5.0. 6.0. 7.0. 8.0. HRSR 04-24-2000 1111 MEMORANDUM
TO: Housing Redevelopment Authority
FROM: Marc Nevinski, Acting Director of
Economic Development
DATE: April 24, 2000
SUBJECT: HRA Meeting Agenda
5. Introduction of New HRA Commissioner Linda Huntington
Ms. Huntington was appointed to the HRA at the April 10 City Council
meeting to fill the vacancy left by Dick Hinkle.
6. King & Main —Approval of Purchase Agreement & Public
Hearing on the Sale of the Site to the First National Bank of Elk
River
Issue
The First National Bank of Elk River has offered to purchase the King
• & Main site from the HRA. The issue before the HRA is to approve the
final draft of the purchase agreement.
Background
In January of this year, The First National Bank of Elk River offered to
purchase the King & Main site from the HRA for $175,000 to construct
a new building to house additional services and operations. Staff
recently met with bank representatives to discuss a
purchase/development agreement, which is attached for your review.
The key provision in the agreement requires that the bank commence
construction of a building by April 1, 2001, otherwise a penalty of
$8750, which is 5% of the purchase price, will be assessed (see page 3,
paragraph 7). This date will ensure that site is not affected by the "four
year knockdown rule", which requires that activity occur in the district
within four years of the district's certification in order to collect TIF.
Finally, before the sale of the site can occur, the HRA and City Council
must both hold a public hearing and consider any public input on the
sale.
• Requested Action
Staff recommends that the HRA: 1) Hold a public hearing to consider
public comment on the sale. 2) Consider approving the purchase
agreement contingent upon the city council's approval.
• Attachments
• Purchase Agreement
• Public Hearing Notice
7. Public Hearing - Tax Increment Financing Policy Revisions
Issue
The issue before the HRA is to consider the modifications to the Tax
Increment Financing policy and to hold a public hearing on the policy prior
to its approval.
Background
The new state statues regarding business subsidies mandates that cities
modify their current incentive and subsidy policies to include provisions
stipulated by the business subsidy law. The law also requires that the city
hold a public hearing on such modified policies before providing subsidies.
The primary modification to the tax increment financing policy includes the
addition of a ratings scale for various project applicants. Such a ratings
scale will enable staff, as well as the HRA, EDA, and City Council, to
better analyze a given project for its eligibility to utilize TIF. Staff presents
this ratings scale under the assumption that every project that requests
• TIF may not necessarily qualify for it under these guidelines. For
applicants who do not qualify based upon the rating method, tax abatement
may be a potential financing alternative.
At its February meeting, the EDA reviewed a draft of the proposed policy
modifications, provided comments and recommendations on the policy, and
directed staff to complete the modifications for a public hearing and final
approval. On March 13, 2000 the EDA and City Council held public
hearings on the revisions and then adopted the new policies.
Action Requested
Staff recommends that the HRA consider any input provided at the public
hearing and then adopt the revised TIF policy
Attachments
• Revised TIF Policy
• Public Hearing Notice
8. Abatement (Tax Rebate Financing) Policy
Issue
The HRA is asked to consider and comment on the city's policy for the
use of tax abatement as new community development tool.
•
• Background
Tax abatement differs from TIF primarily in that each political body is
given the option to "abate" its portion of the project's property taxes.
Generally, this will result in less dollars being generated for the project
than with TIF, although abatement is easier and less costly to
administer.
The tax abatement policy that staff has drafted is very similar to the
revised TIF policy, and also includes a ratings worksheet. The primary
difference between the tax abatement and TIF policies is that no
minimum threshold for building value or size is stipulated in the tax
abatement policy. This is due to the fact that the smaller amount of
dollars generated with tax abatement, combined with less
administrative time and costs, will make tax abatement more
appropriate for smaller scale projects.
The tax abatement policy emphasizes industrial development, however,
certain redevelopment and commercial projects will be eligible to utilize
tax abatement as well. The use of tax abatement for residential projects
is not allowed under the proposed policies. However, staff has
recommended and the council and EDA have concurred, that a separate
0 set of residential criteria should be drafted for the use of tax abatement
in certain situations.
It should also be noted that staff is proposing that tax abatement be
referred to as Tax Rebate Financing (TRF), which more accurately
reflects how the tool functions. Sherburne County, which is also
drafting a tax abatement policy, is considering a similar name
modification to avoid confusing the tool with other, more established
forms of tax abatement.
The EDA and City Council adopted the tax abatement policy after a
public hearing on April 10, 2000. Staff proposes that the HRA consider
adopting the policy after a public hearing at its May meeting.
Requested Action
Staff asks that the HRA review the proposed draft of the tax abatement
policy and provide comments.
•
• PURCHASE AGREEMENT
THIS PURCHASE AGREEMENT (the "Purchase Agreement") is made this
day of April, 2000, by and between First National Bank of Elk River, National
Association ("Buyer"), and the Housing and Redevelopment Authority in and for
the City of Elk River, a public body corporate and politic ("Seller").
In consideration of the mutual covenants and undertakings contained herein the
parties agree as follows:
1. Sale and Purchase of Property. Seller agrees to sell, and Buyer agrees
to purchase, certain real property situated in the County of Sherburne, State of
Minnesota, consisting of certain land legally described on Exhibit A attached hereto and
made a part hereof, together with all the appurtenant rights, mineral rights, privileges,
and easements belonging thereto (the "Property").
2. Purchase Price. Buyer agrees to pay to Seller, as the purchase price for
the Property (the "Purchase Price"), the sum of $175,000.00 which shall be paid in cash
at closing.
3. Title. As soon as reasonably possible after Buyer's acceptance of this
• Purchase Agreement, Seller shall deliver to Buyer a commitment for an owner's title
insurance policy issued by a title company to be determined by Seller, naming Buyer as
the proposed owner-insured of the Property in the amount of the Purchase Price (the
"Commitment"). Buyer will be allowed 10 days after receipt of the Commitment for
examination thereof and for making any objections to the marketability of the title to the
Property, said objections to be made by written notice delivered to Seller within said 10
day period or to be deemed waived. If any objections are so made to the marketability
of the title to the Property, Seller shall be allowed 90 days after the making of such
objections by Buyer to cure such objections and make the title to the Property good and
marketable of record in Seller. Pending the correction of the title, the Closing Date and
the payments hereunder required shall be postponed, but upon correction of the title
and within 15 days after written notice of such correction given by Seller to Buyer, Seller
and Buyer shall perform this Purchase Agreement according to its terms.
If the title to the Property, as evidenced by the Commitment, is not good and
marketable of record in Seller and is not made so within 90 days after the date on which
the Buyer delivers written objections thereto to Seller, or is not good and marketable of
record in Seller at the Closing Date, Buyer may either:
a. Terminate this Purchase Agreement by giving written notice
to Seller in which event this Purchase Agreement shall become null and
•
• void and neither party shall have any further right or obligation hereunder;
or
b. Elect to accept the title in its unmarketable condition by
giving written notice to Seller, in which event Buyer shall proceed to close
the purchase of the Property in accordance with the terms of this
Purchase Agreement and without any reduction in the Purchase Price.
4. Inspection. At Buyer's expense, Buyer, its agents and designees, are
hereby granted the right at any time or times after the date hereof to enter upon and
inspect, analyze, and test the Property. Buyer shall hold Seller harmless from any
liability resulting from the entering upon the Property or the performing of any of the
tests or inspections referred to in this Section 4 by Buyer, its agents or designees.
5. Covenants and Warranties of Seller. Seller covenants and warrants to
Buyer as follows:
a. To the best of Seller's knowledge, there is no action,
litigation, investigation, condemnation or proceeding of any kind pending
or threatened against Seller or the Property, or any interest therein, which
could adversely affect the Property or title thereto, and Seller has no
• knowledge of any reasonable basis for the commencement of any such
action, litigation, investigation, condemnation or proceeding. Seller shall
give Buyer prompt written notice if any such action, litigation, investigation,
condemnation, or proceeding is commenced on or prior to the Closing
Date.
b. Seller certifies that to the best of Seller's knowledge there
are no wells on the Property.
c. Seller states that to the best of Seller's knowledge there is
no individual sewage treatment system, as defined in Minn. Stat. 115.55.
Buyer acknowledges that Buyer will be purchasing the Property relying only on
such investigations, testing and inquiries of and regarding the Property as Buyer
shall have chosen to make. Except as specifically set forth in this Purchase
Agreement, the Seller has not made, and shall not be deemed to have made, and
Buyer hereby disclaims any reliance on, any warranty or representation, oral or
written, express or implied, regarding the Property, the condition of the
Property, the soil conditions existing on the Property, the environmental
conditions on the Property, the zoning or other laws and ordinances applicable
to the Property, the uses to which the Property may be put, or any other thing or
matter relating to the Property.
•
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• 6. Closing. The closing shall take place on May 1, 2000, or such other date
as is mutually agreed upon. Such date, or such other date as this transaction actually
closes, is herein referred to as the "Closing Date". The closing shall take place at Elk
River City Hall, 13065 Orono Parkway, Elk River, Minnesota 55330, or such other
location as the parties shall mutually agree upon. At the closing, Seller shall deliver to
Buyer:
a. A warranty deed properly executed and in recordable form
with all applicable transfer taxes paid and stamps, if any, affixed thereto,
conveying the Property to Buyer and warranting title thereto subject to:
real estate taxes and installments of special assessments due and
payable in 2000 and thereafter; building and zoning laws and ordinances;
State and Federal rules and regulations; and restrictions, reservations,
rights and easements of record.
b. All certificates, instruments and other documents necessary
to permit the recording of the warranty deed.
c. A Seller's Affidavit containing statements as to the
knowledge of Seller with respect to judgments, bankruptcies, tax liens,
mechanics liens, parties in possession, unrecorded interests,
• encroachment or boundary line questions, and related matters, properly
executed on behalf of Seller.
d. An affidavit of Seller in form and content satisfactory to
Buyer stating that Seller is not a "foreign person" within the meaning of
Section 1445 of the Internal Revenue code;
e. Such other instruments and documents as are necessary to
vest title to the Property in Buyer.
Upon delivery of the foregoing items, Buyer shall deliver to Seller the Purchase Price
payable under Section 2(b) of this Purchase Agreement.
7. Conditions Subsequent. Notwithstanding anything to the contrary
contained in this Agreement, the consummation of the transaction contemplated by this
Agreement and the closing provided in Paragraph 6 hereof shall be contingent upon
Buyer satisfying the following conditions subsequent:
a. Buyer shall commence construction of a building on the
Property (the "Building") by April 1, 2001. If Buyer has not commenced
construction of the Building by April 1, 2001, Buyer shall pay to Seller, as
liquidated damages for buyers failure to comply with this condition
• $8750.00, which is five (5) percent of the original purchase price.
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•
b. Buyer shall complete substantial construction of a certificate
of occupancy for the Building no later than December 31, 2001.
c. The Building design shall consider the following factors:
(i) Maximum size of the Building shall be 32,000 square feet
Minimum finished square feet shall be 20,000;
(ii) The Building shall be parked at one space per 600 square
feet of finished space;
(iii) The Building may not be set back more than 15 feet from
either Main or King Streets;
(iv) access onto Main Street is discouraged. Access from King
Street is preferred;
8. Real Estate Taxes. Real estate taxes due and payable in 1999 and all
• prior years shall be paid by Seller. Real estate taxes due and payable in 2000 shall be
prorated as of the Closing Date based upon the parties' respective period of ownership
and possession of the Property in the calendar year of closing. On or prior to the
Closing Date, Seller shall pay all special assessments, whether or not then due, then
levied against the Property. Seller shall pay on the date of closing any deferred real
estate taxes, including "Green Acres" taxes, or special assessments, the payment of
which is required as a result of the closing. Seller makes no representation concerning
the amount of future real estate taxes or future special assessments.
9. Expenses, Possession. Seller agrees to deliver possession of the
Property to Buyer on the Closing Date. In the event Buyer chooses to obtain title
insurance or in the event Buyer's lender requires the issuance of title insurance, Buyer
shall be responsible for any costs associated with closing with a title company including,
but not limited to, the closing fee and all premiums for issuance of either the owner's
policy or the lender's policy of title insurance.
10. Notices. All documents to be delivered and all correspondence and
notices to be given in connection with this Purchase Agreement shall be in writing and
given by personal delivery or sent by registered or certified mail, return receipt
requested, postage prepaid, addressed as follows:
-4-
• If to Buyer: First National Bank of Elk River
Attention:
If to Sellers: Elk River Housing and Redevelopment Authority
Attention: Executive Director
13065 Orono Parkway, Elk River, Minnesota 55330
With a copy to: Gray, Plant, Mooty, Mooty & Bennett
Attention: Peter K. Beck
3400 City Center
33 South Sixth Street
Minneapolis, Minnesota 55402
Each such mailed notice or communication shall be deemed to have been given to or
served upon, the party to whom it is addressed three days after the date the same is
deposited in the United States registered or certified mail, return receipt requested,
postage prepaid, properly addressed in the manner above provided. Either party hereto
• may change such party's address for the service of notice hereunder by written notice
of said change to the other party hereto, in the manner above specified ten (10) days
prior to the effective date of said change.
11. Assignment. This Purchase Agreement shall be binding upon and inure
to the benefit of each of the parties hereto, their respective successors and assigns.
The foregoing notwithstanding, Buyer may assign or convey its rights in the Property or
this Purchase Agreement to a third party. Any such assignment or conveyance shall be
specifically subject to the Conditions Subsequent set forth in Paragraph 7.
12. Commissions. Seller warrants and represents that it has dealt with no
realtors or brokers in connection with this transaction and that it will indemnify, defend
and hold harmless Buyer against any claim made by an agent or broker for a
commission or fee based on acts or agreements of Seller. Buyer warrants and
represents that it has dealt with no realtor or broker in connection with this transaction
and that it will indemnify, defend and hold harmless Seller against any claim made by
an agent or broker for a commission or fee based on acts or agreements of Buyer.
13. Default. Should Buyer default in the performance of its obligation to
purchase hereunder, Seller's shall be entitled to cancel and terminate this Purchase
Agreement in accordance with Minn. Stat. 559.21 , as amended.
•
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• 14. Survive Closing. All of the covenants, warranties, and provisions of this
Purchase Agreement shall survive and be enforceable after the closing of this
transaction.
15. Complete Agreement. This is a final agreement between the parties and
contains their entire agreement and supersedes all previous understandings and
agreements, oral or written, relative to the subject matter of this Purchase Agreement.
16. Time of the Essence. Time is of the essence in the performance of this
Purchase Agreement.
17. Controlling Law. This Purchase Agreement has been made and entered
into under the laws of the State of Minnesota, and said laws shall control the
interpretation hereof.
18. Captions. The paragraph headings or captions appearing in this
Purchase Agreement are for convenience only, are not a part of this Purchase
Agreement, and are not to be considered in interpreting this Purchase Agreement.
19. Binding Effect. This Purchase Agreement shall be binding upon and
enforceable against each of the parties hereto when and only if executed by the party
• against whom enforcement of this Purchase Agreement is sought.
IN WITNESS WHEREOF, the parties have executed this Purchase Agreement
on the date first above written.
Seller:
HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY OF ELK
RIVER
By
Its
Buyer:
FIRST NATIONAL BANK OF ELK RIVER,
NATIONAL ASSOCIATION
By
Its
•
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•
•
•
-7-
• Exhibit A
Legal Description
Parcel I:
Lots 3 and 4, Block 1, Village of Elk River, except the North 60.00 feet thereof,
according to the plat thereof on file and of record in the office of the County Recorder in
and for Sherburne County, Minnesota.
Parcel II:
The North 60.00 feet of Lots 3 and 4, Block 1, Village of Elk River, Together with the
right to use, in common with others, for driveway purposes, the North 15.00 feet of Lot
5, Block 1, Village of Elk River, according to the plat thereof on file and of record in the
office of the County Recorder in and for Sherburne County, Minnesota.
Parcel III:
Lot 5, Block 1, Village of Elk River, according to the plat thereof on file and of record in
the office of the County Recorder in and for Sherburne County, Minnesota
GP:670608 vi
110
3
Affidavit of Publication
STATE OF MINNESOTA )
0
ss.
COUNTY OF SHERBURNE)
El-k-ket\oe.Thm- as ,
being duly sworn, on oath says that he/she is the publisher
or authorized agent and employee of the publisher of the
newspaper known as the Elk River Star News, and has full
knowledge of the facts which are stated below:
A) The newspaper has complied with all the
requirements constituting qualification as a qualified
;CITY OF . .owt$ i
NOTICE OF,PUBLIC HEARING ' newspaper, as provided by Minnesota Statute 331A.02,
�`he. k F � uemg and 331A.07, and other applicable laws, as amended.
t devalo int AAu will'con-
`c a.`pubh " eai n"Monday, B) The printed N C✓.1
April 24,+2000 at5t m., 't Elk River
City Halls}13065 Orono Parkway, in
accordance with'Minnesota Statutes,
,Section 46901 . '•ugh 469.032, to"; which is attached was cut from the columns of said
Haider the sale,of : property at
the northwest co _' Avenue and newspaper, and was printed and published once each
Main lwilweek, for ` successivessweeks; it was first published
„also conduct'k apub le .•aring ',11.then on Wednesday, the 5 day of A pY \
e natter:on� .,nday,April 2at 6 ' '
pm,ppatdElk ';7,City Hail, 3065 ` 20 ( O , and was thereafter printed and published every
Oro'attend`,
. • ..-..-x i•ng t, .
-;--,'",,•'011.interested neons are invited Wednesday to and including Wednesday, the
to attend the' public: ,hearing to dayof 20 ; and printed below
expresso their,qud-g�;ions and/or;coin-
. i menta:;•Hearing.unpaired persons is a copy of the lower case alphabet from A to Z, both
planning to attend whoneed an inter-
'.preter.or other phone- with disabili- inclusive, which is hereby acknowledged as being the sizeeswh,o require a' liary�aids should
contact":Sandy,Peine;,�ty Clerk, at.' and kind of type used in the composition and publication
.4 1-4906"�by Apra 2� = 000, If you` of the notice.
would like informationregarding the
above-described public 4;hearing
notice,please calllk `aver City Hall
24
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Nevina
n Economic
D velopmr of 7.6006k-
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Economic Development
t (Ap5) ',a BY:
.` TITLE:t eme)i.'CV\ Q h as
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Subscribed and sworn to before me on this — day of
Apr1 , 20
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Notary Public �`
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RATE INFORMAT , • MY Corn, UB(I c_MIvivEsoTA
M SKI
(1) Lowest classified rate paid by n i Ja'i 31,20,95
commercial users for comparable space $ j2 01 • •
(2) Maximum rate allowed by law for
IIIthe above matter $ 3 1'
(3) Rate actually charged for the 3-7iabove matter $
•
City of Elk River, Minnesota
Tax Increment Financing
Policy & Application
Adopted: August, 1991
Revised: March, 2000
•
•
Table of Contents
I. Policy Purpose 3 •
II. Objectives of Tax Increment Financing 3
III. City of Elk River Policies for the Use of TIF 4
IV. Qualifications 5
V. Subsidy Agreement & Reporting Requirements 6
VI. Application Process 7
VII. Application 8
Applicant Information 8
Project Information 9
Public Purpose 9
Sources & Uses 10
Checklist &Additional Information 11
VIII. Application Review Worksheet 12
IX. Exhibits 14 •
A Corporation/Partnership Description
B Project Description
C Shareholders
D But-for Analysis
E Prospective Lessees
•
2
I. POLICY PURPOSE
For the purposes of this document, the term"City"shall include the Elk River City
Council, Economic Development Authority, and Housing and Redevelopment Authority.
• The purpose of this policy is to establish the City of Elk River's position
relating to the use of Tax Increment Financing (TIF) for private
development above and beyond the requirements and limitations set forth
by State Law. This policy shall be used as a guide in the processing and
review of applications requesting tax increment assistance. The
fundamental purpose of tax increment financing in Elk River is to
encourage desirable development or redevelopment that would not
otherwise occur but for the assistance provided through TIF.
The City of Elk River is granted the power to utilize TIF by the Minnesota
Tax Increment Financing Act, as amended. It is the intent of the City to
provide the minimum amount of TIF at the shortest term required for the
project to proceed. The City reserves the right to approve or reject
projects on a case by case basis, taking into consideration established
policies, project criteria, and demand on city services in relation to the
potential benefits from the project. Meeting policy criteria does not
guarantee the award of TIF to the project. Approval or denial of one
project is not intended to set precedent for approval or denial of another
project.
II. OBJECTIVES OF TAX INCREMENT FINANCING
• As a matter of adopted policy, the City will consider using TIF to assist
private development projects to achieve one or more of the following
objectives:
• To retain local jobs and/or increase the number and diversity of
jobs that offer stable employment and/or attractive wages and
benefits.
• To encourage additional unsubsidized private development in the
area, either directly or indirectly through "spin off' development.
• To facilitate the development process and to achieve development
on sites which would not be developed without TIF assistance.
• To remove blight and/or encourage redevelopment of commercial
and industrial areas in the city that result in high quality
redevelopment and private reinvestment.
• To offset increased costs of redevelopment (i.e. contaminated site
clean up) over and above the costs normally incurred in
development.
• • To create opportunities for affordable housing.
3
• To contribute to the implementation of other public policies, as
adopted by the city from time to time, such as the promotion of
quality urban or architectural design, energy conservation, and
decreasing capital and/or operating costs of local government. •
III. POLICIES FOR THE USE OF TIF
a. When possible, TIF shall be used to finance public
improvements associated with the project. The priority for the
use of TIF funds is:
1. Public improvements, legal, administrative, and
engineering costs.
2. Site preparation, site improvement, land purchase, and
demolition.
3. Capitalized interest, bonding costs.
b. It is the City's policy to establish the following types of TIF
districts:
1. Economic Development Districts
• It is desired that the project result in a minimum
creation of one full time job per $25,000 of TIF.
2. Redevelopment Districts
• The market value of a redeveloped site shall
increase by a minimum of 50% of the current
market value.
Other types of TIF districts, along with specific criteria, may be •
considered on a case by case basis.
c. TIF assistance will be provided to the developer upon receipt of
the increment by the City, otherwise referred to as the pay-as-
you-go method. Requests for up front financing will be
considered on a case by case basis.
d. A maximum of ten percent (10%) of any tax increment received
from the district shall be retained by the City to reimburse
administrative costs.
e. Any developer receiving TIF assistance shall provide a
minimum of twenty percent (20%) cash equity investment in the
project.
f. TIF will not be used in circumstances where land and/or
property price is in excess of fair market value.
g. Developer shall be able to demonstrate a market demand for a
proposed project. TIF shall not be used to support purely
speculative projects. •
4
h. TIF will not be utilized in cases where it would create an unfair
and significant competitive financial advantage over other
projects in the area.
i. TIF shall not be used for projects that would place extraordinary
demands on city services or for projects that would generate
significant environmental impacts.
j. The developer must provide adequate financial guarantees to
ensure completion of the project, including, but not limited to:
assessment agreements, letters of credit, personal guaranties,
etcetera.
k. The developer shall adequately demonstrate, to the City's sole
satisfaction, an ability to complete the proposed project based on
past development experience, general reputation, and credit
history, among other factors, including the size and scope of the
proposed project.
1. For the purposes of underwriting the proposal, the developer
shall provide any requested market, financial, environmental, or
other data requested by the City or its consultants.
IV. PROJECT QUALIFICATIONS
All TIF projects considered by the City of Elk River must meet each of the
following requirements:
a. To be eligible for TIF, a project shall result in:
i. The new construction of a minimum of 25,000 square feet;
ii. A minimum increase of$25,000 per year in property
taxes; and,
iii. Have a market value of at least $1,000,000 upon
completion.
b. The project shall meet at least one of the objectives set forth in
Section II and satisfy all the provisions set forth in Section III of
this document.
c. The developer shall demonstrate that the project is not
financially feasible but-for the use of TIF.
d. The project must be consistent with the City's Comprehensive
Plan, Land Use Plan, and Zoning Ordinances.
•
5
e. The project shall serve at least two of the following public
purposes:
• Creation of jobs with livable wages and benefits.
• Increase of tax base. •
• Enhancement or diversification of the city's economic base.
• Industrial development that will spur additional private
investment in the area.
• Fulfillment of the City's Strategic Plan for Economic
Development.
• Removal of blight or the rehabilitation of a high profile or
priority site.
V. SUBSIDY AGREEMENT & REPORTING REQUIRMENTS
All developers/businesses receiving tax increment financing assistance
from the City of Elk River shall be subject to the provisions and
requirements set forth by state statute 116J.993 and summarized below.
All developers/businesses receiving TIF assistance shall enter into a
subsidy agreement with the City of Elk River that identifies: the reason
for the subsidy, the public purpose served by the subsidy, and the goals
for the subsidy, as well as other criteria set forth by statute 116J.993.
The developer/business shall file a report annually for two years after the
date the benefit is received or until all goals set forth in the application
and performance agreement have been meet, whichever is later. Reports •
shall be completed using the format drafted by the State of Minnesota
and shall be filed with the City of Elk River no later than March 1 of each
year for the previous calendar year. Businesses fulfilling job creation
requirements must file a report to that effect with the city within 30 days
of meeting the requirements.
The developer/business owner shall maintain and operate its facility at
the site where TIF assistance is used for a period of five years after the
benefit is received.
In addition to attaining or exceeding the jobs and wages goals set forth in
the Subsidy Agreement, the applicant shall meet the qualifications set
forth in Section IV of this document.
Developers/Businesses failing to comply with the above provisions will
be subject to fines, repayment requirements, and be deemed ineligible by
the State of Minnesota to receive any loans or grants from public entities
for a period of five years.
•
6
VI. APPLICATION PROCESS
1. Applicant submits the completed application along with all
• application fees.
2. City staff reviews the application and completes the Application
Review Worksheet.
3. Results of the Worksheet are submitted to the appropriate
governing authorities for preliminary approval of the proposal.
4. If preliminary approval is granted, the Tax Increment Financing
Plan, along with all necessary notices, resolutions and certificates
are prepared by City staff and/or consultants.
5. Notices are published and sent to the county and school board.
6. Public hearing(s) on the proposed project are held.
7. The EDA or HRA recommends approval or denial of the project to
the City Council.
8. The City Council grants final approval or denial of the proposal.
•
•
7
VII. APPLICATION FOR TAX INCREMENT FINANCING
A. APPLICANT INFORMATION •
Name of Corporation/Partnership
Address
Primary Contact
Address
Phone Fax Email
On a separate sheet, please provide the following:
• Brief description of the corporation/partnership's business,
including history, principal product or service, etc... Attach as
Exhibit A .
• Brief description of the proposed project. Attach as Exhibit B.
• List names of officers and shareholders/partners with more than
five percent (5%) interest in the corporation/partnership. Attach as •
Exhibit C.
• A but-for analysis. Attach as Exhibit D.
Attorney Name
Address
Phone Fax Email
Accountant Name
Address
Phone Fax Email
Contractor Name
Address
Phone Fax Email
Engineer Name
Address
'hone Fax Email
Architect Name •
Address
Phone Fax Email
8
B. PROJECT INFORMATION
The project will be:
Industrial Greenfield: New Construction Expansion
• Commercial Redevelopment: New Construction Rehabilitation
Industrial Redevelopment: New Construction Rehabilitation
Other
The project will be: _Owner Occupied Leased Space
If leased space,please attach a list names and addresses of future lessees and indicate
the status of commitments or lease agreements.Attach as Exhibit E.
Project Address
Legal Description
Site Plan Attached: Yes No
Amount of Tax Increment Requested for:
Land Purchase $
Public Improvement $
Site Improvement $
Current Real Estate Taxes on Project Site: $
Estimated Real Estate Taxes upon Completion: Phase I $
• Phase II $
Construction Start Date:
Construction Completion Date:
If Phased Project: Year % Completed
Year % Completed
C. PUBLIC PURPOSE
It is the policy of the City of Elk River that the use of Tax Increment
Financing should result in a benefit to the public. Please indicate how
this project will serve a public purpose.
Job Creation: Number of existing jobs
Number of jobs created by project
Average hourly wage of jobs created
New industrial development which will result in additional private
investment in the area.
Enhancement or diversification of the city's economic base.
The project contributes to the fulfillment of the City's Strategic
Plan for Economic Development.
_Removal of blight or the rehabilitation of a high profile or priority
• —site.
Other:
9
D. SOURCES & USES
SOURCES NAME AMOUNT •
Bank Loan $
Other Private Funds $
Equity $
Fed Grant/Loan $
State Grant/Loan $
EDA Micro Loan $
Tax Increment $
ID Bonds $
TOTAL $
USES AMOUNT
Land Acquisition $
Site Development $
Construction $
Machinery & Equipment $
Architectural & Engineering Fees $
Legal Fees $
Interest During Construction $
Debt Service Reserve $
Contingencies $
TOTAL $ •
•
10
E. ADDITIONAL DOCUMENTATION
Applicants will also be required to provide the following documentation.
• A) Written business plan, including a description of the
business, ownership/management, date established,
products and services, and future plans
B) Financial Statements for Past Two Years
Profit & Loss Statement
Balance Sheet
C) Current Financial Statements
Profit & Loss Statement to Date
Balance Sheet to Date
D) Two Year Financial Projections
F) Personal Financial Statements of all Major Shareholders
Profit & Loss
Current Tax Return
G) Letter of Commitment from Applicant Pledging to Complete
During the Proposed Project Duration
• H) Letter of Commitment from the Other Sources of Financing,
Stating Terms and Conditions of their Participation in
Project
I) Application fee of$5000 (to be returned upon project
completion.)
Note: All Major shareholders will be required to sign personal guarantees if
up front financing of the project is required.
The undersigned certifies that all information provided in this application is true and correct
to the best of the undersigned's knowledge. The undersigned authorizes the City of Elk
River to check credit references and verify financial and other information. The undersigned
also agrees to provide any additional information as may be requested by the City after the
filing of this application.
Applicant Name Date
By
Its
•
11
TAX INCREMENT FINANCING PROPOSAL REVIEW WORKSHEET
1. The project meets the criteria set forth in Section III of the City's •
Tax Increment Financing policy.
a) Meets minimum thresholds for size, value, and tax capacity.
b) Meets at least one of the objectives in Section III and satisfies
the provision set forth in Section IV.
c) Demonstrates need for TIF with the but-for analysis.
e) Consistent with all city plans and ordinances.
f) Serves at least two public purpose as defined in Section IV.
2. Ratio of Private to Public Investment in Project: Points:
$ Private investment 5:1 5
$ Public Investment 4:1 4
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:
Number of new jobs as a result of the project. 40+ 5
Number of existing/retained jobs divided by 10. 30+ 4
Total 20+ 3
10+ 2
Less than 10 1 •
4. Ratio of TIF to new jobs created: Points:
$ TIF request $15,000 or less 5
Number of new jobs created $20,000 or less 4
$ of TIF per new job created $22,000 or less 3
$25,000 or less 2
Over $25,000 1
5. Wage Level of jobs created: Points:
Average hourly wage Over $21/hour 5
of jobs created: $18-21 /hour 4
$14-17/hour 3
$10-13 /hour 2
Under $10/hour 1
6. Project size: Points:
The project will result in the construction 80,000+ 5
of square feet 65,000+ 4
50,000+ 3
35,000+ 2
25,000+ 1
12
7. Type of Project: Points:
• 100% Owner Occupied 5
Mix Owner Occupied & Investment 4
Investment Property 3
8. Use: Points:
Manufacturing 5
Research & Development 4
Commercial Redevelopment 3
Warehouse/Distribution 2
Housing 1
9. The project will pay annual Points:
property taxes in the first fully 85,000+ 5
assessed year of$ 70,000+ 4
55,000+ 3
40,000+ 2
25,000+ 1
10. Likelihood that the project will result in Points:
unsubsidized, spin-off development. High 5
Moderate 3
Low 1
1111
Sub - Total Points: of a possible 45 points.
9. Bonus Points Bonus Points:
The project will be 100%Pay-as-you-go TIF. 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:
Overall project analysis: High 45-38 points
Moderate 37-29 points
Low 28-20 points
Not Eligible 19-0 points
•
13
EXHIBIT A
Description of the corporation or partnership
•
EXHIBIT B
Description of the proposed project
EXHIBIT C
Names of officers and shareholders/partners with more than five
percent (5%) interest in the corporation/partnership.
EXHIBIT D
But-for analysis
EXHIBIT E
Prospective Lessees
•
•
14
Affidavit of Publication
STATE OF MINNESOTA )
S )ss.
COUNTY OF SHERBURNE)
E " k�.b kTh �a.rr
cks ,
being duly sworn, on oath says that he/she is the publisher
or authorized agent and employee of the publisher of the
newspaper known as the Elk River Star News, and has full
knowledge of the facts which are stated below:
' CITY OF BELERIVER E
.;NOTICE OF PUBLIC:HEARING A) The newspaper has complied with all the
': The Elks River'`.Housing brand requirements constitutingqualification as a qualified
Redevelopment;Authority. will•con- y 9
"'duct'a public .hearing,„on Monday, newspaper, as provided by Minnesota Statute 331A.02,
j April 24,2000,at 5 p.m::at Elk River
City Ha11, 3065 o;Parktiiway, m 331A.07, and other applicable laws, as amended.
tcord nce with esota.Statutes,
"Section'1161.993 xot /116J.996,1 B) The printed0C\Ce.d
to consider revisions`.to its
Increment Financing policies
'' All`interested persons are invited which is attached was cut from the columns of said
to attend.,the ptib.licf hearing to
express their,questions and/or,coin newspaper, and was printed and published once each
meats. Hearing unpaired persons ,
(''planning to attend�who negd an niter week, for 1 successive weeks; it was first published
,preter ox other persons.with disabili `, on Wednesday, the 5 day of A�r f
f ties who require.a aids shouldr�
contact,Sandy Deme,City Clerk, at ` 20 00 , and was thereafterprinted andpublished
`441-4906 by April 20,,2000 Ifayou every
Lwouldlike information regarding the ; Wednesday to and including Wednesday, the
f above described-” iublic �.ihearing
fr make,pleas River City, all"° day of , 20 ; and printed below
,at 241-5526,, i ' /
• .4,n,., ,,Marc Nevinski is a copy of the lower case alphabet from A to Z, both
Acting Director of
r ;, '{ inclusive, which is hereby acknowledged as being the size
'4,,, '' Economic Development
i{ i F" >, aAp5) " t /A and kind of type used in the composition and publication
of the notice.
a��bccdefghijk1mnopgrstuvwxyz
BY: !Ni
TITLE: e. )1/41r\tir Q` Gl n nex-
Subscribed and zsworn to before mt2lir"----- .e on this 5 ` day of
t1�r\ \ , 20 00 .
Notary Publi °�i a CiND �+
RATE INFORMATI r "' "r.ra,,,N3SD Al r
2005
(1) Lowest classified rate paid by �7
commercial users for comparable space $ 7 0' -/
(2) Maximum rate allowed by law for $ 30,
I the above matter
(3) Rate actually charged for the 30 ' /
above matter $ t0
•
City of Elk River, Minnesota
Economic Development Tax Rebate Financing
Policy & Application
•
Table of Contents
• I. Policy Purpose 3
II. Difference Between TRF & TIF 3
III. Objectives of Tax Rebate Financing 3
IV. Policies for the Use of TRF 4
V. Project Qualifications 5
VI. Subsidy Agreement & Reporting Requirements 6
VII. Application Process 6
City of Elk River 6
Application to Other Political Subdivisions 6
VIII. Application 7
Applicant Information 7
Project Information 8
Public Purpose 8
Sources & Uses 9
• Checklist &Additional Information 10
IX. Application Review Worksheet 11
X. Exhibits 13
A Corporation/Partnership Description
B Project Description
C Shareholders
D But-for Analysis
E Prospective Lessees
XI. Sample But-For Analysis 15
•
2
I. POLICY PURPOSE
For the purposes of this document, the term"City"shall include the Elk River City
• Council, Economic Development Authority, and Housing and Redevelopment Authority.
The purpose of this policy is to establish the City of Elk River's position
relating to the use of Tax Rebate Financing (TRF), otherwise referred to
as Tax Abatement, for private development above and beyond the
requirements and limitations set forth by State Law. This policy shall be
used as a guide in the processing and review of applications requesting
tax rebate assistance. The fundamental purpose of tax rebate financing in
Elk River is to encourage desirable development or redevelopment that
would not otherwise occur but for the assistance provided through TRF.
The City of Elk River is granted the power to utilize TRF by the
Minnesota Tax Abatement Act, as amended. It is the intent of the City to
provide the minimum amount of TRF, as well as other incentives, at the
shortest term required for the project to proceed. The City reserves the
right to approve or reject projects on a case by case basis, taking into
consideration established policies, project criteria, and demand on city
services in relation to the potential benefits from the project. Meeting
policy criteria does not guarantee the award of TRF to the project.
Approval or denial of one project is not intended to set precedent for
approval or denial of another project.
II. DIFFERENCE BETWEEN TRF & TIF
The primary difference between Tax Rebate Financing (TRF) and Tax
Increment Financing (TIF) is the way in which the dollars are awarded to
the project. When TIF is awarded to a project by the city, the other
political subdivisions (the school district and the county) are required to
contribute their portion of the increased taxes to the project. Conversely,
when TRF is requested, each political subdivision has the option of
granting its portion of the increased taxes to the project. Subsequently,
the dollars generated for the project with TRF are generally less than the
dollars generated with TIF.
III. OBJECTIVES OF TAX REBATE FINANCING
As a matter of adopted policy, the City will consider using TRF to assist
private development projects to achieve one or more of the following
objectives:
• To retain local jobs and/or increase the number and diversity of
jobs that offer stable employment and/or attractive wages and
benefits.
• To enhance and diversify the city of Elk River's economic base.
11°.
• To encourage additional unsubsidized private development in the
area, either directly or indirectly through "spin off' development.
3
• To facilitate the development process and to achieve development
on sites which would not be developed without TRF assistance.
• • To remove blight and/or encourage redevelopment of commercial
and industrial areas in the city that result in high quality
redevelopment and private reinvestment.
• To offset increased costs of redevelopment (i.e. contaminated site
clean up) over and above the costs normally incurred in
development.
• To create opportunities for affordable housing.
• To contribute to the implementation of other public policies, as
adopted by the city from time to time, such as the promotion of
quality urban or architectural design, energy conservation, and
decreasing capital and/or operating costs of local government.
IV. POLICIES FOR THE USE OF TRF
a. TRF assistance will be provided to the developer upon receipt of
taxes by the City, otherwise referred to as the pay-as-you-go
method. Requests for up front financing will be considered on a
case by case basis.
b. Any developer receiving TRF assistance shall provide a
minimum of twenty percent (20%) cash equity investment in the
project.
c. TRF will not be used in circumstances where land and/or
property price is in excess of fair market value.
d. Developer shall be able to demonstrate a market demand for a
proposed project.
e. TRF will not be utilized in cases where it would create an unfair
and significant competitive financial advantage over other
projects in the area.
f. TRF shall not be used for projects that would place
extraordinary demands on city services or for projects that
would generate significant environmental impacts.
g. The developer must provide adequate financial guarantees to
ensure completion of the project, including, but not limited to:
• assessment agreements, letters of credit, personal guaranties,
etcetera.
4
h. The developer shall adequately demonstrate, to the City's sole
satisfaction, an ability to complete the proposed project based on
past development experience, general reputation, and credit
• history, among other factors, including the size and scope of the
proposed project.
i. For the purposes of underwriting the proposal, the developer
shall provide any requested market, financial, environmental, or
other data requested by the City or its consultants.
V. PROJECT QUALIFICATIONS
All TRF projects considered by the City of Elk River must meet each of
the following requirements:
a. The project shall meet at least one of the objectives set forth in
section IV of this document.
b. The use of TRF will be limited to:
• Industrial development, expansion, redevelopment, or
rehabilitation; or
• Commercial redevelopment or rehabilitation; or
• Office or research facilities that satisfy Business Park
zoning requirements;
• • Residential development and redevelopment may be
eligible for TRF under a separate set of policies and only
with the recommendation of the HRA.
• New commercial or retail development is not eligible for
TRF.
c. The developer shall demonstrate that the project is not
financially feasible but-for the use of TRF.
d. The project shall comply with all provisions set forth in the
state's Tax Abatement Law, statues 469.1812 to 469.1815, as
amended.
e. The project must be consistent with the City's Comprehensive
Plan, Land Use Plan, and Zoning Ordinances.
f. The project shall serve at least two of the following public
purposes:
• Job creation.
• Increase of tax base.
• Enhancement or diversification of the city's economic base.
• • Development or redevelopment that will spur additional
private investment in the area.
5
• Fulfillment of defined city objectives, such as those
identified in the Strategic Plan for Economic Development
or the city's Comprehensive Plan, among others.
• • Removal of blight or the rehabilitation of a high profile or
priority site.
VI. SUBSIDY AGREEMENT & REPORTING REQUIRMENTS
All developers/businesses receiving Tax Rebate Financing assistance
from the City of Elk River shall be subject to the provisions and
requirements set forth by state statute 116J.993 and summarized
below.
All developers/businesses receiving TRF assistance shall enter into a
subsidy agreement with the City of Elk River that identifies: the reason
for the subsidy, the public purpose served by the subsidy, and the goals
for the subsidy, as well as other criteria set forth by statute 116J.993.
The developer/business shall file a report annually for two years after
the date the benefit is received or until all goals set forth in the
application and performance agreement have been meet, whichever is
later. Reports shall be completed using the format drafted by the
State of Minnesota and shall be filed with the City of Elk River no
0 later than March 1 of each year for the previous calendar year.
Businesses fulfilling job creation requirements must file a report to
that effect with the city within 30 days of meeting the requirements.
The developer/business owner shall maintain and operate its facility
at the site where TRF assistance is used for a period of five years after
the benefit is received.
In addition to attaining or exceeding the jobs and wages goals set
forth in the Subsidy Agreement, the borrower shall achieve at least
one of the objectives set forth in Section IV of this document.
Developers/Businesses failing to comply with the above provisions
will be subject to fines, repayment requirements, and be deemed
ineligible by the State to receive any loans or grants from public
entities for a period of five years.
IP
6
VII. APPLICATION PROCESS FOR TRF
• A. CITY OF ELK RIVER
1. Applicant submits the completed application along with all
application fees.
2. City staff reviews the application and completes the Application
Review Worksheet.
3. Results of the Worksheet are submitted to the appropriate
governing authorities for preliminary approval of the proposal.
4. If preliminary approval is granted, all necessary notices,
resolutions and certificates are prepared by City staff and/or
consultants.
5. Public hearing(s) on the proposed project are held.
6. The EDA or HRA recommends approval or denial of the proposal to
the City Council.
7. The City Council grants final approval or denial of the proposal.
•
B. APPLICATIONS TO OTHER POLITICAL SUBDIVISIONS
It is recommended that applicants intending to seek TRF from
Sherburne County and/or School District 728 make their applications
to those bodies concurrent with their application to the City of Elk
River. For more information on applying for TRF through Sherburne
County and/or School District 728, contact:
Alex Wikstrom
Sherburne County Budget/Economic Development Coordinator
763-241-2700
Dr. David Flannary
Superintendent - School District 728
763-241-3400
•
7
VII. APPLICATION FOR TAX REBATE FINANCING
• A. APPLICANT INFORMATION
Name of Corporation/Partnership
Address
Primary Contact
Address
Phone Fax Email
On a separate sheet, please provide the following:
• Brief description of the corporation/partnership's business,
including history, principal product or service, etc... Attach as
Exhibit A .
• Brief description of the proposed project. Attach as Exhibit B.
• List names of officers and shareholders/partners with more than
III five percent (5%) interest in the corporation/partnership. Attach as
Exhibit C.
• A but-for analysis and narrative. Attach as Exhibit D.
Attorney Name
Address
Phone Fax Email
Accountant Name
Address
Phone Fax Email
Contractor Name
Address
Phone Fax Email
Engineer Name
Address
Phone Fax Email
• Architect Name
Address
Phone Fax Email
8
B. PROJECT INFORMATION
1. The project will be:
• Industrial: New Construction Expansion Redevelopment/Rehab.
Office/research facility that conforms to business park standards
Commercial Redevelopment/Rehabilitation
Other
2. In addition to the City of Elk River, applicant is requesting TRF funds
from: Sherburne County School District 728
3. The project will be: _Owner Occupied Leased Space
• If leased space,please attach a list names and addresses of future lessees and
indicate the status of commitments or lease agreements.Attach as Exhibit E.
4. Project Address
• Include Legal Description and PID Number. Attach as Exhibit F
5. Site Plan Attached: Yes No
6. Total Amount of TRF Requested: $ over years.
City Portion of TRF: Annual $ Total $
County Portion of TRF: Annual $ Total $
ISD 728 Portion of TRF: Annual $ Total $
II7. Current Real Estate Taxes on Project Site: $
Estimated Real Estate Taxes upon Completion: Phase I $
Phase II $
8. Construction Start Date:
Construction Completion Date:
If Phased Project: Year % Completed
Year % Completed
C. PUBLIC PURPOSE
It is the policy of the City of Elk River that the use of Tax Rebate
Financing should result in a benefit to the public. Please indicate how
this project will serve a public purpose.
Job Creation: Number of existing jobs
Number of jobs created by project
Average hourly wage of jobs created
_New industrial development which will result in additional private
investment in the area.
_Enhancement and/or diversification of the city's economic base.
The project contributes to the fulfillment of the City's Strategic
Plan for Economic Development.
• _Removal of blight.
_Rehabilitation of a high profile or priority site.
Other:
9
D. SOURCES & USES
• SOURCES NAME AMOUNT
Bank Loan $
Other Private Funds $
Equity $
Fed Grant/Loan $
State Grant/Loan $
EDA Micro Loan $
Tax Rebate Financing $
ID Bonds $
TOTAL $
USES AMOUNT
Land Acquisition $
Site Development $
Construction $
Machinery & Equipment $
Architectural & Engineering Fees $
Legal Fees $
Interest During Construction $
Debt Service Reserve $
Contingencies $
.411°
TOTAL $
10
E. ADDITIONAL DOCUMENTATION
Applicants will also be required to provide the following documentation.
• A) Written business plan, including a description of the
business, ownership/management, date established,
products and services, and future plans
B) Financial Statements for Past Two Years
Profit & Loss Statement
Balance Sheet
C) Current Financial Statements
Profit & Loss Statement to Date
Balance Sheet to Date
D) Two Year Financial Projections
F) Personal Financial Statements of all Major Shareholders
Profit & Loss
Current Tax Return
G) Letter of Commitment from Applicant Pledging to Complete
During the Proposed Project Duration
SIB
H) Letter of Commitment from the Other Sources of Financing,
Stating Terms and Conditions of their Participation in
Project
I) Application fee of$5000 (to be returned upon project
completion.)
Note: All Major shareholders will be required to sign personal guarantees if
up front financing of the project is required.
The undersigned certifies that all information provided in this application is true and correct
to the best of the undersigned's knowledge. The undersigned authorizes the City of Elk
River to check credit references and verify financial and other information. The undersigned
also agrees to provide any additional information as may be requested by the City after the
filing of this application.
Applicant Name Date
By
Its
11
TAX REBATE FINANCING PROPOSAL REVIEW WORKSHEET
• TO BE COMPLETED BY CITY STAFF
1. The project meets the criteria set forth in Section V of the Tax
Rebate Financing policy.
a) Meets at least one of the objectives in Section III.
b) Demonstrates need for TRF with the but-for analysis.
c) Consistent with all city plans and ordinances.
d) Serves at least two public purpose as defined in Section V.
2. Ratio of Private to Public Investment in Project: Points:
$ Private investment 5:1 5
$ Public Investment 4:1 4
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:
Number of new jobs as a result of the project. 25+ 5
Number of existing/retained jobs divided by 10. 20+ 4
Total 15+ 3
10+ 2
• Less than 10 1
4. Ratio of TRF to new jobs created: Points:
$ TRF request $8,000 or less 5
Number of new jobs created $10,000 or less 4
$ of TRF per new job created $12,000 or less 3
$15,000 or less 2
Over $15,000 1
5. Wage Level of jobs created: Points:
Average hourly wage Over $21/hour 5
of jobs created: $18-21 /hour 4
$14-17 /hour 3
$10-13 /hour 2
Under $10 /hour 1
6. Project size: Points:
The project will result in the construction 40,000+ 5
of square feet 30,000+ 4
20,000+ 3
10,000+ 2
• 10,000 or less 1
12
7. Type of Project: Points:
100% Owner Occupied 5
Mix Owner Occupied & Investment 4
IIInvestment Property 3
8. Use: Points:
Industrial or Business Park Project 5
Commercial Rehabilitation/Redevelopment 4
9. The project will pay annual Points:
property taxes in the first fully 35,000+ 5
assessed year of$ 25,000+ 4
15,000+ 3
10,000+ 2
Under $10,000 1
10. Likelihood that the project will result in Points:
unsubsidized, spin-off development. High 5
Moderate 3
Low 1
Sub - Total Points: of a possible 45 points.
• 9. Bonus Points Bonus Points:
The project will be 100%Pay-as-you-go TRF. 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:
Overall project analysis: High 45-38 points
Moderate 37-29 points
Low 28-20 points
Not Eligible 19-0 points
•
13
EXHIBIT A
• Description of the corporation or partnership
EXHIBIT B
Description of the proposed project
EXHIBIT C
Names of officers and shareholders/partners with more than five
percent (5%) interest in the corporation/partnership.
EXHIBIT D
But-for analysis
EXHIBIT E
Prospective Lessees
• EXHIBIT F
Legal Description and PID Number
II
14
XI. SAMPLE BUT-FOR ANALYSIS
WITH NO WITH
• TAX REBATE FINANCING TAX REBATE FINANCING
SOURCES AND USES SOURCES AND USES
SOURCES SOURCES
Mortgage 9,600,000 8,667,000
Equity 2,400,000 2,400,00
Tax Rebate Financing 0 933,000
TOTAL SOURCES 12,000,000 12,000,000
USES USES
Land 1,500,000 1,500,000
Site Work 300,000 300,000
Soil Correction 468,000 468,000
Demolition 100,000 100,000
Relocation 65,000 65,000
Subtotal Land Costs 2,433,000 2,433,000
Construction 6,750,000 6,750,000
Finish Manufacturing 250,000 250,000
Subtotal Construction Costs 7,000,000 7,000,000
Soft Costs 350,000 350,000
Taxes 35,000 35,000
Finance Fees 850,000 850,000
Project Manager 542,000 542,000
Developer Fee 540,000 540,000
• Contingency 250,000 250,000
Subtotal Soft Costs 2,567,000 2,567,000
TOTAL USES 12,000,000 12,000,000
Income Statement Income Statement
Sq. Ft. Per Sq. Ft. Sq. Ft. Per Sq. Ft.
Rent-Space 1 100,000 $8.00 800,000 100,000 $8.00 800,000
Rent-Space 2 25,000 $8.50 212,500 25,000 $8.50 212,500
Rent-Space 3 25,000 $9.00 225,000 25,000 $9.00 225,000
Other 0 $0.00 0 0 $0.00 0
1,237,500 1,237,500
Mortgage 20 Term 1,051,646 20 Term 949,439
9.00% Interest 9.00% Interest
9,600,000 Principal 8,667,000 Principal
Net Income 185,854 288,061
Total Return on Equity 7.74% 12.00%
•
15