JOINT FINANCE COMMITEE PACKET 04-30-2024
NOTICE OF MEETING
Elk River Economic Development Authority and Housing
and Redevelopment Authority meeting as the
Joint Finance Committee
Tuesday, April 30, 2024
7:30 a.m.
Elk River City Hall
13065 Orono Parkway
Elk River, Minnesota
The purpose of the meeting is as follows:
Administrative Items
Heritage Millwork Incentive Applications
Joint Finance
Committee
Special Meeting
Agenda
Tuesday, April 30, 2024
7:30 a.m.
Elk River City Hall
Special meeting in Upper Town Conference Room
1.CALL MEETING TO ORDER
2.CONSIDER AGENDA
3.CONSENT AGENDA
Considered to be routine and noncontroversial by the commission and will be approved by one motion. There will be no separate discussion of these items unless a
commissioner, staff member, or citizen so requests, in which case the item will be removed from the consent agenda and considered under the regular agenda.
3.1 August 29, 2023, Meeting Minutes
4.GENERAL BUSINESS
General action items in which the commission receives information from city staff or consultants and after deliberation acts on the item under consideration. General Business
items are not opportunities to receive or provide public input. However, the commission may, at its sole discretion, solicit public feedback.
4.1 Appoint New Member
4.2 Heritage Millwork Project and Incentive Applications
4.3 Open Discussion
5.MOTION TO ADJOURN
Meeting Protocol
No sidebar discussions
No interruptions
State your concern
Ensure you understand
Don’t take things personally
Adhere to time limits
Come prepared
Ensure all are heard
Elk River Joint Finance Committee
Held at Elk River City Hall
Tuesday, July 25, 2023
Members Present: Jill Larson-Vito, Charlie Blesener, Nate Ovall, Ryan Hardin, and Jim
Gromberg
Members Absent: Dan Tveite, Rhonda Magnussen and Chad Vitzthum
Staff Present: Economic Development Director Brent O’Neil and Economic Development
Specialist Joshua Mollan
1.Call Meeting to Order
Pursuant to due call and notice thereof, the meeting of the Elk River Joint Finance
Committee was called to order at 7:37 a.m. by Vice Chair Blesener.
2.Consider Agenda
Moved by Gromberg and seconded by Larson-Vito to approve the agenda.
Motion carried 5-0.
3.Consent Agenda
Moved by Larson-Vito and seconded by Gromberg to approve:
3.1 July 25, 2023, meeting minutes
Motion carried 5-0.
4.1 Discuss EDA’s Loan to Die Concepts
Mr. O’Neil presented the staff report.
Mr. O’Neil also shared that communication has been limited by Die Concepts but was
advised that their accountants are currently working on providing the requested information.
Mr. O’Neil asked the committee how much more time do we allow this at status quo, and
what if any escalatory steps need to be taken and when.
The committee discussed possible communication methods and loan restructuring. They
also agreed to increase the interest rate.
Mr. O’Neil shared that documents are drafted that reflect an increase in interest rate and a
discounted interest rate if auto pay is set up.
4.2 General Updates
Mr. O’Neil advised that there is room on the roster for an additional member. He plans to
bring a suggested candidate to the next meeting for approval.
Mr. O’Neil shared that there was a modification to the open meeting statute. He said that
virtual meetings may be easier to hold with the updated law. He asked the committee their
preference for future meetings.
The committee was in favor of continuing to meet in person.
5.Motion to Adjourn
There being no further business, Blesener adjourned the meeting of the Joint
Finance Committee.
The meeting adjourned at 8:06 a.m.
Minutes prepared by Brent O’Neil and Joshua Mollan.
___________________
Brent O’Neil
Economic Development Director
_____________________
Tina Allard
City Clerk
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity. Updated: January 2023
Request for Action
To
Joint Finance Committee
Item Number
4.1
Agenda Section
General Business
Meeting Date
April 30, 2024
Prepared by
Brent O’Neil, Economic Development Director
Item Description
Appointing New Member
Reviewed by
Reviewed by
Action Requested
Approve, by motion, Tony Sofio as a member of the Joint Finance Committee.
Background/Discussion
The Joint Finance Committee is currently comprised of eight members with one vacancy. Per EDA and HRA
bylaws the committee can appoint at-large members at a regular meeting. Tony Sofio is a resident of Elk River,
has led a career in the banking industry, and has shown a keen interest in the activities of the EDA. Tony has
expressed interest in joining the committee for some time. His appointment would satisfy the bylaw preference
for two at-large banking representatives.
The composition of the committee is as follows:
HRA – Nate Ovall and Lynn Caswell
EDA – Dan Tveite and Charlie Blesener
At-large Legal – Rhonda Magnussen
At-large Real Estate – Ryan Hardin
At-large Business/Community – Jim Gromberg
At-large Banking – Chad Vitzthum
At-large Banking - Vacant
Financial Impact
N/A
Mission/Policy/Goal
The Joint Finance Committee provides advice to the EDA, HRA, and City Council.
Attachments
Tony Sofio Application Form
https://coermn.sharepoint.com/sites/EconomicDevelopment/Shared Documents/Economic Development/EDA/Administrative/Agenda/Joint Finance
Committee/2024/04-30-2024/4.1 sr at Sofio.docx
Board and Commission Application Form
Residency Information
Residency Requirements
Must be an Elk River resident for the following
Economic Development Authority (EDA)
Heritage Preservation Commission
Housing and Redevelopment Authority (HRA)
Planning Commission
Utilities Commission
Must be a Sherburne County resident for the following:
Library Board
Residency does not matter for the following:
EDA Beautification and Public Art Committee
EDA Together Elk River Committee
Energy City Commission
Joint Finance Committee
Multipurpose Facility Advisory Commission
Parks and Recreation Commission
Select the Commission
applying for
Joint Finance Committee
First Name Tony
Last Name Sofio
Address1 19370 Upland St NW
City Elk River
State MN
Zip 55330
Home Phone Number Field not completed.
Cell Phone Number 612-597-5775
Email Address trsofio@gmail.com
Public Contact Information Cell Phone Number, Email Address
https://coermn.sharepoint.com/sites/EconomicDevelopment/Shared Documents/Economic Development/EDA/Administrative/Agenda/Joint Finance
Committee/2024/04-30-2024/4.1 sr at Sofio.docx
Employer Village Bank
Occupation Commercial Banker
Why are you interested in
serving on a city
commission?
I have lived in Elk River for the past 14 years and feel my work
experience can be valuable for the EDA/HRA. Having moved
from a smaller town then Elk River I understand what needs to
be done in order for Elk River to grow properly. That is for both
business and family growth as well.
What skills, training, and
experience would you bring
to the commission for
which you seek
appointment?
I have a bachelor's degree in business management and have
been in the banking industry for 25 years. Over that time, I
have gained working experience in business banking to
working for a CDC and the SBA 504 program. In addition, I am
also familiar with TIF and other financing options. Currently I
am the Chair for the Anoka Area Chamber of Commerce and
have been a part of various manufacturing associations
throughout my career. From a Civic standpoint my father was a
County Commissioner for many years and a State
Representative, so I have an understanding on how
government agencies work.
Conflict of Interest No
If yes, explain: Field not completed.
How did you hear about this
vacancy?
Other
Electronic Signature
Agreement
Agree
Electronic Signature Anthony R Sofio
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity. Updated: January 2023
Request for Action
To
Joint Finance Committee
Item Number
4.2
Agenda Section
General Business
Meeting Date
April 30, 2024
Prepared by
Brent O’Neil, Economic Development Director
Item Description
Heritage Millwork Project and Incentive Applications
Reviewed by
Joshua Mollan, Economic Development Specialist
Reviewed by
Action Requested
Review and discuss the Tax Increment Financing (TIF), and adopt, by motion, an official recommendation on
utilization of TIF for Heritage Millwork.
Background/Discussion
Heritage Millwork is a wholesale building materials supplier, primarily offering several door products through
distribution throughout the Midwest. The company currently operates out of three facilities, two in Ramsey, and
one in Elk River, and are looking to gain efficiencies and plan for growth by consolidating in a single facility. A
property owned by the City of Elk River has been identified as the preferred site for the new facility and Heritage
has been actively working through plans to develop the site.
The site is 14 acres in the Nature’s Edge Business Park, owned by the City of Elk River, at an offer of $2.25 per
foot, or about $1,375,000. The total project costs total in excess of $21MM of which $12 MM is estimated for
construction of a 113,000 ft. building. The project will result in the location of 70 jobs in an Elk River facility,
with near-term growth of head count to 75 to 80. In the mid-term, Heritage is designing the facility and site plan
to accommodate an additional 40,000 ft. for growth of its operations.
Heritage has requested participation in three city programs to successfully support the project: 1) TIF, 2)
Business Microloan, and 3) Energy Incentive. TIF has been discussed with the company and we received an
application in early 2024. While the loan and energy programs were also discussed, those applications were
received in April and will need sufficient review prior to requesting action of the committee. They are attached
for your review, however.
To assist in the TIF review, the City’s financial advisor Baker Tilly has provided an analysis of the TIF
application and supporting information. Mikaela Huot is Baker Tilly’s chief representative on this project. Her
analysis is provided in the attached memo. Staff and Ms. Huot will discuss the project and analysis at the meeting.
It is anticipated the project would be presented to the EDA May 20, and to the City Council in June. Staff is
requesting the committee adopt a recommendation on utilization of TIF on this project for EDA and Council
consideration.
Financial Impact
TIF has been requested to write-down the price of a land purchase of $1,375,000.
https://coermn.sharepoint.com/sites/EconomicDevelopment/Shared Documents/Economic Development/EDA/Administrative/Agenda/Joint Finance
Committee/2024/04-30-2024/4.2 sr Heritage.docx
Mission/Policy/Goal
Attract new business to Elk River.
Attachments
Site and Floor Plans
TIF Application
TIF Memo – Baker Tilly
Business Microloan Application
Energy Incentive Application
IMPLAN Summary
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PHASE II20,000 SF
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HERITAGE MILLWORKCONCEPT 9
ELK RIVER, MN
02/26/2024
SCALE:1" = 200'
200'400'100'0
12345678910CA.2BEFGHJA7.2A.78.45.3A3004A3001A3003A3002DUSTCOLLECTORANNIE7x13990 DOOR LINE10x48WRAPPER8x46EXISTING 990 LINE994X LINE994X DOOR LINE18x53WRAPPER8x46MAGNUMTIMESAVERMAINT.206COMP.209UTILITY208A2011A2031A202110 BRICK14' CIADROUTERTABLE SAWSHAPER7x11SAW BENCH3 ASSEMBLY TABLES18x32SLAB STORAGE7'/8' CLAD8x50EXTERIOR DOOR LINE12x57HINGE STORAGE8x16SAW BENCHJB HDS 3x16GLASS 4x16GLASS 4x16EFX20x26STITCHER STOP17x27SPECIAL JBS11x13SPECIAL (?) SAWTABLE SAW9x10JB HDS 3x16ASSEMBLY TABLES12x17-8MAGNUMROUTER 3x14SIDE JBS8x26STITCHER & STOP25x14-6PARTS 3x14DOUBLE DOORS14x38WINDOW BOX INT TRIM56x65GLASS PROGRAM30x40WINDOW EXT JBSMUAA20416,213 SFDISTRIBUTION20234,427 SFPRODUCTION20039,669 SFWAREHOUSE2013,894 SFRECEIVING20414,553 SFFINISHING2031A310____________________________________________________________________________________________________________________________1A310____________________________________________________________________________________________________________________________2A310____________________________________________________________________________________________________________________________2A310____________________________________________________________________________________________________________________________DSPRAY207DRY RACK AREAPREPTABLEPREPTABLESKIRT BOARD(18' X 8')SKIRT BOARD(18' X 8')4x104x104x104x104x104x104x104x104x10 4x10 4x10 4x104x104x104x104x104x104x104x104x104x104x104x104x104x10 4x10 4x10 4x104x104x104x104x104x104x104x104x104x104x104x104x10CANTILEVERRACK9x16CANTILEVERRACK9x164x10 4x10 4x104x104x104x103x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-6CONVEYOR20x26CL9' - 3"C.R.C.R.C.R.8 x 100 WRAPPER4x104x104x103.5x7.5 3.5x7.5 3.5x7.5 3.5x7.5PLANER6x64x84x84x84x84x84x8 4x810' - 0"4x8SAW BENCH2 ASSEMBLY TABLES12x394x104x104x104x104x104x104x84x84x8 4x8 4x84x84x84x8 4x8 4x86' - 0"4' - 7"10' - 0"9' - 2"4x84x84x8 4x8 4x84' - 0"SIDE JBS8x2610' - 0"ASSEMBLY TABLES12x17-8JBS 4x9 JBS 4x9JBS 3x193-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-6 3-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-63-6x7-64x104x10 4x104x10 4x104x10 4x104x10 4x104x10 4x104x10 4x104x10 4x104x104x104x104x104x104x104x104x104x104x104x104x104x104x104x104x104x104x84x84x104x10 4x104x10 4x104x104x104x104x84x84x8CANTILEVERRACK9x16CANTILEVERRACK9x16CANTILEVERRACK9x16CANTILEVERRACK9x12CANTILEVERRACK9x124x10 4x10 4x104x104x104x104x10 4x104x104x104x810' - 9"11' - 8"11' - 8"10' - 9"11' - 8"11' - 8"3x7-63x7-63x7-63x7-611' - 0"3x7-63x7-610' - 0"10' - 0"9' - 1"4x7-6 4x7-6 4x7-6 4x7-6 4x7-6 4x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-63x7-616' - 4"16' - 4"2'-6" 9'-0" 5'-0" 9'-0" 5'-0" 9'-0" 5'-0" 5'-6"3'-6"5'-0" 9'-0" 5'-0" 9'-0" 7'-10"3'-4" 7'-4" 6" 9'-0" 5'-0" 9'-0" 5'-0" 9'-0" 5'-0" 7'-6"1'-6"5'-0" 9'-0" 5'-0" 9'-0" 5'-0" 9'-0"6'-6" 14'-4" 3'-4"3'-4" 26'-4" 2'-8"8" 49'-4" 50'-0" 23'-0" 3'-3 9/16"3'-4" 20'-4 7/16"6"9'-0" 5'-0" 9'-0" 26'-6"221'-0"152'-0"77'-0"450'-0"8'-0" 24'-0" 12'-0" 36'-0" 34'-0" 4'-0" 12'-0" 50'-0" 50'-0" 12'-0" 4'-0" 34'-0" 36'-0" 36'-0"352'-0"8'-0" 72'-0"200'-0"72'-0"37'-0" 4'-0"144'-8 3/4"124'-3 1/4" 44'-0"137'-0"450'-0"10'-8"GENERAL PROJECT NOTES1. OWNER FURNISHED EQUIPMENT SUPPLIERS ARE TO COORDINATE FINAL LOCATION OF EQUIPMENT AND INSTALLATION WITH THE OWNER.2. ELECTRICAL CONTRACTOR & CABLE CONTRACTOR ARE RESPONSIBLE FOR REPAIRING ANY DAMAGE CAUSED TO WALLS, FINISHES, CEILINGS ETC. IN THE COURSE OF THEIR CONSTRUCTION. IF CONTRACTORS BEGIN WORK IN AN AREA WITH EXISTING DAMAGE THEY ARE TO IMMEDIATELY NOTIFY THE OWNER OR ASSUME RESPONSIBILITY OF SUCH DAMAGE.NDATE:DRAWN BY:CHECKED BY:PROJECT NUMBER:COMPUTER DIRECTORY:1000 Twelve Oaks Center DriveSuite 200, Wayzata, MN 55391T: 952-426-7400F: 952-426-7440MohagenHansen.comTHE ARCHITECT SHALL BE DEEMED THE AUTHORS ANDOWNERS OF THEIR RESPECTIVE INSTRUMENTS OF SERVICE AND SHALL RETAIN ALL COMMON LAW,STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHTS OF THE ATTACHED DOCUMENTS.C:\Revit Projects\21250_HeritageMillwork_Master_nmissling@mohagenhansen.com.rvtCheckerAuthor03/25/202421250K:\Jobs\HeritageMillwork_21250\04_DwgHERITAGE MILLWORK16767 GATEWAY ROADELK RIVER, MN 55330FLOOR PLAN -OVERALLA2001/16" = 1'-0"A2001FLOOR PLAN OVERALLNOT FOR CONSTRUCTIONNO. DESCRIPTION DATE
Memo – Draft for Review
To: Members of Joint Finance Committee,
Brent O’Neil, City of Elk River
From: Mikaela Huot, Director
Date: April 30, 2024
Subject: Financial Review and Tax Increment Revenue Analysis for Proposed
Heritage Millwork Inc Tax Increment Financing Project
Executive Summary
Baker Tilly Municipal Advisors has undertaken a review of the request for TIF assistance by Heritage Millwork
Inc. (“HMI” and the “developer”) for construction of an approximate 110,000 square foot new industrial building
on approximately fourteen acres of City-owned property in the Nature’s Edge Business Center (Phase 1). The
construction plans also include the potential for a 40,000 square foot expansion in a future year (Phase 2). The
total development cost of Phase I is estimated to be $21,169,472 and the request for financial assistance is in
the form of land write down for the estimated land purchase price of $1,372,140. A revised application also
includes a request for additional $264,520 as pay-as-you-go reimbursement for site improvements. Construction
of the proposed development is expected to begin in 2024 and be completed in 2025. The developer has also
applied for the City’s Energy Incentive Program and Economic Development Microloan Program.
Prior to establishing a tax increment financing district, there are findings that need to be made by the City that
include: 1) determination that the project qualifies as a TIF district, 2) determination that the project as proposed
would not proceed without public assistance (meeting the “but-for” test), and 3) the increased market value of the
property to be developed is greater with tax increment than if no public assistance is provided. When reviewing
requests for financial assistance it is important to understand how the level of financial assistance would impact
the ability of the project to proceed as proposed and maximize new value created on the current project site.
Review of the financial projections and statements provides an understanding of financial feasibility for this project
and need for public assistance. The purpose of the analysis is to test the level of assistance that may be needed
and if the recommended structure is reasonable while remaining consistent with the City’s objectives for providing
assistance.
Based on the financial analysis and available financing assumptions, without financial assistance, the project
would not be feasible due to the extraordinary development costs mixed with current market conditions. Without
assistance, the projected debt coverage ratios and annual/cumulative rates of return to the developer is projected
to be below industry standards for this type of project. The debt coverage and rate of return analyses indicates
that the provided financing structure would not be financially viable without one or more of the following: 1)
reduction in project costs 2) additional annual cash flow (tax increment revenues), and/or 3) additional funding
sources (workforce housing grant program). With annual public assistance, the project is projected to be more
financially feasible by providing additional cash flow (annual tax increment revenues) to the project. The level of
public assistance is projected to have a positive impact on what the projected debt coverage and returns for the
project could be as compared to no assistance.
The purpose of the memorandum is to provide a summary of the financial review of the request for tax increment
financing assistance as submitted by the developer, including estimated tax increment revenue projections. to
assist the City with making a determination 1) if the project as proposed would be unlikely to proceed “but-for” the
requested Tax Increment Financing (TIF) assistance, and 2) if assistance is necessary, to determine an
appropriate level of public assistance that may be considered.
Background
The City of Elk River has been working with Heritage Millwork Inc. (“HMI” and the “developer”) on the anticipated
sale of City-owned property in the Nature’s Edge Business Center for the construction of an approximate
110,000square foot new industrial building. Construction of the new facility would reduce the current business
operations from three buildings to one, as well as incorporating relocation of Traditions Finishing Inc (TFI), the
wholly owned finishing company, to also be housed within same building to reduce handling and overhead costs
and improve lead time. HMI has also indicated there is a possibility of expanding the business and building in the
future that would include an additional 40,000 square feet. HMI has stated there will be a financial gap related to
acquisition of the property and construction of the new building to house their full business operations. PLM
Properties (PLM) is the real estate holding entity who is purchasing the property and will be leasing the land to
the business entity. HMI would be the business operating entity and lease the building from PLM. The ownership
of both entities is the same and would be on the bank financing documents. To assist with financing of the project,
HMI has submitted applications for public assistance to the City.
Developer Request for Assistance
HMI has submitted applications to the City for public assistance through the City’s tax increment financing
program, energy incentive program and economic development microloan program. The total development costs
of the project are approximately $21,169,472. Funding sources to support development costs include first
mortgage, SBA loan 504, developer equity, City/EDA microloan and land write down (to be repaid through future
tax increment revenues). The loans (first mortgage and SBA) are approximately 83% of total funding sources,
equity is 10%, microloan is 1% and TIF is 6.5%. The primary debt financing structure will be subject to availability
of net income from the building to support debt repayment and the lease rate between PLM and HMI will be
limited to no more than 10% of the principal, interest, and taxes.
Typical extraordinary development costs that cannot be supported solely by the project alone could justify the
need for public financial assistance and allow the project to proceed as proposed. In addition, current market
conditions of increased interest rates requiring reduced debt financing and increased equity amounts have
resulted in higher funding gaps. Tax increment financing from the City provides an additional funding source to
the project that allows the developer to obtain an appropriate level of upfront funding and meet minimum debt
coverage and investor return metrics. The microloan is an additional source of funds to close the financing gap
with eligible expenses related to construction of the project and in addition to costs that would be supported by
TIF. Summary of the sources and uses of funds is illustrated in Table 1 below.
The recommendation for a reasonable level of public assistance is balanced by a combination of extraordinary
costs and projected financial cash flow performance of the project, public policy guidelines/considerations and
potential financial parameters as further outlined below:
• Return on Investment: (City benefits)
• Purchase price and other development costs: (reasonable ranges and supported by project)
• Public to private investment: (public participation 10% or less)
• Public assistance (TIF) and private equity: (public does not exceed private equity)
• Extraordinary costs: (development)
• Financial gap: (limit on private debt and equity)
• Market conditions (financing limitations)
• Term of district collection: (economic development term of up to 9 years)
• Other identified public improvements: (case by case basis to be determined)
Sources and Uses of Funds
The proposed total development cost of the project is estimated to be $21,169,472. The building hard cost
construction estimate of $12,000,000 equates to approximately $109 per square foot. The purchase price of the
property is $1,372,140 for 14 acres and per square foot sales price of $2.25. The developer has identified the
sources of funds for the proposed project, including bank financing and SBA loan, equity (primarily through
building sale), City/EDA microloan and TIF assistance as land write down. The developer has requested land
write down of $1,372,140, in which the City would collect the future tax increment revenues to reimburse itself for
the initial write down. The maximum term of collection would be 9 years and terms of potential tax increment
district and projected revenues is included in the following section.
Table 1: Projected Sources and Uses of Funds
Sources Amount Uses Amount
Bank/SBA 504 $17,480,385 Land $1,372,140
Cash Equity $2,116,947 Site improvements $177,125
TIF $1,372,140 Building Construction $12,000,000
City/EDA Microloan $200,000 SAC/WAC fees $104,727
Machinery & Equipment $5,160,500
Office Furniture and Fixtures $200,000
Contingency $1,300,000
Professional Fees $255,000
Other (Interest Reserve) $600,000
Total $21,169,472 Total $21,169,472
Tax Increment Revenue Assumptions and Estimates
Certain assumptions were used to estimate the projected available tax increment revenues outlined below:
• Total new taxable value
o $75 per square foot taxable value estimated
o Phase 1: 110,000 square foot building total of $8,250,000
o Phase 2: 40,000 square foot expansion additional $3,000,000
• Parcel ID: 75-929-0020
o Existing land (tax exempt) value of $165,300
o Total land acreage of 21.02
o Land required for development of approximately 14.4 acres
o Base value assumed to be $110,095 (14/21.02 as allocation)
o Original net tax capacity of $1,651
• Property reclassified as commercial-industrial with relevant class rates
• Maximum term of economic development district (9 total years)
o Projected maximum term for project is 9 years
o First year collection payable 2026 and final year payable 2034
• Increment based on difference between existing value
o Very preliminary and to be evaluated as project proceeds
• Construction commences in 2024 and complete by December 31, 2025
o 50% complete for assess January 2025, taxes payable 2026
o 100% complete for assess January 2026 for taxes payable 2027
• Payable 2024 combined tax rate of 100.344%
• 2% annual market value inflator
• 5% retained by City for admin
o Maximum 10% for admin
o 95% pledged to project financing
• Present value rate: range of 0%, 3.5% and 5% and 6/30/24 present value date
Table 1a: Tax Increment Revenue Projections (Phase 1)
Tax Increment Revenue Estimates
Estimated Building Size 110,000 SF
Existing Land Value $110,095
Original Net Tax Capacity (Base) $1,651
Estimated Total Completed Value $8,250,000
Total Tax Capacity $165,900
Captured Tax Capacity (Total less Original) $164,249
x 2024 Local Capacity Rate 100.344%
Estimated Total Gross Tax Increment Revenue at Completion
(less OSA deduction of 0.36%) $164,221
Less: 5% for Administrative Expenses $8,211
Estimated Net Annual Available Revenue $156,010
Total Estimated Gross Tax Increment over Maximum Term of
Collection (9 years) $1,490,982
Estimated City Retained (5%) $74,550
Total Estimated Net Tax Increment and Present Value with
0% interest rate $1,416,432
Total Estimated Net Tax Increment Present Value with
3.5% interest rate $1,126,637
Total Estimated Net Tax Increment Present Value with
5% interest rate $1,025,957
Table 1b: Tax Increment Revenue Projections (Phase 2 Only)
Tax Increment Revenue Estimates
Estimated Building Size (expansion constructed in 2026) 40,000 SF
Estimated Total Completed Value $3,000,000
Total Tax Capacity $59,250
Captured Tax Capacity (Original - $0 included in Phase 1) $59,250
x 2024 Local Capacity Rate 100.344%
Estimated Total Gross Tax Increment Revenue at Completion
(less OSA deduction of 0.36%) $59,240
Less: 5% for Administrative Expenses $2,962
Estimated Net Annual Available Revenue $56,278
Total Estimated Gross Tax Increment over Remaining Term $440,732
Estimated City Retained (5%) $22,036
Total Estimated Net Tax Increment and Present Value with
0% interest rate $418,696
Total Estimated Net Tax Increment Present Value with
3.5% interest rate $324,468
Total Estimated Net Tax Increment Present Value with
5% interest rate $292,055
Table 1c: Tax Increment Revenue Projections (Combined Phase 1 and Phase 2)
Total Estimated Gross Tax Increment over Remaining Term $1,951,823
Estimated City Retained (5%) $97,591
Total Estimated Net Tax Increment and Present Value with
0% interest rate $1,854,232
Total Estimated Net Tax Increment Present Value with
3.5% interest rate $1,466,353
Total Estimated Net Tax Increment Present Value with
5% interest rate $1,331,916
Project Financing
There are generally two ways in which assistance can be provided for most projects, either upfront or on a pay-
as-you-go basis. With upfront financing, the City would finance a portion of the applicant’s initial project costs
through the issuance of bonds or as an internal loan. Future tax increments would be collected by the City and
used to pay debt service on the bonds or repayment of the internal loan. With pay-as-you-go financing, the
applicant would finance all project costs upfront and would be reimbursed over time for a portion of those costs
as revenues are available.
Pay-as-you-go-financing is generally more acceptable than upfront financing for the City because it shifts the risk
for repayment to the applicant. If tax increment revenues are less than originally projected, the applicant receives
less and therefore bears the risk of not being reimbursed the full amount of their financing. However, in some
cases pay as you go financing may not be financially feasible. With bonds, the City would still need to make debt
service payments and would have to use other sources to fill any shortfall of tax increment revenues. With internal
financing, the City reimburses the loan with future revenue collections and may risk not repaying itself in full if tax
increment revenues are not sufficient. The City has historically financed projects as pay-as-you-go for
reimbursement to the developer of eligible costs, but in certain instances financed with internal loans to be repaid
with future tax increments. It is important to note the request for financial assistance for this project does not
include any City bond issuance or upfront funding requirements. The City would be acting more like a lender of
its own funds and collecting future tax increments to pay the developer’s land purchase price.
The developer has requested assistance for the project through upfront land write down. The City would not be
paid for the land at closing and would collect future tax increment revenues generated by the new project to
reimburse itself for the land. The repayment may include interest subject to availability of tax increments to repay
the land purchase price in full. The estimated purchase price for the property assuming approximately 14 acres
is $1,372,140 and based on $2.25 per square foot. The estimated tax increment revenues that may be generated
from Phase 1 of the project (110,000 square foot building), potential Phase 2 (40,000 square foot expansion) and
combined for Phases 1 and 2 are all summarized in the tables on the previous page. Tax increment revenues
from Phase 1 are expected to be sufficient to reimburse the City for the land write of $1,372,140 but would be
less than what would be necessary to include an interest repayment component over the maximum 9-year term
of the TIF District. Should Phase 2 be constructed, additional tax increment revenues would be generated and
expected to provide sufficient revenues to support interest repayment on the City’s land write down.
Because the City owns the land and is taking the role as lender, it may have some flexibility and ability to consider
alternate repayment structures of the land write down. The City may consider requiring a portion of the land be
paid upfront, subject to the availability of tax increment revenues to repay principal plus interest at a rate to be
determined on the interfund loan, or require a shortfall agreement that could be structured on either an annual
basis or upon completion of the district. The developer has also included in the application for tax increment
assistance an additional request for pay-as-you-go financing for reimbursement of site improvements of $264,520
and further analysis regarding this request is expected prior to finalizing the repayment structure.
Table 2: Land Repayment Options
Financial Feasibility of Land Repayment Options
Total Estimated Net Tax Increment and Present Value with
0% interest rate $1,416,031
Portion of Land Purchase Price Required Upfront $0
Portion of Land Purchase Price as Write Down $1,372,140
Estimated Interest Payments $0
Total Estimated Net Tax Increment Present Value with
3.5% interest rate $1,141,921
Portion of Land Purchase Price Required Upfront or via
Shortfall Agreement $272,140
Portion of Land Purchase Price as Write Down $1,100,000
Estimated Interest Payments $272,978
Total Estimated Net Tax Increment Present Value with
5% interest rate $1,058,720
Portion of Land Purchase Price Required Upfront or via
Shortfall Agreement $347,140
Portion of Land Purchase Price as Write Down $1,025,000
Estimated Interest Payment $379,662
The developer has also indicated the potential for a 40,000 square foot building expansion. Should the building
expansion occur during the term of the TIF District and generate additional revenues sufficient to repay the City’s
interfund loan in full plus interest at 3.5% or 5% (actual interest rate TBD), there may be consideration to increase
the interfund loan amount at that time to reimburse the developer for the initial upfront purchase. Additional
discussion on potential feasibility anticipated to occur.
An alternate option to adjusting the upfront purchase price based on availability of tax increment revenues would
be to incorporate a shortfall payment formula that could be calculated on either an annual basis or at a future
determined time (tied to construction of expansion and/or completion of TIF District). As illustrated in the table
below, construction of the building expansion is expected to generate additional increment that is expected to be
sufficient to support repayment of the full land write down amount of $1,372,140 plus interest (TBD).
Table 3: Additional Land Repayment Options
Land Purchase Price $1,372,140
Total Estimated Net Tax Increment and Present Value with
0% interest rate $1,854,232
Total Estimated Interest Payments (0%) $0
Total Estimated Net Tax Increment Present Value with
3.5% interest rate $1,466,353
Total Estimated Interest Payments (3.5%) $339,593
Total Estimated Net Tax Increment Present Value with
5% interest rate $1,331,916
Total Estimated Interest Payments (5%) $532,953
Financial Needs Analysis)
Upon approval of a TIF district and project, the City must make several findings, including the “but for” test: that
the proposed development would not reasonably be expected to occur solely through private investment within
the reasonably foreseeable future. The developer has stated that without assistance being provided as upfront
through land write down, the project would not be able to secure the structure and level of debt financing
necessary for the project to be viable due to the following factors: 1) using equity to pay for upfront land costs
would impact HMI’s working capital. It would rely on higher cost funding and potential hinder future abilities to
remain price competitive and subject it to less reliable source of working capital to support operations, 2) the bank
would require higher equity investment from PLM properties if upfront assistance were not provided. This may
strain or limit the project scope due to capital constraints, 3) there are limitations on the level of bank financing
the project can secure due to the size of the capital investment and project. The developer’s submittals have
indicated that the upfront land write would alleviate the financing risks and concerns, provide PLM with the
necessary financial stability to secure a more favorable loan structure with a lower debt burden that would allow
HMI to maintain sufficient cash flow to meet operational needs, and to ensure business continuity during
construction of the project. Additionally, reduced equity requirements from the bank resulting from land write down
and availability of more working capital may allow PLM properties to accelerate the possibility of constructing the
40,000 square foot expansion.
Based on the developer’s stated position relative to the need for tax increment financing assistance, the City
could make its “but for” finding and provide tax increment assistance. We recommend, however, that the City
review the provided assumptions to consider if the project meets the but-for test and, if so, what an appropriate
level and type of TIF assistance may be based on the information submitted by the developer.
Following thorough evaluation of the project as provided allows the City to be prepared to make an informed
decision based on the likelihood of the project needing assistance, as well as the appropriate level of assistance.
To complete this analysis, we reviewed the developer’s provided financial data showing a result if the project
received financial assistance as requested and did not receive assistance. Analysis of the project includes a
review of the development budget, projected lease rates and operating income and the project’s capacity to
support annual debt service on the new debt financing. The purpose of evaluating the operating revenues is to
understand the potential cash flow performance through initial development of the project and the annual
operations of the project to assist with determining if the project is financially feasible and in need of public
participation.
Measuring project feasibility is typically accomplished by analyzing a combination of 1) projected rate of return –
both annual and cumulative and 2) estimated debt coverage ratio (DCR). Rate of return (IRR) analysis illustrates
the projected return to the investor(s) using the available cash flow after payment of operating expenses and debt
repayment as a measurement to the initial equity investment. Industry standards for certain development types
indicate the level of investment a developer is willing to make based on projected returns from the project. Should
the projected annual and cumulative returns fall below those standards, the project would require a reduced level
of equity participation and/or increased cash flow to be feasible. Debt Coverage Ratio (DCR) is a calculation
detailing the ratio by which operating income exceeds the debt payments for the project. If the DCR is greater
than 1.0 it indicates the project has operating income that is greater than the debt-service payment by some
margin; conversely if the DCR is less than 1.0, it indicates the project is incapable of meeting its debt-service
payment and would need to seek additional revenue sources in order to pay its debt.
For a project to be considered financially feasible and likely to secure private financing, lenders are going to want
to see a project with an estimated net operating income that exceeds the debt-service amount by a specific
threshold or more. This is a test based on a stabilized year of revenue. Typically, we see lenders identifying a
desired threshold for DCR of 1.10-1.20 or greater, meaning an expectation that the stabilized net income of the
project will exceed debt service by 1.10 to 1.20. We anticipate additional review as related to the updated request
that includes an additional request for pay-as-you-go assistance as related to site improvements in the amount
of $264,520.
City Policy Considerations
The City has a tax increment financing policy to ensure that projects receiving assistance are consistent with
the city’s comprehensive plan, strategic plan, Mississippi Connections plan and most recent housing study (as
applicable for housing projects). Pursuant to the public purpose considerations of the policy, the City will
consider TIF for projects that achieve one or more of the following:
1. Demonstrate long-term benefits to the community.
2. Retain local jobs and/or increase the number and diversity of jobs that offer stable employment and/or
attractive wages and benefits through:
a. Diversification of the local economy
b. Significant addition of permanent, high-wage, full-time jobs
c. Addition of jobs attractive to those unemployed or underemployed
3. Significantly increases the city’s commercial and industrial tax base
4. Demonstrates the ability to encourage unsubsidized private development through “spin off”
development.
5. Facilitates the development process and achieves development on sites that would not develop “but
for” the use of TIF.
6. Removes blight and/or encourages redevelopment of commercial and industrial areas resulting in high
quality redevelopment and private reinvestment.
7. Offsets redevelopment costs (i.e. contaminated site cleanup) over and above the costs normally
incurred in development.
8. Aids the implementation of the Mississippi Connections Plan
Based on the extent to which the project achieves the policy statements (1-6 above), the city will consider TIF
for projects in the following categories:
• Manufacturing
• Major office warehouse/production facilities
• Research and development
• Commercial projects encouraging substantial redevelopment of substandard properties
• Housing needs identified in the most recent city housing study
Assistance for TIF is required to meet the uses identified by statute including, but not limited to the following:
• Public improvements
• Land acquisition and land write down
• Loans
• Site preparation and improvement
• Demolition
• Legal, administration, and engineering
The preferred method of TIF is pay-as-you-go for eligible costs as reimbursement, upfront financing maybe
considered on a case-by-case basis.
Policy Considerations
Each project is required to meet the “but-for” test to determine the need for and level of assistance. This test
and the amount of tax increment generated determines the district’s term. It is difficult to facilitate a
redevelopment, housing or soils condition district for less than the maximum term as the extraordinary costs
involved are usually significant. Consideration: the developer has stated the assistance is necessary for the
project to proceed and has stated that without the upfront land write down assistance, the project would not
proceed.
The term of the district could coincide with the amount of tax increment the city has to spend on its priorities
within a project area. Consideration: the full term of the district would be necessary to repay land write down.
Of all TIF districts, the Economic Development District is most often the one limited to a lesser term. Economic
Development Districts are really “incentive” districts where it is not so much the extraordinary costs as it is an
“incentive” to get a business to locate in a community. In the other districts, the costs are easily identifiable
and usually significant such as demolition, relocation, environmental remediation, and the cost differential
between market rate and income/rent restricted housing. Consideration: The developer has stated the project
would not happen ‘but-for’ the assistance. The assistance will also facilitate the creation/retention of a minimum
70 jobs and wage levels consistent with the City’s business subsidy policy. As the City has also received an
application for other City forms of assistance, including a business microloan, the City may consider assigning
within the business subsidy agreement a portion of the jobs as applicable to the TIF assistance and a portion
to the microloan.
Developers receiving TIF assistance shall provide a minimum of ten percent (10%) cash equity investment in the
project. TIF will not be used to supplant cash equity. Consideration: the developer will have at least 10% equity
investment. Most of the required equity will come from the sale of existing building property. The owner/business
will provide initial cash down payment for the project at the closing of the land and construction financing and will
be reimbursed when the property sells. The developer will also be using land as equity for securing financing.
TIF will not be used in circumstances where land and/or property price is in excess of fair market value. A
third-party appraiser agreed upon by the city and developer will determine the fair market value of the land.
Consideration: the City hired a commercial broker to help it determine listing price and fair market value. This
sales price would meet expectations of fair market value.
The developer shall demonstrate a market demand for a proposed project. TIF shall not be used to support
purely speculative projects. Consideration: existing business operations.
The developer shall adequately demonstrate, to the city’s sole satisfaction, an ability to complete the proposed
project based on past development experience, general reputation, and credit history, among other factors,
including the size and scope of the proposed project. Consideration: the developer and related business
entities have shared financials representing sufficient resources to complete the project.
For the purposes of underwriting the proposal, the developer shall provide any requested market, financial,
environmental, or other data requested by the city or its consultants.
The City of Elk River shall only use TIF to encourage economic growth and development within the city limits.
Conclusion
The developer has requested financial assistance to facilitate construction of a new 110,000 square foot industrial
building on approximately 14 acres of City-owned property. The request is for a reduction in upfront costs through
a City land write down. Pursuant to the City’s tax increment financing policy, assistance for this type of project
would be consistent with policy considerations. The request for a land write down in which the City would use
future tax increments to pay for the land costs is also a consideration that is approved on a case-by-case basis.
Through submission of the tax increment financing request and supporting financial information, the developer
has indicated that the project would not occur as proposed without financial assistance from the City due to the
significant capital investment needs and limitation on level of debt financing that may be achieved.
Based on the developer’s financing assumptions and considerations of current market environment, without
financial assistance, the project would not be financially feasible. The requested assistance would allow for
additional working capital needed by the company to complete Phase 1 of the project as proposed, with potential
acceleration of Phase 2. With public assistance through tax increment assistance and supplemental city
programs, the project is projected to achieve feasibility.
The developer has requested tax increment assistance to close a financial gap in the project. An additional test
to assist with understanding 1) if the project would proceed without assistance and 2) if assistance is required,
what a reasonable level of assistance would be, is to adjust the upfront project costs and net income for debt
payments to test feasibility of the project and potential reduction in tax increment assistance. The viability of
these scenarios is subject to additional financial review and is intended to provide an illustration of what
adjustments may be needed to reduce and/or eliminate the assistance. The additional analysis has verified the
assistance as requested to include land write down due to debt financing constraints and need for sufficient
working capital.
Considered parameters for level of public assistance include the following:
• Return on Investment: (City benefits)
• Purchase price and other development costs: (reasonable ranges and supported by project)
• Public to private investment: (public participation 10%)
• Public assistance (TIF) and private equity: (public does not exceed private equity)
• Extraordinary costs: (development)
• Financial gap: (limit on private debt and equity)
• Market conditions (financing limitations)
• Term of district collection: (up to 9 years for economic development)
• Other identified public improvements: (case by case basis to be determined)
The assistance would also constitute as a business subsidy and would be required to comply with the City’s
business subsidy policy requirements that includes certain wage and job goals as outlined in the policy.
Thank you for the opportunity to be of assistance to the City of Elk River. We look forward to discussing the project
and financing assumptions in greater detail.
Projected Tax Increment Report
City of Elk River, Minnesota
Tax Increment Financing (Economic Development) District No. 29
Heritage Millwork Inc Proposed Industrial Project
Prelim TIF Revenues based on Phase 1 (110K SF) $8.2M new taxable value with 2% annual inflator
Less: Retained Times:Less:Less:P.V.P.V.
Annual Total Total Original Captured Tax Annual State Aud. Subtotal City Annual Annual Annual
Period Market Net Tax Net Tax Net Tax Capacity Gross Tax Deduction Net Tax Retainage Net Net Rev. To Net Rev. To
Ending Value Capacity Capacity Capacity Rate Increment 0.360% Increment 5.00% Revenue 06/30/24 06/30/24
(1)(2)(3)(4)(5)(6)(7)(8)(9)(10)(11)3.50% 5.00%
12/31/24 110,095 1,651 1,651 0 100.344%0 0 0 0 0 0 0
12/31/25 110,095 1,651 1,651 0 100.344%0 0 0 0 0 0 0
12/31/26 4,125,000 81,750 1,651 80,099 100.344% 80,374 289 80,085 4,004 76,081 70,052 67,674
12/31/27 8,332,500 165,900 1,651 164,249 100.344% 164,814 593 164,221 8,211 156,010 138,789 132,163
12/31/28 8,499,150 169,233 1,651 167,582 100.344% 168,158 605 167,553 8,378 159,175 136,816 128,423
12/31/29 8,669,133 172,633 1,651 170,981 100.344% 171,569 618 170,951 8,548 162,403 134,870 124,788
12/31/30 8,842,516 176,100 1,651 174,449 100.344% 175,049 630 174,419 8,721 165,698 132,953 121,257
12/31/31 9,019,366 179,637 1,651 177,986 100.344% 178,598 643 177,955 8,898 169,057 131,061 117,824
12/31/32 9,199,753 183,245 1,651 181,594 100.344% 182,218 656 181,562 9,078 172,484 129,196 114,488
12/31/33 9,383,748 186,925 1,651 185,274 100.344% 185,911 669 185,242 9,262 175,980 127,357 111,246
12/31/34 9,571,423 190,678 1,651 189,027 100.344% 189,677 683 188,994 9,450 179,544 125,543 108,094
$1,496,368 $5,386 $1,490,982 $74,550 $1,416,432 $1,126,637 $1,025,957
(1) Total estimated market value based on information provided by City Land Purchase Price $1,372,140 $1,372,140 $1,372,140
Includes 2% annual market value inflator.City developer upfront payment $0 $272,140 $347,140
(2) Total net tax capacity based on commercial-industrial class rate of 1.5% first $150,000 value and 2% value above $150,000
(3) Original net tax capacity based on existing land value for the property to be included in the development
(4) Total local tax capacity rate for taxes payable 2024
Projected Tax Increment Report
City of Elk River, Minnesota
Tax Increment Financing (Economic Development) District No. 29
Heritage Millwork Inc Proposed Industrial Project
Prelim TIF Revenues based on 40K SF expansion only $3.0M new taxable value with 2% annual inflator
Less: Retained Times:Less:Less:P.V.P.V.
Annual Total Total Original Captured Tax Annual State Aud. Subtotal City Annual Annual Annual
Period Market Net Tax Net Tax Net Tax Capacity Gross Tax Deduction Net Tax Retainage Net Net Rev. To Net Rev. To
Ending Value Capacity Capacity Capacity Rate Increment 0.360% Increment 5.00% Revenue 06/30/24 06/30/24
(1)(2)(3)(4)(5)(6)(7)(8)(9)(10)(11)3.50% 5.00%
12/31/24 0 0 0 0 100.344%0 0 0 0 0 0 0
12/31/25 0 0 0 0 100.344%0 0 0 0 0 0 0
12/31/26 0 0 0 0 100.344%0 0 0 0 0 0 0
12/31/27 0 0 0 0 100.344%0 0 0 0 0 0 0
12/31/28 3,000,000 59,250 0 59,250 100.344% 59,454 214 59,240 2,962 56,278 48,373 45,405
12/31/29 3,060,000 60,450 0 60,450 100.344% 60,658 218 60,440 3,022 57,418 47,684 44,119
12/31/30 3,121,200 61,674 0 61,674 100.344% 61,886 223 61,663 3,083 58,580 47,004 42,868
12/31/31 3,183,624 62,922 0 62,922 100.344% 63,139 227 62,912 3,146 59,766 46,334 41,654
12/31/32 3,247,296 64,196 0 64,196 100.344% 64,417 232 64,185 3,209 60,976 45,673 40,473
12/31/33 3,312,242 65,495 0 65,495 100.344% 65,720 237 65,483 3,274 62,209 45,021 39,325
12/31/34 3,378,487 66,820 0 66,820 100.344% 67,050 241 66,809 3,340 63,469 44,379 38,211
$442,324 $1,592 $440,732 $22,036 $418,696 $324,468 $292,055
(1) Total estimated market value based on information provided by City Land Purchase Price $1,372,140 $1,372,140 $1,372,140
Includes 2% annual market value inflator.City developer upfront payment $0 $0 $0
(2) Total net tax capacity based on commercial-industrial class rate of 1.5% first $150,000 value and 2% value above $150,000
(3) Original net tax capacity based on existing land value for the property to be included in the development
(4) Total local tax capacity rate for taxes payable 2024
Projected Tax Increment Report
City of Elk River, Minnesota
Tax Increment Financing (Economic Development) District No. 29
Heritage Millwork Inc Proposed Industrial Project
Prelim TIF Revenues based on Phase 1 and 2 (150k SF) $11.2M new taxable value with 2% annual inflator
Less: Retained Times:Less:Less:P.V.P.V.
Annual Total Total Original Captured Tax Annual State Aud. Subtotal City Annual Annual Annual
Period Market Net Tax Net Tax Net Tax Capacity Gross Tax Deduction Net Tax Retainage Net Net Rev. To Net Rev. To
Ending Value Capacity Capacity Capacity Rate Increment 0.360% Increment 5.00% Revenue 06/30/24 06/30/24
(1)(2)(3)(4)(5)(6)(7)(8)(9)(10)(11)3.50% 5.00%
12/31/24 0 0 0 0 100.344%0 0 0 0 0 0 0
12/31/25 0 0 0 0 100.344%0 0 0 0 0 0 0
12/31/26 4,125,000 81,750 0 81,750 100.344% 82,031 295 81,736 4,087 77,649 71,496 69,069
12/31/27 8,332,500 165,900 0 165,900 100.344% 166,471 599 165,872 8,294 157,578 140,184 133,491
12/31/28 11,499,150 229,233 0 229,233 100.344% 230,022 828 229,194 11,460 217,734 187,150 175,668
12/31/29 11,729,133 233,833 0 233,833 100.344% 234,637 845 233,792 11,690 222,102 184,448 170,659
12/31/30 11,963,716 238,524 0 238,524 100.344% 239,345 862 238,483 11,924 226,559 181,787 165,794
12/31/31 12,202,990 243,310 0 243,310 100.344% 244,147 879 243,268 12,163 231,105 179,164 161,068
12/31/32 12,447,050 248,191 0 248,191 100.344% 249,045 897 248,148 12,407 235,741 176,578 156,475
12/31/33 12,695,991 253,170 0 253,170 100.344% 254,041 915 253,126 12,656 240,470 174,029 152,013
12/31/34 12,949,911 258,248 0 258,248 100.344% 259,137 933 258,204 12,910 245,294 171,517 147,679
$1,958,876 $7,053 $1,951,823 $97,591 $1,854,232 $1,466,353 $1,331,916
(1) Total estimated market value based on information provided by City Land Purchase Price $1,372,140 $1,372,140 $1,372,140
Includes 2% annual market value inflator.City developer upfront payment $0 $0 $0
(2) Total net tax capacity based on commercial-industrial class rate of 1.5% first $150,000 value and 2% value above $150,000
(3) Original net tax capacity based on existing land value for the property to be included in the development
(4) Total local tax capacity rate for taxes payable 2024
Elk River Economic Development
Energy Incentive Program Application
I. Contact Information
,^ . Heritage Millwork
j\ame ot tiiismess:
Project Site Address:
City / State / Zip
Contact Personfs)
Busiiiess Phone
A roximatel 14.06 acres of PID 75-00929-0020 in NEBCII
Elk River, MN 55330
Annie Deckert, All Day Companies
319-214-5858
Home Phone
Check One: Propnetor
Federal ID # 41-1864718
Fax
Email
Corporadon Partnersliip
State ID #3129323
2. Nature of Request
Please give a brief sunmiary ot your biisiiiess and its products or senice:
Established in the Spring of 1997 in Ramsey, Mn, Heritage Mitlwork Inc (HMI) has been servicing the
)er Midwest Market as a distributor of moldings, millwork, interior doors, exterior entry doors and
stair parts. HMi supplies to more than 450 dealers in MN, Wt, SD and IA Originally stocking only a few
interior door designs in two wood species, HMI ow offers over 25 door designs, with unlimited specjal-
order options. In addition to a wide selection of interior doors, HMI also offers over 30 molding profiles
in seven species including MDF, with special-order molding profiles and a broad selection of stair
parts. HMI provides wholesale products to retail lumber dealers.
Please give a brief sumniaiy of the project and a constniction tiineline for the project:
HMI is proposing to acquire approximately 14 acres in city-owned Nature's Edge Business Park II
to construct a 113,000 square foot facility with room to expand another 40,000 sf. (estimated 3-5
/ears after receiving CO). Currently located in Ramsey, MN, HMI has outgrown it's current
and'wouid like to relocate to Elk River. It currently has two offsite warehouses for
excess'material and product which causes inefficiencies and lost revenue. Proposed
groundbreaking is Summer '24. with estimated project completion Q1 '25.
Please describe how tills program \vUl iinpact yoiir project:
The rebate will improve overall cashflow of the business, helps reduce costs and increase
efficiency. A positive cash flow helps create a buffer for unexpected expenses, fluctuation in sales,
changes in the market, and allows us to make informed decisions, plan for future growth (we have
the potential to expand up to an additional 40,000 square feet from our proposed 113,000sf
facility.).
3. Proposed Peak Electric Demand and Energy Usage
Please see attached
4. Job & Wage Goals
This project will bring 70.5 FTE to Elk River, averaging
$37.66/hr, and will create an additional 6.5FTE,
averaging $28.25/hr
Jobs to be Created^
Please 31-ovide die followm information on jobs voii ex ect ro create \\-itlun 2-vears.
Average Are die Jobs Expected
Number Hoiirh- Annual Permanent or Hiring
ob Title of Jobs \X'a e Salaiv Tern aoraiyr Date
5. Project Contacts
Nathan J. Alien, Cries Lenhardt Alien PLLP
Name
Address12725 43rd st NE' st Michael> MN 55376
ph^, 763-497-3099,nate@glalawfirm.com
Accountant
Name Tom Barton' Barton Walker & Krier CPA
Address 6885 S camore Lane N., Ma Ie Grove, MN 55369
Phone
Financin Sources enders artners etc...
Name chad vitzthum. First Bank Elk Rtver
Address 812 Main Street Elk River, MN 55330
Phone 763-241-3600, cvitzthum elkriver.bank
Name
Address
Phone
Parent Coin an T
Name
Address
Phone
Others
Jake Zander, Collins Electrical Construction
Addres^78 state street- st- pau1' MN 55107
Phone jzander@collinsmn.com, 763-227-0993
Name Neil Missling, Mohagen Hansen Architecture
Address1000 Twelve oaks center Drive. suite 200, Wayzata, MN 55391
Phone 952-426-7426
6. Attachment Checklist
Please attach the foUowing:
A] Application
B) Projected Electric Usage as calci-dated by ERMC
C) Econoinic Impact Aiialysis (from Sherbiu-ne Comin-)
D) Proposed Increase m PropertT;' Taxes
E) Certificate of Good Standuig and AppUcant s Orgamzational
Dociiments (for example, articles of mcorporation and bylaws)
F) Resimie or Owner/Manageineiit
C^ Letter of Coinniitnient froin Applicant Pledgiiig to Complete
Durmg the Proposed Project Duradon
B. See attached Electric Service Information Load Sheet from ERMU, dated 4-17-24 and
attached Load Sheet dated 3-29-24
C. Attached from Sherburne County
D. Proposed property tax increase: $234,311+ (110,000 sf building), $288,082 (with 40,000
st expansion)
E. City has on file from TIF application and Microloan application
F. City has information from TIF application and Microloan application
G. Will be provided with TIF and Microloan application
7. AGREEMENT
I/We certifr that all informarion pro\-ided ill this application is ti.-iie and correct to die best
of my/our kiiowledge. I/We aiithorize the Cm- of Etk River to check credit references aiid
veuft- fuiancial and other mformatiou. I/''\\"e agree to pro-^-ide any additional mtbrmation as
may be requested by the City aiid the EDA.
APPLICANT SIGNATURE
BY
DATE
ELK RIVER ECONOMIC DEVELOPMENT
MICROLOAN FUND APPLICATION
I. CONTACT INFORMATION
Legal Name of Business: Heritage Millwork, Inc.
Project Site Addiess: Approximately 14 acres of PID: 75-00929-0020
Elk River, MN 55330
City / State. / Zip
Annie Deckert (All Day Companies), Pat Menth (Heritage Millwork)Contact Person(s)
Busmess Phone
319-214-5858 (Annie), 612-817-8025 (Pat)
Fax
Heine Phone
Check One: Proprietor x
Social Seciu-i^ No. alread on file with Cit
Federal ID # 41-1864718
Email already on file
Corporation Partnersliip
State ID #3129323
2. NATURE OF LOAN REQUEST
V^liicli JMicro-Loan Program are you applymg for?
x Industrial Iiiceutive Program
Downtown RevitaUzation Fmancmg Progi-am
Enei-g}- Efficiency Iinprovemeiit Program
Jobs Inceiitive Program
Anionut Requested: S $200,000 Total Protect Cost: $$21,461,000
T}-pe of project:
New constniction for a start-up biisiness
New constniction for an esistuig biismess
On site expansion
Eqiiipment purchase
Remodeling: (circle oiie) Cominercial / Retail / Indi-istiial
x Other relocation of existing business into City of Elk River on
City owned property
Page 11 of 17 POT ( R ED IT
N rOR
Please give a brief siimmaiy ofyoiir biismess and its products or sendee:
Established in the Spring of 1997 in Ramsey, Minnesota, Heritage Millwork Inc (HMI) has been
servicing the Upper Midwest Market as a distributor of moldings, millwqrk, intenqr doors; exterior
entry doors and stair parts. HMI supplies to more than 450 dealers in MN, Wl, SD and IA
Originally stocking only a few interior door designs in two wood species, HMI ow offers over 25
door designs, with unlimited special-order options. In addition to a wide selection of interior
doors, HMI also offers over 30 molding profiles in seven species including MDF, with special-
order molding profiles and a broad selection of stair parts. HMI provides wholesale products to
retail lumber dealers.
Please, give a brief suniaiaiy of the project:
HMI is proposing to acquire approximately 14 acres in city-owned Nature's Edge Business
Park II to construct a 113,000 square foot facility with room to expand another 40,000 sf.
(estimated 3-5 years after receiving CO). Currently located in Ramsey, MN, HMI has
outgrown it's current facility (leased) and would like to relocate to Elk River It currently has
two'offsite warehouses for excess material and product which causes inefficiencies and
lost revenue. Proposed groundbreaking is Summer 2024, with estimated project completion
Q1 2025.
Please describe how tl-us loan vi^iU iinpact your project:
It will help offset the cost of equipment and provide a savings on interest for the project.
3. FINANCING
Pro ect Costs
*See attached Sources & Uses
Laud
Site iinprovements
Biuldiiigs (attach plans & costs)
Eqmpmeut/Madiinery/Fixtiires
(attach list and estimated costs)
ReniodeUi-ig
Industrial Liveutoiy/Workiiig Capital
Other (attach descriptioii)
Total Costs
$
$
$
$
$
$
$
$
Coninients:
Page 12 of 17 F II II B T
Pro osed Sources ofFinancin
SOURCE NAME
Bank Loan
Bank Loan
Other Private Fluids
Applicant Contribution
Other
Fed Grant/Loan
State Grant/Loan
EDA .XIicroloan
Tax Iiicreinent Fiiiancmg
Tax ±'\bateinent
Total Financing
TERAIS AMOUNT
s
s
s
s
s
s
s
s
s
s
$
Collateral Assi nments
Descri 3tlon of Collateral
First Bank of Elk River - All Assets
To Bank 2
To Private Sources
To Other Soizrces
To Federal Govt SBA/Federal Government - All Assets
To State
To EDA ^croloan New Machinery/Equipment
Lien
Position
1
Page 13 of 17 PO » E REB B T
N JURE
Vahie of CoUateral
Land
BT.uldiiigs
Macliineiy & Eqmp.
Other
Other
Book Value
s
s
s
s
s
Cost
s
s
s
s
s
Existin Liens
s
s
s
s
s
See attached job creation spreadsheet for
r. j^ru »» »»*-i^>--»-^m-^ o^rlitiiinol rfotail
Present # of Employees 70.5
additional details
Total Pa^-oU
Jobs To Be Created"
Please provide the follo\\'ing information on jobs you expect to create witliin 2-years.
Average Are. tlie Jobs Expected
Nuiiiber Houdy Aiinual Pernianent or Hiring
Job Title of Jobs Wage Salary Tern oraiy? Date
:r:Ifloan is for job retendou oiily, please explaiii ill Biismess Plan.
Pro rani Ob'ectives This project will bring 70.5FTE to Elk River, averaging
$37.66/hr, and will create an additional 6.5FTE, averaging
$28.25/hr
The project contributes to die Ailflllnient of the city's approved and adopted
econonuc developnient and/or redevelopinent plans.
Tlie project prevents or eliii-uiiates slums and blight.
Tlie project iiicreases die local tax base.
Tlie project briiigs a stnictiire iiito conipliance with an existiiig biulduig code.
vlohtion.
Page 14 of 17 1 r
5. PROJECT CONTACTS
Attome
Naine Nate Alien
Address12725 43rd st NEi st Michael- MN 55376
Phoiie 763-497-3099, nate@glalawfirm.com
Accountant
Tom Barton, Barton Walker & Krier CPAName ."....-".-..
Addres^885 Sycamore Lane N., Maple Grove, MN 55369
Phone 763-367-7300
Financin Sources lenders artners etc...
Chad Vitzthum, First Bank Elk River
iName -..- - .--.-....
Address812 Main street Elk River' MN 55330
Phone 763-241-3600, cvitzthum@elkriver.bank
Name
Address
Phone
Parent Coin an T
Name
Address
Phone
Others
Name
Address
Phone
Name
Address
Phoiie
Page 15 of 17 N E R ED B»
6. ATTACHMENTS CHECK LIST
Please attach the following:
on file .A) W'ritten Business Plan:
1.Description of Business
2.O,vnership
3.J\fanagement
4.Date Established
::i. Pmducts/Se1Yices
6.Future Plans
on file B) Financial Statements for Past Two Years
�X� __ C) Financial Projections for T \·rn Years
on file D) Resume of Owner/�Ianagement
on file ____ E) Personal Financial Statements of Proprietor, Partners_,
Guarantors
X ____ F) Letter of Commitment from .Applicant Pledging to Complete
During the Proposed Project Duration
X ____ G) Letter of Commitment from the Other Sources of Financing,
Stating Terms and Conditions of their Pa1ticipation in
Project ____ H) Fee of 1 �'o of amount of loan request
7. AGREEMENT
I/ W'e certify that all information prm-ided in this application is true and correct to the best
of my/our knmdedge. I/ \•?e authorize the city of Elk River and the Finance Committee to
check credit references and verify financial and other information. I/ \\'e agree to proYide
any additional information as
�=
•d by the city and the Finance Committee ..APPLICANT SIGNATURE� W, f11,e,1,,2bt=
BY __ P_a_tr_ic_k_M_e_nt_h_, _H_e _ri_ta_g_e_M_il_lw_o_r _k _l_nc_. _____________ _
Page 16 of 17 PDIIREO IT NATURE
Impact Results Overview
Dollar Year is 2024 Run ID is 386060
Economi c Indi c ators by Impact
Imp act Emp loyment Lab or Income Value Added Outp ut
1 - Direct 75.50 $4,816,363.11 $4,574,018.18 $14,029,323.80
2 - Indirect 12.35 $624,437.33 $1,019,473.08 $2,264,575.23
3 - Induced 8.81 $363,829.16 $818,655.55 $1,400,298.44
Totals 96.66 $5,804,629.61 $6,412,146.82 $17,694,197.46
Tax Results
Imp act Sub County
General
Sub County
Special Districts County State Fed eral Total
1 - Direct $7,294.21 $13,034.47 $9,677.20 $115,200.12 $897,250.06 $1,042,456.05
2 - Indirect $14,077.27 $24,792.13 $18,416.75 $80,784.48 $132,442.45 $270,513.07
3 - Induced $13,382.56 $23,557.56 $17,499.97 $74,282.31 $86,876.89 $215,599.29
Totals $34,754.04 $61,384.16 $45,593.91 $270,266.90 $1,116,569.40 $1,528,568.41
Di rect Leakages
Institutional Commodity Sales Margin Imports to Region
N/A N/A N/A
Industri es by Estimated Growth Perc entage
Display Cod e Display Descrip tion Industry Total Outp ut Impact O utput Estimated Growth
Percentage
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
371 Custom architectural …$7,553,413.47 $14,030,200.90 185.75%
468 Marketing research a…$22,652,439.06 $119,796.85 .53%
396 Wholesale - Other dur…$54,972,939.98 $194,061.63 .35%
440 Securities and commo…$20,686,254.21 $72,369.29 .35%
401 Wholesale - Wholesal…$9,669,869.48 $28,603.31 .30%
405 Retail - Building mater…$90,732,379.21 $187,525.56 .21%
456 Accounting, tax prepa…$9,953,490.16 $18,962.82 .19%
189 Laminated plastics pla…$6,038,605.16 $10,988.61 .18%
476 Services to building s $27,652,254.98 $48,966.04 .18%
462 Management consulti…$35,777,058.80 $61,270.06 .17%
436 Data processing, hosti…$17,123,054.14 $29,182.10 .17%
499 Independent artists, w…$543,402.34 $882.22 .16%
441 Monetary authorities …$93,973,014.85 $144,304.32 .15%
455 Leg al services $11,106,157.48 $16,659.60 .15%
453 Commercial and indus…$5,890,198.12 $8,475.81 .14%
447 Other real estate $123,386,414.35 $174,752.08 .14%
463 Environmental and ot…$4,025,990.09 $5,700.89 .14%
393 Wholesale - Professio…$10,513,155.05 $14,632.00 .14%
450 Automotive equipmen…$3,379,702.03 $4,441.71 .13%
515 Commercial and indus…$8,572,820.23 $10,710.48 .12%
465 Advertising, public rel…$12,470,284.02 $15,289.83 .12%
469 Management of comp…$39,229,430.81 $47,953.22 .12%
415 R il t t ti $3 504 295 23 $4 251 90 12%
Top 15 Industries by Estimated Growth Perc entage
Industry Total Output Impact Output371 - Custom archit…468 - Marketing res…396 - Wholesale - O…440 - Securities an…401 - Wholesale - …405 - Retail - Buildi…456 - Accounting, t…189 - Laminated pl…476 - Services to bu…462 - Management …436 - Data processi…499 - Independent …441 - Monetary aut…455 - Legal services453 - Commercial a…$0.00
$25,000,000.00
$50,000,000.00
$75,000,000.00
Generated by Looker on M arch 20, 2024 at 12:03 PM EDT