HomeMy WebLinkAbout4.2 Request from EDA_Approve TIF Plan and Interfund Loan NP Logistics Park
TO: Economic Development Authority
FROM: Christine Costello, Community Development Director
DATE: December 6, 2021
RE: Creation of a TIF District (No. 1-20) for NorthPoint Cottage Grove Logistics, LLC
Background
NorthPoint Development, a Kansas City based development company, is proposing a Master
Site Plan for a development to be called “Cottage Grove Logistics Park.” The proposed
development would consist of approximately 252 acres of land and nine separate warehouse,
manufacturing, distribution, and office space buildings. The Developer is proposing a phased
development, and therefore, will be required to submit applications for site plan review prior to
commencement of construction of each phase of the development to ensure its alignment with
the proposed Master Site Plan.
Location of the Cottage Grove Logistics Park
The proposed development encompasses an assemblage of six separately owned parcels as well
as dedicated ROW from an additional property owner. The assemblage of these parcels amounts
to a total of approximately 252 acres of land the majority of which are currently tilled acres with
some treed windrows. Two of the parcels have single family homes with several outbuildings,
which are planned to be removed as part of the redevelopment of the parcels.
Economic Development Authority
December 6, 2021
Page 2 of 6
Proposed Master Plan
Discussion
In order to service the area for development, NorthPoint will be required to construct various
roads, install utilities to the site and provide storm water ponding. Preliminary estimates for the
road improvements alone (100th Street, 105th Street, Ideal Avenue, 100th Street and Jamaica
signal and portion of a roundabout connecting to the proposed Hadley Avenue) is $9.93 million
and City development fees (area charges, connection fees and park dedication) is approximately
$7 million. They requested tax increment to assist with offsetting some of these costs to facilitate
the development of the area.
Business Subsidy Agreement
When considering the use of a business subsidy the City of Cottage Grove determines if the
project meets the Business Subsidy Policy’s following objectives:
a. Encourage development (Business Park) in areas per the goals and visions established
by the City Council and EDA;
b. Preserve the local tax base and improve the general economy and vitality of the City;
c. Offset increased costs for development over and above the costs that a developer would
incur in normal development (determined as part of but-for analysis);
d. Establish business interest that adds to the diversity of the City’s offerings;
e. Provide the highest and best desired use for the property; and
f. Improve or add public infrastructure such as roads, utility extensions, storm water
ponding, etc.
The incentive offered from the City is in in the form of tax increment financing (TIF) to finance the
costs related to the proposed infrastructure and development. The TIF would be an Economic
Development TIF District. NorthPoint submitted a business subsidy application which has been
reviewed by our financial advisors, Ehlers Inc., to meet the “but for” analysis and statutory
qualifications.
Economic Development Authority
December 6, 2021
Page 3 of 6
Tax Increment Financing (TIF) Agreement
On November 9th the EDA held a public hearing to consider the term sheet for the TIF
Agreement with NorthPoint. The term sheet laid out all of the agreed upon conditions and
aspects for providing tax increment financing. The TIF agreement establishes this as TIF
District 1-20 (NorthPoint Industrial), an economic development TIF district, on the following six
(6) parcels:
Parcel Number Address Owner
*29.027.21.21.0001 N/A Joseph Zywiec
29.027.21.12.0001 N/A WAG Farms Inc.
29.027.21.11.0001 N/A Joseph Zywiec
29.027.21.11.0003 N/A RNR Kroll Prop. LLC
28.027.21.22.0002 N/A Eugene Smallidge
29.027.21.14.0002 N/A Todd Julen
Note: Parcel 29.027.21.21.0001 is being subdivide, and approximately 50% of parcel will be in the TIF District
In addition to creation of the TIF district, the City modified the boundaries of Development District
No. 1 to be coterminous with the corporate boundaries of the City. The Planning Commission
approved the boundary expansion at their September 27th meeting (vote 7 to 0) and the EDA
approved the expansion at their October 12th meeting (vote 6 to 0).
The duration of this TIF District 1-20 (District), will be 6 years after receipt of the first increment,
which is anticipated in 2024. Thus, it is estimated that the District, would terminate at the earlier
of satisfaction of the pay-as-you-got note and interfund loan or on December 31, 2032. However,
if the first increment is received earlier than expected in 2023, then the District would terminate
on December 31, 2031.
The budget below is in a maximum amount, meaning over the term of the District, the amount of
tax increment collected may not exceed what is noted for Project Costs ($18,699,020). If that
were to happen, the City would be required to modify the budget which would entail going through
the entire notification and public hearing process again as if the City were considering
establishment of a new district. In order to alleviate this as a future consideration and cost, Ehlers
added an annual inflation to increase the budget. The City/EDA will retain 10% of the tax
increment generated for administrative costs of the District.
USES
Land/Building Acquisition $100,000
Site Improvements/Preparation $10,000,000
Utilities $3,000,000
Other Qualifying Improvements $3,472,007
Administrative Costs (up to 10%) $2,127,013
PROJECT COSTS TOTAL $18,699,020
Interest $4,698,127
PROJECT & INTEREST COSTS
TOTAL
$23,397,147
In addition, it should be noted that the budget does not resemble the amount of assistance being
provided to NorthPoint Industrial for their proposed development. The actual amount of assistance
Economic Development Authority
December 6, 2021
Page 4 of 6
will be $8.311 million in the form of a Pay-As-You-Go (PAYGO) TIF Note. The terms of the
assistance and the overall provisions regarding the issuance of a PAYGO TIF Note and is
contained within the TIF Agreement (attached) and are summarized below based upon the term
sheet agreed to by both parties.
Provisions
Based upon the development and TIF assistance discussed above, the following are the key
terms of the attached TIF Agreement:
a) General:
o The agreement is between the EDA and NP CG Logistics, LLC (the “Developer”)
o The Developer has deposited with the EDA a $10,000 escrow and is responsible to
pay all legal, consultant, and administrative expenses in connection with review and
analysis of their proposed project, as well as creation of the TIF District and
negotiation and preparation of the TIF agreement (even costs in excess of the above
noted escrow).
o Developer shall construct the public improvements consisting of street, water, and
sanitary improvements on 105th Street, Ideal Avenue between 100th and 105th
Street, and 100th Street, as well as construction of a roundabout with connection to
the proposed Hadley Avenue and infrastructure installation for a future signal light
at the intersection of 100th Street and Jamaica Avenue by April 30, 2024.
b) Development:
o Construction of the following manufacturing/distribution facilities and phases:
Phase Square Feet
Phase I 1,294,000
Phase II 730,000
Phase III 677,600
Phase IV 739,000
* sq/ft of each phase are subject to change but shall not be less than 3.440 million sq/ft
o Must commence and complete construction by the following dates per Phase:
Phase Commencement Date Completion Date
Phase I April 30, 2022 July 30, 2024
Phase II April 30, 2023 July 30, 2025
Phase III April 30, 2024 July 30, 2026
Phase IV April 30, 2025 July 30, 2027
c) Job & Wage Goals:
o Developer must create at least 1,870 full-time jobs within 2 years of project
completion
o 300 of the jobs created must exceed an hourly wage totaling 200% of the State’s
minimum wage in effect at the time a Certificate of Occupancy (CO) is issued for
the individual Phase per the City’s Business Assistance Policy, which will be
$20.66 starting in 2022.
Economic Development Authority
December 6, 2021
Page 5 of 6
o In addition, the building owner or the Developer is required to pay 90% or more of
the employees of the building at a rate equal to or great than 160% of the Federal
minimum wage for individuals over the age of 20 in effect at the time of issuance
of the CO for each Phase ($18 starting in 2022).
o The Developer is required to annually report its progress on achieving the Job &
Wage Goals until they are met and through the term of the TIF Note for each
Phase
o If Job & Wage Goals are not met, TIF assistance will be repaid with interest in full
or in part depending upon how many jobs were created
o Operations must be maintained within the City for at least 5 years from project
completion
d) TIF Note:
o The Developer will receive a Pay-As-You-Go TIF Note in the amount of
$8,311,000 after providing proof of actual expenditures in connection with the
public improvements noted above.
o Term of the TIF Note will be for 6 years
o Interest will be paid at 4%
o Payable from 90% of available tax increments (EDA retains the remaining 10%)
o If there is an event of default, the City may cancel or rescind the TIF Note and will
have no further obligation to repay any outstanding principal and/or interest
o Developer will not seek a reduction in the market value of their property during the
term of the TIF Note
e) Business Subsidy
o Developer acknowledge that the EDA is providing a business subsidy in
accordance with MN Statutes 116J.993 through 116J.995 and that the EDA held
the required public hearing on November 9, 2021
Interfund Loan
The creation of Tax Increment Financing District No. 1-20 at the December 15, 2021, City Council
meeting will authorize the EDA to use tax increment to pay for certain costs identified collectively
in the TIF Plan as qualified costs, which may be financed on a temporary basis from EDA funds
available for such purposes.
Qualified costs are set in the TIF Plan that was created as part of TIF District No. 1-20. Qualified
costs include site improvements/preparation, public utilities, other qualifying improvements,
interest and administrative costs.
The resolution authorizing an interfund loan allows for up to $750,000 from the City of Cottage
Grove’s Future Economic Development Fund be transferred to the EDA’s TIF Fund to pay for a
portion of those qualified costs. As the City of Cottage Grove EDA receives tax increment revenue
from the TIF District No. 1-20 or other revenue derived from the project, the EDA TIF Fund will
repay the Interfund Loan to the City of Cottage Grove’s Future Economic Development Fund.
Economic Development Authority
December 6, 2021
Page 6 of 6
Recommendation
By motion:
A. Authorize the contract for private development by and between the Cottage Grove
Economic Development Authority and NorthPoint Industrial
B. Approve the resolution authorizing an interfund loan for advance of certain costs in
connection with Tax Increment Financing District No.1-20 (NorthPoint Industrial)
Attachment
1. Contract for Private Development between the EDA and NP CG Logistics, LLC
2. TIF Plan for TIF District No. 1-20
3. Resolution Modifying Development Program for Development District No. 1 and a TIF Plan
for TIF District No. 1-20
4. Resolution for Interfund Loan
5. Comment Letter from Washington County on TIF Request