9.2. SR 11-07-2005
Item 9.2.
MEMORANDUM
TO: Mayor and City Council
FROM: Lori Johnson, Finance and Administrative Services Director
Interim City Administrator
DATE: November 7,2005
SUBJECT: YMCA City Contribution Discussion
At the August 8, 2005 Council meeting, the Council requested that staff prepare estimates of
the tax impact of a $3,000,000 30 year lease purchase agreement for construction of the
YMCA. Attached is an analysis prepared by Ehlers and Associates of the tax impact based
on a project cost of $3.5 million and capitalized interest for two years for total bond issues
ranging in size from $3,920,000 to $4,425,000 based on both ten and 15 year terms. Similar
data based on a project cost of $3 million with an immediate payback eliminating capitalized
interest will be presented at the meeting.
Based on G.O. voter approved bonds of $3,920,000 with a 15 year term, the cost for a
$200,000 residential homestead is approximately $50 per year and for a $500,000 commercial
or industrial property the cost is approximately $126 per year. The tax impact decreases on a
20-year issue is to $42 for a $200,000 residential homestead and $106 for a $500,000
commercial or industrial property. The amounts would decrease slightly based on a
$3,000,000 project with no capitalized interest.
The distribution of tax impacts is different for a lease revenue because it is based on tax
capacity and a referendum issue is based on market value. The tax impact of a lease revenue
bond with a 15 year term is approximately $47 for a $200,000 residential homestead and
approximately $217 for a $500,000 commercial or industrial property. On a 20 year term,
the amounts drop to approximately $40 and $185 respectively. Again, these would decrease
as the size of the issue decreases.
Finally, the City Council requested the tax impacts a 30-year repayment schedule. However,
the maximum term the city usually goes out is 20 years so that is how the information was
prepared. Given that the tax impact of a 20-year term is not unreasonable, the extra interest
cost associated with a 30-year term would need to be weighed against the benefit of the
decrease the annual tax impact.
S:\Council\Lori\2005\ YMCA City Contribution. doc
City of Elk River
Analysis of Tax Impact for Proposed YMCA/Community Center
Project Costs of $3.5 M
August 25, 2005
Type of Debt
Taxes Spread on
Valuation
Annual Debt Service
Debt Size
Est. Tax Rates (Debt Service
Divided by Valuation)\
Voted
G.O. Bonds
Market Value
1,511,433,450
380,100
3,920,000
Estimated Taxes Payable in 2006
15 Years 20 Years
Non-Voted Voted Non-Voted
Lease Revenue G.O. Bonds Lease Revenue
Tax Capacity Market Value Tax Capacity
17,421,465 1,511,433,450 17,421,465
408,450 319,200 347,550
4,425,000 3,935,000 4,380,000
0.00025
0.02345
0.00021
0.01995
Taxable
Type of Property Market Value
$60,000 15.09 14.07 12.67 11.97
80,000 20.12 18.76 16.90 15.96
100,000 25.15 23.45 21.12 19.95
125,000 31.44 29.31 26.40 24.94
Residential 140,000 35.21 32.82 29.57 27.93
Homestead 150,000 37.72 35.17 31.68 29.92
175,000 44.01 41.03 36.96 34.91
200,000 50.30 46.89 42.24 39.90
250,000 62.87 58.61 52.80 49.87
300,000 75.44 70.34 63.36 59.85
$50,000 12.57 17.58 10.56 14.96
Commercial 100,000 25.15 35.17 21.12 29.92
Industrial 150,000 37.72 52.75 31.68 44.89
200,000 50.30 76.20 42.24 64.84
300,000 75.44 123.09 63.36 104.74
400,000 100.59 169.98 84.48 144.63
500,000 125.74 216.87 105.60 184.53
$150,000 25.15 29.89 21.12 25.44
Agricultural 250,000 25.15 42.79 21.12 36.41
Homestead .. 350,000 25.15 55.68 21.12 47.38
500,000 25.15 75.02 21.12 63.84
Agricultural $800 $0.00 0.19 $0.00 0.16
Non-Homestead 1,000 0.00 0.23 0.00 0.20
(dollars per acre) 1,200 0.00 0.28 0.00 0.24
$60,000 $0 $14 $0 $12
80,000 0 19 0 16
100,000 0 23 0 20
Seasonal 125,000 0 29 0 25
Recreational 140,000 0 33 0 28
Residential 150,000 0 35 0 30
175,000 0 41 0 35
200,000 0 47 0 40
250,000 0 59 0 50
300,000 0 70 0 60
The figures in the table are based on taxes for the bond issue only, and do not include tax levies for other purposes. Tax
increases shown above are gross increases, not including the impact of the state Property Tax Refund ("Circuit Breake~')
program. Many owners of homestead property will qualify for a refund, based on their income and total property taxes. This will
decrease the net effect of the referendum levy for many property owners.
.. For agricultural homestead property, a value of $100,000 was assumed for the house, garage, and one acre.