HomeMy WebLinkAbout9. Proposed Assessment for Project No. 2002-5-Res. No. 5878
CITY OF SHAKOPEE 9,
Memorandum
TO: Mayor & City Council
Mark McNeill, City Administrator
FROM: Bruce Loney, Public Works Director
SUBJECT: Vierling Drive Improvements, from Sage Lane to
CSAH 17, Project No. 2002-5
DATE: April 15, 2003
INTRODUCTION:
Attached is Resolution No. 5878, a resolution which adopts the assessments for the above
referenced proj ect.
BACKGROUND:
This project has essentially been completed and all project costs identified. The fmal
project costs is $222,728.91, which consists of construction costs, electrical utility costs
and engineering/administration costs. It has been proposed to assess 100% of the project
costs to the commercial properties in Boulder Ridge and Crossroad Center. Also, the
assessment method for distribution was based on trip generation ofthe property.
At previous meetings, some of the property owners have given verbal and written
objections to the high cost for this improvement. City staff, City traffic consultant and
City Attorney have met on this issue with the property manager of Crossroad Center and
their attorney.
Based on meetings with the City Attorney, City traffic engineer and the property owner's
attorney, staff along with the City Attorney would recommend a 20% reduction of the
assessments. With a 20% reduction, the total assessment amount would be $178,183.13
and this cost would be more in line with other signal costs installed recently. For
instance, Southbridge Parkway is 100% paid by the developer and that cost of the signal
is approximately $175,000.00. The signal at Sarazin Street and 17th Avenue, installed in
1999, did cost approximately $170,273.43.00. The City paid $43,528.36 with the
developer signing an agreement to pay for the on-going operation and maintenance of the
signal up to $300.00 per month or $3,600.00 per year.
Attached to this memo is a revised assessment roll for Council consideration and
adoption for this project. Also, Resolution No. 5878 has a 5% interest rate to be charged
for this project versus the 6.5% interest rate as indicated in the assessment hearing notice.
The City Attorney has discussed the reduction in the assessments with the attorneys for
the property owners that have objected to the assessments. The affected property owners
are willing to accept the 20% reduction and withdraw their objections to the proposed
assessments. The City will be receiving written verification of the withdrawal of the
objections before the Council meeting.
Staff, along with the City Attorney's recommendation, would recommend a 20%
reduction or a revised assessment total of$178,728.91.
ALTERNATIVES:
1. Adopt Resolution No. 5878.
2. Deny Resolution No. 5878.
3. Adopt Resolution No. 5878, as modified by City Council.
4. Table Resolution No. 5878 for specific reasons.
RECOMMENDATION:
Staff recommends Alternative No.3.
ACTION REQUESTED:
Offer Resolution No. 5878, A Resolution Adopting Assessments for Vierling Drive
Improvements, from Sage Lane to County State Aid Highway 17, Project No. 2002-5, as
modified by City Council and move its adoption.
~H
Public Works Director
BUpmp
MEM05878
RESOLUTION NO. 5878
A Resolution Adopting Assessments
For Vierling Drive, From Sage Lane
To County State Aid Highway 17
Project No. 2002-5
WHEREAS, pursuant to proper notice duly given as required by law, the City Council of
the City of Shakopee met and heard and passed upon all objections to the proposed assessments of:
Vierling Drive, from Sage Lane to County State Aid Highway 17 by installation of a
traffic control signal system, street concrete median and any appurtenant work.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SHAKOPEE, MINNESOTA:
1. That such proposed assessment together with any amendments thereof, a copy of which
is attached hereto and made a part hereof, is hereby accepted and shall constitute the special
assessment against the lands named herein and each tract therein included is hereby found to be
benefitted by the proposed improvements in the amount of the assessments levied against it.
2. Such assessments shall be payable in equal annual installments extending over a period
often years, the first installment to be payable on or before the first Monday in January, 2004, and
shall bear interest at the rate of 5.00 percent per annum from the date of the adoption of this
assessment resolution. To the first installment shall be added the interest on the entire assessment
from the date of this resolution until December 31, 2004 and to each subsequent installment when
due shall be added the interest for one year on all unpaid installments.
3. The owner of any property so assessed may, at any time prior to certification of the
assessment to the County Auditor, pay the whole of the assessment on such property, with interest
accrued to the date of payment, to the City Treasurer, except that no interest shall be charged if the
entire assessment is paid within thirty (30) days from the adoption of this resolution; the owner
may thereafter pay to the County Treasurer the installment and interest in process of collection on
the current tax list, and may pay the remaining principal balance of the assessment to the City
Treasurer.
4. The Clerk shall file the assessment rolls pertaining to this assessment in her office and
shall certify annually to the County Auditor on or before November 30th of each year the total
amount of installments and interest on assessments on each parcel of land which are to become due
in the following year.
Adopted in session ofthe City Council ofthe City of
Shakopee, Minnesota, held this day of ,2003.
Mayor of the City of Shakopee
ATTEST:
City Clerk
TABLE 1
VIERLING DRIVE FINAL ASSESSMENTS - SAGE LANE TO CSAH 17, CITY OF SHAKOPEE
(BY ITE TRIP GENERATION)
TOTAL PROJECT COST $178,183.13 Revised: April 15, 2003
PID# OWNER LOT BLOCK 1000 SF ITE
GROSS FLOOR AREA TRIP GENERATION TOTAL ASSESSMENT
USE TRIPS
Meridian Shakopee LL C (881)
A 27-237001-1 W228 N745 Westmound Dr # 1 14.49 Pharmacy/Drugstore 1,277 $11,164.89
Waukesha, WI 53186 w/ Drive- Throuah Window
Retire LLC (848)
C 27-254001-0 900 79 St E / Suite 200 # 1 6.63 Tires Store 165 $1,441.78
Bloominaton, MN 55420
Allen M & Kathryn Plaistad (834)
0 27-254002-0 4187 White Bear Ave. # 1 2.50 Fast-Food Restaurant 1,238 $10,818.62
White Bear Lake, MN 55110 w/ Drive- Throuoh Window
Prime Security Bank (912)
E 27-237003-0 P.O. Box 219 1 2 4,73 Drive-In Bank 344 $3,009.81
Karlstad MN 56732
TPG Real Estate LLC (814)
F1 27-237004-0 641 E Lake SI. 1 3 12.60 Specialty Retail Center 512 $4,478.78
Wavzata, MN 55391
Edwin Bounds (834)
F2 27-237004-1 5050 Credit River Rd SE 1 3 2.44 Fast-Food Restaurant 1,211 $10,580.13
Prior Lake, MN 55372 w/ Drive- Thrauoh Window
Sidal Crassraads Co. LLC (814)
G 27-235005-0 3500 80 SI. W 5 1 17.81 Specialty Retail Center 724 $6,331.07
Minneapolis, MN 55431
Sidal Crossroads Co. LLC (814)
H 27-235006-0 3500 80 SI. W 6 1 7.39 Specialty Retail Center 300 $2,626.13
Minneapolis, MN 55431
Border Foods, Inc. (834)
J 27-235009-0 12800 Industrial Park Blvd. 3 2 2.69 Fast-Food Restaurant 1,333 $11,646.82
Minneapolis, MN 55441 w/ Drive- Throuoh Window
Northwest Bank Minnesota NA (912)
J 27-235007-0 6th & Marquette 1 2 4.36 Drive-In Bank 317 $2,771.24
Minneapolis, MN 55431
Sidal Crossroads Co. LLC (870)
K 27-236004-0 3500 80 SI. W # # 4.03 Apparel Store 268 $2,338.77
Minneapolis, MN 55431
Sidal Crossroads Co. LLC (870)
L 27-236004-0 3500 80 SI. W 1 2 4.03 Apparel Store 268 $2,338.77
Minneapolis, MN 55431
Speedway Superamerica LLC (645)
M 27-236001-0 539 South Main SI. 1 1 3.15 Gasoline/Service Station 2,604 $22,763.32
Findlav, OH 45840 w/ Convenience Market
Alshouse Properties (715)
N 27-236002-0 1300 Willowbrook 2 1 12.11 Single Tenant 140 $1,224.39
Wavzata MN 55391 Office Buildino
Sidal Crossroads Co. LLC (814)
0 27-236003-0 3500 80 SI. W 3 1 39.02 Specialty Retail Center 1,587 $13,869.63
Minneapolis, MN 55431
Cub Foods (850)
P 27-235004-0 421 3 sl. S 4 1 65.00 Supermarket 7,248 $63,344.42
Stillwater, MN 55082
Stonemarsh LLC (814)
Q 27-289002-0 6408 Oxford Rd. S 2 1 9.96 Specialty Retail Center 405 $3,540.37
Shakopee, MN 55379
Loway LLC (840)
R 27-289001-0 319 Barry Av. S 1 1 28.09 Automobile Care Center 446 $3,894.18
Wavzata, MN 55391
TOTAL: 20,387 $178,183.13
(1) Trip Rate/Number of Fuel Stations - 16
(2) Trip Rate for Saturday
TABLE 1
VIERLING DRIVE FINAL ASSESSMENTS - SAGE LANE TO CSAH 17, CITY OF SHAKOPEE
(BY ITE TRIP GENERATION)
TOTAL PROJECT COST $222,728.91 April 1 , 2003
PID# OWNER LOT BLOCK 1000 SF ITE
GROSS FLOOR AREA TRIP GENERATION TOTAL ASSESSMENT
USE TRIPS
Meridian Shakopee LLC (881)
A 27-237001-1 W228 N745 Westmound Dr # 1 14.49 Pharmacy/Drugstore 1,277 $13,956.12
Waukesha, WI 53186 w/ Drive-Throuoh Window
Retire LLC (848)
C 27-254001-0 900 79 St E / Suite 200 # 1 6.63 Tires Store 165 $1,802.23
Bloominoton, MN 55420
Allen M & Kathryn Plaistad (834)
D 27-254002-0 4187 White Bear Ave. # 1 2.50 Fast-Food Restaurant 1,238 $13,523.28
White Bear Lake, MN 55110 w/ Drive-Throuoh Window
Prime Security Bank (912)
E 27-237003-0 P.O. Box 219 1 2 4.73 Drive-In Bank 344 $3,762.26
Karlstad, MN 56732
TPG Real Estate LLC (814)
Fl 27-237004-0 641 E Lake Sf. 1 3 12.60 Specialty Retail Center 512 $5,598.47
Wavzata, MN 55391
Edwin Bounds (834)
F2 27-237004-1 5050 Credit River Rd SE 1 3 2.44 Fast-Food Restaurant 1,211 $13,225.17
Prior Lake, MN 55372 w/ Drive-Throuoh Window
Sidal Crossroads Ca. LLC (814)
G 27-235005-0 3500 80 Sf. W 5 1 17.81 Specialty Retail Center 724 $7,913.84
Minneapolis, MN 55431
Sidal Crossroads Co. LLC (814)
H 27-235006-0 350080 SI. W 6 1 7.39 Specialty Retail Center 300 $3,282.66
Minneapolis, MN 55431
Border Foods, Inc. (834)
I 27-235009-0 12800 Industrial Park Blvd. 3 2 2.69 Fast-Food Restaurant 1,333 $14,558.52
Minneaoolis, MN 55441 w/ Drive-Throuoh Window
Northwest Bank Minnesota NA (912)
J 27-235007-0 6th & Marquette 1 2 4.36 Drive-In Bank 317 $3,464.05
Minneaoolis, MN 55431
Sidal Crossroads Co. LLC (870)
K 27-236004-0 3500 80 Sf. W # # 4.03 Apparel Store 268 $2,923.46
Minneapolis, MN 55431
Sidal Crossroads Co. LLC (870)
L 27-236004-0 3500 80 Sf. W 1 2 4.03 Appare/ Store 268 $2,923.46
Minneaoolis, MN 55431
Speedway Superamerica LLC (845)
M 27-236001-0 539 South Main Sf. 1 1 3.15 Gasoline/Service Station 2,604 $28,454.15
Find/av, OH 45840 w/ Convenience Market
Alshouse Properties (715)
N 27-236002-0 1300 Willowbrook 2 1 12.11 Single Tenant 140 $1,530.49
Wavzata, MN 55391 Office Buildino
Sidal Crossroads Co. LLC (814)
0 27-236003-0 3500 80 SI. W 3 1 39.02 Specialty Retail Center 1,587 $17,337.04
Minneapolis, MN 55431
Cub Foods (850)
P 27-235004-0 421 3 sf. S 4 1 65.00 Supermarket 7,248 $79,180.53
Stillwater, MN 55082
Stonemarsh LLC (814)
Q 27-289002-0 6408 Oxford Rd. S 2 1 9.96 Specialty Retail Center 405 $4,425.46
Shakopee, MN 55379
Loway LLC (840)
R 27-289001-0 319 Barry Av. S 1 1 28.09 Automobile Care Center 446 $4,867.72
Wavzata, MN 55391
TOTAL: 20,387 $222,728.91
(1) Trip Rate/Number of Fuel Stations - 16
(2) Trip Rate for Saturday
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FlIt'bimile 6123395897
www,be:lllu.w.com
. Direct Dial (612) 349-5653
E-mail: gsoule@besrlaw.com
April 15, 2003
Shakopee City Council
City of Shakopee
129 Holmes Street South
Shakopee, Minnesota 55379-1351
Re: Pending Assessment for Traffic Signal located on Vierling Drive, Shakopee, I\.1N
(City Project No. 2002-5)
Dear Members of the Shakopee City Council:
I have attached two items of correspondence which were provided to you dated March 4,
2003. They concern our representation of two clients, Cub Foods and Sidal Crossroads
Co. LLC, and their fonnal objection to the assessments for the referenced City Project.
We have also been retained by Border Foods (Tax Parcel No. 27-237004-1) to speak on
their behalf with respect to this assessment.
Recently, we were provided with a proposed Vierling Drive Final Assessments,
indica ring a total project cost of$l 78,183.13, a copy of which is enclosed. This retlects'a
partial cost sharing arrangement which we previously discussed with City surff and the
City Attorney. In the event that the Shakopee Council adopts the assessments in
accordance with this most recent calculation, then, on behalf of our clients, and Border
Foods, we will fonnally withdraw our objection to the assessments and will agree to
execute additional documentation, if any, reflecting the withdrawal of our objections
referred by the City Attorney.
If you have any questions, I would be happy to speak. with any of you or with the City
Attorney.
J S/kmk
cc: James 1. Thomson, Jr.
Via facsimile: 612-337-9310
008168/897073123 7855_ J
,. .
,
TABLE 1 >-
"D
VlERUNG DRIVE FINAL ASSESSMENTS. SAGE LANE TO CSAH 11. CITY OF SHAKOPEE -.
U1
(BY ITE TRIP GENERATION) I
IV
C>
TOTAL PROJECT COST $176,163.13 C>
co>
C>
PID# OVlNER LOT BLOCK 1000 SF ITE ."..
IV
GROSS FLOORAREA TRip GENERATIOIl TOTAL ASSE$51tlENT co>
"D
USE TRIPS ="
Mood.... Sha).op=e LLC (6;11)
A 27-237001-1 W228 Jl745 WeslmolWld Or II 1 14Aq PhSnnacy,uro;j!tole I.V7 $11.164.69 ......
Wwt.wJa. V,, 531 &'I wI Dri....Th-o""h W.mroll ~
CI
R".~e ltC (Il<Bj ="
I
C 27-2f>4/){)1~ 9JO 19 S1 E t Suil,. 200 # 1 6.63 Tres Sloro 165 $1,4-41.78
Bloomillllloo, loiN 55420
jlJl", M & Ka1h1}'J\ Plai.bld (1134)
0 27.2!:.4002.() 41B7 'MIite 6e.or AWJ. # 1 2.50 F~ocd ReslllOJ,an1 \.238 510.818.62
lI\hffe Bear W.... MN b5110 .....1 Drr....11'1lough Wind..,
Plille Security Ban"< I (ll12)
E 27-237003-0 P,O. Bax219 , 2 4.73 Drive-In B!IJl~ M4 63,OO9.8t
Ks1Slall, 1m 561a2
TPG Real 8;'.91;1 LLC (914)
fI 21-23100.:.-0 641 E Lake Sl. I :1 12.00 SpKial:y R9lail Cenlet Sl2 f,4,418.111
Vo'ayz.a"',MN 55391
Eo"NiR Bll'Jnds (El34)
F2 Z1-237004.1 5050 Crodil Ri.Sf Rd Sf: , 3 2.44 Fast.Food RllslalRnt 1,211 $10,51!O.13
Poor Lalli>, "I~ 55372 wI Dri....1hrough w.T\lIull'
SkI~ Cro!.lnlsds CD-llC (814)
G 27-2:1500>0 3SOO1l0Sl W 5 1 11.61 Sj>!dE/ly Rela~ cerr.CI 124 36,3.Jt.07
Mirn.apo!';,1I>11 55431
Ski., CIOS!ro9ds Co LtC (814)
H 21-235005-0 3SOOtiOSl W 6 1 7.39 Sp;!Cialty Relal Cerl~l 300 S2.620. '3
Mlr,neapol1s, WI 55431
Border Fools, '00 (ll34)
I 27-23500~ 12800 Imfuslrial Perl< B>id. 3 2 2.69 Fast-Food ReSlaurcn\ \.333 $11..&$.82
Mlnnaapofs. WI 5S441 wI Dm.... TI'IT1Jlll\ V.lrtl"'/(
NllflhwOSl BankMimesOOl NA (912)
J 27-235007~ 61h to Maoquel\e 1 2 4.36 Dr7re-IB BEfik 317 1>1,71t.24
Mlnlliapols, MIl 55431
I S>lal C.OHloads Co. l1C (810)
K 27 -2361.1O<1~ 350360 SL VI it it 4.03 App;nlISIOI" 268 S2.338.77
MlnnoajlOls, MIl f>S431
S:.dal Croemlilds Co. LlC (810)
l 27-235004~ aSOO8DSl Vi 1 2 4.03 J.pjla'el Slare 268 $2,338.77
MinnaajlOls,"'1I 554211
Sp....~H<l)' SUj.'GlamMi:a LlC (845)
II> 27 -236/JOl ~ 5~9 Saulh Moio Sl. 1 1 3.15 G3S olne/S~l\';::e SlaIbn 2,604 $22,163.32
Findlav, OH 4ti14() wI COll'leni..,,,,, Marl<~
Ill.h.uS!! Ploj>!l1ies (115) I
N 27-235002~ lJW WlfoAb,oolt 2 1 12.11 Si'1!ie TeoEl1\ l.v.l $1.224.39
W'~a. 11>11 55391 Office Bllildnn I
Sid" Crossrood.> Co. l1C 18\4) <:1
ex
0 27-2:106003-0 35t>llltl S1.. \'l a 1 39,02 Specially R~tail Cenf<< 1.581 $13,00.9.63
Mim"5fJo~s, MN E643t ....
Cub FCXld$ 1850J c:
P 27-235004'() 42\ 3s!. Ii 4 \ l'>5.00 Supe<ma1<llt 1.24B S63.1MAZ c:
S~lfA...ter. MN 551.1B2 to
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Slor'Jm."" llC (814) c:
c:
0 27-269002-0 6408 O;dord Rd. S 2 t 9.9a SpECietj RillailCerf..r <Jl5 $3,540.37 c
Shs1<.oJle3, tAN S5379
Laway ue (BolD) .,
I
R 27-2ll9OOHI :\19 Bany I\v. 5 I t 28.09 AulcmD:lila Care Cenlf1" 446 S3.8~.111 -
Vhvzala, MN 553'il1 c
...
TOTAL: 2(),3B7 $178,183.13
(t) Trip Rale,'Numl>;!( 01 Fuel SlatiOM - 16
(2) Trip Rele lor Sa':urd..y
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Shakopee City Council
City of Shako pee
129 Holmes Street South
1.l"WI.,!'.1 \1. \.ItliIlJ'j,11I Shakopee, MN 55379-1351
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J.tllll \. "UI1..1I.."" Dear Members of the Shakopee City Council:
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,':, J....,I," I.,l'~"" Cub Foods 27-235004-0
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C:tlh, I':, t:l,dill SidaJ Crossroads Co. LLC 27 ~235005~0
1'011(1:,1. u. Ifc.IIIU.....~ 27 ~235006~0
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11.~1l11-1 H. \\. \"\"'111 27-236004-0
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"'1.,."1f Il. l'fll/h'l' 27-236004-0
1':tlIll... l'U1llill..J.i 27-236003-0
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\).1/ \ E. ~LI',ln'Jl On behalf of these parties, we hereby formally object to the assessments
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l':'Il!..',';"" J. (~lllrllh'~ referenced about which are intended to be levied by the City Council at its meeting.
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1:..1...,-1 \1. ".Ih.'" Enclosed is correspondence requesting that the City share in the traffic improvement
1:lui...(lll'lwrlJ,J..I'lI.ll11 costs being assessed. If a mutually agreeable cost Sharing arrangement can be agreed
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Il.II.i..\ '\. I<.:.J'I.,,, upon by our clients and the City. our clients will discontinue their plans to challenge this
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. March 4, 2003
Shako pee City Council
City of Shakopee
129 Holmes street South
1.....,'tIld \1. .\ddill:,:.ltlll Shakopee, MN 55379-1351
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111....11,11.1111..,., Re: Pending Assessment for Traffic Signal located on Vierling Drive, Shako pee, MN
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HlIJU"n.l. <:111 j...Ii.III:"IIIl. Jr', City Project No. 2002-5
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J"I". \. il..II'"'. J,. Dear Members of the Shal<opee City Council:
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1:1l1..., I I.. \",II..,',.k. We represent Sidal Crossroads Co. LLC and Cub Foods, who are listed as the
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,1",1;11, .\. "".,..It...... taxpayers for certain parcels which are the subject of the referenced pending
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ell"de'" C.IlI''''llIt'''' assessment. The Feasibility Report for this project has proposed to allocate liability for
1,:.,(.,,,,,0,,11 1..11".",," the assessment in proportion to the number of daily vehicle trips generated by each
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(;;,11., E. (~,,'ll" parcel. The parcel numbers, number of trips, and the percentage share of the proposed
1,;III.i:.I.I1.IIr.I111'......\ assessment proposed by the City are as follows:
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11;"iol.I.ZIII.I". Taxpayer Parcel No. Trips Percentage Share
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1'.IlIII':. t\.lltUh..l.i Cub Foods (Shakopee 27 -235004-0 7248 38.61%
1l0_(;,I-'HI'HU,n
'..11'\11:'. .:11,\.-1' 1997 LLC)
\lm', I'~. :-;11.'.11'1'11 Sidal Crossroads Co. 27-235005-0 724 3.86%
1t~1I1'1;1t.. ~1. Itll.....
l.lIl1WI';'''O J. I':ullnll"~ LLC
~,tI'.111 C,'il'llI'll \1,,",...111 27-235006-0 300 1.60%
HIl!'I'l" II. ~1.11'ltl'
1.1111-"'1'11'" II. .1,,1111-'" 27-236004-0 268 1.43%
Jill II. I ~'"''''
11;lIli"\ \.1_.11'1.", 27-236004-0 268 1.43%
lIulwn :\1.I.I'\d:oo 27-236003-0 1587 5.45%
1..c'IIII1' \. ~'lh'lnt'l
l~~ IIlhl., I.,. II.';:'II'I~ Total 51.52%
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1):1\ hi 1 :. ~ll1rpll~
11"",1.1. I:> On behalf of our clients, we are respectfully requesting that the City share in the
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jtl,i.11I t:. Jo:.tll~' cost of the traffic improvements, by paying one-half of the cost assessed to our clients.
1:..lwI'I'.1 \. t:h.lrl'I'!' For the taxpayers listed above, this would represent City funding of $57,960 of the total
111":111 \::1:1. assessment of $225,000.00, or approximately 26% of the total. We are requesting that
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h..[,:h.II,1 :0\\1..11.....( the City participate financially in the cost of the signal for the following reasons:
1:111"'(1 \t. :'\["111'
JIIIIIIIL 1;01r10l11
J.ltll,...lr.IJl~lII 1. Vierling Drive is a collector street, which is a primary road of travel for
1:/.1"'1'1(,.(;11...11\
(;/lI~ I., C,il"".:: residential and commercial use. The addition of the signal has improved the public
"'1'".11. J. \\,tll safety within the community and improved travel for all, not just for the nearby
~".III'. )1.,,'"
.h'"J,lli,oc' \1. 1f'"1lill;" commercial property owners and their tenants.
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1...c.I...... 2. The parcel owners/taxpayers of Crossroads Shopping Center currently
1~..I"'11 J. "'1.llld~'U pay significant taxes, which have been greater than what they have experienced in
11:0.;11..:1
I-Ql \1)1-:1' I'l;!.. similar markets throughout the metropolitan area for comparable properties.
Apr-15-2003 04:24pm F rom- ,-(::IC r.uuu/UUU I I"""
Ie
. Shako pee City Council
1 City of Shakopee
March 4, 2003
Page 2
3. The additional tax assessment will be an extreme hardship for the tenants
who are the real taxpayers. and will likely result in vacancies and challenges in leasing.
Ultimately, this diminishes the value of the Center and the real estate taxes generated by
the Center.
4. The City should have required that the expense of the traffic signal be
paid or escrowed by the initial developer of the Center. In that case, the cost would
have been borne by the devetoper and not the tenants and other taxpayers.
5. We do not believe that the increase in fair market value of the Center
resulting from installation of the traffic signal equals or exceeds the assessment.
The City's participation in the costs of this project will assist the current tenants
occupying these parcels, who would like to continue to participate successfully in the
commercial trades of Shakopee. We look forward to your response.
Thank you.
Ve truIYYO~
Gr gory D. Soule
GDS/dcm
008168/B97073/230038_1