HRA Agenda 06-01-2005
I
AGENDA
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
Wednesday, June 1,2005 - 6:00 p.m.
505 Walnut Street - Bridge Room
Commissioners:
Chair Darrin Lahr, Vice Chair Dan Prie, Steve Andrews, Brad Barger, and Bill
Fair.
Council Liaison:
Wayne Mayer.
Staff: Rick Wolfsteller, Ollie Koropehak, and Angela Schumann.
Guests: Barry Fluth, BBF Properties, and Brad Johnson, Lotus Realty Services.
1.
2.
3.
4.
I 4.5
5.
Call to Order.
Consideration to approve the May 4, 2005 BRA minutes.
Consideration of adding or removing items from the agenda.
Consent Agenda.
Update on Landmark Square II by Barry Fluth and/or Brad Johnson.
Consideration to approve a resolution adopting a modification to the Redevelopment Plan and
geographic boundaries for Central Monticello Redevelopment Project Plan No. I and establishing
TrF District No. 1-34 (a Renewal and Renovation District) and adopting the TrF Plan therefor.
6. Consideration of an update to the May 26 meeting with property owners of Block 35.
7. Consideration to discuss a mission statement for the Housing and Redevelopment Authority.
8. Consideration to authorize payment of HRA bills.
9. Consideration of Executive Director's Report.
10. Committee Reports: Marketing
II. Other Business.
12. Adjournment.
,
I
I
,
MINUTES
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
Wednesday, May 4th, 2005
505 Walnut Street - Bridge Room
Commissioncrs Present: Chair Darrin Lahr, Brad Barger, Dan Frie
Commissioners Abscnt: Steve Andrews, Bill Fair
Council Liaison Prcscnt: Wayne Mayer
Staff Present: Rick Wolfsteller, Ollie Koropchak, and Angela Schumann.
Guests: Mayor Clint Herbst, property owner Craig Swiecichowksi
1. Call to Order.
Chairman Lahr called the meeting to order at 6:05 PM, and declared a quorum, noting the
absence of Commissioners Andrews and Fair.
2.
Consideration to approve April 6th. 2005 HRA minutes.
Koropchak noted an amendmcnt to the minutes on page 2, Item 6., fourth line from bottom of
paragraph 1: The HRA did not agree to a third position. MOTION BY COMMISSIONER FRIE
TO APPROVE THE MINUTES OF APRIL 6, 2005, AS AMENDED.
MOTION SECONDED BY COMMISSIONER BARGER. MOTION CARRIED.
3. Consideration of adding or removing items from the agenda.
Koropchak addcd as item nllll1ber 9 an update on an application for the Transformation Home
Loan Program.
4. Consent Agenda.
NONE.
5. Consideration to approve authorization to negotiate for purchase the property located at 154 West
Broadwav.
Koropchak provided the staff report. indicating that the Dino's Deli property is for sale and the
HRA is being asked to look at possible purchase ofthat site. Koropchak opened the item for
discussion.
Koropchak noted that Mayor Herbst, Council member Wayne Mayer and EDA member Susie
Wojchouski had met with staff members and some downtown property owners to discuss
redevelopment options. Specifically, the group had targeted the four blocks immediately adjacent
to Highway 25 and Broadway for redevelopment. Mark Ruff indicated that the best strategy for a
comprehensive redevelopment of a block is to start acquiring properties. Herbst noted that AI
I
I
Loch had stated interest in a redevelopment project, and that Doug Schneider has also indicated a
readiness to work on this project. Herbst cited that there may also be other opportunities to
purchase downtown propertics.
Barger asked if there would be relocation costs involved in acquiring the Dino's site. Koropchak
stated that she was checking on the relocation factor, but that the HRA could make their motion
to proceed subject to vacancy of the property. Swiecichowski stated that they are currently
leasing on a month-to-month basis.
Lahr asked if the HRA needs to make formal inquiries to other property owners in the area in
terms of setting boundaries and interest for redevelopment. Lahr stated his concern over
increasing prices as a concern. Mayor Herbst agreed that perhaps inquiring is appropriate at this
time. Mayor Herbst suggcsted that Block 35 would be the most cohcsive unit for
redevelopment. He also noted that in whichever area the BRA targeted for redevelopment, there
may be hold-out property owners.
Mayer commented that if the BRA targets one of the blocks and redevelopment occurs, it could
set off a dOI11 ino effect of redevelopment projects. The key is to start the project. Mayer noted
that with the Dino's site up for sale, this Block might be a prime redevelopment candidate.
Koropchak stated that a developer is currently looking at the Theatre block as part of a possible
redevelopment project. Lahr asked if that project was looking for any assistance. Koropchak
stated that because redevelopment is so costly, most projects would meet the assistance
requirements.
I
Lahr asked how much land the City owns on Block 36. Mayor stated that the City owns the Fire
Hall, parking lot, and water-tower site.
Lahr stated that in the HRA's experience, encouraging private development has not succecded so
far, due to the fact that they need too much profit to make it work, or there is not enough density
for the project to succeed. In this case, the public good may be the tipping point for the lIRA's
involvement. .
frie asked ifthe City still owns the vacant lot on Block 52. Koropchak contirmed that the City
owns the parking lots or a portion of the parking lots on Block 35, Block 36, and Block 52, and
the HRA owns the one lot of Block 52.
Property owner Scott Douglas commented that some of the downtown property owners are
looking at their small business owners and stated that Monticello still needs spaces that the small
business owner can afford.
LaIn asked what the lIRA's funding options are. Koropchak suggested that ifthe I-lRA moves
forward in buying property contingent upon purchasing others, it can use dollars from
Redevelopment District Numbers 5 or 6, which include unrestricted redevelopment dollars. If
the HRA develops a project, it could do a TIF district.
Lahr noted that there would also potentially be infrastructure costs in any redevelopment project.
,
Barger asked about how the HRA could determine a value, whether it would be based on the site
as a rental property. Frie stated that a lower rent would cause lower appraisal. Barger asked how
2
I
I
,
long Dino's has been on the market. Swiecichowksi stated that it had been for sale for one year
and that he had an offer to buy the whole building and lease the restaurant back.
Frie stated that in downtown areas, $10 per square foot is high, while $7-8 is average. Lahr
asked Swiccichowksi if Dino's is interested in staying in the building. Swiccichowksi stated that
they were not.
Mayer asked if Wright County assessor's values are close to market values. Frie responded that
they are usually lower.
Lahr asked how a redevelopment project complies with thc comprehensive plan. Koropchak
stated that although the comprehensive plan cites historic preservation, many of the blocks that
the HRA would target do not contain historic buildings.
Koropchak stated that if the HRA wanted to move forward, she suggested authorizing an
appraisal and making any offer contingent upon feedback from other property owners. Mayor
IIerbst recommended a meeting with the other property owners and then discussing options with
Mark Ruff on how to proceed.
Barger asked if an offcr would lock the HRA into relocation. Koropchak stated that the HRA is
required to notify whcn tenants are subject to relocation.
MOTION BY COMMISSIONER FRIE TO AUTHORIZE AN APPRAISAL AT 154 WEST
BROADW AY AND TO PROCEED TO ARRANGE A MEETING WITH OTHER PROPERTY
OWNERS ON TI-IE BLOCK 35.
MOTION SECONDED BY COMMISSIONER BARGER. MOTION CARRIED.
Koropchak indicated that she would arrange the meeting prior to the ncxt HRA meeting and
thanked Swiecichowski for attending.
Frie recommended finding an appraiser who specialized in commercial appraisal.
6 Consideration to authorize payment of lIRA bills.
MOTION BY COMMISSIONER BARGER TO AUTHORIZE PAYMENT OF HRA BILLS.
MOTION SECONDED BY COMMISSIONER FRIE. MOTION CARRIED.
7. Consideration of Executive Director's Report.
Koropchak briefed the lIRA on attending the Expo at the Minneapolis Convention Center.
Koropchak noted that she had been gathering leads and input on Monticello as a business park
location. She noted that response has been mostly positive.
Lahr asked Herbst and Mayer to comment on lIRA and EDA consolidation. Mayor Herbst stated
that the goal isn't to combine Council and BRA, but perhaps combine the HRA and EDA. The
3
I
I
,
Mayor noted that the organizational consultant was surprised at the number of committees.
Mayer commented on duplicated information between the two committees.
Koropchak noted that Brad Johnson has indicated the restaurant lead for Landmark Square JI had
backed out. The developer is now working on interest from local businesses.
Koropchak stated that the EDA' s year-end report indicates that the EDA has assets and I iabi I ity
of over 1.6 million and a cash balance of over $900,000. The balance due to the liquor store is
$92,000. The EDA has made a motion to address pay back to the Liquor Fund in October.
Barger asked if Dahlheimer had made a decision on relocation. Koropchak replied that she had
heard that the purchase agreement with Big Lake was not complete.
Wolfsteller noted that he had met with Mark Ruff on financing options for the City on a number
of upcoming projects. As a result of that conversation, it had been determined that it might be
feasible to do half of the Ryan project as TIF. Wolfsteller clarified that it would be a
redevelopment district.
8. Committee Reports.
NONE.
9.
Other Business.
Transportation Home Loan Program: Koropchak reported that Peterson had provided the HRA
with a new estimate in cost for the project. Koropchak explained that the lIRA's original motion
is still valid, based on estimates and allowable up to $20,000.
10.
Adiournment.
MOTION BY COMMISSIONER LAHR TO ADJOURN.
MUflON SECONDED BY COMMISSIONER BARGER.
MOTION CARRIED.
Chairman
Secretary
4
I
I
I
HRA Agenda - 06/01/05
5.
Consideration to aoprove a resolution adootine a modification to the Redevelooment
Plan and eeot!rallhic boundaries for the Central Monticello Redevelopment Project
Plan No.1 and establishint! TIF District No. 1-34 and adootint! the TIF Plan therefore.
A. Reference and backl!round:
The HRA is asked to approve a resolution adopting the modification to the Redevelopment
Plan for Central Monticello Redevelopment Project Plan NO.1. Tn addition to the normal
modification, the modification includes enlarging the Project No.1 boundaries to include the
A VR site (now requested for annexation) and Otter Creek Crossing (future economic
development of Monticello Business Center.)
The resolution also adopts the establishment ofTIF District No. 1-34. This proposed District
includes the Dahlheimer site and the parcel currently under condemnation. The properties are
being assessed by Mike Fischer, LHB Corporation, to qualify as a Renewal and Renovation
District. To qualify for a Renewal and Renovation District means improved parcels, structurally
substandard buildings, and buildings requiring substantial renovation or clearance - 70% of area
is improved, 20% of buildings are structurally substandard, 30% of other buildings require
substantial renovation or clearance. Sixtcen years duration and 90% must be used to corrcct
redevelopment issues.
The City Council at the May 23 Council meeting adopted a resolution calling for a public
hearing date of Monday, June 27,2005. It was necessary for the Council to call the public
hearing prior to the HRA June meeting because of timing issucs to establish the TIF District
prior to commencing construction improvements or acquisition of eligible TIF expenditures and
to allow for the 30-day comment period by other jurisdictions.
The City is coordinating the 1-94 interchange project at the east end of Monticello. The project
cost are estimated at $16,000,000 and the City's share is ovcr $4,000,000, but could be
higher. The reason for the increased costs is the unknown payment for land on a piece of
property in which the City has commenced condemnation and has also commenccd annexation
proceedings. The tax incrcment will assist in covering a portion of the City's cost and to
minimize the impact of a higher than expected payment for land associated with the public
improvements. The private developers will be responsible for their own land acquisition and
are being assessed or traded for land at over $5.4 million.
The property included in the TIF District includes the parcel under condemnation and a portion
of the new development, limited to the Target Store and adjacent retail of approximately
35,000 sq. ft. Early estimates indicate the District will generate at least $60,000 in tax
I
HRA Agenda - 06/01/05
increment which would be pledged by the HRA to the City for bond payments. The proposed
Home Depot and other strip-retail development is not included in the TIF District.
Without the interchange and right-of-way acquisition, development in the TIP District of similar
size and scope would not occur and development of the area would take longer and would not
be expected to result in a market value as high as expected with the new commercial in the TIP
~istrict and commercial and industrial development adjacent to the interchange.
Additional information will be provided at the HRA meeting. There will be no Preliminary
Development Agreement, deposit, and Contract for Private Redevelopment. There may be a
Pledge Agreement between the HRA and the City.
B. Alternative Action:
1. Motion to approve a resolution adopting a modification to the Redevelopment Plan and
geographic boundarics for Central Monticello Redevelopment Project Plan No.1 and
establishing TTF District No. 1-34 and adopting the TTF Plan therefor.
I
2.
Motion to deny approval of a resolution adopting a modification to the Redevelopment
Plan and geographic boundaries for Central Monticello Redevelopment Project Plan
No.1 and cstablishing TIF District No. ] -34 and adopting the TIF Plan thcrefor.
3. Motion to table any action.
C. Recommendation:
The City Administrator and HRA Executive Director rccommend Alternative No.1. Reasons:
The tax incremcnt is proposed for use in acquiring the parcel undcr condemnation, currcntly, at
an unknown acquisition price and for other public improvement costs incurred by thc City. The
proposed District boundaries only covers a portion of the new dcvelopment; therefore, the
remaining portion of the new developmcnt will disburse immediate economic benefit to the City.
Since the tax increment as proposed will assist with costs associated in construction of a public
road system, the public purpose is satisfied.
D. Supportin~ Data:
Map, resolution for adoption, TIF Plan, and schedule.
I
2
.-
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
CITY OF MONTICELLO
WRIGHT COUNTY
ST A TE OF MINNESOTA
RESOLUTION NO.
RESOLUTION ADOPTING A MODIFICATION TO THE REDEVELOPMENT
PLAN FOR CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO. 1
AND ESTABLISHING TAX INCREMENT FINANCING DISTRICT NO. 1-34
THEREIN AND ADOPTING A TAX INCREMENT FINANCING PLAN
THEREFOR.
WHEREAS, it has been proposed by the Board of Commissioners (the "Board") of the
Monticello Housing and Redevelopment Authority (the "BRA") and the City of Monticello (the "City")
that the HRA adopt a Modification to the Redevelopment Plan for Central Monticello Rcdevelopment
Projcct No. I (the "Redevelopment Plan Modification") and establish Tax Increment Financing District
No. 1-34 and adopt a Tax Increment Financing Plan (the "TIF Plan") therefor (the Redevelopment Plan
Modification and the TIF Plan are referred to collectively herein as the "Plans"), all pursuant to and in
conformity with applicable law, including Minnesota Statutes, Sections 469.001 to 469.047, and Sections
469.174 to 469.1799, inclusive, as amended (the "Act"), all as reflected in the Plans and presented for the
Board's consideration; and
WHEREAS, the HRA has investigated the facts relating to the Plans and has caused the Plans to
be prepared; and
WHEREAS, the HRA has performed all actions required by law to be performed prior to the
adoption of the Plans. The HRA has also requested the City Planning Commission to provide for review
of and written comment on the Plans and that the Council schedule a public hearing on the Plans upon
published notice as required by law.
NOW, THEREFORE, BE IT RESOLVED by the Board as follows:
I. The HRA hereby finds that Tax Increment Financing District No. 1-34 is in the public
interest and is an "renewal and renovation district" under Minnesota Statutes, Section 469.174, Subd. lOa,
and finds that the Plans conform in all respects to the requirements of the Act and will help fulfill a need
to redevelop an area of the State of Minnesota which is underutilized and that the adoption of the
proposed Plans will preserve and enhance the tax base of the City and the State because it redevelop
substandard areas, provide an impetus for commercial and industrial development by improving the
efficiency of the transportation system, including access to the interstate highway system and roads
adjacent to the interchange with the interstate highway, and thereby serves a public purpose.
2. The HRA further finds that the Plans will afford maximum opportunity, consistent with
the sound needs for the City as a whole, for the development or redevelopment of the project area by
private enterprise in that the intent is to provide only that public assistance necessary to make the private
developments financially feasible.
3. The reasons and facts supporting the findings in this resolution are described in the TIF
Plan and in the exhibits attached to the City adopting resolution approving the Plans, on file in City I-{all.
I
I
,
4. The boundaries of Central Monticello Redevelopment Project No. 1 are being enlarged to
include properties recently annexed into the boundaries of the City. Some of these properties are to be
included in Tax Increment Financing District No 1-34.
5. Conditioned upon the approval thereof by the City Council following its public hearing
thereon, the Plans, as presented to the HRA on this date, are hereby approved, established and adopted
and shall be placed on file in the office of the Executive Director of the HRA.
6. Upon approval of the Plans by the City Council, the staff, the lIRA's advisors and legal
counsel arc authorized and directed to proceed with the implementation of the Plans and for this purpose
to negotiate, draft, prepare and present to this Board for its consideration all further plans, resolutions,
documents and contracts necessary for this purpose. Approval of the Plans docs not constitute approval
of any project or a Development Agreement with any developer.
7. Upon approval of the Plans by the City Council, the Executive Director of the HRA is
authorized and directed to forward a copy of the Plans to the Minnesota Department of Revenue pursuant
to Minnesota Statutes 469.175, Subd. 4a.
8. The Executive Director of the HRA is authorized and directed to forward a copy of the
Plans to the Wright County Auditor and request that the Wright County Auditor certify the original tax
capacity orthe District as described in the Plans, all in accordance with Minnesota Statutes 469.177.
Approved by the Board of Commissioners of the Monticello I lousing and Redevelopment
Authority this I sl day of ./une, 2005.
Chair
ATTEST:
Secretary
,
ii'
,
I
I
As of May 27,2005
Draft for Fiscal Implications
MODIFICATION TO THE REDEVELOPMENT PLAN
FOR CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO.
1
and the
THE TAX INCREMENT FINANCING PLAN
for the establishment of
TAX INCREMENT FINANCING DISTRICT No. 1-34
(a renewal and renovation district)
within
CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO.1
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
CITY OF MONTICELLO
COUNTY OF WRIGHT
ST A TE OF MINNESOTA
Public Hearing: June 27, 2005
Adopted:
This document is in draft form for distribution to the County and the School District. The TlF
Plan contains the estimatedjiscal and economic implications of the proposed TIF District. The
City and the HRA may make minor changes to this drajt document prior to the public hearing.
. I ~.tt~I~,~
Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
651-697 -8500 fax: 651-697-8555 wwwehlers-inc.com
,
I
I
TABLE OF CONTENTS
(for reference purposes only)
SECTION 1- MODIFICATION TO THE REDEVELOPMENT PLAN
FOR CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO.1. . . . . . . . . . . . .. 1-1
Foreword ............................ _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1-1
SECTION 11- TAX INCREMENT FINANCING PLAN
FOR TAX INCREMENT FINANCING DISTRICT NO. 1-34 ....................... 2-1
Subsection 2-1. Foreword............................................... 2-1
Subsection 2-2. Statutory Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-1
Subsection 2-3. Statement of Objectives ................................... 2-1
Subsection 2-4. Redevelopment Plan Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-1
Subsection 2-5. Description of Property in the District and Property To Be Acquired . 2-2
Subsection 2-6. Classification of the District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-2
Subsection 2-7. Duration of the District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-3
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements. . . . . . . . . . . . . . .. 2-3
Subsection 2-9. Sources of Revenue/Bonded Indebtedness .................... 2-4
Subsection 2-10. Uses of Funds. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-5
Subsection 2-11. Business Subsidies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-6
Subsection 2-12. County Road Costs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-7
Subsection 2-13. Estimated Impact on Other Taxing Jurisdictions. . . . . . . . . . . . . . . .. 2-7
Subsection 2-14. Supporting Documentation ................................. 2-8
Subsection 2-15. Definition of Tax Increment Revenues _....................... 2-8
Subsection 2-16. Modifications to the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-8
Subsection 2-17. Administrative Expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-9
Subsection 2-18. Limitation of Increment .................................... 2-9
Subsection 2-19. Use of Tax Increment.................................... 2-10
Subsection 2-20. Excess Increments ................................... - 2-11
Subsection 2-21. Requirements for Agreements with the Developer .............. 2-11
Subsection 2-22. Assessment Agreements ....................... - . . . . . . . .. 2-11
Subsection 2-23. Administration of the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-11
Subsection 2-24. Annual Disclosure Requirements ........................... 2-11
Subsection 2-25. Reasonable Expectations ................................. 2-12
Subsection 2-26. Other Limitations on the Use of T ax Increment. . . . . . . . . . . . . . . .. 2-12
Subsection 2-27. Summary ............................................. 2-13
APPENDIX A
PROJECT DESCRIPTION ........................ . . . . . . . . . . . . . . . . . . . . . . .. A-1
APPENDIX B
MAPS OF CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO.1
AND TIF DISTRICT NO. 1-34 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. B-1
APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN TIF DISTRICT. . . . . . . . . . . . .. C-1
APPENDIX D
ESTIMATED CASH FLOW FOR TIF DISTRICT NO. 1-34 . . . . . . . . . . . . . . . . . . . . . . .. D-1
I
I
I
SECTION 1- MODIFICA TION TO THE REDEVELOPMENT PLAN
FOR CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO.1
Foreword
The following text represents a Modification to the Redevelopment Plan for Central Monticello
Redevelopment Project No.1. This modification represents a continuation of the goals and objectives set
forth in the Redevelopment Plan for Central Monticello Redevelopment Project No. I. Generally, the
substantive changes include the establishment of Tax Increment Financing District No. 1-34 and increasing
the geographic size of Redevelopment Project No. ] to recognize new areas annexed into the City and new
HRA projects including a new industrial park.
For further information, a review of the Redevelopment Plan for Central Monticello Redevelopment Project
No. ] is recommended. It is available from the Executive Director of the HRA at the City of Monticello.
Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment
Financing Districts located within Central Monticello Redevelopment Project No.1.
Monticello IIousing and Rcdt;vd(lIHIIC111 Authority Modificatioll tu Ihe Redevelopment PIkUl fof' Central Montir.:dl() Redevelopment Projc(.:t No, 1 I-I
I
I
I
SECTION II. TAX INCREMENT FINANCING PLAN
FOR TAX INCREMENT FINANCING DISTRICT NO. 1-34
Subsection 2-1. Foreword
The Monticello Housing and Redevelopment Authority (the "HRA "), the City of Monticello (the "City"), staff
and consultants have prepared the following information to expedite the establishment of Tax Incremcnt
Financing District No. 1-34 (the "District"), a renewal and renovation tax increment financing district, located
in Central Monticello Redevelopment Project No.1.
Subsection 2-2. Statutory Authority
Within the City, there exists areas where public involvement is necessary to cause development or
redevelopment to occur. To this end, the HRA and City have certain statutory powers pursuant to Minnesota
Statutes ("MS "j, Sections 469001 to 469.047, inclusive, as amended, and M.S., Sections 469.174 to
4691799, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), to assist in financing
public costs related to this project.
This section contains the Tax Increment Financing Plan (the "T1F Plan") for Tax Increment Financing District
No. 1-34. Other relevant information is contained in the Modification to the Redevelopment Plan for Central
Monticello Redevelopment Project No. I.
Subsection 2-3. Statement of Objectives
The District currently consists of several parcels ofland and adjacent and internal rights-of-way. The District
is being created to facilitate the construction of various public improvements including a new interchange
with Interstate 94 and a portion ofthe public improvements adjacent to the District. Of the several hundred
square feet of the new commercial/industrial development to be constructed as a result ofthese improvements
(including approximately 500,000 s.f. of new retail immediately), only 200,000 s.f. of new building area are
included in the District. Please see Appendix A for further project inf()nnation. Contracts for this have not
been entered into at the time of preparation of this 'fIr Plan, but development is likely to occur in late 2005
and early 2006. This TIF Plan is expected to achieve many of the objectives outlined in the Redevelopment
Plan for Central Monticello Redevelopment Project No. I.
The activities contemplated in the Modification to the Redevelopment Plan and the TIF Plan do not preclude
the undertaking of other qualified development or redevelopment activities. These activities are anticipated
to occur over the life of Central Monticello Redevelopment Project No. I and the District.
Subsection 2-4. Redevelopment Plan Overview
1. Property to be Acquired - Selected property located within the District may be acquired by
the HRA or City and is further described in this TIF Plan.
2. Relocation - Relocation services, to the extent required by law, are available pursuant to
MS., Chapter 117 and other relevant state and federal laws.
3. Upon approval ofa developer's plan relating to the project and completion of the necessary
legal requirements, the HRA or City may sell to a developer selected properties that it may
acquire within the District or may lease land or facilities to a developer.
Monticello HOllsing and Redevelopment A\lthorily
Tax Increment Financ.ing Plan for l';IX IlIcl'ement financing: District No. 1-34
2-1
I
I
I
4. The I-IR^ or City may perform or provide for some or all necessary acquisition, construction,
relocation, demolition, and required utilities and public streets work within the District.
Subsection 2-5. Description of Property in the District and Property To Be Acquired
The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the
parcels listed below. See the map in Appendix B for further information on the location of the Distriet.
Pareel Numbers*
21311100016]
2]3000]82300
155011000122
1550]]000]53
1550]]000]5]
]550]1000170
* The parcels are being replatted or annexed. It is expected that upon approval of the
District, four new parcels wi II be created and new parcel numbers wi II be assigned by Wright
County.
The HRA or City may acquire any pareel within the District including interior and adjacent street rights of
way. ^ny properties identified for acquisition will be acquired by the HRA or City only in order to
aeeomplish one or more of the following: storm sewer improvements; provide land f()r needed public streets,
utilities and facilities; carry out land acquisition, site improvements, clearance and/or development to
accomplish the uses and objectives set forth in this plan. The lIRA or City may acquire property by gift,
dedication, condemnation or direct purchase from willing sellers in order to achieve the objectives ofthis TIF
Plan. Such acquisitions will be undertaken only when there is assurance offunding to I1nance the acquisition
and related costs.
Subsection 2-6. Classification of the District
The HRA and City, in determining the need to create a tax increment financing district in accordance with
MS, Sections 469.174 to 469.1799, as amended, inclusive, find that the District, to be established, is a
renewal and renovation district pursuant to MS., Section 469.174, Subd lOa. as defined below and on the
next page:
(a) "Renewal and renovation district" means a type of tax incrementfinancing district consisting of a
project. or portions of a project, within which the authorityfinds by resolution that.
(1) (i) parcels cons isting of 70 percent of the area of the district are occupied by buildings,
streets, utilities, paved or gravel parking lots, or other similar structures;
(ii) 20 percent of the buildings are structurally suhstandard; and
(iii) ]0 percent of the other buildings require substantial renovation or clearance
to remove existing conditions such as. inadequate street layout, incompatible uses
or land use relationships, overcrowding ofbuildings on the land, excessive dwelling
unit density, obsolete buildings not suitable for improvement or conversion, or other
identified hazard~ to the health, safety, and general well-being of the community;
and
(2) the conditions described in clause (1) are reasonable distributed throughout the geographic
area (llthe district.
Monticello Housing and gedeveloplllcnt Authority
Tax Increment financin~ Plan for Tax Incn.:::mcnl Financing District No.1 <)4
2.2
I
,
I
(b) Forpurposes c!fdeterrnining whether a building is structurally substandard, whether parcels are
occupied by buildings, streets, utilities, paved or gravel parking lots, or other similar structures,
or whether noncontiguous areas qualify, the provisions of subdivision 10, paragraphs (c), (e),
~m~~ -
In meeting the statutory criteria the liRA and City rely on the following facts and findings:
o The District is a renewal and renovation district consisting of an expected four parcels.
o An inventory shows that the more than 70 of the area of the District consist of occupied parcels. To be
occupied, at least 15% of the area ofthe parcel is covered by buildings, streets, utilities, paved or gravel
parking lots, or other similar structures.
o An inspection ofthe buildings located within the District finds that more than 20 percent of the buildings
are structurally substandard as defined in the TIF Act. (See Appendix E).
o An inspection ofthe buildings located within the District finds that more than 30 percent of the buildings
require substantial renovation or clearance to remove existing conditions such as defined in the TlF Act.
(See Appendix E).
Pursuant to M.S Section 469.176 Subd. 7, the District does not contain any parcel or part of a parcel that
qualified under the provisions of MS. Section 273.11101' 273.112 of Chapter 473H tor taxes payable in any
of the five calendar years before the filing of the request for certification of the District.
Subsection 2-7. Duration of the District
Pursuantto M.S, Section 469.175, Subd. 1, and MS., Section 469.176, Subd. 1, the duration of the District
must be indicated within the TIF Plan. Pursuant to MS., Section 469.176, Suhd. 1 b, the duration of the
District wi II be 15 years after recei pt of the first increment by the lIRA or City (a total of 16 years of tax
increment). The date of receipt by the City of the first tax increment is expected to be 2008. Thus, it is
estimated that the District, including any modifications of the TIF Plan for subsequent phases or othcr
changes, would terminate after 2023, or when the TlF Plan is satisf1ed. If increment is received in 2007, the
term of the District will be 2022. The HRA or City reserves the right to decertify the District prior to the
legally required date.
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax
Capacity Value/Increment and Notification of Prior Planned Improvements
Pursuant toMS., Section 469.174, ,"'ubd. 7 and MS., Section 469.177, Subd. 1, the Original Net Tax Capacity
(ONTe) as ccrti f1ed for the District wi II be based on the market values placed on the property by the assessor
in 2005 for taxes payable 2006.
Pursuant to MS., Section 469.177, Suhds. 1 and 2, the County Auditor shall certify in each year (beginning
in the payment year 2008) the amount by which the original value has increased or decreased as a result of:
I. Change in tax exempt status of property;
2. Reduction or enlargement of the geographic boundaries of the district;
3. Change due to adjustments, negotiated or court-ordered abatements;
4. Change in the use of the property and classification;
Monticello Housing and ~t:dcvelopl1lent ^ulhorily
Ta:x Increment Financing Plan for Tax Increment Fillancing. Districl No. 1-34
2-3
I
,
I
5. Change in state law governing class rates; or
6. Change in previously issued building permits.
In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no
value will be captured and no tax increment will be payable to the HRA or City.
The original local tax rate for the District will be the local tax rate for taxes payable 2006, assuming the
request for certification is made before June 30, 2006. The aNTe and the Original Local Tax Rate ft)r the
District appear in the table below.
Pursuant to M.s., Section 469.174 Subd. 4 and MS, Section 469.177, 5'ubd. 1,2, and 4, the estimated
Captured Net Tax Capacity (CTC) ofthe District, within Central Monticello Redevelopment Project No. I,
upon completion of the redevelopment, will annually approximate tax increment revenues as shown in the
table below. The HRA and City request 100 percent of the available increase in tax capacity for repayment
of its obligations and current expenditures, beginning in the tax year payable 2008. The Project Tax Capacity
(PTC) listed is an estimate of values when the project is completed.
Project Estimated Tax Capacity upon Completion (PTC)
Original Estimated Net Tax Capacity(ONTC)
Estimated Captured Tax Capacity (CTC)
$347,780
$35,554
$3 I 2,226
1.22111
Pay 2005
Original Local Tax Rate
Estimated Annual Tax Increment (CTC x Local Tax Rate)
$38] ,262
Percent Retained by the HRA
100%
Pursuant to M.S., Section 469.177, Subd. 4, the HRA shall, after a due and diligent search, accompany its
request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S,
Section 469,175. Subd. 4, with a listing of all properties within the District or area of enlargement for which
building permits have been issued during the eighteen (18) months immediately preceding approval of the
TIF Plan by the municipality pursuant to M.S., Section 469175, Subd. 3. The County Auditor shall increase
the original net tax capacity of the District by the net tax capacity of improvements for which a building
permit was issued.
The City is reviewing the area to be included in the District to determine ifany building permits have
been issued during the 18 months immediately preceding approval of the TIF Plan by the City.
Subsection 2-9. Sources of Revenue/Bonded Indebtedness
Public improvement costs, acquisition, relocation, utilities, streets and sidewalks, and site preparation costs
and other costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax
increments or a general obligation (GO) tax increment financing/special assessment bond and/or an internal
loan. The HRA or City reserves the right to use other sources of revenue legally applicable to the HRA or
City and the TlF Plan, including, but not limited to, special assessments, general property taxes, state aid for
road maintenance and construction, proceeds from the sale of land, other contributions from the developer
and investment income, to pay tor the estimated public costs.
Monticello Housing and Redevelopment Author;t)
Tax Increment financing Plan for Tax ITH,;rt:=lTIclll Financing District No, I ~.34
2-4
I
,
I
The I IRA or City reserves the right to incur bonded indebtedness or other indebtedness as a result orthe TI F
Plan. As presently proposed, the project will be financed by general obligation (GO) bond/interfund
loan/transfer. Additional indebtedness may be required to finance other authorized activities. The total
principal amount of bonded indebtedness, including a general obligation (GO) Tlr bond, or other
indebtedness related to the use of tax increment financing will not exceed $1 0,000,000, of which $5,900,000
will be T1F rclated with the remainder being paid with assessments or taxes. Any increase in bonded
indebtedness will require modification to the TlF Plan pursuant to applicable statutory requirements. It is
estimated that $500,000 in interfund loans will be financed with tax increment revenues.
This provision does not obligate the lIRA or City to incur debt. The HRA or City will issue bonds or incur
other debt only upon the determination that such action is in the best interest ofthe City. The HRA or City
may also finance the activities to be undertaken pursuant to the TIF Plan through loans from funds of the
HRA or City or to reimburse the developer on a "pay-as-you-go" basis for eligible costs paid for by a
developer.
The estimated sources of funds for the District are contained in the table below.
SOURCES OF FUNDS
TOTAL
$5,500,000
$100,000
$5,600,000
$500,000
$5,400,000
Tax Increment
Interest
PROJECT REVENUES
Interfund Loans
Bond Proceeds
Subsection 2-10.
Uses of Funds
Currently under consideration for the District is a proposal to facilitate the construction of various publ ic
improvements including a new interchange with Interstate 94 and a portion of the public improvements
adjacent to the District. The HRA and City have determined that it will be necessary to provide assistance
to the project for certain costs. The HRA and City have studied the feasibility of the development or
redevelopment of property in and around the District. To facilitate the establishment and development or
redevelopment of the District, this TIF Plan authorizes the use of tax increment tlnancing to pay for the cost
of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is
outlined in table on the following page.
Monticello Housing and Redevelopment Authority
Tax Im;rclllcnl Finanr,;illg Plan for T(1x Increment Financing District No. 1-.34
2-5
I
USES OF FUNDS
TOTAL
$3,000,000
$500,000
$100,000
$1,000,000
$710,000
$590,000
Land/Building Acquisition
Site Improvements/Preparation
Public Utilities
~~ . \s.4 ~ rtreets and Sidewalks
Interest
Administrative Costs (up to 10%)
PROJECT COSTS TOTAL $5,900,000
Interfund Loans $500,000
Bond Principal* $5,400,000
*Including assessments, bond principal could total over $10,000,000
The above budget is organized according to the Oftice of State Auditor (OSA) reporting forms.
It is estimated that the cost of improvements, including administrative expenses which will be paid or
financed with tax increments, will equal $5,900,000 as is presented in the budget above.
,
Estimated costs associated with the District are subject to change among categories without a modification
to this TIF Plan. Pursuant to MS. Section 469.176, Subd 4(c), revenues derived from increments must bc
spent only to assist the facility directly or ror administrative expenses.
Subsection 2-11.
Business Subsidies
Pursuant to M.S. Sections 1161.993, Subd. 3, the following forms of financial assistance are not considered
a business subsidy:
I
(1) A business subsidy of less than $25,000;
(2) Assistance that is generally available to all businesses or to a general class of similar businesses,
such as a line of business, size, location, or similar general eriteria;
(3) Public improvements to buildings or lands owned by the state or local government that serve a
public purpose and do not principally benefit a single business or defined group of businesses at
the time the improvements are made;
(4) Redevelopment property polluted by contaminants as defined in M.s. Section 116,1552, Subd. 3;
(5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistance provided for designated historic preservation districts, provided that
the assistance is equal to or less than 50% of the total cost;
(6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to
provide those services;
(7) Assistance for housing;
(8) Assistance for pollution control or abatement, including assistance for a tax increment tinancing
hazardous substance subdistrict as defined under M.S. Section 469.174, Subd 23;
(9) Assistance ror energy conservation;
(10) Tax reductions resulting from conformity with federal tax law;
(11) Workers' compensation and unemployment compensation;
Monticello Housing and Redevelopment Anlhol'ity
T(IX Increment FiTlH.ncing Plan for T~lX Increment Financing District No. 1-34
2-6
I ( 12)
(13)
(14)
(15)
( 16)
( 17)
( 18)
(19)
(20)
(21 )
(22)
Benefits derived from regulation;
Indirect benefits derived from assistance to educational institutions;
runds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and
bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal
Revenue Code of 1986, as amended through December 31, 1999;
Assistance for a collaboration between a Minnesota higher education institution and a business;
Assistance for a tax increment financing soils condition district as defined under M.S. See/ion
469174, Suhd. 19;
Redevelopment when the recipient's investment in the purchase of the site and in site preparation
is 70 percent or more of the assessor's current year's estimated market value;
Gcneral changes in tax increment financing law and other general tax law changes ofa principally
technicalnaturc.
Federal assistance until the assistance has been rcpaid to, and reinvested by, the state or local
government agency;
Funds from dock and wharf bonds issued by a seaway port authority;
Business loans and loan guarantees of $75,000 or less; and
Fcderal loan funds provided through the United States Department of Commerce, Economic
Devclopment Administration.
The HRA wi II comply with MS., Section 1161. 993 to 1161. 994 to the extcnt the tax increment assistance
under this TIF Plan does not fall under any of the above exemptions. 'fhe project is cxpected to be exempt
under clause (3 and/or 17).
Subsection 2-12. County Road Costs
,
Pursuant to MS., Section 469.175, Subd. 1 a, the county board may requirc the H RA or City to pay for all or
part of the cost of county road improvements if the proposed development to be assisted by tax increment
will, in the judgement ofthe county, substantially increase the use of county roads requiring construction of
road improvements or other road costs and if the road improvements are not scheduled within the next five
years under a capital improvement plan or within five years under another county plan.
If the county elects to use increments to improve county roads, it must notify the City within forty-five days
of receipt of this TIF Plan. The HRA and City are aware that the County could claim that tax increment
should be used for county roads, even after the public hearing.
Subsection 2-13. Estimated Impact on Other Taxing Jurisdictions
The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the T1F
Plan would occur without the creation of the District. However, the HRA or City has determined that such
development or redevelopment would not occur "but for" tax increment financing and that, therefore, the
fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as
follows if the "but for" test was not met:
I
Monticello Housing ;uHI Redevelopment Authority
Tax Incremt:nl Financing Plan 1'01' Tax Incrcmt:nt financing Dislrict No. I ~::;4
2.7
I
I
I
IMPACT ON TAX BASE
Wright County
City of Monticello
ISD No. 882
2004/2005
Total Net
Tax Capacity
90,204,086
11,863,014
18,405,444
Percent of CTC
to Entity Total
0.3461 %
2.6319%
1.6964%
Estimated Captured
Tax Capacity (CTC)
Upon Completion
312,226
3 12,226
312,226
IMPACT ON TAX RA TES
Wright County
City of Monticello
ISD No. 882
Other (Hospital)
Total
200412005 Percent Potential
Extension Rates of Total CTC Taxes
0.344140 28.18% 3 12,226 107,449
0.5865 I 0 48.03% 3 12,226 183,124
0.263790 21.60% 3 12,226 82,362
0.026670 2.18% 3 12.226 8.327
1.22 I II 0 100.00% 381,262
The cstimates listed above display the captured tax capacity when all construction is complcted. The tax rate
used for calculations is the actual2004/Pay 2005 rate. The total net capacity for the entities listed above are
based on estimated Pay 2005 figures. The District will be celiified under the actual 2005/Pay 2006 rates,
which were unavailable at the time this TIF Plan was prepared.
Subsection 2-14. Supporting Documentation
Pursuant to MS Section 469. J 75 Suhd 1, clause 7 the HI" Plan must contain identification and description
of studies and analyses used to make the determination set forth in M.S Section 469.175 Suhd 3, clause (2)
and the findings are required in the resolution approving the TIF district.. Following is a list of reports and
studies on file at the City that support the Authority's findings:
;\ list ofapplicahli: studies will be listed hcre prior to the public hearing.
Subsection 2-15. Definition of Tax Increment Revenues
Pursuant to M.S., Section 469.174, Subd. 25, tax increment revenues derived from a tax increment financing
district include all ofthe following potential revenue sources:
I. Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under M.S.,
Section 469.177;
2. The proceeds from thc sale or lease ofpropeliy, tangible or intangible, purchased by the HRA or City
with tax increments;
3. Repayments of loans or other advances made by the HRA or City with tax increments; and
4. Intercst or other investment earnings on or from tax increments.
Monticello lIollsing "nd Redevelopment ^nthority
Tax Incre1TleTlt Financing Plan for Tax Incrclllcnl Finallcing District No. 1-34
2.R
,
I
I
Subsection 2-16. Modifications to the District
In accordanee with MS. Section 469.175, Suhd 4, any:
I. Reduction or enlargement of the gcographic area of Central Monticello Redevelopmcnt Projeet No.
1 or the Distriet, ifthe reduction does not meet the requircments ofMS, Section 469.175, S'ubd. 4(e);
2. Increase in amount of bonded indebtedness to be incurred;
3. A determination to capitalize interest on debt if that determination was not a part of the original TIF
Plan, or to increase or deerease the amount of interest on the debt to be capitalized;
4. Increase in the portion of the captured net tax capacity to be retaincd by the !-IRA or City;
5. Increase in the estimate of the east ofthe project, including administrative expenses, that will be paid
or financed with tax increment from the Oistriet; or
6. Designation of additional property to be acquired by the HRA or City,
shall be approved upon thc notice and after the discussion, publie hcaring and lindings required for approval
ofthc original TIF Plan.
The I-IRA or City must notify the County Auditor of any modi fication that reduces or enlarges the geographic
area of Central Monticello Redevelopment Project No.1 or thc District. Modifications to the District in the
form of a budget modification or an expansion of the boundaries will be recorded in the TIF Plan.
Subsection 2-17. Administrative Expenses
In accordance with M.S, S'ection 469 J 74, Suhd 14, administrativc expenses means all expenditures of the
HRA or City, other than:
I. Amounts paid I'llI' the purchase of land;
2. Amounts paid to contractors or others providing materials and scrvices, including architectural and
engineering services, directly connccted with the physical development ofthc real property in the
project;
3. Relocation benefits paid to or services provided fi)1' persons residing or businesses located in the
project; or
4. Amounts uscd to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued
pursuant to MS, Section 469.178; or
5. Amounts used to pay other financial obligations to the extent those obligations were used to finance
costs described in clauses (I) to (3).
For districts for which the request for certification were made before August I, 1979, or after June 30, 1982,
administrative expenses also include amounts paid for serviees providcd by bond counsel, fisea] consultants,
and planning or economic development consultants. Pursuant to MS., ,)'ection 469.176, Subd. 3, tax
inerement may be uscd to pay any authorized and documented administrative expenses for the District up
to but not to exceed 10 pereent ofthe total estimated tax increment expenditures authorized by the TIF Plan
or the total tax incrcments, as defined by MS., Section 469174, Suhd. 25, clause (1), from the Distriet,
whichever is less.
Pursuant to MS, Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual
administrative expenses incurred in connection with the District. The county may require payment ofthose
expenses by February 15 of the year following the year the expenses were incurred.
Pursuant to M.S, Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount (currently .36
percent) of any inerement distributed to the I-IRA or City and the County Treasurer shall pay the amount
MOllli<:dlo fInusillr and Redcvclopmenl Authority
Tnx Increment Financing Plan for Tax IncI"crncnt Financing District No. 1-34
2-9
deducted to the State Treasurer for deposit in the state general fund to be appropriated to the State Auditor
for the cost of tlnancial reporting of tax increment financing information and the cost of examining and
auditing authorities' use of tax increment financing. This amount may be adjusted annually by the
Commissioner of Revenue.
Subsection 2-18. Limitation of Increment
Pursuant to MS., Section 469.176, Subd. 1 a, no tax increment shall be paid to the HRA or City for the District
after three (3) years from the date of certitlcation of the Original Net Tax Capacity value of the taxable
property in the District by the County Auditor unless within the three (3) year period:
(1) Bonds have been issued in aid ofthe project containing the District pursuant to MS., Section
469178, or any other law, except revenue bonds issued pursuant to M.s., Sections 469.152
to 469.165, or
(2) The HRA or City has acquired property within the District, or
(3) The HRA or City has constructed or caused to be constructed public improvements within
the District.
The bonds must be issued, or the HRA or City must acquire property or construct or cause public
improvements to be constructed by approximately June, 2008 and report such actions to the County Auditor.
The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District
may be terminated ifsufficicnt funds have been irrevocably deposited in the debt service fund or other escrow
account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or
redemption date.
Pursuant to M.S., Section 469.176, Subd. 6:
if, afterf(mr years from the date ofcert(fication of the original net tax capacity of the tax increment
financing district pursuant to M.S, Section 469177, no demolition, rehabilitation or renovation of
property or other site preparation, including qualified improvement of a street adjacent to a parcel
but not installation of'utility service including sewer or water systems, has been commenced on a
parce/located within a tax increment jinancing district by the authority or by the owner qf the parcel
in accordance with the tax incrementjinancing plan, no additional tax increment may he takenfrom
that parcel and the original net tax capacity of that parcel shall be excludedfi'om the original net
tax capacity of the tax increment financing district. if the authority or the owner of the parcel
subsequently commences demolition, rehabilitation or renovation or other site preparation on that
parcel including qualified improvement of a street adjacent to that parcel, in accordance with the
tax increment financing plan, the authority shall certifv to the county auditor that the activity has
commenced and the county auditor shall certify the net taX capacity thereofas most recently certified
by the commissioner of revenue and add it to the original net tax capacity of the tax increment
financing district. The county auditor must enforce the provisions of this subdivision. The authority
mus t submit to the county auditor evidence that the required activity has taken place for each parcel
in the district. The evidence for a parcel must be submitted by February 1 ofthefifth year following
the year in which the parcel was certified as included in the district. For purposes of this subdivision,
qualified improvements ofa street are limited to (1) construction or opening of a new street, (2)
relocation of'a street, and (3) substantial reconstruction or rehuilding of an existing street.
Monticello Housing and Redevel(Jpmcnt Authority
Tax Increment Financing Piau fOl' Tax rllcrement Financing: District No. 1~34
2-10
The HRA or City or a property owner must improve parcels within the District by approximately June, 2009
and repOlt such actions to the County Auditor.
Subsection 2-19. Use of Tax Increment
'I'he HRA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable
property located in the District for the following purposes:
I. To pay the principal of and interest on bonds issued to finance a project;
2. To pay for project costs including as identified in the budget set forth in the TIF Plan;
3. To finance, or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd 4;
4. To pay principal and interest on any loans, advances or other payments made to or on behalf of the
HRA or City or for the benefit of Central Monticello Redevelopment Project No.1 by a developer;
5. To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing
the payment when due of principal of and interest on bonds pursuant to the TIF Plan or pursuant to
M.S, Chapter 462C. MS., Sections 469.152 through 469165, and/or MS. Sections 469.178; and
6. To accumulate or maintain a reserve securing the payment when due of the principal and interest on
the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, MS., Sections 469.152
through 469.165, and/or M.S. Sections 469.178.
These revenues shall not be used to circumvent any levy limitations applicable to the HRA or City nor for
other purposes prohibited by MS, Section 469.176, Subd 4.
Subsection 2-20. Excess Increments
Excess increments, as defined in M.S., Section 469.176, Subd 2, shall be used only to do one or more of the
following:
I. Prepay any outstanding bonds;
2. Discharge the pledge of tax increment for any outstanding bonds;
3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or
4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in
proportion to their local tax rates.
In addition, the HRA or City may, subject to the limitations set forth herein, choose to modify the TIF Plan
in order to finance additional public costs in Central Monticello Redevelopment Project No. I or the District.
Subsection 2-21. Requirements for Agreements with the Developer
The HRA or City will review any proposal for private development to determine its conformance with the
Redevelopment Plan and with applicable municipal ordinances and codes. To facilitate this effort, the
following documents may be requested for review and approval: site plan, construction, mechanical, and
electrical system drawings, landscaping plan, grading and storm drainage plan, signage system plan, and any
other drawings or narrative deemed necessary by the HRA or City to demonstrate the conformance of the
development with ERA or City plans and ordinances. The HRA or City may also use the Agreements to
address other issues related to the development.
MontICello Housing 'lIld Redevelopment ^\Ilhority
Tax Increment Financing Plan for Tax Increment Financing District No. 1-14
1-11
Subsection 2~22.
Assessment Agreements
Pursuant to M.S., Section 469.177, Suhd. 8, the HRA or City may enter into a written assessment agreement
in recordable form with the developer of property within the District which establishes a minimum market
value of the land and completed improvements for the duration of the District. The assessment agreement
shall be presented to the County Assessor who shall review the plans and specifications for the improvements
to be constructed, review the market value previously assigned to the land upon which the improvements are
to be constructed and, so long as the minimum market value contained in the assessment agreement appears,
in the judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the
minimum market value agreement.
Subsection 2-23. Administration of the District
Administration of the District will be handled by the Executive Director of the HRA.
Subsection 2-24. Annual Disclosure Requirements
Pursuant to MS., Section 469.175, Subd. 5, 6 and 6a the HRA or City must undertake financial reporting for
all tax increment financing districts to the Office of the State Auditor, County Board, County Auditor and
School Board on or before August 1 of each year. M.S, Section 469175, Subd 5 also provides that an annual
statement shall be published in a newspaper of general circulation in the HRA or City on or before August
15.
If the lIRA or City fails to make a disclosure or submit a report containing the information required by MS
See/ion 469.175 Suhd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution of
tax increment from the District.
Subsection 2-25. Reasonable Expectations
As required by the TlF Act, in establishing the District, the determination has been made that the anticipated
development would not reasonably be expected to occur solely through private investment within the
reasonably foreseeable future and that 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 the 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 District permitted by the TIF Plan. Tn making said
determination, reliance has been placed upon written representation made by the developer to such effects
and upon HRA or City staff awareness of the feasibility of developing the project site. A comparative
analysis of estimated market values both with and without establishment of the District and the use of tax
increments has been performed as described above. Such analysis is included with the cashflow in Appendix
D, and indicates that the increase in estimated market value ofthe proposed development (less the indicated
subtractions) exceeds the estimated market value of the site absent the establishment of the District and the
use of tax increments.
Subsection 2-26. Other Limitations on the Use of Tax Increment
1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF
Plan. The revenues shall be used to finance, or otherwise pay the capital and administration costs of
Central Monticello Redevelopment Project No. I pursuant to the M.S., Sections 469.124 to 469.134. Tax
increments may not be used to circumvent existing levy limit law. No tax increment may be used for 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
Monticello Housing and Redevelopmont Authority
Tax Increment Financing Plan for Ta.'\ Increment Financing Disll'ict No. I ~34
1-12
government or the state or federal government. This provision does not prohibit the use of revenues
derived from tax increments for the construction or renovation of a parking structure. Pursuant to M.S..
Section 469. J 76, Subd. 4/.. no tax increment may be used for a commons area used as a public park or
a facility used for social, recreational, or conference purposes. This subdivision does not apply to a
privately owned facility for conference purposes or a parking structure.
2. Poolinf! Limitations. At least 80 percent of tax increments from the District must be expended on
activities in the District or to pay bonds, to the extent that the procccds of the bonds were used to finance
activities within said district or to pay, or secure payment ot~ debt service on credit enhanced bonds. Not
more than 20 percent of said tax increments may be expended, through a development fund or otherwise,
on activities outside of the District except to pay, or secure payment of: debt service on credit enhanced
bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they
were solely for activities outside of the District.
3. Five Year Limitation on Commitment of Tax Increments. Tax increments derived from the District shall
be deemed to have satistied the 80 percent test set forth in paragraph (2) above only if the tive year rule
set forth in M.S., Section 4691763, Subd. 3, has been satisfied; and beginning with the sixth year
following certification of the District, 80 percent of said tax increments that remain after expenditures
permitted undcr said tlve ycar rulc must be used only to pay previously committed expenditures or credit
enhanced bonds as more fully set forth in M.S'., Section 469.1763, Subd. 5.
4. Renewal and Renovation District. Pursuant to MS, Section 469.176. Subd. 4). At least 90 percent of
the revenues derived from tax increment from a renewal and renovation district must be used to finance
the cost of correcting conditions that allow designation of renewal and renovation districts under MS.
Section 469.174. These costs include, but are not limitcd to, acquiring properties containing structurally
substandard buildings or improvements or hazardous substanccs, pollution, or contaminants, acquiring
adjacent parcels necessary to provide a site of sufficient size to permit development, demolition and
rehabi litation of structures, clearing of the land, the rcmoval of hazardous substances or remediation
necessary for development ofthe land, and installation of utilities, roads, sidewalks, and parking facilities
for the site. The allocated administrative expenses ofthe HRA or City, including the cost of preparation
ofthc dcvelopmcnt action response plan, lTlay be included in the qualifying costs.
Subsection 2-27.
Summary
The HRA or City is establishing the District to preserve and enhance the tax base, redevelop substandard
areas, provide an impetus for commercial and industrial development by improving the efficiency of the
transportation system, including access to the interstate highway system and roads adjacent to the interchange
with the interstate highway. The T1F Plan for the District was prepared by Ehlers & Associates, Inc., 3060
Centre Pointe Drive, Roseville, Minncsota 55113-1105, telephone (651) 697-8500.
MontlcLllo H{)II~ill!! and Kcdcvelnprnenl Authority
T"x Increment Financing Plan for Tux lnc:rcrnellt Financing District No. 1-34
2-1 J
APPENDIX A
PROJECT DESCRIPTION
The City of Monticello is coordinating a large public improvement project which involves the State of
Minnesota, Wright County, and private parties in the construction of a new freeway interchange with 1-94.
As a pm1 ofthe estimated $16,000,000 project, the City is responsible to acquiring key pieces of property for
right-or.way purposes. The City's estimated share of the project is over $4,000,000, but could be much
higher. The reason for the increascd costs would be for an unknown payment for land on a piece of property
which is the City has commenced condemnation and has also commenced annexation proceedings. The T1F
will assist in covering a portion of the City's cost and to minimize the impact of a higher than expected
payment for land associated with the public improvements.
Without the interchange and right-of-way acquisition, development in the T1F district of similar size and
scope would not occur and development of the area would take longer and would not be expected to result
in a market value as high as expected with the new commercial in the T1F District and commercial and
industrial development adjacent to the interchange. Because the property to be included in the District
contain buildings which meet the qualifications ofthe TIF with substandard and ineftleient buildings and land
uses, the timeframe for improving the area would also be extended substantially.
The property to be included in the TIP includes the parcel under condemnation and a portion of the new
development, limited to the Target store and adjacent retail of approximately 35,000 s.f. Therefore, a
substantial public benetlt will be realized immediately from thc City's efforts from new development.
The privatc developers will be responsible for their own land acquisition and are being assessed or traded for
land at over $5.4M.
APPENDIX
A-I
APPENDIX C
DESCRIPTION OF PROPERTY TO BE INCLUDED IN TlF D1STRICT*
The District encompasses all propel1y and adjacent rights-of-way identified by the parcels listed below.
Original Parcel To Be Platted As:
Numbers
2131 11 000161
213000182300 The parcels are being re-platted or annexed. It is
155011000122 expected that upon approval of the District, four new
parcels will be created and new parcel numbers will
155011000153 be assigned by Wright County. This information will
155011000151 be provided prior to the request for cer#lication.
155011000170
APPENDIX
C-I
5/27/2005 Page 1 of 2
. EHLERS
Monticello HRA: 1-94 Improvements
T1 F District #34
nWII.wll8ililil
District Type
District Numb~r'
Infl<:!\ion Rl:Ile - I;;very Year
Interest Rate
Prl!l'sent Value Date
Local lax Rate - Maximum
Fiscal Oisparities Election (A-insidi!l or S-oulside)
Year Disttict was certified
Assumes First Tax: Increment For District
Year District was modified
Development loc.aled in modified area
A.ssumes First Tax Increment for Project
Years of Tax Increment
Assumes Last Year of Tax Increment
"III1ElIrallll\lllUB11li_H:W\l'''''' RililWwiWI
Renewal and Renovation
34
0,0000%
5.5000%
01-Aug-<l5
122.1110D/o Pay 2005
N/A
Pay 2006
2008
N/A
No
2008
16
2023
Fiscal Disparities Ratio
Fiscal Disparities Metro Wide Tax Rate
Local Tax RalE;! - Currsn1
State Wide Property Tax R.;Ite (usec:l for to1.;i1 tlilxes)
Market Value Tax Rate (used for total taxes)
0.0000%
0.0000%
122.1110% P.Y 2005
51,1210% Pay 2005
0.054411/0 Pay 2005
Commerciallnduslrial Class Rate
Fi". 150,000
Over 150,000
Rental Class Rate
Residental Class Rate
Fi". 500,000
1.50%-2.00%
1.5011/0
;,2.00%
1.25%
1.00%-1.25%
1.00'%
Clal;j;5 R"te After
land Building Total Class Base After Conversion Dale
Map ID PID Mark&t Valu~ Mal"ket ValuQ Mark9t Value Rat. Tax Capacity Conversion Tax Capacity Payabli:!
213111000151 340,000 161,900 502,400
213000182300 59.500 0 09,000
155011000122 161.200 699.000 860.200
155011000153 7.700 0 7.700
155011000151 69,100 0 69,100
155011000170 219,100 97,200 316,300
To'ti'i's'~ .....'{ai"S,200-.---- 35.554 1.50%-2.00% 35,554 2008
Total Mark!:!t Vahj~ Taxe!!; p@ir To"tal Market Class Project Year Date
Pt'laSe U.e So. Ft./Unit. So. Ft./Unil> So. Ft./Unit$ r..;xes Valu. Rat@i Tax Capacity Construct@id Pay.~le
1 Targel 174,550 80.00 $2.81 490,093 13.964.000 1.50%-2.00% 278,530 2006 2008
2 Retail 35,000 100.00 $3.48 121,865 3,500,000 1.50%-2.00% 69,250 2007 2009
TOTAL 611,S58 17,464,000 347,780
Not@:
1, T,':Ix i,!'stirml'WS ;;Ire based on market v~ll,.le,
::t TIF fun assumes 100"'/1/ of tl'l'9 building is con!.tructed by January 2. 2006 for payable 2007,
U
Total Local Fiscal Local Fiscal State-wide Fi$c.1 $ta".wi~. Market
U.e Tax Tax Disparities Tax Oi$paritle$ Property Loc.:al Disparities Property Value Total
Capacity Capacity Tax CaDilcitv Rat. Tax Rate Tax Rate Taxes T~xe$ Ta;xe$ Tues Taxes
T.",et 278,530 278,530 0 1.22111 0.00000 0.51121 340,116 0 142,387 7;189 490,Q93
Retail 69,250 69,250 0 1.22111 0.00000 0.51121 84,552 0 35,401 1.9112 121885
TOTAL 347,780 347,780 -~~~.~-~ ~ 424,878 0 177,789 9,"'92 611.958
Not&~
1. Monticello does 'lot pay Fi.sc~1 Disparities.
No.
Captu~d
Not
Captured
Prepared by Ehlers
tifll.ln 1
5/2712005
Page 2 of 2
"
EHLERS
MONTICELLO HRA: 1-94 IMPROVEMENTS
':/::".' ., C .",il/vm;
Ba!ie Project Fiscal Captured Semi-Annual State Admin. S~ml-A.nnLlal Serni~Annual PAYMENT OATE
PERIOO BEGINNING Tax T.. Disparities Tax Gross Tax Auditor al Net Tax Present PERIOO ENOING
Yrs. Mth, Yr. Caoacitv Caoacitv Reduction Capacjtv Increment 0.36% 10.00% Increment Value Yrs. o~~~i----f065
0.0 02-01 2005 35.554 35,554 0.0
0.0 08-01 2005 35,554 35.554 0 Presont Value Date - 8-01-05 0 0 0 0 0.0 02-01 2006
0.0 02-01 2006 3'.004 35.554 0 0 0 0 0 0 0 0.0 08-01 2006
0.0 08-01 2006 35,554 35.054 0 0 0 0 0 0 0 0.0 02-01 2007
0.0 02-01 2007 35.554 35.554 0 0 0 0 0 0 0 0.0 06-01 2007
0.0 08-01 2007 35,554 35,554 0 0 0 0 0 0 0 0.0 02-01 2008
0.0 02-01 2008 35,554 278,530 0 242.978 148.350 (534) (14,782) 133,035 113,051 0.5 08-01 2008
0.5 08-01 2008 35.554 27a.530 0 242,976 148,350 (534) (14,782) 133,035 223,076 1.0 02-01 2009
1.0 02.01 2009 35,554 347,780 0 312.226 190.631 (686) (18.994) 170,950 360,675 1.5 08-01 2009
1.5 08-01 2009 35,554 347.780 0 312.226 190.631 (686) (18.994) 170,950 494,591 2.0 02-01 2010
2.0 02-01 2010 35,554 347,780 0 312.226 190.631 (686) (18.994) 170.950 624,923 2.5 08-01 2010
2.5 08-01 2010 35,554 347,780 0 312.226 190.631 (686) (18,994) 170,950 751.767 3.0 02-01 2011
3.0 02-01 2011 35,554 347,780 0 312.226 190.631 (686) (18.994) 170.950 875.217 3.5 08-01 2011
35 08.01 2011 35,554 347,780 0 312.226 190.631 (686) (18.994) 170.950 995.362 4.0 02-01 2012
4.0 02-01 2012 35,554 347.780 0 312,226 190,631 (686) (18,994) 170,950 1,112,291 4.5 08-01 2012
4.5 08-01 2012 35.554 347.780 0 312.226 190.63'1 (686) (18,994) 170,950 1,226.091 5.0 02.01 2013
5.0 02-01 2013 35,554 347,780 0 312.226 190.631 (686) (16,994) 170,950 1,336,846 5.5 06-01 2013
5.5 08.01 2013 35.554 347,780 0 312.226 190.631 (686) (16.994) 170.950 1.444.636 6.0 02-01 1014
6.0 02-01 2014 35.554 347.780 0 312.226 190.631 (686) (18,994) 110,950 1,549,541 6.5 08-01 2014
6.5 06-01 2014 35.554 347.780 0 312.226 190,631 (666) (18,994) 170,950 1,651,639 7.0 02-01 2015
7.0 02-01 2015 35.554 347,780 0 312.226 190.631 (666) (18,994) 170,950 1,751.004 7.5 08-01 201,
75 08.01 2015 35,554 347,780 0 312.226 190,631 (666) (16.994) 170.950 1.647.709 8.0 02-01 2016
8.0 02.01 2016 35,554 347,780 0 312.226 190.631 (666) (16,994) 170.950 1.941,627 8.5 06-01 2016
85 08-01 2016 35,554 347,760 0 312.226 190.631 (686) (18.994) 170.950 2,033.425 9.0 02-01 2017
D.O 02-01 2017 35,554 347,780 0 312.226 190,631 (686) (18.994) 170.950 2.122.572 9.5 08-01 2017
9.5 08-01 2017 35,554 347,760 0 312,226 190,631 (666) (18.994) 170.950 2.209.333 10.0 02.01 2018
10.0 02-01 2018 35,554 347.780 0 312.226 190.631 (686) (16,994) 170.950 2,293,772 10.5 08-01 2018
10.5 OB-01 2016 35.554 347,780 0 312,226 190,631 (666) (18.994) 170.950 2.375.951 11.0 02-01 2019
11.0 02-01 2019 35.554 347.780 0 312,226 190,631 (666) (18.994) 170.950 2.455.930 11.5 06-01 2019
11.5 06-01 2019 35.554 347.780 0 312.226 190,631 (686) (16,994) 170.950 2.533.769 12.0 02-01 2020
12.0 02-01 2020 35.554 347.760 0 312.226 190,631 (686) (18,994) 170.950 2.609,525 12.5 08.01 2020
12.5 06-01 2020 35,554 341.780 0 312.226 190.631 (686) (16.994) 170.950 2,663.253 13.0 02-01 2021
13.0 02.01 2021 35.554 347,780 0 312.226 190.631 (686) (16.994) 170.950 2.755.008 13.5 08-01 2021
13.5 08-01 2021 35.554 347.780 0 312,226 190,631 (686) (18,994) 170,950 2.824,842 14,0 02"01 2022
14.0 02-01 2022 35,554 347,780 0 312.226 190.631 (686) (18.994) 170.950 2,692.606 14.5 06-01 2022
14.5 06-01 2022 35,554 347.780 0 312,226 190,631 (686) (18,994) 170.950 2.958,954 1'.0 02-01 2023
15.0 02-01 2023 35.554 347.780 0 312,226 190,631 (6B6) (16,994) 170.950 3.023,330 15.5 08.01 2023
15.5 08-01 202;) 35,554 347.780 0 312.226 190.631 1666\ 116994\ 170.950 3 065.963 16.0 02-01 --~
IPresl;!nt Value Date ~ 8...o1-0~ Totals w..__. 6015635 121656 1599 3981 539H61
3,.53.5,B93 112,389 1342,887 3085,983
Note:
1. State Auditur p.aYrflE!f1t i:!ii b<Jsed on 1M ~lalf, pOly 2004 ~ctuilll:lnd may jncmas~ ovor term of di~trict.
2. A~f,(jm(l-f;. developmcnlls constructed in 2006, nsscsscd in .2007 and first incri!lmllnt is pllid ii' 2008.
3. Arnowit of lrlCrerllp.l1t will vary depending upon mark@tviJ.luff., t.1)( rates, class rates, ~ol'~h"uctiOI' schN.hlll!! and inflatltm {In mi'ltk~t value.
4. Infl<JfilJn on tIn', r,ate$, ca.nnot be cRptured" TAX RATES COULD DECLINE
5. .rl~ does not c~pture state: wide propel1y tj])(Iit!iI or market vnhw prop~~rty t,al(e5.
6. A,S$umfHi no inflationary increment jn 2007.
11m' Ta~ Inuemcl1( is C:llcul:ltCI
ToWI PI'Ollt~r(~.Tllu:S
Icss Stlllc.Lu:
Icss MlIrket Vallue TilX
h.:~s Existillj.lTlI:\CS
Annual TIIX Incremcnt Filllllwinc
611,1J5,H
-177,789
-9,.11)2
--I3AI::: (.~timlllc
,lHl.2ti! lt~SS lll'~' admin. F~ts
I!1l
Current Markel ValUE! - Est 1,815.200
Ne'w Market Val(l(l . E:..\. 17,464,000
Difflilrel1\;:1J 15,648,800
Present Value 01 rax Increment 3,523,botJ
Differenc:e 12,125,295
Value 1,..Ikl?1 to Cl::cur WltOOUt 'Tax Increment ~ Less l'han 12,125,295
P~p;llred by l::"l~r$
fit run 1
APPENDIX F
BUT/FOR QUALIFICATIONS
Current Market Value - Est.
New Market Value - Est.
Difference
Present Value of Tax Increment
Difference
Value Likely to Occur Without Tax Increment is Less Than:
1,815,200
17,464,000
15,648,800
3,523,505
12,125,295
12,125,295
More information to be added to prior to the public hearing
APPENDIX
f-I
HRA Agenda - 06/01105
6. Consideration of an update to the Mav 26 meetinl! with property owners of Block 35.
This will be a verbal update. Attached is the prepared agenda.
1
INFORMATION GATHERING
BLOCK 35 PROPERTY OWNERS
Thursday, May 26, 2005 - 3:30 p.m.
Academy Room - City Hall
Block 35 property owners
Mayor Herbst and Council member Mayer (HRA Council Liaison)
HRA Chair Lahr and HRA Vice Chair Frie
Chamber Director Wojchouski
City Administrator Wolfsteller and Deputy Administrator O'Neill
Economic Development Director Koropchak
PURPOSE: 1. To identify the role of an HRA in redevelopment.
2. To gather information from the property owners as to their long-term plans and
interest in redevelopment of Block 35.
A. Mayor Herbst supports downtown redevelopment.
B. The role of the HRA (Housing and Redevelopment Authority) is to act as a facilitator for
redevelopment of a designated area.
I. Assist to determine the boundary lines for redevelopment through discussion with
property owners.
2. Assist to determine ideas for new development based on property owners input and
compatibility with the Monticello Comprehensive Plan.
3. Assist to determine the economic feasibility of a proposed new development (cash
flow).
4. Assist in soliciting a request for proposal for redevelopment.
C. Powers of an HRA are governed by the Minnesota Statutes.
1. Create Redevelopment TIF District - Must meet the definition of improved parcels and
structurally substandard buildings. Determined by consultant after an interior
inspections.
A. Tax increment (net taxes between the existing tax base and the new [improved] tax
base.)
B. Eligible costs: acquisition, demolition, relocation, site or public improvements.
C. Reasons for redevelopment: Age of existing building(s), high turn-over rate, low
vacancy rates, invasion of big boxes, other new commercial/retail development, etc.
D. Gather information from property owners.
1. Do you agree with the need to redevelop Block 357 Yes No
2. What is your long-term plans?
a) Buy-out/cash out.
b) Relocate your business (Desire to lease or ownership [re-investment].)
c) Will keep options open.
d) Happy as is, no desire for redevelopment.
3. Is your property owner-occupied? _ Yes _ No
4. Is your property leased out? Yes _No
a) If yes, how many tenants do you have?
b) Length of Lease Agreement? Five years or longer
annual lease monthly lease.
E Is there an interest to redevelop Block 35 or a portion of Block 35 by the property owners?
Yes No
Owner
2
1/.
/ l
I~
)
, ,"\.. ''''','':'~~''''<<:<<'"'m'''':>''':''''", ,. "..' \',
j. L)ltrrZn [r~~mMh '~Ii]J.[IT!~I3:rE}sz~E:~'?"
t
[111.'; t;drt \:H:!"l('.l f.~I~f."l't ~~.de-r,:til)t, I~I(-.j;, '0.::lndct,/\, Uf:;lp
~'::t.ic:~,~:
(*1 (:,i, f['/l,ijn~;~ @ .. l;G1 ~ 0 ~
Lj cS ~ ~ ~ (1B .t
:.!: .t,'" 0 It?
.............._.~~:......M,~".",'~~~__.~.~.~<.~~~~
I 1.."!H;;riliIif1,u1Hm~C]5j~.ilbir ^~In,^, "F=~ _ 'ItL xi;1 .. i
r....".I'''m'-;,';;;'".", T'S't;-;;;;;;;"" r~"'p'A~~iL:m'.-T =" 'TP'soirrHAM'[-=T""'-="'TPHAM["~~;;;;;; j
"I 28::9 F'rllygOfl 1550 I 00151 SO .~\'.!1ECIO-KArvst-:I,(.Rf~IG ,j, SdSAI~ CR,t..IG;1 s-.U$.AN SV'AECKHC1\.\Ch:1 j
?q42 poIY~Jr.:lr~f 155010035140 fy1.'JNTlCELLQ LODGE #'6 MONTICELLO LCD,J.E #i b 1
1845 I""ygon 155(1100:,5131 LOCH ,JE.",\iELER::: 1,t;CH ,'P~\ELER;; I..'.'
295~ PoIYl/Qn 165(110(135'130 . LC,CH,.4.LAN ,.I, Mi)N;(A ,$ ~;rEPHEN ALAN .J, MC;J~ICi'. ,~ STEPHEN l.O':H
235~ POI~/gr:ln '155(100)512'1 . .:'~i~H~..lI~'iDf!R.D\~J\jGL.,.l,S' :.l1l<f..,Rfi~ t;~. r..<)!.Jr:.{,.l~.:~;.3 ,;,: KJ\REtJ M S(HNEIOf.F.'
-. 2%6 POhlM\ 155(11 003S'120 ft/~OSTO,,!AME':1 P S .JILL L )/)MEo P'" .JILL LAGC;STO i
2972 Polygon 155010035100 'S(j~'I'~jE'16E'R~.D0U;~L~i,s' J',i' i{,I\REt<J M OOU(fLAS.J is t<,AREI<J M SOiNEIDEfi j
ZJ77 Pulygorl .1550.1 0035030 L.~,RSr:A~i Pfi:C.rEF:TIES II Ltl.RS(lbl PROr'E~~TIE:: 11 I
21<31 Pr:,lyW'" 1550'1 00,:5080 SC~~i'lEIDER ,DOUGL!',"; ,.I 3. K ARE!" 101 .. D6UOlj;S:j"I';AREN M SCHNEIDER j
2837 Pol\,'gor, 1550100:35070 MCCARTY,N,t,NCil', NAcKY A, MCCARTv I
ii~9~' Polygorl 16501OCl350E..l :CIT"Y I)f MONTICELL(J (11'/ elF M(+,rrl(.t~,UJ> )
,008 POlygor, 15501Q[1'jS010 . i] IV OF MOIHICELLC ,;n y (of M')NTI(EI.LC' j
....~~~?11 Pr..lygl;ln 15:=1010ci3i.o11 . CITY (If MONTICELLO crv ()F MC:;IIITICELLO
3024 Pol\'gon '1550100'35060 THICI,PENN',' ,BRIAN [,&P AHELP,. S eRIAf~ r&P AMELI'. S THICI\F'EI%I'(
3,);npc.lygon 155010035042 Cii';i ,;;1" I~OI~i'ICELL6 or,' OF MONTICELLO
- 3036 Pol\,ooro '1550100:3504:3 'fLlC~:EF: ,MAR:I'IE P 8 MARIE R MARNE P oS MARIE R FLICKER
3054 P,;lygon 155(1 10035041 . FLlCI(ER ,MARNE P S MilHIE R'i~Ii,Ri~EPi.~iARiEf;:rLl(;l':ER
3089 Po-"HJon15501 0035040 FLI(I(ER.MARhIE P S MARIE R MAm"E PS MARIER FLlcf:ER
t
I
,!'-J
I,J
d
I.J
U
. '.J
.Id
1:-1
I'.J
d
U
Di"~,II'
"";:'::, I,' i
i Record
Extr~nd .
~,!J<LU
OP~ll';"lI'l~ ... i
i
j
;
I
~i~
!
!J
~I
ShrJW ~ SeleCl.1~d Re-Ci'ld..~ [18ouh."l158J3Selec1ed,)
l
iiJjStart i
...................,;
! [l;pa,ce:.F<.e".! Qr".ollie - ".
o CJ,'~;(i} ~o <>
7,:23 PJ'v~
..",'1.
.""w
~.~Wflght;(o,
lit'
''',ilI!r~'j'
.'
f
..,,~:~~~,
f,
;1'1
-,
r
. i,"
.~;f.,l'~ ,
..:'fI1
'I
'Ii;
.:;'t'
##;"1
...
~I
I'
.t'
,,"'"
.^~
'I
,.
,,,..
."",~"
:~
~'k,
:t' ~,
.;f
if,
"...........:
'" '." "',1
. ' .,~..
.lIlO
','
I'f'"
. 1'''''?;'1f~\
'"'~;
1
.....~I,
......~.',
"~'i"'~
;~':;i,1iU
,~.
'~:~:~hIt("
""Iill<.~~
~:'i
;i~
~',.
-'"
~"" ........ ...... ,.."..,.......~/
. . .., .. ". .... ". '''''';/
]'",. ' "', ""/
, "~',!:,*'if."
. ''',,\.i'
"
'..: ,"')'
~\+" :..
ic:.
,')
'i.i",~
~N.,..........",...
.iA\;.""...,~~
""'f!'
;~ii ,
;,1':::
.'
"""
,"-:~.
,J
'..lit"
""" r
..:~~
p
~"
'''~',,'\;.:~t; ,
~,',.
'!'!'.'",,,,
ii,
....'!'J'I,"ii
~..""""'."
'~
~,
,".'!!!f,'
.~'
,,.i
. ~,!
Ill!
,.
''i" ......
''''.' '.'. ,...,.., ,!IIIa'
.t .
,:~ ~,.
,'i'!
,~j
',:-., ,".'
~'.'.,...
. , IIIL'
.,~ " '" , ~
~- j"" "
I ~:'N~ "
,fI'
'..i..,I1,;'.:.'.
"'~'"
oil", '
t 'i-l',<",
If' .~'.'.,
":#~'i,.'
'~i.. /( l"
~r.r:
;~:
.....'.."
..~
,~ ..
!",.
;~._,'
'i
if,j,
,',i~"
Il/!'
'.'..."'.""~"-'..'''''.'''.'
.' " 1 .
,. '''.'''1' --..'
.. ..".....'.,....,..,.
!." , ','"
, . .
,::..:~" ""~.
,If
ii
~i~
",~.
~,": '0>',.: ':'\", " ,:
""."..~,. '.'
NJ".'.".....,
. ,," . , ,1 ,'~
i . ,
~'
t~,.
.~
:if'.
'''.~,:.
ll!
.,'"
.
.rl
'';1''';",
"'l"'l'";~"
~.:
fj,#-'
'II'
NAME
SIGN-IN SHEET
BLOCK 35
MAY 26, 20()5
ADDRESS
100 - /0,1, W Ji~u1!
3 ~ )7:2 Jr' ",
f9iu // "
/!u~f1(;z~/
J,\)". ". ',,' ;J ' .~
,. (', ,_) ",'-"'__' ,'- ,'", 1::1) ~ )-'"
,'- '" ,-" J ,- '- '.,
SUfl~ LJ>iui~Vfk
- "f'/ (7 '-I / Nf !/~y/- jJytMi:L,/"
{if__d"t ,F~"""-~C //(
/-
,~/
JllS1Yl S~,'tCILhctuSb IS+WaJt~1~G\/
~(Lr tfl Sennett/-cv j/LIIU Pr i
(ft ~J fI1~~ ~ IF/I,
~ IJ- ?,t1.ffijL/!J~~
~--
0~ .~\)11\~", \\
yO\SL
PHONE
029S- ,-- cf f f g
'z C::)C-..r::':, 'Y'V~
__ c...,;;> &",
rl-'1 -r-- - ?7 0 G
J-<?5" 8''/ '7/
!7-llj- -:3 g gg
c tj)---~Vt( y
'8"7 ~.)..o/ 51
)f)' ;&tJ p
~.C\ ~ - 00 ''1 d
HRA Agenda - 06101/05
7. Consideration to discuss a mission statement for the Housilll! and Redevelopment
Authoritv.
A. Reference and backl!round:
At the conclusion of a special meeting held May 9,2005, between Council and City Staff,
department staff was directed to work on their mission statement, their goals, objectives and
means for attaining them and have them ready by the first week in July.
Some years ago, the IDC established their mission statement which is reviewed at their annual
meeting, This mission statement appears in bold print on each of their agenda top-sheet Since
the HRA does not have a mission statement, it would be helpful as a guide to forming the
mission statement and goals of the Economic Development Director. I did ask Mark Ruff for
an example of mission statements from other HRA' s but have not heard back.
I have mentioned this agenda item to Chair Lahr who requested to review my first draft;
however, because of time his comments are not available for adjustments prior to disburscment
of this packet In other words, suggestions and refining will be done at the HRA meeting,
Attachments: Copy of the minutcs from the special meeting of May 9,2005.
Copy of the iDe Mission Statement and Goals.
Draft copy of the HRA Mission Statement for discussion and adjustment
1
.
.
.
MINUTES
SPECIAL MEETING - MONTICELLO CITY COUNCIL
Monday May 9, 2005 - 5 p.m.
Members Present:
Clint Herbst, Wayne Mayer, Tom Perrault, Glen Posusta and Brian Stumpf.
Members Absent:
None
Staff Present:
City Administrator, Rick Wolfsteller; Economic Development Director, Ollie
Koropehak~ MCC Director, Kitty Baltos; Public Works Director, John Simola;
Parks Superintendent, Adam Hawkinson; Street Superintendent, Roger Mack;
Sewer and Water Superintendent, Matt Theisen; Deputy Registrar, Diane
Jacobson; Community Development Director, Jeff O'Neill; Street
Foreman,Tom Moores and Liquor Store Manager Joe Hartman.
1. Call to Order.
Mayor Herbst called the workshop meeting to order at 5 p.m.
2.
Discussion of goal setting process and development of preliminarv mission statements.
Glen Posusta gave a brief summary of a meeting held with some city employees to get their
comments about a proposal to establish an employee bonus program. The idea of the bonus
program was to encourage employee involvement in coming up with cost saving ideas and
methods of improving efficiency. It was also hoped this would help create a more cohesive
work force. A number of interesting ideas came trom this meeting which included the cross
training of employees. If the City would go to four 10 hours days the cross training would
prove helpful especially in Public Works in being able to adequately staff departments.
Rick Wolfsteller stated that although the proposal for four 10 hours days has been discussed
for union members, making that switch would impact other employees such as the clerical
statT and supervisors. He added that the union has not agreed to the proposal. Glen Posusta
asked ifthere were any concerns about interdepartmental training.
Jeff O'Neill reviewed a power point presentation he had prepared regarding the goal setting
process and the development of mission statements. Jeff 0' Neill stated that money is not the
motivating hlctor for most employees. Employees want a sense of achievement from what
they do.
Jeff O'Neill said the Council should prioritize what it is they want staff to accomplish. Each
department would need to design their mission statement and need to set performance
standards and a criteria to measure if the standards are being attained. Once each department
has set up their mission statement, goals and measurement criteria, it will come back to the
Council for their review and comment. Once the stafTknows what their directives are, it will
be better for the employees. He said the strength of the organization comes from the people
.
Council Minutes - 5/9/05
doing the work and that staff has to work together to be as efficient as possible.
Some questions to be considered are: What training is needed? Do we need a budget for this?
What is the time frame to accomplish this?
Clint Herbst stated his goal is for government to be more efficient. He said when people call
they don't want to hear staff say they will do something when they get around to it. He
doesn't want to see people standing around waiting for service. Clint Herbst said the
perception of the City is at the point where people think the staff is not trying to serve the
public. The City needs to do a little bit more for the customers. Clint Herbst said he wants
to try to shed the image that the City is difficult to work with.
Glen Posusta stated that the Council is not telling the staff that they are worthless nor is the
Council trying to dismpt statT procedures. The Council is trying to tell staff that the City can
improve. Clint Herbst added that the Council is not responding because of one single
complaint but rather when they have a series of complaints about either an individual or a
procedure. The concern is that there is a real problem that needs to be addressed.
.
The Council feels there is a need for more cohesiveness among staff. They also felt that
employees should feel comfortable about coming forward with ideas or suggestions and not
feel that if their suggestion is critical of current practices that they will suffer for it. Clint
Herbst said if the supervisors don't get the feedback from employees it is difficult for things to
change. Clint Herbst felt there were some problems as the Council was hearing about it, but
the Council doesn't know i[the problem relates to an individual or an existing practice.
There was a brief discussion on the use of complaint fonns, follow up service and suggestion
boxes. Clint Herbst said it is important to meet periodically to revitalize staff and to look at
ways to get feedback. CI int Herbst felt that some of the best comments and suggestions come
from the employees and not Council. Kitty Baltos said the MCC had some success with
having MCC personnel survey users of the Community Center in a non-obtrusive way. The
response from the users provided a good fonn of feedback.
Jeff O'Neill suggested a meeting with the developers outlining the City's development
process so that everyone is on the same page as far as knowing and understanding the
requirements.
.
Glen Posusta said there was some apprehension on the part of the employees since they didn't
feel their suggestions were taken properly by the supervisors. Clint Herbst suggested that
upon receiving suggestions maybe the Council could sit down with supervisor and ask them if
the suggestion could be tried. He felt there needs to be a focus on communication between
staff and supervisors. Kitty Baltos stated that some times the issues are personal but the
supervisors have to wade through it. Roger Mack felt that may be the suggestions should go
to Rick Wolfsteller or to the Personnel Committee so the supervisors don't know where the
suggestion came from and can't retaliate against the employee.
2
.
.
*
.
Council Minutes - 5/9/05
It was also felt the City needs to get away from "this is the way it was always done" mentality.
Glen Posusta cited the policy at Public Works about taking breaks on site rather than coming
back to the Public Works Building. The fact that not all departments observed that policy
created animosity between departments. Brian Stumpf felt if it was a policy the supervisors
should be taking care of it. Wayne Mayer felt that meeting with the supervisor should be
done first before it goes to Rick Wolfsteller or the Personnel Committee, which consists of
Clint Herbst, Glen Posusta and Rick Wolfsteller. Clint Herbst felt it should go directly to the
Personnel Committee.
John Simola stated that before each snowplowing season, the stafT goes through all the
complaints and suggestions received from the previous season. This helps by refreshing
procedures that are used and perhaps refincs some of the procedures. Tom Perrault explained
the procedures WaI-Mart used for employee suggcstions.
Clint Herbst said hc wants to see the employee suggestions. He said he wants to put
something together having employees listing what is good and bad about their department and
this listing will go to Rick Wolfsteller and then to the Personnel Committce. Clint Herbst
stated the form from the developers will be done first.
Joe Hartman and Diane Jacobson said they didn't know for sure what the Council wanted
from them. They stated because their revenues arc customer generated, everything they do is
set up to serve the customer.
The direction was to have department staff work on their mission statement, their goals,
objectives and means for attaining them and have them ready by the first week of July.
3.
Adiourn
Mayor Herbst closed the workshop meeting at 5:50 p.m.
Recording Secretary
3
.
.
.
INDUSTRIAL L>EVELOPMENT COMMITTEE
IN AND FOR THE CITY OF MONTICI~LLO
2005 ACTION STATEMI~:NT
Mission Statement
To maintain and increase the industrial tax base and to create jobs in the City of Monticello. Minnesota.
Purpose
To operate as an independent lobbying organization structured to intluencc and assist industrial
development in and for the City of Monticello, Minnesota. In the broadest context focus on overall
industrial development and developers.
Goals and Direction
1. To provide a continuous stream of available industriallancl with infrastructure potential.
2. To review and assess the implementation of the industrial marketing plan developed in
conjunction with the HRA for the City of Monticello.
3. To rate the effecti veness 0 r the use of the industrial marketing plan.
4. To assign time and effort when and where it is deemed necessary to accomplish industrial
development.
.
.
.
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF MONTICELLO
2005
Mission Statement
To increase the tax hase, to create johs at livable wage-levels, and to maintain decent, safe, and
sanitary housing for persons oflow and moderate income and their families within the City of
Monticello, Minnesota.
puroose
To coordinate, facilitate, and implement proposals and commitments to undertake development and
redevelopment consistent with the objectives set forth in the Central Monticello Redevelopment Project
No.1 Plan and the Comprehensive Plan of the City of Monticello.
Goals
1. To provide maximum opportunity for development and redevelopment by private enterprise.
2.
To encourage redevelopment of an area in a manner that will increase the financial hase of the
City and improve the source of public revenue.
3. To provide increased employment opportunities through permanent businesses located in the
area.
4. To acquire and remove buildings that are structurally substandard and/or buildings that are
economically or functionally obsolete and infeasible of being rehabilitated.
5. To strive to accomplish the optimum quality of development for the project through site planning
and landscape architecture, the treatment of open space, building design, the use of materials,
scale, appropriateness, and functional utility.
6. To accomplish convenient and adequate parking to serve the needs of the area.
7. To establish and to promote development incentives to facilitate new industrial construction on
vacant land.
8. To develop high density elderly housing in immediate proximity to public and commercial
facilities.
.
.
.
9.
To provide adequate streets, utilities, and other puhlic improvements and facilities to enhance
the area for both existing and new development.
10. To provide a service to developers that is user-friendly and professional.
2
.
.
.
ORA Agenda - 06/01/05
9.
Consideration of Executive Director's Report.
A. Marketing Committee - Met May 25
Advanced Productivity Expo, May 3-5 - Costs approximately $3,600. 19 follow-up
postcards to lookers, 19 follow-up postcards to potential expansion users, developed
lead sheet for l4 potential user for phone call follow-up. Gave out more business cards
and brochun?then expeeted. Two winners of golf clubs and numerous winners of race
cars.
Chamber Golf Outing - May 19 - 35 golfers registered as guests or gratis tickets plus
one dinner only. Sponsored beverage cart, granola bars, and displayed park maps.
Approximate cost, $2,900.
Web site www.monitcelloland.com : Committee reviewed information for web and
order. Should be up and running June 6. CHECK IT OUT.
Desilln billboard - The first billboard will appear July 1 along 1-94 between Rogers and
Maple Grove. Simple and consistent: Industrial land for $1.00 sq n - with web site.
Suggested colors: canary yellow or red. Check with Viacom. Need disc by June 16.
Approximate cost, $19,300 five months.
Freeway sign on site - Working with Randy Salo. Cost $1,500.
B. Attended Pre-Con meeting for Chelsea Road improvements on May 25. Starts June.
C. Transformation Loan Program - There were 16 inquiries. The project approved - the
existing garage demolished and attached garage with master suite under construction. I
followed-up with phone calls to most and two still considering.
D. Block 53 - Jeff and I did met with Suntide Commercial Realtors, the redeveloper and
architect on May 6. Since, I've provided them with property owner and contact
information. They presented four concepts and two were suggested. A new concept
was provided after the May 6 meeting. I did have a call from an individual looking to
purchase the existing theater building with the idea for use by the Minneapolis
Performing Arts as an out-state location. His phone number was provided to Suntide.
E. Landmark Square Phase II - I have not heard from Barry or Brad of recent. My
understanding they may request a drive-through permit at Planning Commission.
F. HRA policy for use ofTIF assistanee for 125,000 sq ft warehousing project - Attached
is a letter to Pfeffer and an agent relative to the BRA poliey and process for TIF
assistance. You may want to discuss this further.
G. Tapper expansion ofH- Window building - I believe the site and building plans arrived
end of last week. Tapper nor the EDA has not signed the approved EDA loan
agreement It's my understanding Strategic will soon be occupying the office space.
H. A VR site _ County has not ruled on public purpose. J need to check with Dahlheimer
on Big Lake location.
1. After the special workshop and at the regular meeting, the Council authorized
establishment of a Task Force Committee to establish community goals/henefits for
C\~.
May 11,2005
MONTICELLO
Mr. Charles C. Pfeffer, Jr.
Pfeffer Company, Inc.
7200 Hemlock Lane, Suite 101
Maple Grove, MN 55369
Dear Charlie:
Thank you for your call of May 10,2005, regarding a warehouse user contemplating a Monticello
location. The City of Monticello and the Housing and Redevelopment Authority (HRA) are always
encouraged and interested in working with Pfeffer Company to site a business within the Monticello
Commence Center or within an allowable Zoning District.
"
As far as your inquiry as to the use of Tax Increment Financing for a warehouse user, the HRA's
approach for the use ofTIF assistance is evaluated on a case by case basis. The developer provides a
brief description of the proposed project including square footage of facility, requested acreage, estimated
construction and land costs, job and wage level goals, and estimated construction commencement and
completion date to the Economic Development Director. The BRA determines the use ofTIF based on
the merit and benefits of a proposed project. Thc HRA detcrmines the level of TIF assistance by the
merit and benefits of a project, the estimated tax increment generated by thc proposed project and the
need for TIF assistance. Attached is a summary of the TIF Process and TIF Preliminary Application.
.
I would encourage your proposed user and/or yourself to contact my office at 763-271-3208 for further
information. I would be happy to call a special meeting of the HRA to consider the use ofTlF assistance
or to consider the request at the next regular HRA meeting of Wednesday, June 1,2005,6:00 p.m.
I look forward to hearing trom you and/or your client.
Sincerely,
CITY OF MONTICELLO
~~ ~o\~~
Ollie Koropchak
Economic Development Director
Attachments
c:
Darrin Lahr, HRA Chair
Wayne Mayer, HRA Council Liaison
Rick Wolf<;teller, City Administrator
.
- .
Monticello City Hall, 505 Walnut Street, Suite I, Monticello, MN 55362-RR31 . (763) 295-2711 . Fax: (763) 295-4404
Office of Public Works. 909 Golf Course Rd., Monticello, MN 55362 . (763) 295-3170' Fax: (763) 271-3272
DEVELOPMENT SERVICES
Phonc:
Fax:
Email:
(763) 271-3208
(763) 295-4404
011 ie. koropchak@ci.monticcllo.mn.us
Economic Development Director
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF MONTICELLO, MINNESOTA
MONTICELLO
TAX INCREMENT FINANCE PROCESS
Eligible TIF expenditures: Land acquisition, installation ofpublic and on-site improvements,
demolition, relocation, parkingfatilities, and streets and sidewalh.
Time: Six to eight weeks to establish TIF District.
Type ofTIF District:
Economic _ Redevelopment _ Housing _ Soil Condition _ Renovation and Renewal
Developer:
Description of project for construction, estimated project costs, number of new johs within two
years and hourly wage.
Amount ofTI!' requested: Land and/or site improvements and estimated costs.
Financing Method: Pay-as-you-go.
Executed HRA Preliminary Development Agreement and $7,500 cashier check.
T1F Plan:
lIRA authorizes preparation ofT'IF Plan.
.
Pre-devclopment meeting bctween developer and city staff and consultants.
Building and site plans submitted to ChicfBuilding Official.
Findings for "'hut for" test: A proforma or analysis andlettcr hom lender.
"But for" means that the project would not develop solely on private investment in the reasonablc
future.
Contract:
Business Subsidy if applicable: New full-time jobs and wagc level goals to be
created withintwn years. Annual written rcport is required untiljoh and wage goals satisfied. If
job and wage goals arc not met, the developer must repay a pro rata share of the TlF assistance.
Must continoe operation of the minimum improvements for at least five years after the datc of
issuance of the certificate of completion.
Green Acres Wage Requirement if applicable: At least 900;(. of the jobs created must pay a wage of
the higher of$9.00 per hour, or at least 160% oftlle federal minimum wagc requirement. Annual
written report is required until termination date. If job and wagc goals are not mct, the developer
must repay the TIF assistance.
.
Level ofTlf assistancc.
Construction commencement and completion d.1tes.
Copy of purchase agreement if assistance is for land acquisition.
Copy of leasc agreement whcn applicable.
C:ertillcation of site improvements incurred and evidence of payment.
Evidencc of construction financing.
Proof of payment of insurance prcmiums.
C:crtifkation of incomc levels when applicable.
Building Permit:
Building pcrmit issued after thc TIF District is approved hy City Council and Contract for Privatc
Redevelopmcnt executed by thc dcveloper and the BRA.
Monticello City Hall, 505 Walnut Street, Suite I, MonticelJo, MN 55362-8H31 0 (763) 295-2711 o Fax: (763) 295-4404
Office or Public Works, 909 Golf Course Rd., Monticello, MN 55362 0 (763) 295-3 J 70 o Fax: (763) 271-3272
DEVELOPMENT SERVICES
Economic Development Director
Phone: (763) 271-3208
Fax: (763) 295-4404
Email: ollie.koropchak@ci.ll1onticcllo.mn.us
--
HOUSING AND REDEVELOPM ENT AUTHORITY
IN AND FOR THE CITY OF MONTICELLO, MINNESOTA
. MONTICELLO
II
TAX INCREMENT FINANCE APPLICATION
II
APPLICANT:
FIRM OR TRADE NAME:
BUSINESS ADDRESS:
CITY/STATE:
TELEPHONE: (Bus.)
(Home)
.
FAX:
E-MAIL:
TYPE OF BUSINESS: _ Sole Pr"oprietorship _ Corpor'ation ~ Partnership
_ Expansion ~ Expansion/Relocation
Start Up
TYPE OF PROJECT: _ ManufactUl'ing ~ War'ehousing ~ Other lndustr'ial
Redevelopment _ Renovation Affordable Housing
DEVELOPMENT PLANS:
TOTAL SQ. FT. OF BUILDING.
BREAK DOWN BY SQ FT OF AREA SUCH AS MANUFACTURING, OFFICE, AND
WAREHOUSING AREA, OR SQ FT PER HOUSING UNIT:
ESTIMATED SQ FT COST OF CONSTRUCTION
ESTIMATED LAND ACREAGE AND LAND COST
PARTICIPATING LENDER
PARTICIPATING CONTRACTOR
.JOB AND WAGE LEVEL CREATION: COMPLETE ATTACHMENT
ESTIMATED AMOUNT OF TlF NEEDED FOR THE PRO.JEC]" TO MOVE FORWARD
.
Date
Signa tu r'e
TIFAI'I'L1CATION.FORM
~~~~
Montieello City Hall, 505 Walnut Street, Suite I , Montieello, MN 55362-8831 . (763) 295-2711 . Fax: (763) 295-4404
Office of Publ.ic Works, 909 Golf Course Rd., Monticello, MN 55362 . (763) 295.3170. Fax: (763) 271-3272
DEVELOPMENT SERVICES
Phone: (763) 271-320R
Fax: (763) 295-4404
Email: ollie.koronchak(aleLmonticel1o.mn.us
Economic Development Director
MONTICELLO
CITY OF MONTICELLO, MINNESOTA
II
JOB AND WAGE LEVEL - EXISTING JOBS
II
Please indicate number of current employees at each level and indicate the corresponding benefit level.
Number of Jobs
Hourlv Wage
Level
Hourly Value
of Vol un tar v
Benefits (S)
Full-time
Part-time
(Excl. benefits)
Less than $7,00
.
$7.00 to $7,99
$8.00 to $9.99
$10,00 to $11.99
$12.00 to $13.99
$14.00 to $15,99
$16,00 to $17.99
$18.00 to $\9.99
$20.00 to $21.99
$22.00 and higher
..JOBSW ACiEFX ISTINGTORM
.~_.~----~.
Monticello City HalL 505 Walnut Street, Suite 1, Monticello, MN 55362-8831 . (763) 295-2711 . Fax: (763) 295-4404
Office oCPublic Works, 909 Go]fCourse Rd., Monticello, MN 55362. (763) 295-3170. Fax: (763) 271-3272
DEVELOPMENT SERVICES
Economic Development Director
Phonc: (763) 271-320R
Pax: (763) 295-4404
Email.ollie.koropchakr.((jci.monticello.mn.lIs
MONTICELLO
CITY OF MONTICELLO, MINNESOTA
II
JOB AND WAGE LEVEL GOALS - NEW JOBS
II
Please indicate number of additional employees at each level and indicate the corresponding benefit level. Number of
ncw jobs created over the first two years of relocation or expansion.
Job Creation
Hourly Wage
Level
Hourly Value
of Voluntary
Benefits (S)
Full-time
Part-time
(Excl. benefits)
Less than $7.00
.
$7.00 to $7.99
$8.00 to $9.99
$10.00 to $11.99
$12.00 to $13.99
$14.00to$15.99
$J6.00to$17.99
$18.00 to $19.99
$20.00 to $21.99
$22.00 and higher
. JOBW AGESNEW!'ORM
Monticello City Hall. 505 Walnut Street, Suitc 1, Monticello, MN 55362-8831 . (763) 295-27] I . Pax: (763) 295-4404
Office of Public Works, 909 (,oil' Coursc Rd.. Monticello, MN 55362 . (763) 295-3] 70' Fax: (763) 271-3272
~
( '] .
) ,
q~..
May 17,2005
--
0\..\
~..
0"?
s'-\
MONTICELLO
".
G''r
Mr. Nick Morton
Magnum Real Estate Scrvices
250 Second Avenue So., Suite 120
Minneapolis, MN 55401
Site Search:
75,000 to 125,000 square foot warehouse with 8,000 to 10,000 squarc fcet of office space.
Dear Mr. Morton:
Thank YOll for your telephone call ofycsterday regarding a warehouse uscr contemplating a Monticello location.
Thc City of Monticello is always encollraged and interested to assist in finding a site for new businesses.
According to thc City of Monticello Zoning Ordinancc, there are two site locations within the City of Monticello
zoned l-IA (Light Indllstrial/Business Campus). A warehouse uscr is a permittcd use within thc l-IA District.
Monticello sitcs, contact person, and infrastructure availability as follows:
Propcrty
Contact
Phone
Infrastructure Availability
.
Monticello Commence
Center
Charlie Pfeffer 763A25-2930
Pfeffer Company, Inc.
Municipal services available
Monticello BlIsiness
Centcr
Ollie Koropchak 763-271-3208
Economic Development
Director
Municipal services available
November 2005
The City of Monticello otTers two local financial incentive programs which are evaluated on a case by case basis.
The two programs arc Tax Increment Financing (TIF) and a below prime rate interest loan. The Monticello Business
Center is being offered at a $1.00 per square foot to qualifying businesses who mcet establishcd measures. The
purpose ofthe programs is to increase the tax base and job and wage-levels of the City of Monticello. The
application form for either program is available through my oftlce.
I would be most happy to assist you and your client with your site search and financial incentive evaluation process.
I look forward to working with you and please do not hesitate to call me at 763-271-3208 for tilrther information.
Sincerely,
CITY OF MONTICELLO
Ollie Koropchak
Economic Development Director.
.
c:
File
Monticello City Hall, 505 Walnut Street, Suite I, Monticcllo, MN 55362-8831 . (763) 295-2711 . Pax: (763) 295A404
Office of Public Works, 909 Golf Course Rd., Monticello, MN 55362 . (763) 295-3170 . Pax: (763) 271-3272
May 1 L 2005
1--1
MONTICELLO
Mr. Rodney Dragsten
Heartland Appraisal
P.O. Box 312
Monticello, MN 55362
Dear Rod:
This is a letter of authorization to prepare an appraisal for the property located at 154 West Broadway,
Monticello, MN.
The Housing and Redevelopment Authority (HRA) in and for the City of Monticello, at their May 4,
2005 meeting authorized an appraisal of the said property for the purpose to consider acquisition of the
property. The legal description of the property is the W 24 Y2FT OF LOT 15, BLK 35, ORIGINAL
PLAT. The current owners are Craig and Susan Swiecichowski, telephone number 763-295-3888.
.
The estimated cost of the appraisal is approximately $2,600 and will be completed as soon as possible.
The next regular meeting of the I-IRA is Wednesday, June 1, 2005; however, you expressed a
completion date of one-month out. I have contacted the owners of the authorized appraisal by
Heartland Appraisal.
Should you have any questions, please call me at 763-271-3208.
Sincerely,
HOUSING AND REDEVELOPMENT AUTHORITY
IN AND FOR THE CITY OF MONTICELLO
o~ \~n~,--9~
Ollie Koropchak
Executive Director
c: HRA File
.
Munticellu City lIall, ')0') Walnut Street, Suite I, Muuticellu, MN 55362.SS31 . (763) 295-2711 . Fax: (763) 29')A404
Office ul- Publi<: Wurks, 909 Gulf Cuurse Rd., Munticello, MN ')')362 . (763) 295-3170 . Fax: (7(,:)) 271-:\272