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5.1 ek/ \;4 ITEM 5 . 1 . MEMORANDUM likty of � F 1k Ri ver TO: Planning Commission FROM: Paul T. Steinman, Director of Economic Development DATE: February 18, 1998 SUBJECT: TIF District No. 18 - Morrell Project Issue The purpose of this agenda item is to complete a review of the attached Modification to Development District No. 1 and the Tax Increment Financing Plan for Tax Increment Financing District No. 18 and to consider such Plans to be in conformance with the general plans for the development and redevelopment of the city as described in the Comprehensive Plan. • Background As is required in the case of creation of a new Tax Increment Financing (TIF) District, the planning body of the local government unit is required by State Statute to review the proposed TIF Plan. The Elk River Planning Commission, acting as the local planning body of the City of Elk River, therefore, is required to address the issue of the attached Plan relative to its conformance with the city's Comprehensive Plan and act upon the attached resolution. TIF District No. 18 is proposed to be established by resolution of the City Council on April 6, 1998. The various required steps to create TIF District No. 18 have been completed to the point of mailing the Plan to the School District and County Board and holding a public hearing on the Plan. The proposed Morrell project is for the construction of an approximately 45,000 square foot trucking facility on an approximately 22 acre site off of 171St Avenue. This project includes approximately 3,000 to 5,000 square feet of office space, approximately 12,000 square feet of shop space, and the remainder being docking and transfer facilities. The project area was recently rezoned to PUD to allow the use, and the underlying land use designation is L1 (light industrial). TIF District No. 18 boundaries are • shown on the attached map. 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425 0 Attachments • Resolution 98- • TIF District Boundary Map • TIF Plan for TIF District No. 18 • Location/Zoning/Land Use Maps • Schedule for Completing Activities to Establish TIF District No. 18 Recommendation Staff recommends that the Planning Commission approve Resolution 98- 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. 18 conform to the general plans for the development and redevelopment of the city. • • • 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. 18 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. 18 (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 24th day of February, 1998. 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I. ., River 163RD 4,0-t0 MR 162ND , 6 161ST %., '14,, • = 1601H Egli" :.1 # / co E i W 159TH \ / 158TH \ OS f y / 0 1000 2000 w �� / W i i". 5 x 6 157TH 6 15611\ —�' s -------..,.. • \\T "----'\ `'�s'4h - p 155TH �. • E. §. 154T1I )\c_., 1326 ENERGY PARK DRIVE �- ��r� ST.PAUL, IAINNESOTA 5510E 012) 644-4389 -. z z 153RD 8 8 z 1a 0 • THE ELK RIVER ECONOMIC DEVELOPMENT AUTHORITY AND THE ELK RIVER CITY COUNCIL FOR THE ESTABLISHMENT OF TAX INCREMENT DISTRICT NO. 18 (Morrell) (an economic development district) Schedule December 8, 1997 EDA requests City Council to call for a public hearing to be held on April 6, 1998 to establish Tax Increment Financing District No. 18. December 15, 1997 City Council calls for a public hearing to be held on April 6, 1998 to establish Tax Increment Financing District No. 18. February 2, 1998 EDA worksession - discuss details of Morrell Development Agreement. February 2, 1998 Complete Plan. February 9, 1998 EDA approves Plan. (Alternate: Mar. 9, 1998) • February 24, 1998 PlanningCommission reviews Plan for compliance with p the comprehensive plan. (Alternate: Mar. 24, 1998) March 2, 19988 Plan forwarded to School District and County Board (at least 30 days prior to public hearing) March 18, 1998 Send public hearing notice and map to local paper March 25, 1998 Date of publication of hearing notice and map (at least 10 days but not more than 30 days prior to public hearing) April 6, 1998 City Council holds public hearing on the establishment of Tax Increment Financing District No. 18 and passes resolution approving Plan. 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ENG.. • MODIFICATIONS To the Development Program For Development District No. 1 and the TAX INCREMENT FINANCING PLAN for Tax Increment Financing District No. 18 (An Economic Development District) Economic Development Authority in and for the City of Elk River • Sherburne County City of Elk River, Minnesota Prepared: January 12, 1998 Revised: February 9, 1998 Adopted: April 6, 1998 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 • SECTION I. MODIFIED DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO. 1 MODIFICATION TO SECTION I: Current plans for this development project are to build a 45,000 square foot office/warehouse/trucking facility (TIF District No. 18). The project is proposed to include a maximum $748,000 of Tax Increment Financing, as summarized in Section G of the TIF Plan for the District. • • Development Program for Development District No.1 Page I-I SECTION II. • TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 18 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. 18 ("District No. 18"). 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. 18. The Authority or the City reserves the right to approve all or a portion of the property proposed to be included in District IIINo. 18 on the date of the first public hearing, April 6, 1998. B. STATEMENT OF OBJECTIVES District No. 18 consists of 2 parcels of land (one of which is City owned exempt) and adjacent and internal rights-of-way. The current plans for the new development on the site include a 45,000 square foot office/warehouse/trucking facility. District No. 18 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. 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, Tax Increment Financing District No,18 Page II-1 • 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 - Selected property located within District No. 18 has been acquired by the City and is further described in 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 City or the Authority may sell to the developer selected properties it may acquire within District No. 18. 4. The City or the Authority may perform or provide for some or all necessary relocation, removal of substandard structures, site preparation, grading, demolition, construction of required utilities and public parking/streets work within District No. 18. 5. District No. 18 contains property zoned I-1 - Light Industrial. All development in the area will conform to applicable state and local codes and ordinances. 1110 D. LEGAL DESCRIPTION OF PROPERTY IN DISTRICT NO. 18 District No. 18 encompasses the parcels identified by PID #'s: 75-011-1300 and 75-011-1206 (owned by the City). The privately owned parcel upon which the project will take place is identified below. In addition, all adjacent (Service Road, 17151 Ave., and Railroad right-of-way) and interior right-of-ways are included within the district boundaries. All that part of the South One-Half of the Northeast Quarter of Section 11, Township 32, Range 26, lying Southwesterly of the railroad right-of-way. That part of the North Half of the Northeast quarter of Section 11, Township 32, Range 26, Sherburne County, Minnesota which lies Southwesterly of the Burlington Northern Railroad and which lies Southeasterly of the following described line: Commencing at the Southwest corner of said North Half of the Northeast Quarter; thence South 89 degrees 59 minutes 53 seconds East, an assumed bearing along the South line of said North Half of the Northeast Quarter, a distance of 66.02 feet, to the actual point of beginning of said line to be hereinafter described; thence Northeasterly a distance of 134.15 feet, along a non-tangential curve concave to the Northwest, having a radius of 480.89 feet, a central angle of 15 degrees 58 minutes 59 seconds and the chord of said curve bears North 59 degrees 03 minutes 27 seconds East; thence North 51 degrees 03 minutes 58 seconds East, tangent to said last described curve, a distance of 9.62 feet to the Southwesterly right-of-way line of said Burlington Northern Railroad and there terminating. • The City or the Authority reserves a right to approve all or a portion of the area of the parcels listed Tax Increment Financing District No.18 Page II-2 as being designated for District No. 18. • See the map in Exhibit A for further information on the location of District No. 18. 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. 18 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. 18 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. 18 consists of 2 parcels. 2. District No. 18 does not meet the requirements of any other Tax Increment Financing District. 3. District No. 18 will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality. 4. District No. 18 will result in increased employment in the state. 5. District No. 18 will result in preservation and enhancement of the tax base of the state. 11/ 6. District No. 18 will qualify specifically under Subd. 4c. (2), (3), and (6), as indicated in Section E of this Plan. Tax Increment Financing District No.18 Page II-3 • F. PROPERTY TO BE ACQUIRED The Authority may acquire all parcels within District No. 18. G. ESTIMATE OF PUBLIC COSTS - USE OF FUNDS The estimated use of funds associated with District No. 18 are outlined in the following line item budget: USE OF FUNDS TOTAL Qualified Costs: Land Acquisition $ -0- Site Improvements $ 300,000 Public Improvements (includes local contribution) $ 230,000 Interest $ 150,000 Administration (up to 10%) $ 68,000 TOTAL: $ 748,000 $300,000-Site Improvements This estimate includes all costs associated with improving the condition of the site in order to allow construction of the facility, i.e.; the site contains a significant amount of poor quality soil which will be excavated and replaced with appropriate grade materials. $230,000 - Public Improvements This estimate includes the cost of construction of a fully signalized intersection at 1715' and Highway 10 and a controlled railroad crossing on 171" in order to accommodate additional semi- truck movement in the amount of approximately 60 per day as a direct result of the project planned in Tax Increment District No. 18. This estimate also includes costs to provide additional landscaping, tree planting, fencing, and other eligible activities deemed necessary to improve the physical appearance of the site. 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. 18. Tax Increment Financing District No.18 Page II-4 This provision does not obligate the City or Authority to incur debt. The City or Authority will IIIIissue 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. 18, but within the boundaries of Development District No. 1, will be less than 20 percent of total tax increment generated by District No. 18, including administrative costs. Subject to that limitation, and the limitations as described in Section R., the tax increment from District No. 18 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 $748,000 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 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. 18. 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 $ 680,000 Interest Local Contribution 68,000 Other Revenue Sources TOTAL $ 748,000 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. 18 is based on the value placed on the property by the assessor in 1997 for taxes payable 1998. 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. 18 during the five year period before certification of District No. 18 (assessment years 1992 . through 1997). The County Auditor will increase the ONTC 10.23% each year over the life of District No. 18. Tax Increment Financing District No.18 Page II-5 • 1992 1997 AverageAnnual EMV EMV Increase % Increase Increase 26,400 39,900 13,500 51.14 10.23 The original local tax rate for the purpose of the projecting cashflow for District No. 18 will be the tax rate for taxes payable in 1997 of 1.12767. The certified original local tax rate for District No. 18 will be the tax rate for taxes payable in 1998. Each year, the Sherburne County Auditors Office will measure the amount of increase or decrease in the total tax capacity of District No. 18 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. 18 declines below the original net 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 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. 18, 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 2000. 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) $68,509 less: Original Tax Capacity 998 Estimated Captured Tax Capacity $67,511 Estimated Annual Tax Increment (CTC x Tax Rate) $76,130 L. DURATION OF THE DISTRICT • Pursuant to Minnesota Statutes, Section 469.175, Subdivision 1b, the duration of District No. 18 must be indicated within the Plan. The duration of District No. 18 will be 9 years from payment of Tax Increment Financing District No.18 Page II-6 • the first tax increment expected in 2000. Thus it is estimated that District No. 18, including any modifications of the Plan for subsequent phases or other changes, would terminate at the end of the year 2008. The City and the Authority reserve the right to decertify District No. 18 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. 18. After careful consideration and analysis, the Authority has determined that construction would not occur without the creation of District 18. 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. 18 would be as follows if the "but for" test was not met: IMPACT ON TAX BASE ENTITY'S ESTIMATED % OF CAPTURED TOTAL NET CAPTURED TAX CAPACITY ENTITY TAX CAPACITY TAX CAPACITY TO ENTITY TOTAL Sherburne County 63,007,347 67,511 .107% City of Elk River 12,251,909 67,511 .551% • School District No. 728 25,234,529 67,511 .268% IMPACT ON TAX RATES CURRENT PERCENT CAPTURED POTENTIAL ENTITY TAX RATE OF TOTAL TAX CAPACITY TAXES Sherburne County .24392 .22 67,511 16,468 City of Elk River .24683 .22 67,511 16,664 School District No. 728 .62359 .55 67,511 42,099 Other .01333 .01 67,511 900 TOTAL 1.12767 1.00 76,131 The estimates listed above display captured tax capacity when all construction is completed. The tax rates and tax capacities are the payable 1997 figures for all jurisdictions. District No. 18 will be certified under rates for tax year payable 1998 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 Tax Increment Financing District No.18 Page I1-7 • 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, 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. 18. The City or EDA must notify the County Auditor of any modification that reduces or enlarges the geographic area of District No. 18 or Development District No. 1. Modifications to the District No. 18, 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. 18. 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 0.1 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 Tax Increment Financing District No.18 Page II-8 • 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. 18 by approximately February, 2001. 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 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. 18 will be paid by Sherburne County to the City of Elk River for the Tax Increment Fund of said District No. 18. The City or Authority will pay to the developer 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 Tax Increment Financing District No.18 Page II-9 • City or Authority administration (up to 10 percent) and the costs of public improvement activities outside District No. 18 (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. 18 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 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 S 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 4111/ 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 Tax Increment Financing District No.18 Page II-10 • financing district which establishes a minimum market value of the land and improvements for the duration of District No. 18. 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. 18 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. 18 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. 1111 Tax Increment Financing District No.18 Page II-11 • 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 District No. 18; 2. the captured net tax capacity of the District No. 18, 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. 18, 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. 18. 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; Tax Increment Financing District No.18 Page II-12 • 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. 18; 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 for District No. 18, 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. 18 is an economic development district as defined in Minnesota Statutes, Section 469.174, Subd. 12. District No. 18 consists of 2 parcels 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. 18 permitted by the Tax Increment Financing Plan. Due to the high cost of site development and soil corrections 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. 18 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 subtracting the present value of the projected tax increment for the maximum duration of District No. 18 permitted by the Tax Increment Financing Plan (see cashflows in Appendix B). • Tax Increment Financing District No.18 Page I1-13 • 3. Finding that the Tax Increment Financing Plan for District No. 18 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 on February 24, 1998, and been found to conform to the Comprehensive Plan and general development plan of the City. 4. Finding that the Tax Increment Financing Plan for Tax Increment Financing District No. 18 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. 18 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 1a, 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 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. Tax Increment Financing District No.18 Page II-14 • 2. Pooling Limitations. At least 80 percent of tax increments from District No. 18 must be expended on activities in District No. 18 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. 18 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. 18. 3. Five Year Limitation on Commitment of Tax Increments. Tax Increments derived from District No. 18 shall be deemed to have satisfied the 80 percent test set forth in paragraph (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. 18, 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. 18, 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 411 Tax Increment Financing District No.18 Page II-15 • 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 116).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). AD. SUMMARY The City of Elk River is establishing Tax Increment Financing District No. 18 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. 18 was prepared by the City of Elk River, 13065 Orono Parkway, Elk River, Minnesota 55330, telephone (612) 441-7420. • • Tax Increment Financing District No.18 Page II-16 • EXHIBIT A Boundary Map of Tax Increment Financing District No. 18 • Ili Tax Increment Financing District No.18 Page A-I i IP Sammi IL - • I I rIII I I III hillinat Finn.ItIVIEMMIll ■1 • 1115u11■�1111EM■■`■EM 11M r ■i �t ve:n�� ita 1110,111110k' ■F ► , /�RI •,,„■s■uc/s- M ,■- " fiuu.�\l . A��1.� /lKBE EKIN idie .. 114)4,=pvai �o � moi... 1 ini. T.E1:42, ‘k•i=',', ',.:: '1'''''f_rvii-'"--4 -1's- -'"'ItlimillicE raDilll r4161111.111= *Wi 1:04 —alit Ptillti r `)1' `\ r.: �. ti _ ° u: i' , r'�I"PIM 11` i iii A IL's __�!-/,��_1 ,i,,� 4.zo _�0,, r (m. r NI 4ifitalipk-lwaralirigpotIlirmimi ,. .vilksimigiiii 1—, ,— ,,_ ra ,mix_l_behL,„,,,,,, III, Iii....wilvir_, L-lfgamic.a 1„11;,._,,[1:.)p. i.... ,,„,,:riir is • , .... ' ■�.I q rra . �Li 1 :r \!It•:��■ u�l►ea_I■ o-o nx„gin ,.-, iW."41Wri'1571pitilirigIlliin �U ...limn�llllilrax_ ��f%c „. Ii :--moo o �� 1C■��Iliartat. 1 v \ / 173RD\\ AVENUE ' la.,,,,,„,,_ 'U1 411111111 iik* ,...,,, im.. . 4 w 3 06, A Li1t4 I_. TLIPbAME _ 171.7 AVENUE ::":__,,,,,:..,,4:,..:...7.;:...,,,,.,..,i,:......7.11pPrHr.„,:,,,,_:., ....ww!mr'lit. *NS =MI 170TH AVE. INN an ....:::i 1,,,.-‘.L.,., ._:„..::::„_..:,,, Tirol c) . _ -- \ LEGEND - T I F BOUNDARY PAB. 4r � r..41.<4'4-- TIF 18 M„` SITE LOCATION MAP City Dt Elk roned RCreen „p� fiver • EXHIBIT B Cashflow Analysis and Base Value Analysis i • Tax Increment Financing District No.18 Page B-1 TIF DISTRICT NO. 18 (Morrell) CASH FLOW ASSUMPTIONS Pay-As-You-Go Interest Rate 0.00% Tax Extension Rate 1.12767 Pay 97 Inflation Rate 0.00% VALUE/RATE/CAPACITY Base Effective Tax Value Rate Capacity Value Information 39,900 2.50% 998 Pay 97 PROJECT INFORMATION Type of Total Taxes Per Total Tax Market Date Use Sq. Ft. Sq. Ft. Taxes Capacity Value Payable Commercial 45,000 $1.72 77,255 68,509 2,000,250 2000 Totals 45,000 77,255 68,509 2,000,250 BUT FOR ANALYSIS Current Market Value-Estimate 39,900 New Market Value-Estimate 2,000,250 Difference 1,960,350 Present Value at 0.00% 680,651 Difference 1,279,699 Value Likely to Occur Without TIF 0 Difference 1,279,699 • LOCAL MATCH ANALYSIS City contribution to project 68,000 Other contribution to project 0 Total local match to project 68,000 IMPACT ANALYSIS TAX CAPACITIES SHERBURNE 63,007,347 67,511 0.107% ELK RIVER 12,251,909 67,511 0.551% DISTRICT 728 25,234,529 67,511 0.268% TAX RATES SHERBURNE 0.243920 67,511 16,467 ELK RIVER 0.246830 67,511 16,664 DISTRICT 728 0.623590 67,511 42,099 OTHER 0.013330 67,511 900 TOTALS 1.127670 76,130 Cashflow analysis prepared by CITY OF ELK RIVER 2/10/98 TIF DISTRICT NO. 18 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 IPMth. Yr. Capacity Capacity Capacity 0.00% Increment 10.00% 10.00% Plus Local Match Yrs. Mth. Yr. 07-01 1997 998 0 0 0 0 0 0 0 0.0 12-01 1997 12-01 1997 998 0 0 0 0 0 0 0 0.0 07-01 1998 0.0 07-01 1998 998 0 0 0 0 0 0 0 0.0 12-01 1998 0.0 12-01 1998 998 0 0 0 0 0 0 0 0.0 07-01 1999 0.0 07-01 1999 998 0 0 0 0 0 0 0 0.0 12-01 1999 0.0 12-01 1999 998 0 0 0 0 0 0 0 0.0 07-01 2000 0.0 07-01 2000 998 68,509 67,511 0 38,065 (3,807) 3,807 38,065 0.5 12-01 2000 0.5 12-01 2000 998 68,509 67,511 0 38,065 (3,807) 3,807 38,065 1.0 07-01 2001 1.0 07-01 2001 1,087 68,509 67,421 0 38,015 (3,801) 3,801 38,015 1.5 12-01 2001 1.5 12-01 2001 1,087 68,509 67,421 0 38,015 (3,801) 3,801 38,015 2.0 07-01 2002 2.0 07-01 2002 1,185 68,509 67,324 0 37,959 (3,796) 3,796 37,959 2.5 12-01 2002 2.5 12-01 2002 1,185 68,509 67,324 0 37,959 (3,796) 3,796 37,959 3.0 07-01 2003 3.0 07-01 2003 1,292 68,509 67,217 0 37,899 (3,790) 3,790 37,899 3.5 12-01 2003 3.5 12-01 2003 1,292 68,509 67,217 0 37,899 (3,790) 3,790 37,899 4.0 07-01 2004 4.0 07-01 2004 1,408 68,509 67,101 0 37,834 (3,783) 3,783 37,834 4.5 12-01 2004 4.5 12-01 2004 1,408 68,509 67,101 0 37,834 (3,783) 3,783 37,834 5.0 07-01 2005 5.0 07-01 2005 1,535 68,509 66,974 0 37,762 (3,776) 3,776 37,762 5.5 12-01 2005 5.5 12-01 2005 1,535 68,509 66,974 0 37,762 (3,776) 3,776 37,762 6.0 07-01 2006 6.0 07-01 2006 1,673 68,509 66,836 0 37,684 (3,768) 3,768 37,684 6.5 12-01 2006 6.5 12-01 2006 1,673 68,509 66,836 0 37,684 (3,768) 3,768 37,684 7.0 07-01 2007 7.0 07-01 2007 1,823 68,509 66,685 0 37,599 (3,760) 3,760 37,599 7.5 12-01 2007 7.5 12-01 2007 1,823 68,509 66,685 0 37,599 (3,760) 3,760 37,599 8.0 07-01 2008 8.0 07-01 2008 1,988 68,509 66,521 0 37,507 (3,751) 3,751 37,507 8.5 12-01 2008 8.5 12-01 2008 1,988 68,509 66,521 0 37,507 (3,751) 3,751 37,507 9.0 07-01 2009 9.0 07-01 2009 12-01 2009 9.5 12-01 2009 07-01 2010 10.0 07-01 2010 12-01 2010 10.5 12-01 2010 07-01 2011 11.0 07-01 2011 12-01 2011 11.5 12-01 2011 07-01 2012 12.0 07-01 2012 12-01 2012 12.5 12-01 2012 07-01 2013 13.0 07-01 2013 12-01 2013 13.5 12-01 2013 07-01 2014 14.0 07-01 2014 12-01 2014 14.5 12-01 2014 07-01 2015 1 12-01 2015 12-01 2015 12-01 2015 07-01 2016 07-01 2016 12-01 2016 16.5 12-01 2016 07-01 2017 17.0 07-01 2017 12-01 2017 17.5 12-01 2017 07-01 2018 18.0 07-01 2018 12-01 2018 18.5 12-01 2018 07-01 2019 19.0 07-01 2019 12-01 2019 19.5 12-01 2019 07-01 2020 20.0 07-01 2020 12-01 2020 20.5 12-01 2020 07-01 2021 21.0 07-01 2021 12-01 2021 21.5 12-01 2021 07-01 2022 22.0 07-01 2022 12-01 2022 22.5 12-01 2022 07-01 2023 23.0 07-01 2023 12-01 2023 23.5 12-01 2023 07-01 2024 24.0 07-01 2024 12-01 2024 24.5 12-01 2024 07-01 2025 Totals 680,651 (68,065) 68,065 680,651 Total Net Present Value 680,651 (68,065) 68,065 680,651 • Cashflow analysis prepared by CITY OF ELK RIVER 2/10/98 TIF DISTRICT NO. 18 PAYMENT ANALYSIS PERIOD BEGINNING Scheduled Payment Payment Local Match Local Match Local Match PERIOD ENDING Payment To EDA available for at Paid up front Owed Mth. Yr. Date 10%Admin eligible costs 10.00% Yrs. Mth. Yr. 07-01 1997 0 0 0 0 0.0 12-01 1997 0. 12-01 1997 0 0 0 0 0.0 07-01 1998 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 0.0 07-01 1999 0 0 0 0 0.0 12-01 1999 0.0 12-01 1999 0 0 0 0 0.0 07-01 2000 0.0 07-01 2000 07-1 3,807 34,259 3,807 0 3,807 0.5 12-01 2000 0.5 12-01 2000 12-1 3,807 34,259 3,807 0 3,807 1.0 07-01 2001 1.0 07-01 2001 07-1 3,801 34,213 3,801 0 3,801 1.5 12-01 2001 1.5 12-01 2001 12-1 3,801 34,213 3,801 0 3,801 2.0 07-01 2002 2.0 07-01 2002 07-1 3,796 34,163 3,796 0 3,796 2.5 12-01 2002 2.5 12-01 2002 12-1 3,796 34,163 3,796 0 3,796 3.0 07-01 2003 3.0 07-01 2003 07-1 3,790 34,109 3,790 0 3,790 3.5 12-01 2003 3.5 12-01 2003 12-1 3,790 34,109 3,790 0 3,790 4.0 07-01 2004 4.0 07-01 2004 07-1 3,783 34,050 3,783 0 3,783 4.5 12-01 2004 4.5 12-01 2004 12-1 3,783 34,050 3,783 0 3,783 5.0 07-01 2005 5.0 07-01 2005 07-1 3,776 33,986 3,776 0 3,776 5.5 12-01 2005 5.5 12-01 2005 12-1 3,776 33,986 3,776 0 3,776 6.0 07-01 2006 6.0 07-01 2006 07-1 3,768 33,916 3,768 0 3,768 6.5 12-01 2006 6.5 12-01 2006 12-1 3,768 33,916 3,768 0 3,768 7.0 07-01 2007 7.0 07-01 2007 07-1 3,760 33,840 3,760 0 3,760 7.5 12-01 2007 7.5 12-01 2007 12-1 3,760 33,840 3,760 0 3,760 8.0 07-01 2008 8.0 07-01 2008 07-1 3,751 33,756 3,751 0 3,751 8.5 12-01 2008 8.5 12-01 2008 12-1 3,751 33,756 3,751 0 3,751 9.0 07-01 2009 9.0 07-01 2009 12-01 2009 9.5 12-01 2009 07-01 2010 10.0 07-01 2010 12-01 2010 10.5 12-01 2010 07-01 2011 11.0 07-01 2011 12-01 2011 11.5 12-01 2011 07-01 2012 12.0 07-01 2012 12-01 2012 12.5 12-01 2012 07-01 2013 13.0 07-01 2013 12-01 2013 13.5 12-01 2013 07-01 2014 14.0 07-01 2014 12-01 2014 14.5 12-01 2014 07-01 2015 02-01 2015 12-01 2015 1 12-01 2015 07-01 2016 07-01 2016 12-01 2016 16.5 12-01 2016 07-01 2017 17.0 07-01 2017 12-01 2017 17.5 12-01 2017 07-01 2018 18.0 07-01 2018 12-01 2018 18.5 12-01 2018 07-01 2019 19.0 07-01 2019 12-01 2019 19.5 12-01 2019 07-01 2020 20.0 07-01 2020 12-01 2020 20.5 12-01 2020 07-01 2021 21.0 07-01 2021 12-01 2021 21.5 12-01 2021 07-01 2022 22.0 07-01 2022 12-01 2022 22.5 12-01 2022 07-01 2023 23.0 07-01 2023 12-01 2023 23.5 12-01 2023 07-01 2024 24.0 07-01 2024 12-01 2024 24.5 12-01 2024 07-01 2025 Totals 68,065 612,586 68,065 0 68,065 Total Net Present Value 68,065 612,586 68,065 0 68,065 • Cashnow analysis prepared by CITY OF ELK RIVER 2/10/98 TIF DISTRICT NO. 18 AMORTIZATION SCHEDULE PERIOD BEGINNING Semi-Annual Accrued Note Costs Qualified PERIOD ENDING Principal Interest P&I Net Interest Balance Incurred Costs ADMth. Yr. 8.00% Revenue Outstanding Yrs. Mth. Yr. 07-01 1997 0 0 0 0 0 0 0 0.0 12-01 1997 12-01 1997 0 0 0 0 0 150,000 150,000 Pub.imprvmts 0.0 07-01 1998 0.0 07-01 1998 0 0 0 0 0 300,000 150,000 Site imprvmts 0.0 12-01 1998 0.0 12-01 1998 0 0 0 0 12,000 312,000 0.0 07-01 1999 0.0 07-01 1999 0 0 0 0 12,480 324,480 0.0 12-01 1999 0.0 12-01 1999 0 0 0 0 12,979 337,459 0.0 07-01 2000 0.0 07-01 2000 20,760 13,498 34,259 34,259 0 316,699 0.5 12-01 2000 0.5 12-01 2000 21,591 12,668 34,259 34,259 0 295,108 1.0 07-01 2001 1.0 07-01 2001 22,409 11,804 34,213 34,213 0 272,699 1.5 12-01 2001 1.5 12-01 2001 23,305 10,908 34,213 34,213 0 249,394 2.0 07-01 2002 2.0 07-01 2002 24,188 9,976 34,163 34,163 0 225,206 2.5 12-01 2002 2.5 12-01 2002 25,155 9,008 34,163 34,163 0 200,051 3.0 07-01 2003 3.0 07-01 2003 26,107 8,002 34,109 34,109 0 173,944 3.5 12-01 2003 3.5 12-01 2003 27,152 6,958 34,109 34,109 0 146,792 4.0 07-01 2004 4.0 07-01 2004 28,179 5,872 34,050 34,050 0 118,614 4.5 12-01 2004 4.5 12-01 2004 29,306 4,745 34,050 34,050 0 89,308 5.0 07-01 2005 5.0 07-01 2005 30,414 3,572 33,986 33,986 0 58,894 5.5 12-01 2005 5.5 12-01 2005 31,630 2,356 33,986 33,986 0 27,264 6.0 07-01 2006 6.0 07-01 2006 27,264 1,091 28,355 33,916 0 0 6.5 12-01 2006 6.5 12-01 2006 0 0 0 0 0 0 7.0 07-01 2007 7.0 07-01 2007 0 0 0 0 0 0 7.5 12-01 2007 7.5 12-01 2007 0 0 0 0 0 0 8.0 07-01 2008 8.0 07-01 2008 0 0 0 0 0 0 8.5 12-01 2008 8.5 12-01 2008 0 0 0 0 0 0 9.0 07-01 2009 9.0 07-01 2009 12-01 2009 9.5 12-01 2009 07-01 2010 10.0 07-01 2010 12-01 2010 10.5 12-01 2010 07-01 2011 11.0 07-01 2011 12-01 2011 11.5 12-01 2011 07-01 2012 12.0 07-01 2012 12-01 2012 12.5 12-01 2012 07-01 2013 13.0 07-01 2013 12-01 2013 13.5 12-01 2013 07-01 2014 14.0 07-01 2014 12-01 2014 14.5 12-01 2014 07-01 2015 15.0 07-01 2015 12-01 2015 12-01 2015 07-01 2016 07-01 2016 12-01 2016 1 12-01 2016 07-01 2017 17.0 07-01 2017 12-01 2017 17.5 12-01 2017 07-01 2018 18.0 07-01 2018 12-01 2018 18.5 12-01 2018 07-01 2019 19.0 07-01 2019 12-01 2019 19.5 12-01 2019 07-01 2020 20.0 07-01 2020 12-01 2020 20.5 12-01 2020 07-01 2021 21.0 07-01 2021 12-01 2021 21.5 12-01 2021 07-01 2022 22.0 07-01 2022 12-01 2022 22.5 12-01 2022 07-01 2023 23.0 07-01 2023 12-01 2023 23.5 12-01 2023 07-01 2024 24.0 07-01 2024 12-01 2024 24.5 12-01 2024 07-01 2025 Totals 337,459 100,457 437,917 443,478 37,459 0 1111 Cashflow analysis prepared by CITY OF ELK RIVER 2/10/98 TIF DISTRICT NO. 18 AMORTIZATION SCHEDULE PERIOD BEGINNING Semi-Annual Accrued Note Costs Qualified PERIOD ENDING Principal Interest P&I Net Interest Balance Incurred Costs Y Mth. Yr. 0.00% Revenue Outstanding Yrs. Mth. Yr. 07-01 1997 0 0 0 0 0 0 0 0.0 12-01 1997 12-01 1997 0 0 0 0 0 60,000 80,000 Pub.imprvmts 0.0 07-01 1998 0.0 07-01 1998 0 0 0 0 0 230,000 150,000 Site imprvmts 0.0 12-01 1998 0.0 12-01 1998 0 0 0 0 0 230,000 0.0 07-01 1999 0.0 07-01 1999 0 0 0 0 0 230,000 0.0 12-01 1999 0.0 12-01 1999 0 0 0 0 0 230,000 0.0 07-01 2000 0.0 07-01 2000 34,259 0 34,259 34,259 0 195,741 0.5 12-01 2000 0.5 12-01 2000 34,259 0 34,259 34,259 0 161,483 1.0 07-01 2001 1.0 07-01 2001 34,213 0 34,213 34,213 0 127,270 1.5 12-01 2001 1.5 12-01 2001 34,213 0 34,213 34,213 0 93,056 2.0 07-01 2002 2.0 07-01 2002 34,163 0 34,163 34,163 0 58,893 2.5 12-01 2002 2.5 12-01 2002 34,163 0 34,163 34,163 0 24,729 3.0 07-01 2003 3.0 07-01 2003 24,729 0 24,729 34,109 0 0 3.5 12-01 2003 3.5 12-01 2003 0 0 0 0 0 0 4.0 07-01 2004 4.0 07-01 2004 0 0 0 0 0 0 4.5 12-01 2004 4.5 12-01 2004 0 0 0 0 0 0 5.0 07-01 2005 5.0 07-01 2005 0 0 0 0 0 0 5.5 12-01 2005 5.5 12-01 2005 0 0 0 0 0 0 6.0 07-01 2006 6.0 07-01 2006 0 0 0 0 0 0 6.5 12-01 2006 6.5 12-01 2006 0 0 0 0 0 0 7.0 07-01 2007 7.0 07-01 2007 0 0 0 0 0 0 7.5 12-01 2007 7.5 12-01 2007 0 0 0 0 0 0 8.0 07-01 2008 8.0 07-01 2008 0 0 0 0 0 0 8.5 12-01 2008 8.5 12-01 2008 0 0 0 0 0 0 9.0 07-01 2009 9.0 07-01 2009 12-01 2009 9.5 12-01 2009 07-01 2010 10.0 07-01 2010 12-01 2010 10.5 12-01 2010 07-01 2011 11.0 07-01 2011 12-01 2011 11.5 12-01 2011 07-01 2012 12.0 07-01 2012 12-01 2012 12.5 12-01 2012 07-01 2013 13.0 07-01 2013 12-01 2013 13.5 12-01 2013 07-01 2014 14.0 07-01 2014 12-01 2014 14.5 12-01 2014 07-01 2015 15.0 07-01 2015 12-01 2015 1111 12-01 2015 07-01 2016 07-01 2016 12-01 2016 12-01 2016 07-01 2017 17.0 07-01 2017 12-01 2017 17.5 12-01 2017 07-01 2018 18.0 07-01 2018 12-01 2018 18.5 12-01 2018 07-01 2019 19.0 07-01 2019 12-01 2019 19.5 12-01 2019 07-01 2020 20.0 07-01 2020 12-01 2020 20.5 12-01 2020 07-01 2021 21.0 07-01 2021 12-01 2021 21.5 12-01 2021 07-01 2022 22.0 07-01 2022 12-01 2022 22.5 12-01 2022 07-01 2023 23.0 07-01 2023 12-01 2023 23.5 12-01 2023 07-01 2024 24.0 07-01 2024 12-01 2024 24.5 12-01 2024 07-01 2025 Totals 230,000 0 230,000 239,380 0 0 i Cashtlow analysis prepared by CITY OF ELK RIVER 2/10/98 • EXHIBIT C Minnesota Business Assistance Form (Minnesota Department Of Trade And Economic Development) i • Tax Increment Financing District No.18 Page C-I