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MINUTES <br />PLANNING COMMISSION <br />April 5, 1990 <br />with regard to TIF takes away some of the City's <br />flexibility. <br />Bendel reported that the definition of the "but for" <br />test is vague and because it is vague, TIF has been <br />abused. <br />Drabik felt the situation was a difficult one because <br />the project was presented on such short - notice. Drabik <br />felt that in order for the Planning Commission to have <br />credibility, it must have adequate time to seriously <br />look at the issues it is presented. <br />Pedersen was concerned how approval of this proposal <br />will effect future projects. <br />Costa felt the taxpayers of Little Canada were <br />subsidizing too many projects and felt the City was not <br />making any money. Costa pointed out that the EMC <br />project will cost the City money for the next 8 to 10 <br />years and does not make economic sense for the <br />short -term. <br />The Administrator pointed out that the "but for" test <br />is whether or not the project will go forward "but for" <br />TIF assistance. Under this assumption, the project <br />would not cost the City money since the development <br />will not occur "but for" TIF. <br />Costa asked if all development will stop if TIF is no <br />longer provided. <br />The Administrator did not believe development would <br />stop, but suggested that the higher intensity would not <br />occur without incentives. The Administrator pointed <br />out that if TIF assistance is provided to EMC and they <br />develop within the City, there is the potential for EMC <br />to double their facility within the next 10 years, <br />thereby doubling the amount of tax revenue generated. <br />Garske pointed out that the Commission has been told <br />that EMC is offering better than market value for the <br />property, pointing out that the property owners were <br />willing to accept less for the land a short time ago. <br />Garske stated that he thought TIF assistance was <br />provided only when there were site corrections <br />necessary. <br />The Administrator pointed out that TIF assistance can <br />be provided for site improvement costs, grading, <br />footings, parking areas, land write- downs, etc. <br />Page 17 <br />