HomeMy WebLinkAboutAgenda Packets - 1997/04/21 •
CITY a F M t U N S V E1f1/
:11EniENCIMISINWORICSESSIONEMBEISOM
ENDAum
APRIL 21, .199
6:00 p.m.
Items Discussed
Per Consensus
COUNCIL BUSINESS
.
1. Summary of Tax Increment Financing, Staff Report No. 97-2053WS
(Presented by: Cathy Bennett, Director of Economic Development, Bruce
Kessel, Director of Finance and Jim O'Meara, Briggs and Morgan)
2. TIF Projections, Staff Report No. 97-2054WS (Presented by: Cathy
Bennett, Director of Economic Development, Bruce Kessel, Director of
Finance and Jim 0'Meara, Briggs and Morgan)
3. Draft TIF Policy and Deposit Agreement, Staff Report No. 97-2055WS
(Presented by: Cathy Bennett, Director of Economic Development, Bruce
Kessel, Director of Finance and Jim 0'Meara, Briggs and Morgan)
4. Legislation Overview, Staff Report No. 97-2056WS (Presented by: Cathy
Bennett Director ofEconomic Development, Bruce Kessel, Director
Pof
Finance and Jim O'Meara, Briggs and Morgan)
5. Process for Evaluation of Future TIF Projects, Staff Report No. 97-
2057WS (Presented by: Cathy Bennett, Director of Economic
Development, Bruce Kessel, Director of Finance and Jim 0'Meara,
Briggs and Morgan)
6. Discussion of Building N, Mounds View Business Park, Staff Report No.
97-2058 (Presented by: Cathy Bennett, Director of Economic
Development and Everest)
7. Fire Department Contract Amendment, Staff Report No. 97-2059WS
•
(Presented by: Chuck Whiting, City Administrator)
8. Bel Rae Update, Staff Report No. 97-2060WS (Presented by: Chuck
Whiting, City Administrator)
•
4110
11/ MEMO
To: Honorable Mayor and City Council
From: Chuck Whiting, City Administrator
Re: April 21, 1997 Work Session
Date: April 18, 1997
I do not have much new to report to those of you who were at the meeting with the School Board
on Thursday evening. I am meeting today with Bob Long and the VB Digs group again to go over
the agreement with them. I can report on this Monday evening. I also have a meeting set up with
Children's Home Society for Tuesday afternoon to try to square them away, and I will likely be
setting up a meeting with Community Education next week to do the same with them. So far I have
not gotten to a comfort level to recommend to the Mayor to sign the architect's agreement, although
I expect to do something by Monday. I did visit the St. Anthony Community Center today and visited
with their city manager. Our discussions touched on the same issues we have been facing here in
Mounds View and are the same as Council member Stigney has related. I am concerned that Council
members or members of the community may be developing the impression that somehow the Bel Rae
project will not be comparable to such a project as St. Anthony's, and I am at a loss to reason why.
Their project by the way was financed not too dissimilarly from ours and appears to have had much
1110
less community input. While pleased with the building as one would expect there are minor things
they wish they could have done differently. Having had several projects myself, this is always the
case. I also discussed our project with an architect I worked with on a library and a hockey arena in
Benson and am mulling over some arrangements between the architect and a general contractor. As
with every decision on these things there are two sides. Also as a footnote, the architect fees on the
St. Anthony project are about the same as our proposal here.
That's it for now. We will have more on the Bel Rae Monday, but also on possible airport legislation
Geri Evans started. Have a great weekend.
•
I
Staff Report No. 97-2053WS
Meeting Date 4-21-97
• Type of BusinessItemNo. WK
WK: Work Session;PH:Public Hearing;
CA: Consent Agenda;EDAB:EDA Business
Mounds View Economic Development Authority
Work Session Staff Report
To: Mounds View Economic Development Authority
From: Cathy Bennett, Director of Economic Development og
Item Title/Subject: Summary of Tax Increment Financing
Date of Report: April 17, 1997
Finance Director Bruce Kessel, TIF Attorney Jim O'Meara and I will make a presentation
regarding tax increment financing. The presentation will include a general summary of TIF and
how it works, history of TIF use in Mounds View and programs currently using TIF funds in
Mounds View.
Even though Council members have a general understanding of TIF and how it works this
presentation will be helpful for Mounds View residents.
•
•
Item No. 2.
Staff Report No. 97- 2b54 WS
Meeting Date:
Type of Business:
WK: Work Session;PH:Public Hearing;
CA: Consent Agenda;CB: Council Business
City of Mounds View Staff Report
To: Honorable Mayor and members of the City Council
From: Bruce A. Kessel, Finance Director
Item Title/Subject: TIF projections
Date of Report: April 18, 1997
The City has three TIF Districts which are pooled. Generally speaking, this means that monies
generated in one district can be used for expenditures in another district. Attached is a TIF
Summary of Available Cash which summarizes the supporting schedules. For 1996 and 1997,
there is outstanding debt on refunded(refinanced)bonds with offsetting cash that is being held in
an escrow account with a trust department.
For purposes of this projection, it was assumed that the market value,property classification, and
tax capacity rates would be frozen at the amounts used for calculating the taxes payable in 1997.
Pay as you go obligations were calculated using 1997 property tax information; under these types
of obligations, any adjustments in property taxes paid will adjust the amounts owed under these
• obligations. The schedules reflect the existing outstanding bonded debt for the TIF Districts. In
addition, we factored in$120,000 of administrative costs per year (the 1997 EDA budget) plus
the EDA proposed outlays on the attached schedule for 1997 through 2004, plus $3.3 million for
renovation of the Bel Rae ballroom.
As can be seen on the attached schedule, there would be approximately $1.7 million of available
increment at the end of 1997 and by the year 2006, the available increment would increase to
approximately $3.7 million. In the years 2007 through 2015, the projection does not factor in
any proposed outlays other than $120,000 in administrative costs and any existing pay as you go
obligations and bonded debt. Based upon these assumptions, by the year 2015, the Districts
would have an available increment of approximately $26.4 million.
As we proceed in long term planning for the TIF funds, we will need to identify reasonable and
realistic estimates for future outlays, and periodically adjust TIF budgets as needed. Projections
can then be updated and the Council will have to determine how to best use any increment that is
in excess of projected needs. This could be decertifying districts or returning some of the
increment back to the County for redistribution to the three largest taxing authorities: the County,
School District and City.
•
TIF Summary of Available Cash
S
Tax Less
Collection Escrow Available
Year District 1 District 2 District 3 Cash Cash
1987 .._-
1988 y_
1989
1990
1991
1992
------- 1993
_..------1994
------ 1995
1996 8,093,969 161,455 602,692 (3,270,000) 5,588,116
1997 2,074,791 258,508 630,480 (1,270,000) 1,693,779
...._-------...--------
1998 1,281,444 309,055 827,952 2,418,451
1999 512,514 362,382 1,037,554 1,912,450
2000 (83,997) 418,642 1,256,214 1,590,859
2001 (779,775) 477,996 1,490,726 1,188,947
_ •
2002 (1,460,550) 540,615 1,738,314 818,379
2003 (2,157,649) 606,678 2,001,269 450,298
2004 (1,940,374) 676,374 2,277,187 1,013,187
2005 (1,349,506) 749,904 2,554,530 1,954,928
2006 (212,006) 827,478 3,095,259 3,710,731
2007 1,473,057 909,318 3,671,860 6,054,235
2008 3,250,798 995,659 4,280,174 8,526, 31
2009 5,126,315 1,086,749 4,921,946 11,135,010
2010 7,104,985 1,182,849 5,599,015 13,886,849
2011 9,192,482 1,284,235 6,313,323 16,790,040
2012 11,394,792 1,443,181 7,066,918 19,904,891
2013 13,718,229 1,662,853 7,861,960 23,243,042
2014 14,286,751 1,894,607 8,700,730 24,882,088
2015 15,072,522 2,139,107 9,179,270 26,390,899
Note: amounts for 1995 and prior need to be reallocated and are shaded.
Schedule factors in $3.3 million for Bel Rae in 1997, plus
other proposed outlays per attached schedule for 1997 and beyond.
For purposes of this schedule, all these costs were allocated to
District 1, however, in actuality,they will be allocated to all districts.
•
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Item No. S
Staff Report No. 97-2055WS
Meeting Date 4-21-97
Type of Business WK
WK: Work Session;PH:Public Hearing;
CA:Consent Agenda;EDAB:EDA Business
Mounds View Economic Development Authority
Work Session Staff Report
To: Mounds View Economic Development Authority
From: Cathy Bennett, Director of Economic Development C' —
Item Title/Subject: Discussion of TIF Policy and Deposit Agreement
Date of Report: April 17, 1997
The Economic Development Commission has been working on a tax increment policy for the
City of Mounds View since mid 1996. This process has allowed the EDC to better understand
the complexities of TIF and its importance to the economic future in Mounds View.
At the February EDC meeting, the deposit agreement and policy was recommended for approval
by the EDA. The policy is vague enough to allow for flexibility in the use of TIF funds but does
stipulate that the developer must complete an application and submit a deposit prior to staff
• analyzing the project.
The deposit agreement calls for an initial fee of$1,000 with the ability for the EDA to come back
and collect additional money from the developer if needed. There have been several projects that
have taken significant consultant and staff time to analyze with no resolution on the project.
With this agreement, if the project does move forward the deposit can be refunded through the
development agreement. If the project never moves forward the EDA can retain the money
collected and apply it to consultant fees and staff time.
I would recommend that the EDA consider these documents for approval at the April 28, 1997
meeting.
•
Tax Increment Policy
Mounds View Economic Development Authority 410
Mounds View, Minnesota
GENERAL POLICY:
The Mounds View Economic Development Authority has the powers under the Minnesota Statute Sections
469.124 through 469.137 and Sections 469.001 through 469.047 to govern and monitor the use of tax
increment financing for three tax increment districts and the Mounds View development district which
encompasses the entire boundaries of the City of Mounds View. It is the responsibility of the Mounds View
Economic Development Authority to use tax increment financing as a tool to accomplish the City's
economic development and redevelopment goals and objectives. The Mounds View Economic Development
Authority understands and abides by the fundamental principal which makes tax increment financing viable
to encourage development and redevelopment which would not otherwise occur.
The Mounds View Economic Development Authority shall consider tax increment financing in cases that
serve to accomplish the City's development goals and activities as hereby defined in projects eligible for tax
increment financing.
PROJECT ELIGIBLE FOR TAX INCREMENT FINANCING:
Projects eligible for consideration of Tax Increment Financing assistance per the Mounds View Economic •
Development Project Plan dated May 9, 1994 include, but are not limited to (1)the attraction, retention,
rehabilitation and preservation of commercial, industrial, retail, residential, recreational and public service
facilities; (2) new and rehabilitated public infrastructure; (3) community and other public service centers; (4)
senior/mature adult and/or other housing development partnerships or other multi-use housing projects and
facilities; (5) other public utilities (including telecommunications); (6)business incubator loan and other
business programs; and (7) transportation systems. More emphasis will be placed on those items which
increase the tax base, eliminate blight and meet the City's economic and redevelopment goals.
COSTS ELIGIBLE FOR TAX INCREMENT FINANCING:
Project costs qualifying for Tax Increment Financing assistance, as defined under the TIF Act, include
utilities design, landscape design, architectural and engineering fees directly attributable to site work, site
related permits, earthwork/excavation, soils correction, landscaping, utilities (sanitary sewer, storm sewer,
and water), streets and roads, street/parking lot paving, street/parking lot lights, curb and gutter, sidewalks,
land acquisition, special assessment, legal (relating to acquisition, financing, and closing fees), soils tests and
environmental studies, surveys, park dedication fee, SAC, WAC charges, titles insurance and TIF application
deposit.
•
1
• DETERMINATION OF AMOUNT OF ASSISTANCE TO APPLICANT:
Within TIF Districts No. 1, 2. and 3
The amount of Tax Increment Financing provided to an applicant will be based, in part, on the analysis of
information provided on the application for Tax Increment Financing assistance (Attachment"A"), amount
of increment generated by the project as evaluated by the City's Financial and Bond Counsel and the City's
economic and redevelopment goals.
The level of assistance provided will be evaluated on a case by case basis and may reflect an increase or
decrease in assistance dependant upon the level of increase in the tax base, amount of elimination of blight
and/or a number of variables that may substantiate the need for assistance. An adjustment in the amount of
assistance that can be provided is at the sole discretion of the Board of the Economic Development Authority
as long as the requested uses are legal under the Minnesota State Statues for use of tax increment financing.
Within the Development District(herein referred to as the "City" limits)but outside of TIF Districts
The evaluation of Tax Increment Financing assistance that could be provided to an applicant will be based in
part on (A) the analysis of information provided on the application for Tax Increment Financing assistance
• (Attachment"A"), (B) square footage cost of the project, (C)balance available in the Economic
Development Authority excess tax increment fund and (D)proof of need for assistance under the "but for"
test for use of tax increment financing.
TYPES OF ASSISTANCE
Within TIF Districts No. 1, 2. and 3
Tax Increment Financing can be provided in either"pay as you go"or"up front"payments. "Pay as you go"
is wherein the Mounds View Economic Development Authority compensates the applicant for a
predetermined amount for a predetermined number of years. The applicant pays for (re)development up
front and then annual payments are issued to the applicant based on the need for assistance and increment
generated from the project. "Up front' payments is wherein the Mounds View Economic Development
Authority must issue revenue or general obligation bonds to pay for the (re)development prior to completion
of the project. The increment generated from the project is then used for repayment of the bonds. The
Mounds View Economic Development Authority gives preference to the use of"pay as you go" assistance to
finance private development projects due to the reduced risk to the community. The EDA will consider"up
front" payment projects that would benefit the entire community and are not possible to be funded under a
"pay-as-you-go" basis.
•
2
Within the City but outside of TIF Districts •
Financing from the dedicated tax increment fund can be provided in annual installments to the applicant
based on the positive cash flow balance in the Economic Development Authority's dedicated tax increment
fund and need for assistance based on analysis of the "but for"test for the project. The dedicated tax
increment fund includes a value based on the use and is adjusted along with the budget process and goals and
objectives for economic and redevelopment on an annual basis.
APPLICATION FOR TAX INCREMENT FINANCING ASSISTANCE:
The Mounds View Economic Development Authority shall require a deposit in the amount of$1,000 from
the applicant for the EDA's consultants to investigate the feasibility and need for providing Tax Increment
Financing assistance to the applicant and per the terms of the deposit agreement(Attachment"B").
SUBMITTAL OF APPLICATION FORMS:
Applicants requesting Tax Increment Financing assistance within an existing district or in the creation of a
new district, shall be required to complete and submit the following:
1. Application for Tax Increment Financing Assistance
2. Deposit for Review of Tax Increment Financing Assistance •
•
3
CITY OF MOUNDS VIEW
DRAFT APPLICATION FOR TAX INCREMENT FINANCING
• PROJECT:
1. Business Name:
Address:
Telephone#:
Contact:
2. Brief Description of the Business. (Please provide# of years in business under current ownership and
#of years in Mounds View)
3. Present Ownership of the Site:
4. Present Project: Building square footage, location of project, size of property, description of
buildings - materials, etc. Attach site plan, if available
5. If Property is to be Subdivided, Show Division Planned.
•
DRAFT- September 4, 1996
(Attachment"A" Cont.)
6. Estimated Project Costs: (please enclose construction performa, if available.) .
a. Land Acquisition $
b. Site Preperation $
c. Utilities $
d. Public Improvements $
e. Landscaping $
f. Hard Building Costs $
g. Construction Management Fee $
h. Architectural & Engineering Fees $
i. Legal Fees $
j. Financing Costs $
k. Broker Costs $
1. Contingencies $
m. Equipment $
n. Other(please specify) $
Total $
7. Total Estimate Market Value at Completion $
(Explain Calculation) •
8. Submit an Itemized List of Eligible Costs Qualifying for Assistance (see page 1 of Tax Increment
Policy).
9. Sources of Financing
a. Equity $
b. Bank Loan $
c. Tax Increment Assistance $
d. Industrial Revenue Bonds $
e. Other (please specify source) $
10. Form of Tax Increment Financing Assistance Requested.
Pay As You Go
Bond Issuance
Excess Increment
11. Name & Address of Architect, Engineer, and General Contractor.
DRAFT - September 4, 1996
•
(Attachment"A" Cont.)
12. Estimated Real Estate Taxes on Project Site upon Completion of Project. (please show calculations.)
i
13. Project Construction Schedule:
a. Construction start date
b. Construction completion date
c. If phased project:
Year % Complete
Year % Complete
14. Estimated Number of Jobs:
Created (within 2 yrs)
Retained
15. Average Annual Wage Level of Jobs
Created (within 2 yrs)
Retained
11116. Is Job Training Assistance Needed?
TAX INCREMENT FINANCING REQUEST:
1. Describe amount, term and purpose for which tax increment financing is required and how the project
fits into the City's economic development and redevelopment goals and objectives_
2. Statement of necessity for use of tax increment financing for project.
13. Describe the Potential for Growth.
DRAFT- September 4, 1996
•
4. What is the Return on Equity Invested that you or investors need to make the project feasible_
5. If Rental Space, What is the Range of Targeted Rental Rates
6. If Rental Space, Who are the tenants and what is the length of their leases.
S
S
DRAFT - September 4, 1996
Deposit Agreement for Evaluation of Tax Increment Assistance
Ill By and Between the Mounds View Economic Development Authority and (The
Applicant)
This agreement made as of the day of , 1997 by and between the MOUNDS
VIEW ECONOMIC DEVELOPMENT AUTHORITY, a body corporate and politic, organized and
existing under the laws of the State of Minnesota(the"EDA") and (The Applicant).
WITNESSETH:
WHEREAS, the EDA has the powers provided in Minnesota Statutes, Sections 469.124 to
469.134 and 469.090 to 469.108 (collectively, the "Act"); and
WHEREAS, pursuant to and in furtherance of the objectives of the Act, the EDA has undertaken a
program to promote development and redevelopment of certain land within the City of Mounds View and
in connection is engaged in carrying out the Mounds View Economic Development Project as detailed in
EDA document dated 5/9/94 (the "Project") within the City; and
WHEREAS, the redevelopment and development of property within the Project by private
developers are stated objectives of the Project Plan.
• NOW THEREFORE, in consideration of a mutual covenants made herein and for other good and
valuable consideration set forth in the Agreement, the parties agree as follows:
Section 1. (The Applicant) agrees to provide the EDA with a deposit of$1,000 for the EDA's
consultants to investigate the feasibility of providing Tax Increment Financing assistance to (The
Applicant) for the redevelopment of the (the "Property"). If the EDA incurs additional expenses directly
related to the feasibility of providing Tax Increment Assistance to (The Applicant) beyond the $1,000,
prior to the execution of the Developer's Agreement, the EDA shall notify (The Applicant) in writing and
(The Applicant) will be required to deposit additional funds as a condition of the EDA entering into any
such Development Agreement.
Section 2. If the project is approved and (The Applicant) proceeds with the project,the EDA shall
reimburse (The Applicant)' deposit to the extent permissible under the TIF Act. If(The Applicant) does
not proceed with the redevelopment of the Property due to the decision of either the EDA or (The
Applicant), the EDA shall reimburse the applicant for the unused portion of the deposit.
Section 3. Nothing contained in this agreement shall in any way obligate either party to proceed
with the redevelopment of the Property or otherwise enter into a Development Agreement.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first
above written.
0
MOUNDS VIEW ECONOMIC
DEVELOPMENT AUTHORITY
BY: 41110
DUANE MCCARTY
ITS PRESIDENT
BY:
CATHY BENNETT
ITS EXECUTIVE DIRECTOR
STATE OF MINNESOTA )
) SS
COUNTY OF )
The foregoing instrument was acknowledged before me on this day of
, 1997, by Duane McCarty and Cathy Bennett, the President and Executive Director
respectively of the Mounds View Economic Development Authority named in the foregoing instrument.
•
Notary Public
.
(The Applicant)
• BY:
ITS:
STATE OF MINNESOTA )
) SS
COUNTY OF )
The foregoing instrument was acknowledged before me on this day of
, 1996, by , the of
(The Applicant) named in the foregoing instrument.
Notary Public
•
•
•
Item No.
Staff Report No. 97-2056WS
Meeting Date 4-21-97
• Type of Business WK
WK: Work Session;PH:Public Hearing;
CA:Consent Agenda;EDAB:EDA Business
Mounds View Economic Development Authority
Work Session Staff Report
To: Mounds View Economic Development Authority
From: Cathy Bennett, Director of Economic Development
Item Title/Subject: Overview of Potential Legislative Impact on Mounds View TIF
Districts
Date of Report: April 17, 1997
Jim O'Meara with Briggs and Morgan is very involved with the League of Minnesota Cities Tax
Increment Financing Committee and has been tracking and testifying on the current bills
regarding tax increment and property tax at the legislature this session.
Jim will given an update on the current house and senate bills regarding tax increment and will
articulate their potential impact on Mounds View's Districts.
•
•
FROM BRIGGS MORGAN 5P (THU)04. 17. '97 12:32 NO. 16 PAGE 2
2200 FIRST NATIONAL BANK BUILDING
332 MINNESOTA STREET
SAINT PAUL,MINNESOTA 55101
TELEPHONE (612) 223-6600
BRIGGS AND MORGAN FACSIMILE(612) 223-
PROFESSIONAL ASSOCIATION WRITER'S DIRECT DIA
(612) 223-6420
WRITER'S E-MAIL
April 17, 1997
MEMORANDUM
TO: Mayor and Mounds View City Councilmembers/EDA Board
FROM: James P. O'Meara
DATE: April 17, 1997
RE: Tax Increment Financing
This is a brief and very general overview of what kinds of new tax increment financing
districts the law currently allows to be created, as follows:
(1) Redevelopment Districts. This means that there are structurally substandard
buildings which need to be removed or substantially renovated.
(2) Housing Districts. These can be rental or owner-occupied housing units, but
in either case income limits apply for a certain percentage of the units.
(3) Economic Development. These are the nine year,shorter term districts which
can be established primarily for manufacturing, non-retail warehouse, and
research and development facilities.
(4) Pollution Districts. The tax increment law affords favorable treatment to sites
which need to use tax increment to clean up pollution or other hazardous
wastes.
Redevelopment and housing TIP districts can last up to 25 years. Pollution districts
can receive extended durational treatment as long as the increment is spent for the clean-up
efforts.
349683.1 MINNEAPOLIS OFFICE•IDS CENTER•WWWBRIGGS.COM
MEMBER-LEX MUNDI,A GLOBAL ASSOCIATION OF INDEPENDENT LAW FIRMS
FROM BRIGGS MORGAN SP (THU)04. 17. '97 12:32 NO. 16 PAGE 3
BRIGGS Axi, MORGAN
Because the tax increment law has been amended so many times since it was first
• adapted in 1979, there are many different rules and limitations which apply, depending
largely on the time in which the tax increment district was created and the type of district.
That is primarily why the City's three main tax increment districts,which were created in the
1980's, are at least under current law able to "pool" tax increments for legitimate
development and redevelopment purposes elsewhere in the City,even though those activities
are occurring outside of the boundaries of the particular tax increment districts where the
increment is corning from.
This year is another active year at the Legislature for proposals to change the tax
increment law. There continues to be a great deal of concern at the Legislature, at least
among some of its members, about tax increment "abuses" and "accountability". The
Minnesota House seems particularly sensitive to these issues, and we expect its Tax Bill to
propose a number of changes to the law, including restrictions on using tax increment for
public buildings; the requirement that new tax increment districts in the metro area, other
than redevelopment districts, pay fiscal disparities out of the district itself, thereby reducing
the amount of available tax increment; and extensive additional processing required for
changes to tax increment plans or entering into agreements, including public hearings and
detailed findings. It remains to be seen what changes may occur. If you have any questions,
please don't hesitate to call me at 223-6420.
110 JO/eh
349683.1
Item No. 5
Staff Report No. 97-2057WS
Meeting Date 4-21-97
Type of Business WK
• WK: Work Session;PH:Public Hearing;
CA: Consent Agenda;EDAB.•EDA Business
Mounds View Economic Development Authority
Work Session Staff Report
To: Mounds View Economic Development Authority
From: Cathy Bennett, Director of Economic Development
Item Title/Subject: Evaluation of Future TIF Projects
Date of Report: April 17, 1997
I would like to spend some time discussing a process for evaluation of future TIF Projects. Some
of the questions that you may want to consider include:
► Do you want to review the project prior to the staff evaluating TIF assistance?
► Are you interested in reviewing the financial proforma and cash flow projections
regarding a project?
► Do you want to review the legal development agreement or would you prefer a summary
of what is in the agreement?
• ► Should tax increment assistance proposals be reviewed by the EDC prior to coming to the
EDA for formal consideration? If so, what information do you want from them?
► What role do you envision TIF Consultants/Attorney's playing in the analysis? Do you
want them present at EDA meetings?
In general, staff would like to know what your expectations are for information needed to make
decisions on a TIF proposal.
••
Item No.
Staff Report No. 97-2058WS
Meeting Date 4-21-97
Type of Business WK
WK: Work Session;PH:Public Hearing;
CA:Consent Agenda;EDAB:EDA Business
Mounds View Economic Development Authority
Work Session Staff Report
To: Mounds View Economic Development Authority
From: Cathy Bennett, Director of Economic Development
Item Title/Subject: Discussion of Building N, Mounds View Business Park
Date of Report: April 17, 1997
The Everest Group has requested opening the discussions regarding the Building N Ilk request from last
year. Attached is the letter from Chuck to Everest outlining the EDA's final proposal for the
development of Building N and a letter from me dated November 19, 1996 discussing the same prior to
my maternity leave.
Attached is a letter from Tim Nelson requesting that the Council consider flexibility regarding the
payment of contractor's fees, interest rate and protection against changes in the legislature.
•
Again, I would advise that our TIF Attorneydoes not believe that the payment of contractor's fee to the
g
same company is an eligible TIF expense. As in many cases, attorney's disagree on the interpretation of
the law but we would need to take the advise of the attorney that is working in defending the City in case
of an audit from the State Auditors Office.
Past TIF agreements have included interest rates of 7-8 percent. As you recall the most recent TIF
agreement included 7 percent interest. In addition,I do not believe that the City should be liable for
unknown aspects of the legislature as it relates to changes in TIF. We can ask Jim O'Meara regarding
the potential for changes in the school aid formulas and how this could affect a pay-as-you-go
agreement.
411)
6126360183 EVEREST GROUP 730 P02/05 APR 16 '97 16:40
April 16, 1997 EVEREST DEVELOPMENT, LTD.
A MtMdtR or TI it rvrRCST GROUP,LTO.
Via Fax#784-3462
and Regular Mail
Ms. Cathy Bennett
EDA Executive Director
CITY OF MOUNDS VIEW
2401 Highway 10
Mounds View, MN 55112-1499
Re: Building N Project
Mounds View Business Park
Dear Cathy:
I am writing as a follow-up to our recent conversations and my prior
correspondence of March 27 to request the opportunity to have discussion wit,
the City Council at their work session on Monday, April 21, concernn;, the �tefl
project.
We appreciate the opportunity to meet with the Council on an informal basis to
renew discussion concerning a pay-as-you-go TIF assistance package,
generally along the lines outlined in Chuck Whiting's letter of January 9, 1997.
We intend, however, to request that the Council consider flexibility in its position
regarding the following elements of a potential TIF arrangement
• Eligibility of Everest Construction Co.'s contractor's fee and
overhead as a TIF eligible expense, in connection with installation
of site and public improvements (see enclosed Memorandum
provided by TIF consultant and attorney, James R. Casserly,
concerning this issue);
• Appropriate interest rate to be utilized in a pay-as-you-go revenue
note;
• Protection of the pay-as-you-go TIF revenue note reimbursement •
payment schedule against potential changes in State law (e.g.
restructuring of school aid formulas) that might reduce the
increment generated by the project.
266.1 Long Lake Road
Suite 330 • Roseville_. MN 55113
6126360183 EVEREST GROUP 730 P03/05 APR 16 '9? 16:40
• Page Two
April 16, 1997
City of Mounds View
Our intention Monday is not to lobby the Council on the details of a TIE
development agreement, but to raise and discuss the foregoing issues on a
preliminary basis so that hopefully we can continue discussions with City staff,
its consultants and the Council with the goal of finalizing a development
agreement for the Building N project. In terms of the work session agenda, we
anticipate that 15 to 20 minutes of time would suffice, depending on how much
background on the project the new Council members are interested in receiving.
We would be pleased to answer any questions the Council may have concerning
the project and we look forward to the opportunity to meet with them on Monday.
Thank you for your assistance and consideration in this matter.
411
Sincerely,
EVEREST DEVELOPMENT, LTD.
imothy J. Nelson
TJN:Ic
cc: Chuck Whiting
Enclosure
•
6126360183 EVEREST GROUP 730 PO4/25 APR 16 '97 '16:41
KRASS
MONROE
. KRASS MONROE, P.A.
• ATTORNEYS AT LAW •
MEMORANDUM
TO: The Everest Group, Ltd.
FROM: James R. Casserly, Esq.
RE: Vendor's Overhead and it as a Tax Increment Eligible Expense
DATE: April 14, 1997
FACTS
A Developer has acquired certain real property that is included in a redevelivinent tax
•
increment financing district. The Authority has agreed to financially 2S `
with the redevelopment of this site. One form of financial assistance being considered is to
reimburse the Developer (or an affiliate of the Developer) for the costs of various public and
site improvements. The Developer intends to have its affiliate construction company serve
as general contractor in the installation of the public and site improvements. The Developer's
contractor affiliate intends to add the customary costs of overhead and profit to the costs of
the site improvements.
ISSUE
Are customary charges for a vendor's overhead and profit eligible for reimbursement from
tax increment where the vendor is an affiliate of the Developer? •
SUITE 1100 SOOTHPOINT OFFICE CENTER •1850 WEST 82ND STRERT •$1,O0MINGTON, MINNESOTA 554: 1°1447
6126360183 EVEREST GROUP 730 P05/05 APR 16 '97 16:41
•
0 ANAL'Y'SIS
Limitation on the use of tax increment are to be found in Minnesota Statutes 469.176, Subd.
4. The pertinent provisions are as follows:
"All revenues derived from tax increment shall be used in accord. Ej--=
tax increment financing plan. The revenues shall be used solely for t' .
following purposes: (1) to pay the principal of and interest on bonds issued to
finance a project; ...by an economic development authority to fins--- A
otherwise pay the cost of redevelopment' pursuant to sections 469.090 to
469.108, ...by a municipality or economic development authority to finance or
otherwise pay the capital and administration costs of a development district
pursuant to sections 469,124 to 469.134..."
The payment for site improvements by the Authority are clearly a reir '
for payment with tax increment under the City development district st2
idevelopment authorities statutes which are cited above. Those str , y
payment for overhead and profit to a vendor (whether or not it is the develhpe c)X as 1b li.,
of the developer).
CONCLUSION
A vendor's overhead and profit are tax increment eligible expenses.
JRC/jms
1EVERESIIMOUNDS\M4
••
•
-2-
CgTrY OF
illor .
Phone: (612) 784-3055
MY ax: (C.i,_ ;84-3462
•.
"Quite Simply the Best"
January 9, 1997 .
Mr. Tim Nelson
Everest Development, Ltd.
2665 Long Lake Road
Suite 330 • a
• Roseville, MN 55113
Dear Tim: •
The 1997 Mounds View City Council met for the first time last night and discussed the »:._:.: _2 ..r
Everest Building N project. Myself and Cathy Bennett were the only staff present on this matter and
we reviewed the discussions of the past two months with the Council. They had beet ,i: ; ; ., ` -._._
our correspondence over this time period.
In particular, the recent options of either an up-front $1.2 million deal or the pay-as-you-go deal •
proposed by the City last November were explained. As I stated to you in my letter o J - -.ry 2,
1997 I would not recommend to the previous Council the up-front$1.2 million deal, and 5. y_ Wised
this Council of that as well. I did say that if a deal is to be made, that the terms !aid .Na _ ] thy'
Bennett's November 19, 1996 Ietter,remain the City's collective position, that being the last position
the previous Council took, and the one that resulted from the face to face meeting with Everest back
in the fall. Since some relative items have been discussed since then, albeit in regards to the up-front
deal, the points laid out in your letter of November 22, 1996 have been addressed in pai'.:.
Based on our discussion with the new Council, the City's final offer is basically the November 19,
1996 offer. While some members of the previous Council had expressed interest in an upfront'
proposal, that interest did not gain a consensus with other Council members, and hence no action was
ever taken. The new Council requested background on past City policy and practice in our
agreements with Everest in order to gage the current proposals. Representing staff and my
understanding of the City's history with Everest and your expressed concerns regarding current
market conditions, I stated I felt the City has been more than reasonable in attempting to bring this
project to a conclusion, particularly in agreeing to lengthen the term of an agreement to 15 yeas. I
was directed to therefore contact you again with this final offer.
This offer consists of:
1) maximum 15 year pay as you go tax increment financing at the 90/10% split
to reimburse Everest for the fair market value of the land and eligible site •
- improvement costs at 7% interest
2) the land value component would be based on an acceptable appraisal from
�!'soiriNKI 2401 Highway 10 • Mounds View, MN 55112-1499_ sir
�
Equal Opportunity Employer ,00%reevaed owl'
..
- 6Qi 0(F
•
Inif
CAMS
Phone: (612) 784-3055
011.
-
Fax: (612)784-3462
•A
S
0,,.
op • PartnershQ
November 19, 1996
Mr. Timothy Nelson
The Everest Group, L11)
2665 Long Lake Road, Suite 330 _
Roseville, MN 55113
VIA FAX: 636-0183
Dear Tim:
As noted in our conversation yesterday, the EDA met last evening to disused the budge: =._:.-'.- = = -
able to give them an update on the negotiations regarding the tax increment assistance package for the
development of Building N, Mounds View Business Park.
• I summarized the general items in the development agreement, as drafted by Briggs & Morgan, such as
looking at estimated costs for public improvements, site improvements and market value c._ :.:..:v _ ..;: t:;
substantiate the total assistance package. In addition, we discussed the City's request for a third party
appraisal to determine a fair market value for the land and setting a cap on the total incre_oea : to the
project rather than providing 90% of the increment for the full 15 years of the agreement. I explained
staff's reasoning for the cap based upon our need to ensure that there are enough qualifying costs to
apply to the total increment generated. In addition, I outlined those items which the Everest Group and
the City could not agree upon such as 1.) overhead fee as a qualifying costs; 2.) method to determine fair
market value of the land and 3.) setting a cap on the amount of reimbursable assistance as part of the
agreement.
I proceeded to inform the EDA of the Everest Group's options based upon the block in negations with
the City on the item noted above ... 1.) remove the cap and allow for the collection of 90%of the
increment 2.) offer to donate the land to the City as open space 3.) donate the land to a non-profit as open
space.
The EDA's response and final tax increment offer must contain the following: 1)the agreement must
have a method to substantiate the payment of tax increment assistance by establishing qualifying costs
related to the project; 2.) fair market value must be determined as part of the agreement with either an
agreed upon appraiser or through two separate appraisals(one determined by each party); 3.)the
overhead fee, in their opinion, is not a reimbursable costs that should be applied to the project and 4.) an
assessment agreement option should be included as part of the agreement.
III The City would be willing to review the possibility of accepting Everest's offer to donate the land. You
may call Bruce Kessel to determine the City's tax status.
•
1.��SO.TFow�rNi 2401 Highway 10• Mounds View, MN 55112-1499[6 "'
V INKT„ KW.recyded paper
Equal Opportunity Employer
Everest Group
Page Two .
11 19-96
The EDA is frustrated with regards to the negotiations regarding the project, as is your investor, and feel
that they have taken the extra effort to make this project work by providing an agreement for a longer
term and amount than they would normally consider. They never intended to provide tax increment
assistance that could not be•justified as qualifying costs and feel that this in not an unreasonable request
based upon the tax increment climate at the legislature and State Auditor's office.
Keep in mind that there is only two more meetings, December 9 and December ia, °w-ier7. :L.;,G ,C3
agreement could be considered by the current EDA. Beginning in January,three new rnem beis viL iill
vacant seats on the EDA and it is anticipated that negotiations on this project would need to begin at a
new level.
Please contact me to discuss the project and how you would like to proceed.CWBe ' ett
' cerel , f?
Director of Economic Development
•
cc: Chuck Whiting
Jim O'Meara
• Fire Department Memorandum
To: Chuck Whiting, Mounds View City Clerk/Administrator
From: Nyle Zikmund, Fire Chief
Date: April 16, 1997
Re: Contract Amendment
We have reached and agreement with the Metropolitan Airports Commission (MAC) regarding
fire protection at the Anoka County-Blaine Airport. There seems to be great difficulty in
working the transfer of equipment into the existing Joint Powers Agreement and Fire Protection
Service Contract.
MAC has proposed a agreement between them and the City of Blaine that includes an amendment
to the fire protection contract signed by the three cities. Basically, MAC transfers the equipment
to the City of Blaine in exchange for Blaine providing fire service, which it may do by contract.
We then amend (enclosed) our contract with the three cities to remove the specific exclusion on
not protecting the airport and add a sub-section detailing that we will respond concurrent with the
terms and agreement of the City/MAC Agreement.
In order to work through everyone's process and take delivery of the truck by next March we
need to have signed amendments language to MAC by April 29, 1997. Your support on this
would be greatly appreciated. The value of the truck in question is $320,000. The terms of the
agreement call for 15 years of protection in exchange.
11111
AMENDMENT NO. 2 •
TO CONTRACT TO FURNISH FIRE PROTECTION SERVICES
TO THE CITIES OF BLAINE, MOUNDS VIEW AND SPRING LAKE PARK
This Amendment is effective the day of , 1997
and is entered into by and between the cities of Blaine, Mounds View and Spring Lake Park
(collectively, the "Cities"), each of which is a municipal corporation and political subdivision of
the state of Minnesota, and the Spring Lake Park Fire Department, Inc., a Minnesota nonprofit
corporation )the "Fire Department).
WHEREAS, the Cities and the Fire Department are parties to the Contract to Furnish
Fire Protection Services to the Cities of Blaine, Mounds View and Spring Lake Park dated as of
January 1, 1994 (the "Contract"); and
WHEREAS, the Cities and the Fire Department desire to amend the Contract as
provided herein.
NOW. THEREFORE, and consideration of the representations, warranties and
agreements herein contained, and the considerations hereinafter set forth, the parties hereto
agree that Section 2.1 of the Contract is hereby amended and restated as follows: •
ARTICLE 2
Services Provided
2.1 The Fire Department agrees to answer all calls for fire protection and related
emergency services by sending out fire fighting equipment and personnel as soon as
practicable to such areas within the geographic limits of the Cities as designated by the
official maps of the Cities, - _I__ _ - __- • -• • __ - -e"".--.e' - _-- -
2.1.1 The Fire Department agrees to answer all calls for fire protection and
related emergency services by sending out fire fighting equipment and personnel as
soon as practicable to Metropolitan Airports Commission Property located within the City
of Blaine (Anoka County/Blaine Airport). The protection services provided by this
section are subject to the terms and agreements of the Anoka County/Blaine Airport Fire
Protection Services Agreement which runs from January 1, 1997 to December 31, 2011.
•
C:NASOFFICE`JAN\BOARD\87AMEND2.00C
IN WITNESS WHEREOF, the parties hereto have executed this Amendment effective
the day and year first-above written.
CITY OF BLAINE, MINNESOTA:
Dates:
BY:
Its Mayor
By:
Its City Manager
CITY OF MOUNDS VIEW, MINNESOTA:
Dates:
By:
Its Mayor
• By:
Its Clerk/Administrator
CITY OF SPRING LAKE PARK, MINNESOTA:
Dates:
By:
Its Mayor
By:
Its Clerk/Treasurer
SPRING LAKE PARK FIRE DEPARTMENT, INC.:
Dates:
By:
Its President
By:
Its Secretary
2
470 Finsbury Center
Kennedy 200 south Yeah sty
Winneapons MN 55402
(612)337-9300 telephone
Graven (612)337-9310 fax
c-mail:anysOkenncty-gravcn.com
. CHARTERED
Roma L LONG
A sr Law
(612)37709
April 17, 1997
Tad Johnson
Assistant to Rep. Geri Evans
District 52B
Minnesota House of Representatives
Room 413 State Office Building
St. Paul, MN 55155
RE: Proposed Language for an Amendment to Appropriate Finance :diU Regording
AnvkalBlaine Airport
Dear Tad:
• As we discussed by telephone, I am providing you with the following pmposed language for an
amendment to the appropriate finance bill to restrict cep capi v-swe K Lt the
AnokaBlaine Airport that would be in conflict with an erg coml. ny70 °
The Metropolitan Airport Commission is prohibited from expending public funds
from any source for the planning or construction of capital improvemem at the
Anoka County-Blaine Airport that are in conflict with a State Disict Coir Ode
dated July 28, 19845, Court File No. 454984, governing future devciopmeat ax the
Anoka County-Blaine Airport.
I am enclosing copies of the Court Order referred to in the proposed im age a,Wme, along with
the City Council's resolution and City's written objections to MAC. Please feel free to contact
• me if you have any questions. -
Sincerely,
•
Ro• rt - Long
RCL:jes
Enclosure
• cc: Mayor and Councilmembers (w/o enclosure)
Chuck Whiting (w/o enclosure)
P.ct.121230
MU12S-51
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