5.1 EDSR 10-20-2014 El Request for Action
River
To Item Number
Economic Development Authority 5.1
Agenda Section Meeting Date Prepared by
Public Hearings October 20, 2014 Jeremy Barnhart, Deputy Director, CODD
Item Description Reviewed by
Stonesthrow Properties,LLC (Coin-Tainer) Tax
Abatement and Microloan review Reviewed by
Action Requested
Consider Stonesthrow Companies,LLC Tax Abatement applications:
Tax Abatement (Stonesthrow Companies,LLC)
Microloan application
Background/Discussion
The City has received an application for tax abatement and the $200,000 4th microloan to support the
acquisition of property, and the expansion of a business, Coin-tainer.
The EDA has established a Finance Committee to review applications prior to EDA action. As of this
writing, the Finance Committee has not reviewed the applications; this is expected at noon on October
20, 2014. Findings of the committee will be distributed at the EDA meeting.
The applicant has applied for the 4th microloan,which offers more up to $200,000 in secondary fmancing
with more flexible job creation goals. Because DEED has not yet approved the 4th microloan, this loan
may not be approved. The EDA is asked to receive the Finance Committees recommendation based on
the terms presented to DEED. No microloan funds may be distributed until DEED approves the
program. Should DEED have substantial changes, the Finance Committee and the EDA would review
the modifications to the program, and these impacts to the Coin-tainer microloan application at a later
date.
The County has also received a tax abatement application; they will consider that application on October
14`h,with formal review anticipated for October 28`h
Coin-tainer is a coin wrapper and raffle ticket printer with a 65%market share nationally. Coin-tainer's
operations, previously located in Milaca,were destroyed by fire in January 2014. They relocated to vacant
space on Jarvis initially, and have found a long term home at 17834 Industrial Circle,with plans to
purchase the property through a contract for deed, allowing for expansion as existing leases terminate.
The tax abatement and microloan will allow Stonesthrow Properties,LLC to purchase the property and
provide operating flexibility for Coin-tainer Co.,LLC (in common ownership with Stonesthrow
Properties,LLC) to rebuild the business.
PODIEDED DY
NATURE
The attached memos from Springsted summarize the analysis completed to date. The project includes
the retention of 26 existing jobs and the creation of 10 new jobs. The project scored 30, at the low end
of the moderate desirability range. Mikaela Huot will be at the meeting on Monday to verbally support
the analysis.
Staffs review assumes abating taxes of the entire property for 12-15 years. The County policy allows for
abatement for only the incremental change in value of the property,pre and post improvement.
Based on our analysis,it appears that Coin-tainer would not remain within the city without the assistance.
Attachments
• Finance Committee Memo dated October 20,2014
• Springsted Analysis
• Estimated financing projections (October 10, 2014)
• Microloan application review (October 9, 2014)
• Project analysis (October 10, 2014)
• Tax Abatement Scorecard
• Submitted Application materials, some of which is private data,available upon request:
Applications
Business Plan
Financial statements
Exhibits
N:\Departments\Community Development\Economic Development\1?DA\Adnvntstranve\Agenda\FDA Agenda Packets\Year2014\10-20-
2014\5.1 sr Cointamer 10-20-14 docx
Elk Request for Action
River
To Item Number
Economic Development Authority Finance Committee 4.1
Agenda Section Meeting Date Prepared by
General Business October 13, 2014 Jeremy Barnhart, Deputy Director, CODD
Item Description Reviewed by
Stonesthrow Properties,LLC (Coin-tainer) Tax
Abatement and Microloan review Reviewed by
Action Requested
Consider and provide recommendation to the EDA on the following Coin-tainer Co.,LLC and
Stonesthrow Companies,LLC applications:
Tax Abatement (Stonesthrow Companies,LLC)
Industrial Development Micro Loan Fund Application (Coin-tainer Co.,LLC)
Background/Discussion
The City has received an application for tax abatement and the city's 4th microloan program. The
microloan program has not been approved by DEED, though that is expected at any time. The County
has also received a tax abatement application; they will consider that application on October 28th.
Coin-Tainer is a coin wrapper and raffle ticket printer with a 65% market share nationally. Coin-tamer's
operations, previously located in Milaca,were destroyed by fire in January 2014. They relocated to vacant
space on Jarvis initially, and have found a long term home at 17834 Industrial Circle,with plans to
purchase the property through a contract for deed, allowing for expansion as existing leases terminate.
The tax abatement and microloan will allow Stonesthrow Properties,LLC to purchase the property and
provide operating flexibility for Coin-tainer Co.,LLC (in common ownership with Stonesthrow
Properties,LLC) to rebuild the business.
Tax Abatement
The attached memos from Springsted summarize the analysis completed to date. The project includes
the retention of 26 existing jobs and the creation of 10 new jobs. The project scored 30, at the low end
of the moderate desirability range. Mikaela Huot will be at the meeting on Monday to verbally support
the analysis.
Staff's review assumes abating taxes of the entire property for 12-15 years. The County policy allows for
abatement for only the incremental change in value of the property, pre and post improvement.
Based on our analysis,it appears that Coin-tainer would not remain within the city without the assistance.
rellElif I a r ATURE
Microloan
The applicant has applied for the 4th microloan,which offers more up to $200,000 in secondary financing
with more flexible job creation goals. The Finance Committee is asked to review the application based
on the terms presented to DEED,with a recommendation moving forward to the EDA based on that
criteria. No microloan funds may be distributed until DEED approves the program. Should DEED
have substantial changes, the Finance Committee and the EDA would review the modifications to the
program, and these impacts to the Coin-tainer microloan application at a later date.
•
Attachments
• Springsted Analysis
• Estimated financing projections (October 10, 2014)
• Microloan application review (October 9, 2014)
• Project analysis (October 10, 2014)
• Tax Abatement Scorecard
• Submitted Application materials
• Applications
• Business Plan
• Financial statements
• Exhibits
N\Departments\Community Development\Economic Development\EDA\Administrative\Agenda\EDA Finance Committee Agenda
Packets\2014\10-20-2014\4 1 sr Container 10-20-14.docx
Springsted Incorporated
380 Jackson Street, Suite 300
Saint Paul,MN 55101-2887
Springsted
Tel: 651-223-3000
Fax: 651-223-3002
www.springsted.com
MEMORANDUM
TO: Jeremy Barnhart,Community Operations and Development-Deputy Director
FROM: Mikaela Huot,Vice President/Consultant
Julian Bradshaw,Analyst
CC: Dan Weber, Economic Development Specialist, Sherburne County
DATE: October 10, 2014
SUBJECT: Estimated Financing Projections for Proposed Tax Abatement: Stonesthrow
The City of Elk River has requested that Springsted provide preliminary tax abatement revenue projections for the
commercial property located at 17834 Industrial Circle NW, for which a tax abatement project would be created to
capture taxes generated from the existing building through an annual abatement levy. The applicant, Stonesthrow
Properties LLC, currently occupies a portion of the building through a temporary lease and is considering acquisition
of the building through a contract for deed and relocating permanently at the site. Stonesthrow Properties LLC would
receive a pay-as-you-go note in which the City and County (subject to policy and approvals) would reimburse the
business for certain costs associated with acquisition of the property and any subsequent improvements. Additional
assumptions and terms of the proposed abatement are outlined further below.
Tax Abatement
The statutory language defining tax abatement is contained in MN Statutes 469.1812 to 469.1815. Section 469
refers to the capture or deferral of property taxes due as "tax abatement." Under Minnesota law,taxes due on real
property subject to tax abatement must still be paid as due. If tax abatement is in place,the appropriate portion of
the taxes can be captured for development purposes. Just what the appropriate portion is depends on which
governmental entities hold public hearings and adopt abatement resolutions. A participating city,county, or school
district is required to act separately to determine the use of its share of property taxes. Unlike tax increment, tax
abatement can be used to capture taxes on land and existing buildings as well as new improvements. Tax
abatement also does not statutorily require a 'but for' analysis; however the City's current policy requires this
analysis be done.The captured taxes are used to offset the costs agreed to under an abatement agreement.
A city may grant a tax abatement, by contract or otherwise, of the taxes imposed by the city on a parcel of
property, which may include personal property and machinery, or defer the payments of the taxes and abate the
interest and penalty that otherwise would apply, if:
City of Elk River, Minnesota
Stonesthrow Properties LLC Proposed Tax Abatement Project
October 10, 2014
Page 2
• it expects the benefits to the city of the proposed abatement agreement to at least equal the costs to the city
of the proposed agreement or intends the abatement to phase in a property tax increase, as provided in
clause(2)(vii); and
• it finds that doing so is in the public interest because it will:
o increase or preserve tax base;
o provide employment opportunities in the political subdivision;
o provide or help acquire or construct public facilities;
o help redevelop or renew blighted areas;
o help provide access to services for residents of the political subdivision;
o finance or provide public infrastructure;
o phase in a property tax increase on the parcel resulting from an increase of 50 percent or more in
one year on the estimated market value of the parcel, other than increase attributable to
improvement of the parcel;or
o stabilize the tax base through equalization of property tax revenues for a specified period of time
with respect to a taxpayer whose real and personal property is subject to valuation under
Minnesota Rules,chapter 8100.
Tax Abatement Assumptions
Springsted made certain assumptions to calculate the estimated amount of tax abatement revenue generated by the
proposed new project. Those assumptions include the following:
• City of Elk River proposed tax abatement
o Abate existing land and building value:
o PID: 75-659-0110
o EMV as of Jan. 2,2015 for taxes payable 2016 is$2,234,500
• Updated value estimate provided by Sherburne County
• Sherburne County proposed tax abatement
o Abate incremental building value
o PID: 75-659-0110
o EMV as of Jan. 2,2015 for taxes payable 2016 is$2,234,500
o EMV as of Jan. 2,2014 for taxes payable 2015 is$1,743,400
o Incremental EMV for abatement is$500,000
• Estimated Market value at Completion
o According to the County(Dan Weber)the Estimated Market value of the completed building will be
$2,234,500 for taxes payable 2016
• Abatement term and participation
o City: 12 years of total value or
o City: 15 years of total value and
o County 12 years: Incremental value
City of Elk River, Minnesota
Stonesthrow Properties LLC Proposed Tax Abatement Project
October 10, 2014
Page 3
• First Year of Abatement
o Assume estimated values assessed in January of 2015 for taxes payable in 2016
• 2014 tax rates remain constant through term(Rates Provided by Sherburne County)
o City: 48.544%
o County: 54.861%
o School: 51.286%
o Other: 4.987%
o Total 159.678%
• Class rates remain constant through abatement term
• Fiscal disparities contribution-NA
• 1%annual market value inflator assumed
• Present Value Assumptions
o 4%Discount Rate
o Dated Date of December 31, 2014
Tax Abatement Revenue Estimates
Stonesthrow Properties, LLC. 12 Year City and 15 Year City and
Abatement Project 12 Year County 12 Year County
City Share of Revenues $270,769 $343,750
County Share of Revenues $65,832 $65,832
School District Share of Revenues $0 $0
Estimated Total Revenue $336,601 $409,582
Estimated Present Value of Total Revenues $252,168 $292,702
The above table illustrates the projected net revenues that tax abatement would generate for the proposed terms.
The maximum abatement, based on the assumptions outlined above is projected to generate$270,769 with City only
participation for 12 years, $336,601 with City and County participation for 12 years, $343,750 with City only
participation for 15 years and $409,582 with City participation for 15 years and County participation for 12 years. All
participation levels and amounts would be subject to individual policy and Board decisions following anticipated
public hearings. Revenues captured through tax abatement and provided as reimbursement to the property owner
for certain costs must be used only for those properties that benefit from the tax abatement.
Thank you for the opportunity to be of assistance to the City of Elk River. Please let us know how we can best assist
you as this project moves forward and should you have any questions please feel free to contact us
Projected Tax Abatement Report
City of Elk River, Minnesota
Proposed Tax Abatement for Coin-Tainer Relocation
Participation of City for 12 years and County for 12 years
Total EMV of$2,234,500 with Incremental EMV of$491,100
Less:
Non- Retained Times: Maximum Maximum Maximum P.V.
Annual Total Total Abated Captured Tax Tax Tax Tax Total Annual
Period Estimated Net Tax Net Tax Net Tax Capacity Abatement Abatement Abatement Tax Abate To
Ending Market Value Capacity Capacity Capacity Rate City County School District Abatement 12/31/14
48.54% 54.86% 51.29%
(1) (2) (3) (4) (5) (6) (7) (8) (9) (10) 4.00%
12/31/16 2,234,500 43,940 34,118 9,822 159.678% 21,330 5,486 0 26,816 24,793
12/31/17 2,256,845 44,387 34,118 10,269 159.678% 21,547 5,486 0 27,033 24,032
12/31/18 2,279,413 44,838 34,118 10,720 159.678% 21,766 5,486 0 27,252 23,295
12/31/19 2,302,208 45,294 34,118 11,176 159.678% 21,988 5,486 0 27,474 22,581
12/31/20 2,325,230 45,755 34,118 11,637 159.678% 22,211 5,486 0 27,697 21,889
12/31/21 2,348,482 46,220 34,118 12,102 159.678% 22,437 5,486 0 27,923 21,219
12/31/22 2,371,967 46,689 34,118 12,571 159.678% 22,665 5,486 0 28,151 20,570
12/31/23 2,395,686 47,164 34,118 13,046 159.678% 22,895 5,486 0 28,381 19,940
12/31/24 2,419,643 47,643 34,118 13,525 159.678% 23,128 5,486 0 28,614 19,330
12/31/25 2,443,840 48,127 34,118 14,009 159.678% 23,363 5,486 0 28,849 18,740
12/31/26 2,468,278 48,616 34,118 14,498 159.678% 23,600 5,486 0 29,086 18,167
12/31/27 2,492,961 49,109 34,118 14,991 159.678% 23,840 5,486 0 29,326 17,612
12/31/28 2,517,891 49,608 49,608 0 159.678% 0 0 0 0 0
12/31/29 2,543,069 50,111 50,111 0 159.678% 0 0 0 0 0
12/31/30 2,568,500 50,620 50,620 0 159.678% 0 0 0 0 0
$270,769 $65,832 $0 $336,601 $252,168
Projected Tax Abatement Report
City of Elk River, Minnesota
Proposed Tax Abatement for Coin-Tainer Relocation
Participation of City for 15 years and County for 12 years
Total EMV of$2,234,500 with Incremental EMV of$491,100
Less:
Non- Retained Times: Maximum Maximum Maximum P.V.
Annual Total Total Abated Captured Tax Tax Tax Tax Total Annual
Period Estimated Net Tax Net Tax Net Tax Capacity Abatement Abatement Abatement Tax Abate To
Ending Market Value Capacity Capacity Capacity Rate City County School District Abatement 12/31/14
48.54% 54.86% 51.29%
(1) (2) (3) (4) (5) (6) (7) (8) (9) (10) 4.00%
12/31/16 2,234,500 43,940 34,118 9,822 159.678% 21,330 5,486 0 26,816 24,793
12/31/17 2,256,845 44,387 34,118 10,269 159.678% 21,547 5,486 0 27,033 24,032
12/31/18 2,279,413 44,838 34,118 10,720 159.678% 21,766 5,486 0 27,252 23,295
12/31/19 2,302,208 45,294 34,118 11,176 159.678% 21,988 5,486 0 27,474 22,581
12/31/20 2,325,230 45,755 34,118 11,637 159.678% 22,211 5,486 0 27,697 21,889
12/31/21 2,348,482 46,220 34,118 12,102 159.678% 22,437 5,486 0 27,923 21,219
12/31/22 2,371,967 46,689 34,118 12,571 159.678% 22,665 5,486 0 28,151 20,570
12/31/23 2,395,686 47,164 34,118 13,046 159.678% 22,895 5,486 0 28,381 19,940
12/31/24 2,419,643 47,643 34,118 13,525 159.678% 23,128 5,486 0 28,614 19,330
12/31/25 2,443,840 48,127 34,118 14,009 159.678% 23,363 5,486 0 28,849 18,740
12/31/26 2,468,278 48,616 34,118 14,498 159.678% 23,600 5,486 0 29,086 18,167
12/31/27 2,492,961 49,109 34,118 14,991 159.678% 23,840 5,486 0 29,326 17,612
12/31/28 2,517,891 49,608 34,118 15,490 159.678% 24,082 0 0 24,082 13,907
12/31/29 2,543,069 50,111 34,118 15,993 159.678% 24,326 0 0 24,326 13,507
12/31/30 2,568,500 50,620 34,118 16,502 159.678% 24,573 0 0 24,573 13,120
$343,750 $65,832 $0 , $409,582 $292,702
Springsted Incorporated
380 Jackson Street, Suite 300
Springsted Saint Paul,MN 55101-2887
Tel: 651-223-3000
Fax: 651-223-3002
www.springsted.com
DRAFT MEMORANDUM
TO: Members of the EDA Finance Committee
Jeremy Barnhart, Community Operations and Development-Deputy Director
FROM: Mikaela Huot,Vice President/Consultant
Julian Bradshaw,Analyst
DATE: October 9, 2014
SUBJECT: Coin-Tainer Co., LLC.—Microloan Fund Application Review
Summary
At the request of the City of Elk River, Springsted has undertaken a review of the Coin-Tainer Co., LLC. Microloan
Fund application. The purpose of this review is to understand (based upon the provided information) if the applicant
meets the guidelines set forth by the City of Elk River's Economic Development Microloan Fund policy. According to
Coin-Tainer Co., LLC, the company is a coin, currency, and raffle ticket roll manufacturer and wholesale/retail
distributor. Coin-Tainer Co., LLC proposes to finish installing new equipment to restore production capability lost due
to damage caused by a fire in another community. In order to aid in achieving the proposed redevelopment and
permanent relocation in the City,the company has requested a microloan in the amount of$200,000 through the Jobs
Incentive Program of the City of Elk River's Economic Development Microloan Fund program.
Springsted has reviewed the following materials with regard to the above referenced project:
• Coin-Tainer Co., LLC. Microloan application,submitted to the City on August, 28 2014
• Balance sheets&profit and loss statements from 2012 through July 2014
Approach
Coin-Tainer Co., LLC. has provided Springsted, through the City, with its microloan application and related materials
The goals of Elk River's microloan program, as stated in the policy guidelines, is to provide low interest, long-term(i.e.
greater than one year) loans as incentives for new industrial and commercial development within the City of Elk River
and to encourage commercial and retail business owners in the Downtown District to rehabilitate their existing
buildings. The following review will outline the loan eligibility criteria as presented in the Economic Development
Microloan Fund Policy and identify if the applicant meets those guidelines. Springsted's initial determination that the
applicant has fulfilled the necessary criterion is based upon the available information (application information and
related materials provided by the applicant and the City) and the City's current policy guidelines. We have focused
Public Sector Advisors
City of Elk River, Minnesota
Coin-Tainer Co., LLC.Application Review
October 9, 2014
Page 2
specifically on the project eligibility, loan security and guarantee requirements, eligible activities, business eligibility,
and financial feasibility requirements as stated in the guidelines. The review is meant to provide a snap shot of the
above referenced information and should be used as a tool to enable the City to form an opinion as to the applicant's
suitability for the microloan program and ability to proceed with the project and honor any commitment made to the
City of Elk River.
Note on the Microloan Policy
Currently the City of Elk River has approved an amendment to the microloan policy that will allow the City to loan up to
$200,000 under a fourth micro loan which is referred to as the job incentives program. State approval through the
Department of Employment and Economic Development(DEED) is pending and any loan that is made will be
contingent upon verification of the required approvals.Any substantial changes to the policy may require an updated
review of the applicant to determine eligibility.
Program Objectives
Applicant must demonstrate how the proposed activities will meet at least one of the following objectives:
1. The project contributes to the fulfillment of the city's approved and adopted economic development and/or
redevelopment plans.
2. The project prevents or eliminates slums and blight.
3. The project increases the local tax base.
4. The project brings a structure into compliance with an existing building code violation.
If the project for which loan funds have been requested is completed as presented the company has estimated it
would retain 26 and create 10 newjobs in the City. The project would maintain long-term occupancy in a partially
vacant building and value of the property would increase which should increase the local tax base.
Project Eligibility Requirements
For a project to qualify under the proposed fourth micro-loan(Jobs Incentive Program)of the City of Elk River
Economic Development Microloan policy an applicant must meet certain criteria:
1. Must create one new full-time job for each$20,000 loaned, retain one new full-time job for each$10,000 loaned,
or combination of retainage and creation to meet the requirements:
According to the applicant, Coin-Tainer plans to create 10 newjobs and retain 26 current jobs
2. All new jobs must be created within 2 years and retained for the period of the loan;
According to the applicant, the project plans to create 10 newjobs
3. Created and retained jobs must pay greater than$15.00 per hour or 150%of State or Federal minimum wages
(whichever is greater);
According to the applicant, the project plans to create 10 newjobs at$15.00 per hour
4. Any loans shall meet the City of Elk River Business Subsidy Policy for the creation of new jobs as well as a 5
year location requirement;
City of Elk River, Minnesota
Coin-Tainer Co., LLC.Application Review
October 9, 2014
Page 3
The minimum wage for a job to be considered a new or retained job shall be the greater of$15.00 per hour
or 150%of state or federal minimum wage, whichever is greater, exclusive of benefits required by law. According
to the applicant, the project plans to create 10 new jobs at$15.00 per hour
5. Eligible costs must be used for costs related to job creation and retention;
Funds will be used to finish installing equipment and restore production capabilities.
Loan Security and Guarantee Requirements
The City's microloan policy indicates that prior to the City granting a loan to a proposed business,that the proposed
project must meet certain loan security requirements. These requirements are:
1. Applicant must be able to secure the loan by providing the EDA with a minimum of a subordinate mortgage upon
the building and/or assets or other approved collateral;
2. Applicant must demonstrate the financial means to repay the loans,as determined by the Economic
Development Authority;
3. Whenever possible, personal guarantees will be made part of any loan agreement;
4. Key person life insurance may be required as determined by the EDA Finance Committee based on loan amount
and company ownership partners;
Eligible Activities
To qualify for a micro loan the applicant must utilize the funds for the specific purposes outlined in the City's Economic
Development Microloan policy. Funds may be used by the borrower for costs related to job creation and retention as a
result of the project. According to the policy, loans may be used for the following activities:
1. Building construction
2. Land acquisition
3. Machinery
4. Furniture,fixtures,and equipment(FF&E)
5. Renovation and modernization of buildings
6. Exterior renovation of retail,commercial and industrial buildings
7. Public infrastructure needed for economic development expansions
8. Investment real estate with a minimum of 50%of the space pre-leased
According to Coin-Tainer Co., LLC's application materials the company plans to utilize microloan funds to
aid in the purchase of equipment which falls within the policy.
City of Elk River, Minnesota
Coin-Tainer Co., LLC.Application Review
October 9,2014
Page 4
Business Eligibility
In addition to having an eligible project a business must also meet certain criteria before it is deemed eligible to
receive forgivable loan funds. According to the Economic Development Microloan Fund Policy, to be eligible for a
microloan a business must meet the following
1. Business must be a for-profit corporation, partnership or sole proprietorship;
After reviewing Coin-Tainer Co., LLC's application materials the company appears to be a for-profit
enterprise.
2. Business must be a small business as defined by the small business administration;
Based upon the application materials provided by the applicant, the company appears to meet the definition
of a small business as defined by the small business administration. We are waiting on additional
information from the applicant to confirm this status.
3. Business must have a positive net worth;
His important to note that the latest(full years)financial statements provided by the company are for the year
ending December 31, 2013. In addition we have received partial year information through July 31, 2014. As
such this determination is being made based upon the available information at that time. Based upon a
review of the financial information submitted by the company, Coin-Tainer Co., LLC had a positive net worth
in December of 2012, a negative net worth as of December 31, 2013, and a positive net worth as of July 31,
2014.
4. Business must be an industrial, manufacturing,or technology-based industry;
A review of Coin-Tainer Co., LLC's application materials confirms that the company fits into the description
of an industrial, manufacturing or technology based industry.
5. Religious, political,casino,sports facilities and pornographic enterprises are not eligible to use the
Economic Development Forgivable Loan Program.
Coin-Tainer Co., LLC does not appear to be a religious, political, casino, sports facilities or pornographic
enterprise.
Financial Feasibility
According to the forgivable loan program guidelines the financial feasibility criterion are meant to assess availability of
funds, private involvement,financial packaging and cost effectiveness. These criteria are:
1. Appropriate ratio of private funds to microloan funds
Stonesthrow Companies, LLC is intending to acquire the existing building that Coin-Tainer Co., LLC is
currently occupying and continue leasing that facility to Coin-Tainer Co., LLC. Acquisition of the building is
estimated to be$2.6M and Stonesthrow Companies, LLC is planning to finance the purchase through a
contract for deed. Stonesthrow Companies, LLC has requested tax abatement assistance from the City of
Elk River and Sherburne County to assist with the acquisition. The microloan funds of$200,000 would be
used to purchase equipment with a total project cost estimate for the two companies to be$2.8M.Assuming
Stonesthrow Companies, LLC receives tax abatement assistance from the City and County, approximately
•
City of Elk River, Minnesota
Coin-Tainer Co., LLC.Application Review
October 9,2014
Page 5
80%of the total project costs would be financed with private dollars which meets the minimum criterion
(50%)of the City's policy.
2. Sufficient cash flow to cover proposed debt service as demonstrated by financial statements and projections.
Stonesthrow Companies, LLC has requested tax abatement assistance from the City of Elk River and
Sherburne County to assist with acquisition of the facility and provide sufficient annual revenues to support
operating costs of the building. Coin-Tainer Co., LLC will be leasing a portion of the building from
Stonesthrow Companies, LLC, The company has positive net worth through July 2014 and has indicated it
is able to provide positive cash flow.
3. Ability to demonstrate positive net worth
It is important to note that the latest(full years)financial statements provided by the company are for the year
ending December 31, 2013. In addition we have received partial year information through July 31, 2014. As
such this determination is being made based upon the available information at that time. Based upon a
review of the financial information submitted by the company, Coin-Tainer Co., LLC had a positive net worth
in December of 2012, a negative net worth as of December 31, 2013, and a positive net worth as of July 31,
2014.
4. Letter of commitment from applicant pledging to complete the project during proposed project duration.
The applicant has stated receipt of the microloan funds and tax abatement assistance to Stonesthrow
Properties, LLC will secure the ability to acquire the facility and permanently locate in the City of Elk River.
5. Letter of commitment from other financing sources stating terms and conditions of their participation.
Stonesthrow Companies, LLC is intending to acquire the building through a contract for deed as a means of
financing the project. The microloan funding to Coin-Tainer Co., LLC provides additional resources to invest
in the project.
6. Sufficient collateral
Further discussions with the applicant have indicated it has sufficient collateral.
Conclusion
After examining the micro loan application materials submitted by Coin-Tainer Co., LLC. and in conjunction with the
Economic Development Micro Loan Program guidelines, Springsted concludes that 1 appears to be in compliance with
the program eligibility requirements (for which information was provided) as outlined in this memo and at the time of
review. The fourth loan of the City of Elk River's Economic Development Micro Loan (Jobs Incentive Program) is
currently under review by DEED. Review of the applicant for receipt of the Jobs Incentive Micro Loan Program is
subject to approval by DEED.
Springsted Incorporated
380 Jackson Street, Suite 300
Saint Paul,MN 55101-2887
Springsted Tel: 651-223-3000
Fax: 651-223-3002
www.springsted.com
MEMORANDUM
TO: Jeremy Barnhart,Community Operations and Development-Deputy Director
FROM: Mikaela Huot, Vice President
Julian Bradshaw,Analyst
DATE: October 10, 2014
SUBJECT: Stonesthrow Properties, LLC.—Project Analysis
The City of Elk River has asked Springsted to evaluate a tax abatement request for assistance submitted by the
developer, Stonesthrow Properties, LLC. The developer proposes to purchase the commercial property located at
17834 Industrial Circle NW for the purpose of leasing to Coin-Tainer Co., LLC (in which the developer has an
ownership interest) and four other commercial tenants (some of which are existing businesses in the building with
current leases).According to the developer, purchasing the property would support the retention of Coin-Tainer in the
City of Elk River and would retain 26 existing jobs and create a minimum of 10 new full time positions. The purpose
of this memo is to summarize the analysis that Springsted prepared, including the estimate of tax abatement
revenues for the project and to assist with determining whether the development is likely to proceed "but for" the
requested tax abatement assistance. The analysis is based on our review of the project components and financials
and general rationale for assistance as submitted by the developer.
There are several methods available to determine if a project would proceed "but for" the assistance. An analysis
comparing the rates of return with and without assistance is a common method used to analyze the "but for" test.
However, in some cases, a review of the project's sources and uses of funds and operating cash flow performance is
done to determine if an operating gap exists or if the project performance is not expected to meet minimum financing
requirements and assist with determining that a project meets the "but for" test. If, following the review, it is
determined that the project has a shortage of debt, cash, and/or equity based on the projected value of the project
upon completion and net operating income available to support debt service, it can be determined that the project
would not proceed "but for" the assistance. It is important to note that tax abatement does not statutorily require a
"but for" analysis to determine if the project would proceed without assistance, however it must be determined that
the project is in the public interest and that the benefits outweigh the costs and the City's current tax abatement
policy requires this finding be made.
Public Sector Advisors
City of Elk River,Minnesota
Stonesthrow Properties,LLC.request for Tax Abatement
October 10,2014
Page 2
Background
Stonesthrow Properties, LLC (the developer) and Coin-Tainer Co. LLC are owned equally by David M. Walters and
Barbara J. Walters. Stonesthrow Properties, LLC is a real estate development company. Coin-Tainer Co., LLC is a
coin, currency, and raffle ticket roll manufacturer and wholesale/retail distributor. The developer has proposed to
purchase the commercial property located at 17834 Industrial Circle NW, which is currently occupied by Coin-Tainer
Co., LLC and four other manufacturing firms. According to the developer, Coin-Tainer Co., LLC currently occupies
50%of the approximately 50,585 square feet of the net rentable area within the building.
Developer Request for Tax Abatement Assistance
The developer submitted a request for tax abatement assistance from the City of Elk River and Sherburne County to
assist with financing the proposed $2.6 Million acquisition of the commercial property currently being leased by Coin-
Tainer Co. LLC and four other firms. The developer has requested approximately $359,580 (according to the
provided supplements to the application) in abatement assistance over 10 years or the maximum available amount
(under the City's abatement policy), whichever is greater, to aid in acquisition of the property. We have assumed
(based upon the application materials)that the developer will fund approximately 92%($2,400,000)of the acquisition
upfront through a Contract for Deed.A Contract for Deed is an alternative financing method in which the purchase of
property is financed by the seller instead of a third party lender.These types of instruments are typically utilized when
a buyer would not otherwise qualify for conventional financing. Based on the provided information in the application
and additional back-up information from the applicant, it appears the financial assistance requested from the City
would be provided in annual installments to reduce the debt service impact created by the Contract for Deed and
SBA financing at the conclusion of the Contract for Deed.
Sources of Funds
The Developer's submittal includes a preliminary total project budget of $2,600,000, with approximately 92%
($2,400,000) of that amount proposed to be from a Contract for Deed and approximately 8% as a down payment
($200,000)which we have assumed will be comprised of some type of private equity. Please see the table below.
Project Costs Total Cost Sources of Funds Total Sources
Property Acquisition $2,600,000 Private Equity(assumed) $200,000
—Down payment
Contract For Deed $2,400,000
Total Costs $2,600,000 Total Sources $2,600,000
The Contract for Deed terms,as illustrated in the supplements to the developer's application,will be for a term of five
years(amortized over 25)at an interest rate of 5.5%. The agreement is contingent upon the receipt of tax abatement
from the City of Elk River and Sherburne County and the receipt of a microloan from the City of Elk River.
City of Elk River,Minnesota
Stonesthrow Properties,LLC.request for Tax Abatement
October 10,2014
Page 3
Tax Abatement Analysis
In order to estimate the amount of tax abatement revenues generated by the proposed development, certain
assumptions were made based on the value of the project,construction schedule, and anticipated financing terms.
• City of Elk River proposed tax abatement
o Abate existing land and building value:
o PID: 75-659-0110
o EMV as of Jan. 2,2015 for taxes payable 2016 is$2,234,500
• Updated value estimate provided by Sherburne County
• Sherburne County proposed tax abatement
o Abate incremental building value
o PID:75-659-0110
o EMV as of Jan. 2,2015 for taxes payable 2016 is$2,234,500
o EMV as of Jan. 2, 2014 for taxes payable 2015 is$1,743,400
o Incremental EMV for abatement is$500,000
• Estimated Market value at Completion
o According to the County(Dan Weber)the Estimated Market value of the completed building will be
$2,234,500 for taxes payable 2016
• Abatement term and participation
o City: 12 years of total value or
o City: 15 years of total value and County 12 years: Incremental value
• First Year of Abatement
o Assume estimated values assessed in January of 2015 for taxes payable in 2016
• 2014 tax rates remain constant through term(Rates Provided by Sherburne County)
o City: 48.544%
o County: 54.861%
o School: 51.286%
o Other: 4.987%
o Total 159.678%
• Class rates remain constant through abatement term
• Fiscal disparities contribution-NA
• 1%annual market value inflator assumed
• Present Value Assumptions
o 4%Discount Rate
o Dated Date of December 31,2014
City of Elk River,Minnesota
Stonesthrow Properties,LLC.request for Tax Abatement
October 10,2014
Page 4
Tax Abatement Revenue Estimates
Stonesthrow Properties,LLC. 12 Year City and 15 Year City and
Abatement Project 12 Year County 12 Year County
City Share of Revenues $270,769 $343,750
County Share of Revenues $65,832 $65,832
School District Share of Revenues $0 $0
Estimated Total Revenue $336,601 $409,582
Estimated Present Value of Total Revenues $252,168 $292,702
The above table illustrates the projected net revenues that tax abatement would generate for the proposed terms.
The maximum abatement, based on the assumptions outlined above is projected to generate$270,769 with City only
participation for 12 years, $336,601 with City and County participation for 12 years, $343,750 with City only
participation for 15 years and $409,582 with City participation for 15 years and County participation for 12 years. All
participation levels and amounts would be subject to individual policy and Board decisions following anticipated
public hearings. Revenues captured through tax abatement and provided as reimbursement to the property owner
for certain costs must be used only for those properties that benefit from the tax abatement.
Abatement Assistance Scenarios
The Developer's submittal included a 10 year operating pro forma beginning in 2015. The pro forma illustrates the
developers projected revenues and costs associated with operating the commercial property. In the tables below we
have illustrated the effect that abatement assistance will have on the pro forma. (Please note:we have amended the
developers pro forma to include a 1% inflation factor on net operating income. In addition we have replaced the
abatement assumptions with the maximum projected abatement revenues presented in Scenario 3 from the above
Abatement Revenue table.)
Scenario 1: Pro Forma Without Assistance:
Year Abatement Net Cash Flow Debt Service Coverage Ratio
2015 $0 ($21,988) 0.88
2016 $0 _ ($20,439) 0.88
2017 $0 ($18,875) 0.89
2018 $0 ($17,295) 0.90
2019 $0 ($15,700) (191
2020 $0 ($27,134) a86
2021 $0 ($25,506) 0.87
2022 $0 ($23,862) 0.87
2023 $0 ($22,202) 0.88
2024 $0 ($20,525) 0.89
City of Elk River,Minnesota
Stonesthrow Properties,LLC.request for Tax Abatement
October 10,2014
Page 5
Scenario 2: Pro Forma with Estimated Abatement Revenue Assuming 12 year City/County Participation:
Year Abatement Net Cash Flow Debt Service Coverage Ratio
2015 $26,816 $4,828 1.03
2016 $27,033 $6,594 1.04
2017 $27,252 $8,377 1.05
2018 $27,474 $10,178 1.06
2019 $27,697 $11,997 1.07
2020 $27,923 $789 1.00
2021 $28,151 $2,644 1.01
2022 $28,381 $4,519 1.02
2023 $28,614 $6,412 1,03
2024 $28,849 $8,324 1.04
The purpose of providing the abatement scenarios outlined above is to illustrate the developer's projected need for
tax abatement assistance to provide sufficient annual cash flow to support the projected debt service payments for
the project. The two scenarios outlined above illustrates that a gap in projected annual cash flow and debt service
coverage exists (as the project is currently structured) and that annual tax abatement assistance will aid in reducing
that gap.
Developer Proforma"But For"Analysis
In approving an abatement project, the Elk River EDA has requested that a finding be made that the proposed
development would not reasonably be expected to occur solely through private investment within the reasonably
foreseeable future. The two scenarios outlined above illustrate that a cash flow and debt service coverage gap
exists for the project as currently presented by the developer.The gap would have to be filled through an increase
in lease rates (to produce higher revenues), a reduction in operating and/or borrowing costs, additional operating
revenues including financial (abatement) assistance, or some combination of one or more of the described gap-
fillers, or the project would be unlikely to proceed. The developer has also indicated that without tax abatement
assistance it would not be able to acquire the property and relocate to the City of Elk River. Based on this
analysis, the EDA could be justified in determining that the project meets the "but for" test and would not proceed
without assistance.
Tax abatement does not statutorily require a "but for" analysis to determine if the project would proceed without
assistance. A city, county or school district may grant a tax abatement, by contract or otherwise, of the taxes
imposed by the city on a parcel of property, which may include personal property and machinery, or defer the
payments of the taxes and abate the interest and penalty that otherwise would apply, if:
• it expects the benefits to the city of the proposed abatement agreement to at least equal the costs to the city
of the proposed agreement or intends the abatement to phase-in a property tax increase, as provided in
clause(2)(vii);and
• it finds that doing so is in the public interest because it will:
o increase or preserve tax base;
o provide employment opportunities in the political subdivision;
City of Elk River,Minnesota
Stonesthrow Properties, LLC.request for Tax Abatement
October 10,2014
Page 6
o provide or help acquire or construct public facilities;
o help redevelop or renew blighted areas;
o help provide access to services for residents of the political subdivision;
o finance or provide public infrastructure;
o phase-in a property tax increase on the parcel resulting from an increase of 50 percent or more in
one year on the estimated market value of the parcel, other than increase attributable to
improvement of the parcel;or
o stabilize the tax base through equalization of property tax revenues for a specified period of time
with respect to a taxpayer whose real and personal property is subject to valuation under
Minnesota Rules,chapter 8100.
It is also important to note that the developer has indicated that should the property be acquired and subsequently
leased to Coin-Tainer Co., LLC, the project would create a minimum of 10 new full time positions and retain 26
positions in the city of Elk River. In addition upon acquisition of the property (by Stonesthrow Properties, LLC), the
developer will implement improvements that are projected to increase the value of the property. The developer has
indicated that without abatement revenues that acquisition and subsequent improvement of the property will not be
possible due to the inability to produce viable cash flows and maintain a reasonable debt service coverage ratio.The
implication being that"but for"abatement assistance the project will not proceed.
Conclusion
The developer has requested assistance in the amount of$359,580, or the maximum available pursuant to the City
of Elk River and Sherburne County's tax abatement policy. The developer has indicated that acquisition of the
property would be prohibitively expensive and not feasible without assistance as demonstrated by a debt service
coverage ratio that is below market and projected negative annual cash flow. There are several methods to
determine if a project would proceed "but for" assistance. Based on the available information, in this case a debt
service and project cash flow gap analysis was utilized to test the viability of the project. The tables in the above
paragraphs indicate that a gap in project cash flows exist and that "but for" abatement assistance, a reduction in
operating and/or borrowing costs, or increased revenues (through increased lease rates to tenants or financial
assistance) or some combination of the above, the project would not go forward. In addition, it is important to note
that the developer has indicated that the project will aid in the retention of 26 full time jobs and the additional creation
of a minimum of 10 new full time jobs (through the retention of Coin-Tainer Co., LLC as a lessee) in the City of Elk
River.
Thank you for the opportunity to be of assistance to the City of Elk River. Please contact us at 651-223-3000 or
mhuot a(�springsted corn and jbradshaw a(�springsted.com with any questions or to discuss.
X. TAX ABATEMENT APPLICATION REVIEW WORKSHEET:
Stonesthrow Properties, LLC
TO BE COMPLETED BY CITY STAFF
1. The project meets the criteria set forth in Section V of the Tax Abatement
policy.
X a) Meets at least one of the objectives in Section III.
X b) Demonstrates need for Tax Abatement with the but for analysis.
X c) Consistent with all city plans and ordinances.
X d) Serves at least two public purposes as defined in Section V (g).
2. Ratio of Private to All Public Investment in Project: Points: 5
$2,263,399 Private Investment 5:1 5
$336,601 Public Investment 4:1 4
7:1 Ratio Private: Public Financing 3:1 3
2:1 2
Less than 2:1 1
3.Job Creation in the City of Elk River: Points: 5
10 Number of new jobs as a result of the project. 25+ 5
26 Number of existing/retained jobs 20+ 4
36 Total 15+ 3
10+ 2
Less than 10 1
4. Ratio of Public Investment to Job Creation: Points: 4
$336,601 Public Investment $8,000 or less 5
36 Number of new jobs created/retained $10,000 or less
4
$9,350 of Public Investment per new job $12,000 or less 3
$15,000 or less 2
Over$15,000 1
5. Wage Level of new jobs created/retained Points: 3
Minimum hourly wage Over$21/ hour 5
of jobs created/retained: $15 $18-21 / hour 4
$14-17 / hour 3
$10-13 / hour 2
Under$10 / hour 1
6. Project size: Points: 0
The project will result in the construction 40,000+ 5
of square feet 0 30,000+ 4
20,000+ 3
10,000+ 2
10,000 or less 1
7. Market Value/Tax Base Generation: Points: 0
The project will result in a per square foot Industrial Commercial
estimated market value(land and building) $80/sf+ $110/sf+ 5
of $491.100/50.340 SF: $9.75/SF $70/sf+ $100/sf+ 4
$60/sf+ $90/sf+ 3
$50/sf+ $80/sf+ 2
$40/sf+ $70/sf+ 1
8. Type of Project: Points: 4
100% Owner Occupied 5
X Mix Owner Occupied& Investment 4
Investment Property 3
9. Use: Points: 5
X Industrial or Business Park Project 5
Commercial Rehabilitation/Redevelopment 4
10. Likelihood that the project will result in Points: 1
unsubsidized, spin-off development. High 5
Moderate 3
X Low 1
Sub - Total Points: 27 of a possible 45 points.
11. Bonus Points Bonus Points: 3
X The project will be 100%Pay-as-you-go Tax Abatement 3 points
The project contributes to the goals of Energy City. 2 points
• Product promotes sensible use of energy, OR
• Project utilizes significant energy efficient design&/or
materials in construction.
Total Points: 30
Overall project desirability: High 45-38 points
Moderate 37-29 points
Low 28-20 points
Not Eligible 19-0 points
[POWERED er
City of Elk River Tax Abatement Policy&Apphcation NATURE
Amended February 2014 1�
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