City Council Resolution 2002-51CITY OF MONTICELLO
WRIGHT COUNTY
STATE OF MINNESOTA
Council member Brian Stumpf introduced the following resolution and moved its adoption:
RESOLUTION NO. 2002-51
RESOLUTION ADOPTING A MODIFICATION TO THE REDEVELOPMENT
PLAN FOR CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO. I,
AND ESTABLISHING TAX INCREMENT FINANCING DISTRICT NO. 1-31
THEREIN AND ADOPTING A TAX INCREMENT FINANCING PLAN
THEREFOR.
BE IT RESOLVED by the City Council (the "Council") of the City of Monticello, Minnesota (the
"City"), as follows:
Section 1. Recitals.
1.01. The Monticello Housing and Redevelopment Authority (the "HRA") has heretofore
established Central Monticello Redevelopment Project No. 1 and adopted the Redevelopment Plan
therefor. It has been proposed by the HRA and the City that the City adopt a Modification to the
Redevelopment Plan for Central Monticello Redevelopment Project No. 1 (the "Redevelopment Plan
Modification") and establish Tax Increment Financing District No. 1-31 (the "District") therein 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 469.179, all inclusive, as amended, (the "Act") all as reflected in the Plans, and presented for the
Council's consideration.
1.02. The Cit,.,, has investigated the facts relating to the Plans.
1.03. The HRA and City have performed all actions required by law to be performed prior to
the establishment of the District and the adoption and approval of the proposed Plans, including, but Itot
limited to, notification of Wright County and Independent School District No. 882 having taxing
jurisdiction over the property to be included in the District, a review of and written comment on the Plans
by the City Planning Commission, and the holding of a public hearing upon published notice as required
by law.
1.04. Certain written reports (the "Reports") relating to the Plans and to the activities
contemplated therein have heretofore been prepared by staff and submitted to the Council and/or made a
part of the City or HRA files and proceedings on the Plans. The Reports include data, information and/or
Substantiationconstrtutln, or relating-) to the bases for the other findings and determinations made in this
resolution. The Council hereby confirms, ratifies and adopts the Reports, which are hereby incorporated
into and made as fully a part of this resolution to the same extent as if set forth in full herein.
1.05 The City is not modifviniz the boundaries of Central Monticello Redevelopment Project
No. I but is, however, modifying the Redevelopment Plan therefor.
Section 2. Findings for the Adoption and Approval of the Plans.
2.01. The Council hereby finds that the Plans, are intended and. in the jud<(-►Hent of this
Council, the effect of such actions �tiill be, to provide an impetus for development in the public purpose
and accomplish certain objectives as specified in the Plans, which are hereby incorporated herein.
Section 3. Findin,_7s for the Establishment of Tax Increment Financin(-Y District No. 1-3 1.
3.01. The Council hereby finds that the District is in the public interest and is an "economic
development district" under .1Iinnesolu Statutes, Section 469.174, SuM 12.
3.02. The Council further finds that the proposed development would not 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 Tax Increment Financing Plan, that the Plans conform to the general plan for the
development or redevelopment of the City as a whole; and that the Plans will afford maximum
opportunity consistent with the sound needs of the City as a whole, for the redevelopment or
development of the District by private enterprise.
3.03. The Council further finds, declares and determines that the City made the above findin(rs
stated in this Section and has set forth the reasons and supporting facts for each determination in writing,
attached hereto as Exhibit A.
Section 4. Public Purpose
4.01. The Plans conform in all respects to the requirements of the Act and will help fulfill a
need to develop an area of the City, which is already built up. to provide employment opportunities, to
improve the tax base and to improve the general economy of the State and thereby serves a public
Purpose.
Section 5. Approval and Adoption of the Plans.
3.01. The Plans, as presented to the Council on this date, including without limitation the
findings and statements of objectives contained therein, are hereby approved, ratified, established, and
adopted and shall be placed on File in the office of the Executive Director of the HRA.
5.02. The staff of the City, the City's advisors and legal counsel are authorized and directed to
proceed with the implementation of the Plans and to negotiate. draft, prepare and present to this Council
for its consideration all further plans, resolutions, documents and contracts necessary for this purpose.
5.03 The Auditor of Wright County is requested to certify the ori�-,inal net tax capacity of the
District, as described in the Plans, and to certifv in each year thereafter the amount by which the original
net tax capacity has increased or decreased. and the HRA is authorized and directed to forthwith transmit
this request to the County Auditor in such form and content as the Auditor may specify, together with a
list of all properties within the District, for which building permits have been issued during the 18 months
immediately preceding the adoption of this resolution.
5.04. The City Clerk is further authorized and directed to file a copy of the Plans with the
Commissioner of Revenue pursuant to Minnesota Statutes 469.175, Subd. 4a.
The motion for the adoption of the foregoing resolution was duly seconded by Council member
Clint Herbst , and upon a vote being taken thereon, the following voted in favor thereof:
Roger Belsaas, Roger Carlson, Clint Herbst, Brian Stumpf and
Bruce Thielen
and the following voted a(yainst the same:
None
Dated: August 12, 2002
ATTEST:
Z4"-X� ---- Mavor
0,'e�
City Clerk
(Seal)
EXHIBIT A
RESOLUTION NO. 2002-51
The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan for Tax
Increment Financing District No. 1-31 as required pursuant to ILLS., Section 469.173, Subd. 3 are as follows:
Finding that the Tera- Increment Fincincing District No. 1-31 is an economic development district cis defined
in Nf S., Section 469.174, Subd 12.
Tax Increment Financing District No. 1-31 is a contiguous geographic area within the City's Central
Monticello Redevelopment Project No. 1, delineated in the Plan, for the purpose of financing economic
development in the City through the use of tax increment. The District consists of a portion of Central
Monticello Redevelopment Project No. 1, which is in the public interest because it will facilitate
construction of a 60,000 s.f. office/manufacturing facility for Ultra Machining Company which will
increase employment in the state.
?. Finding that the proposed development, in the opinion of the City Council, wortld not reasonably be
expected to occur solely through private investment within the reasonably foreseeable future and that the
increased market valise of the site that could reasonably be expected to occztr without the ztse 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 valzte of the projected tar increments for the maxitnum
duration of Tax Increment Financing District No. 1-31 permitted by the Plan.
The proposed development, itn the opinion of the City, would not reasonably be expected to occur solely
through private investment within the reasonably foreseeable f itztre: This finding is supported by the fact
that the development proposed in this plan is a manufacturin11
g facility that meets the City's objectives for
economic development. The cost of land acquisition, site and public improvements and utilities makes
development of the facility infeasible without City assistance.
The increased market value of the site that could reasonably be expected to occur without the use of tax
increment financing would be less than the increase in market value estitnated to result from the proposed
development after subtracting the present value of the projected tax incretnentS for the inaximum duration
of the TIF District permitted by the Plan.- The City supported this finding on the grounds that the cost of
land acquisition, site and public improvements and utilities add to the total development cost. Historically,
site development costs in this area have made development infeasible without tax increment assistance.
This site has been marketed for several years without success. Therefore, the City reasonably determines
that no other development of similar scope is anticipated on this site without substantially similar assistance
being provided to the development.
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. If all development which is proposed to
be assisted with tax increment were to occur in the District, the total increase in market value would be up
to $2,400,000. The present value of tax increments from the District is estimated to be $495,644. It is the
Council's finding that no development with a market value of greater than $1,904,356 would occur without
tax increment assistance in this district within 9 years. This finding is based upon evidence from general
past experience with the high cost of acquisition and public improvements in the general area of the District
(see Cashflow in Appendix D).
3. Finding that the Tax Increment Financing Plan for Tax Increment Financing District No. 1-31 conforms to
the general plan for the development or redevelopment of the municipality as a whole.
The Planning Commission reviewed the Plan and found that the Plan conforms to the general development
plan of the City.
4. Finding that the Tax Increment Financing Plan for Tax Increment Financing District No. 1-31 will afford
ma-imuum opportunity, consistent with the sound needs of the City as a i-vhole, for the development of
Central Monticello Redevelopment Project No. 1 by private enterprise.
The project to be assisted by the District will result in increased employment in the City and the State of
Minnesota, increased tax base of the State, and add a high quality development to the City.
CERTIFICATION
STATE OF MINNESOTA
COUNTY OF WRIGHT
I, Rick Wolfsteller, duly appointed, qualified, and acting City Administrator for the City of Monticello,
County of Wright, State of Minnesota, do hereby certify that I have compared the foregoing copy of Resolution
No. 2002-51 adopting a modification to the redevelopment plan for Central Monticello Redevelopment Project No
1 and establishing Tax Increment Financing District No. 1-31 therein and the adopting a tax increment financing pl
therefor adopted by the City Council at a regular meeting of the City Council held on August 12, 2002 and on file i
the office of the City Administrator, and have found the same to be a true and correct copy thereof.
Witness my hand and the official seal of the City of Monticello, this 13th day of August, 2002.
(:: W;Zze&
Rick Wolfsteller, City dministrator
STATE OF MINNESOTA
COUNTY OF WRIGHT
The foreuoing was acknowledged before me this 13th day of August. 2002 by Rick Wolfsteller. City
Administrator on behalf of the City of Monticello.
J
This instrument was drafted by:
City of Monticello
505 Walnut Street, Suite #1
Monticello, MN 5-5,362
(763) 295-2711
..�
Signature of Notary
(d' ? � DAWN M. GROSSINGEk
NOTARY PUBLIC - MINNESOTA
`�,W;�� MY COMM. EXP. O1/31/20G5 f