7.1. SR 02-20-2007
City of Elk River
REQUEST FOR COUNCIL ACTION
Agenda Section Meeting Date
Administration Tuesda , Februa 20, 2007
Item Description
Pro osal b Great River Ener lant
Item Number
7.1.
Prepared by
Lori ohnson, Administrator
Reviewed by
Lori ohnson, Administrator
Introduction
Great River Energy (GRE) is proposing to construct a peaking plant at its current site in Elk River. GRE
is requesting that Sherburne County and the City of Elk River support a legislative property tax
exemption for the plant. The support for the exemption is contingent upon the city entering into an
agreement that provides a benefit to the city for hosting the plant. Those include a payment in lieu of
taxes, conveyance of property for the waste water treatment plant expansion and an arrangement with
Elk River Municipal Utilities (ERMU) where GRE passes savings to ERMU to help reduce electric rates.
Discussion
Great River Energy (GRE) approached the city in mid-December with its proposal to construct a peaking
plant. GRE indicated that they were on a very tight timeline; therefore, they wanted Council approval as
soon as possible. We have met with GRE and Brian Bensen, Sherburne County Administrator and other
county representatives several times and have a proposal for Council and County Board consideration.
You may recall that GRE made a similar proposal several years ago, but decided to construct elsewhere
due in part to concerns related to the personal property exemption. Sherburne County staff has reviewed
GRE's current proposal and believes the county is now in a position to support GRE's request. Elk River
and Sherburne County have been working together in negotiating similar but separate agreements with
GRE. The city has additional conditions in the agreement because the plant will be located in the city.
The Sherburne County Board will be taking action on this item at its first meeting in March.
As you know, there has been recent legislation regarding property tax exemptions for personal property.
The majority of the peaking plant value is in personal property, not in real property. GRE is requesting
that both the city and the county support legislative action to exempt the personal property at the peaking
plant from taxation, but the plant would still pay property tax on the real property value of the plant. In
exchange for supporting the property tax exemption on the personal property, the city would receive
payments in lieu of taxes totaling $375,000 for five years. Sherburne County would receive $350,000 for
the first five years.
In addition, the agreement states that GRE will transfer enough land to the City of Elk River to facilitate
expansion of the waste water treatment plant. We are still working on the layout of the plant and the land
that would be conveyed; however, we are confident that we can come to an agreement with GRE to
convey that property in a timeframe that meets the requirements of the treatment plant expansion. In
order to facilitate that transaction, GRE is requesting that a piece of property it owns on the north side of
its site be re-zoned as industrial so that it can move the storage that is currendy taking place on the
s: \ Council\Lori \2007\ G RE peaking plant.doc
property that would be used for the treatment plant expansion on the property to the north. They are
prepared to berm and screen the site as needed.
Further, we have requested that GRE work with ERMU to provide a mechanism where a rate reduction is
realized by ERMU that is similar to the transfer made to equity owners in GRE. This is a complex
arrangement which is still being negotiated. Bryan Adams, general manager of ERMU, has been involved
in these discussions and continues to work direcdy with GRE to come to an agreement on this issue.
Finally, the agreement also requires that GRE meet all city permits and other approvals as required by the
city.
Representatives of GRE will be at the meeting to give a brief presentation on the plant and their proposal.
Financial Impact
· Payment in lieu of taxes - $375,000 for five years
. City's share of property tax on real property estimated to be approximately $70,000 per year for
the life of the plant
. Property tax on personal property would be exempted throughout the life of the project
Attachments
. Resolution approving the construction of a 150-200 MW simple-cycle peaking plant fueled
primarily by natural gas with fuel-oil back-up
. Agreement between GRE and the City of Elk River
. Letter from Joe Jubert, manager of Generation Project Development for GRE
· Site maps for waste water treatment plant expansion
. E-mail from Joe Jubert regarding GRE position regarding transfer of land for WWTP expansion
· Draft map of option for WWTP expansion and GRE land
Action Reauested
Council is asked to consider the attached resolution supporting the legislative property tax exemption for
GRE's peaking plant.
Council Action
Motion by _
Second by _
Vote
Follow Up
S:\Council\Lori\2007\GRE peaking plant.doc
RESOLUTION 07-
A RESOLUTION OF THE CITY OF ELK RIVER
A RESOLUTION APPROVING THE CONSTRUCTION
OF A 150-200 MW SIMPLE-CYCLE PEAKING PLANT FUELED PRIMARILY BY
NATURAL GAS WITH FUEL-OIL BACK-UP
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
Great River Energy (GRE) plans to construct a 150-200 MW simple-
cycle peaking plant fueled primarily by natural gas with fuel-oil back-up
(the "Project"); and
GRE has identified a site in the City of Elk River (the "City") where
GRE has an existing 230 kV substation and a RDF-fired generating plant
as a leading site for the proposed Project due to the proximity of high
voltage transmission lines, natural gas pipelines, and compatible land
uses; and
prior to construction, the Project will need to be issued a Certificate of
Need and Site Permit from the Minnesota Public Utilities Commission,
and an Air Permit from the Minnesota Pollution Control Agency; and
the Project will provide wholesale electricity to benefit primarily GRE's
28 member electric cooperatives, including Connexus Energy, which
provides electricity to Elk River Municipal Utilities; and
the Project will provide significant jobs during construction; and
the Project is expected to pay real estate taxes; and
in order for GRE to proceed with the development of the Project in Elk
River, the annual taxation of the Project will need to be comparable with
other existing or proposed peak electric generation facilities within the
state; and
under current law, the Project would have to pay approximately $1.06
million in its first year due to property taxes on electrical generation
equipment, in addition to approximately $310,000 in real estate taxes and
personal property taxes on natural gas and transmission line upgrades;
and
the Legislature has granted personal property tax exemptions to more
than two dozen proposed power plants in Minnesota since 1994 and, as a
result, personal property exemptions are critical to be competitive with
other existing and proposed plants that have received an exemption in
Minnesota; and
WHEREAS,
GRE is willing to enter into a host agreement with the City that will
provide an in-lieu payment to the City for a period of time in return for
the City's support for a personal property tax exemption on the electrical
generation equipment.
NOW THEREFORE BE IT RESOLVED, the City of Elk River, acting by and through
its City Council, RESOLVES:
1. That if an appropriate host agreement is entered into between GRE
and the City, then the economic benefits to the City from the
construction of a 150-200 MW electric generation facility using
primarily natural gas operating in a simple-cycle mode operated in
Elk River at the site of GRE's existing RDF-fired generating plant
and 230 kV substation will outweigh any potential impacts on the
City; and
2. That the City supports an amendment to the Minnesota property tax
statutes exempting the Project's electric generation equipment from
personal property taxes, taxing only its real property and the personal
property of the transmission and natural gas interconnections,
provided that an appropriate host agreement is agreed on and entered
into. Such an amendment would result in taxation similar to other
previously exempted electric generation projects in Minnesota.
Passed and adopted by the Elk River City Council this 20th day of February, 2007.
Stephanie Klinzing, Mayor
ATTEST:
Tina Allard, City Clerk
S:\Resolutions\2007 Resolutions\Unapproved\GRE Peaking Plant construction,DOC
AGREEMENT
This Agreement is entered into this day of , 2007, by and between
Great River Energy, a Minnesota cooperative corporation, with its principal office at 17845
East Highway 10, Elk River, Minnesota 55330 (the Cooperative), and the City of Elk River, a
political subdivision with its principal office at 13065 Orono Parkway NW, Elk River,
Minnesota, 55330 (the City).
WITNESSETH
WHEREAS, the Cooperative wishes to develop and operate a 150-200 megawatt simple-
cycle electric generation facility fueled primarily with natural gas with fuel-oil back-up (the
Project) and a site under serious consideration is adjacent to GRE's existing 230 kV
substation and RDF fired generating plant located in the City of Elk River in Sherburne
County (the Property); and
WHEREAS, the Cooperative has represented to the City that:
A. The Project will provide significant electric reliability benefits to the City and the
surrounding region. The project is environmentally benign as it will utilize
natural gas as its primary fuel and it will operate for peaking or emergency power;
and
B. Prior to construction the Project will need to be granted a Certificate of Need
and a Site Permit from the Minnesota Public Utilities Commission, and an Air
Permit from the Minnesota Pollution Control Agency; and
C. For the Project to be economically viable in the City, the Cooperative must have
the Minnesota Legislature enact legislation (the Legislation) that would exempt
electric generation equipment to be installed at the Property from taxation as
personal property; and
D. Even with the exemption contained in the Legislation, the Cooperative has
projected that the Project if constructed and operated, would generate taxes of
approximately $310,000 annually attributable to the Project's real property and
transmission and gas pipeline interconnections; and
E. In order to maximize the probability of having the Legislation enacted, the
Cooperative has requested and received a resolution of support for the Project
from the City because without the resolution, the Legislature may not enact the
Legislation; and
F. Despite City support for the Project and Legislation, GRE may elect not to
construct the Plant at the Property.
WHEREAS, the City is willing to honor the Cooperative's request and provide support
for the Legislation as set forth in this Agreement in consideration of the promises of the
Company set forth herein.
NOW, THEREFORE, in consideration of the foregoing premises and for the good
and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,
it is agreed as follow:
1. Recitals. The foregoing recitals are true and correct and hereby made a part
of this Agreement.
2. Responsibility for Legjslation. The Cooperative will be responsible for all of
its own costs, expenses, and activities related to obtaining the Legislation
from the Minnesota Legislature. Except as set forth in Section 3 below, the
City will not have any responsibility for preparing, lobbying for, or otherwise
pursuing the Legislation.
3. City Commitment. The City agrees that it will provide confIrmation of its
support for the Project, to the legislators representing constituents residing in
the City and any other legislators inquiring of the City. If Legislation is
enacted, the City agrees to support the Cooperative in defending against any
attempt to repeal the Legislation.
4. In-lieu Payments. The Cooperative shall make a $375,000 annual in-lieu
payment to the City for the fIrst fIve years of plant operation. The fIrst
annual in-lieu payment shall be due one year from the date the Project is
approved for commercial operation. The remaining four payments shall be
paid on or before the same date in subsequent years, provided the
Cooperative continues to receive the benefIts of the personal property tax
exemption.
5. Other payments. The Cooperative shall make an annual in-lieu payment to
the City of $_ per megawatt-hour generated by the Project for _
years of plant operation. The calculation shall be based on the actual
generation produced in the previous calendar year and such payment shall be
made at the same time as the payment described in Item #4 above.
6. Other Considerations. The City needs to obtain not less than 1.4 acres of
Cooperative property located adjacent to the City's wastewater treatment
facility. The Cooperative agrees to provide not less than 1.4 acres of land to
facilitate future expansion of the wastewater treatment facility, the precise
size and length of the land to be agreed on by the parties. The land to be
provided will be conveyed to the City within one year of the City's notice to
Cooperative on its need for the land. The City shall not give this notice
within four years of the date of this Agreement, unless within those four
years the City determines that it will be necessary to expand wastewater
treatment facility the within fIve years to meet the City's needs and there is
no feasible or prudent alternative to expand on the Cooperative land.
7. Public Infrastructure Upgrades. GRE will be responsible for paying direcrly
for all infrastructure required for the construction and operation of the
Project including water, wastewater, and roads.
8. Provision Relating to Payment and Reimbursement. All amounts required to
be paid hereunder shall be paid, without deduction or offset, prior notice or
demand, in lawful money of the United States of America at the address set
forth in the opening paragraph of this Agreement or to any other address as
designated by the City in writing.
9. Condition Precedent. The obligations of the Cooperative under this
Agreement are expressly conditioned upon passage of the Legislation by the
Minnesota Legislature and the Legislation remaining in full force and effect
and the Project being constructed and commercially operable at the Property.
10. Representing of Parties. Each of the parties hereto represents to the other
party that the execution, delivery, and performance by each party has been
duly authorized by all necessary action and constitutes the legal, valid, and
binding obligation of each party enforceable against such party in accordance
with its terms.
11. Acknowledgements by Cooperative. The Cooperative acknowledges and
agrees that other than supporting the Project in all respects: (a) no promises
or commitments of any type or kind have been made by the City with respect
to providing fmancial assistance to the Project whether by loan, grant, bond
issuance, or otherwise; (b) the Cooperative will need to obtain all permits and
approvals for the Project required by applicable law, including all City
approvals and permits, and all environmental approvals and permits, and that
no promises have been made by the City with respect to waiving or
modifying any applicable permitting requirements; (c) no promises or
commitment have been made by the City with respect to the assessed
valuation of the Property or the Project or any of the facilities ancillary
thereto; and (d) no promises or commitments have been made by the City
with respect to purchasing electricity from the Project or constructing,
recruiting, or supporting any other electrical generation facilities within the
City .
12. Jurisdiction. In the event of any litigation between the parties hereto with
respect to the subject matter of this Agreement (whether or not expressly
covered by this Agreement) each of the parties agrees to the exclusive
jurisdiction of the matter in the state courts located in the City and waives
any arguments that such forum is not convenient.
13. Integration. This Agreement constitutes the entire agreement among the
parties with respect to the subject matter hereof and supersedes all other
agreements and understandings, both written and oral, between the parties
with respect to the subject matter hereof, and may be executed
simultaneously in several counterparts, each of which shall be deemed an
original and all of which together shall constitute one and the same
instrument. No amendment or termination of this Agreement shall be
effective unless the same shall be done in writing signed by all parties hereto.
14. Assignment. This agreement shall be binding upon each of the parties hereto
and their respective permitted successors and assigns. The Cooperative may
not assign its rights or delegate its duties hereunder without the express
written consent of the City, which consent shall not be unreasonably
withheld, except that the Cooperative may assign its rights or delegate its
duties to an affiliate, an affiliate of one of its partners or to the purchasers of
all or substantially all of its assets without the consent of the City; provided,
however, that any such assignment shall not relieve the Cooperative of any
liability hereunder unless the City expressly agrees to such release, in writing,
upon written request of the Cooperative which release shall not be
unreasonable withheld, and provided, further, that the assignee shall assume,
in writing, in form acceptable to the City, all obligations of the Cooperative
hereunder.
15. Severability. The invalidity or unenforceability of anyone or more phrases,
sentences, clauses, or sections of this Agreement shall not affect the validity
or enforceability of the remaining portions of this Agreement.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of
the date ftrst above written.
GREAT RIVER ENERGY
By:
Its:
CITY OF ELK RIVER
By:
Its:
Page 1 of 1
Johnson, Lori
From: Jubert, Joe GRE/ER [JJUBERT@GREnergy.com]
Sent: Wednesday, February 14, 20073:38 PM
To: Johnson, Lori
Cc: Finley, Mike GRE/ER; Lancaster, Rick GRE/ER; Herda, Vince GRE/ER
Subject: GRE position regarding transfer of land for WWTP expansion
Lori- Based on our meeting today, and as a part of the host agreement relating to the City's support for an exemption of the
personal property tax on the generating equipment, GRE agrees in principal with concept of providing the City some land for
its wastewater treatment plant expansion. GRE's issues of importance are as follows:
. The layout of the wastewater treatment expansion is optimized to keep the amount of GRE land needed to a
minimum and to not interfere with GRE's ability to access and maintain its facilities. Of the two options
presented thus far, Option 1 is preferred and results in the transfer of approximately 1.4 acres.
. GRE can continue to utilize the agreed upon land for its purposes until the City is ready to move ahead with
the expansion, which is not expected to be until approximately 2012
. GRE needs at least a one year notice ahead of the City's need for the land
. GRE's 5 acre parcel to the north needs to be re-zoned as industrial and we need the ability to utilize the
area for outside storage with the understanding that GRE will provide adequate fencing and screening
. GRE needs the ability to utilize the 5 acre parcel to the north during construction of the Elk River peaker for
temporary storage of construction materials. This will require us to fill and level a part of the parcel
. If the City provides their support for the exemption, but the exemption is not granted, or if, for other reasons,
GRE does not proceed with the project prior to the City needing the land, transfer of the land will require
payment at an agreed upon commercial value
I look forward to continuing working on this project with you.
Best regards,
Joseph Jubert
Great River Energy
763-241-2264
2/16/2007
GREAT RIVER
ENE R G ye
17845 East Highway 10 . P.O. Box 800 . Elk River, Minnesota 55330-0800 · 763-441-3121 · Fax 763-241-2366
February 1, 2007
Ms. Lori Johnson
Administrator
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
,::;:: ':)
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Dear Lori:
Re: Proposed Elk River Peaking Facility
Draft Host Agreement and Resolution of Support
Based on our conversations over the last several weeks, I have drafted the attached documents
f()ryour review. The form of these documents is very similar to what was used for our Itasca
County peaking project which is now completing construction.
With regard to the host agreement, I have attempted to capture the understanding we reached
with you during our January 22 meeting. Also, I understand that discussions have occurred
between Terry Maurer, the city's engineer, and GRE's Mike Rnley regarding the land for the
wastewater treatment expansion. I am hopeful that those discussions can continue with the end
result satisfying the city's need to expand its wastewater treatment facility and GRE's need to
support its growing system.
With regard to the request voiced by Bryan Adams at our January 26 meeting, we are
proposing an additional form of in-lieu payment to the dty based on the actual generation from
the peaking facility. We wOl,Jld be happy to discuss this in more detail with you or Bryan.
I look forward to working with you and the City Council on the attached items. GRE plans to
attend the February 20 council meeting to present information on the project and answer any
questions. Please call me at 763-241-2264 to discuss further preparations for that meeting.
Sincerely,
Manager, Genet'1ation Project Development
c: Bryan Adams, Terry Maurer
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