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6.1 ITEM 6.1. MEMORANDUM tyof � 1kRiver TO: Planning Commission FROM: Paul T. Steinman, Director of Economic Development DATE: November 19, 1996 SUBJECT: Tax Increment Financing District No. 16 (King and Main) Issue Complete a review of Tax Increment Financing District No. 16 and consider it to be in conformance with the Comprehensive Plan of the City of Elk River. Attachments • • Draft TIF District No. 16 - Includes Boundary Map of TIF District No. 16 • Site Zoning Information • Site Land Use Information • Letter and Site Plan from Developer Background In June, 1996, the Housing and Redevelopment Authority purchased three parcels at the corner of King and Main Street for the purpose of redevelopment. A commitment letter was received from Dennis Chuba of The Chuba Company as an intent to redevelop the site with construction of an approximately 12,000 square foot commercial building. The building would be multi-tenant with uses compatible to the existing zoning requirements. As is required in the case of establishment of new tax increment financing districts, the planning body of the local governing unit is required to take action on the proposed plan. The Planning Commission, in this case, is required by state statute to review and find the plan to be in compliance with the Comprehensive Plan of the City of Elk River. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 • Recommendation Staff recommends that the Planning Commission find Tax Increment Financing District No. 16 as presented to be in compliance with the City of Elk River Comprehensive Plan. planning\pc\kingmain.doc • • DRAFT • MODIFICATIONS To the Development Program For Development District No. 1 and the TAX INCREMENT FINANCING PLAN for Tax Increment Financing District No. 16 (A Redevelopment District) Housing and Redevelopment Authority in and for the City of Elk River • Sherburne County City of Elk River, Minnesota Prepared: October 21, 1996 Revised: October 21, 1996 Adopted: Prepared by: City of Elk River 13065 Orono Parkway Elk River Minnesota 55330 (612)441-7420 With final review by: Doherty Rumble&Butler, PA 3500 Fifth Street Towers 150 South Fifth Street Minneapolis, Minnesota 55402-4235 • (612) 340-5584 TABLE OF CONTENTS • TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 16 SECTION I. MODIFIED DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT I-1 SECTION II. TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 16 Section A. Statutory Autl.)rity II-1 Section B. Statement of Objectives II-1 Section C. Development Program Overview II-2 Section D. Description of Property in District No. 16 I1-2 Section E. Classification of the Tax Increment Financing District 11-3 Section F. Property To Be Acquired 1I-4 Section G. Estimate of Costs I1-4 Section H. Estimated Amount of Loan/Bonded Indebtedness II-4 Section I. Sources of Revenue 11-4 Section J. Original Tax Capacity II-5 Section K. Amount of Captured Tax Capacity I1-5 Section L. Duration of the District 11-5 Section M. Estimated Impact on Other Taxing Jurisdictions I1-6 S Section N. Modifications of the Tax Increment Financing District I1-6 Section O. Ar' ninistrative Expenses I1-7 Section P. Duration of Tax Increment Financing Districts II-7 Section Q. Limitation on Qualification of Property in Tax Increment District Not Subject to Improvement I1-7 Section R. Limitation on the Use of Tax Increment 11-8 Section S. Notification of Prior Planned Improvements 11-8 Section T. Excess Tax Increments 1I-9 Section U. Requirement for Agreements with the Developer 1I-9 Section V. Assessment Agreements I1-9 Section W. Administration of District and Maintenance of the Tax Increment Account 11-9 Section X. Financial Reporting Requirements II-10 Section Y. Municipal Approval II-11 Section Z. County Road Costs 11-12 Section AA. Reduction in State Tax Increment Financing Aid I1-13 Section AB. Economic Development and Job Creation I1-13 Section AC. Summary I1-13 EXHIBIT A Boundary Map of Tax Increment Financing District No. 2-8 A-1 EXHIBIT B Cashflow Analysis and Base Value Analysis B-1 EXHIBIT C Minnesota Business Assistance Form C-1 • SECTION I. MODIFIED DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 1 MODIFICATION TO SECTION I: Current plans for this downtown commercial redevelopment project are to build a 14,000 square foot commercial facility (TIF District No. 16). The project is proposed to include a maximum $400,000 of Tax Increment Financing. • Development Program for Development District No.1 Page I-I SECTION II. • TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 16 A. STATUTORY AUTHORITY Within the City of Elk River (the "City") there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the City Council established the Elk River Housing and Redevelopment Authority (the "Authority"). The City faces various existing land use problems that require corrective action by the City or Authority before development by private enterprise becomes financially feasible or desirable. The Authority and City are authorized to establish a tax increment district pursuant to Minnesota Statutes. Section 469.174 to 469.179, inclusive, as amended, to assist in financing public costs related to this project. Tax increments are derived only from the increased amount of taxes which are paid on a parcel of property after the construction of a new structure on the parcel. Tax increment districts encompass the parcels from which tax increments are paid for a period of time. Below is the Tax Increment Financing Plan (the "Plan") for Tax Increment Financing District No. 16 ("District No. 16"). Other relevant information is contained in the Development Program for Development District No. 1, originally adopted on April 1, 1985 and subsequently modified. A modification of the Development Program is contemplated in the Tax Increment Plan. Development District No. 1 includes the area proposed for District No. 16. The Authority or the City reserves the right to approve all or a portion of the property proposed to be included in District • No. 16 on the date of the first public hearing, January 27, 1997. B. STATEMENT OF OBJECTIVES District No. 16 consists of 3 parcels of land and adjacent and internal rights-of-way. The current plans for the new development on the site include a 14,000 square foot commercial facility. District No. 16 is expected to achieve many of the objectives set forth in the Development Program in regard to land use. These objectives include: 1. Provide impetus for commercial, residential, and industrial development by constructing the public facilities necessary to make such development possible; 2. Increase employment opportunities in the city by encouraging additional commercial and industrial development. 3. Provide adequately serviced commercial and industrial areas of the city to accommodate desirable users; 4. Remedy deficiencies in the existing water and sanitary sewer systems, which deficiencies have restricted development in areas of the city planned and designated • for commercial, residential, and industrial uses; 5. Preserve and enhance the tax base of the city; 6. Preserve and enhance the quality of life of the city; and, 7. Provide maximum opportunity, consistent with the needs of the city for development by private enterprise. See Exhibit C for the data on the qualifications of the redevelopment tax increment financing district. C. DEVELOPMENT PROGRAM OVERVIEW 1. Property to be Acquired - Property located entirely within District No. 16 is owned by the Authority and is further described in Subsection F of this Plan. 2. Relocation - Complete relocation services are available pursuant to Minnesota Statutes, Chapter 117 and other relevant state and federal laws. 3. Upon approval of the developer's plan relating to the project and completion of the necessary legal requirements, the Authority may sell to the developer selected properties it currently owns within District No. 16. 4. The City or the Authority may perform or provide for some or all necessary relocation, demolition, and required utilities and public streets work within District 111 No. 16. 5. District No. 16 contains property zoned central commercial. All development in the area will conform to applicable state and local codes and ordinances. D. DESCRIPTION OF PROPERTY IN DISTRICT NO. 16 District No. 16 encompasses the parcels and all adjacent and interior right-of-ways as identified below: 75-405-0160 305 & 307 King Avenue 75-405-0150 317 King Avenue 75-405-0140 812 Main Street The City or the Authority reserves a right to approve all or a portion of the area of the parcels listed as designation for District No. 16. See the map in Exhibit A for further information on the location of District No. 16. • • E. CLASSIFICATION OF THE TAX INCREMENT FINANCING DISTRICT The City and the Authority, in determining the need to create a tax increment financing district in accordance with Minnesota Statutes, Section 469.174 to 469.179, as amended, inclusive, find that District No. 16 to be established is a redevelopment district pursuant to Minnesota Statutes, Section 469.174, Subdivision 10 as defined below: (a) "Redevelopment district"means a type of tax increment financing district consisting of a project, or portions of a project, within which the authority finds by resolution that one of the following conditions, reasonably distributed throughout the district, exists: (1) parcels consisting of 70 percent of the area in the district are occupied by buildings, streets, utilities, or other improvements and more than 50 percent of the buildings, not including outbuildings, are structurally substandard to a degree requiring substantial renovation or clearance; or (2) The property consists of vacant, unused, underused, inappropriately used, or infrequently used railyards, rail storage facilities or excessive or vacated railroad rights-of-way. (b) For purposes of this subdivision, "structurally substandard" shall mean containing defects in structural elements or a combination of deficiencies in essential utilities and facilities, light and ventilation, fire protection including adequate egress, layout and condition of interior partitions, or similar factors, which defects or deficiencies are of sufficient total significance to justify substantial renovation or clearance. • A building is not structurally substandard if it is in compliance with the building code applicable to new buildings or could be modified to satisfy the building code at a cost of less than 15 percent of the cost of constructing a new structure of the same square footage and type on the site. The municipality may find that a building is not disqualified as structurally substandard under the preceding sentence on the basis of reasonably available evidence, such as the size, type, and age of the building, the average cost of plumbing, electrical, or structural repairs or other similar reliable evidence. If the evidence supports a reasonable conclusion that the building is not disqualified as structurally substandard, the municipality may make such a determination without an interior inspection or an independent, expert appraisal of the cost of repair and rehabilitation of the building... (c) For purposes of this subdivision, a parcel is not occupied by buildings, streets, utilities or other improvements until 15 percent of the area of the parcel contains improvements. The parcels have been investigated by City and Authority staff and consultants and District No. 16 has been found to meet all requirements of a redevelopment district. 1. District No. 16 consists of 3 parcels. 2. An inventory of the parcels shows that at least 70 percent of the parcels are occupied as defined in the Act. 3. An inspection of the buildings located within District No. 16 finds that at least 100 percent • of the buildings are structurally substandard as defined in the Act. F. PROPERTY TO BE ACQUIRED The Authority has acquired all parcels within District No. 16. G. ESTIMATE OF COSTS The estimate of public costs associated with District No. 16 are outlined in the following line item budget: Estimate of Public Costs Qualified Costs Land Acquisition, Demolition, and Other Development Costs $400,000 Total Estimated Public Costs: $400,000 Capitalized interest and other interest payments on tax increment bonds and obligations are also considered to be public costs in addition to the above referenced estimate of public costs. Interest payments and capitalized interest will be determined at the time of issuance of the bonds and obligations and are dependent on interest rates in effect at such time. In addition to above mentioned costs, administration costs to cover city staff and overhead and various consulting fees in an amount not to exceed 10% of total tax increment will be funded with tax increments from District No. 16. 111/ Any funds to be expended outside the boundaries of District No. 16, but within the boundaries of Development District No. 1, will be less than 25 percent of total tax increment generated by District No. 16, including administrative costs. Subject to that limitation, and the limitations as described in Section R., the tax increment from District No. 16 may be used to pay for public costs outlined in the Development Program for Development District No. 1 (whether or not such expenditures exceed the total budget for this plan identified above). H. ESTIMATED AMOUNT OF LOAN/BONDED INDEBTEDNESS The City or Authority have the ability to issue a revenue bond, general obligation bond, or other type of obligation in one or more series to finance any or all of the total estimated Public Costs authorized to be paid under Section G of this Plan. I. SOURCES OF REVENUE The partial source of revenue to be used to finance public costs associated with the public development projects and objectives as stated in Development District No. 1 is tax increment generated as a result of the taxation of the land and improvements in District No. 16. Tax increment financing refers to a funding technique that utilizes increases in valuation and the property taxes attributable to new development to finance, or assist in the financing of, public development costs. Additional sources of revenue may include but are not limited to investment income and land sales proceeds. This does not preclude the City, the Authority, or the developer IPfrom using other funds, at its discretion, to pay such costs. J. ORIGINAL TAX CAPACITY • Pursuant to Minnesota Statutes Section 469.174, Subdivision 7 and Section 469.177, Subdivision 1, the Original Net Tax Capacity (OTC) for the District No. 16 is based on the value placed on the property by the assessor in 1997 for taxes payable 1998. The tax capacity as certified is estimated to be 0 for taxes payable in 1998. The original local tax rate for the purpose of the projecting cashflow for District No. 16 will be the tax rate for taxes payable in 1996 of 1.03497. The certified original local tax rate for District No. 16 will be the tax rate for taxes payable in 1997. Each year, the Sherburne County Auditors Office will measure the amount of increase or decrease in the total tax capacity of District No. 16 to calculate the tax increment payable to the City and the Authority. In any year in which there is an increase in total tax capacity in the tax increment financing district above the annual percentage of annual increase, a tax increment will be payable. In any year in which the total tax capacity in District No. 16 declines below the original tax capacity, no additional valuation will be captured and no tax increment will be payable. The County Auditor shall certify in each year after the date the OTC was certified, the amount the OTC has increased or decreased as a result of: 1. change in tax exempt status of property; 2. reduction or enlargement of the geographic boundaries of the district; 3. change due to stipulations, adjustments, negotiated or court-ordered abatements; • 4. change in the use of the property and classification; or 5. change in state law governing class rates. K. AMOUNT OF CAPTURED TAX CAPACITY Pursuant to Minnesota Statutes, Section 469.174 Subdivision 4 and Minnesota Statutes, Section 469.177, Subdivision 2, the estimated Captured Net Tax Capacity (CTC) of District No. 16, upon completion of all phases of the project, will annually approximate 44,000, based on an estimated market value of $1,000,000. The City requests 100 percent of the available increase in tax capacity for repayment of debt and current expenditures. The original tax capacity and project tax capacity are estimated at current market values and class rates to be the total amount when all development is in place and uses of the property have changed. Estimated Project Tax Capacity 44,000 less Original Tax Capacity 0 Estimated Captured Tax Capacity 44,000 L. DURATION OF THE DISTRICT Pursuant to Minnesota Statutes, Section 469.175, Subdivision 1, the duration of District No. 16 must be indicated within the Plan. The duration of District No. 16 will be 25 years from payment of the first tax increment expected in 1999. Thus, it is estimated that District No. 16, including any modifications of the Plan for subsequent phases or other changes, would terminate at the end of the • year 2023. The City and the Authority reserve the right to decertify District No. 16 prior to the legally required date. M. ESTIMATED IMPACT ON OTHER TAXING JURISDICTIONS The estimated impact on other taxing jurisdictions assumes construction would have occurred without the creation of District No. 16. If the construction is a result of tax increment financing, the impact is $0 to other entities. Notwithstanding the fact that the fiscal impact on the other taxing jurisdictions is $0 due to the fact that the construction would not have occurred without the assistance of the city, the following estimated impact of District No. 16 would be as follows if the "but for" test was not met: IMPACT ON TAX BASE ENTITY'S % OF CAPTURED TOTAL NET CAPTURED TAX CAPACITY ENTITY TAX CAPACITY TAX CAPACITY TO ENTITY TOTAL Sherburne County 57,579,856 44,000 0.076% City of Elk River 10,694,856 44,000 0.411% School District No. 728 22,502,787 44,000 0.196% IMPACT ON TAX RATES CURRENT CAPTURED POTENTIAL ENTITY TAX RATE TAX CAPACITY TAXES Sherburne County .23574 44,000 10,373 City of Elk River .24033 44,000 10,575 School District No. 728 .54530 44,000 23,993 Other .01360 44,000 598 TOTAL 1.03497 45,539 The estimates listed above display captured tax capacity when all construction is completed. The tax rates and tax capacities are the payable 1996 figures for all jurisdictions. District No. 16 will be certified under rates for tax year payable 1997. N. MODIFICATIONS OF THE TAX INCREMENT FINANCING DISTRICT In accordance with Minnesota Statutes, Section 469.175, Subdivision 4, any reduction or enlargement of the geographic area of the project or tax increment financing district, increase in amount of bonded indebtedness to be incurred, including a determination to capitalize interest on debt if that determination was not a part of the original plan, or to increase or decrease the amount of interest on the debt to be capitalized, increase in the portion of the captured tax capacity to be retained by the City or Authority, increase in total estimated tax increment expenditures or designation of additional property to be acquired by the City or Authority shall be approved upon the notice and after the discussion, public hearing and findings required for approval of the original plan. The geographic area of a tax increment financing district may be reduced, but shall not be enlarged after five years following the date of certification of the original tax capacity by the county auditor or by approximately July 2002. • Modifications to the District No. 16, in the form of a budget modification or an expansion of the boundaries, will be recorded in this Plan. O. LIMITATION ON ADMINISTRATIVE EXPENSES In accordance with Minnesota Statutes, Section 469.174, Subdivision 14 and Minnesota Statutes, Section 469.176, Subdivision 3, administrative expenses means all expenditures of an authority other than amounts paid for the purchase of land or amounts paid to contractors or others providing materials and services, including architectural and engineering services, directly connected with the physical development of the real property in the district, relocation benefits paid to or services provided for persons residing or businesses located in the district or amounts used to pay interest on, fund a reserve for, or sell at a discount bonds issued pursuant to Section 469.178. Administrative expenses include amounts paid for services provided by bond counsel, fiscal consultants, and planning or economic development consultants. No tax increment shall be used to pay any administrative expenses for a project which exceed ten percent of the total tax increment expenditures authorized by the tax increment financing plan or the total tax increment expenditures for the project, whichever is less. Pursuant to Minnesota Statutes, Section 469.176, Subdivision 4h, tax increments may be used to pay for the county's actual administrative expenses incurred in connection with District No. 16. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. P. DURATION OF TAX INCREMENT FINANCING DISTRICTS Pursuant to Minnesota Statutes, Section 469.176, Subdivision 1, "no tax increment shall be paid to an authority three years from the date of certification by the County Auditor unless within the three-year period (1) bonds have been issued pursuant to Section 469.178, or in aid of a project pursuant to any other law, except revenue bonds issued pursuant to Chapter 469.152 to 469.165, prior to the effective date of the Act; or (2) the authority has acquired property within the district; or (3) the authority has constructed or caused to be constructed public improvements within the district . . . " The City or Authority must therefore issue bonds, or acquire property, or construct or cause public improvements in District No. 16 by approximately July, 2000. Q. LIMITATION ON QUALIFICATION OF PROPERTY IN TAX INCREMENT DISTRICT NOT SUBJECT TO IMPROVEMENT Pursuant to Minnesota Statutes, Section 469.176, Subdivision 6, if, after four years from the date of certification of the original tax capacity of the tax increment financing district pursuant to Minnesota Statutes, Section 469.177, no demolition, rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan, no additional tax increment may be taken from that parcel and the original tax capacity of that parcel shall be • excluded from the original tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including improvement of a street adjacent to that parcel, in • accordance with the tax increment financing plan, the authority shall certify to the county auditor in the annual disclosure report that the activity has commenced. The county auditor shall certify the tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original tax capacity of the tax increment financing district. The county auditor must enforce the provisions of this subdivision... For purposes of this subdivision, qualified improvements are limited to (1) construction or opening of a new street, (2) relocation of a street, and(3)substantial reconstruction or rebuilding of an existing street. R. LIMITATION ON THE USE OF TAX INCREMENT Pursuant to Minnesota Statues, 469.176, Subd. 4, at least 90 percent of the revenues derived from tax increments from a redevelopment district must be used to finance the cost of correcting conditions that allow designation of redevelopment districts under section 469.174, Subdivision 10. These costs include acquiring properties containing structurally substandard buildings or improvements, acquiring adjacent parcels necessary to provide a site of sufficient size to permit development, demolition of structures, clearing of the land and installation of utilities, roads, sidewalks, and parking facilities for the site. The revenues shall be used to finance or otherwise pay public redevelopment and housing development costs pursuant to the HRA Act. These revenues shall not be used to circumvent any levy limit law. No revenues derived from tax increment shall be used for the construction or renovation of a municipally owned building used primarily and regularly for conducting the business of the municipality; this provision shall not prohibit the use of revenues derived from tax increments for the construction or renovation of a parking structure, a commons area used as a public park or a facility used for social, recreational or conference purposes and not I rimarily for conducting the business of the municipality. • For tax increment financing districts for which certification was requested after April 30, 1990, pursuant to Minnesota Statutes, Section 469.1763, Subdivisions 1 and 2, an amount equal to at least 75 percent of the revenue derived from tax increments from the district's parcels must be expended on activities in the district. S. NOTIFICATION OF PRIOR PLANNED IMPROVEMENTS Pursuant to Minnesota Statutes, Section 469.177, Subdivision 4, the City and the Authority have reviewed the area to be included in District No. 16 and found no properties for which building permits have been issued during the 18 months immediately preceding approval of the Plan by the City. If a building permit had been issued within the 18 month period preceding approval of the plan by the City, the county auditors shall increase the original tax capacity of the district by the valuation of the improvements for which the building permit was issued. T. EXCESS TAX INCREMENTS Pursuant to Minnesota Statutes, Section 469.176, Subdivision 2, in any year in which the tax increment exceeds the amount necessary to pay the costs authorized by the tax increment plan, including the amount necessary to cancel any tax levy as provided in Minnesota Statutes, Section 475.61, Subdivision 3, the authority shall use the excess amount to do any of the following: 1. prepay the outstanding bonds; 2. discharge the pledge of tax increment therefore; 3. pay into an escrow account dedicated to the payment of such bond; or • 4. return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their tax capacity rate. The Authority may also modify this Plan to authorize additional costs. U. REQUIREMENT FOR AGREEMENTS WITH THE DEVELOPER The City or Authority will review any Developer's proposal to determine its conformance with the Development Program and with applicable municipal ordinances and codes. To facilitate this effort, the following documents may be requested for review and approval: site plan, construction, mechanical, and electrical system drawings, landscaping plan, grading and storm drainage plan, signage system plan, and any other drawings or narrative deemed necessary by the City or Authority to demonstrate the conformance of the development with city plans and ordinances. Land acquired by the City or Authority may be subject to a Contract for Sale upon disposition to the Developer. The general requirements to be imposed upon the developer by the Contract for Sale are: 1. To redevelop the land purchased in accordance with this plan. 2. To commence and complete the building of improvements on the land within a reasonable period of time as determined by the City or Authority. 3. Not to resell the land before improvements are made without the prior consent of the City or Authority. 4. Not to discriminate on the basis of race, color, sex, creed or national origin on the sale, lease,transfer or occupancy of the land purchased from the City or Authority. • The requirements to be imposed upon the Developer and the City's or Authority's exact participation in the project will be negotiated as part of the Redevelopment Agreement between the City or the Authority and the Developer. V. ASSESSMENT AGREEMENTS Pursuant to Minnesota Statutes, Section 469.177, Subdivision 8, the City or Authority may enter into an agreement in recordable form with the owner of property within the tax increment financing district which establishes a minimum market value of the land and improvements for the duration of the tax increment district. The assessment agreement shall be presented to the county assessor who shall review the plans and specifications for the improvements constructed, review the market value assigned to the land upon which the improvements have been or will be constructed and, so long as the minimum market value contained in the assessment agreement appear, in the judgment of the assessor, to be a reasonable estimate, the assessor may certify the minimum market value agreement. W. ADMINISTRATION OF DISTRICT AND MAINTENANCE OF THE TAX INCREMENT ACCOUNT Administration of District No. 16 will be handled by the Executive Director of the Authority. The tax increment received as a result of increases in the tax capacity of District No. 16 will be maintained in a special fund separate from all other municipal funds and expended only upon sanctioned municipal activities identified in the tax increment financing plan. X. FINANCIAL REPORTING REQUIREMENTS Pursuant to Minnesota Statutes, Section 469.175, Subdivisions 5, 6, and 6(a); the City or Authority must file an annual disclosure report for all tax increment financing districts with the State Auditor, the county board, county auditor, and school board. Pursuant to Section 469.175, Subd. 5, of the Tax Increment Financing Act, the City or Authority must file an annual disclosure report for the Tax Increment Financing District. The report shall be filed with the State Auditor, the county board, county auditor, and school board on or before July 1 of each year. The report to be filed by the City or Authority shall include the following information: 1. the amount and source of revenue in the tax increment account; 2. the amount and purpose of expenditures from the account; 3. the amount of any pledge of revenues, including principal and interest, on any outstanding bond indebtedness; 4. the original net tax capacity of the Tax Increment Financing District; 5. the captured net tax capacity retained by the City; 6. the captured net tax capacity shared with other taxing districts; 7. the tax increment received; 8. any additional information necessary to demonstrate compliance with the tax increment financing plan. Section 469.175, Subd. 5, of the Tax Increment Financing Act also provides that an annual statement showing the tax increment received and expended in that year, the original net tax capacity, captured net tax capacity, amount of outstanding bonded indebtedness, the amount of the district's inc,cments paid to • other governmental bodies, the amount paid for administrative costs, the sum of increments paid, directly or indirectly, for activities and improvements located outside of the district, and any additional information the City or Authority deems necessary shall be published in a newspaper of general circulation in the City. Pursuant to Minnesota Statutes, Section 469.175, Subd. 6, of the Tax Increment Financing Act, the City or Authority must annually submit to the State Auditor, on or before July 1, a financial report which shall: 1. provide for full disclosure of the sources and uses of the public funds in the district; 2. permit comparison and reconciliation with the City's accounts and financial reports; 3. permit auditing of the funds expended on behalf of the tax increment district, including a single district that is part of a multi district project or that is funded in part or whole through the use of a development account funded with tax increments from other districts or with other public money; and 4. be consistent with generally accepted accounting principles. The financial report must also include the following: 1. the original net tax capacity of the district; 2. the captured net tax capacity of the district, including the amount of any captured net tax capacity shared with other taxing districts; 3. for the reporting period and for the duration of the district, the amount budgeted under • the tax increment financing plan, and the actual amount expended for, at least, the • following categories: a. acquisition of land and buildings through condemnation or purchase; b. site improvements or preparation costs; c. installation of public utilities, parking facilities, streets, roads, sidewalks, or other similar public improvements; d. administrative costs, including the allocated cost of the authority; e. public park facilities, facilities for social, recreational, or conference purposes, or other similar public improvements; 4. for properties sold to developers, the total cost of the property to the authority and the price paid by developers; 5. the amount of increments rebated or paid to developers or property owners for privately financed improvements or other qualifying costs. Pursuant to Minnesota Statutes, Section 469.175, subdivision 6a, the City or Authority must also annually report to the State Auditor before or on July 1 of each year the following amounts for the entire City: 1. the total principal amount of nondefeased tax increment financing bonds that are outstanding at the end of the previous calendar year; and 2. the total annual amount of principal and interest payments that are due for the current calendar year on (i) general obligation tax increment financing bonds and (ii) other tax increment financing bonds. • and for each tax increment financing district within the City: 1. the type of tax increment financing district; 2. the date on which the district is required to be decertified; 3. the amount of any payments and the value of in-kind benefits, such as physical improvements and the use of building space, that are financed with revenues derived from increments and are provided to another governmental unit (other than the municipality) during the preceding calendar year; 4. the tax increment revenues for taxes payable in the current calendar year; 5. whether the tax increment financing plan or other governing document permits increment revenues to be expended outside of the tax increment financing district; 6. any additional information that the State Auditor may require. Copies of this report must also be provided to the county and school district boards. Y. MUNICIPAL APPROVAL Pursuant to Minnesota Statutes, Section 469.175, Subdivision 3, before or at the time of approval of the tax increment financing plan, the municipality shall make the following findings and shall set forth in writing the reasons and supporting facts for each determination. 1. Finding that the Tax Increment Financing District No. 16 is a redevelopment district as defined in Minnesota Statutes,Section 469.175, Subd. 10. District No. 16 consists of 3 parcels of property. The District qualifies as a redevelopment • district as defined in Minnesota Statutes,section 469.174, subd. 10. 2. Finding that the proposed development, in the opinion of the City Council and the Authority, would not occur solely through private investment within the reasonably foreseeable future and, therefore,the use of tax increment financing is deemed necessary. Due to the high cost of redevelopment on parcels currently occupied by substandard buildings, the incompatible land uses at close proximity, and the cost of financing the proposed improvements, this project is feasible only through assistance, in part, from tax increment financing. 3. Finding that the Tax Increment Financing Plan conforms to the general plan for the development or redevelopment of the municipality as a whole. The site is appropriately zoned. The Tax Increment Financing Plan has been reviewed by the Planning Commission and been found to conform to the general development plan of the City. 4. Finding that the Tax Increment Financing Plan for Tax Increment Financing District No. 16 will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development of Development District No. 1 by private enterprise. The establishment of Tax Increment Financing District No. 16 will result in increased employment for the City and will eliminate a blighting influence in the downtown area. . Z. COUNTY ROAD COSTS Pursuant to Minnesota Statutes, Section 469.175, Subdivision la, the county board may require the authority to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment will, in the judgement of the county, substantially increase the use of county roads requiring construction of road improvements or other road costs and if the road improvements are not scheduled within the next five years under a capital improvement plan or other county plan. The improvements outlined in the Plan serve as notice to the county that the development of the commercial facility will be assisted with tax increment. In the opinion of the City, the Authority, and consultants, the proposed development will have little or no impact upon county roads. If the county elects to use increments to improve county roads, it must notify the City within thirty days of receipt of this plan. III AA. REDUCTION IN STATE TAX INCREMENT FINANCING AID Pursuant to Minnesota Statues, Section 273.1399, for tax increment financing districts for which certification was requested after April 30, 1990, a municipality incurs a reduction in state tax increment financing aid (RISTIFA) applied to the municipality's Local Government Aids (LGA) first and, Homestead and Agricultural Credit Aids (I-IACA) second, in an amount equal to a formula based upon the equalized qualifying captured tax capacity(QCTC)of the tax increment financing district. Pursuant to Minnesota Statutes, Section 273.1399, Subdivision 6, for tax increment financing districts certified after June 30, 1994,the City may choose an option to the LGA-HACA penalty. A tax increment financing district is exempt if the City elects at the time of approving the tax increment financing plan to make a qualifying local contribution. To qualify for the exemption in each year, the City must make a qualifying local contribution to the project of a certain percentage. The local contribution for a redevelopment district is 5 percent. The maximum local contribution for all districts in the City is limited to two percent of the City's net tax capacity. The amount of the local contribution must be made out of unrestricted money of the authority or municipality, such as the general fund, a property tax levy, or a federal or a state grand-in-aid which may be spent for general government purposes. The local contribution may not be made, directly or indirectly, with tax increments or developer payments. The local contribution must be used to pay project costs and cannot be used for general government purposes. The Authority elects to make the annual local contribution to the project to exempt itself from the LGA- 11110 HACA penalty. The annual local contribution has been made up-front and includes the cost of holding the property u►.til acquisition by the developer in July, 1997, plus costs paid up front which are not reimbursable TIF expenditures. LOCAL MATCH ANALYSIS Fair Market Value-established at time of purchase-June 28, 1996 $410,000 Amount to be carried for 1 (one)year until developer acquisition $410,000 Carrying costs at rate of 6% $ 24,600 Add other non-reimbursable costs-property taxes $ 6,261 Total local match provided up-front to project $ 30,861 AB. ECONOMIC DEVELOPMENT AND JOB CREATION To the extent applicable, the City agrees to comply with Minnesota Statues, Section 116J.991, which states that a business receiving state or local government assistance for economic development or job growth purposes, including tax increment financing, must create a net increase in jobs and meet wage level goals in Minnesota within two years of receiving assistance (See Appendix D). • AC. SUMMARY • The City of Elk River is establishing Tax Increment FinancingDistrict No. 16 to reserve and enhance P the tax base, to redevelop substandard areas, and increase employment of the City. The Tax Increment Financing Plan for Tax Increment Financing District No. 16 was prepared by the City of Elk River, 13065 Orono Parkway, Elk River, Minnesota 55330,telephone(612)441-7420. • 11111 • EXHIBIT A Boundary Map of Tax Increment Financing District No. 16 N.1/2 S.W. 1/4 SEC. 34 T. 33N., R. 26W. fo s ` $s • 3 ,, 4.4\ 75-407-.�... '. .. ..6.••' 86.•,• 6.o••' :6.00' 6....a='�.i• • 1 ,,, 10• 5-403 • • •: c . : � �VILLAGE glr„ �� C. -2363 2 ,, )3'f03,1% % * h '"trn r 23 8 o '4. , , Sp , 7 , ? 8 ..7,5.p.z. .. ,... . j .. biliss �• 8 t e •;L • "••• �• � -or ; z �� •� off° . • /:: 75-403-2 :4. -11 • - 0 .8 •• .4 .•.4 113 •0.•�,, ^ �t 8 -41 ?_ . 80.00 o / 'boat. '(�•• I • ! - O n • 0.00 �'1•J i��► 11115 0 8 � eraI ••' T•• EVS R d $ L •141:' x., �. .6 .. :7: ;' :,. 28 .. 66. ., 8g `�' l •••• •. t. 4. - - P .� o Jg ' 8 ': G; - . .. O . .RR n 'r” yh r • 18 ( r 66.•. �• FN$• `c 5��' = 14' '� N 6 ,g n ckg • Is 1 h o • 1 '4j !moi• •. • I i�� w 3vi ..• ;•- •• cv ,�g( SEET rL 1324.09' • Tax Increment Financing District No.16 Page A-I • EXHIBIT B Cashflow Analysis and Base Value Analysis (3 pages follow) • Tax Increment Financing District No.16 Page B-1 E3P F t TIF DISTRICT NO. 16 CASH FLOW ASSUMPTIONS • Pay-As-You-Go Interest Rate 8.50% Tax Extension Rate 1.03497 Pay 96 Inflation Rate 0.00% • VALUE/RATE/CAPACITY Base Effective Tax Value Rate Capacity Value Information 0 4.40% 0 Pay 96 PROJECT INFORMATION Type of Total Taxes Per Total Tax Market Date Use Sq. Ft. Sq. Ft. Taxes Capacity Value Payable Commercial 14,000 $3.25 45,539 44,000 1,000,000 1999 Totals 14,000 45,539 44,000 1,000,000 BUT FOR ANALYSIS Current Market Value-Estimate 410,000 New Market Value-Estimate 1,000,000 Difference 590,000 Present Value of Tax Increment 365,271 Difference 224,729 Value Likely to Occur Without TIF 0 Difference 224,729 411 LOCAL MATCH ANALYSIS Fair Market Value-Paid on June 28, 1996 410,000 Amount to be carried for 1 year(s)until developer acquisition 410,000 Carrying costs at rate of 6% 24,600 Other non-reimbursable costs-property taxes 6,261 Total local match provided up-front to project 30,861 IMPACT ANALYSIS TAX CAPACITIES SHERBURNE 57,579,856 44,000 0.076% ELK RIVER 10,694,856 44,000 0.411% DISTRICT 728 22,502,787 44,000 0.196% TAX RATES SHERBURNE 0.235740 44,000 10,373 ELK RIVER 0.240330 44,000 10,575 DISTRICT 728 0.545300 44,000 23,993 OTHER 0.013600 44,000 598 TOTALS 1.034970 45,539 Cashflow analysis prepared by CITY OF ELK RIVER 1120/96 TIF DISTRICT NO. 16 CASH FLOW ANALYSIS PERIOD BEGINNING Base Project Captured Inflation Semi-Annual Admin. Local Match Total Increment PERIOD ENDING Tax Tax Tax Rate Gross Tax at at Minus Admin Yrs. Mth. Yr. Capacity Capacity Capacity 0.00% Increment 10.00% 5.00% Plus Local Match Yrs. Mth. Yr. 0 0.0 07-01 1996 0 0 0 0 0 0 0 0 0.0 12-01 1996 0.0 12-01 1996 0 0 0 0 0 0 0 0 0.0 07-01 1997 0.0 07-01 1997 0 0 0 0 0 0 0 0 0.0 12-01 1997 0.0 12-01 1997 0 0 0 0 0 0 0 0 0.0 07-01 1998 0.0 07-01 1998 0 0 0 0 0 0 0 0 0.0 12-01 1998 0.0 12-01 1998 0 0 0 0 0 0 0 0 0.0 07-01 1999 0.0 07-01 1999 0 44,000 44,000 0 22.769 (2,277) 1,138 21,631 0.5 12-01 1999 0.5 12-01 1999 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 1.0 07-01 2000 1,0 07-01 2000 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 1.5 12-01 2000 1.5 12-01 2000 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 2.0 07-01 2001 2.0 07-01 2001 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 2.5 12-01 2001 2.5 12-01 2001 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 3.0 07-01 2002 3.0 07-01 2002 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 3.5 12-01 2002 3.5 12-01 2002 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 4.0 07-01 2003 4.0 07-01 2003 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 4.5 12-01 2003 4.5 12-01 2003 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 5.0 07-01 2004 5.0 07-01 2004 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 5.5 12-01 2004 5.5 12-01 2004 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 6.0 07-01 2005 6.0 07-01 2005 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 6.5 12-01 2005 6.5 12-01 2005 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 7.0 07-01 2006 7.0 07-01 2006 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 7.5 12-01 2006 7.5 12-01 2006 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 8.0 07-01 2007 8.0 07-01 2007 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 8.5 12-01 2007 8.5 12-01 2007 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 9.0 07-01 2008 9.0 07-01 2008 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 9.5 12-01 2008 9.5 12-01 2008 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 10.0 07-01 2009 10.0 07-01 2009 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 10.5 12-01 2009 10.5 12-01 2009 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 11.0 07-01 2010 11.0 07-01 2010 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 11.5 12-01 2010 11.5 12-01 2010 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 12.0 07-01 2011 12.0 07-01 2011 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 12.5 12-01 2011 12.5 12-01 2011 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 13.0 07-01 2012 13.0 07-01 2012 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 13.5 12-01 2012 13.5 12-01 2012 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 14.0 07-01 2013 14.0 07-01 2013 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 14.5 12-01 2013 14.5 12-01 2013 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 15.0 07-01 2014 015.0 07-01 2014 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 15.5 12-01 2014 5.5 12-01 2014 0 44,000 44,000 0 22,769 (2.277) 1,138 21,631 16.0 07-01 2015 6.0 07-01 2015 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 16.5 12-01 2015 16.5 12-01 2015 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 17.0 07-01 2016 17.0 07-01 2016 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 17.5 12-01 2016 17.5 12-01 2016 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 18.0 07-01 2017 18.0 07-01 2017 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 18.5 12-01 2017 18.5 12-01 2017 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 19.0 07-01 2018 19.0 07-01 2018 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 19.5 12-01 2018 19.5 12-01 2018 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 20.0 07-01 2019 20.0 07-01 2019 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 20.5 12-01 2019 20.5 12-01 2019 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 21.0 07-01 2020 21.0 07-01 2020 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 21.5 12-01 2020 21.5 12-01 2020 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 22.0 07-01 2021 22.0 07-01 2021 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 22.5 12-01 2021 22.5 12-01 2021 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 23.0 07-01 2022 23.0 07-01 2022 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 23.5 12-01 2022 23.5 12-01 2022 0 44,000 44,000 0 22,769 (2.277) 1.138 21,631 24.0 07-01 2023 24.0 07-01 2023 0 44,000 44,000 0 22,769 (2,277) 1,138 21,631 24.5 12-01 2023 24.5 12-01 2023 0 44,000 44,000 0 22.769 (2,277) 1,138 21,631 25.0 07-01 2024 Totals 1,138,467 (113,847) 56,923 1,081,544 Total Net Present Value 365,271 (36,527) 18,264 347,007 • Cashtlow analysis prepared by CITY OF ELK RIVER 1120!96 TIF DISTRICT NO. 16 PAYMENT ANALYSIS PERIOD BEGINNING Scheduled Payment Payment Local Match Local Match Local Match PERIOD ENDING Payment To HRA To HRA at Paid up-front Owed by leYrs. Mth. Yr. Date 10%Admin Dev.Costs 5.00% HRA Yrs. Mth. Yr. 0.0 07-01 1996 0 0 0 30,861 0.0 12-01 1996 0.0 12-01 1996 0 0 0 30,861 0.0 07-01 1997 0.0 07-01 1997 0 0 0 30,861 0.0 12-01 1997 0.0 12-01 1997 0 0 0 30,861 0.0 07-01 1998 0.0 07-01 1998 0 0 0 30,861 0,0 12-01 1998 0.0 12-01 1998 0 0 0 30,861 0.0 07-01 1999 0.0 07-01 1999 07-31 2,277 20,492 1,138 29,723 (28,584) 0.5 12-01 1999 0.5 12-01 1999 12-31 2,277 20,492 1,138 28,584 (27,446) 1.0 07-01 2000 1.0 07-01 2000 07-31 2,277 20,492 1,138 27,446 (26,307) 1.5 12-01 2000 1.5 12-01 2000 12-31 2,277 20,492 1,138 26,307 (25,169) 2.0 07-01 2001 2.0 07-01 2001 07-31 2,277 20,492 1,138 25,169 (24,030) 2.5 12-01 2001 2.5 12-01 2001 12-31 2,277 20,492 1,138 24,030 (22,892) 3.0 07-01 2002 3.0 07-01 2002 07-31 2,277 20,492 1,138 22,892 (21,753) 3.5 12-01 2002 3.5 12-01 2002 12-31 2,277 20,492 1,138 21,753 (20,615) 4.0 07-01 2003 4.0 07-01 2003 07-31 2,277 20,492 1,138 20,615 (19,476) 4.5 12-01 2003 4.5 12-01 2003 12-31 2,277 20,492 1,138 19,476 (18,338) 5.0 07-01 2004 5.0 07-01 2004 07-31 2,277 20,492 1,138 18,338 (17,199) 5.5 12-01 2004 5.5 12-01 2004 12-31 2,277 20,492 1,138 17,199 (16,061) 6.0 07-01 2005 6.0 07-01 2005 07-31 2,277 20,492 1,138 16,061 (14,922) 6.5 12-01 2005 6.5 12-01 2005 12-31 2,277 20,492 1,138 14,922 (13,784) 7.0 07-01 2006 7 0 07-01 2006 07-31 2,277 20,492 1,138 13,784 (12,646) 7.5 12-01 2006 7.5 12-01 2006 12-31 2,277 20,492 1,138 12,646 (11,507) 8.0 07-01 2007 8.0 07-01 2007 07-31 2,277 20,492 1,138 11,507 (10,369) 8.5 12-01 2007 8.5 12-01 2007 12-31 2,277 20,492 1,138 10,369 (9,230) 9.0 07-01 2008 9.0 07-01 2008 07-31 2,277 20,492 1,138 9,230 (8,092) 9.5 12-01 2008 9.5 12-01 2008 12-31 2,277 20,492 1,138 8,092 (6,953) 10.0 07-01 2009 10.0 07-01 2009 07-31 2,277 20,492 1,138 6,953 (5,815) 10.5 12-01 2009 10.5 12-01 2009 12-31 2,277 20,492 1,138 5,815 (4,676) 11.0 07-01 2010 11.0 07-01 2010 07-31 2,277 20,492 1,138 4,676 (3,538) 11.5 12-01 2010 11.5 12-01 2010 12-31 2,277 20,492 1,138 3,538 (2,399) 12.0 07-01 2011 12.0 07-01 2011 07-31 2,277 20,492 1,138 2,399 (1,261) 12.5 12-01 2011 12.5 12-01 2011 12-31 2,277 20,492 1,138 1,261 (122) 13.0 07-01 2012 13.0 07-01 2012 07-31 2,277 20,492 1,138 122 1,016 13.5 12-01 2012 13.5 12-01 2012 12-31 2,277 20,492 1,138 0 1,138 14.0 07-01 2013 14.0 07-01 2013 07-31 2,277 20,492 1,138 0 1,138 14.5 12-01 2013 14.5 12-01 2013 12-31 2,277 20,492 1,138 0 1,138 15.0 07-01 2014 05 5.0 07-01 2014 07-31 2,277 20,492 1,138 0 1,138 15.5 12-01 2014 .5 12-01 2014 12-31 2,277 20,452 1,138 0 1,138 16.0 07-01 2015 6.0 07-01 2015 07-31 2,277 20,492 1,138 0 1,138 16.5 12-01 2015 16.5 12-01 2015 12-31 2,277 20,492 1,138 0 1,138 17.0 07-01 2016 17.0 07-01 2016 07-31 2,277 20,492 1,138 0 1,138 17.5 12-01 2016 17.5 12-01 2016 12-31 2,277 20,492 1,138 0 1,138 18.0 07-01 2017 18.0 07-01 2017 07-31 2,277 20,492 1,138 0 1,138 18.5 12-01 2017 18.5 12-01 2017 12-31 2,277 20,492 1,138 0 1,138 19.0 07-01 2018 19.0 07-01 2018 07-31 2,277 20,492 1,138 0 1,138 19.5 12-01 2018 19.5 12-01 2018 12-31 2,277 20,492 1,138 0 1,138 20.0 07-01 2019 20.0 07-01 2019 07-31 2,277 20,492 1,138 0 1,138 20.5 12-01 2019 20.5 12-01 2019 12-31 2,277 20,492 1,138 0 1,138 21.0 07-01 2020 21.0 07-01 2020 07-31 2,277 20,492 1,138 0 1,138 21.5 12-01 2020 21.5 12-01 2020 12-31 2,277 20,492 1,138 0 1,138 22.0 07-01 2021 22.0 07-01 2021 07-31 2,277 20,492 1,138 0 1,138 22.5 12-01 2021 22.5 12-01 2021 12-31 2,277 20,492 1,138 0 1,138 23.0 07-01 2022 23.0 07-01 2022 07-31 2,277 20,492 1,138 0 1,138 23.5 12-01 2022 23.5 12-01 2022 12-31 2,277 20,492 1,138 0 1,138 24.0 07-01 2023 24.0 07-01 2023 07-31 2,277 20,492 1,138 0 1,138 24.5 12-01 2023 24.5 12-01 2023 12-31 2,277 20,492 1,138 0 1,138 25.0 07-01 2024 Totals 113,847 1,024,620 56,923 Total Net Present Value 36,527 328,744 18,264 • Cashflow analysis prepared by CITY OF ELK RIVER 1120/96 EXHIBIT C • Minnesota Business Assistance Form (Minnesota Department Of Trade And Economic Development) ♦`►c.Tade�Q.. f • EC O n.; Minnesota Business Assistance Form* ti• N? 4 Minnesota Department of Trade and Economic Development A A,•OSd ap`• •p.♦ .n I� • 4 Please type or print in dark ink. 1.Funding government agency name 2.Agency street address 3.City 4.Zip Code 5.Phone number(area code) 6.Fax number(area code) 7.Contact name 8.Type of government agency • City _County _Regional State Other(Please indicate) 9.Name of TIF district(if applicable) 10.Name of business receiving assistance 11.Date business received assistance 12.Job creation goals for business receiving assistance 13.Hourly wage level goals for business receiving assistance 14.Actual jobs created since business received assistance 15.Actual average hourly wage paid to employees hired since business received assistance 16.Last date actual wage and job creation levels documented • *Please complete one form for each business project your agency assisted with$25,000 or more in public funds. Please send completed form annually by March 1 to: or fax report to: Minnesota Business Assistance Form (6I2)296-1290 Minnesota Department of Trade and Economic Development 500 Metro Square For information,call: 121 East 7th Place (612) 297-1291 or 1-800-657-3858 St. Paul,Minnesota 55101 S. --- ' ''' #T ,::"../ ..1.6,,,,, --,- r---47-.- 14kilL_.‘. ---- 1151114N**&WO • .4 e. 2. " . " . 4 ' 2, 'e , 041* ii&I/41Paga 1•• ,a., , / 1 14 -•:". "'„,- 1o* as tile ::-.7-- •0„.i.;;; ),1,x•- art V/ Maw mo‘.___,. !A t• ow , , ,•.: A . g 7Jrfn r F.7 114 lifilal. 111, — t .. ;X. • ;Mk fir. 11117ermin mini rpm 1.4 issrpi-G,,,,,. .,.0.5 plc i frp • A ::E: gliti Ai i ill FL, liat-0 7 1.5...co Ts,El il` NUN MOM III ' °I 40 w i Iv- pr....0EREA1 el, . ir 4:4'4_Aist4:412 =LI =6' Mlle 7:.... iiifilinunia. 1111. --ciel, wow arim. ..r.no.,41.0. -..... . 141 irl • • fttidlliiilibillial= -ra• r7i1V NI Ric 1.4*. 411 ormill iv -..w•i$, iv *a:aminminvas aim 11191bli:if AllIniii .. 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SC CHUBA CO 44156Z5 P. 01 CCOMPANY H 19276 Vernon Street NW Building ��y(s l r ; ng 100,Vernon Plaza • =r Elk River,MN 55310 Phi (612)441-444M Fax 012)4114435 21 May 1996 TO : Elk River HRA & EDA 13065 Orono Road Elk River , Mn. 55330 SUBJECT: King & Main Redevelopment We would like to propose the construction of a multi-tennant zero lot-line building on the corner of King and Main Street in downtown Elk River . The size of the building would range from at least 10 , 000 S . F. up to about 14 , 000 S.F. based on tennants ' space requirements and design constraints . Completed value of the building would range from $800, 000. 00 to over $1 million , and not be less than $800, 000. 00 . Construction would begin as soon as tennant committments were firm, design completed and construction lending in place . The earliest anticipated start is late summer/early fall 1996 with substantial completion January 1 , 1997 . We understand that the Elk River HRA intends to create a TIF District to facilitate this project by way of land cost write- down and demolition. We could not undertake thero 'ect without J such assistance , based on what we understand to be the present owners ' position on price . Because of the anticipated TIF assistance , we agree that if we cannot start constructionin 1996 and substantially complete it by January 1 , 1997 , that we must then delay construction start . In that event , we would not start construction before July 1 , 1997 , and would substantially complete construction by January 1 , 1998 . Land purchase of the 180 x 180 ' parcel would be a minimum of. $225 , 000 after buildings bought , site cleared , and soil- -- corrections made as necessary . We are prepared to immediately begin drafting discussions and enter into a binding redevelopment contract to commence the project. Th. You /� 1 _ f' FAX TRANSMITTAL #of Pages. ennis ` . 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