Title/Name/Summary
Mariano's Inducement Agreement Terms
History
On December 16, 2013 the Village Board approved the special use and site plan for a new Mariano’s at the Orland Crossing’s Development located at 142nd and LaGrange Road. The project includes the construction of a 72,925 square feet grocery store on an 8.43 acre site. Given the amount of site work and infrastructure needs of the property, the Village has received a request for financial assistance via a sales tax sharing agreement. The following summarizes the project assumptions and proposed deal terms.
Project Assumptions
Construction of 72,900 sq. ft. store Mariano’s grocery store on 8.43 acre site
Located within the final phase of Orland Crossing Center
Estimated Job Creation - 400
Private Investment - $25,000,000
Anticipated annual sales (Conservative Estimate) - minimum of $45Million:
-$11,250,000 in general merchandise at 1.75%
-$33,750,000 in food, drug, medical appliances - 1%
-$534,375 - Sales Tax Received (Conservative Estimate)
Typical annual sales for similar markets - $65Million:
-$16,250,000 in general merchandise at 1.75%
-$48,750,000 in food, drug, medical appliances - 1%
-$771,871 - Estimated Sales Tax Received
Escalator Projected - 5% Annually
Financial Deal Terms
50% Sales Tax Sharing - Paid quarterly
10 year term maximum - From time of store opening
$1.45 million maximum not to exceed (not including early completion Bonus)
Documentation of actual construction costs required to be submitted prior to reimbursement. The eligible reimbursement items are attached as Exhibit A.
Early Completion Bonus - $187,152 (Construction contingency). In order to receive this, Bradford, the developer, must have the site and building substantially completed no later than September 30, 2015. Substantially completed means issuance of a Certificate of Occupancy. It does not mean opening of the store by Mariano’s. Documentation of actual use of contingency funds towards eligible costs (see above) is still required.
Commencement of construction must start by August 1, 2015
Evidence of Financing Required
Evidence of Signed Lease with Mariano’s required
Summary and Analysis
Based upon the project assumptions and financial deal terms outlined, the total incentive should be paid between 3 and 6 years (not including the early open bonus). Additionally over the course of the ten year terms, the Village will receive between $3.9 million and $6.3 million after the payment of the incentive. It should be noted this does not include any real estate taxes that would also be generated from the development of this property.
Other existing incentive agreements (auto dealers, Costco, etc.) are structured very similarly. All of the Village’s agreements are pay-as-you-go and must be self-generated by the project’s own revenue stream. Many are also tied to site and infrastructure work. Infrastructure site work for this project includes completion of streets (95th Avenue, 141st Street, and 140th Street), utility work, pedestrian connections and landscaping.
The proposed grocer will serve as an anchor to the existing Orland Park Crossing shopping center. The shopping center is very high quality and an anchor such as Mariano's will enhance the draw to this area. A strong anchor will help stabilize the existing center and send a positive message to the commercial market about this center and the Village’s surrounding downtown areas.
Bradford has indicated that most, if not all, of Mariano’s stores in the Chicago market have received some type of financial incentive, through infrastructure cost sharing, land write-down, general financial assistance or a combination of all. The Frankfort store, also developed by Bradford, received approximately $2 million for infrastructure/roads. In this case, the Village of Frankfort took the lead on the work instead of having Bradford do it and be reimbursed.
The terms of the revenue sharing agreement will be included in Bradford’s Development Agreement, which is also required to be approved by the Village Board of Trustees. It is anticipated this agreement, in its entirety, will be presented for approval at the February 3rd board meeting.
Financial Impact
The development is projected to generate annual sales tax of approximately $534,000. Based on the revenue sharing agreement terms, 50% of the amount collected by the Village will be paid to the developer, leaving a net increase to the Village of $267,000.
Recommended Action/Motion
I move to recommend to the Village Board of Trustees approval of a Sales Tax Inducement Agreement, to be incorporated into an overall Development Agreement, with Bradford Development for the completion of the proposed Mariano’s project, as outlined.