2004 HRA RESOLUTION 04-07
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Resolution 04-07
May 11, 2004
Commissioner Loomis introduced the following and moved its adoption:
RESOLUTION ADOPTING THE TAX INCREMENT
FINANCING PLAN FOR TAX INCREMENT
FINANCING (SOILS CONDITIONS)NORTH WIRTH
DISTRICT NO.3
BE IT RESOLVED by the Golden Valley Housing and Redevelopment
Authority, City of Golden Valley, Minnesota, as follows:
1. TIF Plan. The Golden Valley Housing and Redevelopment Authority,
City of Golden Valley, Minnesota (the "Authority"), has reviewed the Tax
Increment Financing Plan for Tax Increment Financing (Soils Conditions) North
Wirth District NO.3 (the "TIF Plan"), which is attached as Exhibit A.
2. Adoption. The TIF Plan is hereby adopted, subject to approval by the
City Council as provided in Section 4, based on the findings in Section 3.
3. Findinqs.
(a) The Authority hereby finds that, within the tax increment financing
district to be established pursuant to the TIF Plan (the "District"), there exists the
presence of hazardous substances, pollution, or contaminants requiring removal
or remedial action for use, and the estimated cost of the proposed removal and
remedial action exceeds the fair market value of the land before completion of
the preparation and the estimated costs of the proposed removal or remedial
action exceeds $2 per square foot.
(b) The proposed removal or remediation action will be specified in a
development action response plan, to be submitted to, and approved in writing
by, the Minnesota Pollution Control Agency, which will qualify the District as a
"soils conditions district" within the meaning of Minnesota Statutes, Section
469.174, Subdivision 19.
(c) The proposed development in the TIF Plan would not reasonably be
expected to occur solely through private investment within the reasonably
foreseeable future, and 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 the District permitted by the TIF Plan.
Therefore, the use of tax increment financing is deemed necessary since private
developers could not economically develop the project proposed in the TIF Plan
without the proposed subsidy.
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Resolution 04-07 (Con't.)
May 11, 2004
4. Transmittal. The Authority does hereby transmit the TIF Plan to the
City of Golden Valley, Minnesota, City Council for approval after the same has
been considered by the City Council subsequent to a public hearing to be held in
accordance with Minnesota Statutes, Chapter 469.
5. Filinq. Following approval by the City Council, the Secretary of the
Authority is hereby authorized and directed to file the TIF Plan with the
Commissioner of Revenue as required by Minnesota Statutes, Section 469.175,
Subdivision 4a.
~b~
ATTEST:
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Thomas D. Burt, Direc
Motion for the adoption of the foregoing resolution was seconded by
Commissioner Shaffer, and upon a vote taken thereon, the following voted in
favor thereof: Freiberg, Grayson, Loomis, Shaffer, Tremere; and the following
voted against the same: none; whereupon said resolution was declared duly
passed and adopted, signed by the Chair and his signature attested by the
Director.
Resolution 04-07 (Can't.)
EXHIBIT A
May 11, 2004
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City of Golden Valley, Minnesota
Golden Valley Housing & Redevelopment Authority
Tax Increment Financing Plan
for
Tax Increment Financing (Soils Condition)
North Wirth District No. 3
(North Wirth Project)
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Dated: May 13, 2004
Prepared by:
SPRINGSTED INCORPORATED
85 E. Seventh Place, Suite 100
St. Paul, MN 55101-2887
(651) 223-3000
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Resolution 04-07 (Con't.)
EXHIBIT A
May11, 2004
TABLE OF CONTENTS
Section
Paqe(s)
A. Definitions...................................................................................................................... ....... 1
B. Statutory Authorization....... .............................................................................. .............. ....... 1
C. Statement of Need and Public Purpose ................................................................................1
D. Statement of Objectives........ ....................... .................... .............. ............. .................. ........ 1
E. Designation of Tax Increment Financing District as a Soils Condition District.......................1
F. Duration of the TIF District and the Three Year Rule ............................................................2
G. Property to be Included in the TIF District .............................................................................3
H. Property to be Acquired in the TIF District ............................................................................3
I. Specific Development Expected to Occur Within the TIF District ..........................................3
J. Findings and Need for Tax Increment Financing...................................................................4
K. Estimated Public Costs .............................. ................ .......................... .................................5
L. Estimated Sources of Revenue ............................. ......... ..................... ............... ...... ...... .......5
M. Estimated Amount of Bonded Indebtedness . ......~............... ............... .................. ......... ........ 5
N. Original Net Tax Capacity.. ........... ............................. .................................... ................ .......5
O. Original Tax Capacity Rate ...... .... ............. ............ ........................................... ..................... 6
P. Projected Retained Captured Net Tax Capacity and Projected Tax Increment .....................6
O. Use of Tax Increment............... ......... ........ ............................................ .................................7
R. Excess Tax Increment ........ ......... .............................. ........ ..................... ..... .........................8
S. Tax Increment Pooling and the Five Year Rule............;...............................................;........ 8
T. Limitation on Administrative Expenses...... ......... ........ ........ ............ ..... ....... .................... .......9
U. Limitation on Property Not Subject to Improvements - Four Year Rule ................................. 9
V. Estimated Impact on Other Taxing Jurisdictions ..............................;....................................9
W. Prior Planned Improvements........ ............. .... ...................... ...... .......................................... 10
X. Development Agreements... ............. .......... .................................... ...... ...... .................... ..... 10
Y. Assessment Agreements ...................................... ............................. ...................... ........... 10
Z. Modifications of the Tax Increment Financing Plan ............................................................. 10
AA.Administration of the Tax Increment Financing Plan ...........................................................11
AB.Financial Reporting and Disclosure Requirements .............................................................. 12
Map of the Tax Increment Financing District.......................................................... EXHIBIT I
Assumptions Report........... ................................................................ ...... ............ EXHI BIT II
Projected T ax Increment Report................................ ....... ................................... EXHI BIT III
Estimated Impact on Other Taxing Jurisdictions Report ......................................EXHIBIT IV
Projected Pay-As-You-Go Note Report............................................. .......... .......... EXHI BIT V
Market Value Analysis Report.................. ......... ............... .................................... EXHI BIT VI
Resolution 04-07 (Con't.)
EXHIBIT A
City af Galc!fM'>1hi'nifJP,fMinnesata
Section A
Definitions
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The terms defined in this section have the meanings given herein, unless the context in which
they are used indicates a different meaning:
"Authority" means the Golden Valley Housing and Redevelopment Authority.
"City" means the City of Golden Valley, Minnesota; also referred to as a "Municipality".
"City Council" means the City Council of the City; also referred to as the "Governinq Body".
"County" means Hennepin County, Minnesota.
"Redevelopment Proiect" means The North Wirth Parkway Redevelopment Plan in the City,
which is described in the corresponding Redevelopment Plan.
"Redevelopment Plan" means the Redevelopment Plan for the Redevelopment Project.
"Project Area" meanS the geographic area of the Redevelopment Project.
"School District" means Independent School District No. 270, Minnesota.
"State" means the State of Minnesota.
"TIF Act" means Minnesota Statutes, Sections 469.174 through 469.1799, both inclusive.
. "TIF District" means Tax Increment Financing (Soils Condition) North Wirth District NO.3.
"TIF Plan" means the tax increment financing plan for the TIF District (this document).
Section B
Statutory Authorization
See Evolution of North Wirth Planning, page 1 of the Redevelopment Plan for the
Redevelopment Project.
Section C
Statement of Need and Public Purpose
See Findings in Support of Redevelopment, page 5 of the Redevelopment Plan for the
Redevelopment Project.
Section D
Statement of Objectives
See Redevelopment Goals and Objectives, page 6 of the Redevelopment Plan for the
Redevelopment Project.
Section E
Designation of Tax Increment Financing District as a
Soils Condition District
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A soils condition district is a type of tax increment financing district consisting of a project, or
portions of a project, in which the Authority finds by resolution that r one ot) the following
conditions exist: L_ -1
SPRINGSTED
Page 1
Resolution 04-07 (Con't.)
EXHIBIT A
. . May' 11 2004.
City of Golden Valley, Mmnesota
. (1) there exists the presence of hazardous substances, pollution or contaminants which
require removal or remedial action for use, and such removal and remedial action is
specified in a development action response plan;
See Section 3.3 of the Addendum to Corrective Action Design, a study submitted to
the MPCA dated December 1993.
(2) the estimated cost of the proposed removal and remedial action exceeds the fair market
value of the land before completion of the preparation;
The requirement specified in (2) above may also be satisfied if each parcel of property in the
district either meets the requirements of (2) above or has estimated removal and remedial costs
which exceed $2 per square foot.
Remedial action is estimated at a cost of $1,000,000 or $4.76 per square foot.
Current footage of the site is 210,060 X $2.00 per square foot = $420,120, which is
significantly less than the estimated cost of remedial action.
(3) the proposed removal or remediation action must be specified in a development action
response plan to satisfy the requirements specified in (1) above.
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A development action response plan is a plan or proposal for removal actions or
remedial actions submitted to the pollution control agency and the actions
recommended in the plan or proposal are approved in writing by the commissioner
of the agency as reasonable and necessary to protect the public health, welfare, and
environment. The commissioner shall review the development action response plan
and approve, modify, or reject the recommended actions within 30 days after
submission of the plan (or revised plan) by the authority. The commissioner shall
notify the authority in writing of the decision on the recommended actions within 30
days after the decision and, if the recommended actions are rejected, shall specify
the reasons for rejection.
Tax increments derived from a soils condition district may only be used to:
(1) acquire parcels on which improvements described in (2) below will occur;
(2) pay for the cost of removal or remedial action; and
(3) pay for the administrative expenses of the authority allocable to the district, including the
cost of preparation of the development action response plan.
Section F
Duration of the TIF District and the Three Year Rule
Soils Condition districts may remain in existence 20 years from the date of receipt of the first
tax increment.
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The Authority reserves the right to allow the TI F District to remain in existence the maximum
duration allowed by law (projected to be through the year 2026), but anticipates that the TIF
District will be decertified prior to that time (see Section P). All tax increments from taxes
payable in the year the TIF District is decertified shall be paid to the Authority.
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Resolution 04-07 (Con't.)
EXHIBIT A
May' 11 2004
City of Golden Valley, Minnesota
In addition, no tax increments shall be paid to the Authority from the TIF District after three
years from the date of certification unless within that time period:
(1 )
bonds have been issued in aid of the Project Area (except revenue bonds issued
pursuant to M.S. Sections 469.152 to 469.165);
the Authority has acquired property within the TIF District; or
the Authority has constructed public improvements within the TI F District.
(2)
(3)
Section G
Property to be Included in the TIF District
The TIF District is an approximately 4.3 acre area of land located within the Project Area. A
map showing the location of the TIF District is shown in Exhibit I. The boundaries and area
encompassed by the TIF District are described below:
ParcellD Number
Leaal Description
Lot 1, Block 1, North Wirth Parkway 5th Addition
19-029-24-13-0027
The area encompassed by the TIF District shall also include all street or utility right-of-ways
located upon or adjacent to the property described above.
Section H
Property to be Acquired in the TIF District
The Authority currently owns all of the property located within the TIF District.
Section I
Specific Development Expected to Occur Within the TIF District
The development will consist of four office buildings, fora total of approximately 24,000 square
feet. The expected start date of construction will be September of 2004, and completion dates
shown as follows:
Date
January 1, 2006
January 1,2012
Cumulative
Sq. ft. completed
12,000 sq. ft.
24,000 sq. ft.
Taxes payable
2007
2013
The final building is expected to be fully constructed in 2011 and be 100% assessed and on the
tax rolls as of January 2, 2012 for taxes payable in 2013.
At the time this document was prepared there were no signed construction contracts with
regard to the above described development.
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Resolution 04-07 (Can't.)
EXHIBIT A
May 11,2004
City of Golden Valley, Minnesota
Section J
Findings and Need for Tax Increment Financing
In establishing the TIF District, the City makes the following findings:
(1) The TIF District qualifies as a soils condition district;
See Section E of this document for the reasons and facts supporting this finding.
(2) The proposed development, in the opinion of the Authority, would not reasonably
be expected to occur solely through private investment. within the reasonably
foreseeable future, and the increased market value of the site that could
reasonably be expected to occur without the use of tax increment 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
forthe maximum duration of the TIF District permitted by the TIF Plan;
The proposed development site currently contains contaminated soils, and
requires remedial actions before development can occur. The Authority has no
reason to expect that significant development would occur without assistance
similar to that provided in this plan. Therefore, the Authority concludes as
follows:
a. The Authority's estimate of the amount by which the market value of the
site will increase without the use of tax increment financing is $0, except
for a small amount attributable to appreciation in land value.
b. If all development which is proposed to be assisted with tax increment
were to occur in the District, the total increase in market value would be
approximately $3,240,000.
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
$383,029 (See Exhibit VI).
d. Even if some development other than the proposed development were to
occur, the Authority finds that no alternative would occur that would
produce a market value increase .greater than $2,856,971 (the amount in
clause b less the amount in clause c) without tax increment assistance.
(3) The TIF Plan conforms to the general plan for development or redevelopment of
the City as a whole; and
The reasons and facts supporting this finding are that the TIF District is
properly zoned, and the TIF Plan has been approved by the City Planning
Commission and will generally compliment and serve to implement
policies adopted in the City's comprehensive plan.
(4)
The TIF Plan will afford maximum opportunity, consistent with the sound needs
of the City as a whole, for the development of the Project Area by private
enterprise.
The reasons and facts supporting this finding are that remedial actions
are necessary so that development and redevelopment by private
enterprise can occur within the Project Area.
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Resolution 04-07 (Can't.)
EXHIBIT A
May 11, 2004
City of Golden Valley, Minnesota
(5)
The Authority elects the method of tax increment computation set forth in
Minnesota Statutes, Section 469.177, Subdivision 3(b) (see method (b) in
Section P) for all commercial/industrial property.
Section K
Estimated Public Costs
The estimated public costs of the TIF District are listed below. Such costs are eligible for
reimbursement from tax increments of the TIF District.
Site Improvements/Preparation Expenses
Loan Interest Payments
Capitalized Interest
$ 1,000,000
395,000
100,000
$1,495,000
Total
The Authority reserves the right to administratively adjust the amount of any of the items listed
above or to incorporate additional eligible items, so long as the total estimated public cost is not
increased.
Section L
Estimated Sources of Revenue
Tax Increment Revenue
Sale Proceeds
$ 920,000
575,000
$1,495,000
Total
The Authority anticipates providing financial assistance to the proposed development through
the use of a pay-as-you-go technique. As tax increments are collected from the TIF District in
future years, a portion of these taxes will be distributed to the developer/owner as
reimbursement for public costs incurred (see Section K).
The Authority reserves the right to finance any or all public costs of the TIF District using pay-
as-you-go assistance, internal funding, general obligation or revenue debt, or any other
financing. mechanism authorized by law. The Authority also reserves the right to use other
sources of revenue legally applicable to the Project Area to pay for such costs including, but not
limited to, special assessments, utility revenues, federal or state funds, and investment income.
Section M Estimated Amount of Bonded Indebtedness
The Authority does not anticipate issuing tax increment bonds to finance the estimated public
costs of the TIF District, but reserves the right to issue such bonds in an amount not to exceed
$450,000.
Section N
Original Net Tax Capacity
The County Auditor shall certify the original net tax capacity of the TIF District. This value will
be equal to the total net tax capacity of all property in the TIF District as certified by the State
Commissioner of Revenue. For districts certified between January 1 and June 30, inclusive,
this value is based on the previous assessment year. For districts certified between July 1 and
December 31, inclusive, this value is based on the current assessment year.
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Resolution 04-07 (Can't.)
EXHIBIT A
May 11 , 2004
City of Golden Valley, Minnesota
The Estimated Market Value of all property within the TIF District as of January 2, 2003, for
taxes payable in 2004, is $316,200. Upon establishment of the TIF District, and subsequent
reclassification of property, it is estimated that the original net tax capacity of the TIF District will
be approximately $5,574.
Each year the County Auditor shall certify the amount that the original net tax capacity has
increased or decreased as a result of:
(1 )
(2)
(3)
(4)
changes in the tax-exempt status of property;
reductions or enlargements of the geographic area of the TIF District;
changes due to stipulation agreements or abatements; or
changes in property classification rates.
Section 0
Original Tax Capacity Rate
The County Auditor shall also certify the original tax capacity rate of the Tl F District. This rate
shall be the sum of all local tax rates that apply to property in the TIF District. This rate shall be
for the same taxes payable year as the original net tax capacity.
In future years, the amount of tax increment generated by the TIF District will be calculated
using the lesser of (a) the sum of the current local tax rates at that time or (b) the original tax
capacity rate of the TI F District.
The sum of all local tax rates that apply to property in the TIF District, for taxes levied in 2003
and payable in 2004, is 123.498% as shown below. The County Auditor shall certify this
amount as the original tax capacity rate of the TIF District.
Taxinq Jurisdiction
2003/2004
Local Tax Rate
City of Golden Valley
Hennepin County
ISD # 270
Other
45.445%
47.324%
22.203%
8.526%
Total
123.498%
Projected Retained Captured Net Tax Capacity and
Projected Tax Increment
Each year the County Auditor shall determine the current net tax capacity of all property in the
TIF District. To the extent that this total exceeds the original net tax capacity, the difference
shall be known as the captured net tax capacity of the TIF District.
Section P
For communities affected by the fiscal disparity provisions of Minnesota Statutes, Chapter 473F
and Chapter 276A, the original net tax capacity of the TIF District shall be determined before
the application of fiscal disparity. In subsequent years, the current net tax capacity shall either
(a) be determined before the application of fiscal disparity or (b) exclude the product of any
fiscal disparity increase in the TIF District (since the original net tax capacity was certified) times
the appropriate fiscal disparity ratio. The option the Authority elects shall remain the same for
SPRINGSTED
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Resolution 04-07 (Can't.)
EXHIBIT A
May 11, 2004
City of Golden Valley, Minnesota
the life of the TIF District, except that a single change may be made at any time from option (a)
to option (b) above. The Authority has elected to use option (b).
The County Auditor shall certify to the Authority the amount of captured net tax capacity each
year. The Authority may choose to retain any or all of this amount. It is the Authority's intention
to retain 100% of the captured. net tax capacity of the TIF District. Such amount shall be known
as the retained captured net tax capacity of the TI F District.
Exhibit II gives a listing of the various information and assumptions used in preparing a number
of the exhibits contained in this TIF Plan, including Exhibit III which shows the projected tax
increment generated over the anticipated life of the TIF District.
Section Q
Use of Tax Increment
Each year the County Treasurer shall deduct 0.36% of the annual tax increment generated by
the TIF District and pay such amount to the State's General Fund. Such amounts wi.1I be
appropriated to the State Auditor for the cost of financial reporting and auditing of tax increment
financing information throughout the state. Exhibit III shows the projected deduction for this
purpose over the anticipated life of the TIF District.
The Authority has determined that it will use 100% of the remaining tax increment generated by
the TIF District for any of the following purposes:
(1 )
pay for the estimated public costs of the TIF District (see Section K) and County
administrative costs associated with the TIF District (see Section T);
pay principal and interest on tax increment bonds or other bonds issued to
finance the estimated public costs of the TIF District;
(3) accumulate a reserve securing the payment of tax increment bonds or other
bonds issued to finance the estimated public costs of the TIF District;
(2)
(4) pay all or a portion of the county road costs as may be required by the County
Board under M.S. Section 469.175, Subdivision 1 a; or
(5) return excess tax increments to the County Auditor for redistribution to the City,
County and School District.
Tax increments from property located in one county must be expended for the direct and
primary benefit of a project located within that county, unless both county boards involved waive
this requirement. Tax increments shall not be used to circumvent levy limitations applicable to
the City.
Tax increment shall not be used to finance the acquisition, construction, renovation, operation,
or maintenance of a building to be used primarily and regularly for conducting the business of a
municipality, county, school district, or any other local unit of government or the State or federal
government, or for a commons area used as a public park, or a facility used for social,
recreational, or conference purposes. This prohibition does not apply to the construction or
renovation of a parking structure or of a privately owned facility for conference purposes.
If there exists any type of agreement or arrangement providing for the developer, or other
beneficiary of assistance, to repay all or a portion of the assistance that was paid or financed
with tax increments, such payments shall be subject to all of the restrictions imposed on the use
of tax increments. Assistance includes sale of property at less than the cost of acquisition or
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Resolution 04-07 (Con't)
EXHIBIT A
May11 , 2004
City of Golden Valley, Minnesota
fair market value, grants, ground or other leases at less then fair market rent, interest rate
subsidies, utility service connections, roads, or other similar assistance that would otherwise be
paid for by the developer or beneficiary.
Section R
Excess Tax Increment
In any year in which the tax increments from the TIF District exceed the amount necessary to
pay the estimated public costs authorized by the TIF Plan, the Authority shall use the excess
tax increments to:
Section S
(1 )
(2)
(3)
prepay any outstanding tax increment bonds;
discharge the pledge of tax increments thereof;
pay amounts into an escrow account dedicated to the payment of the tax
increment bonds; or
(4)
return excess tax increments to the County Auditor for redistribution to the City,
County and School District. The County Auditor must report to the
Commissioner of Education the amount of any excess tax increment
redistributed to the School District within 30 days of such redistribution.
Tax Increment Pooling and the Five Year Rule
At least 80% of the tax increments from the TIF District must be expended on activities within
the district or to pay for bonds used to finance the estimated public costs of the TIF District (see
Section E for additional restrictions). No more than 20% of the tax increments may be spent on
costs outside of the TIF District but within the boundaries of the Project Area, except to pay
debt service on credit enhanced bonds. All administrative expenses are considered to have
been spent outside of the TIF District. Tax increments are considered to have been spent
within the TIF District if such amounts are:
(1)
actually paid to a third party for activities performed within the TI F District within
five years after certification of the district;
used to pay bonds that were issued and sold to a third party, the proceeds of
which are reasonably expected on the date of issuance to be spent within the
later ofthe five-year period or a reasonable temporary period or are deposited in
a reasonably required reserve or replacement fund.
(2)
(3)
used to make payments or reimbursements to a third party under binding
contracts for activities performed within the TI F District, which were entered into
within five years after certification of the district; or
(4)
used to reimburse a party for payment of eligible costs (including interest)
incurred within five years from certification of the district.
Beginning with the sixth year following certification of the TIF District, at least 80% of the tax
increments must be used to pay outstanding bonds or make contractual payments obligated
within the first five years. When outstanding bonds have been defeased and sufficient money
has been set aside to pay for such contractual obligations, the TIF District must be decertified.
SPRINGSTED
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Resolution 04-07 (Con't.)
EXHIBIT A
May 11, 2004
City of Golden Valley, Minnesota
The Authority does not anticipate that tax increments will be spent outside of the TIF District
(except for allowable administrative expenses); however, the Authority does reserve the right to
allow for tax increment pooling from the TI F District in the future.
Section T
Limitation on Administrative Expenses
Administrative expenses are defined as all costs of the Authority other than:
(1) amounts paid for the purchase of land;
(2) amounts paid for materials and services, including architectural and engineering
services directly connected with the proposed development within the TIF
District;
(3) relocation benefits paid to, or services provided for, persons or businesses
residing or located within the TIF District; or
(4) amounts used to pay interest on, fund a reserve for, or sell at a discount, tax
increment bonds.
Administrative expenses include amounts paid for services provided by bond counsel, fiscal
consultants, planning or economic development consultants, and actual costs incurred by the
County in administering the TIF District. Tax increments may be used to pay administrative
expenses of the TIF District up to the lesser of (a) 10% of the total estimated public costs
authorized. by the TI F Plan or (b) 10% of the total tax increment expenditures for the project.
Section U
Limitation on Property Not Subject to Improvements - Four Year Rule
If after four years from certification of the TIF District no demolition, rehabilitation, renovation,
or qualified improvement of an adjacent street has commenced on a parcel located within the
TIF District, then that parcel shall be excluded from the TIF District and the original net tax
capacity shall be adjusted accordingly. Qualified improvements of a street are limited to
construction or opening of a new street, relocation of a street, or substantial reconstruction or
rebuilding of an existing street. The Authority must submit to the County Auditor, by February 1
of the fifth year, evidence that the required activity has taken place for each parcel in the TIF
District.
If a parcel is excluded from the TI F District and the Authority or owner of the parcel
subsequently commences any of the above activities, the Authority shall certify to the County
Auditor that such activity has commenced and the parcel shall once again be included in the
TI F District. The County Auditor shall certify the net tax capacity of the parcel, as most recently
certified by the Commissioner of Revenue, and add such amount to the original net tax capacity
of the TI F District.
Section V
Estimated Impact on Other Taxing Jurisdictions
Exhibit IV shows the estimated impact on other taxing jurisdictions if the maximum projected
retained captured net tax capacity of the TIF District was hypothetically available to the other
taxing jurisdictions. The Authority believes that there will be no adverse impact on other taxing
jurisdictions during the life of the TIF District, since the proposed development would not have
occurred without the establishment of the TIF District and the provision of public assistance. A
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Resolution 04-07 (Can't.)
EXHIBIT A
May 11, 2004
City of Golden Valley, Minnesota
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positive impact on other taxing jurisdictions will occur when the TIF District is decertified and the
development therein becomes part of the general tax base. '
Section W
Prior Planned Improvements
The Authority shall accompany its request for certification to the County Auditor (or notice of
district enlargement), with a listing of all properties within the TIF District for which building
permits have been issued during the 18 months immediately preceding approval of the TIF
Plan. The County Auditor shall increase the original net tax capacity of the TIF District by the
net tax capacity of each improvement for which a building permit was issued.
There have been no building permits issued in the last 18 months in conjunction with any of the
properties within the TI F District.
Section X
Development Agreements
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If within a project containing a soils condition district, more than 10% of the acreage of the
property to be acquired by the Authority is purchased with tax increment bonds proceeds (to
which tax increment from the property is pledged), then prior to such acquisition, the Authority
must enter into an agreement for the development of the property. Such agreement must
provide recourse for the Authority should the development not be completed.
The Authority anticipates entering into an agreement for development, but does not anticipate
acquiring any property located within the TIF District.
Section Y
Assessment Agreements
The Authority may, upon entering into a development agreement, also enter into an
assessment agreement with the developer, which establishes a minimum market value of the
land and improvements for each year during the life of the TI F District.
The assessment agreement shall be presented to the County or City Assessor who shall review
the plans and specifications for the improvements to be constructed, review the market value
previously assigned to the land, and so long as the minimum market value contained in the
assessment agreement appears to be an accurate estimate, shall certify the assessment
agreement as reasonable. The assessment agreement shall be filed for record in the office of
the County Recorder of each county where the property is located. Any modification or
premature termination of this agreement must first be approved by the City, County and School
District.
The Authority does not anticipate entering into an assessment agreement.
Section Z
Modifications of the Tax Increment Financing Plan
.
Any reduction or enlargement in the geographic area of the Project Area or the TIF District;
increase in the amount of bonded indebtedness to be incurred; increase in the amount of
capitalized interest; increase in that portion of the captured net tax capacity to be retained by
the Authority; increase in the total estimated public costs; or designation of additional property
to be acquired by the Authority shall be approved only after satisfying all the necessary
requirements for approval of the original TIF Plan. This paragraph does not apply if:
SPRINGSTED
Page 10
Resolution 04-07 (Can't.)
EXHIBIT A
May.11,2004
City of Golden Valley, Minnesota
.
the only modification is elimination of parcels from the TIF District; and
(1 )
(2)
the current net tax capacity of the parcels eliminated equals or exceeds the net
tax capacity of those parcels in the TIF District's original net tax capacity, or the
Authority agrees that the TIF District's original net tax capacity will be reduced by
no more than the current net tax capacity of the parcels eliminated.
The Authority must notify the County Auditor of any modification that reduces or enlarges the
geographic area of theTIF District. The geographic area of the TIF District may be reduced but
not enlarged after five years following the date of certification.
Section AA Administration of the Tax Increment Financing Plan
Upon adoption of the TIF Plan, the Authority shall submit a copy of such plan to the Minnesota
Department of Revenue. The Authority shall also request that the County Auditor certify the
original net tax capacity and net tax capacity rate of the TIF District. To assist the County
Auditor in this process, the Authority shall submit copies of the TIF Plan, the resolution
establishing the TIF District and adopting the TIF Plan, and a listing of any prior planned
improvements. The Authority shall also send the County Assessor any assessment agreement
establishing the minimum market value of land and improvements in the TfF District, and shall
request that the County Assessor review and certify this assessment agreement as reasonable.
.
The County shall distribute to the Authority the amount of tax increment as it becomes
available. The amount of tax increment in any year represents the applicable property taxes
generated by the retained captured net tax capacity of the TIF District. The amount of tax
increment may change due to development anticipated by the TIF Plan, other development,
inflation of property values, or changes in property classification rates or formulas. In
administering and implementing the TfF Plan, the following actions should occur on an annual
basis:
(1) prior to July 1, the Authority shall notify the County Assessor of any new
development that has occurred in the TI F District during the past year to insure
thatthe new value will be recorded in a timely manner.
(2) if the County Auditor receives the request for certification of a new TIF District, or
for modification of an existing TIF District, before July 1, the request shall be
recognized in determining local tax rates for the current and subsequent levy
years. Requests received on or after July 1 shall be used to determine local tax
rates in subsequent years.
(3) each year the County Auditor shall certify the amount of the original net tax
capacity of the TI F District. The amount certified shall reflect any changes that
occur as a result of the following:
(a) the value of property that changes from tax-exempt to taxable shall be
added to the original net tax capacity of the TIF District. The reverse
shall also apply;
(b) the original net tax capacity may be modified by any approved
enlargement or reduction of the TI F District;
.
(c)
if the TIF District is classified as an economic development district, then
the original net tax capacity shall be increased by the amount of the
annual adjustment factor; and
SPRINGSTED
Page 11
Resolution 04-07 (Con't.)
EXHIBIT A
MaY.11 2004
City of Go/den va/fey, Minnesota
.
if laws governing the classification of real property cause changes to the
percentage of estimated market value to be applied for property tax
purposes, then the resulting increase or decrease in net tax capacity shall
be applied proportionately to the original net tax capacity and the retained
captured net tax capacity of the TIF District.
The County Auditor shall notify the Authority of all changes made to the original net tax capacity
of the TI F District.
(d)
Section AS Financial Reporting and Disclosure Requirements
The State Auditor shall enforce the provisions of the TIF Act and shall have full responsibility for
financial and compliance auditing of the Authority's use of tax increment financing. On or
before August 1 of each year, the Authority must annually submit to the State Auditor, County
Auditor and to the governing body of the municipality a report which shall:
(1) provide full disclosure of the sources and uses of public funds in the TIF District;
(2) permit comparison and reconciliation of the accounts and financial reports;
(3) permit auditing of the funds expended on behalf of the TIF District; and
(2) the net tax capacity for the reporting period of the district and any subdistrict;
(3) the captured net tax capacity of the district;
(4) any fiscal disparity deduction from the captured net tax capacity under section
469.177, subdivision 3;
(5) the captured net tax capacity retained for tax increment financing under 469.177,
subdivision 2, paragraph (a), clause (1);
(6) any captured net tax capacity distributed among affected taxing districts under
469.177, subdivision 2, paragraph (a), clause (2);
(7) the type of district;
(8) the date the municipality approved the tax increment financing plan and the date
of approval of any modification of the tax increment financing plan, the approval
of which requires notice, discussion, a public hearing, and findings under
subdivision 4, paragraph (a);
.
(9)
the date the authority first requested certification of the original net tax capacity
of the district and the date of request for certification regarding any parcel added
to the district;
SPRINGSTED
Page 12
Resolution 04-07 (Con't.)
EXHIBIT A
May, 11 2004
City of Golden Vattey, Minnesota
.
(10) the date the county auditor first certified the original net tax capacity of the
district and the date of certification of the original net tax capacity of any parcel
added to the district;
(11) the month and year in which the authority has received or anticipates it will
receive the first increment from the district;
(12) the date the district must be decertified;
(13) for the reporting period and prior years of the district, the actual amount received
from, at least, the following categories:
(i) tax increments paid by the captured net. tax capacity retained for tax
increment financing under section 469.177, subdivision 2, paragraph (a),
clause (1), but excluding any excess taxes;
(ii) tax increments that are interest or other investment earnings on or from
tax increments;
(iii) tax increments that are proceeds from the sale or lease of property,
tangible or intangible, purchased by the authority with tax increments;
(iv) tax increments that are repayments of loans or other advances made by
the authority with tax increments; .
.
(v)
(vi)
bond or loan proceeds;
special assessments;
(vii) grants; and
(viii) transfers from funds not exclusively associated with the district;
(14) for the reporting period and for the prior years of the district, the amount
budgeted under the tax increment financing plan, and the actual amount
expended for, at least, the following categories:
(i) acquisition of land and buildings through condemnation or purchase;
(ii) site improvements or preparation costs;
(iii) installation of public utilities, parking facilities, streets, roads, sidewalks,
or other similar public improvements;
(iv) administrative costs, including the allocated cost of the Authority; and
(v) public park facilities, facilities for social, recreational,or conference
purposes, or other similar public improvements; and
(vi) transfers to funds not exclusively associated with the district;
.
(15) for properties sold to developers, the total cost of the property to the Authority
and the price paid by the developer;
SPRINGSTED
Page 13
.
.
.
Resolution 04-07 (Can't.)
EXHIBIT A
May 11, 2004
City of Golden Valley, Minnesota
(16) the amount of any payments and the value of in-kind benefits, such as physical
improvements and the use of building space, that are paid or financed with tax
increments and are provided to another governmental unit other than the
municipality during the reporting period;
(17) the amount of any payments for activities and improvements located outside of
the district that are paid for or financed with tax increments;
(18) the amount of payments of principal and interest that are made during the
reporting period on any non-defeased:
(i) general obligation tax increment financing bonds;
(ii) other tax increment financing bonds; and
(iii) notes and pay-as-you-go contracts;
(19) the principal amount, at the end of the reporting period, of any non-defeased:
(i) general obligation tax increment financing bonds;
(ii) other tax increment financing bonds; and
(Hi) notes and pay-as-you-go contracts;
(20) the amount of principal and interest payments that are due for the current
calendar year on any non-defeased:
(i) general obligation tax increment financing bonds;
(ii) other tax increment financing bonds; and
(iii) notes and pay-as-you-go contracts;
(21) if the fiscal disparities contribution under chapter 276A or 473F for the district is
computed under section 469.177, subdivision 3, paragraph (a). the amount of
increased property taxes imposed on other properties in the municipality that
approved the tax increment financing plan as a result of the fiscal disparities
contribution;
(22) whether the tax increment financing plan or other governing document permits
increment revenues to be expended;
(i) to pay bonds, the proceeds of which were or may be expended on
activities outside of the district;
(ii) for deposit into a common bond fund from which money may be
expended on activities located outside of the district; or
(iii) to otherwise finance activities located outside of the tax increment
financing district; and
(23) the estimate of contained in the tax increment financing plan of the cost of the
project, including administrative expenses to be paid with tax increment; and
SPRINGSTED
Page 14
.
.
.
Resolution 04-07 (Can't.)
EXHIBIT A
May 11, 2004
City of Golden Val/ey, Minnesota
(24) any additional information the state auditor may require.
The Authority must also annually publish in a newspaper of general circulation in the City an
annual statement for each tax increment financing district showing:
(1) the original net tax capacity of the district and any subdistrict under 469.177,
subdivision 1;
(2) the net tax capacity for the reporting period of the district and any subdistrict;
(3) the captured net tax capacity of the district;
(4) the. month and year in which the authority has received or anticipates it will
receive the first increment from the district;
(5) the date the district must be decertified;
(6) the amount of principal and interest payments that are due for the current
calendar year on any non-defeased obligations;
(7) if the fiscal disparities contribution under chapter 276A or 473F for the district is
computed under section 469.177, subdivision 3, paragraph (a). the amount of
increased property taxes imposed on other properties in the municipality that
approved the tax increment financing plan as a result of the fiscal disparities
contribution;
(8)
(9)
the amounts of tax increment received and expended in the reporting period;
and any additional information the authority deems necessary.
The annual statement must inform readers that additional information regarding each district
may be obtained from the authority, and must explain how the additional information may be
requested. The Authority must publish the annual statement for a year no later than August 15
of the next year. The authority must identify the newspaper of general circulation in the
municipality to which the annual statement has been or will be submitted for publication and
provide a copy of the annual statement to the county board, county auditor, the school board,
the state auditor, and the governing body of the municipality on or before August 1 of the year
in which the statement must be published.
The reporting and disclosure requirements outlined in this section shall begin with the year the
district was certified, and shall end in the year in which both the district has been decertified and
all tax increments have been spent or returned to the county for redistribution. Failure to meet
these requirements, as determined by the State Auditors Office, may result in suspension of
distribution of tax increment.
SPRINGSTED
Page 15
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Resolution 04-07 (Can't.)
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Resolution 04-07 (Can't.)
EXHIBIT A
May 11, 2004Exhibit II
.
Assumptions Report
Golden Valley Housing & Redevelopment Authority, Minnesota
Tax Increment Financing (Soils Condition) North Wirth District No.3
North Wirth Project
Scenario A
Type of Tax Increment Financing District
Maximum Duration of TIF District
Soils Condition
20 years from 1 st increment
Projected Certification Request Date
Decertification Date
06/01/04
12/31/26 (20 Years of Increment)
Base Estimated Market Value
2003/2004
$316,200
Original Net Tax Capacity $5,574
Assessment/Collection Year
. 2004/2005 2005/2006 2006/2007 2007/2008
Base Estimated Market Value $316,200 $316,200 $316,200 $316,200
Increase in Estimated Market Value 0 0 1,620,000 1,620,000
Total Estimated Market Value $316,200 $316,200 $1,936,200 $1,936,200
Total Net Tax Capacity $5,574 $5,574 $31,650 $31,650
City of Golden Valley 45.445%
Hennepin County 47.324%
ISO #270 22.203%
Other 8.526%
Local Tax Capacity Rate 123.498% 2003/2004
Fiscal Disparities Contribution From TIF District 30.5180%
Administrative Retainage Percent (maximum = 10%) 0.00%
Pooling Percent 0.00%
Bonds Note ( Pay-As- You-Go)
Bonds Dated 06/01/04 Note Dated 06/01/04
Bond Issue @ 0.00% (NIC) $0 Note Rate 6.00%
Eligible Project Costs $0 Note Amount $375,800
. Present Value Date & Rate 06/01/04 6.00%
Notes
Base value used is the most recent assessed value
SPRINGSTED Page 17
.
.
Exlit III
I Projected Tax Increment Report I ::u
CD
en
Golden Valley Housing & Redevelopment Authority, Minnesota 0
c:
Tax Increment Financing (Soils Condition) North Wirth District No.3 -
cr
North Wirth Project :::l
Scenario A 0
.j::>.
I
0
~
...........
Less: Less: Retained Times: Less; Less: P.V. ()
0
Annual Total Original Fiscal Captured Tax Annual State Aud. Admin. Annual Annual :::l
,...:
Period Net Tax Net Tax Disp. @ Net Tax Capacity Gross Tax Deduction Retainage Net Gross TI To ..........
Ending Capacity Capacity 30.5180% Capacity Rate Increment 0.360% 0.00% Revenue 06/01/04 .
1 2 3 4 5 6 8 9 10 6.00%
12/31/04 5,574 5,574 0 0 123.498% 0 0 0 0 0
12/31/05 5,574 5,574 0 0 123.498% 0 0 0 0 0 m
><
12/31/06 5,574 5,574 0 0 123.498% 0 0 0 0 0 I
12/31/07 31,650 5,574 7,958 18,118 123.498% 22,375 81 0 22,294 18,425 OJ
12/31/08 31,650 5,574 7,958 18,118 123.498% 22,375 81 0 22,294 17,382 -f
12/31/09 31,650 5,574 7,958 18,118 123.498% 22,375 81 0 22,294 16,398 )>
12/31/10 31 ,650 5,574 7,958 18,118 123.498% 22,375 81 0 22,294 15,470
12/31/11 31,650 5,574 7,958 18,118 123.498% 22,375 81 0 22,294 14,594
12/31/12 31,650 5,574 7,958 18,118 123.498% 22,375 81 0 22,294 13,768
12/31/13 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 29,128
12/31/14 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 27,480
12/31/15 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 25,924
12/31/16 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 24,457
12/31/17 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 23,072
12/31/18 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 21,766 :5:
12/31/19 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 20,534 Q)
12/31/20 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 19,372 '<
......
12/31/21 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 18,276 ......
~
12/31/22 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 17,241 I\.)
12/31/23 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 16,265 0
0
12/31/24 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 15,344 .j::>.
12/31/25 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 14,476
12/31/26 64,050 5,574 17,846 40,630 123.498% 50,177 181 0 49,996 13,657
12/31/27 0 0 0 0 123.498% 0 0 0 0 0
$836,728 $3,020 $0 $833,708 $383,029
SPRINGSTED Page 18
.
.
EX,I,V
Estimated Impact on Other Taxina Jurisdictions Report
Golden Valley Housing & Redevelopment Authority, Minnesota
Tax Increment Financing (Soils Condition) North Wirth District No.3
North Wirth Project
Scenario A
Without
Project or TIF District
With Project and TIF District
Projected Hypothetical
2003/2004 2003/2004 Retained New Hypothetical Hypothetical Tax Generated
Taxable 2003/2004 Taxable Captured Taxable Adjusted Decrease In by Retained
Taxing Net Tax Local Net Tax Net Tax Net Tax Local Local Captured
Jurisdiction Capacity (1) Tax Rate Capacity (1) + Capacity = Capacity Tax Rate (*) Tax Rate (*) N.T.C. (*)
City of Golden Valley
Hennepin County
ISD #270
Other (2)
Totals
23,662,480
45.445%
23,662,480
$40,630
23,703,110
45.367%
0.078%
18,433
972,912,612
47.324%
972,912,612
40,630
972,953,242
47.322%
0.002%
19,227
72,083,783
22.203%
72,083,783
40,630
72,124,413
22.190%
0.013%
9,016
8.526%
40,630
8.526%
123.498%
123.406%
0.092%
* Statement 1: If the projected Retained Captured Net Tax Capacity of the TIF District was hypothetically available to each of
the taxing jurisdictions above, the result would be a lower local tax rate (see Hypothetical Adjusted Tax Rate above)
which would produce the same amount of taxes for each taxing jurisdiction. In such a case, the total local tax rate
would decrease by 0.092% (see Hypothetical Decrease in Local Tax Rate above). The hypothetical tax that the
Retained Captured Net Tax Capacity of the TIF District would geherate is also shown above.
Statement 2: Since the projected Retained Captured Net Tax Capacity of the TIF District is not available to the taxing jurisdictions,
then there is no impact on taxes levied or local tax rates.
(1) Taxable net tax capacity = total net tax capacity - captured TIF - fiscal disparity contribution, if applicable.
(2) The impact on these taxing jurisdictions is negligible since they represent only 6.90% of the total tax rate.
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Resolution 04-07 (Can't.) EXHIBIT A May 11 , 2004
Exhibit V
Projected Pay-As-You-Go Note Report
. Golden Valley Housing & Redevelopment Authority, Minnesota
Tax Increment Financing (Soils Condition) North Wirth District No.3
North Wirth Project
Scenario A
Note Date: 06/01/04
Note Rate: 6.00%
Amount: $375,800
Semi-Annual Loan
Net Capitalized Balance
Date Principal Interest P&I Revenue Interest Outstanding
(1) (2) (3) (4) (5) (6) (7)
375,800.00
02/01/05 0.00 0.00 0.00 0.00 15,032.00 390,832.00
08/01/05 0.00 0.00 0.00 0.00 11,724.96 402,556.96
02/01/06 0.00 0.00 0.00 0.00 12,076.71 414,633.67
08/01/06 0.00 0.00 0.00 0.00 12,439.01 427,072.68
02/01/07 0.00 0.00 0.00 0.00 12,812.18 439,884.86
08/01/07 0.00 11,147.00 11,147.00 11,147.00 2,049.55 441,934.41
02101/08 0.00 11,147.00 11,147.00 11,147.00 2,111.03 444,045.44
08/01/08 0.00 11,147.00 11,147.00 11,147.00 2,174.36 446,219.80
02/01/09 0.00 11,147.00 11,147.00 11,147.00 2,239.59 448,459.39
08/01/09 0.00 11,147.00 11,147.00 11,147.00 2,306.78 450,766.17
02101/10 0.00 11,147.00 11,147.00 11,147.00 2,375.99 453,142.16
08/01/10 0.00 11,147.00 11,147.00 11,147.00 2,447.26 455,589.42
02101/11 0.00 11,147.00 11,147.00 11,147.00 2,520.68 458,110.10
08/01/11 0.00 11,147.00 11,147.00 11,147.00 2,596.30 460,706.40
. 02/01/12 0.00 11,147.00 11,147.00 11,147.00 2,674.19 463,380.59
08/01/12 0.00 11,147.00 11,147.00 11,147.00 2,754.42 466,135.01
02101/13 0.00 11,147.00 11,147.00 11,147.00 2,837.05 468,972.06
08/01/13 10,928.84 14,069.16 24,998.00 24,998.00 0.00 458,043.22
02101/14 11,256.70 13,741.30 24,998.00 24,998.00 0.00 446,786.52
08/01/14 11 ,594.40 13,403.60 24,998.00 24,998.00 0.00 435,192.12
02/01/15 11,942.24 13,055.76 24,998.00 24,998.00 0.00 423,249.88
08/01/15 12,300.50 12,697.50 24,998.00 24,998.00 0.00 410,949.38
02/01/16 12,669.52 12,328.48 24,998.00 24,998.00 0.00 398,279.86
08/01/16 13,049.60 11,948.40 24,998.00 24,998.00 0.00 385,230.26
02/01/17 13,441.09 11,556.91 24,998.00 24,998.00 0.00 371,789.17
08/01/17 13,844.32 11 ,153.68 24,998.00 24,998.00 0.00 357,944.85
02101/18 14,259.65 10,738.35 24,998.00 24,998.00 0.00 343,685.20
08/01/18 14,687.44 10,310.56 24,998.00 24,998.00 0.00 328,997.76
02101/19 15,128.07 9,869.93 24,998.00 24,998.00 0.00 313,869.69
08/01/19 15,581.91 9,416.09 24,998.00 24,998.00 0.00 298,287.78
02101/20 16,049.37 8,948.63 24,998.00 24,998.00 0.00 282,238.41
08/01/20 16,530.85 8,467.15 24,998.00 24,998.00 0.00 265,707.56
02101/21 17,026.77 7,971.23 24,998.00 24,998.00 0.00 248,680.79
08/01/21 17,537.58 7,460.42 24,998.00 24,998.00 0.00 231,143.21
02/01/22 18,063.70 6,934.30 24,998.00 24,998.00 0.00 213,079.51
08/01/22 18,605.61 6,392.39 24,998.00 24,998.00 0.00 194,473.90
02101123 19,163.78 5,834.22 24,998.00 24,998.00 0.00 175,310.12
08/01/23 19,738.70 5,259.30 24,998.00 24,998.00 0.00 155,571.42
02/01/24 20,330.86 4,667.14 24,998.00 24,998.00 0.00 135,240.56
08/01/24 20,940.78 4,057.22 24,998.00 24,998.00 0.00 114,299.78
02/01/25 21,569.01 3,428.99 24,998.00 24,998.00 0.00 92,730.77
08/01/25 22,216.08 2,781.92 24,998.00 24,998.00 0.00 70,514.69
02/01/26 22,882.56 2,115.44 24,998.00 24,998.00 0.00 47,632.13
. 08/01/26 23,569.04 1,428.96 24,998.00 24,998.00 0.00 24,063.09
02/01/27 24,063.09 721.89 24,784.98 24,784.98 0.00 0.00
08/01/27 0.00 0.00 0.00 0.00 0.00 0.00
$468,972 $364,522.92 $833,494.98 $833,494.98 $93,172.06
Surplus Tax Increment 213.02
Total Net Revenue $833,708.00
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Resolution 04-07 (Can't.) EXHIBIT A
May 11, 2004
Exhibit VI
,
. Market Value Analysis Report
Golden Valley Housing & Redevelopment Authority, Minnesota
Tax Increment Financing (Soils Condition) North Wirth District No.3
North Wirth Project
Scenario A
.
Assumptions
Present Value Date 06/01/04
P.V. Rate - Gross T.!. 6.00%
Increase in EMV With TIF District $3,240,000
Less: P.V of Gross Tax Increment 383,029
Subtotal $2,856,971
Less: Increase in EMV Without TIF 0
Difference $2,856,971
Annual Present
Gross Tax Value @
Year Increment 6.00%
1 2006 0 0
2 2007 22,375 18,425
3 2008 22,375 17,382
4 2009 22,375 16,398
5 2010 22,375 15,470
6 2011 22,375 14,594
7 2012 22,375 13,768
8 2013 50,177 29,128
9 2014 50,177 27,480
10 2015 50,177 25,924
11 2016 50,177 24,457
12 2017 50,177 23,072
13 2018 50,177 21,766
14 2019 50,177 20,534
15 2020 50,177 19,372
50,177 ,
16 2021 18,276
17 2022 50,177 17,241
18 2023 50,177 16,265
19 2024 50,177 15,344
20 2025 50,177 14,4 76
21 2026 50,177 13,657
22 2027 0 0
$836,728 $383,029
.
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