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P ,-c\i - / ITEM 6. 1. ity of ,/ ,lkRiver MEMORANDUM TO: Planning Commission PFROM: Paul Steinman, Director of Economic Development DATE: December 22, 1998 SUBJECT: Consider Resolution 98- Regarding Tax Increment Financing District No. 21 Issue The purpose of this item is to complete a review of the attached Tax Increment Financing (TIF) Plan for Tax Increment Financing District No. 21 and to consider such plans to be in conformance with the Comprehensive • Plan of the city of Elk River. Background The statutory process of creation of a new TIF District requires the local planning body to complete a review of any proposed tax increment plan. TIF District No. 21 is proposed to be established by resolution of the City Council on February 8, 1999. On December 14, 1998, the Economic Development Authority and City Council directed staff to prepare the Development Program and the TIF Plan for TIF District No. 21. The proposed project is for the construction of an approximately 50,000 square foot manufacturing facility on a six acre piece of property in the Elk River West Business Park. The property is currently owned by Tony Emmerich and is proposed to be platted in January/February 1999. The property is currently zoned business park with an underlying land use of light industrial. The type of use proposed for the new facility includes the fabrication of rubber materials to create seals, gaskets, tape, and other products in various sizes, shapes, and configurations. It is anticipated this business will also include the molding and extrusion of rubber products in • the near future. This use lies within the statement of purpose for light industrial and business park zoning. 13065 Orono Parkway • P.O. Box 490 • Elk River,MN 55330 • TDD &Phone: (612)441-7420 • Fax: (612)441-7425 9 Attachments • Resolution 98- • Draft TIF Plan for TIF District No. 21 • Zoning and land use maps • Schedule for completing establishment of TIF District No. 21 Recommendation Staff recommends that the Planning Commission approve Resolution 98- Regarding the Establishment of Tax Increment Financing District No. 21. III 40 • RESOLUTION 98 - CITY OF ELK RIVER, MINNESOTA RESOLUTION OF THE CITY OF ELK RIVER PLANNING COMMISSION FINDING THAT THE MODIFICATION TO THE DEVELOPMENT PROGRAM FOR MUNICIPAL DEVELOPMENT DISTRICT NO. 1 AND THE ADOPTION OF THE TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 21 CONFORM TO THE GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY WHEREAS, the City Council for the City of Elk River, Minnesota (the "City") has proposed to adopt a modification to the Development Program for Municipal Development District No. 1 and the adoption of the Tax Increment Financing Plan for Tax Increment Financing District No. 21 (collectively, "the Program and Plan") and has submitted the Program and Plan to the Elk River Planning Commission (the "Commission") pursuant to Minnesota Statutes, Section 469.175, Subd. 3; and, • WHEREAS, the Commission has reviewed the Program and Plan to determine their consistency with the general plans for the development and redevelopment of the City as described in the Comprehensive Plan for the City. NOW, THEREFORE, BE IT RESOLVED by the Commission that the Program and Plan are consistent with the general plans for the development and redevelopment of the City. Passed and adopted this 22nd day of December, 1998. Tom Mesich, Chair ATTEST: Sandra Peine, City Clerk • • THE ELK RIVER ECONOMIC DEVELOPMENT AUTHORITY AND THE ELK RIVER CITY COUNCIL FOR THE ESTABLISHMENT OF TAX INCREMENT DISTRICT NO. 21 (an economic development district) Schedule December 14, 1998 EDA requests City Council to call for a public hearing to be held on February 8, 1999 to establish Tax Increment Financing District No. 21. December 14, 1998 City Council calls for a public hearing to be held on February 8, 1999 to establish Tax Increment Financing District No. 21. December 18, 1998 Complete Tax Increment Plan. December 22, 1998 Planning Commission reviews Plan for compliance with the comprehensive plan. (alternate January 26, 1999) i January 4, 1999 Plan forwarded to School District and County Board(at least 30 days prior to public hearing) January 11, 1999 EDA approves Plan. January 20, 1999 Send public hearing notice and map to local paper January 27, 1999 Date of publication of hearing notice and map (at least 10 days but not more than 30 days prior to public hearing) February 8, 1999 City Council holds public hearing on the establishment of Tax Increment Financing District No. 21 and passes resolution approving Plan. February 9, 1999 Send Plan to County/State for certification TI21 sch I TIF DISTRICT NO. 21 BOUNDARY MAP LOT 1, BLOCK 1, COUNTRY CROSSING BUSINESS CENTER THIRD ADDITION ,e - — — -- ^ aN Norio line 0f the W.1/1 91 toe 5 W.1/4,5<c.31,1 33,R.26. �}-.._..__.._.._.._..—.._.._.._..1..—.._.._.._-. -_ _ N89'416'56'W R..ij. 46.86 �6000�J J .. 1 I '7rJ fp \ \\ ,4 s t\\ - -_ — -- - -_ -/// 9 N89'4:'56'W N87.5743'W '•� _88.65_ • - 232..10 1 '7.26-.2_-_ '— - — _ . 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' • R_R 0 / ti \ = _ ulp� 11 CD a M _ 1 'J • ( \ • I n7 : az; .== )►i h,a, •;� �-rte,f: , Iri \ 'si _ • MODIFICATIONS To the Development Program For Development District No. 1 and the TAX INCREMENT FINANCING PLAN for Tax Increment Financing District No. 21 (An Economic Development District) Economic Development Authority in and for the City of Elk River Sherburne County City of Elk River, Minnesota Prepared: December 3, 1998 Revised: Adopted: February 8, 1999 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. 21 SECTION I. MODIFIED DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT I-1 SECTION II. TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 21 Section A. Statutory Authority II-1 Section B. Statement of Objectives II-1 Section C. Development Program Overview 1I-2 Section D. Description of Property in District No. 21 II-2 Section E. Classification of the Tax Increment Financing District II-2 Section F. Property To Be Acquired 1I-3 Section G. Estimate of Costs - Use of Funds I1-4 Section H. Estimated Amount of Loan/Bonded Indebtedness I1-4 Section I. Sources of Revenue II-5 Section J. Original Tax Capacity and Tax Rate II-5 Section K. Amount of Captured Tax Capacity and Tax Rate II-6 Section L. Duration of the District II-6 Section M. Estimated Impact on Other Taxing Jurisdictions II-6 • Section N. Modifications of the Tax Increment Financing District 11-7 Section O. Administrative Expenses II-8 Section P. Duration of Tax Increment Financing Districts II-8 Section Q. Limitation on Qualification of Property in Tax Increment District Not Subject to Improvement II-8 Section R. Limitation on the Use of Tax Increment II-9 Section S. Notification of Prior Planned Improvements II-9 Section T. Excess Tax Increments II-10 Section U. Requirement for Agreements with the Developer II-10 Section V. Assessment Agreements II-10 Section W. Administration of District and Maintenance of the Tax Increment Account II-10 Section X. Financial Reporting Requirements II-11 Section Y. Municipal Approval II-13 Section Z. County Road Costs II-14 Section AA. Other Limitations on the Use of Tax Increment 1I-14 Section AB. Reduction in State Tax Increment Financing Aid II-15 Section AC. Economic Development and Job Creation II-15 Section AD. Summary II-16 EXHIBIT A Boundary Map of Tax Increment Financing District No. 21 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 development project are to build a 50,000 square foot industrial facility (TIF District No. 21). The project is proposed to include a maximum $ 610,000 of Tax Increment Financing, as summarized in Section G of the TIF Plan for the District. 411 411 Development Program for Development District No.1 Page I-I SECTION II. 0 TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 21 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 Economic Development 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. 21 ("District No. 21"). Other relevant information is contained in the Development Program for Development District No. 1, originally adopted on April 1, 1985 and subsequently modified. A S modification of the Development Program is contemplated in the Tax Increment Plan. Development District No. 1 includes the area proposed for District No. 21. The Authority or the City reserves the right to approve all or a portion of the property proposed to be included in District No. 21 on the date of the first public hearing, October 19, 1998. B. STATEMENT OF OBJECTIVES District No. 21 consists of 1 parcel of land and adjacent and internal rights-of-way. The current Phase I plans for the new development on the site include a 50,000 square foot industrial facility. Phase II plans call for the addition of approximately 20,000 square feet of manufacturing space. District No. 21 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 industrial development by constructing the public facilities necessary to make such development possible; 2. Increase employment opportunities in the City by encouraging additional industrial development. III Tax Increment Financing District No.21 Page II-1 • 3. Provide adequately serviced industrial areas of the City to accommodate desirable users; 4. Preserve and enhance the tax base of the City; 5. Preserve and enhance the quality of life of the City; and, 6. Provide maximum opportunity, consistent with the needs of the city for development by private enterprise. C. DEVELOPMENT PROGRAM OVERVIEW 1. Property to be Acquired - Property located within District No. 21 is owned by a private party and is further described in this Plan. The Authority reserves the right to purchase any or all of the Property located within District No. 21. 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 City or the Authority may sell to the developer selected properties it may acquire within District No. 21. • 4. The City or the Authority may perform or provide for some or all necessary relocation, removal of substandard structures, site preparation/improvements, grading, demolition, construction of required utilities and public parking/streets work within District No. 21. 5. District No. 21 contains property zoned BP - Business Park. All development in the area will conform to applicable state and local codes and ordinances. D. LEGAL DESCRIPTION OF PROPERTY IN DISTRICT NO. 21 District No. 21 encompasses the parcel as identified below in addition to all adjacent and interior right-of-ways: Lot 1, Block 1, Country Crossing Business Center Third Addition The City or the Authority reserves a right to approve all or a portion of the parcel listed as being designated for District No. 21. See the map in Exhibit A for further information on the location of District No. 21. 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 4111 Tax Increment Financing District No.21 Page II-2 • District No. 21 to be established is an economic development district pursuant to Minnesota Statutes, Section 469.174, Subdivision 12 and 469.176 Subdivision 4c as defined below: Subd. 12. "Economic Development district" means a type of tax increment financing district which consists of any project, or portions of a project, not meeting the requirements found in the definition of redevelopment district, renewal and renovation district, soils condition district, mined underground space development district, or housing district, but which the authority finds to be in the public interest because: (1) it will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality; or (2) it will result in increased employment in the state; or (3) it will result in preservation and enhancement of the tax base of the state. Subd. 4c. Economic development districts. (a) Revenue derived from tax increment from an economic development district may not be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or assistance in any form to developments consisting of buildings and ancillary facilities, if more than 15 percent of the buildings and facilities (determined on the basis of square footage) are used for a purpose other than: (1) the manufacturing or production of tangible personal property, including processing resulting in the change in condition of the property; (2) warehousing, storage, and distribution of tangible personal property, excluding retail sales; • (3) research and development related to the activities listed in clause (1) or(2); (4) telemarketing if that activity is the exclusive use of the property; (5) tourism facilities; or (6) space necessary for and related to the activities listed in clause (1) to (5). The parcel has been investigated by City and Authority staff and consultants and District No. 21 has been found to meet all requirements of an economic development district. Data on file regarding the qualifications of the economic development tax increment financing district. 1. District No. 21 consists of 1 parcel. 2. District No. 21 does not meet the requirements of any other Tax Increment Financing District. 3. District No. 21 will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality. 4. District No. 21 will result in increased employment in the state. 5. District No. 21 will result in preservation and enhancement of the tax base of the state. 6. The facility will qualify specifically under Subd. 4c. (1), (2), (3), and (6), as indicated in Section E of this Plan. F. PROPERTY TO BE ACQUIRED The City or Authority may acquire any or all parcels within District No. 21. III Tax Increment Financing District No.21 Page II-3 G. ESTIMATE OF PUBLIC COSTS - USE OF FUNDS • The estimated use of funds associated with District No. 21 are outlined in the following line item budget: USE OF FUNDS TOTAL Qualified Costs: Land Acquisition $ 300,000 Site Improvements $ 60,000 Public Improvements $ 0 Other Development Costs $ 50,000 Interest $ 150,000 Administration (up to 10%) $ 50,000 TOTAL: $ 610,000 The City or Authority reserve the right to modify actual line item dollar amounts at any time throughout the duration of the District, as long as it does not change the Total as indicated above. 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. 21. This provision does not obligate the City or Authority to incur debt. The City or Authority will issue bonds only upon determination that such action is in the best interest of the City. The City or Authority may also finance the activities to be undertaken pursuant to the Tax Increment Financing Plan through loans from funds of the City or Authority or to reimburse the developer on a "pay-as- you-go" basis for eligible activities paid for by the developer. Any funds to be expended outside the boundaries of District No. 21, but within the boundaries of Development District No. 1, will be less than 20 percent of total tax increment generated by District No. 21, including administrative costs. Subject to that limitation, and the limitations as described in Section R., the tax increment from District No. 21 may be used to pay for public costs outlined in the Development Program for Development District No. 1 (subject to the limitations as described in this Plan). 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 for a maximum amount of $610,000 to finance any or all • of the Total Estimated Public Costs authorized to be paid under Section G of this Plan. Tax Increment Financing District No.21 Page II-4 I. SOURCES OF REVENUE • The anticipated 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. 21. 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 from using other funds, at its discretion, to pay such costs. SOURCES OF FUNDS TOTAL Tax Increment $ 410,000 Interest 150,000 Local Contribution 50,000 Other Revenue Sources TOTAL $ 610,000 J. ORIGINAL TAX CAPACITY AND TAX RATE Pursuant to Minnesota Statutes Section 469.174, Subdivision 7 and Section 469.177, Subdivision 1, the Original Net Tax Capacity (ONTC) for the District No. 21 is based on the value placed on the property by the assessor in 1998 for taxes payable 1999. • Pursuant to Sections 469.177, subd. 1(f), the ONTC will be increased each year by a factor which represents the average percentage increase in the estimated market value of all property in District No. 21 during the five year period before certification of District No. 21 (assessment years 1993 through 1998). The County Auditor will increase the ONTC 13.33% each year over the life of District No. 21. Average 1993 1998 Annual EMV EMV Increase % Increase Increase $18,000 $30,000 $12,000 66.66% 13.33% The original local tax rate for the purpose of the projecting cashflow for District No. 21 will be the tax rate for taxes payable in 1998 of 1.1 1504. The certified original local tax rate for District No. 21 will be the tax rate for taxes payable in 1999. Each year, the Sherburne County Auditors Office will measure the amount of increase or decrease in the total tax capacity of District No. 21 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 average annual percentage increase based upon the 5 years prior to certification of the district, a tax increment will be payable. In any year in which the total tax capacity in District No. 21 declines below the original net tax capacity, no additional valuation will be captured and no tax increment will be payable. • Tax Increment Financing District No.21 Page II-5 The County Auditor shall certify in each year after the date the ONTC was certified, the amount the ONTC 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 AND TAX RATE Pursuant to Minnesota Statutes, Section 469.174 Subdivision 4 and Minnesota Statutes, Section 469.177, Subdivision 1f and Subdivision 2, the estimated Captured Net Tax Capacity (CTC) of District No. 21, upon completion of Phase I of the project, will annually approximate tax increment revenues as shown in the table below. The City requests 100 percent of the available increase in tax capacity for repayment of debt and current expenditures, beginning in the tax year payable 2001. 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. Original Estimated Project Tax Capacity (upon completion of project) $67,050 less: Original Tax Capacity 8,029 Estimated Captured Tax Capacity $59,021 Estimated Annual Tax Increment (CTC x Tax Rate) $65,811 L. DURATION OF THE DISTRICT Pursuant to Minnesota Statutes, Section 469.175, Subdivision 1 b, the duration of District No. 21 must be indicated within the Plan. The duration of District No. 21 will be 9 years from payment of the first tax increment expected in 2001. Thus it is estimated that District No. 21, including any modifications of the Plan for subsequent phases or other changes, would terminate at the end of the year 2009. The City and the Authority reserve the right to decertify District No. 21 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. 21. After careful consideration and analysis, the Authority has determined that construction would not occur without the creation of District No. 21. 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. 21 would be as follows if the "but for" test was not met: 411/ Tax Increment Financing District No.21 Page II-6 • IMPACT ON TAX BASE ENTITY'S ESTIMATED % OF CAPTURED TOTAL NET CAPTURED TAX CAPACITY ENTITY TAX CAPACITY TAX CAPACITY TO ENTITY TOTAL Sherburne County 58,246,430 59,021 .101% City of Elk River 12,383,123 59,021 .477% School District No. 728 26,390,619 59,021 .244% IMPACT ON TAX RATES CURRENT PERCENT CAPTURED POTENTIAL ENTITY TAX RATE OF TOTAL TAX CAPACITY TAXES Sherburne County .27235 .24 59,021 16,074 City of Elk River .26255 .24 59,021 15,496 School District No. 728 .56539 .51 59,021 33,370 Other .01475 .01 59,021 871 TOTAL 1.11504 1.00 65,811 • The estimates listed above display captured tax capacity when Phase I and II construction is completed. The tax rates and tax capacities are the payable 1998 figures for all jurisdictions. District No. 21 will be certified under rates for tax year payable 1999 which were unavailable at the time of preparation of this Plan. 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 2003. If an economic development district is enlarged, the reasons and supporting facts for the determination that the addition to the district meets the criteria of Sections 469.174, subdivision 12, must be documented. The requirements of this paragraph do not apply if (1) the only modification is elimination of parcel(s) from the project or district and (2)(A) the current tax capacity of the parcel(s) eliminated from the district equals or exceeds the tax • capacity of those parcel(s) in the district's original tax capacity or (B) the authority agrees that, Tax Increment Financing District No.21 Page II-7 notwithstanding Sections 469.177, subdivision 1, the original tax capacity will be reduced by no • more than the current tax capacity of the parcel(s) eliminated from District No. 21. The City or EDA must notify the County Auditor of any modification that reduces or enlarges the geographic area of District No. 21 or Development District No. 1. Modifications to the District No. 21, 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. 21. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. Pursuant to Minnesota Statutes, Section 469.177, Subd. 11, the County Treasurer shall deduct an amount equal to .25 percent of any increment distributed to the City or Authority and the County Treasurer shall pay the amount deducted to the State Treasurer for deposit in the state general fund. P. DURATION OF TAX INCREMENT FINANCING DISTRICTS Pursuant to Minnesota Statutes, Section 469.176, Subdivision 1(d), no tax increment shall be paid to the City or Authority three years from the date of certification of the ONTC 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 to be constructed in District No. 21 by approximately February, 2002. Q. LIMITATION ON QUALIFICATION OF PROPERTY IN TAX INCREMENT DISTRICT NOT SUBJECT TO IMPROVEMENT • Pursuant to Minnesota Statutes, Section 469.176, Subdivision 6, Tax Increment Financing District No.21 Page II-8 If, after four years from the date of certification of the original tax capacity of the tax increment 11111 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 Statutes, 469.1763, Subd. 2, at least 80 percent of the revenues derived from tax increments from an economic development district must be expended on activities in the district. These costs include demolition of structures, grading, site preparation, 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 economic development costs allowed by law. 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 primarily for conducting the business of the municipality. Tax increments generated in Tax Increment Financing District No. 21 will be paid by Sherburne County to the City of Elk River for the Tax Increment Fund of said District No. 21. The City or Authority will pay to itself annually an amount not to exceed an amount as specified in a developer's agreement to reimburse the costs of land acquisition, public improvements, demolition and relocation, site preparation, and administration. Remaining increment funds will be used for City or Authority administration (up to 10 percent) and the costs of public improvement activities outside District No. 21 (subject to the limitations as described in this Plan). 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. 21 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. Tax Increment Financing District No.21 Page II-9 • 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 City or 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 as provided in Minnesota Statutes, Sections 469.176, Subdivision 2. The Authority may also modify this Plan to authorize additional costs within 5 years of date of certification. 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. The City or Authority may use the Agreement to address other issues related to the development. 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 District No. 21. 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. 21 will be handled by the Executive Director of the Authority. The Tax Increment Financing District No.21 Page II-10 • tax increment received as a result of increases in the tax capacity of District No. 21 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 increments 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. • Tax Increment Financing District No.21 Page II-11 • The financial report must also include the following: 1. the original net tax capacity of District No. 21; 2. the captured net tax capacity of the District No. 21, including the amount of any captured net tax capacity shared with other taxing districts; 3. for the reporting period and for the duration of District No. 21, 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; and 4. the total cost of the property to the authority and the price paid by developers (for properties sold to developers); 5. the amount of increments rebated or paid to developers or property owners for privately financed improvements or other qualifying costs, other than those reported under clause (3), that were issued on behalf of private entities for facilities located in District No. 21. 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 or EDA: 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 District No. 21; 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. • Tax Increment Financing District No.21 Page II-12 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 for District No. 21, 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. 21 is an economic development district as defined in Minnesota Statutes, Section 469.174, Subd. 12. District No. 21 consists of 1 parcel of property. The District is in the public interest because it will result in increased employment in the State, and it will result in preservation and enhancement of the tax base of the State. 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 that the increased market value of the site that could reasonable 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 District No. 21 permitted by the Tax Increment Financing Plan. Due to the high cost of development on the parcel, and the cost of financing the proposed • improvements, this project is feasible only through assistance, in part, from tax increment financing. A comparative analysis of estimated market values both with and without establishment of Tax Increment Financing District No. 21 and the use of tax increments has been performed as described above. Such analysis is included in the Tax Increment Financing Plan and shows that the estimated market value of the proposed development (less the indicated subtractions) after discounting by the present value of the tax increment is significantly greater that the increase in the market value estimated to result from other development that could be expected to occur without the use of tax increment after the present value of the projected tax increment for the maximum duration of District No. 21 permitted by the Tax Increment Financing Plan (see cashflows in Appendix C). 3. Finding that the Tax Increment Financing Plan for District No. 21 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 will be reviewed by the Planning Commission on December 22, 1998, for conformance with the general development plan of the City. 4. Finding that the Tax Increment Financing Plan for Tax Increment Financing District No. 21 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. • Tax Increment Financing Distnct No.21 Page I1-13 • The establishment of Tax Increment Financing District No. 21 will result in increased employment for the City and State of Minnesota, increased tax base of the State, and add a high quality development to the City. Additional findings may be set forth in the Authorizing Resolution of the City. 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 judgment 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. AA. OTHER LIMITATIONS ON THE USE OF TAX INCREMENT 0 1. General Limitations. All revenue derived from tax increment shall be used in accordance with the tax increment financing plan. The revenues shall be used to finance or otherwise pay public capital and administration costs pursuant to Minnesota Statutes, Section 469.124 through 469.134. These revenues shall not be used to circumvent existing levy limit law. No revenues derived from tax increment shall be used for the 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; 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 primarily for conducting the business of the municipality. 2. Pooling Limitations. At least 80 percent of tax increments from District No. 21 must be expended on activities in District No. 21 or to pay bonds, to the extent that the proceeds of the bonds were used to finance activities within said district or to pay, or secure payment of, debt service on credit enhanced bonds. Not more than 20 percent of said tax increments may be expended, through a development fund or otherwise, on activities outside of District No. 21 except to pay, or secure payment of, debt service on credit enhanced bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they were solely for activities outside of District No. 21. 3. Five Year Limitation on Commitment of Tax Increments. Tax Increments derived from District No. 21 shall be deemed to have satisfied the 80 percent test set forth in paragraph iTax Increment Financing District No.21 Page II-14 . (2) above only if the five year rule set forth in Minnesota Statues, Sections 469.1763, subdivision 3, has been satisfied; and beginning with the sixth year following certification of District No. 21, 80 percent of said tax increments that remain after expenditures permitted under said five year rule must be used only to pay previously commitment expenditures or credit enhanced bonds as more fully set forth in Minnesota Statues, Sections 469.1763, subdivision 4. AB. 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 (HACA) 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 an economic development district is 10 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 City or Authority, 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-HACA penalty. The City or Authority will pay for costs of the project described in this Plan, in an amount equal to 10 percent of annual tax increment for District No. 21, subject to the limitations described above, in any year in which such amount does not exceed 2 percent of the City's net tax capacity. Such contribution may be in the form of either lump sum or annual payments (in addition to tax increment payments) toward costs identified in this plan or other costs related to that development or redevelopment. The contribution may also be made in the form of public improvements financed by the City or Authority or other unit of government with unrestricted funds. AC. ECONOMIC DEVELOPMENT AND JOB CREATION To the extent applicable, the City agrees to comply with Minnesota Statutes, 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 C). IP Tax Increment Financing District No.21 Page II-15 • AD. SUMMARY The City of Elk River is establishing Tax Increment Financing District No. 21 to preserve and enhance the tax base, to develop underutilized areas, and increase employment of the City. The Tax Increment Financing Plan for Tax Increment Financing District No. 21 was prepared by the City of Elk River, 13065 Orono Parkway, Elk River, Minnesota 55330, telephone (612) 441-7420. • Tax Increment Financing District No.21 Page II-16 • EXHIBIT A Boundary Map of Tax Increment Financing District No. 21 Tax Increment Financing District No.21 Page A-1 TIF DISTRICT NO. 21 BOUNDARY MAP LOT 1, BLOCK 1, COUNTRY CROSSING BUSINESS CENTER THIRD ADDITION ....... _ - - _ •.....North iine et te•e4 41.I/4 of lee 5W.1/4.Sec.32.T 33.R.26. . ' -e_..._..—.._.—.._.._..—_—.—.._..__._.._.._..d_ - slil 4, %.,::414 s'.• • ...„........--- ---\. - .-, Ii .:... .,....../ •,. ...-----.. \ ''..k ... \ ..„ -1- ''' ............. ..-•--r--- -----• \ ... . \ .....‘ I .----- --I I ' - - —--- ____ --- \\\ -......, I ' o• 2 '... N89.41'56.1/ 1.1,6 N, .. , .l ,, 1 1 ) 46.86 .-- 4.26,00:,.. N • .. •70.`,330' \ , ' ' i \ . „...., .....„vc: ..„ _:-- -- . 1.‘•11, 4.2'310 J.p. '-1 f I:. .. \ v. )0.00 ii:JSU.H.ES 1; CENTER DRiVE: -sl 0•.- --• 0.,,, •0,s. --- \ ...,,,. . , .. ... t4_89•_406-w _NarsT 4rw -::,ry.....--- •,..--iz....,.... 68.65- - 232.•40 -... \ • •••- A.a - '.. i .":.;.4:•,, I I j 0, -•r f*. I 1 ., I , ,.., i 1 z '• ; i I I - 1 z "6 V I .7.•; •'• 1 Z il z N89.41'56..11 I ......e69.74 I 1' I Ig •• • i Ps I g /.....-• I — I—I 1 1,- k, Ili i 1 1„ 2 ::A•-,... -1 ..• ..• 261,360.41 0• .71 347,239 o.ft. or 6,00 Acresi ie,1 or 7.97 Acres • 1.3 •:,... l' I BLOCK 1 . . . ,.. V ___ _ I b z 1 ' I 1 1 4 320.74 ' L 354.70 -....... - _ -- --- 89 24 T••••V 675.41 --- ---"- ------ / • 3 /c1:::.. 2 i?..r.Z15 -. / 1 .-...... CORY UNTA VI:HIIE: il.AHG CROSSIi...p•10.0,6Z"-- 4' cr"0 1 Iii 1 / \\?...„::• C N El _I/ .....l'i 7 ,v. J " d___ _ ___ I r P.i 1 c7 /12_1_,/ N:ii:!,:7 ..i___1 / ... _ :: 1 ....-- .......... --- I_ - - _-,- ,---,:\ r ... . .. ADDITIOH P. I ? ;,...... .......,.:::...:. i '4 ii r- ri I \ " '1 / ...- / / / ii--I----1 7--.,. „...... . .. . v.,- -;-.., ,<\- OCK i / 6 • /i M.(H:i.: 1 .,.:•• • • / /1/ /Frrn 1-Tnnk i, \'' \ I C COUNTRY CROSSING TOY.INHOHEES ''''•-/ - • 1 i /22 ) 2:i I ',;i:" ',..F )::;,,:ii`ir,3' COUNTE.1 CROSSING TMAINI-10I-ES COUNTRY CROSSING THIRD ADDITION S EECOND ADDITION 1-0%.,iNHOHES • EXHIBIT B Cashflow Analysis and Base Value Analysis III • Tax Increment Financing District No.21 Page B-1 TIF DISTRICT NO. 21 CASH FLOW ASSUMPTIONS Pay-As-You-Go Interest Rate 6.00% • Tax Extension Rate 1.11504 Pay 98 Inflation Rate 2.00% VALUE/RATE/CAPACITY Base Effective Tax Value Rate Capacity Value Information 260,000 2.45% 8,029 Pay 99 PROJECT INFORMATION Industrial Total Taxes Per Total Tax Market Date Use Sq. Ft. Sq. Ft. Taxes Capacity Value Payable Phase I 50,000 $1.50 74,763 67,050 1,950,000 2001 Totals 50,000 74,763 67,050 1,950,000 BUT FOR ANALYSIS Current Market Value-Estimate 260,000 New Market Value-Estimate 1,950,000 Difference 1,690,000 Present Value at 6.00% 365,961 Difference 1,324,039 Value Likely to Occur Without TIF 0 Difference 1,324,039 LOCAL MATCH ANALYSIS • City contribution to project 40,000 Other contribution to project 0 Total local match to project 40,000 IMPACT ANALYSIS TAX CAPACITIES SHERBURNE 58,246,430 59,021 0.101% ELK RIVER 12,383,123 59,021 0.477% DISTRICT 728 26,390,619 59,021 0.224% TAX RATES SHERBURNE 0.272350 59,021 16,074 ELK RIVER 0.262550 59,021 15,496 DISTRICT 728 0.565390 59,021 33,370 OTHER 0.014750 59,021 871 TOTALS 1.115040 65,811 • Cashflow analysis prepared by CITY OF ELK RIVER 12/16/98 TIF DISTRICT NO. 21 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 2.00% Increment 10.00% 10.00% Plus Local Match Yrs. Mth. Yr. 0.0 07-01 1998 8,029 0 0 0 0 0 0 0 0.0 12-01 1998 0 12-01 1998 8,029 0 0 0 0 0 0 0 0.0 07-01 1999 07-01 1999 8,029 0 0 0 0 0 0 0 0.0 12-01 1999 12-01 1999 8,029 0 0 0 0 0 0 0 0.0 07-01 2000 0.0 07-01 2000 8,029 0 0 0 0 0 0 0 0.0 12-01 2000 0.0 12-01 2000 8,029 0 0 0 0 0 0 0 0.0 07-01 2001 0.0 07-01 2001 9,099 67,050 57,951 580 32,632 (3,263) 3,263 32,632 0.5 12-01 2001 0.5 12-01 2001 9,099 67,050 57,951 1,165 32,958 (3,296) 3,296 32,958 1.0 07-01 2002 1.0 07-01 2002 10,312 67,050 56,738 1,744 32,605 °(3,260) 3,260 32,605 1.5 12-01 2002 1.5 12-01 2002 10,312 67,050 56,738 2,329 32,931 (3,293) 3,293 32,931 2.0 07-01 2003 2.0 07-01 2003 11,687 67,050 55,363 2,906 32,486 (3,249) 3,249 32,486 2.5 12-01 2003 2.5 12-01 2003 11,687 67,050 55,363 3,488 32,811 (3,281) 3,281 32,811 3.0 07-01 2004 3.0 07-01 2004 13,245 67,050 53,805 4,061 32,262 (3,226) 3,226 32,262 3.5 12-01 2004 3.5 12-01 2004 13,245 67,050 53,805 4,640 32,584 (3,258) 3,258 32,584 4.0 07-01 2005 4.0 07-01 2005 15,010 67,050 52,040 5,207 31,916 (3,192) 3,192 31,916 4.5 12-01 2005 4.5 12-01 2005 15,010 67,050 52,040 5,779 32,235 (3,224) 3,224 32,235 5.0 07-01 2006 5.0 07-01 2006 17,011 67,050 50,039 6,337 31,431 (3,143) 3,143 31,431 5.5 12-01 2006 5.5 12-01 2006 17,011 67,050 50,039 6,901 31,745 (3,175) 3,175 31,745 6.0 07-01 2007 6.0 07-01 2007 19,279 67,050 47,771 7,448 30,786 (3,079) 3,079 30,786 6.5 12-01 2007 6.5 12-01 2007 19,279 67,050 47,771 8,000 31,094 (3,109) 3,109 31,094 7.0 07-01 2008 7.0 07-01 2008 21,848 67,050 45,202 8,532 29,958 (2,996) 2,996 29,958 7.5 12-01 2008 7.5 12-01 2008 21,848 67,050 45,202 9,069 30,257 (3,026) 3,026 30,257 8.0 07-01 2009 8.0 07-01 2009 24,761 67,050 42,289 9,583 28,920 (2,892) 2,892 28,920 8.5 12-01 2009 8.5 12-01 2009 24,761 67,050 42,289 10,102 29,209 (2,921) 2,921 29,209 9.0 07-01 2010 9.0 07-01 2010 12-01 2010 9.5 12-01 2010 07-01 2011 10.0 07-01 2011 12-01 2011 10.5 12-01 2011 07-01 2012 11.0 07-01 2012 12-01 2012 11.5 12-01 2012 07-01 2013 12.0 07-01 2013 12-01 2013 12.5 12-01 2013 07-01 2014 13.0 07-01 2014 12-01 2014 13.5 12-01 2014 07-01 2015 14.0 07-01 2015 12-01 2015 14.5 12-01 2015 07-01 2016 15.0 07-01 2016 12-01 2016 15.5 12-01 2016 07-01 2017 16.0 07-01 2017 12-01 2017 100 12-01 2017 07-01 2018 07-01 2018 12-01 2018 12-01 2018 07-01 2019 18.0 07-01 2019 12-01 2019 18.5 12-01 2019 07-01 2020 19.0 07-01 2020 12-01 2020 19.5 12-01 2020 07-01 2021 20.0 07-01 2021 12-01 2021 20.5 12-01 2021 07-01 2022 21.0 07-01 2022 12-01 2022 21.5 12-01 2022 07-01 2023 22.0 07-01 2023 12-01 2023 22.5 12-01 2023 07-01 2024 23.0 07-01 2024 12-01 2024 23.5 12-01 2024 07-01 2025 24.0 07-01 2025 12-01 2025 24.5 12-01 2025 07-01 2026 Totals 568,818 (56,882) 56,882 568,818 Total Net Present Value 365,961 (36,596) 36,596 365,961 • Cashflow analysis prepared by CITY OF ELK RIVER 12/16/98 TIF DISTRICT NO. 21 PAYMENT ANALYSIS PERIOD BEGINNING Scheduled Payment Payment Local Match Local Match Local Match PERIOD ENDING Payment To EDA To EDA at Paid up-front Owed Yrs. Mth. Yr. Date 10%Admin Dev.Costs 10.00% Yrs. Mth. Yr. 0.0 07-01 1998 0 0 0 0 0.0 12-01 1998 0.0 12-01 1998 0 0 0 0 0.0 07-01 1999 07-01 1999 0 0 0 0 0.0 12-01 1999 12-01 1999 0 0 0 0 0.0 07-01 2000 07-01 2000 0 0 0 0 0.0 12-01 2000 0.0 12-01 2000 0 0 0 0 0.0 07-01 2001 0.0 07-01 2001 09-01 3,263 29,369 3,263 0 3,263 0.5 12-01 2001 0.5 12-01 2001 12-30 3,296 29,662 3,296 0 3,296 1.0 07-01 2002 1.0 07-01 2002 09-01 3,260 29,344 3,260 0 3,260 1.5 12-01 2002 1.5 12-01 2002 12-30 3,293 29,638 3,293 0 3,293 2.0 07-01 2003 2.0 07-01 2003 09-01 3,249 29,237 3,249 0 3,249 2.5 12-01 2003 2.5 12-01 2003 12-30 3,281 29,530 3,281 0 3,281 3.0 07-01 2004 3.0 07-01 2004 09-01 3,226 29,036 3,226 0 3,226 3.5 12-01 2004 3.5 12-01 2004 12-30 3,258 29,326 3,258 0 3,258 4.0 07-01 2005 4.0 07-01 2005 09-01 3,192 28,724 3,192 0 3,192 4.5 12-01 2005 4.5 12-01 2005 12-30 3,224 29,012 3,224 0 3,224 5.0 07-01 2006 5.0 07-01 2006 09-01 3,143 28,288 3,143 0 3,143 5.5 12-01 2006 5.5 12-01 2006 12-30 3,175 28,571 3,175 0 3,175 6.0 07-01 2007 6.0 07-01 2007 09-01 3,079 27,707 3,079 0 3,079 6.5 12-01 2007 6.5 12-01 2007 12-30 3,109 27,984 3,109 0 3,109 7.0 07-01 2008 7.0 07-01 2008 09-01 2,996 26,962 2,996 0 2,996 7.5 12-01 2008 7.5 12-01 2008 12-30 3,026 27,231 3,026 0 3,026 8.0 07-01 2009 8.0 07-01 2009 09-01 2,892 26,028 2,892 0 2,892 8.5 12-01 2009 8.5 12-01 2009 12-30 2,921 26,288 2,921 0 2,921 9.0 07-01 2010 9.0 07-01 2010 12-01 2010 9.5 12-01 2010 07-01 2011 10.0 07-01 2011 12-01 2011 10.5 12-01 2011 07-01 2012 11.0 07-01 2012 12-01 2012 11.5 12-01 2012 07-01 2013 12.0 07-01 2013 12-01 2013 12.5 12-01 2013 07-01 2014 13.0 07-01 2014 12-01 2014 13.5 12-01 2014 07-01 2015 14.0 07-01 2015 12-01 2015 14.5 12-01 2015 07-01 2016 15.0 07-01 2016 12-01 2016 15.512-01 2016 07-01 2017 16.0 07-01 2017 12-01 2017 ii12-01 2017 07-01 2018 07-01 2018 12-01 2018 12-01 2018 07-01 2019 18.0 07-01 2019 12-01 2019 18.5 12-01 2019 07-01 2020 19.0 07-01 2020 12-01 2020 19.5 12-01 2020 07-01 2021 20.0 07-01 2021 12-01 2021 20.5 12-01 2021 07-01 2022 21.0 07-01 2022 12-01 2022 21.5 12-01 2022 07-01 2023 22.0 07-01 2023 12-01 2023 22.5 12-01 2023 07-01 2024 23.0 07-01 2024 12-01 2024 23.5 12-01 2024 07-01 2025 24.0 07-01 2025 12-01 2025 24.5 12-01 2025 07-01 2026 Totals 56,882 511,937 56,882 Total Net Present Value 36,596 329,365 36,596 0 Cashflow analysis prepared by CITY OF ELK RIVER 12/16/98 TIF DISTRICT NO. 21 AMORTIZATION SCHEDULE PERIOD BEGINNING Semi-Annual Accrued Note Costs Qualified PERIOD ENDING Principal Interest P&I Net Interest Balance Incurred Costs Yrs. Mth. Yr. Revenue Outstanding Yrs. Mth. Yr. 0.0 07-01 1998 0 0 0 0 0 0.0 12-01 1998 4.. 0 12-01 1998 0 0 0 0 0 0.0 07-01 1999 07-01 1999 0 0 0 0 0 0 0.0 12-01 1999 12-01 1999 0 0 0 0 0 300,000 300,000 Land 0.0 07-01 2000 0 07-01 2000 0 0 0 0 9,000 369,000 60,000 Site improve's 0.0 12-01 2000 0.0 12-01 2000 0 0 0 0 11,070 380,070 0.0 07-01 2001 0.0 07-01 2001 17,967 11,402 29,369 29,369 0 362,103 0.5 12-01 2001 0.5 12-01 2001 18,799 10,863 29,662 29,662 0 343,304 1.0 07-01 2002 1.0 07-01 2002 19,045 10,299 29,344 29,344 0 324,259 1.5 12-01 2002 1.5 12-01 2002 19,910 9,728 29,638 29,638 0 304,349 2.0 07-01 2003 2.0 07-01 2003 20,107 9,130 29,237 29,237 0 284,242 2.5 12-01 2003 2.5 12-01 2003 21,002 8,527 29,530 29,530 0 263,240 3.0 07-01 2004 3.0 07-01 2004 21,138 7,897 29,036 29,036 0 242,102 3.5 12-01 2004 3.5 12-01 2004 22,063 7,263 29,326 29,326 0 220,039 4.0 07-01 2005 4.0 07-01 2005 22,123 6,601 28,724 28,724 0 197,915 4.5 12-01 2005 4.5 12-01 2005 23,074 5,937 29,012 29,012 0 174,841 5.0 07-01 2006 5.0 07-01 2006 23,043 5,245 28,288 28,288 0 151,799 5.5 12-01 2006 5.5 12-01 2006 24,017 4,554 28,571 28,571 0 127,782 6.0 07-01 2007 6.0 07-01 2007 23,874 3,833 27,707 27,707 0 103,908 6.5 12-01 2007 6.5 12-01 2007 24,867 3,117 27,984 27,984 0 79,041 7.0 07-01 2008 7.0 07-01 2008 24,591 2,371 26,962 26,962 0 54,451 7.5 12-01 2008 7.5 12-01 2008 25,598 1,634 27,231 27,231 0 28,853 8.0 07-01 2009 8.0 07-01 2009 25,162 866 26,028 26,028 0 3,690 8.5 12-01 2009 8.5 12-01 2009 3,690 111 3,801 26,288 0 0 9.0 07-01 2010 9.0 07-01 2010 12-01 2010 9.5 12-01 2010 07-01 2011 10.0 07-01 2011 12-01 2011 10.5 12-01 2011 07-01 2012 11.0 07-01 2012 12-01 2012 11.5 12-01 2012 07-01 2013 12.0 07-01 2013 12-01 2013 12.5 12-01 2013 07-01 2014 13.0 07-01 2014 12-01 2014 13.5 12-01 2014 07-01 2015 14.0 07-01 2015 12-01 2015 14.5 12-01 2015 07-01 2016 15.0 07-01 2016 12-01 2016 15.5 12-01 2016 07-01 2017 16.0 07-01 2017 12-01 2017 4111 12-01 2017 07-01 2018 07-01 2018 12-01 2018 12-01 2018 07-01 2019 18.0 07-01 2019 12-01 2019 18.5 12-01 2019 07-01 2020 19.0 07-01 2020 12-01 2020 19.5 12-01 2020 07-01 2021 20.0 07-01 2021 12-01 2021 20.5 12-01 2021 07-01 2022 21.0 07-01 2022 12-01 2022 21.5 12-01 2022 07-01 2023 22.0 07-01 2023 12-01 2023 22.5 12-01 2023 07-01 2024 23.0 07-01 2024 12-01 2024 23.5 12-01 2024 07-01 2025 24.0 07-01 2025 12-01 2025 24.5 12-01 2025 07-01 2026 Totals 380,070 109,380 489,450 511,937 20,070 0 • Cashflow analysis prepared by CITY OF ELK RIVER 12/16/98 TIF DISTRICT NO. 21 SCHEDULED PAYMENTS PERIOD BEGINNING Scheduled Payment Payment Local Match Local Match Local Match PERIOD ENDING Payment To EDA To EDA at Paid up-front Owed Yrs. Mth. Yr. Date 10%Admin Dev.Costs 10.00% Yrs. Mth. Yr. 0.0 07-01 1998 0 0 0 0 0.0 12-01 1998 do12-01 1998 0 0 0 0 0.0 07-01 1999 07-01 1999 0 0 0 0 0.0 12-01 1999 12-01 1999 0 0 0 0 0.0 07-01 2000 0.0 07-01 2000 0 0 0 0 0.0 12-01 2000 0.0 12-01 2000 0 0 0 0 0.0 07-01 2001 0.0 07-01 2001 09-01 3,263 29,369 3,263 0 3,263 0.5 12-01 2001 0.5 12-01 2001 12-30 3,296 29,662 3,296 0 3,296 1.0 07-01 2002 1.0 07-01 2002 09-01 3,260 29,344 3,260 0 3,260 1.5 12-01 2002 1.5 12-01 2002 12-30 3,293 29,638 3,293 0 3,293 2.0 07-01 2003 2.0 07-01 2003 09-01 3,249 29,237 3,249 0 3,249 2.5 12-01 2003 2.5 12-01 2003 12-30 3,281 29,530 3,281 0 3,281 3.0 07-01 2004 3.0 07-01 2004 09-01 3,226 29,036 3,226 0 3,226 3.5 12-01 2004 3.5 12-01 2004 12-30 3,258 29,326 3,258 0 3,258 4.0 07-01 2005 4.0 07-01 2005 09-01 3,192 28,724 3,192 0 3,192 4.5 12-01 2005 4.5 12-01 2005 12-30 3,224 29,012 3,224 0 3,224 5.0 07-01 2006 5.0 07-01 2006 09-01 3,143 28,288 3,143 0 3,143 5.5 12-01 2006 5.5 12-01 2006 12-30 3,175 28,571 3,175 0 3,175 6.0 07-01 2007 6.0 07-01 2007 09-01 3,079 27,707 3,079 0 3,079 6.5 12-01 2007 6.5 12-01 2007 12-30 3,109 27,984 3,109 0 3,109 7.0 07-01 2008 7.0 07-01 2008 09-01 2,996 26,962 2,996 0 2,996 7.5 12-01 2008 7.5 12-01 2008 12-30 3,026 27,231 3,026 0 3,026 8.0 07-01 2009 8.0 07-01 2009 09-01 2,892 26,028 2,892 0 2,892 8.5 12-01 2009 8.5 12-01 2009 12-30 2,921 3,801 2,921 0 2,921 9.0 07-01 2010 9.0 07-01 2010 12-01 2010 9.5 12-01 2010 07-01 2011 10.0 07-01 2011 12-01 2011 10.5 12-01 2011 07-01 2012 11.0 07-01 2012 12-01 2012 11.5 12-01 2012 07-01 2013 12.0 07-01 2013 12-01 2013 12.5 12-01 2013 07-01 2014 13.0 07-01 2014 12-01 2014 13.5 12-01 2014 07-01 2015 14.0 07-01 2015 12-01 2015 14.5 12-01 2015 07-01 2016 15.0 07-01 2016 12-01 2016 15.5 12-01 2016 07-01 2017 16.0 07-01 2017 12-01 2017 12-01 2017 07-01 2018 1 4111 07-01 2018 12-01 2018 12-01 2018 07-01 2019 18.0 07-01 2019 12-01 2019 18.5 12-01 2019 07-01 2020 19.0 07-01 2020 12-01 2020 19.5 12-01 2020 07-01 2021 20.0 07-01 2021 12-01 2021 20.5 12-01 2021 07-01 2022 21.0 07-01 2022 12-01 2022 21.5 12-01 2022 07-01 2023 22.0 07-01 2023 12-01 2023 22.5 12-01 2023 07-01 2024 23.0 07-01 2024 12-01 2024 23.5 12-01 2024 07-01 2025 24.0 07-01 2025 12-01 2025 24.5 12-01 2025 07-01 2026 Totals 56,882 489,450 56,882 Total Net Present Value 36,596 318,303 36,596 10 Cashflow analysis prepared by CITY OF ELK RIVER 12/16/98 EXHIBIT C • Minnesota Business Assistance Form (Minnesota Department Of Trade And Economic Development) S • Tax Increment Financing District No.21 Page C-1