City Council Workshop
Regular MeetingOakdale, MN · March 25, 2025
Minutes
WORKSHOP MINUTES
OAKDALE CITY COUNCIL
MARCH 25, 2025
The City Council held a workshop on Tuesday, March 25, 2025 at Oakdale City Hall, 1584
Hadley Avenue North, Oakdale, Minnesota. The meeting began at 5:01 PM.
Present: Mayor Kevin Zabel
Council Members: Andy Morcomb
Kari Moore
Gary Severson
Susan Willenbring
City Staff Members: Christina Volkers, City Administrator
Sara Ludwig, City Clerk
Brian Bachmeier, Consulting City Engineer
Jake Foster, Assistant City Administrator
Melanie Lee, Human Resources Director
Luke McClanahan, City Planner
Nick Newton, Police Chief
Lori Pulkrabek, Communications Manager
John Stark, Special Projects Manager
Kyle Stasica, Finance Director
Cory Tietz, Public Works Director
Kevin Wold, Fire Chief
Others Present: Larry Eberhard, OSCO
Mikaela Huot, Director, Baker Tilly
Pam Jungmann, OSCO
Angie Propp, OSCO
Paul Reinke, OSCO
TIF ANNUAL REPORT
Special Projects Manager John Stark explained that Baker Tilly last updated the Council on
the City's TIF (Tax Increment Financing) districts in March 2022, and it is considered best
practice to conduct an annual TIF review, similar to an audit. The primary goals of the report
are to ensure transparency in the use of public funds, verify that each district’s obligations
can be met, plan for the future decertification of TIF districts and its impact on the budget,
and review the use of uncommitted TIF funds (like pooling and administrative funding).
City Administrator Chris Volkers reconfirmed Council’s support for the administrative aspect
of TIF and incorporating it into the City’s programming.
Mikaela Huot, Director with Baker Tilly, gave an overview of the pooling process which refers
to taking a portion of the revenue generated by a TIF district and using it for projects outside
of the district, but still within the broader project area. Currently, the City has two older housing
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MARCH 25, 2025
PAGE TWO
TIF districts (1-4 and 1-6), where funds have been accumulating (roughly $2.1 million). New
legislation in 2021 allowed cities with unobligated funds to use them more flexibly, as long as
they are spent by December 31, 2025, on new construction or substantial rehabilitation
projects. Ms. Huot stated that the current plan is to use these pooled funds to support
redevelopment at the Tanners Lake site (TIF District 2-12) as there is potential legislation that
could extend this deadline to 2027.
Mr. Stark clarified that “spent” does not necessarily mean the funds need to be fully spent or
the project fully completed by the deadline. Instead, it means that the funds must be obligated
to a qualified project. Council Member Willenbring confirmed that if ground is broken (i.e.,
laying of a foundation) on the Tanners Lake site by December 31, 2025 then that meets the
qualification for obligated funds. Mayor Zabel asked a follow up question about specific
qualifying project elements, to which Ms. Huot replied the TIF funds can be used for TIF-eligible
expenditures, which include site improvements and acquisition related to construction. Mr.
Stark indicated the TIF agreement with the developer has protections in place in case they
unexpectedly pull out of the project or it fails to continue.
In response to Mayor Zabel’s question about Bergen Plaza (TIF District 2-6), Ms. Huot
explained the mechanics of the TIF District in relation to TIF District 2-11 (Tartan Crossing)
and TIF District 2-12 (Tanners Lake).
Council Member Morcomb requested that any available TIF funds be considered during
upcoming budget conversations.
Council Member Moore confirmed support for continuing an annual review of TIF, and for
utilizing TIF funds to reimburse eligible administrative costs, which has already been
addressed. Regarding the expansion of project areas to include the entire City limits, she was
also supportive. On the topic of merging the City and Economic Development Authority (EDA)
to manage TIF districts, Council Member Moore deferred the decision to the other Council
Members..
Mayor Zabel noted that the Council's past stance has been generally opposed to expanding
TIF districts beyond certain areas within the City. He inquired whether expanding project areas
to cover the entire City is necessary. Mr. Stark clarified that the question about expanding
project areas to encompass entire City limits is more about expending TIF revenue in other
parts of the community versus generating it in those other areas. Council Member Severson
confirmed that future Councils have the option to expand TIF district boundaries if desired.
Ms. Huot expanded on the merging of the City and EDA TIF districts, stating that combining
them would create a more cohesive and flexible approach for future economic development.
Mr. Stark added that the rules for a redevelopment project area and a development district
are slightly different, with nuances that may justify combining them. The Council was
supportive of merging the City and EDA TIF districts into a single entity – EDA.
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MARCH 25, 2025
PAGE THREE
Ms. Volkers confirmed that an annual TIF update will be provided to the Council unless there
are other big changes that warrant an additional check-in.
OAKDALE SUMMERFEST COMMUNITY ORGANIZATION (OSCO) DISCUSSION WITH COUNCIL
ABOUT SUMMERFEST 2025
Oakdale resident and OSCO Officer Paul Reinke highlighted the ongoing success and evolution
of Summerfest, under OSCO’s direction, now in its third year. The event has been continually
improved based on feedback from previous years, with enhancements like more kids'
activities and a better balance of food trucks (capping at 25 this year to ensure success). Mr.
Reinke went over the schedule which begins on Monday, June 23rd, with the Oakdale Area
Chamber of Commerce Community Golf Fundraiser and the release of the first clue in the hunt
for the Summerfest medallion. The parade will take place on Thursday night, with various
activities throughout the weekend, including live bands and a concluding fireworks show on
Saturday night. Mr. Reinke requested up to $10,000 in support from the City to avoid any
financial shortfall and to have the ability to react quickly if necessary.
In response to Council Member Willenbring’s question about the musical line up on Thursday
night, Mr. Reinke said it will feature three talented songwriters and performers. The goal is to
offer something unique with a plan to engage community members in the future.
Mayor Zabel commended OSCO for their hard work and the success of Summerfest over the
last two years. He was supportive of the $10,000 request which will come out of the Charitable
Gambling Fund as appropriate, considering it a worthwhile investment. It was confirmed that
the City will continue to cover the cost of the fireworks separately.
Related to the line item for anticipated expenses for staff on the provided financial summary
hand out, Mr. Reinke noted this is a placeholder for seasonal help, if needed.
In response to Council Member Morcomb’s question about partnering with other local
businesses during Summerfest, Mayor Zabel pointed out that local restaurants would likely
lose significant liquor sales, and other businesses would lose out on having members of the
community personally come out to their establishment.
Mr. Reinke brought up a couple of ideas like a competition among local restaurants for the
creation of a “Summerfest burger” and partnering with Marcus Theatres to offer discounted
movies during Summerfest week. He acknowledged that these ideas would not necessarily
bring in revenue, but serve as a community-building activity and help generate excitement
around the event and possibly future sponsorships. Mayor Zabel suggested asking Marcus
Theatres to display ads for Summerfest before movies, especially if the Suburban Cable
Commission could assist in producing the advertisement.
In response to Mayor Zabel’s question about an adult softball tournament being part of
Summerfest, Oakdale resident and OSCO Officer Larry Eberhard stated there is not enough
OSCO people power to plan and execute this event.
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MARCH 25, 2025
PAGE FOUR
With OSCO entering its third year, Ms. Volkers asked how the City can support its longevity
and success. Oakdale resident and OSCO Officer Angie Propp requested help in finding
individuals who are willing to actively contribute versus solely offer ideas. At this time, there
are not formal designated positions, but each OSCO member has their specific
responsibilities, i.e., food trucks, golf tournament, medallion hunt, etc. Mr. Reinke suggested
reaching out to residents who have applied to advisory bodies and did not get appointed, or
other recently departed officers from local organizations. The need is not to have additional
leaders (at least not yet), but have individuals shadow the current members to learn the ropes
without disrupting the current workflow. Council Member Moore offered to share prepared
messaging on her social media.
Council Member Severson expressed his support for the $10,000 request, and commended
OSCO for their hard work on this event.
Oakdale resident and OSCO Officer Pam Jungmann reflected on how Summerfest has
improved over time with the expansion of offerings for kids, a wider variety of bands, and
additional food options.
In response to Council Member Moore’s question about the lack of rides at Summerfest, Mr.
Reinke indicated there is an element of risk and liability involved and it is not anticipated that
rides will be back in the future.
The Council agreed to support the $10,000 request, as needed. Many thanks were shared
from both sides for the hard work and dedication put in by so many to ensure a wonderful
event for the community.
In response to Mayor Zabel’s question about OSCO possibly offering charitable gambling this
year, Mr. Reinke stated that the Maplewood Oakdale Lions Club will obtain the temporary
liquor and charitable gambling licenses this year, but if the event expands or circumstances
change then OSCO will revisit these offerings.
STRATEGIC PLAN UPDATE
Assistant City Administrator Jake Foster introduced this discussion as a check-in with the
Council to share progress, gather feedback, and ensure that the Strategic Plan still aligns with
the City’s priorities. He emphasized that this is a living document that can be adjusted along
the way. Mr. Foster outlined the three Strategic Directions and gave a progress update on the
200+ identified tasks.
Ms. Volkers complimented Mr. Foster’s work on this project over the last 4-5 months, and
encouraged the Council to continue to help guide the direction of the Plan.
Mayor Zabel acknowledged that getting a large-scale initiative off the ground is challenging,
but becomes easier over time. He was curious about how things will realign in the coming
months as this process evolves, asking Ms. Volkers what steps can be taken to help both staff
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MARCH 25, 2025
PAGE FIVE
and Council gain more clarity. Ms. Volkers stated that staff is still figuring out the differences
between tasks, action items, and larger strategic initiatives and trying to better define these
terms. She invited feedback from the Council on whether tasks and action items are correctly
categorized and emphasized the need to clarify these distinctions.
Council Member Morcomb pointed out that if the Council wants to prioritize large-scale
community outreach and engagement efforts, for example, it would require a budget
conversation to allocate the necessary resources. He also asked about evaluating current
initiatives for alignment with the City’s current priorities. Mr. Foster indicated that most tasks
fit within the broader strategic priorities, even if they do not align perfectly, but with more
clarity and continued work, these tasks may be better understood and appropriately captured
in the future.
Mayor Zabel highlighted the impact of modern technology, particularly social media, on
community engagement. He added that with the rise of new communication tools and a more
diverse population, the City may need to adapt its approach.
Council Member Moore raised a question about how to engage the advisory bodies as it
relates to creating community engagement, to give them meaningful work. Mayor Zabel
brought up generating opportunities for residents to interact with local government by using
already existing or new advisory body initiatives that funnel into the broader Strategic
Direction of Engaging People to Co-create Our Story.
Ms. Volkers offered to partner with Mr. Foster to refine the action items and tasks given
Council’s feedback, and then possibly meet again with Council to go over the changes.
Mayor Zabel suggested that the Council's role should be focused on the Strategic Directions
and high-level actions (policy direction or budget implication), while the operational (day-to-
day) tasks and detailed actions (i.e., forming a working group) fall under staff’s purview. Mr.
Foster expressed the need for clarification on what constitutes an action item within the Plan
and how broad these items should be. Mayor Zabel was inclined to have staff take a first pass
at identifying action items versus tasks, but proposed action items as longer-term items (e.g.,
3-5 years) while tasks are more short-term items (e.g., 1-year).
Regarding another session with Council to review the refinements that will be made by staff,
the Council was comfortable waiting to see the updates before committing to anything. Ms.
Volkers and Mr. Foster will discuss with Management Team, in detail, before returning an
updated version of the Plan to Council.
Council Member Morcomb emphasized the importance of regularly revisiting the Strategic
Plan, ideally at least once a year. He added that when bringing Council Topics to the table, it
would be helpful to consider how those ideas align with the Plan. A future goal he suggested,
would be to incorporate these items into the project management software as a tracking
mechanism.
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MARCH 25, 2025
PAGE SIX
In response to Mayor Zabel’s question about the Management Team proposing new ideas
that fit into the Strategic Plan, Ms. Volkers would prefer to bring those ideas to Council first
before adding them to the list.
Mr. Foster noted that the incoming Data Analyst should be able to help create visualizations
and refine the Plan information into a more digestible framework, at least visually but the
responsibility for updating and monitoring continues to lie with the Assistant City
Administrator.
Council Member Moore was open to a session with Council and staff to go over the Strategic
Plan updates. Council Member Willenbring stated that the two-day session last summer was
a very helpful and productive experience as it allowed for open conversation.
DISCUSSION ON CITY LOGO UPDATES
Communications Manager Lori Pulkrabek shared that the gaps and holes in the current tree
logo have been filled in as previously directed. Tonight’s conversation is focused on finalizing
colors, which is important for the upcoming Water Tower 3 Reconditioning project as the color
selections need to be made soon.
In response to Mayor Zabel’s question about the use of the color logo versus the white logo in
different contexts, Ms. Pulkrabek noted that in digital and print forms the color logo is primarily
used; however, for apparel and City vehicles, the white logo is more common.
For reference, Ms. Pulkrabek pulled up the current water tower design with three shades of
green, explaining that the colors selected for the logo will also be used for the water tower.
Although three shades of green are preferred, if only two greens and a blue are chosen, an
"in-between" green can be used to create the third green.
Council Member Willenbring was in favor of the top right design, per the attachment in the
packet.
Council Member Severson liked individual aspects of a few different designs.
Mayor Zabel was in favor of the new typography with a thicker “City of”, or alternatively,
removal of that language altogether. As for the green color options, he wondered if one shade
might be less prone to fading over time, thinking that a darker green would likely last longer.
Lastly, he was in favor of the blue color, but raised a concern about the potential added cost
of using three colors in the logo. Ms. Pulkrabek indicated that all proposed logo options in the
attachment utilize three colors, and the blue color is heavily used in the City’s branding.
In response to Ms. Volkers’ question about the value of having “City of” as part of the logo,
Ms. Pulkrabek stated that it is the official title of the City. It should be noted that the water
tower will not utilize this language though.
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MARCH 25, 2025
PAGE SEVEN
Ms. Pulkrabek passed out the paint swatches from the water tower painting company, noting
that the green color of the tree in the bottom left design is the same as the darkest green
swatch color and is the same color on the current water tower design.
The Council agreed to keep the current typography and utilize the colors in the bottom left
design, per the additional handout, in the packet.
ADMINISTRATOR UPDATE
Ms. Volkers proposed an alternative approach to the City’s budget planning process this year.
Instead of having eight meetings spread out over the course of a few months, there would be
two longer sessions beginning in June. At the first session, each Department Head would
present their budget requests, and feedback would be given. Afterward, staff would refine the
budget and come back for a second session for further discussion and clarification.
Mayor Zabel pointed out that there likely would still need to be check-ins along the way outside
of the longer sessions, along with the need to discuss Special Revenue Funds, Capital
Improvement Plan (CIP) projects, the General Fund, and utility rates.
Council Members Severson and Moore expressed concerns about being overwhelmed by the
longer sessions, but also the possibility of forgetting information between sessions if they are
spread out over the course of many months.
Ms. Volkers hinted at the possibility of cancelling the second meeting in June and having one
of these longer budget sessions offset that cancelled meeting.
Council Member Morcomb reflected on his first year, when he felt overwhelmed, and this past
year, where staff sometimes received conflicting signals due to meetings being spaced out
over several months. He was open to having a shorter session to kick off the budget process
to give staff clear direction to do their work, reducing the need for multiple follow-up meetings.
Council Member Willenbring asked for advance notice if any budget sessions will be held
during the workday, but was supportive of an alternative approach given the decreased
productivity when the budget discussions continue after the regular meeting.
Mayor Zabel was open to an alternative approach, but would not support meeting on a
Saturday.
Council Member Severson preferred to defer to his experienced colleagues on the matter.
Ms. Volkers will discuss with Management Team and bring back a proposal for Council
consideration. Mayor Zabel asked that Ms. Volkers look into the possibility of dedicating an
entire Workshop to Department Head presentations.
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MARCH 25, 2025
PAGE EIGHT
COUNCIL TOPICS
In regards to the Minnesota Department of Natural Resources (DNR) Local Trail Connections
Program grant opportunity that would help fund the missing trail segment on 50th St between
Helmo Ave N and Olson Lake Trail which was removed from tonight’s regular meeting agenda,
Council Member Moore expressed a strong desire for the project to move forward, and would
have liked the opportunity to discuss the matter. She was passionate about ensuring safety
for users especially if the City is directing them to use it as a way to the Gateway Trail.
As stated in past discussions, Mayor Zabel is not supportive of the County’s cost-share policy,
and thus this project that requires a cost-share with Washington County.
Council Member Morcomb was supportive of applying for the grant and moving forward with
the project, citing its importance for the Pedestrian and Bicycle Plan and safety of users.
Council Member Severson agreed with Council Members Moore and Morcomb about the
importance of the project.
Mayor Zabel inquired about the financial responsibility if the City is not awarded the grant. Mr.
Foster explained that the grant is for the entire project with one of the requirements being the
City agrees to widen the proposed 8-foot trail into a 10-foot trail. The estimated cost for this
part of the project is around $350,000, with the City’s share being $175,000. The maximum
grant award is $250,000, which would cover the City’s portion. Mr. Foster concluded that
another requirement is that the City’s 25% cost-share of the project, per the grant, must come
from sources other than State funding.
Ms. Volkers noted that the State application process requires a resolution that the City to
accept the grant, but with so many uncertainties about the project timeline, Washington
County’s funding source(s), and the City’s financial responsibility, she and Mayor Zabel
remained hesitant. Ms. Volkers offered to get clarity from the County on these items prior to
moving forward with the grant application.
Mayor Zabel questioned whether this specific grant is necessary, suggesting that there are
other potential funding avenues that could still support the trail project if the City does not
apply for this particular grant. Mr. Foster did indicate there are other grant opportunities,
however, they have much smaller maximum awards.
In response to Council Member Willenbring’s question about why the County is requesting a
cost-share for this project, Ms. Volkers stated they have a cost-share agreement with each city
that mandates each city to contribute, unless the city chooses to decline participation.
Ms. Volkers clarified that the City is trying to figure out how to fill in the missing trail connection
while minimizing costs.
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MARCH 25, 2025
PAGE NINE
Mr. Foster indicated this is an annual grant, but is likely competitive given the limited funding
that is available.
A majority of the Council did not want to add this item back onto the Council agenda for tonight
without further details, but were open to a special meeting, if needed; however, due to the
timing of the grant application deadline, a special meeting would not be feasible.
In response to Council Member Willenbring’s question about if the City is awarded the grant,
but does not proceed with the project, Ms. Volkers explained that the resolution commits the
City to accept the grant and enter into an agreement to move forward with the project.
Council Member Moore reiterated that she is supportive of moving forward with the grant
application to fund this project.
In response to Council Member Moore’s question about why grant applications are not up to
Council discretion, Ms. Volkers said most grants do not require a Council resolution so the
authority lies with her to apply only for grants and then the Council will consider acceptance if
the City is awarded the grant. The Council can simply decide not to accept the grant if they
do not agree with it at that point.
WORKSHOP RECESSED FOR THE REGULAR CITY COUNCIL MEETING AT 6:56 PM
WORKSHOP RECONVENED AT 8:07 PM AFTER THE REGULAR CITY COUNCIL MEETING
COUNCIL TOPICS, CONTINUED
Council Member Morcomb brought up the idea of giving out awards to youth who volunteer
for a specified number of hours within the City, as a way to engage young people in the
community and connect them to local government. Mayor Zabel was supportive, and would
like to tie this initiative into the Strategic Plan. Council Member Moore shared that in the
military there are several ways to track and recognize volunteer service, such as through
patches or challenge coins. Council Member Severson suggested reaching out to local
churches to research their youth community service models. Ms. Volkers offered to discuss
this initiative at Management Team and bring back a proposed framework for Council
consideration.
Mayor Zabel reported that staff took Council’s direction to put up a temporary fence around
Goose Pond in response to a resident’s complaint of the geese in their yard; however, a
second resident lodged a complaint about the fence and asked that it be taken down. The
Council wrestled with how long the temporary fence should remain and ultimately decided on
30 days. In regards to egg addling as a way to curb the goose population near Goose Pond,
most of the Council was not supportive. It was determined by the Council that there was no
need to discuss goose population management at a future Workshop.
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MARCH 25, 2025
PAGE TEN
ORGANIZATIONAL GOAL SETTING FOR 2025
The Council and City Administrator Volkers discussed Citywide goals for 2025.
ADJOURNMENT
The workshop was adjourned at 9:30 PM.
Respectfully submitted,
Sara Ludwig, City Clerk
Agenda
AGENDA
City Council
Workshop Meeting
March 25, 2025
Hadley Conference Room
5:00 PM
Amended
5:00 PM TIF Annual Report
5:30 PM Oakdale Summerfest Community Organization (OSCO) Discussion with Council about
Summerfest 2025 (No attachment – verbal discussion only)
6:00 PM Strategic Plan Update
6:25 PM Discussion on City Logo Updates
6:35 PM Administrator Update
6:40 PM Council Topics
6:55 PM Adjourn for Regular Meeting
Continue after Regular City Council Meeting, Hadley Conference Room
Organizational Goal Setting for 2025 (No attachment – verbal discussion only)
COUNCIL MEMORANDUM
To: Honorable Mayor and City Council
From: Andrew Gitzlaff, Community Development Director
John Stark, Special Projects Manager
Date: March 25, 2025
Subject: TIF Annual Report
BACKGROUND
Baker Tilly, the City’s financial advisor, is preparing a report on the status of Oakdale’s five existing Tax
Increment Financing (TIF) districts established by the City and the Economic Development Authority (EDA).
The last comprehensive report summary was presented to Council at Workshop on March 22, 2022.
Going forward, the intention is to update this report on an annual basis.
In drafting the report, the following best practices for managing the City’s existing TIF districts are
recommended for Council consideration:
1. Continue annual review of TIF budgets including debt service obligations and pooled increment to
determine when/if modifications are necessary and to align with any legislative changes or City
project based needs (potential future redevelopment projects for example).
2. Collect administration costs authorized for statute from existing TIF districts to directly cover City
administrative costs versus spreading those costs across all taxpayers. Council has already
supported collection of administrative costs from District 2-12 as part of the Tanners
redevelopment project.
3. Expand project areas to encompass entire City limits, where feasible; to provide more flexibility for
using TIF on eligible projects.
4. Explore merging the City and Economic Development Authority (EDA) TIF districts so only one entity
is responsible for TIF; preferably the EDA because it has additional statutory powers.
At the Workshop, staff and Baker Tilly will give a summary presentation. The TIF Fundamentals section
will not be covered in detail. The presentation will focus on the status of the existing TIF district and the
recommended best practices for managing the City’s existing TIF districts.
Council is encouraged to review the materials in advance given the limited workshop time available. A
separate informational meeting is also being setup on the TIF fundamentals. The full report will also be
shared with Council once finalized after the Workshop.
COUNCIL DIRECTION REQUESTED
It is requested that the Council review the material and provide feedback to staff on the recommended
best practices for managing the City’s existing TIF districts.
Attachment
Presentation Slides
City of Oakdale
Tax Increment Financing
District Update
Mikaela Huot, Baker Tilly
March 25, 2025
Baker Tilly US, LLP, trading as Baker Tilly, is a member of the global network of Baker Tilly International Ltd., the members of which are separate
and independent legal entities. © 2023 Baker Tilly US, LLP.
C I T Y O F O A K D A L E , M I N N E S O TA
Overview of Tax Increment Summary Report
Introduction
Executive Summary
Fundamentals of Tax Increment Financing
TIF District Summary
Future Considerations
2
1
C I T Y O F O A K D A L E , M I N N E S O TA
Introduction
Tax base growth
Tax increment is financing tool to Expansion and retention of jobs
facilitate development objectives: Construction of housing
Redevelopment and revitalization
Dictates statutory requirements
Different types of TIF Districts Qualifying projects
Uses of tax increment
Prepared annual update of City’s Cash flow analysis
existing TIF Districts Projection of future revenues and expenditures
3
C I T Y O F O A K D A L E , M I N N E S O TA
Executive Summary
to understand current financial status and
Purpose of periodic review is:
abilities to address any future adjustments
Report based on historical and current data
City has two types of TIF Districts
TIF Districts are analyzed by category
(Redevelopment and Housing)
TIF District compliance
Tax increment has been a beneficial tool to
Adding tax capacity and market value growth
the City
4
2
C I T Y O F O A K D A L E , M I N N E S O TA
Introduction
A method of capturing tax base growth resulting from new
development
Fixed term for capture, then new development capacity is added to
existing tax base
Tax increment is generated by the increased property value that is
created when a property is developed
5
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Taxes
“Captured” for
the Term of
the District
Taxes
Existing continue to
flow to city,
land/building county school
value etc..
6
3
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Annual Taxes Generated (Dollars)
$$$$
$$$
Incremental Tax New Tax and Value
$$
Captured by TIF District to pay for TIF- Increased taxes from
eligible improvements land and building
$ improvements included
in other taxing entities
Base Tax and Value general tax base
Existing taxes from land value
continue to be captured by other
taxing entities
First Year Last Year
Duration of TIF District
(Years)
7
General TIF Concept
4
General TIF Concept
General TIF Concept
5
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Use of Tax Increments
• Project Area (Development District/Redevelopment Project Area)
• Where portion of TIF dollars can be spent, with limitations, referred to as ‘pooling’
• TIF District (Specific Project Development/Redevelopment)
• Where development/redevelopment project occurs and generates tax increments
• Adoption of TIF Plan to include
• Budget (Revenues and expenses)
• Geographic boundaries
• Purpose and authority
• City Council Public Hearing
• Certification with County
11
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Project Areas Example
Redevelopment
Development
Project No. 2
District No. 1
TIF District 1 TIF District 1
TIF District 1
TIF District 1
TIF District 1
12
6
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Use of Tax Increments
• ‘Pooling’ is ability to spend portion of tax increments outside District
and within Project Area
• Redevelopment District: up to 35% of tax increment
• Administrative (up to 10%)
• Redevelopment related (up to 25% - includes admin.)
• Qualified housing (up to additional 10%)
• Economic Development District: up to 20%
• Housing District: no percent limit
13
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Use of Tax Increments
Maximize use of Tax Increments Finance direct improvements
only & no/limited pooling
• Finance specific district project costs • Minimize term of collection
plus allowable pooling expenses
• Property value increase on tax roll as
• Collect up to full term of TIF District soon as possible
• Maximum potential uses of tax
increment revenues
14
7
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
But-For Test
Statutory Findings:
• The TIF Plan will afford maximum opportunity, consistent with the sound needs
of the City as a whole, for development by private enterprise
• The TIF Plan conforms to general plans for development of the City as a whole
• The project will qualify as a TIF District
• MN Statutes include specific criteria for each type of Tax Increment Finance district
• TIF Districts include:
• Housing TIF District
• Redevelopment TIF District
• Renovation & Renewal TIF District
• Economic Development TIF District
15
• Soils Condition TIF District
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
But-For Test
• that 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
• the but/for test:
• The proposed development would not occur but/for the use of tax increment
financing
• estimated market value created on the site is greater with the use of tax
increment financing than if no TIF had been provided
16
8
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Financial Needs
Parameters for an appropriate level of public assistance that were considered
when identifying the extraordinary costs:
• Return on Investment
• Purchase price and other development costs
• Public to private investment
• Public assistance (TIF) and private equity
• Extraordinary costs
• Financial gap
• Term of collection (maximum 26 years)
• Other necessary public improvements
17
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Financial Needs
Cities Provide Assistance to:
• Stimulate development where it may not otherwise occur (“but for” test)
• Encourage development of uses that may not otherwise occur
(certain types of development or redevelopment in certain areas)
• Enhance tax base – facilitate highest and best use of property
• Facilitate infrastructure improvements
• Coordinate new development with Comprehensive Plan & strategic goals
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9
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Types of TIF Districts
Types of Districts Criteria Term
Heavy blight and concentrated
Redevelopment 25 years
development—70%
Renewal and renovation Lighter blight and concentration 15 years
Soils condition Contaminated soils 20 years
Housing Low and moderate income housing 25 years
Economic development Manufacturing 8 years
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C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Financing Options
• Pay-as-you-go (Developer financed)
• Project financed upfront by developer
• TIF Note(s) issued by City to developer
• Developer is reimbursed over time with available increment
• Upfront (City financed)
• Interfund Loan
• Bonds
• General obligation: issued without referendum if tax increment contributes at least 20% of debt
service costs
• Revenue Bonds: seasoned development with “coverage” factor and/or guaranty
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10
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Use of Tax Increments – TIF-Eligible Costs
• Public Improvements
• Land Acquisition
• Soil Correction – Site Grading
• Site Preparation/Demolition
• Relocation
• Cost of Qualifying Housing
• Financing Fees/Capitalized Interest
• Administrative Costs
21
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Use of Tax Increments – Public Improvements
• Streets and Roads
• Utilities
• Bridges and Interchanges
• Parking (structured, underground, surface)
• Sidewalks and walkways
• Soft Costs related to Above
22
11
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Use of Tax Increments – Not-TIF Eligible Costs
• Public buildings such as a City Center, Public Safety, and Public
Works buildings
• Culture and recreation such as parks, community centers, golf
courses, etc.
• Administration beyond 10% of TIF collections
23
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Definitions as Related to Administration
• Pooling
• Pre-1990 TIF Districts
• Post-1990 TIF Districts
• Four Year Rule
• Five Year Rule
• Six Year Rule
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12
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing Districts
Assumptions
• Fund balances shown are based on amounts as provided for December 31, 2024
• Tax increment revenue estimates based on property tax records for 2024
• assuming 100% collections
• Future years based on projections of revenue and outstanding obligations
• Projected revenues generally do not account for
• additional development or inflation of existing values
• decreases or increases in the tax rate or inflationary changes on taxable value
25
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing Districts
26
13
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing Districts
Summary of Non-Pooled Obligations as of December 31, 2024
Obligation Proeeds to District(s) District(s) Expected to Pay Final Payment Issue Amount Outstanding
GO Tax Increment Revenue TIF District No. 2-11
TIF District No. 2-11 2/1/2037 $ 4,315,000 $ 2,895,000
Bonds, Series 2016D TIF District No. 6
Summary of Outstanding Pooled Obligations as of December 31, 2024
District District Name Obligation Name Outstanding
1-4 Eastwood Village PayGO Note $ -
1-6 Presbyterian Homes PayGO Note $ -
2-12 Tanner's Lake Interfund Loan $ 5,173,173
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C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing Districts
Summary of Bond Proceeds as of December 31, 2024
Proceeds Outstanding
Districts Obligations Non-Pooled / Pooled
Received by District
TIF District No. 2-11
G.O. TIF Bond 2016D Pooled $4,315,000 $2,895,000
TIF District No. 6
Total Obligations $4,315,000 $2,895,000
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14
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing
Redevelopment District No. 6 Bergen Plaza
• Redevelopment TIF District established in 1988
• Decertification date of December 31, 2040
• Special legislation to extend term and support pooled debt obligation
with TIF 2-11 (2016D Bonds) and support TIF 2-12
• Funds available to support TIF 2-11 and 2-12 obligations
• Potential early decertification upon fulfillment of pooled obligations
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C I T Y O F O A K D A L E , M I N N E S O TA
Map of Tax
Increment
Financing
Redevelopment
District No. 6
Bergen Plaza
30
15
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing
Redevelopment District No. 2-11 Tartan Crossing
• Redevelopment TIF District established in 2011
• Decertification date of December 31, 2040
• Debt obligation: 2016D GO TIF Bonds
• Final payment date of February 1, 2037
• Projected fund balance of approximately $1.5M upon decertification
• Potential use of funds for redevelopment projects within project area
to be considered
31
C I T Y O F O A K D A L E , M I N N E S O TA
Map of Tax Increment Financing Redevelopment
District No. 2-11 Tartan Crossing
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16
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing
Redevelopment District No. 2-12 Tanners Lake
• Redevelopment TIF District established in 2017
• Decertification date of December 31, 2056
• Special legislation to extend term
• Signed agreements for development of new multifamily apartments
and townhomes
• Construction expected to commence in mid-2025
33
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax
Increment
Financing
Redevelopment
District No. 2-12
Tanners Lake
34
17
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing Housing
District No. 1-4 Eastwood Village
• Housing TIF District established in 1993
• Decertification date of December 31, 2022
• Pay-as-you-go obligation with Eastwood Village, LLC (paid in full)
• $387,500 Principal
• Interest at 9%
• Payment dates of August 1, 1997 – February 1, 2021
• Remaining fund balance as of 12/31/22 transferred to spending plan
as separate fund 35
C I T Y O F O A K D A L E , M I N N E S O TA
Map of Tax Increment Financing Housing
District No. 1-4 Eastwood Village
36
18
C I T Y O F O A K D A L E , M I N N E S O TA
Summary of Tax Increment Financing Housing
District No. 1-6 Presbyterian Homes
• Housing TIF District established in 1997
• Decertification date of December 31, 2022
• Pay-as-you-go obligation with PHM/Oakdale, Inc (paid in full)
• $1,000,000 Principal
• Interest at 2%
• Payment dates of August 1, 1999 – February 1, 2012
• Remaining fund balance as of 12/31/22 transferred to spending plan
as separate fund 37
C I T Y O F O A K D A L E , M I N N E S O TA
Map of Tax
Increment
Financing
Housing
District
No. 1-6
Presbyterian
Homes
38
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C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Project Areas: Redevelopment Project No. 2
Tax Increment Financing Districts within
Redevelopment Project No. 2
• Tax Increment Financing (Redevelopment)
District No. 6 (Bergen Plaza)
• Tax Increment Financing (Redevelopment)
District No. 2-11 (Tartan Crossing)
• Tax Increment Financing (Redevelopment)
District No. 2-12 (Tanner’s Lake)
39
C I T Y O F O A K D A L E , M I N N E S O TA
Fundamentals of Tax Increment Financing
Project Areas: Development District No. 1
Development District No. 1
Tax Increment Financing Districts within
Development District No. 1
• Tax Increment Financing (Housing)
District No. 1-4 (Eastwood Village)
• Tax Increment Financing (Housing)
District No. 1-6 (Presbyterian Homes)
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20
C I T Y O F O A K D A L E , M I N N E S O TA
Map of Current City of Oakdale Tax Increment
Financing Districts
• Tax Increment Financing (Redevelopment)
District No. 6 (Bergen Plaza)
• Tax Increment Financing (Redevelopment)
District No. 2-11 (Tartan Crossing)
• Tax Increment Financing (Redevelopment)
District No. 2-12 (Tanner’s Lake)
• Tax Increment Financing (Housing)
District No. 1-4 (Eastwood Village)
• Tax Increment Financing (Housing)
District No. 1-6 (Presbyterian Homes)
41
C I T Y O F O A K D A L E , M I N N E S O TA
Future Considerations
1. Continue annual review of TIF budgets including debt service obligations and pooled increment
to determine
a. when/if modifications are necessary
b. align with any legislative changes or City project-based needs (potential future redevelopment projects for example)
c. timing for existing TIF district decertification
2. Collect administration costs authorized for statute from existing TIF districts to directly cover City
administrative costs versus spreading those costs across all taxpayers.
a. Council has already supported collection of administrative costs from District 2-12 as part of the Tanners
redevelopment project
3. Expand EDA redevelopment project area to encompass larger areas within City limits, where
feasible; to provide more flexibility for using TIF on eligible projects
4. Consider merging City and Economic Development Authority (EDA) Project Areas so only one
entity is responsible for TIF; preferably the EDA because it has additional statutory powers
42
21
Questions/Discussion
22
COUNCIL MEMORANDUM
To: Honorable Mayor and City Council
From: Jake Foster, Assistant City Administrator
Date: March 25, 2025
Subject: Strategic Plan Update
BACKGROUND
At the November 26, 2024, City Council Work Session, staff provided a high-level update on the 2024
Strategic Plan. During the discussion, it was requested that staff provide a progress update at the end of
the first quarter in 2025.
Attached to this memo are status updates for actions within each strategic direction related to the
completion of tasks, and tasks that remain for each action. This information is also expressed in an overall
percentage of completion for each strategic direction. Only actions that have anticipated completion
dates within the first two years of the plan (through December of 2026) are included in this data.
Additional actions that are anticipated to be completed beyond 2026 are captured within the City’s project
management software managing the strategic plan but are not included in this data.
The City’s Strategic Directions are as follows:
STRATEGIC DIRECTION 1
Engaging people to co-create our story
STRATEGIC DIRECTION 2
Positioning Oakdale for continued success in a rapidly changing world
STRATEGIC DIRECTION 3
Empowering our organization to meet evolving community expectations
COUNCIL DIRECTION REQUESTED
Staff is requesting discussion and feedback on the current status of the City’s Strategic Directions.
Attachment
Status of Strategic Directions 2025 and 2026 as of March 2025
City of Oakdale Strategic Plan
First and Second Year Actions
STRATEGIC DIRECTION 1
Engaging people to co-create our story
Action: Create staff and public engagement standards
Tasks complete 1 of 11 - 9%
Anticipated completion - August 2025
Action: Engaging people to co-create our story
Tasks completed 0 of 8 - 0%
Anticipated completion - March 2026
Action: Consistently share our story
Tasks completed 0 of 6 - 0%
Anticipated completion - July 2025
Action: Establish accessibility communication standards
Tasks completed 0 of 5 - 0%
Anticipated completion - March 2026
Action: Create community group engagement plan & ID groups
Tasks completed 0 of 8 - 0%
Anticipated completion - December 2025
STRATEGIC DIRECTION 2
Positioning Oakdale for continued success in a rapidly changing world
Action: Update code to comply with cannabis zoning requirements and assess municipal store study
Tasks complete 11 of 11 - 100%
COMPLETE
Action: Design water treatment plant
Tasks complete 1 of 9 - 11%
Anticipated completion: August 2025
Action: Create process for review and prioritization of grants established
Tasks complete 8 of 13 - 62%
Anticipated completion: December 2026
Action: Policy evaluation schedule developed
Tasks complete 5 of 14 - 36%
Anticipated completion: September 2025
Action: Connect official plans and studies to CIP
Tasks complete 0 of 8 - 0%
Anticipated completion - July 2025
Action: Create and implement capital and infrastructure management plans
Tasks complete 5 of 14 - 36%
Anticipated completion - February 2026
Action: Complete parks plan and merge with CIP
Tasks complete 1 of 4 - 25%
Anticipated completion - December 2025
Action: Identify redevelopment opportunities
Tasks complete 0 of 4 - 0%
Anticipated completion - August 2025
Research lodging tax
Tasks complete 2 of 3 - 66%
Anticipated completion - Summer 2025
STRATEGIC DIRECTION 3
Empowering our organization to meet evolving community expectations
Action: Management defines and implements values
Tasks complete 3 of 10 - 30%
Anticipated completion - July 2025
Action: Establish employee appreciation committee
Tasks complete 2 of 8 - 25%
Anticipated completion - August 2025
Action: NEOGOV training completed for supervisors
Tasks complete 0 of 8 - 0%
Anticipated completion - August 2025
Action: Complete recruitment goals
Tasks complete 4 of 6 - 66%
Anticipated completion - Decmeber 2025
Action: Establish safety and wellness committee
Tasks complete 0 of 17 - 0%
Anticipated completion - Decmeber 2025
Action: Create consistency in performance evaluations
Tasks complete 1 of 12 - 8%
Anticipated completion - Decmeber 2025
Action: Develop internship program
Tasks complete 5 of 8 - 63%
Anticipated completion - September 2025
COUNCIL MEMORANDUM
To: Honorable Mayor and City Council
From: Lori Pulkrabek, Communications Manager
Date: March 25, 2025
Subject: Discussion on City Logo Updates
BACKGROUND
At the October 29, 2024 City Council Workshop under Administrator Update, the City Council
directed staff to update the current tree in the City logo to have a more filled-in appearance. During
the January 14, 2025 City Council Workshop, the City Council decided not to move forward with a
rebranding process.
Staff updated the tree in the current City logo to create a more filled-in look and worked with
marketing agency Olive & Company to provide several options for slight refinements of the logo
utilizing different colors and fonts.
Staff needs to finalize any changes to colors and fonts by early April in order to move forward with
final selection of paint colors for the water tower reconditioning project.
Once City Council provides direction on color and font, City staff will work with Olive & Company to
finalize new logo files and update the City branding guide.
COUNCIL DIRECTION REQUESTED
The City Council should provide direction on identifying new green colors for the City brand palette
as well as preference for keeping or changing the typography in the City logo.
Attachment
Revised City Logo and Color/Font Options
CURRENT LOGO CURRENT TYPOGRAPHY, COLOR SET 1C CURRENT TYPOGRAPHY, COLOR SET 2C
CITY OF
OAKDALE
NEW TYPOGRAPHY, COLOR SET 1C NEW TYPOGRAPHY, COLOR SET 2C
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