6. Downtown TIF ModificationCITY OF TO:
CHANHASSEN
7700 Markel Boulevard FROM: Justin Miller, Assistant to the City Manager
PO Box 147 ,~,~-~? t;, '
Chanhassen, MN 55317 DATE: October 21, 2003
Adminislrati0n
Phone: 952.227.1100 SUBJECT: Approval of Downtown Tl~ Plan Modifications
Fax: 952,227.1110
Building Inspecti0ns
Phone: 952.227.1180 BACKGROUND
Fax: 952.227.1190
Enginnering State statutes have been changed during the special legislative session to provide
Phone: 952,227.1160 relief to TIF districts that are in deficit. This change requires us to modify our TIF
Fax: 952.227.1170 plan to qualify for one year of additional increment from of our Downtown TIF
Finan0e district. This will change its date for decertification from November 1,2003 to
Phone: 952.227.1140 November 1, 2004.
Fax: 952.227.1110
Park & Recreation This extension is based on a new statutory section that has a formula for
Phone: 952.227.1120 determining how long a district may be extended based on increment loss after
Fax: 952.227.1110
April 1, 2001. That calculation has been done by the Carver County Auditor and
Recreation Center allows for a one year extension.
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404 This modification needs to be completed before November 1, 2003. That is the
Planning & date that we have to make the final payment on the "qualified" (issued prior to
Natural Resources April 1, 1990) bonds. The planning commission and EDA have reviewed this
Phone: 952,227.1130 modification and found that it falls in the general plan for land use in the city.
Fax: 952.227.1110
Puhli0 Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310 RECOMMENDATION
Senior Center Staff recommends approval of the attached resolution modifying the Downtown
Phone: 952.227.1125
Fax: 952.227.1110 TIF District plan as shown on the enclosed worksheets. This requires a simple
majority vote of the City Council.
Web Site
~¥.ci.chanhassen.mn.us
The City of Chanhassen ,, A growing communily with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES
STATE OF MINNESOTA
RESOLUTION NO.
RESOLUTION ADOPTING A MODIFICATION TO THE TAX
INCREMENT FINANCING PLAN FOR THE DOWNTOWN
CHANHASSEN TAX INCREMENT FINANCING DISTRICT
WHEREAS, it has been proposed by the Chanhassen Economic Development Authority
(the "EDA") and the city of Chanhassen (the "City") that the EDA and the City adopt a
modification to the tax increment financing plan for the Downtown Chanhassen Tax Increment
Financing District (the "District"), a pre-1979 tax increment financing district, (referred to herein as
the '~I'IF Plan Modification") and located within the Downtown Chanhassen Redevelopment Project
Area, all pursuant to, and in accordance with, Minnesota Statues, sections 469.090 to 469.1082 and
sections 469.174 to 469.1799, inclusive, as amended (collectively, the "Act"); and
WHEREAS, the EDA investigated the facts regarding the TIF Plan Modification, including
all calculations required under section 469.1794 of the Act relating to the extension of the duration
of the District, and caused the T~ Plan Modification to be prepared; and
WHEREAS, on October 13, 2003 the EDA adopted the TIF Plan Modification; and
WHEREAS, by resolution adopted on September 8, 2003, the City called for a public
hearing on adoption of the TIF Plan Modification to be held on this date; and
WHEREAS notice of the public hearing on the TIF Plan Modification was published and
the estimate of the fiscal and economic implications of the TIF Plan Modification was sent to
Carver County and to Independent School District No. 112, all as required by law.
NOW, THEREFORE, BE IT RESOLVED by the city council of the city of Chanhassen
as follows:
RHB-239169vl 1
CH135-56
Findings
1.01 The City hereby reaffirms the original findings for the Downtown Chanhassen Tax
Increment Financing District, established and maintained as a pre-1979 tax increment financing
district.
1.02. The TIF Plan Modification extends the duration of the District by one calendar year.
Increment received as a result of the extension of the duration of the District will be used to cover
expected deficits resulting from class rate compression, as permitted pursuant to section 469.1794 of
the Act. The Tilt Plan Modification does not include any enlargement of the boundaries of the
District.
1.03. In determining to extend the District by one calendar year, the City makes the
following specific findings as required by section 469.1794 of the Act:
a) the original local tax rate under section 469.177, subd. la of the Act does not apply
because the District is a pre-1979 district;
b) the fiscal disparities contribution of the District is calculated under section 469.177,
subd. 3, paragraph (a) of the Act because the District is a pre-1979 district;
c) the City has attempted to avail itself of the opportunity under section 469.1763, subd.
6 of the Act to transfer available increment from other districts within the City but no
increment is available for transfer due to obligation in those districts; and
d) taking into account all increment available to pay qualifying obligations of the
District, increment from the District will be insufficient to pay the amount of
qualifying obligations, as defined in section 469.1794, subd. 2 (e) of the Act, and the
insufficiency is the result of changes in tax class rates since 1997, as detailed in
Appendix B to the TIF Plan Modification
1.04. The City further finds that the TIF Plan Modification conforms in all respects to the
requirements of the Act and will afford maximum opportunity, consistent with the sound needs of
the City as a whole, for the development or redevelopment of the project area by private investment.
Adoption of TIF Plan Modification
2.01. The TIF Plan Modification, as presented to the City on this date, is hereby approved,
established and adopted and shall be placed on file in the office of the City Manger.
2.02. The City's staff, advisors and legal counsel are authorized and directed to proceed
with the implementation of the TIF Plan Modification and to negotiate, draft, prepare and present to
the City for its consideration all additional TIF Plan Modification resolutions, documents and
contracts necessary for this purpose. Approval of the TIF Plan Modification does not constitute
approval of any project or development agreement with any developer.
RHB-239169vl 2
CH135-56
2.03. The City Manager is authorized and directed to forward a copy of the TIF Plan
Modification to the Minnesota Department of Revenue pursuant to section 469.175, subd. 4a of the
Act.
2.04. The City Manager is authorized and directed to forward a copy of the TIF Plan
Modification to the Carver County Auditor and to take any and all additional actions necessary or
convenient to carry out the purpose of the TIF Plan Modification.
Approved by the city council of the city of Chanhassen this 27t~ day of October, 2003.
Mayor
ATTEST:
City Manager
RHB-239169vl 3
CH135-56
MODIFICATION TO THE TAX INCREMENT FINANCING
PLAN FOR THE DOWNTOWN CHANHASSEN TAX INCREMENT
FINANCING DISTRICT
located within
THE DOWNTOWN CHANHASSEN REDEVELOPMENT PROJECT AREA
CHANHASSEN ECONOMIC DEVELOPMENT AUTHORITY
CITY OF CHANHASSEN
CARVER COUNTY
STATE OF MINNESOTA
Public Hearing for Modification: October 27, 2003
Modification Adopted:
Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 551'13-1105
651-697-8500 fax: 651-697-8555 www.ehlers-inc,com
TABLE OF CONTENTS
(for reference purposes only)
MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR THE DOWNTOWN
CHANHASSEN TAX INCREMENT FINANCING DISTRICT ............................. Foreword .................................................................
Estimated Impact on Other Taxing Jurisdictions ................................... 2
APPENDIX A
MAP OF THE DOWNTOWN CHANHASSEN TAX INCREMENT FINANCING DISTRICT . . A
APPENDIX B
ESTIMATED CASH FLOW FOR THE DISTRICT ................................. B
MODIFICATION TO THE TAX INCREMENT FINANCING PLAN FOR THE
DOWNTOWN CHANNA$$EN TAX INCREMENT FINANCING DISTRICT
Foreword
The following text represents a Modification to the Tax Increment Financing Plan for the Downtown
Chanhassen Tax Increment Financing District (the "TIF District").
(AS MODIFIED ON OCTOBER 27, 2003)
The Minnesota Legislature in 2003 granted cities the ability to extend the term ora tax increment financing
district to pay for deficits in TIF district balances. Pursuant to Minnesota Statutes, Section 469.1794, a city
may extend a district up to a maximum of four years to pay for qualifying obligations. The actual allowable
duration extension is based upon a formula which measures the amount of class rate compression resulting
from property tax changes that affected the income of the district. The other factor in the formula is the
remaining term of the TIF district. The basis for the calculations are described below:
,a~age of 2001 TCTax Less Tax Years Estimated Rotmd
2001 2002 2003 2002-2003 Average2002- Refo~n Remaining Maxirrun .3er>
TCTax TCTax TCTax Total Tax 2003Tax Pemerda~ In District Extension Extension
pre-'/9 5,684,367 3,7C9,324 4,240,948 7,950,272 3,975,136 1,709,231 30.07% 1.83 0.~ I year
The TIF District is a pre-1979 tax increment financing district. As a pre-1979 district, the existing term of
the district is the final payment of debt originally sold prior to 1990. The £mal debt payment for the City is
set to be November 1, 2003. This modification will increase the term of the TIF District to November 1,
2004.
This modification does not contemplate any increased budgetary authority because the purpose is to recapture
tax increments which were lost due to class rate compression.
Exhibit B lists the cash flow for the TIF district which demonstrates the expected deficit for the District prior
to November 1, 2003.
The fiscal implications are listed on the following page:
City of Chanhassen Modification to the Tax Increment Financing Plan for the Downtown Chanhassen Tax Increment Financing District 1
Estimated Impact on Other Taxing Jurisdictions
IMPACT ON TAX BASE
2002/2003 Estimated Captured
Total Net Tax Capacity (CTC) Percent of CTC
Tax Capacity Upon Completion to Enti~ Total
Carver County 52,212,584 2,985,658 5.7183%
Chanhassen 17,427,196 2,985,658 17.1322%
Chaska lSD No. 112 28,125,179 2,985,658 10.6156%
IMPACT ON TAX RATES
2002/2003 Percent Potential
Extension Rates of Total CTC Taxes
Carver County 0.556420 40.20% 2,985,658 1,661,280
City of Chanhassen 0.390390 28.21% 2,985,658 1,165,571
Chaska lSD No. 112 0.384360 27.77% 2,985,658 1,147,568
Other (Met Council, Riley Pg 0.052790 3.81% 2,985,658 157,613
WS#2, Transit & Mosquito Districts)
Total 1.383960 100.00% 4,132,032
The tax rate used for calculations is the 2002/Pay 2003 rate. The total net capacity for the entities listed
above are based on Pay 2003 figures.
City of Chanhassen Modification to the Tax Increment Financing Plan for the Downtown Chanhassen Tax Increment Financing District 2
APPENDIX A
MAP OF THE DOWNTOWN CHANHASSEN TAX INCREMENT FINANCING DISTRICT
APPENDIX A
Downtown Chanhassen Tax Increment Financing District
Do~a~tow~ Chanhassen Redevelopment Project Area
City of Chanhassen
Carver County, Minnesota
I
~oisington Koegler Group Inc.
55439 - (612)83~-9960
APPENDIX B
ESTIMATED CASH FLOW FOR THE DISTRICT
APPENDIX B
For Discussion Purposes Only
City of Chanhassen, MN
Tax Increment District No. 1 New Estimate as of 9/24/03
Statement of Revenues and Expenses
Calendar Year
2001 2002 2003 2004
Revenues:
Tax Increment 5,713,380 3,421,074 4,132,031 2,066,016
Delinquent Taxes
County Agreement
Special Assessments 7,082 124,246
Interest 217 109,718
Sale of Properly - W 79th St.
HRA Note
Other 12,815
Intergovernmental 30,865
Total Revenue 5,720,679 3,698,718 4,132,031 2,066,016
Expenditures:
Current:
Pemonal Services
Materials/Supplies
Interfund Interest Expenditure 189,316 77,182
Contractual Services 3,616 3,472
Capital Outlay -
Debt Service
Principal 3,730,000 1,665,000 1,485,000
Interest 296,676 87,521 27,165
Paying Agent Fees 364 374 374
Payment to Defeasance Escrow 51,815
Special Assessment Payments
Interfund Loan Repayment 19,437
Other 16,380 40,234
Non-Qualified Debt (from Totals page)
Principal 35,000 35,000 35,000 2,745,000
Interest 65,874 123,063 121,383 60,834
Total 100,874 158,063 156,383 2,805,834
Interfund Interest Expense 6,323 14,757 113,478
Total Expenditures 4,489,915 2,196,232 1,840,062 5,744,583
Revenues over (under) expenditures 1,230,764 1,502,486 2,291,969 (3,678,568)
Operating transfers to Debt Service Fund (948,170) (669,410)
Bond Proceeds 2,708,253
Total other funding sources 1,760,083 (669,410)
I Increase (decrease) in Fund Balance 2,990,847 833,076 2,291,969 (3,678,568)
Fund Balance (deficit) at start of year (6,555,028) (3,564,181) (2,731,105)
Fund Balance (deficit) atend of year (3,564,181) (2,731,105) (439,136) (3,678,568)
Excess TIF Proceeds + -28% City Share + -37% County Share (2,391,069)
Prepared by Bruce DeJong 10/15/2003