4. Modify Budgets for TIF Districts 4 & 5 100 TO: City Council
FROM: Laurie Hokkanen, Assistant City Manager
CITY OF DATE: October 15, 2010 0�
CHANHASSEN SUBJ: Public Hearing: Consider TIF #4 and #5 Budget Modifications
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
PROPOSED MOTION
Administration The City Council approves a Resolution Adopting the Modifications to the
Phone: 952227.1100 Tax Increment Financing Plans for Tax Increment Financing District Nos.
Fax: 952.227.1110 g g
4 and 5 -1.
Building Inspections
Phone: 952.227.1180 A majority vote is required for Adoption.
Fax: 952.227.1190
BACKGROUND
Engineering
Phone: 952.227.1160 TIF #4:
Fax: 952.227.1170
Finance This district was established in 1995 to facilitate redevelopment in the downtown
Phone: 952.227.1140 area, especially the property around the Chanhassen Dinner Theatre. Last year,
Fax: 952.227.1110 the Council established Tax Increment District 10 to facilitate the construction of
Park & Recreation the Park and Ride facility and potential development in and around the
Phone: 952.227.1120 Chanhassen Dinner Theatre complex.
Fax: 952.227.1110
At this point, TIF #4 has generated more increment than was anticipated in the
Recreation Center TIF Plan. Staff is proposing to modify the TIF #4 Plan to reflect the true revenues
2310 Coulter Boulevard
Phone: 952.227.1400 and expenditures in the District. The difference in plan versus actual is due to the
Fax: 952.227.1404 fact the Office of the State Auditor (OSA) did not require reporting on tax
increment revenues or interest earnings or payments in 1995, so the plan did not
Planning &
Natural Resources account for those expenses.
Phone: 952.227.1130
Fax: 952.227.1110 The proposed modification to TIF #4 would also allow some of the increment
from TIF #4 to be used, as needed, to pay for some of the City's Park and Ride
Public Works costs and other project costs in TIF #10. Staff is working to complete the
1591 Park Road
Phone: 952.227.1300 calculations, but at this point estimates that approximately $170,000 of TIF #10
Fax: 952.227.1310 expenses are eligible to be paid through these "pooling" dollars from TIF #4.
Senior Center TIF #4 has outstanding bond obligations. The current schedule calls for the bonds
952.227.1125 t be paid off in 2021, with annual payments ranging from $107,725 to $113,300.
Fax: 952227.1110 p � P Y g g
The bonds are callable on 2/1/2013. The amount needed to defease the bonds is
Web Site approximately $1.17 million. The account currently has a balance of
www.ci.chanhassen.mn.us
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
approximately $500,000. Therefore, we need to modify the TIF budget to allow
the District to remain open and generate increment /revenue sufficient to pay the
bonds. Current projections show that the account will have sufficient funds to call
the bonds in 2013. We may then be able to decertify the District in 2014.
TIF #5:
This is a housing district, established in 1997, that encompasses the Rottlund
Housing Development known as North Bay. The City uses increment to repay
itself and Rottlund for public improvements and other certain development costs
associated with the project. The budget is being modified to reflect actual tax
increment collections and to keep the district in compliance with the Office of
State Auditor's requirements.
As in TIF #4, the OSA reporting regulations in 1997 did not require the inclusion
of tax increment revenues or interest expense, so the plan did not account for
those items. The modification of TIF #5 is completely driven by the OSA's
increased reporting requirements. We need to increase the total budget authority
to include interest expense.
TIF #5 obligations include payments to Rottlund Homes on a $400,000 + interest
note. This is a pay -as- you -go note with the final payment due in 2014. This
District may then be eligible for decertification in 2015.
RECOMMENDATION
Staff reccomends approval of the modifications to the Tax Increment Financing
Plans for Tax Increment Financing District Nos. 4 and 5 -1.
ATTACHMENTS
1. TIF Plan for TIF No. 4
2. TIF Plan for TIF No. 5 -1
3. Resolution Adopting the Modifications to the Tax Increment Financing for
Tax Increment Financing District Nos. 4 and 5 -1.
4. Summary
As of October 14, 2010
Draft for EDA /City Council Review
TAX INCREMENT FINANCING PLAN FOR
TAX INCREMENT FINANCING DISTRICT NO. 4
(a redevelopment district)
CITY OF
CHANHASSEN
CITY OF CHANHASSEN
CARVER COUNTY
STATE OF MINNESOTA
ADOPTED: May 22, 1995
MODIFICATION NO. 1 ADOPTED: April 12, 2010
PUBLIC HEARING ON MODIFICATION NO. 2: October 25, 2010
MODIFICATION NO. 2 ADOPTED:
E H L E R S Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, MN 55113
le (651) 697 -8500 fax: (651) 697 -8555 www.ehlers - inc.com
LEADERS IN PUBLIC FINANCE
Table of Contents
(for reference purposes only)
TAX INCREMENT FINANCING PLAN FOR
TAX INCREMENT FINANCING DISTRICT NO. 4
Subsection A. Definitions 1
Subsection B. Statutory Authority 2
Subsection C. Statement of Objectives 3
Subsection D. Statement of Public Purpose 3
Subsection E. Development District Program 4
Subsection F. Description of TIF District 4
Subsection G. Development District Contracts 4
Subsection H. Classification of TIF District 4
Subsection I. Modification of TIF Plan 5
Subsection J. Use of Tax Increment 6
Subsection K. Excess Tax Increment 7
Subsection L. Limitation on Increment 7
Subsection M. Limitation on Administrative Expenses 9
Subsection N. Limitation on Boundary Changes 10
Subsection O. Relocation 10
Subsection P. Parcels to be Acquired within the TIF District and Project Area 10
Subsection Q. TIF Account 10
Subsection R. Estimate of Costs 10
Subsection S. Estimate of Bonded Indebtedness 12
Subsection T. Original TIF Capacity and Tax Increment 12
Subsection U. Duration of the TIF District 12
Subsection V. Estimate of Captured Tax Capacity 13
Subsection W. Estimated of Impact on Other Taxing Jurisdiction. 13
Subsection X. Annual Reports 15
Subsection Y. Business Subsidies 16
Subsection Z. Reasonable Expectations. 17
Subsection AA. Summary 17
Exhibit A Description of Property in TIF District No. 4 18
Exhibit B Maps 19
Exhibit C Estimated Cash Flow for TIF District No. 4 22
Tax Increment Financing Plan For
Tax Increment Financing District No. 4.
A. Definitions
For the purposes of the Tax Increment Financing Plan for Tax Increment Financing
District No. 4, the following terms shall have the meanings specified below, unless the context
otherwise requires:
"Administrative expenses" means all expenditures of the 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 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 of the TIF act.
Administrative expenses includes amounts paid for serviced provided by bond counsel, fiscal
consultants and planning or economic development consultants.
"Authority" means the Housing and Redevelopment Authority in and for the City of
Chanhassen, a public body corporate and politic under the laws of Minnesota;
"City" means the City of Chanhassen, a municipal corporation under the laws of
Minnesota;
"City Council" or "Council" means the Chanhassen City Council;
"City Development District Act" or "Act" means Minnesota Statutes. sections 469.124
through 469.134, as amended;
"Comprehensive Plan" means the City's objectives, policies, standards and programs to
guide public and private land use, development, redevelopment and preservation for all lands and
water within the community;
"County" means Carver County, Minnesota;
"Development District Program" or "Program" means the Program for the Downtown
Chanhassen Redevelopment Project Area;
"HRA Act" means Minnesota Statutes, sections 469.001 through 469.047, as amended;
"Project Area" means the Downtown Chanhassen Redevelopment Project Area;
"State" means the State of Minnesota;
"Tax Increment Bonds" means any general obligation or revenue tax increment bonds
issued by the Authority or the City to finance the public costs associated with the Project Area as
stated in the Program or in the Plan for TIF District No. 4 or any Obligations issued to refund the
Tax Increment Bonds;
"Tax Increment Financing Act" or "TIF Act" means Minnesota Statutes, Sections
469.174 through 469.179, as amended; and
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 1
Tax Increment Financing District" or "TIF District" means Tax Increment Financing
District No. 4, which is being created and established within the Project pursuant to the TIF Act;
and
"Tax Increment Financing Plan" or "Plan" means the Plan for TIF District No. 4, which
will be adopted by the Authority on May 22, 1995;
(AS MODIFIED OCTOBER 25, 2010)
"Authority" means the Economic Development Authority of the City of
Chanhassen, a public body corporate and politic under the laws of the State of Minnesota;
"EDA Act" means Minnesota Statutes, Section 469.090 through 469.1082;
"Modification" means this Modification #2 to the Tax Increment Financing Plan for
TIF District No. 4, which will be adopted by the Authority on October 25, 2010;
"Tax Increment Revenues" means:
1. Taxes paid by the captured net tax capacity, but excluding any excess taxes,
as computed under M.S., Section 469.177;
2. The proceeds from the sale or lease of property, tangible or intangible, to the
extent the property was purchased by the Authority with tax increments;
3. Principal and interest received on loans or other advances made by the
Authority with tax increments;
4. Interest or other investment earnings on or from tax increments;
5. Repayments or return of tax increments made to the Authority under
agreements for districts for which the request for certification was made after August 1,
1993; and
6. The market value homestead credit paid to the Authority under M.S.,
Section 273.1384.
B. Statutory Authority.
Pursuant to section 469.175, subd. 4 of the TIF Act, the Authority is authorized to
establish tax increment financing districts to facilitate and provide financing for the development
objectives articulated in the Program. The Authority will operate the TIF District pursuant to the
HRA Act, EDA Act and TIF Act.
(AS MODIFIED OCTOBER 25, 2010)
On April 28, 1997, pursuant to the authorization of Minnesota Statues, Section
469.094, the City transferred to the Authority all activities, programs, operations, and
authority of the then - existing City of Chanhassen Housing and Redevelopment Authority,
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 2
including the transfer of the administration of TIF District No. 4.
C. Statement of Objectives.
The Authority seeks to achieve the following objectives through the establishment of TIF
District No. 4;
1. provide employment opportunities within the community;
2. improve the tax base of Chanhassen and the general economy of the City
and State;
3. encourage development in areas of the community which have not been
utilized to their full potential;
4. implement relevant portions of the Comprehensive Plan.
The Authority's specific purpose in establishing TIF District No. 4 is to assist several
projects which are proposed in the Project Area's entertainment district, near the Chanhassen
Dinner Theater. The area to be incorporated into TIF District No. 4 is currently located within the
Project Area and the Authority's downtown TIF district. The downtown TIF district was
established as a tax increment district prior to August 1, 1979 and has operated as a "pre- 1979"
TIF district. As such, it is subject to termination after April 1, 2001 in accordance with the bond
maturities of obligations issued by the City or Authority prior to April 1, 1991. Too little time
remains in the life of the downtown TIF district to provide adequate assistance to the proposed
developments. In order to lengthen the time during which increment may be collected and to
provide sufficient assistance to induce the proposed development, the Authority proposes to
remove specified parcels from the downtown TIF district and to incorporate them into TIF
District No. 4.
(AS MODIFIED OCTOBER 25, 2010)
The Authority and City have identified that inadequate public parking facilities in
the TIF District, particularly in the Project Area's entertainment district, have been a
barrier to achieving the objectives of the TIF District. Therefore, this Modification seeks to
achieve the following objectives in order to more fully achieve the original objectives of the
TIF District;
1. Authorize the pooling of tax increment revenues from TIF District No. 4 to
TIF District No. 10 to install public improvements and improve public parking facilities
for visitors to the Project Area.
2. Modify the budget to reflect actual expenditures to date, increment received
to date and increment anticipated through the remaining term of the District, and to bring
the TIF Plan into conformance with current Office of State Auditor requirements. This
modification does not enlarge the geographical area of the TIF District or extend the term.
D. Statement of Public Purpose.
In adopting the Plan for TIF District No. 4, the Authority will make the following
findings:
1. Anticipated development would not reasonably be expected to occur
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 3
solely through private investment within the reasonably foreseeable future and, therefore,
the use of TIF is deemed necessary;
2. The TIF Plan will afford maximum opportunity, consistent with the
sound needs of the community as a whole, for development of the TIF District by private
enterprise;
3. The TIF Plan conforms to general plans for development of Chanhassen
as a whole; and
4. The area included within TIF District No. 4 qualifies as a redevelopment
TIF district within the meaning of the TIF Act.
The conclusions to be reached by the Authority regarding the above are based
upon the recommendations of city staff and the planning commission as well as the
familiarity of members of the Authority with the properties involved and the likelihood
that those properties will develop within the reasonably foreseeable future solely through
private efforts. City staff members have reviewed the properties and the conditions of the
buildings located thereon, as well as reviewed the City's building permit files, and have
determined that the area qualifies as a redevelopment TIF district. Staffs findings in this
regard are contained in a report in the Authority's office which will be retained by the
Authority for the life of TIF District No. 4.
E. Development District Program.
The plan for development of the City outlined in the Program will continue to provide the
basis of the City's efforts to develop portions of the community which have not and remain
unlikely to be developed solely through private efforts. The Plan for TIF District No. 4 is
consistent with the Program for the Project Area.
F. Description of TIF District
The property identification numbers of the parcels within TIF District No. 4 are included
as Exhibit A. A map of the boundaries of TIF District No. 4 is attached hereto as Exhibit B.
Exhibits A and B are incorporated herein by reference.
G. Development District Contracts.
The City has not yet entered into a development contract with regard to the development
of any property within TIF District No. 4. Contracts regarding property within TIF District No. 4
will be entered into in accordance with section 469.176, subd. 5 of the TIF Act.
(AS MODIFIED OCTOBER 25, 2010)
In 1996 the City agreed to use tax increment to assist with the movie theater
renovation and to make exterior improvements to the Frontier Building. The City issued
notes to Chanhassen Properties, LLC and to Bloomberg, respectively that paid a taxable
interest rate of 9 %. The City has subsequently refunded those notes by issuing a taxable
bond in their place ($1,170,000 Taxable G.O. Tax Increment Refunding Bonds, Series
2004C).
H. Classification of TIF District. TIF District No. 4 qualifies as a redevelopment TIF
district, pursuant to section 469.174, subd. 10 of the TIF Act.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 4
I. Modification of TIF Plan.
The Plan for TIF District No. 4 may be modified by the Authority, provided that any
enlargement of the geographic area of the TIF District, increase in amount of bonded
indebtedness to be incurred, including a determination to capitalize interest on the 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 Authority, increase in total estimated tax increment expenditures or designation of additional
property to be acquired by the Authority shall be approved upon the notice and after such
discussion, public hearing and findings as required for approval of the original Plan.
(AS MODIFIED OCTOBER 25, 2010)
In accordance with M.S., Section 469.175, Subd 4, any:
1. Reduction or enlargement of the geographic area of the District, if
the reduction does not meet the requirements of M.S., Section 469.175, Subd. 4(e);
2. Increase in amount of bonded indebtedness to be incurred;
3. A determination to capitalize interest on debt if that determination
was not a part of the original TIF Plan;
4. Increase in the portion of the captured net tax capacity to be
retained by the City;
5. Increase in the estimate of the cost of the District, including
administrative expenses, that will be paid or financed with tax increment from the
District; or
6. Designation of additional property to be acquired by the City,
shall be approved upon the notice and after the discussion, public hearing and
findings required for approval of the original TIF Plan.
Pursuant to M.S. Section 469.175 Subd. 4(f), the geographic area of the District may
be reduced, but shall not be enlarged after five years following the date of certification of
the original net tax capacity by the county auditor. If a redevelopment district is enlarged,
the reasons and supporting facts for the determination that the addition to the district
meets the criteria of M.S., Section 469.174, Subd. 10 must be documented. The
requirements of this paragraph do not apply if (1) the only modification is elimination of
parcel(s) from the District and (2) (A) the current net tax capacity of the parcel(s)
eliminated from the District equals or exceeds the net tax capacity of those parcel(s) in the
District's original net tax capacity or (B) the City agrees that, notwithstanding M.S., Section
469.177, Subd. 1, the original net tax capacity will be reduced by no more than the current
net tax capacity of the parcel(s) eliminated from the District.
The City must notify the County Auditor of any modification that reduces or
enlarges the geographic area of the District. Modifications to the District in the form of a
budget modification or an expansion of the boundaries will be recorded in the TIF Plan.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 5
The City is modifying the budget to reflect actual expenditures to date, increment
received to date and anticipated through the remaining term of the District and to bring the
TIF Plan into conformance with current Office of State Auditor requirements. This
modification does not enlarge the geographical area of the TIF District or extend the term
of the TIF District.
J. Use of Tax Increment.
Pursuant to section 469.176, subd. 4 of the TIF Act, all revenues derived from TIF
District No. 4 shall be used in accordance with the TIF Plan. The revenues shall be used to
finance or otherwise pay the capital and administrative costs of development activities within the
TIF district as identified in the Program and Plan.
(AS MODIFIED OCTOBER 25, 2010)
The Authority or City hereby determines that it will use 100 percent of the captured
net tax capacity of taxable property located in TIF District No. 4 for the following purposes:
1. To pay the principal of and interest on bonds issued to finance a project;
2. To finance, or otherwise pay the cost of redevelopment of the Project Area
pursuant to M.S., Sections 469.090 to 469.1082;
3. To pay for project costs as identified in the budget set forth in the TIF Plan;
4. To finance, or otherwise pay for other purposes as provided in M.S., Section
469.176, Subd. 4;
5. To pay principal and interest on any loans, advances or other payments
made to or on behalf of the Authority or City or for the benefit of the Project Area by a
developer;
6. To finance or otherwise pay premiums and other costs for insurance or
other security guaranteeing the payment when due of principal of and interest on bonds
pursuant to the TIF Plan or pursuant to M.S., Chapter 462C. M.S., Sections 469.152 through
469.165, and/or M.S., Sections 469.178; and
7. To accumulate or maintain a reserve securing the payment when due of the
principal and interest on the tax increment bonds or bonds issued pursuant to M.S., Chapter
462C, M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178.
These revenues shall not be used to circumvent any levy limitations applicable to the
City nor for other purposes prohibited by M.S., Section 469.176, Subd. 4.
Tax increments generated in TIF District No. 4 will be paid by Carver County to the
Authority for the Tax Increment Fund of said District. The Authority will pay to the
developer(s) 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 Authority or City administrative expenses (up to 10 percent) and the costs of public
improvement activities outside TIF District No. 4.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 6
K. Excess Tax Increment.
Pursuant to section 469.176, subd. 2 of the TIF Act, in any year in which the increment
exceeds the amount necessary to pay the costs authorized by the TIF Plan, the Authority shall use
the excess amount to do any of the following, in the order determined by the Authority:
1. prepay the outstanding bonds or other obligations;
2. discharge the pledge of tax increment therefor;
3. pay into an escrow account dedicated to the payment of bonds or other
obligations; or
4. return the excess amount to the Carver County auditor who shall distribute the
excess amount to the City, the County and school district in direct proportion to their respective
tax capacity rates.
The Authority may also choose to modify the TIF Plan in order to provide for other
public improvements or assistance within the TIF District.
(AS MODIFIED OCTOBER 25, 2010, TO INCLUDE
LANGUAGE IN CURRENT LAW)
The Authority or City must spend or return the excess increments under paragraph
(c) within nine months after the end of the year. In addition, the Authority or City may,
subject to the limitations set forth herein, choose to modify the TIF Plan in order to finance
additional public costs in the Project Area or TIF District No. 4.
L. Limitation of Increment.
1. No increment shall be paid to the Authority from TIF District No. 4 after
three years from the date of certification of the original tax capacity of the property in the
TIF district by the county auditor unless within the three year period (a) bonds have been
issued pursuant to section 469.178 of the TIF Act, or (b) the Authority has acquired
property within TIF District No. 4, or (c) the Authority has constructed or caused to be
constructed public improvements within TIF District No. 4.
2. If, after four years from the date of certification of the original tax
capacity of TIF District No. 4, no demolition, rehabilitation, or renovation of property or
other site preparation, including qualified improvement of a street or right -of -way
adjacent to a parcel but not installation of underground utility service, including sewer or
water systems, have been commenced on a parcel located within TIF District No. 4 by
the Authority or by the owner of the parcel in accordance with the TIF Plan, no additional
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 TIF District. If one of these activities
subsequently commences, the Authority shall so certify to the county auditor, and the tax
capacity of the property as most recently certified by the commissioner of revenue may
be added to the TIF District.
3. No tax increment shall in any event be paid to the Authority from TIF
District No. 4 after 25 years from the date of receipt by the Authority of the first
increment.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 7
(AS MODIFIED OCTOBER 25, 2010)
1. General Limitations. All revenue derived from tax increment shall
be used in accordance with the TIF Plan. The revenues shall be used to finance, or
otherwise pay the cost of redevelopment of the Downtown Chanhassen
Redevelopment Project Area pursuant to M.S., Sections 469.090 to 469.1082. Tax
increments may not be used to circumvent existing levy limit law. No tax increment
may be used for the acquisition, construction, renovation, operation, or maintenance
of a building to be used primarily and regularly for conducting the business of a
municipality, county, school district, or any other local unit of government or the
state or federal government. This provision does not prohibit the use of revenues
derived from tax increments for the construction or renovation of a parking
structure.
2. Pooling Limitations. At least 75 percent of tax increments from the
District must be expended on activities in the District 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
25 percent of said tax increments may be expended, through a development fund or
otherwise, on activities outside of the District 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 the District.
3. Five Year Limitation on Commitment of Tax Increments. Tax
increments derived from the District shall be deemed to have satisfied the 75
percent test set forth in paragraph (2) above only if the five year rule set forth in
M.S., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year
following certification of the District, 75 percent of said tax increments that remain
after expenditures permitted under said five year rule must be used only to pay
previously committed expenditures or credit enhanced bonds as more fully set forth
in M.S., Section 469.1763, Subd. 5.
4. Redevelopment District. At least 90 percent of the revenues derived
from tax increment from a redevelopment district must be used to finance the cost
of correcting conditions that allow designation of redevelopment and renewal and
renovation districts under M.S., Section 469.176 Subd. 4j. These costs include, but
are not limited to, acquiring properties containing structurally substandard
buildings or improvements or hazardous substances, pollution, or contaminants,
acquiring adjacent parcels necessary to provide a site of sufficient size to permit
development, demolition and rehabilitation of structures, clearing of the land, the
removal of hazardous substances or remediation necessary for development of the
land, and installation of utilities, roads, sidewalks, and parking facilities for the site.
The allocated administrative expenses of the Authority or City, including the cost of
preparation of the development action response plan, may be included in the
qualifying costs.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 8
M. Limitation on Administrative Expenses.
Pursuant to section 469.176, subd. 3 of the TIF Act, administrative expenses are limited
to 10 percent of the total tax increment expenditures budgeted or actually incurred, whichever is
less. Each time the Authority increases the budget of TIF District No. 4, the amount of increment
allocated to administrative costs may be increased as long as the total of administrative
expenditures does not exceed 10 percent of the total budget of the TIF District.
(AS MODIFIED OCTOBER 25, 2010)
In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means
all expenditures of the Authority or City, other than:
1. Amounts paid for the purchase of land;
2. 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 TIF District No. 4;
3. Relocation benefits paid to or services provided for persons residing or
businesses located in TIF District No. 4; or
4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a
discount bonds issued pursuant to M.S., Section 469.178; or
5. Amounts used to pay other financial obligations to the extent those
obligations were used to finance costs described in clauses (1) to (3).
For districts for which the request for certification were made before August 1,
1979, or after June 30, 1982, and before August 1, 2001, administrative expenses also
include amounts paid for services provided by bond counsel, fiscal consultants, and
planning or economic development consultants. Pursuant to M.S., Section 469.176, Subd. 3,
tax increment may be used to pay any authorized and documented administrative expenses
for TIF District No. 4 up to but not to exceed 10 percent of the total estimated tax increment
expenditures authorized by the TIF Plan or the total tax increments, as defined by M.S.,
Section 469.174, Subd. 25, clause (1), from TIF District No. 4, whichever is less.
Pursuant to M.S., Section 469.176, Subd. 4h, tax increments may be used to pay for
the County's actual administrative expenses incurred in connection with TIF District No. 4
and are not subject to the percentage limits of M.S., Section 469.176, Subd. 3. The county
may require payment of those expenses by February 15 of the year following the year the
expenses were incurred.
Pursuant to M.S., Section 469. 177, Subd. 11, the County Treasurer shall deduct an
amount (currently .36 percent) of any increment distributed to the Authority or City and
the County Treasurer shall pay the amount deducted to the State Treasurer for deposit in
the state general fund to be appropriated to the State Auditor for the cost of financial
reporting of tax increment financing information and the cost of examining and auditing
authorities' use of tax increment financing. This amount may be adjusted annually by the
Commissioner of Revenue.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 9
N. Limitation on Boundary Changes.
The geographic area of TIF District No. 4 may be reduced, but cannot be enlarged after
five years following the date of certification of the original tax capacity by the Carver county
auditor.
(AS MODIFIED OCTOBER 25, 2010)
This Modification makes no changes to the geographic area of TIF District No. 4.
The parcels within the District were included in the District when it was certified on June
23, 1995. Modification #1 adopted on April 12, 2010 removed parcels for inclusion in Tax
Increment District #10. The parcel numbers of the parcels remaining in TIF District No. 4
are restated in Exhibit A for purposes of clarity.
O. Relocation.
Although no relocation is anticipated, the Authority accepts as binding its obligations
under state law regarding relocation benefits and, if necessary, will administer relocation services
for families, individuals and businesses displaced by public action.
P. Parcels to Be Acquired Within the TIF District and Project Area.
The Authority intends to acquire property within TIF District No. 4 and to resell the land
to the developer at a reduced cost.
(AS MODIFIED OCTOBER 25, 2010)
The Authority or the City may acquire any parcel within the existing TIF District
and Project Area including interior and adjacent street rights of way.
Any properties identified for acquisition will be acquired by the Authority or City
only in order to accomplish one or more of the following: carry out land acquisition;
demolition of structures; rehabilitation of housing and commercial units; relocation;
construction of new residential and commercial units; site improvements; storm sewer
improvements; provide land for needed public streets, sidewalks, alley ways, utilities and
facilities to accomplish the uses and objectives set forth in this plan. The Authority or City
may acquire property by gift, dedication, condemnation or direct purchase from willing
sellers in order to achieve the objectives of this TIF Plan. Such acquisitions will be
undertaken only when there is assurance of funding to finance the acquisition and related
costs.
Q. TIF Account.
The tax increment received with respect to TIF District No.4 shall be segregated by the
Authority in a special account on its official books and records.
R. Estimate of Project Costs.
The following are costs authorized for expenditure within TIF District No. 4:
Entertainment Center Redevelopment
Land Acquisition/Facade Improvements $ 690,000
Boardwalk/Sidewalk Improvements 470,000
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 10
Parking Lot/Landscaping Improvements 300,000
Subtotal $1,460,000
Hotel/Conference Center Expansion
Converence Center Land Write -Down $ 59,000
Hotel Land Write -Down 230,000
Subtotal $ 289,000
Administrative Expenses $ 50,000
TOTAL $1,799,000
(AS MODIFIED OCTOBER 25, 2010)
The estimate of public costs and uses of funds associated with Tax Increment
Financing District No. 4 and the Project Area have been updated to reflect actual tax
increment received to date and expected to be received by the TIF District and are outlined
in the following table:
USES OF TAX INCREMENT FUNDS TOTAL
Land/Building Acquisition $2,000,000
Site Improvements /Preparation $1,317,948
Public Parking Facilities $1,936,060
Streets and Sidewalks $750,000
Administrative Costs (up to 10 %) $700,000
PROJECT COST TOTAL $6,286,060
interest $713,940
PROJECT AND INTEREST COSTS TOTAL $7,000,000
For purposes of OSA reporting forms, uses of funds include interfund loans, bond
principal, TIF Note principal, and transfers, all in the principal amount of $7,000,000.
These amounts are not cumulative, but represent the various forms of "bonds" included
within the concept of bonded indebtedness under the TIF Act.
The total project cost, including financing costs (interest) listed in the table above
does not exceed the total projected tax increments for TIF District No. 4 as shown in Exhibit
C.
Estimated capital and administrative costs listed above are subject to change among
categories by modification of the TIF Plan without hearings and notices as required for
approval of the initial TIF Plan, so long as the total capital and administrative costs
combined do not exceed the total listed above. Further, the Authority may spend up to 20
percent of the tax increments from TIF District No. 4 for activities (described in the table
above) located outside the boundaries of TIF District No. 4 but within the boundaries of the
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 11
Project Area (including administrative costs, which are considered to be spend outside TIF
District No. 4), subject to all other terms and conditions of this TIF Plan.
S. Estimate of Bonded Indebtedness.
The Authority intends to issue a limited revenue note in an amount not to exceed
$1,500,000 to finance the public costs associated with the Entertainment Center Redevelopment
and authorized by the Plan for TIF District No. 4.
(AS MODIFIED OCTOBER 25, 2010)
SOURCES OF FUNDS TOTAL
Tax Increment $6,840,000
Interest $160,000
TOTAL $7,000,000
The Authority or City may issue bonds (as defined in the TIF Act) secured in whole
or in part with tax increments from TIF District No. 4 in a maximum principal amount of
$1,500,000. Such bonds may be in the form of pay -as -you go notes, revenue bonds or notes,
general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a
cumulative statement of authority under this TIF Plan as of the date of this modification.
T. Original Tax Capacity and Tax Increment.
Pursuant to section 469.177, subd. 1 of the TIF Act, the original tax capacity for TIF
District No. 4 is $135,037. Each year the Carver county auditor will measure the increase or
decrease in the total tax capacity of property in the TIF district. Any year in which the tax
capacity of TIF District No. 4 exceeds $135,037, an increment will be payable to the Authority.
Any year in which the tax capacity is below $135,037, no value will be captured and no
increment will be payable to the Authority.
Each year after the certification of the original tax capacity, the county auditor will
increase or decrease the original tax capacity of property within TIF District No. 4 as a result of:
1. change in the tax exempt status of the property;
2. reduction or enlargement of the geographic boundaries of the TIF District; or
3. reduction of valuation by means of a court- ordered abatement, stipulation
agreement, voluntary abatement made by the assessor or auditor or by order of the Minnesota
commissioner of revenue.
U. Duration of the TIF District.
In accordance with section 469.176, subd. 1 of the TIF Act, the City wishes to retain its
right to receive TIF payments until 25 years from the date of the receipt of the first increment.
(AS MODIFIED OCTOBER 25, 2010)
Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the
duration of TIF District No 4 must be indicated within the TIF Plan. Pursuant to M.S.,
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 12
Section 469.176, Subd. lb, the duration of TIF District No. 4 will be 25 years after receipt of
the first increment by the City (a total of 26 years of tax increment). The date of receipt by
the City of the first tax increment was July, 1997. Thus, it is estimated that TIF District No.
4, including any modifications of the TIF Plan for subsequent phases or other changes,
would terminate after December 31, 2022, or when the TIF Plan is satisfied. The City
reserves the right to decertify TIF District No. 4 prior to the legally required date.
V. Estimate of Captured Tax Capacity.
Pursuant to sections 469.175, subd. 1 and 469.177, subd. 2 of the TIF Act, the estimated
net captured tax capacity of TIF District No. 4, will be $136,363 after January 2, 1997, for taxes
payable in 1998. The captured tax capacity was estimated in the following manner:
Tax Capacity on January 2, 1997 $271,400
Original Tax Capacity - $135,037
Captured Tax Capacity $136,363
Pursuant to section 469.177, subd. 2 of the TIF Act, it is found and declared that all of the
captured tax capacity generated by TIF District No. 4 is necessary to finance or otherwise make
permissible expenditures authorized by section 469.176, subd. 4 of the TIF Act.
(AS MODIFIED OCTOBER 25, 2010)
The actual original local tax rate for the TIF District is 1.49763, which is the rate for
taxes payable in 1995. The rate for taxes payable in 2010 is lower, as shown in the chart
below, so the lower rate is used for purposes of tax increment projections in the
Modification.
Current Project Tax Capacity upon Completion (CPTC) $299,818
Original Estimated Net Tax Capacity (ONTC) $69,181
Estimated Captured Tax Capacity (CTC) $230,637
Local Tax Rate 1.06272 Pay 2010
Estimated Annual Tax Increment (CTC x Local Tax Rate) $245,103
Percent Retained by the Authority 100%
Tax capacities are based on Pay 2010 actuals since all development has been completed.
W. Estimate of Impact on Other Taxing Jurisdiction.
In is anticipated that $204,220 in increment will be captured annually within TIF District
No. 4. This increment amount is based on the value of the development on January 2, 1997, for
taxes payable in 1998. For the purposes of estimating increment during the life of TIF District
No. 4, no inflation has been assumed in the value of the new development. The composite tax
capacity rate for the affected property is currently 149.763 percent. Applying the percentage of
the total tax capacity rate attributable to each taxing jurisdiction to the annual increment of
$204,220 reveals the annual "loss" of tax dollars by each jurisdiction if the projects would have
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 13
occurred without TIF. Although the Authority believes the actual impact on other taxing
jurisdictions is zero because development would not have occurred within the reasonably
foreseeable future without public intervention, the assumed amount of tax dollars foregone by
each jurisdiction is listed below:
Percent of Tax Increment Attributable to Various Taxing Jurisdictions
Tax % of
Capacity. Total Tax Est. Tax
Taxing Jurisdiction Rate Capacity Loss ($)
City of Chanhassen 25.834 17.2 $35,228
Carver County 47.033 31.4 64,135
Independent School District No. 112 71.221 47.5 97,118
Other 5.675 3.9 7,739
TOTAL 149.763 100.0 $204,220
(AS MODIFIED OCTOBER 25, 2010)
*The charts below include the captured tax capacity for the original and modified District.
IMPACT ON TAX BASE
2009 /Pay 2010 Estimated Captured
Total Net Tax Capacity (CTC) Percent of CTC
Tax Capacity Upon Completion to Entity Total
Carver County 116,437,003 230,637 0.1981%
City of Chanhassen 39,198,935 230,637 0.5884%
Chanhassen ISD No. 112 65,488,216 230,637 0.3522%
IMPACT ON TAX RATES
Pay 2010 Percent Potential
Extension Rates of Total CTC Taxes
Carver County 0.395090 37.18% 230,637 91,122
City of Chanhassen 0.251830 23.70% 230,637 58,081
Chanhassen ISD No. 112 0.358400 33.72% 230,637 82,660
Other 0.057400 5.4% 230,637 13,239
Total 1.062720 0.00% 245,103
The estimates listed above are based upon the captured tax capacity for Pay 2010.
The tax rate used for calculations is the actual Pay 2010 rate. The total net capacity for the
entities listed above are based on actual Pay 2010 figures.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 14
X. Annual Reports.
Pursuant to section 469.175, subd. 6 of the TIF Act, the Authority must file an annual
financial report regarding TIF District No. 4. The report shall be filed by July 1 of each year with
the school board, the county board and the state auditor. The report to be filed by the Authority
shall include the following information:
1. the original tax capacity of TIF District No. 4;
2. the captured tax capacity of TIF District No. 4, including the amount of any
captured tax capacity shared with other taxing districts;
3. the outstanding principal amount of bonds issued or other loans incurred to
finance project costs in TIF District No. 4;
4. for the reporting period and for the duration of TIF District No. 4, the amount
budgeted under the TIF Plan and the actual amount expended for the following categories:
(a) acquisition of land and buildings through condemnation or purchase;
(b) site improvement or preparation costs;
(c) installation of public utilities or other public improvements;
(d) administrative costs, including the allocated cost of the Authority;
5. for properties sold to developers, the total cost of the property to the Authority
and the price paid by the developer; and the amount of tax exempt obligations, other than those
reported under clause (3), which were issued on behalf of private entities for facilities located in
TIF District No. 4.
In addition, the Authority must report annually by March 1 to the Minnesota
commissioner of revenue the following amounts for the entire municipality:
(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 payment that are due for the
current calendar year on (i) general obligation tax increment financing bonds, and (ii) other tax
increment financing bonds.
The Authority must annually report to the commissioner of revenue the following
amounts for TIF District No. 4:
(1) the type of district, whether economic development, redevelopment, housing,
soils condition, mined underground space, or hazardous substance site;
(2) the date on which the district is required to be decertified;
(3) the captured net tax capacity of the district, by property class as specified by the
commissioner of revenue, for taxes payable in the current calendar year;
(4) the tax increment revenues for taxes payable in the current calendar year;
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 15
(5) whether the tax increment financing plan or other governing document permits
increment revenues to be expended (i) to pay bonds, the proceeds of which were or may be
expended on activities located outside of the district, (ii) for deposit into a common fund from
which money may be expended on activities located outside of the district, or (iii) to otherwise
finance activities located outside of the tax increment financing district; and
(6) any additional information that the commissioner of revenue may require.
(AS MODIFIED OCTOBER 25, 2010)
Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the Authority or City must
undertake financial reporting for all tax increment financing districts to the Office of the
State Auditor, County Board and County Auditor on or before August 1 of each year. M.S.,
Section 469.175, Subd. 5 also provides that an annual statement shall be published in a
newspaper of general circulation in the City on or before August 15.
If the City fails to make a disclosure or submit a report containing the information
required by M.S., Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County
Auditor to withhold the distribution of tax increment from TIF District No. 4.
(AS MODIFIED OCTOBER 25, 2010)
Y. Business Subsides.
(1) Pursuant to M.S., Section 116J.993, Subd. 3, the following forms of financial
assistance are not considered a business subsidy:
(2) A business subsidy of less than $150,000;
(3) Assistance that is generally available to all businesses or to a general class of
similar businesses, such as a line of business, size, location, or similar general criteria;
(4) Public improvements to buildings or lands owned by the state or local
government that serve a public purpose and do not principally benefit a single business or
defined group of businesses at the time the improvements are made;
(5) Redevelopment property polluted by contaminants as defined in M.S.,
Section 116.1.552, Subd. 3;
(6) Assistance provided for the sole purpose of renovating old or decaying
building stock or bringing it up to code and assistance provided for designated historic
preservation districts, provided that the assistance is equal to or less than 50% of the total
cost;
(7) Assistance to provide job readiness and training services if the sole purpose
of the assistance is to provide those services;
(8) Assistance for housing;
(9) Assistance for pollution control or abatement, including assistance for a tax
increment financing hazardous substance subdistrict as defined under M.S., Section
469.174, Subd. 23;
(10) Assistance for energy conservation;
(11) Tax reductions resulting from conformity with federal tax law;
(12) Workers' compensation and unemployment compensation;
(13) Benefits derived from regulation;
(14) Indirect benefits derived from assistance to educational institutions;
(15) Funds from bonds allocated under chapter 474A, bonds issued to refund
outstanding bonds, and bonds issued for the benefit of an organization described in section
501 (c) (3) of the Internal Revenue Code of 1986, as amended through December 31, 1999;
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 16
(16) Assistance for a collaboration between a Minnesota higher education
institution and a business;
(17) Assistance for a tax increment financing soils condition district as defined
under M.S., Section 469.174, Subd. 19;
(18) Redevelopment when the recipient's investment in the purchase of the site
and in site preparation is 70 percent or more of the assessor's current year's estimated
market value;
(19) General changes in tax increment financing law and other general tax law
changes of a principally technical nature.
(20) Federal assistance until the assistance has been repaid to, and reinvested by,
the state or local government agency;
(21) Funds from dock and wharf bonds issued by a seaway port authority;
(22) Business loans and loan guarantees of $150,000 or less; and\
(23) Federal loan funds provided through the United States Department of
Commerce, Economic Development Administration.
The Authority will comply with M.S., Sections 116J.993 to 116J.995 to the extent the
tax increment assistance under this TIF Plan does not fall under any of the exemptions
listed above and on the previous page.
(AS MODIFIED OCTOBER 25, 2010)
Z. Reasonable Expectations.
As required by the TIF Act, in establishing the District, the determination has been
made that the anticipated development would not reasonably be expected to occur solely
through private investment within the reasonably foreseeable future and that the increased
market value of the site that could reasonably be expected to occur without the use of tax
increment financing would be less than the increase in the market value estimated to result
from the proposed development after subtracting the present value of the projected tax
increments for the maximum duration of the District permitted by the TIF Plan. In making
said determination, reliance has been placed upon written representation made by the
developer to such effects and upon Authority and City staff awareness of the feasibility of
developing the project site(s) within the District. A comparative analysis of estimated
market values both with and without establishment of the District and the use of tax
increments has been performed as described above. Such analysis is included with the
cashflow in Exhibit C, and indicates that the increase in estimated market value of the
proposed development (less the indicated subtractions) exceeds the estimated market value
of the site absent the establishment of the District and the use of tax increments.
(AS MODIFIED OCTOBER 25, 2010)
AA. Summary.
The Authority established the District to provide employment opportunities,
improve the tax base and general economy of the City and State, encourage development in
underutilized areas, and implement the Comprehensive Plan. The Modification to the
District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville,
Minnesota 55113 -1105, telephone (651) 697 -8500.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 17
Exhibit A
Description of Property in TIF District No. 4
Parcels included within TIF District No. 4. (P.I.D.)
25- 118 -00 -10
25- 118 -00 -20
25- 130 -07 -00
25- 195 -00 -20
25- 195 -00 -21
25- 119 -00 -30
25- 119 -00 -40
25- 195 -00 -30
25- 272 -00 -30
25- 272 -00 -20
25- 272 -00 -10
(AS MODIFIED APRIL 12, 2010)
The following property and all adjacent rights -of -way identified by the parcel numbers listed
below are certified in Tax Increment Financing District No. 4. These parcels are being removed
from Tax Increment Financing District No. 4 and will be included in Tax Increment Financing
District No. 10.
Old Parcel Numbers:
25- 0130700
25- 2830030
(The parcel numbers have been retired due to a new plat and split.)
New Parcel Numbers:
25- 1680040
25- 1680060
25- 2830031
(AS MODIFIED OCTOBER 25, 2010)
All Parcels in TIF District No. 4 as of the date of this Modification:
25.1180010
25.1180020
25.1190030
25.1190040
25.2830010
25.2830020
25.4460010
25.4460011
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 18
Exhibit B
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City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 19
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City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 20
Tax Increment Financing District Nos. 4 and 5
Cit o f Chanhassen, Minnesota
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Downtown Chanhassen Redevelopment Project Area
Page 21
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4
Exhibit C
Estimated Cash Flow for TIF District No. 4
f4Y lb " t?4 = C1t/1 tH . AY F �H1� comm. N01.4m.o ' r • 4, =
T.I.F. CASH FLOW ASSUMPTIONS
Inflation Rata 100.000016
Pay-As-You-43a lydecsst Rah: 9,000%
Tax Exteasko pats 1.491783 Pay 95
Float DkpsAths Reza: 0.00'16
8A1001 District N0. 112 Basis Rate 38.5314
School District No. 112 Sales Ratio: 91.20%
L G.A. as a Natant a TAY km/mat 28.321.
LOA krvastmant Rata 4.000%
--a- THIS CASH FLOW ASSUMES USING ALL THE 10% A011N415TRAT1ON TO COVER ANY LOA. LOSS.
BASE VALUE INFORMATION
Total hdaskct Total Curtont
VA* 7mc. roa att� Tam
25-1184K1-10 Conf. Corder 114,700 5.276 7,671 Pay 96
25.116-0020 Hotel 35.782 1,648 2,455 Pay 95
25-130.07.00 Red Phase f 674,340 44,918 66,658 Pay fly
2541950020 Baking 3.00% 1.200,000 53,600 79.958 Pay 95
2800540.21 Bawling 137,090 6,302 9.401 Pay 95
250954090 May* 378,400 17,406 25.006 Pay 95
25-272.043001001 C 0 0 0 Pay 95
25-V2-00-20 00010 0 0 0 Pay 95
25-7724010 Oudot A 0 0 —9.„ Pay 95
2,840.182 128,048 102,510
Class Rota: CA 4.5000% Pay 94
PROTECT VALUE 1N1E?OR 1ATiON
Typo of Tax Increment blandct: New Redovaloprtt0nt Dittria
PIO 7ota1 Toot Msita Date Date
T *xaa Capa Valyq,,,,,,Bge9�t4 Favabta
.1
26.118-000 Cora. Center 27,448 18.400 4 00,000 1996 1997
25. 1160020 Mal 8007 59,800 1,300,000 1996 1997
25.1300700 Reba8 Phase 1 96,070 64.400 1.400,000 1997 1996
26 1930020 Bowing 137,242 92000 000.000 1996 1997
25. 19500+21 Bowing
25.1950040 Moak! 61.760 41.400 000,000 1996 1997
215272.00.30 Outlot C
25-272 -00-20 Ou8ot 8
Total 4(1,727 .2T6.0 6000. ..o. ,.
TAX INCREMENT INFORMATION
Base Ptcject Copland Tax
Tax Cava*Llyetteeftici.CAPPOIXASI amiot
254184010 ConL Cedar 5.276 16,400 13.124 19.578
23018.4020 HON 048 59,800 56.154 86,752
25.13047.00 Rawl Phase 1 44,5518 64,400 19,562 29,212
25.1950020 Botrtinq 59,902 92,000 32.008 47,483
25- 1950021 Boaiing 0 0 0 0
25-19540401 17,406 41.400 23.994 35,793
25024430 (Xottot 0 0 0 0 0
25.272-00200uOe1 0 0 0 0
2527240.100uOotA 0 0 0 0
Total
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 22
°9144$ 11AY 16 '95 04 %211'11 194 2009 0., iff.!2.40241 002Cortst- r4gtG,+ 1 P. 3.
Page;
•
_ TAX 1NCRS311BN?TOTAL CASH FLOW
8x50 Pry ect Captured SemFNinua1 A0 1n. Nrt
• - 00 BEGINNING Tax Tax Tax Gross Tax at Tax LOA. LG.A. PERIOD ENDING
110 0.,,._Y0 Ce_ arc ! . __ 2,04141- C 21144 N>cr nl� 1000% Matemert 940409 0 0:00 • .0 08.01 1095 129,048 1290048 0 0 0 0 000% o Y 0.0 02 -01 1996
0.0 0201 1996 129,048 120.040 0 0 0 0 0.00% 0 4:0 0801 1908
0.0 08.01 1996 129.048 129,048 0 0 0 0 0.00% 0 0.0 02 -01 1997
0.0 02 -01 1997 129,048 255,416 127,369 95.003 9,500 85.502 0.00% 0 00 0601 1007
0A 08-01 1997 129608 25616 127.369 95 .003 9,600 65,502 00014, 0 0.5 02 -01 1008
1.008 19998 129,048 046 � 148,952 8952 109609
09 10 *6.84 00 0 1 .0 1 1�
1,5 02.01 1999 129,040 274.000 146,952 109.609 10,981 96.348 0.00% 0 2.0 08 -01 1999
2.0 08-01 1999 120.048 278.000 146,062 109,509 10,961 96,648 0.00% 0 2.5 02 41 2000
24 02 -01 2000 129,048 274.000 146,952 100.609 10,981 06,648 0.00% 0 3.0 0001 2000
3.0 08.01 2000 129,048 276.000 146,952 100,609 10,961 06,618 0.0011 0 3.8 02 -01 2001
3.5 02-01 2001 129,048 276,000 146,952 109,609 10,961 06.648 0.0011 0 4.0 08.01 2001
4.0 06-01 2001 129,048 276300 146602 100,600 0,961 96.648 625% 1340 44 02 -01 2002
5.0 0641 2002 129,048 276,000 146,952 100.600 10.961 05,E 12301 1,840 5.0 02 2002 1 2003 3,890 56 5.5 0241 2003 129,040 278,4130 140,952 109,600 10,461 98,668 126011 2.800 6.0 0641 2003
80 06-01 2000 129.046 270,000 146.062 109.609 10,961 00,698 11475% 5,620 84 02.01 2004
6.5 02.01 2004 129,048 276,000 146,962 109,609 10661 08,644 10.76% 5,820 70 08.01 2004
7.0 08-01 2004 129,048 276,000 146.652 109,509 10.961 00,843 2660% 7,760 7.5 0341 2005
7.5 02-01 2005 129,046 276,000 146.992 109600 10,961 96,646 25.00% 1,760 80 08.01 2005
80 08.01 2005 129.048 270,000 146,952 100,609 10661 98,648 31.25% 5,701 8.5 0241 2006
8.5 0241 2006 129,048 278.000 148.062 100409 10,061 08646 31.269E 9,701 0.0 00.01 2006
93 02-01 2007 129,048 27 273,000 .000 146,952 109609 0,961 90,646 3750% 11841 0. 02 -01 2007
10.0 0601 2007 129,048 270,000 148.952 100,609 10 1 08640 43.73% 1 10.0 0041 331 4 2000 1 2000
10.5 02-0* 2006 129,048 278,000 146,952 109,809 10.981 28,846 43.75% 13,561 110 06-01 2009
110 08.01 2004 129446 278400 146,952 100,009 10,901 06,648 50.00% 15,521 11.5 02.01 2009
11.5 0241 2009 129,048 276.000 140452 109,600 10,981 98644 60.00% 15,621 12.0 08 01 2009
12.0 08-01 2009 129.048 276,000 148,952 109,609 10,951 94,648 68.2511 17,461 12.5 0241 2010
0I 02.01 2010 129.048 278,000 146652 109,600 10661 96,648 56.25% 17,461 13.0 0041 2010
08.01 2010 129.048 276,000 146,952 109,609 10,961 96,648 62,009E 19.401 136 02.01 2011
2.01 2011 129,046 278000 148,952 100,449 10,081 96,848 82.50% 19,401 14.0 0641 2011
140 08.02 2011 129,046 276,000 148,952 109,800 10,961 98646 68.78% 21,341 14,6 02 -01 2012
14.5 0241 2012 120,046 276,000 146,952 109609 10,961 9046 66.7511 21,341 150 0841 2012
15.0 00.01 2012 129,048 27 146,052 109,609 10,961 96,648 75.00% 23,201 15.5 02 -01 2013
154 02.01 2013 129,048 273,000 146,952 109,600 10.901 98448 750011 23,24* 166 0 -01 2013
16.0 00-01 2013 129,048 278.000 148,952 100.609 10,961 09,648 81,2514 25,222 16.5 02 -01 2014
163 0241 2024 129,048 276,000 146652 109,609 10.961 96,4148 6125% 25222 17.0 08-01 2014
17.0 0601 2014 129,046 276.000 148652 109,609 10,961 94,444 67.509E 27,162 17.5 0201 2015
17.5 0201 2015 129,046 276,000 146,982 109,609 10,961 06,644 87.601E 27.162 16.0 0841 2015
18.0 0041 2015 129,048 076.000 148.002 109,699 10361 98648 0017514 29,102 16.502 -01 2016
103 02.01 2010 129,040 276.000 148,952 100,009 10,961 90448 93,75% 29,102 19.0 06.01 2016
19.0 08-01 2016 129,048 276,000 146,952 109,409 10401 0,845 100.004 31,042 105 02 -01 2017
19.6 0241 2017 278,000 200600 0 0 0 0 100.0011 0 20.0 0841 2017
200 08-01 2017 278,000 0 0 0 0 100.00%
20.5 02.01 2018 276,000 276,000 0 0 0 0 10000% 0 2 02 -01 2016 0 21.0 0601 2018 274,003 276,000 0 0 0 0 100.00% 0 213 0201 2019
21.5 02.01 2019 278.000 276,000 0 0 0 0 100.00% 0 22.0 0801 2019
22.0 0801 2019 276,000 2 0 0 0 0 100.0011 0
0 100:00% 0 23.0 0010001 �
22,5 0241 2020 276,000
236 08-01 2020 276,000 0 0
23.5 02.01 2021 276,000 6,000 0 0 0 0 0 100.00% 0 23.5 02 -01 2021
240 0601 2021 276,000 270,000 0 0 0 0 100.00% 0 24.502 202
. 02.01 2422 278.000 278000 0 . 10000% 0 . 0 0241 2022
0 0 0 100.:•. 0 0 0841 2022
7.0 . 4485.120 435 • 1 •15
Ont116u0s t 7 65
- • 1589146 0 158 6
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 23
Mims NAY 16 '95 04.22P11 134. rR5 t k�mmwn �u acome,.tot0 P.4r5
Pstp I
TAX INCREMENT PROJECT CASH FLOW
Cont. Cantor 14041 R014s1 0og Movie Cot Cuter NOWT Balance
• • BEGINNING Tax Tax Tex Tax Tax Payment Paymwn Tax PER100 ENOINO
• Yr. Imminent I toremon* Incrpmont Incroment Mumma 50,733___010 Inerom i Yes. Mb. Yr
0.0 0641 1995 0 0 0 0 0 0 0 0 0.0 02 -01 1996
0.0 02 -01 1998 0 0 0 0 0 0 0 0 0.0 08.01 1996
0.0 0841 1996 0 0 0 0 0 0 0 0 0.0 0241 1097
0.0 02 -01 1097 9,769 43,378 0 23,941 17,396 (9,719) (38,333) 40.000 0.0 0641 1097
0.0 0801 1997 0.789 43,376 0 23,841 17306 (9,769) (38,333) 48,680 0.5 02 .01 1998
0.5 0201 1998 9.709 43,375 14.606 23,041 17,896 (9,759) (38,333) 61,486 1.0 0841 1908
1.0 0841 1998 9,789 43.378 14,106 23,041 17,896 (9,789) (30333) 61,486 1.502-01 1099
1.5 0201 1099 9,789 43,376 14,606 23,941 17,098 (9,789) (38,333) 51,466 2.0 0801 1999
2.0 0841 1909 9,780 43,375 14, 606 23,941 17386 (9.789) (39,333) 0/.486 24 02.01 2000
25 0201 2000 0,789 49,378 14408 23,941 17,596 0 0 109.609 3.0 0601 2000
3.00801 2000 9.789 43,376 14,606 23341 17,595 0 0 109,009 3.5 02.01 2001
34 0241 2001 9,789 43,378 14,606 23441 17,896 0 0 109,609 4.0 08-01 2001
44 0841 2001 0,709 43375 14,606 23,041 17,896 0 0 109,609 43 02.01 2002
4.5 02 -01 2002 9,789 43,376 14,606 23,941 17,086 0 0 109,609 5.0 0841 2002
54 08-01 2002 9.749 43.376 14,606 23,941 17,096 0 0 109,400 5.5 02 -01 2003
55 0241 2003 9.719 43,376 14,608 23,941 17396 0 0 109,609 6.0 0801 2003
6.0 00-01 2003 9,780 43,376 14,606 23,041 17,696 0 0 109,609 6.5 02 -01 2004
8.5 0241 2004 9,710 43,375 14.606 23,941 17,896 0 0 100,600 7.0 08 -01 2004
7.0 08.01 2004 9.789 43,370 14,606 23,941 17,600 0 0 109.009 7.5 0241 2005
7.5 02-31 2003 9.719 43.376 14,606 23,041 17,896 0 0 109,609 8.0 06-01 2005
0.0 0841 2006 9.709 43,370 14,508 23.941 17.896 0 0 100,600 8.5 02 -01 2096
84 0241 2006 9.789 43,376 14,606 23,041 17,896 0 0 109,809 95 08 -01 2006
9.0 0041 2006 9,789 43,376 14,606 23,941 17,896 0 0 109,609 94 0241 2007
9.5 02.01 2007 9,769 43476 14,806 23,941 17,806 0 0 109409 10.0 0641 2007
10.0 0841 2007 9,719 43.376 14,506 23.941 17,608 0 0 109,609 10.5 02 -01 2008
103 0241 2008 9,780 43,376 14,606 23.941 17.696 0 0 109,6100 11.0 0801 2008
11.0 0141 2008 9.789 43,374 14,608 23,941 17,606 0 0 109,509 11.5 02.01 2009
114 0241 2000 9.769 43,376 14,605 23.941 17„996 0 0 109.609 12.0 00.01 2009
01 2000 0,769 43,,376 14,606 23,041 17396 0 0 109,609 12.5 0201 2010
01 2010 9.719 43,376 14.606 23,941 17,896 0 0 100,809 135 8641 2010
1 0841 2010 9,789 43,376 14,606 29,041 17,090 0 0 109.409 13.5 02 -01 2011
13.5 0201 2011 9759 43,376 14.606 23,941 17596 0 0 109009 14.0 0641 2011
1440941 2011 9,760 43,376 14,606 23.941 17,696 0 0 109,609 14.5 02 -01 2012
14.5 02 -01 2012 8,789 43,376 14,606 23341 17,896 0 0 108509 15.0 0841 2012
15.0 08.01 2012 9,789 43,376 14,606 23,941 17,896 0 0 1093100 15.5 0201 2013
15,5 0201 2013 9,159 43,376 14.506 23.941 17395 0 0 100,600 16,0 0801 2013
10.0 0.01 2013 9,780 43,376 14,606 23,941 17,808 0 0 109,609 16.5 0201 2014
165 0201 2014 9.789 43,378 14,400 23541 175196 0 0 109,609 17.0 06-01 2014
17.0 0841 2014 9.759 43,378 14,606 23,041 17,000 0 0 109,609 174 0241 2015
17.5 02-31 2015 9.780 43,376 14,000 23,941 17,406 0 0 109,609 11.0 0001 2015
10.8 08-01 2015 9,780 43,370 14,600 23,941 17.890 0 0 109,409 104 0201 2016
16.5 0201 2015 9,750 43,376 14506 23,941 17,896 0 0 109.609 19.0 0801 2015
105 0801 2016 9,759 43,376 14,006 23541 17,005 0 0 109.609 10.8 0241 2017
19.5 02-01 2017 0 0 0 0 0 0 0 0 20.0 0841 2017
20.0 08.01 2017 0 0 0 0 0 0 0 0 204 0241 2010
205 02.01 2018 0 0 0 0 0 0 0 0 21.0 0641 2018
21.0 08.01 2018 0 0 0 0 0 0 0 0 21.5 02 -01 2010
2150241 2010 0 0 0 0 0 0 0 0 224 0801 2010
22.0 08-01 2010 0 0 0 0 0 0 0 0 22,5 0241 2020
22.5 0241 2020 0 0 0 0 0 0 0 0 235 08.01 2020
23.0 0801 2020 0 0 0 0 0 0 0 0 235 0241 2021
23.5.0241 2021 0 0 0 0 0 0 0 0 24.0 0641 2021
245 0841 2021 o 0 0 0 0 0 0 0 24.5 0241 2022
i 2022 0 o a w 0,,, 0 0 25, 008-01 2022
Totals 391452 1,735441 505,028 957,692 715.855 (50,733) (230.000) 4.066,305 1
P_ leasex yatu 157,147 699,449 211.657 388.059 288364
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 24
0611696 MAY 16 '95 04123PM 0 '4S _tT 7e e.+»MCoter- t+04wt P.5
Papa
0200 4. G. A. CASH FLOW
,. Y ' Y 8 x 00'14_FnYrniM P to E1d19 PERIOD ENDING
r 00-01 1995 0 0 "� YM Yr.
0291 1998 0 0 0 0.0 02-01 1096
0 0 0 0 0 0.0 08 -01 1908
0.0 0941 1996 0 0 0 0 0 0.0 02-01 1997
0.0 0241 1907 0 0 9400 0 9.500 0.0 08 -01 1997
0.0 08.01 1997 9400 190 9,500 0 19,101 0.5 02-01 1999
05 02-01 1998 19,101 384 10,981 0 30,535 1.0 08.01 1998
14 0801 1998 30.535 611 10,961 0 42.107 1.5 02-01 1099
1.5 0241 1999 42,107 642 10,901 0 63910 24 0801 1999
2.0 0801 1999 53,910 1,078 10,981 0 65.949 25 0241 2000
2.5 0241 2000 85,949 1,310 10.981 0 78.229 3.0 0841 2000
3.0 08-01 2000 73.229 1,585 10461 0 90,751 3.5 0201 2001
3.5 02-01 2001 90.754 1,815 10061 0 103,520 4.0 08.01 2001
4.0 08-01 2001 103,530 2.071 10,981 (1410) 114,121 4.5 02-01 2002
4,5 02 -01 2002 114,821 2.292 10,981 (1,940) 125,934 5.0 0841 2002
50 0601 2002 125,934 2,519 10,961 (3,880) 135,534 6.5 0201 2003
8.5 0241 2003 138,534 2,711 10,981 (3,860) 145.325 5.0 0841 2003
8.0 0601 2093 145,325 2908 10.981 (5,820) 153,372 8.5 02 -01 2004
65 0201 2004 153,372 3.067 10.981 (5,620) 161480 7.0 08-01 2004
7.0 03-01 3004 161,580 3,232 10,981 (7.780) 168,012 74 02-01 2005
7.5 02.01 2006 168,012 3,360 10.981 (7,760) 174,572 8.0 08-01 2005
• 85 0801 2006 174,672 3.491 10,961 (9,701) 179.324 84 02-01 2008
8.5 0201 2008 179,324 3.588 10,981 (9.701) 184,171 9.0 0841 2008
0.0 08-01 2006 184.171 3,883 10,981 (11041) 187,174 0.6 0241 2007
9.5 0201 2007 187,174 3,743 10,961 (11,841) 190,238 10.0 0601 2007
10.0 0041 2007 190,238 3,805 10,961 (13,681) 191,423 10.5 0241 2008
10.5 02.01 2008 101,423 3528 10,061 (13,581) 192,631 11.0 0841 2008
11.0 0841 2008 102,631 3,.853 10,961 (15,521) 191,924 11.5 024)1 2009
115 02 -01 2309 191,924 3.030 10,961 (15.521) 191,202 12.0 08-01 2009
12.0 0601 2009 191,202 3,924 10,981 (17.481) 168428 124 0241 2010
124 02.01 2010 108,528 3,771 10,961 (17.461) 185.796 13.0 0801 2010
0801 2010 185,708 3.718 10,981 (19,401) 181.072 135 0241 2011
-01 2011 181.072 8.621 10,061 (19401) 178,253 14.0 08.01 2011
0801 ;,1011 178„253 3425 10,081 (21.341) 189,308 144 0241 2012
14,5 0201 2012 169498 3,388 10,961 (21,341) 163,405 15.0 0801 2012
15,0 0601 2012 102,495 3,248 10.961 (23,281) 163,333 15.5 0241 2013
153 02-01 2013 153,333 3,067 10,981 (23,281) 144,079 10.0 0841 2013
185 0641 2013 144,070 2,882 10,981 (25,222) 132,859 18.5 02-01 2014
18.5 0241 2014 132499 2,654 10,961 (25,222) 121,003 17.0 0801 2014
17.0 0801 2014 121,093 2,422 10,981 (27,162) 107,314 17.5 02-01 2015
17.50241 2015 107,314 2,148 10.961 (27.102) 93.259 18.0 0801 201S
10.4 0801 2015 93,259 1,066 19.981 (29,102) 78,983 18.5 02-01 2016
184 02-01 2018 76483 1,540 10,081 (29,102) 60,332 19.0 0601 2016
19.00841 2016 60482 1408 10,961 (31042) 41,500 194 02.01 2017
19.5 0201 2017 41,509 830 0 0 42,339 20.0 08-01 2017
20.0 0891 2017 42,339 047 43,138 20.5 02+01 2018
20.5 0201 2018 43.186 864 0 0 44,049 21.0 08-01 2018
21.0 0541 2018
214 02.91 2019 44.049 881 0 0 44,940 21.6 02-01 2019
2 2019 44,930 899 0 0 45,829 22.0 0641 2019
224 0 0
2020 45429 917 0 0 48,746 22.4 02 -01 2020
23.0 0801 2020 46.746 935 0 0 47,881 23.0 0841 2020
23.5 02.01 2021 47 954 0 0 48,634 23.5 0201 2021
24.0 0801 2021 9 0 0 49.607 24.0 08-01 2021
24.8 02 -01 0 0 50,990 24.5 02-01 2022
TOO 50 .599 15212 0 0 51.611 26 Q 0801 .r
114,759 435,513 (400071)
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 25
(AS MODIFIED OCTOBER 25, 2010)
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 4 Page 26
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Draft for EDA /City Council Review
TAX INCREMENT FINANCING PLAN FOR
TAX INCREMENT FINANCING DISTRICT NO. 5 -1
(a housing district)
CITY OF
CHANHASSEN
CITY OF CHANHASSEN
CARVER COUNTY
STATE OF MINNESOTA
ADOPTED: June 24, 1996
PUBLIC HEARING ON MODIFICATION October 25, 2010
MODIFICATION ADOPTED:
E H L E RS Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, MN 55113
(651) 697 -8500 fax: (651) 697 -8555 www.ehlers - inc.com
LEADERS IN PUBLIC FINANCE
Table of Contents
(for reference purposes only)
TAX INCREMENT FINANCING PLAN FOR
TAX INCREMENT FINANCING DISTRICT NO. 5 -1
Subsection A. Statutory Authority 1
Subsection B. Statement of Objectives 1
Subsection C. Statement of Public Purpose 1
Subsection D. Development District Program 2
Subsection E. Description of TIF District 2
Subsection F. Development District Contracts 3
Subsection G. Classification of TIF District 3
Subsection H. Modification of TIF Plan 3
Subsection I. Use of Tax Increment 4
Subsection J. Excess Tax Increment 5
Subsection K. Limitation on Increment 6
Subsection L. Limitation on Administrative Expenses 6
Subsection M. Limitation on Boundary Changes 7
Subsection N. Relocation 7
Subsection O. Parcels to be Acquired within TIF District 7
Subsection P. TIF Account 8
Subsection Q. Estimate of Project Costs 8
Subsection R. Estimate of Bonded Indebtedness 9
Subsection S. Original Tax Capacity and Tax Increment 9
Subsection T. Duration of the TIF District 10
Subsection U. Estimate of Captured Tax Capacity 10
Subsection V. Estimated of Impact on Other Taxing Jurisdiction 11
Subsection W. Annual Reports 12
Exhibit A Description of Property in TIF District No. 5 -1 15
Exhibit B Maps 16
Exhibit C Estimated Cash Flow for TIF District No. 5 -1 18
Tax Increment Financing Plan For
Tax Increment Financing District No. 5 -1.
A. Statutory Authority.
Pursuant to section 469.175, subd. 4 of the TIF Act, the City is authorized to establish tax
increment financing districts to facilitate and provide financing for the development objectives
articulated in the Development District Program. The City intends to establish and operate TIF
District No. 5 -1 pursuant to the Act and TIF Act. The Plan for TIF District No. 5 -1 is consistent
with the City's plans and objectives as outlined in the Program for Development District No. 5.
B. Statement of Objectives.
The City seeks to achieve the following objectives through the establishment of TIF
District No. 5 -1;
1. encourage affordable residential development in an area of the
community which has not been utilized to its full potential;
2. improve the tax base of Chanhassen and the general economy of the City
and State;
3. provide employment opportunities within the community; and
4. implement relevant portions of the Comprehensive Plan.
The City's specific purpose in establishing TIF District No. 5 -1 is to promote the
development of a residential project proposed to contain 76 owner- occupied townhomes near
Lake Riley. Thirty-five of the units will be priced at a level to make them affordable under the
MLC Act's guidelines. Housing which meets this definition cannot be provided by the private
market in cities like Chanhassen without public assistance. The City wishes to provide the
assistance necessary to allow the units to be sold to income - qualified buyers. The City intends to
utilize tax increment to write down the cost of land and pay for certain public improvements in
order to achieve the necessary price level. Without public assistance, the development could not
be built with affordable housing and the goals and objectives of the MLC Act could not be
accomplished.
C. Statement of Public Purpose.
In adopting the Plan for TIF District No. 5 -1, the City will make the following findings:
1. Anticipated affordable residential housing would not reasonably be
expected to occur within Development District No. 5 solely through private investment
within the reasonably foreseeable future and, therefore, the use of TIF is deemed
necessary;
2. The TIF Plan will afford maximum opportunity, consistent with the
sound needs of the community as a whole, for development of the District by private
enterprise;
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5-1 Page 1
3. The TIF Plan conforms to general plans for development of Chanhassen
as a whole as articulated in the Comprehensive Plan;
4. The increased market value of the property that could reasonably be
expected to occur without the use of tax increment financing would be less than the
increase in market value estimated to result from the proposed development after
subtracting the present value of the projected tax increment for 25 years; and
5. The area included within TIF District No. 5 -1 qualifies as a housing TIF
district within the meaning of the TIF Act.
The conclusions to be reached by the City regarding the above are based upon the
recommendations of city staff and consultants after analysis of the financial feasibility of the
project, the conclusions of the planning and zoning board after review of the Comprehensive
Plan as well as the familiarity of members of the City Council with the property involved and the
likelihood that the property will develop within the reasonably foreseeable future solely through
private efforts.
With specific reference to finding no. 4 above, the City will conclude that no affordable
housing could reasonably be expected to be developed within the reasonably foreseeable future
within the District. In that event, no increase in market value could be expected to occur and any
increase in market value associated with the assisted project, even discounted by the present
value of the stream of increment used to assist the developer, is greater than zero. This analysis
is based on comparisons of similar projects, i.e., affordable housing. The analysis fails if it is
assumed that market rate housing or another use would have been built instead. In that case,
affordable housing could never be justified under these terms. The City believes this is not the
intent of the TIF Act and, instead, has conducted its analysis according to the above assumptions.
D. Development District Program.
The City intends to adopt a Program for Development District No. 5 on June 24, 1996, at
the same time as the establishment of TIF District No. 5 -1. The plan for development of
Chanhassen outlined in the Program will continue to provide the basis of the City's efforts to
develop portions of the community which have not and remain unlikely to be developed solely
through private efforts. The Plan for TIF District No. 5 -1 is consistent with the Program for
Development District No. 5.
E. Description of TIF District.
The legal descriptions of the parcels within TIF District No. 5 -1 are included as Exhibit
C. A map of the boundaries of TIF District No. 5 -1 is attached hereto as Exhibit B. Exhibits B
and C are incorporated herein by reference.
(AS MODIFIED OCTOBER 25, 2010)
This Modification makes no changes to the geographic area of TIF District No. 5 -1.
The District originally had one parcel of land in it when it was certified on June 30, 1997.
Since certification of the District, the property was replatted into 45 parcels to allow for the
construction of individually owned town home units. The new parcel numbers are restated
in Exhibit A for purposes of clarity.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 2
F. Development District Contracts.
The City has not yet entered into a development contract with regard to the development
of any property within TIF District No. 5 -1. The City anticipates entering into such an agreement
with Rottlund Homes during the third quarter of 1996 for the affordable housing project.
Contracts regarding additional property with TIF District No. 5 -1 will be entered into in
accordance with section 469.176, subd. 5 of the TIF Act. All contracts will be approved by the
City prior to becoming effective.
(AS MODIFIED OCTOBER 25, 2010)
As of the date of this modification, the City has entered into contracts with the
following developers for the following development activities:
1. The Rottlund Company, dated June 10, 1997. Activity is the construction of
43 owner - occupied town homes, of which 35 are to be sold to persons and /or families
meeting the affordability requirements under the TIF law.
G. Classification of TIF District.
TIF District No. 5 -1 qualifies as a housing TIF district, pursuant to, section 469.174,
subd. 11 of the TIF Act.
H. Modification of TIF Plan.
The Plan for TIF District No. 5 -1 may be modified by the City, provided that any
enlargement of the geographic area of the TIF District, increase in amount of bonded
indebtedness to be incurred, including a determination to capitalize interest on the 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, increase in total estimated tax increment expenditures or designation of
additional property to be acquired by the City shall be approved upon the notice and after such
discussion, public hearing and findings as required for approval of the original Plan.
(AS MODIFIED OCTOBER 25, 2010)
In accordance with M.S., Section 469.175, Subd. 4, any:
1. Reduction or enlargement of the geographic area of the District, if
the reduction does not meet the requirements of M.S., Section 469.175, Subd. 4(e);
2. Increase in amount of bonded indebtedness to be incurred;
3. A determination to capitalize interest on debt if that determination
was not a part of the original TIF Plan;
4. Increase in the portion of the captured net tax capacity to be
retained by the City;
5. Increase in the estimate of the cost of the District, including
administrative expenses, that will be paid or financed with tax increment from the
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 3
District; or
6. Designation of additional property to be acquired by the City,
shall be approved upon the notice and after the discussion, public hearing and
findings required for approval of the original TIF Plan.
Pursuant to M.S. Section 469.175 Subd. 4(f), the geographic area of the District may
be reduced, but shall not be enlarged after five years following the date of certification of
the original net tax capacity by the county auditor. If a housing district is enlarged, the
reasons and supporting facts for the determination that the addition to the district meets
the criteria of M.S., Section 469.174, Subd. 11 must be documented. The requirements of
this paragraph do not apply if (1) the only modification is elimination of parcel(s) from the
District and (2) (A) the current net tax capacity of the parcel(s) eliminated from the District
equals or exceeds the net tax capacity of those parcel(s) in the District's original net tax
capacity or (B) the City agrees that, notwithstanding M.S., Section 469.177, Subd. 1, the
original net tax capacity will be reduced by no more than the current net tax capacity of the
parcel(s) eliminated from the District.
The City must notify the County Auditor of any modification that reduces or
enlarges the geographic area of the District. Modifications to the District in the form of a
budget modification or an expansion of the boundaries will be recorded in the TIF Plan.
The City is modifying the budget to reflect actual expenditures to date, increment
received to date and anticipated through the remaining term of the District and to bring the
TIF Plan into conformance with current Office of State Auditor requirements. This
modification does not enlarge the geographical area of the TIF District or extend the term
of the TIF District.
I. Use of Tax Increment.
Pursuant to section 469.176, subd. 4 of the TIF Act, all revenues derived from TIF
District No. 5 -1 shall be used in accordance with the TIP Plan. The revenues shall be used to
finance or otherwise pay the capital and administrative costs of development activities within the
District as identified in the Program and Plan.
(AS MODIFIED OCTOBER 25, 2010)
The City hereby determines that it will use 100 percent of the captured net tax
capacity of taxable property located in the District for the following purposes:
1. To pay the principal of and interest on bonds issued to finance a
project;
2. To finance, or otherwise pay the capital and administration costs of
Development District No. 5 pursuant to M.S., Sections 469.124 to 469.134;
3. To pay for project costs as identified in the budget set forth in the
TIF Plan;
4. To finance, or otherwise pay for other purposes as provided in M.S.,
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 4
Section 469.176, Subd. 4;
5. To pay principal and interest on any loans, advances or other
payments made to or on behalf of the City or for the benefit of Development District
No. 5 by a developer;
6. To finance or otherwise pay premiums and other costs for insurance
or other security guaranteeing the payment when due of principal of and interest on
bonds pursuant to the TIF Plan or pursuant to M.S., Chapter 462C. M.S., Sections
469.152 through 469.165, and/or M.S., Sections 469.178; and
7. To accumulate or maintain a reserve securing the payment when due
of the principal and interest on the tax increment bonds or bonds issued pursuant to
M.S., Chapter 462C, M.S., Sections 469.152 through 469.165, and/or M.S., Sections
469.178.
Revenues derived from tax increment from a housing district must be used solely to
finance the cost of housing projects as defined in M.S., Sections 469.174, Subd. 11 and
469.1761. The cost of public improvements directly related to the housing projects and the
allocated administrative expenses of the City may be included in the cost of a housing
project.
These revenues shall not be used to circumvent any levy limitations applicable to the
City nor for other purposes prohibited by M.S., Section 469.176, Subd. 4.
Tax increments generated in the District will be paid by Carver County to the City
for the Tax Increment Fund of said District. The City will pay to the developer(s) 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
administration (up to 10 percent) and for the costs of public improvement activities outside
the District.
J. Excess Tax Increment.
Pursuant to section 469.176, subd. 2 of the TIF Act, in any year in which increment
exceeds the amount necessary to pay the costs authorized by the TIF Plan, the City shall use the
excess amount to do any of the following, in the order determined by the City:
1. prepay the outstanding bonds or other obligations;
2. discharge the pledge of tax increment therefor;
3. pay into an escrow account dedicated to the payment of bonds or other
obligations; or
4. return the excess amount to the Carver County auditor who shall
distribute the excess amount to the City, the County and the school district in direct
proportion to their respective tax capacity rates.
The City may also choose to modify the TIF Plan in order to provide for other public
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 5
improvements within the District.
(AS MODIFIED OCTOBER 25, 2010, TO INCLUDE
NEW LANGUAGE IN CURRENT LAW)
The EDA or City must spend or return the excess increments under paragraph (c)
within nine months after the end of the year. In addition, the EDA or City may, subject to
the limitations set forth herein, choose to modify the TIF Plan in order to finance additional
public costs in the Project Area or TIF District No. 5 -1.
K. Limitation on Increment.
1. No increment shall be paid to the City from TIF District No. 5 -1 after
three years from the date of certification of the original tax capacity of the property in the
TIF district by the county auditor unless within the three year period (a) bonds have been
issued pursuant to section 469.178 of the TIF Act, or (b) the City has acquired property
within TIF District No. 5 -1, or (c) the City has constructed or caused to be constructed
public improvements within TIF District No. 5 -1.
2. If, after four years from the date of certification of the original tax
capacity of TIF District No. 5 -1, no demolition, rehabilitation, or renovation of property
or other site preparation, including qualified improvement of a street or right -of -way
adjacent to a parcel but not installation of underground utility service, including sewer or
water systems, have been commenced on a parcel located within TIF District No. 5 -1 by
the City, or by the owner of the parcel in accordance with the TIF Plan, no additional
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 TIF District. If one of these activities
subsequently commences, the City shall so certify to the county auditor, and the tax
capacity of the property as most recently certified by the commissioner of revenue may
be added to the TIF District.
3. No tax increment shall in any event be paid to the City from TIF District
No. 5 -1 after 25 years from the date of receipt by the City of the first increment.
L. Limitation on Administrative Expenses.
Pursuant to section 469.176, subd. 3 of the TIF Act, administrative expenses are limited
to 10 percent of the total tax increment expenditures budgeted or actually incurred, whichever is
less. Each time the City increases the budget of TIF District No. 5 -1, the amount of increment
allocated to administrative costs may be increased as long as the total of administrative
expenditures does not exceed 10 percent of the total budget of the TIF District.
(AS MODIFIED OCTOBER 25, 2010)
In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means
all expenditures of the EDA or City, other than:
1. Amounts paid for the purchase of land;
2. Amounts paid to contractors or others providing materials and services,
including architectural and engineering services, directly connected with the physical
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5-1 Page 6
development of the real property in TIF District No. 5 -1;
3. Relocation benefits paid to or services provided for persons residing or
businesses located in TIF District No. 5 -1; or
4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a
discount bonds issued pursuant to M.S., Section 469.178; or
5. Amounts used to pay other financial obligations to the extent those
obligations were used to finance costs described in clauses (1) to (3).
For districts for which the request for certification were made before August 1,
1979, or after June 30, 1982, and before August 1, 2001, administrative expenses also
include amounts paid for services provided by bond counsel, fiscal consultants, and
planning or economic development consultants. Pursuant to M.S., Section 469.176, Subd. 3,
tax increment may be used to pay any authorized and documented administrative expenses
for TIF District No. 5 -1 up to but not to exceed 10 percent of the total estimated tax
increment expenditures authorized by the TIF Plan or the total tax increments, as defined
by M.S., Section 469.174, Subd. 25, clause (1), from TIF District No. 5 -1, whichever is less.
Pursuant to M.S., Section 469.176, Subd. 4h, tax increments may be used to pay for
the County's actual administrative expenses incurred in connection with TIF District No. 5-
1 and are not subject to the percentage limits of M.S., Section 469.176, Subd. 3. The county
may require payment of those expenses by February 15 of the year following the year the
expenses were incurred.
Pursuant to M.S., Section 469. 177, Subd. 11, the County Treasurer shall deduct an
amount (currently .36 percent) of any increment distributed to the EDA or City and the
County Treasurer shall pay the amount deducted to the State Treasurer for deposit in the
state general fund to be appropriated to the State Auditor for the cost of financial reporting
of tax increment financing information and the cost of examining and auditing authorities'
use of tax increment financing. This amount may be adjusted annually by the
Commissioner of Revenue.
M. Limitation on Boundary Changes.
The geographic area of TIF District No. 5 -1 may be reduced, but cannot be enlarged after
five years following the date of certification of the original tax capacity by the Carver county
auditor.
N. Relocation.
Although no relocation is anticipated, the City accepts as binding its obligations under
state law regarding relocation benefits and, if necessary, will administer relocation services for
families, individuals and businesses displaced by public action.
0. Parcels to Be Acquired Within the TIF District.
It is anticipated that a majority of the property within the TIF District may be acquired by
the City. If property is acquired by the City, the City will resell it to Rottlund Homes at a reduced
cost. No property will be acquired by the City or resold to a developer until a development
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 7
agreement has been signed by the parties.
P. TIF Account.
The tax increment received with respect to the TIF District No. 5 -1 shall be segregated by
the City in a special account on its official books and records.
Q. Estimate of Project Costs
The following costs are authorized for expenditure within TIF District No. 5 -1:
Housing Project Costs, including land
acquisition and site
preparation reimbursement $ 400,000
Special Assessment Assumption for
roadway and public utilities 350,000
Administrative Costs 75.000
TOTAL $ 825,000
(AS MODIFIED OCTOBER 25, 2010)
The estimate of public costs and uses of funds associated with Tax Increment
Financing District No. 5 -1 and Development District No. 5 have been updated to reflect
actual tax increment received to date and expected to be received by the TIF District and
are outlined in the following table:
USES OF TAX INCREMENT FUNDS TOTAL
Land/Building Acquisition $500,000
Affordable Housing Construction $258,865
Public Streets and Utilities $700,000
Administrative Costs (up to 10 %) $250,000
PROJECT COST TOTAL $1,708,865
Interest $791,135
PROJECT AND INTEREST COSTS TOTAL $2,500,000
For purposes of OSA reporting forms, uses of funds include interfund loans, bond
principal, TIF Note principal, and transfers, all in the principal amount of $2,500,000.
These amounts are not cumulative, but represent the various forms of "bonds" included
within the concept of bonded indebtedness under the TIF Act.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5-1 Page 8
The total project cost, including financing costs (interest) listed in the table above
does not exceed the total projected tax increments for TIF District No. 5 -1 as shown in
Exhibit C.
Estimated capital and administrative costs listed above are subject to change among
categories by modification of the TIF Plan without hearings and notices as required for
approval of the initial TIF Plan, so long as the total capital and administrative costs
combined do not exceed the total listed above. Further, the City may spend up to 20 percent
of the tax increments from TIF District No. 5 -1 for activities (described in the table above)
located outside the boundaries of TIF District No. 5 -1 but within the boundaries of
Development District No. 5 (including administrative costs, which are considered to be
spend outside TIF District No. 5 -1), subject to all other terms and conditions of this TIF
Plan.
R. Estimate of Bonded Indebtedness.
The City does not intend to sell its general obligation bonds to pay for the items budgeted
in this Plan. The City will finance the costs of public improvements through special assessments
which will be assumed by the City. Pay -as- you -go financing will be utilized to reimburse the
developer for site preparation and land costs. The City may use a revenue note in financing with
the developer.
(AS MODIFIED OCTOBER 25, 2010)
The total estimated tax increment revenues for TIF District No. 5 -1 that are
expected to be received through the duration of the District are $2,500,000 as outlined in the
table below.
SOURCES OF FUNDS TOTAL
Tax Increment $2,399,860
Interest $100,140
TOTAL $2,500,000
The EDA or City may issue bonds (as defined in the TIF Act) secured in whole or in
part with tax increments from TIF District No. 5 -1 in a maximum principal amount of
$1,708,865. Such bonds may be in the form of pay -as -you go notes, revenue bonds or notes,
general obligation bonds, or interfund Loans. This estimate of total bonded indebtedness is a
cumulative statement of authority under this TIF Plan as of the date of this Modification.
S. Original Tax Capacity and Tax Increment.
Pursuant to section 469.177, subd. 1 of the TIF Act, the original tax capacity for TIF
District No. 5 -1 is $7,166. Each year the Carver county auditor will measure the increase or
decrease in the total tax capacity of property in the TIF district. Any year in which the tax
capacity of TIF District No. 5 -1 exceeds $7,166, an increment will be payable to the City. Any
year in which the tax capacity is below $7,166, no value will be captured and no increment will
be payable to the City.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 9
Each year after the certification of the original tax capacity; the county auditor will
increase or decrease the original tax capacity of property within TIF District No. 5 -1 as a result
of:
1. change in the tax exempt status of the property;
2. reduction or enlargement of the geographic boundaries of the TIF
District; or
3. reduction of valuation by means of a court- ordered abatement, stipulation
agreement, voluntary abatement made by the assessor or auditor or by order of the
Minnesota commissioner of revenue.
T. Duration of the TIF District.
In accordance with section 469.176, subd. 1 of the TIF Act, the City wishes to retain its
right to receive TIF payments until 25 years from the date of the receipt of the first increment.
(AS MODIFIED OCTOBER 25, 2010)
Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the
duration of the District must be indicated within the TIF Plan. Pursuant to M.S., Section
469.176, Subd. lb, the duration of the District will be 25 years after receipt of the first
increment by the City (a total of 26 years of tax increment). The date of receipt by the City
of the first tax increment was July, 1998. Thus, the District, including any modifications of
the TIF Plan for subsequent phases or other changes, will terminate no later than December
31, 2023, or when the TIF Plan is satisfied. The City reserves the right to decertify the
District prior to the legally required date.
U. Estimate of Captured Tax Capacity.
Pursuant to sections 469.175, subd. 1 and 469.177, subd. 2 of the TIF Act, the estimated
net captured tax capacity of TIF District No. 5 -1 will be $60,481 after January 2, 1998 for taxes
payable in 1999, when the housing project has been completed. A smaller increment may be paid
in the prior year. The captured tax capacity was estimated in the following manner:
Tax Capacity on January 2, 1998 $67,647
Original Tax Capacity - 7,166
Captured Tax Capacity $60,481
Pursuant to section 469.177, subd. 2 of the TIF Act, it is found and declared that all of the
captured tax capacity generated by TIF District No. 5 -1 is necessary to finance or otherwise make
permissible expenditures authorized by section 469.176, subd. 4 of the TIF Act.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5-1 Page 10
(AS MODIFIED OCTOBER 25, 2010)
The actual original local tax rate for the TIF District is 1.47611, which is the rate for
taxes payable in 1997. The rate for taxes payable in 2010 is lower, as shown in the chart
below, so the lower rate is used for purposes of tax increment projections in the
Modification.
Current Project Tax Capacity upon Completion (CPTC) $80,865
Original Estimated Net Tax Capacity (ONTC) $572
Estimated Captured Tax Capacity (CTC) $80,293
Local Tax Rate 1.06272 Pay 2010
Annual Tax Increment (CTC x Local Tax Rate) $85,329
Percent Retained by the City 100%
Tax capacities are based upon actual Pay 2010 since all development has been completed.
V. Estimated of Impact on Other Taxing Jurisdiction. In is anticipated that up to
$90,300 in increment will be captured annually within TIF District No. 5 -1. This increment
amount is based on the value of the development on January 2, 1998 for taxes payable in 1999.
For the purposes of estimating increment during the life of TIF District No. 5 -1, no inflation has
been assumed in the value of the new development. The composite tax capacity rate for the
affected property is currently 149.1763 percent. Applying the percentage of the total tax capacity
rate attributable to each taxing jurisdiction to the annual increment of $90,300 reveals the annual
"loss" of tax dollars by each jurisdiction if the projects would have occurred without TIF.
Although the City believes the actual impact on other taxing jurisdictions is zero because
development would not have occurred within the reasonably foreseeable future without public
intervention, the assumed amount of tax dollars foregone by each jurisdiction is listed below:
Tax Increment Attributable to Various Taxing Jurisdictions
Tax % of Total
Capacity Tax Est. Tax
Taxing Jurisdiction Rate Capacity Loss ($)
City of Chanhassen 25.018 16.7 15,106
Carver County 47.321 31.6 28,572
Independent School District No. 112 71.201 47.6 42,991
Other 6.011 4.1 3,631
TOTAL 149.551 100.0 $ 90,300
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 11
(AS MODIFIED OCTOBER 25, 2010)
*The charts below and on the following page include the captured tax capacity for the
original and modified District.
IMPACT ON TAX BASE
2009 /Pay 2010 Estimated Captured
Total Net Tax Capacity (CTC) Percent of CTC
Tax Capacity Upon Completion to Entity Total
Carver County 116,437,003 80,293 0.0690%
City of Chanhassen 39,198,935 80,293 0.2048%
Chanhassen ISD No. 112 65,488,216 80,293 0.1226%
IMPACT ON TAX RATES
Pay 2010 Percent Potential
Extension Rates of Total CTC Taxes
Carver County 0.395090 37.18% 80,293 31,723
City of Chanhassen 0.251830 23.70% 80,293 20,220
Chanhassen ISD No. 112 0.358400 33.72% 80,293 28,777
Other 0.057400 5.40% 80,293 4,609
Total 1.062720 100.00% 85,329
The estimates listed above are based upon the captured tax capacity for Pay 2010.
The tax rate used for calculations is the actual Pay 2010 rate. The total net capacity for the
entities listed above are based on actual Pay 2010 figures.
W. Annual Reports.
Pursuant to section 469.175, subd. 6 of the TIF Act, the City must file a financial report
by July 1 each year regarding TIF District No. 5 -1. The report shall be filed with the school
board, the county board and the state auditor. The report to be filed by the City shall be in
accordance with the form specified by the state auditor and shall include the following
information:
1. the original tax capacity of TIF District No. 5 -1;
2. the captured tax capacity of TIF District No. 5 -1, including the amount of
any captured tax capacity shared with other taxing districts;
3. for the reporting period and for the duration of TIF District No. 5 -1, the
amount budgeted under the modified TIF Plan and the actual amount expended for, at
least, the following categories:
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5-1 Page 12
(a) acquisition of land and buildings through condemnation or
purchase;
(b) site improvement 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 City;
(e) public park facilities, facilities for social, recreational, or
conference purposes, or other similar public improvements;
4. for properties sold to developers, the total cost of the property to the City
and the price paid by the developer; and
5. the amount of increment rebated or paid to developers or property
owners for privately financed improvements or other qualifying costs.
Pursuant to section 469.175, subd. 6a of the TIF Act, by July 1 each year the City must
report annually to the state auditor the following amounts for the entire municipality:
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 payment that are due for
the current calendar year on (i) general obligation tax increment financing bonds, and (ii)
other tax increment financing bonds.
The City must also annually report to the state auditor the following amounts for each tax
increment financing district, including TIF District No. 5 -1:
1. the type of district, whether economic development, redevelopment,
housing, soils condition, mined underground space, or hazardous substance site;
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
received 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 (i) to pay bonds, the proceeds of which were
or may be expended on activities located outside of the district, (ii) for deposit into a
common fund from which money may be expended on activities located outside of the
district, or (iii) to otherwise finance activities located outside of the tax increment
financing district; and
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 13
6. any additional information that the state auditor may require.
The City must file a report regarding the status of TIF District No. 5 -1 by July 1 each
year. The report must be sent to the county board, county auditor, school board and state auditor.
The report must include the information required by section 469.175, subd. 5 of the TIF Act in
the form prescribed by the Minnesota commission of revenue. The report must also be published
in a newspaper of general circulation in the community.
(AS MODIFIED OCTOBER 25, 2010)
Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the City must undertake
financial reporting for all tax increment financing districts to the Office of the State
Auditor, County Board and County Auditor on or before August 1 of each year. M.S.,
Section 469.175, Subd. 5 also provides that an annual statement shall be published in a
newspaper of general circulation in the City on or before August 15.
If the City fails to make a disclosure or submit a report containing the information
required by M.S., Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County
Auditor to withhold the distribution of tax increment from TIF District No. 5 -1.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 14
Exhibit A
Description of Property in TIF District No. 5 -1
The Property to be included within TIF District No. 5 -1 is legally described as Outlots B, C, D, E
and F, North Bay, according to the plat on file in Carver County, Minnesota.
(AS MODIFIED OCTOBER 25, 2010)
The property included within TIF District No. 5 -1 has been replatted. The District is now
comprised of 45 parcels, and encompasses all property and adjacent rights -of -way and
abutting roadways identified by the parcels listed below
25.5540210 25.5550090
25.5540220 25.5550100
25.5540230 25.5550110
25.5540240 25.5550120
25.5540250 25.5550130
25.5540260 25.5550140
25.5540270 25.5550150
25.5540280 25.5550160
25.5540290 25.5550170
25.5540300 25.5550180
25.5540310 25.5550190
25.5540320 25.5550200
25.5540330 25.5550210
25.5540340 25.5550220
25.5540350 25.5550230
25.5540360 25.5550240
25.5540370 25.5550250
25.5540380 25.5550260
25.5540390 25.5550270
25.5540400 25.5550280
25.5540410 25.5550290
25.5540490 25.5550300
25.5550080
Source: Carver County TIF Parcel Valuation List for County #0029 -0 (Chanhassen TIF #5), dated
April 8, 2010
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 15
Exhibit B
Maps
TAX INCREMENT FINANCING PLAN
For Development District 5 -1
Development District #5
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TIF District No. 5 - 1 1111111111111111111111111S O
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 16
Tax Increment Financing District Nos. 4 and 5
City of Chanhassen, Minnesota
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Page 17
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5-1
Exhibit C
Estimated Cash Flow for TIF District No. 5 -1
TIF Distict #5 - North Bay
City of Chanhassen
43 Unit Town Home Development - Rotound
ASSUMPTIONS AND RATES
DlstdctType: Housing Maximum/Frozen Local Tax Rate: 147.6110% Pay 1997
District Name/Number. TIF #5 - North Bay Current Local Tax Rate: (Use lesser of Current or Max.) 106.2720% Pay 2010
County District #: 2506 State-wide Tax Rate (Comm./Ind. only used for total taxes) 45.6810% Pay 2010
First Year Construction or Inflation on Value 1997 Market Value Tax Rate (Used for total taxes) Pay 2010
Existing District - Specify No. Years Remaining
Inflation Rate -Eery Yea 0.00% PROPERTY TAX CLASSES AND CLASS RATES:
11111111Pbs, 4.00% Exempt Class Rate (Exempt) 0.00%
Present Value Dale: 1- Feb-98 Commercial Industrial Preferred pass Rate (C /I Prat)
First Period Ending 1-Aug-98 First $150,000 1.50%
Tax Year District wan Certified: Pay 1997 Over $150,000 - 2.00%
Cashflow Assumes First Tax Increment For District: 1998 Commercial Industrial Class Rate (GI) 2.00%
Years 06 Tax Increment 26 Rental Housing Class Rate (Rental) 1.25%
Assumes Last Year of Tax Increment 2023 Affordable Rental Housing Class Rate (A8. Rental) 0.75%
Fiscal Disparities Election (Outside (A), Inside (B), a NA] NA Non - Homestead Residential (Non41 Res.) 1.25%
Incremental or Total Fiscal Disparities Incremental Homestead Residential Class Rate (Hmstd. Res.)
Fiscal Disparities Contrbution Ratio WA Pay 2010 First $500,000 1.00%
Fiscal Disparities Metro-Wide Tax Rate 121.7320% Pay 2010 O.er ..$500,000 1.25%
Agricultural Non - Homestead. • 1.00%
BASE VALUE INFORMATION (Original Tax Capacity)
Percentage Tax Year Property Currant Class After
Land Building Total Of Value Used 0dg)nal • - Original Tax Original After Conversion
Map # PID Owner ,
Address Market Value Market Value Market Value f or District Market Value •. Market Value Class Tax Capacity Conversion Orig. Tax Cap. Area /Phase
57,500 0 57,500 1001' 57,500 Pay 1997 Hmsltl. Res. 575 Hmsttl. Res. 575
Note:
1. Base values are per County TIF Parcel Value List dated 4-8 -10
TIF Distict #5 - North Bay
City of Chanhassen
43 Unit Town Home Development - Rottlund
PROJECT INFORMATION (Project Tax Capacity)
Property 'ercentage Percentage - - ercentage Percentage rst 'ear
Total Market Value Market Tax - Project Completed Completed Completed Completed Full Taxes
Area/Phase New Use Sq. Ft/Units Sq. FL /Units Value Class Tax Capacity 1998 1999 2000 Payable
Townhouses 43 188,058 8,086,500 Hmstd. Res. 80,865 100% 100% 100% 100% 1999
TOTAL 8,086,500 80,865
Subtotal Residential 43 - 8,086,500 - 80,865
Subtotal Commerclalllnd. 0 0 0
Note:
1. Market value Is based upon County TIF Parcel Value List dated 4-8-10
TAX CALCULATIONS
ota 5ca OW 06 seal tate-w de 'ar et
Tax Disparities Tax Property Disparities Property Value ' ..Total Taxes Per
New Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes • Taxes Sq. FL /Unit
Townhouses 80,865 0 80,865 85,937 0 0 ' :85,937, 1,998.53
• 'L : - :: i:'z 'F ? 0 :'85:937
Note:
1. Taxes and lax increment will vary signficantly from year to year depending upon values rates, state law, fiscal disparities and other factors
which cannot be predicted.
City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5 -1 Page 18
TAX INCREMENT CASH FLOW
Project Original Fiscal Captured Local Annual Semi - Annual State Admin. Semi - Annual Semi- Annual PERIOD
%of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax Payment
OTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.3894 :? 10%3. Increment Value Yrs Year Date
1,128,644"14,96 012,123 814,493 11 2108 02/01/09
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) I ncrement to date 38,258 838,755 11.5 2109 08/01/09
42,663 (154) (4,251) 38,258 862,541 12 2109 02/01/10
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 885,861 12.5 2110 08/01/10
42,663 (154) (4,251) 38,258 908,723 13 2110 02/01/11
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 931,137 13.5 2111 08/01/11
42,663 (154) (4,251) 38,258 953,112 14 2111 02/01/12
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 974,656 14.5 2112 08/01/12
42,663 (154) (4,251) 38,258 995,777 15 2112 02/01/13
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,016,484 15.5 2113 08/01/13
42,663 (154) (4,251) 38,258 1,036,785 16 2113 02/01/14
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,056,688 16.5 2114 08/01/14
42,663 (154) (4,251) 38,258 1,076,201 17 2114 02/01/15
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,095,332 17.5 2115 08/01/15
42,663 (154) (4,251) 38,258 1,114,087 18 2115 02/01/16
100% 80,865 (575) - 80,290 106% 85,326 42,663 (1s4) (4,251) 38,258 1,132,474 18.5 2116 08/01/16
42,663 (154) (4,251) 38,258 1,150,501 19 2116 02/01/17
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,168,174 19.5 2117 08/01/17
42,663 (154) (4,251) 38,258 1,185,501 20 2117 02/01/18
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,202,488 20.5 2118 08/01/18
42,663 (154) (4,251) 38,258 1,219,142 21 2118 02/01/19
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,235,470 21.5 2119 08/01/19
42,663 (154) (4,251) 38,258 1,251,477 22 2119 02/01/20
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,267,171 22.5 2120 08/01/20
42,663 (154) (4,251) 38,258 1,282,556 23 2120 02/01/21
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,297,640 23.5 2121 08/01/21
42,663 (154) (4,251) 38,258 1,312,429 24 2121 02/01/22
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) (4,251) 38,258 1,326,927 24.5 2122 08/01/22
42,663 (154) (4,251) 38,258 1,341,141 25 2122 02/01/23
100% 80,865 (575) - 80,290 106% 85,326 42,663 (154) - (4,251) 38,258 1,355,076 25.5 2123 08/01/23
42,663 (154) (4,251) 38,258 1,368,739 26 2123 02/01/24
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City of Chanhassen Tax Increment Financing Plan for Tax Increment Financing District No. 5-1 Page 19
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES
STATE OF MINNESOTA
Council member introduced the following resolution and moved its adoption:
RESOLUTION NO.
RESOLUTION ADOPTING THE MODIFICATIONS TO THE TAX INCREMENT
FINANCING PLANS FOR TAX INCREMENT FINANCING DISTRICT NOS. 4
AND 5 -1.
BE IT RESOLVED by the City Council of the City of Chanhassen, Minnesota, as follows:
Section 1. Recitals.
1.01. The City Council (the "Council ") of the City of Chanhassen (the "City ") has heretofore
established Tax Increment Financing District Nos. 4 and 5 -1 (the "TIF Districts ") and adopted their
respective Tax Increment Financing Plans (the "TIF Plans "). TIF District No. 4 is a redevelopment tax
increment financing district located within the Downtown Chanhassen Redevelopment Project Area (the
"Project Area" and TIF District No. 5 -1 is a housing tax increment financing district located within
Development District No. 5 (the "Development District "). It has been proposed that the City adopt
modifications to the TIF Plans for the TIF Districts, referred to collectively herein as the "Modifications ", all
pursuant to, and in accordance with, Minnesota Statutes ( "M.S. "), Sections 469.001 to 469.047, Sections
469.090 to 469.1082, Sections 469.124 to 469.134, and Sections 469.174 to 469.1799, inclusive as amended
(the "Act "), all as reflected in the Modifications, and presented for the Council's consideration.
1.02. The City has investigated the facts related to the Modifications and has caused the
Modifications to be prepared.
1.03. The City has performed all actions required by law to be performed prior to the adoption and
approval of the proposed Modifications, including, but not limited to, notification of Carver County and
Independent School District No. 112 having taxing jurisdiction over the property included in the TIF
Districts, and the holding of a public hearing upon published notice as required by law.
1.04. The City is not modifying the boundaries of the TIF Districts.
1.05. The City is not extending the terms of the TIF Districts.
Section 2. Findings for the Modifications.
2.01. The Modifications are being completed to modify the budgets to reflect actual expenditures
to date and anticipated expenditures, increment received to date and anticipated through the remaining term
of the TIF Districts and to bring the TIF Plans into conformance with current Office of State Auditor
requirements. The Council hereby finds that the Modifications are intended and, in the judgment of this
Council, the effect of such Modifications will be, to provide an impetus to accomplish certain redevelopment
objectives as specified in the Modifications, which are hereby incorporated herein.
2.02. The Council hereby reaffirms the original findings that TIF District No. 4 was established as
a valid "redevelopment district" and TIF District No. 5 -1 was established as a valid "housing district ".
2.03. The modifications to the TIF Plans conform to the general plan for development or
redevelopment of the City as a whole. The fact supporting this finding is that the modifications to the TIF
Plans will generally complement and serve to implement policies adopted in the City's comprehensive plan.
2.04. The modifications to the TIF Plans will afford maximum opportunity, consistent with the
sound needs of the City as a whole, for the development or redevelopment of the property within the Project
Area by private enterprise. The facts supporting this finding are that the modifications to the TIF Plans will
allow the City to meet its outstanding obligations to assist the redevelopment by private enterprise that has
been stimulated under the original plans for the TIF Districts.
2.05. The Council reaffirms that the development and redevelopment, in the opinion of the City,
would not reasonably be expected to occur solely through private investment within the reasonably
foreseeable future and therefore the use of tax increment financing is deemed necessary.
Section 3. Public Purpose.
3.01. The adoption of the Modifications conform in all respects to the requirements of the Act and
will help fulfill a need to redevelop an area of the State which is already built up, to provide employment
opportunities, to provide housing opportunities, to improve the tax base and to improve the general economy
of the State and thereby serves a public purpose.
Section 4. Approval and Adoption of the Modifications; Filing.
4.01. Conditioned upon the approval thereof by the Council following its public hearing thereon,
the Modifications, as presented to the Council on this date, are hereby approved, established and adopted and
shall be placed on file in the office of the City Manager.
4.02. Upon approval of the Modifications by the Council, the staff, the City's advisors and legal
counsel are authorized and directed to proceed with the implementation of the Modifications and for this
purpose to negotiate, draft, prepare and present to this Council for its consideration all further Modifications,
resolutions, documents and contracts necessary for this purpose. Approval of the Modifications does not
constitute approval of any project or a Development Agreement with any developer.
4.03 Upon approval of the Modifications by the Council, the City Manager is authorized and
directed to forward a copy of the Modifications to the Commissioner of the Minnesota Department of
Revenue and the Office of the State Auditor pursuant to M.S., Section 469.175, Subd. 4a.
4.04. The City Manager is authorized and directed to forward a copy of the Modifications to the
Carver County Auditor.
The motion for the adoption of the foregoing resolution was duly seconded by Council member
, and upon a vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
Dated: October 25, 2010
ATTEST:
Thomas A. Furlong, Mayor Todd Gerhardt, City Manager
(Seal)
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Tax Increment Financing District Overview
City of Chanhassen
Tax Increment Financing District Nos. 4 and 5 -1
2010 Modifications
The following summary contains an overview of the basic elements of the Modifications to the Tax
Increment Financing Plans for Tax Increment Financing District No. 4 and Tax Increment Financing
District No. 5 -1. More detailed information on each of these topics can be found in the complete Tax
Increment Financing Plan Modifications.
Proposed Action: Modifications to the Tax Increment Financing Plans for Tax Increment
Financing District Nos. 4 and 5 -1:
• Modifying the budget to bring the TIF Plans into conformance with current
Office of State Auditor reporting requirements
• Bringing the TIF Plans into conformity with current legislation
• The Modifications do not enlarge the geographical area of the TIF Districts
or extend the term of the TIF Districts
Type of TIF TIF District No. 4 is a redevelopment district.
District:
TIF District No. 5 -1 is a housing district.
Maximum The modifications do not change the term of the TIF Districts.
Duration:
The first increment for TIF District No. 4 was received in 1997. It is
estimated that the District will terminate on or before December 31, 2022.
The first increment for TIF District No. 5 -1 was received in 1998. It is
estimated that District will terminate on or before December 31, 2023.
410 EHLERS
LEADERS IN PUBLIC FINANCE
Tax Increment Financing District Nos. 4 and 5
City of Chanhassen, Minnesota
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Legend
Downtown Chanhassen Redevelopment Project Area