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<br /> <br /> STAFF REPORT <br /> <br /> <br />TO: Mayor Fischer and Members of the Little Canada City Council <br /> <br />FROM: Ben Harrington, AICP, Community Development Director <br /> <br />DATE: June 11, 2025 <br /> <br />RE: TIF Request – 99 County Road B – Lupe Development <br /> <br />ACTIONS TO BE CONSIDERED <br />Consider the TIF request from Lupe Development for an affordable, senior-only 106-unit apartment <br />building at 99 County Road B <br /> <br />BACKGROUND <br />Lupe Development is requesting that the City of Little Canada establish a tax-increment financing <br />(TIF) district to support its proposed affordable senior housing project at 99 County Road B. The <br />development would include 106 units of affordable rental housing for seniors. Lupe has requested the <br />maximum allowable TIF term of 26 years. <br /> <br />The City’s TIF consultant, Baker Tilly, has submitted a memo evaluating the financial request and <br />outlining several options for the City Council to consider in determining whether, and to what extent, <br />public financing should be provided. <br /> <br />SITE CONDITIONS AND DEVELOPMENT HISTORY <br />Figure 1. Current Site Conditions <br /> <br />Blue highlighted area indicates the affected properties. <br /> <br />The property at 99 County Road B is currently undeveloped, with a billboard located in the <br />northeastern corner. It is a challenging site due to its irregular shape, adjacency to Highway 36 and an <br />active rail line, and lack of previous development. Historical Ramsey County aerials show that the <br />parcel has remained vacant from at least 1940 to present. <br /> <br />County Road B