EDSR 01-30-1995 ELK RIVER ECONOMIC DEVELOPMENT AUTHORITY
MEMORANDUM
TO: EDA Commissioners
FROM: William Rubin, Executive Direct/4K,
DATE: January 30, 1995
SUBJECT: Agenda Memo for EDA Workshop
1. OVERVIEW,OF TIF
A. History - As a way to attract reinvestment into central business
districts (CBD's), a locally-administered "grant" program
became part of Minnesota state law. The program became
known as Tax Increment Financing (TIF) and it operates under
the premise that,a business or a developer receives grant funds
from a city as reimbursement for extraordinary development
0, costs. These costs may include land acquisition values,
demolition expenses, infrastructure upgrades or expansions,
and pollution abatements, etc. The City recovers its grant
expenses by creating a TIF District around the boundary of the
TIF project. As a result, the city "captures" the new property
taxes (known ,as the tax increments) to recover its expenses
associated with the project. Once the city is repaid, the TIF
District is dissolved and the local taxing jurisdictions (county,
school district, city, etc.) derive the benefit in accordance with
their respective levies.
Over time, TIF gained greater popularity as the availability of
Federal Block Grant Funds grew more scarce. TIF programs
have also changed to include senior housing projects, low- and
moderate-income housing projects, and industrial projects.
B. Elk River Projects - The City of Elk River has established eleven
TIF Districts:
• TIF No. 1 Elk River Plaza Mall (terminates 12/95)
• TIF No. 2 Guardian Angels' Project
• TIF No. 3 - Elk River Plaza Mall Addition
(terminates 12/96)
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330-1743 • (612) 441-7420 • Fax: (612) 441-7425
Equal Opportunity Housing and Equal Opportunity Employment
• TIF No. 4 RDF Facility (decertified 12/90)
• TIF No. 5 - Alltool Manufacturing Company
• TIF No. 6 - Mork Clinic
• TIF No. 7 Americlnn Motel
• TIF No_ 8 - Jarmoluk Dental Clinic,
• TIF No. 9 Tescom Corporation
• TIF No. 10 - Elk Terrace Senior Apartments
• TIF No. 11 - Timron Precision Gear
These projects represent a good cross section of redevelopment,
housing, and industrial development projects. The Elk River
TIF Districts are set up to exist only as long as grant funds are
still outstanding. This helps ensure that the TIF projects
benefit all of the local taxing jurisdictions as early as is
practical.
C. 1990 Restrictions - In 1990, State Legislators responded to the
charges that TIF was being abused and TIF Districts were
arbitrarily being established. As a result, significant
restrictions were placed on new TIF Districts created after April,
1990. The biggest restriction was that of penalizing respective
cities for each new TIF District created after April, 1990. The
penalty is linked to state aid losses (LGA/HACA). Many cities,
including Elk River, required that the developer or benefiting
company repay the state aid losses. Regardless of the
mechanisms, the 1990 legislative restrictions accomplished a
basic objective - that of reducing the number of new TIF
Districts that were created in Minnesota.
D. 1993 Restrictions - In 1993, the Legislature further restricted
the TIF program by prohibiting developer repayment of state
aid losses. As with the 1990 restrictions, some state aid
penalties are phased in depending on the type of TIF District.
That is, redevelopment projects and housing projects are phased
in with respect to the state aid losses. With manufacturing
projects (i.e., economic development TIF Districts), the penalty
kicks in the first year a project generates new property taxes.
Therefore, the 1993 restrictions caused many communities to
rethink how they went about establishing new TIF Districts for
manufacturing projects, if at all. During the 1993 Legislative
Session, at least two municipalities, St. Cloud and Brooklyn
Park, successfully sought legislation which exempted specific
manufacturing projects from state aid losses. In both cases, the
• companies were multi-million dollar organizations whose stock
is publicly traded. One wonders whether the Legislators would
provide an exemption to the owner of a 15,000 square foot
precision metal fabricating plant.
E. Future of TIF - Whether or not TIF remains as a valid economic
development tool remains to be seen. Time and time again,
public administrators have been alerted that a senator or
representative intends to introduce a bill to eliminate it. The
1995 League of Minnesota Cities Legislative Agenda includes
not only retaining TIF, but also seeking specific legislation to
eliminate the LGA/HACA aid penalty for TIF use. It is safe to
assume that if TIF is not eliminated, it will be subjected to
further restrictions.
2. THE UNEVEN PLAYING FIELD
Pre-1990 Districts Versus Post-1993 Districts - Today, Elk River is in
an uncompetitive position as it relates to creating new TIF Districts. If
new Districts are created, it will result in the loss of state aid. Prior to
1993, companies and developers reimbursed the city for this loss. In
1993, this practice was prohibited.
• Communities with pre-1990 TIF Districts have learned to perpetuate
the life of these Districts so as to avoid: a.) state aid losses, and, b.) the
need to create new Districts.
Competing with these communities in an effort to attract
manufacturing companies is very difficult.
3. TIF AND THE BUSINESS PARK
Because of the long build-out period of an industrial park/business
park, it may be necessary to utilize TIF as an incentive program to
help attract manufacturing companies into this area. Finance Director
Lori Johnson has provided a summary which highlights the
implications of creating a new TIF District to support a hypothetical
manufacturing project. This information is necessary to help
determine the implications of utilizing TIF as a viable economic
development tool. Please refer to Lori's summary on this topic.
Although there are short-term losses associated with the creation of
each new TIF District, there are also long-term benefits that each new
manufacturing company brings to Elk River. These spin-off effects
have been documented in numerous studies sponsored by the US
Chamber of Commerce. That is, one hundred new manufacturing jobs
actually create other positive situations throughout the community.
They include increased personal income, additional retail
establishments, more non-manufacturing jobs, greater retail sales, and
an increase in population, etc. These elements should be taken into
consideration in evaluating the merits of new TIF Districts in Elk
River.
4. ESTIMATED UTILITY COSTS IN THE BUSINESS PARK
At its December meeting, EDA Commissioners discussed possible
public/private partnership scenarios related to developing the business
park area. This matter was referred to the EDA Business Park Task
Force for further analysis. Part of this analysis included estimating
the infrastructure costs within the property held by Country Ridge
Partnership and Bill Gagne. Terry Maurer of MSA Consulting
Engineers provided city staff and the Task Force with these estimated
costs - as outlined on a separate attachment in the agenda packet.
Once determined, these estimates could prove helpful in determining
the level of City/EDA assistance in a public/private partnership
arrangement.
These costs will be explored in greater detail at the EDA workshop. In
• addition, a multi-colored map will help serve as a visual display for
this discussion item.
5. POSSIBLE CITY/EDA ASSISTANCE OPTIONS
A. Public Acquisition of B-P Property - One possible option relating
to City/EDA participation in the business park is to publicly
acquire various sites or tracts which would be improved and
held by, say, the EDA until specific users are identified in the
future. EDA Commissioners will recall that in mid-1994, it
appeared as though a public agency would be the developer of
last resort if a business park was to become a reality in Elk
River. An appraisal of Country Ridge's B-P property was
authorized, and, although a specific offer from the EDA was
never tendered, Country Ridge rejected rounded acquisition
estimates as presented by the Business Park Task Force.
The issue of public acquisition has emerged again. In a letter
dated January 9, 1995, the development manager for Country
Ridge Partnership offered the EDA twenty one acres of B-P land
for $300,000. A copy of the correspondence is included in the
• agenda packet. Given the limited amount of public funds, the
• EDA's acquisition of raw business park property is a low
priority.
B. Public/Private Partnerships - Utilizing the estimated
infrastructure costs from MSA Consulting Engineers, a better fit
for the City/EDA may be that of underwriting a portion of these
costs. One potential public/private partnership model is that of
reducing the land developer's out-of-pocket costs associated with
assessments for roads, water mains, sewer lines, etc. The
assessments could be underwritten by certain public funds
available through the City. These funds could be used by the
developer to pay for the street costs, etc. - thereby reducing his
assessments. As future lots in the business park are sold, the
developer would be obligated to pay off the lot's remaining
assessments and repay the City/EDA a per acre payment that is
reflective of the City assistance attributable to that site. A
nominal interest charge could also be attached to the City's
share. City funds would not be used to help,underwrite the
assessments attributable to lots that may end up with a
commercial or a limited use.
From the MSA estimates, it is possible to reasonably calculate
the pro-rated share of infrastructure costs attributable to both
Country Ridge and Bill Gagne:
Country Ridge $868,382.42 (71%)
Gagne $356,847.15 (29%)
Total $1,225,229.57
Assuming the $430,000 in Refuse Derived Fuel(RDF) funds is
available in the business park, those funds can be pro-rated to
the respective land developers:
71% of$430,000 = $305,300
29% of$430,000 = $124,700
$430,000
By providing the RDF funds in a public/private partnership
scenario, the City/EDA has accomplished two things: a.) the
level of assessments incurred by Country Ridge and Gagne have
been reduced, and, b.) the carrying costs on the assessments
have been reduced.
The public funds would be repaid as land sale occur
presumably on a per acre basis. As these funds are repaid, they
can be used for subsequent phases of the business park. A
nominal interest charge can help this pool of funds grow.
Summary
The Business Park Task Force will present three recommendations to
the EDA at its meeting on February 13, 1995: a.) public acquisition of
raw, unimproved business park sites is a low priority; b.) developing a
public/private partnership which helps underwrite a portion of the
assessment costs is a workable model that is worthy of further
expiration. This illustration suggests that all public funds are repaid,
with interest, as improved lots are sold to end users; c.) with respect to
the availability of public funds, the RDF funds totaling approximately
$430,000, should be utilized to help underwrite infrastructure costs.
Funds from TIF District No. 1 and No. 3 would not be utilized in this
illustration.
s:eda\agmem130
SAMPLE TIF PROJECT
• This analysis assumes that a new TIF district is created to assist a developer
in the acquisition of 2.5 acres in the business park. The developer plans
to construct a 30,000 square foot building.
TIF ASSISTANCE
Land purchase price
108,900 sq. ft. @ 1.10/sq. ft. $119,790
Other "civil" costs $20,210
TOTAL $140,000
Estimated finished value of land and building is $1,000,000.
Net Tax Capacity (NTC)
100,000 X 3% 3,000
900,000 X 4.6% 41,400
NTC $44,400
Annual Tax Revenue generated by project (based on pay 1994 tax rate).
$44,400 X 108.217% $48,048
•
Total property tax payments (tax increments) needed to service debt for land
acquisition and other related costs based on the following assumptions:
Land purchase closes in Spring, 1995.
Construction is complete in 1995.
Full value of 1,000,000 is on for Jan. 1, 1996.
First tax collection is May, 1997.
First interest payment is due October, 1995.
First principal payment is due April, 1998.
First Increment income is collected in 1997.
Total principal and interest due is approximately $215,000.
Annual Debt service is approximately $43,000.
Five years of TIF collections are needed.
LGA PENALTY
Penalty starts with first year of TIF collection.
100% of NTC is subject to the penalty.
Estimated "Penalty Tax Rate" is 35% of the property tax collected
on the project.
Penalty = $48,048 X 35% $16,817
Total LGA loss = $16,817 X 5yrs. $84,085
• The City receives approximately $179,000 of LGA annually.
TIF12595.XLS
JAN.1 0 1995
-/pmmlymmimil
�,- P = TONY EMMERICH HOMESwommar
January 9, 1995 '7
William Rubin
Economic Development Coordinator
City of Elk River
13065 Orono Parkway
Elk River, Mn 55330
Bill :
At your request, I have discussed the willingness on the part of
the EDA to participate in the development of the Business Park area
with Tony Emmerich. I have shared with him the information that you
covered with me at our last meeting. We discussed all of the
different combinations that are possible with the funds that are
available.
I have checked with several other Cities who are aggressive in
their efforts to help and invite this type of industrial
development within their Communities. All of them are willing to
assist the Developer with various incentives in order to attract
• new businesses into the City. Most all of the ways you and I
discussed to use EDA or TIF funds and financing are being
implemented, various methods ranging from giving the Developer
monies to do improvements to created "grants" for infrastructure
work. Outright land acquisition by a particular City was among the
top ways used to assure the success of an area designated for clean
industrial development.
I have sent along a map of the Business Park area. This is the
proposed plat for the Country Crossing Business Center. (There are
only three actual lots identified in the upcoming preliminary plat,
the balance is open to redraw depending on the size of the next
sales. . . ) . I have sold the four parcels not highlighted in yellow.
The balance of the area highlighted is around 21 acres. Tony would
like to propose this to the EDA:
-He will sell the remaining acreage to the City for $300.000.00.
There already is Council approval in this amount for Business Park
land acquisition.
-The City can install the roadways and utilities to service the
entire Business Park area.
The benefits to this proposal , we feel , are many. Tony will
wholesale the property, and concentrate on the residential land to
the South. I have sold two parcels South of the proposed service
road for $1 .50/sa. ft. , including my 10% real estate commission.
10738 Hanson Blvd. NW • Coon Rapids, MN 55433
A1111119
di ,�,l TONY EMMERICH HOMES
I am working with other potential clients and will no doubt keep
selling this property if it is available for me to sell . ( If the
City does purchase the land, I would like for my Commercial Real
Estate Company, THE LAND PARTNERS, INC. , to have a contract to
continue the work I am doing out here now) .
So, with the established market value per acre, the future sales
will quickly pay the purchase funds back, and will create profit
dollars for the EDA to be applied against any monies spent for
improvements. . . not to mention the return of funds in taxes. Monies
spent should come back reasonably soon to utilize for the land
lying to the West.
Please give immediate consideration to this proposal , with your
response directed to me, and I will meet with Tony.
Sincerely,
/1 (
*4240t1%1
• Development Manager
•
10738 Hanson Blvd. NW • Coon Rapids, MN 55433
psi _
/ ., x eee6
...--
.µ
j x 885.6 '0fl7�-. 3�LM. �T. .�.
....
886.-",!""' a•---����• .N..••i'' ::,:
^p �,,...�- M•,.,...--."' J; �w �w...Win.. -1• .. .....I.
:'_ Vti�,... .......v. ..9.«- ..•�'�g'� / f Q x 887`.1 ..
..`"..'.'..-yam••• BB72 '‹ ' - : Q
0 . * --------
•m
X 8ee.6 ,..✓- v '- x Y` ,,,,
k 11y� �' "Alt- 9 t,,.1.
7 .
.t T . Ai GE
-3',IIIIIIII \ ��C.4�, E,
ASEM T �- ; e ♦ v es6.e
i \ -:.x.32 C i x \� !� � �,_.5, �eea.3
t 2�(`J2 A ,
' �� ■ 00 `,-, 000e " \ 11\i'
00 -- ' \-1,(
879.41 .6-7, A C x :. - /' �\ �t i
AMMMOMMOM
Alli I x
�' �_.:,-�1: 'f ' F i i 887.8
2iii .- ...---- _./
.10 1LT0 _i :1 1Ac ' _ •
e i ��
j
n
F-
x 879.8 �. 'f�.� I .lr.
r.
II�y`w � ...tea -,.. L .fit kali '
-f 4..
x 885.9
x 887.3
\
J
./ 2.70 AC x .4.6 1 2.59�`.eC �; .
1 .5 ) AC 884.8 BUSINES` PARK`
0
,, !�, x 883.9 x 883.3 I
18830
• I j 1 f x 8845 ' •--`•�._.....,._...-
1 E' t x v 1 f �.._
y x 8854 3 z x
8842
}r ! 884.3:
J. 1 x 884.9 -i-- fr v 1�ti, 884. {
1 .53 AC 2.16 AC-, 3.50 AC ,0
L ffr,... f� i x BB33 1
883711
j i x '�
x 883.'Y " x 883.5 I t
iIIIIIIC. •. UM r ,
¶' rJ45�1 x -.4741111
884.�� ♦ „ -`
. 1 � 882.8
NI 10,
111 sl.: ell
#16,-
x �'' I� 117' � .... am.
4 ItiO CPSI [kJ
i i) - 4c. , lig,...,
lit
Ati---,..
. rm. i ii
.:'
\ ...., ___ ,E 4 *AI sisal
',..... g-a 4", ..... ,
II I I i i -- x 884.5 6m� x 683= �1 \ . 't
'1\111\ �� - wage and 1 - - --- - -..i2t�41♦ ,�♦iiii VII i ^'
:.jk
1. glaillire
x "sal 0 x ty` 13 14 �\ \\ x k 1` ♦� ,-.� ,'..
89 , 9 886. 15 �I 1 1 t
1.
x 1 � � � J \ - m. P .
885.3 t...- eehs �♦ 4
€- x-,e
! xy v_ 1.• \ j y
$ 1 x :. . _ \ fi t! ��' r
. 218 /� v
7 ` Ali 1 .II � '
t x 886.6 • !
x
. - - 95 FRI 13 : 56 MSA ST PAUL P - 0 2
BUSINESS PARK COSTS
(ESTIMATED)
SCHEDULE 1.0 SOUTH FRONTAGE ROAD (STAT.0+00 TO 7+00) $49,522.15
SCHEDULE 2.0 SANITARY SEWER-SFR(STAT. 0+00 TO 7+00) $10,020.25
SCHEDULE 3.0 WATERMAIN-SFR(STAT.0+00 TO 7+00) $11,250.25
SCHEDULE 4.0 STORM SEWER-SFR(STAT. 0+00 TO 7+00) $12,317.25
SOUTH FRONTAGE ROAD(STAT.0+0 TO 7+00)-TOT L Q;4113773;71
`
CcM0011( Yhl D6� : l.Lot I (` gyp ce
SCHEDULE 5.0 SOUTH FRONTAGE ROAD (STAT.0+00 TO 5+00) $38,449.31
SCHEDULE 6.0 SANITARY SEWER-SFR(STAT. 0+00 TO 5+00) $7,210.25
SCHEDULE 7.0 WATERMAIN-SFR(STAT.0+00 TO 5+00) $7,489.65
SCHEDULE 8.0 STORM SEWER-SFR(STAT.0+00 TO 5+00) $9.099.25
SOUTH FRONTAGE ROAD(STAT.0+00 TO 5+00)-TOIAL $62,248.46
CoNA t1/41-541q Vh I DEk- Le4P ( BastiorsrcM�v
SCHEDULE 9.0 SOUTH FRONTAGE ROAD (STAT.7+00 TO 13+00) $37,959.37
SCHEDULE 10.0 SANITARY SEWER-SFR(STAT. 7+00 TO 13+00) _ $8_608.25
SCHEDULE 11.0 WATERMAIN-SFR(STAT.7+00 TO 13+00) $7,398.85
SCHEDULE 12.0 STORM SEWER-SFR(STAT. 7+00 TO 13+00) _ $13,193.25
SOUTH FRONTAGE ROAD STAT.7+00 TO 13+00)-TOTAL $67,159.72
SCHEDULE 13.0 SOUTH FRONTAGE ROAD (STAT. 5+00 TO 13+00) $55,788.61
. SCHEDULE 14.0 SANITARY SEWER-SFR(STAT. 5+00 TO 13+00) -$11,505.25
SCHEDULE 15.0 WATERMAIN-SFR(STAT. 5+00 TO 13+00) $11.209.25
SCHEDULE 16.0 STORM SEWER-SFR(STAT. 5+00 TO 13+00) ___$16.411.25
SOUTH FRONTAGE ROAD(STAT.5+00 TO 13+00) -TOTAL S94 914.3E
u \m-111 ,q A MG 5c4,4•44.44 Pcs.. 1
SCHEDULE 17.0 SOUTH FRONTAGE ROAD CUL-DE-SAC - 562 807.3_
SCHEDULE 18.0 SANITARY SEWER- SFR CUL-DE-SAC __3___45.00
SCHEDULE 19.0 WATERMAIN•SFR CUL-DE-SAC -__---5`'565 OC
SCHEDULE 20.0 STORM SEWER•SFR CUL-DE-SACS'i 5'.1 '0C
C 1 t S ,- ( hl(p - SOUTH FRONTAGE ROAD CUL-DE-SAC E-S-TOTAL 5122.788.855
SCHEDULE 21.0 SOUTH FRONTAGE ROAD (STAT. 13+00 TO 26+00) S198.137.15
SCHEDULE 22.0 SANITARY SEWER-GAGNE PROPERTY(STAT. 13+00 TO 26+00) �_ _ $39.245.00
SCHEDULE 23.0 WATERMAIN-GAGNE PROPERTY(STAT. 13+00 TO 26+00) ___ __ 534.050.00
SCHEDULE 24.0 STORM SEWER SFR (STAT. 13+00 TO 26+00) _ ____S85.41.$_0C.,
SOUTH FRONTAGE ROAD(STAT 13+00 TO 26+00)-TOTAL 5356.847 15
Gant
SCHEDULE 25.0 183RD NORTH SIDE AGAINST BUSINESS PARK _ 565.481.10
SCHEDULE 26.0 SANITARY SEWER- 183RD(STAT. 65+77 TO 78+38) ___.___.__533,536.70
. SCHEDULE 27.0 WATERMAIN- 183RD(STAT.65+77 TO 78+38) - _-$19_605.50
SCHEDULE 28.0 STORM SEWER- 183RD(STAT.65+77 TO 78+38) ,550.871.50
183RD(STAT.65+77 TO 78+38)-TOTAL $169,494.80
ComI.TCIYt 1100( - 14oi Y. cook
SCHEDULE 29.0 183RD(STAT.78+38 TO 81+33) $18,712.19
SCHEDULE 30.0 SANITARY SEWER- 183RD (STAT. 78+38 TO 81+33) $12,421.00
$9.743.00
T - 9 5 F I I 1 3 : 5 7 MSA ST PAUL F 0 3
liper
L6A��y D 6 183RD(STAT.78+38 TO 81+33)•TOTAL $40,876.19
SCHEDULE 32.0 JOPLIN STREET(STAT 12+78 TO 18+00) $28,534.75
SCHEDULE 33.0 SANITARY SEWER-JOPLIN ST(STAT. 12+78 TO 18+00) - $21,645.60
SCHEDULE 34.0 WATERMAIN-JOPLIN ST(STAT. 12+78 TO 18+00) $10,368.00
SCHEDULE 35.0 STORM SEWER-JOPLIN ST(STAT. 12+78 TO 18+00) $15,632.00
C���� D�� JOPLIN ST(12+78 TO 18+00 •TOTAL $76,180.35
�aSWEVS ftr,
SCHEDULE 36.0 PROPOSED JOPLIN STREET (STAT. 18+00 TO 23+00) $44,132.52
SCHEDULE 37.0 SANITARY SEWER-JOPLIN ST(STAT. 18+00 TO 23+00) $18,523.35
SCHEDULE 38.0 WATERMAIN-JOPLIN ST(STAT. 18+00 TO 23+00) $9,507.75
SCHEDULE 39.0 STORM SEWER-JOPLIN ST(STAT. 18+00 TO 23+00) $12,542.75
65\A aillke 1411Q(k JOPLIN ST(STAT.18+00 TO 23+00)-TsinAL, $84,706.37
STREET (STAT.23+00 TO 27+00) $40,254.34
SCHEDULE 40.0 PROPOSED JOPLIN
SCHEDULE 41.0 SANITARY SEWER-JOPLIN ST(STAT. 23+00 TO 27+00) $12,541.55
SCHEDULE 42.0 WATERMAIN-JOPLIN ST(STAT. 23+00 TO 27+00) $9,782.75
SCHEDULE 43.0 STORM SEWER-JOPLIN ST(STAT.23+00 TO 27+00) $4,324.75
����� /4)ID
6� JOPLIN ST{�2�0�►T�O.2�7+�p0)�� $66,903.39
`' i
•
ry
,. 4. - Ci
1111 f
Jèp(fr
0
INFRASTRUCTURE ESTIMATES
• RETAIL/COMMERCIAL SITES
U1�1WY 1O
S
4-
------- N(e...2...
COMM. SITE CONV'.
CENTER ts•
S;TE •
yr �Sg83010q
z/ USINESS CENTER DR
• 5c00 ,- 4,41046-) ' ' (oZ1 2`-1e) s
1 o
COMM. SITE OFFICE SITE f
• - -- --- - i ( am
Z
mill
a)
1
r........0. •1 AV
_.._, ...._
r--
0
INOverimc-1604) esti wcr
• ccsAw'ri)K 6vho5(N(o 8661382.q./ - MA's
Lk 1-1 - S35.oZ ccosrr4ID A4t1CatL"S-¶Uo1
LO(\kS 0 /,tO to cos-vs �'1-✓L.104`r u TO
Isp LANCE oF Co orrim c-rhossiN(7
owoceAlY 1.L. " WOuslCvuxt.-
stUct
C r 1 '( cif))o ,i NU cl 5 0 `11.(-Io
C n<bius-«)
3c)(0 ,8(-11 - 15
6/k6N6
k 6313 (oil 55 IN) cos-r5 pr(-1-4464rCoc6ck
IN b u-rehiAt" 5%1€S
010.YVCreb = CcMgini ' C4osS9N6 500 of co5T3
GOct N6 CI t-VI o or Co STS
A IIPLID 'co 4/-1301000 tN 0)1) F f 'I
500 of 443o1 oco = 42yo,6o
Cl q go °F S(-130 i °up r 8 ,Zv O
443010oD
Oorw.(tNb 16lNoC1, - I t % Z 9 °10 99(-11 1►�1
cos-rs ozyrnrut-f0 0)b1-7--
pS ltvC 5RAi
c6vvOehY CA,oSStm, i 305,30
6p1/4AN(. k2-Lt loo
'430k000
• 4 � � (09s-rs
3�S,30o 1N �b1= kwrA bivtb p �� 4% pT A0
,,,00,0v0,,,TQ to CcnAn7fr\Y CINDSSti v% -':p-% saes - A,60k)
(01 oto o1 Cos-S uv1)02 w n,I-r-reN fl� G�C� C' . f)D P
ctNDS Pc✓'* (WA ID ACS Sam ocoM'L,
- ---7-=; �- \\\\ GUARDIANANClES
// __ -1 , \ \\
/ t \
,/, S �,
' 1 \
// f/IMpAN ANGLES \ /
I
,I \ //V /
J '
1�32 / / 1 1
� 1 // - -
1
TNONAS L HARTMAN II E11O14AS E.HARMAN 111 ...... .---.•
/
y
� �•- •• \ .wC 1i..� t� 4444. YeltTlllK O'ITT[N.M.1/. _W.,..1/4.. � -- - - -_ FEIXEN7ED CO-OPS
4.
-
Mk .i �^ .t -YYl 6,.[ T'> �.r�':�" �� \. \\y-'ear "\-
96E<9 / .r. ee.x °azg- �� ti.' %Fes. ��^� `Ray --_ -
,j ., t a-8-enc- e-ROA -
�--- _�.ePb 'i --
--,- T r
t2 -'
6672`'^'---- A.--"86,�..• ",r i •k 160 �.....:-.1
iy,
:,.; fr."----....: :::-.\, ''',.s-- .."'"., -3, I/ . , :.p.
, \
"6 w6�t2 - 1 , sI / 549�N`.:'- �1 I.
yy 1679.1 \\' -.B 1. r . / �1- o I j
------------ ----------- ---------
___444__4__ _________________
w e -------- \�'----- B SINE$ Al R DR1VE ' e%}z - i ' j if I I 1 t "667.0
r
A.`a6 ` I I ` / a , 2
GAGNE Bb 1r , x 879.81 x 079.6Itso 1 T
1.i �- te,-- t^ N
% :,......„,.........-
02_............--------- -`��. r ;�.-- ___,..-x•••_ 'T\ L_ \\,24.53 _�
i
.-
7 .4
% h , 687.3N fi8S9 \ r T �. :.I / r66.� \ I $ Ia/ i'ili i /
Os �; \,esu j ' C�.�I 1i 66.8J)f ,'I - � '�{�{','. G
klacri N WOW J ` j •
AMID ANa�� a o N e899 aep�
•ai ARO W+unoo eP �.
_aE E - 1 F
--� } x 0845 i
095.4 1 �.� x N6,2l 11:3
i
It4 881.9 / . ^ '•:'-' I NORTH UNE OE Ca,.TRT(CN'dyNc SECOND 4flO Ip4 t 'II �. 'r
f54A,845,Na k 1; 3.� - -r~ -`T`� ,1 Q 40,'�R3._. 251.00 18BxNn P.r f S-8S'=24'OGt--W----875. _.-.:_. ,. . 'R .• 33II ; ;�I j & iA 1` -L,.•2, L - 186.35 I I .6on aE ar w '�?l�l � YT t:.T.s.1s, .1!.� ...e�r uwl� 75831'21 I �•
_1 - _ _ - -_-.V-t _ yimmiiR � 20.00. eas gJ.,p
BQ J'. I i 1 : l� �\ \ ��\ l 2636 �, `q1
' t��q__1,-.3 ' C�t \! f� \�> 1-'1,-0 ci ; a' -.-•i -----____,,,,_-_{.71., S_- .ri1' , • ___,...3,..2 _,......_X0 '1 `lr� • i�,�`1 ' rV'E� �-�� } ;•`
AIL:
-' ORONO -
Bi.1 -•� I l lr_-----/\.' �_,-I ''- L.-Cl...- , ( PARKWAY
Es- �•
4 x66 lis6.L rSJ . �y )\ , �' - - \
• ^ N sell _\' ' 1'\ 7 (' I -' A5.
E ill ` t 7�\\ ' /' S T f I� \, 8820 stip]
1 < 1 \ / -./ ) 1-T-1 f-T-, I�Ytj I ( \ �/1 •` \..�•K \ r/.4, T ,r te`
&e.- 1 \'I r^ 1 i / i t ..r l., =•-u _C`� ; ee Jl,�
----1- ....97-=;;------:--77-7 - z6a`�- -:-_-' -\ `�' S i `,_.�-^ -t•. eO4. eQB�.
•
111 1 j /( '�'. ^ T �.''y t t • . 1
A Il .1t� )\N 141µaW aVFt'•••;.....''':I t 1 `" 3 - --' --9593 ` I
i1t1 't _ --- III` e>� . - .`,� 1 1 .' .- Q� 't;• .
' _.. .._.__ a... `678 _ __ t '1` \N.---=....-......-}=7-.4 067 k--�'-----F• ^-Q-7^.. --...----1-._,....x ��i. , '.11..'
t 1 14�..'r� i ,
1 \\ T--'--.--1' _ 1 1 - +.• ^\. ""\...,�\: }'t�t1 ( t,..--v-•.'•rm�e�'� t- 1 1 1\\
t69iu \ .a. _..---^""T_.-,....---'--.1" `\ i^..-+^=. '"l, 1 t'o ti t -l '.1 1. .
i1 i , - % I 1 I % I � � �\ •i 1 I 1 ' l3�':
1 1,:-.....:,: T “........J: 1.-•", I .-,8n1..--`\\. .'•••••••'N \ i 1 I I�I•i t'. -� r ^i‹/� 179.3
City of FAX TRANSMITTAL
Ik
River
DATE: 1 '30'615
TO: 1Y1VJW DW'I 1 — 3ANI4 OF eAt If oVV_
FROM: 5t LC. %NJ
NUMBER OF PAGES : 3 ( Including Cover Sheet)
•
MESSAGE:
• 1-10"4,15 A I6PcS NWA-Yo t VL uS -VNI
-rut vv-r-y-AS'ctAAeru CoS'CS Lt 9'& (Pc4L
To covtizTellqC ,o4SW615 caw,
Y e1 A L s (-co -
• • DLDU(T t rvb TI-l-Se C ocl c F 45M A5
eC Mi-CkS 11, ut&iiS IN) Pr l°aT� v t
sw-rr YDE Gv►ND. 0C. 5610 To
614/0TYW CVO$Stn ) 4 1--N °10 to 601/4.G1•1�
• -, S'f t LL 1P '-rc P1 lNL0 FTY21 -101%3 ± OF
'1 OD.F 1MNtS APPLWD -co
C6vt► TY) / C V1,,o35t N C3 t i t rQ VA,S-iv,v lI 1-4-15 6 eSU LEES C t'V ' f p qiv oe''-tn.,vc t'tiN(, �2
C. v0--`ltNG (oi % o 1140n1 Cp`sf5 kAN- 1, '(1.i
Lc—vs M &L b• A ,Sw(Wr D�.nCt
IF YOU EXPERIENCE PROBLEMS IN RECEIVING THIS FACSIMILE, CONTACT
OUR RECEPTIONIST AT (612)441-7420 .
•
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425