11. SR 07-31-1995~lk Ri
TTFM 11_
MEMORANDUM
VeY' TO: Mayor and City Council
FROM: Pat Klaers, City Administrator
DATE: July 31, 1995
SUBJECT: Worksession -East
Elk River Project
On June 26th, 1995, the City Council met in a work session to review the
proposed east Elk River public improvement project. At this meeting the
council reviewed the possible public improvement area(s), the anticipated
cost for various project areas and the assessment rates for these costs, the
potential Green Acres areas, a timetable for the public hearing for this
project, the timetable for the treatment plant expansion, and reviewed the
urban service district discussions of the Comprehensive Plan Steering
• Committee. Additionally at the July 24, 1995, City Council meeting, the
Council approved an appraisal or benefits study for the east Elk River public
improvement project area.
For discussion purposes, the city staff will be referring to district one and two
as the project area and the total assessment rate for the project area of
$5,061.00 per acre. Please see the attached material on the assessment rates
and the districts or project area that was distributed at the June 26th
meeting.
After the appraisal or benefits study is completed, the city hopes to
determine one assessment rate for the entire east side of the community.
This rate may have to be increased from the amount above to include the
costs associated with obtaining easements for the pipes. We may also have to
add an inflation factor to any assessment rate. Also, in future discussions we
will be "erasing" district one and district two and will redraw our phasing
plan as, if there is going to be only one assessment rate, there does not need
to be any more than one district. The phasing of the project will closely
correspond to the desire of landowners to have the public improvements
completed and the ability of the city to "hold" project costs.
The western area project will be completed in three or four phases. After a
• year of public hearings and meetings, construction on this project started in
1992 and this area will be completed in a few more years. Prior to starting
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
• this western area project, we did not know the exact phasing plan, only that
it would be done in phases. The entire western area project is less than one-
half of the area of district one of the eastern project. Even with the relatively
small scale of the western area project as compared to the east Elk River
project, city staff was concerned over the city's ability to "hold" the project
start up and oversizing costs. We are still uncertain as to how the western
area project will come out, but at this point we have not had to authorize any
city levies to meet our bond obligations.
For the east Elk River project, finances will be the key issue. The city will
have to evaluate the actual construction cost for various phases versus the
assessment rate and decide how much the city will be requested to "hold".
Due to pipe oversizing, lift stations in Phase I, etc., for the east Elk River
project, it is likely that the city will not be able to recapture the held
expenses in time to make our bond payments and that use of city reserves,
excess TIF funds, or a city wide levy will be necessary. In addition to the
actual oversizing and infrastructure "held" costs, the city also has to consider
the two year tillable Green Acre interest free policy and how many property
owners will request Senior Citizen or Green Acre deferrals.
Our bond consultant, Dave McGillivray from Springsted, will be present at
• this meeting to update the City Council on some of the financial ramifications
of the east Elk River project. Dave met with Terry Maurer, Lori Johnson and
me last Monday to get an understanding of the size and scope of the project.
There is no material from Dave in this packet, and Dave will present his
information to the Council on Monday evening.
Some additional items to think about include the following:
-- The city may have to assess landowners who do not want or
need trunk sewer and water. This is because the pipes will have
to go through their property to get to other areas. Additionally,
the city may not be able to assess other properties for the public
improvement project because the sewer and water pipes don't
get to their property. For example, we may not be able to prove
benefit or levy assessments against the Cargill property until
phase two or three of the east Elk River project.
-- It is virtually certain that the city will have to acquire
easements for this project. Out west, the project was developer
driven and the city did not have to purchase any easements.
The purchasing of easements can be a long, cumbersome, and
expensive process. The staff is recommending that we use a
• firm that specializes in this process to acquire the necessary
easements when we are ready to move forward.
•
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07!28/95 1~:~7 f.~T 612 223 3002 SPRINGSTED INC. I~]002/008
CITY OF ELK RIVER, MINNESOTA
Tax impact of Various Bond Sizes for Taxes Payable in 1999 {a)
Construction for East Highway ~ 0 Utilities
•
Project: Altemate 1 Altemate 2 Alternate 3
Bond Issue Size: 54,440,000 $5.980,000 55.580,000
Estimated Net
tutarket Tax Est. Average
~e of Ptapern Value(b) Ca aci Tax Rate Impact; {c) 4.30496 x.91.796 x.57996
Residential Homestead $60,000 $600 326 $30 327
70,000 700 30 34 32
80,000 880 38 43 40
90,000 1,080 48 53 49
t 00, 000 1, 280 55 63 59
110,000 1,480 64 73 68
120,000 1,680 72 83 77
Commercial/Industrial 50,000 1,500 65 74 fig
75,000. 1,850 80 91 85
100,000 3,000 129 148 137
125,000 4,150 179 204 190
150,000 5,300 228 261 243
200.000 7,600 327 374 348
500,000 21,400 921 1,052 980
Residential Nort-Homestead ao,000 1,360 59 67 B2
Apartments (4+ units} 60,000 2,040 88 100 93
75,000 2,550 110 125 i 17
100,000 3,400 146 167 156
• Apartments 25,000 575 25 28 28
{less than 4 units} 50,000 1,150 4g 57 53
75.000
1,725
74
8S
79
Agricultural Homestead
Dwelling Net
Market Tax
Value (d) Acres (e) Tetal EMV Capacity
550,000 160 $138,000 $896 3g 44 41
320 226,000 1,630 70 80 75
NOTES:
(a) Represents the estimated increase in taxes payable at various market values if the estimated tax capacity rate
1ni:reases due to the bond issues shown above being added ro the current tar capacity rate for Meares payable
in 1999. The pr%cted taz im pact is computed on the Giry's 1995 payab/e net tea; capacity value. of 89,324,860.
(b) Estimated marker value is the basis from which net tax capacity is calculated. This value is not necessarily the price
the property would bring it sold
(c) The projected tar impactis based on an average of levy years f998 through 201 D.
(dJ Includes pause, garage and one acre.
(e) Estimated value per tillable acre is 5550.
• 'Changes in irrrerest rates, timing or size of the bond issue may cause significant alterations. of this information.
Prepared by: SPRINGSTED Incorporated (28-Jul-95 } F:~USERS~ALIELKTAX,WK1
07/28/95 15:57 FA% 612 223 3002 SPRINGSTED INC. 0]002/002
CITY OF ELK RIVER MINNESOTA
Tau Impact of Various Bond Sizes for Taxes Payable in 1999 (aj
Construction for East Highway 10 Utilities
• With Green Acres
Project: Alternate tfGA Altemate 2/t3A
Alternate 3iCaA
BOrtd Issue Size: 14,440,000 S5,9S0,0o0 55,580.000
Estimated Net
Market
Value(b) Tax Est. Av®rage
Ca aci Tax Rate I~act: (c)
3.57096.
2.40196
2,96396
woe ot__, ProOertY
Residential Homestead
560,000
5600 821
25 114
17 118
21
7a,oo0 700
3t
21
2B
~,~ 8~ 39 26 32
80.000 1.080 46 31 ~
100,000 1,280 53 ~ dd
110,000 1,480 ~ d0 `~
120,000 1,680
Commercial/Industrial
54.E 1,500 54
66 36
44 ~
55
75.000 1,850
107 72 89
100,000 3.000 148 100 123
125,000 4,150 189 127 157
150,000 5,300 271 182 225
200,000 7.6~ 764 514 634
500,000 21,4Q0
Residential Non-Homestead
40,000
1,360 49
73 33
49 40
60
Apartments (4+ units ~.~ 2,040 91 61 78
75,000 2,550 121 82 101
100,000 3,400
•
Apartments
2
5,~
575
150
1 21
41 14
28 17
~
(less than 4 units) ~ ,
62 41 51
75,000 t ,725
Agricultural Homestead
Dwelling Net
Market Tax
Valued Acres a Total EMV Ca ei 32 22 27
$50,000 160 5138,400 $896 58 gg 48
320 226,000 1,630
NOTES:
(a) Represents the estimated Increase in taxes payable et various market values if the estimated tax capacity rare
Increases due to the bond issues shown above being added to the current lax capacity rate for fazes payable
in 1999. The project®d tax impact is computed on the City's f9s5 payable net tax capacity value of S9s24,360.
(b) Estimated market value Is the basis from which net iaz capacity is calculated. This value is not necessarily the price
the property would bring it sold.
(c) The projected tar impact /s based on an average o~ levy years t 99B through 2010.
(d) Includes house, garage and one acre.
(e) Estimated value per tillable acre Is S55o.
• Changes in interest rates, timing or sue of the bond Issue may cause signilicent alterations of this Information.
•
Prepared by: SPRINGSTED Incorporated { 28-Jul-95) F:IUSERSIA~IEL~~GA.WK1
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