5.1. PCSR 08-24-2004 ITEM # 5.1.
City of
Elk -�-�
River
MEMORANDUM
TO: Planning Commission
FROM: Catherine Mehelich, Director of Economic Development(
DATE: August 24, 2004
SUBJECT: Consider Resolution Finding a Tax Increment Financing Plan for
Downtown Phase I Tax Increment Financing District No. 22 Conforms
to the General Plans for the Development and Redevelopment of
the City
Attachments
• Resolution
• Tax Increment Financing Plan for the establishment of Downtown Phase I
Tax Increment Financing District No. 22 (a redevelopment district)
Issue
The Elk River Housing& Redevelopment Authority (HRA) and the City of Elk River are
considering a proposal to modify the Development Program for Development District No. 1 and
establish a Downtown Phase I Tax Increment Financing District No. 22 (the District). The District
will be a redevelopment tax increment financing district. Tax increments collected from the District
will enable the City of Elk River to facilitate the redevelopment of the area,which includes a four
story building with approximately 10,000 square feet of commercial space and 52 for-sale residential
units on the Bluff Block. The Jackson Block includes a three story building with approximately
10,000 square feet of commercial space and 32 rental housing units. The proposed location of the
District is indicated on the map within the attached Tax Increment Financing Plan.
The City Council has scheduled a public hearing on the Tax Increment Financing Plan for
September 20, 2004, at approximately 6:30 P.M. The MN Tax Increment Financing Act requires
that prior to the adoption of a tax increment financing plan the City or its Planning Commission
must determine that the tax increment financing plan conforms to the general plan for the
development or redevelopment of the city as a whole.
Recommendation
Staff recommends that the Planning Commission consider approval of the Resolution Finding a Tax
Increment Financing Plan for Downtown Phase I Tax Increment Financing District No. 22
Conforms to the General Plans for the Development and Redevelopment of the City.
H:\SHRDOC\Downtown Revitalization\TIF\planning commission.doc
PLANNING COMMISSION
CITY OF ELK RIVER,MINNESOTA
RESOLUTION NO.
RESOLUTION OF THE CITY OF ELK RIVER PLANNING COMMISSION
FINDING THAT A MODIFICATION TO THE DEVELOPMENT PROGRAM FOR
DEVELOPMENT DISTRICT NO.1 AND A TAX INCREMENT FINANCING PLAN
FOR DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT NO.22
CONFORMS TO THE GENERAL PLANS FOR THE DEVELOPMENT AND
REDEVELOPMENT OF THE CITY.
WHEREAS, the City Council for the City of Elk River, Minnesota, (the"City")has proposed to adopt a
Modification to the Development Program for Development District No. 1 (the "Development Program
Modification")and a Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District
No. 22 (the "TIF Plan") therefor (the Development Program Modification and the TIF Plan are referred to
collectively herein as the"Program and Plan")and has submitted the Program and Plan to the City Planning
Commission (the"Commission")pursuant to Minnesota Statutes, Section 469.175, Subd. 3, and
WHEREAS, the Commission has reviewed the Program and Plan to determine their conformity with the
general plans for the development and redevelopment of the City as described in the comprehensive plan for
the City.
NOW,THEREFORE,BE IT RESOLVED by the Commission that the Program and Plan conforms with
the general plans for the development and redevelopment of the City as a whole.
Dated: August 24, 2004
Chair
ATTEST:
Secretary
H:\SHRDOC\Downtown Revitalization\TIF\TIF Plan Docs\Planning Commission Resolution.doc
As of August 18, 2004
Draft for City Council Review
L.
MODIFICATION TO THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO. 1
and the
TAX INCREMENT FINANCING PLAN
for the establishment of
DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT
NO. 22
(a redevelopment district)
within
DEVELOPMENT DISTRICT NO. 1
CITY OF ELK RIVER
SHERBURNE COUNTY
STATE OF MINNESOTA
Public Hearing: September 20, 2004
Adopted:
SE
EHLERS
Prepared by: EHLERS&ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
8 A S S o c 1 A T E S I N c 651-697-8500 fax: 651-697-8555 www.ehlers-inc.com
TABLE OF CONTENTS
(for reference purposes only)
SECTION I - MODIFICATION TO THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO. 1 1-1
Foreword 1-1
SECTION II - TAX INCREMENT FINANCING PLAN
FOR DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT NO. 22 2-1
Subsection 2-1. Foreword 2-1
Subsection 2-2. Statutory Authority 2-1
Subsection 2-3. Statement of Objectives 2-1
Subsection 2-4. Development Program Overview 2-1
Subsection 2-5. Description of Property in the District and Property To Be Acquired 2-2
Subsection 2-6. Classification of the District 2-2
Subsection 2-7. Duration of the District 2-4
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements 2-4
Subsection 2-9. Sources of Revenue/Bonded Indebtedness 2-5
Subsection 2-10. Uses of Funds 2-6
Subsection 2-11. Business Subsidies 2-6
Subsection 2-12. County Road Costs 2-7
Subsection 2-13. Estimated Impact on Other Taxing Jurisdictions 2-8
Subsection 2-14. Supporting Documentation 2-8
Subsection 2-15. Definition of Tax Increment Revenues 2-9
Subsection 2-16. Modifications to the District 2-9
Subsection 2-17. Administrative Expenses 2-10
Subsection 2-18. Limitation of Increment 2-10
Subsection 2-19. Use of Tax Increment 2-11
Subsection 2-20. Excess Increments 2-12
Subsection 2-21. Requirements for Agreements with the Developer 2-12
Subsection 2-22. Assessment Agreements 2-13
Subsection 2-23. Administration of the District 2-13
Subsection 2-24. Annual Disclosure Requirements 2-13
Subsection 2-25. Reasonable Expectations 2-13
Subsection 2-26. Other Limitations on the Use of Tax Increment 2-13
Subsection 2-27. Summary 2-14
APPENDIX A
PROJECT DESCRIPTION A-1
APPENDIX B
MAP(S) OF DEVELOPMENT DISTRICT NO. 1 AND THE DISTRICT B-1
APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT C-1
APPENDIX D
REDEVELOPMENT QUALIFICATIONS FOR THE DISTRICT D-1
APPENDIX E
PRIOR PLANNED IMPROVEMENTS E-1
APPENDIX F
MINNESOTA BUSINESS ASSISTANCE FORM F-1
APPENDIX G
ESTIMATED CASH FLOW FOR THE DISTRICT G-1
APPENDIX H
BUT/FOR QUALIFICATIONS H-1
SECTION I-MODIFICATION TO THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO. 1
Foreword
The following text represents a Modification to the Development Program for Development District No. 1.
This modification represents a continuation of the goals and objectives set forth in the Development Program
for Development District No. 1. Generally,the substantive changes include the establishment of Downtown
Phase I Tax Increment Financing District No. 22.
For further information, a review of the Development Program for Development District No. 1 is
recommended. It is available from the City Administrator at the City of Elk River. Other relevant
information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts
located within Development District No. 1.
City of Elk River Modification to the Development Program for Development District No. I 1-1
SECTION II- TAX INCREMENT FINANCING PLAN
FOR DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT NO. 22
Subsection 2-1. Foreword
The City of Elk River(the"City"),staff and consultants have prepared the following information to expedite
the establishment of Downtown Phase I Tax Increment Financing District No. 22 (the "District"), a
redevelopment tax increment financing district, located in Development District No. 1.
Subsection 2-2. Statutory Authority
Within the City, there exists areas where public involvement is necessary to cause development or
redevelopment to occur. To this end, the City has certain statutory powers pursuant to Minnesota Statutes
("MS.'), Sections 469.124 to 469.134, inclusive, as amended, and MS., Sections 469.174 to 469.1799,
inclusive,as amended(the "Tax Increment Financing Act"or"TIF Act"),to assist in financing public costs
related to this project.
This section contains the Tax Increment Financing Plan (the "TIF Plan") for Downtown Phase I Tax
Increment Financing District No. 22. Other relevant information is contained in the Modification to the
Development Program for Development District No. 1.
Subsection 2-3. Statement of Objectives
The District currently consists of 6 parcels of land and adjacent and internal abutting roadways. The District
is being created to facilitate the redevelopment of the area, which includes a four story building with
approximately 10,000 square feet of commercial space and 52 for-sale residential units and a three story
building with approximately 10,000 square feet of commercial space and 32 rental housing units in the City
of Elk River. See the Project Description in Appendix A for more detail. Contracts for this have not been
entered into at the time of preparation of this TIF Plan,but development is likely to occur in 2005. This TIF
Plan is expected to achieve many of the objectives outlined in the Development Program for Development
District No. 1.
The activities contemplated in the Modification to the Development Program and the TIF Plan do not
preclude the undertaking of other qualified development or redevelopment activities. These activities are
anticipated to occur over the life of Development District No. 1 and the District.
Subsection 2-4. Development Program Overview
1. Property to be Acquired- Selected property located within the District may be acquired by
the City and is further described in this TIF Plan.
2. Relocation - Relocation services, to the extent required by law, are available pursuant to
MS., Chapter 117 and other relevant state and federal laws.
3. Upon approval of a developer's plan relating to the project and completion of the necessary
legal requirements,the City may sell to a developer selected properties that it may acquire
within the District or may lease land or facilities to a developer.
4. The City may perform or provide for some or all necessary acquisition, construction,
relocation, demolition, and required utilities and public streets work within the District.
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-I
Subsection 2-5. Description of Property in the District and Property To Be Acquired
The District encompasses all property and abutting roadways identified by the parcels listed below. See the
map in Appendix B for further information on the location of the District and Appendix C for a description
of the property.
Parcel Numbers
75-405-0450
75-405-0460
75-404-0140
75-405-0470
75-404-0141
75-405-0310
The City may acquire any parcel within the District including interior and adjacent street rights of way. Any
properties identified for acquisition will be acquired by the City only in order to accomplish one or more of
the following:storm sewer improvements;provide land for needed public streets,utilities and facilities;carry
out land acquisition,site improvements,clearance and/or development to accomplish the uses and objectives
set forth in this plan. The City may acquire property by gift, dedication, condemnation or direct purchase
from willing sellers in order to achieve the objectives of this TIF Plan. Such acquisitions will be undertaken
only when there is assurance of funding to finance the acquisition and related costs.
Subsection 2-6. Classification of the District
The City, in determining the need to create a tax increment financing district in accordance with M.S.,
Sections 469.174 to 469.1799, as amended, inclusive, find that the District, to be established, is a
redevelopment district pursuant to M.S., Section 469.174, Subd. 10(a)(1) as defined below:
(a) "Redevelopment district"means a type of tax increment financing district consisting of a project,
or portions of a project, within which the authority finds by resolution that one or more of the
following conditions, reasonably distributed throughout the district, exists:
(1) parcels consisting of 70 percent of the area in the district are occupied by buildings, streets,
utilities,paved or gravel parking lots or other similar structures and more than 50 percent
of the buildings, not including outbuildings, are structurally substandard to a degree
requiring substantial renovation or clearance;
(2) The property consists of vacant, unused, underused, inappropriately used, or infrequently
used rail yards, rail storage facilities or excessive or vacated railroad rights-of-way;
(3) tank facilities, or property whose immediately previous use was for tank facilities,as defined
in Section 115C, Subd. 15, if the tank facility:
(i) have or had a capacity of more than one million gallons;
(ii) are located adjacent to rail facilities; or
(iii)have been removed, or are unused, underused, inappropriately used or infrequently
used; or
(4) a qualifying disaster area, as defined in Subd. 10b.
(b) For purposes of this subdivision, "structurally substandard"shall mean containing defects in
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-2
structural elements or a combination of deficiencies in essential utilities and facilities, light and
ventilation,fire protection including adequate egress,layout and condition ofinterior partitions,
or similar factors, which defects or deficiencies are of sufficient total significance to justify
substantial renovation or clearance.
(c) A building is not structurally substandard if it is in compliance with the building code applicable
to new buildings or could be modified to satisfy the building code at a cost of less than 15
percent of the cost of constructing a new structure of the same square footage and type on the
site. The municipality may find that a building is not disqualified as structurally substandard
under the preceding sentence on the basis of reasonably available evidence, such as the size,
type, and age of the building, the average cost of plumbing, electrical, or structural repairs or
other similar reliable evidence. The municipality may not make such a determination without
an interior inspection of the property, but need not have an independent, expert appraisal
prepared of the cost of repair and rehabilitation of the building. An interior inspection of the
property is not required, if the municipality finds that(1)the municipality or authority is unable
to gain access to the property after using its best efforts to obtain permission from the party that
owns or controls the property;and(2)the evidence otherwise supports a reasonable conclusion
that the building is structurally substandard.
(d) A parcel is deemed to be occupied by a structurally substandard building for purposes of the
finding under paragraph (a) if all of the following conditions are met:
(1) the parcel was occupied by a substandard building within three years of the filing of the
request for certification of the parcel as part of the district with the county auditor;
(2) the substandard building was demolished or removed by the authority or the demolition or
removal was financed by the authority or was done by a developer under a development
agreement with the authority;
(3) the authority found by resolution before the demolition or removal that the parcel was
occupied by a structurally substandard building and that after demolition and clearance the
authority intended to include the parcel within a district; and
(4) upon filing the request for certification of the tax capacity of the parcel as part of a district,
the authority notifies the county auditor that the original tax capacity of the parcel must be
adjusted as provided by§469.177, subdivision 1,paragraph ( .
(e) For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities,paved
or gravel parking lots or other similar structures unless 15 percent of the area of the parcel
contains buildings, streets, utilities,paved or gravel parking lots or other similar structures.
(1) For districts consisting of two or more noncontiguous areas, each area must qualify as a
redevelopment district under paragraph(a)to be included in the district, and the entire area of
the district must satisfy paragraph (a).
In meeting the statutory criteria the City relies on the following facts and findings:
• • The District is a redevelopment district consisting of 6 parcels.
• • An inventory shows that parcels consisting of more than 70 percent of the area in the District are
occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures.
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-3
• • An inspection of the buildings located within the District finds that more than 50 percent of the buildings
are structurally substandard as defined in the TIF Act. (See Appendix D).
Pursuant to MS., Section 469.176 Subd. 7, the District does not contain any parcel or part of a parcel that
qualified under the provisions of M S., Section 273.111 or 273.112 or Chapter 473H for taxes payable in any
of the five calendar years before the filing of the request for certification of the District.
Subsection 2-7. Duration of the District
Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1,the duration of the District must
be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. 1 b,the duration of the District
will be 25 years after receipt of the first increment by the City(a total of 26 years of tax increment). The date
of receipt by the City of the first tax increment is expected to be 2006. Thus, it is estimated that the District,
including any modifications of the TIF Plan for subsequent phases or other changes,would terminate after
2031,or when the TIF Plan is satisfied.The City reserves the right to decertify the District prior to the legally
required date.
Subsection 2-8. Original Tax Capacity,Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements
Pursuant to M.S.,Section 469.174,Subd. 7 and MS.,Section 469.177,Subd. 1,the Original Net Tax Capacity
(ONTC)as certified for the District will be based on the market values placed on the property by the assessor
in 2004 for taxes payable 2005.
Pursuant to M.S., Section 469.177, Subds. 1 and 2,the County Auditor shall certify in each year(beginning
in the payment year 2005)the amount by which the original value has increased or decreased as a result of:
1. Change in tax exempt status of property;
2. Reduction or enlargement of the geographic boundaries of the district;
3. Change due to adjustments, negotiated or court-ordered abatements;
4. Change in the use of the property and classification;
5. Change in state law governing class rates; or
6. Change in previously issued building permits.
In any year in which the current Net Tax Capacity(NTC)value of the District declines below the ONTC,no
value will be captured and no tax increment will be payable to the City.
The original local tax rate for the District will be the local tax rate for taxes payable 2005, assuming the
request for certification is made before June 30, 2005. The ONTC and the Original Local Tax Rate for the
District appear in the table on the following page. The Original Local Tax Rate is based on actual Pay 2004
figures because the Pay 2005 rate was unavailable at the time this TIF Plan was prepared.
Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated
Captured Net Tax Capacity (CTC) of the District, within Development District No. 1, upon completion of
the project, will annually approximate tax increment revenues as shown in the table on the following page.
The City requests 100 percent of the available increase in tax capacity for repayment of its obligations and
current expenditures, beginning in the tax year payable 2006. The Project Tax Capacity (PTC) listed is an
estimate of values when the project is completed.
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-4
Project Estimated Tax Capacity upon Completion (PTC) 171,150
Original Estimated Net Tax Capacity(ONTC) 9,305
Estimated Captured Tax Capacity (CTC) 161,884
Original Local Tax Rate 1.22714 Pay 2004
Estimated Annual Tax Increment(CTC x Local Tax Rate) 198,654.33
Percent Retained by the City 100%
Pursuant to MS., Section 469.177, Subd. 4, the City shall, after a due and diligent search, accompany its
request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S.,
Section 469.175,Subd. 4,with a listing of all properties within the District or area of enlargement for which
building permits have been issued during the eighteen (18)months immediately preceding approval of the
TIF Plan by the municipality pursuant to MS., Section 469.175, Subd. 3. The County Auditor shall increase
the original net tax capacity of the District by the net tax capacity of improvements for which a building
permit was issued.
The City has reviewed the area to be included in the District and found that some building permits
have been issued in the past 18 months, but none that should increase the original tax capacity. Please
see Appendix E for the building permits that were issued.
Subsection 2-9. Sources of Revenue/Bonded Indebtedness
Public improvement costs,acquisition,relocation,utilities,parking facilities,streets and sidewalks,and site
preparation costs and other costs outlined in the Uses of Funds will be financed primarily through the annual
collection of tax increments. The City reserves the right to use other sources of revenue legally applicable
to the City and the TIF Plan, including,but not limited to,special assessments,general property taxes,state
aid for road maintenance and construction, proceeds from the sale of land, other contributions from the
developer and investment income, to pay for the estimated public costs.
The City reserves the right to incur bonded indebtedness or other indebtedness as a result of the TIF Plan.
As presently proposed,the project will be financed by a pay-as-you-go note and interfund loans. Based on
an analysis of need,the City may provide additional assistance to the redeveloper by reducing their SAC and
WAC charges and may reduce the sale price of land it is providing for the development. It is the Cities intent
to pay itself back for these advances from tax increment from the district. Additional indebtedness may be
required to finance other authorized activities. The total principal amount of bonded indebtedness,including
a general obligation(GO)TIF bond, or other indebtedness related to the use of tax increment financing will
not exceed$7,000,000 without a modification to the TIF Plan pursuant to applicable statutory requirements.
It is estimated that $7,000,000 in bonded indebtedness will be financed with tax increment revenues.
This provision does not obligate the City to incur debt. The City will issue bonds or incur other debt only
upon the determination that such action is in the best interest of the City. The City may also finance the ac-
tivities to be undertaken pursuant to the TIF Plan through loans from funds of the City or to reimburse the
developer on a"pay-as-you-go" basis for eligible costs paid for by a developer.
The estimated sources of funds for the District are contained in the table on the following page.
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-5
SOURCES OF FUNDS TOTAL
Tax Increment $7,350,000
PROJECT REVENUES $7,350,000
Subsection 2-10. Uses of Funds
Currently under consideration for the District is a proposal to facilitate the redevelopment of the area,which
includes a four story building with approximately 10,000 square feet of commercial space and 52 for-sale
residential units and a three story building with approximately 10,000 square feet of commercial space and
32 rental housing units. The City has determined that it will be necessary to provide assistance to the project
for certain costs. The City has studied the feasibility of the development or redevelopment of property in and
around the District. To facilitate the establishment and development or redevelopment of the District,this
TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The
estimate of public costs and uses of funds associated with the District is outlined in the following table.
USES OF FUNDS TOTAL
Land/Building Acquisition- Demolition and Relocation $2,590,000
Public Utilities(pooling, amount to Sac Wac) $535,000
Interest $3,975,000
Administrative Costs (up to 5%) $250,000
PROJECT COSTS TOTAL $7,350,000
The above budget is organized according to the Office of State Auditor(OSA)reporting forms.
It is estimated that the cost of improvements, including administrative expenses which will be paid or
financed with tax increments, will equal $7,350,000 as is presented in the budget above.
Estimated costs associated with the District are subject to change among categories without a modification
to this TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed,
without formal modification,the budget above pursuant to the applicable statutory requirements. Pursuant
to M.S., Section 469.1763, Subd. 2,no more than 25 percent of the tax increment paid by property within the
District will be spent on activities related to development or redevelopment outside of the District but within
the boundaries of Development District No. 1, (including administrative costs, which are considered to be
spent outside of the District)subject to the limitations as described in this TIF Plan.
Subsection 2-11. Business Subsidies
Pursuant to M.S. Sections 116.1.993, Subd. 3,the following forms of financial assistance are not considered
a business subsidy:
(1) A business subsidy of less than $25,000;
(2) Assistance that is generally available to all businesses or to a general class of similar businesses,such
as a line of business, size, location, or similar general criteria;
(3) Public improvements to buildings or lands owned by the state or local government that serve a public
purpose and do not principally benefit a single business or defined group of businesses at the time
the improvements are made;
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-6
(4) Redevelopment property polluted by contaminants as defined in MS., Section 116.1552, Subd. 3;
(5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistance provided for designated historic preservation districts,provided that the
assistance is equal to or less than 50% of the total cost;
(6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to
provide those services;
(7) Assistance for housing;
(8) Assistance for pollution control or abatement, including assistance for a tax increment financing
hazardous substance subdistrict as defined under MS., Section 469.174, Subd. 23;
(9) Assistance for energy conservation;
(10) Tax reductions resulting from conformity with federal tax law;
(11) Workers'compensation and unemployment compensation;
(12) Benefits derived from regulation;
(13) Indirect benefits derived from assistance to educational institutions;
(14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds,and
bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal
Revenue Code of 1986, as amended through December 31, 1999;
(15) Assistance for a collaboration between a Minnesota higher education institution and a business;
(16) Assistance for a tax increment financing soils condition district as defined under MS., Section
469.174, Subd. 19;
(17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation
is 70 percent or more of the assessor's current year's estimated market value;
(18) General changes in tax increment financing law and other general tax law changes of a principally
technical nature.
(19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local
government agency;
(20) Funds from dock and wharf bonds issued by a seaway port authority;
(21) Business loans and loan guarantees of$75,000 or less; and
(22) Federal loan funds provided through the United States Department of Commerce, Economic
Development Administration.
The City will comply with MS., Section 116.1.993 to 116.1994 to the extent the tax increment assistance
under this TIF Plan does not fall under any of the above exemptions. See Appendix F for the Minnesota
Business Assistance Form.
Subsection 2-12. County Road Costs
Pursuant to M.S., Section 469.175, Subd. la,the county board may require the City to pay for all or part of
the cost of county road improvements if the proposed development to be assisted by tax increment will, in
the judgement of the county, substantially increase the use of county roads requiring construction of road
improvements or other road costs and if the road improvements are not scheduled within the next five years
under a capital improvement plan or within five years under another county plan.
If the county elects to use increments to improve county roads, it must notify the City within forty-five days
of receipt of this TIF Plan. The TIF Plan was forwarded to the county 45 days prior to the public hearing.
The City is aware that the county could claim that tax increment should be used for county roads,even after
the public hearing.
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-7
Subsection 2-13. Estimated Impact on Other Taxing Jurisdictions
The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF
Plan would occur without the creation of the District. However, the City has determined that such
development or redevelopment would not occur "but for tax increment financing and that, therefore, the
fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as
follows if the "but for"test was not met:
IMPACT ON TAX BASE
2003/2004 Estimated Captured
Total Net Tax Capacity (CTC) Percent of CTC
Tax Capacity Upon Completion to Entity Total
Sherburne County 61,339,933 161,884 0.2639%
City of Elk River 14,994,764 161,884 1.0796%
ISD No. 728 21,876,035 161,884 0.7400%
IMPACT ON TAX RATES
2003/2004 Percent Potential
Extension Rates of Total CTC Taxes
Sherburne County 0.444050 36.19% 161,884 71,885
City of Elk River 0.437820 35.68% 161,884 70,876
ISD No. 728 0.309530 25.22% 161,884 50,108
Other 0.035740 2.91% 161.884 5.786
Total 1.227140 100.00% 198,654
The estimates listed above display the captured tax capacity when all construction is completed. The tax rate
used for calculations is the actual 2003/Pay 2004 rate. The total net capacity for the entities listed above are
based on actual Pay 2004 figures. The District will be certified under the actual 2004/Pay 2005 rates,which
were unavailable at the time this TIF Plan was prepared.
Subsection 2-14. Supporting Documentation
Pursuant to M.S. Section 469.175 Subd 1, clause 7 the TIF Plan must contain identification and description
of studies and analyses used to make the determination set forth in M.S. Section 469.175 Subd 3, clause (2)
and the findings are required in the resolution approving the TIF district. Following is a list of reports and
studies on file at the City that support the Authority's findings:
• Public Comment Summary
• Historic Context Study Summary
• Housing Plan Summary 2001-2005
• Market Potential Analysis Summary 2000-2010
• Zoning Information for Downtown District
• Downtown Revitalization Project Planning& Project History
City of Elk River Tax Increment Financing Plan for Downtown Phase 1 Tax Increment Financing District No.22 2-8
• Redevelopment Eligibility Assessment : Proposed "Downtown Revitalization Project" Redevelopment
Area- by SEH July 14, 2003
• Traffic Counts- 1999
• TIF Application
• Downtown Riverfront Revitalization Q&A Newsletters
Subsection 2-15. Definition of Tax Increment Revenues
Pursuant to MS., Section 469.174, Subd. 25,tax increment revenues derived from a tax increment financing
district include all of the following potential revenue sources:
1. Taxes paid by the captured net tax capacity,but excluding any excess taxes,as computed under M.S.,
Section 469.177;
2. The proceeds from the sale or lease of property,tangible or intangible, purchased by the Authority
with tax increments;
3. Principal and interest received on loans or other advances made by the Authority with tax increments;
and
4. Interest or other investment earnings on or from tax increments.
Subsection 2-16. Modifications to the District
In accordance with MS., Section 469.1 75, Subd. 4, any:
1. Reduction or enlargement of the geographic area of Development District No. 1 or the District,if the
reduction does not meet the requirements of MS, Section 469.1 75, Subd. 4(e);
2. Increase in amount of bonded indebtedness to be incurred;
3. A determination to capitalize interest on debt if that determination was not a part of the original TIF
Plan, or to increase or decrease the amount of interest on the debt to be capitalized;
4. Increase in the portion of the captured net tax capacity to be retained by the City;
5. Increase in the estimate of the cost of the project,including administrative expenses,that will be paid
or financed with tax increment from the District; or
6. Designation of additional property to be acquired by the City,shall be approved upon the notice and
after the discussion, public hearing and findings required for approval of the original TIF Plan.
Pursuant to MS.Section 469.175 Subd. 4(1),the geographic area of the District may be reduced,but shall not
be enlarged after five years following the date of certification of the original net tax capacity by the county
auditor. If a redevelopment district is enlarged,the reasons and supporting facts for the determination that
the addition to the district meets the criteria of M.S., Section 469.174, Subd. 10,paragraph(a),clauses(1)to
(5),must be documented in writing and retained. The requirements of this paragraph do not apply if(1)the
only modification is elimination of parcel(s)from Development District No. 1 or the District and(2)(A)the
current net tax capacity of the parcel(s)eliminated from the District equals or exceeds the net tax capacity
of those parcel(s) in the District's original net tax capacity or(B)the City agrees that, notwithstanding MS.,
Section 469.177, Subd. 1, the original net tax capacity will be reduced by no more than the current net tax
capacity of the parcel(s)eliminated from the District.
The City must notify the County Auditor of any modification that reduces or enlarges the geographic area
of Development District No. 1 or the District. Modifications to the District in the form of a budget
modification or an expansion of the boundaries will be recorded in the TIF Plan.
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-9
Subsection 2-17. Administrative Expenses
In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of the
City, other than:
1. Amounts paid for the purchase of land;
2. Amounts paid to contractors or others providing materials and services, including architectural and
engineering services, directly connected with the physical development of the real property in the
project;
3. Relocation benefits paid to or services provided for persons residing or businesses located in the
project; or
4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued
pursuant to MS., Section 469.178; or
5. Amounts used to pay other financial obligations to the extent those obligations were used to finance
costs described in clauses(1)to (3).
For districts for which the request for certification were made before August I, 1979,or after June 30, 1982,
administrative expenses also include amounts paid for services provided by bond counsel,fiscal consultants,
and planning or economic development consultants. Pursuant to M.S., Section 469.176, Subd. 3, tax
increment may be used to pay any authorized and documented administrative expenses for the District up
to but not to exceed 10 percent of the total estimated tax increment expenditures authorized by the TIF Plan
or the total tax increments, as defined by M.S., Section 469.174, Subd. 25, clause (I), from the District,
whichever is less.
Pursuant to M.S., Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual
administrative expenses incurred in connection with the District. The county may require payment of those
expenses by February 15 of the year following the year the expenses were incurred.
Pursuant to MS., Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount(currently .36
percent)of any increment distributed to the City and the County Treasurer shall pay the amount deducted to
the State Treasurer for deposit in the state general fund to be appropriated to the State Auditor for the cost
of financial reporting of tax increment financing information and the cost of examining and auditing
authorities'use of tax increment financing. This amount may be adjusted annually by the Commissioner of
Revenue.
Subsection 2-18. Limitation of Increment
Pursuant to M.S., Section 469.176, Subd. la,no tax increment shall be paid to the City for the District after
three(3)years from the date of certification of the Original Net Tax Capacity value of the taxable property
in the District by the County Auditor unless within the three(3)year period:
(1).Bonds have been issued in aid of the project containing the District pursuant to M.S.,Section
469.178,or any other law,except revenue bonds issued pursuant to M.S., Sections 469.152
to 469.165, or
(2) The City has acquired property within the District, or
(3) The City has constructed or caused to be constructed public improvements within the
District.
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2.10
The bonds must be issued, or the City must acquire property or construct or cause public improvements to
be constructed by approximately September,2007 and report such actions to the County Auditor.
The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District
may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow
account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or
redemption date.
Pursuant to M.S., Section 469.176, Subd. 6:
if, after four years from the date of certification of the original net tax capacity of the tax increment
financing district pursuant to MS., Section 469.177, no demolition, rehabilitation or renovation of
property or other site preparation, including qualified improvement of a street adjacent to a parcel
but not installation of utility service including sewer or water systems, has been commenced on a
parcel located within a tax increment financing district by the authority or by the owner of the parcel
in accordance with the tax increment financing plan, no additional tax increment may be taken from
that parcel and the original net tax capacity of that parcel shall be excluded from the original net
tax capacity of the tax increment financing district. If the authority or the owner of the parcel
subsequently commences demolition, rehabilitation or renovation or other site preparation on that
parcel including qualified improvement of a street adjacent to that parcel, in accordance with the
tax increment financing plan, the authority shall cert(to the county auditor that the activity has
commenced and the county auditor shall certify the net tax capacity thereofas most recently certified
by the commissioner of revenue and add it to the original net tax capacity of the tax increment
financing district. The county auditor must enforce the provisions of this subdivision. The authority
must submit to the county auditor evidence that the required activity has taken place for each parcel
in the district. The evidence for a parcel must be submitted by February 1 of the fifth year following
the year in which the parcel was certified as included in the district.For purposes of this subdivision,
qualified improvements of a street are limited to (1) construction or opening of a new street, (2)
relocation of a street, and(3) substantial reconstruction or rebuilding of an existing street.
The City or a property owner must improve parcels within the District by approximately September, 2008
and report such actions to the County Auditor.
Subsection 2-19. Use of Tax Increment
The City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property
located in the District for the following purposes:
1. To pay the principal of and interest on bonds issued to finance a project;
2. to finance,or otherwise pay public redevelopment costs of the Development District No. 1 pursuant
to the MS., Sections 469.001 to 469.047;
3. To pay for project costs as identified in the budget set forth in the TIF Plan;
4. To finance, or otherwise pay for other purposes as provided in MS., Section 469.176, Subd. 4;
5. To pay principal and interest on any loans,advances or other payments made to or on behalf of the
City or for the benefit of Development District No. 1 by a developer;
6. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing
the payment when due of principal of and interest on bonds pursuant to the TIF Plan or pursuant to
MS., Chapter 462C. MS., Sections 469.152 through 469.165, and/or M.S., Sections 469.178; and
7. To accumulate or maintain a reserve securing the payment when due of the principal and interest on
the tax increment bonds or bonds issued pursuant to MS., Chapter 462C, M.S., Sections 469.152
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-I 1
through 469.165, and/or MS., Sections 469.178.
These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other
purposes prohibited by M.S., Section 469.176, Subd. 4.
Tax increments generated in the District will be paid by Sherburne County to the City for the Tax Increment
Fund of said District. The City will pay to the developer(s)annually an amount not to exceed an amount as
specified in a developer's agreement to reimburse the costs of land acquisition, public improvements,
demolition and relocation,site preparation,and administration. Remaining increment funds will be used for
City administration and the costs of public improvement activities outside the District.
Subsection 2-20. Excess Increments
Excess increments,as defined in MS., Section 469.176, Subd. 2,shall be used only to do one or more of the
following:
1. Prepay any outstanding bonds;
2. Discharge the pledge of tax increment for any outstanding bonds;
3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or
4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in
proportion to their local tax rates.
In addition,the City may,subject to the limitations set forth herein,choose to modify the TIF Plan in order
to finance additional public costs in Development District No. l or the District.
Subsection 2-21. Requirements for Agreements with the Developer
The City will review any proposal for private development to determine its conformance with the
Development Program and with applicable municipal ordinances and codes. To facilitate this effort, the
following documents may be requested for review and approval: site plan, construction, mechanical, and
electrical system drawings,landscaping plan,grading and storm drainage plan,signage system plan,and any
other drawings or narrative deemed necessary by the City to demonstrate the conformance of the development
with City plans and ordinances. The City may also use the Agreements to address other issues related to the
development.
Pursuant to MS., Section 469.176, Subd. 5, no more than 25 percent, by acreage, of the property to be
acquired in the District as set forth in the TIF Plan shall at any time be owned by the City as a result of
acquisition with the proceeds of bonds issued pursuant to M.S.,Section 469.178 to which tax increments from
property acquired is pledged, unless prior to acquisition in excess of 25 percent of the acreage, the City
concluded an agreement for the development or redevelopment of the property acquired and which provides
recourse for the City should the development or redevelopment not be completed.
Subsection 2-22.Assessment Agreements
Pursuant to M.S., Section 469.177, Subd. 8, the City may enter into a written assessment agreement in
recordable form with the developer of property within the District which establishes a minimum market value
of the land and completed improvements for the duration of the District. The assessment agreement shall be
presented to the County Assessor who shall review the plans and specifications for the improvements to be
constructed,review the market value previously assigned to the land upon which the improvements are to be
constructed and,so long as the minimum market value contained in the assessment agreement appears,in the
City of Elk River Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.22 2-12
judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the minimum
market value agreement.
Subsection 2-23. Administration of the District
Administration of the District will be handled by the City Administrator.
Subsection 2-24.Annual Disclosure Requirements
Pursuant to MS., Section 469.175, Subd. 5, 6, and 6b the City must undertake financial reporting for all tax
increment financing districts to the Office of the State Auditor, County Board,County Auditor and School
Board on or before August 1 of each year. M.S., Section 469.175, Subd. 5 also provides that an annual
statement shall be published in a newspaper of general circulation in the City on or before August 15.
If the City fails to make a disclosure or submit a report containing the information required by MS., Section
469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution of tax
increment from the District.
Subsection 2-25. Reasonable Expectations
As required by the TIF Act,in establishing the District,the determination has been made that the anticipated
development would not reasonably be expected to occur solely through private investment within the
reasonably foreseeable future and that the increased market value of the site that could reasonably be expected
to occur without the use of tax increment financing would be less than the increase in the market value
estimated to result from the proposed development after subtracting the present value of the projected tax
increments for the maximum duration of the District permitted by the TIF Plan. In making said
determination, reliance has been placed upon written representation made by the developer to such effects
and upon City staff awareness of the feasibility of developing the project site. A comparative analysis of
estimated market values both with and without establishment of the District and the use of tax increments has
been performed as described above. Such analysis is included with the cashflow in Appendix G, and
indicates that the increase in estimated market value of the proposed development (less the indicated
subtractions)exceeds the estimated market value of the site absent the establishment of the District and the
use of tax increments.
Subsection 2-26. Other Limitations on the Use of Tax Increment
1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF
Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the
Development District No. I pursuant to the M.S., Sections 469.001 to 469.047.Tax increments may not
be used to circumvent existing levy limit law. No tax increment may be used for the acquisition,
construction,renovation,operation,or maintenance of a building to be used primarily and regularly for
conducting the business of a municipality,county,school district,or any other local unit of government
or the state or federal government.This provision does not prohibit the use of revenues derived from tax
increments for the construction or renovation of a parking structure.
2. Pooling Limitations. At least 75 percent of tax increments from the District must be expended on
activities in the District or to pay bonds,to the extent that the proceeds of the bonds were used to finance
activities within said district or to pay,or secure payment of,debt service on credit enhanced bonds. Not
more than 25 percent of said tax increments may be expended,through a development fund or otherwise,
on activities outside of the District except to pay,or secure payment of,debt service on credit enhanced
City of Elk River Tax Increment Financing Plan for Downtown Phase 1 Tax Increment Financing District No.22 2-13
bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they
were solely for activities outside of the District.
3. Five Year Limitation on Commitment of Tax Increments. Tax increments derived from the District shall
be deemed to have satisfied the 75 percent test set forth in paragraph(2)above only if the five year rule
set forth in MS., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year
following certification of the District, 75 percent of said tax increments that remain after expenditures
permitted under said five year rule must be used only to pay previously committed expenditures or credit
enhanced bonds as more fully set forth in M.S., Section 469.1763, Subd. 5.
4. Redevelopment District. At least 90 percent of the revenues derived from tax increment from a
redevelopment district must be used to finance the cost of correcting conditions that allow designation
of redevelopment and renewal and renovation districts under M.S.,Section 469.176Subd. 4j. These costs
include, but are not limited to, acquiring properties containing structurally substandard buildings or
improvements or hazardous substances,pollution,or contaminants,acquiring adjacent parcels necessary
to provide a site of sufficient size to permit development, demolition and rehabilitation of structures,
clearing of the land,the removal of hazardous substances or remediation necessary for development of
the land,and installation of utilities, roads, sidewalks, and parking facilities for the site. The allocated
administrative expenses of the City,including the cost of preparation of the development action response
plan,may be included in the qualifying costs.
Subsection 2-27. Summary
The City of Elk River is establishing the District to preserve and enhance the tax base,redevelop substandard
areas, and provide employment opportunities in the City. The TIF Plan for the District was prepared by
Ehlers&Associates,Inc.,3060 Centre Pointe Drive,Roseville,Minnesota 55113,telephone(651)697-8500.
City of Elk River Tax Increment Financing Plan for Downtown Phase 1 Tax Increment Financing District No.22 2-14
APPENDIX A
PROJECT DESCRIPTION
Tax Increment Financing District No. 22 is being established to facilitate the redevelopment of the Bluff
Block and Jackson Block in downtown Elk River.The project is part of the Downtown Revitalization Project,
with the primary goal being to assume the long-term viability of downtown by making a connection to the
rest of the community and by utilizing the riverfront location. The redevelopment will enhance downtown
Elk River's role as a residential, retail and commercial area and revitalize investment in the downtown
business district.
The Bluff Block Development will include 10,000 square feet of commercial development on the first floor
along Main Street and 52 units of for-sale housing above the commercial.The development will also include
70-80 below grade parking stalls for the housing and commercial residents.
The Jackson Block Development will also include 10,000 square feet of commercial development on the first
floor along Jackson Street and at the corner of Jackson and Main. Above the commercial development will
be 32 units of 1- and 2-bedroom rental housing. The development will also include up to 52 below grade
parking units for housing and commercial residents.
APPENDIX A-1
APPENDIX B
MAP(S) OF DEVELOPMENT DISTRICT NO. I AND THE DISTRICT
APPENDIX B-I
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APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT
The District encompasses all property and adjacent rights-of-way identified by the parcels listed below.
Parcel Numbers Address Owner
75-405-0450 641 Main St. MetroPlains
75-405-0460 631 Main St. US Bank
75-404-0140 N/A US Bank
75-405-0470 621 Main St. Laura Nadeau
75-404-0141 N/A Al &Margaret Nadeau
75-405-0310 645 Main St.NW City of Elk River
APPENDIX c-I
APPENDIX D
REDEVELOPMENT QUALIFICATIONS FOR THE DISTRICT
To be added prior to the public hearing
APPENDIX D-t
APPENDIX E
PRIOR PLANNED IMPROVEMENTS
APPENDIX E-I
P.O. Box 490
Elk River, MN 55330
:ey or 763/441-4900 PERMIT NO.: 0300625
E� Fax 763/441-7425 04i'"v9i'0r-
River DATE ISSUED:
Address : €41 Hain St Nw
PIN : 75-405-0450
Legal Desc : Subdivision Village
Lot 2 Block 4 Parcel 33
Permit Type : Building
Property Type : Coraeercial
Construction Type: Remodel
Activity 327 Stores & Customer Services
Permit Applicant:
WEEKS. TAME(
BUILDING INSPECTION RECORD
24 HOUR NOTICE REQUIRED FOR ALL INSPECTIONS.
OCCUPANCY AND USE NOT AUTHORIZED UNTIL
FINAL INSPECTION COMPLETED.
INSPECTION TYPE DATE INSPECTOR INSPECTION TYPE DATE INSPECTOR
D nrn_H-In* DT.TTTRR Ma DfTTt-u-TT.T tal-.r
FRAMING P oN-STRUcTT nAL HVAC FINAL
PLUMBING FINAL ACCESSIBLE AND USABLE BLIRC
u6 LY.L'i'kite C 11b ritJnL
■SPECTION COMMENTS:
i -.,cordance with City Ordinance, new or substantially remodeled buildings shall not be occupied until all
Cork has been approved, and a Certificate of Occupancy has been issued by the Building Department.
OTE: THIS CARD MUST BE POSTED IN THE GARAGE OR TAPED TO AN CALL FOR INSPECTIONS WEEKDAYS:
ACCESSIBLE WINDOW BEFORE CALLING FOR INSPECTIONS. Electrical: 743-3149 7:00 AM-8:30 AM
MAINTAIN THIS RECORD CARD UNTIL WORK IS COMPLETE. Heating: 441-4900 8:00 AM-4:30 PM
Plumbing: 441-4900 8:00 AM-4:30 PM
Q..ZI.4in..• AA1_sann 0.111 AAA _ A.']!1 DIA
P.O. Box 490
City of Elk River, MN 55330 PERMIT NO.: .)300-35
El 763/441-4900
River Fax 763/441-7425 DATE ISSUED: 04(05/2005
Address : 641 Main St Nw
PIN : 75-405-0450
Legal Desc : Subdivision Village
Lot 2 Block 4 Parcel 33
Permit Type : Building
Property Type : Commercial
Construction Type : Remodel
Activity : 327 Stores & Customer Services
Valuation - : 3,000.00
NOTE: Plumbing permit 0300780 issued to Phil Olson - 3 fixtures on 4/3/03- Mr.
Olson's Master Plumber's license is good until 12/31/2003 and he will
bring a copy of his bond on 4/4/03. SR
OWNER
Permit Fee Schedule $SE
Cairns, Lee Plan Check Commercial 4E4 .11
State Surcharq Building $1.50
, - Total $138 .8€
Paid with check # 2008
APPLICANT
WEEKS, TAITIT
IMPORTANT! PLEASE READ
:PARATE PERMITS ARE REQUIRED FOR ELECTRICAL,
TUMBLING, HEATING,VENTILATING OR AIR CONDI-
)NING.
IIS PERMIT BECOMES NULL AND VOID IF WORK OR
)NSTRUCTION AUTHORIZED IS NOT COMMENCED
THIN 180 DAYS, OR IF CONSTRUCTION OR WORK IS
ISPENDED OR ABANDONED FOR A PERIOD OF 180
kYS AT ANY TIME AFTER WORK IS COMMENCED.
•
iEREBY CERTIFY THAT I HAVE READ AND EXAMINED
IIS APPLICATION AND KNOW THE SAME TO BE TRUE
ID CORRECT. ALL PROVISIONS OF LAWS AND ORDI-
NCES GOVERNING tHIS TYPE OF WORK WILL BE
)MPLIED WITH WHETHER SPECIFIED HEREIN OR NOT.
IE GRANTING OF A PERMIT DOES NOT PRESUME TO
JE AUTHORITY TO VIOLATE OR CANCEL THE PROVI-
)NS OF ANY OTHER STATE OR LOCAL LAW REGULAT-
3 CONSTRUCTION OR THE PERFORMANCE OF Signature •
>NSTRUCTION.
ccnan Arc nen\•Irc. l"celinncn cell" UII ATL1CO TUAA1 ncarl"tntn Annvr
a�
Ch, of \44�j PERICT# �l 9v7
Elk RECEIVED BY
1 y e CITY OF ELK RIVER
DATE:
BUILDLNG DEPARTMENT
13055 ORONO 49RA�NAY"
PO BOX 490
ELK RIVER,bfN 55330
INSPECTION SCHEDULING (763) 441-4900
MECHANICAL. PERMIT APPLICATION //h/O
Site Address: �� (-7 ( i ci +1 i 5+ Suite/Unit
The Applicant is: Owner ❑ Contractor ❑ Other ❑
Property NAME
Owner ADDRESS
Y il4kiT CITY STATE ZIP
TELEPHONE
•
NAME 1 a;e117'11 //L'/-G/ S
Contractor ADDRESS ! 917 / L' �
4`nier ' 47
CITY ����i�lr STATE in'/ ZIP 5'57 33/7
TELEPHONE 76 3 Ly7-8 3 7 LICENSE#
NAME
Engineer ADDRESS
CITY STATE - ZIP
TELEPHONE RE G#
USE TYPE
Single Family❑ Townhouse ❑ Commercial/Industrial
Multi-Family ❑ Institutional ❑ Other (0) ❑
New ❑ Addition (ADD Alter (_4LT)❑ Repair (REP)E1 Other (0)0
PLEASE COMPLETE OTHER SIDE OF APPLICATION
^° SEPARATE PERMITS ARE REQUIRED FOR BUILDING, ELECTRIC, GAS, OR PLUMBING
Derpiled description of work: t` ! d .4.a--, �O C'r} ��r'G� 61
Q vt a f.f Es'�•\ G ; f o S »�
Please check all boxes that apply
❑ 4/C ❑ Boiler ❑ Class 1 Hood
Air to Air exchanger K Combustion Air ❑ Class II Hood
❑Dryer Venting ❑ Pool Heater ❑Heat Pump Appliance
Xj Duct work('/10✓e On€ ❑ Refrigeration ❑ Overhead Radian Heaters
❑Furnace ❑ Solar up
Unit Heater
❑ Other
Fill in the appropriate boxes below:
Make Model# Heat Fuel Flue Input CFM Tons Hp
Loss/Gain Diameter (BTU)
1
•
All Fees are based on valuation, including cost of labor and materials.
The minimum fee is $45.00+state surcharge. 0J
TOTAL JOB VALUATION: $ 500'
PERMIT FEE $ �-5.0U (1 Y2% of Total Job Valuation -minimum of$45.00)
c. "
SURCHARGE $ •0 minim—
`" (.0005 x Total Job Valuation- um $.50)
TOTAL DUE $ - X6''5 (make checks payable to: City of Elk River)
THIS IS AN APPLICATION FOR A PERMIT- IT IS NOT VALID UNTIL PROCESSED
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NAiv1G OF APPLICANT
C7V%I Yr.y' I/(,'•i-�t S DATE: 7 /� /c-�
Please or print
SIGNATURE OF APPLICANT i'
/--
�j �
0300760
REPRINTED ON 07/15/2004 04/03/2003
Address : 641 Main St Nw
PIN : 75-405-0450
Legal Desc : Subdivision Village
: Lot 2 Block 4 Parcel 33
Permit Type : Plumbing
Property Type : Commercial
Construction Type: Remodel
Activity : 0/s
Plumbing Fixtures 3
NOTE: State License good until 12/31/2003, Phil Olson will bring in updated bond
on 4/4/03. SR
Plumbing $45. 00
Cairns, Lee State Surcharge Plumbing $0. 50
Total $45. 50
Paid with check # 5281
NORTHERN PLUMBING TECHNOLOGIES
16385 230th Avenue
Elk River, MN 55330
763/263-8995
U, Permit Number: 0;' ' 09(c 41
Planning Department
City or
El7�k J Sign Permit Application Form
River (One Per Sign)
Property Inf ormation
Address: 6 Y/ 474-r/7 574- Parcel Number: 75-
Legal Description: (attach if necessary)
���/ I
Name: ryy wel,c
f!ft— .fl ��}l�l'11 ` .)
Address: 6, t/I• !'khinsJ . GIKI�iJW ait rpxi
Street City State ZipCode
Phone (w): 7( 3 ifigj ( , Fax: Phone(H):
2.VI-8373
Signature: - • a. Date: W/eVat3
Owner Infor a,thin n [
Name: Is '44 165 • ,!.(ifs .'JJ
Address: 611/ in fn 11�D IJ? /A-5 7./776
Street City State ZipCode
Phone(w): ?/a G31 /0.1 Fax: ! Phone (H):.'
Signature: �r�'`;. Date:
I hereby certify that I have furnished information on this a.p ication,`hich is to the best of my kn I ge true and
correct. I also certify that lam the owner or authorized agent for the above-mentioned propert a that all
construction will conform to all existing stare and local laws and will proceed in accordance with submitted plans. I am
aware that this permit can be revoked for just cause. Furthermore,I hereby agree that the City Official or designee may
enter upon the property to perform needed inspections. This permit becomes null and void if work or construction
authorized is not commenced within 180 days,or if construction or work is suspended or abandoned fora period of 180
days at any time after work is commenced.
•
Submittal Requirement=
❑ Completed Application
❑ Site Plan of Property Showing Sign Location
❑ Building Elevations(Wall Signs)
❑ Plans and Specifications
Sign Information
Sign Type: (Wall _Free Standing Temporary
Date(s)of Display:
Sign Size: WidthS Height: - Square Feet
Sign Message: 2 5-_ ,L X IT 5c,...re size 6S ore)..e.-
Fee Schedule - •
0 to 100 Square Feet: $30.00
101 to 300 Square Feet: $90.00
Over 300 Square Feet: S150.00
Temporary Signs: $50.00 Deposit
Temporary Sign Permit Deposits are returned to the applicant once the City,receives a request in
writing for the d posit.
c4 . `�4c3..
Planning Depar ent Building Department Date
•
0300969
04/22/2003
Address : 641 Main St Nw
PIN : 75-405-0450
Legal Desc : Subdivision Village
: Lot 2 Block 4 Parcel 33
Permit Type : Sign
Property Type : Commercial
Construction Type: New
Activity : O/s
NOTE: wall sign same location as previous sign 2 1/2 ' x 18 '
: Sign $30. 00
alrns, Lee
Total $30. 00
Paid with check # 2021
?EEKS, TAMMY
APPENDIX F
MINNESOTA BUSINESS ASSISTANCE FORM
(MINNESOTA DEPARTMENT OF EMPLOYMENT AND ECONOMIC DEVELOPMENT)
F-1
APPENDIX
I Pi "'p ".
limuc 4 Please fill in date agreement signed (same as question 21)
Minnesota Business Assistance Form
• The Minnesota Business Assistance Form(MBAF) is used to report each business subsidy and financial assistance
agreement signed from August 1, 1999 through December 31,2003 unless goals have been achieved and reported
in a MBAF per Minn. Stat. §116J.993 to §116J.995.
• The following government agencies must submit a MBAF: 1)any local government/agency that signed a business
subsidy agreement since January 1, 1999, or represents a population of more than 2,500;2)all state government
agencies authorized to provide business subsidies.
• If a local or state government agency that is required to report has not done so by April 1,DEED will mail a
warning. If it fails to report by June 1, it may not award any business subsidies until a report has been filed.
• Questions? Call(651)296-0580. Information on where to mail or fax your completed MBAF(s)is on page 4.
Section 1 Grantor Information
1. Name of grantor(funding entity) 2. Name of person completing this form
3. Street address 4. City 5. ZIP code
6. County 7. Phone number 8. Fax number 9. E-mail address
10. Please indicate who in your organization should receive the MBAF if different from the person in Question 2.
Name/Title Phone number Street address City ZIP code
11. Classification of grantor(Mark one.If grantor is entity 12. Has your organization held a public hearing on and
created by gov't agency,please indicate affiliation. For adopted criteria for awarding business subsidies in
example,a city EDA would check "City government.") compliance with Minn. Stat. §116J.994?(Mark one.)
• City government • •Yes,in 2004 (attach criteria)
• •Yes,in 2004 but have not yet adopted criteria
• County government • •Yes,prior to 2004
• •Regional government If Yes.
Hearing Date: Year Criteria Submitted:
• -State government
• •No
• 'Other(Please spec.) • 'Other(Please attach explanation.)
13. Has your organization signed any agreements to award a business subsidy or financial assistance from August 1, 1999
through December 31,2003 unless goals have been achieved and reported in a previous filed MBAF? (Mark one.)
• •Yes (Complete the remainder of the form unless goals have been achieved and • •No (Stop here,go to section 5 on page 4.)
reported in a previously filed MBAF per Minn. Stat.§116.1.993 and§116.1.994.)
Section 2 Recipient Information
14. Name of business or organization 15. Address where business subsidy or financial assistance
receiving subsidy or financial assistance will be used
Street address City State ZIP code
16. Does the recipient have a parent corporation?(Mark one.)
• •Yes(Indicate name and address of parent corporation below. If more than one, indicate ultimate owner.)
• No
Name of parent corporation Street address City State ZIP code
Minnesota Business Assistance Form(1/14/04) Page 1 of 4 Dept.of Employment &Economic Development
17. Industry of recipient's facility(Mark one.):
• 'Manufacturing • •Services • •Finance,Insurance,Real Estate
• 'Retail Trade • Wholesale Trade • 'Construction • Other(please specify)
18. Did the recipient relocate as a result of signing this agreement?(Mark one.)
• •Yes(Indicate city and state of previous address and reason recipient did not complete this project at that address.)
• No(Go to Question 19.)
City/State of previous address Reason project not completed at previous address
19. Would the recipient have remained in previous location or relocated elsewhere if not awarded this business subsidy or
financial assistance?(Mark one.)
• 'Remained at previous location • 'Relocated to different Minnesota location • 'Relocated outside Minnesota
Section 3 Agreement Information
20. Total dollar value of business subsidy or financial 21. Date agreement signed(In addition to the agreement
assistance(Please separate value by type in Questions 24 date, indicate any dates the agreement was amended.)
and 25.)
22. Benefit date(Indicate the date the recipient will benefit from the business subsidy or financial assistance. For example,
indicate the date improvements were finished,equipment was placed into service,or the recipient occupied the property,
whichever is earlier.)
23. Does the agreement provide a business subsidy or one of the four types of financial assistance(see Question 25)required to
be reported? (Mark one.)
• 'business subsidy • 'financial assistance
24.If the agreement provided a business subsidy,please 25. If the assistance was one of the four types of financial
indicate the type(s)and total dollar value for each type. assistance,please indicate the type(s).
• mot applicable,agreement provided financial assistance • mot applicable,agreement provided a business subsidy
• 'loan(only principal) $ • assistance for property polluted $
• 'grant(i.e.,forgivable loan) $ by contaminants
• 'ax abatement $ • assistance for renovating building $
• •TIF or other tax reduction or deferral $ stock or bringing it up to code,and
• 'guarantee of payment $ assistance provided for designated
• 'contribution of property or infrastructure $ historic preservation districts,when
• 'preferential use of governmental facilities $ 50%or less of total cost
• 'and contribution $ • assistance for pollution control or $
• "other(Specify subsidy type.) $ abatement
• -assistance for a TIF soils condition district $
26. If the assistance included tax increment financing,please 27. Are any other grantors providing a business subsidy or
indicate the type of TIF district?(Mark one.) financial assistance to the same project? (Mark one.)
• mot applicable,assistance was not in the form of TIF • Yes(Specify each grantor and the value of their
assistance below;attach an additional sheet if necessary.)
• 'redevelopment
• •renewal and renovation • No
• 'soils condition
• 'economic development Grantor(s)and value of the agreement(s):
• "mined underground space
• 'hazardous substance subdistrict
Grantor Value($)
Grantor Value($)
Minnesota Business Assistance Form(1/14/04) Page 2 of 4 Dept.of Employment &Economic Development
Section 4 Goals and Public Purpose Identified in the Agreement
28. Minn.Stat. §116.1.994 requires that business subsidy and financial assistance agreements state a public purpose. Which
of the following public purposes were stated in the agreement? (Mark all that apply.)
• •Enhancing economic diversity • 'Increasing tax base(cannot be only purpose)
• Creating high-quality job growth • Other(please specify)
• Job retention
• •Stabilizing the community
29. Indicate whether the agreement included the following types of goals,and whether the recipient had attained those goals
at the time of this report. (Fill in the boxes and attainment date(a)for each goat)
Goals Target attainment All goals
established? dates(month&year) attained?
A)Specific wage and job goals to be attained within 2 years • Yes • •No • •Yes • No
B)Other job-creation and/or retention goals • •Yes • •No • •Yes • No
C)Other wage goals • •Yes • •No • •Yes • No
D)Other goals other than wage and job goals • •Yes • No • •Yes • No
(Please attach descriptions of goals and progress toward
attainment if not documented in Questions 30 and 31.)
30. For each of the following wage categories,indicate the job creation and/or retention goals stated in the
agreement and the average hourly value of any employer-provided health insurance goals for those jobs. (Only indicate job
creation goals in full-time equivalents if you are unable to separate goals by full-and part-time positions.)
Full-time Part-time/ FTE(only if goals not
Hourly Wage Job Seasonal/Temp. stated as FT/PT) Job Retention Hourly Value of
(excluding benefits) Creation Job Creation Job Creation Health Insurance
no hourly wage-level goal $
less than$7.00 $
$7.00 to$8.99 - $
$9.00 to$10.99 $
$11.00 to$12.99 $
$13.00 to$14.99 s
$15.00 and higher
31. For each of the following wage categories, indicate the number of actual jobs created and/or retained since the benefit
date and the actual hourly value of any employer-provided health insurance for those jobs. (Only indicate job creation in
full-time equivalents if you are unable to separate job creation into full-and part-time positions.)
Full-time Part-time/ FTE(Logy if unable to
Hourly Wage Job Seasonal/Temp. separate FT/PT) Job Retention Hourly Value of
(excluding benefits) Creation Job Creation Job Creation Health Insurance
less than$7.00
$7.00 to$8.99
$9.00 to$10.99 s
$11.00 to$12.99 $
$13.00 to$14.99 $
$15.00 and higher s
32. Has the recipient achieved all goals(see Questions 29,30 and 31)and fulfilled all obligations stipulated in the agreement?
(Mark one.)
• •Yes • No
Minnesota Business Assistance Form(1/14/04) Page 3 of 4 Dept.of Employment &Economic Development
Section 5 Recipients Failing to Fulfill Obligations
(Do not complete this section if you completed it on another MBAF submitted to DEED.)
33. During the period January 1,2003 through December 31,2003,did your organization have any recipients who failed to
report as required by Minn. Stat. §1161.993 and§116.1.994? (Mark one.)
• •Yes(Indicate the name of each recipient failing to report and the value of subsidy or financial assistance awarded to that
recipient. Attach additional pages if necessary.)
• No
Name of recipient Type of subsidy or assistance(See Questions 24 and 25.) Value of subsidy or assistance
34. Did your organization have any recipients who failed to achieve any goals or fulfill any other obligations under an
agreement signed on or after August 1, 1999,that were required to be fulfilled by the time of this report?(Mark one.)
• •Yes(Complete the remainder of this section.) • •No(Stop here and submit form to DEED.)
35.-39. Provide the following information for each recipient failing to fulfill goals or any other terms of an agreement that
were to be attained by the time of reporting. (Attach additional pages if necessary.)
35. Information on recipient and agreement:
Name of recipient in default Type of subsidy or assistance Initial value of
subsidy or assistance
Street address of recipient City/ZIP code of recipient Outstanding value of
subsidy or assistance
36. Reason(s)for default(Mark all that apply.):
• •recipient ceased operation • recipient relocated to a different community
• •recipient was unable to fill vacant positions • rather(Specify reason.)
37. To date,has the recipient fulfilled its repayment obligation?(Mark one.)
• •Yes • •No,recipient has begun to repay the assistance. • •No,recipient has not begun to repay the assistance.
38. Has the agreement been amended to extend the recipient's deadline for fulfilling its obligations?(Mark one.)
• •Yes • •No
39. Describe the steps being taken to bring recipient into compliance or recoup the subsidy:
Return your completed MBAF(s)by April 1.2004,to:
Minnesota Business Assistance Form
Minnesota Department of Employment and Economic Development-AEO
500 Metro Square, 121 East Th Place
St. Paul,MN 55101-2146
Or fax to: (651)215-3841
Minnesota Business Assistance Form(1/14/04) Page 4 of 4 Dept.of Employment &Economic Development
•
APPENDIX G
ESTIMATED CASH FLOW FOR THE DISTRICT
APPENDIX G-I
8/1812004 Metro Plains-BOTH -Developer Fronts Land Acquisition Page 1 of 2
CITY OF ELK RIVER-RIVERFRONT REDEVELOPMENT AREA
DRAFT FOR DISCUSSON ONLY
AMOUNT TO DEVELOPER(Based on a Un no Inflation TIP Run) 2,090,000
.77 sum 6,75%
0llmed 6.75%
AMOUNT TOTAL A DIBUI LAND 600,000 IeV
TAL LANOmMLNNO ACOUSOTION DEMO.AND RELO. 2,680,000
Other Public utilities(pooling) 115,000
AMOUNT TO SAC WAC(Public Utilities) 340,000
TOTAL PUBLIC UTILITIES 535,000
ADMINISTRATION 250,000 /TOtM llF Y 67,345,354
INTEREST 3,076,000
PROJECT TOTAL COSTS 7,350,000
Metro Plains Area A-Riverfront Redevelopment
Base Project Captured Seml-Annual Stab Seml-Annual Admin. Pooling Semi-Annual PAYMENT DATE
PERIOD BEGINNING Tax Tax Tax Gross Tax Auditor Net Tax at at Gross Tax PERIOD ENDING
Yrs. Mtn. Yr. Capacity Capacity CalracIty Increment 0.36% Increment 5.00% 9.00% Increment Yrs. MM. Yr.
0.0 02-01 2003 9,305 9,305 NO InMtbn 00 08-01 2003
0.0 08-01 2003 9,305 0305 On Adman First Year far 0.0 02-01 2004
0.0 02-01 2004 9,305 9,305 Present Value Date 08-01-04 TIF Y 2006 0.0 08.01 2004
0.0 0801 2004 9,305 9,305 PIrst Full year 0 0.D 02-01 2005
0.0 02-01 2005 9,305 9,305 0 OM 2007. 0 0.0 08-01 2005
0.0 08-01 2005 9,305 9,305 0 u 0 0.0 02-01 2006
0.0 02-01 2006 9,305 9,305 0 0 \0 0.5 08-01 2006
0.5 08-01 2006 9,305 9,305 0 0 1.0 02-01 2007
1.0 02-01 2007 9,305 171,150 61,84 99,30 (35 ) 98,946 (4,94 ) (5,937) 88,062 1.5 08-01 2007
1.5 06-01 2007 9,305 171,150 6184 99,30 (35 ) 98,946 (4,94 ) (5,937) 88,062 2.0 02-01 2008
2.0 02-01 2008 9,305 176,285 66,97 0245 (36 ) 02,085 (4,94 ) (6,125) 91,012 2.5 08-01 2008
2.5 08-01 2008 9,305 178,285 66,97 02,454 (36 ) 02,085 (4,94 ) (6,125) 91,012 3.0 02-01 2009
3.0 02-01 2009 9,305 181,573 72,26 05,698 (38 ) 05,318 (4,94 ) (6,319) 94.052 3.5 08-01 2009
3.5 08-01 2009 9,305 181.573 72,28 05,698 (38 ) 05,318 (4,94) (6,319) 94,052 4.0 02-01 2010
4.0 02-01 2010 9,305 187,020 77,71 09,041 (39) 08,648 (4,94) (6,519) 97,182 4.5 08-01 2010
4.5 08-01 2010 9,305 187,020 77,71 09,041 (39) 08,648 (4,94) (6,519) 97,182 5.0 02-01 2011
5.0 02-01 2011 9,305 192,631 83,32 12,483 (40) 12,078 (4,94) (6,725) 00,406 5.5 08-01 2011
5.5 08-01 2011 9,305 192,631 83,32 12,483 (40) 12,078 (4,94) (6,725) 00,406 6.0 02-01 2012
6.0 02-01 2012 9,305 198,410 89,10 16,029 (41 ) 15,611 (4,94) (6,937) 03,727 6.5 08-01 2012
6.5 08-01 2012 9,305 198,410 89.10 16,029 (41 ) 15,611 (4,94 ) (6,937) 03,727 7.0 02-01 2013
7.0 02-01 2013 9,305 204,362 95,05 19,681 (43 ) 19,250 (4,94 ) (7,155) 07,148 7.5 08-01 2013
7.5 08-01 2013 9,305 204,362 95,05 19,681 (43 1 19,250 (4,94 ) (7,155) 07,148 8.0 02-01 2014
8.0 02-01 2014 9,305 210,493 01,18 23,443 (444) 22,998 (4,94 ) (7,380) 10,671 8.5 0301 2014
8.5 08-01 2014 9,305 210,493 01,16 23,443 (44 ) 22,998 (494 ) (7,380) 10,671 9.0 02-01 2015
9.0 02-01 2015 9,305 216,808 07,50 27,317 (45 ) 26,859 (4,94 ) (7.612) 14,300 9.5 06-01 2015
9.5 08-01 2015 9,305 216,808 07,50 27.317 (45 ) 26,859 14,94 ) (7,612) 14,300 10.0 02-01 2016
10.0 02-01 2016 9,305 223,312 14,00 31.308 (47 ) 30,836 (4,94 ) (7,850) 18,038 10.5 08-01 2016
10.5 08-01 2016 9.305 223,312 14,00 31,308 (47 ) 30,836 (4,94 ) (7,850) 18,038 11.0 02-01 2017
11.0 02-01 2017 9,305 230,011 20,706 35.419 (488) 34,931 (4,94 ) (8.096) 21,888 11.5 08-71 2017
11.5 08-01 2017 9,305 230,011 20,706 35419 (468) 34,931 (4,94 ) (8.098) 21,888 12.0 02-01 2010
12.0 02-01 2018 9,305 236,912 27.607 39,853 (503) 39,150 (4,94 ) (8.349) 25,854 12.5 08-01 2018
12.5 08-01 2018 9,305 236,912 27,807 39.853 (503) 39.150 (4,94 ) (8,349) 25,854 13.0 02-01 2019
13.0 02-01 2019 9.305 244,019 34,714 44,013 (518) 43,495 (4,94) 686101 29,938 13.5 08-01 2019
13.5 08-01 2019 9,305 244,019 34,714 44,013 (518) 43,495 (4.94 ) (8,6101 29,938 14.0 02-01 2020
14.0 02-01 2020 9,305 251,340 42,035 48,505 (535) 47.970 (4,94 1 (8,878) 34,145 14.5 0301 2020
14.5 0301 2020 9,305 251,340 42,035 48,505 (535) 47,970 (4,94) (8,878) 34,145 15,0 02-01 2021
15.0 02-01 2021 9,305 258,880 49,575 53,132 (551) 52,580 (4,94 ) (9,155) 38.478 15.5 0801 2021
15.5 08-01 2021 9,305 258,880 49,575 53,132 (551) 52,580 (4,94 ) (9,155) 38,478 16.0 02-01 2022
160 02-01 2022 9,305 266,646 57,341 57,897 (568) 57,328 (494 ) (9,440) 42,941 16.5 0801 2022
18.5 08-01 2022 9,305 266,648 57,341 57,897 (568) 57,326 (4,94 ) (9,440) 42,941 17.0 02-01 2023
17.0 02-01 2023 9,305 274,646 265,340 62,805 (586) 62,219 (4,94 ) (9,733) 47,538 17.5 08-01 2023
17.5 0801 2023 9,305 274,646 265,340 621805 (586) 62,219 (4,94 ) (9,733) 47,538 18.0 02-01 2024
18.0 02-01 2024 9,305 282,885 273,580 67,880 (604) 67,256 (4,94 ) (10,035) 52,273 18.5 06-01 2024
18.5 08-01 2024 9,305 282,885 273,580 67,660 (604) 67,256 (4,94 ) (10,035) 52,273 19.0 02-01 2025
19.0 02-01 2025 9,305 291,371 282,066 73,067 (623) 72,444 (4,94 ) (10,347) 57,150 19.5 08-01 2025
19.5 08-01 2025 9,305 291.371 282,066 73,067 (623) 72,444 (4,94 ) (10.347) 57,150 20.0 02-01 2026
20.0 02-01 2026 9,305 300,113 290,808 78,431 (642) 77.788 (4,94 1 (10,867) 62,174 20.5 08--01 2026
20.5 08-01 2026 9,305 300,113 290,808 78.431 (642) 77,788 (4,94 ) (10,667) 62,174 21.0 02-01 2027
21.0 02-01 2027 9,305 309,116 299,811 83,955 (662) 83.293 (4,94 1 (10,998) 67,348 21.5 08-01 2027
21.5 08-01 2027 9,305 309.116 299,811 83,955 (662) 83.293 (4,94 I (10,998) 87,348 22.0 02-01 2028
22.0 02-01 2026 9,305 318.389 309,084 89,645 (683) 88.962 (4,94) (11,338) 72.677 I used 6.75%es 28
22.5 08-01 2028 9,305 318,389 309,084 89,645 (683) 88,962 (4,94 ) (11338) 72,877 rounded it to 29
23.0 02-01 2029 9,305 327,941 318,636 95,506 (704) 94,802 (4,94 ) (11,688) 78.166 62,090000, 29
235 08-01 2029 9,305 327,941 318,636 95.506 (704) 94,802 (4,94 ) (11 688) 76,166 (3D
24.0 02-01 2030 9,305 337,779 328,474 01,542 (726) 00,816 (4,94 ) (12,049) 83,820 24.5 08-01 2030
24.5 0301 2030 9,305 337,779 328,474 01,542 (726) 00,816 (4,94 ) (12.049) 83,820 25.0 02-01 2031
25.0 02-01 2031 9,305 347,913 338,608 07,760 (748) 07,012 (4,94 ) (12,421) 89,644 25.5 08-01 2031
25.5 0301 2031 9,305 347913 338,608 07,760 (748) 07,012 (4,94 ) (12,421) 89 644 26.0 02-01 2032
Totals 7,371,803 (26,639) 7,346,364 (247,364) (440,721) 6,667,269
Present Value Date 08-01-04 , 3,200,998 (117,264) (192,060) 2,891,674
PrWUd by Ehlers CaMlbw 8-1844
8115G004 Metro Plains •BOTH-Developer Fronts Land Acquisition
Pegg 2002
CITY OF ELK RIVER-RIVERFRONT REDEVELOPMENT AREA
DRAFT FOR DISCUSSON ONLY
Metro Plains Area A-Riverfront Redevelopmen
iitgA3v,' ;F T*a.,lat-W°v `..13«Projact ,. 1.... .M 1F3 al Adm- .0 &S`Semi-Annual PAYMENT u+f.Z`ls"u'i:
Base Propel Captured Semi-Annual State Semi-Annual Admin. Pooling Semi-Annual PAYMENT DATE
PERIOD BEGINNING Tax Tax Tax Gross Tax Auditor Net Tax at at Gross Tax PERIOD ENDING
Yrs. MM. Yr. Capacity Capacity Capacity Increment 096% Incromenl 5.00% 8.00% IncromaM Yrs. 0. Yr.
0.0 02-01 2003 9,305 9,305
00 08.5-01 2003
0.0 08-01 2003 9.305 9,305 0.0 02-01 2004
00 02-01 2004 9,305 9,305 Present Yalu Date 0801M 0.0 08-01 2004
06 08-01 2004 0,305 9,305 0.0 0201 2005
00 02-01 2005 9,305 9.305 00 08-01 2005
0.0 08-01 2005 9,305 9,305 00 02-01 2006
0. 02-01 2006 9,305 9,305 0.5 08-01 2006
0.5 08.01 2006 9,305 9,305 10 02-01 2007
1.0 02-01 2007 9,305 171,150 161,84 99,30 (35) 98,94 (4,94) (5,93) 88,06 1.5 08-01 2007
1.5 08-01 2007 9.305 171,150 161,84 99,30 (35) 90.94 (4,84 ) (5,93) 8606 20 02-01 2008
2.0 02-01 2008 9,305 171,150 16194 9630 (35 ) 98,94 (4,94 ) (593) 80,06 23 08-01 2008
2.5 08-01 2008 0,305 171,150 16184 99,30 (35 I 98,94 (494 ) (5,93 ) 88,06 30 02-01 2000
30 02-01 2009 9,305 171,150 161,84 99,30 (35) 98,94 (4,94 ) (5,93) 88,06 3.5 08-01 2009
3.5 08-01 2009 9,305 171,150 161,64 99,30 (35) 90,94 (4,94) (5,93) 88,06 4.0 02-01 2010
4.0 02-01 2010 9,305 171,150 161,84 99,30 (35) 98,94 (4,94) (5,93) 88,06 4.5 08-01 2010
43 08-01 2010 9,305 171,150 16184 99,30 (35 ) 95.946 (4,94 ) (5,93 I 88,06 5O 02,01 2011
5.0 02-01 2011 9,305 171,150 161,84 99,30 (35 I 98,94 (4,94 ) (5,93 ) 88,06 5.5 08-01 2011
55 08-01 2011 9,305 171,150 161,84 99,30 (35) 98,94 (4941 (5,93 1 88,06 60 02-01 2012
6.0 02-01 2012 9,305 171,150 161,04 99,30 (35) 98,94 (4,94) (5,93) 88,06 6.5 08-01 2012
6.5 08-01 2012 8,305 171,150 161,64 99,30 (35) 98,94 (4,94 ) (5,93) 00,06 7.0 02-01 2013
7.0 02-01 2013 9,305 171,150 161,84 99,30 (35 1 98,846 (4,94 ) (5,03) 88,06 7.5 08-01 2013
7.5 08.01 2013 9,305 171,150 161,84 99,30 (35 ) 98,946 (4,94 1 (5,93 ) 88,06 8.0 02-01 2014
8.0 02-01 2014 9,305 171,150 161,84 99,30 (35) 98,946 (4,94) (5,93) 88,06 8.5 08-01 2014
8.5 08-01 2014 9,305 171,150 161,64 9930 (35) 95,946 (4,94) (5,93) 6606 9.0 02-01 2015
9.0 02-01 2015 0,305 171,150 161,84 99,30 (35) 90,946 (4,94) (593) 00,06 9.5 08-01 2015
9.5 08-01 2015 9,305 171,150 16194 99,30 (35 ) 98,946 (4,94 I (5,93 1 8606 10.0 02-01 2016
10.0 02.01 2016 9,305 171,150 161.84 99,30 (35 I 98,946 (894 ) (5,93) 88,06 105 08-01 2016
105 06-01 2016 9,305 171,150 161,84 99,30 (35) 98,946 (4,94 1 (5,93) 68,06 11.0 02-01 2017
11.0 02-01 2017 9,305 171,150 161,84 99,30 (35) 90,946 (4,94) (5,93) 66,06 113 08-01 2017
11.5 08-01 2017 9,305 171,150 161,54 99,30 (35) 98,946 14,94 ) (5,93) 88,06 12.0 02-01 2018
12.0 02-01 2010 9,305 171,150 161,84 99,30 (35 ) 98,946 (4,94 ) (5,93) 88,06 12.5 06-01 2018
12.5 06-01 2010 9,305 171,150 161,84 99,30 (35 1 98,946 (4,94 ) (5,93) 88,06 13.0 02-01 2019
13.0 02-01 2019 9,305 171,150 161.84 99,30 (35) 96,946 (4,94) (5,93) 88,06 135 00-01 2019
13.5 08-01 2019 9,305 171,150 161,84 99,30 (35) 98,946 (4,94 ) (5,93) 00,06 14.0 02-01 2020
14.0 02-01 2020 9,305 171,150 161,84 99,30 (35) 98,946 (4,94 ) (5,93 I 86.06 14.5 08-01 2020
14.5 05-01 2020 9,305 171,150 161,84 89,30 (35 ) 98,946 (4,94 ) (5,93) 88,06 15.0 02-01 2021
15.0 02-01 2021 9,305 171,150 161,84 99,30 (35) 98,946 (4,94) (5,93) 88.06 15.5 06-01 2021
15.5 08-01 2021 9,305 171,150 161,84 99,30 (35) 90,946 (4.94) (593) 8606 160 02-01 2022
16.0 02-01 2022 9,305 171,150 161,84 99,30 (35) 98,946 (4,94 ) (5931 68,06 185 08-01 2022
16.5 08-01 2022 9,305 171,150 161,84 99,30 (35 1 98,946 (4,94 ) (5,93 ) 88,062 17.0 02-01 2023
17.0 02-01 2023 9,305 171,150 16194 99,30 (35 ) 98,946 (4,94) (5,937) 8806 17.5 00 01 2023
17.5 08-01 2023 9,305 171,150 161,84 99,30 (35) 90,946 (4,94) (5,937) 86,06 180 02-01 2024
18.0 02-01 2024 9,305 171,150 161.84 99,30 (35) 90,946 (4,94 ) (5,937) 86,06 10.5 08-01 2024
18.5 00-01 2024 9,305 171,150 161,84 99,30 (35 2. 98,946 (4,94 1 (5,937) 8806 180 02-01 2025
19.0 02-01 2025 9,305 171,150 15194 99,30 (35 ) 98,946 (4,94 I (5,937) 88,06 19.5 05-01 2025
19.5 08-01 2025 9,305 171,150 181,64 99,30 (35 1 90,946 (4,94) (8937) 68,06 20.0 02-01 2026
20.0 02-01 2026 9,305 171,150 161,84 99,30 (35) 98,946 (4.94 ) (5937) 8606 205 08-01 2026
20.5 08-01 2028 9,305 171,150 161,84 99,30 (35) 98,946 (4,94 ) (5,937) 8606 21.0 02-01 2027
21.0 02-01 2027 9.305 171,150 161,84 99,30 (35 1 98,948 (4,94 I (5,937) 8806 21.5 00-01 2027
21.5 08-01 2027 9.305 171,150 161,84 99,30 (35) 96,946 (4,94) (5,937) 88,06 220 02-01 2028
220 02-01 2028 9,305 171,150 161,84 99.30 (35) 90,946 14,94 ) (5937) 86,06 22.5 08-01 2028
22.5 08-01 2028 9,305 171,150 161,84 99,30 (35) 98,946 (4,94 ) (5,937) 8896 230 02-01 2029
23.0 02-01 2029 9.305 171.150 161,84 99,30 (35 ) 98,946 (4,94 ) (5,937) 88,06 23.5 06-01 2029
23.5 0001 2029 9,305 171,150 161,64 99,30 (35) 98,946 (4,94) (5,937) 08,06 24.0 02-01 2030
24.0 02-01 2030 9,305 171,150 181,04 99.30 (35) 90,946 (4,94) (8937) 8606 24.5 08-01 2030
24.5 08-01 2030 9,305 171,150 16194 99,30 (35) 98946 (4,94 ) (5,937) 88,06 25.0 02-01 2031
25.0 02.01 2031 9,305 171,150 161.84 99,30 (35 1 98,946 (4,94 I (5,937) 88.062 255 08-01 2031
25.5 08-01 2031 9305 171,150 161,84 9930 (35 1 98,946 (4,94) (5,937) 88.06 26.0 02-01 2032
Topb 4,865,16 (17,87) 4,947,286 (247,364) (296,837) 4,403,085
Present Value Date 08-01-04 2,345,276 (117,264) (140,717( 2,067,296
AMOUNT TO 9EVELO ER 2,090,000
Prepared by Ehlers Camino*44844
APPENDIX H
BUT/FOR QUALIFICATIONS
t,t1 0 n+- I v .:,But Ful', nalyarg..,,=' „'`da�m : `' 'r« "iya'
Current Market Value -Estimate $842,400
New Market Value - Estimate $14,552,500
Difference $13,710,100
Present Value of Tax Increment $2,891,674
Difference $11,318,426
Value Likely to Occur Without TIF is Less Than: $11,318,426
APPENDIX H-I
MEMORANDUM
TO: MetroPlains
FROM: City Staff
Ehlers &Associates, Inc.
Briggs and Morgan, P.A.
DATE: April 28, 2004
RE: Proposed MetroPlains Project
Two memorandums dated April 7, 2004 and April 22, 2004, to MetroPlains were
prepared by the City and it's representatives. These memorandums were based on financial data
provided to Ehlers &Associates by MetroPlains. Two memorandums dated April 16, 2004 and
April 28, 2004 were prepared by Larry Olson of MetroPlains.
This updated memorandum incorporates the comments and requests of MetroPlains that
are acceptable to City Staff, Ehlers &Associates and Briggs and Morgan and is based on
financial data submitted by MetroPlains.
Prior to the preparation of a Development Agreement in connection with the proposed
Bluff Block project and Jackson Block project we thought it would be helpful to set forth in a
memorandum certain key points to be included in the Development Agreement.
These points are as follows:
1. Linkage between the Jackson project and the Bluff project.
Concerning the linkage of the Jackson and Bluff projects and all of the provisions relating
to linkage, it is becoming increasingly apparent that the City's requirements will not permit
construction of the Jackson Block to start before the Bluff Block. Therefore, MetroPlains is
willing to commit that Bluff Block construction will commence prior to or simultaneously with
construction of the Jackson Block.
2. Amount of tax increment financing assistance.
The Development Agreement will identify the amount of tax increment financing
assistance for both the Bluff and Jackson projects. Relative to the discussion about the tax
increment notes and the formation of the tax increment district(s), MetroPlains and the City
agree to consider structuring the districts within the limitations of the tax increment financing
law, to achieve maximum flexibility(i) in the permissible use of the tax increments between the
two projects; and(ii) the pledge of tax increment to the payment of the notes.
1643076v1
The note(s) for the Jackson project will be issued when the construction financing for the
Bluff project closes and after the building permit for Bluff project is issued.
The Development Agreement will contain a"look back"method for both the Bluff and
Jackson projects. With regard to the look back provision for the for-sale residential portion of
the Bluff Project, MetroPlains understands that it will be allowed a specific amount of profit tied
to a percentage of the total cost of acquiring and constructing the for-sale portion of the Bluff
Project. If after the sale of all of the units MetroPlains' profit exceeds the allowed profit, the
HRA's assistance for that portion of the project will be reduced. On the rental housing and
commercial portion of the Jackson and Bluff projects MetroPlains will be allowed development
fees and a return on equity based on a preliminary sources and uses statement. To the extent that
final costs are less than those shown in the preliminary sources and uses statement increasing
MetroPlains' return, the assistance for that portion of the project will be reduced.
The amount of profit, return and fees that the amount of tax increment financing will be
based on and the "look back"method will be based on is as follows:
Bluff Block
For-sale housing-10%of costs
Commercial-5% development fee, market rate leasing commissions and a 12% cash on
cash rate of return
Jackson Block
Rental Housing-12% developer fee based on costs approved by MHFA
Commercial-5% development fee, market rate leasing commissions and a 12%cash on
cash rate of return
The Development Agreement will provide that any reduction of the assistance for one of
the phases of the project will be offset by verifiable increased costs on other phases.
3. SAC/WAC/Park Dedication/Building Permit Fees.
The City is willing to reduce or waive in their entirety the SAC and WAC fees, if
necessary, to make the projects feasible. MetroPlains acknowledges that the City's utility
commission must approve these reductions or waivers. The City will not reduce park dedication
fees, building permit fees or other applicable City application and development fees that are
payable in connection with the projects. MetroPlains is not in a position to bear the tax
increment inflation risk. MetroPlains agrees that the City can recapture these amounts from tax
increments derived from inflation. The City will recommend to the Park and Recreation Board
that the park dedication fees are used for park, boardwalk, gazebo relocation and other
improvements related to the downtown redevelopment.
2
1643076v1
•
4. Cost of the Bluff Block.
The Development Agreement will identify the purchase price that MetroPlains must pay
to acquire the Jackson Block.
In addition to being willing to reduce the SAC and WAC fees, if necessary, to make the
projects feasible the City is willing to reduce the cost of the Jackson Block in its entirety if
necessary. However, the City is willing to reduce the SAC and WAC fees and the cost of the
Jackson Block only if construction of the Bluff Block occurs. MetroPlains agrees that the City
can recapture the value of the Jackson Block from tax increments derived from inflation.
5. Issuance of City Tax Increment Bonds.
The Development Agreement will state that in order to enable MetroPlains to achieve the
profit, fees and rate of return contemplated by this memorandum, the City will consider issuing
revenue or general obligation tax increment bonds to refinance the Bluff Block tax increment
revenue notes.
The City will consider issuing General Obligation Tax Increment Bonds subject to the
following conditions:
• it is determined that the construction of the Bluff project will not occur without
the issuance of the bonds;
• the principal amount of the bonds will not exceed the amount of tax increment
generated by the Bluff project;
• bonds will not be issued for the Jackson project.
• bonds will not be issued until the construction financing closes on the Bluff
project;
• personal guarantees of shortfall in tax increments will be required from principals
of MetroPlains or MetroPlains' parent company, MetroPlains Properties, Inc. if determined by
Ehlers and Associates to have sufficient net worth and asset liquidity;
• no profit can be taken out of the Bluff project by MetroPlains until the actual
market value of the completed Bluff project is determined and the actual amount tax increments
generated by the Bluff project is established;
• if tax increments are less than expected, developer profit will be used to pay the
debt service on the bonds;
• minimum sale prices established for the Bluff housing units cannot be changed
without HRA consent.
3
1643076v1
6. Purchase of Bluff Block properties.
The City will not finance the acquisition of the Bluff Block properties. If the actual cost
of acquiring and carrying the Bluff Block properties is greater than the costs contained in the
financial analysis prepared by Ehlers& Associates, it is agreed that the financial analysis will be
recalculated and the City is willing to consider the reduction of SAC and WAC fees and the cost
of the Jackson Block in order to make the Bluff project feasible.
7. Type of Bluff Block Project.
MetroPlains is willing to proceed with the Jackson and Bluff Blocks linked. If efforts to
finance and market the Bluff Block show that financing and marketing thresholds cannot be
achieved and if MetroPlains has by that time expended substantial amounts of money and time
on design,marketing and approvals,the Development Agreement will state that the HRA and
MetroPlains will explore the feasibility of other types of projects on the Bluff Block, including a
combination of commercial and rental(if market rate) and/or for-sale housing.
Accepted by MetroPlains this day of , 2004.
METROPLAINS DEVELOPMENT, LLC
tfy
4
1643076v1