to its
levy amount for the current year under sections 275.065 and 275.07 the total estimated amount of all
current year abatements granted. The tax amounts shown on the proposed notice under section 275.065,
subdivision 3, and on the property tax statement under section 276.04, subdivision 2, are the total
amounts before the reduction of any abatements that will be granted on the property.
Subd. 2. Property taxes; abatement payment. The total property taxes shall be levied on the
property and shall be due and payable to the county at the times provided under section 279.01. The
political subdivision will pay the abatement to the property owner, lessee, or a representative of the
bondholders or will retain the abatement to pay public infrastructure costs, as provided by the abatement
resolution.
using additional TIF funding.
5. TAX INCREMENT PROJECT EVALUATION CRITERIA
5.01
All projects will be evaluated on the following criteria for comparison with other proposed TIF
projects reviewed by the City, and for comparison with other subsidy standards (where appropriate).
It is realized that changes in local markets, costs of construction, and interest rates may cause changes
in the amounts of Tax Increment subsidies that a given project may require at any given time.
5.02
Some criteria, by their very nature, must remain subjective. However, wherever possible "benchmark"
criteria have been established for review purposes. The fact that a given proposal meets one or more
"benchmark" criteria does not mean that it is entitled to funding under this policy, but rather that the
City is in a position to proceed with evaluations of(and comparisons between) various TIF proposals,
using uniform standards whenever possible.
5.03 Following are the evaluation criteria that will be used by the City of Pequot Lakes
A. All TIF proposals should optimize the private development potential of a site.
All TIF proposals should obtain the highest possible private to public financial investment ratio.
The Council establishes a benchmark ratio of 3 parts private to 1 part public funding for projects.
Housing and retail/commercia! projects shall be reviewed on an individual basis.
All TIF proposals should create the highest feasible number of jobs on the site. The Council
establishes a benchmark of one newly created FTE job per $6,000 of TIF assistance or one
retained FTE job per $3,000 of TIF assistance provided to projects and establishes a benchmark
of one newly created FTE job per $10,000 of TIF assistance or one retained FTE job per $3,000
of TIF assistance provided to the Industrial Park Project Area. All jobs will be "Living wage
jobs" as determined by the Department of Labor
All TiF proposals should create the highest possible ratio of property taxes paid before and after
redevelopment. Given the different assessment circumstances in the City, this ratio will vary
widely. However, under normal circumstances, the Council will expect at least a 1:2 ratio of taxes
paid before and after redevelopment.
TIF proposals should normally not be used to support speculative industrial, commercial, and
office projects. In general, speculative projects are defined as those projects which have letters of
intent or pre-leasing for less than 50% of the available leasable space.
All TIF proposals will be reviewed to determine the feasibility to provide the City with equity
participation in new developments (through a share of the profits), or to treat the TIF assistance
as a second mortgage with fixed payments.
All TIF proposals involving displacement of low and moderate income residents should give
specific attention to the re-housing needs of those residents. Normally, this should be done as a
part of the TIF funding proposal. Adequate solutions to these re-housing needs will be required
as a matter of public policy.
H. TIF will normally not be used in a project that involves an excessive land and/or property price.
This will normally be where the acquisition price is more that 10% in excess of market value.
No
All TIF projects will need to meet the "but for" test. TIF will not be used unless the need for the
City's economic participation is sufficient that, without that assistance the project could not
proceed in the manner as proposed.
TIF will not be used in projects that would give a significant, competitive financial advantage over
similar projects in the area due to the use of tax increment subsidies.
TIF will not be used when the developer's credentials, in the sole judgement of the City, are
inadequate due to past track record relating to: completion of projects, general reputation and/or
bankruptcy, or other problems or issues considered relevant by the City.
A developer using TIF will need to provide a financial guarantee for the repayment of the TIF,
within the constraints of existing tax law.
TIF will not be used to support projects that place demands on City services, or other capital or
operating expenditures, that exceed the average city expenditures for similar facilities.
Consideration will be given to the total public costs that are required to support the project,
including offsite facilities costs that are required.
TIF will not normally be used for projects that would generate significant environmental problems
in the opinion of the local, state, or federal governments.
TIF will not be used when the schedule for development has exceeded the schedule established in
the redevelopment agreement, and where the City has not agreed to extensions of that schedule.
TIF funding should not be provided to those projects that fail to meet good public policy criteria
as determined by the Council, including: poor project quality; projects that are not in accord with
the comprehensive plan, zoning, redevelopment plans, and city policies; projects that provide no
significant improvement to surrounding land uses, the neighborhood, and/or the City; projects that
do not provide a significant increase in tax base; projects that do not have significant new, or
retained, employment; projects that do not meet financial feasibility criteria established by the
City; and projects that do not provide the highest and best desired use for the property.
C:\SID\SAMPLES\business sub criteria.od
06/10/02 10:18 FAX 763 441 2827 AME GROUP
~]002
TO:
FROM:
Mali~tnd Elk River City Council
Council Member John Dietz
DATE:
June 10, 2002
Property Tax Abatement for Elk Path
I will not be able to attend tonight's meeting, but I wanted the Council to know
my feelings on this issue.
I think it sets a dangerous precedent to approve this request for tax abatement. It
appears to me that this reduction in taxes would be used by the owners as a means
of financing an oversized building. I don't think it is our job to finance this type
of venture and I don't believe the taxpayers would be in favor of walking away
from $200,000 in revenues.
While I agree this project may help jump start the West Business Park, I feel the
risks outweigh the advantages.
I don't feel it is in the City's best interests to approve this request.
June 10, 2002
TO:
Re:
For:
Pat Klaers
City Administrator
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Property Tax Abatement
Proposed Elk Path Professional Office Building
Dear Pat:
This will confirm our conversation of last Friday regarding our concem with the proposed
use of tax subsidies for speculative office development of Elk Path LLC.
We believe the application should be denied by the Elk River City Council for one or all
of the following reasons.
Note: Hereinafter the Economic Development Tax Rebate Financing Policy &
Application shall be referred to as "Rebate Policy".
1) The application does not meet any one of the Objectives set forth in the
Rebate Policy under Section III Objectives of Tax Rebate Financing; as such this
project would not qualify subject to Section VI thereof.
2) We do not believe it was the intent of the Rebate Policy to subsidize
SPECULATIVE OFFICE DEVELOPMENT. This proposal is definitely pure
speculation.
3) Under the Business Subsidy Law Minnesota Chapter 116J.993-995,
116J.994 Subd. 4 Wage & Job Goals it states in part "The subsidy agreement, in
addition to any other goals, must include (1) goals for the number of jobs created".
We believe if this abatement were approved, the proposed Abatement Agreement
(Page 3, Para. H) should stipulate that the covenant to provide 100 additional
NEW full time jobs in the City of Elk River will not be changed or modified in any
way during the abatement period.
4) Job Creation. The problem has always been to determine how a
Speculative Office Building can in itself create jobs other than such as lawn care,
etc. The point being is that Speculative Office Space is in no way similar to an
office building that would be proposed in order to move a large number of
corporate employees; for instance, Best Buy, into Elk River from a different
location. The only way a speculative building could meet job goals is if it were
leased prior to development to business entities with employees, in which case it
would not be speculative.
5) The "but-for" analysis (Exhibit D) prepared by the applicant is incorrect in
numerous categories. When the proper corrections are made, it becomes apparent
that this project DOES NOT need a Property Tax Abatement.
I will be present at the public hearing this evening, June 10, 2002, 6:30 PM to discuss the
details of the subjects contained herein.
Gary L. Santwire
On behalf of Equity Management, Inc.,
Rivers Crossing, Inc. and D. Russell Norha
and Linda M. Norha
Please distribute copies to:
Lori Johnson
Catherine Mehelich
Mayor and all Council Members
All E.D.A. Members
JOHN C.EICHTAND SSOCIATES LLP
GENERAL CONTRACTORS
P.O. Box 368, Elk River, Minnesota 55330 BUltlIlNGS
Telephone: (763) 633-3600. Fax: (763) 633-3601
WITH NO
TAX RRRATE FllqANCING
SOURCES AND USES
SOURCES
Tax Rebate Financing 0
TOTAL SOURCF.~ 4,720,000
USES /"< :-'=-"
Land <
Site Work
Soil Correotion'
Demolition
Relocation
Subtotal Land Costs 365,000
Construction 3,626,000:
Finish Man-ficluring
Subtotal Comtmction Cost~ 3,626,000
Tn.xes
Finance Feea 100,000
Project Manager 184,000
Developer Fee 92,000
Contingency 253,000
Subtotal SoR Co, ts 729,000
TOTAL USES 4,720,000
Income Statement
Sq. Ft. Pe~ S% Ft.
Rent-Space I 41,889 $12_50 523,612
Rent-Space 2 4;834 $830 38,672
Paddng la ~60.00 6,480
Vacancy Los~ 10'A (56,a76)
Oper. F. xpense
Mottga~ 20 Term 387,038
GENEKAL COt CrORS FA
P-O. Box 368, Elk River, NYmnesota 55330 BU1LDIN~
Telephone: (763) 633-3600, Fax: (763) 633-3601
WI-IH NO
TAX REBATE FINANCING
SOURCES AND USES
Momz~ 3,~6,ooo
Tax Reba~ Financing 0
TOTAL SOURCES 4,720,000
Si~ Work
Soil Cormctio~
Relocation
Subtotal Land Costs 365,000'
Coastractioa 3,626,000
Fiaish Manufactm-ing
Subtotal Construction Costs
Soft Costs 100,000
T~x~s
Fh~__~e Fees 100,000
Project Mmu~r~ I g4,000
Conting~cy 2.53,000
Sutm~al SoR Costs '/29.000
TOTAL USES 4.720.000
Income Stamment
Rent-Space 1 41.t189 $1Z50 523.612
Rent-Space 2 4;834 Sg.00 38.672_
Parking 1 g S360.00 6.48O
Vacancy Loss 105% (56.876)
8J~', Interest
3,s56,ooo princip~
T°lal Remm oa Equity
JOHN C.EICHT AND SSOCIATES LI~ ~
OENERAL CO~rRACTORS F~
P.O. Box 368, Elk River, Minnesota 55330 BUILDINGS
Telephone: (763) 633-3600 ~ Fax: (763) 633-3601
WITH NO
TAX REBATE FINANCING
SOURCES AND USES
SOURCES
Mortga~ 3,856,000
Tax Rebate Financing 0
TOTAL SOURCES 4,720,000
L~ / 3oo.0o0
s.w.
Soil Con~'tion ~
Relocation
~"~-' Subtotal Land Costa 365,000
Finish Manufacturing
Subtotal Construction Costs 3,626,000
~,~ SaR Costs 100,000
~J Taxes
Income Statement
Sq. Ft. Per Sq. Ft.
Rent-Space 1 41,g89 $19..50 523,612
Rent-Space 2 4;834 $&00 38,672
Mortgn~ 20 Term
g.00% Interest
Total Return o~ F__.quit~ ] 7~)3.~_ ~
LERS
To:
From:
Subject:
Date:
Catherine Mehelich, City of Elk River
Jim Prosser
Sid Inman
Stacie Kvilvang
Riverfront Development Analysis
June 14, 2002
Provided is an summary analysis of proposals received for the Riverfront Redevelopment
area. All of the proposals are flexible in design and density. Changes in design and density
will affect TIF projections and land sale proceeds. Changes typically occur during the pre-
development agreement phase. Discussions with developers indicate flexibility in this area.
This underscores the fact that the city is selecting a developer at this point and not a
development. Land use and planning ratings have been provided based on the following
criteria:
4 = Concept appears to meet or exceed expected planning guidelines.
3 = Concept meets major components of planning requirements.
Some revisions to concept would be required.
2 = Major changes in concept required to meet planning guidelines.
1 = Concept is generally inconsistent with planning guidelines.
It should be noted that analysis of developer experience and capability are subjective
assessments of expected requirements for this type of development only and do not
relate to developer capability generally. The analysis is based on discussions with
individuals familiar with development products. Most of the proposals project a
financing gap. Given the nature of redevelopment this is not unusual. Efforts to close
the gap will begin once a developer is selected for preliminary analysis.
The purpose of this information is to summarize information pertinent to selection of
developers for interview purposes.
TIF Projections/ :
Land Sale proceeds Financial capability
Development Project Description Total Developer Experience
AMcoN 1. 8,930 sq/ft Retail $792,692 - TIF 1. Strong retail experience. Especially small and 1. Good access to equity.
2. 54 Senior Apts. $618,444 - Land medium size retail. 2. Amcon has solid experience with retail/office
3. 8,500 sq/ft Office $1,411,136 - Total 2. Good mixed use experience, financing.
3. Housing partner is Dunbar Development. Dunbar 3. Dunbar has good access to equity and
* Cost to acquire property has extensive experience in multi-family, knowledge of rental housing financing.
is $3,336,800 4. Good design flexibility. 4. Both have worked on project of equivalent
5. Dunbar and Amcon have successfully partnered on size.
** Estimated gap numerous projects in past.
$1.9 million
Highly likely to be able to finance project.
Related projects include Chaska and Chanhassen.
Very strong redevelopment experience.
Best and I 1. 4,825 sq/ft Retail $958,214 - TIF 1. Development Team includes Best and Hempel 1. Shlelard has very good access to equity. Good
:Hempel 2. 6,375 sq/ft $585,000 - Land (retail), Shelard (rental housing), Landform ability to finance housing.
Restaurant $1,543,214 - Total (planning), Krause Anderson (builders) and Hahen
3. 78 Unit Market Rate Christensen & Mcllwain (architects).
Apartments * Cost to acquire property 2. Best & Hempel have some retail experience.
is $1,827,800 3. Shelard has good experience in rental housing.
4. Mixed reviews on finished product design detail.
** Estimated gap
$283,214 No direct experience with similar projects as a team. Likely to be able to finance project.
B&H experience includes Metropolitan Airport
Commission Food Concessions attd other retail attd
commercial projects. Shelard related experience
includes Brickstone Estates in Chaska and Lake
Susan in Chanhassen.
TIF Projections/
Land Sale Proceeds Financial Capability
Development Project Description Total Developer Experience
Metro Plains 1. 80 Units of Market $1,002,201 - TIF 1. Primarily multi-family housing experience. 1. Very good access to capital.
Plan A Rate Apartments $791,300 - Land 2. Very good mixed use experience. 2. Very good experience with financing similar
2. 8000 sq/ft Retail $1,793,501 - Total 3. Excellent experience with projects of historical projects using a variety of sources.
nature.
* Cost to acquire property 4. Excellent redevelopment experience.
is $1,438,000 5. Sensitive to community concerns.
6. Work well with existing businesses.
** Project could generate 7. Patient but persistent developers.
$355,501
in excess funds
Highly likely to be able to finance project.
Related experience includes Mound (under
Metro Plains i 1. 96 Units of Market $814,611 - TIF construction), Eaton Place, Wichita, Kansas; and
Plan B ~ Rate Apartments $952,500 - Land Winona Middle School Redevelopment.
2. 10,450 sq/ft Retail $1,767,111 ~ Total
* Cost to acquire property
is $2,573,400
** Estimated gap
$806,289
United 1. 60 Units Senior Co- $1,124,000 - TIF 1. Excellent experience in commercial development. 1. Very strong financial background.
Op Rental $491,164 - Land 2. Good experience in mixed use development. 2. Excellent access to capital.
Apartments $1,624,000 - Total 3. New to senior housing. 3. Proven ability to secure financing for similar
2. 2500 sq/ft Retail 4.Guardian Angels will manage co~op. Very size projects.
* Cost to acquire property professional, patient, well financed developer.
is $2,061,800 5.Reasonable design flexibility.
5. Assembles good development team.
** Estimated gap 6. Has developed 900+ housing units.
$446,845 Highly likely to be able to finance project.
Related experience includes Centennial Lakes in
Edina
TIF Projections/
Land Sale Proceeds Financial capability
Development Project Description Total Developer Experience
TOLD 1. 110 Units of Market $991,614 - TIF 1. Primarily commercial retail and office developers, l. Strong financial background.
Plan A Rate Apartments $825,000 - Land 2. Developing mixed use and residential expertise in 2. Good access to capital.
2. 4,000 sq/ft Retail $1,816,614 - Total St. Louis Park project. 3. Proven ability to secure financing for large retm
3. Very good to excellent comments on work in and office projects.
* Cost to acquire property Maple Grove, Richfield and St. Louis Park. 4. Relatively new to housing financing.
is $1,533,400 4. Large entertainment retail development in Seattle.
5. Good attention to design.
** Project could generate 6. Sensitive to community/neighborhood concerns.
$283,214 in excess funds
TOLD 1. 64 Units of Market $464,911 - TIF
PianB Rate Apartments $405,000 - Land
2. 6,000 sq/ft Retail $869,911 - Total
Related experience includes St. Louis Park, Highly likely to be able to finance project.
* Cost to acquire property Excelsior Boulevard and Grand: 625 rental attd 35
is $2,061,800 owner housing units 77,000 square feet retail and
125, 000 square feet office.
** Estimated gap
$1.2 million
TOLD 1. 12,000 sq/ft Retail $174,037 - TIF
PlanC $118,919 - Land
$292,956 - Total
* Cost to acquire property
is $1,092,400
** Estimated gap
$800,000
TIF prOjectiOns/
Land Sale ProCeeds Financial Capabili~y~
Development: project Description Total Developer Experience
TOLD 1. 20,000 sq/ft Retail $311,996 - TIF
Plan D $94,525 - Land
$406,521 - Total
* Cost to acquire property
is $1,392,000
** Estimated gap
$985,479