PC Packet 05.19.20
AGENDA
HUTCHINSON PLANNING COMMISSION
Tuesday, May 19, 2020
5:30 p.m. HUTCHINSON CITY CENTER
1.CALL TO ORDER 5:30 P.M.
2. PLEDGE OF ALLEGIANCE
3.CONSENT AGENDA
A. CONSIDERATION OF MINUTES DATED April 21, 2020
4. PUBLIC HEARINGS
A. CONSIDERATION OF A LOT SPLIT LOCATED AT 1055 DALE ST SW.
5. NEW BUSINESS
A. CONSIDERATION OF A MODIFICATION TO THE DEVELOPMENT
PROGRAM FOR DEVEOPMENT DISTRICT NO. 4 AND A TAX
INCREMENT FINANCING PLAN FOR TAX INCEMENT FINANCING
DISTRICT NO. 4-21 AND THAT IT CONFORMS TO THE GENERAL
PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE
CITY.
B. CONSIDERATION OF A SITE PLAN FOR 1285 HWY 7 W.
6. UNFINISHED BUSINESS
7. COMMUNICATION FROM STAFF
A. UPCOMING MEETINGS
8. ADJOURNMENT
MINUTES
HUTCHINSON PLANNING COMMISSION
Tuesday,April 21, 2020
5:30 p.m.
1.CALL TO ORDER 5:30P.M.
The April 21, 2020Planning Commission meeting was called to order by ChairmanWick
at 5:30 p.m.at the Hutchinson Event Center. A motion was made by Commissioner
Hantge and second by Commissioner Wirt to recess the meeting and move to the Council
Chamber at City Hall at 6:00 pm. Decision was unanimous. The meeting was recessed
and moved to the Council Chamber at City Hall. The meeting was called back to order at
6:00 p.m. by Chairman Wick. Members in bold were present Chairman Wick (present),
Vice ChairLofdahl (remote in), Commissioner Garberg (remote in), Commissioner
Wirt (remote in), Commissioner Sebesta (remote in), Commissioner Hantge (present)
and Commissioner Forcier (remote in). Also present were Dan Jochum (present), City
Planner, Kent Exner, City Engineer, John Olson, City Public Works, John Paulson, City
Environmental Specialist, Marc Sebora (present), City Attorney and Andrea Schwartz
(present), City of Hutchinson Permit Technician
(Due to the Covid 19 Pandemic, the meeting was held via Go-To Meeting for most of the
Planning Commission Members)
2. PLEDGE OF ALLEGIANCE(we will forgo the pledge of allegiance at this meeting due
to the feedback from the remote/go-to meeting)
3. CONSENT AGENDA
A. CONSIDERATION OF MINUTES DATED February 18, 2020.
Motion by Commissioner Lofdahl. Second by Commissioner Forcier.
Roll call vote:
Commissioner Wick - approve
Commissioner Lofdahl - approve
Commissioner Hantge - approve
Commissioner Wirt - approve
Commissioner Garberg - approve
Commissioner Forcier – approve
Commissioner Sebesta - approve
Motion to Approve – Motion to Reject
4. PUBLIC HEARINGS
A. CONSIDERATION OF A CONDITIONAL USE PERMIT FOR A STORAGE
BUILDING LOCATED AT 720 AIRPORT RD.
Minutes
Hutchinson Planning Commission
April 21, 2020
Page 2
Commissioner Hantge will abstain from the discussion and vote on this item as he
serves as the Vice President of the McLeod County Fair Board.
Dan Jochum, City Planner addressed the Commission and gave a brief overview
of the project. Mr. Jochum then covered the staff report.
Commissioner Lofdahlclarified that this is a County road not a City road.
There was some discussion as to where the entrance to the property will be.
Darrel Grahams (president of the Upper Midwest AC club) noted that the driveway
entering the property and the parking area will be bituminous
Motion by Commissioner Wirt, second by Commissioner Forcier to close hearing
at 6:16 p.m.
Roll call vote:
Commissioner Wick -approve
Commissioner Lofdahl -approve
Commissioner Hantge - abstain
Commissioner Wirt - approve
Commissioner Garberg - approve
Commissioner Forcier – approve
Commissioner Sebesta - approve
Motion by Commissioner Wirt to approve with five recommended conditions.
Second by Commissioner Garberg.
Roll call vote:
Commissioner Wick - approve
Commissioner Lofdahl - approve
Commissioner Hantge - abstain
Commissioner Wirt - approve
Commissioner Garberg - approve
Commissioner Forcier – approve
Commissioner Sebesta - approve
Motion to Approve – Motion to Reject
Motion approved. Items will be on CityCouncil consent agenda on 04/28/2020.
Motion to close hearing – Motion to approve with staff recommendations – Motion to reject
B. CONSIDERATION OF A PRELIMINARY AND FINAL PLAT FOR WHITE
HAWK VILLAGE SECOND ADDITON.
Dan Jochum, City Planner addressed the Commission and gave a brief overview
of the project.
Minutes
Hutchinson Planning Commission
April 21, 2020
Page 3
Mr. Wurdell will draw up an agreement with the townhome association (Cottage
Townhomes) regarding snow removal and maintenance of White Owl trail.
(Private Road)
Mr. Wurdell will be rescinding his request regarding the parking spots located on
lot 1 and lot 8
Dan Jochum recommended to strike Staff recommendation number eight.
Commissioner Hantge questioned that Songbird Trail has been removed. Dan
Jochum noted that this was a private road and was removed. Commissioner
Hantge is wondering if the homes can be set back farther so the driveway is long
enough for a good sized vehicle to park in without hanging out into the street.
Commissioner Hantge is also in favor of keeping the additional parking off of
Blackhawk and Bluejay Dr. Dan Jochum explained that the reason for staff
wanting to remove the additional parking was due to the maintenance of the street
entrance to the parking area; who would pay for this and who would be parking
what in this area.
Commissioner Lofdahl questioned who the extra parking would belong to. It was
answered that it was intended that the parking would be on and for lot 1 and lot 8.
Mr. Wurdell noted that he is ok to remove the additional parking areas.
Motion by Commissioner Hantge, second by Commissioner Sebesta to close
hearing at 6:62 p.m.
Roll call vote:
Commissioner Wick - approve
Commissioner Lofdahl - approve
Commissioner Hantge - approve
Commissioner Wirt - approve
Commissioner Garberg - approve
Commissioner Forcier – approve
Commissioner Sebesta - approve
Motion by Commissioner Sebesta to approve with 12 recommended conditions
with modifications to number 8. Second by Commissioner Wirt.
Roll call vote:
Commissioner Wick - approve
Commissioner Lofdahl - approve
Commissioner Hantge - approve
Commissioner Wirt - approve
Commissioner Garberg - approve
Commissioner Forcier – approve
Commissioner Sebesta -approve
Minutes
Hutchinson Planning Commission
April 21, 2020
Page 4
Motion approved. Items will be on City Council consent agenda on 04/28/2020.
Motion to close hearing – Motion to approve with staff recommendations – Motion to reject
5. NEW BUSINESS
A. NONE
6.UNFINISHED BUSINESS
A. NONE
7. COMMUNICATION FROM STAFF
A. UPCOMING MEETINGS – We have 2 applications for the May meeting.
8. ADJOURNMENT
Motion was made by Commissioner Wirt to adjourn the meeting, second by
Sebesta.
Roll call vote:
Commissioner Wick - approve
Commissioner Lofdahl - approve
Commissioner Hantge - approve
Commissioner Wirt - approve
Commissioner Garberg - approve
Commissioner Forcier – approve
Commissioner Sebesta -approve
Meeting was adjourned at 6:38 p.m.
DIRECTORS REPORT –PLANNING DEPARTMENT
To: Hutchinson Planning Commission
From: Dan Jochum, AICP
Date: May 14, 2020, for May 19, 2020 Planning Commission Meeting
Application: Consideration of a Lot Split Located at 1055 Dale St. SW, Hutchinson.
Applicant: Dave Bagne
Lot Split
The property owner is requesting a lot split at 1055 Dale St SW. The lot split will create two parcels.
The northerly parcel is 21,316 sq. ft. and the southerly parcel is 26,836 sq. ft. The property is zoned R-1
Residential and both proposed lots will meet the lot size requirements of the R-1 Zoning District. The
proposed northerly parcel includes a single family home and the southerly parcel currently includes a
detached garage. The single family home is currently served with utility services. Staff understands that
the applicant intends to add a utility service to the southerly lot and build a home on it when Dale St. SW
is reconstructed within the next 2 to 3 years.
Lot Split
1055 Dale S SW
Planning Commission – 5/19/20
Page 2
GENERAL INFORMATION
Existing Zoning: R-1 Single Family Residential
Property Location: 1055 Dale St. SW
Lot Size: Proposed Northerly Parcel 21,316 sq. ft.
Proposed Southerly Parcel 26,836 sq. ft.
Existing Land Use: Residential
Adjacent Land Use: Residential
Adjacent Zoning: R-1 Residential and R-4 Residential
Comprehensive Plan: Residential
Zoning History: None
Applicable
Regulations: Section 153.005
Building: There is an existing single family home and attached garage on the
northerly parcel. There is a detached garage on the southerly parcel.
Recommendation:
Staff recommends approval of the lot split with the following conditions:
1. Properties must have separate utility services.
2. Sewer and Water Availability Charges will be administered at the time a building permit is
applied for on the southerly lot for a new dwelling unit.
3. Applicant shall ensure there is appropriate lot drainage between the northerly and southerly
lots when a home is built on the southerly lot.
4. The southerly lot must be serviced with utilities from the water and sewer mains in Dale St. It
cannot be serviced through the northerly parcel.
5. The detached garage on the southerly parcel will be a non-conforming use until the time a
principal structure is built on the lot. There will be no alterations or additions allowed to the
garage until which time a principal use is constructed on the southerly parcel.
6. The applicant shall record the lot split with McLeod County.
MODIFICATION TO THE DEVELOPMENT
PROGRAM
Development District No. 4
- AND -
TAX INCREMENT FINANCING PLAN
Establishment of Tax Increment Financing District No. 4-21
(an economic development district)
City of Hutchinson, McLeod County, Minnesota
Public Hearing: May 26, 2020
Table of Contents
Modification to the Development Program for Development District No. 4 ................................... 3
Foreword...................................................................................................................................3
Tax Increment Financing Plan for Tax Increment Financing District No. 4-21 .............................. 4
Foreword ................................................................................................................................... 4
Statutory Authority .................................................................................................................... 4
Statement of Objectives ............................................................................................................ 4
Development Program Overview .............................................................................................. 4
Description of Property in the District and Property to be Acquired .......................................... 5
Classification of the District ....................................................................................................... 5
Duration and First Year of Tax Increment of the District ........................................................... 6
Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment
and Notification of Prior Planned Improvements ....................................................................... 6
Sources of Revenue/Bonds to be Issued .................................................................................. 7
Uses of Funds ........................................................................................................................... 8
Estimated Impact on Other Taxing Jurisdictions ....................................................................... 9
Supporting Documentation ..................................................................................................... 10
Administration of the District ................................................................................................... 11
Appendix A: Map of Development District No. 4 and the TIF District ..................................... 12
Appendix B: Estimated Cash Flow for the District .................................................................. 13
Appendix C: Findings Including But/For Qualifications .......................................................... 14
City of Hutchinson
Tax Increment Financing District No. 4-21 2
Foreword
The following text represents a Modification to the Development Program for Development District
No. 4. This modification represents a continuation of the goals and objectives set forth in the
Development Program for Development District No. 4. Generally, the substantive changes
include the establishment of Tax Increment Financing District No. 4-21.
For further information, a review of the Development Program for Development District No. 4, is
recommended. It is available from the Economic Development Director at the City of Hutchinson.
Other relevant information is contained in the Tax Increment Financing Plans for the Tax
Increment Financing Districts located within Development District No. 4.
City of Hutchinson
Tax Increment Financing District No. 4-21 3
Foreword
The City of Hutchinson (the "City"), staff and consultants have prepared the following information
to expedite the establishment of Tax Increment Financing District No. 4-21 (the "District"), an
economic development tax increment financing district, located in Development District No. 4.
Statutory Authority
Within the City, there exist areas where public involvement is necessary to cause development
or redevelopment to occur. To this end, the City has certain statutory powers pursuant to
Minnesota Statutes ("M.S."), Sections 469.124 - 469.133, inclusive, as amended, and M.S.,
Sections 469.174 to 469.1794, inclusive, as amended (the "Tax Increment Financing Act" or "TIF
Act"), to assist in financing public costs related to this project.
This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other
relevant information is contained in the Modification to the Development Program for
Development District No. 4.
Statement of Objectives
The District currently consists of one parcel of land and adjacent and internal rights-of-way. The
District is being created to facilitate the construction of a 40,000 square foot manufacturing
building that will be leased to a manufacturer for approximately five years after which the tenant
will purchase the building. The City will sell the lot to the developer for $1 and be reimbursed for
the land write down-with tax increments. Development is anticipated to begin in Spring 2020.
This TIF Plan is expected to achieve many of the objectives outlined in the Development Program
for Development District No. 4.
The activities contemplated in the Modification to the Development Program and the TIF Plan do
not preclude the undertaking of other qualified development or redevelopment activities. These
activities are anticipated to occur over the life of Development District No. 4 and the District.
Development Program Overview
Pursuant to the Development Program and authorizing state statutes, the City is authorized to
undertake the following activities in the District:
1. Property to be Acquired - The City currently owns one parcel of property within the
District. The remaining property located within the District may be acquired by the
City and is further described in this TIF Plan.
2. Relocation - Relocation services, to the extent required by law, are available
pursuant to M.S., Chapter 117 and other relevant state and federal laws.
City of Hutchinson
Tax Increment Financing District No. 4-21 4
3. Upon approval of a developer's plan relating to the project and completion of the
necessary legal requirements, the City may sell to a developer selected properties
that it may acquire within the District or may lease land or facilities to a developer.
4. The City may perform or provide for some or all necessary acquisition,
construction, relocation, demolition, and required utilities and public street work
within the District.
5. The City proposes both public and private infrastructure within the District. The
proposed reuse of private property within the District will be for a manufacturing
facility and related space, and there will be continued operation of Development
District No. 4 after the capital improvements within Development District No. 4
have been completed.
Description of Property in the District and Property to be Acquired
The District encompasses all property and adjacent rights-of-way and abutting roadways
identified by the parcels listed below.
Parcel numberAddressOwner
Portion of 23-494-0020 1105 Benjamin Ave SECity
Note: The parcel will be subdivided prior to certification of the TIF District, and the District will be
certified with the new parcel number.
Please also see the map in Appendix A for further information on the location of the District.
The City currently owns the one parcel of the property to be included in the District. Only a portion
of the parcel will be included in the District, as the parcel will be split.
Classification of the District
The City, in determining the need to create a tax increment financing district in accordance with
M.S., Sections 469.174 to 469.1794, as amended, inclusive, finds that the District, to be
established, is an economic development district pursuant to M.S., Section 469.174, Subd. 12.
The District is in the public interest because it will meet the statutory requirement of discouraging
commerce, industry, or manufacturing from moving their operations to another state or
municipality; resulting in increased employment in the State; and resulting in preservation and
enhancement of the tax base of the State.
Pursuant to M.S., Section 469.176, Subd. 4c, revenue derived from tax increment from an
economic development district may not be used to provide improvements, loans, subsidies,
grants, interest rate subsidies, or assistance in any form to developments consisting of buildings
and ancillary facilities, if more than 15 percent of the buildings and facilities (determined on the
basis of square footage) are used for a purpose other than:
(1)The manufacturing or production of tangible personal property, including processing
resulting in the change in condition of the property;
City of Hutchinson
Tax Increment Financing District No. 4-21 5
(2)Warehousing, storage, and distribution of tangible personal property, excluding retail
sales;
(3)Research and development related to the activities listed in items (1) or (2);
(4)Telemarketing if that activity is the exclusive use of the property; or
(5)Tourism facilities;
(6)Space necessary for and related to the activities listed in items (1) to (5); or
(7)A workforce housing project that satisfies the requirements of M.S., Section 469.176,
Subd. 4c(d).
The facilities in the District meet the conditions of Purposes 1, 2, and 6.
The District is being created to assist in the construction of a manufacturing facility the Developer
will be leased with the option to purchase. The proposed facility will be used for manufacturing
conveyors and related activities.
Pursuant to M.S., Section 469.176, Subd. 7, the District does not contain any parcel or part of a
parcel that qualified under the provisions of M.S., Sections 273.111, 273.112, or 273.114 or
Chapter 473H for taxes payable in any of the five calendar years before the filing of the request
for certification of the District.
Duration and First Year of Tax Increment of the District
Pursuant to M.S., Section 469.175, Subd. 1, and M.S., Section 469.176, Subd. 1, the duration of
the District must be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. 1b.,
the duration of the District will be 8 years after receipt of the first increment by the City. The date
of receipt by the City of the first tax increment is expected to be 2022.
Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent
phases or other changes, would terminate after 2030, or when the TIF Plan is satisfied. If
increment is received in 2021, the term of the District will be 2029. The City reserves the right to
decertify the District prior to the legally required date.
Original Tax Capacity, Tax Rate and Estimated Captured Net Tax
Capacity Value/Increment and Notification of Prior Planned
Improvements
Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net
Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the
property by the assessor in 2019 for taxes payable 2020.
Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year
(beginning in the payment year 2022) the amount by which the original value has increased or
decreased as a result of:
1. Change in tax exempt status of property;
2. Reduction or enlargement of the geographic boundaries of the district;
3. Change due to adjustments, negotiated or court-ordered abatements;
4. Change in the use of the property and classification;
City of Hutchinson
Tax Increment Financing District No. 4-21 6
5. Change in state law governing class rates; or
6. Change in previously issued building permits.
In any year in which the current Net Tax Capacity (NTC) value of the District declines below the
ONTC, no value will be captured, and no tax increment will be payable to the City.
The original local tax rate for the District will be the local tax rate for taxes payable 2020, assuming
the request for certification is made before June 30, 2020. The ONTC and the Original Local Tax
Rate for the District appear in the table below.
Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the
estimated Captured Net Tax Capacity (CTC) of the District, within Development District No. 4,
upon completion of the projects within the District, will annually approximate tax increment
revenues as shown in the table below. The City requests 100 percent of the available increase
in tax capacity for repayment of its obligations and current expenditures, beginning in the tax year
payable 2022. The Project Tax Capacity (PTC) listed is an estimate of values when the projects
within the District are completed.
Project Tax Capacity
Project estimated Tax Capacity upon completion $37,121
Original estimated Net Tax Capacity$1,970
Estimated Captured Tax Capacity$35,152
Original Local Tax Rate164.1470%Pay 2020
Estimated Annual Tax Increment $57,701
Percent Retainted by the City100%
Note: Tax capacity includes a 3% inflation factor for the duration of the District. The tax capacity included
in this chart is the estimated tax capacity of the District in year 9. The tax capacity of the District in year
one is estimated to be $29,305.
Pursuant to M.S., Section 469.177, Subd. 4, the City shall, after a due and diligent search,
accompany its request for certification to the County Auditor or its notice of the District
enlargement pursuant to M.S., Section 469.175, Subd. 4, with a listing of all properties within the
District or area of enlargement for which building permits have been issued during the eighteen
(18) months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S.,
Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the
District by the net tax capacity of improvements for which a building permit was issued.
The City is reviewing the area to be included in the District to determine if any building permits
have been issued during the 18 months immediately preceding approval of the TIF Plan by the
City.
Sources of Revenue/Bonds to be Issued
The total estimated tax increment revenues for the District are shown in the following table:
City of Hutchinson
Tax Increment Financing District No. 4-21 7
SOURCES
Tax Increment$ 460,000
Interest 46,000
TOTAL$ 506,000
The costs outlined in the Uses of Funds will be financed primarily through the annual collection of
tax increments. The City reserves the right to incur bonds or other indebtedness as a result of
the TIF Plan. As presently proposed, the projects within the District will be financed by interfund
loans. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan
Modification. This provision does not obligate the City to incur debt. The City will issue bonds or
incur other debt only upon the determination that such action is in the best interest of the City.
The City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax
increments from the District in a maximum principal amount of $416,000. Such bonds may be in
the form of pay-as-you-go notes, revenue bonds or notes, general obligation bonds, or interfund
loans. This estimate of total bonded indebtedness is a cumulative statement of authority under
this TIF Plan as of the date of approval.
Uses of Funds
Currently under consideration for the District is a proposal to facilitate the construction of a 40,000
sf manufacturing building that will be leased to a manufacturer for approximately five years after
which the tenant will purchase the building. The City will sell the lot to the developer for $1 and
be reimbursed for the land write down with increments. The City has determined that it will be
necessary to provide assistance to the project(s) for certain District costs, as described.
The City has studied the feasibility of the development or redevelopment of property in and around
the District. To facilitate the establishment and development or redevelopment of the District, this
TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible
expenses. The estimate of public costs and uses of funds associated with the District is outlined
in the following table.
USES
Land/Building Acquisition$ 350,000
Site Improvements/Preparation -
Affordable Housing -
Utilities -
Other Qualifying Improvements 20,000
Administrative Costs (up to 10%) 46,000
PROJECT COSTS TOTAL$ 416,000
Interest 90,000
PROJECT AND INTEREST COSTS TOTAL$ 506,000
The total project cost, including financing costs (interest) listed in the table above does not exceed
the total projected tax increments for the District as shown in the Sources of Revenue section.
City of Hutchinson
Tax Increment Financing District No. 4-21 8
Estimated capital and administrative costs listed above are subject to change among categories
by modification of the TIF Plan without hearings and notices as required for approval of the initial
TIF Plan, so long as the total capital and administrative costs combined do not exceed the total
listed above. Further, the City may spend up to 20 percent of the tax increments from the District
for activities (described in the table above) located outside the boundaries of the District but within
the boundaries of the Project (including administrative costs, which are considered to be spend
outside the District), subject to all other terms and conditions of this TIF Plan.
Estimated Impact on Other Taxing Jurisdictions
The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated
by the TIF Plan would occur without the creation of the District. However, the City has determined
that such development or redevelopment would not occur "but for" tax increment financing and
that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of
the District would be as follows if the "but for" test was not met:
Impact on Tax Base
Estimated
2019/Pay 2020
Captured Tax Percent of CTC
EntityTotal Net Tax
Capacity (CTC) to Entity Total
Capacity
upon completion
McLeod County40,577,60335,1520.0866%
City of Hutchinson11,220,80935,1520.3133%
ISD No. 42318,536,71135,1520.1896%
Impact on Tax Rates
Pay 2020 Potential
EntityPercent of TotalCTC
Extension RateTaxes
McLeod County59.8090%36.44% 35,152 $ 21,024
City of Hutchinson66.4730%40.50% 35,152 23,367
ISD No. 42334.2530%20.87% 35,152 12,041
Other3.6120%2.20% 35,152 1,270
164.1470%100.00% $ 57,701
The estimates listed above display the captured tax capacity when all construction is completed.
The tax rate used for calculations is the Pay 2020 rate. The total net capacity for the entities listed
above are based on Pay 2020 figures. The District will be certified under the Pay 2020 rates.
Pursuant to M.S. Section 469.175 Subd. 2(b):
(1) Estimate of total tax increment. It is estimated that the total amount of tax increment
that will be generated over the life of the District is $457,919;
(2) Probable impact of the District on city provided services and ability to issue debt. An
impact of the District on police protection is expected. With any addition of new
City of Hutchinson
Tax Increment Financing District No. 4-21 9
residents or businesses, police calls for service will be increased. New developments
add an increase in traffic, and additional overall demands to the call load. The City
does not expect that the proposed development, in and of itself, will necessitate new
capital investment in vehicles or facilities.
The probable impact of the District on fire protection is not expected to be significant.
Typically, new buildings generate few calls, if any, and are of superior construction.
The City does not expect that the proposed development, in and of itself, will
necessitate new capital investment in vehicles or facilities.
The impact of the District on public infrastructure is expected to be minimal. The
development is not expected to significantly impact any traffic movements in the area.
The current infrastructure for sanitary sewer, storm sewer and water will be able to
handle the additional volume generated from the proposed development. Based on
the development plans, there are no additional costs associated with street
maintenance, sweeping, plowing, lighting and sidewalks.
The probable impact of any District general obligation tax increment bonds on the
ability to issue debt for general fund purposes is expected to be minimal. It is not
anticipated that there will be any general obligation debt issued in relation to this
project, therefore there will be no impact on the City's ability to issue future debt or on
the City's debt limit.
(3) Estimated amount of tax increment attributable to school district levies. It is estimated
that the amount of tax increments over the life of the District that would be attributable
to school district levies, assuming the school district's share of the total local tax rate
for all taxing jurisdictions remained the same, is $95,555;
(4) Estimated amount of tax increment attributable to county levies. It is estimated that the
amount of tax increments over the life of the District that would be attributable to county
levies, assuming the county's share of the total local tax rate for all taxing jurisdictions
remained the same, is $166,849;
(5) Additional information requested by the county or school district. The City is not aware
of any standard questions in a county or school district written policy regarding tax
increment districts and impact on county or school district services. The county or school
district must request additional information pursuant to M.S. Section 469.175 Subd. 2(b)
within 15 days after receipt of the tax increment financing plan.
No requests for additional information from the county or school district regarding the
proposed development for the District have been received.
Supporting Documentation
Pursuant to M.S. Section 469.175, Subd. 1 (a), clause 7 the TIF Plan must contain identification
and description of studies and analyses used to make the determination set forth in M.S. Section
469.175, Subd. 3, clause (b)(2) and the findings are required in the resolution approving the
District.
City of Hutchinson
Tax Increment Financing District No. 4-21 10
(i) In making said determination, reliance has been placed upon (1) written representation
made by the developer to such effects; and (2) City staff awareness of the feasibility
of developing the project site within the District, which is further outlined in the city
council resolution approving the establishment of the TIF District and Appendix C.
(ii) A comparative analysis of estimated market value both with and without establishment
of the TIF District and the use of tax increments has been performed. Such analysis is
included with the cashflow in Appendix B and indicates that the increase in estimated
market value of the proposed development (less the indicated subtractions) exceeds
the estimated market value of the site absent the establishment of the TIF District and
the use of tax increments.
Administration of the District
Administration of the District will be handled by the Economic Development Director.
City of Hutchinson
Tax Increment Financing District No. 4-21 11
Appendix A: Map of Development District No. 4 and the TIF District
City of Hutchinson
Tax Increment Financing District No. 4-21 12
Appendix B: Estimated Cash Flow for the District
City of Hutchinson
Tax Increment Financing District No. 4-21 13
1
Area/
Phase
1,9701,970
After
Conversion
Orig. Tax Cap.
0.00%1.50%2.00%2.00%1.25%0.75%0.25%1.00%1.25%1.00%1.25%1.00%
Base Value Assumptions - Page 1
After
Class
C/I Pref.
Conversion
0
-
Current
Original
Tax Capacity
Tax
Class
Exempt
Tax Rates
Property
Pay 2020
Original
$150,000$150,000$162,000$162,000$500,000$500,000$500,000$500,000Tax Year
Market Value
FirstFirstFirstFirst
OverOverOverOver
131,300
131,300
Original
Market Value
Exempt Class Rate (Exempt)Commercial Industrial Preferred Class Rate (C/I Pref.)Commercial Industrial Class Rate (C/I)Rental Housing Class Rate (Rental)Affordable Rental Housing Class
Rate (Aff. Rental)Non-Homestead Residential (Non-H Res. 1 Unit)Homestead Residential Class Rate (Hmstd. Res.)Agricultural Non-Homestead
67%
N:\\Minnsota\\Hutchinson\\Housing - Economic - Redevelopment\\TIF\\TIF Districts\\TIF 4-21\\TIF Plan Documents\\Documents for QC\\TIF Run 4-21 - TIF Plan
for District
Percentage
Of Value Used
Manufacturing Facility
City of Hutchinson, MN
ASSUMPTIONS AND RATES
196,000
196,000
Total
Value
Market
Pay 2020Pay 2020Pay 2019Pay 2019Pay 2020Pay 2019
BASE VALUE INFORMATION (Original Tax Capacity)
90
0
NA
202020222030
3.00%5.00%
0.0000%
1-Feb-22
1-Aug-21
Pay 2020
Value
164.147%164.147%38.8460%0.36400%
Market
Building
142.4540%
Incremental
TIF District 4-21
Tax Increment Financing District No. 4-21 - 3% Inflation
196,000
Economic Development
196,000
Land
Market Value
Address
1105 Benjamin Ave SE
City
Owner
DistrictType:District Name/Number:County District #:First Year Construction or Inflation on ValueExisting District - Specify No. Years RemainingInflation Rate - Every Year:Interest
Rate:Present Value Date:First Period EndingTax Year District was Certified:Cashflow Assumes First Tax Increment For Development:Years of Tax IncrementAssumes Last Year of Tax IncrementFiscal
Disparities Election \[Outside (A), Inside (B), or NA\]Incremental or Total Fiscal DisparitiesFiscal Disparities Contribution RatioFiscal Disparities Metro-Wide Tax RateMaximum/Frozen
Local Tax Rate: Current Local Tax Rate: (Use lesser of Current or Max.)State-wide Tax Rate (Comm./Ind. only used for total taxes)Market Value Tax Rate (Used for total taxes)
PID
4/15/2020 Prepared by Ehlers & Associates, Inc. - Estimates Only
Part of 23-494-0020 Note:1. Base values are for pay 2020 based upon infromation received from the Couty Assessor on 4/6/20.2. Located in SD # 0423
1
Map ID
2022
Payable
First Year
Full Taxes
2023
100%
Completed
Percentage
Base Value Assumptions - Page 2
2022
100%
Completed
Percentage
2021
100%
Completed
Percentage
131,300353,854
1,502,7001,371,4001,017,5461,017,546
1.61
2020
100%
Taxes Per
Completed
Sq. Ft./Unit
Percentage
0.73
Total
Taxes
64,37264,372
Project Tax
Capacity/Unit
0
5,4705,470
Value
Taxes
Market
Project29,30429,30429,304
Tax Capacity
N:\\Minnsota\\Hutchinson\\Housing - Economic - Redevelopment\\TIF\\TIF Districts\\TIF 4-21\\TIF Plan Documents\\Documents for QC\\TIF Run 4-21 - TIF Plan
Tax
Class
Taxes
10,80110,801
C/I Pref.
PropertyProperty
State-wide
MARKET VALUE BUT / FOR ANALYSIS
Manufacturing Facility
City of Hutchinson, MN
00
0
PROJECT INFORMATION (Project Tax Capacity)
Value
Taxes
Fiscal
Market
1,502,7001,502,7001,502,700
Disparities
Total Taxable
Current Market Value - Est.New Market Value - Est. DifferencePresent Value of Tax Increment DifferenceValue likely to occur without Tax Increment is less than:
0
Total
TAX CALCULATIONS Local
Taxes
48,10248,102
40,00040,000
Property
Sq. Ft./Units
Tax Increment Financing District No. 4-21 - 3% Inflation
37.57
0
Tax
Local
29,30429,304
(5,470)(3,233)
64,37244,869
Taxable(10,801)
Capacity
Market Value
Per Sq. Ft./Unit
00
1
Fiscal
Estimated
Disparities
Market ValueTax Capacity
Per Sq. Ft./Unit
Tax
Total
29,30429,304
New UseCapacity
Manufacturing
WHAT IS EXCLUDED FROM TIF?
e
s
U
1
w
e
TOTALTOTAL
N
Area/Phase
4/15/2020 Prepared by Ehlers & Associates, Inc. - Estimates Only
Manufacturing
Subtotal ResidentialSubtotal Commercial/Ind.Note:1. Market values are based upon County Assessor's estimate of 4/6/20.Note: 1. Taxes and tax increment will vary significantly from
year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted.2. If tax increment in received in 2021, then the district
will be one year shorter.Total Property Taxesless State-wide Taxesless Fiscal Disp. Adj.less Market Value Taxesless Base Value TaxesAnnual Gross TIF
Date
02/01/2208/01/2202/01/2308/01/2302/01/2408/01/2402/01/2508/01/2502/01/2608/01/2602/01/2708/01/2702/01/2808/01/2802/01/2908/01/2902/01/3008/01/3002/01/31
Payment
202220222023202320242024202520252026202620272027202820282029202920302030
Year
Tax
123456789
0.51.52.53.54.55.56.57.58.5
Yrs.
PERIOD
ENDING
19,14937,83156,64374,99693,477
111,507129,660147,371165,202182,598200,111217,197234,398251,178268,070284,550301,138317,322
Tax Increment Cashflow - Page 3
Value
Present
Semi-Annual
-
20,11820,11820,76520,76521,43221,43222,11822,11822,82522,82523,55323,55324,30424,30425,07625,07625,87225,872
412,127317,322
Net Tax
Increment
Semi-Annual
-
(2,235)(2,235)(2,307)(2,307)(2,381)(2,381)(2,458)(2,458)(2,536)(2,536)(2,617)(2,617)(2,700)(2,700)(2,786)(2,786)(2,875)(2,875)
(45,792)(35,258)
at
10%
Admin.
-(81)(81)(83)(83)(86)(86)(89)(89)(92)(92)(95)(95)(98)(98)
(101)(101)(104)(104)
(1,654)(1,274)
State
0.36%
Auditor
-
22,43422,43423,15623,15623,89923,89924,66524,66525,45325,45326,26526,26527,10127,10127,96327,96328,85028,850
459,574353,854
Increment
Gross Tax
Semi-Annual
Manufacturing Facility
City of Hutchinson, MN
44,86944,86946,31246,31247,79847,79849,32949,32950,90650,90652,53052,53054,20354,20355,92655,92657,70157,701
Annual
N:\\Minnsota\\Hutchinson\\Housing - Economic - Redevelopment\\TIF\\TIF Districts\\TIF 4-21\\TIF Plan Documents\\Documents for QC\\TIF Run 4-21 - TIF Plan
Increment
Gross Tax
TAX INCREMENT CASH FLOW
5.00%
Tax
Rate
Local
164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%164.147%
Tax Increment Financing District No. 4-21 - 3% Inflation
27,33527,33528,21428,21429,11929,11930,05230,05231,01231,01232,00232,00233,02133,02134,07134,07135,15235,152
Tax
Capacity
Captured
Present Value Rate
------------------
Fiscal
Disparities
Incremental
(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)(1,970)
Tax
Original
Capacity
Present Value From 08/01/2021
29,30429,30430,18330,18331,08931,08932,02132,02132,98232,98233,97133,97134,99134,99136,04036,04037,12137,121
Tax
Project
Capacity
Total
4/15/2020 Prepared by Ehlers & Associates, Inc. - Estimates Only
% of100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%
OTC
Appendix C: Findings Including But/For Qualifications
The reasons and facts supporting the findings for the adoption of the Tax Increment Financing
Plan for Tax Increment Financing District No. 4-21 as required pursuant to M.S., Section 469.175,
Subd. 3 are as follows:
1. Finding that Tax Increment Financing District No. 4-21 is an economic development district
as defined in M.S., Section 469.174, Subd. 12.
Tax Increment Financing District No. 4-21 is a contiguous geographic area within the City's
Development District No. 4, delineated in the TIF Plan, for the purpose of financing economic
development in the City through the use of tax increment. The District is in the public interest
because it will facilitate the construction of a 40,000 square foot manufacturing building that
will be leased to a manufacturer for approximately five years after which the tenant will
purchase the building. The City will sell the lot to the developer for $1 and be reimbursed for
the land write-down with tax increments. The development will increase employment in the
State and preserve and enhance the tax base of the state.
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 Tax Increment
Financing District No. 4-21 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 development proposed in this plan is a manufacturing facility
that meets the City's objectives for economic development. The cost of land acquisition, and
related site improvements necessary to maximize development potential, makes
development of the facility infeasible without City assistance. The developer has indicated
that, due to current market conditions, the project 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 TIF District permitted by the TIF Plan: The
Minimal development has been completed since then; two projects, only one of which was
through private development, since 2010. With no private development occurring for 10
years, the EDA developed a land write-down program to make the Industrial Park a viable
option for developers. With the land write-down program in place, the Developer has agreed
to proceed with the project. The City reasonably determines that no other development of
similar scope is anticipated on this site without substantially similar assistance being provided
to the development.
Therefore, the City concludes as follows:
City of Hutchinson
Tax Increment Financing District No. 4-21 14
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
$1,371,400 (see Appendix B of the TIF Plan)
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 $353,854 (see Appendix B of the
TIF Plan).
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 $1,017,546 (the amount in clause b less the amount in clause c) without
tax increment assistance.
3. Finding that the TIF Plan for Tax Increment Financing District No. 4-21 conforms to the
general plan for the development or redevelopment of the municipality as a whole.
The Planning Commission reviewed the TIF Plan on May 19, 2020 and found that the TIF
Plan conforms to the general development plan of the City.
4. Finding that the Tax Increment Financing Plan for Tax Increment Financing District No. 4-21
will afford maximum opportunity, consistent with the sound needs of the City as a whole, for
the development of Development District No. 4 by private enterprise.
The project to be assisted by the District will result in increased employment in the City and
the State of Minnesota, increased tax base of the State, and add a high-quality development
to the City.
City of Hutchinson
Tax Increment Financing District No. 4-21 15
PLANNING COMMISSION
CITY OF HUTCHINSON, MINNESOTA
RESOLUTION NO. 20-01
RESOLUTION OF THE CITY OF HUTCHINSON PLANNING COMMISSION
FINDING THAT A MODIFICATION TO THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO. 4 AND A TAX INCREMENT FINANCING
PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 4-21 CONFORMS
TO THE GENERAL PLANS FOR THE DEVELOPMENT AND
REDEVELOPMENT OF THE CITY.
WHEREAS, the City of Hutchinson (the "City") has proposed to adopt a Modification to the
Development Program for Development District No. 4 (the "Development Program Modification") and a
Tax Increment Financing Plan for Tax Increment Financing District No. 4-21 (the "TIF Plan") therefor (the
Development Program Modification and the TIF Plan are referred to collectively herein as the "Program
and Plan") and has submitted the Program and Plan to the City Planning Commission (the "Commission")
pursuant to Minnesota Statutes, Section 469.175, Subd. 3, and
WHEREAS, the Commission has reviewed the Program and Plan to determine their conformity with
the general plans for the development and redevelopment of the City as described in the comprehensive
plan for the City.
NOW, THEREFORE, BE IT RESOLVED by the Commission that the Program and Plan conforms to
the general plans for the development and redevelopment of the City as a whole.
Dated: May 19, 2020
_______________________________________
Chair
ATTEST:
___________________________________
Secretary
STAFFREPORT –PLANNING DEPARTMENT
To: Hutchinson Planning Commission
From: Dan Jochum, AICP and City of Hutchinson Planning Staff
Date: May 14, 2020 for May 19, 2020, Planning Commission Meeting
Application: CONSIDERATION OF A SITE PLAN REVIEW FOR A PROPOSED COUNSELING CENTER
AT 1285 HWY 7 WEST.
Applicant: Litchfield Building Center
Site Plan Review for Proposed Counseling Center
Litchfield Building Center has submitted applications for a site plan review for a new building at 1285 Hwy 7
West. The building will be approximately 4,000 square feet and is proposed to be Northstar Counseling Center.
Site Plan Review
1285 Hwy 7 W
Planning Commission – 5-19-2020
Page 2
GENERAL INFORMATION
Existing Zoning: C-4 Fringe Commercial
Property Location: 1285 Hwy 7 West
Lot Size: 2.29 Acres
Existing Land Use: Vacant
Adjacent Land Use: Commercial and Residential
Adjacent Zoning: C-4 Fringe Commercial and R-2 Medium Density Residential
Comprehensive
Land Use Plan: Commercial
Applicable
Regulations: Sections 154.174
Site Plan Analysis:
The City Council deems it is necessary and appropriate to require site plan approval of developments in certain
zoning districts to preserve and promote attractive, well-planned, stable urban conditions. The following is an
overview of site plan considerations.
Building:
The proposed additionto the buildings will be approximately 4,000 sq. ft. The building will be a one-story
building with a gable roof. The use of the building will be an outpatient-counseling center. The proposed
building would meet all applicable setback requirements. The structural design work for the building will need
to be designed by a Structural Engineer.
Parking/Access/Circulation
The site plan is proposing 28 parking stalls, including four handicap spaces. The zoning ordinance requires so a
minimum of 20 parking stalls.
The site will be accessed from Shady Ridge Road NW. A detailed plan showing the curbing impacts/additions
to Shady Ridge Road will be required with the building permit plans.
It appears some site plan revision will be necessaryto provide fire apparatus access to within 150’ of all points
of the building exterior. Additionally, a turnaround for fire apparatus is required.
Landscaping and Lighting:
A landscape plan will need to be prepared by a qualified landscape designer or a Landscape Architect per the
requirements found in the zoning ordinance. Any lighting installed must be indirect and shall not produce glare
on adjacent properties or public right of ways, as is noted in the zoning ordinance.
Stormwater Management/Erosion Control:
The plan shows 18, 155 sq. ft. of area to be disturbed. If more than one acre is disturbed additional
erosion/sediment control is required. Stormwater treatment may be required if City of Hutchinson or MPCA
Site Plan Review
1285 Hwy 7 W
Planning Commission – 5-19-2020
Page 3
thresholds forstormwater treatment are met. A State NPDES Construction Stormwater Permit will be required
for the proposed project. The City will review the project SWPPP with the building permit formal plan review.
Grading and Utilities:
The final plans will have to include a detailed grading plan that shows detailed drainagefor the site, building
elevations, parking lot elevation and all of the other information found on the City of Hutchinson site plan
submittal handout. The final plans submitted with the building permit will need to have all of theutility service
installations noted. This project will be charged a Sewer Availability Charge (SAC) and Water Availability
Charge (WAC) during the building permit process. It also should be noted that this site has been known to have
soil contamination in the past. If any contaminated soil is encountered during construction, it must be addressed
to MPCA and EPA rules and regulations.
Recommendation:
Staff recommends approval of the site plan with the following conditions:
1. The proposed building and site improvements shall comply with the standards of the C-4district and
the Zoning Ordinance, as well as all other City regulations.
2. SAC/WAC charges will be due at the time building permits are issued.
3. The City of Hutchinson must be notified 7 days prior to any roadway or utility work that is going to
be done within the City right of way. All roadway work must be fully completed to City standards
within 10 calendar days of the original disturbance. If the work is not fully completed within 10
calendar days, the City reserves the right to have the work completed and invoice/assess the property
owner for all associated costs.
4. A detailed grading and utility plan is required to be submitted by a Professional Engineer with the
building permit application.
5. A Structural Engineer is required for the structural design elements of the building.
6. A landscape plan must be submitted with the building permit application that is designed by a
qualified landscape designer or landscape architect.
:
t
e
:
Mla
e
,
gh
g UM
ct
j
d
e g
yin
Tn
dtU
i
0n
dd
aa
n i
S i
afaf
An
T3
i stn
ne
a
n 1ono
u
l l
sa
:DA8f
S snel
ei
1a
oiw
ys
N 8eos
a fa
Dgd
e 7 ni
L0tgt
e/
Cas
E hr
E ol
Dnv
to
2aeya
at
ALie
sh M ei
aw
fe
dVtytnh
Y sac
-rB
Tr
R 3Ait
f
,ooha
M Rmaro
Aofr
np
v
N8or
Cfo
A rgfe
e,oro
oo
I-iwt
D t
N
N t,p
Decr-oi
e OLhet
ttt
Aun t
Tttf
hs
tt
t crpc
rsnne
W ZAh
D oe
i
O Ig
Rsc
a-ua
o oiaeh
o gn
c.
N NMtori
t
reei
ustl
S H RE
o
A S NErns
hp
tc
s tsr
w
tg
Ve
C OQg
e
osct
7ibee
r G he
T N sn
e
trt
tii
odes
II H1eat
T hh
&ftir
sh
r trx
utt
a 1itta
x
eu
eu
oe
N H o
H 5
dn
C oe
ced
a nu
pom
st
L w7i
iy
fe
nvr
t yo
Ew C trr
hrd
5 ha
E e
tyero
my
I
l5ea
se
me
s hl
T urhu,
e 8 r
im
J t7e
nt0y
s
r
_f.c
oene
L
r
2;2b
es
h U yem
_wta
_hod
_Sli
tar
tm0ii
O e
t rd
1_onst
rds
d
Hiofn
C o0s
H Meenu
2ea
r Tree
or
osoo
f4n
R Ss
hhui
c
6R,ed
n ne
tte
p,tio
trs
iWn
rroi
o 0D6
ih
fnfvlc
Ce
P eeg
t
aool
3
0_p
oneo,
A_nr
hee
io
:nia
fr
2to
N:lne
oet
ndo
et.r
p
0Yz
Me
Yen
os4i
ye
neo
itm
t.0ld
2if
Bthbne
lts
Ba
tc
cei
16e
_ois
c
yot
tf
t
eeweiem
6
Dfn
_efot
Dsb
h-ri
en
sthn
:1tfh
o
tp
Eertt
So
Eie
to
0od
um
a
Oer
fhtstr
K-t
we'
Ttt3i
oee
tcma
r
orun
Nrt
CneSv
F3
ehsex
iS
fee
ooa
ra
n
Ehree
Age
Bed
hc
etipr
eNe0rme
ot
trdt
h
RHito
fg
Ocet
rn2oi
tlr
nlo
ir_
tg
a
JClfc
Dandw
e1o
o
ei_an
enpm
o/
,
teoe
uif
tnt
tna_yg
.
s
n.id
syse
hm
e.oR
nlss_
5Qlsee
tr
eiden
etl
ao
e
et_
5tv
__t;wye
cen
roncea
gr
tti
cisw_t
t3sa
na
__Wcl
ifpa
0inw
un
e_cs
ffee
5eL
S__n
nylt
1f_oosn
uk
de_at
a
5oale
i
t__ifat
weern
7_pWeooc
ot_tr
t
tast
t00avvo
ohie
30h
sao
N3s_t
trC
-adtsdn
ssdiof
22
p2iyh
eib
_n
u7lum
eto
3dcrete
Me,,
.e
e0gaar
e
s_er
onstce
9we
,e
r3r
2__sseed
wn
a_e
Dv
itnaarts
6qSd
de9si
__;vei
,
)qi_
lrioh
tngsbruo
r,
tn
h1t
__7r
0eh
e_o_M
s@_ecn
nnaps
ctu
if
@__ifsp
wi
2h_
_fid
afk_dooe
trp
wtr
__gloas
gt
3,r
__on
c0hm
hnen
Ef
(ao
__eatsnfaii
u6p
9e_r
2ela
ua
c
ohye
__ueo,
.
0tB3cpwpw
oct_t
0hrf
ihLe
rosys
__2tt
na
1I:_ao
d2no
cnrv
tsytgga
L__eeg
2p
3iSefr_h
_tal
R,i
oe
_oeinn
tne
__rS
ihlisiw
sbtu_i
e
wyr
sP_tet.h-
sr
aN
-ryy
EE:i_tf
acd
naSa
ccdey
_;l
ne
Au
8odorettei
TTe_eo
g
tenh
_7cr
w-w
_dvrv
7t
oc_au
Qt
AAnee
0,.rer
Shara
_i
5rce
yb
d_t
tnh
1shnuu
ap
DDgu,o
_8oes
ttbIs
din_
sfge
ro
soe
iSSi
:wnn
L__1o
;ee
eian_rd
Hmfpr
It-c
aer
ote
__4srr
Ku
lt_p
ea
,ou,
wsna
ln2ec
R__.keaa.
i8f
ui_q
Rsls
tt
h
of2lhry
oonseytm
__n0
Ptoe
fntL_
ess
Oociaue
.nIhr
__ur8ent
Np
uinl_
Ahh
rsv
sl
roc3tTvteo
__
omar
_eed_
Wr
arr
aTM:ab
Te
__4n
NAu
cnn_
_Str
o.uom
0,u
m
rN.
__Ns
D:denoo
a_es
kee
yy9
t0ti
eeoNNS
__arr
Let
PEeO_
nss
as
t2sy
aI
huei
__oe
bhsn.N
Et_:ea
Ats::
i
tean
IMwThh
__
eu2
r_
Q1wgt2e3wt
fSe
::eean
;h
FMf
UeoA
cf_
tn
o
go
6r
g
NNao
si
sioo_h
CCC
FFttrt
3g4ntt
I
rei
_u
OOe
o
Ha
IIOe9ttP
OOdF
dn
ar
n._
sI
wiH
dcct
o
SSDp,
o2_
ea
IIkaT
EEthiees
e
tgi
tttjj
02_
n
sn
TTVV
R
RLn
aucbbug
92_
nm
eu
AAEEic
oEoe
Ehoeruu_
ffa
DDRRTWooT_
PSMSMCSSCIDR
d
e
0
e
b
6
il
v
n
rl
a
o
c
at
r
Is
s
V
n
e
8
h
Ir
n
d
0
c
er
D o)t
pe
8
ni
)er
t
It
ea
a
3e
ePe
rde
us
ae
m
cc
44tcs
Can
Wrsnw
n
anOs
N 1.nni
ut
u
fonoro
cre
eie
ioerfeL
eo&er
"qnt
o
ytleen
P
sc
urFiir
neF
Natra
XSt
bsoRti
mec
w
elwnL
E"((le
Sce
ene
atthenbaw
ulni
ete
lteeaA
0 ttise
h
vasw
sarce
dsnan
snle
3 ui
nCrrS
cPeeSLan
oaod
euallTu
oeaS
nCn
eadd
nlha
GMr
ye
onnyy
G IhbPP
eG
pVyyut
ioMIIrrcmr
tMPe
iyPP
ri
irn
cttm
c
i&rra
2idaaHHid
Prdi
em
cPtlt
/rttm
wdda3d
tir
mmmiiei
Le
toe
ctt
1ambtoi
E nSorrreeti
amo
nnn
lrr
ehCrrs
eWdr
lua
thtooo
5 uoiilUo
oSCa
tuaa
tgtttu
peue
1 Voi
ieW
eioii
FF
E
S
L SSWC
CWSSSdrB
WBR
LPBB
FS
SPw
u
e
i
r
B
u
B
0
:
n
o
i
t
a
m
r
o
f
n
I
x
a
T
0
3
E
G
N
A
R
7
1
1
P
I
H
S
:
n
N
o
i
t
a
W
m
r
o
f
O
n
I
T x
a
T
:
n
o
i 6
t
a
3
m
r
o
f
n
I
N
x
a
T
O
I
T
C
E
S
.
B
.
O
.
P