The URL can be used to link to this page

3 Sand Companies Gateway Place Housing District Establishment of TIF Dist. 9 CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone 952.2271100 Fax 952.2271110 Building Inspections Phone 952.227 1180 Fax 952.227 1190 Engineering Phone 952.2271160 Fax 952.227 1170 Finance Phone 952.2271140 Fax 952.2271110 Park & Recreation Phone 952.227 1120 Fax 952.2271110 Recreation Center 2310 Coulter Boulevard Phone 952.2271400 Fax 952.2271404 Planning & Natural Resources Phone 952.2271130 Fax 952.2271110 Public Works 1591 Park Road Phone 952.2271300 Fax 952.2271310 Senior Center Phone 952.2271125 Fax 952.227 1110 Web Site www.ci.chanhassen.mn.us 3 - MEMORANDUM TO: Todd Gerhardt, City Manager FROM: Justin Miller, Assistant City Managet:y- b~ DATE: March 27, 2006 RE: Establishment of Tax Increment Financing District #9 - Sand Compames Gateway Place Housmg District BACKGROUND Last summer, the Sand Companies approached the City about providing support for their affordable housmg tax credit application with the Minnesota Housmg Finance Agency (MHFA). At the time of their application, the CIty provIded a letter of support indIcating that the city would consider tax mcrement financing (TIF) aSSIstance if the project was awarded tax credits. In October, the Sand Companies were notified that they had been selected as a recipient of tax credits by the MHFA. Over the past few months, staff and the developer have been working with the City's financial advisor, Ehlers and AssocIates, to develop a TIF plan for thIS project. The highlights of the proposed TIF plan are as follows: . The project area includes only the parcel where the proposed 48-umt apartment project will be located. No other parcels will be included m the TIF district. . ThIS wIll be a housing district pursuant to State of Minnesota statutes, where at least 40% of the units will be occupied with persons at 60% of median income and rents will be restricted to IRS guidelines. · The duratton of the district is proposed to be 25 years after receipt of the first increment by the City. The City can choose to decertify the district prior to this ttme, but establishing it in this manner provided the greatest flexibility for any unknown future projects. · The district is estimated to produce $1,465,000 in increment over the ltfe of the district. The developer has receIved preliminary plat and SIte plan approvals for theIr 48- umt apartment bUIlding to be located at the corner of new Highway 212 and relocated Highway 101. The Sand Companies have indicated that 47 of the 48 umts WIll be affordable under federal and state gUIdelines, with the single excluded umt being reserved for a caretaker. Rent and income restnctions for this project are further explained m Appendix E of the proposed TIF plan. ReqUIrements for establishmg a new Tax Increment Financmg dIstrict include a revIew by the planmng commIssion to ensure conformance WIth the CIty'S The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play. O.\ADMIN\JM\Sand Company\Council TIF Plan staff report.doc comprehenSIve plan. The Chanhassen Planning Commission revIewed the proposed TIP plan on March 21, 2006, and approved a resolution stating that the plan did conform wIth the City's comprehensive plan. Another requirement, which staff IS recommending tonight, IS that the city council hold a public hearing on the proposed TIP plan. Notice of the public hearing and project location map was publIshed In the Chanhassen Villager on March 30, 2006. The contract for private development, which outlines the terms of assIstance the city will provide the developer, was presented to the Economic Development Authority before tonight's city council meeting for separate approval, but WIll not take effect unless the TIP plan is approved by the City CouncIl. RECOMMENDA TION Staff recommends that the Chanhassen City Council hold a public hearing for the establIshment of Tax Increment Financing District #9 (a housing district) and then approve the attached resolution approving creation of the distnct and the attached plan. Approval of this item requires a majority of the City Council. G:\ADMIN\JM\Sand Company\Council TIF Plan staff report.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA DATE: April 10, 2006 RESOLUTION NO: 2006- MOTION BY: SECONDED BY: RESOLUTION ADOPTING A MODIFICATION TO THE REDEVELOPMENT PLAN FOR THE DOWNTOWN CHANHASSEN REDEVELOPMENT PROJECT AREA AND ESTABLISHING TAX INCREMENT FINANCING DISTRICT NO.9 THEREIN AND ADOPTING A TAX INCREMENT FINANCING PLAN THEREFOR. BE IT RESOLVED by the City Council (the "Council") of the City of Chanhassen, Minnesota (the "City"), as follows: Section 1. Recitals. 1.01. The Board of Commissioners (the "Board") of the Chanhassen Economic Development Authority (the "EDA") has heretofore established the Downtown Chanhassen Redevelopment Project Area and adopted a Redevelopment Plan therefore. It has been proposed by the EDA and City that the City adopt a Modification to the Redevelopment Plan for the Downtown Chanhassen Redevelopment Project Area (the "Redevelopment Plan Modification") and establish Tax Increment Financing District No.9 (the "District") therein and adopt a Tax Increment Financing Plan (the "TIP Plan") therefore (the Redevelopment Plan Modification and the TIP Plan are referred to collectively herein as the "Plans"); all pursuant to and in conformity with applicable law, including Minnesota Statutes ("M.S."), Sections 469.090 to 469.1082 and Sections 469.174 to 469.1799, all inclusive, as amended, (the "Act") all as reflected in the Plans, and presented for the Council's consideration. 1 02. The City has investigated the facts relating to the Plans and has caused the Plans to be prepared. 1.03. The City has performed all actions required by law to be performed prior to the establIshment of the District and the adoption and approval of the proposed Plans, including, but not limited to, notification of Carver County and Independent School District No. 112 having taxing jurisdiction over the property to be included in the District, a review of and written comment on the Plans by the City Planning Commission, approval of the Plans by the EDA on April 10, 2006, and the holding of a public hearing upon published notice as required by law. 1.04. Certain written reports (the "Reports") relating to the Plans and to the actIvIties contemplated therein have heretofore been prepared by staff and consultants and submitted to the Council and/or made a part of the City files and proceedings on the Plans. The Reports include data, information and/or substantiation constituting or relating to the basis for the other findings and determinations made in this resolution. The Council hereby confirms, ratifies and adopts the Reports, which are hereby incorporated into and made as fully a part of this resolution to the same extent as if set forth in full herein. 1.05. The City is not modifying the boundaries of the Downtown Chanhassen Redevelopment Project Area but is, however, modifying the Redevelopment Plan therefore. Section 2. Findings for the Adoption and Approval of the Plans. 2.01. The Council hereby finds that the Plans, are intended and, in the judgment of this Council, the effect of such actions will be, to provide an impetus for development in the public interest and accomplish certain objectives as specified in the Plans, which are hereby incorporated herein. Section 3. Findings for the Establishment of Tax Increment Financing District No.9. 3.01. The Council hereby finds that Tax Increment Financing District No.9 is in the public interest and is a "housing district" under M.S., Section 469.174, Subd. 11 and M.S. Section 469.1761, and a "qualified housing district" under M.S., Section 469.174, Subd. 29. 3.02. The Council further finds that the proposed development would not occur solely through private investment within the reasonably foreseeable future, that the Plans conform to the general plan for the development or redevelopment of the City as a whole; and that the Plans will afford maximum opportunity consistent with the sound needs of the City as a whole, for the development or redevelopment of the District by private enterprise. 3.04. The City elects to calculate fiscal disparities for the District in accordance with Minnesota Statutes, Section 469.177, Subd. 3, clause a, which means the fiscal disparities contribution would be taken from outside the District. It is not anticipated that the District will contain commerciaVindustrial property. As a result, there should be no impact due to the fiscal disparities provision on the District. 3.04. The Council further finds, declares and determines that the City made the above findings stated in this Section and has set forth the reasons and supporting facts for each determination in writing, attached hereto as Exhibit A. Section 4. Public Purpose 4.01. The adoption of the Plans conforms in all respects to the requirements of the Act and will help fulfill a need 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 5. Approval and Adoption of the Plans. 5.01. The Plans, as presented to the Council on this date, including without limitation the findings and statements of objectives contained therein, are hereby approved, ratified, established, and adopted and shall be placed on file in the office of the City Manager. 5.02. The staff of the City, the City's advisors and legal counsel are authorized and directed to proceed with the implementation of the Plans and to negotiate, draft, prepare and present to this Council for its consideration all further plans, resolutions, documents and contracts necessary for this purpose. 5.03 The Auditor of Carver County is requested to certify the original net tax capacity of the District, as described in the Plans, and to certify in each year thereafter the amount by which the original net tax capacity has increased or decreased; and the City is authorized and directed to forthwith transmit this request to the County Auditor in such form and content as the Auditor may specify, together with a list of all properties within the District, for which building permits have been issued during the 18 months immediately preceding the adoption of this resolution. 5.04. The City Manager or EDA Director is further authorized and directed to file a copy of the Plans with the Commissioner of the Minnesota Department of Revenue and the Office of the State Auditor pursuant to Minnesota Statutes 469.175, Subd. 4a. Passed and adopted by the Chanhassen City Council this 10th day of April, 2006. ATTEST: Todd Gerhardt, City Manager Thomas A. Furlong, Mayor YES NO ABSENT (Seal) EXHIBIT A RESOLUTION NO. The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan (TIP Plan) for Tax Increment Financing District No.9 (District), as required pursuant to Minnesota Statutes (M.S.), Section 469.175, Subd. 3 are as follows: 1. Finding that the District is a housing district, as defined in M.S., Section 469.174, Subd. 11 and M.S. Section 469.1761, and a qualified housing district as defined in M.S., Section 469.174, Subd. 29. The District consists of a portion of one existing parcel. The City is currently working with the land owner to plat this portion of the property into several parcels, one of which will remain in the District. The development will consist of 48 units of rental housing. At least 40% of the rental units must be occupied with persons at 60% of median income and rents will be restricted to Section 42 (g) of the Internal Revenue Code of 1986. No more than 20% of the square footage of buildings that receive assistance from tax increments may consist of commercial, retail, or other nonresidential uses. Appendix E of the TIP Plan contains background for the above finding. 2. Finding that the proposed development, in the opinion of the City Council, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future: This finding is supported by the fact that the development proposed in this plan is a housing district that meets the City's objectives for development and redevelopment. The cost of land acquisition, site and public improvements and utilities makes this affordable housing development infeasible wIthout City assistance. Due to the high cost of building affordable new housing in the City and the cost of financing the proposed public improvements, this project is feasible only through assistance, in part, from tax increment financing. The developer was asked for and provided a letter and a proforma as justification that the developer would not have gone forward with an affordable rental housing project without tax increment assistance (see attachment in Appendix F of the TIP Plan). The tax increment and other project funding provided by the Minnesota Housing Finance Agency will reduce the rents on the Chanhassen Gateway Place rental housing project. Without tax increment, the project developer has stated that he will construct a market-rate residential rental housing project. The assessed market value of rental housing is the same, whether or not the rents are reduced through federal, state, and local assistance. To summarize this finding: a. The amount by which the market value of the site will increase without the use of tax increment financing is estimated to be $4,348,880. b. The increase in the market value that will result from the proposed development to be assisted with tax increment financing is estimated to be $4,348,880. (See Appendix F of TIP Plan). c. The present value of the projected tax increments for the maximum duration of the district permitted by the tax increment financing plan is estimated to be $656,034. (See Appendix F of TIP Plan) 3. Finding that the TlF Plan for the District conforms to the general plan for the development or redevelopment of the municipality as a whole. The Planning Commission reviewed the TIP Plan and found that the TIP Plan conforms to the general development plan of the City. 4. Finding that the TlF Plan for the District will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development or redevelopment of the Downtown Chanhassen Redevelopment Project Area by private enterprise. Through the implementation of the TIP Plan, the City will provide an impetus for affordable residential development, which is desirable or necessary to serve the City's increasing population and an increasing need for life-cycle housing within the City. As of March Draft for EDA/Ci iew MODIFICATION TO THE REDEVELOPMENT PLAN FOR THE DOWNTOWN CHANHASSEN REDEVELOPMENT PROJECT AREA and the TAX INCREMENT FINANCING PLAN for the establishment of TAX INCREMENT FINANCING DISTRICT NO.9 (a housing district) within THE DOWNTOWN CHANHASSEN REDEVELOPMENT PROJECT AREA ClTYOF CllAlBASSEN CHANHASSEN ECONOMIC DEVELOPMENT AUTHORITY CITY OF CHANHASSEN CARVER COUNTY STATE OF MINNESOTA Public Hearing: April 10, 2006 Adopted: e EHLERS & ASSOCIATES INC Prepared by' EHLERS & ASSOCIATES, INC 3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105 651-697-8500 fax: 651-697-8555 IN'NW ehlers-inc. com TABLE OF CONTENTS (for reference purposes only) SECTION I - MODIFICA TION TO THE REDEVELOPMENT PLAN FOR THE DOWNTOWN CHANHASSEN REDEVELOPMENT PROJECT AREA 1-1 Foreword ............................................................. 1-1 SECTION 11- TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 9.......................... 2-1 Subsection 2-1. Foreword............................................... 2-1 Subsection 2-2. Statutory Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-1 Subsection 2-3. Statement of Objectives ................................... 2-1 Subsection 2-4. Redevelopment Plan Overview. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-1 Subsection 2-5. Description of Property in the District and Property To Be Acquired . 2-2 Subsection 2-6. Classification of the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-2 Subsection 2-7. Duration of the District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-4 Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements. . . . . . . . . . . . . . .. 2-4 Subsection 2-9. Sources of Revenue/Bonded Indebtedness .................... 2-5 Subsection 2-10. Uses of Funds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-6 Subsection 2-11. Fiscal Disparities Election . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-7 Subsection 2-12. Business Subsidies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-8 Subsection 2-13. County Road Costs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-9 Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions. . . . . . . . . . . . . . . .. 2-9 Subsection 2-15. Supporting Documentation ................................ 2-11 Subsection 2-16. Definition of Tax Increment Revenues... ... ... ......... ..... 2-11 Subsection 2-17. Modifications to the District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-11 Subsection 2-18. Administrative Expenses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-12 Subsection 2-19. Limitation of Increment ................................... 2-13 Subsection 2-20. Use of Tax Increment .................................... 2-13 Subsection 2-21. Excess Increments ...................................... 2-14 Subsection 2-22. Requirements for Agreements with the Developer. . . . . . . . . . . . .. 2-14 Subsection 2-23. Assessment Agreements ................................. 2-15 Subsection 2-24. Administration of the District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-15 Subsection 2-25. Annual Disclosure Requirements ........................... 2-15 Subsection 2-26. Reasonable Expectations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-15 Subsection 2-27. Other Limitations on the Use of Tax Increment. . . . . . . . . . . . . . . .. 2-16 Subsection 2-28. Summary.............................................. 2-16 APPENDIX A PROJECT DESCRIPTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. A-1 APPENDIX B MAPS OF THE DOWNTOWN CHANHASSEN REDEVELOPMENT PROJECT AREA AND TAX INCREMENT FINANCING DISTRICT NO.9. . . . . . . . . . . . . . . . . . . . . . . . .. B-1 APPENDIX C DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT. . . . . . . . . . . .. C-1 APPENDIX 0 ESTIMATED CASH FLOW FOR THE DISTRICT . . . . . . . . . . . . . . . . .. 0-1 APPENDIX E HOUSING QUALIFICATIONS FOR THE DISTRICT. . . . . . . . . . . . . . . . . . . . . . . . . . .. E-1 APPENDIX F BUT/FOR QUALIFICATIONS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. F-1 SECTION 1- MODIFICA TION TO THE REDEVELOPMENT PLAN FOR THE DOWNTOWN CHANHASSEN REDEVELOPMENT PROJECT AREA Foreword The following text represents a Modification to the Redevelopment Plan for the Downtown Chanhassen Redevelopment Project Area. This modification represents a continuatIOn of the goals and objectives set forth in the Redevelopment Plan for the Downtown Chanhassen Redevelopment Project Area. Generally, the substantive changes include the establishment of Tax Increment Fmancmg District No.9. F or further information, a review of the Redevelopment Plan for the Downtown Chanhassen Redevelopment Project Area is recommended. It is available from the City Manager at the City of Chanhassen. Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Dlstncts located within the Downtown Chanhassen Redevelopment Project Area. Chanhassen Economic Development Authority Modification to the Redevelopment Plan for the Downtown Chanhassen Redevelopment Project Area I-I SECTION 11- TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO.9 Subsection 2-1. Foreword The Chanhassen Economic Development Authority (the "EDA"), the City ofChanhassen (the "City"), staff and consultants have prepared the folloWIng information to expedite the establishment of Tax Increment Financing District No.9 (the "Dlstnct"), a housing tax increment financing district, located in the Downtown Chanhassen Redevelopment Project Area. Subsection 2-2. Statutory Authority Within the City, there eXists areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the City has certain statutory powers pursuant to Minnesota Statutes ("MS."), Sections 469.124 to 469134, inclusive, as amended, and MS., Sections 469.174 to 469.1799, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), to assist in financing public costs related to this project. This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant Information is contaIned In the ModificatIon to the Redevelopment Plan for the Downtown Chanhassen Redevelopment Project Area. Subsection 2-3. Statement of Objectives The Distnct currently consists of a portIOn of one eXistIng parcel ofland and adjacent and internal rights-of- way. The District is beIng created to facilitate construction of 48 umts of affordable rental hOUSIng near the Intersection of the new Highway 212 and relocated Highway 101 in the City of Chanhassen. Please see AppendiX A for further project information. Contracts for this project have not been entered Into at the time of preparation of this TIF Plan, but development is likely to occur in the summer of 2006. This TIF Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan for the Downtown Chanhassen Redevelopment Project Area. The actiVities contemplated In the Modification to the Redevelopment Plan and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activitIes. These actIvities are antIcipated to occur over the life of the Downtown Chanhassen Redevelopment Project Area and the Distnct. Subsection 2-4. Redevelopment Plan Overview 1. Property to be AcqUIred - Selected property located WithIn the District may be acqUIred by the City and is further described in this TIF Plan. 2. Relocation - RelocatIOn serVices, to the extent required by law, are available pursuant to MS, Chapter 117 and other relevant state and federal laws. 3. Upon approval of a developer's plan relatIng to the project and completIon of the necessary legal requirements, the City may sell to a developer selected properties that It may acquire within the Distnct or may lease land or factlities to a developer. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-1 4. The City may perform or provide for some or all necessary acquisition, construction, relocation, demohtion, and required utilities and public street work within the District. Subsection 2-5. Description of Property in the District and Property To Be Acquired The District encompasses all property and adjacent nghts-of-way and abutting roadways Idenhfied by the parcel listed below. The subject property is currently bemg platted into several parcels. Only the parcel containing the rental housing will be included in the District. See the map in Appendix B for further informatlOn on the location of the District. Parcel Number a portion of 25-0242410 The City may acquire any parcel within the District including interior and adjacent street rights of way. Any propertIes identified for acquisition w1l1 be acquired by the CIty only in order to accomplish one or more of the following: storm sewer improvements; provide land for needed public streets, utihhes and facihhes; carry out land acquisition, site Improvements, clearance and/or development to accomplish the uses and objectives set forth in thIS plan. The CIty may acquire property by gift, dedication, condemnation or duect 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. Subsection 2-6. Classification of the District The City, in determining the need to create a tax increment financing dIstrict in accordance with MS., Sections 469.174 to 469.1799, as amended, inclusive, finds that the District, to be established, is a housmg dIstrict pursuant to MS., Section 469.174, Subd. 11 and MS., Section 469.1761 as defined below: MS., Section 469.174, Subd.ll "Housing district" means a type of tax increment financing district which consists of a project, or a portion of a project, intended for occupancy, in part, by persons or families of low and moderate income, as defined in chapter 462A, Title II of the National Housing Act of 1934, the National Housing Act of 1959, the United States Housing Act of 1937, as amended, Title V of the Housing Act of 1949, as amended, any other similar present or fi/ture federal, state, or municipal legislation, or the regulations promulgated under any of those acts, and that satisfies the requirements of MS , Section 469.1761. Housing project means a project, or portion of a project, that meets all the qualifications of a housing district under this subdivision, whether or not actually established as a housing district. MS., Section 469.1761 Subd. 1. Requirement imposed. (aJ In order for a tax increment financing district to qualifY as a housing district: (1) the income limitations provided in this section must be satisfied; and (2) no more than 20 percent of the squarefootage of buildings that receive assistancefrom tax increments may consist of commercial, retail, or other nonresidential uses. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No 9 2-2 (b) The requirements imposed by this section apply to property receiving assistance financed with tax increments, including interest reduction, land transfers at less than the Authority's cost of acquisition, utility service or connections, roads, parking facilities, or other subsidies. The provisions of this section do not apply to districts located within a targeted area as defined in Section 462C.02 Subd 9, clause (e). Subd. 2. Owner occupied housing. For owner occupied residential property, 95 percent of the housing units must be initially purchased and occupied by individuals whose family income is less than or equal to the income requirements for qualified mortgage bond projects under section 143 (f) of the Internal Revenue Code. Subd. 3. Rental property. For residential rental property, the property must satisfy the income requirements for a qualified residential rental project as defined in section 142(d) of the Internal Revenue Code. The requirements of this subdivision apply for the duration of the tax increment financing district. Pursuant to MS. 469.176 Subd. 7(a), the CIty may request incluslOn in the Distnct and the County Auditor may certify the original tax capacity of a parcel or a part of a parcel that quahfied under the provisions of MS 273111 or 273.112 or Chapter 473Hfor taxes payable in any of the five calendar years before filing of the request for certificatlOn only for: (I) a dIstnct III which 85 percent or more of the planned buildlllgs and facihtIes (determined on the basIs of square footage) are a qualified manufactunng facility or a qualified distribution facIhty or a combinatIon of both; or (2) a qualified hOUSlllg district. Pursuant to MS. 469.174, Subd. 29, a "qualified houSlllg district" means: (1) a housing district for a residential rental project or projects in which the only properties receiving assistance from revenues derived from tax increments from the district meet the rent restriction requirements and the low-income occupancy test for a qualified low-income housing project under section 42 (g) of the Internal Revenue Code of 1986, as amended through December 31, 2002, regardless of whether the project actually receives a low- income housing credit; or (2) a housing district for a single-family homeownership project or projects, if 95 percent or more of the homes receiving assistance from tax increments from the district are purchased by qualified purchasers. A qualified purchaser means the first purchaser of a home after the tax increment assistance is provided whose income is at or below 85 percent of the median gross income for a family of the same size as the purchaser. Median gross income is the greater of (i) area median gross income, or (ii) the statewide median gross income, as determined by the secretary of Housing and Urban Development. The Distnct does contain a portlOn of a parcel that qualified under the provislOns of S 273 111 or 273.112 or Chapter 473H for taxes payable III any of the five calendar years before the filing of the request for certIficatlOn of the DIstrict. The development assIsted by the DIstrict IS a residential rental project that meets the reqUlrements of a qualified housing dIstnct. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No 9 2-3 In meeting the statutory criteria the City relies on the following facts and findmgs: The District is a housing district consistmg of a portion of one existing parcel. The CIty is currently working with the land owner to plat this portion of the property mto several parcels, one of which will remain m the DIstrict. The development will consist of 48 units of rental housing. At least 40% of the rental units must be occupied with persons at 60% of medIan income and rents will be restricted to Section 42 (g) of the Internal Revenue Code of 1986. No more than 20% ofthe square footage of buildings that receIve assistance from tax mcrements may consist of commercIal, retail, or other nonresIdential uses. Subsection 2-7. Duration of the District Pursuant to MS. 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 MS, Section 469.176, Subd. 1b, the duration of the District will be 25 years after receipt of the first increment by the City (a total of26 years oftax increment). The date of receIpt by the City of the first tax increment is expected to be 2008. Thus, it IS estImated that the Distnct, includmg any modIfications of the TIF Plan for subsequent phases or other changes, would terminate after 2033, or when the TIF Plan is satisfied. Ifincrement is received in 2007, the term of the District will be 2032. The CIty reserves the right to decertify the DIstrict prior to the legally required date. Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements Pursuant to MS, Section 469 174, Subd. 7 and MS, Section 469.177, Subd. 1, the Original Net Tax CapacIty (ONTC) as certified for the District will be based on the market values placed on the property by the assessor In 2005 for taxes payable 2006. Pursuant to MS, Section 469.177, Subds. 1 and 2, the County Auditor shall certIfy in each year (begmning in the payment year 2008) the amount by which the origmal value has increased or decreased as a result of: 1. Change m tax exempt status of property; 2. ReductIon or enlargement of the geographic boundaries of the district; 3. Change due to adjustments, negotiated or court-ordered abatements; 4. Change in the use of the property and classIfication; 5. Change in state law governing class rates; or 6. Change m previously issued building permits. In any year In whIch the current Net Tax Capacity (NTC) value of the District declInes below the ONTC, no value will be captured and no tax increment will be payable to the CIty. The ongmal local tax rate for the Dlstnct will be the local tax rate for taxes payable 2006, assuming the request for certificatIOn is made before June 30, 2006. The ONTC and the Origmal Local Tax Rate for the Distnct appear m the table on the following page. Pursuant to MS. Section 469.174 Subd. 4 and MS, Section 469177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity (CTC) ofthe Dlstnct, withm the Downtown Chanhassen Redevelopment Project Area, upon completIon ofthe proJect, will annually approximate tax mcrement revenues as shown m the table on the folloWIng page. The City requests 100 percent of the aVaIlable increase In tax capacity for repayment of ItS obligations and current expenditures, beginning m the tax year payable 2008. The Project Tax Capacity Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-4 (PTC) listed is an estimate of values when the project is completed. Project Estimated Tax Capacity upon Completion (PTC) $55,625 Original Estimated Net Tax Capacity (ONTC) Estimated Captured Tax Capacity (CTC) $1,264 $54,361 1.05641 $57,428 Pay 2006 Original Local Tax Rate Estimated Annual Tax Increment (CTC x Local Tax Rate) Percent Retained by the City 100% * The calculation above estimates the captured tax capacity using tax capacity rate of 1.25% for rental housing. It is anticiRated that the Chanbassen Gateway housing project will be eligible for the reduced tax capacity rate of .75%, which would reduce the estimated annual tax increment. Pursuant to MS., Section 469.177, Subd. 4, the City shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to MS, Section 469.175, Subd. 4, with a listing of all properties WIthin the District or area of enlargement for which buIlding permits have been Issued during the eighteen (18) months immedIately preceding approval of the TIF Plan by the municipality pursuant to MS., Section 469.175, Subd. 3. The County Auditor shall increase the original net tax capacity of the DIstrict by the net tax capacity of improvements for which a building permit was issued. The City has reviewed the area to be included in the District and determined that no building permits have been issued during the 18 months immediately preceding approval of the TIF Plan by the City. Subsection 2-9. Sources of Revenue/Bonded Indebtedness Public improvement costs, acqulSltIOn, relocation, utilities, housing Improvements, streets and SIdewalks, and SIte preparation costs and other costs outhned in the Uses of Funds wIll be financed pnmarily through the annual collection of tax increments. The City reserves the right to use other sources of revenue legally ap- plicable to the CIty and the TIF Plan, including, but not limIted to, special assessments, general property taxes, state aid for road maintenance and construction, proceeds from the sale of land, other contributions from the developer and mvestment income, to pay for the estImated public costs. The City reserves the right to mcur bonded indebtedness or other indebtedness as a result of the TIF Plan. As presently proposed, the project will be financed by a pay-as-you-go note. AdditIOnal mdebtedness may be required to finance other authonzed activitIes. The total prinCIpal amount of bonded mdebtedness, mcluding a general obligation (GO) TIF bond, or other mdebtedness related to the use of tax mcrement financing will not exceed $950,000 without a modification to the TIF Plan pursuant to applicable statutory reqUlrements. Of the $950,000 m bonded indebtedness, it IS estImated that $200,000 m mterfund loans and $750,000 m bond pnncipal or TIF note prinCIpal will be financed WIth tax mcrement revenues. This proVIsIOn does not obhgate the CIty to mcur debt. The City WIll Issue bonds or mcur other debt only upon the determinatIOn that such actIon is in the best interest of the City. The CIty may also finance the ac- tiVItIes to be undertaken pursuant to the TIF Plan through loans from funds of the City or to reImburse the developer on a "pay-as-you-go" baSIS for ehgible costs paid for by a developer. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-5 The estimated sources of funds for the District are contained in the table below. SOURCES OF FUNDS TOTAL Tax Increment $1,465,000 Revenue $0 PROJECT REVENUES $1,465,000 Interfund Loans $200,000 Transfers $0 Bond Pnncipal $750,000 TIF Note Principal $750,000 The other financing sources list above is included for purposes of OSA reporting for the TIF DIstrict. It IS not intended to be cumulatIve. Transfers are included in case money IS moved from one fund to another before an expenditure. Subsection 2-10. Uses of Funds Currently under consideration for the Distnct is a proposal to facilitate construction of 48 units of affordable rental housing near the intersection of the new Highway 212 and relocated Highway 101. The City has determined that It will be necessary to provide assistance to the project for certam costs. The City has studied the feasibilIty of the development or redevelopment of property in and around the District. To facilItate the establIshment and development or redevelopment of the Distnct, this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of publIc costs and uses of funds associated with the District is outlined in the following table. USES OF FUNDS TOTAL Land/BUIldmg AcquisItion $770,000 Site Improvements/Preparation $350,000 Public Utilities $35,000 Housing Improvements $128,500 Streets and Sidewalks $35,000 Interest $0 AdmimstratIve Costs (up to 10%) $146,500 PROJECT COSTS TOTAL $1,465,000 Interfund Loans $200,000 Transfers $0 Bond PnncIpal $750,000 TIF Note Pnncipal $750,000 Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-6 The other financing uses list on the previous page is included for purposes of OSA reporting for the TIF District. It IS not mtended to be cumulatIve. Transfers are included in case money is moved from one fund to another before an expenditure. TIF is expected to be used for the project costs hsted on the prevIOUS page, WhICh IS a not-to-exceed budget rather than an expected budget of costs. It is estimated that the cost of Improvements, mcluding administrative expenses and financing WhICh will be paid or financed with tax increments, will equal $3,165,000, which includes all authonzed obligations, as is presented in the budget on the previous page. Estimated costs assocIated with the Distnct are subject to change among categories without a modification to this TIF Plan. The cost of all actIvIties to be considered for tax increment financing wIll not exceed, without formal modification, the budget above pursuant to the applicable statutory reqUlrements. The City may expend funds for qualified housing activities outsIde of the District boundanes. Subsection 2-11. Fiscal Disparities Election Pursuant to MS, Section 469.177, Subd. 3, the CIty may elect one of two methods to calculate fiscal disparities. If the calculations pursuant to MS., Section 469.177, Subd. 3, clause a, (outside the District) are followed, the following method of computation shall apply: (1) The original net tax capacity and the current net tax capacity shall be determined before the application of the fiscal disparity provisions of Chapter 276A or 473F. Where the original net tax capacity is equal to or greater than the current net tax capacity, there is no captured net tax capacity and no tax increment determination. Where the original net tax capacity is less than the current net tax capacity, the difference between the original net tax capacity and the current net tax capacity is the captured net tax capacity. This amount less any portion thereof which the authority has designated, in its tax increment financing plan, to share with the local taxing districts is the retained captured net tax capacity of the authority. (2) The county auditor shall exclude the retained captured net tax capacity of the authority from the net tax capacity of the local taxing districts in determining local taxing district tax rates The local tax rates so determined are to be extended against the retained captured net tax capacity of the authority as well as the net tax capacity of the local taxing districts The tax generated by the extension of the lesser of (A) the local taxing district tax rates or (B) the original local tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority The City will choose to calculate fiscal disparities by clause a. It is not anticipated that the District will contain commercial/industrial property. As a result, there should be no impact due to the fiscal disparities provision on the District. According to MS , Section 469.177, Subd. 3 (c) The method of computation of tax increment applied to a district pursuant to paragraph (a) or (b) shall remain the same for the duration of the district, except that the governing body may elect to change its election from the method of computation in paragraph (a) to the method in paragraph (b) Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-7 Subsection 2-12. Business Subsidies Pursuant to MS Sections 116J. 993, Subd. 3, the following forms of financial assistance are not considered a business subsidy: (1) A business subsidy of less than $25,000; (2) Assistance that is generally available to all businesses or to a general class of similar busmesses, such as a line of business, size, locatIon, or sImllar general criteria; (3) Public improvements to buildings or lands owned by the state or local government that serve a pubhc purpose and do not principally benefit a single business or defined group of businesses at the time the improvements are made; (4) Redevelopment property polluted by contaminants as defined m MS., Section 116J552, Subd 3; (5) 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; (6) Assistance to proVIde job readiness and training services if the sole purpose of the assistance is to provide those services; (7) Assistance for housmg; (8) Assistance for pollution control or abatement, including assistance for a tax increment financing hazardous substance subdistnct as defined under MS, Section 469.174, Subd 23; (9) Assistance for energy conservation; (10) Tax reductions resulting from conformIty WIth federal tax law; (11) Workers' compensation and unemployment compensatIOn; (12) Benefits derived from regulation; (13) Indirect benefits derived from assistance to educational institutions; (14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstandmg 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; (15) ASSIstance for a collaboratIOn between a Minnesota higher education institutIOn and a busmess; (16) Assistance for a tax mcrement financing solls condition district as defined under MS, Section 469.174, Subd. 19; (17) 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; (18) General changes in tax increment financmg law and other general tax law changes of a princIpally techmcal nature. (19) Federal assistance until the aSSIstance has been repaid to, and reinvested by, the state or local government agency; (20) Funds from dock and wharf bonds issued by a seaway port authority; (21) Business loans and loan guarantees of $75,000 or less; and (22) Federal loan funds provided through the United States Department of Commerce, EconomIC Development AdmmistratIOn. The CIty will comply WIth MS, Section 116J 993 to 116J995 to the extent the tax increment assistance under this TIF Plan does not fall under any of the above exemptions. The project IS expected to be exempt under clause (7). Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District NO.9 2-8 Subsection 2-13. County Road Costs Pursuant to MS , Section 469.175, Subd. 1 a, the county board may reqmre the City to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment will, in the judgement of the county, substantially increase the use of county roads requiring construction of road improvements or other road costs and If the road improvements are not scheduled wIthin the next five years under a capItal improvement plan or within five years under another county plan. The County roads that serve the housing development were scheduled for reconstruction as part of the County's five year capital improvement plan prior to the proposed development of the rental housmg. The reconstruction and realignment of Highway 101 was planned as part of the construction of the new state Highway 212/312. If the county elects to use increments to improve county roads, it must notify the City within forty-five days of receipt of this TIF Plan. In the opinion of the City and consultants, the proposed development outlined in this TIF Plan wlll have little or no impact upon county roads; therefore the TIF Plan was not forwarded to the county 45 days pnor to the pubhc hearing. The CIty is aware that the county could claIm that tax increment should be used for county roads, even after the public heanng. Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions The estImated Impact on other taxmgJurisdictlOns assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However, the CIty has determined that such development or redevelopment would not occur "but for" tax mcrement financing and that, therefore, the fiscal impact on other taxmg jurisdIctions IS $0. The estImated fiscal Impact of the District would be as follows if the "but for" test was not met: IMPACT ON TAX BASE Carver County City of Chanhassen Chaska ISO No. 112 2005/2006 Total Net Tax Capacitv 83,829,963 28,439,930 45,893,874 Estimated Captured Tax Capacity (CTC) Upon Completion 54,361 54,361 54,361 Percent of CTC to Entitv Total 0.0648% 0.1911 % 0.1184% IMPACT ON TAX RATES Carver County CIty of Chanhassen Chaska ISO No. 112 Other Total 2005/2006 Percent Potential Extension Rates of Total CTC Taxes 0.408360 38.66% 54,361 22,199 0.266380 25.22% 54,361 14,481 0.328080 31.06% 54,361 17,835 0.053590 5.07% 54,361 2.913 1.056410 100.00% 57,428 Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District NO.9 2-9 The estimates lIsted on the previous page display the captured tax capacIty when all construction is completed. The tax rate used for calculations is the actua12005/Pay 2006 rate. The total net capacity for the entities lIsted on the previous page are based on actual Pay 2006 figures. The calculation above estimates the captured tax capacity using tax capacity rate of 1.25% for rental housing. It is anticipated that the Chanhassen Gateway housing project will be eligible for the reduced tax capacity rate of. 75%, which would reduce the estimated fiscal impacts of the District. Pursuant to MS. Section 469.175 Subd. 2(b): (1) It is estImated that the total amount of tax mcrement that will be generated over the life of the DIstrict IS $1,465,000; (2) An Impact of the DIStriCt on police protection is expected. The development of vacant land mto residential rental housing is expected to generate an estimated two additional polIce calls per week (104 calls annually). This estimate is based upon comparable property types and cannot be considered a scientifically valId crime analysis. The CIty currently contracts with the Carver County Shenffs Department for police services. The City does not expect that the proposed development, in and of itself, will necessitate new capital investment in vehicles or facilities, or reqUIre that the CIty expand ItS contract WIth Carver County. However, there may be an increase m calls for service to the general area due to the increased traffic at the intersection of the new Highway 212 and relocated Highway 101 and nearby development planned for the adjacent sites that are not in the tax increment district. The probable impact of the proposed project on fire protection and emergency medical services would be approximately 1 call per week (52 annually) mcludmg medICal, false alarms, and traffic accidents. New construction requires the building to be sprinkled, so fire risk IS minimized. Most calls will be medical emergencies or vehicle accidents. The City has already planned to construct a new fire station in 2007-2008. The Impact ofthe Distnct on PublIc Works is expected to be minimal. The road and infrastructure improvements around the site are being completed as part of the construction ofthe new HIghway 212/312, and were planned regardless of this housmg development being constructed. Other infrastructure costs related to thIS specific land use, including samtary and storm sewer Improvements, will be assessed to the property. The project is expected to pay sewer and water connection fees totaling $349,344, which will be used, in part, to pay for the new water treatment plant under construction. The probable impact ofborrowmg costs is expected to be mimmal. It IS not anticipated that there will be any general obligation debt Issued in relation to this project, therefore there will be no Impact on the City's ability to issue future debt or on the City's debt limIt. (3) It IS estimated that the amount of tax mcrements over the lIfe of the DIstrict that would be attributable to school dIstrict levies, assuming the school distnct's share ofthe total local tax rate for all taxmg jurisdictIOns remained the same IS $463,710; (4) It is estImated that the amount of tax mcrements over the lIfe of the DIstrict that would be attributable to county leVIes, assuming the county's share of the total local tax rate for all taxmg junsdIctIons remained the same IS $577,174; Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-10 (5) No requests for additional information from the county or school district regarding the proposed development for the District were received. Subsection 2-15. Supporting Documentation Pursuant to MS Section 469.175 Subd 1, clause 7 the TIF Plan must contam identification and description of studies and analyses used to make the determination set forth in MS Section 469.175 Subd 3, clause (b)(2) and the findmgs are required m the resolution approving the TIF distnct. Following is a list of reports and studies on file at the City that support the Authority's findings: Planning Commission Staff Report, February 2006 City letter of support regarding Sand's application for tax credits, June 2005 · Development Plans, Sand Compames CIty of Chanhassen Affordable Housing Goals and Related Documents Tax Increment Financing Analysis, Sand Companies Subsection 2-16. Definition of Tax Increment Revenues Pursuant to MS, Section 469.174, Subd. 25, tax increment revenues derived from a tax mcrement financing district include all of the following potentIal revenue sources: 1. Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under MS, 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 Authonty with tax mcrements; 3. PrincIpal and interest received on loans or other advances made by the Authority with tax increments; 4. Interest or other mvestment earnings on or from tax mcrements; 5. Repayments or return of tax mcrements 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 MS., Section 273.1384. Subsection 2-17. Modifications to the District In accordance wIth MS, Section 469 175, Subd. 4, any: 1. ReductIon or enlargement of the geographIc area of the Downtown Chanhassen Redevelopment Project Area or the District, if the reduction does not meet the reqUirements of MS, Section 469175, Subd. 4(e); 2. Increase m amount of bonded indebtedness to be incurred; 3. A determmatIOn to capItalize interest on debt if that determination was not a part ofthe onginal TIF Plan, or to mcrease or decrease the amount of mterest on the debt to be capitalized; 4. Increase m the portIOn of the captured net tax capacity to be retained by the City; 5. Increase in the estimate ofthe cost of the project, mcludmg administrative expenses, that wIll be paid or financed with tax mcrement from the Distnct; 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 findmgs required for approval of the ongmal TIF Plan. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-11 Pursuant to MS. 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 ongInal 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 critena of MS., 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 Downtown Chanhassen Redevelopment Project Area or the DIstnct and (2) (A) the current net tax capacity of the parcel(s) elIminated from the DIstnct equals or exceeds the net tax capacIty of those parcel(s) In the District's ongInal net tax capacIty or (B) the City agrees that, notwithstanding MS., Section 469 177, Subd. 1, the ongInal 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 Downtown Chanhassen Redevelopment Project Area or 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. Subsection 2-18. Administrative Expenses In accordance wIth MS., Section 469.174, Subd. 14, administratIve expenses means all expendItures of the CIty, other than: I. Amounts patd for the purchase of land; 2. Amounts patd to contractors or others providing matenals and services, Including archItectural and engIneenng services, directly connected with the phYSIcal development of the real property In the proJect; 3. RelocatIOn benefits paid to or services provided for persons resIding or businesses located in the project; or 4. Amounts used to pay pnncipal or interest on, fund a reserve for, or sell at a dIscount bonds Issued pursuant to MS , 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 distncts for which the request for certIficatIOn were made before August 1, 1979, or after June 30, 1982, administrative expenses also include amounts patd for services provIded by bond counsel, fiscal consultants, and planning or economic development consultants. Pursuant to MS., Section 469176, Subd. 3, tax Increment may be used to pay any authorized and documented adminIstrative expenses for the District up to but not to exceed 10 percent of the total estimated tax Increment expenditures authonzed by the TIF Plan or the total tax Increments, as defined by MS., Section 469.174, Subd. 25, clause (1), from the DIstnct, whichever IS less. Pursuant to MS., Section 469.176, Subd. 4h, tax Increments may be used to pay for the County's actual admInIstratIve expenses incurred In connection with the DIstnct. The county may reqUire payment of those expenses by February 15 of the year following the year the expenses were Incurred. Pursuant to MS., Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount (currently .36 percent) of any Increment dIstributed to the City and the County Treasurer shall pay the amount deducted to the State Treasurer for depOSIt in the state general fund to be appropnated 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. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-12 Subsection 2-19. Limitation of Increment The tax increment pledged to the payment of bonds and interest thereon may be discharged and the DIstrict may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or redemption date. Pursuant to MS., Section 469.176, Subd. 6: if, after four years from the date of certification of the original net tax capacity of the tax increment financing district pursuant to MS., Section 469.177, no demolition, rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan, no additional tax increment may be taken from that parcel and the original net tax capacity of that parcel shall be excluded from the original net tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including qualified improvement of a street adjacent to that parcel, in accordance with the tax increment financing plan, the authority shall certifY to the county auditor that the activity has commenced and the county auditor shall certifY the net tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original net tax capacity of the tax increment financing district. The county auditor must enforce the provisions of this subdivision. The authority must submit to the county auditor evidence that the required activity has taken place for each parcel in the district. The evidence for a parcel must be submitted by February 1 of the fifth year following the year in which the parcel was certified as included in the district. For purposes of this subdivision, qualified improvements of a street are limited to (1) construction or opening of a new street, (2) relocation of a street, and (3) substantial reconstruction or rebuilding of an existing street. The CIty or a property owner must improve parcels within the District by approximately April, 2010 and report such actions to the County AudItor. Subsection 2-20. Use of Tax Increment The CIty hereby determines that it w1l1 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 mterest on bonds Issued to finance a project; 2. To finance, or otherWIse pay the capItal and admimstratlOn costs of the Downtown Chanhassen Redevelopment Project Area pursuant to the MS., 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 MS., Section 469.176, Subd. 4; 5. To pay principal and mterest on any loans, advances or other payments made to or on behalf of the City or for the benefit of the Downtown Chanhassen Redevelopment Project Area by a developer; 6. To finance or otherwIse pay premiums and other costs for msurance or other secunty guaranteemg the payment when due of prinCIpal of and mterest on bonds pursuant to the TIF Plan or pursuant to MS, Chapter 462C. MS., Sections 469.152 through 469.165, and/or MS., Sections 469.178; and Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-13 7. To accumulate or maintain a reserve secunng the payment when due of the princIpal and interest on the tax increment bonds or bonds issued pursuant to MS., Chapter 462C, MS, Sections 469.152 through 469.165, and/or MS., 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 ofthe EDA may be included in the cost of a housing project. NotwIthstanding the defimtion ofa project under section 469.174, increments may be spent to assIst housing that meets the requirements under MS. Section 469.1763, Subd. 2, paragraph (d) and MS. Section 469.174, Subd. 29, regardless of whether the housing is located withm the boundaries of the project area. These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other purposes prohibited by MS, 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, demohtion and relocation, site preparation, and administration. Remaining mcrement funds will be used for CIty administration (up to 10 percent) and the costs ofpubhc Improvement activities outside the DIstrict. Subsection 2-21. Excess Increments Excess increments, as defined in MS., Section 469.176, Subd. 2, shall be used only to do one or more of the followmg: 1. Prepay any outstanding bonds, 2. Discharge the pledge of tax increment for any outstanding bonds; 3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or 4. Return the excess to the County AudItor for redistributlOn to the respectIve taxing jurisdIctIons in proportion to theIr local tax rates. The CIty must spend or return the excess increments under paragraph (c) within nine months after the end of the year. In addition, the CIty may, subject to the limitations set forth herein, choose to modify the TIF Plan in order to finance additional pubhc costs in the Downtown Chanhassen Redevelopment Project Area or the District. Subsection 2-22. Requirements for Agreements with the Developer The City will review any proposal for private development to determine its conformance with the Redevelopment Plan and WIth applicable municipal ordinances and codes. To facilitate thIS effort, the followmg documents may be requested for review and approval: site plan, constructIon, mechanical, and electrical system drawmgs, landscaping plan, gradmg and storm drainage plan, signage system plan, and any other drawmgs or narratIve deemed necessary by the City to demonstrate the conformance ofthe development WIth City plans and ordinances. The City may also use the Agreements to address other issues related to the development. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-14 Pursuant to MS., Section 469.176, Subd. 5, no more than 10 percent, by acreage, of the property to be acqmred m the DIstrict as set forth in the TIF Plan shall at any tIme be owned by the City as a result of acquisition with the proceeds of bonds issued pursuant to MS., Section 469 178 to which tax increments from property acqUIred is pledged, unless prior to acqmsItIon m excess of 10 percent of the acreage, the City concluded an agreement for the development of the property acquired and which provIdes recourse for the CIty should the development not be completed. Subsection 2-23. Assessment Agreements Pursuant to MS., Section 469.177, Subd. 8, the City may enter into a wntten assessment agreement in recordable form with the developer of property within the DIstrict which establishes a minimum market value of the land and completed improvements for the duratIon of the District. The assessment agreement shall be presented to the County Assessor who shall review the plans and specIficatIons for the improvements to be constructed, review the market value previously assigned to the land upon whIch the improvements are to be constructed and, so long as the minimum market value contained in the assessment agreement appears, m the judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the mimmum market value agreement. Subsection 2-24. Administration of the District AdmmIstration of the Distnct will be handled by the City Manager. Subsection 2-25. Annual Disclosure Requirements Pursuant to MS., Section 469.175, Subd. 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, County Auditor and School Board on or before August 1 of each year. MS., Section 469.175, Subd. 5 also provides that an annual statement shall be published m a newspaper of general circulation in the City on or before August 15. If the CIty falls to make a disclosure or submit a report containing the information required by MS., Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the dIstributIon of tax mcrement from the DIstrict. Subsection 2-26. Reasonable Expectations As requued by the TIF Act, m establishmg the District, the determmatlOn 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 ofthe 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 subtractmg the present value of the projected tax mcrements for the maximum duration of the DIstrict permitted by the TIF Plan. In makmg said determmatIon, reliance has been placed upon written representation made by the developer to such effects and upon CIty staff awareness of the feasibilIty of developing the project SIte. A comparative analYSIS of estImated market values both wIth and without establIshment ofthe DIstrict and the use of tax increments has been performed as described above. Such analysis is included wIth the cashflow in Appendix D, and mdIcates that the mcrease m estimated market value of the proposed development (less the indicated subtractions) exceeds the estimated market value of the SIte absent the establishment of the DIstnct and the use of tax mcrements. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-15 Subsection 2-27. Other Limitations on the Use of Tax Increment 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 capItal and admmistration costs ofthe Downtown Chanhassen Redevelopment Project Area pursuant to the MS, Sections 469.124 to 469.134. Tax mcrements may not be used to circumvent eXIstmg levy hmit 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 bus mess of a mumcipahty, 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 denved from tax increments for the construction or renovation of a parking structure. 2. Housmg Distnct Exceptions to Restriction on Pooling; Five Year Limit. Pursuant to MS., Section 469.1763, (1) At least 80% of the tax increment derived from the District must be expended on Public Costs incurred within said district, and up to 20% of said tax increments may be spent on Public Costs incurred outside of the District but within the Downtown Chanhassen Redevelopment Project Area; provided that in the case of a housing distnct, a housing project, as defined in MS., Section 469 174, Subd. 11 IS deemed to be an actIvity in the District, and (2) public costs wIthin the DIstrict shall be limIted to reImbursement of pubhc costs paId before or wIthm five years after certification of Said district by the County Auditor and interest on all such unreimbursed expenditures; or expenditures are made for housing purposes as permitted by MS., Section 469.1763, Subd. 2, paragraph (b). Subsection 2-28. Summary The EDA is estabhshmg the District to provide an impetus for residential development and prOVIde safe and decent life cycle housing in the City. The TIF Plan for the Distnct was prepared by Ehlers & Associates, Inc., 3060 Centre Pomte Drive, Roseville, Minnesota 55113-1105, telephone (651) 697-8500. Chanhassen Economic Development Authority Tax Increment Financing Plan for Tax Increment Financing District No.9 2-16 APPENDIX A PROJECT DESCRIPTION The project will consIst of 48 units of rental housing near the intersectIon of the new Highway 212 and relocated Highway 101. Forty-seven (47) of the units will be restricted for rental to persons wIth incomes at or below 60% of the area median income, adjusted for family size. The Sand Compames has acquired the property at the northwest corner of new Highway 212 and the relocated Highway 101. When completed, the entIre development will include 150 housing units and six acres of commercial development. Only the site on which the Sand Companies intends to construct the 48 unit apartment complex is included in the Tax Increment District. The apartment project has received an award of federal housing tax credits and favorable financmg from the Minnesota Housing Finance Agency. These funding sources, together with the proposed tax increment assistance, will make 47 of the rental units initially affordable to families WIth incomes at or below 50% of the median mcome. It is anticipated that the project will be assisted with a "Pay-As-You-Go" Tax Increment Revenue Note issued by the EDA. Under the terms of the Note, the EDA IS expected to pay 90% of the increment generated by the project m Years 2009 through 2013, and 65% of the increment generated by the project m2014 and2015. APPENDIX A-I APPENDIX B MAPS OF THE DOWNTOWN CHANHASSEN REDEVELOPMENT PROJECT AREA AND TAX INCREMENT FINANCING DISTRICT NO.9 /} 1f . L_ .lTJJ..J. r-.. --_....~[] .,. m'fOF CH&WIIIDJ n....n....J IFeet W +- E o 700 1,400 2,800 4,200 5,600 S Legend D Downtown Redevelopment Project Area _ Tax Increment Financing District No 9 APPENDIX B-1 Location Map Gateway North/Gateway Place NW Corner Realigned Highway 101 & Future Highway 212 Planning Case No. 06-05 City of Chanhassen ) / ~l J?f/ l ~ ~~/~ ~ r\ '~ " / tlLL ~ -.. - rr ~- ~ / N_ - - ~ ~ t:j-t-- '!J I ~Q. -., Lake Susan ~ '/::i ; c::t- - fi1?~ ~ ~~ I / 12~ ./. ~\ ~zwt ~W \ ~~ - -, ~ T 'x<:>: -C \ t"~~l ~ f y...:. 1-"- ~ 'r< II ~ l.--::::: Ii H~ ~ - I ~ ,;m ~~ K - - ~ ~ / -- 0< - - " 1 ," = lk ,-/ Ff1 - ' ~ ~w "~l 1 - ~~ ,,;5'" ".-- < "'Yd" "...~ SUBJECT it-, ~. , y 16 PROPERTY ~0~ --~ i- ./ ...., '/ 1fhJ' -= /~:~ ----.:" , ; L - T \ 7' +,' " h.: lymon Blvd C.R. 1& 'IIA\' 'I" /~ m~' II '~ ~:r ~. " @ \~~ ~<"f r / f 11 'J:>ft I I \ APPENDIX B-2 APPENDIX C DESCRIPTION OF PROPERTY TO BE INCLUDED IN THE DISTRICT The DIstrict encompasses all property and adjacent rights-of-way and abutting roadways Identified by the parcel* hsted below. Original Parcel Number* 25-0242410 * The parcells being replatted and new parcel numbers will be assigned by Carver County. The portion ofPID 25-0242410 that is to be mcluded in the District is: This information will be completed prior to the request for certification of the District. APPENDIX C-I 3110/2006 . ~,~.~.~.~.~ Page 1 of 2 1.25% Tax Capacity Rate Sand Companies - Gateway Place Apartments CITY OF CHANHASSEN, MINNESOTA - Housing TIF District 48 Multifamily Apartments Taxing District #2506 New Housing District District County District # Inflation Rate - Every 1 Year Pay-As-You-Go Interest Rate: Note Issued Date (Present Value Date): Local Tax Rate - Estimate Fiscal Disparities Election (A - outside or B inside) Year District certified Assumes First Tax Increment For District Assumes First Tax Increment For Dev Years of Tax Increment Assumes Last Year of Tax Increment Fiscal Disparities Ratio Fiscal Disparities Metro Wide Tax Rate Local Tax Rate - Current State Wide Property Tax Rate (for total taxes) Market Value Tax Rate (used for total taxes) Commercial Industrial Class Rate First 150,000 Over 150,000 Rental Class Rate Residental Class Rate Under $500,000 Over $500,000 0.0000% 5.1500% o 1-Aug-06 105.6410% Pay 2006 proposed N/A 2006 2008 2008 26 2033 N/A N/A 105.6410% Pay 2006 proposed N/A Pay 2006 0.18997% Pay 2006 proposed 1.5%-2.0% Pay 2004 1.50% 2.00% 1.25% Pay 2004 1.0%-1.25% 1.00% 1.25% Property Land Building Total Class Base Date PID Owner Market Value Market Value Market Value Rate Tax Capacity Pavable Sands Companies 101,120 0 101,120 1.25% 1,264 2006 Totals 101,120 1,264 Note: 1 The parcel is currently being subdivided from PID# 250-24-410 which has a Pay 2006 market value of $1.06 per sq. ft. The Gateway Place site will be 95,396 sq. ft., resulting in an estimated base value of $101,120 Total Market Value Taxes Per Total Market Class New Date Use SF/Units SF/Units SF/Units Taxes Value Rate Tax Caoacitv Pavable Housing 24 92,708.33 $1.400.34 33,608 2,225,000 1.25% 27,813 2008 Housing 24 92,708.33 $1.400.34 33,608 2,225,000 1.25% 27,813 2009 TOTAL 48 67,216 4,450,000 55,625 Note: 1 Tax estimates are based upon market value, construction costs and taxes per sq/ft. 2. TIF run assumes 50% of the building is constructed by January 1, 2007 for payable 2008 and 100% completed by January 1, 2008 for payable 2009. 3. Completed market value is based on developer estimates and comparable projects. Total Local Fiscal Local Fiscal State-wide Local Fiscal State-wide Market Use Tax Tax Disparities Tax Disparities Property Taxes Disparities Property Value Total Capacity Capacity Tax Capacity Rate Tax Rate Tax Rate Taxes Taxes Taxes Taxes Hsg. 55,625 55,625 0 1.05641 0.00000 0.00000 58,763 0 0 8,454 67,216 TOTAL 55,625 55,625 0 1.05641 58,763 0 0 8,454 67,216 Note: 1 Housing developments do not pay Fiscal Disparities or State-wide property taxes. Prepared by Ehlers Cashflow TIF Mar 9.xls 3110/2006 . ~.tl.~.~.~.~ Page 2 of 2 CITY OF CHANHASSEN, MINNESOTA - Housing TIF District Sand Companies. Gateway Place Apartments Base Project Captured Semi-Annual State Admin. Semi-Annual Semi-Annual PAYMENT DATE PERIOD BEGINNIN Tax Tax Tax Gross Tax Auditor & Pooling Net Tax Present PERIOD ENDING Yrs. Mth. Yr Capacity Capacity Capacity Increment 0.36% 10.00% Increment Value Yrs. Mth. Yr. 0.0 02-01 2005 0 0 0 0 0 0 0 0 0.0 08-01 2005 0.0 08-01 2005 0 0 0 0 0 0 0 0 0.0 02-01 2006 0.0 02-01 2006 1,264 1,264 0 0 0 0 0 0 0.0 08-01 2006 0.0 08-01 2006 1,264 1,264 0 0 0 0 0 0 0.0 02-01 2007 0.0 02-01 2007 1,264 1,264 0 0 0 0 0 0 0.0 08-01 2007 0.0 08-01 2007 1,264 1,264 0 0 0 0 0 0 0.0 02-01 2008 0.0 02-01 2008 1,264 27,813 26,549 14,023 (50) (1,397) 12,575 11,359 0.5 08-01 2008 1,264 27,813 26,549 14,023 (50) (1,397) 12,575 22,433 1.0 02-01 2009 1.0 02-01 2009 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 44,540 1.5 08-01 2009 1.5 08-01 2009 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 66,091 2.0 02-01 2010 2.0 02-01 2010 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 87,102 2.5 08-01 2010 2.5 08-01 2010 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 107,585 3.0 02-01 2011 3.0 02-01 2011 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 127,553 3.5 08-01 2011 3.5 08-01 2011 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 147,021 4.0 02-01 2012 4.0 02-01 2012 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 166,000 4.5 08-01 2012 4.5 08-01 2012 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 184,502 5.0 02-01 2013 5.0 02-01 2013 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 202,540 5.5 08-01 2013 5.5 08-01 2013 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 220,125 6.0 02-01 2014 6.0 02-01 2014 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 237,268 6.5 08-01 2014 6.5 08-01 2014 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 253,982 7.0 02-01 2015 7.0 02-01 2015 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 270,275 7.5 08-01 2015 7.5 08-01 2015 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 286,160 8.0 02-01 2016 8.0 02-01 2016 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 301,646 8.5 08-01 2016 8.5 08-01 2016 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 316,743 9.0 02-01 2017 9.0 02-01 2017 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 331,461 9.5 08-01 2017 9.5 08-01 2017 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 345,810 10.0 02-01 2018 10.0 02-01 2018 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 359,798 10.5 08-01 2018 10.5 08-01 2018 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 373,435 11.0 02-01 2019 11.0 02-01 2019 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 386,730 11.5 08-01 2019 11.5 08-01 2019 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 399,692 12.0 02-01 2020 12.0 02-01 2020 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 412,327 12.5 08-01 2020 12.5 08-01 2020 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 424,646 13.0 02-01 2021 13.0 02-01 2021 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 436,655 13.5 08-01 2021 13.5 08-01 2021 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 448,363 14.0 02-01 2022 14.0 02-01 2022 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 459,777 14.5 08-01 2022 14.5 08-01 2022 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 470,905 15.0 02-01 2023 15.0 02-01 2023 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 481,753 15.5 08-01 2023 15.5 08-01 2023 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 492,329 16.0 02-01 2024 16.0 02-01 2024 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 502,639 16.5 08-01 2024 16.5 08-01 2024 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 512,690 17.0 02-01 2025 17.0 02-01 2025 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 522,489 17.5 08-01 2025 17.5 08-01 2025 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 532,043 18.0 02-01 2026 18.0 02-01 2026 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 541,356 18.5 08-01 2026 18.5 08-01 2026 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 550,436 19.0 02-01 2027 19.0 02-01 2027 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 559,287 19.5 08-01 2027 19.5 08-01 2027 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 567,917 20.0 02-01 2028 20.0 02-01 2028 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 576,329 20.5 08-01 2028 20.5 08-01 2028 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 584,531 21.0 02-01 2029 21.0 02-01 2029 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 592,527 21.5 08-01 2029 21.5 08-01 2029 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 600,322 22.0 02-01 2030 22.0 02-01 2030 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 607,921 22.5 08-01 2030 22.5 08-01 2030 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 615,329 23.0 02-01 2031 23.0 02-01 2031 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 622,552 23.5 08-01 2031 23.5 08-01 2031 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 629,593 24.0 02-01 2032 24.0 02-01 2032 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 636,458 24.5 08-01 2032 24.5 08-01 2032 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 643,150 25.0 02-01 2033 25.0 02-01 2033 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 649,674 25.5 08-01 2033 25.5 08-01 2033 1,264 55,625 54,361 28,714 (103) (2,861) 25,749 656,034 26.0 02-01 2034 Totals 1,463,734 (5,269) (145,846) 1,312,618 656,034 NOTES. 1 State Auditor payment is based upon 2005 actuals and may increase over term of districl 2. Assumes 50% of the building is completed on January 1, 2007 for first increment collected in 2008 which starts the district, and there is no partial increment payment prior to 2008. 3. Amount of increment will vary depending upon market value, tax rates, class rates, construction schedule and inflation on Market Value. 4. Inflation on tax rates cannot be captured. 5. TIF does not capture state wide property taxes or market value property taxes. Prepared by Ehlers Cashflow TlF Mar 9.xls APPENDIX E HOUSING QUALIFICA nONS FOR THE DISTRICT No. of Bedrooms 50% of Median Income 60% of Median Income I-bedroom $736 $883 $883 $1,060 $1,020 $1,224 2-bedroom 3-bedroom 4-bedroom $1,138 Source: Minnesota Housing Finance Agency $1,366 *Rent restnctions include all utihty costs No. of Persons 50% of Median Income 60% of Median Income I-person 2-person 3-person $27,500 $33,000 $31,400 $37,680 $35,350 $42,420 4- erson $39,250 $47,100 Source: Department of Housing and Urban Development and Minnesota Housing Fmance Agency The two options for income limits on a qualified housing district are 20% of the units at 50% of median income or 40% of the units at 60% of medIan income. At the time a dIstrict IS established, the project needs to choose one of the options and meet those requirements for the life of the district. The City elects that 40% of the units will be at 60% of the median income. ***PLEASE NOTE. THESE NUMBERS ARE ADJUSTED ANNUALLY. ALL INCOME FIGURES REPORTED ON THIS PAGE ARE FOR 2006. APPENDIX E-l APPENDIX F BUT/FOR QUALIFICATIONS Current Market Value - Est. New Market Value - Est. Increase in Market Value, Regardless of Use of Tax Increment $1 01 ,120 $4,450,000 $4,348,880 Present Value of Tax Increment $656,034 The tax increment and other proj ect funding provIded by the Minnesota Housmg Finance Agency wIll reduce the rents on the Chanhassen Gateway Place rental housing project. Without tax mcrement, the project developer has stated that he wIll construct a market-rate residential rental housing project. The assessed market value of rental housmg IS the same, whether or not the rents are reduced through federal, state, and local assistance. 1. The amount by which the market value of the site will increase without the use of tax increment financmg is estimated to be $4,348,880. 2 The increase in the market value that will result from the proposed development to be assisted with tax increment financmg is eshmated to be $4,348,880. 3. The present value of the projected tax mcrements for the maximum duration ofthe district permItted by the tax increment financmg plan IS eshmated to be $656,034. The developer has provided the attached letter statmg that the tax increment IS necessary to make the project affordable and financially feasible. In addition, Ehlers & Associates has reVIewed the developers' project proforma and apphcahon to the Minnesota Housing Finance Agency, whIch provide detailed project informahon, and has concluded that tax increment is necessary to induce the developer to undertake the affordable rental housmg project. The proposed level of tax increment IS a maximum of$300,000 provided m a "pay-as-you -go" note. The note payments will be 90% of the increment generated by the project m the years 2009-2013, and 65% of the tax increment in the years 2014-2016. APPENDIX F-l Cfianfiassen Gateway Pface, LLC Post Office 'Box 10 ..7tfbany, :M.innesota 56307 March 28, 2006 City of Chanhassen 7700 Market Boulevard Post Office Box 147 Chanhassen, Minnesota 55317 RE: Tax Increment Financing for Gateway Place. Chanhassen, Minnesota. Dear Honorable Mayor & City Council/EDA Members: Chanhassen Gateway Place, LLC is requesting the use of pay-as-you-go tax increment fmancing (TIF) for a 48 unit, affordable housing development in Chanhassen. If the project does not receive the requested TIF assistance from the City and funding from the Minnesota Housing Finance Agency, which has a TIP provision, we will not proceed with the project as proposed. An alternate to the affordable housing project would be a market rate apartment project with rents that will be significantly higher than the housing goals of the City (see below). Although current market conditions would have to improve before a market rate project would move forward. Unit Mix 1 BR Units 2 BR Units 3 BR Units Proposed Rents $ 693.00 $ 834.00 $ 964.00 Market Rents $ 895.00 $ 1,100.00 $ 1,500.00 We look forward to completing the project as proposed with the TIF assistance and meeting the long-term affordability housing goals of the City. Thank you for your consideration of our project. Sincerely, Chanhassen Gatew 3/2812008 . ~.~~~.t;t,! Pogo I 014 4d Tax Capacity Rate (.75%) Sand Companies. Gateway Place Apartments CITY OF CHANHASSEN, MINNESOTA. Housing TIF District 48 Multifamily Apartments Taxlnr District #2506 New Housing District District County District # Inflation Rate - Every 1 Year Pay-As-You-Go Interest Rate: Note Issued Date (Present Value Date): Local Tax Rate - Estimate Fiscal Disparities Election (A - outside or B insid, Year District certified Assumes First Tax Increment For District Assumes First Tax Increment For Dev Years of Tax Increment Assumes Last Year of Tax Increment 0.0000% 5.1500% 01-Aug-06 105.6410% Pay 2006 proposed N/A 2006 2008 2008 26 2033 Fiscal Disparities Ratio Fiscal Disparities Metro Wide Tax Rate Local Tax Rate - Current Slate Wide Property Tax Rate (for tolaltaxes) Market Value Tax Rate (used for tolaltaxes) N/A N/A 105.6410% Pay 2006 proposed N/A Pay 2006 0.18997% Pay 2006 proposed Commerciallnduslrial Class Rate First 150.000 Over 150,000 Renlal Class Rate Residenlal Class Rate Under $500,000 Over $500,000 1.5%-2.0% Pay 2004 1.50% 2.00% 1.25% Pay 2004 1.0%-1.25% 1.00"10 1.25% Property Land Building Total Class Base Date PID Owner Market Value Market Value Market Value Rate Tax CaDacitv Pavable Sands Companie 101,120 0 101,120 0.75% 758 2006 Totals 101,120 758 Total Market Value Taxes Per Total Market Class New Date Use SF/Units SF/Units SF/Units Taxes Value Rate Tax CaDacity Pavable Housing 24 92,708.33 $910.65 21,856 2,225,000 0.75% 16,688 2008 Housing 24 92,708.33 $910.65 21,856 2,225,000 0.75% 16,688 2009 TOTAL 48 43,711 4,450,000 33,375 Note: 1. Tax estimates are based upon market value, construction costs and taxes per sqlft. 2. TIF run assumes 50% of the building is constructed by January 1, 2007 for payable 2008 and 100% completed by January 1, 2008 for payable 2009. 3. Completed market value is based on developer estimates and comparable projects. Total Local Fiscal Local Fiscal State-wide Local Fiscal State-wide Market Use Tax Tax Disparities Tax Disparities Property Taxes Disparities Property Value Total CaDaclty CaDacltv Tax CaDacitv Rate Tax Rate Tax Rate Taxes Taxes Taxes Taxes Hsg. 33,375 33,375 0 1.05641 0.00000 0.00000 35,258 0 0 8,454 43,711 TOTAL 33 375 33,375 0 1.05641 35,258 0 0 8,454 43,711 Note: 1. Housing developments do not pay Fiscal Disparities or State-wide property taxes. PrelHlred by Ehlers Cuhftow T1F Mar' 312812006 . ~."M~.~." Page 2 of 4 CITY OF CHANHASSEN. MINNESOTA - Housing TIF Dlstrlel Sand Companies - Gateway Place Apartments Base Project Captured Semi-Annual State Admin. Semi-Annual Semi-Annual PAYMENT DATE PERIOD BEGINNIN Tax Tax Tax Gross Tax Auditor & Pooling Net Tax Present PERIOD ENDING Yrs. Mth. Yr. CaDacltv CaDacltv CaDacltv Increment 0.36% 10.00% Increment Value Yrs. Mth. Yr. 0.0 02-01 2005 0 0 0 0 0 0 0 0 0.0 08-01 2005 0.0 08-01 2005 0 0 0 0 0 0 0 0 0.0 02-01 2006 0.0 02-01 2006 758 758 0 0 0 0 0 0 0.0 08-01 2006 0.0 08-01 2006 758 758 0 0 0 0 0 0 0.0 02-01 2007 0.0 02-01 2007 758 758 0 0 0 0 0 0 0.0 08-01 2007 0.0 08-01 2007 758 758 0 0 0 0 0 0 0.0 02-01 2008 0.0 02-01 2008 758 16.688 15.929 8,414 (30) (838) 7.545 6.816 0.5 08-01 2008 758 16.688 15.929 8.414 (30) (838) 7.545 13,460 1.0 02-01 2009 1.0 02-01 2009 758 33.375 32.617 17.228 (62) (1.717) 15,450 26,724 1.5 08-01 2009 1.5 08-01 2009 758 33,375 32.617 17.228 (62) (1.717) 15,450 39.655 2.0 02-01 2010 2.0 02-01 2010 758 33.375 32,617 17.228 (62) (1.717) 15,450 52,261 2.5 08-01 2010 2.5 08-01 2010 758 33.375 32.617 17 .228 (62) (1.717) 15,450 64.551 3.0 02-01 2011 3.0 02-01 2011 758 33.375 32.617 17.228 (62) (1.717) 15.450 76.532 3.5 08-01 2011 3.5 08-01 2011 758 33.375 32,617 17.228 (62) (1.717) 15,450 88.212 4.0 02-01 2012 4.0 02-01 2012 758 33.375 32.617 17,228 (62) (1.717) 15.450 99,600 4.5 08-01 2012 4.5 08-01 2012 758 33.375 32.617 17.228 (62) (1.717) 15,450 110.701 5.0 02-01 2013 5.0 02-01 2013 758 33.375 32.617 17.228 (62) (1.717) 15,450 121.524 5.5 08-01 2013 5.5 08-01 2013 758 33.375 32.617 17,228 (62) (1.717) 15,450 132.075 6.0 02-01 2014 6.0 02-01 2014 758 33,375 32.617 17.228 (62) (1.717) 15,450 142,361 6.5 08-01 2014 6.5 08-01 2014 758 33.375 32.617 17.228 (62) (1.717) 15,450 152.389 7.0 02-01 2015 7.0 02-01 2015 758 33.375 32.617 17.228 (62) (1,717) 15,450 162.165 7.5 08-01 2015 7.5 08-01 2015 758 33,375 32.617 17.228 (62) (1.717) 15,450 171,696 8.0 02-01 2016 8.0 02-01 2016 758 33.375 32.617 17.228 (62) (1.717) 15,450 180.987 8.5 08-01 2016 8.5 08-01 2016 758 33.375 32.617 17 .228 (62) (1.717) 15,450 190.046 9.0 02-01 2017 9.0 02-01 2017 758 33.375 32.617 17.228 (62) (1.717) 15,450 198,877 9.5 08-01 2017 9.5 08-01 2017 758 33.375 32.617 17.228 (62) (1.717) 15,450 207,486 10.0 02-01 2018 10.0 02-01 2018 758 33.375 32.617 17.228 (62) (1.717) 15,450 215.879 10.5 08-01 2018 10.5 08-01 2018 758 33.375 32.617 17 .228 (62) (1.717) 15,450 224.061 11.0 02-01 2019 11.0 02-01 2019 758 33.375 32.617 17.228 (62) (1.717) 15,450 232,038 11.5 08-01 2019 11.5 08-01 2019 758 33.375 32.617 17.228 (62) (1.717) 15,450 239.815 12.0 02-01 2020 12.0 02-01 2020 758 33.375 32.617 17 .228 (62) (1.717) 15,450 247.396 12.5 08-01 2020 12.5 08-01 2020 758 33.375 32.617 17.228 (62) (1.717) 15,450 254,788 13.0 02-01 2021 13.0 02-01 2021 758 33.375 32.617 17.228 (62) (1.717) 15,450 261.993 13.5 08-01 2021 13.5 08-01 2021 758 33.375 32.617 17,228 (62) (1,717) 15.450 269.018 14.0 02-01 2022 14.0 02-01 2022 758 33.375 32.617 17.228 (62) (1.717) 15,450 275.866 14.5 08-01 2022 14.5 08-01 2022 758 33.375 32,617 17.228 (62) (1.717) 15,450 282,543 15.0 02-01 2023 15.0 02-01 2023 758 33.375 32.617 17 ,228 (62) (1.717) 15,450 289.052 15.5 08-01 2023 15.5 08-01 2023 758 33.375 32.617 17.228 (62) (1.717) 15.450 295.397 16.0 02-01 2024 16.0 02-01 2024 758 33.375 32,617 17.228 (62) (1.717) 15,450 301.583 16.5 08-01 2024 16.5 08-01 2024 758 33.375 32.617 17.228 (62) (1.717) 15,450 307.614 17.0 02-01 2025 17.0 02-01 2025 758 33.375 32.617 17 ,228 (62) (1.717) 15,450 313,494 17.5 08-01 2025 17.5 08-01 2025 758 33.375 32.617 17.228 (62) (1.717) 15,450 319.226 18.0 02-01 2026 18.0 02-01 2026 758 33.375 32,617 17.228 (62) (1.717) 15,450 324.814 18.5 08-01 2026 18.5 08-01 2026 758 33.375 32.617 17.228 (62) (1.717) 15,450 330,261 19.0 02-01 2027 19.0 02-01 2027 758 33,375 32.617 17,228 (62) (1,717) 15,450 335.572 19.5 08-01 2027 19.5 08-01 2027 758 33.375 32.617 17.228 (62) (1.717) 15,450 340.750 20.0 02-01 2028 20.0 02-01 2028 758 33.375 32.617 17.228 (62) (1.717) 15,450 345,798 20.5 08-01 2028 20.5 08-01 2028 758 33,375 32.617 17.228 (62) (1.717) 15,450 350.719 21.0 02-01 2029 21.0 02-01 2029 758 33.375 32.617 17.228 (62) (1.717) 15,450 355.516 21.5 08-01 2029 21 .5 08-01 2029 758 33.375 32.617 17.228 (62) (1.717) 15,450 360.193 22.0 02-01 2030 22.0 02-01 2030 758 33,375 32.617 17,228 (62) (1.717) 15,450 364.752 22.5 08-01 2030 22.5 08-01 2030 758 33,375 32.617 17.228 (62) (1.717) 15.450 369.198 23.0 02-01 2031 23.0 02-01 2031 758 33.375 32.617 17.228 (62) (1,717) 15,450 373.531 23.5 08-01 2031 23.5 08-01 2031 758 33.375 32.617 17.228 (62) (1.717) 15,450 377.756 24.0 02-01 2032 24.0 02-01 2032 758 33.375 32.617 17.228 (62) (1.717) 15,450 381,875 24.5 08-01 2032 24.5 08-01 2032 758 33.375 32.617 17.228 (62) (1,717) 15,450 385.890 25.0 02-01 2033 25.0 02-01 2033 758 33.375 32.617 17.228 (62) (1,717) 15,450 389.804 25.5 08-01 2033 25.5 08-01 2033 758 33 375 32617 17 228 i62\ i1 717\ 15450 393621 26.0 02-01 2034 Totals 878 240 13162 187 50S\ 787 571 393 621 NOTES: 1. State Auditor parment is based upon 2005 actuals and may increase over term of distric: 2. Assumes 50% 0 the building is completed on January 1. 2007 for first increment collected in 2008 which starts the district. and there is no partial increment payment prior to 2008. 3. Amount of increment will vary depending upon market value, tax rates, class rates. construction schedule and inflation on Market Value. 4. Inflation on tax rates cannot be captured. 5. TIF does not capture state wide property taxes or market value property taxes, Prepared by Ehlers Cuhflow TIF M.r It