HomeMy WebLinkAbout1989-01-09 CPC PacketZoning
Zone
O-�
1� ter
9 � ■
• 1 �
THE BIRTHPLACE OF MINNESOTA
0
41
January 4, 1989
THE STILLWATER PLANNING COMMISSION WILL MEET ON MONDAY, JANUARY 9, 198911
7 00 P M IN THE COUNCIL CHAMBERS OF CITY HALL, 216 NORTH FOURTH STREET
AGENDA
Approval of Minutes - December 12, 1988
PUBLIC HEARINGS \
1 Case No PUD/89-2 - Final PUD approval for Phase Three Cottages of
Stillwater containing 56 dwelling units located on the Northeast cornE^ of
Cottage Drive and County Road #5 in the RA, Single Family Residential
District Teasdale and Associates, Owner
2 Case No PUD/89-3 - PUD modification to Concept and Final Approval for a
24,900 square foot retail center, a 10,000 square foot retail center, a
three level 45,000 square foot office building, and a 56 unit townhouc=/
apartment development The property is located on the Northeast corner of
Orleans and County Road #5 in the RA, Single Family Residential Distr =t
Eastern Construction Company, Owner
OTHER BUSINESS
- Review of modification of the development program for Development
District #1 and the modified Tax Increment Financing Plan 1 through 4 for
consistency with the Comprehensive Plan
- Case No SUP/88-28 - Six month review of a furniture refinishing
business at 111 North William Street Chris and Laura Fisher, Owner-
- Discussion of Condo Conversion Ordinance
- Report on Planning Commission Workshop
CITY HALL 216 NORTH FOURTH STILLWATER MINNESOTA 55082 PHONE 612 439 6121
MONTH
JANUARY
FEBRUARY
MARCH
APRIL
MAY
JUNE
JULY
AUGUST
SEPTEMBER
OCTOBER
NOVEMBER
DECEMBER
1989
SCHEDULE OF PLANNING COMMISSION MEETIN�S
AND CUT OFF DATES
COMMISSION MEETING
January 9, 1989
FeDruary 13, 1989
March 13, 1989
April 10, 1989
May 8, 1989
June 12, 1989
July 10, 1989
August 14, 1989
September 11, 1989
October 9, 1989
November 13, 1989
December 11, 1989
CLT-OFF DATE
Dec=amber 30, 19-c--
Fe:)-�arj 3, 198�
Marci 3, 1989
Marc-i 31, 1989
Apr, i 28, 1989
June 2, 1989
Jun_ 30, 1989
Aug:st 4, 1989
Sept_mber 1, 19c_
Sep -=tuber 29, 1S:9
Nov=,ber 3, 1989
Decz�--,ber 1, 1989
J
u
PLANNING APPLICATION REVIA
CASE NO PUD/89-2
Planning Commission Meeting January 9, 1989
Project Location Northeast corner of Cottage Driv= and County Road #5
Comprehensive Plan District Single Family
Zoning District RA-PUD
Applicant Teasdale and Associates
Type of Application Final PUD approval
BACKGROUND
The application is for final PUD approval for the T-ird Phase of the Cottages
of Stillwater containing 56 units
DISCUSSION
The application is for approval of 56 apartment un -s The project will be of
similar design as Phase I, 64 units, and Phase II, -0 units but have larger
units (6 one bedroom and 50 two bedroom units) 107=arking spaces are
provided, 50 garages and 57 surface This represent one parking space per
• bedroom which should be enough for residents and gu=sts Exterior storage
spaces are also provided The third phase plans are=onsistent with the
original PUD plans that indicated a total of 180 ur -s According to the
Development Agreement, a fund has been established -) reduce rent for two to
four years for project units
An EAW was prepared for the Cottages project One c- the mitigation measures
required that State noise levels for residential ar=3s be met for the
residential units along County Road 5 This will ha-e to be done before
building permits are issued (See attached mitigate n measures )
RECOMMENDATION Approval with conditions
FINDINGS The project is consistent with the appro�=d PUD
CONDITIONS OF APPROVAL
1 No building permit shall be issued until teioorary or permanent
sanitary sewer service to the project is as_ired
2 A schedule of rents for Phase III units she 1 be submitted to show how
Section 3 7 of the Development Agreement is oeing met
3 The lot line between Phase II and Phase III shall be adjusted or
easement recorded to allow shared use of tf= common driveway off
• Cottage Drive
4 The project shall be for residents age 55+
1
• 5 The EAW noise mitigation shall be met before building permits are
issued
6 Approval of Case 680 is rescinded with th-s approval (previous final
Phase I and II PUD approval)
7 Any comments or recommendations regarding project engineering made by
the City Engineer shall be addressed on the Final Development plans
before building permits are issued
8 A detailed final landscape plan shall be sibmitted and approved by the
Community Development Director before building permits are issued
9 All landscaping shall be installed before ouilding occupancy
10 The Development Agreement for the Cottages of Stillwater Development
shall be reviewed by the City Attorney anj modified as necessary to
reflect the ownership arrangement
ATTACHMENT Project Plans
•
•
COTTAGES OF STIL DATER
ENVIRONMENTAL ASSESSMENT MITIGATIONS
(CONDITIONS OF PROJECT APPROVAL)
EROSION AND SEDIMENTATION CONTROL
• NOISE
An erosion control plan shall be submitted and approved by the City for
each phase of construction The plan shall include silt fences, earth
diversions, dikes and sedimentation ponas as needed to protect the
existing wetlands from sedimentation during construction
The plan shall also include permanent erosion control measures to provide
for drainage and control erosion after construction Before completion of
the final phase of project development tie drainage erosion control
measures for the entire project shall be inspected to ensure erosion
control measures are working effectively The Developer shall be required
to correct any problems
The buildings identified in the EAW as t=ing impacted by noise shall be
constructed or located so that State Not=e Standards (Minnesota Rules
Chapter 7010) are met Plans submitted far construction of `hese
buildings shall be certified by a qualif ed professional that they meet
State Standards
COMMERCIAL DEVELOPMENT
This approval does not include approval of a specific intensity of use
for the commercial site, Block 1, Lot 3, but just that the ase shall be
commercial
•
PLANNING APPLICATION REV 4
CASE NO PUD/89-3
Planning Commission Meeting January 9, 1989
Project Location Northeast corner of Orleans and Dunty Road 5
Zoning District RA, PUD
Comprehensive Plan District Residential, PUD
Applicant's Name Eastern Construction Company
Type of Application Amendment to approved PUD
PROJECT DESCRIPTION
PUD Concept Modification Approval and Final PUD ApL oval for retail first
phase, and 8 units of townhouse apartments
DISCUSSION
A previously approved PUD for the site called for _) cottages, and 102
apartment units housed in two structures next to t, pond, a 3 2 acre
commercial site (with no specific proposal) and a L acre site to be set
aside for a community center (See attached origin_ PUD plans ) The first two
• phases of the residential Cottages Project are core_ -ted (126 units) and the
third phase is currently being reviewed for 1989 c:,struction The subject of
this PUD modification is the area inside the Cotta, Drive loop road
PUD CHANGES
1 The Erickson Post Service Station site is ins-porated into the
project
2 The residential component of the project has =en changed from 102
apartments housed in two buildings to 56 towg,-use apartment units
distributed along Cottage Drive in eight uni- lusters, and off a
private drive next to the pond
3 The 4 5 acre community center site is remove_ nd office building
development and townhouse apartment units pr sed on the site
4 The commercial component includes two bulldlri-, a 24,900 square foot
First Phase retail center and a 10,000 squar= oot retail building plus
one stall car wash (not shown)
5 A three level 45,000 square foot office bull- -ig is proposed
CONSTRUCTION PHASING
The phasing of construction indicates that the 24,- , square foot commercial
center and eight townhouse apartments would be con- ucted initially with
office building and second phase commercial buildin following Additional
townhouse apartments would be constructed depenc-- on market conditions and
•
demand
PROJECT ANALYSIS
By including the Erickson Post site in the devei-inent plans, the project will
fit the site better and be more attractive The acre PUD has a consistent
residential scale and quality of design The ofT a building is larger, 45,000
square feet and taller, 45 feet, than commercial - residential development
but is setback 150 feet from the street and dowr ie hill from Cottage Drive
The parking appears adequate for the use Some F- cing can be anticipated on
one side of Cottage Drive for the townhouse uni- With the current
development pattern, it is suggested that a sio:--- ik be installed along
Cottage Drive to connect to Orleans Street The at for development will have
to be changed to reflect the new development pa- -n The site for a community
center is no longer indicated for that use The lutes and Development
Agreement between the City and the previous owne indicates the land will be
given to a non-profit community organization for _ community facility This
was not done
The developer has indicated that he has contacte local community
organizations and they may be interested in ren- g part of the office
building but go final arrangements have been mac The site does not have
sanitary sewe, service, which will need to be pr ided before development can
occur
RECOMME NDAT IO`l
• 1 Approval of PUD concept approval modifica- n
2 Approval of Final PUD Approval for the Ph,-- I, commercial center and
eight units of townhouse apartments
3 Approval with the following conditions
FINDINGS
Based on the project plan, review of the previo — :IUD and City Comprehensive
Plan and zoning requirements, the project is cor_ Stent, as conditioned, with
approvals and plan policies
CONDITIONS OF APPROVAL
1 No building permit shall be issued until emporary or permanent
sanitary sewer service is provided to the -oject site
2 This Final PUD approval is for First Phas etail Development, 24,500
square feet, and eight unit townhouse apa-,ent development
3 The Development Agreement for the site sh be reviewed by the City
Attorney and amended as necessary before lding permits are issued
4 Improvements around the drainage pond shy oe completed before
occupancy of First Phase Retail Project
2
5
A detailed landscape plan showing plant
ype, size, location, consistent
•
with the concept plan shall be submitte_Tor
Community Development
Director approval before building perms
are issued
6
Signage for the First Phase Commercial _=nter
shall be consistent with
the plan building elevations The maxims letter size shall be one row,
eighteen inches high with no signage or
ne canopy over the gas pumps A
monument type free-standing sign naming
-ne center, made of materials
complementary to the center, may be al ,Yed
with Community Development
Director approval
7
All utilities shall be undergrounded fr
- main transmission lines
8
All project utilities shall be screene:
^om public view
9
Trash receptacles shall be enclosed wit
n a structure made of durable
complementary materials to the project
10
All landscaping shall be in before pro,-:t
occupancy
11
A sidewalk shall be installed along the
(ortheast side of Cottage Drive
12
The vacant lands set for later phases c-
developments shall be
maintained, weeds cut, erosion control -_
as necessary and trash
removed until developed
- -
13
Comments from the City Engineer and Fi--
Ehief shall be incorporated
•
into the project plans before building
-rmits are issued
ATTACHMENTS
Application
Project Plans
3
-
Case Number 'TUP-i _3_ _
Fee Paid
Data Filed _____________-
PLANNING ADMINIST:tATIVE FOMI -
Street Location o:" Property County _R_oa_d 5 and _Orleans Street ___________
The Cottages -Df Stillwater Plat Two Block 1-
Legcl Dasc-tp;ion i\'c ;e
Gwne' a; Property: �9S_LArL(J Qut2L- -----------------------
Young Quinlan Building
PI -one IL120L339=150.0---
Address-Minneapolis,Minnesota 55-'32
Aoplic:.nt (if other than owner) Name _ g��-
SusS�flt--------
Address __dame------------------------ Phone __Sake--------- _
Type or Request. ___ Rezoning ___ Approval of Preliminary Plct i
Special Use Permit ___ Approval or Final Plat
--- Variance --XL Other ------------------- - -
Desc- ot,on Of Reciuest Modification Qf_a��L�Y�t1�llQ_at1i�_p�ttLion-fit fin__
install ermanent lift station and exten Eli e---------- -
Signature o; Apol►c=-it __ - - ------------
_ Data o; Public Y,ecring---------------------_----- -------------- _ NOTS�,etclj or proposed property and structure a be crown on bo ozthis corn o: at• -
tac.: ea, s-owing the following
1 North airec+son
2. Loca,ion oz proposed s`ructur= on lot-
3 Dimensions of front ana s ae a oacks
Dimensions or proposea s'6-sc: -e -
5 Street nar-es
6 Loca61on oz ad3acent evsting -_-dings - - -
7 Other iruormation as may be -cues`ea. - - -
Apc;ovcd ___ Denied ___ by the Planninc Zommission on ----------- (
dak
sub,ec- to t'.-,e `'ollowing conditions -----------------------------------
Denied ___ by the Council -t __ sublets to t;
Approved --- c--------------
rol'owi;,g conditions --------- --------------------------------
,
----------------------------- -- --
Comrnents (Use other side), __
• 0
Development Data
It 1 Sit A
3401♦
N t It (1 a
let
R OW %tee t. I
C
Rd 5 d D 1 St
tI
31 75 ♦ [r
R Id tl 1 Slt D
1 1 t
—
1 1 1
21 11
1 I Il
2B2 —
Ap t t
S I t
r
6 60 .
T t I It
102 —
Y kl a
206
( P 6 1
Eld Iy R Id tl 1 I
sit (�rt�¢ IS 13 F a
�r- C ttag . V414� tiFN td ( r
��yy 11
Tot 1 Deli. t ,rylA(i 4
'y SP.rking�,jl� f ' bf BO 1r 5' I
ttt on. ee.e uoirl `t,. '� 1
blIc Itn V D d IOiT a ae
{{r W i DCygLOPEIt Y R
1 t A k 11 D lepaaatrpor 1:3ee I
,j St M tro Rq 53 01 Og .0 ld�'�F � f
1) St P 1 101 33101 ,Tye 7ti,�
I ARC HTTECT PLAMM111LRDS ACAPQ ARCHITECT
T 11 MO tg m y A. rlatae tyS�rsy ( l
6110 Ply! g CI d DrIT640 rtrlN�lyfylrj f l t
Ed
P I l MR 35311 1
\PI NER/ENOTMeel"'yS'
R d Y1 1 g g seglee.rteg CO I
7 t. Bool ..ro (([r I
tp7 if
8525 Edl h k Cr el g 4Y 3 +ri !{
B kly P. k MW A 1335111V ' k � F!
V.1�ry1i1yY�1y�4�e P h.
AN OIMEQ ( 1 J`y Itltttlt T ti+�� �ti I t
7 g r t h 9tre 1 t
fl
o
11 �
OR,crIA� ?av P4 n s
&11LLWAmr, JDWNSHtr
Co \ ercla Si omn
-- -- OREEA S
1�4E-MeFt of NW)I}T
�E 3 T n 0.TOW
TIE AR=
• ' �_ DEVELOPMENT
_ X�� CORPORATION
May 14, 1986
City of Stillwater
Steve Russel,
Community Development Director
216 N Fourth Street
Stillwater, MN 55082
Dear Steve
The Arkell Development Corporation is submitting the necessary info —=_on
to the Planning Commission of Stillwater for preliminary and fi =_ot
approval and Planned Unit Develo-nent final approval It is our -=ant
this submission of required information is complete and in the for= -_-t-
aDle
The first phase of the PUD is 6Z- un-ts of rental housing for ince _---'It
• persons over age 55 Each unit is one bedroom, one story, woo_ ==tee
construction with decorative bricc veneer, a cottage look witn a _---ed
roof with separate entrances Tce units will rent from $385 00 p_ y=th
in the first year and increase =o S-10 00 in the second year =__ is
not a public subsidized rent, bL= a below market rent This ph= - --ill
be located 6 76 acres in the Sc_the_st corner of the site The _=_=ss
road for Phase One is labeled Cottage Drive which originates on �_=-=ns
and exits on County Road 5
•
The second phase of the PUD is an additional 64 units of the s=L -_-De
as Phase One for the same age group The third phase of the Pti __ an
additional 52 units of the same type as Phase One and Phase Tao =_ for
the same age group
Phase I and II of the multi-fam 1y building is 102 units of mar =te
rental for all ages The builder_ will have parking underground a-- =-_in
the natural pond area as an amer_ty The building will be three - es
high and be of the same constructi:n character as the cottages
The Community Center Site is a don=tion of The Arkell Development Co--r =_on
to the City of Stillwater There_ is a strong interest from the c___zns
of the Stillwater community for a _acility to offer recreational pros —=
121 East Seventh St-aet • Saint Paul, Minnesota 55101
- (612) 293 0910
Steve Russel
Page 2 y
• May 14, 1986
The Commercial Site is future project to occur when the area can szoort /
additional service such as attorneys and professional groups Th_ site f
will have an office building of 30,000 square feet, three or four =cories `
high and some enclosed parking The open space dedicated by the former owner Paul Emerson to the `-y
of Stillwater, located west across County Road 5, consisting of a--oxima=ly
five acres is the designatec public open space
The staging of the PUD is as follows
Cottages for Seniors
_ Phase Ia 28 units completed 12/31/86 �- -
Phase Ib 36 units completed 06/01/87
Phase IIa 32 units completed 12/31/87
Phase IIb 32 units completed 06/01/88
Phase IIIa 32 units comoleted 12/31/88
Phase IIIb 20 units cor_oleted 06/01/8q
Multifamily
Phase Ia 51 units completed 12/31/87
Phase Ib 51 units completed 12/31/88
Community Center
Phase I completed 06/01/88
Commercial Site undeterminec start date
Phase I
The Number of units, 282, is one less than the original PUD
The deviation from the orig-nal concept approval of the PUD is tom= the
retail has been replaced by multifamily apartments, Phase I of ta=cottag
has been changed from the Northwest corner to the Southeast cornE_ due
to sewer acessibility, a co=nercial site has been identified for = offic=_
building instead of retail, a Community Center Site has been des-=ated,
the limited care facility has been eliminated
The PUD flows together with Cottage Drive separating the senior -sing
from the Community Center aid Multifamily units The use of the _id
for structures that serve al age groups is the intent of the Pb-- Senior=
living in cottages, small families in the apartments, and youth adult
activities in the Community Center
The center of the site and oehind the Community Center is availa= _ space
for Little League ball fielcs This activity will draw spectato_ from
the senior housing and encourage the interaction of these groups
The building relationship to the site is transmitted through the -icept
of having the cottages on t-e higher elevation to enable views o_ ie
Steve Russel
Page 3
• May 14, 1986
surrounding vistas The Community Center is built at a i-..er grade to
allow the views to remain open The Apartments are also —cater on a
lower plateau The design of all the structures is to msimize the rolling -
hills found naturally on the site
Preserving the natural amenities of the site, such as tom= _ills and the
ponding are important to the character of this develoorre - Tt= dedicated
open space to the west and the farm fields to the east key- the view
open for years to come The Apartments are designed to =ance the pond,
with it being a focal point
The ultimate population will be 200 people living in the =ttag=s, all
persons over age 55, defined as 160 units having one pers=- anc =0 units
having two people
The Apartments will be 40 two bedroom units of 2 5 peop!=_ --id 6= one bedroom
units of 1 2 people for a total of 175 people Ten per wil- be of
grade school age
Total PUD population of 375 people
• Finally, the applicants financial interest in this Proje= can rest be
defined at the time just on Phase Ia and Ib of the Cotta=-_
Orleans Home Number One by The Arkell Development Corpor==on, _ts general
partner will guarantee the $1,800,000 housing revenue bcr appr-rea for
Phase I, and is also contributing the equity dollars to — ance :he project
The above description and projection are accurate based inferation
available to the applicant to date
We feel very good about this project in all phases The- is a demonstrated
need for the product we intend to deliver The Stillwatir comity has
been very supportive of our efforts and we appreciate tom_ oppczzunity
Since y,
'4da-�V )
Paul J Keleher
statutory rec_ -ements applicable to e
,Improvements shall be subject to all
coristruc-ion of the improvements by a municioali� The construction of the
Public Iravrovements shall be undertaken in the time manne^ and in a manner so
as to rot interfere with the Redeveloper's construction of the `r11n�amm
Improvements
Section 3 7 Additict
onal Development ActeaenPu Le nRedeveloperthe �aor
for deed drescre e al partner has acquired'by
cont_-act for teed title to certain
Redeve ooe s g ' Anich real property is
other real property adjacent to the Redevelovm The - �deve �c=er agrees to develop
refer-ec to nerein as the additional Property plans �.at were ; ven Planned Unit
tt+e �c=1t'o` al Property according
Counc 1 on Ju-= 3, 198g or si.cn amendment
Develcome^t approval by c
thereo. approved by the City The Additional Pro =-t11 v coTdsfo^Tagvi� ma�eey
acres o _ es c="t - —
3 26 acres of Commercial Use, 6 6 use The 3eaeve_coer agrees to execute
and 4 a aces of Comriunit the ipro er parties a R=stricttve Covenant, in a form
or cause to be executed that
3:ditional Property to
acceptable to the Ctty, that will run with ana b� d the
City
initial financing c_ the ac^_isition costs pursuant
redevelopment that is consistent with this sect on The ob-gation of the ursu o
reimbi.rse the Redeveloper for its snit
to Section 3 10 of this Agreement be conditio-=_d upon —e Redeveloper having
execu"ea or caused to be executed such Restricrive Covene ny -developer under the
-- In the event that there occurs a dei2 erelt eloper -eceives any notice of
above-re*'-renced contract for deed and the a-"
with
such ceiault from the contract vendee, aayRe�eE_ oe�Q�D �tf thesn t c n theCi f the
• a copv o� such notice within five( to Z
3n ice prior to r
Rede ielooer tails to cure e to cure such defaucn derault. on or ult V, -1 entitle ~lhe contractto City
WP
the cate on wnicn a tailur
Czncel tre contract for deed, the Rtserient title S:.:a ntere`-3n andtothe contract
a au t claim deed conveying all of g
rl
for ceea and the City snail have theoii suehba �c- t claim deed, , the tRedeveiouer
i
default Subsequent to the delivery
sha" have no further right, title, interest or clala to the contract for deed or the
property which is the subject thereo The
Cit 's assistance in connection
Section 3 8 Creation and
ddM a me otc :)t Rent
'Reduction Fund Minimum
P ece eiooer agrees that in c prooe �y and the
wit-i t: a develooment of the Reaevelovme-" amount or S93,60 tOr
Improvements, the Redevelooer 'xill Crtheesiz 01 PhasetL=s in a�I is reduced purs pant to
pt,ase U and $87,360 for Phase III, or, if rinc�va_ _no ante-=_st of which e
snail be used
Sect -ion 3 12, $43,630 for Phase III, the p
Z he Mir -jum
ments
to subs daze the rents to be charge beufo=sat y,n mum L t o and aemaximum of
he
pe-iod of such rent subsidization snail
our ears commencing upon comoletinoln�L� CltyatcTissue or ethe Certiticatee ortor
f Y
ijri nimum Improvements The obligation the
C,mvietion for each Phase shall be bl shment �tdsuch P_nd torthePhaserhaving
a du during
provided to the City proof of the
irecnanism to utilize such fund whhichick
will rest...' in belox market -rate rents d
tre term of such subsidies.
Additional Conditions to C "v �c+iv -ies Without limiting any
the
• Section 3 ° all not :e ooligated to acceptacquire
o-her provision of ttus agreement, the City Section 3 1 or to
y�sig-invent of the contract for deed rights re =--ed to
11
y ` -
a x
- City Council Council Minutes
Recessed Meeting
June 3, 1986
in order to construct a garage, leasing the present driveway int-:t (--s 4,
Nays - 1 (Councilmember Farrell voted Nay)
Councilmember MacDonald's Place of Residence (Continued
Mayor Peterson continued the discussion of this item Mr N ::Dona :
stated he claims his primary re:idence is at 517 No Harrie- n St- ate -
Or Magnuson aovised the Counc, they will have to make a dz
basea on Mr MacDonald's answer to 1r Kilty's letter sir =onusc-
further stated that a post office address does not necessar, , oete---ne
the place of a person's inhabitance Mr MacDonald stated h=- does cwi a
home in Baytown Mr Magnuson stated the City Council woulg nave tr
declare the council seat vacant If a person plans to move, .hat i= of a
chance of inhabitance
Cherie Barret, 402 Maryknoll Dr , stated the Council should-esearc- -nis
item and find out definitely where Mr MacDonald's place of nnabizz-_e is
located
Tom O'Brien stated that, as of yesterday, as a public recorc Mr
MacDonald was on the courthouse files by his wife's sionatur- as a=: ling
• for homestead Mr MacDonald stated that application was w i-ioradr,
yesterday
After further discussion by the Council, Mayor Peterson ask=_ if t_--
Coun cil wishes to declare the seat vacant and no one resoonc 14a -
Peterson stated since no one has declared the seat vacant, -L e mat== is
dismissed and the meeting will continue
PUBLIC HEARINGS (Continued)
5 This is the day and time for tie public hearing on the requE_t of --ell
Development/Orleans Homes No 1 for Final PUD Approval for -,-ooert-k
at Co Rd 5 and West Orleans St Case No 645
6 This is the day and time for t-ie public hearing on the requ=- of -- -all
Development/Orleans Homes No - for Preliminary and Final P _- Apc- al
for property located at Co Ro 5 and West Orleans St Cas::1lo E_
N otice of the hearings we-e published in the Stillwate- Gaze-:-_- on
May 23, 1986 and copies were mailed to affected property owr_rs
Paul Keleher, representing Ark=_ll Development, exolained th= 5ackc-_-id of
the request They will be budding cottages for people 55 _ rs c- ge
and older on property located on Co Rd 5 and Orleans St -,iis a: be
rental property Council asked about the 4-1/2 acre parcel _r prc=-ty
being donated to the City and Ar Keleher explained that thr--e is roup
4
i
• City Council Minutes
Recessed Meeting
June 3, 1986 _
•
of people in Stillwater interested in bringing in a 'MC4 type of f`:ility
for the city on this site Mr Arkell stated a non-:rofit corporE:-on
will be set up to control this parcel of property a,: they will bE
listening to input from the city, but this parcel w 1 not be ano:--=r
burden on the city The tit e fee owner will be the non-profit
corooration
Mr Keleher stated all of tl-= public improvemen:s going in as -_rt of
the first phase At the time of building Cottage D- ve, they are
requesting to move the stree: all the way through t-e site and are
requesting city approval to release tax increment f.:- ds to build z e road
and utilities This will be paid back when develop ant occurs
Consulting Engineer Davis sz-ated the feasibility pl-ns are in pros--s
Mr Kriesel stated there is a concern with the rele=:e of the tax
increment money because the rirst phase will not su::ort the cost — the
improvement They are askirg the City to carry thi: through unti Dhase 2
and 3 are built Discussior followed on assess„ent: Mr Magnus,: stated
there is a need for a Develcpment Contract which wi , proviee for --course
of some kind should the development not be complete: according to -tan
Also, the thirty -day review period for the Environrr_-tal Assessme-:
W orksheet has just begun to run and final aoproval _n the reeuesz -:nnoz
be mace until the thirty-da, period has expirec, th_: giving Staf- :he
opportuniti to develop fino ngs to finalize portion_ of the Devel_Tent
Contract Mr Magnuson also stated some preliminar aoproval can e given
John Arkell shares a concer- regarding the approval :ecause the P -sing
Revenue bonds have to be usEg by the end of the mon-- If no act _n is
taken tonight, that will greatly affect the project Extensive e _cuss,on
followed on this issue Mr Magnuson stated the Er4 prevents the 'ity
from taking final action which could be construed t: mean Buildin: Dermizs
He suggested the Council ta.<e a "straw" vote on the r position an: direct
that all of this be complered at the meeting on the -7th Every -fort
will be mace to accommodate the bond sale without c:,-ioromising th_ City's
assets Mayor Peterson closed the public hearing
Motion by Councilmember Kimole, seconded by Counciimemc_r Farrell to ve a
"straw" vote approval for the P!D and Final Plat Aooro _i for the Ark 1
Development/Orleans Homes No 1 for property located at :o Rd 5 anc i
Orleans St , Case No 645 & 646, with final approval tc oe considerec n June
17, 1986 (Ayes 4, Nays - 1, Councilmember Bodlovick v_ted Nay)
Council took a six -minute recess and reconvened at 9 2: ' M
INDIVIDUALS & DELEGATIONS (Continued
Bob Weiser, 131 So Main Sz , submitted an additior_► petition it -egard
to the Mall issue which wirl be made part of the rE:ord
w
•
TO PLANNING COMMISSION FROM STEVE RUSSELL, COMMUNITY DEVELOPMENT DIRECTOR
DATE JANUARY 5, 1989
SUBJECT REVIEW OF MODIFICATION TO DEVELOP'ENT PROGRAM FOR DEVELOPMENT OF
DISTRICT #1
State law requires that the City Planning Commission review the Development
Program and Tax Increment Financing District plans (Redevelopment Plan) for
consisting with the City Comprehensive Plan Most recently, the Planning
Commission, October 12, 1987, reviewed sites included in the Scattered Site
Tax Increment District
This modification is required because the Development Plan is being changed to
include a Master Plan Concept and because or Incstar project TIF assistance
The Master Plan Concept combines the four TIF Districts and allows funds
generated from the TIF Districts to be used in the overall development
district This will provide more flexibility for use of the funds With the
Downtown Plan adoption and forthcoming City Economic Development Policy, the
• Master Plan will be a valuable financing tool for City use
The City is working with Incstar to assist with land purchased and site
improvement for the expansion of the Incstar facility The budget on pages 1-8
reflect the current level of assistance This project is consistent with the
City goal of increasing the tax base and providing new jobs Land uses in the
plan are consistent with City Zoning and Comprehensive PLan policies
A Resolution is attached indicating that the Planning Commission has reviewed
the modification and finds it consistent with the Comprehensive Plan
RECOMMENDATION
Approval of Resolution
ATTACHMENT
- Resolution
- Modified Development Program, dated January 1989
1J
-qr►
• RESOLUTION OF THE STILLWATER PLANNIIG
COMMISSION FINDING THE CITY'S MODIFICATION
OF THE DEVELOPMENT PROGRAM FOR DEVELOPMENT
DISTRICT NO 1 AND THE MODIFIED TAX
INCREMENT FINANCING PLANS FOR TAX INCREMENT
FINANCING DISTRICT NOS 1 THROUGH 4,
RESPECTIVELY, LOCATED THEREIN TO BE
CONSISTENT WITH THE COMPREHENSIVE PLAN OF
THE CITY
WHEREAS, the City's proposed modification of tre Development
Program for Development District No 1 and the Tax Increment
Financing Plans for Tax Increment Financing District Nos 1
through 4, respectively, within Development District No 1 have
been submitted to the Stillwater Planning Commission pursuant to
Minnesota Statutes, Sections 469 124 through 469 134 and Section
469 175, Subd 3(c), respectively, and
WHEREAS, the Planning Commission has reviewed the proposed
Modified Development Program and Modified Tax Increment Financing
Plans (together, the "Plans") to determine the cons_stency of the
Plans to the Comprehensive Plan of the City
NOW, THEREFORE, BE IT RESOLVED by the Stillwater Planning
Commission that the Plans are consistent with t-ie Stillwater
Comprehensive Plan
• Adopted January 9, 1989
ATTEST
•
Chairman
•
MODIFIED DEVELOPMENT PROGRAM
FOR
DEVELOPMENT DISTRICT NO 1
INCLUDING
MODIFIED TAX INCREMENT FINANCING PL_1S
FOR N
TAX INCREMENT FINANCING DISTRICT NC
(Downtown and Industrial Park Scattered
• Site Redevelopment District)
TAX INCREMENT FINANCING DISTRICT NC 2,
(Nelle Project)
TAX INCREMENT FINANCING DISTRICT NC
(Arkell Project)
and
TAX INCREMENT FINANCING DISTRICT NC 4
(Woodland Lake Project)
OF THE
CITY OF STILLWATER, MINNESOTA
January _, 1989
u
• STATUTORY REFERENCES
During the 1987 Minnesota Legislative Session,
were recodified into one chapter, Chapter 469 of
following table cross-references the previous statutory
cites
•
C�
Previous
Statutory
Cite
the development statutes
Minnesota Statutes The
cites with the recodif ied
Recodif ied
Cite
472A O1
469
124
472A 02
469
125
472A 03
469
126
472A 04
469
127
472A 05
469
128
472A 06
469
129
472A 09
469
130
472A 10
469
131
472A 11
469
132
472A 12
469
133
472A 13
469
134
273 73
469
174
273 74
469
175
273 75
469
176
273 76
469
177
273 77
469
178
273 78
469
179
Chapter 474
469
152 - 469 165
MUNICIPAL ACTION TAKEN
Based upon the statutory authority described in —the Modified Development
Program attached hereto, the public purpose findings by the City Council and for
the purpose of fulfilling the City's development objectives as set forth in the
Modified Development Program, the City Council has created, established and
designated Development District No 1 pursuant to and in accordance with the
requirements of Minnesota Statutes, Section 469 126
On January _, 1989, the City Council modified the Modified Development
Program and the tax increment financing plans for all tax increment financing
districts located within Development District No 1 to reflect the implementation
of a master project concept within Development District No 1
The following municipal action was taken in connection therewith
May 7, 1985 The Development Program for Development District No 1
was adopted by the City Council
October 1, 1985 The Development Program for Development District No 1
was modified by the City Council to modify the project area boundaries
December 12, 1985 The Development Program for Development District
No 1 was modified by the City Council to modify the project area
boundaries
• January 1989 The Development Program for Development District No
1 was modified by the City Council to reflect the implementation of a
master project concept within Development District No 1 and increased
project costs
The following municipal action was taken with regard to the Tax Increment
Financing Districts located within Development District No 1
Tax Increment Financing District No 1 (Downtown and Industrial Park
Scattered Site Redevelopment District)
May 7, 1985 The Tax Increment Financing Plan for Tax Increment
Financing District No 1 was adopted by the City Council
October 1, 1985 The Tax
Increment Financing Plan for Tax
Increment Financing District No
1 was modified by the City Council
December 12, 1985 The Tax
Increment Financing Plan for Tax
Increment Financing District No
1 was modified by the City Council
November 3, 1987 The Tax
Increment Financing Plan for Tax
Increment Financing District No
1 was modified by the City Council
January , 1989 The Tax
Increment Financing Plan for Tax
Increment Financing District No
1 was modified by the City Council
to reflect the implementation
of a master plan concept within
Development District No 1
Tax Increment Financing District No 2 (Nelle Project)
December 12, 1985 The Tax Increment Financing Plan for Tax
Increment Financing District No 2 was adopted bs the City Council
January , 1989 The Tax Increment Finzcing Plan for Tax
Increment Financing District No 2 was modifiec :)y the City Council
to reflect the implementation of a master :-an concept within
Development District No 1
Tax Increment Financing District No 3 (Arkell Project)
December 12, 1985 The Tax Increment Fin_ cing Plan for Tax
Increment Financing District No 3 was adopted 27 the City Council
January , 1989 The Tax Increment Financing Plan for Tax
Increment Financing District No 3 was modifiec by the City Council
to reflect the implementation of a master :Ian concept within
Development District No 1
Tax Increment Financing District No 4 (Woodland Lake'rolect)
April 1, 1986 The Tax Increment Financing PI -a for Tax Increment
Financing District No 4 was adopted by the Citc Council
January , 1989 The Tax Increment Financing Plan for Tax •
Increment Financing District No 4 was modifies by the City Council
to reflect the implementation of a master -Ian concept within
Development District No 1
0
0
TABLE OF CONTENTS
(This Table of Contents is not part of the Modified Develcoment Program
and is only for convenience of reference ) —
Page
SECTION I MODIFIED DEVELOPMENT PROGRAM FOR
DEVELOPMENT DISTRICT NO 1
Subsection 1 1
Definitions
1-1
Subsection 1 2
Statement and Finding of Public Purpose
1-2
Subsection 1 3
Statutory Authority
1-3
Subsection 1 4
Statement of Objectives
1-3
Subsection 1 5
Estimated Public Costs and
Supportive Data
1-5
Subsection 1 6
Environmental Controls
1-9
Subsection 1 7
Open Space to be Created
1-10
Subsection 1 8
Public Facilities to be Considered
1-10
Subsection 1 9
Proposed Reuse of Property
1-11
Subsection 1 10
Administration and Maintenance
of Development District
1-12
Subsection 1 11
Rehabilitation
1-12
Subsection 1 12
Relocation
- 1-13
Subsection 1 13
Boundaries of Development District
1-13
Subsection 1 14
Parcels to be Acquired or May Be
Acquired in Whole or in Part Within
the Development District
1-15
Subsection 1 15
Modification of Development
Program for Development District No 1
1-15
EXHIBIT I -A Boundary Map of Development District
No
1 as of December 12, 1985
I-A-1
SECTION II MODIFIED TAX INCREMENT FINANCING PLAN F03 TAX
INCREMENT FINANCING DISTRICT NO 1
Subsection 2 1
Subsection 2 2
Subsection 2 3
Subsection 2 4
Subsection 2 5
Subsection 2 6
Subsection 2 7
Subsection 2 8
Subsection 2 9
Subsection 2 10
Statement of Objectives
2-1
Development Program
2-1
Parcels to be Included in Tax Increment
Financing District No 1
2-1
Parcels in Acquisition
2-5
Development Activities Expected
to Occur within the Tax Increment
Financing District
2-5
Development Activity in the Tax
Increment Financing District for
which Contracts have been signed
2-6
Other Specific Development Expected
to Occur within the Tax Increment
Financing District
2-6
Estimated Cost of Project
2-7
Estimated Amount of Bonded Indebtedress
2-7
Sources of Revenue
2-7
Subsection 2 11
Estimated Original Assessed Value
and Captured Assessed Value
2-8
Subsection 2 12
Type of Tax Increment Financing District
2-10
Subsection 2 13
Duration of Tax Increment Financing
District No 1
2-11
Subsection 2 14
Estimated Impact on Other
Taxing Jurisdictions
2-11
Subsection 2 15
Modification of Tax Increment Financing
Plan for Tax Increment Financing District
No 1
2-15
EXHIBIT II -A Portions of Tax Increment Financing Plan for
Tax Increment Financing District No 1 as
Adopted May 7, 1985 II-A-1
EXHIBIT II-B Portions of Tax Increment Financing Plan for
Tax Increment Financing District No 1 as
Modified October 1, 1985 II-B-1
EXHIBIT II-C Portions of Tax Increment Financing Plan for
Tax Increment Financing District No 1 as
Modified December 12, 1985 II-C-1
EXHIBIT II-D Portions of Tax Increment Financing Plan for
Tax Increment Financing District No 1 as
Modified November 3, 1987
II-D-1
EXHIBIT II-E Boundary Map of Tax Increment Financing
District No 1 as of November 3, 1987
II-E-1
SECTION III TAX INCREMENT FINANCING PLAN FOR TAX
INCREMENT FINANCING DISTRICT NO 2
Subsection 3 1 Statement of Objectives
3-1
Subsection 3 2 Development Program
3-1
Subsection 3 3 Parcels to be Included in Tax Increment
Financing District No 2
3-1
Subsection 3 4 Parcels in Acquisition
3-2
Subsection 3 5 Development Activity Expected to
Occur within Tax Increment Financing
District No 2
3-2
Subsection 3 6 Development Activity in the Tax Increment
Financing District for which Contracts
have been Signed
3-3
Subsection 3 7 Other Specific Development Expected
to Occur within the Tax Increment
Financing District
3-3
Subsection 3 8 Estimated Cost of Project
3-3
Subsection 3 9 Estimated Amount of Bonded Indebtedness
3-3
Subsection 3 10 Sources of Revenue
3-3
Subsection 3 11 Estimated Original Assessed Value and
Captured Assessed Value
3-4
Subsection 3 12 Type of Tax Increment Financing District
3-4
Subsection 3 13 Duration of Tax Increment Financing
District No 2
3-5
Subsection 3 14 Estimated Impact on Other
Taxing Jurisdictions
3-5
Subsection 3 15 Modification of Tax Increment Financing
Plan for Tax Increment Financing District
No 2
3-6
EXHIBIT III -A Portions of Tax Increment F nancing Plan for
Tax Increment Financing District No 2 as
Adopted December 12, 1985
III-A-1
EXHIBIT III-B Boundary Map of Tax Increment Financing
District No 2 as established December 12, 1985
III-B-1
SECTION IV TAX INCREMENT FINANCING PLAN FOR TAX
INCREMENT FINANCING DISTRICT NO 3
Subsection 4 1 Statement of Objectives
4-1
Subsection 4 2 Development Program
4-1
Subsection 4 3 Parcels to be Included in Tax Increment
Financing District No 3
4-1
Subsection 4 4 Parcels in Acquisition
4-1
Subsection 4 5 Development Activity in the Tax Increment
Financing District for which Contracts
have been Signed
Subsection 4 6 Other Specific Development Expected
4-2
to Occur within the Tax Increment
Financing District
4-2
Subsection 4 7 Estimated Cost of Project
4-2
Subsection 4 8 Estimated Amount of Bonded Indebtedness
4-2—
Subsection 4 9 Sources of Revenue
4-3
Subsection 4 10 Estimated Original Assessed Value and
Estimated Captured Assessed Value and
Estimate of Tax Increment
4-3
Subsection 4 11 Type of Tax Increment Financing District
4-4
Subsection 4 12 Duration of Tax Increment Financing
District No 3
4-4
Subsection 4 13 Estimated Impact on Other
Taxing Jurisdictions
4-4
Subsection 4 14 Modification of Tax Increment Financing
Plan for Tar Increment Financing District
No 3
4-6
EXHIBIT IV -A Portions of Tax Increment Financing Plan for
Tax Increment Financing District No 3 as
Adopted December 12, 1985
IV-A-1
EXHIBIT IV-B Boundary Map of Tax Increment Financing
District No 2 as established December 12, 1985
IV-B-1
CJ
SECTION V TAX INCREMENT FINANCING PLAN FOR TAX
INCREMENT FINANCING DISTRICT NO 4
Subsection 5 1
Statement of Objectives —
5-1
Subsection 5 2
Development Program
5-1
Subsection 5 3
Parcels to be Included in Tax Increment
Financing District No 4
5-1
Subsection 5 4
Parcels in Acquisition
5-1
Subsection 5 5
Development Activity in the Tax Ircrement
Financing District for which Contracts
have been Signed
5-2
Subsection 5 6
Other Specific Development Expec ed
to Occur within the Tax Increment
Financing District
5-2
Subsection 5 7
Estimated Cost of Project
5-2
Subsection 5 8
Estimated Amount of Bonded Indebtedness
5-2
Subsection 5 9
Sources of Revenue
5-3
Subsection 5 10
Original Assessed Value and
Estimated Captured Assessed Value and
Estimate of Tax Increment
5-3
Subsection 5 11
Type of Tax Increment Financing D strict
5-4
Subsection 5 12
Duration of Tax Increment Financirg
District No 4
5-4
Subsection 5 13
Estimated Impact on Other - -
Taxing Jurisdictions
5-4
Subsection 5 14
Modification of Tax Increment Financing
Plan for Tax Increment Financing District
No 4
5-6
EXHIBIT V-A Portions of Tax Increment Financing Plan Lor
Tax Increment Financing District No 4 as
Adopted April 1, 1986 V-A-1
EXHIBIT V-B Boundary Map of Tax Increment Financing
District No 4 as established April 1, 1986 V-B-1
APPENDIX A Administrative Guide for the Administrat on
of the Modified Development Program for
Development District No 1 A-1
Exhibit 1 Model Information Form to be Submitted `o the
School Board, Washington County Board, a -id the
office of the Minnesota State Auditor 1-A-1
• SECTION I
MODIFIED DEVELOPMENT PROGRAM FOR
DEVELOPMENT DISTRICT NO—1
(AS MODIFIED JANUARY _, 1989)
Subsection 1 1 Definitions The terms defined below shall, for purposes of
this Development Program, have the meanings herein specified, unless the context
otherwise specifically requires
"City" means the City of Stillwater, a municipal corporation and political
subdivision of the State of Minnesota designated as a home rule char er city
"Comprehensive Plan" means the City's Comprehensive Plan which contains
the objectives, policies, standards and programs to guide public and private land
use, development, redevelopment and preservation for all lands and water within
the City
"Council" means the City Council of the City, also refe-red to as the
governing body
"County" means the County of Washington, Minnesota — -
"Development District Act" means the statutory provisiors of Minnesota
Statutes, Sections 469 124 through 469 134, as amended and supplemented
"Development District" means Development District No 1 in the City,
which is created and established hereto pursuant to and in accorcance with the
Development District Act, and is geographically described in Section I, Subsection
1 13 of the Development Program
"Development Program" means this Development Program for Development
District No 1, initially adopted by the Council on May 7, 1985, ana as it has been
modified As defined in Minnesota Statutes, Section 469 125, Subdivision 3, a
development program is a statement of objectives of the City for improvement of
a development district which contains a complete statement as to the public
facilities to be constructed within the district, the open space to be created, the
environmental controls to be applied, the proposed reuse of priva`e property and
the proposed operations of the district after the capital improvements within the
district have been completed
"Municipal Industrial Development Act" means the statutory provisions of
Minnesota Statutes, Sections 469 152 through 469 165
"Municipality" means any city, however organized, as defined in Minnesota
Statutes, Section 469 125, subd 2
"Protect Area" means the Development District as geographically described
in Section I, Subsection 1 13, of the Development Program
"State" means the State of Minnesota
1-1
"Tax Increment Bonds" means any general obligation or revenue -ax •
increment bonds issued and to be issued by the City to finance the public c-sts
associated with the Development District as stated in the Development Progmin
and in the Tax Increment Financing Plan for the Tax Increment Financing Dis`, et
within the Development District The term "Tax Increment Bonds" shall siso
include any obligations issued to refund the Tax Increment Bonds
"Tax Increment Financing District" means any tax increment finan= ng
district presently established or to be established in the future in the Development
District
"Tax Increment Financing Act" means the statutory provisions of Minne-,ta
Statutes, Sections 469 174 through 469 179, inclusive
"Tax Increment Financing Plan" means the respective Tax Increment Fi:—:2n-
cing Plan, and as the same shall be modified, for each Tax Increment Finane ng
District located within the Project Area
Subsection 1 2 Statement and Finding of Public Purpose
(AS ORIGINALLY ADOPTED MAY 7, 1985)
It is found that there is a need for new development in the City of
Stillwater, Minnesota, to encourage development within areas which are alr-=dy
built up to provide employment opportunities to improve the local tax base an: to
improve the general tax base of the state
The Council of the City determines that there is a need for development and
redevelopment within the corporate limits of the City in the Development Dis ,ct
to provide employment opportunities, to improve the tax base and to improve he
general economy of the State It is found that the area within the Develop=ent
District is potentially more useful and valuable than is being realized u_aer
existing development, is less productive than is possible under this program id,
therefore, is not contributing to the tax base to its full potential
Therefore, the City has determined to exercise its authority to devel_o a
program for improving the Development District of the City to provide impetus .or
private development, to maintain and increase employment, to utilize exi- ing
potential and to provide other facilities as are outlined in the Develop=ent
Program adopted by the City
The Council has also determined that the proposed developments woulc -lot
occur solely through private investment in the foreseeable future, that the ax
increment financing plans proposed herein are consistent with the Develop=ent
Program, and that the tax increment financing plans will afford maxi=lm
opportunity, consistent with the sound needs of the municipality as a whole, fo- he
development or redevelopment of the Development District by private enterpr
The Council finds that the welfare of the City as well as the State of '[in-
nesota requires active promotion, attraction, encouragement and developme of
economically sound industry and commerce to carry out its stated public pu.:ose
objectives
1-2
Subsection 1 3 Statutory Authority
(AS ORIGINALLY ADOPTED MAY 7, 1985)
The City of Stillwater proposes to designate a portion of the city as a
municipal development district as authorized by Minnesota Statutes, Chapter 472A
According to Minnesota Statutes, Section 472A 02, Subdivision 11, a development
district is a specific area within the corporate limits of a municipality which has
been so designated and separately numbered by the governing body
The City of Stillwater also plans to utilize the development finance
provisions encompassed in Minnesota Statutes, Section 273 71-78, the Minnesota
Tax Increment Financing Act, in conjunction with the designation of the municipal
development district
(AS MODIFIED OCTOBER 1, 1985)
The City of Stillwater designated a portion of the city as a municipal
development district and is proposing to modify the boundary as authorized by
Minnesota Statutes, Chapter 472A According to Minnesota Statutes, Section
472A 02, Subdivision 11, a development district is a specific area within the
corporate limits of a municipality which has been so designated and separately
numbered by the governing body
The City of Stillwater is also utilizing and proposes to modify the
development finance provisions encompassed in Minnesota Statutes, Section
273 71-78, the Minnesota Tax Increment Financing Act, in conjunction with the
modification of the municipal development district
AS MODIFIED JANUARY , 1989)
The Council determines that it is desirable and in the public interest to
establish, develop and administer a Development Program for the Development
District in the City to implement its Development Program, pursuant to the
provisions of the Development District Act
Funding of the necessary activities and improvements in the Development
District shall be accomplished through tax increment financing in accordance with
the Tax Increment Financing Act, and through the use of industrial revenue bonds
pursuant to the Municipal Industrial Development Act
The City has designated a specific area within the corporate limits of the
City as the Development District, as authorized by Section 469126 of the
Development District Act Within the Development District, the City plans to
undertake types of tax increment financing districts established pursuant to
Section 469 174, Subds 10, 11, 12 and 19 of the Tax Increment Financing Act
Subsection 1 4 Statement of Objectives
(AS ORIGINALLY ADOPTED MAY 7, 1985)
The City Council of the City of Stillwater, Minnesota, determines that it is
necessary, desirable and in the public interest to establish, designate, develop, and
1-3
administer a development district in the City of Stillwater pursuant to the
provisions of Minnesota Statutes, Chapter 472A The City of St:lwater determines
that the funding of the necessary activities and improvements a the development
district shall be accomplished through tax increment financing m accordance with
Minnesota Statutes, Sections 273 71-78 The City of Stillwate- and the Stillwater
City Council seek to achieve the following objectives throug= this development
plan
1 Acquire land or space which is vacant, unus-d, underused, or
inappropriately used
2 Improve the financial base of the City
3 Provide employment opportunities through the cre- ion of new jobs
4 Encourage the renovation and expansion of exis=ig businesses and
historic structures
5 Acquire property containing structurally substan_ard buildings and
remove structurally substandard buildings for which rehabilitatio-- is not feasible
6 Eliminate blighting influences which impede poten=al development.
7 Coordinate elements of the City's Central 3usiness District -
Revitalization Plan with these project objectives
8 Provide maximum opportunity, consistent with the needs of the City, -
for development by private enterprise
AS MODIFIED DECEMBER 12, 1985)
9 Provide adequate public improvements and utilit =s to enhance the
area for new development
(AS MODIFIED JANUARY _, 1989)
10 Promote and secure the prompt development of certain property in
the Development District, which property is not now in prodL-tive use or in its
highest and best use, in a manner consistent with the City's C.mprehensive Plan
and with a minimum adverse impact on the environment, and tr-*eby promote and
secure the development of other land in the City
11 Promote and secure additional employment opporsnities within the
Development District and the City for residents of the City a=d the surrounding
area, thereby improving living standards, reducing unemploymt�:7-t and the loss of
skilled and unskilled labor and other human resources in the City
12 Secure the increase of housing, commercial, and --idustrial property
subject to taxation by the City, Independent School District Nc. 834, Washington
County, and other taxing jurisdictions in order to better enable s_ch entities to pay
for governmental services and programs required to be provided --r them
1-4
•
13 Provide for the financing and construction of public irrorovements in
and adjacent to the Development District, necessary for the orderly and beneficial
development of the Development District and adjacent areas of the C"ty
14 Promote the concentration of commercial, offic:. and other
appropriate development in the Development District so as to maint_n the area in
a manner compatible with its accessibility and prominence in the CitT
15 Encourage local business expansion, improvements, anc development,
whenever possible
16 Create a desirable and unique character within the Development
District through quality land use alternatives and design qualit- in new and
remodeled buildings
17 Encourage and provide maximum opportunity for private re-
development of existing areas and structures which are compa�le with the
Development Program
The Council determines that the establishment of the Develo:'Ient District
will provide the City with the ability to achieve certain public purp se objectives
not otherwise obtainable in the foreseeable future without City ante 'ention in the
normal development process The City and Council seek to achieve he following
Development District program objectives
Subsection 1 5 Estimated Public Costs and Supportive Data -'ie estimated
costs of the public improvements to be made within the Developmen District and
financed by tax increments will be derived from the tax increr-it financing
districts within the Development District
1-5
(Tax Increment Financing District No 1)
(AS ORIGINALLY ADOPTED MAY 7, 1985)
The following budget may have to be amended from time to time as
priorities change and as tax increments become available
Range
Public Improvements $1,300,000 - 1,500,000
Utility upgrading
New development
Park improvements
Utility extensions
Public accesses
Land Acquisition $300,000 - 500,000
Park development
Public accesses
Other Public Costs $1,500,000 - 1,700,000
Relocation
Demolition
Planning/engineering
Administration - -
Capitalized interest
Contingency
Total Estimate $3,100,000* - 3,700,000
* It is estimated that approximately $60,000 to $90,000 of the $3,700,000
could be financed with the first phase of tax increments from the restaurant It is
expected that approximately $9,000 to $13,000 of tax increments will be available
for amortizing a bond or "pay as you go "
All phases will be implemented only if there are sufficient tax increment
revenues from new development in the district Future phase expenditures may
require future bond issues to "front-end" future phase costs
4)
1-6
0
(AS MODIFIED OCTOBER 1, 1985)
Public Improvements
Utility upgrading
New development
Park improvements
Utility extensions
Public accesses
Land Acquisition
Park development
Public accesses
Ranze
$1,300,000 - 1,500,000
$500,000 - 750,000
Other Public Costs $1,600,000 - 1,800,000
Relocation
Demolition
Planning/engineering
Administration
Capitalized interest
Contingency
Total Estimate $3,400,000* - 4,050,000
* It is estimated that approximately $60,000 to $90,000 of the $3,700,000
could be financed with the first phase of tax increments from he restaurant It is
expected that approximately $9,000 to $13,000 of tax increments will be available
for amortizing a bond or "pay as you go " If all development listed in Appendix C
of Exhibit II-B as bonded projects is completed, an additional $1,360,000 could be
available for project expenses
All phases will be implemented only if there are sufficient tax increment
revenues from new development in the district Future phase expenditures may
require future bond issues to "front-end" future phase costs
(AS MODIFIED NOVEMBER 3, 1987)
The following budget may have to be amended from time to time as
priorities change and as tax increments become available
Land Acquisition $2, 500, 000
Additional Public Improvements 3,000,000
consisting of site preparation,
relocation, utility extension,
utility upgrading, park improvements,
parking improvements, planning/
engineering and administration
Total of Additional Public Improvements $5,500,000*
* As bonds are not anticipated at this time, the above -listed public
improvements will be completed as tax increments are generated and available
1-7
(AS MODIFIED JANUARY
_, 1989)
Land Acquisition
$ 250,000
Utilities
408,435
Site Preparation
89,760
Landscaping
53,269
Interest Reimbursement
62,883
Professional Services
15,000
Contingency
10,000
Capitalized Interest
Bond Discount
Costs of Issuance/Plan
20,000
SEADC
10,000
City Administration
14,000
TOTAL
$
TAX INCREMENT FINANCING DISTRICT NO 2)
(AS ORIGINALLY ADOPTED DECEMBER 12, 1985)
NELLE PROJECT Range*
Land Acquisition
Public Improvements/Parking
Bonding/Legal/Administration
Capitalized Interest (3 yrs )
TOTAL
$240,000 - $ 500,001
124,500 - 1,922,50)
20,000 - 185,001
131,500 - 892,50
$516,000 - $3,500,00.
* It is estimated that a bond of approximately $516,000 could be issued with
the first 30 unit inn expansion of the development at the "low" range The "t-rgh"
range would include a 50 unit inn expansion, a 100 unit hotel addition, 20 init
motel, an accelerated learning center and related public space, parlor/bancuet
rooms, food service/ utility and parking based upon the developer's construction
plan, and would support a $3,500,000 bond
TAX INCREMENT FINANCING DISTRICT NO 3
(AS ORIGINALLY ADOPTED DECEMBER 12, 1985)
ARKELL PROJECT Estimate
Land Acquisition and $ 803,000
Site Improvements
soil corrections
utilities
site preparation
Bonding/Legal/Administration 91,000
Capitalized Interest 306,000
TOTAL $1,200,000
0
r1
U
1-8
TAX INCREMENT FINANCING DISTLCT NO 4
(AS ORIGINALLY ADOPTED APRF- I, 1986)
WOODLAND LAKES DEVELOPMENT
Land Acquisition
$ 814,000
Site Corrections
Removal/Replacement of Topsoil
226,000
Pond Construction/Controls
55,000
Clearing and Grubbing
39,000
Soil Testing
20,000
Public Improvements
Lift Station/Force Mains
92,400
Sanitary Sewer
200,000
Water Mains
350,000
Storm Sewer
245,000
Road Construction
750,000
Landscaping
100,000
Electrical Power Distribution
380,000
Lighting/Traffic Controls
100,000
* Estimated on a 66% of total cost payable by
Wo::_'and Lakes
Other Public Costs
Engineering 380,000
Legal 25,000
Surveying 5,500
Contingency 410,000
Total Estimates
*
$4,192,500 **
** The total dollar amount does not include cEntalized interest or other
bonding costs These costs would need to be calcula as part of a larger bond
issue
Subsection 1 6 Environmental Controls
(AS ORIGINALLY ADOPTED MAY -, 1985)
The proposed redevelopment projects in the = velopment District do not
present any permanent environmental problems ?_ municipal actions, public
improvements, and private development shall be carries out in a manner that will
enhance, rather than detract from the natural e-nronment All necessary
environmental permits and clearances will be obtainec
(AS MODIFIED JANUARY 989)
The proposed development activities in the i R ielopment District do not
present significant environmental concerns AL' municipal actions, public
improvements and private development shall be came_ out in a manner consistent
with existing environmental standards
1-9
0 Subsection 1 7 Open Space to be Created
0
(AS ORIGINALLY ADOPTED MAY 7, 1985)
In addition to the provisions of Chapter 472A 02, Subdivision 6, some open
space may be created for the purpose of enhancing housing developme-- and
providing circulation of pedestrian traffic, special landscaping of residential and
public property, and creation of recreational facilities including park. and
walkways The open space will be aimed at the improvement of the quality c life,
quality of transportation and the physical facilities
Subsection 1 8 Public Facilities to be Considered
(AS MODIFIED JANUARY _, 1989)
The City, in carrying out its objectives shall consider the construction :t the
following public facilities, when financially feasible, and when needed to enccurage
desirable private development or when considered desirable in order to pr-mote
and enhance existing development
(AS ORIGINALLY ADOPTED MAY 7, 1985)
Revitalization within the Development District must be financially feasible,
marketable and compatible with longer range City development plans The
following recommendations represent the options that satisfy the development for
the Project area in the initial state while taking advantage of opportunities which
are currently available
1 Clearance and redevelopment,
2 Rehabilitation of buildings to remain,
3 Relocation of buildings and the inhabitants of buildings,
4 Vacation of rights -of -way,
5 Dedication of new rights -of -way,
6 New construction and expansion of commercial and ind_strial
buildings,
7 Land acquisition,
8 North -end development assistance, and
9 Installation or replacement of public and private facilitie- and
utilities
1-10
Subsection 1 9 Proposed Reuse of Property
(AS ORIGINALLY ADOPTED MAY 7, 1985)
1 Current Land Use
The current land uses in the development district include public/semi-public,
residential, multi -family residential, industrial, land consumpt,ve/highway oriented
commercial and retail/office/service commercial The deve opment sites are or
will be zoned in conformance with zoning standards for commercial and industrial
uses
Proposed Reuse of Land
It is proposed that a portion of the property identified in Section C of the
Development Plan will be acquired for the construction of a restaurant and bank
expansion The restaurant site is capable of accommodating 6,000 square feet of
on -site development plus related deck, patio space and parking Certain existing
structures will be relocated or demolished to prepare for this development The
size of the bank expansion is yet to be determined as well as the extent of
rehabilitation of certain buildings in the "historic district "
(AS MODIFIED OCTOBER 1, 1985)
In addition, several individual developments are planned for certain vacant
parcels in the industrial park 0
(AS MODIFIED DECEMBER 12, 1985)
It is proposed that a portion of the property identifiec in Section C of the
Development Plan will be acquired for the construction of an elderly housing
development The 35 acre site is capable of accommodating 283 units of
residential rental development plus related retail/limited commercial development
and parking The development parcel is currently vacant P'iase I will consist of
64 units of lowrise housing, Phase IIA will be 80 units of lowr se housing the Phase
IIB will be a two story 75 unit development Phase IIIA is estimated to include a
shopping/retail facility and Phase IIIB consists of 64 units of lowrise housing The
city may also assist with the public improvement and land acculsition costs for the
expansion of an existing hotel This project is further described in PART II
(AS MODIFIED JANUARY , 1989)
The public improvements needed to bring about tre new development
include site improvements, and general improvements Tie estimated public
improvement costs are referenced in the tax increment firancing plan and are
collectively described in Subsection 1 5
The Development Program does not contemplate the acquisition of private
property until such time as a private developer presents an economically feasible
program for the reuse of that property Proposals, in order to be considered, must
be within the framework of the above cited goals and oblectnes, and must clearly
demonstrate feasibility as a public program Prior to formal consideration of the
acquisition of any property, the City Council will require a binding contract,
performance bond and/or other evidence
increment or other funds will be available t
o
Subsection 1 10 Administration and Maintenance of Developme*- District
(AS ORIGINALLY ADOPTED ,MAY 5, 1985)
Maintenance and operation of the public improvements in t-i municipal
development district will be the responsibility of the developrn - district
administration of the City Each year the administrator of th_ municipal
development district will submit to the City Council the maint=- ance and
operation budget for the following year to be charged to the prop-=ty in the
district The City Council will certify the assessments to the Countv _editor for
collection The City Council will levy these assessments, if any, in -ccordance
with the procedures established in Minnesota Statutes, Section 429 061
(AS MODIFIED OCTOBER 1, 1985)
The municipal development district administrator will adrr- ster the
municipal development district pursuant to the provisions of Section 47__.10 of the
Minnesota Statutes provided, however, that such powers may only be = =rcised at
the direction of the City Council No action taken by the administ-: or of the
development district pursuant to the above -mentioned powers shall b- effective
without authorization by the City Council
(AS MODIFIED JANUARY , 1989)
Maintenance and operation of the public improvements K _ be the
responsibility of the of the City who sha? nerve as
Administrator of the Development District The powers, duties and res nsibilities
of the Administrator are spelled out in the Administrative Gui—= for the
Administration of the Modified Development Program for Developm_ District
No 1, attached hereto as Appendix A Each year the Administrator wi-1 ,ubmit to
the Council the maintenance and operation budget for the following yea -
Subsection 1 11 Rehabilitation
(AS ORIGINALLY ADOPTED MAY 7, 1985)
Although the City has designated a rehabilitation zone to =,;et such
improvements within the Central Business District, no rehabilitation s,_ dards nor
a formal program for rehabilitation of buildings has been adopted T-L- City will
encourage the use of industrial development revenue bonds or notes I,finnesota
Statutes, Chapter 474) for rehabilitation, renovation and expansion - existing
buildings in the project as well as State of Minnesota grant funds and ta. -icrement
proceeds
1-12
(AS MODIFIED JANUARY _, 1989)
• Owners of properties within the Development District will be enc-ura ed to
rehabilitate their properties to conform with the applicable state and Leal codes
and ordinances, as well as any design standards Owners of ro
pE—ries who
purchase property within the Development District from the City may D- required
to rehabilitate their properties as a condition of sale of land The City ti 1 provide
such rehabilitation assistance as may be available from federal, sta`: or local
sources
Subsection 1 12 Relocation
AS ORIGINALLY ADOPTED MAY 7, 1985)
The City accepts its biding obligations under provisions of federa--nd state
law (Minnesota Statutes, Section 117 50 through 117 56) for relocatior and will
administer payment benefits to individuals and businesses to be displacec --y public
action
AS MODIFIED JANUARY _, 1989)
The City accepts its responsibility for providing for relocation pi_nuant to
Section 469 133 of the Development District Act
Subsection 1 13 Boundaries of Development District
Boundaries of Develo rrent District No 1 as established May 7 19s
Beginning at a point of intersection with the center lines of Aso-n
Street and Third Street, City of Stillwater, Minnesota, then
southerly from said porit along the centerline of Third Street tc
point of intersection w,th the centerline of Orleans Street, then
westerly from said point along said centerline, as extended betwe=!-,
Everet Street and Wasiington Street, to its intersection with ` e
easterly right-of-way line of County Road No 5, then e
southwesterly from said point and along said right-of-way line to
intersection with the southern municipal boundary, thence easte^ r
more or less, from said point along said southerly municipal boundL T
to its intersection with the westerly shoreline of Lake St Cro --
thence northerly from z3aid point and along said shoreline to
intersection with the centerline of Elm Street, as extended, then
westerly from said point along said centerline to its intersection w =
the centerline of First Street, thence northerly from said point a-C
along said centerline to a point of intersection with the centerline
Aspen Street, thence westerly from said point along said centerli e
to the point of beginning
(AS MODIFIED OCTOBER 1, 1985)
Beginning at a point of intersection with the center lines of Aspe-
Street and Third Stree , City of Stillwater, Minnesota, thenc-
southerly from said porn along the centerline of Third Street to =_
• point of intersection with the centerline of Orleans Street, thenc-
1-13
0
westerly from said point along said centt-mine, as extended between
Everet Street and Washington Street, tr its intersection with the
easterly right-of-way line of Count- Road No 5, thence
southwesterly from said point and along -a-d right-of-way line to its
intersection with the southern municipa_ ooundary, thence easterly
more or less, from said point along said scitherly municipal boundary
to its intersection with the westerly shoreline of Lake St Croix,
thence northerly from said point and alo-_ said shoreline to its
IN--ERSECTION WITH THE CENTERLIN1 OF ST CROIX AVENUE,
AS EXTENDED, THENCE WESTERLY t ONG SAID CENTERLINE
TO ITS INTERSECTION WITH THE CENTgLINE OF MAIN STREET,
TI-ENCE SOUTHERLY FROM SAID P 1NT AND ALONG SAID
CENTERLINE TO ITS intersection rth the centerline of Elm
Street, as extended, thence westerly = m said point along said
centerline to its intersection with the -enterline of First Street,
thence northerly from said point and aloe= said centerline to a point
of intersection with the centerline of As-= i Street, thence westerly
from said point along said centerline to th= point of beginning
(AS MODIFIED DECEMBEI 12, 1985)
Be, -inning at a point of intersection witr he center lines of Aspen
Street and Third Street, City of Sti_vater, Minnesota, thence
southerly from said point along the cen::E71ine of Third Street to a
po nt of intersection with the centerline )f Orleans Street, thence
westerly from said point along said cent- ine, as extended between
Everet Street and Washington Street, t its intersection with the
easterly right-of-way line of parcel #91-2-2620, thence northerly
along said easterly line to its intersectior with the northerly line of
parcel #9032-2620, thence easterly alon- said northerly line to its
intersection with the easterly right -of -AFT line of County Road No
5, `hence southwesterly from said point E.d along said right-of-way
line to its intersection with the southern aunicipal boundary, thence
easterly more or less, from said point alc-g said southerly municipal
boundary to its intersection with the weserly shoreline of Lake St
Croix, thence northerly from said point ar- along said shoreline to its
intersection with the centerline of St Croix Avenue, as extended,
thence westerly along said centerline t its intersection with the
ce-terline of Main Street, thence southe- - from said point and along
sad centerline to its intersection with t-a centerline of Elm Street,
as extended, thence westerly from said pnTit along said centerline to
its intersection with the centerline of F— Street, thence northerly
from said point and along said centerlin- o a point of intersection
wi h the centerline of Aspen Street, therLe westerly from said point
along said centerline to the point of beginrng
1-14
Subsection 1 14 Parcels To Be Acquire_ or May Be Acquired In Whole or
In Part Within the Development District
(AS MODIFIED JANUARY _, 1989)
(Tax Increment Financing D:--rict No 1)
PIN
9028-0030
11022-2000
(Tax Increment Financing C.-rict No 2)
Iui I
10691-3950
10691-3830
10691-3860
10691-3890
10691-3920
10691-3770
10691-4040
10691-4010
10691-4070
10691-3990
10691-3980
10691-3740
(Tax Increment Financing D rict No 3)
PIN
9032-2620
(Tax Increment Financing D=,rict No 4)
PIN
9032-2610
9032-2612
Subsection 1 15 Modification of Devel----nent Program for Development
Tl,e+n,n+ ATE, 1
1 On October 1, 1985, the Developr---t Program was modified by the
City Council to reflect an enlargement of the Pr -act Area
2 On December 12, 1985, the Deve -ment Program was modified by
the City Council to reflect an enlargement of th- ,rolect Area
3 On January _, 1989 the Develop-ent Program was modified by the
to City Council to reflect the implementation of_ master project concept within
Development District No 1 and increased prolec osts
1-15
EXHIBIT I -A
•
11
0
MAP
As of December 12, 1985
I -A
I
1�IIIf
L'W}J It "� t L� '� •
r I �
I Jf- 't IIII('J� L1 1 TI
1
i� I I 10 1
I II II`I IIII III►ll,,li��II�+IIII(��'� � _,�, t.,� �� I
L'llfr'�4�,�� l;�!��� L�LII�i!'.!l±:^���!�J\�� ;I�r44' �
ti
— - - I El
nr�
er
, J �
\\ J 1FT
' roq".r i r rs — \
• SECTION II
MODIFIED TAX INCREMENT FINANCING PLAN FOR
TAX INCREMENT FINANCING DISTRICT NO 1
(Downtown and Industrial Park Scattered Site Redevelopment District)
(AS MODIFIED JANUARY , 1989)
NOTE As of January _, 1989, the City has determined to imple-=-it a
master project concept in regard to tax increment financing districts _ ated
within Development District No 1 Tax Incremennt Financing District Nc vas
established and its Tax Increment Financing Plan was approved on May r 985
The Tax Increment Financing Plan was subsequently modified on October _ _985,
December 12, 1985, November 3, 1987 and January _, 1989 This Sectio- II is
provided to combine all modifications into one document Attached as E=-'oits
II -A, II-B, II-C and II-D are portions of the original plan and modifications `ugh
November 3, 1987, which are not required to be provided in the Tax Inc-=ent
Financing Plan pursuant to Minnesota Statutes, Section 469 175, subdivision , and
therefore are not reflected in this Section II
Subsection 2 1 Statement of Ob]ectives See Section I, M=ied
Development Program for Development District No 1, Subsection 1 4, Sta':L-ent
of Objectives - -
Subsection 2 2 Development Program See Section I, ti"died
Development Program for Development District No 1, Subsections 1 1 :--ugh
1 15
Subsection 2 3 Parcels to be Included in Tax Increment FT-�-cing
District No 1 The following parcels located in the City of Stillwater, Co=i of
Washington, State of Minnesota
(AS ORIGINALLY ADOPTED MAY 7, 1985)
Parcel Identification
Number Fee Owner
9028-0020
Muller Boat Works
9028-0050
Maple Island Farm, Inc
9033-2364
UFE, Inc
9033-2374
Beim Construction Company
9033-2378
H & I Wood Specialties
10200-2300
Goetz, James B
10200-2325
Goetz, James B
10200-2350
Kern, O , Skinner, N , et al
10200-2550
Meisterling, Orn & Powell
10690-2000
Atwood Forge & Foundry Co
10690-2050
McGuire, Michael G
10690-2150
Muller Boat Works
10690-4050
ABS Co
10690-6900
McGuire, Michael G
10690-6950
McGuire, Michael G
2-1
•
10690-7000
10690-7050
Olson, William Jr and Dellaina
Olson, William
Jr and Dellaina
10690-7100
Stillwater Mfg Co
10690-7150
Stillwater Mfg Co
10690-7200
Stillwater Mfg Co
10690-7250
Stillwater Mfg Co
10690-7300
Stillwater Mfg Co
10690-7350
Belideau, Edna E
10690-7400
Belideau, Milton H and Edna E
10690-7450
Stillwater Mfg Co
10690-7500
Stillwater Mfg Co
10690-7550
Olson, William Jr and Dellaina
10691-2390
Powell, William H
10691-2450
Nyberg, Clark R and Orff, Jucd E
10691-2510
Malon, Donald
10691-2540
Malon, Donald
10691-2570
Filson, Bruce F
10691-2600
Filson, Bruce F
10691-2660
Sicard, Dale
10691-2720
Standefer, James E and Rice, J D
10691-2750
Standefer, John R et al
10691-2752
Lind, Leslie R
10691-2780
Hooley, Charles M and John W
10691-3860
Northern Federal S & L Assoc
10691-3890
Nelle, Inc
10691-3920
Nelle, Inc
10691-4100
Berrisford, Anne E
10691-4130
Baglo, Clarence V and Violet 111
10691-4160
Thompson, Richard E and Elenore
10691-5540
Washington Federal Sav & Ln
10691-5570
Washington Federal Sav & Ln
10691-5600
Washington Federal Sav & Ln
10691-5630
Washington Federal Sav & Ln
10691-5660
Washington Federal Sav & Ln
10691-5960
Kemper, Fredrick L
10691-5720
Liedle, Paul
10691-5750
Frye, Ed W and Del H
10691-5780
St Croix Drug Co
10691-5810
Peder Gaalaas Inc
10692-2900
Farmers Union Grain Terminal
10692-3050
New Stillwater Project Ltd
10692-3100
Lease Commander Mills
10692-3200
New Stillwater Project Ltd
10692-3220
New Stillwater Project Ltd
10692-3250
New Stillwater Project Ltd
10692-3270
City of Stillwater
10692-3700
J L H Inc
10692-3750
Paukert, Richard E and Carol M
10692-3800
Paukert, Richard E and Carol tit
10692-3850
Tuenge, Richard R
10692-3900
Kielsa, Donald R and Marlene J
10692-4250
10692-5200
Gordon, Sherman & Lucille
Gordon, Sherman & Lucille
2-2
10693-2310
State of Minnesota
11022-2000
Langness, Robert 0
11022-2050
McGuire, Michael G
11140-2000
Hauge, Lawrence 0 and Lois
C
11140-2100
Hauge, Lawrence 0 and Lois
C
11140-2200
Hauge, Lawrence 0 and Lois
C
11140-2300
Hauge, Lawrence 0 and Lois
C
11159-2050
Hooley, Charles M
11159-2400
Washington Federal Sav & Ln
11159-2600
Hooley, John Hadrath et al
11159-2650
Stillwater Bancorporation
11159-2700
Stillwater Bancorporation
11159-2950
Super Value Stores
11999-2100
Super Value Stores
11999-2300
N P Railway Co
(PARCELS
DELETED AS OF OCTOBER 1, 1985)
PIN
Fee Owner
10200-2300
Goetz, James B
10200-2325
Goetz, James B
10692-3270
City of Stillwater
11159-2400
Washington Federal Sav & Ln
- -
(PARCELS INCLUDED AS OF OCTOBER 1, 1985)
PIN
Fee Owner
9028-0030
State of Minnesota
9033-2353
N-F Properties, Inc
9615-2800
Broleck, a Mn Partnership
10691-3230
Ogren, John K
10691-3260
City of Stillwater
10691-3290
City of Stillwater
10691-3320
City of Stillwater
10691-2900
Van Meier, Katherine
10691-2930
Ranum, Ruth C
10691-2990
Meister, Carl W
10691-3020
Madsen, Jens C and Sandra J
10691-3050
Rygg, Robert H & Doris M
10691-3080
Jones, David E
10691-3110
Melton, James E & Joyce A
10691-3140
Schneider, Richard L
10691-5900
St John's Home Corp
10691-5930
Thompson, Robert B
10691-5990
Hudson, Thomas M & Eleanor
10691-6050
Hudson, Thomas M & Eleanor
10691-3350
Maple Island Farm Inc
10691-3380
Maple Island Farm Inc
10691-3410
Maple Island Farm Inc
10691-3440
Maple Island Farm Inc
10691-3470
Maple Island Farm Inc
2-3
• 10691-6020
Schley, Emma Lou
11159-3000
Hooley, John Hadrath et al
11159-3050
Hooley, John Hadrath et al
11140-2400
St Croix III Limited Partner
11999-2150
N P Railway Co
11999-2200
N P Railway Co
11999-2350
N P Railway Co
99908-0700
Maple Island Farm Inc
99908-0500
Super Value Stores
(PARCELS DELETED AS OF DECEMBER 12, 1985)
PIN Fee Owner
10691-2780
Hooley, Charles M & John W
10691-2900
Van Meier, Katherine
10691-3230
Ogren, John K
10691-3860
Northern Federal S & L Assoc
10691-3890
Nelle, Inc
10691-3920
Nelle, Inc
10691-4100
Berresford, Anne E
10691-4130
Baglo, Clarence V and Violet M
10691-4160
Thompson, Richard E & Elenore
(PARCELS INCLUDED AS OF NOVEMBER 3, 1987)
PIN Fee Owner
10690-3750
Hohlt, Dessa & Trenda et al
10690-3800
Fraser, Caroline L
10690-3900
Thompson, David C & Mary Jo
10692-3300
Nyberg, Clark R
10692-3320
Pritchard, Jean R
10692-3350
Sherburne, Duane E & Jean A
10692-3450
Martin, Larry J
10692-3470
Anderson, Martin D
10692-3550
Hooley, William J & Joan M
10692-3650
Turnbladh, Will C Jr
10692-3500
Albright, Robert L and Sandra J
10693-4100
Nolde, Donald F & Marianne
10693-2050
Bourbaghs,John
10691-5390
Adams, W Michael
9033-2351
Swager, Gary D , Nominee
9033-2425
Strohkirch, Dennis
9900-2050
Immuno Nuclear Co
9900-2100
Immuno Nuclear Co
10200-2300
Goetz, James B
10200-2325
Goetz, James B
11159-2000
Pauley, Bill J and Kern, Oscar
11159-2025
Pauley, Bill J and Kern, Oscar
11159-2400
1501 Partnership
9900-2000
Anderson, Dennis
• 9033-2372
UFE Inc
2-4
9033-2376
Ogren, John K
9210-2050
Bowman, Richard S •
9210-2000
Bowman, Richard S
9615-2900
Feely, Leonard R & Elizabeth
95033-2250
Anez, Brunette R
A more specific description is available from the City Clerk's Office
FURTHER INFORMATION REGARDING THE IDENTIFICATION OF THE
PARCELS TO BE INCLUDED IN TAX INCREMENT FINANCING DISTRICT NO 1
CAN BE OBTAINED FROM THE OFFICE OF THE CITY CLERK
Subsection 2 4 Parcels in Acquisition The City may acquire and
reconvey the parcels identified in Section I, Subsection 1 14, of the Development
Program As the City acquires said parcels, the Tax Increment Financing Plan for
Tax Increment Financing District No 1 will be modified to reflect the acquisitions
of said parcels
The following are conditions under which properties not designated to be
acquired may be acquired at a future date
(1) The City may acquire property by gift, dedication, condemnation or
direct purchase from willing sellers in order to achieve the objectives
of the tax increment financing plan, and
(2) Such acquisitions will be undertaken only wher the-e is assurance of
funding to finance the acquisition and related costs
Subsection 2 5 Development Activities Expected to Occur within the
Tax Increment Financing District
(AS ADOPTED MAY 7, 1985)
The developers plan to construct a 6,000 square foot restaurant and related
parking, 500,000 square feet of industrial/office buildings in the
industrial/commercial plants as well as miscellaneous downtown commercial
rehabilitation of existing buildings The developer may be assisted with a portion
of the acquisition, relocation, demolition, clearance, public facility and parking
costs associated with the various phases of development through tax increments
generated as a result of these developments
(AS MODIFIED NOVEMBER 3, 1987)
One developer plans to construct a 5,500 square foot industrial/office
building and two developers plan expansions (40,000 square feet and 70,000 square
feet) to existing industrial/office facilities Tax increments generated from these
•
2-5
developments may be used for land acquisition as well as public improvements
consisting of site preparation, relocation, utility upgrading, utility extensions,
park improvements, parking improvements, planning/engineering and
administration as determined by the City _
See Appendix A of Exhibit II-B for proposed bonded projects, as of October
1, 1985
(AS MODIFIED JANUARY _, 1989)
The 40,000 square foot industrial/office expansion mentioned above will be
undertaken by INCSTAR Corporation, which plan to construct a 38,000 square foot
office building and remodel and convert the existing office building to industrial
use Tax increment assistance may be used for land acquisition, as well as public
improvements consisting of utilities, sanitary sewer, storm sewer, watermain, site
preparation, landscaping, holding pond, capitalized interest, professional fees and
administration, as determined by the City
Subsection 2 6 Development Activity in the Tax Increment Financing
District for which Contracts have been Signed The following contracts have been
entered into by the City of Forest Lake and the persons named below
(AS ORIGINALLY ADOPTED MAY 7, 1985)
It is expected that the Phase I developments will have executed
development contracts no later than the fall of 1985
0 (AS MODIFIED NOVEMBER 3, 1987)
As the developers will not be assisted by the City with their developments,
no development contracts are anticipated at this time
(AS MODIFIED JANUARY _, 1989)
It is anticipated that the City and INCSTAR Corporation will have entered
into a Contract for Private Redevelopment no later than 119
(As Contracts are entered into with the City of Stillwater, they will be
inserted in this Subsection )
Subsection 2 7 Other Specific Development Expected to Occur within
the Tax Increment Financing District
(AS ORIGINALLY ADOPTED MAY 7, 1985)
As a part of the City's overall revitalization program within the
redevelopment dstrict, the other phases of the program may provide for additional
public facilities, business relocation and land acquisition In addition, the Citymay
assist with the rehabilitation of historic structures within the district, parking, and
additional industrial expansion Depending on the availab►lity of public funds, the
Phase II development should commence within the next two years
• (As specTic development is expected to occur, it will be inserted into this
Subsection )
2-6
Subsection 2 8 Estimated Cost of Protect See Subsection 1 5 of the •
Development Program for estimated costs associated with the Development
District
Subsection 2 9 Estimated Amount of Bonded Indebtedness
(AS ORIGINALLY ADOPTED MAY 7, 1985)
An estimate of the amount of bonded indebtedness for Phase I is expected to
be $60,000 to $90,000 The term of the issue is 15 years and the interest rate is
expected to be 10 percent The amount of capitalized interest is estimated to be
$15,000 to $23,000
(AS MODIFIED OCTOBER 1, 1985)
If all of the development occurs listed in Appendix A of Exhibit II-B that has
bond allocations, the $200,000 tax increment could amortize an additional
$1,360,000
(AS MODIFIED NOVEMBER 3, 1987)
It is not anticipated that any additional bonded indebtedness relating to the
recent developments will occur at this time
(AS MODIFIED JANUARY , 1989)
It is anticipated that the amount of bonded indebtedness to be incurred in _
regard to the INCSTAR Corporation project will be approximately $
Subsection 2 10 Sources of Revenue
(AS ORIGINALLY ADOPTED MAY 7, 1985)
Several sources of revenue may be used to finance public costs associated
with the development projects in the municipal development district including tax
increment financing, industrial revenue bonds, 312 rehabilitation loans, and Small
Cities Development Grant funds Tax increment financing refers to a funding
technique that utilizes increases in assessed valuation and the property taxes
attributed to new development to finance, or assist in the financing of public
development costs The restaurant is expected to be fully assessed beginning in
1986 at which time the development will generate an annual tax increment of
$9,000 to $13,800 collectable in 1987 once fiscal disparities has been allocated to
the metro pool
(AS MODIFIED OCTOBER 1, 1985)
An additional $200,000 could be available (after fiscal disparities) if all of
the bond financed development is completed
(AS MODIFIED NOVEMBER 3, 1987)
Several sources of revenue may be used to finance public costs associated
with the development projects located within the municipal development district
These sources include tax increments, industrial revenue bonds, 312 rehabilitation
2-7
• loans, Small Cities Development Grant funds, and special assessments Tax
increment financing refers to a funding technique that utilizes increases in
assessed valuation and the property taxes to assist in the financing of public
development costs _
Of the three proposed additional developments included within Tax
Increment Financing District No 1 a partial increment is expected to be received
in 1989 with the full increment to be received in 1990 The additional development
will generate an annual tax increment of approximately $177,657 91, collectible in
1990 after fiscal disparities has been allocated to the metro pool
40
0
Subsection 2 11 Estimated Original Assessed Value and Captured
Assessed Value*
(AS ORIGINALLY ADOPTED MAY 7, 1985)
Pursuant to Minnesota Statutes, Section 273 74, Subdivision 1 an dSection
273 76, Subdivision 1, the Original Assessed Value (OAV) for the City of Stillwater
tax increment financing redevelopment district is based on the value placed on the
property by the County Assessor in 1984 This assessed value is $3,600,000 Each
year the Office of the County Auditor will measure the amount of increase or
decrease in the total assessed value of the tax increment redevelopment district to
calculated the tax increment payable to the Stillwater redevelopment district fund
In any year in which there is an increase in total assessed valuation in the tax
increment redevelopment district above the adjusted original assessed value, a tax
increment will be payable In any year in which the total assessed valuation in the
tax increment financing redevelopment district declines beloov the original assessed
valuation, no assessed valuation will be captured and no -ax increment will be
payable
The County Auditor shall certify in each year after the date the Original
Assessed Value was certified, the amount the OAV has increased or decreased as a
result of
change in tax exempt status of property,
2 reduction or enlargement of the geographic boundaries of the
district, or
change due to stipulations, adjustments, negotiated or court -ordered
abatements
Pursuant to Minnesota Statutes, Section 273 74, Subdivision 1 and Minnesota
Statutes, Section 273 76, Subdivision 2, the estimated Caotured Assessed Value
(CAV) of the tax increment financing redevelopment district will annually
approximate $2,000,000 to $2,600,000 in all present and future phases It is
expected that an estimated $1,600,000 will be captured as a result of the
restaurant and office and industrial building developments This amount will be
captured for up to twenty-five years or until the project debt is retired
These estimates are based on a 40% contribution to the fiscal disparities
pool pursuant to Minnesota Statutes , Section 273 76, Subdivision 3, clause
(b)
2-8
(AS MODIFIED OCTOBER 1, 1985) •
Pursuant to Minnesota Statutes, Section 273 74, Subdivision 1 and Section
273 76 Subdivision 1, the Original Assessed Value (OAV)_for the City of Stillwater
tax increment financing redevelopment district is based on the value placed on the
property by the County Assessor in 1984 This assessed value is estimated at
$4,900,000 Each year the Office of the County Auditor will measure the amount
of increase or decrease in the total assessed value of the tax increment
redevelopment district to calculated the tax increment payable to the Stillwater
redevelopment district fund In any year in which there is an increase in total
assessed valuation in the tax increment redevelopment district above the aajusted
original assessed value, a tax increment will be payable In any year in which the
total assessed valuation in the tax increment financing redevelopment district
declines below the original assessed valuation, no assessed valuation will be
captured and no tax increment will be payable
The County Auditor shall certify in each year after the date the Original
Assessed Value was certified, the amount the OAV has increased or decreased as a
result of
change in tax exempt statuts of property,
2 reduction or enlargement of the geographic boundaries of the
district, or
3 change due to stipulations, adjustments, negotiatedd or court -order
abatements •
Pursuant to Minnesota Statutes, Section 273 74, Subdivision 1 and Minnesota
Statutes, Section 273 76, Subdivision 2, the estimated Captured Assessed Value
(CAV) of the tax increment financing redevelopment district will annually
approximately $2,000,000 to $2,600,000 in all present and future phases It is
expected that an estimated $1,900,000 will be captured as a result of the
restaurant and office and industrial building developments This amount will be
captured for up to twenty-five years or until the project debt is retired
(AS MODIFIED NOVEMBER 3, 1987)
Pursuant to Minnesota Statutes, Section 273 74, Subdivision 1 and Section
273 76, Subdivision 1, the Adjusted Original Assessed Value of Tax Increment
Financing District No 1 is estimated at $7,207,591 This is calculated by adding
the current assessed value of the additional parcels to be included in Tax Increment
Financing District No 1 $2,307,591 to the $4,900,000 Original -kssessed Value of
Tax Increment Financing District No 1 in 1984
Pursuant to Minnesota Statutes, Section 273 74, Subdivision 1 and Section
273 76, Subdivision 2, the estimated additional Captured Assessed Value of Tax
Increment Financing District No 1 relating to this modification is approximately
$177,657 91
P
2-9
Subsection 2 12 Type of Tax Increment Financing District
• (AS ORIGINALLY ADOPTED MAY 7, 1985)
The City Council of the City of Stillwater, Minnesota, in determining the
need for a tax increment financing district in accordance with Minnesota Statutes,
Sections 273 71-273 78 inclusive, finds that the district to be established is a
redevelopment district pursuant to Minnesota Statutes, Section 273 73, Subdivision
10 It has been determined that 59 of the parcels in the district (70 percent) are
occupied by buildings, streets, utilities or other improvements and 29 percent of
the buildings are structurally substandard and an additional 31 percent of the
buildings are found to require substantial renovation or clearance in order to
remove such existing conditions as inadequate street layout, incompatible uses or
land use relationships, overcrowding of buildings on the land, excessive dwelling
unit density, obsolete buildings not suitable for improvement or conversion, or
other identified hazards to health, safety and general well-being of the communty
The 59 structures on the 84 parcels of land constituing the redevelopment district
have been investigated by the Washington County Housing and Redevelopment
Authority Seventeen of the 59 buildings are deteriorated and structurally
substandard to a degree requiring clearance and 18 other structures are found to
require substantial renovation in order to remove such existing conditions as
inadequate street layout, incompatible uses or land use relationships, overcrowding
of buildings on the land, excessive dwelling unit density, obsolete buildings not
suitable for improvement or conversion, or other identified hazards to the health,
safety and general well-being of the community Thus, the tax increment financing
district appears to meet the statutory requirements of a redevelopment district
and will henceforth be referred to as a redevelopment tax increment financing
• district The parcels that have been used to establish eligibility as a
redevelopment tax increment financing district have been listed in Appendix B
(AS MODIFIED OCTOBER 1, 1985)
The City Council of the City of Stillwater, Minnesota, in determining the
need for a tax increment financing district in accordance with Minnesota Statutes,
Sections 273 71-273 78 inclusive, finds that the district to be established is a
redevelopment district pursuant to Minnesota Statutes Section 273 73, Subdivision
10 It has been determined that 80 of the parcels in the district (71 4 percent) are
occupied by buildings, streets, utilities or other improvements and 35 percent of
the buildings are structurally substandard and an additional 33 percent of the
buildings are found to require substantial renovation or clearance in order to
remove such existing conditions as inadequate street layout, incompatible uses or
land use relationships, overcrowding of buildings on the land, excessive dwelling
unit density, obsolete buildings not suitable for improvement or conversion, or
other identified hazards to health, safety and general well-being of the community
The 80 structures on the 112 parcels of land constituting the redevelopment
district have been investigated by the Washington County Housing and
Redevelopment Authority Twenty-eight of the 80 buildings are deteriorated and
structurally substandard to a degree requiring clearance and 27 other structures
are found to require substantial renovation in order to remove such existing
conditions as inadequate street layout, incompatible uses or land use relationships,
overcrowding of buildings on the land, excessive dwelling unit density, obsolete
buildings not suitable for improvement or conversion, or other identified hazards to
the health, safety and general well-being of the community Thus, the tax
2-10
increment financing district appears to meet the statutory requirements of a •
redevelopment district and will henceforth be referred to as a redevelopment tax
increment financing district The parcels that have been used to establish
eligibility as a redevelopment tax increment financing district have been listed in
Appendix B-1
(AS MODIFIED NOVEMBER 3, 1987)
It has been found that Tax Increment Financing District No 1 qualifies as a
redevelopment district pursuant to Minnesota Statutes, Section 273 73, Subdivision
10(a)(2) Of the 30 additional parcels being incorporated into Tax Increment
Financing District No 1, Washington County HRA has found that 21 parcels or 70%
are occupied by buildings, streets, utilities or other improvements, that 5 of the 21
parcels or 23 8% contain buildings which are structurally substandard, and that an
additional 7 of the 21 parcels or 33 3% contain buildings that require substantial
renovation or clearance The parcels that have been used to establish eligibility as
a redevelopment type of tax increment financing district have been listed in
Appendix B-2
Subsection 2 13 Duration of Tax Increment Financing District No 1
(AS ORIGINALLY ADOPTED MAY 7, 1985)
Pursuant to Minnesota Statutes, Section 273 75, Subdivision 1, the duration
of the tax increment district within the Development District must be indicated
within the finance plan The duration of the tax increment district will be 25 years
from the date of receipt of the first tax increment Thus, it is estimated that the •
tax increment district, including any modifications to the finance plan for
subsequent phases or other changes, would terminate in year 2012
(AS MODIFIED NOVEMBER 3, 1987)
Pursuant to Minnesota Statutes, Section 273 75, Subdivision 1, the collection
of tax increment from Tax Increment Financing District No 1 may be collected up
to 25 years from the date of receipt of the first tax increment The first tax
increment was received by the city in 1986 Therefore, the City may collect tax
increments generated from Tax Increment Financing District No 1 through year
2010
Subsection 2 14 Estimated Impact on Other Taxing Jurisdictions
(AS ORIGINALLY ADOPTED MAY 7, 1985)
The impact of the loss of tax dollars represented as tax increments is
estimated below for each taxing lursidiction This estimate is based on the existing
redevelopment proposals and does not include the possible tax increments derived
from any other future development, mill changes, or inflation factors
Total Assessed Value
Tax Increment Finance District 1/2/84 Total $3,600,000
40
2-11
•
n
U
0
Latest Assessed Value of Each Government Body
Washington County
School District #834
City of Stillwater
Other (Metro Transit, Metro Council,
Mosquito Control, Vo Tech #916)
% of District
to Total
$ 766,928,175 1 2
$ 265,063,453 3 5
$ 72,818,081 12 6
$2,740,931,323 3
Considering all the districts, it can be seen from the above that the school,
city and county districts will have over 82% of each respect ve district
available for normal growth of tax base or valuation Aoolying the
percentage of the total mill rate in 1985 levied by each taxing jurisdiction
to the projected mill rate and the estimated tax increment received reveals
the annual loss of tax dollars by each taxing jurisdiction as listed in the
table below assuming development would occur without public assistance
The finance plan indicates we anticipate a tax increment at build out as
follows
All Future Phases
Captured Tax
Assessed Increment
Valuation Received
Tax Increment Finance District $2,600,000 $ 278,000*
* After contribution to the fiscal disparities pool
Based on the current mill rate, the estimated taxes received would be as
follows for the taxing bodies
Mills
Percent
Tax Increment
City
27 832
26%
$ 72,280
County
25 389
24%
66,720
School District #834
48 000
45%
125,100
Other
6 211
05%
13,900
Total
107 432
100 0%
$278,000
The following table represents the additional mills that would have to be
levied to compensate for the loss of tax dollars in estimated tax increments
for each taxing jurisdiction The tax increments derived from the elderly
housing alluded to in the tax increment district would not be available to
any of the taxing jurisdictions were it not for public intervention by the
City Although the increases in assessed value due to development will not
be available for the application of the mill levy for the duration of the tax
increment financing district, this new assessed value could eventually
permit a ill levy decreae If it could be assumed that the captured assessed
value was available for each taxing Jurisdiction, the non -receipt of tax
2-12
dollars represented as tax increments may be determined This
determination is facilitated by estimating how much the mill levy for
property outside of the tax increment financing district would have to be
increased to raise the same amount of tax dollars in each taxing jurisdiction
that would be available if the projects occurred without the assistance of
the City _
Adjusted* Required Tax
Assessed Value Mills Increment
School District $ 265,063,453 472 $125,100
County $ 766,928,175 087 $ 66,720
City $ 72,818,081 993 $ 72,280
(AS MODIFIED OCTOBER 1, 1985)
The impact of the loss of tax dollars represented as tax increments is
estimated below for each taxing jursidiction This estimate is based on the
existing redevelopment proposals and does not include the possible tax
increments derived from any other future development, mill changes, or
inflation factors
Total Assessed Value
Tax Increment Finance District 1/2/84 Total $4,900,000
Latest Assessed Value of Each Government Body
% of District
to Total
Washington County $ 766,928,175 639%
School District #834 $ 265,063,453 1 849%
City of Stillwater $ 72,818,081 6 729%
Other (Metro Transit, Metro Council,
Mosquito Control, Vo Tech #916) $2,740,931,323 179%
Considering all the districts, it can be seen from the above that the school
and county districts will have over 98% of each respective district available
for normal growth of tax base or valuation Applying the percentage of the
total mill rate in 1985 levied by each taxing jurisdiction to the projected
mill rate and the estimated tax increment received reveals the annual loss
of tax dollars by each taxing jurisdiction as listed in the table below
assuming development would occur without public assistance
I6
2-13
The finance plan indicates we anticipate a tax increment E: build out as
follows
All Future Phasa-
Captured Tax
Assessed i:crement
Valuation=_ceived
Tax Increment Finance District $3,599,432 S 386,694*
* After contribution to the fiscal disparities pool
Based on the current mill rate, the estimated taxes received v uld be as
follows for the taxing bodies
Mills
Percent
Tag Increment
City
27 832
26%
$ 72,280
County
25 389
24%
66,720
School District #834
48 000
45%
125,100
Other
6 211
05%
13,900
Total
107 432
100 0%
$278,000
The following table represents the additional mills that wo_d have to be
levied to compensate for the loss of tax dollars in estimated =Y increments
for each taxing jurisdiction The tax increments der =d from the
development alluded to in the tax increment district would n- be available
to any of the taxing jurisdictions were it not for public inte- =ntion by the
City Although the increases in assessed value due to development will not
be available for the application of the mill levy for the dur=on of the tax
increment financing district, this new assessed value co-d eventually
permit a mill levy decrease If it could be assumed tha she captured
assessed value was available for each taxing jurisdiction, the -on-receipt of
tax dollars represented as tax increments may be dete_-mined This
determination is facilitated by estimating how much the mill levy for
property outside of the tax increment financing district wood have to be
increased to raise the same amount of tax dollars in each tat= g jurisdiction
that would be available if the projects occurred without th- assistance of
the City
Adjusted* Required Tax
Assessed Value Mills mcrement
School District S 260,163,453 481 S125,100
County S 762,028,175 088 S 66,720
City $ 67,918,081 1 064 S 72,280
*Tax Increment District assessed valuation subtracter-
0 (AS MODIFIED NOVEMBER 3, 1987)
The additional estimated impact on other taxing jurisdictions assure-s construction
would have occurred without the creation of a Tax Increment Fir -racing District
2-14
No 1 If the construction is a result of tax increment -nancing, the impact is $0
• to other entities Notwithstanding the fact that the f'cal impact on the other
taxing Jurisdictions is $0 due to the fact that the financr:; would not have occurred
without the assistance of the city, the following_:-timated impact of Tax
Increment Financing District No 1 would be as follows r he "but for" test was not
met
Entity
Washington
County
Stillwater
S D #834
Tax Base
851,852,556
80,795,336
288,278,482
IMPACT OF TAX BASE
Additional
Additionz
Original
Future
Assessed
Assessec
Value
Value
2,307,591
4,412,9'_
2,307,591
4,412,9'_
2,307,591
4,412,9 --
IMPACT ON MILL RATES
Entity
• Washington County
Stillwater
S D #834
Area Vo-Tech
Other **
Total
Current
Mill Rate
26 499
28 850
54 083
1 396
4 767
115 595
Additional
Captured
Assessed
Value*
2,105,340
2,105,340
2,105,340
Additional
Potential
Taxes
$55,790
60,739
113,863
2,939
10,036
$243,367
* Does not include fiscal disparities contribu cn
** Includes Met Transit, Met Council, Hennena County parks, etc
% of
Captured
Assessed
Value to
Entity
247%
2 606%
730%
Subsection 2 15 Modification of Tax Increme-- Financing Plan for Tax
Increment Financing District No 1
(AS MODIFIED OCTOBER 1, 196
The Tax Increment Financing Plan for Tar Increm= t Financing District No
1 was modified to reflect a modification of the geograp-c area of Tax Increment
Financing District No 1 and increased project cos= within Tax Increment
Financing District No 1
(AS MODIFIED DECEMBER 12, 19;=)
The Tax Increment Financing Plan for Tax Increm-}-- Financing District No
1 was modified to reflect a reduction of the geographic r =a within Tax Increment
Financing District No 1
•
2-15
• (AS MODIFIED NOVEM3ER 3, 1987)
The Tax Increment Financing Plan for Tax Increment Financing District No
1 was modified to reflect an enlargement of tLe geographic area of Tax Increment
Financing District No 1 and increased project costs within Tax Increment
Financing District No 1
(AS MODIFIED JANUA3Y , 1989)
The Tax Increment Financing Plan for Tax Increment Financing District No
1 .vas modified to reflect the implementatior of a master project concept within
Development District No 1 and the modifica on of the Development Program to
re lect increased project costs within the prc act area, as outlined in Section 1,
Suosection 1 5 of the Development Program
r�
U
r1
U
2-16
n
LJ
SPECIAL USE PERMIT RE =W
Address 111 South William Street —
Owner Cgris and Laura Fisher
Business Furniture Refinishing Business
DISCUSSION
On May 9, 1u38 the Planning Commission approves Special Use Permit request
from Cnris r-,id Laura Fisher to conduct a furnit- - refinisning business in
their garages at 111 South William Street The C Council approved zhe
request on „jne 7, 1988 with a condition that tr= ousiness have a six month
review
The City of Stillwater has received no complain jertaining to this business
The Fire Derartment made an inspection of the b L ness on January 5, 1989 (see
following memo)
RECOMMENDAT-ON
The followirg conditions shall apply to the fur ure refinishing business
• 1 No Sig- shall be erected which identifies - business
2 No exc=ssive noise shall be generated frorr a premises
3 The business will not generate additional -street parking
4 All furniture refinishing will be done ins = the garage
5 The gai age shall be secured from general p.s is access
6 The business will be inspected and reviewe f any complaints are made to
the Ci-y of Stillwater
7 Routin_ inspections shall be made of the b_ ness on a yearly basis
0
CITY OF STILLWATE
On the P cturrrgut St Croix
MUNICIPAL BUILDING
216 North Fourth Street
STILUNATER MINNESOTA 55082
GORDON C SEL'i
Fire Chief
TO Ann Pung-Terwedo
FROM Gordon Seim, Fire Chief
Date 1-5-89
RE Fischers Furniture Restoation
e/ecnone 439-1313 or 139-01ZO
I inspected the building at 114 South William Street in St ---,water, known
as Fischers Furniture Restoration. I inspected for fire com violations
and hazardous material locations pertaining to M.S D.S. in=rmation we
have on file. I have no problems with this location at th-a :ime.
•
•