RES 18-23CITY OF OTSEGO
WRIGHT COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 2018-23
RESOLUTION ADOPTING A MODIFICATION TO THE DEVELOPMENT
PROGRAM FOR DEVELOPMENT DISTRICT NO. 1; AND ESTABLISHING
TAX INCREMENT FINANCING DISTRICT NO. 4 - RIVERBEND NORTH
THEREIN AND ADOPTING A TAX INCREMENT FINANCING PLAN
THEREFOR.
BE IT RESOLVED by the City Council (the "Council") of the City of Otsego, Minnesota (the
"City"), as follows;
Section 1. Recitals
1.01. The City Council of the City of Otsego (the "City") has heretofore established
Development District No. 1 and adopted the Development Program therefor. It has been proposed by the
City that the City adopt a Modification to the Development Program (the "Development Program
Modification") for Development District No. 1 (the "Project Area") and establish Tax Increment
Financing District No. 4 - Riverbend North (the "District") therein and adopt a Tax Increment Financing
Plan (the "TIF Plan") therefor (the Development Program Modification and the TIF Plan are referred to
collectively herein as the "Program and Plan"); all pursuant to and in conformity with applicable law,
including Minnesota Statutes, Sections 469.124 to 469.133 and Sections 469.174 to 469.1794, all
inclusive, as amended, (the "Act") all as reflected in the Program and Plan, and presented for the
Council's consideration.
1.02. The City has investigated the facts relating to the Program and Plan and has caused the
Program and Plan to be prepared.
1.03. The City has performed all actions required by law to be performed prior to the
establishment of the District and the adoption and approval of the proposed Program and Plan, including,
but not limited to, notification of Wright County and Independent School District No. 728 having taxing
jurisdiction over the property to be included in the District and the holding of a public hearing upon
published notice as required by law.
1.04. Certain written reports (the "Reports") relating to the Program and Plan and to the
activities contemplated therein have heretofore been prepared by staff and consultants and submitted to
the Council and/or made a part of the City files and proceedings on the Program and Plan. The Reports,
including the redevelopment qualifications reports and planning documents, include data, information
and/or substantiation constituting or relating to the basis for the other findings and determinations made in
this resolution. The Council hereby confirms, ratifies and adopts the Reports, which are hereby
incorporated into and made as fully a part of this resolution to the same extent as if set forth in full herein.
1.05 The City is not modifying the boundaries of Development District No. 1, but is however,
modifying the Development Program therefor.
Section 2. Findings for the Adoption and Approval of the Development Program Modification.
2.01. The Council approves the Development Program Modification, and specifically finds
that: (a) the land within the Project Area would not be available for redevelopment without the financial
aid to be sought under this Development Program; (b) the Development Program, as modified, will afford
maximum opportunity, consistent with the needs of the City as a whole, for the development of the
Project Area by private enterprise; and (c) that the Development Program, as modified, conforms to the
general plan for the development of the City as a whole.
Section 3. Findings for the Establishment of Tax Increment Financing District No. 4 - Riverbend
North
3.01. The Council hereby finds that the District is in the public interest and is a "redevelopment
district" under Minnesota Statutes, Section 469.174, Subd. 10 of the Act.
3.02. The Council further finds that the proposed redevelopment would not occur solely
through private investment within the reasonably foreseeable future and that the increased market value of
the site that could reasonably be expected to occur without the use of tax increment financing would be
less than the increase in the market value estimated to result from the proposed development after
subtracting the present value of the projected tax increments for the maximum duration of the District
permitted by the Tax Increment Financing Plan, that the Program and Plan conform to the general plan for
the development or redevelopment of the City as a whole; and that the Program and Plan will afford
maximum opportunity consistent with the sound needs of the City as a whole, for the development or
redevelopment of the District by private enterprise.
3.03. The Council further finds, declares and determines that the City made the above findings
stated in this Section and has set forth the reasons and supporting facts for each determination in writing,
attached hereto as Exhibit A.
Section 4. Public Purpose
4.01. The adoption of the Program and Plan conforms in all respects to the requirements of the
Act and will help fulfill a need to develop an area of the City which is already built up, to provide
employment opportunities, to improve the tax base and to improve the general economy of the State and
thereby serves a public purpose. For the reasons described in Exhibit A, the City believes these benefits
directly derive from the tax increment assistance provided under the TIF Plan. A private developer will
receive only the assistance needed to make this development financially feasible. As such, any private
benefits received by a developer are incidental and do not outweigh the primary public benefits.
Section 5. Approval and Adoption of the Program and Plan
5.01. The Program and Plan, as presented to the Council on this date, including without
limitation the findings and statements of objectives contained therein, are hereby approved, ratified,
established, and adopted and shall be placed on file in the office of the City Administrator.
5.02. The staff of the City, the City's advisors and legal counsel are authorized and directed to
proceed with the implementation of the Program and Plan and to negotiate, draft, prepare and present to
this Council for its consideration all further plans, resolutions, documents and contracts necessary for this
purpose.
5.03 The Auditor of Wright County is requested to certify the original net tax capacity of the
District, as described in the Program and Plan, and to certify in each year thereafter the amount by which
theoriginal net tax capacity has increased or decreased; and the City of Otsego is authorized and directed
to forthwith transmit this request to the County Auditor in such form and content as the Auditor may
specify, together with a list of all properties within the District, for which building permits have been
issued during the 18 months immediately preceding the adoption of this resolution.
5.04. The City Administrator is further authorized and directed to file a copy of the Program
and Plan with the Commissioner of the Minnesota Department of Revenue and the Office of the State
Auditor pursuant to Minnesota Statutes 469.175, Subd. 4a.
Council member Heidner introduced the following resolution and moved its adoption:
The motion for the adoption of the foregoing resolution was duly seconded by Council member
Warehime , and upon a vote being taken thereon, the following voted in favor thereof:
Stockamp, Heidner, Tanner, Warehime
and the following voted against the same: None
Dated: February 26, 2018
ATTEST:
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or ���I City Ndministrator
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The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan (TIF
Plan) for Tax Increment Financing District No. 4 - Riverbend North (District), as required pursuant to
Minnesota Statutes, Section 469.175, Subdivision 3 are as follows:
1. Finding that Tax Increment Financing District No. 4 - Riverbend North is a redevelopment
district as defined in M.S., Section 469.174, Subd. 10.
The District consists of three parcels, with plans to redevelop the area for commercial and
housing purposes. At least 70 percent of the area of the parcels in the District are occupied by
buildings, streets, utilities, paved or gravel parking lots or other similar structures and more than
50 percent of the buildings in the District, not including outbuildings, are structurally substandard
to a degree requiring substantial renovation or clearance. (See Appendix F of the TIF Plan.)
2. Finding that the proposed development, in the opinion of the City Council, would not reasonably
be expected to occur solely through private investment within the reasonably foreseeable future
and that the increased market value of the site that could reasonably be expected to occur without
the use of tax increment financing would be less than the increase in the market value estimated
to result from the proposed development after subtracting the present value of the projected tax
increments for the maximum duration of the District permitted by the TIF Plan.
The proposed development, in the opinion of the City, would not reasonably be expected to occur
solely through private investment within the reasonably foreseeable future: This finding is
supported by the fact that the redevelopment proposed in the TIF Plan meets the City's objectives
for redevelopment. Due to the high cost of redevelopment on the parcels currently occupied by
substandard buildings in need of clearance, the cost of financing the proposed improvements and
the need to decommission an existing wastewater treatment facility, this project is feasible only
through assistance, in part, from tax increment financing. The developer was asked for and
provided a letter and a proforma as justification that the developer would not have gone forward
without tax increment assistance.
The increased market value of the site that could reasonably be expected to occur without the use
of tax increment financing would be less than the increase in market value estimated to result
from the proposed development after subtracting the present value of the projected tax
increments for the maximum duration of the District permitted by the TIF Plan: This finding is
justified on the grounds that the cost of redeveloping the site, plant decommissioning, and
required public improvements add to the total redevelopment cost, the financing of which is
infeasible without tax increment assistance. The City reasonably determines that no other
redevelopment of similar scope is anticipated on this site without substantially similar assistance
to overcome said costs being provided to the development.
Therefore, the City concludes as follows:
a. The City's estimate of the amount by which the market value of the entire District will
increase without the use of tax increment financing is $0.
b. If the proposed development occurs, the total increase in market value will be
$17,438,800.
C. The present value of tax increments from the District for the maximum duration of the
district permitted by the TIF Plan is estimated to be $3,963,320.
d. Even if some development other than the proposed development were to occur, the
Council finds that no alternative would occur that would produce a market value increase
greater than $13,475,480 (the amount in clause b less the amount in clause c) without tax
increment assistance.
3. Finding that the TIF Plan for the District conforms to the general plan for the development or
redevelopment of the municipality as a whole.
The City Council reviewed the TIF Plan and found that the TIF Plan conforms to the general
development plan of the City.
4. Finding that the TIF Plan for the District will afford maximum opportunity, consistent with the
sound needs of the City as a whole, for the development or redevelopment of Development
District No. I by private enterprise.
The project to be assisted by the District will result in increased employment in the City and the State of
Minnesota, the clearance of substandard buildings and redevelopment of underutilized property, increased
tax base of the State and add a high-quality development to the City which will increase the availability of
safe and decent life -cycle housing in the City.