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07/07/2016 EDAC Packet
CITY OF LINO LAKES ECONOMIC DEVELOPMENT ADVISORY COMMITTEE MEETING Thursday, July 7, 2016 8:00 A.M. Community Room AGENDA CALL TO ORDER AND ROLL CALL 2. APPROVAL OF MINUTES. June 2, 2016 3. DISCUSSION ITEMS A. 35E Distribution Facility — Tax Increment Financing B. Project Updates 4. ADJOURN CITY OF LINO LAKES ECONOMIC DEVELOPMENT ADVISORY COMMITTEE MINUTES DATE: June 2, 2016 MEMBERS PRESENT: Nathan Vojtech, Don Johnson, Lou Masonick, Chad Wagner, Rebecca Glewwe, Jim Schueller MEMBERS ABSENT: Julie Schwartz, Tami Wier, Thomas Colgan OTHERS PRESENT: Michael Grochala, Alex McKenzie APPROVAL OF MINUTES It was moved by Lou Masonick to approve the minutes from May 5, 2016. The Motion was seconded by Nathan Vojtech and passed unanimously. NEW MEMBER EDAC welcomes our newest member Jim Schueller. BUSINESS RETENTION PLAN DRAFT Mr. Grochala explained the proposed Business Retention & Expansion Program also known as BRE program. The main goal of this program is to establish a relationship with local businesses (primarily manufacturing) through annual visitations conducted by community development staff along with members of the city council. Annual visitations will be conducted on average of 1 per month, with an estimated 7 per year. This method will create communication with businesses, in which they can address challenges, needs, or other local problems their business may be facing. During the visitation the representatives will provide helpful resources that are currently available to help each business with their individual needs. Mr. Vojtech was interested in how the city currently advertises resources currently available to businesses. Mr. Grochala explained the city newsletter, website, local TV channel, and the bulletin board located at City Hall. The committee was very fond of the idea of this program, and is hoping to enact it later this year, or early 2017. BUSINESS SUBSIDY CRITERIA UPDATE Mr. Grochala explained the Economic Development Authority Business Subsidy Criteria has not been updated since 2003, and is in need to be revised due to changes in the State's Business Subsidy Act. Most of the updates are minor word additions such as adding EDA to existing fragments. Last meeting (May 51h) there were questions about Section 3.02 (c) Jobs and Wages, regarding the minimum number of new jobs that an applicant is required to create to be eligible. Mr. Grochala proposed a minimum number of 5 jobs must be created, but this only applies if the priority of the subsidy is to create jobs, other priorities for example could be to retain a business or expansion. Mr. Masonick suggested members of City Council and the EDA attended EDAC's meetings to give further input. The city council will hold a public hearing on the updated materials, and vote at the next council meeting. 35E DISTRIBUTION FACILITY -TAX INCREMENT FINANCING Mr. Grochala and staff have been working with United Properties regarding the Development Stage Plan and Preliminary Plat approval for the 56 acre Clearwater Creek Business Park. The project will include the construction of a 400,000 square foot industrial warehousing/distribution facility along 35E. The applicant is requesting assistance in the form of Tax Increment Financing. The proposed warehouse will cost an estimated $18 million and generate $700,000 in taxes annually. 21 st Ave. near the site will need to be expanded approximately 2,100 feet south. Mr. Masonick raised concerns about noise for residential homes south of the site, and Mr. Grochala explained the site has been zoned industrial before the homes were built and United Properties will be required to install screening or berms south of the property. PROJECT UPDATES Mr. Grochala provided updates on projects throughout Lino Lakes. Mattamy Homes submitted a land use application for PUD Development Stage Plan/Preliminary Plat Review. D.R. Horton has submitted plans for Woods Edge Townhomes north of City Hall, and is going through review. North Oaks Development Company is also proposing a project but will require improvements to the County J/Centerville Road intersection. ADJOURNMENT The meeting was adjourned at 9:01 AM. ECONOMIC DEVELOPMENT ADVISORY COMMITTEE AGENDA ITEM 3A STAFF ORIGINATOR: Michael Grochala EDAC MEETING DATE: July 7, 2016 REQUEST: United Properties Distribution Center/TIF Request BACKGROUND Staff has been working with United Properties regarding construction of a warehousing/distribution facility along 35E for the past six months. This has been previously discussed with EDAC, Planning & Zoning board and City Council due to both its economic development potential and zoning related site issues. United Properties submitted a request for rezoning to Planned Unit Development, Development Stage Plan Approval and Preliminary Plat approval for the 56 acre Clearwater Creek Business Park. The proposed plat includes one 30-acre lot for a proposed distribution center and two outlots for future development. The Planning and Zoning board held a public hearing on June 8, 2016 which was continued for further discussion on July 13, 2016. The proposed distribution facility is approximately 402,552 square feet in area. United Properties is constructing the facility to house the growing operations of Distribution Alternatives. Distribution Alternatives moved to Lino Lakes in 2004 and is currently located in the Marshan Industrial Park. The company currently employees 120 full time employees. Development of the site will require the extension of 2 1 " Avenue, from Commerce Avenue to approximately 2,100 feet south. Extension of the street includes the crossing of Clearwater Creek and filling and mitigation of floodplain areas adjacent to the creek. 2 Pt Avenue is planned to be extended to Cedar Street, further to the south, in the Comprehensive Plan. The project proposes to dedicate right of way for the entire length of the roadway. The total project cost is approximately $24,000,000 with an estimated building/site value of $18,200,000. Due to costs associated with the street extension, floodplain mitigation and necessary soil corrections, the developer is requesting public assistance in the form of Tax Increment Financing (TIF). Over the past 20 years the City has used TIF to facilitate development of nearly 1 million square feet of industrial space adding $65,000,000 in new valuation. The proposed project would be the largest completed in Lino Lakes to date. As previously discussed the project would require the establishment of a new TIF District and satisfaction of the City's business subsidy requirements. Staff is proposing the establishment of a new Economic Development District. Economic Development districts have a maximum term of eight years from the date of first increment received. The developer has identified $5.9 million in eligible TIF project costs and has requested assistance in the amount of $2,088,481. Based on our review of the financing need and gap for this project, as well as the City's policy practice to limit the duration of tax increment to between 5-6 years, staff is proposing to limit the assistance to $1.2 million. This would result in approximately 5.5 years of increment. Funding would be provided by "pay as you go financing". The developer will pay costs with its own funds. The increments are used to reimburse the developer for these costs. One unique component of the development will be the establishment of two distinct job and wage goal requirements. Due to the existing "Green Acres" property tax designation the facility must meet more restrictive conditions. To meet the tax increment district requirements the tenant will need to pay 90% of the employees of the facility a wage rate of 160% of federal minimum wage ($11.60/hour). The City's Business Subsidy Policy sets the wage goal at 110% of the federal minimum wage. Staff is proposing a minimum job goal of 60 at this rate. Failure to meet either of the job goals would result in termination of tax increment for the project. The applicant will still be subject to all city fees including building permits, trunk utility and park dedication requirements. Project Timeline Date Event July 5, 2016 City Council Work Session July 7, 2016 EDAC meeting July 13, 2016 Planning & Zoning Board PUD Public Hearing July 25, 2016 City Council holds Public Hearing and considers TIF Plan and TIF District July 25, 2016 City Council considers Rezone, Preliminary Plat July 25, 2016 EDA holds Public Hearing for Business Subsidy and considers development contract Mikaela Huot from Springsted Inc., the City's financial consultant, will be at the meeting to provide an overview of TIF financing, review the TIF plan and discuss the proposed project. EDAC CONSIDERATION Staff is requesting EDAC recommendation regarding establishment of TIF District 1-12 and Proposed Business Subsidy. ATTACHMENTS 1. Springsted Memo 2. Draft TIF Plan 3. Distribution Facility Site Plans Exterior Building Elevation Springsted MEMORANDUM TO: Michael Grochala, Community Development Director FROM: Mikaela Huot, Vice President/Consultant DATE: July 1, 2016 Springsted Incorporated 380 Jackson Street, Suite 300 Saint Paul, MN 55101-2887 Tel: 651-223-3000 Fax: 651-223-3002 www.springsted.com SUBJECT Proposed Tax Increment Financing (Economic Development) District No. 1-12 Project Summary Memo The City of Lino Lakes received an application for financial assistance through Tax Increment Financing (TIF) with financing a portion of the extraordinary development costs related to the development of a large 402,000 square foot, office headquarters and warehouse building for Distribution Alternatives. The developer, United Properties, is proposing the construction of the project as the tenant (Distribution Alternatives) has outgrown its current space and needs expansion. The purpose of this memorandum is to provide a summary of Springsted's review of the development project costs and operating pro forma as provided by the developer in order to assist the City with making a determination if the project as proposed would be unlikely to proceed "but -for" the requested Tax Increment Financing (TIF) assistance. Background The developer submitted a request for TIF assistance with the purpose of using tax increment to finance extraordinary costs associated with construction of the project. The new assessed value of the building has been estimated to be approximately $18.2 million upon completion based on an approximate 402,000 square foot facility. Developer Request for Assistance Assistance has been requested for financing a portion of the costs associated with construction of the project. The developer has proposed the $24 million project will be funded by an estimated $6.5 million of equity and $15.3 million of private financing with a TIF request of $2.088 million to finance extraordinary project costs. The City's preference would be to provide any financial assistance through pay -as -you -financing as reimbursement for extraordinary development costs. The developer has indicated the receipt of City financial assistance is necessary for the project to proceed and meet debt coverage and value assumptions. The developer's request for assistance ($2.088 million) is equal to approximately 8.67% of total project costs. See complete sources and uses (current information as presented to Springsted by the developer) below from the application: City of Lino Lakes, Minnesota Summary of TIF District No. 1-12 July 1, 2016 Page 2 Sources Amount Uses Amount Equity $6,598,543 Acquisition $2,181,162 Debt $15,396,600 Site Improvements $2,800,000 TIF $2,088,481 Public Infrastructure Costs $977,373 Building Costs $14,153,101 Soft Costs $3,006,441 Financing Costs $565,547 Contingencies $400,000 Total $24,083,624 Total $24,083,624 Following initial conversations with the developer, the amount of project costs eligible for reimbursement for tax increment could include the following: Uses Amount Land Acquisition $2,181,162 Offsite Improvements Public Infrastructure Costs $977,373 Grading/Excavating/Soil Corrections $2,800,000 Total $5,958,535 Based on the City's past practice and financing need and gap for this project, the estimated total amount of assistance for public infrastructure and extraordinary site improvement costs related to construction of the project will be limited to $1,200,000. Tax Increment Assumptions Springsted made certain assumptions to calculate the estimated amount of tax increment revenue generated by the proposed new project. Those assumptions include the following: • Maximum TIF District term — 8 years after receipt of first increment o 9 total years of collection • Base value of land: o PID:24-31-22-34-0001: 155,800 o PID:24-31-22-34-0002: $3,400 o PID:24-31-22-31-0001: $173,600 o PI D: 24-31-22-31-0002: $100 o PID: 24-31-22-31-0003: $100 • Total new value includes land and building ■ $18,200,000 0 Based on County value estimate City of Lino Lakes, Minnesota Summary of TIF District No. 1-12 July 1, 2016 Page 3 • Construction commences in 2016 0 50% complete by December 31, 2016 ■ Partial value as of January 2, 2017 for taxes payable 2018 0 100% complete prior to December 31, 2017 ■ Full value as of January 2, 2018 for taxes payable 2019 • Payable 2016 tax rates remain constant through term (Rates Provided by Anoka County) o City: 46.019% o County: 38.894% o School: 36.426% o Other: 6.405% o Total 127.744% • Class rates remain constant through term o Commercial -industrial 0 1.5% first $150,000 and 2% value above $150,000 • Fiscal disparities contribution o Required to be from properties within district 0 37.589% • 2% annual market value inflator assumed Present Value assumptions Tax Increment Revenue Estimates Estimated Market Value $18,200,000 Estimated Gross Revenue $2,603,627 5% withheld for admin. $130,181 15% withheld for pooling $390,544 Estimated Net Revenue $2,082,902 Developer Assistance 80% pledged to developer $1,200,000 Number of Years 5.5 years Surplus(remaining increment $882,902 Project Qualifications Tax Increment Financing (TIF) District — Economic Development Economic development districts must consist of a project that is in the public interest because: • It will discourage commerce, industry, or manufacturing from moving their operations to another state • It will result in increased employment City of Lino Lakes, Minnesota Summary of TIF District No. 1-12 July 1, 2016 Page 4 • It will result in preservation and enhancement of the tax base Revenue derived from tax increment from an economic development district may not be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or assistance in any form to developments consisting of buildings and ancillary facilities, if more than 15 percent of the buildings and facilities (determined on the basis of square footage) are used for a purpose other than: • the manufacturing or production of tangible personal property, including processing resulting in the • change in condition of the property; • warehousing, storage, and distribution of tangible personal property, excluding retail sales; • research and development related to the activities listed in clause (1) or (2); • telemarketing if that activity is the exclusive use of the property; • tourism facilities; • qualified border retail facilities; or • space necessary for and related to the activities listed in clauses (1) to (6). In addition, if any of the property is currently within the property tax classification of `green acres' pursuant to MN Statutes, Section 273.111, 273.112, 273.114, or chapter 473H, the following provisions apply: • The authority may include in a tax increment financing district for taxes payable in any of the five calendar years before the filing of the request for certification only for: • a district in which 85 percent or more of the planned buildings and facilities (determined on the basis of square footage) are a qualified manufacturing facility or a qualified distribution facility or a combination of both; or • a housing district. • A distribution facility means buildings and other improvements to real property that are used to conduct activities in at least each of the following categories: o to store or warehouse tangible personal property; o to take orders for shipment, mailing, or delivery; o to prepare personal property for shipment, mailing, or delivery; and o to ship, mail, or deliver property. • A manufacturing facility includes space used for manufacturing or producing tangible personal property, including processing resulting in the change in condition of the property, and space necessary for and related to the manufacturing activities. • To be a qualified facility, the owner or operator of a manufacturing or distribution facility must agree to pay and pay 90 percent or more of the employees of the facility at a rate equal to or greater than 160 percent of the federal minimum wage for individuals over the age of 20. Thank you for the opportunity to be of assistance to the City of Lino Lakes. Please contact me at 651-223-3036 or mhuot cDspringsted.com with any questions or to discuss. City of Lino Lakes, Minnesota Lino Lakes Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing (Economic Development) District No. 1-12 Within Development District No. 1 (Clearwater Creek Business Park Project) Draft Dated: July 1, 2016 Public Hearing: Monday, July 25, 2016 Anticipated Approval Date: Monday, July 25, 2016 Prepared by: SPRINGSTED INCORPORATED 380 Jackson Street, Suite 300 St. Paul, MN 55101-2887 (651) 223-3000 WWW.SPRINGSTED.COM TABLE OF CONTENTS Section A. Definitions..................................................................................................................... 1 B. Statutory Authorization..................................................................................................... 1 C. Statement of Need and Public Purpose................................................................................ 1 D. Statement of Objectives.................................................................................................... 1 E. Designation of Tax Increment Financing District as an Economic Development District .................... 2 F. Duration of the TIF District................................................................................................. 3 G. Property to be Included in the TIF District.............................................................................. 3 H. Property to be Acquired in the TIF District............................................................................. 4 I. Specific Development Expected to Occur Within the TIF District ................................................. 4 J. Findings and Need for Tax Increment Financing..................................................................... 4 K. Estimated Public Costs..................................................................................................... 6 L. Estimated Sources of Revenue.......................................................................................... 6 M. Estimated Amount of Bonded Indebtedness.......................................................................... 7 N. Original Net Tax Capacity................................................................................................. 7 0. Original Tax Capacity Rate................................................................................................ 7 P. Projected Retained Captured Net Tax Capacity and Projected Tax Increment ............................... 8 Q. Use of Tax Increment....................................................................................................... 8 R. Excess Tax Increment...................................................................................................... 9 S. Tax Increment Pooling and the Five Year Rule....................................................................... 9 T. Limitation on Administrative Expenses............................................................................... 10 U. Limitation on Property Not Subject to Improvements - Four Year Rule ....................................... 10 V. Estimated Impact on Other Taxing Jurisdictions................................................................... 11 W. Prior Planned Improvements............................................................................................ 11 X. Development Agreements............................................................................................... 11 Y. Assessment Agreements................................................................................................ 12 Z. Modifications of the Tax Increment Financing Plan................................................................ 12 AA. Administration of the Tax Increment Financing Plan.............................................................. 12 AB. Financial Reporting and Disclosure Requirements................................................................ 13 Map of the Tax Increment Financing District ................. Assumptions Report ..................................................... Projected Tax Increment Report ................................... Estimated Impact on Other Taxing Jurisdictions Report Market Value Analysis Report ....................................... Page(s) EXHIBIT I ..................................................................... EXHIBIT II ..................................................................... EXHIBIT III ..................................................................... EXHIBIT IV ..................................................................... EXHIBIT V Lino Lakes Economic Development Authority, Minnesota Section A Definitions The terms defined in this section have the meanings given herein, unless the context in which they are used indicates a different meaning: "Authority" means the Lino Lakes Economic Development Authority. "City" means the City of Lino Lakes, Minnesota; also referred to as a "Municipality". "City Council" means the City Council of the City; also referred to as the "Governing Body". "County„ means Anoka County, Minnesota "Development District" means Development District No. 1 in the City, which is described in the corresponding Development Program. "Development Program" means the Development Program for the Development District. "Project Area" means the geographic area of the Development District. "School District" means Independent School District No. 12, Minnesota. "State" means the State of Minnesota. "TIF Act" means Minnesota Statutes, Sections 469.174 through 469.1794, both inclusive. "TIF District" means Tax Increment Financing (Economic Development) District No. 1-12. "TIF Plan" means the tax increment financing plan for the TIF District (this document). Section B Statutory Authorization The Development District Act authorizes the City and Authority, upon certain public purpose findings by the City Council, to establish and designate development districts within the City and to develop and administer development programs therefore to meet the needs and accomplish the public purposes specified in Section C. In accordance with the purposes set forth in Section 469.124 of the Development District Act, the City Council and Authority have established the Development District comprising the area described in Section E and have adopted this Development Program. Section C Statement of Need and Public Purpose The City Council and Authority have determined that there is a need for the City to take certain actions they deem necessary in order to encourage, ensure and facilitate development and redevelopment by the private sector of underutilized, inappropriately used and unused land located within the corporate limits of the City. Such actions are necessary in order to provide additional employment opportunities for residents of the City and the surrounding area; to improve the tax base of the City, the County and the School District, thereby enabling them to better provide needed public services; and to improve the general economy of the City, the County and the State. Section D Statement of Objectives The Authority seeks to achieve the following objectives through the establishment of TIF District No. 1-12; SPRINGSTED Pagel Lino Lakes Economic Development Authority, Minnesota 1. redevelop blighted areas as identified 2. provide employment opportunities within the community. 3. improve the tax base of Lino Lakes and the general economy of the City and State; 4. implement relevant portions of the Comprehensive Plan. The Authority's specific purpose in establishing TIF District No. 1-12 is to aid in the construction of a large warehousing/distribution facility that will comprise of 402,000 square feet. The Authority intends to use increment generated by the new development to assist with financing a portion of the extraordinary site improvements and soil correction costs and significant offsite improvements that include streets, public utilities, and public improvements to gain access to the site. Section E Designation of Tax Increment Financing District as an Economic Development District Economic development districts are a type of tax increment financing district which consist of any project, or portions of a project, which the Authority finds to be in the public interest because: (1) it will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality; (2) it will result in increased employment in the state; or (3) it will result in preservation and enhancement of the tax base of the state. The TIF District qualifies as an economic development district in that the proposed development described in this TIF Plan (see Section 1) meets the criteria listed above in (1), (2) and (3). Without establishment of the TIF District, the proposed development would not occur within the City. The proposed development will also result in increased employment and enhancement of the tax base in both the City and the State. Tax increments from an economic development district must be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or other assistance in which at least 85% of the square footage of the facilities to be constructed are used for any of the following purposes: (1) manufacturing or production of tangible personal property, including processing, resulting in the change of the condition of the property; (2) warehousing, storage and distribution of tangible personal property, excluding retail sales; (3) research and development related to the activities listed in (1) or (2) above; (4) telemarketing if that activity is the exclusive use of the property; (5) tourism facilities (see M.S. Section 469.174, Subd. 22); (6) qualified border retail facilities (see M.S. Section 469.176, Subd. 4c); or (7) space necessary for and related to the activities listed in (1) through (6) above. Tax increments from the TIF District will be used to provide financial assistance to the proposed development (see Section 1), in which over 85% of the square footage of the facilities to be constructed will be used for warehousing, storage and distribution of tangible personal property, excluding retail sales as listed in (2) above. In addition, the parcels to be included within the district have qualified for inclusion under the provisions of chapter 473H in the SPRINGSTED Page 2 Lino Lakes Economic Development Authority, Minnesota previous five calendar years before the filing of the request for certification only and therefore the project must meet the following qualifications: (1) a district in which 85 percent or more of the planned buildings and facilities (determined on the basis of square footage) are a qualified manufacturing facility or a qualified distribution facility or a combination of both; or (2) a housing district. A distribution facility means buildings and other improvements to real property that are used to conduct activities in at least each of the following categories: (i) to store or warehouse tangible personal property; (ii) to take orders for shipment, mailing, or delivery; (iii) to prepare personal property for shipment, mailing, or delivery; and (iv) to ship, mail, or deliver property. A manufacturing facility includes space used for manufacturing or producing tangible personal property, including processing resulting in the change in condition of the property, and space necessary for and related to the manufacturing activities. To be a qualified facility, the owner or operator of a manufacturing or distribution facility must agree to pay and pay 90 percent or more of the employees of the facility at a rate equal to or greater than 160 percent of the federal minimum wage for individuals over the age of 20. The proposed project will be a qualified distribution facility. Section F Duration of the TIF District Economic development districts may remain in existence 8 years from the date of receipt by the Authority of the first tax increment. The Authority anticipates that the TIF District may remain in existence the maximum duration allowed by law (projected to be through the year 2026). However the Authority will decertify the TIF District earlier upon fulfillment of all District obligations. Section G Property to be Included in the TIF District The TIF District is an approximate 42 acre area of land located within the Project Area. A map showing the location of the TIF District is shown in Exhibit I. The boundaries and area encompassed by the TIF District are described below: Parcel ID Number Legal Description 24-31-22-34-0001 THE SE1/4 OF SW1/4 OF SEC 24 TWP 31 RGE 22, EX THAT PRT OF FOL DESC TRACT LYG WITHIN SD 1/4 1/4: A STRIP OF LAND 25 FT IN WIDTH ON EACH SIDE OF FOL DESC C/L: BEG AT A STAKE ON E LINE OF SD SEC 2421.5 FT S OF E1/4 COR THEREOF, TH S 52 DEG 27 MIN W 4599.2 FT TO A STAKE ON S LINE OF SD SEC 1592.7 FT E OF SW COR THEREOF & THERE TERM, EX RDS, SUBJ TO EASE OF REC SPRINGSTED Page 3 Lino Lakes Economic Development Authority, Minnesota 24-31-22-34-0002 TTH PRT OF SE1/4 OF SW1/4 OF SEC 24-31-22 LYG WITHIN A 50 FT WIDE STRIP WITH A C/L DESC AS FOL: BEG AT A PT ON E LINE OF SD SEC 21.5 FT S OF E1/4 COR THEREOF, TH S 52 DEG 27 MIN W 4599.2 FT TO A PT ONS LINE OF SD SEC 1592.7 FT E OF SW COR THEREOF & THERE TERM; EX RDS; SUBJ TO EASE OF RECHE SE1/4 OF SW1/4 OF SEC 34 TWP 31 RGE 22, EX THAT PRT OF SD 1/4 1/4 LYG SELY OF CSAH NO 32, ALSO EX E 594 FT OF N 885.5 FT THEREOF, EX RD, SUBJ TO EASE OF REC 24-31-22-31-0001 * THE NE1/4 OF SW1/4 OF SEC 24 TWP 31 RGE 22, EX THAT PRT THEREOF LYG WLY OF FOL DESC LINE: BEG AT A PT ON N LINE OF SD 1/4 1/4 16.5 FT ELY OF NW COR THEREOF, TH SLY TO SW COR OF SD 1/4 1/4 & SD LINETHERE TERM, EX RD, SUBJ TO EASE OF REC 24-31-22-31-0002 THAT PRT OF NE1/4 OF SW1/4 OF SEC 24 TWP 31 RGE 22 LYG S OF ELY EXTN OF N LINE OF S 662.45 FT OF NW1/4 OF SD 1/4 & LYG WLY OF FOL DESC LINE: BEG AT A PT ON N LINE OF SD NE1/4 16.5 FT ELY OF NW COR THEREOF, TH SLY TO SW COR OF SD 1/4 1/4 & THERE TERM, SUBJ TO EASE OF REC 24-31-22-31-0003 THAT PRT OF NE1/4 OF SW1/4 OF SEC 24 TWP 31 RGE 22 LYG NLY OF ELY EXTN OF N LINE OF S 662.45 FT OF NW1/4 OF SD 1/4 & LYG WLY OF FOL DESC LINE: BEG AT A PT ON N LINE OF SD NE1/4 16.5 FT ELY OF NW COR THEREOF, TH SLY TO SW COR OF SD 1/4 1/4 & THERE TERM, SUBJ TO EASE OF REC `* parcel will be split and only a portion will be included within the TIF District. The area encompassed by the TIF District shall also include all street or utility right-of-ways located upon or adjacent to the property described above. Section H Property to be Acquired in the TIF District The Authority may acquire and sell any or all of the property located within the TIF District; however, the Authority does not anticipate acquiring any such property at this time. Section I Specific Development Expected to Occur Within the TIF District The proposed development is expected to consist of the construction of a new 402,000 square foot warehousing and distribution facility for Distribution Alternatives within the City of Lino Lakes. The development will result in increased tax base and employment within the City, in compliance with statutory requirements. It is anticipated tax increment will be used to finance a portion of the extraordinary site development, public improvement, and infrastructure costs related to the project. In addition, the Authority anticipates using available tax increment for related administrative expenses and any other eligible expenditures associated with the development of the site. Construction of the facility is projected to start in summer/fall of 2016 and is expected to be fully constructed by December 31, 2017, and be 100% assessed and on the tax rolls as of January 2, 2018 for taxes payable in 2019. At the time this document was prepared there were no signed construction contracts with regards to the above described development. Section J Findings and Need for Tax Increment Financing In establishing the TIF District, the City makes the following findings: SPRINGSTED Page 4 Lino Lakes Economic Development Authority, Minnesota (1) The TIF District qualifies as an economic development district; See Section E of this document for the reasons and facts supporting this finding. (2) The proposed development, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future, and the increased market value of the site that could reasonably be expected to occur without the use of tax increment would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the TIF District permitted by the TIF Plan. Factual basis: Proposed development not expected to occur: The project includes the development of a new large 402,000 warehouse and distribution facility in an undeveloped area of the City. The proposed developer of the site has submitted information to the city demonstrating that the development of this site is not financially feasible without the assistance provided in this TIF Plan. The City has determined that the proposed development would not occur but for the financial assistance provided in this TIF Plan because of the high cost of construction at the site due to the need for significant site development and public improvement infrastructure costs necessary for development to occur. Due to the high costs of investment for the proposed project, including site improvements, public improvements, soil correction, and infrastructure costs that would be incurred by the developer in conjunction with development of the project, the developer has stated that the project as proposed would not occur without the financial provided by the City, as it would not be economically feasible without financial assistance. The City finds the use of tax increment necessary to finance a portion of the site improvement, public infrastructure, soil correction and infrastructure costs to facilitate development of the project and developer investment. The City anticipates providing financial assistance on a pay-as-you-go basis. No higher market value expected: The increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the TIF District permitted by the TIF Plan. Without the improvements the City has no reason to expect that significant development would occur without assistance similar to that provided in this plan. For the same reasons that the desired development described above is not feasible without tax increment assistance, the City believes that no alternative development is likely to occur without similar assistance. To summarize the basis for the City's findings regarding alternative market value, in accordance with Minnesota Statutes, Section 469.175, Subd. 3(d), the City makes the following determinations: a. The City's estimate of the amount by which the market value of the site will increase without the use of tax increment financing is $0 (for the reasons described above), except some unknown amount of appreciation. b. If the proposed development to be assisted with tax increment occurs in the District, the total increase in market value would be approximately $20,782,140 including the value of the building (See Exhibit V). C. The present value of tax increments from the District for the maximum duration of the district permitted by the TIF Plan is estimated to be $2,025,557 (See Exhibit V). SPRINGSTED Page 5 Lino Lakes Economic Development Authority, Minnesota d. Even if some development other than the proposed development were to occur, the City finds that no alternative would occur that would produce a market value increase greater than $18,756,583 (the amount in clause b less the amount in clause c) without tax increment assistance. (3) The TIF Plan would afford maximum opportunity, consistent with the sound needs of the City as a whole, for development of the Project Area by private enterprise. Factual basis: The proposed development is the construction of a new large warehousing and distribution facility in the Project Area that is expected to retain existing jobs as well as create new jobs in the City, plus create new tax base for the City and the State. The development meets the City's economic development goals in terms of tax base expansion, job retention, and wage levels. (4) The TIF Plan conforms to general plans for development of the City as a whole. Factual basis: The City has determined that the development proposed in the TIF Plan conforms to the City comprehensive plan. Section K Estimated Public Costs The estimated public costs of the TIF District are listed below. Such costs are eligible for reimbursement from tax increments of the TIF District. Land/Building Acquisition Site Improvements/Preparation Costs Installation of Public Infrastructure Improvements Other Qualifying Improvements Administrative Costs Loan Interest Costs Total $0 $1,105,529 $977,373 $390,544 $130,181 $0 $2,603,627 The City anticipates using tax increment to the extent available to assist with financing a portion of the site improvements and infrastructure costs, related administrative expenses, and other TIF-eligible expenditures as necessary and related to development of the project. The City reserves the right to administratively adjust the amount of any of the items listed above or to incorporate additional eligible items, so long as the total estimated public cost is not increased. Section L Estimated Sources of Revenue Tax increment revenue $2,603,627 Interest on invested funds 0 Loan proceeds 0 Special assessments 0 Rent/lease revenue 0 Grants 0 Total $2,603,627 SPRINGSTED Page 6 Lino Lakes Economic Development Authority, Minnesota The Authority anticipates providing financial assistance on a pay-as-you-go basis for site improvement and infrastructure costs, as well as other TIF-eligible expenses related to the proposed development. As tax increments are collected from the TIF District in future years, a portion of these taxes will be used by the Authority to reimburse the developer/owner for public costs incurred (see Section K). The Authority reserves the right to finance any or all public costs of the TIF District using pay-as-you-go assistance, internal funding, general obligation or revenue debt (referred to together as "TIF Bonds"), or any other financing mechanism authorized by law. The Authority also reserves the right to use other sources of revenue legally applicable to the Project Area to pay for such costs including, but not limited to, special assessments, utility revenues, federal or state funds, and investment income. Section M Estimated Amount of Bonded Indebtedness The maximum principal amount of bonds (as defined in the TIF Act) secured in whole or part with tax increment from the TIF District is 2 603 627. The Authority currently plans to finance the improvement costs in the form of a pay -as - you go revenue note, but reserves the right to issue bonds in any form, including without limitation any interfund loan with interest not to exceed the maximum permitted under Section 469.178, subd. 7 of the TIF Act. Section N Original Net Tax Capacity The County Auditor shall certify the original net tax capacity of the TIF District. This value will be equal to the total net tax capacity of all property in the TIF District as certified by the State Commissioner of Revenue. For districts certified between January 1 and June 30, inclusive, this value is based on the previous assessment year. For districts certified between July 1 and December 31, inclusive, this value is based on the current assessment year. The Estimated Market Value of all property within the TIF District as of January 2, 2016, for taxes payable in 2017, is $333,000 and the estimated tax capacity is $5,910, which is estimated to be the original net tax capacity of the TIF District upon establishment and subsequent certification. This also includes an anticipated lot split with partial value included within the district and reclassification of the property to commercial -industrial. Each year the County Auditor shall certify the amount that the original net tax capacity has increased or decreased as a result of: (1) changes in the tax-exempt status of property; (2) reductions or enlargements of the geographic area of the TIF District; (3) changes due to stipulation agreements or abatements; or (4) changes in property classification rates. Section 0 Original Tax Capacity Rate The County Auditor shall also certify the original tax capacity rate of the TIF District. This rate shall be the sum of all local tax rates that apply to property in the TIF District. This rate shall be for the same taxes payable year as the original net tax capacity. In future years, the amount of tax increment generated by the TIF District will be calculated using the lesser of (a) the sum of the current local tax rates at that time or (b) the original tax capacity rate of the TIF District. SPRINGSTED Page 7 Lino Lakes Economic Development Authority, Minnesota The request for certification of the District is expected to occur after June 30, 2016 and prior to July 1, 2017. As a result, the local tax rates for taxes payable 2017 will be applicable. Since the rates are not available, for purposes of estimating the tax increment generated by the TIF District, the sum of all local tax rates that apply to property within the District, for taxes levied in 2015 and payable in 2016 is 127.744%. The County Auditor shall certify the applicable year's amount as the original tax capacity rate of the TIF District. 2015/2016 Taxing Jurisdiction Local Tax Rate City of Lino Lakes 46.019% Anoka County 38.894% ISD #12 36.426% Other 6.405% Total 127.744% Section P Projected Retained Captured Net Tax Capacity and Projected Tax Increment The Authority anticipates that the project will begin construction in summer/fall 2016 and be 100% completed by December 31, 2017, creating a total tax capacity for TIF District No. 1-12 of $366,890 as of January 2, 2018. The captured tax capacity as of that date is estimated to be $225,291 and the first year of tax increment is estimated to be $287,796 payable in 2019. A complete schedule of estimated tax increment from the TIF District is shown in Exhibit IV. The estimates shown in this TIF plan assume that commercial class rates remain at 1.5% of the estimated market value up to $150,000 and 2.0% of the estimated market value over $150,000, and assume 2% annual increases in market values. Each year the County Auditor shall determine the current net tax capacity of all property in the TIF District. To the extent that this total exceeds the original net tax capacity, the difference shall be known as the captured net tax capacity of the TIF District. The County Auditor shall certify to the Authority the amount of captured net tax capacity each year. The City may choose to retain any or all of this amount. It is the Authority's intention to retain 100% of the captured net tax capacity of the TIF District. Such amount shall be known as the retained captured net tax capacity of the TIF District. Exhibit II gives a listing of the various information and assumptions used in preparing a number of the exhibits contained in this TIF Plan, including Exhibit III which shows the projected tax increment generated over the anticipated life of the TIF District. Section Q Use of Tax Increment Each year the County Treasurer shall deduct 0.36% of the annual tax increment generated by the TIF District and pay such amount to the State's General Fund. Such amounts will be appropriated to the State Auditor for the cost of financial reporting and auditing of tax increment financing information throughout the state. Exhibit III shows the projected deduction for this purpose over the anticipated life of the TIF District. The Authority has determined that it will use 100% of the remaining tax increment generated by the TIF District for any of the following purposes: (1) pay for the estimated public costs of the TIF District (see Section K) and County administrative costs associated with the TIF District (see Section T); SPRINGSTED Page 8 Lino Lakes Economic Development Authority, Minnesota (2) pay principal and interest on tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (3) accumulate a reserve securing the payment of tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (4) pay all or a portion of the county road costs as may be required by the County Board under M.S. Section 469.175, Subdivision 1 a; or (5) return excess tax increments to the County Auditor for redistribution to the City, County and School District. Tax increments from property located in one county must be expended for the direct and primary benefit of a project located within that county, unless both county boards involved waive this requirement. Tax increments shall not be used to circumvent levy limitations applicable to the Authority. Tax increment shall not be used to finance the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily and regularly for conducting the business of a municipality, county, school district, or any other local unit of government or the State or federal government, or for a commons area used as a public park, or a facility used for social, recreational, or conference purposes. This prohibition does not apply to the construction or renovation of a parking structure or of a privately owned facility for conference purposes. If there exists any type of agreement or arrangement providing for the developer, or other beneficiary of assistance, to repay all or a portion of the assistance that was paid or financed with tax increments, such payments shall be subject to all of the restrictions imposed on the use of tax increments. Assistance includes sale of property at less than the cost of acquisition or fair market value, grants, ground or other leases at less then fair market rent, interest rate subsidies, utility service connections, roads, or other similar assistance that would otherwise be paid for by the developer or beneficiary. Section R Excess Tax Increment In any year in which the tax increments from the TIF District exceed the amount necessary to pay the estimated public costs authorized by the TIF Plan, the Authority shall use the excess tax increments to: (1) prepay any outstanding tax increment bonds; (2) discharge the pledge of tax increments thereof; (3) pay amounts into an escrow account dedicated to the payment of the tax increment bonds; or (4) return excess tax increments to the County Auditor for redistribution to the City, County and School District. The County Auditor must report to the Commissioner of Education the amount of any excess tax increment redistributed to the School District within 30 days of such redistribution. Section S Tax Increment Pooling and the Five Year Rule At least 80% of the tax increments from the TIF District must be expended on activities within the district or to pay for bonds used to finance the estimated public costs of the TIF District (see Section E for additional restrictions). No more than 20% of the tax increments may be spent on costs outside of the TIF District but within the boundaries of the Project Area, except to pay debt service on credit enhanced bonds. All administrative expenses are considered to have been spent outside of the TIF District. Tax increments are considered to have been spent within the TIF District if such amounts are: SPRINGSTED Page 9 Lino Lakes Economic Development Authority, Minnesota (1) actually paid to a third party for activities performed within the TIF District within five years after certification of the district; (2) used to pay bonds that were issued and sold to a third party, the proceeds of which are reasonably expected on the date of issuance to be spent within the later of the five-year period or a reasonable temporary period or are deposited in a reasonably required reserve or replacement fund. (3) used to make payments or reimbursements to a third party under binding contracts for activities performed within the TIF District, which were entered into within five years after certification of the district; or (4) used to reimburse a party for payment of eligible costs (including interest) incurred within five years from certification of the district. Beginning with the sixth year following certification of the TIF District, at least 80% of the tax increments must be used to pay outstanding bonds or make contractual payments obligated within the first five years. When outstanding bonds have been defeased and sufficient money has been set aside to pay for such contractual obligations, the TIF District must be decertified. The Authority expects that allowable pooling expenditures will be made outside of the TIF District and within the Project Area (along with allowable administrative expenses), and such expenditures are expressly authorized in this TIF Plan. Section T Limitation on Administrative Expenses Administrative expenses are defined as all costs of the Authority other than: (1) amounts paid for the purchase of land; (2) amounts paid for materials and services, including architectural and engineering services directly connected with the physical development of the real property in the project; (3) relocation benefits paid to, or services provided for, persons residing or businesses located in the project; (4) amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued pursuant to section 469.178; or (5) amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clause (1) to (3). Administrative expenses include amounts paid for services provided by bond counsel, fiscal consultants, planning or economic development consultants, and actual costs incurred by the County in administering the TIF District. Tax increments may be used to pay administrative expenses of the TIF District up to the lesser of (a) 10% of the total tax increment expenditures authorized by the TIF Plan or (b) 10% of the total tax increments received by the TIF District. Section U Limitation on Property Not Subject to Improvements - Four Year Rule If after four years from certification of the TIF District no demolition, rehabilitation, renovation, or qualified improvement of an adjacent street has commenced on a parcel located within the TIF District, then that parcel shall be excluded from the TIF District and the original net tax capacity shall be adjusted accordingly. Qualified improvements of a street are limited to construction or opening of a new street, relocation of a street, or substantial reconstruction or rebuilding of an existing street. The Authority must submit to the County Auditor, by February 1 of the fifth year, evidence that the required activity has taken place for each parcel in the TIF District. SPRINGSTED Page 10 Lino Lakes Economic Development Authority, Minnesota If a parcel is excluded from the TIF District and the Authority or owner of the parcel subsequently commences any of the above activities, the Authority shall certify to the County Auditor that such activity has commenced and the parcel shall once again be included in the TIF District. The County Auditor shall certify the net tax capacity of the parcel, as most recently certified by the Commissioner of Revenue, and add such amount to the original net tax capacity of the TIF District. Section V Estimated Impact on Other Taxing Jurisdictions Exhibit IV shows the estimated impact on other taxing jurisdictions if the maximum projected retained captured net tax capacity of the TIF District was hypothetically available to the other taxing jurisdictions. The Authority believes that there will be no adverse impact on other taxing jurisdictions during the life of the TIF District, since the proposed development would not have occurred without the establishment of the TIF District and the provision of public assistance. A positive impact on other taxing jurisdictions will occur when the TIF District is decertified and the development therein becomes part of the general tax base. The fiscal and economic implications of the proposed tax increment financing district, as pursuant to Minnesota Statutes, Section 469.175, Subdivision 2, are listed below. 1. The total amount of tax increment that will be generated over the life of the district is estimated to be $2,613,034. 2. To the extent the facility in the proposed TIF District generates any public cost impacts on city -provided services such as police and fire protection, public infrastructure, and borrowing costs attributable to the district, such costs will be levied upon the taxable net tax capacity of the City, excluding that portion captured by the District. The City does not anticipate issuing bonds in conjunction with this project. 3. The amount of tax increments over the life of the district that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is estimated to be $745,102. The amount of tax increments over the life of the district that would be attributable to county levies, assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same is estimated to be $795,585. 5. No additional information has been requested by the county or school district that would enable it to determine additional costs that will accrue to it due to the development proposed for the district. Section W Prior Planned Improvements The Authority shall accompany its request for certification to the County Auditor (or notice of district enlargement), with a listing of all properties within the TIF District for which building permits have been issued during the 18 months immediately preceding approval of the TIF Plan. The County Auditor shall increase the original net tax capacity of the TIF District by the net tax capacity of each improvement for which a building permit was issued. There have been no building permits issued in the last 18 months in conjunction with any of the properties within the TIF District. Section X Development Agreements If within a project containing an economic development district, more than 10% of the acreage of the property to be acquired by the Authority is purchased with tax increment bonds proceeds (to which tax increment from the property SPRINGSTED Page 11 Lino Lakes Economic Development Authority, Minnesota is pledged), then prior to such acquisition, the Authority must enter into an agreement for the development of the property. Such agreement must provide recourse for the Authority should the development not be completed. The Authority anticipates entering into an agreement for development, but does not anticipate acquiring any property located within the TIF District. Section Y Assessment Agreements The Authority may, upon entering into a development agreement, also enter into an assessment agreement with the developer, which establishes a minimum market value of the land and improvements for each year during the life of the TIF District. The assessment agreement shall be presented to the County or City Assessor who shall review the plans and specifications for the improvements to be constructed, review the market value previously assigned to the land, and so long as the minimum market value contained in the assessment agreement appears to be an accurate estimate, shall certify the assessment agreement as reasonable. The assessment agreement shall be filed for record in the office of the County Recorder of each county where the property is located. Any modification or premature termination of this agreement must first be approved by the City, County and School District. The Authority does not anticipate entering into an assessment agreement. Section Z Modifications of the Tax Increment Financing Plan Any reduction or enlargement in the geographic area of the Project Area or the TIF District; increase in the amount of bonded indebtedness to be incurred; increase in the amount of capitalized interest; increase in that portion of the captured net tax capacity to be retained by the Authority; increase in the total estimated public costs; or designation of additional property to be acquired by the Authority shall be approved only after satisfying all the necessary requirements for approval of the original TIF Plan. This paragraph does not apply if: (1) the only modification is elimination of parcels from the TIF District; and (2) the current net tax capacity of the parcels eliminated equals or exceeds the net tax capacity of those parcels in the TIF District's original net tax capacity, or the Authority agrees that the TIF District's original net tax capacity will be reduced by no more than the current net tax capacity of the parcels eliminated. The Authority must notify the County Auditor of any modification that reduces or enlarges the geographic area of the TIF District. The geographic area of the TIF District may be reduced but not enlarged after five years following the date of certification. Section AA Administration of the Tax Increment Financing Plan Upon adoption of the TIF Plan, the Authority shall submit a copy of such plan to the Minnesota Department of Revenue. The Authority shall also request that the County Auditor certify the original net tax capacity and net tax capacity rate of the TIF District. To assist the County Auditor in this process, the Authority shall submit copies of the TIF Plan, the resolution establishing the TIF District and adopting the TIF Plan, and a listing of any prior planned improvements. The Authority shall also send the County Assessor any assessment agreement establishing the minimum market value of land and improvements in the TIF District, and shall request that the County Assessor review and certify this assessment agreement as reasonable. The County shall distribute to the Authority the amount of tax increment as it becomes available. The amount of tax increment in any year represents the applicable property taxes generated by the retained captured net tax capacity of the TIF District. The amount of tax increment may change due to development anticipated by the TIF Plan, other SPRINGSTED Page 12 Lino Lakes Economic Development Authority, Minnesota development, inflation of property values, or changes in property classification rates or formulas. In administering and implementing the TIF Plan, the following actions should occur on an annual basis: prior to July 1, the Authority shall notify the County Assessor of any new development that has occurred in the TIF District during the past year to insure that the new value will be recorded in a timely manner. (2) if the County Auditor receives the request for certification of a new TIF District, or for modification of an existing TIF District, before July 1, the request shall be recognized in determining local tax rates for the current and subsequent levy years. Requests received on or after July 1 shall be used to determine local tax rates in subsequent years. (3) each year the County Auditor shall certify the amount of the original net tax capacity of the TIF District. The amount certified shall reflect any changes that occur as a result of the following: (a) the value of property that changes from tax-exempt to taxable shall be added to the original net tax capacity of the TIF District. The reverse shall also apply; (b) the original net tax capacity may be modified by any approved enlargement or reduction of the TIF District; (c) if laws governing the classification of real property cause changes to the percentage of estimated market value to be applied for property tax purposes, then the resulting increase or decrease in net tax capacity shall be applied proportionately to the original net tax capacity and the retained captured net tax capacity of the TIF District. The County Auditor shall notify the Authority of all changes made to the original net tax capacity of the TIF District. Section AB Filing TIF Plan, Financial Reporting and Disclosure Requirements The Authority will file the TIF Plan, and any subsequent amendments thereto, with the Commissioner of Revenue and the Office of the State Auditor pursuant to Minnesota Statutes, Section 469.175, subdivision 4A. The Authority will comply with all reporting requirements for the TIF District under Minnesota Statutes, Section 469.175, subdivisions 5 and 6. SPRINGSTED Page 13 Exhibit / Map of Tax Increment Financing (Economic Development) District No. 1-12 Proposed TIF District ` Proposed Tax Increment District I .r, c� I learwafer Creek Business Park Feet L6 L E S C 3DO CDO 1,200 SPRINGSTED Page 14 ESN'M Jill :-kind m I L.'.-'AmmW=V ' O� ' 1.1111MMME 04 Exhibit 11 Assumptions Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-12 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: Based on EMV of $18.2M - Construct 2016-2017 Type of Tax Increment Financing District Economic Development Maximum Duration of TIF District 8 years from 1st increment Projected Certification Request Date Decertification Date Base Estimated Market Value PID:24-31-22-34-0001 PID:24-31-22-34-0002 PID:24-31-22-31-0001 Original Net Tax Capacity 06/30/16 12/31/26 (9 Years of Increment) 2015/2016 $333,000 $5,910 Assessment/Collection Year 2016/2017 2017/2018 2018/2019 2019/2020 Base Estimated Market Value $333,000 $333,000 $333,000 $333,000 Increase in Estimated Market Value 0 8,767,000 18,049,000 18,416,640 Total Estimated Market Value 333,000 9,100,000 18,382,000 18,749,640 Total Net Tax Capacity $5,910 $181,250 $366,890 $374,243 City of Lino Lakes 46.019% Anoka County 38.894% ISD # 12 36.426% Other 6.405% Local Tax Capacity Rate 127.744% Payable 2016 Frozen Tax Capacity Rate Fiscal Disparities Contribution From TIF District 37.5890% Administrative Retainage Percent (maximum = 10%) 5.00% Pooling Percent 15.00% Bonds Bonds Dated NA Bond Issue @ 0.00% (NIC) NA Eligible Project Costs NA Present Value Date & Rate 02/01/17 Loan/Note Note Dated 02/01 /17 Note Rate 4.00% Note Amount $1,695,909 4.00% Net PV Amour 1,695,909 Notes * Base EMV 2017 market values for 3 parcels. Tax capacity calculated at straight 2% class rate. Assume property will be classified as commercial/industrial upon project completion. Projections assume no future changes to class rates or tax rates, and include 2% annual market value inflator. Development includes construction of in 2016/17. Valuation estimates provided by County and include improved land value of $1.2M. Fiscal disparities contribution from properties within the proposed TIF District. SPRINGSTED Page 16 Projected Tax Increment Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-12 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: Based on EMV of $18.2M - Construct 2016-2017 Less: Less: Retained Times: Annual Total Total Original Fiscal Captured Tax Period Market Net Tax Net Tax Disp. @ Net Tax Capacity Ending Value * Capacity Capacity ** 37.5890% Capacity Rate *** 1 2 3 4 5 6 7 12/31/16 333,000 5,910 5,910 0 0 127.744% 12/31/17 333,000 5,910 5,910 0 0 127.744% 12/31/18 9,100,000 181,250 5,910 65,909 109,431 127.744% 12/31/19 18,382,000 366,890 5,910 135,689 225,291 127.744% 12/31/20 18,749,640 374,243 5,910 138,453 229,880 127.744% 12/31/21 19,124,633 381,743 5,910 141,272 234,561 127.744% 12/31/22 19,507,125 389,393 5,910 144,147 239,336 127.744% 12/31/23 19,897,268 397,195 5,910 147,080 244,205 127.744% 12/31/24 20,295,213 405,154 5,910 150,072 249,172 127.744% 12/31/25 20,701,118 413,272 5,910 153,123 254,239 127.744% 12/31/26 21,115,140 421,553 5,910 56,236 259,407 127.744% Exhibit /// Annual Gross Tax Increment 8 Less: State Aud. Deduction 0.360% 9 Annual Revenue Net of OSA Deductior 10 Less: Less: Admin. Pooling Retainage Retainage 5.00% 15.00% 11 12 Annual Net Revenue 13 0 0 0 0 0 0 0 0 0 0 0 0 139,792 503 139,289 6,964 20,893 111,432 287,796 1,036 286,760 14,338 43,014 229,408 293,658 1,057 292,601 14,630 43,890 234,081 299,637 1,079 298,558 14,928 44,784 238,846 305,737 1,101 304,636 15,232 45,695 243,709 311,958 1,123 310,835 15,542 46,625 248,668 318,303 1,146 317,157 15,858 47,574 253,725 324,776 1,169 323,607 16,180 48,541 258,886 331,3771 1,193 330,1841 16,509 49,528 264,147 $2,613,034 $9,407 $2,603,627 $130,181 $390,544 $2,082,902 * Total Market Value based on newestimated land and building value of $18,200,000 (preliminary and subject to change) ** Original net tax capacity based on existing taxable land value of five properties and calculated based on reclassification to commercial -industrial class rates *** Total Combined Local Tax Capacity Rate of City, County, School District and other taxing jurisdictions for payable 2016 him SPRINGSTED Page 17 Exhibit IV Estimated Impact on Other Taxing Jurisdictions Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-12 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: Based on EMV of $18.2M - Construct 2016-2017 Without Project or TIF District With Project and TIF District Projected Hypothetical 2015/2016 2015/2016 Retained New Hypothetical Hypothetical Tax Generated Taxable 2015/2016 Taxable Captured Taxable Adjusted Decrease In by Retained Taxing Net Tax Local Net Tax Net Tax Net Tax Local Local Captured Jurisdiction Capacity (1) Tax Rate Capacity (1) + Capacity = Capacity Tax Rate (*) Tax Rate (*) N.T.C. (*) City of Lino Lakes 17,063,470 46.019% 17,063,470 $259,407 17,322,877 45.330% 0.689% 117,589 Anoka County 265,016,460 38.894% 265,016,460 259,407 265,275,867 38.856% 0.038% 100,795 ISD # 12 25,985,579 36.426% 25,985,579 259,407 26,244,986 36.066% 0.360% 93,558 Other (2) --- 6.405% --- 259,407 --- 6.405% --- --- Totals 127.744% 126.657% 1.087% * Statement 1: If the projected Retained Captured Net Tax Capacity of the TIF District was hypothetically available to each of the taxing jurisdictions above, the result would be a lower local tax rate (see Hypothetical Adjusted Tax Rate above) which would produce the same amount of taxes for each taxing jurisdiction. In such a case, the total local tax rate would decrease by 1.087% (see Hypothetical Decrease in Local Tax Rate above). The hypothetical tax that the Retained Captured Net Tax Capacity of the TIF District would generate is also shown above. Statement 2: Since the projected Retained Captured Net Tax Capacity of the TIF District is not available to the taxing jurisdictions, then there is no impact on taxes levied or local tax rates. (1) Taxable net tax capacity = total net tax capacity - captured TIF - fiscal disparity contribution, if applicable. (2) The impact on these taxing jurisdictions is negligible since they represent only 5.01 % of the total tax rate. SPRINGSTED Page 18 Exhibit V Market Value Analysis Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-12 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: Based on EMV of $18.2M - Construct 2016-201 i Assumptions Present Value Date P.V. Rate - Gross T.I. 06/30/16 4.00% Increase in EMV With TIF District $20,782,140 Less: P.V of Gross Tax Increment 2,025,557 Subtotal $18,756,583 Less: Increase in EMV Without TIF 0 Difference $18,756,583 Annual Present Gross Tax Value @ Year Increment 4.00% 1 2018 139,792 127,971 2 2019 287,797 253,327 3 2020 293,659 248,545 4 2021 299,638 243,851 5 2022 305,738 239,246 6 2023 311,959 234,725 7 2024 318,304 230,287 8 2025 324,777 225,933 9 2026 331,378 221,659 $2,613,066 $2,025,557 SPRINGSTED Page 19 0 0 s a ^ a I,] (N W a ^ 11 3 v X I a J 0- a: w I ^ 0 a 10 0 3 i W a i N Z NORTH LINE OF SEC. 24, T. 31, R. 22 DESCRIPTION OF PROPERTY SURVEYED II I (Per First American Title Insurance Company Commitment for Title Insurance Commitment No. NCS-773837-MPLS, " i Commitment date March 25, 2016) [Note this Title commitment will need to be updated to included additional property] 2566.70 79°5'S ' Real property in the City of Lino lakes, County of Anoka, State of Minnesota, described as follows: NW CF---ORNER OF I I �� SEC. 24, T. 31, R. 22 I =J I I The East half of the Southwest Quarter of Section 24, Township 31, Range 22, Anoka County, Minnesota lying westerly of the westerly right-of-way line of Interstate Highway No. 35E as described in Final Certificate filed with the Anoka County M I / Recorder in Book 1033, Page 414, except the following parcels: II I ,d That part of a 50-foot strip of land hereafter described which lies east of a line drawn 370 feet west of, as measured t%� a; at right angles to, the north -south quarter line of said section 24, said 50 foot strip of land being described as I �> I I I -- I follows: <� ,IN II `- I i Commencing at a stake on the east line of said section 24 distant 21.5 feet south of the East Quarter Section corner; `Ij -J I \ thence South 52 degrees 27 minutes West 4,599.2 feet to a stake on the south line of said Section 24 distant 1592.7 r\ I r- A E)k A I A Tr-E) I I I I i feet east of the southwest corner thereof; � L_ L_/-\ I\ V V/-\ I L_ I\ `1 '- I I I N 1 r-^ ^ L) A E) I.< I 110Z I I i 'i Further excepting Parcels I and 2 of Anoka County Highway Right -of -Way Plat No. 75. L,v,11vL_,', 11 I ��I\r\ LI /\I r_-A [)tA�ATr_-L) r�E)r_-r_-I' I �U11 I -I 1-11\1r_- ��r_-t\ITr_-[) W(") v L _ L_/-\ I \ V V /-\ I L_ I \ \v I \ L_ L_ r \ 9" 10 L, V` I I V L_ ` .� v L_ 1 V 1 L_ I\ �' \ ZONED.- 8/-COMMERCIAL "4 \1 , TITLE COMMITMENT rz cJ � I () I I I I I - - First American Title Insurance Company Commitment for Title Insurance Commitment No. NCS 773837 MPLS, Commitment L // ' § k_ L/ L/ T C T I I I I L.1 date March 25, 2016, was relied upon as to matters of record. -, Q t� 16.s 6 I I I Schedule B Exceptions: �_,_,_ a a ZONE _ GS GENERAL BUSIAESS ----- <'-. P 'i _ Y / N I OI Exceptions are indicated on survey with circled numbers where applicable. y\ / e� OWNER: GERALD L. REHBE/N 115 U 2,1,$ 10.) Subject to Judicial Ditch No. 3 (AKA Clearwater Creek) as shown on available maps. L� , soy 7 sTel OWNER: GERALD L. REHBEIN 4 1 \ / _0 / 90 . /906.6 90�'i.3 OPN 10 / / r 9-11 I �I % /'� J TC ,9 I I I) Any adverse claim based upon the assertion that roP o3.2 ,s-11 Oki n u o . �?.� �s.s 908 5 -- ---- N88'55'54 "E=875.51 ♦ 92 .34 1--/ / `( \ \ ----- 0Id: W 1 I ° 115 , 6 �� ,,r„ r \ sos.7 1s.s c Z -' - - �i I I� �I I I 2 I a The land or an art thereof is now, or has at an time been, included within Clearwater Creek; L.v / t_ ., c' e src I< e{2 L /> J , ^ ` �� I , \ \ \ FI 18 - ff ( ) Y P Y sTc' \ R /; -1 .50, eos.e 90C s. " / \ \ 9aLZ 9@ -1� o Jg0 1 " 11" s89 / TCSO 3 -s .- - - - W T P� \ 33 00. ------ � 20.00 (b) Some portion of the land has been created by artificial means, or has accreted to such portion so created; - c N89°4 '03"Ej -J , 2/'PVLSANS _ �sAN---� D\-DO D \� . SW 1/4 OF SE 24 " II .' '' a3 (c) Some portion of the land has been brought within or removed from the boundaries of thereof by an avulsive [$00°38'V ,, - C 5pN _ 899.'a - 899.7 °UND ANOKA RANS ) soo°13'08° eosY'- aos [x TDP_9DSD �17 Ii�1fLITY E EMENT saes; gala TOP-so2aR I - 1 9-6 ` •9-7 TY 1-1 I/ ION movement of the Clearwater Creek, or has been formed by accretion to any such portion. 30.00 STC 11 1 9 5 TC - -9 I INV=875.6 /- \ \ 3 INC�L MINUM MONE Q N I I 97& 01.5 f901.5 /8-I -{-�- 9 � 8?, � � ` \ MONUM S P O' NW CORNER OF THE o e _ 1 _ �-3 10_6_�t� - - �� \ \\ s 4 ` : 0.6 \ PROPERTY C ILLBOARDs03.8 - 1 m �o e�' Riparian rights incident to Clearwater Creek. E.I/2 OF THE SW sT / - 9�✓� ') J 9 13 \ \ \ FALLS ON RIGHT 1 / I 1 01.1 r { � / / R/w SI If� 7 (� O 1 /4 OF SEC. 24 " 1� OF WAY SIGN -7�- _ J 905 I 42K �' L�IF�r Sll'A11ON 8-2, , / / / / 9 6,: e \ FENCE °. FEET 9oI 9 . I �- y I Matters, if any, arising as a result of the fact that the boundary of the land along Clearwater Creek is not a fixed line Q src ME T DOC1n'/f o/��(o / `�`f / \ - EAST °F I 1 ti 1 V W I I I I \• 16Q900.9• /�12C/ / 3 \ I PROPERTY NE �I g•� I`, / ' and W111 move. I 11 r}t �9 0 O� -WNN 05.7 I AANC 1vPI /j ' 1 \ / �/ 9 / e \ \ / '`l `�O0 ��,� �� I 12.) Easement for electrical transmission purposes and incidental rights in favor of The Rural Cooperative Power Association 003 I 120 ANC BOTENN I I / FEMA ZONE / �o \ I / I .I III I I I O by as contained in Easement dated February 7, 1963, recorded June 24, 1963 in Book 599, page 390 as Document No. 0 W=ti / / 9- 9 ,Q , OJ _ C� ZJ� W I 9 . - TRA S ' - / , ,_ ��P \� I I _ 1 249107. [not shown on survey, easement is in Section 34] II G �, s O / ' 2/ RCP I 'V 1 � = O W \ __ao _� III I , ' I I 8 9.5' '/ C\� PO ) n / i STS CB 41 N O II / 1 \\ P !(\ ,, - TOP=90, ry� NNW F, I V INV=903.3-N W `V ~~ \905 FEMA Z I I /i EJMA, Z E A / / ��- /� �Y / I III I I ' INV=9°3.0-W I 13.) Rights of the State of Minnesota, including limitation of access to Interstate Highway No. 35E, as contained in Final / W O 3wP- ii-4 Z /� , / I - � : / / / \ / Z I II I Certificate recorded May 24, 1973 in Book 1033, Page 414 as Document No. 389552. [shown on survey] ww )/ / / 9e �� / / =W I I QW� I o p IIZ o h a<�9� / / / UZ I 14.) Terms, conditions, covenants and easements as contained in Quit Claim Deed from Northern States Power Company J1. 904.9 ry EM d o5 4.9 1N , I k se3 � �j / / / l / a a,, / / � J / � / 2� II . IIII W I dated November 18, 1992, recorded December 18, 1992 as Document No. I 0 13286. [shown on survey] 11� I 6 �A . I- Z17 // / / I I \ a 34 f9-.8 \o /� \ \< i ` ) J II 111II1 N2Z 1 15.) Easement for electrical transmission purposes and incidental rights in favor of Northern States Power Company as ooa' t3 z : X<0 / % / / I bF F\`� - \ / 1111 I F contained in Easement dated December 1, 1992, recorded March 19, 1993 as Document No. 1028503. ,,� oG�p / / I . a 1 904.3 o .z I I tl A&__ l / / l I / i V P4' / �- 1 11 ,O _ � [shown on survey] 904.6 905.0 , II � / / \ t.9. ��\J / I I I Q O - ---go b' 903 � N 1" - - ' / X / 40 '''22 °J (�/h<� / / ' 0 1 / I aQa 1 As affected by Assignment and Assumption of Easements dated December 29, 2000, recorded February 20, 2001 as 903.9 U 1 \ \ Z ,'' di \ / / ' / ' \ / l�'� 1 �1 Z W v o II 1 o Document No. 1551284. /� / ,/ I 903.2 LP Q W \ �9s f 02'S11 I I ,' , / -. r, / /OWNER REHBE/N PROPE� Es I \ ggh / w� 11 I�1� I 16.) Terms, conditions and easement for sewers and utilities in favor of the Metropolitan Council as contained in Easement r. ..\ '• \ s�fi ��/ / I I t-'C / L I i I II I1,1 I dated August 26, 1999, recorded August 31, 1999 as Document No. 1453482.0. [shown on survey] TOP CM /\ 1 -/ / / % % 1 A I / / U \ II 6P6/ T." Q f� I-, II IV11 C 1 d I I I I I N �: � / „�(as . \�� ' ZONE . GS-GENERAL �USINESS 11 2. I 17.) Easements in favor of the City of Lino Lakes as contained in Quit Claim Deed dated June 13, 2001, recorded October I % '' °god ��'� �_\ I II IIN 0MI 12, 2001 as Document No. 1609908. [shown on survey] ll \ o , 0� I ,, \ , / / / �P�o� ,�ti�/ / L •w to a I II IIII M -Z 18- 19.) Not survey related a � I� \ 896) I�' / / ,�F."�P�' o,' � / FLAGSN3, 5 & i6 I I I I I � 13 W 1 O 898. /� r 902.5 m O WERE NOT FOUND l0-2 I m of� 20. Subject to Anoka Count Highway Right -of -Way Plat No. 75 recorded April 28, 2009 as Document No. 2007086.001. a I\ 4d / s- - / � D I II IIII U I ) j Y g Y 9 Y P l a STp / /� / (902.6 L \ � '\ I I O W [shown on survey] \ 902.5 r m I II ) I ° s " S asai jam. / FEMA ZONE A f `� / F E II I I o W 0 ' eozl.6 I �. va,_ a a ° I W ?� 21. Easement for electrical transmission purposes and incidental rights in favor of Northern States Power Company as c' >I� 900� II I II o 9�'-`:�s 8- I I 1 OV / LO/ /�1 �) / '_ II d III - �I' ) contained in Electric Easement datedApril29, 2009, recordedMay28, 2009 as Document No. 2007732.006. y \ p s;�- -�� I _ / I I IIII TOP 9ozo [shown on survey] CB 9 / I I INV=903.8 soz.5 \9\0 ,, ` y I Tslw (AREA = 682,325 square/feet oi�5.664_9cras/ / 1 f -�`I < ',11 mI 6 100 \ , \ \ p � _ _ / / \ I 11 j-111 IIII I I 22-23.) [Not survey related] I k II ,' s ° I x� O�9F p \ \ p �� \ ✓ / I I 11 IIII I I 24.) Subject to Cedar Street as laid out, travelled and shown on available maps. 9D2.a 9D 9 ' , ��� `'G_Fti�r° T '� - -1 / I I II I1I III I y as II PR POSED DRAINAGE--i'. T B .(, p 0 \ \ / J I y II '? _ AND UTILITY EASEMEN F 9� S,`rE` �� \ i FEMA ZOINE X/ / I �111 1 � F,o�� \ / III II N I GENERAL NOTES \ � In � a9 I I � " F�,�'/o �� � _ 'III I 903.5 \ ST "I: % ti \ / / 11 I I 1 O PIL I` _ I � $�6 F \c�\ \ � / / / / / I II I I 1.) Survey coordinate basis: Anoka CountI to y Coordinate System, NAD 1983 (1996 Adjustment) 0 \ o� C ` 41 1 \ 3� - °0515011E 1Z '_ \ - � / / / p1 II ��� I 2.) Wetlands shown hereon are per delineation markers observed in the process of conducting the fieldwork. Markers were < c 87 I I I s I 39180 �f�, \ \ / / / \I III I I Q set by Kjolhaug Environmental Services, Inc., April, 2016. Wes II I I Z SRC° V_ \ / / III 111I1^ I 3.) Site addess is unassigned per zoning letter dated March 17, 2016. s � I � ��.. � I III i � I I IIII - ,1 ,---1-/ 175.9 --' �-I �O %, IT, 11 CB IK 4.) Proposed features and the building/parking setback lines shown are based on a site plan prepared by Lampert -- q i// I 21"RCP TOP=906. 903.5 / i - - \ INV=906: -N QZ II \ ' '1 �yc/q` \ \ 1 / I II STS INV=90I. -w 1u, O Architect dated April 19, 2016. LIJ 03.6 II I I) /, I \\TJY// / II o IIII I0 1 INV=90I.1j-S ^ r In m Q � o � V I S� P I -�,� \ 4Q1�'�g5'E `�9���ti \ I l I II �II1 IIIo N � UTILITY NOTES II9D o I, �/1 \_ -- TF�o I I III IImI� CO ;;� - I� II 4A I / I / \ �,•, � I 4 I* e 1.) Utility information from plans and markings was combined with observed evidence of utilities to develop a view of the 1 I I / \ / S° 'i'� / I / / FEN 5.6 T II O r underground utilities shown hereon. However, lacking excavation, the exact location of underground features cannot be L I- II I I 1 / �/ i 1 IN '�L / I wEs aF I I � h 9 9 9 I I I I i \� q ' q'I � / / Z / PR ERTY LIE I I I accurately, completely and reliably depicted. Where additional or more detailed information is required, excavation may I C) I I I - \ q 6138E / Q I I I 1 be necessary. / ,� so2.6 I I I I I '___1 \\ 9T - e 32°3 35 _ 9 a.7 x J �I�I ILIP C� AIL, 1 / _r I\ / n / U �� II �y I 2.) Other underground utilities of which we are unaware may exist. Verify all utilities critical to construction or design. o �J / W =I DD. -I I / I I \ s I I �c =Y//� II IIII ~ 3. Some underground utility locations are shown as marked onsite b those utility companies whose locators responded to Z �03. W �1 CO a I I 1 1 I I \ \\ �� � �`.T� I I IL I I I I I I I o 1 ) 9 Y Y Y P P p o_ < I 0 I I 1 I -- \ \ \\ sod moo$ �� \ I I I our Gopher State One Call, ticket numbers 160400111, 160480507 and 160480514. ti �LL,= 1017 ,I ( / I F;,,o AI \ M I iII_I_Iya1 � o I 1 / 1 /I � \ \sqs� % \ � I1 II I 4.) Contact GOPHER STATE ONE CALL at 651-454-0002 (800-252- 1 166) for precise onsite location of utilities prior to < �� WI I II�Z °' I I / I / I I \ \\ TE•°F a, \ x I I I II I any excavation. - 7 L I ; o t ; i \ �``� \ \ \ oons�� �� -' lao- I IIII 0 c� �\ oa.0 Z_ \ . I I 0 � / / I �P \ 46 QP , cS cs W W I -II Z I Pf 04SED I I III P O N D I II I Q G c�`,I, `� PO DING I �p\�P \ \� B�- I \ I I 899.0 FEET ! I IIII m i FLOOD ZONE NOTES 04.1 J o 03. II I W q I 1 0 \ /o 11 WATER ELEV. o V. 900. Q3 1 I S�� \ '�' ` I ON 3/14/2016 I 0 ' 04.4 °� �I aA- -� Ill l / I Q�oQ� PROPOSED \\< �o� x I 1 3 III I 1.) The subject property lies within Zone X (Areas determined to be outside the 0.2% annual chance floodplain) and Zone 11 I A (Special Flood Hazard Areas subject to Inundation by the 1% annual chance flood, No base flood elevation 903.3 /I 11 I 't o �I I /i I PON NG �\ 'oy \ I IIII 0 Iw III' 0 NV=902.81 determined) per the National Flood Insurance Program, Flood Insurance Rate Map Community Panel No.s 2700150366E \ / 1 ' I I ICe I and 2700150370E, both dated December 16, 2015. This information was obtained from the FEMA Map Service Center 903.5 I \11 I * w / I I I \`.v r \\\ � - - -- t)II ae9.I I I�I 0 1 web site. 904.3 903.8 III 21 < IQ I I / 1 I "A' I v ` \ - t�iY�O o c I I I 111 -7 w 'Z / I I \A I � \\ `" W-,��\\ \ \ a�5 �bpl' `I m 2.) The flood zone demarcation line shown hereon is approximate only per scaled map location and/or graphic plotting. III Flo N I I I I I � <� � \ \ \ sus T 51NY= 0 III II W FEMA maps are not precisely drawn and do not scale uniformly. Contact FEMA for final determination. 4A� r /'___1 896.3 J II90. Q I I I J� \ �\ �, \ \ \\.,' s 11 St Qn \OF 899.G ...) I -100- ---� �WB ZONING NOTE II �o , I I I I \ I 1 TS g /.l° �II 11 I o 1 903. 1��"`897.8 II �/ \ / I � Ir. \ °� \\ / n `\�v !t �/ I W 1 / / 9oj2YB%wes 1.) Zoning on Plangeinformation shown hereon is per zoning letter dated March 17, 2016 prepared by the City of Lino Lakes, City II 1 I /\ \ I Ai• / I l Io � so. I �� \ �� n \ s °4�r so a I o j_� I A v II aA 11 i _ - - - - - - - - - -� - - - - - - - - - - - - - - - - - .�:� y \ m ) The Land is currently zoned GB, General Business and LI, Light Industrial. The LI, Light Industrial classification allows 1 _ / - I -F 4 i 2. < 5182 --- ----�G - oS GJ m I , i �J i d II 1 a - - � 7 - "C0 - 'c' 2 / `� >: a 3p` 8 i BOX CULVERT �v the Land to be used as a permitted use a warehouse/distribution center in an approximately 41 1,000 square foot _- ____----------------------�---____---- �. __------_-----____---_ /, ti -i 1 - 'TOP=904.5 �/ x6 "Project"). ----- T\ , IN-894.6'F 8� Y 11 I I --- I - --- � �- �- T-- - 1 Q - !411 _ �° building (to be built) (the Project ). A conditional use permit and ordinance text amendment are required to allow 7 I/ I FUTURE ACCESS ROA �'- 4y o Ibo I Vl / / I I 9r �o �s I T, . � for open and outdoor storage, in accordance with Chapter 1 007.120(9)(e) of the Zoning Code of the City of Lino L- - - - 1-------------------------------------------------------------------- - E Lakes. I --- - 1 I o �N I ,�-- - ,�� / - - , � 'ems .36 1 G 11 NI I I --------------------------- ----- ---- -----% 3. If all or an portion of the Project is partially or completely destroyed the Project may be rebuilt to its original size I I I I rI-I-I-I-I-I I� % r•---- - - --- �---� _---------------� °�S \ N- I ) Y P J P Y P Y Y J Y !1 I I, J I I.-ITI I I I II I I I I I I IIL, I i FEMA ZONE X / - �- ��.\ ` °' FENCE o.9 FEET and configuration, without any further permits, approvals or the like other than building permits which can be obtained lI I co- - I i / , / I \ �\ PROOPfERTY LINE � if plans and specifications are prepared in conformance with the City's building code. OF I( / (/� ICB II Ii ,I�_1 I Lam- }1I �J 1 `_-J I_ I I� '\ I /\\\ `� / / ( \`I---, ANOKA ` a NV=902.0 I _ 1 I I I`10- I TI I 1 - I \ I \ / __ -- �� I 3 IN�°UPNCITY NUM I �"O soa.e:t /1 III , I I -- -- --T-- l __I I \ \.L �i ------ -- - / f y-------IQER,S I2 m 24 RCP , AREAS II I I I ----___ ��_____________-___-__ 1 $ STS S + - -� -- - -- I Imo. \ EXCE TION I PARCEL 2 o Lot I = 1,213,017 square feet or 27.847 acres 1111 , I- I- 4-r- -- I -_- I -- _ p 1 q I I I 1 I ANOKA COUNTYI a0 20 - �OSITHWES�I I _AREA = 1,213,017 square feet or�7.847 acres 11I RIGHT OF WAY ,�O-` ',I/°'IQF-JHE NE -I/ -- i -- 1 I � -_ � SOUTH LINE OF THE NE I 4� \� I I I� :V MAP NO. 75 I won LZHE_SW 11/ aFI�Es. �4 ---� -A I � � ge,Z / OF THE SW I/4 OF SEC%24 I------,� 11 I O r_ Outlot A = 682,325 square feet or 15.664 acres L �I --- 1 �90 I I -9D6-9---------------------- - - - - - - - - - - - - - - / _ �r--- oyZ 9e3- -- -0 oz4 ------ --- T I � , a UZ Outlot B = 427,943 square feet or 9.824 acres _ 1 D32z - 1 1 per, p� 1 I I I I I I J I I 1/ NORTit L OF THE SE I /4 I I I I ° 0 1 N z _�023 - I 7� vJT v9T II I \ / OF THE SW I/4 OF SEC. I II 0 ANOKA COUNTYI N Oar Cedar St. and 14� EJLL,I/ 111111� \ / / III 1 TI RIGHT OF WAY I 5i a Y 3 21 st Ave. ,_N 1 I I \ / - I � - -MAP N0.�7,5 11 I ZZ Right of Way = 145,918 square feet or 3.350 acres `-�83.0�� --� L Tr Tr-IsILI.-T IT f Tk14ZrT!!�-r f 1-,m�I -M I r 1T lrI�IT iiii7rk_n_r_r1_TLr F11TT I> It za = / _ I u r� u u u "Al +' I I 1 Total 2,469,203 square feet or 56.685 acres _ k• I SOUTH LINE OF ANOKA COUNTY / / / 11 11 11 1I I - ygg = 1 I / / / / / / V I I 11.3 I I RIGHT OF WAY MAP NO.75 -�1- I / / - I I I II II Z / I \I / I I300 Ij I �X Lai = i I 1� 1 I DETAI1 \ / I I �� I I I00- /NOT TO SCALE` ,A, / $k1 I� - - II I I f{- - W I - _I I _ / I I I 1 ll� a NON -ACCESS O YY I I I 11e II 1 - - I I I It o , Q I' CONTROL PE`_ Rehb , x3 ANOKA COUNTY RQHT 11 o II � I' o 1- 1 ,/ I I I �I 1 rn = Z N OF WAY MAP NO. 7 7625 �J J - / I / a O \ 1I= Ij I- I- - I 1 I I 11WU' r F .. Lino II II '�_& Z) _ - I I I a_ II °� W IN N PARCEL I \ / 1 I I �� I I I I =-z W , OF WAY MAP NO. 75 1 Ciont I I 0 I / I Z 91133.811 °i z�^ U O ANOKA COUNTY RIGHT\ I - IN I -$ _ I / I I I `I I 30. SOUTH LINE OF ANOKA Phon �1� 1� i / 1 0, 11 I COUNTY RIGHT OF WAY \ `V\ -� -- \ I 1 (I W 2 1 i I FOUND ANOKA MAP N0.75 D E \ II, 1j 'K - I / / 1 I 1Q 11 0 3 CH ALUMINUM \ 11F Ij -4 I - - i / 712...5 9-54 I I I d 914.y II °4 m MONUMENT - Unite 1 11 1 I� Z 1 6tNG _ I / I i II 1a III II 0 1 I � I� D h� I S600 I I IA _ IM J -BACK - I � / °. 4a I I I I � 0 13 1z3 N omI Minne I 1 M ` OI- ,I rrccl I I ,11 11 I1 - I _� / / PROP SED B�LDING 2.a I II 1 I I W and 1 �` h N Z, Ewa � / Couta X r- I _7 ' Q I I F"'I 0.0 00 La)� 0 N �`aw �� III 11� Ij I. I-- I / ' I I B I DIN I `` Nw -4 ^'* '6s- �=s / Brand / 11a I I I _ I 402,552 S\F. I su BA W I o W== N>o V 1- 1/ I 1 „ Navi L0 I� woo3m Phone L4w912 - -i 2.5 1 1 1 I I I N I 0 Q O 1 3rcs II I� - I( / o.s 7 _3Ii/I I .0 a a w WnW ( ( II _ Ij 0 I - I �Iz. I/ I P RKI � w o "' ' \ / 1 KING- ' / .s e �gBACK- I -4 I 1 1 B I I I U y 1 o z I L,� \ / , / fill. - .I I I 11 I 1 O I 1 ( I I� 0Z_ I II IN �- I- i ` •9 9 ' +9 9 I I I I I I III rn Z?� I I I II I - -2 I -3 I I - I 1 I I =\ I r , s11. , I 11 �, 6 I I II II I - � - i ( _ / I I I I I I w EAST 1/4 CORNER OF O,-' I I I y\ I _I � I SEC. 24, T. 31, R. 22 �5- ' �II- -11 - � 611. , / _fie s 1 I T a of Z'' 9 B ` I I ii II 1j � I = i / O D - D T /A os s10 11 - -i I I *I �� O III I / / �� I II _`?1 _ ' - /a I oaf II I W 1 1Z / II II IF //�J{ '�'1 'M]j�� B /1 / \\ 11 I 1i )I _ �/ I 11.4510.8 I // I I /,I F/-1/ ^ I P W I / / / N N / - /ICI -II I � I / I�LIJ Z�, / / __ II I I �_ I _ I ,� / I -' a�� -� III Iti� / - I II I ' i I I I I ��h��N O M 1. - I III I I �5 5� /I 1Z z"i r[ J, I \ � 11 I / / J P / 1 / k <' •90 z 11 0 1 . 1 - I - I/ s18.�i I 13 ' I� J, LIC /j,`{, II I� _ / / /%�J� II IIII 0 NU \ \ e, \ 3- )I905.2 ` 13-411 0_ I� ,I = I I = i -1 / / / / ��A I 0,1 I - n 1 7 / I / W to 2. -4 ' a M Ii 11 Z Ij I' I _ / - I I _ / /�1 I I I II I II I � � I;_�, /Q L I JI W Z , j7' O 1`� / I I p I _ ,.� ii dal �I Jf L �.I� ii ii �1�1^�/ V - - - 1� I ( `1 1 �IGId �1 'L ^ 1�1�J�i '1...1 L1L'1L ��_ I I 1 I� I pm pOj / J IJ \ _/ 11 V) - �' 905.3 I�I /11 O II 3 0 Z ( / t A I _r \�( I I r--- - BILLBOARD I gig, I I „ Z O I / / 1 3. -_ J_ L-• 3-1 -h' II W I I r I I I I I \ / \ / 1 1 1 %� � I I I 1 I 1 I 1 I- W Z // Z �� ` 13-5iI W I`` I k= I I I\ I I III V r ° 011 I--- I r W_ 1 I I -I I \ 11 I I / / v / / »'� -1I,f / j 1 zo.l I IIII III I I N a I / / / /11 I�, II r I / I - II III I-,' / / Ix' /, 0 11 II o� / ------------- ----------- - - 0-- --- 1 i' I I / ( LI W II � j r c= ; I; /I L-----I--------------�- �; _ j----L_ wall I III I zQ I / 4. 1 I 11 W� o II o II 11 - I =_t - -I II. I I I-\�.�`'' / _ +�+ I �W I 1111111 I JAI //�/ I Z a 1 a 1j - I - 101, i xI ) ) \ / / I '. W I 11111 // L4�N LEGEND I I N NZ � I W II w I` I - f - - - I' II �/ / / / M' I `I I I ,Z / W N p Denotes iron monument set marked I �J II a + I-- -- IIIIts- i x1 /_, /, � �/' / / / / / /-� I li I I III I Z / j� with P.L.S. No. 15480 4.8 / \ . 0 I -I 1 / _ I I I I 1 , 1 \ FF* ZONE'y / / I I i1 I s 1 III I / / / / O r� I �W - `- -'/ - I I I 'f/ / / I I I I / . I 11 ,I� // / F_ Denotes found iron monument marked with a / / = 11 } I 1-_ - I II Y / / / I /I I �I/ ``' � 111 / / / o� plastic cap RLS No. 17765, unless otherwise noted r N on this survey. I 11 0 II I L J I I I I / n z c� / / PROPOSE4ibRAINAGE I I Nio I I ZI I „� / /� / I / > I o - 1 1 1 1 1 r I1 I /� I z - a - _AND UT IiTY EASEMEN I I GATE I 0 0 O N � = w <I I ( L ------ --_--lm0------/- - - - J I -l0 1- W a, 'I / / / �0 I - I Q 10 I L_I LIIIJ IL- �X-X X x-=-= �x x-;a_x-X-X-X=X X-X-X-x=X-X .=x x=x -X� x- SIT I - / Of r X(_ \� v � / I; ~ I '� / AIS Denotes advertisement information sign I �il) I/ II / \-i--- -���\�1C1 --------i- n`n-- -- mN -� � /---- ------ -- /, �- \Nit L U �w ,3 nay / Z� BTL Denotes beaver tail cub g __ / -------- ---- 1 905.1 I I I -0_- -- --- -- -- -- ----- - -- --- - --- -- ---- - - 5 A 53° / CB Denotes catch basin N89° '52NE SHARE ACCESS OAD 06.48 �Noo°41',3 W - 50,2 / CBOX Denotes control box - -----� ------ E. I II I *-- - /L =C_17IC EASEMENT -34•18 = 370 - CBX Denotes communication box I -.N / -� / r r DOC. N0. 2007732.006 I CC Denotes curb cut 1 J W5 I - , \ I / / � '�� - •,6,��i CMP Denotes corrugated metal pipe I = //II 1 / SEE DETAI O ^ CWB Denotes concrete wall bases 5.8 \ ; Wf / r Q II \ / (", / / / / I � `� o �ETAIL \ CWT Denotes concrete wall top \ I Woo a i' I \ \ 1 / / / I /,tie6 DIP Denotes ductile iron pipe _J � (( 0 o II 3 \ I / \ / / / / / eke �� �W 1 1I� III I W o f��mW EB Denotes electric box I �� I II •� , e9 1 � / w/ 1 IiNJ b 0 EM Denotes electric meter 1 W Q \ w U - O\ \I.1r I / / / / / ` -- '/ kl I 1 UIZ LOT 1 `O 013 ;a \ EMH Denotes electric manhole I 3 = I- _' N) 2-3 91 1.3 / / / T L! w Q o ri p / ' Q �2-5 I / PP d{E GW I m 41 - ^ NN =00 FOL Denotes fiber optic line eoa.3 I 9 .s. 00 � 907.9 \ \ oe Pti I / / / / %ry 1Z /" - //� I I 3010 �I'+ N;6 I� GP Denotes guard post I I � . 1 2 , - � 1-1 \ / �v�0 /I I / /\ PP 4" I I LU w10 N89°46'52"E I O 3`amIt g08,3 - Cn s11.o a' r911. a GW Denotes guy wire II 90 8 c,. , / / / G/N� / / I I w' Z / I p co a �i � , \/ 2-2 r z-s� / / / / w / w - 906. 48 - ! I o 1 Y� II II , ° / / 1 /V I J Ala (n '2 o HCR Denotes handicap ramp I \ I \ `, ' / / / I %GW / I III C - �O 1 910.3 ° 910.8 .r- � 4911 a / / / / / °' - S53 48 32 W 5 20 N II so o �` o / / Gw I 1W 00 I HYD Denotes fire hydrant \\ \ 9di.� II \ \ , 9 5_ \ /I z-1 / 2-7 / / / / / �,� / / / / I / 11'1 II 1 Q ', • 9 / / e / / O Z Na 027.=;; _T,` - 6 E INV Denotes structure invert P w Z W o LP Denotes light pole 9 _ a 07.5 II I�ANo No \ �� O'�� ��`'ti$ G� I 921.8 � 1 � W EXCEPTION , I /g0 ,41 eo6.e. �1a t 095 J / / / /OT/ / B �\� � / 1 11_ 1 X. I 2, 6 MB Denotes mail box ,I-17 , - 9 II I ' wE ' '_a �✓ \° PP/ I� Q�Q m i ' Sp0 I MC Denotes metal cover soa.1 s 7.s 1-15am - - -- ----I / js .6 9� AREA = 427,943 square feet or 9.824 acre 519 o__ , _ / / / / I L I� s I�I! . 1-15 ) / / I ell / �1 II ? MH Denotes manhole 9oa.I _ '_ 19e- II l / ' ' 7 / 9 / / Q;5. \°\� / �� / I ^ m 0 I 0 14 1/ I-', 0Q I OD Denotes overhead door 1 20 ` �Aq I � o III 111 W / ? , %'' 3wa OHE Denotes overhead electric line i/ ° „ / E s <w PEP Denotes polyethylene pipe No � III` - I X �9 /225 s '2 910,( / / �'� / �ONED: Ll-LIGHT INDUSTR/AL `'0�°`'lam �� / I I I W_ o} iI WET ANO b N `'R-730. 00 / 09.7 / / / / / / PG P / ' / / I I I I I �I I I cn ` z a o 3 I 908.91' C L I / / / /� / / °� / __ Q IIII F. IoU ; o CN o,N� cnonS / z ww �In n 8.2w PP Denotes power pole lie 1-21 I 1L /, / / / O/��,o P� / / $ 1 w� =w I III QaN F�j o �1 N W=<Z / PPT Denotes power pole with transformer 1 P ti x i \ ``�� "Z 1 W \ IFS h -0 _�� PPU Denotes power pole with underground utility 908.4 / 9 '1 / 1909 14 °F OF' / /GW / \ �� I O m W = LLI N M O, 0 � o V, s� ~ ti c=7 • I II / / /°�' II I M� 3r� w I-zz a; 1 1 ' 1- / / �\e ° / ��� l III 11 I NOM I o <0�1� PVC Denotes polyvinylchloride pipe 1 ids , 112 1- / / ,e 9�o / /�i \°,-\/ \ NIoD �o �J 111 I 1 �Yo \ I / RCP Denotes reinforced concrete pipe 5 SAN Denotes sanitary manhole -� �I I ' I o / / ��� / / ��� ,�� / �� ��� \ �,, }WM , 31 II �I QOZ 907� II 2 4, (p 911.1 P\ / �j� M JZO I ZmU o _ . / / / / F° °\ , // �P / 01 W J ZZo SANC Denotes sanitary cleanout L/^1' c��� , ` I II SAN S Denotes sanitary sewer ` `�'S'TR, h "*�' �I O 1 IA I �O �/ / / / 'b O�\� / / /a. Z I (_ >_ O \ I 9024 ti - •908.1 W'9026 C�. I V Nw V N / / / / / / /9 / , / /��P / / / \ I I 33 m I I I I ^ STS Denotes storm sewer I-zs II III _ / 1 e I II ,; W 1 STC Denotes top of surmountable curb / I W ;j/ / / / / // / / /, / ?� I 0 c�I _/ � U TC Denotes top of concrete curb O/ ' I / / / / SOUTH LINE OF THE EAST 1 923.3 o III I 0 I TICS Denotes traffic control sign _°(\ I ,';_�� /°0�1' 24 / / / / 'I?s / /�' �/ / 1 HALF OF TH�QUTHWEST I " 111 1 0' TRANS Denotes transformer 0 __ _ �11 g // QUARTER of SEC�4 I I UGC Denotes underground communication line - II r1�1� 11 R/ N THERLY RIGHT OF WAY / -1 \ I POSSIBLE I I II J II 0 1 UGE Denotes underground electric line � yG� f� ,T A POI1vT 1675.E FEET / II II 1 1 i6 9 PER Eq �OOKA COUNTYRE"Ll' EAR r OF THE SW / �s ? // �dA� / SANITARY' AND UTILITY SAN/TARP STIR V, O w g 1I I yp,co �'� / C RNER OF SEC. y} / \ RBJNINGNORTH IIII ~ I VP Denotes vent pipe co p ° SECTION MAP / fjt"7° 16' 121' EDGE OF EASEMENT D(�( N0. 1453482 923 3 SAN F • oo, / / / -\ TOP=922.6/� I I111 Q I W Denotes water line vovo') 9Ili /A POINT,k5i 7 FEET / 1-936,, I ,e CULTIVATED FIELD I6 \ s22.5 INV=9o2.8 I U 1V Ala. I �01 / EA51, THE 5W,- / N� z1.z N 57'33� 921.0 ,24M.8O 921 II SOUTH I/4 CORNER WV Denotes water valve ' 8 OK E / NEROF-SE . 24 ° pp 869.42 921.3 SA OF THE SEC. 24, T.31, R.22 ; f 1 ' o Err "- - � � 24" Pvc SAN=� 's�+ i I 922ao 00 = y FOUND ANOKA COUNTY 1 __ CAST IRON MONUMENT COT Denotes Cottonwood tree SOUTHWESLC - �- - -- - 1 o s14. PP i ISC /j - -_ _ _ 2.s _ TY W S$ 377.78 W --- g _� yy ��q� EVG Denotes evergreen tree �rHE E I/2 OF THE . o; toP 13. ` N - sup 1. - � a 1a� �� _ i �I TR Denotes deciduous tree 1 1 ' INV- 3.9- W d -21" PEA 91 / _� a1BAlJ TES 475.05 SW I/3/oF SEC. 24 II �_ INV=9 -S _ -- - - szz.6 - 933_ -- -- a G R A V E L 922.a - M1 No IRON I �, T D IRON MON 1 .58 " -3 .0/ s \ t- T _ f� 922.7 �MB� s 2 / 0 UMENS RLS 136 91-F - - ABA N�ERF.�enin.++- - T /�82 2 I I N-0.3 Q --�r-FGl?q(�AM/N r JDiF CE ll7i 19.9 921.0� 1 ` (�%i ��, 9- 922.9 t - � .- P 6 ti IE� ?. ,I I I I EMH IS- 917 \» S 921.7 _ -GAS 12" raTMMA/N �/ _ OHE - PP PPU s- � v - - 1� cns 916. B�° T U 9J8IZ N�O - 92 s20�s� l_ - `' I I I I I I I I < I • CAI o HC BX-- Ib-BIP-w-�- "PEP 919.1 st, e, 910.4 m 1 '=-- g� jg �9.z EDGE OF �/ ��� .z OWNER.- BISON DEVELOPMENT CB ��_ _ I -_ I RIPR LAO V� u ---7- y� - -_ r 239 CO., INC. I - OHE _ - - - 912. E _ �� r 17. �14 . /11 Y OF, 4 L / OWNER: KENNETH & CONSTANCE I n-r a DUELLMAN 1 ni`1' /_ I�2 P n� PPU i9in _ / . �6.8 %T/ / /A lT[- t.v1 , C�t.vv/� .. L -^7 TOP-917.4 / vL./I \ I `7,` LJ// V I L_ d I LAB /8" O V' C INV-905.3 A //1 LJT/ /��/) /A /Tr 91 8 I-,' ,, � � � A /n A n n /T1n A / 1 v L// \ / 1'7, L/// V / L_ I / 414.8 / n .� � \ � I V L/ /-I LJL/I 1 / l/1 v I \ United NER: act VELOPER: ARCHITECT/DESIGNER: ein Properties Lampert Architects 24th Avenue 420 Summit Ave. Lakes, MN 55038 St. Paul, MN 55102 person: Rick Fox Contact person: e: (763)426-0896 James Berthiaume Phone: (763)-755-121 1 ENCH MARKS (BM) AVD 88 DATUM Top of metal rod with disc marked MNDOT 0282S 50 feet south of Co. Rd. No. 14 on the east side of the northbound lane of 35E. Elevation = 931.46 feet ) Top of top nut of fire hydrant in the northeast quadrant of 20th Ave. and Cedar Street. Elevation = 910.62 feet ) Top of top nut of fire hydrant on the south side of Cedar Street, 600-1/- feet east of 21 st Ave. Elevation = 924.83 feet (Shown on survey) ) Top of top nut of fire hydrant on the north side of Fairview Street in the northwest corner of the Cut -de -Sac. Elevation = 907.69 feet VICIIVI T Y MAP N--------------] I 2 11" I GSA.H. NO. 14 MAIN STREET Je % :� Z, I Ni I _ ��// lk I V COMMERCE BLVD , I i �w.I 3 S W 101 2 2 ¢I ,I" i NO SCALE 1 �I 5,- I Q O ZI I N __----1 CEDAR STREET SITE SEC.24- T31 N-R22W ANOKA COUNTY, MINNESOTA 80 0 80 160 V SCALE IN FEET I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Dated this 17th day of June, 2016 SUNDE LAND URVEYING, LLC. By:-----------��------- Mark S. Hanson, P.L.S. Minn. Lic. No. 15480 Q Comments from city I JMD 6/17/2016 //\ Comments from city IJMD 6/14/2016 SUNDE Main Office: 9001 East Bloomington Freeway (35W) a Suite 118 Bloomington, Minnesota 55420-3435 952-881-2455 (Fax: 952-888-9526) LAM Branch Office: Ah i =1or Cloquet, Minnesota 218-499-8267 Project:20/6-0/6 Bk/Pg:660150 Date: Township:3/ Ronge:22 Section.-24 0611712016 File: 20/60/6007-PREPLAT-R/.dwg Sheet: I of I L Filename: CLEARWATER CRI EK\CLE IWA ERI CREEK4 s s , cn x I I \ �F� �� . o \ °o J�O, m• m � i 1 i �o� \ \ \ . s� -1� , � X O<51 9 — ' II II �O �� \ I I to • I I �/ � � \ \ SOS I 1 I a \ \\ 00 (n O O (n 1 I I \ \\ C Z. O �\ \ �N C� 00 0.O N. 1------- --------- ------------------- ---------------------------- CID �\ \� 00 L4 O \ �� cfl 1 a 0-)0 FUTURE ACCESS ROAD e� �� �m Crl o @ a \ �� I I = 1 a . CID •I I - r 37 PROOF OF TRAILER STORAGE V N I I OD • � � I 1 � � III � III � I °p I � • I D cv Q o L4 N I I � .I 24, 241 24' 1 20' 40' I 00 I � I III 1 I O I (�•I --------�, I I w - 20 DOCKS 11 �6=N- II II Cfl _ _ ° m N N DWI mm w m m ? 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