6.1. SR 11-01-2004
Iten 6.1.
MEMORANDUM
TO: Mayor and City Council
FROM: Catherine Mehelich, Director of Economic Developmen~
DATE: November 1, 2004
SUBJECT: Consider Modification of the Development Program for
Development District No.1 and the Establishment of a Tax Increment
Financing Plan for Downtown Phase I Tax Increment Financing
District No. 22 (a redevelopment district), and the awarding of a
Business Subsidy - PUBLIC HEARING
Attachments
. Schedule of Events, TIF District No. 22
. Public Hearing Notice
. Tax Increment Financing District Overview
. Tax Increment Financing Plan for the establishment of Downtown Phase I Tax Increment
Financing District No. 22 (a redevelopment district)
. Modification to the Development Program for Development District No.1
. Resolution
Issue
The City Council should take comments from the public during the public hearing on the Tax
Increment Financing Plan and the business subsidy. Following the public hearing the Council is
requested to act on the TIF Plan. Sid Inman of Ehlers & Associates will be at the City Council
meeting to present the TIF Plan and answer any questions. Ron Seymour of S.E.H., the firm that
completed the redevelopment assessment report, will present the analysis of redevelopment
qualifications for the TIF District.
Background
This public hearing was rescheduled from the September 20 City Council meeting to the November
1 meeting due to the necessity to add four new parcels to the TIF District. As a result, the TIF Plan
was amended, the County and School District were provided new notices, and the new date of
public hearing and revised TIF District map were published in accordance with statntory
requirements. The attached TIF schedule is revised to indicate new dates in the process to establish
the District.
Consider Establishment ofTIF District No. 22
City Council Meeting November 1, 2004
Page 2 of 2
Tax Increment Financin~ District No. 22
In June and July 2004 the HRA and City Council authorized staff and fiscal consultants to prepare a
Tax Increment Financing (TIP) Plan for the establishment of a TIF District for the proposed
MetroPlains Downtown Revitalization Project. The District will be a redevelopment tax increment
financing district and contains 10 parcels. Tax increments collected from the District will enable the
City of Elk River to facilitate the redevelopment of the area, which includes a four story building
with approximately 10,000 square feet of commercial space and 52 for-sale residential units on the
Bluff Block. The Jackson Block includes a three story building with approximately 10,000 square
feet of commercial space and 32 rental housing units. The proposed location of the District is
indicated on the map within the attached Tax Increment Financing Plan.
Business Subsidy
The City's Business Subsidy Policy and Tax Increment Financing Policy are written assuming
industrial development type projects rather than redevelopment. The TIF Proposal Review
Worksheet from the City TIF Application scores projects based on job creation and wage levels
therefore it skews the legitimacy of utilizing the application for this type of project.
According to the State business subsidy law, redevelopment and housing projects are exempt from
business subsidy requirements. Therefore only the commercial portion of the Jackson Block project
qualifies as a business subsidy.
The minimum wage for new jobs within the City's Business Subsidy Policy is $15.00 per hour
exclusive of benefits. A majority of the new jobs created within the commercial portion of Jackson
Block will be at standard commercial retail/ service wages much below the City's minimum wage
requirement. Therefore staff recommends that since the City's goals for the Downtown
Revitalization project are primarily redevelopment and the construction of housing, and job creation
is not a goal of this project consequendy after the public hearing staff recommends that the City set
the wage and job goals in the business subsidy agreement at zero. The City Council will consider
establishing the job and wage goals for the project within the development agreement at the time it
is presented.
Recommendation
The HRA recendy adopted a resolution recommending to the City Council for the establishment of
a Downtown Phase I Tax Increment Financing District No. 22 and adopting a Tax Increment
Financing Plan.
Following the public hearing, the staff recommends that the City Council adopt the attached
Resolution Adopting a Modification to the Development Program for Development District No.1;
and Establishing Downtown Phase I Tax Increment Financing District No. 22 Therein and
Adopting a Tax Increment Financing Plan Therefor.
H: \SHRDOC\Downrown Revitalization \ TIF\ 11.1.04 City Council.doc
CITY OF ELK RIVER
SHERBURNE COUNTY
STATE OF MINNESOTA
Council member
introduced the following resolution and moved its adoption:
RESOLUTION NO.
RESOLUTION ADOPTING A MODIFICATION TO THE DEVELOPMENT
PROGRAM FOR DEVELOPMENT DISTRICT NO.1; AND ESTABLISHING
DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT NO. 22
THEREIN AND ADOPTING A TAX INCREMENT FINANCING PLAN
THEREFOR.
BE IT RESOLVED by the City Council (the "Council") of the City of Elk River, Minnesota (the
"City"), as follows:
Section 1.
Recitals.
1.01. The City Council (the "Council") of the City of Elk River (the "City") has heretofore
established Development District No. I and adopted the Development Program therefor. It has been proposed
by the City that the City adopt a Modification to the Development Program for Development District No. I (the
"Development Program Modification") and establish Downtown Phase I Tax Increment Financing District No.
22 (the "District") therein and adopt a Tax Increment Financing Plan (the "TIF Plan") therefor (the
Development Program Modification and the TIF Plan are referred to collectively herein as the "Program and
Plan"); all pursuant to and in conformity with applicable law, including Minnesota Statutes, Sections 469.124
t0469.134 (the "Municipal Development Act") and Sections 469.174 t0469.1799, all inclusive, as amended,
(the "TIF Act" and together with the Municipal Development Act the "Acts") all as reflected in the Program
and Plan, and presented for the Council's consideration.
1.02. The City has investigated the facts relating to the Program and Plan and has caused the
Program and Plan to be prepared. The City has caused to be prepared the following reports and studies: Public
Comment Summary, Historic Context Study Summary, Housing Plan Summary 200 1-2005, Market Potential
Analysis Summary 2000-20 I 0, Zoning Information for Downtown District, Downtown Revitalization Project
Planning & Project History, Redevelopment Eligibility Assessment: Proposed "Downtown Revitalization
Project" Redevelopment Area - by SEH July 14, 2003, Traffic Counts - 1999, TIF Application, Downtown
Riverfront Revitalization Q&A Newsletters, and the Redevelopment Eligibility Assessment - by SEH
September 2,2004. The City has also opened public discussion to hear comments from members of the public.
1.03. The City has performed all actions required by law to be performed prior to the establishment
of the District and the adoption and approval of the proposed Program and Plan, including, but not limited to,
notification ofSherbume County and Independent School District No. 728 having taxing jurisdiction over the
property to be included in the District, a review of and written comment on the Program and Plan by the City
Planning Commission, and the holding of a public hearing upon published notice as required by law. The City
received no comments from the County ofthe School District within 30 days after notification.
1.04. Certain written reports: Public Comment Summary, Historic Context Study Summary,
Housing Plan Summary 200 1-2005, Market Potential Analysis Summary 2000-2010, Zoning Information for
Downtown District, Downtown Revitalization Project Planning & Project History, Redevelopment Eligibility
Assessment: Proposed "Downtown Revitalization Project" Redevelopment Area - by SEH July 14, 2003,
Traffic Counts - 1999, TIP Application, Downtown Riverrront Revitalization Q&A Newsletters, and the
Redevelopment Eligibility Assessment - by SEH September 2, 2004 (the "Reports") relating to the Program
and Plan and to the activities contemplat~d therein have heretofore been prepared by staff and consultants and
submitted to the Council and/or made a part of the City files and proceedings on the Program and Plan. The
Reports include data, information and/or substantiation constituting or relating to the basis for the other
findings and determinations made in this resolution. The Council hereby confirms, ratifies and adopts the
Reports, which are hereby incorporated into and made as fully a part ofthis resolution to the same extent as if
set forth in full herein.
1.05. The City is not modifYing the boundaries of Development District No. I.
Section 2. Findings for the Adoption and Approval of the Program and Plan.
2.0 I. The Council hereby finds that the Program and Plan, are intended and, in the judgment of this
Council, the effect of such actions will be, to provide an impetus for development in the public interest and
accomplish certain objectives as specified in the Program and Plan, which are hereby incorporated herein. The
findings ofthe Council in the Program and Plan are based on various studies, reports and facts available to the
Council and are neither arbitrary nor unreasonable.
Section 3.
Findings for the Establishment of Downtown Phase I Tax Increment Financing District No.
22.
3.01. The Council hereby finds that the District is in the public interest and is in furtherance of the
public health, safety and welfare, and is a "redevelopment district" under Minnesota Statutes, Section 469.174,
Subd. 10.
3.02. The Council further finds that the proposed redevelopment would not occur solely through
private investment within the reasonably foreseeable future and that the increased market value of the site that
could reasonably be expected to occur without the use of tax increment financing would be less than the
increase in the market value estimated to result from the proposed development after subtracting the present
value of the projected tax increments for the maximum duration ofthe District permitted by the Tax Increment
Financing Plan, that the Program and Plan conforms to the general plan for the development or redevelopment
of the City as a whole; and that the Program and Plan will afford maximum opportunity consistent with the
sound needs of the City as a whole, for the development orredevelopment ofthe District by private enterprise
as set forth in Exhibit A.
3.03. The Council further finds, declares and determines that the City made the above findings
stated in this Section and has set forth the reasons and supporting facts for each determination in writing,
attached hereto as Exhibit A. The Council has reviewed the attached Exhibit A and finds it to be accurate,
correct and in the best interest of the health, safety and welfare of the City.
Section 4.
Public Purpose
4.0 I. The adoption of the Program and Plan conforms in all respects to the requirements of the Act
and will help fulfill a need to develop an area of the City which is already built up, to provide employment
opportunities, to improve the tax base and to improve the general economy of the State and thereby serves a
public purpose.
Section 5.
Approval and Adoption of the Progfam and Plan.
5.0 I. The Program and Plan, as presented to the Council on this date, including without limitation
the findings and statements of objectives contained therein, are hereby approved, ratified, established, and
adopted and shall be placed on file in the office of the City Administrator.
5.02. The staff of the City, the City's advisors and legal counsel are authorized and directed to
proceed with the implementation of the Program and Plan and to negotiate, draft, prepare and present to this
Council for its consideration all further plans, resolutions, documents and contracts necessary for this purpose.
5.03. The Auditor of Sherburne County is requested to certifY the original net tax capacity of the
District, as described in the Program and Plan, and to certifY in each year thereafter the amount by which the
original net tax capacity has increased or decreased; and the staff of the City of Elk River is authorized and
directed to forthwith transmit this request to the County Auditor in such form and content as the Auditor may
specifY, together with a list of all properties within the District, for which building permits have been issued
during the 18 months immediately preceding the adoption of this resolution.
5.04. The City Finance Director is further authorized and directed to file a copy ofthe Program and
Plan with the Commissioner of the Minnesota Department of Revenue pursuant to Minnesota Statutes 469.175,
Subd. 4a.
The motion for the adoption of the foregoing resolution was duly seconded by Council member
, and upon a vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
Dated: November I, 2004
ATTEST:
Mayor
(Seal)
EXHmIT A
RESOLUTION NO.
The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan for
Downtown Phase I Tax Increment Financing District No. 22, as required pursuant to Minnesota Statutes, Section
469.175, Subdivision 3 are as follows:
1. Finding that Downtown Phase I Tax Increment Financing District No. 22 is a redevelopment district as
defined in M.S., Section 469.174, Subd. 10.
The District consists of I 0 parcel(s), with plans to redevelop the area for commercial/residential purposes. At
least 70 percent of the area in the District are occupied by buildings, streets, utilities, paved or gravel parking
lots or other similar structures and more than 50 percent of the buildings in the District, not including
outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance (See
Appendix D of the TIP plan). The City Council has had an opportunity to review the findings in the report
attached as Appendix D of the TIP Plan regarding the condition of buildings, streets, utilities, parking lots,
etc. and hereby ratifies the findings made therein.
2. Finding that the proposed development, in the opinion of the City Council, would not reasonably be expected
to occur solely through private investment within the reasonably foreseeable future and that the increased
market value of the site that could reasonably be expected to occur without the use of tax increment
financing would be less than the increase in the market value estimated to result from the proposed
development after subtracting the present value of the projected tax increments for the maximum duration of
Downtown Phase I Tax Increment Financing District No. 22 permitted by the Plan.
The proposed development, in the opinion of the City, would not reasonably be expected to occur solely
through private investment within the reasonably foreseeable future: This finding is supported by the fact
that the redevelopment proposed in this plan meets the City's objectives for redevelopment. Due to the high
cost of redevelopment on the parcels currently occupied by substandard buildings, the limited amount of
commerciallindustrial property for expansion adjacent to the existing project, the incompatible land uses at
close proximity, and the cost of financing the proposed improvements, this project is feasible only through
assistance, in part, fTom tax increment financing. The developer was asked for and provided a proforma as
justification thatthe developer would not have gone forward without tax increment assistance (see attachment
in Appendix H of the TIP Plan).
This project consists off our developments. The first two are on what is referred to as the "Jackson Block".
These developments consist of 32 units of rental housing and approximately I 0,000 square feet on
commercial space. The next development is referred to as the "Bluff Block" . These developments consist of
60 units of for-sale housing and approximately 10,000 square feet of office space. The first phase requires
demolition of all the existing structures, the relocation of a public parking lot and construction of parking
ramps.
The City has analyzed a proforma submitted by the developer, which, in the City's opinion, demonstrates that
development at the proposed density would not be feasible without the tax increment assistance provided
under this plan.
In addition the Developer has represented that no portion of the redevelopment would be feasible without
redevelopment of this entire are.
The increased market value of the site that could reasonably be expected to occur without the use of tax
increment financing would be less than the increase in market value estimated to result from the proposed
development after subtracting the present value of the projected tax increments for the maximum duration of
the TIF District permitted by the Plan: This finding is justified on the grounds that the cost of site
acquisition, site and public improvements and utilities add to the total redevelopment cost. Historically, site
and public improvements costs in this area have made redevelopment infeasible without tax increment
assistance. Therefore, the City reasonably determines that no other redevelopment of similar scope is
anticipated on this site without substantially similar assistance being provided to the development.
A comparative analysis of estimated market values both with and without establishment of the District and
the use of tax increments has been performed as described above. If all development which is proposed to be
assisted with tax increment were to occur in the District, the total increase in market value would be up to
$15,310,000. The present value of tax increments ftom the District is estimated to be $3,089,062. It is the
Council's finding that no development with a market value of greater than $12,220,938 would occur without
tax increment assistance in this district within 25 years. This finding is based upon evidence ftom general
past experience with the high cost of acquisition and public improvements in the general area ofthe District
(see Cashflow in Appendix G of the TIF Plan).
3. Finding that the Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.
22 conforms to the general plan for the development or redevelopment of the municipality as a whole.
The Planning Commission reviewed the Plan and found that the Plan conforms to the general development
plan ofthe City and is consistent with the City's Comprehensive Plan. '
4. Finding that the Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No.
22 will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the
development or redevelopment of Development District No. 1 by private enterprise.
The project to be assisted by the District will result in increased employment in the City and the State of
Minnesota, the renovation of substandard properties, increased tax base of the State and add a high quality
development to the City. The implementation ofthe Plan will also increase the availability of safe and decent
life-cycle housing in the City.
o I ~A~t~I~,~
SCHEDULE OF EVENTS
THE CITY OF ELK RIVER
FOR THE MODIFICATION OF THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO.1
AND THE ESTABLISHMENT OF A TAX INCREMENT FINANCING PLAN
FOR DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT NO. 22
(a redevelopment district)
AND THE AWARDING OF A BUSINESS SUBSIDY
September 20, 2004 Project infonnation submitted to the County Board for review of county road impacts
(at least 45 days prior to public hearing). [Ehlers will fax & mail on September 16,
2004J
September 20, 2004 Letter received by County Commissioner giving notice of potential redevelopment
tax increment financing district (at least 30 days prior to publication of public hearing
notice). [Ehlers willfax & mail on September 16, 2004J
September 27, 2004 Draft of revised Redevelopment Eligibility Assessment provided by SEH
October I, 2004 Fiscal/economic implications received by School Board Clerk and County Auditor
(at least 30 days prior to public hearing). [Ehlers will fax & mail on September 29,
2004J
October 4, 2004 HRA recommends the Plans.
October 26, 2004 Planning Commission reviews Plans to detennine if they are in compliance with
City's comprehensive plan.
October 20, 2004 Date of publication of hearing notice and map (at least 10 days but not more than 30
days prior to hearing). [Ehlers will e-mail and mail notice and map to the Elk River
Star News on October 14, 2004.]
November I, 2004 City Council holds public hearing at 6:30 p.m. on the modification of Development
District No. I, establishment of Downtown Phase I Tax Increment Financing District
No. 22, and the awarding of a Business Subsidy and passes resolution approving the
Plans. [Council packet information to be sent by -October 25, 2004J
, 2004 City authorizes Ehlers to request certification of the TIF District.
, 2004 Ehlers & Associates files the Plans with the MN Department of Revenue, requests
certification of the TIP District trom Sherburne County.
An action under subdivision 1, paragraph (a), contesting the validity of a determination by an authority under section 469.175,
subdivision 3, must be commenced within the Jater of:
(1) 180 days after the municipality's approval under section 469.175, subdivision 3: or
(2) 90 days after the request for certification of the district is filed with the county auditor under section 469.177, subdivision1.
NOTICE OF PUBLIC HEARING
CITY OF ELK RIVER
SHERBURNE COUNTY
STATE OF MINNESOTA
NOTICE IS HEREBY GIVEN that the City Council of the City of Elk River, Sherburne County, State
of Minnesota, will hold a public hearing on November 1,2004, at approximately 6:30 P.M. at the City Council
Chambers in City Hall, 13065 Orono Parkway, Elk River, Minnesota, relating to the City of Elk River's (the
"City") proposed adoption of a Modification to the Development Program for Development District No. I (the
"Development Program Modification"), the proposed establishment of Downtown Phase I Tax Increment
Financing District No. 22 (a redevelopment tax increment financing district) within Development District No.
I, and the proposed adoption ofa Tax Increment Financing Plan (the "TIF Plan") therefor (collectively, the
"Program and Plan"), and to adopt a business subsidy agreement, pursuant to Minnesota Statutes, 469.124 to
469.134 and Sections 469.174 to 469.1799, and Sections 116J.993 to 116J.995 all inclusive, as amended.
Copies of the Program and Plan and the subsidy agreement are on file and available for public inspection at
City Hall.
/
Please note that the City's goals for this project are primarily redevelopment and the construction of
housing. Job creation is not a goal of this project consequently after the public hearing the City intends to set
the wage and job goals in the business subsidy agreement at zero.
The property to be included in Downtown Phase I Tax Increment Financing District No. 22 is located
within Development District No. I and the City of Elk River. A map of Development District No. I, and
Downtown Phase I Tax Increment Financing District No. 22 therein is set forth below. Subject to certain
limitations, tax increment from Downtown Phase I Tax Increment Financing District No. 22 may be spent on
eligible uses within the boundaries of Development District No.1.
[INSERT MAP of Development District No. I,
and Downtown Phase I Tax Increment Financing District No. 22]
All interested persons may appear at the hearing and present their views orally or prior to the meeting in
writing.
BY ORDER OF THE CITY COUNCIL OF
THE CITY OF ELK RIVER, MINNESOTA
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. Ehlers and Associates
Tax Increment Financing District Overview
City of Elk River
Downtown Phase I Tax Increment Financing District No. 22
Proposed action:
Type of TIF District:
Establishment of Downtown Phase I Tax Increment Financing District No.
22 and the adoption of the Tax Increment Financing Plan.
A Redevelopment District
Parcel Numbers:
75-405-0450
75-405-0460
75-404-0140
75-405-0470
75-404-0141
75-405-0310
75-405-0410
75-405-0420
75-405-0430
75-405-0440
Location:
Proposed
development:
See the attached map
The District is being created to facilitate the redevelopment ofthe area, which
includes a four story building with approximately 10,000 square feet of
commercial space and 60 for-sale residential units and a three story building
with approximately 10,000 square feet of commercial space and 32 rental
housing units in the City of Elk River.
Estimated annual tax
increment:
$218,284
Proposed uses:
The TIF Plan contains the following budget:
Land/Building Acquisition - Relocation and Demolition ...... 2,590,000
Parking Facilities (pooling) ............................... 350,000
Public Utilities (amount to Sac Wac) . . . . . . . . . . . . . . . . . . . . . . . . 340,000
Interest ............................................. 4,648,400
Administrative Costs (up to 5%) ...........................250,000
TOTAL.. ................. ....... ....... ....... ... $8,178,400
See Subsection 2-10, page 2-6 of the Plan for the full budget authorization.
Additional uses of funds are authorized which include inter-fund loans and
transfers and bonded indebtedness.
Form of financing:
A pay-as-you-go note and interfund loans are the primary form of financing.
Maximum duration:
The duration of the District will be 25 years after receipt ofthe first increment
by the HRA or City (a total of26 years of tax increment). The date of receipt
by the City of the first tax increment is expected to be 2006. Thus, it is
estimated that the District, including any modifications of the TIF Plan for
subsequent phases or other changes, would terminate after 2031, or when the
TIF Plan is satisfied.
Administrative fee:
Up to 10% of annual increment for eligible costs.
3 Year Activity Rule
(~469.176 Subd. 1 a)
4 Year Activity Rule
(~469.176 Subd 6)
5 Year Rule
(~469.1763 Subd 3)
TIF District Overview
At least one of the following activities must take place in the District within 3
years from the date of certification:
bonds have been issued
the authority has acquired property within the district
the authority has constructed or caused to be constructed public
improvements within the district
The estimated date whereby this activity must take place is November 2007.
After four years from the date of certification of the District one of the
following activities must have been commenced on each parcel in the District:
demolition
rehabilitation
renovation
other site preparation (not including utility services such as sewer and
water)
If the activity has not been started by the approximately November 2008, no
additional tax increment may be taken from that parcel until the
commencement of a qualifying activity
Within 5 years of certification revenues derived from tax increments must be
expended or obligated to be expended. Tax increments are considered to have
been expended on an activity within the District if one of the following occurs:
the revenues are actually paid to a third party with respect to the activity
bonds, the proceeds of which must be used to finance the activity, are
issued and sold to a third party, the revenues are spent to repay the bonds,
and the proceeds of the bonds either are reasonably expected to be spent
before the end of the later of (i) the five year period, or (ii) a reasonable
temporary period within the meaning of the use of that term under g.
148(c)(l) of the Internal Revenue Code, or are deposited in a reasonably
required reserve or replacement fund
binding contracts with a third party are entered into for performance of the
activity and the revenues are spent under the contractual obligation
costs with respect to the activity are paid and the revenues are spent to
reimburse a pay for payment of the costs, including interest on
unreimbursed costs.
Any obligations in the Tax Increment District made after approximately
November 2009, will not be eligible for repayment from tax increments.
The previous summary contains an overview ofthe basic elements ofthe proposed Tax Increment Financing
Plan for Downtown Phase I Tax Increment Financing District No. 22. More detailed information on each of
these topics can be found in the complete TIF Plan.
Page 2
TIF District Overview
The reasons aod facts supporting the findings for the adoption of the Tax Increment Financing Plao for
Downtown Phase I Tax Increment Financing District No. 22, as required pursuant to Minnesota Statutes,
Section 469.175, Subdivision 3 are as follows:
1. Finding that Downtown Phase I Tax Increment Financing District No. 22 is a redeveiopment district
as defined in MS., Section 469.174, Subd. lO(a).
The District consists of 10 parcel(s), with plaos to redevelop the area for commercial/residential
purposes. At least 70 percent of the area in the District are occupied by buildings, streets, utilities,
paved or gravel parking lots or other similar structures and more than 50 percent ofthe buildings in the
District, not including outbuildings, are structurally substandard to a degree requiring substantial
renovation or clearance (See Appendix 0 of the TIF plao).
2. Finding that the proposed development, in the opinion of the City Council, would not reasonably be
expected to occur solely through private investment within the reasonably foreseeable future and that
the increased market value of the site that could reasonably be expected to occur without the use of tax
increment financing would be less than the increase in the market value estimated to result from the
proposed development afier subtracting the present value of the projected tax increments for the
maximum duration of Downtown Phase I Tax Increment Financing District No. 22 permitted by the
Plan.
The proposed development, in the opinion of the City, would not reasonably be expected to occur solely
through private investtnent within the reasonably foreseeable future: This finding is supported by the
fact that the redevelopment proposed in this plan meets the CityDs objectives for redevelopment. Due
to the high cost of redevelopment on th'e parcels currently occupied by substandard buildings, the
limited amount of commercial/industrial property for expansion adjacent to the existing project, the
incompatible land uses at close proximity, and the cost offinaocing the proposed improvements, this
project is feasible only through assistance, in part, from tax increment financing. The developer was
asked for aod provided a letter and a proforma as justification that the developer would not have gone
forward without tax increment assistaoce (see attachment in Appendix H).
The increased market value of the site that could reasonably be expected to occur without the use of
tax increment financing would be less than the increase in market value estimated to result from the
proposed development after subtracting the present value of the projected tax increments for the
maximum duration of the TIF District permitted by the Plan: This finding is justified on the grounds
that the cost of site acquisition, site aod public improvements aod utilities add to the total
redevelopment cost. Historically, site aod public improvements costs in this area have made
redevelopment infeasible without tax increment assistance. Therefore, the City reasonably determines
that no other redevelopment of similar scope is anticipated on this site without substaotially similar
assistaoce being provided to the development.
A comparative analysis of estimated market values both with aod without establishment ofthe District
and the use of tax increments has been performed as described above. If all development which is
proposed to be assisted with tax increment were to occur in the District, the total increase in market
value would be up to $15,310,000. The present value of tax increments from the District is estimated
to be $3,089,062. It is the Council's finding that no development with a market value of greater than
$12,220,938 would occur without tax increment assistance in this district within 25 years. This finding
is based upon evidence from general past experience with the high cost of acquisition and public
improvements in the general area ofthe District (see Cashflow in Appendix G of the TIF Plao).
Page 3
TIF District Overview
3. Finding that the Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing
District No. 22 conforms to the general plan for the development or redevelopment of the municipality
as a whole.
The Planning Commission reviewed the Plan and found that the Plan conforms to the general
development plan of the City.
4. Finding that the Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing
District No. 22 will afford maximum opportunity, consistent with the sound needs of the City as a
wholeJor the development or redevelopment of Development District No.1 by private enterprise.
The project to be assisted by the District will result in increased employment in the City and the State
of Minnesota, the renovation of substandard properties, increased tax base of the State and add a high
quality development to the City. The implementation ofthe Plan will also increase the availability of
safe and decent life-cycle housing in the City.
Page 4
TIF District Overview
MAP(S) OF THE PROJECT
AND
DISTRICT
Page 5
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DATE:
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Finalfor Filing
I
MODIFICATION TO THE
DEVELOPMENT PROGRAM
for
DEVELOPMENT DISTRICT NO.1
CITY OF ELK RlVER
COUNTY OF SHERBURNE
STATE OF MINNESOTA
Public Hearing: April 1, 1985
Adopted: April I, 1985
Modified: February 12, 1990
Modified: November I, 2004
Modified by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
TABLE OF CONTENTS
(for reference purposes only)
SECTION I - DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. ............................................1
SUBSECTION A. FORWARD........................................................................................................ ....... ................. 1
SUBSECTION B. STATUTORY AUTHORITY......... ...................... .................................................... ........... ..............1
SUBSECTION C. STATEMENT OF PUBLIC PURPOSE .............................................................................................1
SUBSECTION D. BOUNDARIES OF THE DEVELOPMENT DISTRICT ..........................................................................4
SUBSECTION E. LAND USE IN THE DEVELOPMENT DISTRICT................................................................................5
SUBSECTION F . STATEMENT OF OBJECTiVES........... .................................................................................... .......5
SUBSECTION G. STATEMENT OF AND FINDING OF PUBLIC PURPOSE ....................................................................5
SUBSECTION H. PUBLIC LAND........................................................................................................................ .... 6
SUBSECTION I. ENVIRONMENTAL CONTROLS........................................................................... ..........................6
SUBSECTION J . ADMINISTRATION OF THE DEVELOPMENT DISTRICT .................................................................... 7
EXHIBIT A - MAP OF DEVELOPMENT DISTRICT NO.1
SECTION I . DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO.1
(As Modified November 1,2004, to read asfollows)
Subsection A.
Forward
This document constitutes the City of Elk River's Development Program for Development District No. I.
The Development Program for Development District No. I was originally adopted by the City Council of
the City of Elk River on April I, 1985. The City Council transferred jurisdiction over Development
District No. I to the Economic Development Authority (the "EDA") pursuant to City Council Resolution
87-63. This document incorporates amendments to the Development Program adopted by the City
Council pursuant to MS. 469.124, et seg., between February 12, 1990 and November I, 2004.
Subsection B.
Statutory Authority
The statutory authority empowering the City to establish the Development District in April 1985 was
Minnesota Statutes Chapter 472A, the Minnesota Municipal Development Districts Act. In 1987, the
Development Districts Act was recodified as Minnesota Statutes 469,124, et seq. This Development
Program has been prepared and amended in accordance with the applicable provisions of the
Development Districts Act.
Subsection C.
Statement of Public Purpose
The City Council and the Economic Development Authority of the City of Elk River, Minnesota,
determine that it is necessary, desirable, and in the public interest to designate, establish, develop, and
administer a Development District in the City of Elk River pursuant to the Development Districts Act.
The purpose of the Development District is to provide a means for financing public improvements and
facilities necessary if the City is to attract additional commercial and industrial development and increase
employment opportunities in those areas of the City designated for these uses.
The City Council and the Economic Development Authority find that there is a demand within the City
for increased commercial, industrial, and residential development and, that the Development District, as
amended, includes all of the areas in the City designated for business, industrial, and residential
development. However, extensive commercial, residential and industrial development in many of these
areas is not possible absent the installation of certain public facilities, including improved water and
sanitary sewer service, additional streets and roads, and others. The high cost of constructing such
facilities cannot be met, and additional commercial, residential, and industrial development is therefore
not possible without public intervention. Therefore, the Development District is created by the City to
make public intervention and assistance possible, construction of the required public facilities possible,
and to encourage development of designated commercial, residential, and industrial areas of the City.
(As Modified February 12, 1990)
On February 12, 1990 the City of Elk River established Tax Increment Financing District No.7, within
the Development Program. The Development Program identifies an approximately 5.6 acre site of
property acquired in the TIF Redevelopment District for the construction of a 42-unit motel, along with
necessary permanent and temporary easements for public improvements, and is the only property to be
acquired in the TlF Redevelopment District.
City of Elk River Development Program for Development District No. I
All of the property within the TIF District No.7 will be acquired by the EDA and conveyed to ERM
Properties. ERM Properties has or will have entered into a Redevelopment Agreement and an Assessment
Agreement for development of the Redevelopment site, which provides recourse for the EDA if the ERM
Properties development is not completed.
Development within TIF District No. 7 will include the removal of substandard structures, site
preparation, and construction of a 42-unit motel.
(As Modified August 13, 1990)
On August 13, 1990 the City of Elk River established Tax Increment Financing District No.8, within the
Development Program. The Development Program identifies an approximately .38 acre site of property
acquired in the TIF Redevelopment District for the construction of a 5,900 square foot dental clinic, along
with necessary permanent and temporary easements for public improvements, and is the only property to
be acquired in the TIF Redevelopment District.
All of the property within the TIF District No.8 will be acquired by the City and conveyed to Jarmoluk.
Jarmoluk has or will have entered into a Redevelopment Agreement and an Assessment Agreement for
development of the Redevelopment site, which provides recourse for the EDA if the Jarmoluk
development is not completed.
(As Modified March 8, 1993)
On March 8, 1993 the City of Elk River established Tax Increment Financing District No.9, within the
Development Program. Tescom Corporation, Inc., proposes to construct a new facility of approximately
30,000 square feet on the Development Property. The facility will have a finished market value estimated
at $900,000.
The Tax Increment funds will be used to "write down" the acquisition of the development site. In
addition, funds will be used to conduct borings and analysis of the property, site survey, and for civil and
engineering costs.
(As Modified September 8, 1992)
On September 8, 1992 the City of Elk River established Tax Increment Financing District No. 10, within
the Development Program. Elk Terrace Limited Partnership proposes to construct a 23-unit apartment for
occupancy by seniors. The apartment project will have a finished market value estimated at $800,000.
The Tax Increment funds will be used to cap utility lines, to demolish existing structures, to grade on the
site in preparation for construction, and to pay for or to reimburse then Limited Partnership for public
improvements required by the project.
(As Modified November 16,1992)
On November 16, 1992 the City of Elk River established Tax Increment Financing District No. II, within
the Development Program. Timron Precision Gear proposes to construct a new facility containing
approximately 10,000 square feet on Lot I. The new facility will have a finished market value estimated
at $230,000.
The Tax Increment funds will be used to "write down" the acquisition of the development site as an
City of Elk River
Development Program for Development District No.1
2
incentive for Timron Precision Gear to locate in Elk River.
(As Modified April 8, 1996)
On April 8, 1996 the City of Elk River established Tax Increment Financing District No. 14, within the
Development Program. Marketech, Inc. proposes to construct a new facility containing approximately
9,324 square feet on Lots 6 and 7. The new facility will have a finished market value estimated at
$400,000.
The Tax Increment funds will be used to reimburse Marketech, Inc. for the acquisition of the development
site.
(As Modified June 10, 1996)
On June 10, 1996 the City of Elk River established Tax Increment Financing District No. IS, within the
Development Program. TIF District No. IS was established to provide pay-as-you-go reimbursement for
the value of Lot 9, Block I, McChesney Industrial Park; to encourage a manufacturing company to
expand in the McChesney Industrial Park; to increase employment opportunities in the community; and to
preserve and enhance the local tax base and the tax base in the State.
(As Modified January 27,1997)
On January 27, 1997 the Housing and Redevelopment Authority for the City of Elk River established Tax
Increment Financing District No. 16, within the Development Program. District No. 16 consists of 3
parcels ofland and adjacent and internal rights-of-way. The current plans for the new development on the
site include a 14,000 square foot commercial facility.
(As Modified February 17, 1998)
On February 17, 1998 the Economic Development Authority for the City of Elk River established Tax
Increment Financing District No. 17, within the Development Program. TIF district No. 17 consists of I
parcel of land and adjacent and internal rights-of-way. The current plans for the new development on the
site include a 25,000 square foot industrial facility.
(As Modified April 6, 1998)
On April 6, 1998 the Economic Development Authority for the City of Elk River established Tax
Increment Financing District No. 18, within the Development Program. TIF district No. 18 consists of2
parcels of land and adjacent and internal rights-of-way. The current plans for the new development on the
site include a 45,000 square foot office/warehouse/trucking facility.
(As Modified July 13, 1998)
On July 13, 1998 the Economic Development Authority for the City of Elk River established Tax
Increment Financing District No. 19, within the Development Program. Anticipated development with the
TIF District consists of several mixed-use projects. Commercial development on approximately 70 acres
of the TIF District will encompass approximately 1.5 million square feet of retail space and
approximately 300,000 square feet of restaurant and convenience store space.
City of Elk River
Development Program for Development District No. I
3
(As Modified July 13, 1998)
On July 13, 1998 the Economic Development Authority for the City of Elk River established Tax
Increment Financing District No. 20, within the Development Program. The plan for this development
project is to build a 40,000 square foot industrial facility.
(As Modified August 28,2000)
On August 28, 2000 the City of Elk River established Tax Increment Financing District No. 21, within
the Development Program. TIF District No. 21 consists of I parcel of land and adjacent and internal
rights-of-way. Current plans for this development project are to build a 73,000 square foot industrial
facility.
(As Modified November I, 2004)
On November I, 2004 the City of Elk River established Downtown Phase I Tax Increment Financing
District No. 22, within the Development Program.
TIF District No. 22 is being established to facilitate the redevelopment of the Bluff Block and Jackson
Block in downtown Elk River. The project is part of the Downtown Revitalization Project, with the
primary goal being to assume the long-term viability of downtown by making a connection to the rest of
the community and by utilizing the riverfront location. The redevelopment will enhance downtown Elk
River's role as a residential, retail and commercial area and revitalize investment in the downtown
business district.
The Bluff Block Development will include 10,000 square feet of commercial development on the first
floor along Main Street and 60 units of for-sale housing above the commercial. The development will
also include 70-80 below grade parking stalls for the housing and commercial residents.
The Jackson Block Development will also include 10,000 square feet of commercial development on the
first floor along Jackson Street and at the corner of Jackson and Main. Above the commercial
development will be 32 units of 1- and 2-bedroom rental housing. The development will also include up
to 52 below grade parking units for housing and commercial residents.
Subsection D.
Boundaries ofthe Development District
The geographic boundaries of Development District No.1 are set forth on the map attached as Exhibit A
to this Development Program.
These boundaries have been selected to include those areas of the City which:
I. Are zoned and planned for commercial, residential, and industrial development but require that
certain public improvements be installed to make such development possible;
2. May have water and sanitary sewer service made available by the proposed water and sanitary
sewer improvements, therefore, making development possible;
3. Have existing water and sanitary sewer service, which may be improved by the proposed water
and sanitary sewer improvements.
City of Elk River
Development Program for Development District No.1
4
Subsection E.
Land Use in the Development District
Present Land Use
The Development District includes all of the developed areas of the City. Present land uses include the
central business area of the City; urban and semi-urban residential uses; free-standing highway and
general business uses; industrial uses; recreational uses; and educational uses. The Development District
also includes the undeveloped areas of the City designated for business and industrial uses.
Future Land Use
The purpose of the Development district is to encourage increased business, residential, and industrial
development in those areas of the City designated for these uses. It is anticipated that installation of
public improvements contemplated in and made possible by the amended Development Program will
make possible future land uses and development within the expanded Development District including
increased business and industrial uses in the industrial park in the development districts of the City, and in
several other areas of the City designated for those uses. It is also anticipated that these public
improvements will make residential development possible in those areas of the Development District
planned for residential use.
Subsection F.
Statement of Objectives
The City Council of the City of Elk River seeks to achieve the following objectives through the creation
of the Development District and the implementation of this Development Program:
I. Provide impetus for commercial, residential, and industrial development by constructing the
public facilities necessary to make such development possible;
2. Increase employment opportunities in the City by encouraging additional commercial and
industrial development;
3. Provide adequately serviced commercial and industrial areas of the City to accommodate
desirable users;
4. Remedy deficiencies in the existing water and sanitary sewer systems, which deficiencies have
restricted development in areas of the City planned and designated for commercial, residential,
and industrial uses;
5. Preserve and enhance the tax base of the City;
6. Preserve and enhance the quality of life in the City;
7. Provide maximum opportunity, consistent with the needs of the City for development by private
enterprise; and,
8. Provide an impetus for residential development, which is desirable and necessary for increased
population and increase need for life-cycle housing in the City.
Subsection G.
Statement of and Finding of Public Purpose
In recent months, the City has been reviewing the future development of the community. This review has
City of Elk River Development Program for Development District No. I 5
defined several important roles for the City of Elk River.
. Facilitating development activities that are compatible with overall community development
objectives of the City.
. Removing the physical and economic barriers to development.
. Providing the inrrastructure needed to support development.
. Providing sites for future development.
The City intends to use the powers allowed under the Municipal Development District Act to fill these
roles, to promote development and redevelopment throughout the City, and to pool resources in order to
reduce financial barriers to providing decent housing and development and redevelopment opportunities.
The City has found that there is a need for development and redevelopment within the Development
District based upon the following conditions:
I. The Development District suffers rrom a lack of necessary streets, utilities and site improvements
essential to preparing and making sites available for meaningful development.
2. The Development District requires active promotion, attraction, encouragement and development
of economically sound commerce through government action for the purpose of preventing
emergence and continuation of blight and the occurrence of conditions requiring redevelopment.
3. The Development District contains vacant, unused, underused and inappropriately used land.
Subsection H.
Public Land
Acquisition of lands for the parks and trails system is to be through land dedications and purchase when
funds are available.
Subsection I.
Environmental Controls
All development within the Development District will be subject to existing environmental controls
established by state and federal law and the Elk River Code of Ordinances, including but not limited to
the following:
I. The National Environmental Protection Act, and related regulations;
2. The Minnesota Environmental Protection Act, and related regulations;
3. The Minnesota Environmental Rights Act;
4. The Minnesota Critical Areas Act, and related regulations;
5. The Elk River Flood Plain Management Ordinance;
6. The Elk River Shoreland and Wild and Scenic River Management Ordinance;
7. The Elk River Subdivision Ordinance;
8. The Elk River Zoning Ordinance;
9. Sections 1300 and 1302 ofthe Elk River Code of Ordinances regulating sanitary sewage disposal;
10. National Pollutant Discharge Elimination System permit, and related regulations.
City of Elk River
Development Program for Development District No. 1
6
No additional environmental controls are proposed.
Subsection J .
Administration of the Development District
Administration of the Development District is the responsibility of the City Administrator, under the
supervision of the City Council. Public streets, parklands, and other public property are the responsibility
of the City Public Works Department and shall be maintained in the same manner as all other public
property in the City. The water tower, water mains, and other water facilities will be operated and
maintained by the Elk River Municipal Utilities Commission in the same manner as existing water
facilities and systems.
Private property owners will be responsible for the maintenance of their parcels following development.
City of Elk River
Development Program for Development District No.1
7
EXHIBIT A - MAP OF DEVELOPMENT DISTRICT NO.1
(As Modified November 1, 2004)
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BOUNDARY
DEVELOPMENT DISTRlCT NO.1
(CITY LIMITS) ELK RIVER, MINNESOTA
DATE:
7/29/2004
DAAWN BY;
CML
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SCALE,
NOT TO SCAlE
1
As of October 25,2004
Draftfor City Council Review
MODIFICATION TO THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO.1
and the
TAX INCREMENT FINANCING PLAN
for the establishment of
DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT
NO. 22
(a redevelopment district)
within
DEVELOPMENT DISTRICT NO.1
CITY OF ELK RIVER
SHERBURNE COUNTY
STATE OF MINNESOTA
Public Hearing: November 1, 2004
Adopted:
. I ~A~O~'~E~'~
Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
651-697-8500 fax: 651-697-8555 www.ehlers-inc.com
TABLE OF CONTENTS
(for reference purposes only)
SECTION 1- MODIFICATION TO THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO.1. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-1
Foreword ............................................................. 1-1
SECTION 11- TAX INCREMENT FINANCING PLAN
FOR DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT NO. 22 . . . . .. 2-1
Subsection 2-1. Foreword............................................... 2-1
Subsection 2-2. Statutory Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-1
Subsection 2-3. Statement of Objectives ................................... 2-1
Subsection 2-4. Development Program Overview ............................ 2-1
Subsection 2-5. Description of Property in the District and Property To Be Acquired . 2-2
Subsection 2-6. Classification of the District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-2
Subsection 2-7. Duration of the District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-4
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements. . . . . . . . . . . . . . .. 2-4
Subsection 2-9. Sources of Revenue/Bonded Indebtedness .................... 2-5
Subsection 2-10. Uses of Funds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-6
Subsection 2-11. Business Subsidies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-6
Subsection 2-12. County Road Costs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-7
Subsection 2-13. Estimated Impact on Other Taxing Jurisdictions. . . . . . . . . . . . . . . .. 2-8
Subsection 2-14. Supporting Documentation ................................. 2-8
Subsection 2-15. Definition ofTax Increment Revenues ........................ 2-9
Subsection 2-16. Modifications to the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-9
Subsection 2-17. Administrative Expenses. ..... .. . . . . . . . . . . . . . . . . . . . . . . . . .. 2-10
Subsection 2-18. Limitation of Increment ................................... 2-10
Subsection 2-19. Use ofTax Increment.................................... 2-11
Subsection 2-20. Excess Increments ...................................... 2-12
Subsection 2-21. Requirements for Agreements with the Developer. . . . . . . . . . . . .. 2-12
Subsection 2-22. Assessment Agreements ................................. 2-12
Subsection 2-23. Administration of the District. . . . . . . . . . .. . . . . . . . . . . . . .. . . . .. 2-13
Subsection 2-24. Annual Disclosure Requirements ........................... 2-13
Subsection 2-25. Reasonable Expectations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-13
Subsection 2-26. Other Limitations on the Use of Tax Increment. . . . . . . . . . . . . . . .. 2-13
Subsection 2-27. Summary.............................................. 2-14
APPENDIX A
PROJECT DESCRIPTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. A-1
APPENDIX B
MAP(S) OF DEVELOPMENT DISTRICT NO.1 AND THE DISTRICT. . . . . . . . . . . . . .. B-1
APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT. . . . . . . . . . . .. C-1
APPENDIX D
REDEVELOPMENT QUALIFICATIONS FOR THE DISTRICT
................... .
0-1
APPENDIX E
PRIOR PLANNED IMPROVEMENTS ....................................... E-1
APPENDIX F
MINNESOTA BUSINESS ASSISTANCE FORM ............................... F-1
APPENDIX G
ESTIMATED CASH FLOW FOR THE DISTRICT .............................. G-1
APPENDIX H
BUT/FOR QUALIFICATIONS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. H-1
SECTION I- MODIFICA TION TO THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO.1
Foreword
The following text represents a Modification to the Development Program for Development District No.1.
This modification represents a continuation of the goals and objectives set forth in the Development Program
for DevelGpment District No. I. Generally, the substantive changes include the establishment of Downtown
Phase I Tax Increment Financing District No. 22.
For further information, a review of the Development Program for Development District No. 1 is
recommended. It is available from the City Administrator at the City of Elk River. Other relevant
information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts
located within Development District No. I.
City of Elk River
Modification to the Development Program for Development District No. I
1-1
SECTION II- TAX INCREMENT FINANCING PLAN
FOR DOWNTOWN PHASE I TAX INCREMENT FINANCING DISTRICT NO. 22
Subsection 2-1. Foreword
The City of Elk River (the "City"), staff and consultants have prepared the following infonnation to expedite
the establishment of Downtown Phase I Tax Increment Financing District No. 22 (the "District"), a
redevelopment tax increment financing district, located in Development District No.1.
Subsection 2-2. Statutory Authority
Within the City, there exists areas where public involvement is necessary to cause development or
redevelopment to occur. To this end, the City has certain statutory powers pursuant to Minnesota Statutes
("MS.'~, Sections 469.124 to 469.134, inclusive, as amended, and MS., Sections 469.174 to 469.1799,
inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), to assist in financing public costs
related to this project.
This section contains the Tax Increment Financing Plan (the "TIF Plan") for Downtown Phase I Tax
Increment Financing District No. 22. Other relevant information is contained in the Modification to the
Development Program for Development District No.1.
Subsection 2-3. Statement of Objectives
The District currently consists of I 0 parcels ofland and adjacent and internal abutting roadways. The District
is being created to facilitate the redevelopment of the area, which includes a four story building with
approximately 10,000 square feet of commercial space and 60 for-sale residential units and a three story
building with approximately 10,000 square feet of commercial space and 32 rental housing units in the City
of Elk River. See the Project Description in Appendix A for more detail. Contracts for this have not been
entered into at the time of preparation of this TIF Plan, but development is likely to occur in 2005. This TIF
Plan is expected to achieve many of the objectives outlined in the Development Program for Development
District No.1.
The activities contemplated in the Modification to the Development Program and the TIF Plan do not
preclude the undertaking of other qualified development or redevelopment activities. These activities are
anticipated to occur over the life of Development District No.1 and the District.
Subsection 2-4. Development Program Overview
1. Property to be Acquired - Selected property located within the District may be acquired by
the City and is further described in this TIF Plan.
2. Relocation - Relocation services, to the extent required by law, are available pursuant to
MS., Chapter 117 and other relevant state and federal laws.
3. Upon approval of a developer's plan relating to the project and completion of the necessary
legal requirements, the City may sell to a developer selected properties that it may acquire
within the District or may lease land or facilities to a developer.
4. The City may perform or provide for some or all necessary acquisition, construction,
relocation, demolition, and required utilities and public streets work within the District.
City of Elk River
Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No. 22
2.[
Subsection 2-5. Description of Property in the District and Property To Be Acquired
The District encompasses all property and abutting roadways identified by the parcels listed below. See the
map in Appendix B for further information on the location of the District and Appendix C for a description
of the property.
Parcel Numbers
75-405-0450
75-405-0460
75-404-0140
75-405-0470
75-404-0141
75-405-0310
75-405-0410
75-405-0420
75-405-0430
75-405-0440
The City may acquire any parcel within the District including interior and adjacent street rights of way. Any
properties identified for acquisition will be acquired by the City only in order to accomplish one or more of
the following; storm sewer improvements; provide land forneeded public streets, utilities and facilities; carry
out land acquisition, site improvements, clearance and/or development to accomplish the uses and objectives
set forth in this plan. The City may acquire property by gift, dedication, condemnation or direct purchase
from willing sellers in order to achieve the objectives ofthis TIF Plan. Such acquisitions will be undertaken
only when there is assurance offunding to finance the acquisition and related costs.
Subsection 2-6. Classification of the District
The City, in determining the need to create a tax increment financing district in accordance with MS.,
Sections 469.174 to 469.1799, as amended, inclusive, find that the District, to be established, is a
redevelopment district pursuant to MS., Section 469.174, Subd. JO(a)(1) as defined below:
(a) "Redevelopment district" means a type of tax incrementfinancing district consisting of a project,
or portions of a project, within which the authority finds by resolution that one or more of the
following conditions, reasonably distributed throughout the district, exists:
(1) parcels consisting of 70 percent of the area in the district are occupied by buildings, streets,
utilities, paved or gravel parking lots or other similar structures and more than 50 percent
of the buildings, not including outbuildings, are structurally substandard to a degree
requiring substantial renovation or clearance;
(2) The property consists of vacant, unused, underused, inappropriately used, or irifi'equently
used rail yards, rail storage facilities or excessive or vacated railroad rights-af-way;
(3) tankfacilities, or property whose immediately previous use wasfor tankfacilities, as defined
in Section 115C, Subd. 15, if the tank facility:
(I) have or had a capacity of more than one million gallons;
(ii) are located adjacent to rail facilities; or
(iii) have been removed, or are unused, underused, inappropriately used or infrequently
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used; or
(4) a qualifYing disaster area, as defined in Subd. JOb.
(b) For purposes of this subdivision, "structurally substandard" shall mean containing defects in
structural elements or a combination of deficiencies in essential utilities andfacilities, light and
ventilation, fire protection including adequate egress, layout and condition of interior partitions,
or similar factors, which defects or deficiencies are of sufficient total significance to justifY
substantial renovation or clearance.
(c) A building is not structurally substandard ifit is in compliance with the building code applicable
to new buildings or could be modified to satisfY the building code at a cost of less than 15
percent of the cost of constructing a new structure of the same square footage and type on the
site. The municipality may find that a building is not disqualified as structurally substandard
under the preceding sentence on the basis of reasonably available evidence, such as the size,
type, and age of the building, the average cost of plumbing, electrical, or structural repairs or
other similar reliable evidence. The municipality may not make such a determination without
an interior inspection of the property, but need not have an independent, expert appraisal
prepared of the cost of repair and rehabilitation of the building. An interior inspection of the
property is not required, if the municipality finds that (1) the municipality or authority is unable
to gain access to the property afier using its best efforts to obtain permissionfrom the party that
owns or controls the property; and (2) the evidence otherwise supports a reasonable conclusion
that the building is structurally substandard.
(d) A parcel is deemed to be occupied by a structurally substandard building for purposes of the
finding under paragraph (a) if all of the following conditions are met:
(1) the parcel was occupied by a substandard building within three years of the filing of the
request for certification of the parcel as part of the district with the county auditor;
(2) the substandard building was demolished or removed by the authority or the demolition or
removal was financed by the authority or was done by a developer under a development
agreement with the authority;
(3) the authority found by resolution before the demolition or removal that the parcel was
occupied by a structurally substandard building and that afier demolition and clearance the
authority intended to include the parcel within a district; and
(4) upon filing the request for certification of the tax capacity of the parcel as part of a district,
the authority notifies the county auditor that the original tax capacity of the parcel must be
adjusted as provided by S 469.177, subdivision 1, paragraph (f).
(e) For purposes of this subdivision, aparcel is not occupied by buildings, streets, utilities, paved
or gravel parking lots or other similar structures unless 15 percent of the area of the parcel
contains buildings, streets, utilities, paved or gravel parking lots or other similar structures.
(j) For districts consisting of two or more noncontiguous areas, each area must qualify as a
redevelopment district under paragraph (a) to be included in the district, and the entire area of
the district must satisfY paragraph (a).
In meeting the statutory criteria the City relies on the following facts and findings:
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The District is a redevelopment district consisting of 10 parcels.
An inventory shows that parcels consisting of more than 70 percent of the area in the District are
occupied by buildings, streets, utilities, paved or gravel parking lots or other similar structures.
An inspection ofthe buildings located within the District finds that more than 50 percent of the buildings
are structurally substandard as defined in the TlF Act. (See Appendix D).
Pursuant to MS., Section 469.176 Subd. 7, the District does not contain any parcel or part ofa parcel that
qualified under the provisions of MS., Section 273.111 or 273.112 or Chapter 473Hfor taxes payable in any
of the five calendar years before the filing of the request for certification of the District.
Subsection 2-7. Duration of the District
Pursuant to MS., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration of the District must
be indicated within the TlF Plan. Pursuant to MS., Section 469.176, Subd. 1 b, the duration of the District
will be 25 years after receipt ofthe first increment by the City (a total of26 years of tax increment). The date
of receipt by the City ofthe first tax increment is expected to be 2006. Thus, it is estimated that the District,
including any modifications of the TlF Plan for subsequent phases or other changes, would terminate after
2031, or when the TlF Plan is satisfied. The City reserves the right to decertify the District prior to the legally
required date.
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements
PursuanttoMS., Section 469.174, Subd. 7 andMS., Section 469.177, Subd. 1, the Original Net Tax Capacity
(ONTC) as certified for the District will be based on the market values placed on the property by the assessor
in 2004 for taxes payable 2005.
Pursuant to MS., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning
in the payment year 2005) the amount by which the original value has increased or decreased as a result of:
1. Change in tax exempt status of property;
2. Reduction or enlargement of the geographic boundaries of the district;
3. Change due to adjustments, negotiated or court-ordered abatements;
4. Change in the use of the property and classification;
5. Change in state law governing class rates; or
6. Change in previously issued building permi!s.
In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no
value will be captured and no tax increment will be payable to the City.
The original local tax rate for the District will be the local tax rate for taxes payable 2005, assuming the
request for certification is made before June 30, 2005. The ONTC and the Original Local Tax Rate for the
District appear in the table on the following page. The Original Local Tax Rate is based on actual Pay 2004
figures because the Pay 2005 rate was unavailable at the time this TlF Plan was prepared.
Pursuant to MS., Section 469.174 Subd. 4 and MS., Section 469.177, Subd. 1, 2, and 4, the estimated
Captured Net Tax Capacity (CTC) of the District, within Development District No.1, upon completion of
the project, will annually approximate tax increment revenues as shown in the table on the following page.
The City requests 100 percent of the available increase in tax capacity for repayment of its obligations and
current expenditures, beginning in the tax year payable 2006. The Project Tax Capacity (PTC) listed is an
City of Elk River
Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No. 22
2.4
estimate of values when the project is completed.
Project Estimated Tax Capacity upon Completion (PTC)
195,621
Original Estimated Net Tax Capacity (ONTC)
17,741
Estimated Captured Tax Capacity (CTC)
177,880
1.22714
218,284
Pay 2004
Original Local Tax Rate
Estimated Annual Tax Increment(CTC x Local Tax Rate)
Percent Retained by the City
100%
Pursuant to MS, Section 469.177, Subd. 4, the City shall, after a due and diligent search, accompany its
request for certification to the County Auditor or its notice of the District enlargement pursuant to MS.
Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for which
building permits have been issued during the eighteen (18) months immediately preceding approval of the
TlF Plan by the municipality pursuant to MS, Section 469.175. Subd. 3. The County Auditor shall increase
the original net tax capacity of the District by the net tax capacity of improvements for which a building
permit was issued.
The City has reviewed the area to be included in the District and found that some building permits
have been issued in the past 18 months, but none that should increase the original tax capacity. Please
see Appendix E for the building permits that were issued.
Subsection 2-9. Sources of Revenue/Bonded Indebtedness
Public improvement costs, acquisition, relocation, utilities, parking facilities, streets and sidewalks, and site
preparation costs and other costs outlined in the Uses of Funds will be financed primarily through the annual
collection of tax increments. The City reserves the right to use other sources of revenue legally applicable
to the City and the TlF Plan, including, but not limited to, special assessments, general property taxes, state
aid for road maintenance and construction, proceeds from the sale of land, other contributions from the
developer and investment income, to pay for the estimated public costs.
The City reserves the right to incur bonded indebtedness or other indebtedness as a result of the TlF Plan.
As presently proposed, the project will be financed by a pay-as-you-go note and interfund loans. Based on
an analysis of need, the City may provide additional assistance to the redeveloper by reducing their SAC and
WAC charges and may reduce the sale price ofland it is providing for the development. It is the Cities intent
to pay itself back for these advances from tax increment from the district. Additional indebtedness may be
required to finance other authorized activities. The total principal amount of bonded indebtedness, including
a general obligation (GO) TIF bond, or other indebtedness related to the use of tax increment financing will
not exceed $8,000,000 without a modification to the TlF Plan pursuant to applicable statutory requirements.
It is estimated that $8,000,000 in bonded indebtedness will be financed with tax increment revenues.
This provision does not obligate the City to incur debt. The City will issue bonds or incur other debt only
upon the determination that such action is in the best interest of the City. The City may also finance the ac-
tivities to be undertaken pursuant to the TlF Plan through loans from funds of the City or to reimburse the
developer on a "pay-as-you-go" basis for eligible costs paid for by a developer.
The estimated sources offunds for the District are contained in the table on the following page.
City of Elk River
Tax Increment Financing Plan fOf Downtown Phase I Tax Increment Financing District No. 22
2-5
SOURCES OF FUNDS
TOTAL
$8,178,400
$8,178,400
Tax Increment
PROJECT REVENUES
Subsection 2-10. Uses of Funds
Currently under consideration for the District is a proposal to facilitate the redevelopment of the area, which
includes a four story building with approximately 10,000 square feet of commercial space and 60 for-sale
residential units and a three story building with approximately 10,000 square feet of commercial space and
32 rental housing units. The City has determined that it will be necessary to provide assistance to the project
for certain costs. The City has studied the feasibility of the development or redevelopment of property in and
around the District. To facilitate the establishment and development or redevelopment of the District, this
TlF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The
estimate of public costs and uses of funds associated with the District is outlined in the following table.
USES OF FUNDS
TOTAL
$2,590,000
$350,000
$340,000
$4,648,400
$250,000
$8,178,400
Land/Building Acquisition - Demolition and Relocation
Parking Facilities (pooling)
Public Utilities (amount to Sac Wac)
Interest
Administrative Costs (up to 5%)
PROJECT COSTS TOTAL
The above budget is organized according to the Office of State Auditor (OSA) reporting forms.
It is estimated that the cost of improvements, including administrative expenses which will be paid or
financed with tax increments, will equal $8,178,400 as is presented in the budget above.
Estimated costs associated with the District are subject to change among categories without a modification
to this TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed,
without formal modification, the budget above pursuant to the applicable statutory requirements. Pursuant
to MS.. Section 469.1763, Subd. 2, no more than 25 percent of the tax increment paid by property within the
District will be spent on activities related to development or redevelopment outside ofthe District but within
the boundaries of DeveJopment District No.1, (including administrative costs, which are considered to be
spent outside of the District) subject to the limitations as described in this TlF Plan.
Subsection 2-11.
Business Subsidies
Pursuant to MS. Sections 116J993, Subd. 3, the following forms of financial assistance are not considered
a business subsidy:
(1) A business subsidy of less than $25,000;
(2) Assistance that is generally available to all businesses or to a general class of similar businesses, such
as a line of business, size, location, or similar general criteria;
(3) Public improvements to buildings or lands owned by the state or local government that serve a public
City of Elk River
Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No. 22
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purpose and do not principally benefit a single business or defined group of businesses at the time
the improvements are made;
(4) Redevelopment property polluted by contaminants as defined in MS, Section 116J552, Subd 3;
(5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistance provided for designated historic preservation districts, provided that the
assistance is equal to or less than 50% of the total cost;
(6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to
provide those services;
(7) Assistance for housing;
(8) Assistance for pollution control or abatement, including assistance for a tax increment financing
hazardous substance subdistrict as defined under MS, Section 469.174, Subd 23;
(9) Assistance for energy conservation;
(10) Tax reductions resulting from conformity with federal tax law;
(II ) Workers' compensation and unemployment compensation;
(12) Benefits derived from regulation;
(13) Indirect benefits derived from assistance to educational institutions;
(14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and
bonds issued for the benefit of an organIzation described in section 501 (c) (3) of the Internal
Revenue Code of 1986, as amended through December 31,1999;
(15) Assistance for a collaboration between a Minnesota higher education institution and a business;
(16) Assistance for a tax increment financing soils condition district as defined under MS, Section
469.174, SuM 19;
(17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation
is 70 percent or more of the assessor's current year's estimated market value;
(18) General changes in tax increment financing law and other general tax law changes of a principally
technical nature.
(19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local
government agency;
(20) Funds from dock and wharf bonds issued by a seaway port authority;
(21) Business loans and loan guarantees of$75,000 or less; and
(22) Federal loan funds provided through the United States Department of Commerce, Economic
Development Administration.
The City will comply with MS, Section 116J993 to 116J994 to the extent the tax increment assistance
under this TlF Plan does not fall under any of the above exemptions. See Appendix F for the Minnesota
Business Assistance Form.
Subsection 2-12. County Road Costs
Pursuant to MS, Section 469.175, Subd la, the county board may require the City to pay for all or part of
the cost of county road improvements if the proposed development to be assisted by tax increment will, in
the judgement of the county, substantially increase the use of county roads requiring construction of road
improvements or other road costs and if the road improvements are not scheduled within the next five years
under a capital improvement plan or within five years under another county plan.
If the county elects to use increments to improve county roads, it must notify the City within forty-five days
of receipt of this TlF Plan. The TIF Plan was forwarded to the county 45 days prior to the public hearing.
The City is aware that the county could claim that tax increment should be used for county roads, even after
the public hearing.
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Subsection 2-13. Estimated Impact on Other Taxing Jurisdictions
The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF
Plan would occur without the creation of the District. However, the City has determined that such
development or redevelopment would not occur "but for" tax increment financing and that, therefore, the
fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as
follows if the "but for" test was not met:
IMPACT ON TAX BASE
Sherburne County
City of Elk River
ISO No. 728
2003/2004
Total Net
Tax Caoacitv
61,339,933
14,994,764
21,876,035
Estimated Captured
Tax Capacity (CTC)
Uoon Comoletion
177,880
177,880
177,880
Percent of CTC
to Entitv Total
0.2900%
1.1863%
0.8131%
IMPACT ON TAX RATES
Sherburne County
City of Elk River
ISO No. 728
Other
Total
2003/2004 Percent Potential
Extension Rates of Total CTC Taxes
0.444050 36.19% 177,880 78,988
0.437820 35.68% 177,880 77,879
0.309530 25.22% 177,880 55,059
0.035740 2.91% 177.880 6.357
1.227140 100.00% 218,284
The estimates listed above display the captured tax capacity when all construction is completed. The tax rate
used for calculations is the actual 2003/Pay 2004 rate. The total net capacity for the entities listed above are
based on actual Pay 2004 figures. The District will be certified under the actual 2004/Pay 2005 rates, which
were unavailable at the time this TlF Plan was prepared.
Subsection 2-14. Supporting Documentation
Pursuant to MS Section 469.175 Subd 1, clause 7 the TIF Plan must contain identification and description
of studies and analyses used to make the determination set forth in MS Section 469.175 Subd 3, clause (2)
and the findings are required in the resolution approving the TlF district. Following is a list of reports and
studies on file at the City that support the Authority's findings:
Public Comment Summary
Historic Context Study Summary
Housing Plan Summary 2001-2005
Market Potential Analysis Summary 2000-2010
Zoning Information for Downtown District
Downtown Revitalization Project Planning & Project History
Redevelopment Eligibility Assessment: Proposed "Downtown Revitalization Project" Redevelopment
City of Elk River
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Area - by SEH July 14,2003
Traffic Counts - 1999
TIF Application
Downtown Riverfront Revitalization Q&A Newsletters
Redevelopment Eligibility Assessment - by SEH September 2, 2004
Subsection 2-15. Definition of Tax Increment Revenues
Pursuant to MS, Section 469.174, Subd. 25, tax increment revenues derived from a tax increment financing
district include all of the following potential revenue sources:
I. Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under MS,
Section 469.177;
2. The proceeds from the sale or lease of property, tangible or intangible, purchased by the Authority
with tax increments;
3. Principal and interest received on loans or other advances made by the Authority with tax increments;
and
4. Interest or other investment earnings on or from tax increments.
Subsection 2-16. Modifications to the District
In accordance with MS., Section 469.175, Subd. 4, any:
I. Reduction or enlargement ofthe geographic area of Development District No. I or the District, ifthe
reduction does not meet the requirements of MS, Section 469.175, Subd. 4(e);
2. Increase in amount of bonded indebtedness to be incurred;
3. A determination to capitalize interest on debt ifthat determination was not a part of the original TIF
Plan, or to increase or decrease the amount of interest on the debt to be capitalized;
4. Increase in the portion of the captured net tax capacity to be retained by the City;
5. Increase in the estimate ofthe cost ofthe project, including administrative expenses, that will be paid
or financed with tax increment from the District; or
6. Designation of additional property to be acquired by the City, shall be approved upon the notice and
after the discussion, public hearing and findings required for approval of the original TIF Plan.
Pursuant toMS. Section 469.1 75 Subd. 4(j), the geographic area of the District may be reduced, but shall not
be enlarged after five years following the date of certification of the original net tax capacity by the county
auditor. If a redevelopment district is enlarged, the reasons and supporting facts for the determination that
the addition to the district meets the criteria of MS, Section 469.174, Subd. 10, paragraph (a), clauses (I) to
(5), must be documented in writing and retained. The requirements ofthis paragraph do not apply if (1) the
only modification is elimination ofparcel(s) from Development District No. I or the District and (2) (A) the
current net tax capacity of the parcel(s) eliminated from the District equals or exceeds the net tax capacity
of those parcel(s) in the District's original net tax capacity or (B) the City agrees that, notwithstanding MS,
Section 469.177, Subd. 1, the original net tax capacity will be reduced by no more than the current net tax
capacity ofthe parcel(s) eliminated from the District.
The City must notify the County Auditor of any modification that reduces or enlarges the geographic area
of Development District No. I or the District. Modifications to the District in the form of a budget
modification or an expansion of the boundaries will be recorded in the TIF Plan.
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Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No. 22
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Subsection 2-17. Administrative Expenses
In accordance with MS, Section 469.174, Subd. 14, administrative expenses means all expenditures of the
City, other than:
I. Amounts paid for the purchase of land;
2. Amounts paid to contractors or others providing materials and services, including architectural and
engineering services, directly connected with the physical development of the real property in the
project;
3. Relocation benefits paid to or services provided for persons residing or businesses located in the
project; or
4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued
pursuant to MS, Section 469.178; or
5. Amounts used to pay other financial obligations to the extent those obligations were used to finance
costs described in clauses (I,) to (3).
For districts for which the request for certification were made before August I, 1979, or after June 30, 1982,
administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants,
and planning or economic development consultants. Pursuant to MS, Section 469.176, Subd. 3, tax
increment may be used to pay any authorized and documented administrative expenses for the District up
to but not to exceed 10 percent of the total estimated tax increment expenditures authorized by the TIF Plan
or the total tax increments, as defined by MS., Section 469.174, Subd. 25, clause (1), from the District,
whichever is less.
Pursuant to MS, Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual
administrative expenses incurred in connection with the District. The county may require payment ofthose
expenses by February 15 of the year following the year the expenses were incurred.
Pursuant to MS, Section 469.177, Subd. 11, the County Treasurer shall deduct an amount (currently .36
percent) of any increment distributed to the City and the County Treasurer shall pay the amount deducted to
the State Treasurer for deposit in the state general fund to be appropriated to the State Auditor for the cost
of financial reporting of tax increment financing infonnation and the cost of examining and auditing
authorities' use of tax increment financing. This amount may be adjusted annually by the Commissioner of
Revenue.
Subsection 2-18. Limitation of Increment
Pursuant to MS, Section 469.176, Subd. la, no tax increment shall be paid to the City for the District after
three (3) years from the date of certification ofthe Original Net Tax Capacity value of the taxable property
in the District by the County Auditor unless within the three (3) year period:
(I) Bonds have been issued in aid of the project containing the District pursuanttoMS, Section
469.178, or any other law, except revenue bonds issued pursuant to MS, Sections 469.152
to 469.165, or
(2) The City has acquired property within the District, or
(3) The City has constructed or caused to be constructed public improvements within the
District.
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Tax Increment Financing Plan fOf Downtown Phase I Tax Increment Financing District No. 22
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The bonds must be issued, or the City must acquire property or construct or cause public improvements to
be constructed by approximately November, 2007 and report such actions to the County Auditor.
The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District
may be tenninated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow
account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or
redemption date.
Pursuant to MS., Section 469.176, Subd 6:
if, after four years from the date of certification of the original net tax capacity of the tax increment
financing district pursuantto MS., Section 469.177, no demolition, rehabilitation or renovation of
property or other site preparation, including qualified improvement of a street adjacent to a parcel
but not installation of utility service including sewer or water systems, has been commenced on a
parcel located within a tax incrementfinancing district by the authority or by the owner of the parcel
in accordance with the tax increment financing plan, no additional tax increment may be takenfrom
that parcel and the original net tax capacity of that parcel shall be excludedfrom the original net
tax capacity of the tax increment financing district. If the authority or the owner of the parcel
subsequently commences demolition, rehabilitation or renovation or other site preparation on that
parcel including qualified improvement of a street adjacent to that parcel, in accordance with the
tax increment financing plan, the authority shall certifY to the county auditor that the activity has
commenced and the county auditor shall certifY the net tax capacity thereof as most recently certified
by the commissioner of revenue and add it to the original net tax capacity of the tax increment
financing district. The county auditor must enforce the provisions of this subdivision. The authority
must submit to the county auditor evidence that the required activity has taken place for each parcel
in the district. The evidence for a parcel must be submitted by February 1 of the fifth year following
the year in which the parcel was certified as included in the district. For purposes of this subdivision,
qualified improvements of a street are limited to (1) construction or opening of a new street, (2)
relocation of a street, and (3) substantial reconstruction or rebuilding of an existing street.
The City or a property owner must improve parcels within the District by approximately November, 2008
and report such actions to the County Auditor.
Subsection 2-19. Use of Tax Increment
The City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property
located in the District for the following purposes:
I. To pay the principal of and interest on bonds issued to finance a project;
2. to finance, or otherwise pay public redevelopment costs of the Development District No. I pursuant
to the MS., Sections 469.001 to 469.047;
3. To pay for project costs as identified in the budget set forth in the TIF Plan;
4. To finance, or otherwise pay for other purposes as provided in MS., Section 469.176, Subd 4;
5. To pay principal and interest on any loans, advances or other payments made to or on behalf of the
City or for the benefit of Development District No. I by a developer;
6. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing
the payment when due of principal of and interest on bonds pursuant to the TlF Plan or pursuant to
MS., Chapter 462C. MS., Sections 469.152 through 469.165, and/or MS., Sections 469.178; and
7. To accumulate or maintain a reserve securing the payment when due of the principal and interest on
the tax increment bonds or bonds issued pursuant to MS., Chapter 462C, MS., Sections 469.152
City of Elk River
Tax Increment Financing Plan for Dovvntovvn Phase I Tax Increment Financing District No. 22
2.11
through 469.165, and/or MS, Sections 469.178.
These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other
purposes prohibited by MS, Section 469.176, Subd. 4.
Tax increments generated in the District will be paid by Sherburne County to the City for the Tax Increment
Fund of said District. The City will pay to the developer(s) annually an amount not to exceed an amount as
specified in a developer's agreement to reimburse the costs of land acquisition, public improvements,
demolition and relocation, site preparation, and administration. Remaining increment funds will be used for
City administration and the costs of public improvement activities outside the District.
Subsection 2-20. Excess Increments
Excess increments, as defined in MS, Section 469.176, Subd. 2, shall be used only to do one or more ofthe
following:
I. Prepay any outstanding bonds;
2. Discharge the pledge of tax increment for any outstanding bonds;
3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or
4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in
proportion to their local tax rates.
In addition, the City may, subject to the limitations set forth herein, choose to modify the TlF Plan in order
to finance additional public costs in Development District No. I or the District.
Subsection 2-21. Requirements for Agreements with the Developer
The City will review any proposal for private development to determine its conformance with the
Development Program and with applicable municipal ordinances and codes. To facilitate this effort, the
following documents may be requested for review and approval: site plan, construction, mechanical, and
electrical system drawings, landscaping plan, grading and storm drainage plan, signage system plan, and any
other drawings or narrative deemed necessary by the City to demonstrate the conformance ofthe development
with City plans and ordinances. The City may also use the Agreements to address other issues related to the
development.
Pursuant to MS, Section 469.176, Subd. 5, no more than 25 percent, by acreage, of the property to be
acquired in the District as set forth in the TIF Plan shall at any time be owned by the City as a result of
acquisition with the proceeds of bonds issued pursuant to MS, Section 469.178 to which tax increments from
property acquired is pledged, unless prior to acquisition in excess of 25 percent of the acreage, the City
concluded an agreement for the development or redevelopment of the property acquired and which provides
recourse for the City should the development or redevelopment not be completed.
Subsection 2-22. Assessment Agreements
Pursuant to MS., Section 469.177, Subd. 8, the City may enter into a written assessment agreement in
recordable form with the developer of property within the District which establishes a minimum market value
of the land and completed improvements for the duration ofthe District. The assessment agreement shall be
presented to the County Assessor who shall review the plans and specifications for the improvements to be
constructed, review the market value previously assigned to the land upon which the improvements are to be
constructed and, so long as the minimum market value contained in the assessment agreement appears, in the
City of Elk River
Tax Increment Financing Plan fOf Downto'NII Phase I Tax Increment Financing District No. 22
2-12
judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the minimum
market value agreement.
Subsection 2-23. Administration of the District
Administration of the District will be handled by the City Administrator.
Subsection 2-24. Annual Disclosure Requirements
Pursuant to MS, Section 469.175, Subd. 5, 6, and 6b the City must undertake financial reporting for all tax
increment financing districts to the Office of the State Auditor, County Board, County Auditor and School
Board on or before August I of each year. MS, Section 469.175, Subd. 5 also provides that an annual
statement shall be published in a newspaper of general circulation in the City on or before August 15.
If the City fails to make a disclosure or submit a report containing the information required by MS., Section
469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution of tax
increment from the District.
Subsection 2-25. Reasonable Expectations
As required by the TlF Act, in establishing the District, the determination has been made that the anticipated
development would not reasonably be expected to occur solely through private investment within the
reasonably foreseeable future and thatthe increased market value ofthe site that could reasonably be expected
to occur without the use of tax increment financing would be less than the increase in the market value
estimated to result from the proposed development after subtracting the present value of the projected tax
increments for the maximum duration of the District permitted by the. TlF Plan. In making said
determination, reliance has been placed upon written representation made by the developer to such effects
and upon City staff awareness of the feasibility of developing the project site. A comparative analysis of
estimated market values both with and without establishment ofthe District and the use of tax increments has
been performed as described above. Such analysis is included with the cashflow in Appendix G, and
indicates that the increase in estimated market value of the proposed development (less the indicated
subtractions) exceeds the estimated market value of the site absent the establishment of the District and the
use of tax increments.
Subsection 2-26. Other Limitations on the Use of Tax Increment
1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF
Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the
Development District No. I pursuant to the MS., Sections 469.001 to 469.047. Tax increments may not
be used to circumvent existing levy limit law. No tax increment may be used for the acquisition,
construction, renovation, operation, or maintenance of a building to be used primarily and regularly for
conducting the business ofa municipality, county, school district, or any other local unit of government
or the state or federal government. This provision does not prohibit the use of revenues derived from tax
increments for the construction or renovation of a parking structure.
2. Pooling Limitations. At least 75 percent of tax increments from the District must be expended on
activities in the District or to pay bonds, to the extent that the proceeds of the bonds were used to finance
activities within said district or to pay, or secure payment of, debt service on credit enhanced bonds. Not
more than 25 percent of said tax increments may be expended, through a development fund or otherwise,
on activities outside of the District except to pay, or secure payment of, debt service on credit enhanced
City of Elk River
Tax Increment Financing Plan for Downto~ Phase I Tax Increment Financing District No. 22
2-13
bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they
were solely for activities outside of the District.
3. Five Year Limitation on Commitment of Tax Increments. Tax increments derived ITom the District shall
be deemed to have satisfied the 75 percent test set forth in paragraph (2) above only if the five year rule
set forth in MS.. Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year
following certification of the District, 75 percent of said tax increments that remain after expenditures
permitted under said five year rule must be used only to pay previously committed expenditures or credit
enhanced bonds as more fully set forth in MS., Section 469.1763, Subd. 5.
4. RedeveloDment District. At least 90 percent of the revenues derived from tax increment from a
redevelopment district must be used to finance the cost of correcting conditions that allow designation
of redevelopment and renewal and renovation districts under MS., Section 469.176 Subd. 4j. These costs
include, but are not limited to, acquiring properties containing structurally substandard buildings or
improvements or hazardous substances, pollution, or contaminants, acquiring adjacent parcels necessary
to provide a site of sufficient size to permit development, demolition and rehabilitation of structures,
clearing of the land, the removal of hazardous substances or remediation necessary for development of
the land, and installation of utilities, roads, sidewalks, and parking facilities for the site. The allocated
administrative expenses of the City, including the cost of preparation ofthe development action response
plan, may be included in the qualifying costs.
Subsection 2-27.
Summary
The City of Elk River is establishing the District to preserve and enhance the tax base, redevelop substandard
areas, and provide employment opportunities in the City. The TIF Plan for the District was prepared by
Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville, Minnesota55 I 13, telephone (651) 697-8500.
City of Elk River
Tax Increment Financing Plan for Downtown Phase I Tax Increment Financing District No. 22
2-14
APPENDIX A
PROJECT DESCRIPTION
Tax Increment Financing District No. 22 is being established to facilitate the redevelopment of the Bluff
Block and Jackson Block in downtown Elk River. The project is part of the Downtown Revitalization
Project, with the primary goal being to assume the long-term viability of downtown by making a connection
to the rest of the community and by utilizing the riverfront location. The redevelopment will enhance
downtown Elk River's role as a residential, retail and commercial area and revitalize investment in the
downtown business district.
The Bluff Block Development will include 10,000 square feet of commercial development on the first floor
along Main Street and 60 units offor-sale housing above the commercial. The development will also include
70-80 below grade parking stalls for the housing and commercial residents.
The Jackson Block Development will also include 10,000 square feet of commercial development on the first
floor along Jackson Street and at the corner of Jackson and Main. Above the commercial development will
be 32 units of 1- and 2-bedroom rental housing. The development will also include up to 52 below grade
parking units for housing and commercial residents.
APPENDIX
A-I
APPENDIX
APPENDIX B
MAP(S) OF DEVELOPMENT DISTRICT NO. I AND THE DISTRICT
B-1
TIF DISTRICT
(SEE INSET)
The Boundaries of Development District No. 1
are Coterminous with the City Limits
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TIF DISTRICT 22
(A REDEVELOPMENT DISTRICT)
DEVELOPMENT DISTRICT NO.1
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NOT TO SCALE
APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT
The District encompasses all property and adjacent rights-of-way identified by the parcels listed below.
Parcel Numbers Address Owner
75-405-0450 641 Main St. MetroPlains
75-405-0460 63 I Main St. US Bank
75 -404-0 I 40 N/A US Bank
75-405-0470 621 Main St. Laura Nadeau
75-404-0141 N/A AI & Margaret Nadeau
75-405-03 I 0 645 Main St. NW City of Elk River
75-405-0410 657 Main St. NW Dynamics Design & Land Co.
75-405-0420 653 Main St. NW Michael Rafferty
75-405-0430 65 I Main St. NW Paul's Properties (Paul Dean)
75-405-0440 647 Main St. NW Jems, Inc. ( Jeff Jenson, Lawyer)
APPENDIX
C-1
APPENDIX
APPENDIX D
REDEVELOPMENT QUALlFICA nONS FOR THE DISTRICT
D-I
. Redevelopment Eligibility Assessment
Proposed "Downtown Revitalization Project"
Redevelopment Area
Elk River, MN
September 23, 2004
Prepared by:
Short Elliott Hendrickson, Inc. (SEH)
7230 East River Road NE, Suite 102
Rochester, MN 55906
SEH No. A-ELKRI0502.00
City of Elk River
Downtown Revitalization - Redevelopment Eligibility Assessments
September 23, 2004
PURPOSE
Short Elliott Hendrickson, Inc. (SEH) was hired by the City of Elk River, Elk River,
Minnesota, to survey and evaluate certain the properties within the proposed "Downtown
Revitalization" Tax Increment Financing District, and to amend its original report dated
August, 2003.
The proposed district is generally located south of U.S. Highway 10 between Jackson and
County Road number 42. The purpose of our work was to independently ascertain
whether the qualification tests for tax increment eligibility, as required under Minnesota
Statute, could be met.
The fmdings and conclusions drawn herein are solely for the purpose of tax increment
eligibility and are not intended to be used outside the scope of this assessment.
SCOPE OF WORK
The proposed district consists of 10 parcels comprised of the following types of
improvements: 8 commercial or mixed-use structures on 7 parcels, I vacant parcels with
parking or street improvements, 2 vacant parcels with no improvements and adjacent
Road Right of Way. Building assessment information and data was obtained rrom the
July 2003 report. As part of the project amendment, applicable Building Permit records
issued since the completion of the original report were reviewed.
EVALUATIONS
Both interior and exterior evaluations were completed for all the buildings.
FINDINGS
Coverage Test - Eight (8) of the Ten (10) properties met the coverage test resulting in
the finding of94.85% area coverage. This exceeds the 70% area coverage requirement.
The Right of Way (ROW) area was not included for the coverage analysis.
Condition of Buildings Test - Sixty two and one-half (62.5%) percent of the buildings-
5 of the 8 buildings - were found to be "structurally substandard" when considering code
deficiencies and other deficiencies of sufficient total significance to justify substantial
renovation or clearance (see definition of "structurally substandard" as follows). This
exceeds the Condition of Buildings Test whereby over 50% of buildings, not including
outbuildings, must be found "structurally substandard." As part of our work, we
reviewed building permits issued since the completion ofthe original report. It is our
opinion that none ofthe improvements listed within the issued building permits have
substantially impacted the original building assessment reports or their results.
2
CONCLUSION
Our surveying and evaluating of the properties within this proposed Redevelopment
District render results that in our professional opinion qualify the district eligible under
the statutory criteria and formulas for Tax Increment Financing District Funding.
SUPPORTING DOCUMENTS ATTACHED
Site Occupied/Building Substandard Determination table
TIF Assessment maps: Building Assessments, Occupied Surfaces, Percent
Occupied Surfaces
Report on Building Condition (one per building)
Individual Building Summary Report (one per building)
PROCEDURAL REQUIREMENTS
The properties were surveyed and evaluated in accordance with the following
requirements under Minnesota Statute Section 469.174, Subdivision 10, clause (c) which
states:
Interior Inspection - "The municipality may not make such determination [that the
building is structurally substandard] without an interior inspection of the property..."
Exterior Inspection and Other Means ~ "An interior inspection of the property is not
required, if the municipality finds that (I) the municipality or authority is unable to gain
access to the property; and after using its best efforts to obtain permission from the party
that owns or controls the property; and (2) the evidence otherwise supports a reasonable
conclusion that the building is structurally substandard."
Documentation - "Written documentation of the building findings and reasons why an
interior inspection was not conducted must be made and retained under section 469.175,
subdivision 3, clause (1 )." Refer to Exhibit A ~ Documentation of Contacts/Evaluations,
immediately following this report.
PROCEDURES FOLLOWED TO MEET REQUIREMENTS
The City of Elk River sent letters to all property owners located in the district requesting
that an inspection and evaluation be made of their property. SEH conducted assessments
between January 7th and March 14th, 2003. A field verification of occupied surfaces was
conducted on August 25, 2004.
Requests for evaluation appointments were made with the building owner or building
tenants. An interior inspection and evaluation was completed if consented to by the
building representative. An exterior inspection and evaluation was made where the
owner refused interior access to their property. In all cases, an exterior evaluation was
completed.
For all subject buildings, the City of Elk River provided copies of all available building
permits on record for review by SEH. These permits provide a basic description of type
3
of work completed for each permit (building, electrical, or plumbing, etc.) and, in some
cases, scope of work and approximate value of work to be completed. Additional
building data was collected !Tom public taxpayer information available !Tom Sherburne
County. Building data !Tom these public records was combined with and reviewed
against information gathered in the field.
QUALIFICATION REQUIREMENTS
The properties were surveyed and evaluated to ascertain whether the qualification tests
for tax increment eligibility for a redevelopment district, required under the following
Minnesota Statutes, could be met.
Minnesota Statute Section 469.174, Subdivision 10, clause (a) (I) requires two tests for
occupied parcels:
1. Coverage Test - "parcels consisting ono percent ofthe area of the district are
occupied by buildings, streets, utilities, paved or gravel parking lots or similar
structures. . ."
Note: The coverage required by the parcel to be considered occupied is defmed under
Minnesota Statute Section 469.174, Subdivision 10, clause (e) which states: "For
purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities,
paved or gravel parking lots or other similar structures unless 15% of the area of the
parcel contains buildings, streets, utilities, paved or gravel parking lots or other
similar structures."
2. Condition of Buildings Test -". . . and more than 50 percent of the buildings, not
including outbuildings, are structurally substandard to a degree requiring substantial
renovation or clearance;"
The term 'structurally substandard', as used in the preceding paragraph, is defmed by
a two-step test:
Conditions Test: Under the tax increment law, specifically, Minnesota Statutes,
Section 469.174, Subdivision 10, clause (b), a building is structurally
substandard if it contains "defects in structural elements or a combination of
deficiencies in essential utilities and facilities, light and ventilation, fire protection
including adequate egress, layout and condition of interior partitions, or similar
factors, which defects or deficiencies are of sufficient total significance to justify
substantial renovation or clearance."
Code Test: Notwithstanding the foregoing, the tax increment law, specifically,
Minnesota Statutes, Section 469.174, Subdivision 10, clause (c) also provides that
a building may not be considered structurally substandard if it: "... is in
compliance with building code applicable to new buildings or could be modified
to satisfy the building code at a cost of less than 15 percent of the cost of
constructing a new structure of the same square footage and type on the site."
4
Based on the above requirements, the substandard determination of a particular
building is a two-step process; therefore, the findings of each step are independent of
each other and both steps must be satisfied in order for a building to be found
structurally substandard. It is not sufficient to conclude that a building is structurally
substandard solely because the Code Test is satisfied. It is theoretically possible for a
building to require extensive renovation in order to meet current building codes but
still not meet the main test of the Conditions Test.
Furthermore, deficiencies included in the Conditions Test mayor may not include
specific code deficiencies as listed in the Code Test. In many cases, specific building
code deficiencies may well contribute to the data which supports satisfying the
Conditions Test; conversely, it is certainly possible that identified hazards or other
deficiencies which could be included in the Conditions Test do not necessarily
constitute current building code deficiencies. By defmition, the nature of the two
steps is slightly different. The Conditions Test is more subjective, whereas the Code
Test is an objective test. Conditions Test deficiencies are less technical and not
necessarily measurable to the same extent of the code deficiencies in the Code Test.
To the end that technical, measurable building code deficiencies support the
satisfaction of the less technical Conditions Test, the following code requirements are
defined in terms that go beyond the technical requirements of the code and
demonstrate their relevance in terms of" . . . deficiencies in essential utilities and
facilities, light and ventilation, etc. . ."
Uniform Building Code ruBC): The purpose of the UBC is to provide minimum
standards to safeguard life or limb, health, property and public welfare by
regulating and controlling the design, construction, quality of materials, use and
occupancy, location and maintenance of all buildings and structures (UBC 101.2).
A deficiency in the building code (insufficient number of building exits,
insufficient door landing area, etc.) adversely affects one or more of the above
standards to safeguard 'life or limb. . .and public welfare'; therefore, a deficiency
in the building code is considered a deficiency in one or more "essential utilities
and facilities, light and ventilation, etc.".
Minnesota Accessibility Code. Chapter 1341: This chapter sets the requirements
for accessibility all building occupancies. The Minnesota Accessibility Code
closely follows the Americans with Disabilities Act Accessibility Guidelines
(ADAAG), which sets the guidelines for accessibility to places of public
accommodations and commercial facilities as required by the Americans with
Disabilities Act (ADA) of 1990. The ADA is a federal anti-discrimination statute
designed to remove barriers that prevent qualified individuals with disabilities
from enjoying the same opportunities that are available to persons without
disabilities (ADA Handbook). Essentially, a deficiency in the accessibility code
(lack of handrail extension at stairs or ramp, lack of clearance at a toilet fixture,
etc.) results in a discrimination against disabled individuals; therefore, a
deficiency in the accessibility code is considered a deficiency in "essential
utilities and facilities".
5
Minnesota Food Code. Chapter 4626: This chapter is enforced by the Minnesota
Department of Health and is similar to the UBC in that it provides minimum
standards to safeguard public health in areas ofpub]ic/commercia] food
preparation. A deficiency in the food code (lack of non-absorbent wall or ceiling
finishes, lack of hand sink, etc.) causes a condition for potentia] contamination of
food; therefore, a deficiency in tbe food code is considered a deficiency in
"essentia] utilities and faci]ities".
Nationa] E]ectric Code (NEC): The purpose oftbe NEC is the practical
safeguarding of persons and property from hazards arising from the use of
electricity. The NEC contains provisions that are considered necessary for safety
(NEC 90-] (a) and (b)). A deficiency in the electric code (insufficient electrical
service capacity, improper wiring, etc.) causes a hazard from the use of
electricity; therefore, a deficiency in the electric code is considered a deficiency in
"essentia] utilities and facilities".
Uniform Mechanica] Code (UMC): The purpose of the UMC is to provide
minimum standards to safeguard life or limb, health, property and public welfare
by regulating and controlling the design, construction, installation, quality of
materials, location, operation, and maintenance or use of heating, ventilating,
cooling, and other appliances (UMC 102). The UMC sets specific requirements
for building ventilation, exhaust, intake and relief. These requirements translate
into a specified number of complete clean air exchanges for a building based on
its occupancy type and occupant load. A deficiency in the mechanical code
adversely affects the 'hea]th. . . and public welfare' ofa building's occupants;
therefore, a deficiency in the mechanical code is considered a deficiency in "light
and venti]ation".
Note: The above list represents some of the more common potentia] code
deficiencies considered in the assessment of the buildings in the proposed district.
This list does not necessarily include every factor included in the data used to
satisfy the Conditions Test for a particular building. Refer to individual building
reports for specific findings.
Finally, the tax increment law provides that the municipality may find that a building
is not disqualified as structurally substandard under the Code Test on the basis of
"reasonab]y available evidence, such as the size, type, and age of the building, the
average cost of plumbing, electrical, or structural repairs, or other similar reliable
evidence. Items of evidence that support such a conclusion [that the building is
structurally substandard] include recent fire or police inspections, on-site property
appraisals or housing inspections, exterior evidence of deterioration, or other similar
reliable evidence."
6
MEASUREMENTS AGAINST TECHNICAL TEST REQUIREMENTS
Coverage Test
SEH utilized data in a GIS (Geographic Information Systems) database, available through
Sherburne County and the City of Elk River, to obtain individual parcel information. The
GIS database contains both graphic information (parcel shapes) and numerical data based
on county tax records. This information was used by SEH for the purposes of this
assessment.
The total square foot area of each property parcel was obtained ftom county records
(GIS) and general site verification.
The total extent of site improvements on each property parcel was digitized ftom recent
aerial photography. The total square footage of site improvements was then digitally
measured and confirmed by general site verification.
The total percentage of coverage of each property parcel was computed to determine if
the 15% requirement was met. Refer to attached maps: Occupied Surfaces map and
Percent Occupied Surfaces map.
The total area of all qualifYing property parcels was compared to the total area of all
parcels to determine if the 70% requirement was met. The area occupied by public
rights-of-way has not been considered in the coverage test calculations. All of the public
rights-of-way are improved. If all of the public rights-of-way were treated as a parcel for
the purpose of coverage test calculations, the 70% requirement of the coverage test would
still be met.
Condition of Building Test
Replacement Cost - the cost of constructing a new structure of the same size and type on
site:
R. S. Means Square Foot Costs (2003) was used as the industry standard for base
cost calculations. R. S. Means is a nationally published reference tool for
construction cost data. The book is updated yearly and establishes a "national
average" for materials and labor prices for all types ofbuilding construction. The
base costs derived ftom R. S. Means were reviewed, and modified if applicable,
against our professional judgement and experience.
A base cost was calculated by first establishing building type, building
construction type, and construction quality level (residential construction) to
obtain the appropriate Means cost per square foot. This cost was multiplied times
the building square footage to obtain the total replacement cost for an individual
building. Additionally, to account for regional/local pricing, a cost factor was
added to the total cost according to R.S. Means tables. Using R. S. Means,
consideration is made for building occupancy, building size, and construction
type; therefore, the cost per square foot used to construct a new structure will vary
accordingly.
7
Building Deficiencies: Conditions Test (Condition Deficiencies) - determining the
combination of defects or deficiencies of sufficient total significance to justify substantial
renovation or clearance.
On-Site evaluations - Evaluation of each building was made by reviewing
available information from city records and making interior and/or exterior
evaluations, as noted, sometimes limited to public spaces. Deficiencies in
structural elements, essential utilities and facilities, light and ventilation, fire
protection including adequate egress, layout and condition of interior partitions, or
similar factors, were noted by the evaluator. Condition Deficiencies mayor may
not include Code Deficiencies as defined below. Energy code compliance was
not considered for the purposes of determining Condition Deficiencies.
Deficiencies were combined and summarized for each building in order to
determine their total significance.
Building Deficiencies: Code Test (Code Deficiencies) - determining technical conditions
that are not in compliance with current building code applicable to new buildings and the
cost to correct the deficiencies:
On-Site evaluations - Evaluation of each building was made by reviewing
available information from city records and making interior and/or exterior
evaluations, as noted, sometimes limited to public spaces. On-site evaluations
were completed using a standard checklist format. The standard checklist was
derived from several standard building code plan review checklists and was
intended to address the most common, easily identifiable code deficiencies.
Mechanical Engineers, Electrical Engineers, and Building Code Officials were
also consulted in the development of the checklist.
Deficiencies were generally grouped into the following categories (category
names are followed by its applicable building code):
o Building accessibility - Minnesota Accessibility Code
o. Building egress, building construction - Uniform Building Code
o Fire protection systems - Uniform Building Code
o Food service - Minnesota Food Code
o HV AC (heating, ventilating, and air conditioning) - Uniform
Mechanical Code
o Electrical systems - National Electric Code and Minnesota Energy
Code
o Energy code compliance - Minnesota Energy Code
For the purposes of determining the Code Test (Code Deficiencies), Energy code
compliance is relevant because its criteria affect the design of integral parts of a
majority ofa building's systems. The intent of these criteria is to provide a means
for assuring building durability, and permitting energy efficient operation
(7676.0100). The energy code addresses general building construction (all forms
8
of energy transmission in an exterior building envelope - walls, roofs, doors and
windows, etc.) and energy usage by lighting and mechanical systems. A
deficiency in the energy code (inadequate insulation, non-insulated window
systems, improper air infiltration protection, etc.) reduces energy efficient
operation and adversely affects building system durability; therefore, a deficiency
in the energy code is considered to contribute to a condition requiring substantial
renovation or clearance.
Office evaluations - Following the on-site evaluation, each building was then
reviewed, based on on-site data, age of construction, building usage and
occupancy, square footage, and known improvements (rrom building permit data),
and an assessment was made regarding compliance with current mechanical,
electrical, and energy codes. A basic code review was also completed regarding
the potential need for additional egress (basement stairways, for example),
sprinkler systems, or elevators.
Deficiency Cost - Costs to correct identified deficiencies were determined by
using R. S. Means Cost Data and our professional judgement and experience. In
general, where several items of varying quality were available for selection to
correct a deficiency, an item of average cost was used, as appropriate for typical
commercial or residential applications. Actual construction costs are affected by
many factors (bidding climate, size of project, etc.). Due to the nature of this
assessment, we were only able to generalize the scope of work for each
correction; that is to say that detailed plans, quantities, and qualities of materials
were not possible to be known. Our approach to this matter was to determine a
preliminary cost projection suitable to the level of detail that is known. This
process was similar to our typical approach for a cost projection that may be given
to an owner during a schematic design stage of a project.
Costs to correct deficiencies were computed for each building and compared to
the building replacement cost to determine if the 15% requirement was met.
The total number of buildings determined to be "structurally substandard" by satisfying
both the Conditions Test and the Code Test in this manner was compared to the total
number of buildings in the district to determine if the 50% requirement was met.
Reports on Structurally Substandard Buildings and Individual Building Summary Reports
are available for review at the offices ofSEH, City of Elk River, and Briggs & Morgan,
St. Paul, Minnesota.
Technical Conditions Resources - the following list represents the current building codes
applicable to new buildings used in the Building Deficiency review.
1998 Minnesota State Building Code
1997 Uniform Building Code
1997 Uniform Housing Code
MN 1341 - Minnesota Accessibility Code, Chapter 1341 (1999)
9
2000 Minnesota Energy Code, Chapters 7672, 7674, or 7676
1999 National Electric Code
1997 Uniform Mechanical Code
PROJECT TEAM:
Ron Seymour, Project Manager
Jason P. Zemke, AlA, Project Architect
Nancy G. Schultz, AlA, Principal
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ELK RIVER
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Report on Bnilding Condition
Building ID/Business Name! Address:
Cinema Office Buildin!!
52-1
Y
N
Satisfies Conditions Test for Structurally Substandard Building:
Satisfies Code Test for Structurally Substandard Building:
Structurally Substaudard Buildiug (Y/N): .ti
Conditions Test
Under tbe tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building
is structurally substandard if it contains "defects in structural elements or a combination of deficiencies
in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and
condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total
significance to justify substantial renovation or clearance."
The above building, based upon actual interior and exterior inspection and review of building permit
records, exhibits the following deficiencies that in our professional opinion contribute to justifying
substantial renovation or clearance:
Structural Elements
. Defects in exterior building shell: portions of parapet block wall on east wall are missing,
deteriorated, or spalhng-off; large step-crack present from exit door to parapet at mid-point of
east wall
Essential Utilities & Facilities
. Deficient in facilities for disabled: lack of designated disability parking available; lack of
maneuvering clearance and accessible hardware at interior doors; deficient ramp construction
- additional handrails required; lack of maneuvering clearance and accessible features at toilet
rooms; lack of accessible features for employee break room area; inaccessible drinking
fountain (knee clearance)
. Installation of elevator required for upper and lower levels due to building occupancy
. Toilet fixtures lack adjacent non-absorbent wall and floor surfaces
. Public conference room required to be on accessible route (ramp modification required)
Light & Ventilation
. Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical
systems do not provide sufficient number of air exchanges
. Toilet room lacks means of natural or mechanical ventilation
Fire ProtectionlEgress
. Deficient exterior stairway: additional handrails required; deficient handrail height,
tenninations, and extensions; deficient guardrail construction
. Deficient emergency egress: lack of bedroom emergency egress windows
. Deficient exterior door: door does not swing in direction of travel
. Deficient egress corridor construction: corridor exceeds maximum allowable dead-end length
. Deficient interior stairway: insufficient stair clear width; deficient rise/run; insufficient stair
landing area; stair flight exceeds allowable height for single run; insufficient stair headroom
clearance; additional handrails required; deficient handrail height and extensions
Code Test
Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered
structurally substandard if it is in compliance with the building code applicable to new buildings or could
be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new
building of the same square footage and type on the same site.
Estimated cost of new building of same size and type (Total Replacement Cost): $],492,289.35
Estimated cost of correction of code deficiencies (Total Deficiency Cost):
$197,163.64
Percentage of Code Deficiency to Replacement Cost:
Refer to Indi vidual Building Summary Report for documentation of specific code deficiencies.
13.21%
Report on Bnilding Condition
Building IDIBusiness Namel Address:
Satisfies Conditions Test for Structurally Substandard Building:
Chirooractor
53-1
Y
Satisfies Code Test for Structurally Substandard Building:
y
Structurally Substandard Building (Y IN):
x
Conditions Test
Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building
is structurally substandard if it contains "defects in structural elements or a combination of deficiencies
in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and
condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total
significance to justify substantial renovation or clearance."
The above building, based upon actual interior and exterior inspection and review of building permit
records, exhibits the following deficiencies that in our professional opinion contribute to justi fying
substantial renovation or clearance:
Structural Elements
. Defects in exterior building shell: several vertical cracks present in south wall from
foundation to roof at window and door openings
Essential Utilities & Facilities
. Deficient in facilities for disabled: lack of designated disability parking available; lack of
accessible hardware at entrance; lack of maneuvering clearance and accessible hardware at
interior doors; lack of maneuvering clearance and accessible features in toilet rooms;
inaccessible service counter (height)
Light & Ventilation
. Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical
systems do not provide sufficient number of air exchanges
. Toilet room not provided with means of natural or mechanical ventilation
Fire ProtectionlEgress
. Deficient exterior stairway: deficient rise/run; deficient handrail height and extensions;
deficient guardrail construction
. Deficient exterior door: insufficient egress door clear width and height; insufficient door
landing area
. Deficient interior stairway: interior stairway to lower level unusable due to previous
modifications for rear apartment
Layout/Condition of Interior Partitions
. Carpet flooring badly worn; interior flooring warped/uneven
. Rear apartment relatively unusable due to poor condition and hmited access to public right-of-
way
Code Test
Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered
structurally substandard if it is in compliance with the building code applicable to new buildings or could
be modified to satisfy the current building code at a cost of less than 15% of the cost of constructing a new
building of the same square footage and type on the same site.
Estimated cost of new building of same size and type (Total Replacement Cost): $160,246.35
Estimated cost of correction of code deficiencies (Total Deficiency Cost): $34,441.00
Percentage of Code Deficiency to Replacement Cost: 21.49%
Refer to Individual Building Summary Report for documentation of specific code deficiencies.
Report on Building Condition
Building ID/Business Name/Address:
Satisfies Conditions Test for Structurally Substandard Building:
Satisfies Code Test for Structurally Substandard Building:
Structurally Substaudard Buildiug (Y/N):
Dick's Main TaD
54-1
Y
N
~
Conditions Test
Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building
is structurally substandard if it contains "defects in structural elements or a combination of deficiencies
in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and
condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total
significance to justify substantial renovation or clearance."
The above building, based upon actual interior and exterior inspection and review of building permit
records, exhibits the following deficiencies that in our professional opinion contribute to justifying
substantial renovation or clearance:
Structural Elements
. Defects in exterior building shell: west wall structural1y deflected from roof to foundation (not
plumb); west wall and southwest comer contain various major and minor settlement cracks
Essential Utilities & Facilities
. Deficient in facilities for disabled: lack of designated disability parking available; lack of
maneuvering clearance at entrance; lack of maneuvering clearance and accessible hardware at
interior doors; lack of maneuvering clearance and accessible features at toilet rooms
. Deficient food preparation area: lack ofhand sink; lack of mop sink
Light & Ventilation
. Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical
systems do not provide sufficient number of air exchanges
. Toilet fixtures lack adjacent non-absorbent wall surface
Fire Protection/Egress
. Deficient exterior door: deficient threshold height
Similar Factors
. Defects in exterior building shell: stucco-type finish failing on south wall; roof membrane
tom at roof edge (not weather-tight) on south end; stucco parapet/fascia damaged on north
wall (lathe reinforcing exposed)
Code Test
Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered
structurally substandard if it is in compliance with the building code applicable to new buildings or could
be modified to satisfy the ClUTent building code at a cost ofless than 15% of the cost of constructing a new
building of the same square footage and type on the same site.
Estimated cost of new building of same size and type (Total Replacement Cost): $476,456.99
Estimated cost of correction of code deficiencies (Total Deficiency Cost): $52,484.88
Percentage of Code Deficiency to Replacement Cost: 11.02%
Refer to Individual Building Summary Report for documentation of specific code deficiencies.
Report on Building Condition
Building ID/Business Name/Address:
Law Office/Haberdashery
55-1
Y
Y
X
Satisfies Conditions Test for Structurally Substandard Building:
Satisfies Code Test for Structurally Substandard Building:
Structurally Substaudard Buildiug (Y/N):
Conditions Test
Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision to, a building
is structurally substandard if it contains "defects in structural elements or a combination of deficiencies
in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and
condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total
significance to justify substantial renovation or clearance."
The above building, based upon actual interior and exterior inspection and review of building permit
records, exhibits the following deficiencies that in our professional opinion contribute to justifying
substantial renovation or clearance:
Structural Elements
. Defects in building shell: step cracking present at various locations on interior walls near
north side due to displacement of front fa,ade (front doors out of plumb and do not close
properly), east wall contains many active settlement cracks (attempted repairs/caulking not
successful); south wall contains cracked masonry header over window due to building
movement; roof parapet cap (concrete masonry unit) deteriorating at south east comer
Essential Utilities & Facilities
. Deficient in fucilities for disabled: lack of designated disability parking available; lack of
accessible hardware at interior doors; lack of maneuvering clearance and accessible features
at toilet rooms; lack of accessible features at employee break room area; inaccessible service
counter (height)
. Toilet fixtures lack adjacent non-absorbent floor and wall surfaces
Light & Ventilation
. Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical
systems do not provide sufficient number of air exchanges
Fire Protection/Egress
. Deficient exterior door: deficient threshold height
. Deficient interior stairway: insufficient stair clear width; deficient rise/run; insufficient stair
headroom clearance; deficient handrail height and extensions
Similar Factors
. Floor in Haberdashery deflects noticeably under nonnal weight - two locations
Code Test
Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered
structurally substandard ifit is in compliance with the building code applicable to new buildings or could
be modified to satisfy the current building code at a cost of Jess than 15% of the cost of constructing a new
building of the same square footage and type on the same site.
Estimated cost of new building of same size and type (Total Replacement Cost): $280,551.61
Estimated cost of correction of code deficiencies (Total Deficiency Cost): $43,018.56
Percentage of Code Deficiency to Replacement Cost: 15.33%
Refer to Individual Building Summary Report for documentation of specific code deficiencies.
Report on Building Condition
Building ID/Business Name/Address:
Old Elk River Tradin~ Co. - Office Buildin~
56-1
y
y
Satisfies Conditions Test for Structurally Substandard Building:
Satisfies Code Test for Structurally Substandard Building:
Structurally Substandard Building (Y/N):
x
Conditions Test
Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building
is structurally substandard if it contains "defects in structural elements or a combination of deficiencies
in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and
condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total
significance to justify substantial renovation or clearance,"
The above building, based upon actual interior and exterior inspection and review of building permit
records, exhibits the following deficiencies that in our professional opinion contribute to justifying
substantial renovation or clearance:
Structural Elements
. Defects in exterior building shel1: various block settlement cracks present on south side
foundation wall
Essential Utilities & Facilities
. Deficient in facilities for disabled: lack of designated disability parking available; lack of
exterior accessible route at entrance; lack of accessible hardware at entrance; lack of
accessible hardware at interior doors; lack of maneuvering clearance and accessible features
in toilet room; lack of accessible features at employee break room area
. Toilet fixtures lack adjacent non-absorbing floor and wall surfaces
Light & Ventilation
. Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical
systems do not provide sufficient number of air exchanges
Fire ProtectionlEgress
. Deficient exterior door: insufficient door landing area
Similar Factors
. Defects in exterior building shell: wood siding badly weathered on south side
Code Test
Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered
structurally substandard if it is in compliance with the building code applicable to new buildings or could
be modified to satisfy the current building code at a cost ofless than 15% of the cost of constructing a new
building of the same square footage and type on the same site.
Estimated cost of new building of same size and type (Total Replacement Cost): $96,812.93
Estimated cost of correction of code deficiencies (Total Deficiency Cost): $26,079.36
Percentage of Code Deficiency to Replacement Cost: 26.940/0
Refer to Individual Building Summary Report for documentation of specific code deficiencies.
Report on Building Condition
Building ID/Business Name/Address:
Old Elk River Tradine Co. - Commercial
HuUdim!:
56-2
y
y
X
Satisfies Conditions Test for Structurally Substandard Building:
Satisfies Code Test for Structurally Substandard Building:
Structurally Substandard Building (Y/N):
Conditions Test
Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building
is structurally substandard if it contains "defects in structural elements or a combination of deficiencies
in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and
condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total
significance to justify substantial renovation or clearance."
The above building, based upon actual interior and exterior inspection and review of building permit
records, exhibits the following deficiencies that in our professional opinion contribute to justifying
substantial renovation or clearance:
Structural Elements
. Defects in exterior building shell: stucco finish in generally poor condition - various vertical
and horizontal cracks - due to building settlement
Essential Utilities & Facilities
. Deficient in facilities for disabled: lack of designated disability parking available; lack of
accessible hardware at interior doors; lack of maneuvering clearance and accessible features
at toilet room
. Toilet fixture lack adjacent non-absorbent wall surface
Light & Ventilation
. Deficient in meeting Mechanical code: for building construction prior to 1989, mechanical
systems do not provide sufficient number of air exchanges
. Toilet room not provided with means of natural or mechanical ventilation
Fire ProtectionlEgress
. Additional egress stairway required from lower level due to bull ding occupancy
. Deficient exterior door: insufficient egress door dear width; deficient threshold height;
insufficient door landing area
. Deficient interior stairway: deficient handrail height, tenninations, and extensions
Similar Factors
. Defects in exterior building shell: brick masonry spalling at top of chimney; wood trim at roof
eave damaged or missing - no longer weather tight
Code Test
Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered
structural1y substandard if it is in compliance with the building code applicable to new buildings or could
be modified to satisfy the clUTent building code at a cost of less than 15% of the cost of constructing a new
building of the same square footage and type on the same site.
Estimated cost of new building of same size and type (Total Replacement Cost): $95,287.80
Estimated cost of correction of code deficiencies (Total Deficiency Cost): $33,139.40
Percentage of Code Deficiency to Replacement Cost: 34.78%
Refer to Individual Building Summary Report for documentation of specific code deficiencies.
Report on Building Condition
Building ID/Business Name/Address:
Satisfies Conditions Test for Structurally Substandard Building:
Satisfies Code Test for Structurally Substandard Building:
Structurally Substaudard Building (Y IN):
U.S. Bauk
57-1
Y
y
x
Conditions Test
Under the tax increment law, specifically, Minnesota Statutes, Section 469.174, Subdivision 10, a building
is structurally substandard if it contains "defects in structural elements or a combination of deficiencies
in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and
condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total
significance to justify substantial renovation or clearance,"
The above building, based upon actual interior and exterior inspection and review of building pennit
records, exhibits the following deficiencies that in our professional opinion contribute to justifying
substantial renovation or clearance:
Structural Elements
. Retaining wall on west side of building is failing
Essential Utilities & Facilities
. Deficient in facilities for disabled: disability parking incorrectly designated; lack of accessible
hardware at interior doors; lack of maneuvering clearance and accessible features at toilet
rooms; lack of accessible features at employee break room area; inaccessible service counter
(height)
. Installation of elevator required for lower level due to building occupancy
Fire Protection/Egress
. Deficient exterior stairway: insufficient stair clear width; deficient handrail height,
terminations, and extensions; deficient guardrail construction
. Deficient interior stairway: deficient rise/run; deficient handrail height, terminations, and
extensions
Layout/Condition of Interior Partitions
. Layout of building is poor due to location of (public) toilet rooms that are in a (non-public)
secure area
Similar Factors
. Layout of building site/parking is poor due to location of drive-through lanes that cross path
of pedestrian traffic to entrance
Code Test
Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered
structurally substandard if it is in compliance with the building code applicable to new buildings or could
be modified to satisfy the ctDTent building code at a cost ofless than 15% of the cost of constructing a new
building of the same square footage and type on the same site.
Estimated cost of new building of same size and type (Total Replacement Cost): $579,378.60
Estimated cost of correction of code deficiencies (Total Deficiency Cost):
$125,945.00
Percentage of Code Deficiency to Replacement Cost:
Refer to Individual Building Summary Report for documentation of specific code deficiencies.
21.74%
Report on Building Condition
Building ID/Business Name/Address;
Aoartments/Nadeau's Dry Cleaners
58-1
Y
Satisfies Conditions Test for Structurally Substandard Building:
Satisfies Code Test for Structurally Substandard Building:
N
Structurally Substandard Building (YIN):
~
Conditions Test
Under the tax increment law, specifically, Minnesota Statutes, Secti011 469.174, Subdivision 10, a building
is structurally substandard if it contains "defects in structural elements or a combination of deficiencies
in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and
condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total
significance to justify substantial renovation or clearance."
The above building, based upon actual interior and exterior inspection and review of building pennit
records, exhibits the following deficiencies that in our professional opinion contribute to justifying
substantial renovation or clearance:
Essential Utilities & Facilities
. Deficient in facilities for disabled: lack of designated disability parking available; lack of
maneuvering clearance at entrance; lack of maneuvering clearance and accessible hardware at
interior doors; lack of maneuvering clearance and accessible features at toilet rooms
. Accessible public toilets required on accessible route (first floor)
Light & Ventilation
. Deficientin meeting Mechanical code: for building construction prior to 1989, mechanical
systems do not provlde sufficient number of air exchanges
. Toilet room not provided with means of natural or mechanical ventilation
Fire ProtectionlEgress
. Fire rated floor/ceiling/wall assembly required between occupancy types
. Deficient exterior stairway: deficient rise/run; deficient handrail extensions; deficient
guardrail construction
. Deficient emergency egress: lack of bedroom emergency egress windows
. Deficient exterior door: deficient threshold height; insufficient door landing area
. Deficient egress corridor construction: insufficient corridor clear width; corridors exceed
maximum allowable length for dead-end
. Deficient interior stairway: insufficient stair clear width; insufficient stair landing area;
insufficient stair headroom clearance; additional handrails required; deficient handrail height,
grip, and extensions; lack of continuous handrails
. Lack of smoke detector/detection system each bedroom
Layout/Condition of Interior Partitions
. Majority of ceiling and walls in laundromat unfmished or in poor condition
Similar Factors
. Defects in exterior building shell: wood siding and trim generally in need of paint; siding not
100% secure to sheathing (bowing off of building on north and east walls; siding
rotting/damaged by moisture at grade and wood fascia rotting in various locations
Code Test
Notwithstanding the foregoing, the tax increment law also provides that a building may not be considered
structurally substandard if it is in compliance with the building code applicable to new buildings or could
be modified to satisfy the ClDTent building code at a cost of less than 15% of the cost of constructing a new
building of the same square footage and type on the same site.
Estimated cost of new building of same size and type (Total Replacement Cost): $984,970.01
Estimated cost of correction of code deficiencies (Total Deficiency Cost):
Percentage of Code Deficiency to Replacement Cost:
Refer to Individual Building Summary Report for documentation of specific code deficiencies.
$100,165.84
10.17%
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APPENDIX E
PRIOR PLANNED IMPROVEMENTS
APPENDIX
E-l
Ei~lllier
P.O. Box 490
Elk River. MN 55330
763/441-4900
Fox 763/441-7425
PERMIT NO.:
0300635
0';/09/2003
DATE ISSUED:
€41 Main 5-.; Nw
75-405-0450
Subdivi9~on Village
Loo 2 Block 4 Parcel 33
Building
Caamercial
Remodel
327 St:cre9 &: {;u3t:c,me r Se rviC'es
BUILDING INSPECTION RECORD
24 HOUR NOTICE REQUIRED FOR ALL INSPECTIONS.
OCCUPANCY AND USE NOT AUTHORIZED UNTIL
FINAL INSPECTION COMPLETED.
INSPECTOR INSPECTION TYPE DATE INSPECTOR
Addresg
PIN
Legal Des;:
Permit T-jpe
Proper"}' T><-pe
C'jIl3tr'l.lC'tion 'I\--pe:
Acti.vi'f;;":j
Pe:t:mit ;;pplica.r..t.::
',r,;;:EK3 . TOOf!
INSPECTION TYPE
DATE
~,~nr:U_T'. ... =rnT"~
FRAM!NG Um,-STRUCTt: RAL
PLUMBING FINAL
6LJSVl'lUV ...l..Nn1.J
~~n. _n- ""'C-
aVAC J1!NAL
ACCESS!BLE AND USA LE BLDG
J:..LJ,H"U..
INSPECTION COMMENTS:
In accordance with City Ordinance, new or substantially remodeled buildings shall not be occupied until all
work has been approved, and a Certificate of Occupancy has been issued by the Building Department.
NOTE: THIS CARD MUST BE POSTED IN THE GARAGE OR TAPED TO AN CALL FOR INSPECTIONS WEEKDAYS:
ACCESSIBLE WINDOW BEFORE CALUNG FOR INSPECTIONS. Electrical: 743-3149 7:00 AM. 8:30 AM
MAINTAIN THIS RECORD CARD UNTIL WORK IS COMPLETE. Heating: 441-4900 8:00 AM. 4:30 PM
Plumbing: 441-4900 8:00 AM - 4:30 PM
Bulldlna: 441-4900 8:00 AM. 4:30 PM
.,.-----..--.----
" ........ -.-- .-~..
--.-.....-. -.,..---
..-..' --'---'-"--"'-~ ...--.....
"'.~"
Dry"
El River
P.O. Box 490
Elk River. MN 55330
763/441-4900
Fax 763/441-7425
PERMIT NO.:
')300~35
DATE ISSUED:
0';/05/200:3
~ddre~7 641 Main St Nw
PIN 75-405-0450
Legal De~~ Subdivi~ion Vill~e
Lot 2 Block 4 P&rcel 33
Permi t: Type Building
Pt:operty Type Conmet:cial
ConstructiOn ~~~e: Remod@l
~c~lvi~y 327 S~creg & Customer 5ervi~eg
Valuation ~,ooo.oo
NOTE: Plumbing permit 0300780 issued to Phil Olson - 3 fixtures on 4/3/03. Mr.
019an~s Mag~er Plumber'g licer~e is qood until 12/31/2003 and he will
brinq a copy of his bond on 4/4/03. SR
OWNER
Cu:rns, Lee
Permit Fee Schedule
P1an Check Commercial
State Sur~harq Building
~83.2S
Tot:al
~S4.11
H.50
$138.8<
Paid with check # Z008
APPLICANT
WEEKS, 'I'A.~
IMPORTANT! PLEASE READ
SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL.
PLUMBLlNG. HEATING, VENTILATING OR AIR CONDI-
TIONING.
THIS PERMIT BECOMES NULL AND VOID IF WORK OR
CONSTRUCTION AUTHORIZED IS NOT COMMENCED
WITHIN 180 DAYS, OR IF CONSTRUCTION OR WORK IS
SUSPENDED OR ABANDONED FOR A PERIOD OF 180
DAYS AT ANY TIME AFTER WORK IS COMMENCED.
I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED
THIS APPLICATION AND KNOW THE SAME TO BE TRUE
AND CORRECT. ALL PROVISIONS OF LAWS AND ORDI.
NANCES GOVERNING THIS TYPE OF WORK WILL BE
COMPLIED WITH WHETHER SPECIFIED HEREIN OR NOT.
THE GRANTING OF A PERMIT DOES NOT PRESUME TO
GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVI-
SIONS OF ANY OTHER STATE OR LOCAL LAW REGULAT.
ING CONSTRUCTION OR THE PERFORMANCE OF Signature
CONSTRUCTION.
SEPARATE PERMITS REQUIRED FOR W
OTHER THAN DESCRIBED ABOVE,
..___". _m__."__" _. ._.._.....__.,.
. .-.---.-----.--..'..
.__..._-~._--- _.----_..-..._-_._._--_._.-._-~... ._- -.,---.--
...-----..-..-----.-------....---..---- .-- ---"
____u ._~." ...,"__~___
Site Address:
PERMIT ;;
Q~CjO(
RECE1VED BY
DATE,
CITY OF ELK RIVER
BUILDING DEPARTMENT
13065 ORONO P~-WAY
PO BOX 490
ELK RIVER. MN 55330
INSPECTION SCHEDULL~ (763) 441-4900
Ot::::: Gc\
'l/ILf/u;,
MECH.AL~ICAL PERMIT APPLICATION
(; VI M It ,'vI Sf
The Applicant is:
Owner 0
Suite/Unit
Contractor 0
Other 0
Property
Owner
~
NAi\1E
ADDRESS
CITY
TELEPHONE
STATE_ ZIP
Contra.ctor
NAME-r;;,mm~ !ctf/.f!:.S
ADDRESS 192-7 l..'i'I'1/er Sf- /lW
CITY ek;:'lt/~f STATE~ ZIP 5"<>';?$i)
TELEPHONE 76:5 .l-<f'j-g ) 7 ~ LICENSE #
Engineer
NAlV1E
ADDRESS
CITY
TELEPHONE
STATE ZIP
REG#
USE TYPE
Townhouse n
Institutional 0
Commercialllndustrial K
Other (0) 0
Single Family 0
Multi,Family 0
New 0
Alter (AL T)D Repair (REPJO
Other (0)0
Addi,ion (ADD
PLEASE COMPLETE OTHER SIDE OF APPLICATION
.. SEPARATE PERMITS ARE REQUIRED FOR BUlLDING, ELECTRIC, GAS, OR PLl.iMBING
. _. ---- ----..----.-.--
..-...__.._---------~ .-.-,,---'
-.-. -.-.-.-.----.-..-
-_._..._--~..._----
'--'-"-~-'-'
-,,_._-.-._-_..._~._._... -
D",~ed description of work: (! vi J I'"j ~
QVl& ~re..t-.. c.ir -\--<-.:>
) 50 o~t 11'1&';" .klt:;;-
t=='...., ~
Please check all boxes that apply!
OAlC
~Air to Air exchanger
o Dryer Venting
tI Duct work ((love OY\€
o -F urnace
o Boiler
,KJ COII?-bustion Air
o P901 Heater
D Refrigeration
o Solar
Fill in the appropriate boxes below:
o Class I Hood
o Class II Hood
o Heat Pump Appliance
o Overhead Radian Heaters
o Unit Heater
o Other
Make Model # Heat Fuel Flue Input CFM Tons Hp
Loss/Gain Diame ter (BTU)
.
All Fees are based on valuation, including cost of labor and materials.
The minimum fee is $45.00 + s~ate surcharge.
TOTAL JOB VALUATION: $
500 00
PERMI' FEE $ t.t5.0u (1 y,% of Total Job Valuation - minimum of$45.00)
SURCH..-'\RGE $ .5D (.0005 " Total Job Valuation - minimum $.50)
TOTAL DUE $ 46.sD (make check. payable to: City of Elk River)
HIS IS At'" APPLICATION FOR A PERMIT. IT IS NOT VALID UNTIL PROCESSE
NAME OF APPLICA.c'iT J "lvVl ~:t",,};;':'~! (c.. S
SIGNATURE OF APPLlCAt'iT ~'~?V.-c-
( .-.,/
DATE:
-..-.--.--..--..---.---------.- ...
.- ---.-....-.-...-
___._.n____u.
.... ---.. -.. .--.- --.....".-
..---,.--..-.-'-'-
.._..~..~.._-_..-..__.. ..---..
".-..--.. -..------ -...-...----.
REPRINTED ON 07/15/2004
0300780
04/03/2003
Permit Type
Property Type
Construction Type:
Activity
641 Main St Nw
75-405-0450
Subdivision Village
Lot 2 Block 4
Plumbing
Commercial
Remodel
O/s
Parcel 33
Address
PIN
Legal Desc
plumbing Fixtures 3
NOTE: State License good until 12/31/2003, Phil Olson will bring in updated bond
on 4/4/03. SR
Total
$45.00
$0.50
$45.50
Cairns, Lee
Plumbing
State Surcharge Plumbing
Paid with check # 5281
NORTHERN PLUMBING TECHNOLOGIES
16385 230th Avenue
Elk River, MN 55330
763/263-8995
-......----..-.-----" -
-..-.-.--.
_.._-_._~---_.....~-^ _.-
...---...-----
.._--.....~_..- .._.~._--_..__._..
- .......--..... .-..
~.;-
~~
tfi~\r"~
River
Poem"~ Numb<" n=:c. 0'1 Ii q
Planning Department
Sign Permit Application Form
(One Per Sign)
Property Information
Add,.<", 6VI 1114"~ 5~
Parcel Number: 75-
--
Legal Description: (attach if .necessary)
AI> .
Street
ttS
[IKK' <I'
City
It<.... s: 110
State ZipCode
Name:
Address:
Phon< (w), 7t 1 ~ Fa.,
2-<{I-8"3n- . 7.---?//.h~_ _
Sign",,,., -;r.,../'//~---"'-< _ D,,<.
Owne. 'n(Oi~~;
Nam<. 1 p .,J ~,~;J
Add"". I I I1It i d
Street
Phon<(w), 7 L < tJl /JJ1 Fax,
Phon< ~-I),
'r)'~/T3
tt kK.J:6
City
M.-~JJ71(j
Stine ZipCode
Phon< (I-ij,
Signature:
Date:
I he~eby certify that J have furnished information on Ihisa p ication, hich is to the best of my kn I ge mle and
cor~ect. I also certify that I am the owner or authorized agem fo~ the above-mentioned propen a that all
conSlnlclion will conform to aU n:isting state and locallaWII and will proceed in accordance wilh :rubmim:d plans. I am
aWilre that this permit can be ~evoked for jUst cause. Funhermore, I hereby agree Iltat the City Official or designee milY
enter upon the property to pcrfo~m needed inspections. This permit becomes null and void if work or construction
a\uhorized is \1ot commenced wilhin 180 days, or if construction or work is su'pended or abandoned fora pe,;od of tllO
d..ys at any time after work j, commenced.
Submittal Requirements
a Completed Application
CJ Site Plan of Property Showing Sign Location
a Building Elevuions (Wall Signs)
o Plans and Specifications
Slvn Information
Sig!1 Type; ~ Wall _ Free Standing _ Temporary
"1Illb Date(s) of Display:
Sign Size: Width:4W"i Height: _ - _ Square Feet /
Sign Message: 2-lii:F+ X 1<6 se,p4(' "7'/ZR ~ So or/J':'-
Fee Schedule
o to 100 Square: Feet;
101 to 300 Squ;lore Feet:
Over 300 Square Feet:
$30,00
$90.00
$150.00
Temporary Signs;
$50.00 Depo.:sjt
Temporary Sign Permit Deposits are returned to the applicant once the City. receives a request in
writing for the d osit.
c---
Building Department
Date
Panning Depar ent
I<
.- ---..._._.~.
. ......-.._._-,-----_._.--~- ..----
--..-------------.
----.---------.---.-----..
.__._.__.___._._,._.._____~,________.._____'_"'.._ ___.__..._m .__..
Address
PIN
Legal Desc
Pe rmi t Type
Property Type
Construction Type:
Activity
641 Main St Nw
75-405-0450
Subdivision Village
Lot 2 Block 4
Sign
Commercial
New
Ols
Parcel 33
NOTE: wall sign same location as previous sign
2 1/2' x 18'
Cairns, Lee
WEEKS, TAMMY
-..--. -----.- -- ---..-..---- ._-.
Sign
Paid with check # 2021
Total
0300969
04/22/2003
$30.00
530.00
-----.....-
....--.----..-..---.-.--..-------.
____.___._.~_.____.... ........____________ _____.._____...__ .__.' -0 ._.
",__,___._,___"'.'_' .__ ,_..__n
13065 Orono Parkway
Elk River, MN 55330
Site Address:
Prope rty
Owner
Contractor
~
~
, SHAMROCK GROUP
-
,.
Steven Kelly
Office: (612) 824--0745
Pa . 12 . 1
II: (6"12 221~3031
steven@s ami'ockgroup.net
,),00 t(--O Jrft,?J
PERMIT :;
DEPENDAeLE SALES. PARTS AND SERVICE SINCE 19....S DATE:
rnll fr..: 800-862-9273. fax: 612-824-1974
2900 - 5th Avenue South. Minneapolis, Minnesota 55408 FETY
of::- ~9-7/6{
,~
<()'t61.A ~
Other 0 lIAI:
&rl
..-
ELK RIVER, MN 5.5330
lNSPECI'lON SCHEDUUNG (763) 6:15.1060
FAX (763) 635.1090
MECHA,NICAL PERMIT APPLICATION
~5' / n14 I TV Sf red N. vJ- SuitefUnit
The Applicant is:
Owner 0
Contractor sa
NAME.m L f:.ny'<; of ~ILY\~-e~
ADDRESS CPs-1 WI P.lrJ <:,4.r~'€.+ N.I/J
CITY elK 12",~e.. STATE m '-1. ZIP
TELEPHONE "':/-k. ~ - [ftll- 0'1&(
~~1JD
~ "7~'i 5
NluvlE C tt-ebo t1 I [' fV11k::..A I"; -e .oS g /PI! ';e~ -6 #t1t1
ADDRESS 2Qoo Sol ~ Si) ,.-
CITY~/;, STATE mtJ, ZIP 5; ~L.f 0 <t
TELEPHONE~12- f(l~,o74> MECHANICAL BOND # Cop - ,.(')000 S
I;JP!-Hr +.
Engineer
NAME
ADDRESS
CITY
TELEPHONE
STATE ZIP
REG#
I
USE TYPE
Single Family 0
Multi-Family n
Townhouse 0
Institutional 0
CommetciaJjIndustrial 0
Other (0) 0
New 0
Adclition (ADD)O Alter (ALTJO Repair (REI'
Othel' (0)0
PLEASE COMPLETE OTHER SIDE OF APPLICATION
Ii 6 6" SEPAR.'\.TE PERlVIITS A.I(E REQUIRED FOR BUILDING, ELECTRIC, OR PWiVIBING
Pone: 7 5. 35,1000
Fax: 763.635.1090
. . ___._~.C.i.elk-fJY~f!-!!1.:.~~__._
--.----------..--------
.--_.._-_..~-,..
--
Det.aiied descri!Jtiol1 of work:
P!e:lI~e check all boxes th<1t apply!
O_AJC
o Boiler
o Air to Air exchango:r
o CI.., 1 Hood
o Oth"
o Class II Hood
o CombustlDn Air
o Dryer Venting
o Duct work
o Fire? lace
o Furnat:e
o Heat Pump Applianc!!
o Pool He.",
o R.:1d.iant HC:!ater
g Refrigeration
o Solar .
o Unit Heater
Fill ill the appropriate boxes below:
Make Model #
Heat Fuel
LossiGain
-,
I
Flue
Dia.meter
Input
(BTUJ
CFM
lons
Hp
f
I
Gas piping
Please check all boxes that appiy!
o Boile, 0 F~epl."
o Dryer 0 Furnace
o G., Main
ORange
o Unit Heater
o Other
..--
I
i
i
J
If gas pLping will be done by others indicate: Na.me
Address
Which appliances
St.a.te M~cha..n.ical Bob.d #
Phone #.
o Please check if on flie
All Fees are based on valuation. i.ccludlng cost of labor a.nd ,[1laterials.
The nliniruum fee is $45.00 + .5tate surcharge. TOT.JJ. JOB ''Y'"...-\LUAT10N: $
. 00
16 I :?CJ5':-
,
PERMIT FEE
SURCF_'.RGE
1.,15".1. 0 g
1 'S,yc
~.'I3
(1 1,.;%-ofTotal Job Valuation - minimum of $45.00)
(.0005 ~ Total Job Valuation - minimum. $.50)
TOTAL DUE
NA.>.1E OF APPLICANT
Pi.I!ase iJ'pftor p,rint
DATEA:1u4 - SO - 2()O (
..--.-...------..
,c::rn.N .:\:T'Tif.1P ();'
~-----
___......o'_____
"'","w
,,-,,-_"_,"-;;I\..c!.:.i:,.d...~1
i& . SHAMROCK GROUP
.;iFE'?'.T~~
J. I ""
., '",.,."
.'
2900 - 5th Avenue South' Minneapolis, Minnesota 55408' (612) 824'9803' Fax (612) 824.1974
~
rwl&.;)fDD
McCoy's of Elk River
651 Main Street N.W.
Elk River, MN 55330
Attn: Fred McCoy
?~q
iugust 24,2004
Fred,
As requested here is the equipment installation quote for the new McCoy's
Restaurant,
Beer Cooler
System to include:
I - Bohn BHT020H2b-w 208/230/1 Adjustable control rol-w/ll,sg
I -Bohn SM134AE Spacemizer 115/1
1 - Spor SBFVE-A-C 3/8 x Y:z Valve ODF SBQE 3/8 x Y:z BQC kt-43-vc
1 - Spor E5S130 Solenoid Body 3/8 odf
I - Spor MKC-l sol coil 120v/50-60 hz w/junction box
I-RobtEct-111000-000 120/240 Istg
Total Beer Cooler Equipment
,$ 3.364.00
Freezer
System to include:
1 - Bohn BHT025L6B- W 208/230/1 Adjustable control rol-w/l1,sg
1 - Bohn SME090BE Spacemizer 230/1
1 - Spor MKC-l sol coil 208/240V
l-RobtEct-l11000-000 120/240 Istg
1 - Spor E6S140 Solenoid Body 1/20df
Total Freezer Equipment
$ 3.381.00
(continued)
.__._____...____ ..._...._ .._.. _".____._..'_" ___, .__.___.__ ._,_.,.____.. ___._.___.___.____._..._.. .n ...m .~._
......_.._+".._._._,.._.._'~.-
2900 - 5th Avenue South' Minneapolis, Minnesota 55408' (612) 824-9803' Fax (612) 824-1974
Food Cooler
System to include:
1 - Bolm BHTOl OH2B- W Ivl 208/230/1 Adjustable control rol-w/ll,sg
1 - Bolm SM076AE Spacemizer 115/1
1 - Spor E5S130 Solenoid Body 3/8 odf
I - Spor MKC-l sol coil 120v/50-60 hz w/junction box
1 - Robt Ect-ll1000-000 120/240 Istg
1 - Spor SBFVE-A-C 3/8 x Yo Valve ODF SBQE 3/8 x Yo BQC kt-43-vc
1 - Robt 4001-00 time switch 120v 7004-001
1 - Robt 8145-20 DFST 240 (69784-2)
Total Food Cooler Equipment
Required Tubing and material
120 - Copp ACR Copper Tube 3/8 od
100 - Copp ACR Copper Tube 7/8 od
18 - Supr A716 3/8 OD Clamps
15 - Supr A716 7/8 OD Clamps
2 - Supr AI200HS-lOGR Channel LG
Required Gas, Nitro, Vacuum
Total Additions
$ 2,839.00
Installation (estimated 94 man hours)
Volume Discount (20%)
8 - Truck Charges (trips)
$ 720.00
$ 7,896.00
($ 1.579.00)
$ 184.00
Total Labor
.$ 6.501.00
**One Year parts and labor warranty **
~ 16,805.0Q
~
TOTAL INSTALLED EQUIPMENT
Thank you for the opportunity to present you this quote. If you have ~
please contact me at the Shamrock Group (612) 824-0745. ~
Respectfully submitted,
&\
Steven Kelly
Shamrock Group, Inc.
.-_.-._-_._--_..._._---~--~
..- ----". .--.-..---.-
\
13:59
6125291064
BARNES PLBG
PAGE 01
PERMIT ;;
~6((~_():;;-gd
," . J
-'/2..'" /C>'i
I ~
DATE,.
Site Address:
:c4
I
I
I
PLUMBING PERMIT APPLICATIONI
. .
tJ5/ ]f{a.:,'y" sf:. NW Suite/Unit;
,
O~hOl
CITY OF ELK RmR
DEPA?l'MJ!:NT OF BUI;'DING SAFETY
13065 ORONO PARII.WAY
ELK RIVER. MIl 353.10
Th. Applicant "':
OWl',." 0
ContI ac.tIJr f.6I
O~~
~Id-~()If .
f-6L\.b~
o
1;065 Oron~ P<rkway'
Elk Rj'er. MN 55330
INSPECTION SCHEDULING (7G3) Ga5.IDGO
!' AX (76:)) 635-1090
--------
Property
NAME
,
n ' .
'10',,,,,,-).;.(
l')"~ ~~:.!:<of! A: .~l;.o!:!
r........ ,r-' '- ........~ . ...~_;;.
}':: ....:t.~..~.... .:-":'.t
~.," o:..~,..,.. _. .... . .,.. ~
STATE -(:-1 ~J
ZIP
,
-.Ii!-'.a~ '
"''::.>i "'1,' t"'"
Owner
ADDRESS ,,"!<\,;;!~3
CITY ~1"~! ",/..:1
.
TELEPHONE t')f ~ - ?,;; ,~, 3~ r:,~~
Contractor
.",. . "'I i ?
NAME .t\'1'....t':.t~r~~f':~:)~ l<~'zt.1/)..:.r'\~ /....1' tr...f.I:,'1
J j.. i
ADDRESS 2,::> -i ;:. /')",0",1.. ',. ~"J".v ./1 ,'h I"
. ~'. '-;1'-",," ,'.._.....".Ji"',..I,'........ :',V. ",....., "o~
. " I .i ~~""I r ,~!~ /.
CITY " ",~"'."'~ "tJ,: ....~, ST4"\TE f. ,tr/.J ZIP . ~~.~ ~~ ,.' .':2.
. .
TELEPHONE (.! ,_-/':<9- //7 L LICENSE# 1.,Je1 g-
... ~"\.. " ", '.
-'''T.-J-,;,-'
\,'-;',' A ........,\
r . '
i Eng'lneer
NAME
ADDRESS
CITY
TELEPHONE
STATE ZIP
REG#
_..__---..J
USE TYPE
,Single Family 0
Multi.Family 0
Townhouse
Institutional
8
C4JIIPJ:l~!:~!,..II!ncius<ria! 8J
Other (0) ; U
Now 0
Addition (ADD)O Alter (AI.T1
Re ..ir (REP)O
,
Oth.~ (0)0
PLEASE COM:PL.ETE OTHER SIDE OF APPLIC'~TIOlN
s:r.:r.'.I'Ai'::3 n:r::,llTS ARE REQUIRED FOR BUILDl:N"G, ELECTRIC,!OR aVAC WURK
lWIW.ci,elk~rivl1',mn,us
-............--..,.
. -- _...~_....- .._-~,-,,_.
---._~_._..--..__....__....._--.--
L
-_...--.~...__._,._---
07/22/2004 13:59
6125291064
BARNES PLBG
PAGE 02
Detailed des::ri.ptiuIJ of work: .f'\ \ \J "''':,:~ ;'pJ '1. ~ Q ~t.,
'" ""'ill' \, ~ '.
"'III>!. I""~ 1<1.........'" "t: I(;
'. ,; .' .......1 :A" "". ::0
, i
\~~ f?~, ~\'\- ~
I :
F~"tur..: (Indicate tot,,1 numb.r of ."ch)
i _'Clothe. W..her
':~ Dishwasher
_ D'dnki.n.~ Foantain
.a.. Floo~ Dnin
Flam.:Qlable Wa.ste Tank
_ Gcesse Trap
\ Kitchen Sink:Di.~osal
L La.undry Tray
_ Oth<Ol~ (dQsc::iba)
Ifg.. water heater, indicat. whQ will b. doing tho gas piping: -Sa. j? tiJ ~ S' PI M~ .
Ad.dre:~:r "1.q~'~ .IL.J..A~l"~"'I,.._'\~lh....) .Av-e IJ_ J+'..A)~ Phone-'# ~ J.,.. .....r.;.;J. ~i_ ,Ill"}! ~...
- . !
State M0ch.anica1 Bond # ~::}~..~t:t2 0 Plvase check if on file I
, , ....ll Fees are bued on valuation. including cost of labol' and'materials. ',I
The minimum fee i, $45,00 + stste ",U'char1(e, '
, TOTAL JOB VALUATION: $ //J 060
. . . /
Bathtub
PERMIT FEE
SURCHARGE
TOTAL DUE
~ L"vatory (R.!)
Swim Poa I I
I
_ Tub Show~r (R.I);
L Urinal '
_ Lav:a.tQl"y
_RPZVdve
....._ R.oof Dt'aiu:=:
L Sew.~. Pump
.L S\o p Sink
_ Va~ Breaker
.a. Wt\~e!' Cloj.~t
_ W>ter Closet (R.~)
L W".r Heater '
_ Shower
_ S!;anclpipeNlash.box
_SumpPu",p
\-Valer Mltter
.' --'- Vla.te:r Scftene:r
$ ,),:J-.<)', <pC) (1 Yo%oiTotal Vah,ation-minia!umafS45.00)
$
/. ';- 0
i
(.0005 x Totgl Job Valuatiotl- ~um $.50)
$.;y ;z $' 0
,
,
(make checks payable to: City ofiElli River)
NA!vlE OF APPLICANT !)l : ,.:,;: .t,~,,\ A.
Pfecw;e type or p'.J.rH
SIG)I.-\.Tl."RE OF A.PPLICANT~_,,&b ~
"]i. ...... /i.::r .~";
" L.4J_,::".,_
: iI i (' ,./
1'E' ,1"2"" ........
D.A. . :~~':...L'~....7-=----
,
\6~ -.=-,
,
..L
-----_.__.~"_._._,_... .-.-..--
. 0...._.----
.'--- --._--'-'-~-'''--'-----'-----'---'~---
MINNESOTA DEPARTMENT OF HEALTH
Di....i.ion. of Etl.Y~ni&l Health
REPORT ON PLANS
P!alls and specjfications on plumbing: McCoy's Pub, 651 Main Str~t Northwest, Elk Rivt:r, Shert"'.rne Count).
Minnesota. P!all No. 050434
OWNERSHIP: McCoy Restaura"ts, Inc., c/o Mr. P",d D. McCoy, 12299 COUDry Road 7 NW. Maple Lake.
Minneoota SS3SS
SUJ3MlT"I'ER(S): McCoy Restz.urmts, Inc,. c/o Mr. Fred D. McCoy. 12299 County Road 7 NW. Maple Lake.
Mirmcsou. 5S3.~S
Plans Dated:
Dare Received: August 19.2004. Augult 4. 2004. Aug'uI 2. 2004
Date Reviewed: Augun 20. 2004
SCOPE: TbJ! rev'ie... is limit~d to the design of this particular project only inwfar n the provisions of the
MinneSOta Plumbing Code. as ~r.dt:d. apply, soo docs not cover the warer supply or $O..-.rage system 10 which
this plumbing system is connected. The review is based upon rhe supposition thaI the data on which the design is
based are COrTeC!, nnd that ne<:essary legallUlthorlty has been obtamecl to constnlCl the project. The ,
nispcm.ibilit). for lhe des;", of sltucturaJ feature, aad the efficiency of equipmeut must be taken by the proJect
desii\lcr. Approval is contingem upon sarlsfaCIl'l1' disp"';ti"" of any requirements Included in this report.
Special care should be tAun to insure that the: material a.nd tDstaUation of the phllubi.t\j S)'ite:m. are b accordance
with the provisions of the Minnesota Plumbin& Code. A copy of the approved plans and specllicatiotU mould
be retained at the project l<>calion for future rer.re..te.
/\ sel of Llc identified plans and spcciti.-:alions is bc!r.& returned to Barnes Plumbin&.
rNSPEcrIONS: All plumbing ;,,,,aJlatioos musI he te.,.d and inspected in ..cordance with the requiremanU of
the Minnesota Plumbin& Code A. specif>ed in MipntlOl. Rules, part 4715.2830, no plumbin& work may be
covered prior to campletini the required tests and inspeClions. Provisions must be made for applyipg an air test
at the time of the rougbin&-i.c inspection as outlined in Minnesota Rules. part 4715.2820, subpart 2. of the code.
A manometer ,.st, as specified in Minnesota Rules, pa:t 4715.2820. subpart 3, is req\J;red at tho time of the
flnuhcd plumbina inspectiQn. [I is the 1'f"lponsibility of the contractorfinsu.Uer to notify the Mint1esol.
Departmenl ofH.a;th when an installatIon ior a state CODtraCljob, licensed facil:ty. or ptojoct in an area where
there is DO local admjni'tlative autborlty is ready for an inspection and lest. To schedule inspections. contact the
,,"e plumbing 5tlndards rop,..."tative r", your region, or <all the metro office inspection hotline at 1-800-926-
62J6 (7:30 a.m. to 9 ..m.). Dr 6511215.0836 (8 ...m. to 9 a.m.) on Monday. Wed"",day or Friday.
REQUlREl\oIENTIS):
1. The revised floor plan appears to indicate the addinon of. t..~ompartmenl sink labeled 1'-10. This sink
must b. directly connected to the drainage s)stem.
f2. All pot, scullery, food prep. and bar sinks muM be provided with a floor drain on the horizontal ~aina&e
"'&neh serving each sink. This floor <lni. must not be equipped WIth a backwa!et val"e (see Mmne~ota
Rules. part 4715.1390. s\Jbpar! 2). Thiuha11 include the prep .ink and the twO eornpa!tmenl>ink. Plcase
refer to tbe enclo~d handout.
~"". ,
,-,...,. , ...(""?...,. Foru..i
;)~~CT7_TCG:~~~
~;'n;fJi1W
-. .--....,----....,-- ---~......._-_._.,--_.._.__...,,-,_.. -.-....-
---.- ---_.. -_..__...__._--_._-_.~- .._--
-....-.. ---.,..,.-..-.,---.-----
McCoy's Pub
~umbtng
Plan No. 0~0434
Poge 2
AuguSt 20. 2004
3. No 11I01'0 than six dl'llinaie fixture units may be served by a 2-inch hari%ontal was/e pipe (see Minnesota
Rule,. part 4715.2310). As the dishwasher appear. to be directly connected \0 the drainage system, Ibe
drain bromch aorvi"i the dlabwasher must be at ]out 2~ inches in lize at lb. flnt ",..te branch connection
downstream of !be required /ell-tale floor cIraiD. Please :'eftr \0 tbe endosed handout. The draiD branch
serving the dishwasher. two-companment slnle. and pnop sink must be at least 3 inches in size at the prep
sink branch connection.
4. Tht rour.companment stnk must be provic1ed with tWO traps&! a minimum (_ Mian.'O'" Rule.. port
4715.09(0). bch trap must be at leas, 2 inches in size (I''' MinDesota Rules. pan 4715.2300, ,uhfatt3).
Pot or Icullory .inn must be provicl<!d wilb waste outlot. not Ie.. than 2 incbe. in diameter (see Minnesota
Rules. pan 4715.1390, subpart I).
5. The maximum wster ,olume ptr tlu>h of. floor-mounted water clo.et shall be ].6 pllons. Water close',
shall comply with American National Standards Institut. Al12 19.6--1990 (:see. Minne.ota Statut...
Section 326.37. subpart 2). Water closets in public bathrooms :nuS! have elongated bowl. with open.fror.!
seats.
6. Water supply connectioM to fixturel or tquipment which have submerged inlets, 01 inlet. below the 'pil1
line of the fiXture or equipment. must be provided with an air S.p artugement, a.pproved. bac.)d1ow
prevtntet or backflow preventer assembly IS specified in Mmnesota Rules, part 4715.2000 and
part 4715.2010. This shall include !be ice mabr.
7. Faucet. equipped with threaded hose connection. must be provided with approvtd bac\:flow prevtnten.
This sha.l1 include the mop sink faucet
8. Double wy.. may nO' be used for dralnag. fittings in the horizontal position (see Minnesota Rules.
part 4715.2420. subpart 3). Proper pipe slope cannot be maintained on both of the oi'fset branches.
9. The copper water distribution plpluS mwt meet AS'TM Standard B 88 (Stt Minnc""a Rules.
part 4715.0520). Al! soldor ami till)( used for !be potabl. walC:r disuil>utiotl systems .hall oontain 1... than
0.2 percent Itad. Use of 50-50 solder or nux containini more than 0.2 petcent lead is prohibited in potable
wattr distributio.u .ystems. AIly solder other than 9~.5 tin-antimOny or 964 tin-silver must be specifically
approved by the administrative authority prior to ust (see MinneSOta Starules. Sectloo 326.371). Joints to be
so1d.rcd muat be properly fluxed with nontorros;ve paste-type flu. complying with ASTM
Sbndard B813.oo.
10. Plastic pip. must be installed in iOCcorclance wilb Minnesota Rul... part 4715.0580{F) and part 4715.0600.
Above-grade borizonwruns of pls.tic w.... and vent pipe canDot es.ceed 35 f""t In totallongth. Abovc-
and. vertical stack> constructed of plastic pipe may exceed 35 reet in tOla! heiihl only if an approved
e"panaion joint is used.
11. Full-way valves must be provided at alllocatioDs described UDder Minnesota Rules, pan 471'.1800.
including the following locations:
.. At tbe water se",ice eDltancc to the buildini.
b. On the discwse sidt of the WII.unctcr.
c. On the. cold water supply line to the wlter heater.
r"".J
('.I"'IoJ
I7M7 177 En-!
))F.rl-~T.l-I<;C: 1'1:'-1
3rl3/HQ~
- ---... --.. _._- -"--"'~"'"-'-''' ._...__._-_.._--_.~--_._._---
_.....~-- .,-.----.,.----
McC<>y's Pub
Pl.tnl>ing
Plan No. 0504}4
Paae 3
August ZO, 2004
12, All cOlDlDOICial kitchen siukl, with. the exeeption of mop .inks and hand .ink., shall be provided with ".
inch hot and cold wateuupply branch lin.. .. . mini!tulJ1l (,ee Minn..ota Rule.. part 4715.1730, subpart 2),
13. Equipment used for beaWlg water or storillg hOI water shall be prC>tei:ted by approved safet) device. in
accordance wilb Minne.ota Rul.s, part 4715.2210 aDd part 47 1 5,223C>,
14 Weter supply connectiona to fixture. or equipment which have .ubmeIjled inlets, or iolet. below the spi))
Iln. of tbe fL..ture or equipment, lXUI.t be prvvidc<1 with an air gap manaemem. approve<! bo<.1J1ow
preyenter or baddlow preyonter ...embly as specified in Minneaota Rules, pan 4715,2000 and
part 4715,1.olC>. nua shall include tlto ice maker and Ihe coffee mwr,
15, The plumb1na system shall be tested in accorUmee with Minnesota Ru1es, parI 4715.2820,
16, 11'00 ",ater piping system shAll be (\jsinfeeted in accordance with Minnesota Rule.. part 4715,2250.
NOTE(S):
1. The scope of this project con.is.. oHhe remodeling ohn existing buiidir>a. The plumbing inilallation
include-s tWO restrootnS, & dilnwaaher. a hand !i.nk. . trlop sink. a four~~omp&rt-mcmt sink. ill prep Faint. a. tWO--
co~lIUD.tnt sink, L"ld floor drains.
2, Th;. facility is ....ved by existing municipal walor a.,d sewer service cont><<Uons,
Authorization for con'lr\Iction in accordance with the approved plan. may be withdtawl1 jf construc!lon is nOl
UDdertaken within a period of two yea.... T!\e fact that L"e plan, have been approv.d doe, not necessarily mean
thai reconunendatioos or roquiramtnl' foe change wi1l not be mad. at some la~r !lIDO wheD changed conditions,
additional :nforma:icr.. or advanced knowledge make improvements neces5&t)'.
Ap~.ed:
~C' L2-
Bradley C. Erick.on
Publ;.; Health EnJi"....
Enyironmmtal Huitt! S:rvicc, Section
P,O. Box 6497~
St, Paul. Mioocwta $51~75
651/215-0853
BCE:sas
E.ncIO'UR
cc: Baroes PlumbiD,i
McCoy RestaUt'anlS. Inc,
Mr. DeMi. An~tson. Building Official
EHS
File
MI"",".J
u()' ) t'7ni"l7 'r11 6nH
))~,n-''::;T?-t'=;q: ~':~-I
SH3/Hm1
--_... ----..------.------
__.~_.. ... 0--
.__..__h._".____.___..,_ ___ ~_.,._.
. ._-_.__._~.__._..._'_..-
3 2C'~4
August 6, 2004
McCoy Restaurants. Inc.
c/o Mr. Fred D. McCoy
12299 County Road 7 NW
Maple Lake. Minnesota 55358
Dear Mr. McCoy:
Subject: Food and Beverage.Equipment at McCoy's Pub. Elk River. Sherburne
County, Minnesota, Plan No. 050434
We are enclosing a copy of our report covering an examination of plans and
specifications on the above-designated project. The plans and specifications
appear to be in general compliance with the standards of this department.
Please see the enclosed report for additional changes and/or comments. It is
the project owner's responsibility to retain the plans at the project
location.
This review does not pertain to the Engineering design (i.e., plumbing,
sWimming pools, service connections. sewage systems). A separate report
regarding the Engineering Review will be sent. .
Ten working days prior to completion of the project. please contact
Mr. Peter Lindell with our St. Cloud district office at 320/650-1079
in order to arrange for a final on-site inspection.
If you have any questions in regard to the information contained in this
report, please contact me at 651/215-0862.
Sincerely.
\
Steve Craig
Public Healt Sanitarian
Environmental Health Services
P.O. Box 64975
St. Paul, Minnesota 55164-0975
SJC:jlr
Enclosure
cc: Ms'. Nancy Ri ddl e. Zoning Admi ni strator
Mr. Dennis Anderson. Building Official
Mr. Peter Lindell. Minnesota Department of Health
General Information, (651) 215-5800 . TDD/TYY, (651) 215-8980 . Minnesora Relay Servic", (800) 627-3529 . www.healrh.stare.mn.us
For directions to any orrhe MDH locations, call (651) 215-5800 · An equal opportunity employer
....._...._----------~
......--...--.----...---.-----.. ..., --' .
..--.-..-..- ...... -- ...-----.~...__..----.--,---
MINNESOTA DEPARTMENT OF HEALTH
Division of Environmental Health
REPORT ON PLANS
Plans and specifications on food and beverage equipment: McCoy's Pub, Plan No.
050434
Location: 651 Main Street NW, Elk River, Sherburne County, Minnesota
Date Examined: August 6. 2004
Date Received: August 2, 2004
Submitted by: McCoy Restaurants, Inc., c/o Mr. Fred D. McCoy, 12299 County Road
7 NW, Maple Lake, Minnesota 55358
Ownership: McCoy Restaurants, Inc., c/o Mr. Fred D. McCoy. 12299 County Road 7
NW. Maple Lake. Minnesota 55358
The following are corrections or requests for additional information necessary
before construction of your project:
1. Food and Beverage service equipment must meet the applicable
standards of NSF International. Evaluation to these standards
by ETL and UL are also approved. The proper sticker must be
displayed.
2. Primary food preparation surfaces (tables/counters) must be of
stainless steel construction in compliance with Standard No.
2 of NSF International.
3. Provide and adequate amount of storage space for supplies
necessary for operation. Provide approved shelving, a minimum
of six inches above the floor.
a. shelving must be NSF approved.
b. cleaning products, chemicals and personal items must be
stored separate and below food and clean utensils.
4. Provide an NSF approved ventilation hood over cooking
equipment which will capture and eliminate moisture,
vapors, smoke, fumes and grease laden vapors.
Also, the requirements of the Minnesota Uniform Mechanical
Code {section 2000) covering commercial kitchen ventilation
systems must also be met.
Ventilation hoods must overhang the cooking line by at least
six inches on both ends.
A performance test may be required by the building official to
verify proper operation.
5. Used hoods must be sized for correct performance with the
intended cooking equipment, including matched with proper make-
ul? air.
6. Provide and routinely use a chemical test kit to determine the
strength of the sanitizing agent in the final rinse water of the
three-compartment bar glass washing sink.
-'"--_.~_._~-_.._... ..-. ..,.__.~-----~, ----_..,-...-
-----....----.----..--
McCoy' s Pub
Food and Beverage Equipment
Plan No. 050434
-2-
August 6. 2004
7. Wall surfaces in food preparation, dishwashing and storage
areas shall be smooth, light colored, easily cleanable and
nonabsorbent to the highest level of splash or spray.
a. Sheetrock with an enamel paint finish meets the minimum
standards for nonsplash and dry storage areas.
b. Wall surfaces in splash zones or high moisture areas such
as dishwashing, hand and janitorial sink areas, etc., must
be finished with durable, nonabsorbent materials such as:
1) a fiber glass reinforced paneling (FRP) , or
2) ceramic tile.
c. Stainless steel or equivalent materials should be installed
behind the cooking line.
8. Ceilings in food preparation, dishwashing, food storage areas,
and bar areas shall be smooth, nonabsorbent, light colored,
easily cleanable, and must not be perforated, fissured or
textured.
9. Approved walk-in flooring material includes:
a. properly installed quarry tile or ceramic
b. a factory provided metal floor
c. epoxy resin
10. Walk-in cooler shelving must be NSF International approved
stainless steel, factory pre coated epoxy, or other materials
designed for this type environment. Chrome or zinc shelving
is not approved.
11. Provide effective shielding, such as plastic shields, plastic
sleeves with end caps, shatterproof bulbs and other approved
devices for all artificial lighting fixtures in areas where
there are exposed food, clean equipment, utensils, and linens,
or unwrapped single-service and single-use articles.
Install a sufficient number of vapor-proof light fixtures in
the walk-in cooler and/or freezer to provide a minimum of 10
foot-candles of light throughout the unit{s).
12. A separate on-site inspection will be conducted by the state
plumbing inspector to determine compliance with the Minnesota
Plumbing Code.
13. All hot water generating equipment (water heaters) must comply
with Standard No. 5 of NSF International, and be of adequate
capacity to meet the anticipated demand of the establishment.
.--..---- -.--- _.- .----------.-.--..--
.. -_.,._~..-- -."--_._.._--~-_.,.
.__._... _.___ .._._..___......___ u+___.__....._
MCCoy's Pub
Food and Beverage Equipment
Plan No. 050434
-3-
August 6. 2004
14. All interior surfaces of the bar shall be smooth and accessible
for cleaning. Splash zones behind the bar must be finished
with durable, nonabsorbent materials such as a fiberglass
reinforced panel or ceramic tile.
15. Provide adequate space to unload and load the dishmachine. Also.
provide facilities to pre-clean utensils and dishes prior to washing.
Approved:
Steve Craig
Public Health Sanitarian
Environmental Health Services
P.O. Box 64975
St. Paul. Minnesota 55164-0975
___ ..._._____.___._. .'n.._..________"." .__. _
.~, -.-..--.. -~._--_._-_.__._-_.~-_._._,....~~--_._._----_... ,-.---...-.--.
n"__.O.. _ __ .~..._. ,...__.__~._.____._____.___.....__"
DATE ,k ~ . 1; dOO r-/
PERMIT # 0-.\01..\..(,"
CITY OF ELK RIVER
BUILDING PERMIT APPLICATION
JOB ADDRESS iPS I rYlain sheeT
OFFICE USE ONL y
ENGINEER FEE
THE APPLICANT IS:
OWNER
ONTRACTORJOTHER (DESCRIBE)
PERlVIlT
SUBDIVISION
LEGAL DESCRIPTION
LOT
SURCHARGE
BLOCK
PID#
PROPERTY OWNER
SEWER
ATTORNEY FEE
CONTRACTOR
NAME
LICENSE #
PHONE #
I ~3- - a""\~\
PHONE~~ ~;:,OJf
LICENSE CHECK
ADDRESS
r
ARCillTECTIDESIG
NAME
PLAl'l CHECK
PHONE #
TOTAL
CLASS OF WORK:
ADDITION
REMODEL
DEMO
\l~1 ,~~
APPL RECD BY
DESCRIBE WORK .
~-#-
VALUATION OF WORK: S ~0 &-0-0, c-o
COMPLETION DATE - C><>
ENERGY CODE USED FOR TillS PROJECT (RESIDENTIAL CONSTRUCTION)
ENERGY CODE OPTIONS: 0 CATEGORY I 0 2000.ENERGY CODE
APPROVED FOR
ISSUANCE BY
ION
OCCUPANCY
GRO
SEP'ARATE !,lPW.!!S.~REQJJIRED f.C?J,!pECTRI
VENTIUXING;O ,. . ',""'.
~,~~.r~~~~::r.~~~
E#'tr;-~~~'~
TillSPERMlXB SNUL. VOI1>lFWO '. ,ONSTRUCTlO,. ORlZEDIS'.;
NOT COMMENCEintITillN ~8ir DAYS;'oIi IFCONSriwcITIil'i OR WOIiKIS SUSPENDED"
~~;t;lco;wFORAPERlODO 180'Ifw:YSATANyT' :;fJ~~lrOR1HS':;j~'~tL},:
".,",.1j,>~~,. ".,..' ..,.', ""',.:u,""""
'~.i<~)!(<_~~:~{~-A~ '" _ _ _ _ _ " _". _ta::'0,:;:~':J"_->->'T'~';!~;:,ri~:';"0):
i1iiiREiiYCEKit TiHAVEREAD:EXA:M1N. THISA1?PLl lON;.d{JiKNOW
THE,SAME TO BkTiWEANlJ,CORREcT,:';af..:iRoVisIONS oJ: i.;4fvs.AND ORDINANES ,,"'
iioviJiN.iNG THIS TYPE OF WQRE:WlLL BE COMPLIED wllH WHETHERSPEG:IFIED
HEREiN OR NOT; :THE. GRANTING Of' A.PERMI1! DOE,S NOT PRESUME-TO, GiVE:i,~ . '.
A![JTHORiTY TO vrllEATE OR, cAfrCEL: 'rHE PRovisIONS: OFANY.OfHER:S:r54TE OR" ..
LOCAL .. 'RESU . TING CONSTRUCTI()N OR THE PERFORMANCE OF CONSTRUCTIOM
""":. ' '. - '. ~ n . -,~, 'C ......,-.. ,:'_:':,,' ", "'
.;;;:,/,~;rl.\:-;~;':,~..iA-,. - ",-,."".
",5;,
"",;;':~'"
..
DIVISION
L
SIZE OF BLDG
(TOTAL SQ FI)
# OF STORIES
MAX OCC LOAD
USE ZONE
DATE
DATE
FIRE
PRlNKLERS
REQUIRED
DYES
o NO
BUILDING DEPARTIvIENT. PHONE (763)635-1060. FAX (763) 635-1090
.._..~..._-.- -- ----. --...-.-.--.--....
_...._..~.,-.
--.---"
~-"-""
MDH ST. CLOUD
.:I;d" ;d~~ 4;db4
1-'.1::::11/11:.1'(
15:25
cOS\
m<^\N
S"TI.
Fax
To:. -re.,.. f' t
CoJDept. 'E \ l R. ~ ~ e. ,
Date: 3/ If# (t:; Lf
l-51ctS' .
Phone:
FuN$ber: ~"3 (,55 lo~O
Pages: '7 iDchll1fD.~ this cover sheet
From: ?d ~r L ~ V1.(H-~l\
Loc:otioll: . 3400 North Ffrit Str~et, Suite 305, St. Cloud, MN 56303-4000
Fu Number: 3201255-4264
Phone: 320125S-4216
Subject:
Connnents:
. .
MDH co=ications Office' 85 East Seveu1h P~' Suite 400, St Paul, MN 55101. (651) 215-1300
-.-.....---......,...-..
..-.....__.,_._...__..~._..
MH~-lb-G~~4 15:25
MDH ST. CLOUD
.sG~ b:. 4Gb4
t-'.I:::1~/,,::r(
MINN[5DT;~
";'.._'
"MDH
. . .
DEI'Af.'Th',f!'i-; ot HE.::<.U j-t
.. Minnesb!a DepartmenlC?!f;leiilth -' .:. '.. .".
Division C?f.E.r!~lroJ1l)1entaltle~lth, E~~.,. '.
P.O. Box6497S::',c"-' . ,:_:~J-..' ':'..i'~ '.
S!. Paul, MN 55164-0975
651-215-0870
n! j
.' .... "C~11D'tY;1(sHi:hd:!uRNE..'.' .
Risk-Estab rD #: M~ OJ)~76, . .'
.O~rator Type: I -17955
Corporation: ";!)'ii~~'C~tegO:r~:;":;):;"""" ".
Operator: Mitchell Miller B, BTW, LA'IE, ME" :. . . .
Phone~""(763)44i:;1726 . " ;., ..... ,,'. ..,' . E:Qiiritfio'iiDIitt': 12l3'1I03~ ;,." .:.
Resp PersOn: TitI~:" Aiinowicbd Inipei:tion: :t<6" '"
. 'J":, .,' .. ii.' "', ..... . .. .' "',", ." . . ,_to":'
The violations li~ in this ~porti1u:l*~y.pr~~jIS!yi~~ !1rdpsand.~9iC.!19':5 i~.fi.P.d .'
durinJ1: this inspection. Compliance dates are shown'for each item.', . , ., .
The following orders were previously issued on 04/15/02. ~ t. ;',"
2--300 Personal Cleanliness ".'::;~', 'i,' ,,"!",:,::,,~,,' ;~::t;,;. i'r<'~LI:'~ ;'.;~:,~. ...
2-301.12 ** Critical [um ** . .. . .
'.~ .'.<= .~.
MNRule 4626.00.70 FOQd elJ1.p!Qyee~.m1,lSi,v.;a,sb.~.~ir ~Qs ;1}~.tI),t;.h~~W!!SA ~ iJ.1 ~cr,~oo4~1;i~I\}~rea, .
by..-igorously rubbing tQgether their soap lathered hands and ~ for aI; 1~ 10 SCC9l)ds.,$Cf\I!Jbing U!!~ea~.:
.. I'~' ,... . .<,. ',~ " ,'.:. ......,- , .~ .:: " ., ~'.'~ I"
the fingernails with a fingernail brush, and rinsing with cl~~~~, i I';" .:,."i...; :.,,', ;, . ", : ":"" ."
Food preparation personnel must follow the required handwashIDg ~c as defIDed in the ~esota FQOP, . ,
. .", '" J
Code, .
"'~k::' '. ,'. ..~~;t t',;. ',:",W~ ...~i:i.' " I, .I;.....:~$."f (:-1;.:',,,0'.
Comply By: 04/15/02
, ,
.....,...
2-3Q9'Pe~nalqeanlip~~.,..;,."....;,..".., ':,.' ........,... .( ,.'.'..
.2-301.14 "". '".' ..~Ditk41[tem**, . .
-' . - -'. :.! '.', ' . ,'.' ".', . : ,'. .";.""" ," ,.'::" : ': . ),,' " ' .. .'. \ : . ... ~ '., .
MNR1j!c46~6J.)075 FQj)~ep1pl9Y~~~t)1?f,9uglHywsh ~,~ ~~s,~~~~of~arIM,:, '.' .
1. before beginning or returning to work; 2. after touching body parts other than clC8!;l~~,;IIId ~I~, eJq)OsIJe! ,
, .... _,_ . "/"' I.
portions of arms. after defecating. after contacting body fluids and discharges. after handling wl!StC contain,u.1g '.
fecal matter. body fluids. or body discharges; '" . . , " .
3. after using the toilet, atahandwash sink, in the tDilet room;". E'N;'. "" ., '..i. "" ,.,.,.:",:," ;;;,;.."
4. after caring for, or tiandling support "n;m.l<; ';', ',,' >',
5. after cOngh~ng, SJl~h:iiig, of';;<i~g,.;iuiDdkiJt:hiefcW disposable jJssue;" '.. '; ,:" . , , . ,
6. afier using tobacco, eating or driDking; ",:. ;.'.,' . ..;', .'. ',',,,,1.
7.afti:ifuin~jii1gsoi1ed~pP.~ntOriitWiiS;;:;" ""; ',,,. ,.... "-' ',:'
8. immed1ab:iy before enga~ffi'f6ixi pripara:tibiJ.ln~r6od prePuauon'area; ':'.:; .,,;, ,.,
9. during food preparation, as often as necesS8I)' to remove soil and contamii1iuan and to prevent CfQSS
contamination when changing tasks;
10. when switching between woIking with raw foods and workingwith.ready-to-eat foods: 'or . ';; .'.
1 L after engaging in other activities that contam.inate the hands.
Food employees must wash hands as prescribed in the Miimesota Food Code.. .:.
Comply By: 04/15/02 ' ' '. . . ." . ."
Inspection Type: I
Date: 03/11104
Tiroc:'Ol:43:00
Report#: 6809041045
. ,. ~ ., . -.." '. . . . , '. " ' . . , . . . .
Name: . Mitch Millers Olde Town riVer
Address: 651 Main Street
city;Zip: Elk River, MN 55330
. Food and Beverage Establishment'
'I nspectioriReport
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- .. .-.--....--.---
.-"...-.-''''--
MRR-16-2004 15:25
MDH ST. CLOUD
320 255 4264
P,I<'..I/I<"I
Inspection Type: I.
Date: 03/ J /104
'Time: 01:43:00
Report #: 6809041045
MitchMillcr's Olde Town Taver
Food and Beverage Establishment."',
Inspection Report '
... Page 2
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5-20OC.. Plumbing: Maintenance, fIxture location
5-204.11 ': **CritiCalften(f<*...'( :""3<" i):: -. ..',
MN Rule 4626,1095 Locate a handwashing ~i~ .allow..~:venient use in food preparatio~ food dispCiismg,
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warewashing areas and in toilet rooms. . . ..
Provide 'a properJy plumbed. andequimd. separate employee handwashing sink in the immediate vicinity of the
food preparl!-tion ~a. .. ':" .. . .. . . .' .. : . ' .. : ': .
Comply By: 04/2.9/02 ..:.' . .. .
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4-200 Equipment J)eSip and 'CoDStrUction
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4-202.16 . . .. . .., ..
MN Rule 4626.054Q .P,19vidc: -!lo!1-f~ contact smfaces that are free of unnecessary l~s, !projectionS .and
crevices and are:. 9~gne:d ~ constructed to allow easy cleaning. . . .
Upgrade: the floor~: 'wailS. aDd Ceilings of the walk in beercooleHt*:ated by the bar accordiDg to th~' iniiiilnimi
requirements outlined'iri the eIiClose:d.dacuIDem entitled 'TIPGRADING EXISTING WALK IN...
REFRIGERArORS~.. .. '":''' . ..
ComplyBy: 05/15102 . .,
5-2ooA Plumbing: approved materiaWdesign
5-203.13" . "
MN".R:uJe4626.1080'PrOVidc iim:~p sink"or CUibed floor'silik'imd driiiiWitha fiucet accessible for supplyin~
drihIdn'gWaterat'8lI'umesfOrthedisposa.lofiD.6pWati:r>',,,,,::.,,.,.::, ...... .' ';,.. ..... ' .. .,.
Provide a mop sink for the proper disposal of mop watc:t.' , .. . ,".. . ,
CotnplyBy;OSiiSI02'. '.' " . ..'"... ..' ..
6-100 . Physical Facility Construction Materials
6-101.11.4.1
MN Rule: 4626.1325 proVide: smooth, non-absorbent, easily cleanable:, durable: tloor; 'W3.I1'andcdling'\iunaees:.
Remove marlitc and install an acceptable waU surface: such as insuIated .stiiIhl~s: stcCi'lii- ceramic tiles on the .',.
wall sWface aajacei1t tOthb deepfiyer in thekitcliclL' ~lite is iiot' :!pProved on waUsinidtChens ','-REPLAcE .
witii'glassboafdore:quivaleilt.' . :. ,:-".; ,-:,-, ,: ,;. . ..:', . ,.' ',,: .... ,::",'
cortibiy'By;'OSI15/02 . '. .." .,:. ..... ..:'
6-200 Physical FaeiJity Design and Construction ' ," ., .:;., .' '.::
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6-201.11 . . .
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MN Rule: 4626.1335 Install and maintain i,ngood repair, tl~, fI~!,cov~;~'~'lJ's. :~I\ .~erings. and .
ceilingS to be smooth and easily cleanable. . .. - . .. ,.. . . .
Provide a minimum commercial vinyl tile in good repair on floor sw:farC~'W':~-~~!p'r\xJm,1iD~ ~,~ ice:,
machine in the store room; provide smooth. c:asy,toclean.ligh*G01~,walls~ ~.f'ii;.,v Ui i:hC stQ!'C.room.
SbieldALl.l,lGHTINGins~re:~~~ .'... .... '",..,. .,.,'. ... .,
Comply By: 05/15102 .."
6-200 PhysieaJ Fa4:ility Desien and Construction. "'.' ..... . . ... ,.,... '.
6-201.13A. . . ... . . , ' ., '. ....,
MN Rule: 4626,1345 Properly cove and seal the wall!fIoorjlinCtUrc:S; '.. . . .:1'; .'._ . .'
Provide: propc:r C9VING and se:al at the: floor/waU junctions in public toilets; store: room; be)rind the bar an4 in
the food prc:pamtion area.
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MRR-16-2~~4 15:26
Inspection Type: I
Date: 031! 1/04'
Time: 0.1:43:00
Rcport#: 6809041045
Mitch Millers Olde ToVYl1 Taver
Comply By: 05/15/02
6-300 Physical Facility Numbers and Capacities
6-301.11AB.. . .
MN Rule 4626.1445 Provide and maintain at each handWash sink in the food prepazation and warewa.sh areas
a supply of individual disposable towcls or a continuous towel syste.mihat supplieS the user With a clean toweL. .
Use SINGLE SERVICE TOWELS ONLY for hand drying; no common towcls to be used to d1y hands. (3/11/04
BARtENDERS) ...... . , ;" .. . '. . .
Comply By: 04/1 S/02
6-500 Physical Facility Maintenance/Operation and Pest Control
6-501.12A '. ';".!_.. ","' . ...:-;1'!. "-.;.;r.":,,,
MN Rule. 4626.1520 Clean and maintain clean all physical facilities.
Clean and m!linbrin clean floors behind the bar (under and around eq!lipment); in the food preparation atCll
(under and around equipment); in public toilets and in store roOm. ,..." . . "
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Comply By: 04/17/02
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8-SOOB ~nes:ob.: <<:;1ean~iI!IOI:Ai~.^c,f!; ,'. ',\.'. , .;,':,, ,
8-S.Ql.06Ml!i.. '. '. . . .':" "";..,.,,::-, ",..".,,' . :;':;,-... .. .
MN Rule 4626.1 820b COmply with the provisions ()f.the ~!;S9tit9Iean_i!ldl)Ql' NT At;t by provi~g at least
30% of seating as a non-smoking area and post SMOKING PERM:rITED and NO SMOKING ~igns in the .;.,. . .
designated areas.' . .
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Comply with the Minnesota Clean Indoor All Act. .".iO "..' .
Comply By: 04122/02 . . .
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8-SOOB Minnesota Clean Indoor Ai~ Act
8-S01.07MN ," ',...'H,',:1',: ".',c'.
MN Rule 4626. I 820c Post 'entrances with a sign stating that SMOKING IS PROlDBITED EXCEPT IN' .
DESIGNATED AREAS.
Post public entrances, as specified
C'?,mplyJ3y:,Q4{22[P2 . . . .:' ..", .'" .
8-500B Minnesota Clean Indoor Air Act . , . '",.,:
8-S.01.llMN . .' ..'.
MN Rule 4626,1825 Post in the food preparation area visible to all employees an approved chaIt ill.us!rat~.an
i1pprovedemergcncy.firstaidprocedurcfor.~~~Ip1~.",;, ..' .'''.'i' :j., :' ".. ,.'" ,'-,.. -. ,""
Post the choking ~tion poster. - . ....
ComplY~r- 04!W02 '. " ., ,. ,,'. .",J:
The following orders were previously issucdon'OSI2.1/03 . ..'
2-400 Hygenic Practices : ,., ",::" '. ;': .
1-40211 ,
MN Rule 4626.0115 All employees engaged in food preparation and/or utensil washing ~ust wear effective
lair restraints at all tUnes while on duty.
:amply By: OS/28/03
MDH ST, CLOUD
320 255 4264
P.04/07
. Foodanct..Bevera'ge :Establishment
';' <.::'::: ':Inspect;on Report
, Page 3
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MAR-16-2004 15:26
MDH 5T. CLOUD
32121 255 4264
P. I<b/",' I
Inspection Type: 1
Date: 03/11/04
, Time: 01:43:00
Report#: 6809041045
Mitch Miller's Olde ToWn Taver
4-200 Equipment Design ana Construction
4-204.112A,. .., , ,
MN Rule 4626.0620 Provide a temperature measuring device located in the wannest part ofmechanica1ly
refrigerated, units and in the coolest part oChat food storage units. ..,'
PROVIDEJN ALLREFRlGERATIONUNITS. " ",'.
Comply By: 06121/03 ".. " .
'Food and'Beverage',Establishment
'. . " ;:; Inspection Report
, Page 4
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Tbe following orders were issued during this inspection
1-100 Food Manager CertificatioD
1-101.01MN **Criticalltem ** ''':;''''.' .,'.,":;" ,,":.,'. .,....... ,. ';. "...,. "
MN Rule 4626,2010 Employ one full-time State certified food manager for the establishment
Comply By: 03/11/04 ., . .
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2-100 Supervision
1-102.11 **Critica/Item **
NlNRule 4626.0030 The penon in charge must adequately demonstrate knowled~ offOO~Ome diseaSe'
prevention, time and temperature control for potentially hazardous fooas;silfe fuod liarl.d1irtg prOCc:dW'Cs,
cleaning and sanitization procedures plumbing cross connection control, identification of critical contiol paintJi.
forrequiredHACCPpJans,aooothetareasas,recjtiire(Jhyrule.'" ..' .'. .'
Comply BY: 03/J.1/04' .' r,/:. , " .
3-200A Food Characteristics: approved source
3-201.11A **Criticalltem **
MN Rule 4626.0130 . 'Remove all unapproved foods from the premises. All fOQd must be obtained frqm
approved sources. . ... . " .' .i. ,. " ".,' :''''"..
REMOVE HOME PREPARED HORSERADISH FROMESTABUSHMENT.
Comply By: 03/11/04 . ."'",,, ...
S-200c Plumbing: MaintenaDce, fixture location
5-205.15.4 ** Critical Item **
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MN RlIIe 4626.1130 The plumbing system must be repaimi and maintained in accordance with the'Mll\nesota
Plumbing Code. Chapter 4715. . .. .... ,..;",.' .... . "':'. .,,":-.' .'H,'.
LEAKING SEWER PIPES IN BASEMENT.
Comply By: 03/11104 " .. ""..:.' . '.'" .
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3-300c Protection from ContaminatioD: equipment/utell5ill; 'cili'is'Rmeis '. .. '.:' ,
3-305./1 " " . .'
MN Rule 4626,0300 Store all food in a clean, dry location; whe~ it. is not eJI.POsed to sp~ dUst'~~ other
conhomination; and at least 6 inches aboVe the floor. . ....
DISCONTINUE STORING BUNS IN CUSTOMER AREA.
Comply By: 03/111P4
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MAR-16-2004 15:26
Inspection Type: 1
Date: 03/11/04 '
Time: 01:43:00
Report#: 6809041045
Mitch Millet's' Olde Town Taver
,""",,",.. .1,._.
4-100 Equipment Co,DstructionMaterialS'
~101.11B ," " ',' ,," , ,"
.MJ'{ Rule 4676.0450 Remove all multi-use equipment,'~s; ai:id fOod storage containers that are not
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durable, corrosion.resist!ln(~d nOriabsorbertt, ' ,', '," '" 'j:, , 'i"'"
REMOVE CHARCOAL GRrrLSFROMESTABLlSHMENT: "", " '"
Comply By: 03/12/04 ':" ' -' '.... ,,' ""', ,",
4-600 Cleaning Equipment and Utensils " 'i . "" ,. "
~01.11C' ' '" .
MN Rule 4626.0840 Clean non-food contact surfaces of eqclpment aiJ.1i ,niaintain-fri:C ofac'cuiIiUlatiiiIiS' 6f',':: i :
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dust, ~ food residue, and other debris. ..' ".' . . ,. .-
CLEAN PIZZA OVEN DRIP IRA Y.
Comply By: 03/12/04
&-200 Ph~~ Facility Desi~ ~d Construction
6-202.16 '
MN Rule'4626,1400 Elimi~ any,o~ on perimeter walls and roof ofthc establishment
, REPAIR LEAKING ROOF IN BACK STORAGE AREA
Comply By: 03/25/04
&-200 Physical Facility Design and Construction
6-199.99Z ' , ' '. '
Other: I"
THE FLOOR REPAIRED UNDER BA11iROOMS DOES NOT APPEAR T'd HA VB BEEN OONEBY A
LICENSED CONTRACTOR ELK RIVER BUILDING OFfICIALS WII.L BE CONTACTED,ON
REMODELING AND ISSUES WTIH LEAKING ROOM FACILITIES MUsT MEET STANDARDS SET
FORTIlBY MDH AND ELK RIVER..
Comply By: 03/11/04
8-30~ License to Operate
, 8-301.11
MN Rule 4626,1755 Discontinue operating the food cstabJishment until a license to operate is obtilined ftom
the regulatory authority,
Comply By: 03/11/04
MDH ST. CLCLJD ..:s~<J ~" 4~""
, ,.. Food:and ~ev~rti,ge\~$t~pH.~hment
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. .... . I:;' >lnspe,c,t~9..r. ~ Report"
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MAR-16-2004 15:26
MDH ST, CLOUD
32<1 255 4264 P.<l7/1a?
Inspection Type: 1
Date: 03/1//04
Time: 01:43:00
Report #: 6809041045
Mitch Miller's aide Town Taver
. :. .
. , Fo~d 'anda~verage:'Establishment
. ,.':,' "nspecfionReport
Page 6
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Total Critical Orders This Report: 7 " ,,' ,
Total Non-Critical, Ord~ This ~~: ] 8 .
N01E: All new food equipment must meet the applicable standards ~fN:SF, ~ernatic:inaI, ' p~ 'and specincatiOlis
must be submitted for review and approval prior to new cq~on, rcmQdefulg or altc:rationS, ' , .' .
] acknowledge receipt ofthc Minnesota De~~ ofHealtii mspection 'report number
6809041045 of 03/11/04.
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Certified P!'od :Manager:
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EstabIishm~
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Signed:
"
Peter nOOIl
, Emiiro;;fucritaI'ItCaithspcCi81ist
St Cloud
320'-650-'} 07~
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DATE OS- ~ /2. - () L-{
PERMIT # D-{.() 1:133
BillLDING
PERMIT APPLICATION
(V1A(1\1 sT'
OWNER CONTRACTOR/OTHER (DESCRIBE)
JOB ADDRESS
SUBDIVISION
LEGAL DESCRIPTION
LOT
BLOCK
PID#
ADDRESS PHONE~.Z."1')...1
Au L Dltf\.AJ 21-(]. ~ 140 5 3. '"
CONTRACTOR L CENSE #
NAME ADDRESS PHONE #
CW~cJ() QOfV"S{v--k.~ 3{33;Jlc.G(f~+G'~- ~"-2'72-"j
ARCHITECTIDESIGNER/ENGINEER
NAME ADDRESS
PROPERTY OWNER
NAME
PHONE #
CLASS OF WORK:
REMODEL
DEMO
ADDITION
DESCRIBE WORK
12-'i. - {2Oo I- CZ f} 0 lI'Q R.ubb.v
VALUATION OF WORK: S J L" 2 () G
COMPLETION DATE 0 ~ ~ 6 ,- 0 L..(
ENERGY CODE USED FOR THIS PROJECT (RESIDENTIAL CONSTRUCTION)
ENERGY CODE OPTIONS: 0 CATEGORY I 0 2000 ENERGY CODE
SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL. PLUMBING, HEATING,
VENTILATING OR AIR CONDITIONING.
THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION A UTHORIZED IS
NOT COMMENCED WITHIN 180 DA YS, OR IF CONSTRUCITON OR WORK IS SUSPENDED
OR ABANDONED FORA PERIOD OF 180 DAYS AT ANY TIME AFTER WORK IS
COMMENCED.
I HEREBY CERTIFY THAT I HA VE READ AND EXAMINED THIS APPLICATION AND KNOW
THE SAME TO BE TRUE AND CORRECT. ALL PROVISIONS OF LAWS AND ORDINANES
GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED
HEREIN OR NOT. THE GRANTING OF A PERMIT DOES NOT PRESUME TO GIVE
AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER STATE OR
LO~ m::7G CONSTRUCTION OR THE PERFORMANCE OF CONSTRUCTION.
6 ~'( 2 -OL.J
SIGNATURE OF CONTRACTOR DATE
SIGNATURE OF OWNER
DATE
BUILDING DEPARTMENT. PHONE (763)635-1060. FAX (763) 635-1090
, .-.-----.-.--..
OFFICE USE ONLY
ENGINEER FEE
PERMIT
SURCHARGE
SEWER
ATIORNEYFEE
LICENSE CHECK
PLAN CHECK
TOTAL
APPL RECD BY
APPROVED FOR
ISSUANCE BY
TYPE OF
CONSTRUCTION
OCCUPANCY
GROUP
DIVISION
SIZE OF BLDG
(TOTAL SQ FT)
# OF STORIES
MAX OCC LOAD
USE ZONE
FIRE
SPRINKLERS
REQUIRED
DYES
o NO
_.....mn___._.___._.__
E~River
13065 Orono Parkway
Elk River, MN 55330
763/635-1060
Fax 763/635-1090
6:- 1 Hair: St Nw
7S-40S-U430
Subdivision
: Lot. 1
Permit T:lPB ; Euildinq
Property Type :' Conunercial
ConEt.e..:.ction Tj-pe: Remodel
Activity 327 Stor~s
Address
PHI
Leg.5Il De.:::c.
Villa?e
Bleck
PERMIT NO.:
04022f:;6
07/14/2004
DATE ISSUED:
4
Parcel 33
& Custom8r Se~vic~3
Permi t. F-.pplicant:
Fred l-1cC'oy
BUILDING INSPECTION RECORD
24 HOUR NOTICE REQUIRED FOR ALL INSPECTIONS.
OCCUPANCY AND USE NOT AUTHORIZED UNTIL
FINAL INSPECTION COMPLETED.
INSPECTION TYPE
DATE
INSPECTOR
fOOTING! SETBACK
nr,t'-""". .....1 .-,,. 'n _.
FP,AMING NON-STEVC' IJP.".L
HVAC FINAL
Exit Sign/Lightin
FINAL
INSPECTION TYPE
DATE
INSPECTOR
ROUGH-IN !-!V'AC
'O""TT~'T T"1 '-'''_c:
GAS FINAL
F'LIJMBING FINAL
ACCESSIBLE AND USABLE B DG
INSPECTION COMMENTS:
In accordance with City Ordinance, new or substantially remodeled buildings shall not be occupied until all
work as been appr.oved, and a Certificate of Occupancy has been issued by the Building Department.
NOTE: THIS CARD MUST BE POSTED IN THE GARAGE OR TAPED TO AN CALL FOR INSPECTIONS WEEKDAYS:
ACCESSIBLE WINDOW' BEFORE CALLING FOR INSPECTIONS. Electrical: 320n43-3149 7:00 AM - 8:30 PM
MAINTAIN THIS RECORD CARD UNTIL WORK IS COMPLETE. Heating: 763/635-1060 8:00 AM - 4:30 PM
Plumbing: 763/635-1060 8:00 AM. 4:30 PM
!3uil~i."J1: 7~635~1060___ 8:00 AM - 4:30 PM
'~River
I
13065 Orono Parkway
Elk River, MN 55330
763/635-1060
Fax 763{635-1090
PERMIT NO.:
0402266
07/14/2004
DATE ISSUED:
Permit Type
p.r:op..::rt}' Type
':onstl:lJ.ctL)f1 T:rpe:
Activit.y
Valuation
651 Main St Nw
75-405-04:.0
Subdivi5ion Vi lage
Let ~ E,l( c}: 4
Building
Corrunercial
Remodel
327 Store8
Parcel -:.>-..'
JI.ddress
PIN
Legal Desc
& C1 stamer Services
65,000.00
OWNER
Permit Fee Schedule
Plan Check Co~~ercial
State Surcharg Building
$748.71
$486.6'
Petersen, Robert S/julie
12043 County Rd 35 W
Cokato, MN S~321 1502
S32.5!
Total
$1,267.9
Paid with check # 1071
APPLICANT
Fred McCoy
IMPORTANT! PLEASE READ
SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL,
PLUMBING, HEATING, VENTILATING OR AIR CONDITIONING.
THIS PERMIT BECOMES NULL AND VOID IF WORK OR
CONSTRUCTION AUTHORIZED IS NOT COMMENCED
WITHIN 180 DAYS, OR IF CONSTRUCTION OR WORK IS
SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS
AT ANY TIME AFTER WORK IS COMMENCED.
I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS
APPLICATION AND KNOW THE SAME TO BE TRUE AND
CORRECT. ALL PROVISIONS OF LAWS AND ORDINANOES
GOVERNING THIS TYPE OF WORK WILL BE COMPLIED
WITH WHETHER SPECIFIED HEREIN OR NOT. THE GRANTING
OF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY
TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER
STATE OR LOCAL LAW REGULATING CONSTRUCTION OR
THE PERFORMANCE OF CONSTRUCTION. Signature
"-_...-.--- . '-', '--," --,-_.~_._~._-"-_._, -,-.._--_...~_.~-,.__._.,."'--_.._,..
.-----.---,---
SEPARATE PERMITS REQUIRED FOR WORK OTHER THAN DESC
13065 Orono ""'!<way
Elk River, MN 55330
>' "
PERMIT# 0 46;24 J !
DATK
CITY OF ELK RIVER
DEPARTMENT OF BUILDING SAFETY
13065 ORONO PAR1I."WAY
ELK RIVER. MN 55330
o K. ()::Q
7 )9-1:\/ 04
INSPECTION SCHEDULING (7G3) 635-1060
FAX (763) G35-1090
PLUMBING PERMIT APPLICATION
Site Address: 195 Q Mc>'-I';".. 'Sk,,-~I- Suite/Unit
The Applicant is: Owner 0 Contractor .Q( Other 0
Property
Owner
NAMFL.:'I/< f,.>~ chi rr> f){'0-c.- 1-. ~
ADDRESS '" '5 6 /Y1e< .'~' <;;; ~J' -<--<- f-
CITY L- 11< ((, ;'" STATE M",,- ZIP :5:;;'3 ~D
TELEPHONE '-/ LII- d 'i I I
Contractor
Engineer
\:>l\J "'^-lA, ~''1
'387
STATE JIIh- ZIP
NAME
ADDRESS
CITY
TELEPHONE
STATE ZIP
REG#
USE TYPE
Townhouse 0
InstitutIOnal 0
Commercial/Industrial ~
Other (0) 0
Single Family 0
Multi-Family 0
INewO
Addition (ADD)O Alter (ALT)~ Repa;r (REP)O
Other (0)0
PLEASE COMPLETE OTHER SIDE OF APPLICATION
SEPA:'~'.Ti':: :'Em,nTS ARE REQUIRED FOR BUILDING, ELECTRIC, OR HVAC WORK
www.ci.elk~river.mn.us
. . _,__ .m__,'_."_'_.__
-- --.. _.~-_._--_._._._~-
--.--_.._._-'---'-"-~--_._-_.
____'_'___n_ .,___.
,. .
Detailed descnptlOn of work c..o n i\-e.c.. ~ e. of 1~~'''':'''1 p'1 v 1M. !4 I '^-~ k
\f\ e v.:> e ~ S€u:J v..
,
Fixtures: (Ind1cate total number of each)
Bathtub
_ Clothes Washer
DIshwasher
_ Drinking Fountain
_ Floor Drain
_ Flanupable Waste Tank
_ Grease Trap
_ Kitchdn SinklDisposal
_ Laundry Tray
_ Other (describe)
_ Lavatory (R.I)
SWIm Pool
_ Tub Shower (R.I)
Urinal
Vac Breaker
Water Closet
_ Water Closet (R.I)
_ Water Heater
Water Meter
_ Lavatory
RPZ Valve
Roof Drains
~ Sewage Pump
_ Sl~p Sink
~ Shower'
_ StandpipefW ash box
_Sump Pump
Water Softener
If gas water heater, indicate who will be doing the gas piping:
Address
Sta.te Mechanical Bond #
Phone #
o Please check if on file
All Fees are based onvaluation, including cost of labor and materials.
The minimum..fee; is,~45..:00 + state surcharge.
TOTAL JOB vALUATION: $ I <joO~
PERMIT FEE $ ~iO (1 '/,% of Total Valuation - minimum of $45.00)
SURCHARGE $ (.0005 x Total Job Valuation - minimum $.50)
TOTAL DUE $ ~6".5D (make checks payable to: City of Elk River)
rrHIS IS AN APPLICATION FORA PERMIT. IT IS NOT VALID UNTIL PROCESSED!
NAME OF APPLICANT -r;, 0 ~ ~ L 0... "'^-IL>
______ _L__ P'~' '- -:J-/___
DATE.-!lJ.d3J-~~
"----...--.-...------
.~
Cky of
~ River
13065 Orono Parkway
Elk River, MN 55330
763/635-1060
Fax 763/635-1090
Addr,,=,:E:2
: ;5:. .';', Ha i l'! S t !-J",.J
: ",'~'-4\)5-042(i
FIi-;
Le9a1 De3C
; Suj.:di-..rizic:": \'illa9'=-
t::~ "! r.'- ]..-
. ... -,-
. .l..-~; L
,
Fermi ~ T:"l>==
Frcpert:y T:/pe
: F 11Jml) i fI'J
; ('.::;nunerci6~
I:(!ri~t.r:~.~cti(.\rj T'.lpe: P-emode1.
Acti-v':.ty
: e,l::
t'::':.Cfrr1.t AL:plic,:i.n~::
r',I\'F:P.\'"IE',<j PLU!VJEI1-,j,::;
PERMIT NO.:
0402471
07/::'~'/:2(<i';
DATE ISSUED:
d
P2lLc.:=.l -.
BUILDING INSPECTION RECORD
24 HOUR NOTICE REQUIRED FOR ALL INSPECTIONS.
OCCUPANCY AND USE NOT AUTHORIZED UNTIL
FINAL INSPECTION COMPLETED.
F.;~'. Ef:":': Jb-:
Ell: FiV~l', Jv'!1',) ~':"::;::C
76j/~41,-130J
INSPECTION TYPE
DATE
INSPECTOR
~ .. - - -
- . .~
INSPECTOR
INSPECTION COMMENTS:
In accDrdance with City Ordinance, new or substantially remodeled buildings shall not be occupied until all
work as been appr.oved, and a Certificate of Occupancy has been issued by the Building Department.
NOTE: THIS CARD MUST BE POSTED IN THE GARAGE OR TAPED TO AN CALL FOR INSPECTIONS WEEKDAYS:
ACCESSIBLE WINDOW BEFORE CALLING FOR INSPECTIONS. Electrical: 320n43-3149 7:00 AM - 8:30 PM
MAINTAIN THIS RECORD CARD UNTIL WORK IS COMPLETE. Heating: 783/835-1060 8:00 AM - 4:30 PM
Plumbing: 783/635-1080 8:00 AM - 4:30 PM
Building: 783/635-1080 8:00 AM - 4:30 PM
--.._..~_._,.... . ,-..-.- ....-. -..------...--------.
~ver
13065 Orono Parkway
Elk River. MN 55330
763/635-1060
Fax 763/635-1090
PERMIT NO.:
IJ402471
DATE ISSUED:
n"7/2S/2(:O.J
, .~d;jre.:;E
FIt.!
:"e-';1=.}. I>e;:,:,
: 15:, :-' H2 iL St N1r.i
: '":-:.-,:!:'):,-'.,'Q;20
: S1..:.;:,ct.:.'/:sicL v..;. .le.']-=-
: L::'~
1
81 lck
4
P'.:;..c~'.el 3.:.
FEcl.f!1i t IJ~>::
: Fluml:..in'J
: C".)rmner:C':61
F.r'::.'pel'~Y T:/r,;.;~
">:-,nE+::.~' 1.:::t lC/!"i T:::'l)f:;: P.;2m::::-dE.}
p\(;t i v 1 T.:.}'
; (,/ ~
NC"~_'E: Si=,=, t'e,-::.! ,"-rJ
E-_.~i i_jii~'~;
t:'-:::l'lr'.: :.
~';" ,- ,-
. '
lrL:.~lj<;:;:c~:Cli:; .
- '.-
OWNER
Rbfferty, Michael H
6:.3 l'1airl St
Elk Five1-", 11l.,j :IS,?3C, i.~:fj.2
Fl:.trn.t.iz:'9
State SllrcharqE: Plurnbin,;
(:ii'-, ,-.
....-::-...'-.'
Tot_a 1
sU. ~I
$4:, . :.
Paid Hith check # 640}
APPLICANT
FGVEp':'iIEv..7 f'LUHBING
F.(... 80:-'.: je7
p, ,. r.i"- r 'n} 0'0,0"
76tl\llPQRTAN:TI PLEASE READ
SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAl,
PLUMBING, HEATING. VENTILATING OR AIR CONDITIONING.
THIS PERMIT BECOMES NULL AND VOID IF WORK OR
CONSTRUCTION AUTHORIZED IS NOT COMMENCED
WITHIN 180 DAYS, OR IF CONSTRUCTION OR WORK IS
SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS
"T ANY TIME AFTER WORK IS COMMENCED.
I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS
"PPLlCATION AND KNOW THE SAME TO BE TRUE AND
::ORRECT. ALL PROVISIONS OF LAWS AND ORDINANCES
30VERNING THIS TYPE OF WORK WILL BE COMPLIED
/lITH WHETHER SPECIFIED HEREIN OR NOT. THE GRANTING
JF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY
ro VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER
3TATE OR LOCAL LAW REGULATING CONSTRUCTION OR
rHE PERFORMANCE OF CONSTRUCTION. Signature
SEPARATE PERMITS REQUIRED FOR WORK OTHER THAN DESCRIBED ABOVE.
..___ _."'_..__m_. n_..."'.__.__
. ----.----.--..
.'_ m ~.__._._._ .._.__.._______..
fiJlU~/ '\
Otto(. ~
Elk: ~
River - ,
---"
PERMIT Ii
OL{oa t..\d.-7
SEWER 8< ,VATER HOOK-UP PERMIT
13065 Orono Par,..ay
Elk Rive" MN 55330
NA..r,iE OF COMPANY OR CDRPOF-i\.TION' K:rf
K'_r,iE OF It-H)IVIDUAL !vIAKINGAPPLICATION:
CO!vIPk"iY ADDRESS: .
~ / /Y' c--
=/;' S ~\M~ ( .
,j,., i
HONE:
THE .A..FORE!vI..ENTIONED HEREBY REQUESTS PER.\V!ISSlON TO DISRUPT THE
PUBUCRIGHT,OF.WAY f<tt--<2, ..A,..!'ffiAGREESTO
REPLACE ALL MATERIALS JI..N STREET SURFACING ACCORDING TO THE
SPECIFICATIONS A..~"D UNDER THE SUPERVISION OF THE STREET
SUPERll,iTEl-IOE:N"T OF THE CITY OF ELK RIV1:R. JlYPUCA..N"T MUST ALSO CM...L
FOR APPROPRIATE INSPECTIONS.
("
JOB SITE: t ~.3 "}77o-/ VI
----
..9 (-
TYPE OF WORK:
SEWER ~WP..TER
INSURA N CE'
EACH JlYPUCJI...c'iT SHALL ACCOMPA..~'Y ms APPUCATION w1TH A CERTIFICATE OF .
mSURA..1<iCE. SUCH CERTIFICATE SFJ..LL SPECIFICALLY STATE THA.T SUCH
INSURA..1<iCE COVERS UNDERGROUJ:-<"D OPERATIONS AND SHALL CONTAL"1" A
PROVISION THAT THE COVERAGE APFORDED 1J"}'"DER 'FrlE POUCIES w1!..L NOT BE
Ck"iCELED OR W.TERLi\.LLY CF..ANGED UNTIL AT LEAST '15 DAYS PRIOR ViRITTEN
NOTICE HAS BEEN GIVEN ';['0 THE CITY.
INSUF.JI...c"iCE CO!vlYJI.1<'Y/ADDRESS:
COVERAGE;:
$1,000,000 PER OCCURRENCE BODILY INJURY
$1,000,000 PER PROPERTY DA..1Y.!AGE
$1,000,000 GENERAL AGGREGATE
$1,000,000 PRODUCTS A..1<iD COMPLETED OPERATIQNS AGGP..EATE
$ 2,000 BO!'<'D mFAYOR OF THE CITY OF ELKRIYER
V NO
"ATE"~~ YE'
DATE: ~ ..
::~:Y .'
NO PERSON SH.>\.LL !/LA.lIT CONNECTIONS OF ROOF DOWNSPOUTS, EXTERIORPOUNDATlONS
DRAINS, }.:3:lA.WAY DR.tiNS OR OTHER SOURCE OF SURFACE RUNOFF OR GROUNDWATER TO
A BUILDING SEWER OR BUILDING DR-tiN WElCH IN TURN IS CONNECTED DIP.ECTLY OR
INDIP.ECTLY TO A PUBUC S}_NITARY SE\V.oR.
UNUSED SEPTIC TA}fF..B, CESSPOOLS, LEACETNG PITS """D SIMILAR DEVICES AND
STRUCTURES SHALL BE BACKFILLED OR .L'..DE S}.FE A.'D UNUSABLE IN A W_"'NER
ACCEPTAELE TO THE CITY.
}...PPROVED BY:
DATE:
S:\Bb.Z\P"rmit.s\STRE(E'l'
._------~--_. -..-..-.-....,--.-
_.... _ .____...u _"._.._.._. ._un
. .-... ._--_.._...._---.-~-_.._. --..
.._.__.__.._ +__""".'"._.u_._
E~RiVer
13065 Orono Parkway
Elk River, MN 55330
763/635-1060
Fax 763/635-1090
Address : 653 Main st. Nw
PIt.J : '75-4(1)-CJ420
Legal Desc : Subdivision Village
: Lot 1 Blocf: 4
Fermi t Type : Sewer & Water Hoo,:up
Property Type : Comrnercial
Construction Type~ Remod61
Activity : Gis
Fermi 1: .!:"'ppli:::.ant:
EIG ,JON'.s CONSTRUCTION
20791 Elk Lake Rd
Elk River, MN 55330
PERMIT NO.:
0402427
07/26120(14
DATE ISSUED:
r'~ircel J'-;,
BUILDING INSPECTION RECORD
24 HOUR NOTICE REQUIRED FOR ALL INSPECTIONS.
OCCUPANCY AND USE NOT AUTHORIZED UNTIL
FINAL INSPECTION COMPLETED.
612/441-2662
INSPECTION TYPE
INSPECTOR
DATE
. ~
.
.
INSPECTION COMMENTS:
In accordance with City Ordinance, new or substantially remodeled buildings shall not be occupied until all
work as been approved, and a Certificate of Occupancy has been issued by the Building Department.
NOTE: THIS CARD MUST BE POSTED IN THE GARAGE OR TAPED TO AN CALL FOR INSPECTIONS WEEKDAYS:
-ACCESSIBLE WINDOW BEFORE CALUNG FOR INSPECTIONS. Electrical: 320n43-3149 7:00 AM - 8:30 PM
MAlN'fAIN THIS RECORD CARD UNTIL WORK IS COMPLETE. Heating: 763/635-1060 8:00 AM . 4:30 PM
Plumbing: 7631635-1060 8:00 AM - 4:30 PM
Building: 7631635-1060 8:00 AM - 4:30 PM
.------.--.
E~~ver
13065 Orono Parkway
Elk River. MN 55330
763/635-1060
Fax 763{635-1 090
PERMIT NO.:
;,)402427
DATE ISSUED:
07/26/2004
Address 653 Main St Nw
FIN 75-405-0420
Legal rl~3= Subdivisicn vi lage
Lot 1 81 )ck 4
F'e.rnd t Type Sewer & tAJater ookup
Property T~lpe Commercial
..:'onstruc": i C,'l"l Type: Eemodel
Activity : 0/3
Parcel .33
OWNER
Rafferty, Michael H
653 Hain St
Elk River, MN 55330 1502
':'otal
$45. I) 1
54:,. (1 -'
SEWER AND WATER HOOKUP
Paid with check # 7594
APPLICANT
BIG JON'S CONSTRUCTION
20791 Elk Lake Rd
E.lk River, MN 5:,330
ollMPORTANYI PLEASE READ
;EPARATE PERMITS ARE REQUIRED FOR ELECTRICAL.
'LUMBING. HEATING. VENTILATING OR AIR CONDITIONING.
"HIS PERMIT BECOMES NULL AND VOID IF WORK OR
;ONSTRUCTION AUTHORIZED IS NOT COMMENCED
VITHIN 180 DAYS. OR IF CONSTRUCTION OR WORK IS
;USPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS
IT ANY TIME AFTER WORK IS COMMENCED.
HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS
,PPLlCATION AND KNOW THE SAME TO BE TRUE AND
:ORRECT. ALL PROVISIONS OF LAWS AND ORDINANCES
;OVERNING THIS TYPE OF WORK WILL.: BE COMPLIED
VITH WHETHER SPECIFIED HEREIN OR NOT. THE GRANTING
)F A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY
'0 VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER
.TATE OR LOCAL LAW REGULATING CONSTRUCTION OR
l-IE PERFORMANCE OF CONSTRUCTION.
--+" --.-..----...------- .----.-.--.+.--
ORK OTHER THAN DESCRIBED ABOVE.
SEPARATE PERMITS REQUIRED FO
-.-+,---...--...-....--..
. --_...,---'.-------..
. ,
City of
Elk ---
River--
Site Address:
PERMIT it O~ [lCo 7
RECEIVED BY
DATE'
CrTY OF ELl\ RLYER
BfJlLDfNG DEPARTMENT
13065 ORONO PARl<.."WAY
PO BOX 490
ELK RIVER. MN 55330
INSPECTION SCHEDULlNG (763) 441-4900
~Dlq
MECHANICAL. PERMIT APPLICATION
/,. s7 lJ1a,,, <;/ SuitelUait
'y
b-~ ./ '1r
(\,
The Applicant is:
OWIler 0
Contractor fSj
Other 0
Property
Owner
NA1\'IE 6/J Co ..........,.,,'1.
ADDRESS
CITY
TELEPHONE
?In:, t''''S' 5 "'......;;0 I IS /c!7 -
STATE ZIP
Contractor
NANIE D,y'S HFd+:^"f)~fi/C .
ADDRESS 6CJ5CJ !rJ!?''''aJr ./tv"
CITY .41/"l'r+~:llc STATEJ1?..... ZIP <;;S'3C1(
TELEPHONE 74:) -l/9 7 -,;J.'<<I' / UCENSE #
Engineer
. NAME
ADDRESS
CITY
TELEPHONE
STATE ZIP
REG#
.
Townhouse
.Institutional
USE TYPE
o CommerciallIndustrial ~
. 0 Other (0) 0
Single Family 0
Multi.Family 0
.
New 0
Addition (ADDJO Alter (ALT)O Repair (REP)
Other (0)0
PLEASE COiY1PLETE OTHER SIDE OF APPLICATION .
.. SEPARATE PERMITS ARE REQUIRED FOR BUILDING, ELECTRIC, GAS, OR PL!ft.I[BING
-- -'-"'--~--
-- --...-,--....-
.' ..-..,.....-.----.--..-...-
.. --.---. .-------- ~ ,.
E~lUver
P.O, Box 490
Elk River, MN 55330
763/441-4900
Fax 763/441-7425
PERMIT NO.:
f')'jri""' 1;;:''''
-.......... ""
06/24/'2003
DATE ISSUED:
Addrp-:32
PIN
Lega.l De.=-.;:
65 7 Ma.~!l St. Nw
75-405-0410
Subdi',T1.sion V'illage
Lot 1 Block 4
He.t;c
Commercial
Remodel
Parcel 33
Perm1.t T-::!pe
P rcpp. rty T1/pe
C0ng~ructiQn T~vpe:
A~'tivity
0/::
~eL~it Applic6nt:
GJ'S HEATING & AIR
€06Q La Beaux Ave Ne
Albertville, MN 55301
INSPECTION TYPE DATE
BUILDING INSPECTION RECORD
24 HOUR NOTICE REQUIRED FOR ALL INSPECTIONS.
OCCUPANCY AND USE NOT AUTHORIZED UNTIL
FINAL INSPECTION COMPLETED.
INSPECTOR INSPECTION TYPE DATE INSPECTOR
612/497-2661
""''''''''''''''''''Y_'r''',. T"'~"""
......71.... 14'"'""1'''''_T.
INSPECTION COMMENTS:
'"
In accordance with City Ordinance, new or substantially remodeled buildings shall nat be occupied until all
work has been approved, and a Certificate of Occupancy has been issued by the Building Department.
NOTE: THIS CARD MUST BE POSTED IN THE GARAGE OR TAPED TO AN CALL FOR INSPECTIONS WEEKDAYS:
ACCESSIBLE WINDOW BEFORE CALLING FOR INSPECTIONS. Electrical: 743-3149 7:00 AM _ 8:30 AM
MAINTAIN THIS RECORD CARD UNTIL WORK IS COMPLETE. Heating: 441-4900 8:00 AM _ 4:30 PM
Plumbing: 441-4900 8:00 AM. 4:30 PM
BulldlnQ: 441-4900 8:00 AM. 4:30 PM
____. h...__..... ._...., ___.
~
EI~River
P,O, Box 490
Elk River, MN 55330
'63/441-4900
Fax 763/441-7425
PERMIT NO.: 0).301767
DATE ISSUED: :)';;.'24,21:'<:3
Addre'?s
V:H
L.etjal Des.::
- 6'::'"1 Main St 1i~1
7S-40S-0410 .
Subdi~igio~ V~llage
Lot 1 Bleck 4
H,.72
Commercia.l
Re-rnod~l
Pa.!:\:el 33
Pe-!:m~ 1; T:t'Pe
k:'reperty ~~;~
~an=truct~Dn T:;pe:
~_ct' ~,~ :'1;~/
- O/S
OWNER
V4n Valker~u~g; ~obin & M
;-;57 Hain St:
Elk River, ~J 55330 lS84
HVAC
State Su~~harq~ F.rJAC
Total
~45.00
$1.50
$4 6 . 50
Paid with check # 501S
APPLICANT
DJ'S HEATING & AIR
6060 La Beaux Ave Ne
Albertville, ~I 55301
612;iMP-oA~NT! PLEASE READ
3EPARATE PERMITS ARE REQUIRED FOR ELECTRICAL,
'LUMBLlNG, HEATING, VENTILATING OR AIR CONDI-
rlONING.
rHIS PERMIT BECOMES NULL AND VOID IF WORK OR
~ONSTRUCTlON AUTHORIZED IS NOT COMMENCED
iV/THIN 180 DAYS, OR IF CONSTRUCTION OR WORK /S
3USPENDED OR ABANDONED FOR A PERIOD OF 180
JAYS AT ANY TIME AFTER WORK IS COMMENCED.
HEREBY CERTIFY THAT I HAVE READ AND EXAMINED
-HIS APPLICATION AND KNOW THE SAME TO BE TRUE
\ND CORRECT. ALL PROVISIONS OF LAWS AND ORDI-
~ANCES GOVERNING THIS TYPE OF WORK WILL BE
;OMPLlED WITH WHETHER SPECIFIED HEREIN OR NOT.
-HE GRANTING OF A PERMIT DOES NOT PRESUME TO
;lVE AUTHORITY TO VIOLATE OR CANCEL THE PROVI- G;;::
;IONS OF ANY OTHER STATE OR LOCAL LAW REGULAT-
NG CONSTRUCTION OR THE PERFORMANCE OF Signature' ?::? IA~ / ~ ~
;ONSTRUCTION.
SEPARATE PERMITS REQUIRED FOR WORK OTHER THAN DESCRIBED ABOVE.
.- -_. -_.~_.. - -------."-.' ''''...' -..- . -.-.--.-...-.-....- -,----".
.'"-.-.--.-
APPENDIX F
MINNESOTA BUSINESS ASSISTANCE FORM
(MINNESOTA DEPARTMENT OF EMPLOYMENT AND ECONOMIC DEVELOPMENT)
APPENDIX
F-l
Please fill in date agreement signed (same as question 21)
Minnesota Business Assistance Form
. The Minnesota Business Assistance Fonn (MBAF) is used to report each business subsidy and financial assistance
agreement signed from Au!!ust 1.1999 throurlh December 31. 2003 unless goals have been achieved and reported
in a MBAF per Minn. Stat. 91 16J.993 to 9116J.995.
. The following government agencies must submit a MBAF: 1) any local government/agency that signed a business
subsidy agreement since January I, 1999, or represents a population of more than 2,500; 2) all state government
agencies authorized to provide business subsidies.
. If a local or state government agency that is required to report has not done so by Aprill, DEED will mail a
warning. If it fails to report by June 1, it may not award any business subsidies until a report has been filed.
. Questions? Cat! (651) 296-0580. Information on where to mail or fax your completed MBAF(s) is on page 4.
Section 1 Grantor Information
1. Name of grantor (funding entity) 2. Name of person completing this fann
3. Street address 4. City 5. ZIP code
6. County 7. Phone number 8. Fax number 9. E.mail address
10. Please indicate who in your organization should receive the MBAF if different from the person in Question 2.
Name/Title Phone number Street address City ZIP code
II. Classification of grantor (Mark one. If grantor is entity 12. Has your organization held a public hearing on and
created by gov 't agency, please indicate affiliation. For adopted criteria for awarding business subsidies in
example, a city EDA would check "City government. ") compliance with Minn. Stat. S 116J.994? (Mark one.)
. <:ity government . .Yes, in 2004 (attach criteria)
. .Yes, in 2004 but have not yet adopted criteria
. <:ounty government . .Yes, prior to 2004
. .Regional goverrurent If Yes;
Hearing Date:_ Year Criteria Submitted:
. -State government
. .No
. ()ther (Please specify.) . ()ther (Please attach explanation.)
13. Has your organization signed any agreements to award a business subsidy or financial assistance ITom August 1, 1999
through December 31, 2003 unless goals have been achieved ani reported in a previous filed MBAF? (Mark one.)
. .Yes (Complete the remainder of the form unless goals have been achieved and . -No (StOD here. go to section 5 on page 4.)
reported in 0 previously filed MBAF per Minn. Stat. Ij1161.993 and 9'1161.994.}
S
2
I ~
echon RecIPient n ormatIon
14. Name of business or organization 15. Address where business subsidy or financial assistance
receiving subsidy or financial assistance will be used
Street address City State ZIP code
16. Does the recipient have a parent corporation? (Mark one.)
. .Yes (Indicate name and address of parent corporation below. Ifmore than one, indicate ultimate owner.)
. .No
Name of parent corporation Street address City State ZIP code
Minnesota Business Assistance Form (1/14/04)
Page1of4
Dept. of Employment & Economic Development
17. Industry ofrecipient's facility (Mark one.):
. -Manufacturing . -Services . -Finance, Insurance, Real Estate
. -Retail Trade . -Wholesale Trade . -Construction . -Other (please specify)
18. Did the recipient relocate as a result of signing this agreement? (Mark one.)
. .Yes (Indicate city and state a/previous address and reason recipient did not complete this project at that address.)
. -No (Go to Question 19.)
City/State of previous address Reason project not completed at previous address
19. Would the recipient have remained in previous location or relocated elsewhere if not awarded this business subsidy or
financial assistance? (Mark one.)
. -Remained at previous location . -Relocated to different Minnesota location . -Relocated outside Minnesota
Section 3 A"reement Information
20. Total dollar value of business subsidy or financial 21. Date agreement signed (In addition to the agreement
assistance (Please separate value by type in Questions 24 date, indicate any dates the agreement Will amended.)
and 25.)
22. Benefit date (Indicate the date the recipient wil/ benefitfrom the business subsidy or financial assistance. For example,
indicate the date improvements were finished, equipment was placed into service, or the recipient occupied the property,
whichever is earlier.)
23. Does the agreement provide a business subsidy or one of the four types of financial assistance (see Question 25) required to
be reported? (Mark one.)
. "business subsidy . -financial assistance
24. If the agreement provided a business subsidy, please 25. If the assistance was one of the four types of financial
indicate the type(s) and total dollar value for each type. assistance, please indicate the type(s).
- 'flat applicable, agreement provided financial assistance - "I1ot applicable, agreement provided a business subsidy
- -loan (only principal) $ - -assistance for property polluted $
- "grant (i.e., forgivable loan) $ by contaminants
- "tax abatement $ - oassistance for renovating building $
- -TIF or other tax reduction or deferral $ stock or bringing it up to code, and
- "guarantee of payment $ assistance provided for designated
- "Contribution of property or infrastructure $ historic preservation districts, when
- "preferential use of governmental facilities $ 50% or less of total cost
- -land contribution $ - -assistance for pollution control or $
. ,,'her (Specify subsidy type.) $ abatement
- -assistance for a TIF soils condition district $
26. If the assistance included tax increment financing, please 27. Are any other grantors providing a business subsidy or
indicate the type of TIF district? (Mark one.) financial assistance to the same project? (Mark one.)
- 'flot applicable, assistance was not in the form ofTIF - -Yes (Specify each grantor and the value of their
assistance below; attach an additional sheet ifnecessary)
- 'redevelopment
- -renewal and renovation - -No
- "Soils condition
- -economic development Grantor(s) and value of the agreement(s):
- mined underground space
- -hazardous substance subdistrict
Grantor Value ($)
Grantor Value ($)
Minnesota Business Assistance Fonn (1/14/04)
Page2of4
Dept. of Employrrent & Economic Development
Section 4 Goals and Public Purpose Identified in the Aoreement
28. Minn. Stat. ~ 1161.994 requires that business subsidy and financial assistance agreements state a public purpose. Which
of the following public purposes were stated in the agreement? (Mark all that apply.)
. -Enhancing economic diversity . -Increasing tax base (cannot be only purpose)
. -Creating high-quality job growth . o()ther (please specifY)
. .Job retention
. -Stabilizing the community
29. Indicate whether the agreement included the following types of goals, and whether the recipient had attained those goals
at the time afthis report. (Fill in the boxes and attainment daters) for each goal.)
Goals Target attainment All goals
established? dates (month & year) attained?
A) Specific wage and job goals to be attained within 2 years . .Yes - -No - -Yes . -No
B) Other job.creation and/or retention goals - -Yes - -No - -Yes . -No
C) Other wage goals - -Yes - -No - -Yes . -No .
D) Other goals other than wage and job goals - -Yes . -No - -Yes - -No
(Please attach descriptions of goals and progress toward
attainment ifnot documented in Questions 30 and 31.)
30. For each of the following wage categcries, indicate the job creation and/or retention goals stated in the
agreement and the average hourly value of any employer-provided health insurance goals for those jobs. (Onlv indicate job
creation goals in full-time equivalents if you are unable to separate goals by full- and part-time positions.)
Full-time ParHime/ FTE (Q!!!y if goals not
Hourly Wage Job SeasonalfJemp. stated as FT /PT) Job Retention Hourly Value of
(excluding benefits) Creation Job Creation Job Creation Health Insurance
no hourly wage-level goal - - - - , -
less than $7.00 - - - - '-
$7.00 to $8.99 - - - - . -
$9.00 to $10.99 - - - - , -
$11.00 to $12.99 - - - - $ -
$13.00 to $14.99 - - - - '-
$15.00 and higher - - - - '-
3!. For each of the following wage categcries, indicate the number of actual jobs created and/or retained since the benefit
date and the actual hourly value of any employer-provided health insurance for those jobs. (Onlv indicate job creation in
full-time equivalents if you are unable to separate job creation into full- and part-time positions.)
Full-time Part-timet FTE (Q!!!y if unable to
Hourly Wage Job SeasonalfJemp. separate FT/PT) Job Retention Hourly Value of
(excluding benefits) Creation Job Creation Job Creation Health Insurance
less than $7.00 - - - - . -
$7.00 to $8.99 - - - - $ -
$9.00 to $10.99 - - - - s -
$11.0010$12.99 - - - - . -
$13.00to$14.99 - - - - $ -
$15.00 and higher - - - - $ -
32. Has the recipient achieved alll!oals (see Questions 29, 30 and 31) and fulfilled all oblil!ations stipulated in the agreement?
(Mark one.)
- -Yes . -No
Minnesota Business Assistance Form (1/14/04)
Page3of4
Dept. of Employment & Economic Development
Section 5 Recipients Failing to Fulfill Obligations
Do not com/Jlete this section if you com/Jleted it on another MBAF submitted to DEED.)
33. During the period January 1, 2003 through December 31, 2003, did your organization have any recipients who failed to
report asrequired by Minn. Stat. * 1161.993 and * 1161.994? (Mark one.)
. .Yes (Indicate the name of each recipienJ failing to report and the value of subsidy or financial assistance awarded to that
recipient. Attach additional pages ifnecessary.)
. -No
Name of recipient Type of subsidy or assistance (See Questions 24 and 25.) Value of subsidy or assistance
34. Did your organization have any recipients who failed to achieve any goals or fulfill any other obligations under an
agreement signed on or after August 1, 1999, that were required to be fulfilled by the time of this report? (Mark one.)
. .Yes (Complete the remainder of this section.) - -No (Stop here and submit form to DEED .)
35. . 39. Provide the following information for each recipient failing to fulfill goals or any other terms of an agreement that
were to be attained by the time of reporting. (Attach additional pages ifnecessary.)
35. Information on recipient and agreement:
Name of recipient in default Type of subsidy or assistance Initial value of
subsidy or assistance
Street address of recipient City/ZIP code of recipient Outstanding value of
subsidy or assistance
36. Reason(s) for default (Mark all that apply.):
- -recipient ceased operation - -recipient relocated to a different community
- -recipient was unable to fill vacant positions - ~ther (Specify reason.)
37. To date, has the recipient fulfilled its repayment obligation? (Mark one.)
- -Yes - -No, recipient has begun to repay the assistance. - -No, recipient has not beeun to repay the assistance.
38. Has the agreem::nt been amended to extend the recipient's deadline for fulfilling its obligations? (Mark one.)
- -Yes - -No
39. Describe the steps being taken to bring recipient into compliance or recoup the subsidy:
Return your completed MBAF(s) by April I, 2004, to:
Minnesota Business Assistance Form
Minnesota Department of Employment and Economic Development - AEO
500 Metro Square, 121 East 7'" Place
St. Paul, MN 55101-2146
Or fax to: (651) 215-3841
Minnesota Business Assistance Fonn (1/14/04)
Page 4 of4
Dept. of Employment & Economic Development
APPENDIX G
ESTIMATED CASH FLOW FOR THE DISTRICT
APPENDIX
G-l
9/30/2004
Metro Plains - BOTH
CITY OF ELK RIVER. RIVERFRONT REDEVELOPMENT AREA
Paga1of5
DRAFT FOR DISCUSSON ONLY
:CASK
Bua Projact Caplul1ld Sami-Annual ,.... Saml-A.nnual PAYMENT DATE
PERIOD BEGINNING Ca~~~ilu ,.. ,.. GrossTu Auditor NatTu PERIOD ENDING
Yrs. Mth, V,. CaoacitY CaDacitv Increment 0.36% Incl1lmant VB. M~. V,.
0.0 02-01 2003 17.741 17,741 0.0 08-01 2003
0.0 08-01 2003 17,741 17,741 0.0 02.-01 2004
0.0 02-01 2004 17,741 17,741 PtesentV.lueDate02-01-OS 0.0 "., 200'
0.0 08-01 2004 17.741 17,741 0.0 02-01 2005
00 02-01 2005 17,741 17,741 0 0 0 0 0.0 08-01 2005
0.0 "., 2005 17,741 17,741 0 0 0 0 0.0 02-01 20"
0.0 02-01 2000 17,741 17,741 0 0 0 0 0.' "., 2006
0.' 08-01 2000 17,741 17,741 0 0 0 0 LO 02-01 2007
LO 02-01 2007 17,741 195,621 177,880 109,142 (393) 108,749 L' 05-<" 2007
L5 08-01 2007 17,741 195,621 177,990 109,142. (393) 108,749 2.0 02-01 200'
2.0 02-01 200' 17,741 201,489 183,748 112,742 (406) 112,337 2.' 09-01 2006
2' 08_01 2008 17.741 2.01,499 193,748 112.742 (406) 112,337 3.0 02-01 2005
3.0 02-01 2009 17,741 207,534 189,793 116,451 (419) 116,032 35 08-01 2009
3.5 08-01 2005 17,741 207,534 189,793 116,451 (419) 116,032 '.0 02-01 2010
" 02-01 2010 17,741 213,760 196,019 120,271 (433) 119,839 '.5 08-01 2010
,., 05-<" 2010 17.741 213,760 196,019 120,271 (433) 119,839 '0 02-01 2011
'.0 02-01 2011 17,741 220,173 202,432 124,206 (447) 123,759 ,., "., 2011
,., 09-01 2011 17,741 220,173 202,432 124.206 (447) 123,759 5.0 02-01 2012
5.0 02-01 2012 17,741 226,778 209,037 128,259 (462) 127,797 5.5 "., 2012
5.' 0$-01 2012 17,741 226,778 209,037 129,259 (462) 127,797 7.0 02-01 2013
7.0 02-01 2013 17,741 233,591 215,840 132,433 (477) 131,956 7' 09-01 2013
7' 08-01 2013 17,741 233,581 215,840 132,433 (477) 131,956 '.0 02.01 2014
'.0 02-01 2014 17,741 240,599 222,849 136,733 (492.) 136,240 " 09-01 2014
'.5 08-01 2014 17,741 240,599 222,849 136,733 (492) 136,240 9.0 02-01 2015
9.0 02-01 2015 17,741 247,806 230,065 141,161 (509) 140,653 9.' 0$-01 2015
95 09-01 2015 17,741 247,806 230,065 141,161 (509) 140,653 100 02-01 2016
10.0 02-01 2016 17,741 255,241 237,500 145,723 (525) 145,198 10.5 08-01 2016
10.5 "., 2016 17.741 255,241 237,500 145,723 (525) 145,198 11.0 02-01 2017
11.0 02-01 2017 17.741 262,998 245,157 150,421 (542) 149,879 11.5 08-01 2017
11.5 "., 2.017 17,741 262,998 245,157 150,421 (542) 149,879 12.0 02-01 2018
12.0 02-01 2018 17,741 270,785 253.044 155,260 (559) 154,701 12.5 0'" 2018
12.5 09-01 2018 17,741 270,795 253,044 155.260 (559) 154,701 13.0 02-01 2019
13.0 02-01 2019 17,741 278,909 261,167 160,244 (577) 159,669 13.5 09-01 2019
13.5 OS-01 2019 17,741 279,908 261,167 160,244 (577) 159,668 14.0 02-01 2020
14.0 02-01 2020 17,741 287,276 269,535 165,379 (595) 164.793 14.5 09-01 2020
14.5 08-01 2020 17,741 287,276 269,535 165,378 (595) 164,793 15.0 02-01 2021
15.0 02-01 202' 17,741 295,894 279,153 170,666 (614) 170,052 15.5 09-01 2021
15.5 08-01 2021 17,741 295,994 278,153 170,666 (614) 170,052 16.0 02-01 2022
16.0 02-01 2022 17,741 304,771 297,030 176,113 (634) 175,479 16.5 OS-01 2022
16.5 09-01 2022 17,741 304,771 287,030 176,113 (634) 175,.479 17.0 02-01 2023
17.0 02-01 2023 17,741 313,914 296,173 191,723 ...., 191,OS9 17.5 08-01 2023
17.5 0'" 2023 17,741 313,914 296,173 181,723 ...., 181,069 18.0 02-01 2024
18.0 02-01 2024 17,741 323,331 305.590 187,501 (675) 186,826 18.5 0'" 2024
19.5 08-01 2024 17,741 323,331 305.590 187.501 (675) 186,826 19.0 02.01 2025
19.0 02-01 2025 17,741 333,031 315,290 193.453 .96) 192,756 19.5 09-01 2025
19.5 09-01 2025 17,741 333.031 315,290 193,453 (696) 192,756 20.0 02-01 202'
20.0 02-01 2026 17,741 343,022 325,291 199,593 (719) 198.864 20.5 09-01 2026
20.5 09_01 2026 17,741 343,022 325,281 199,583 (719) 199,964 21.0 02-01 2027
21.0 02-01 2027 17,741 353,313 335,572 205,997 (741) 205,15e 21.5 09.01 2027
21.5 08-01 2027 17,741 353,313 335,572 205,897 (741) 205,156 22.0 02-01 2028
22.0 02-01 202' 17,741 363,912 346,171 212,400 (765) 211,636 22.5 08-01 2028
225 08-01 2029 17,741 363,912 346,171 212,400 (765) 211,636 23.0 02-01 2029
2.3.0 02.01 2029 17,741 374,930 357,088 219,099 (789) 218,310 23.5 08.01 2029
23.5 09-01 2029 17,741 374,930 357,089 219,099 (799) 218,310 24.0 02-01 2030
24.0 02-01 2030 17,741 386,074 369,333 225,998 (914) 225,185 24.5 09-01 2030
24.5 09-01 2030 17,741 386,074 368,333 225.999 (914) 225,185 25.0 02-01 2031
25.0 02-01 2.031 17,741 397,657 379,916 233,105 ;:39) 232.266 25.5 09.01 2031
25.5 08-01 2031 17,741 397,657 379,916 233,105 "9 232,266 260 02-01 2032
Totals 8207924 29549 8,178378
PresentV.lue Date 02-01-05
Pre~_byEhle..
NewCalhnowl.21~woadmln
9/30/2004
Metro Plains - BLUFF BLOCK
CITY OF ELK RIVER - RIVERFRONT REDEVELOPMENT AREA
60 Units of For Sale Single Faml1y and 10,000 Sq/Ft Retail
DRAFT FOR DISCUSSON ONLY
Page20r5
1::':;:::;::;;):: ::::';::::;::::::::::iT"if!;:c:ASH:P~WijA~O:NI:::):::::::::::::: :::::1 >:::i'::)1
District New Redevelopment District
County Dlltrlct fI
Innation Rale. Every_ Years
IntemalLoanRale
Pay_As.You.Go Interest Rale:
Nolelssued Dale (PreserrtValueDate)
LocalTaxRate-Frozell
Fiscal Disparities Electioll (A_inside or B oulside)
Year District was certified
Assumes First Tax Increment
Assumel First Tax Increment ForDev
Years ofTax Increment
Assumes Lasl Year 01 Tax Increment
Fiscal Disparities Ralio
Fiscal Disparities Melro Wide Tax Rate
localTaxRale-Currenl
Slate Wide Property Tax Rate {Used for total laxes)
Market Value Tax Rale (used for total taxes)
Commerciallnduslrial Class Rale
First 150,000
Over 150,000
3.00%
4,0<1%
6,75%
01_Feb.05
122_7140%
WA
Pay 2004
2006
2007
26
2031
Pay2-0G4
NfA
NfA
122.7140% Pay2004
54,4470% Pay 2004
0,07597% Pay2004
1,5%-2.0% Pay2004
1.50%
2.00%
:vALt! .. ""
Property ..." Building Total Class Basa Data
PlD Owner Market Value Market Value MlrketValue Rate TlxCanacltv Payable
754050450 ECMP\<b",,'... 89,300 85,400 174,700 1,5%-2,0% 2,744 2004
764050460F."a,ok""p!oG<" 118,400 139,200 257,600 1,5%.2.0% 4,402 2004
764050470l,,,,N.d.,.. 117.200 11B,200 235,400 1.5%-2.0% 3,958 2004
754040140 3,500 0 3,500 1.5%-2_0% 53 2004
754050141 200 0 200 1.5%-2_0% , 2004
754050410 72,700 307,700 3BO,400 1.5%-2_0% 8,858
754050420 58,500 6B.100 125,600 1,5%-2.0% 1,899
754050430 57,000 65,200 122,200 1,5%-2.0% 1,833
754050440 97.200 90,700 187,900 1,5%-20% 3,OOB
Totals Current Use 1,488,500 24,758
Totals For Sale Use 12,000,000 92.66% 1,379,305 1.00% 13,793
Totall Retail UIe 950,000 7.34% 109,195 1.15%-2.0% 1,638
Totall NEW Ula 1,488,500 115,431
Note:
1. Market valuu are pay 2004 pl!rrev!l!wofCountyrecon:ls'm 2.23-0<1
Markel Value Taxes Per
S .Ft./Unltl _.FtJUnlts
200,000.00 2,606.22
95.00 3.31
Q1!iI ,ORMATlQ
Total
Taxes
156,373
33,054
Clan
....
1_00%
1.5%-2.0%
Dste
Payable
2006
2006
Uae Total
Phase Sq. FtJUnlls
For Sale 60
Retail 10,000
ExistinoTaxCanacitv
Market
Value
12,000,000
950,000
o
Total 189,427 12,950,000
. Tax eltlmates are baled upon developers estimates of market value, con structloncoatsandtaxespersqlrt,
TaxCsnaclI"
120.000
1B,250
8,471
146,721
!CAt
Total Local Fiscal Local Fiacal State-wlde local Fiscal Slate-wlde Market Total
U.. Tax Tax Disparities T.. DisparitIes Property Tax81 Dlaparilles Property Value Taxes
Can~~1tv Capacltv Tax Callacity Rate Tax Rate TuRate Taxes Taxes Taxes
For Sale 120,000 120,000 0 1.22714 0_0??oo 0.64447 147,257 0 0 9,116 156.373
Retail 1B.250 18,250 0 1_22714 0,00000 0.54447 22,395 0 9.937 722 33,OS4
TOTAL 146,721 146,721 0 1.22714 0.00000 0.544-47 180,0<17 0 9,937 9,838 189,427
Note: Elk River does not pay Flacal Dlsparltlessnd For Sale Homes do not pay State-wide property tax
PreperedbyEhl.r.
NewCashllow ..21~"wo edmln
9130/2004
Plge30tS
.. Yi' Slti
BI.. Project Captured Seml-Annull State Seml.Annual PAYMENT DATE
PERIOD BEGINNING Tn Tn Tn Gross Tax Auditor Net Till PERIOD ENDING
Yn. "'h. V,. Cilultv Ca aelt Ca aell Inerement 0.36% Inerement Yn. Mth. V,.
0.0 02-01 2003 15,431 15,431 0.0 08-01 2003
0.0 08-01 2003 15,431 15.431 0.0 02_01 2004
0.0 02-01 2004 15,431 15.431 Pruenl Value Dale 02.01_0B 0.0 08-01 2004
0.0 06-01 2004 15,431 15,-431 00 02-01 2005
0.0 02-01 2005 15,-431 15,-431 0 0 0 0 0.0 08-01 2005
0.0 06-01 2005 15.431 15,431 0 0 0 0 0.0 02.01 2008
0.0 02-01 2006 15,431 15.431 0 0 0 0 0.' 08-01 2006
0' 08-01 2006 15,431 15.431 0 0 0 0 '.0 02-01 2007
'.0 02-01 2007 15,431 146,721 131,290 80,555 (290) 80,265 " 0'"' 20"
" 08-01 2007 15,431 146,721 131,290 80,555 (290) 80,265 '.0 02..Q1 2006
" 02.01 2008 15,431 151,122 135,691 83,256 (300) 82,956 " 0'"' 2006
2.' 08-01 2008 15,431 151,122 135,691 83,256 (300) 82,956 3.0 02.01 200'
3.0 02.01 2009 15.431 155,656 140,225 86,038 (310) 85,728 3.' 06-01 2009
3.' 08-01 2009 15,431 155,656 140,225 86,038 (310) 85,728 '.0 02-01 2010
" 02.01 2010 15,431 160,326 1-4-4,895 88,903 (320) 88,583 .., 06-01 2010
.., 08_01 2010 15,431 160,326 144,895 88,903 (320) 88,583 '.0 02.01 2011
'.0 02-01 2011 15,431 165,135 1-49,704 91,854 (331) 91,523 " 06-01 2011
" 08-01 2011 15.431 165,135 1-49,70-4 91,854 (331) 91,523 6.0 02-01 2012
60 02.01 2012 15,431 170,090 15-4,659 94,89-4 (342) 9-4,552 6.' 06-01 2012
6.' 08-01 2012 15,-431 170,090 15-4,659 94,89-4 (342) 94,552 " 02-01 2013
7.0 02-01 2013 15,431 175,192 159,761 98,025 (353) 97,672 7.' 08-01 2013
7.' 08-01 2013 15,-431 175,192 159,761 98,025 (353) 97,672 '.0 02.01 2014
'.0 02-01 201-4 15,-431 180,-4-48 165,017 101,2-49 (36-4) 100,885 " 08.01 201-4
" 08-01 201-4 15,431 180,4-48 165,017 101,2-49 (36-4) 100,885 9.0 02-01 2015
9.0 02-01 2015 15.431 185,861 170,430 104,571 (376) 104,195 " 08-01 2015
" 08-01 2015 15,431 185,861 170,430 104,571 (376) 10-4,195 10.0 02-01 2016
10,0 02-01 2016 15.431 191.437 176,006 107,992 (389) 107,603 10.5 08-01 2016
10,5 08-01 2016 15,-431 191.437 176,006 107,992 (389) 107,603 11.0 02-01 2017
11,0 02-01 2017 15,-431 197,180 181,7-49 111,516 (-401) 111,115 11.5 08-01 2017
11.5 08.01 2017 15.431 197,180 181,749 111,516 (401) 111,115 12,0 02-01 2018
12,0 02-01 2018 15.431 203.096 187,665 115,1-45 (-415) 11-4,731 12.5 08.01 2018
12,5 08-01 2018 15.431 203,096 187,665 115,145 (415) 114,731 13.0 02-01 2019
13.0 02-01 2019 15.431 209,189 193,758 118,88-4 (-428) 118,-456 13,5 08-01 2019
13.5 08-01 2019 15.431 209,189 193.758 118,88-4 (-428) 118.-456 14.0 02_01 2020
14.0 02-01 2020 15.431 215,464 200,033 122,73-4 (-4-42) 122.293 1-4.5 08-01 2020
1-4,5 08.01 2020 15.431 215.464 200.033 122,73-4 (442) 122.293 15.0 02-01 2021
15,0 02-01 2021 15,431 221,928 206,497 126,701 (456) 126,244 15,5 08-01 2021
15.5 08.01 2021 15.431 221,928 206.-497 126,701 (-456) 126.244 16.0 02-01 2022
16,0 02.01 2022 15,-431 228.586 213.155 130,786 (471) 130,315 16.5 08-01 2022
16.5 OS.01 2022 15.431 228,586 213.155 130,786 (-471) 130,315 17.0 02-01 2023
17,0 02.01 2023 15.431 235.4-44 220.013 134,993 (486) 134,507 17,5 08.01 2023
17.5 OS-01 2023 15,431 235,4-44 220,013 13-4,993 (-486) 134.507 18.0 02-01 2024
18,0 02.01 2024 15,431 242,507 227,076 139,327 (502) 138.825 18.5 OS-01 2024
18,5 06-01 202-4 15.431 2-42.507 227,076 139,327 (502) 138,825 19.0 02-01 2025
19.0 02.01 2025 15,431 249.782 234,351 143,791 {518} 1-43,273 19.5 OS.01 2025
19,5 OS.01 2025 15.431 2-49,782 234,351 143,791 (51S) 143,273 20.0 02.01 '076
20,0 02.01 2026 15.431 257.276 2-41,8-45 1-48,389 (534) 147,854 20.5 08-01 2026
20.5 06-01 2026 15,-431 257,276 2-41,8-45 1-48.389 (534) 147,854 21.0 02.01 2027
21.0 02-01 2027 15,431 26-4,994 249,563 153,124 (551) 152,573 21.5 06-01 2027
21.5 06-01 2027 15,431 26-4,994 2-49,563 153.12-4 (551) 152,573 22.0 02.01 2028
22.0 02.01 2028 15,431 272,9-4-4 257,513 158.002 (569) 157.433 22.5 08-01 2028
22.5 08-01 202S 15.431 272,944 257,513 158,002 (569) 157.433 23.0 02-01 2029
23.0 02-01 2029 15,-431 281,132 265,701 163.026 (587) 162,439 23.5 08.01 2029
23.5 08-01 2029 15,431 281,132 265,701 163,026 (587) 162.439 2-4,0 02-01 2030
24.0 02-01 2030 15,-431 289,566 27-4,135 168,201 (606) 167,596 2-4.5 08-01 2030
2-4.5 08-01 2030 15.431 289,566 274,135 168,201 (606) 167,596 25,0 02-01 2031
25.0 02-01 2031 15,-431 298,253 262,822 173,531 i:~:; 172,906 25.5 08-01 2031
25.5 08-01 2031 15-431 298253 282822 173531 172,906 26.0 02-01 2032
Totala 6090977 21928 6,0690-49
Present Value Dale 02.01.05
NOTES:
1. State Audltorpaym"nt III baud upon 151 hall, pay 2004 actual and may Increase overlerm of dlslrlct
2, Assumes there II Inflationary Increment collected In 2006 whith startalhe district (shown as 0 alnce Innation C<lnnot be determined at this time),
&the 1st full year of Increment Is 2007
3. Amount of Increm"nt will varydep"ndlng upon mark,,1 valu", In ral"s, dass rales, conslructlon schedule and Inflation on Markel Value.
4. Inflation ont3xratuC3nt\otbe caplured.
5, TIFdoesnotC3plureSlalewldeormarkelvaluelncreaselinlaxes
Prepared by Ehle..
NewCuhflow 9-21-D4 we> admin
9/30/2004
Metro Plains - JACKSON BLOCK
CITY OF ELK RIVER - RIVERFRONT REDEVELOPMENT AREA
32 Units of Rental Multi-Family and 13,500 Sq/Ft Retail
ORAFT FOR OISCUSSON ONLY
,,";,:,:;::::::;:::;::T;I;P;iCAaH;"COWli/liSt!!iUUPJlQN$::n,::::::::I:::i:i:; :11;;;;: :::::1
New Redevelopment Oistrict
Psgl40f5
nil:;:::::::::
Olstrlct
CountyDlstriet.
Inflation Rale-Evlry_ Years
Inlernal Loan Rate
Pay-As-You-Go Inllrest Rate:
Note Issued Date (Present Value Date)
LocalTaxRate-Frozen
Fiscal Disparities Elecl;en (A-inside er6 eulside)
Year District was certified
Asaumes First Taxlncremant
Assumes First Tax Increment FerDev
Ylars of Tax Incremenl
Assumes LaslYaarefTaxlncrement
3.00%
4.00%
6.75%
01-Flb-05
122.1140%
WA
pay 2004
2006
2001
"
2031
Pay 2004
Fiscal Disparities Ralie
Fiscal Disparities Metro Wide Tax Rate
locaITaxRat,,-Current
Slel" Wide Property Tax Rate (UHd fer total taxes)
MarKetValul Tax Rate (used for total taxes)
NfA
NfA
122.7140% Pay2004
54,4470% Pay 2004
0,07591% Pay2004
Cemm"rciallndustrial Class Rate
First 150,000
Over 150,000
1,5%-2.0% Pay2004
1.50%
2.00%
AI! TtON'iiiiiii'
Preperty land Building Totll Clus B... Dati
MaplD PIC Ownar MarketValu, MarkatValu, MarketValu. Rate TaxCapacily pavable
L" 754050310 141,600 23,500 171.100 1.5%-2.0% 2.672 2004
Totals Current UN
Totais Rental Use 1,920,000 n.95%
Tetals Retail Usa 1,282,500 40.05%
Totals NEW UN
Nete:
1. Market values are psy 2004 per review of County recerds en 2_23_04
111,100
102,580 1.25%
68,520 1.5%-2.0%
171,100
2,672
1,282
1,028
2,310
E' !nO
Use Total Market ValUII TaxIS Per Total Market
Phlse Sa. Ft./IJnits Sa. Ft./IJnlts Sa. Ft./Unltl TaxIS VIIUII
Rental 32 60,000.00 $965,94 30.910 1.920.000
Retail 13,500 95.00 3.34 45,087 1.282,500
Total 76,997 3,202,500
. Tax estlmltu are b..,d upon developers IItlm.tll efmlmt v.lue,con.truet Ion costs Ind taJl.e. persqlft.
CI...
R.~
1.25%
1.5%-2.0%
TaxCaoleltv
24.000
24.900
48,900
C4~
Paabl.
2006
2006
Total Loc.1 Fiscal local Flse.1 Stale_wide Fiscal Stata-wlde Market Total
U.. Tax Tax Dlsp.ritles Tn Dlsplrltle. Propariy Tues Disparities Properiy Vllue Taxu
Caplelt" Capacity TuCaosclt ..~ TURate TlxRate Tsx,s T.xes Taxes
Rental 24,000 24,000 0 1.22114 0,00000 0.54441 29.451 0 0 1.459 30.910
Retaii 24,900 24,900 0 1.22714 0.00000 0.54447 30.556 0 13,557 974 45,087
TOTAL 48,900 48,900 0 1.22714 0.00000 0.5<<47 60,007 0 13,557 2,433 75,997
Note; Elk River den not pay Fiscal Disparities snd Apartments do not pay State-wide properiy tax
P,epo.-.dbyElIls..
NewCullllow9-214( we admln
9/30/2004
PageSofS
Baaa Project Captured seml-Annual Sbb Semi_Annual PAYMENT DATE
PERIOD BEGINNING caT:~.... ro, T" GronTu. Auditor NetTu. PERIOD ENDING
y~. "'h. Y<. CanacltY Canacltv Increment 0,38% Increment y~. Mth. V,.
0.0 02-01 2003 2,310 2,310 0.0 08-01 2003
0.0 08-01 2003 2,310 2,310 0.0 02-01 2<X"
0.0 02-01 2004 2,310 2,310 pruentValue Data 02_01_0ti 0.0 08-01 2<X"
0.0 08-01 2004 2,310 2,310 0.0 02-01 2005
0.0 02-01 2005 2,310 2,310 0 0 0 0 0.0 08_01 2005
0.0 08-01 2005 2,310 2,310 0 0 0 0 0.0 02-01 2006
0.0 02-01 2<'. 2,310 2,310 0 0 0 0 0.5 08-01 2006
0.5 08-01 2006 2,310 2,310 0 0 0 0 1.0 02.01 2007
1.0 02-01 2007 2,310 48,900 46,590 28,586 (103) 26.483 1.5 08-01 2007
1.5 08-01 2007 2,310 48,900 46,590 28,586 (103) 28,483 2.0 02-01 2008
20 02-01 2008 2,310 50,367 48,057 29,486 (106) 29,380 2.5 08-01 2008
2.5 08-01 2008 2,310 50,367 48,057 29,488 (106) 29,360 3.0 02-01 2009
3.0 02.01 2009 2,310 51,878 49,568 30,413 (109) 30,304 3.5 08-01 2009
3.5 08.01 2009 2,310 51,878 49,568 30,413 (109) 30,304 4.0 02.01 2010
4.0 02-01 2010 2,310 53,434 51,124 31,368 (113) 31,255 45 06-01 2010
45 08-01 2010 2,310 53,434 51,124 31,368 (113) 31,255 5.0 02-01 2011
5.0 02-01 2011 2,310 55,037 52,727 32,352 (116) 32,235 5.5 08-01 2011
5.5 08-01 2011 2,310 55,037 52,727 32,352 (118) 32,235 6.0 02-01 2012
6.0 02-01 2012 2,310 56,689 54,378 33,365 (120) 33,245 6.5 08-01 2012
6.5 08-01 2012 2,310 56,689 54,378 33,365 (120) 33,245 7.0 02-01 2013
7.0 02.01 2013 2,310 58,389 58,079 34,408 (124) 34,285 7.5 08-01 2013
7.5 08-01 2013 2,310 58,389 56,079 34,408 (124) 34,285 8.0 02.01 2014
8.0 02-01 2014 2,310 60,141 57,831 35,483 (128) 35,355 8.5 08-01 2014
8.5 08_01 2014 2,310 60,141 57,831 35,483 (128) 35,355 9.0 02-01 2015
9.0 02_01 2015 2,310 61,945 59,635 36,590 (132) 36,459 9.5 08_01 2015
9.5 08-01 2015 2,310 61,945 59,635 36,590 (132) 36,459 10.0 02-01 2016
10.0 02-01 2016 2,310 63,803 61,493 37,730 (136) 37,595 10.5 08-01 2016
10.5 08-01 2016 2,310 63.803 61,493 37,730 (136) 37,595 11.0 02-01 2017
11.0 02-01 2017 2.310 65,718 63,407 38,905 (140) 38,765 11.5 08.01 2017
11.5 08-01 2017 2,310 65,718 63,407 38,905 (140) 38,765 12.0 02-01 2018
12.0 02-01 2018 2.310 67,689 65,379 40,115 (144) 39,970 12.5 08-01 2018
12.5 08.01 2018 2,310 67,689 65.379 40.115 (144) 39.970 13,0 02-01 2019
13.0 02.01 2019 2,310 69,720 67.410 41,361 (149) 41.212 13.5 08.01 2019
13.5 08-01 2019 2,310 69.720 67,410 41,361 (149) 41,212 14.0 02.01 2020
14.0 02-01 2020 2,310 71,811 69,501 42,644 (154) 42,490 14.5 08-01 2020
145 08-01 2020 2,310 71,811 69,501 42,644 (154) 42,490 15.0 02-01 2021
15.0 02-01 2021 2,310 73,966 71,656 43,966 (158) 43,807 15.5 08-01 2021
15.5 08-01 2021 2,310 73,966 71,656 43,966 (158) 43,807 16.0 02-01 2022
16.0 02-01 2022 2,310 76,185 73,875 45,327 (163) 45,164 16,5 08-01 2022
16.5 08.01 2022 2,310 76,185 73,875 45.327 (163) 45,164 17.0 02-01 2023
17.0 02-01 2023 2,310 78,470 76,160 46,730 (168) 46,561 17.5 08.01 2023
17.5 08-01 2023 2,310 78,470 76,160 48,730 (168) 46.561 18.0 02-01 2024
18.0 02-01 2024 2,310 80.824 78,514 48,174 (173) 48,001 18.5 08-01 2024
18.5 08-01 2024 2,310 80,824 78,514 48,174 (173) 48,001 19.0 02-01 2025
19.0 02-01 2025 2,310 83,249 80,939 49,662 (179) 49,483 19.5 08-01 2025
19.5 08-01 2025 2,310 83,249 80,939 49,662 (179) 49,483 20.0 02-01 2026
20.0 02-01 2026 2,310 85,746 83,436 51,194 (184) 51,010 20.5 08-01 2026
20.5 08-01 2026 2,310 85,746 83,436 51,194 (184) 51,010 21.0 02-01 2027
21.0 02.01 2027 2,310 88,319 86.009 52,772 (190) 52,582 21.5 08-01 2027
21.5 08.01 2027 2,310 88,319 86.009 52,772 (190) 52.582 22.0 02-01 2028
220 02.01 2028 2,310 90,968 88,658 54,398 (196) 54,202 22.5 08-01 2028
22.5 08.01 2028 2,310 90,968 88,658 54,398 (196) 54,202 23.0 02-01 2029
23.0 02-01 2029 2,310 93,697 91,387 56,073 (202) 55,871 23.5 08-01 2029
23.5 08-01 2029 2,310 93,697 91,387 58,073 (202) 55,871 24.0 02-01 2030
24.0 02-01 2030 2.310 96,508 94,198 57,797 (208) 57,589 24.5 08-01 2030
24.5 08-01 2030 2,310 96,508 94,198 57,797 (208) 57,589 25.0 02-01 2031
25.0 02.01 2031 2,310 99,404 97,094 59,574 (~~:; 59,359 25.5 08-01 2031
25.5 08-01 2031 2,310 99,404 97094 59574 59359 260 02-01 2032
Total. 2116941 7621 2109327
PresentValueOale02-01-05
NOTES:
1, Stlte Auditor payment I. bned upon 1sthalf,pay21)l).4actualand may Increaseovltrtarmofdistrict
2. Anumn there!s Inflationary Increment !:OlIectad In 2006 which ...hrts the district (shown as 0 since Inflation cannot be determined at this time),
&the1stfullyearofincrementis2007
3. Amount of increment will vary depending upon market value, tax rates, clan rates, construcllon schedule and Innatlon On Market Value,
4. InnatlonontlJl:rates c.annotbe c.aptured.
S. TIF does not capture State wide or market value Increases in tues
Prepared by Ehlerl
~..hflow 8.21.t14 wo admln
APPENDIX
APPENDIX H
BUT/FOR QUALIFICATIONS
Current Market Value - Estimate
New Market Value - Estimate
Difference
Present Value of Tax Increment
Difference
$1,659,600
$16,969,600
$15,310,000
$3,089,062
$12,220,938
Value Likely to Occur Without TIF is Less Than:
$12,220,938
H-l
10/2512004
Land Acquisition ($2,413/Unlt)
City Demolition
BrokerllgeFees/Commiuions
Relocation
Environmental
1 TotalAcqulsltlon
Base Building Construction ($Osqllt)
Exterior Upgrades
Contingency
Park Dedication Fee{S2,2001Un~)
SACIWAC S3,500IUn~
Total Construction cosb
Deaigt'l and Engineering
Interior Design Services
Archltecturallnspe~ons
ArchltectUfalReimburub4e
Structural Engineer \
SoilSbJdies
SpecialConsuRanlslTesting
Surveys
Contingency
CICPI,t
I TotalArchitecurallEngineering
Signage
SaleoCommission
AdvertislngfPromotionalEvsnls
CUstomerSatislactlon
Sales Trailer
ModeUOtherMarketin
Totalmarhtin
Construction Interest and Fees
Association Fees&RETaxes
Propertylnsursnce
Contingency
!stYurOper..tingDeficits
Builde(sRlsk
1 Total Carrying Costa
Market Study
Construction MgmtlDev COOfdination
Apprsiul
Environmental Consultants
1 TotalSpecialConsuttants
LenderFees-Closlng
Construction Inspection. Lender
other Lender Requirements
City Fees
Continenc
TotalFlnancin Costs
TiUelnSUfance
Mortgage Registrstion
RecordingFeea
Closing FeeslLender
DisbursementFeea
Abstract Fee
Other TiUe and Recording
State DeedT..
Fees on acquired parcels
ClcslngFees/Unlts
Name&Asussmentsesrch
LolI<kr Reie.,e Fee,. Unit,
I TolalTitleandRecording
Legal Fees-Borrcwer
Legal Fees-Lender
GP Development Fee
Miscellaneous
1 TotaL Othar Soft Cosls
. 1,732,535
. 230,237
.
.
.
. 1,962,772
7,569,737
494,706
114,400
1,178,843
165,771
35.000
200,771
.
. 579,525
.
.
.
. 214,345
. 113,170
460,000
22,458
462,458
17,037
17,037
. 156.567
.
.
.
.
. 16&,6&7
86,58&
8&,58&
27,628
13,614
13,614
55,258
14,52% $ 33,317,96
1,93% $ 4,427.63
0,00% .
0.00% .
0.00% .
18.45% . 37,745.621
63,43% $ 145,571,87
0,00% .
4,15% $ 9,513.56
0,96% $ 2,200.00
0,00% .
68.53% . 167,285.44
1.39% . 3.167.90
0.29% . 673.08
0.00% .
0.00% .
0,00% .
0,00% .
0,00% .
0.00% .
0.00% .
0.00% .
1.88% . 3,860.181
0,00% $
511% $ 11.144.71
0,00% .
0,00% .
0.00% .
1.60% S 4,122.02
6.85% . 15,266.73
3,85% $ 6,646,15
0,19% $ 431.86
0,00% .
0,00% .
0.00% .
0.00% .
4.04% . 1,278.041
0.00% .
0.00% $
0,14% $ 327,63
0.00% .
0.14% . 32.7.631
1.31% . 3,012.83
0.00% .
0.00% .
0.00% .
0.00% .
1.31% . 3,012.13
0.73% . 1,664.71
0.00% .
0.00% .
0.00% .
0.00% .
0,00% .
0.00% .
0,00% .
0.00% .
0.00% .
0.00% .
0.00% .
0.73% . 1,6&4.711
0,23% $ 531.31
0,12% $ 265.55
0.00% .
0.12% S 265.65
0.48% . 1,062.821
100.00% 221,504.60
ToblProjectCost
11,134,231
\t1'1'Hdi"";,;,Yi!i'i";''';'
IBiilIdTII~]).QJijit/Qjt"1" '-',i"";;,;, "i!ilii ii1'ViH1'I;I!VY\ ii!/?/ '!iC\;irlit "",,,;, ii!il!i"itltil :iF>!
ResidenUaI 60
~
Total5ales
:f,IFiiwisoiEiitofit,t;;i'
TolalProceeds
Project Cost
P 'ectProfltlGa
<;;;;j:ji:i:;ji'l
!i!i!i!', "',,\\ ';;iii!i "',,,;, ,ud 'in;;i'?;"i'"
.
'i::;<.li:
.
.
.
d!fOW':,ihi'/I1)",m8illfti,
11,341,000
Ft;ijtmi
13,128,000
11,834,239
1,113,761'"
'.dd!iiiii!'!\;; iii""";''';; :/,1/:\);, :ddlii! ""'''''',
.
.
.
.
''''
..ti~'+J
216.096
34,365
262,"2
229,50&
Page 1 of13
AppendixHMetroplainsproforma
10/25/2004
Prepared by Ehlers
City of Elk River
River Front Redevelopment
Bluff Block - 10,000 Sq/Ft Retail
iii'i"~milQjjibjll~ulI ' '~m"
SO:UR~ ,.,',";;Fi'iiiiii;i;nnijiiiiiiiiFmnn '0:0:"'0:0:'"
DEVELOPER FINANCING
DEVELOPER EaUITY
AMOUNT FINANCED
% OF TOTAL. % OF FINANCE
75,00%
25.00%
87.17%
TOTALS
826.919
275,640
1,102,558
12.33% 155.000
TOTAL SOURCES 100.00% 1257,558
Par Sq. Ft. % OF TOTAL. SUBTOTAL. TOTALS
ACQUISITION COSTS 22,870
Property-,5Acres 6.50 13,40% 148.715 188,478
Oemol~io" 0.05 1,57% 19,763
Relocation 0,00 0,00% 0
Asbestos 0,00 0.00% 0
CONSTRUCTION COSTS 649,763
Shops Shell 64.98 51.67% 649.763
Office Shell 0.00 0.00% 0
Office Common Area 0.00 0.00% 0
Parking Lot 0.00% 0
Signs,benches,trash.etc 0
Streets 0
Pondlng 0
TENANT IMPROVEMENTS 160,000
Tenant Improvements 15,00 11,93% 150,000
Tenant Allowances 0,00 0
SOFT COSTS
PREDEVELOPMENT COSTS 18,072
Archilec\ & Civil 1.01% 12.648
Govemmental 0
Environmental 0
Legal-Survey-nle 0,43% 5,424
Survey & Soli Testing 0
CONSTRUCTION COSTS 3,044
Architecture&Civll-Buildings 0
BuiidingMech&ElecEng 0,13% 1,581
MatenalTesling&lnsp 0
Builders Risk 0
Environmental Engineering 0
Inspecting Arch~ec\ 0
Appraisals 0.12% 1,463
INTEREST EXPENSE
LandlPradev/Gov'llFinancelLegal 0
Construclion Loan Interest 0
GOVERNMENTAL FEES
WAC Fau YET TO BE DETERMINED 0
SAC F... YET TO BE DETERMINED 0
Par1<.Dedication 0
LEGAl-Borrowar 0,28% 3,556 3,668
REAL. ESTATE TAXES 015% 1.928 1,928
FINANCING 114,270
InlerestReserves 3,15% 39,570
Bank Legal 0,72% 9,100
Recording & Closing Costs 1,64% 20,600
Lease Up Defic~ 3.58% 45,000
loan (Construction) 0
LEASING $4,00 3.18% 40,000 40,000
PROMOTION COSTS 0 0
OFFICE OVERHEAD 0
Metro PlAins
Reproduction&Courler
Travel
DEVELOPER FEE ,,'
MISC 0,'" 3.081 ',0"'
CONTINGENCY 3.38% 42-,464 42,464
TolalSoflCosla 289,317
TOTAL USES 100.00% 1,2-57,558
Page2of13
Appendix H Metroplains proforma
10/25/2004
Prepared by Ehlers
Page 3 of 13
.fR iJee;;
NU
RENT PER
~
12.'5
7.00
TOTAL
!Q""fL
10,000
10,000
ANNUAL
REVENUE
129,500
70,000
---""L
Retail
CAM
Total Rental Income 20,000 199,500
0
0
0
Total Other Income ,
20,000 199,500
'lLEi ,DON
Total Cost 1,102.558
FirsIYearN.Q,1 105,535
CAPRate 9.25%
Sales E~nense 0,00%
~R_Cmi' ~, SUIIQ!i!! N
Private Debt:
LenderNOI 108,535
CAPRate 9.25%
CAP Loan Amount 1.257,558
Max Loan Amount 75.00% 943,169
Amount of Bond-Loan 943.169
Term Of Bond-loan "
Rete or Bond-Loan 6,75%
Monthly Payment 6,288
Annual Payment 15,451
IN Ql<IA5SU
YEAR 2005 2006 2007 l!!!!.! iQ!!!
Rental Revenu8 0,00% 0.00% 0.00% 0,00% 0.00%
OIherlncome 0.00% 0.00% 0,00% 0,00% 0,00%
Expenses 0.00% C,CO% 0,00% 0.00% 0,00%
Vacancy 7.00% 7,00% 7.00% 7,00% 7.00%
MONTHS OPERATIN "
YEAR ill]. ~ &ill. 2013 2014
RenlalRevenue 0.00% 0.00% 0,00% 0.00% 0,00%
other Income 0.00% 0,00% 0,00% 0.00% 0,00%
Expenses 0,00% 0,00% 0.00% 0.00% 0.00%
VACANCY 7,00% 7.00% 7.00% 700% 7.00%
YEAR iill. W! 1ill i!!l! m.!
Rental Ravenue 0.00% 0,00% 0,00% 0.00% 0,00%
other Income 0,00% 0,00% 0,00% 0,00% 0,00%
Expenses 0,00% 0.00% 0.00% 000% 0.00%
VACANCY 7.00% 7.00% 7.00% 7.00% 7,00%
Appendix H Metroplains profonna
10/25/2004
Prepared by Ehlers
Page 4 of 13
H!!f1Ii.i'W:ki
!2!! 2006 .2.M! iM! .....
R.ntalRevenue
Retail 129,500 129,500 129,500 129,500 129,500
CAM 70,000 70,000 70,000 70,000 70,000
TotIIlRental 199,500 199,500 199.500 199,500 199,500
other Revenue
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
TotalOthe, 0 0 0 0 0
Gross Revenue 199,500 199,500 199,500 199,500 199,500
VaC8ndes 13,965 13.965 13,965 13,965 13,965
Effective'ncom" U5,S35 115,535 115,535 115,535 115,535
ill.!!. lli1 ill.! !ill. ~
R"ntaIR"venue
Retail 129,500 129,500 129,500 129.500 129.500
CAM 70,000 70,000 70,000 70,000 70,000
TahlR_ntHl 199,500 199,500 199.500 199,500 199.500
other Revenue
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
TotalOthe, 0 0 0 0 0
Gross Revenue 199,SOO 199,500 199.500 199,500 199,500
Vacancies 13,965 13.965 13,965 13,965 13,965
Effective Income 185,535 185,536 115,5315 185,536 185,635
ill! ill! "-1! ill! ill!
RentlllRevanue
Retail 129,500 129,500 129,500 129,500 129,500
CAM 70,000 70,000 70,000 70,000 70,000
Total Rental 199,500 199,500 199,500 199,500 199,500
otl1erRevenue
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
Totalotl1er 0 0 0 0 0
Gross Revenue 199,500 199,500 199,500 199,500 199,500
Vacancies 13,965 13,965 13,965 13,965 13,965
Effective Income 185,535 115,535 185535 1&5535 115,535
Appendix H Metroplains profonna
10/25/2004
Page 5 of 13
* .i~i ,1;.: j~ND;,e
OPERATING EXP. , 2001 2007 200. '"
Operation CAIA 70,000 70,000 70,000 70,000 10,000
Reserves-$.SOSqiFt 5,000 5,000 5,000 5,000 5,000
Total Office Ovemead 2,000 2,000 2,000 2.000 2,000
TotalUm~ies 0 0 0 0 0
TolalMaintenance 0 0 0 0 0
MANAGEMENT AND OTHER FEES
Management Fees 0 0 0 0 0
Property Taxes 0 0 0 0 0
Expense on vacancy 0 0 0 0 0
Lk:ensesandFees 0 0 0 0 0
TOTAL FEES 0 0 0 0 0
TOTAL EXPENSES 77,000 77,000 77000 77,000 77,000
NET OPERATING INCOME 108535 108,535 108,535 108,635 108535
ABATEMENT PAYMENTS 0 0 0 0 0
CASH FLOW AVAIL. fOR DEBT SERVICI 108,535 106.535 108,535 108,535 108,535
DE8TSERVICE(- .Private 75,451 75,451 75.451 75,451 75,451
DEBT SERVICE - - C~ 0 0 0 0 0
CASH FLOW AFTER FINANCING 33084 ~% 33,084 33,084 33,084
12:1)0'" fi,M%' 12.0.0.%
RETURN ON INVES..AVERAGE 12.00% 12.oc% 12,00% 12.00%
OPERATING EXP. H 2010 2011 2012 2013 2014
Operation 70,000 70,000 70,000 70,000 70.000
Reserves-S.50SqlFt 5,000 5,000 5,000 5,000 5,000
TOIalOftlceOvertwad 2,000 2,000 2,000 2,000 2,000
Tolal Util~les 0 0 0 0 0
Total Maintenance 0 0 0 0 0
MANAGEMENT AND OTHER FEES
Management Fees 0 0 0 0 0
Properly Taxes 0 0 0 0 0
Expense on vac.ancy 0 0 0 0 0
Ucenses and fees 0 0 0 0 0
TOTAL FEES 0 0 0 0 0
TOTAL EXPENSES 71,000 71,000 71,000 77000 77,000
NET OPERATING INCOME 108,635 108,635 108,535 108,535 108,536
ABATEMENT PAYMENTS 0 0 0 0 0
CASH fLOW AVAIL. FOR DEBT SERVICI 108,535 108,535 108,535 108,535 108.535
DEBT SERVICE ;:;-:-Private 75,451 75,451 75.451 75,451 75,451
DEBT SERVICE (- - C~ 0 0 0 0 0
CASH FLOW AFTER FINANCING 33,084 33,084 33,084 33,084 33,084
RE,TURN'ON'iJijVES],J,Nk!JAi;: 12:00"" iZ-OO!Ko {foQ% 12:1)6%" 1;1"1004
RETURN ON INVES.-AVERAGE 12.00% 12.00% 12.00% 12.00% 12.00%
OPERATING EXP. . 2015 2016 2017 2018 2019
Operation 70,000 70,000 70,000 70.000 70,000
Reserves-$.5QSq/Ft 5,000 5,000 5,000 5.000 5.000
TolalOfficeOverf1ead 2,000 2,000 2,000 2,000 2,000
Tolal UIII~ies 0 0 0 0 0
TOIalMainlanance 0 0 0 0 0
MANAGEMENT AND OTHER FEES
ManagamentFees 0 0 0 0 0
Property Taxes 0 0 0 0 0
Expense on vacancy 0 0 0 0 0
Lk:ensesandFees 0 0 0 0 0
TOTAL fEES 0 0 0 0 0
TOTAL EXPENSES 71,000 17,000 11,000 71,000 17,000
NET OPERATING INCOME 108,535 108,535 108,835 108,535 108,535
ABATEMENT PAYMENTS 0 0 0 0 0
CASH FLOW AVAIL. FOR DEBT SERVICI 108,535 108,535 108.535 108,535 108,535
DEBT SERVICE . -prtvate 75,451 75,451 75,451 75,451 75,451
DEBT SERVICE (- . C~ 0 0 0 0 0
CASH FLOW AFTER FINANCING 33,084 ~ 33,084
RElVRNQN iNijE$]:ANN~
RETURN ON INVES.-AVERAGE 12.00% 12.00% 12.00% 12.00%
Prepared by Ehlers
Appendix H Metroplains profonna
1 0/25/2004
Prepared by Ehlers
City of Elk River
River Front Redevelopment
S~ff
DEVELOPER FINANCING
DEVELOPER eaUITY
AMOUNT FINANCED
% OF FINANCE TOTALS
1,088,332
362,111
1,448,4.12
0.00% 0
TOTAL SOURCES 100.0(10/0 1,44',442
Per Sq. Ft. % OF TOTAL SUBTOTAL TOTALS
ACQUISITION COSTS 22,870
Property_.5Acres 2,67 ..21%;1: :!:n!'!!!!.,;iiO,#'i 61,000
DemoliUon 0.00 0.00% 0
Relocation 0.00 0.00% 0
Asbestos 0.00 0,00% 0
CONSTRUCTION COSTS 819.000
Shops Shell 83,00 56.54% 819,000
Office Shell 0.00 0.00% 0
Office Common Area 0.00 0.00% 0
Par1lingLot 0,00% 0
Signs,benches,trash,etc 0
Streets 0
Ponding 0
TENANT IMPROVEMENTS 195,000
Tenant Improvements 15.00 13,46% 195,000
Tenant Allowances 0.00 0
SOFT COSTS
PREDEVELOPMENT COSTS 94,320
Archited & Civil 6.22% 90.060
Govemmental 0
Environmental 0
Legal_Survey_Hie 029% 4,280
Survey & Soli Testing 0
CONSTRUCTION COSTS 11,000
Architedure&Civil-Buildings 0
Building Mech& ElecEng 0.38% 5,500
MaterielTestino&lnsp 0
Builders Risk 0
Environmental Enoineering 0
InspeClingArchiteCl 0
Appraisals 0.38% 5,500
INTEREST EXPENSE
LendlPredevlGoV'UFinancelLegal
Construction Loan Interest
Par1l Dedication YET TO BE DETERMINED 0
LEGAL-Borro_r 2.24% 32,500 32,500
REAL ESTATE TAXES 0,07% 1,000 1,000
FINANCING 79,735
Interest Reservas 2,18% 31,345
Bank Legal 0.69% 10,000
Recording & ClosinO Costs 0.92% 13,390
Lease Up Deflcit 1.73% 25,000
Loan (Construction) 0
LEASING $4.00 3,59% 52,000 52,000
PROMOTION COSTS 0 0
OFFICE OVERHEAD 0
Metro Plains
ReproduClion&CoUrH1r
Travel
DEVELOPER FEE
MISC 0.34%
CONTINGENCY 1.73% 25,000 25,000
Total Soft Com 373,442
TOTAL USES 100.000/0 1,44',442
Page 6 of 13
Appendix H Metroplains proforma
1012512004
Prepared by Ehlers
Page 7 of 13
EOf'R MI!TI
RENT PER TOTAL ANNUAL
~ J9.,...EL. 5a,FT REVENUE
Retail 12.90 13,000 167,700
CA" 7.00 13,000 91,000
Total Rental Income 26,000 261700
0
,
,
Total Other Income ,
16,000 258,700
Total Cost
Fi~tYearN,O_1
CAPRate
Sales Exnense
1A
1,448,442-
142.591
9.25%
0.00%
~RIi!i1!i..' . Elf'
Private Debt:
LendarNOI
CAPRate
CAP Loan Amount
Max Loan Amount
Amount of Bond-Loan
Term Of Bond-Loan
Rate of Bond-Loan
Monthly Payment
Annual Payment
OM!?;ll'
75.00%
142,591
9.25%
1,448,442-
1.086,332
1.086,332
20
6.75"10
8.260
99.121
IfIiIIrnt
YEAR
YMPTlOHSiiEki!
2005
0.00%
000%
0,00%
7.0C%
"
,,,,,,do ,y iFLLhi iBFE1HiF iFBi!! '" LLLi':diH iii1!'FiIii iFF!!!!!; ,1;"""
!!.Q! ~ 2008 ~
0.00% 0.00% O.OD% 0.00%
0.00% 0.00% 0,00% C.DO%
0.00% 0.00% 0,00% 0.00%
7.00% 7.00% 7.00% 7.00%
Rental Revenue
Other Income
Expenses
Vecanc~
MONTHS OPERATIN
YEAR w.9. ill! 1012 illl 1014
RantalRevenue 0.00% 0,00% 0,00% 0.00% 0,00%
Other Income 0.00% 0,00% 0,00% 0.00% 0,00%
Expenses 0.00% 000% MO% 0.00% 0,00%
VACANCY 7.00% 7,00% 1.00% 7,00% 7.00%
YEA' !.Qll: rn! 1017 !ill 2019
Rental Revenue 0,00% 0.00% 0.00% 0.00% 0.00%
Other Income 0,00% 0.00% 0.00% 0,00% 0.00%
Expenses 0,00% 0.00% 0.00% 0,00% 0.00%
VACANCY 7,00% 7.00% 7.00% 7.00% 7,00%
Appendix H Metroplains profolTl'la
10/25/2004
Prepared by Ehlers
Page 8 of 13
HiE!;; 'HI..
.... .... 2007 !ill ....
RenlalReven....
Retail 167,700 167,700 167,700 167.700 167,700
CA" 91,000 91.000 91,000 91,000 91,000
TQLlIRental 258,700 258,700 258,700 258,700 258.700
other Revenue
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
TotaL Other 0 0 0 0 0
Gross Revenue 258,700 256.700 259,700 256.100 256,700
Vacancies 16.109 18,109 16,109 18,109 18,109
Effeetlvelncome 240,691 240,691 240,591 240,591 240,991
.w.2 !!!11 "" 1ill. ""
Rental Revenue
Retail 167,700 187,700 187,700 167,100 167,700
CA" 91.000 91,000 91,000 91,000 91,000
TotBlRent.-1 258,700 259,700 259,700 258.100 256,700
Other Revenue
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
Total other 0 0 0 0 0
Gross Revenue 258,700 258,700 258,700 258,100 256,700
Vacancies 18.109 18,109 16,109 18,109 18,109
Effectlllelncome 240,591 240,991 240691 240,691 240,591
ill! 2016 !.ill 1ill !ill
Rental Revenue
Retail 167,700 167,700 167,700 167,700 167,700
CA" 91,000 91,000 91,000 91,000 91,000
Total Rental 258,700 258,700 258,700 258,700 258,700
OtllerRevenue
0 0 0 0 0
0 0 0 0 0
0 0 0 0 0
Total Otller 0 0 0 0 0
Gross Revenue 258,700 258,700 258,700 258,700 258,700
Vacancies 18,109 18,109 18,109 18,109 18,109
Effective Income 240,5&1 240,691 240,591 240,591 240,591
Appendix H Metroplalns proforma
1 0/25/2004 Page 9 of 13
'OWWi . 5i ill
OPERATING EXP- 2006 "" . ". 2009
Opera~on CAM 91,000 91,000 91.000 91,000 91,000
Reserves-$.50SqlFI 5,000 6,500 6,500 6,500 6,500
Total Office Overhead 2,000 2.000 2,000 2,000 2,000
TotalUtilrties 0 0 0 0 0
TOlalMaintenance 0 0 0 0 0
MANAGEMENT AND OTHER FEES
ManagemenlFees 0 0 0 0 0
Property Taxes 0 . 0 0 0
Expense on vacancy 0 '0 0 0 0
Ucenses and Fees 0 0 0 0 0
TOTAL FEES 0 0 0 0 0
TOTAL EXPENSES 91,000 99600 99,600 99,600 .t,51H1
NET OPERATING INCOME 142,591 141,091 141,091 141,091 141,091
ABATEMENT PAYMENTS 0 0 0 0 0
CASH FLOW AVAIL. FOR DEBT SERVICE 142.,591 141,091 141,091 141,091 141,091
DEBT SERVICE . _Private 99,121 99.121 99.121 99,121 99,121
DEBT SERVICE _ _Crt 0 0 0 0 0
CASH FLOW AFTER FINANCING 43,470 41,970 41,970 41,970
RETVit'I\j:ON'iNVElt'ANNUAt
RETURN ON INVES.-AVERAGE 12.00% 11.80% 11.13% 11.69% 11.67%
OPERATING EXP. (-I 2010 2011 2012 2013 2014
Opllra~on 91.000 91,000 91,000 91,000 91,000
RlIsllrves_$.50SqlFt 6,500 6,500 6,500 6.500 6,500
Total Office Overhead 2,000 2.000 2,000 2,000 2,000
TotalUm~les 0 0 0 0 0
Total Maintenance 0 0 0 0 0
MANAGEMENT AND OTHER FEES
ManagemllntFaas 0 0 0 0 0
Property Taxes 0 0 0 0 0
Expense on vacan~y 0 0 0 0 0
Li~enses and Fees 0 0 0 0 0
TOTAL FEES 0 0 0 0 0
TOTAL EXPENSES 99,500 91500 119,500 99,600 99500
NET OPERATING INCOME 141,091 141,091 141,091 141011 141,011
ABATEMENT PAYMENTS 0 0 0 0 0
CASH FLOW AVAIL. FOR DEBT SERVICI 141,091 141,091 141,091 141.091 141,091
DEBT SERVICE - - Private 99,121 99,121 99,121 99,121 99,121
DEBTSERVICE(. -C~y 0 0 0 0 0
CASH FLOW AFTER FINANCING 41,970 41,970 41,970 41,170 41,170
RE'WRN'6NJitvEt.'.:.\NNUAJJ' : h:$O% ' 11;59% iUS%: -11'$% 11:$9%
RETURN ON INVES..AVERAGE 11.66% 11.65% 11.64% 11.64% 11.63%
OPERATING EXP, - 2015 2016 2017 201& 2019
Operetion 91.000 91,000 91,000 91,000 91,000
Reserves-$.50Sq/Ft 6,500 6,500 6,500 6,500 6,500
ToIalOffice Over11ead 2,000 2,000 2,000 2.000 2,000
ToIal Util~ies 0 0 0 0 0
Total Maintenance 0 0 0 0 0
MANAGEMENT AND OTHER FEES
ManagemantFees 0 0 0 0 0
Property TaX8s 0 0 0 0 0
Expense on va~an~y 0 0 0 0 0
licenses and Fees 0 0 0 0 0
TOTAL FEES 0 0 0 0 0
TOTAL EXPENSES 19,600 99,500 19,600 99,600 99,600
NET OPERATING INCOME 141,0'1 141,0'1 141,091 141,091 141,011
ABATEMENT PAYMENTS 0 0 0 0 0
CASH FLOW AVAil. FOR DEBT SERVICI 141,091 141,091 141,091 141,091 141,091
DEBT SERVICE . - Private 99.121 99,121 99,121 99,121 99,121
DEBT SERVICE -j - C~ 0 0 0 ~ 0
CASH FLOW AFTER FINANCING 41170 41,970 41,170 41,970
RETURN ON INVES.-AVERAGE 11.63% 11.62% 11.62% 11.62% 11.62%1
Prepared by Ehlers
Appendix H Metroplalns profonna
10/25/2004
Prepared By Ehlers
Metro Plains - Jackson Block Rental Housing
32 Units
S!!
1,107,748
DEVELOPER FINANCING SERIES A
DEVELOPER EaUITY
AMOUNT FINANCED
% OF FINANCE
100.00%
0,00%
TOTALS
MHFALoan 0
DEED Loan 400,000
76.23% 3,979,600
TOTAL SOURCES 100.00% 5,087,346
p
Per Unit %OFTOTAL SUBTOTAL TOTALS
ACQUISITION COSTS
LAND 0
DEMO- SITE PREP 0.00 0,00%
CONSTRUCTION COSTS 118,429
BUilDING/LAND IMPROVEMENTS 74.49% 3,789,736 3,789,738
SOFT COSTS
PROFESSIONAL SERVICES 425,516
Architectural. Engineering & Professional Fees 3.24% 164,806
Civil Engineerir'lQ 0.29% 14,500
Soils 0
Environmental 0
Legal 0.20% 10,000
Title/SUNey/Mise: 0.68% 34,540
Interior Design 3.34% 169,670
Markel Research 0
Commissions/Marketing 0.63% 32,000
APPRAISALS 0,29% 15,000 1S,000
CONTINGENCY 2,98% 151,589 151,589
MISC 0,38% 19,548 19,548
CITY FEES 0
Park Dedication Fee ($2,200/Unit) . m;ti~u
SACIWAC ($3.500IUnit)
BORROWER'S COUNSEL 0.10% 5,000 5,000
TAX CREDIT FEES 0
REAL ESTATe TAXES 0,08% 4,000 4,000
COST OF ISSUANCE 0
BondCounc::i1 0
Underwriter'sConsel 0
CitylCountyFee 0
Issuer's Fee 0
Trustee Set-up 0
Underwriter's Discount 0
Rating Agency 0
Bond Parking COsts 0
Interest Rate Cap 0
Printing 0
Mise Bond Fees 0
PERMANENT LOAN 0
CLOSING COSTS 2.94% 149,805 149,80S
PROJECT MANAGEMENT 305,400
Administrative Fees 0
Developer Fee
CASH ACCOUNTS 151,352
Lease-up Deficit 0,76% 38,626
Construction Period Interest 2,22% 112,726
Tot&ISoftCo.t. 1,221,210
5,016,946
TOTAL USES 100.00% 5,081,346
Pago10 of 13
Appendix H Metroplains proforma
10125/2004
Prepared By Ehlers
e~'!1 ,e~ ,"'~' ,'III!
MONTHLY ANNUAL RENTI
~ RENT REVENUE UNITS ~ SqlFt ~
One Bedrocm 000 " 115,200 750 0.80
Two Bedroom 700 " 134,400 900 0.78
1,301,691
Total Rental Inc:ome
Parking
Mise Income
Total Other Income
GRAND TOTAL
249,600
o
o
o
249,600
110
0.11
1,302,991
32
~
A~
JtlO'NS!!FFiLnnmnWLniJ'"''
FirstYearN.O.1
CAPRate
Sales EXDense
72,624
9.00%
0,00%
.N$i:iEiiiiiiiLiiiiiiiiFii)dii! jijiii;iiiiii!
, 8'1,
Private Debt:
DEVELOPER FINANCING SERIES A - Tax Exempt
Amounl of Bond-Loan
Term Of Bond-Loan
Rate of Bond-Loan - BLENDED
Mon\hlyPaymenl
Annual Payment
1,107,746
1,107,746
30
5.25%
6,117
73,404
IN ,I;A'II!!NiA '
YEAR ~ 1!1.!!2 1ill 1Q2! 1QQ!
Rental Revenlle 2.00% 2.00% 2,00% 2.00% 2.00%
Other Income 2.00% 2.00% 2.00% 2.00% 2.00%
Expenses 2.00% 2.00% 2.00% 2.00% 2,00%
Vacancy 7.00% 7.00% 7,00% 7.00% 7,00%
MONTHS OPERATING 121
YEAR 1Q1Q 2011 ill1 2013 1!!.1!
Rental Revenue 2.00% 2.00% 2,00% 2.00% 2.00%
Other Income 2.00% 2.00% 200% 2.00% 2.00%
Expenses 2,00% 2.00% 2.00% 2.00% 2.00%
VACANCY 700% 7,00% 700% 7,00% 7,00%
YEAR ~ !Q.1i ill! W! ill!
Rental Revenue 2,00% 2,00% 2.00% 2,00% 2.00%
Other Income 2.00% 2.00% 2,00% 2,00% 2.00%
Expenses 2.00% 2.00% 2,00% 2.00% 2.00%
VACANCY 7.00% 7.00% 7.00% 7.00% 7.00%
Page 11 of 13
Appendix H Metroplains proforma
10125/2004
Prepared By Ehlers
liL'$,! ,LOWiriil
2005 2006 Z2QI 12Q! ~
RentelRevenue
Units 249,600 254,592 259,684 264,676 270,175
TotillRental 249,600 254,592 259,684 264,878 270,175
other Revenue
0 0 0 0 0
0 0 0 0 0
Total Other 0 0 0 0 0
Gross Revenue 249,600 254,592 259,664 264,678 270,175
Vacancies 17,472 17,821 18,178 18,541 18,912
Eff.cti~lncom. 232,128 2.36,771 241,506 246,338 251,2.63
2010 !211 illl. illA ill!
Rental Revenue
Units 275,579 281,090 286,712 2.92,446 298,295
Total Rental 275,579 261,090 286,712 292,446 298,295
other Revenue
0 0 0 0 0
0 0 0 0 0
Tot.lather 0 0 0 0 0
Gross Revenue 275,579 281,090 266,712 292,446 298,295
Vacancies 19,290 19,676 20,070 20,411 20,881
Effective Income 256,288 261,414 266,642 271,975 277,41"
~ ID! 1ill m! 121!
Rental Revenue
Units 304,261 310,346 316,553 322.664 329.342
Total Rental 304,261 310,346 316,553 322,884 329,342
OtherRe~nue
0 0 0 0 0
0 0 0 0 0
Tobllother 0 0 0 0 0
Gross Re~enue 304,261 310,346 316,553 322,884 329,342
Vacancies 21,298 21,724 22,159 22,602 23,054
Effective Income 282,963 288,622 294,394 300,282 306,288
Page 12 of 13
Appendix H Metroplains proforma
10/25/2004
iE:; ,iN .~ II!
OPERATING EXP - 200S 1222 - 2008 2009
Operation 42,016 42,656 43,713 44,S6e 45,479
Resel"Jes nOO/Unit 6,400 6,400 6,400 6,400 6,400
Total Office Overhead 0 0 0 0 0
Total Utilities 25,600 26,112 26,634 27,167 27,710
Total Maintenance 26.560 27,091 27,633 28,186 28,749
MANAGEMENT AND OTHER FEES
Management Fees 6.00% 13,928 11,839 12,075 12,317 12,563
Property Taxes 32,000 32,640 33,293 33,959 34,638
Property Insurance 8,000 8,160 8,323 8,490 8,659
Licenses and Fees 0 0 0 0 0
Asset Menagement Fee 5,000 5,000 5,000 5,000 5,000
Developer/Administrative/Contractor Fee 0 0 0 0 0
TOTAL FEES 58,928 57,639 56,691 59,765 60,860
TOTAL EXPENSES 159,504 160,098 163,072 166,105 189,200
NETOPERAT1NG INCOME 72,624 78,613 18,434 80,231 62,063
TIF PAYMENTS - 90% 0 0 0 0 0
CASH FL.OW AVAIL.. FOR DEBT SERVICE 72,624 76,673 78,434 80,231 82,063
DEBTSERVICE.SeriesA 73,404 73,404 73,404 73,404 73,404
ASSET FEE 5,000 5,000 5,000 5,000 5,000
CASH FL.OW AFTER FINANCING S,780} 1,732 30 1,826 3,659
Develo erpa ment.-65% 3,757) 1,126 " 1,187 2,378
Tax Credit Equi Partnerpa ment.35% 2,023) '" 10 '" 1,281
ANNUAL DEBT COVERAGE 98.94% 10-4.45% 106.85% 109.30% 111.80%
OPERATING EXP. (-) 2010 2011 2012 2013 2014
Opera~on 46,389 47,317 48.263 49,228 50.213
Reserves 6,400 6,400 6,400 6,400 6,400
Total Office Ovemead 0 0 0 0 0
Total Utilities 28.264 28,830 29,406 29,994 30,594
Total Maintenance 29,324 29,911 30.509 31,119 31,742
MANAGEMENT AND OTHER FEES
ManallementFees 12.814 13,071 13,332 13,599 13,871
Property Taxes 35,331 36,037 36,758 37,493 38,243
Property Insurance 8,833 9,009 9,189 9,373 9,561
UcensesandFees 0 0 0 0 0
Asset Management Fee 5,000 5,000 5,000 5,000 5,000
Developer/Administrative/COntractor Fee 0 0 0 0 0
TOTAL FEES 61,978 63,117 64,280 65,465 66,674
TOTAL EXPENSES 112,356 175,515 118,858 182,207 185,623
NET OPERATING INCOME 83,933 85,839 87,784 89,168 91,791
TlF PAYMENTS. 90% 0 0 0 0 0
CASH FLOW AVAIl. FOR DEBT SERVICE 83,933 85,839 87,784 89,768 91,791
DEBTSERVICE.SeriesA&B 73,404 73,404 73,404 73.404 73,404
ASSET FEE 5,000 5,000 5,000 5,000 5,000
CASH FLOW AFTER FINANCING 5,528 7,435 9,380 11,363 13,381
DeveloperPavment.65% 3,593 4,833 6,097 7,386 8,701
Tax Credit E uit Partner Pa ment .35% 1,935 2,602 3,283 3,977 4,685
ANNUAL DEBT COVERAGE 114.34% 116.94% 119.59% 122.29% 125.05%
OPERATING EXP. 1-1 2015 2016 2017 2018 2019
Operation 51,217 52,242 53,286 54,352 55,439
Reserves 6,400 6,400 6,400 6,400 6,400
Total Office Ovemead 0 0 0 0 0
Total Utilities 31,206 31,830 32,467 33,116 33,779
Total Maintenance 32,376 33,024 33,665 34,358 35,045
MANAGEMENT AND OTHER FEES
ManaljlementFees 14,148 14,431 14,720 15,014 15,314
Property Taxes 39,008 39,768 40.584 41,395 42,223
Property Insurance 9,752 9,947 10,146 10,349 10,556
Licenses and Fees 0 0 0 0 0
Asset Management Fee 5,000 5,000 5,000 5,000 5,000
Deveioper/Administrative/ContractorFee 0 0 0 0 0
TOTAL FEES 67,908 69,166 70,449 71,758 73,094
TOTAL EXPENSES 189,108 192,662 196,287 199,915 203,151
NET OPERATING tNCOME 93,855 95,960 98,101 100,297 102,531
TIF PAYMENTS 0 0 0 0 0
CASH FLOW AVAil, FOR DEBT SERVICE 93,855 95,960 98,107 100,297 102,531
DEBT SERVICE. Series A & 8 73,404 73,404 73,404 73,404 73,404
ASSET FEE 5.000 5.000 5,000 5,000 5,000
CASH FLOW AFTER FINANCING 15,451 11,556 19,703 21,893 24,127
DevelooerPavment-65% 10,043 11,411 12,807 14,230 15,683
Tax Credit EQuitv Partner Pavment.35% 5,408 6,145 6,896 7,663 8,444
RETURtiI:Otil:INVES;;.A.NNUAL
RETURN ON INVES..AVERAGE
ANNUAL DEBT COVERAGE 121.86% 130.73% 133.65% 136,64% 139.68%
Prepared By Ehlers
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Appendix H Metroplains proforma
MEMORANDUM
TO:
MetroPlains
FROM:
City Staff
Ehlers & Associates, Inc.
Briggs and Morgan, P.A.
DATE:
April 28, 2004
RE:
Proposed MetroPlains Project
Two memorandums dated April 7, 2004 and April 22, 2004, to MetroPlains were
prepared by the City and it's representatives. These memorandums were based on financial data
provided to Ehlers & Associates by MetroPlains. Two memorandums dated April 16, 2004 and
April 28, 2004 were prepared by Larry Olson of MetroPlains.
This updated memorandum incorporates the comments and requests of MetroPlains that
are acceptable to City Staff, Ehlers & Associates and Briggs and Morgan and is based on
financial data submitted by MetroPlains.
Prior to the preparation of a Development Agreement in connection with the proposed
Bluff Block project and Jackson Block project we thought it would be helpful to set forth in a
memorandum certain key points to be included in the Development Agreement.
These points are as follows:
I. Linkage between the Jackson proiect and the Bluff proiect.
Concerning the linkage ofthe Jackson and Bluff projects and all of the provisions relating
to linkage, it is becoming increasingly apparent that the City's requirements will not permit
construction ofthe Jackson Block to start before the Bluff Block. Therefore, MetroPlains is
willing to commit that Bluff Block construction will commence prior to or simultaneously with
construction of the Jackson Block.
2. Amount of tax increment financing assistance.
The Development Agreement will identify the amount of tax increment financing
assistance for both the Bluff and Jackson projects. Relative to the discussion about the tax
increment notes and the formation of the tax increment district(s), MetroPlains and the City
agree to consider structuring the districts within the limitations of the tax increment financing
law, to achieve maximum flexibility (i) in the permissible use of the tax increments between the
two projects; and (ii) the pledge of tax increment to the payment of the notes.
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The note(s) for the Jackson project will be issued when the construction financing for the
Bluff project closes and after the building permit for Bluff project is issued.
The Development Agreement will contain a "look back" method for both the Bluff and
Jackson projects. With regard to the look back provision for the for-sale residential portion of
the Bluff Project, MetroPlains understands that it will be allowed a specific amount of profit tied
to a percentage of the total cost of acquiring and constructing the for-sale portion of the Bluff
Project. If after the sale of all of the units MetroPlains' profit exceeds the allowed profit, the
HRA's assistance for that portion ofthe project will be reduced. On the rental housing and
commercial portion of the Jackson and Bluff projects MetroPlains will be allowed development
fees and a return on equity based on a preliminary sources and uses statement. To the extent that
final costs are less than those shown in the preliminary sources and uses statement increasing
MetroPlains' return, the assistance for that portion ofthe project will be reduced.
The amount of profit, return and fees that the amount of tax increment financing will be
based on and the "look back" method will be based on is as follows:
Bluff Block
For-sale housing-I 0% of costs
Commercial-5% development fee, market rate leasing commissions and a 12% cash on
cash rate of return
Jackson Block
Rental Housing-12% developer fee based on costs approved by MHFA
Commercial-5% development fee, market rate leasing commissions and a 12% cash on
cash rate of return
The Development Agreement will provide that any reduction ofthe assistance for one of
the phases of the project will be offset by verifiable increased costs on other phases.
3. SAC/WAC/Park DedicationlBuilding Permit Fees.
The City is willing to reduce or waive in their entirety the SAC and WAC fees, if
necessary, to make the projects feasible. MetroPlains acknowledges that the City's utility
commission must approve these reductions or waivers. The City will not reduce park dedication
fees, building permit fees or other applicable City application and development fees that are
payable in connection with the projects. MetroPlains is not in a position to bear the tax
increment inflation risk. MetroPlains agrees that the City can recapture these amounts from tax
increments derived from inflation. The City will recommend to the Park and Recreation Board
that the park dedication fees are used for park, boardwalk, gazebo relocation and other
improvements related to the downtown redevelopment.
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4. Cost of the Bluff Block.
The Development Agreement will identify the purchase price that MetroPlains must pay
to acquire the Jackson Block.
In addition to being willing to reduce the SAC and WAC fees, if necessary, to make the
projects feasible the City is willing to reduce the cost of the Jackson Block in its entirety if
necessary. However, the City is willing to reduce the SAC and WAC fees and the cost of the
Jackson Block only if construction of the Bluff Block occurs. MetroPlains agrees that the City
can recapture the value ofthe Jackson Block from tax increments derived from inflation.
5. Issuance ofCitv Tax Increment Bonds.
The Development Agreement will state that in order to enable MetroPlains to achieve the
profit, fees and rate of return contemplated by this memorandum, the City will consider issuing
revenue or general obligation tax increment bonds to refinance the Bluff Block tax increment
revenue notes.
The City will consider issuing General Obligation Tax Increment Bonds subject to the
following conditions:
. it is determined that the construction of the Bluff project will not occur without
the issuance of the bonds;
. the principal amount of the bonds will not exceed the amount of tax increment
generated by the Bluff project;
. bonds will not be issued for the Jackson project.
. bonds will not be issued until the construction financing closes on the Bluff
project;
. personal guarantees of shortfall in tax increments will be required from principals
of MetroPlains or MetroPlains' parent company, MetroPlains Properties, Inc. if determined by
Ehlers and Associates to have sufficient net worth and asset liquidity;
. no profit can be taken out of the Bluffproject by MetroPlains until the actual
market value of the completed Bluff project is determined and the actual amount tax increments
generated by the Bluff project is established;
. if tax increments are less than expected, developer profit will be used to pay the
debt service on the bonds;
. minimum sale prices established for the Bluff housing units cannot be changed
without HRA consent.
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6. Purchase of Bluff Block properties.
The City will not finance the acquisition of the Bluff Block properties. Ifthe actual cost
of acquiring and carrying the Bluff Block properties is greater than the costs contained in the
financial analysis prepared by Ehlers & Associates, it is agreed that the financial analysis will be
recalculated and the City is willing to consider the reduction of SAC and WAC fees and the cost
of the Jackson Block in order to make the Bluff project feasible.
7. Tvpe of Bluff Block Proiect.
MetroPlains is willing to proceed with the Jackson and Bluff Blocks linked. If efforts to
finance and market the Bluff Block show that financing and marketing thresholds cannot be
achieved and if MetroPlains has by that time expended substantial amounts of money and time
on design, marketing and approvals, the Development Agreement will state that the HRA and
MetroPlains will explore the feasibility of other types of projects on the Bluff Block, including a
combination of commercial and rental (if market rate) and/or for-sale housing.
Accepted by MetroPlains this
day of
,2004.
METROPLAINS DEVELOPMENT, LLC
try
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