The Cubes at French Lake

City of Dayton

The Goal

The City of Dayton needed to fill a funding gap of $7.2 million for infrastructure that would create a connection to the new I-94 interchange and unlock over 2.5 million square feet of business park development.

The Solution

Ehlers worked with the City’s team to evaluate funding options for the project from several sources including creating a TIF district around a proposed 1 million sq. ft. project to capture TIF for the infrastructure project and issuing G.O. Tax Increment bonds supported by TIF from the project to fund a majority of the costs. The City applied for and received a $1 million MN Department of Employment and Economic Development Transportation Economic Development Infrastructure (TEDI) grant. They also used pavement management funds based on conservative TIF projections.

The Outcome

The completed work spurred the development of over 2.9 million square feet of business park and garnered over $12 million in additional infrastructure investment form private development. The project also created approximately 730 new jobs.

Interim Staffing

City of Lino Lakes

The Goal

Lino Lakes experienced an unexpected transition when its Finance Director departed, creating an immediate need for interim leadership to manage the annual audit, budget development, and other critical financial processes. At the same time, the City saw an opportunity to support the transition of a newly promoted Finance Director through role-specific training and guidance, and to revisit and refine internal financial processes to ensure they were efficient, effective, and aligned with best practices.

 

The Solution

Ehlers met with City staff and the departing Finance Director to assess immediate operational needs and identify longer-term projects requiring financial support. Based on these discussions, Ehlers provided interim Finance Director services to ensure continuity through the audit, budget, and annual reporting processes, while also offering role-specific training, guidance, and process review to support the transition of the newly promoted Finance Director and improve overall efficiency.

The Outcome

Ehlers provided both on-site and remote interim finance support for more than a year, ensuring the City’s audit, budget, and routine financial operations were completed without disruption. In addition, Ehlers played a key role in supporting the City’s public safety reorganization by conducting scenario-based financial analyses and regularly presenting to the City Council on the budget impacts of proposed and ongoing operations, as well as other funding decisions throughout the year.

High-Water Outlet Project

Lake Shamineau Lake Improvement District

The Goal

Water levels on Minnesota’s Lake Shamineau have been rising, resulting in significant shoreline erosion, loss of trees, destruction of wildlife habitat, changes to aquatic vegetation, reduced water clarity, flooding of properties, and challenges to overall water quality. Collectively, these impacts have caused millions of dollars in property damage.

 

The Solution

Ehlers advised the Lake Improvement District on the issuance of temporary financing to support construction of the high-water project, allowing the District to complete the project prior to certifying special assessment amounts and securing long-term funding.

The Outcome

The Lake Shamineau High-Water Project constructed a permanent outlet and pumping system to manage lake levels for property protection and environmental health, funded by lake property owners with state assistance and overseen by the Lake Shamineau Lake Improvement District.

Financial Management Plan

Washington County, MN

The Goal

Aligning operating and capital needs with strategic goals and values to determine cost and options for funding. Our team worked with the County to create dynamic plans that give leaders a “road map” to help determine needs and viable options and make prudent decisions based on impacts and benefits.

 

The Solution

Ehlers proposed to develop a 10-Year Financial Management Plan, which allowed the County to understand, synthesize and analyze any changes in funding sources and expenditures both immediately and over a series of years. We reviewed various existing revenues and funding sources as well as other potential funding sources that could support both operating and capital needs of the County, including the use of debt. We also provided the County with various scenarios to help them evaluate different options.

The Outcome

Ehlers reviewed various existing revenues and funding sources as well as other potential funding sources that could support both operating and capital needs of the County, including the use of debt. We provided the County with various scenarios to help them evaluate different options.The Financial Management Plan reviewed various factors related to the parks system, including the following variables:

  • Demography for the county, areas surrounding parks, and segments of the community that are the most and least frequent visitors
  • Patterns such as drive time, quantity, and characteristics of program registrations (when applicable), and vehicle permit quantity and its correlation with specific program types
  • Usage trends such as visitation, dwell time, travel distance, and other factors as closely related to park attributes and program offerings

Evaluating these factors, as well as the financial status of the parks system, Ehlers provided critical context for the funding alternative analysis, equity analysis and stakeholder engagement elements of the project. By starting with detailed, fine-grained data collection and analysis, we helped the County establish and communicate a shared understanding of how residents and others use County parks and engage in its programming.

Electronic Payment Needs Assessment

City of St. Paul

The Goal

The City of St. Paul faced complex, multi-department payment processes that relied heavily on manual transactions, driving inefficiencies, higher costs, and inconsistent customer experiences. The City saw an opportunity to modernize and expand electronic payment services to improve efficiency, accuracy, and service delivery for both staff and customers.

 

The Solution

Ehlers led a citywide review of payment operations, engaging each department that receives payments to document platforms, processes, and pain points. By consolidating this information into a single, actionable framework, Ehlers identified opportunities to streamline services, reduce manual processing, and advance the City’s transition to more efficient electronic payments.

The Outcome

The assessment produced clear, actionable recommendations that positioned the City to streamline payment operations, improve efficiency, and increase net revenues. As a result, the City advanced into a second phase with Ehlers to implement the recommendations and realize measurable operational and financial improvements.

YMCA Redevelopment

City of West St. Paul

The Goal

West St. Paul faced both a challenge and an opportunity following the stalled redevelopment of the former YMCA site on Thompson Avenue. After Hy-Vee scrapped plans for a large grocery-anchored development and sold the vacant land back to the City in 2022, West St. Paul was left with a highly visible, underutilized property in a key location. The City needed to regain momentum, mitigate market uncertainty, and reposition the site in a way that aligned with long-term community goals while maintaining financial discipline and public trust.

The Solution

Ehlers provided end-to-end financial and redevelopment advisory services to help the City regain control of the site, identify a development partner, and advance a viable redevelopment strategy. Ehlers assisted with issuing temporary debt to acquire the property from Hy-Vee, secured special legislation to enable creation of a Tax Increment Financing (TIF) District, supported negotiation of financial assistance, and structured and established the TIF District to support phased implementation while protecting the City’s long-term fiscal interests.

The Outcome

West St. Paul successfully reclaimed control of a key redevelopment site and advanced a clear, implementable vision for a mixed-use city center. The Thompson Avenue Redevelopment will deliver approximately 450 housing units, new restaurants and commercial activity, park space, and enhanced trail connections to the greenway. The outcome positions the City to transform a former redevelopment setback into a catalyst for long-term housing growth, community vitality, and reinvestment.

Utility Rate Study

City of Mound

The Goal

Mound had not increased stormwater and water utility rates for five years, resulting in negative cash balances that were temporarily addressed through interfund borrowing. At the same time, the City recognized the need to evaluate its rate structure, billing tiers, and practices, while planning for significant upcoming capital infrastructure investments.

The Solution

Ehlers completed a comprehensive utility usage analysis and rate study for the City’s water, sewer, and stormwater funds. The team evaluated existing billing tiers and practices and developed multiple rate and funding scenarios to address negative cash balances, support future capital improvement needs, and ensure compliance with statutory requirements related to conservation-based rate structures.

The Outcome

The City approved sufficient rate increases across all utility funds and adjusted billing tiers and practices to comply with state statutory requirements. Approximately one year later, Ehlers was reengaged to complete a utility rate study update as the City pursued state bonding and funding for a new water treatment plant, building on the financial and policy framework established through the initial engagement.

Franchise Fee Study

City of Burnsville

The Goal

Burnsville had an established policy of using franchise fee revenue to support facility projects and related debt service. As the City began planning the next phase of facility investments, highlighted by nearly $100 million in improvements to its combined police station and City Hall, it faced the challenge of determining how to fund these significant costs and whether substantial increases to franchise fees would be required to maintain the City’s long-standing funding approach.

The Solution

Ehlers worked with the City to update its financial management plan and complete a comprehensive franchise fee study. The team guided the City through a confidential credit rating evaluation to ensure new debt and funding strategies preserved Burnsville’s AAA credit rating, and supported decision-making through City Council work sessions and engagement with community stakeholders, including the local chamber of commerce and utility providers, to evaluate and communicate franchise fee options.

The Outcome

The City Council approved franchise fee increases ranging from 100% to 160% by user class, enabling the City to advance its facility funding strategy. The City also issued the first of two planned tranches of capital improvement plan bonds and began construction on renovations to its combined police station and City Hall.

Workforce Housing Project

City of Dawson

The Goal

The City of Dawson and its Economic Development Authority faced a critical shortage of quality housing options, which was limiting workforce stability and long-term community growth. Despite market demand, the City struggled to attract private developers due to small-market constraints, limited project scale, and perceived financial risk.

The Solution

Ehlers partnered with the City and EDA to provide the financial analysis and financing strategy necessary to move the project forward. Through detailed projections and cash flow analysis, Ehlers supported the City’s application to Minnesota Housing’s Workforce Development Program and structured tax-exempt debt financing that made the development feasible.

The Outcome

The City secured $1.31 million from Minnesota Housing and issued $1.87 million in general obligation tax abatement bonds to deliver 10 new two-bedroom workforce housing units. The development addressed a critical housing shortage, strengthened workforce attraction and retention, and supported Dawson’s long-term community and economic vitality.

Terasa Development

City of St. Louis Park

The Goal

Amid a softening office market that has limited private-sector demand and the feasibility of traditional office reuse, the City had an opportunity to reactivate a vacant office building by repositioning it into a market-supported use that promotes long-term economic vitality.

The Solution

Ehlers evaluated the financial feasibility of the development and the need for public assistance, helped determine the appropriate level and structure of support, assisted with negotiating key terms of the development agreement, and guided the City through the establishment of a tax increment financing district to support redevelopment while protecting the City’s long-term fiscal position.

The Outcome

The Terasa Apartments, a mixed-use and mixed-income development, delivered 223 residential units offering housing choices across income levels, revitalized an underutilized property, and added nearly 21,000 square feet of commercial space anchored by a grocer. The project strengthens neighborhood vitality, supports long-term tax base growth, and advances the City’s affordable housing objectives.