HomeMy WebLinkAbout1999-337
...
~,
Councilmember Thole introduced the following
resolution, the reading of which was dispensed with by unanimous consent, and moved its
adoption:
RESOLUTION NO. 99-337
RESOLUTION CALLING FOR A PUBLIC HEARING ON THE
PROPOSED CREATION BY THE CITY OF DEVELOPMENT
DISTRICT NO.2 AND OF THE DEVELOPMENT PROGRAM
FOR DEVELOPMENT DISTRICT NO.2 AND THE PROPOSED
ESTABLISHMENT OF TAX INCREMENT FINANCING
DISTRICT NO.8 AND THE ADOPTION OF THE TAX
INCREMENT FINANCING PLAN RELATING THERETO, ALL
LOCATED WITHIN DEVELOPMENT DISTRICT NO.2
BE IT RESOLVED by the City Council (the "Council") of the City of Stillwater,
Minnesota (the "City"), as follows:
Section 1. Public Hearing. This Council shall meet on Tuesday, December 21, 1999,
at approximately 7:00 p.m., to hold a public hearing on the following matters: (a) the
establishment of Development District No.2 pursuant to Minnesota Statutes, Sections 469.124 to
469.134 and the establishment of Tax Increment Financing District NO.8 (a Housing District)
pursuant to and in accordance with Minnesota Statutes Sections 469.174 to 469.179. The
Development Program for proposed Development District No.2 and the financing plans for
proposed Tax Increment Financing District No.8, are referred to as (the "Plans).
Section 2. Notice of Hearing: Filing of Program. The City Clerk is authorized and
directed to cause notice of the hearing, substantially in the form attached hereto as Exhibit "A",
to be given as required by law, to distribute copies of the proposed Development programs for
Development District NO.2 and the financing plans for Tax Increment Financing District NO.8
(the "Plans") to the Board of Commissioners of Washington County and the School Board of
Independent School District No. 834, to place a copy of the Plans on file in the City Clerk's
Office at City Hall and to make such copy available for inspection by the public no later than
November 21, 1999.
The motion for the adoption of the foregoing resolution was duly seconded by
Council member Cummings , and upon vote being taken thereon, the
following voted in favor thereof:
Kimble, Bealka, Cummings, Thole, Zoller
and the following voted against the same:
None
whereupon said resolution was declared duly passed and adopted by the Council of the City of
Stillwater, Minnesota on November 1 6 , 1999.
~/~
, .jL
Attest:
(__I)' I' I /J.J..
B-'~ L~/ L..J.(cJ[rr
Morli eldon, City Clerk
2
TABLE OF CONTENTS
Pa2:e
ARTICLE 1 - DEFINITIONS.................................................................................................... 1
Section 1.01. Definitions.......................................... ....... ..... ................................................. 1
ARTICLE 2 - STATEMENT OF NEED, PUBLIC PURPOSE AND AUTHORITY..................2
Section 2.01. Statement of Need and Public Purpose. .................. ........... ............................... 2
Section 2.02. Development Districts; Statutory Authority...................................................... 3
Section 2.03. Tax Increment Financing Districts; Statutory Authority. .................................. 3
ARTICLE 3 - STATEMENT OF GOALS AND OBJECTIVES .................................................3
Section 3.01. Statement of Goals. .................... ............ ................. .................. .......................3
Section 3.02. Statement of Objectives. ....... ......................... ......... ... ................ ......................3
Section 3.03. Actions to Accomplish Objectives..... ........................ .... ........................ ........... 4
Section 3.04. Public Improvements; Public Costs; Costs. ...................................................... 5
Section 3.05. Environmental Controls. ...................................... ............................................ 5
Section 3.06. Proposed Reuse of Property. ..... ......................... ..............................................5
Section 3.07. Rehabilitation.................................... ............ ...... ....... ............ ..........................5
Section 3.08. Relocation................ ..................... ......................... .... .............................. ........5
ARTICLE 4 - TAX INCREMENT FINANCING PLAN NO. 8.................................................5
Section 4.01. Statement of Goals and Objectives. .. ........... ....... ..............................................5
Section 4.02. Statement Actions to Accomplish Objectives. ...... ................. ........................... 6
Section 4.03. Land to be Included in Financing District NO.8. ..............................................6
Section 4.04. Property to be Acquired. ..........................:....................................................... 6
Section 4.05. Development Activity for which Contracts Have Been Signed. ........................ 6
Section 4.06. Specific Development Expected to Occur Within the District No.8;
Need for Tax Increment Financing. .. .... ....... ............. ................ ...............:.......6
Section 4.07. Estimated Public Costs...................... ......................................... ...... ............ .... 6
Section 4.08. Estimated Amount of Bonded Indebtedness. ....................................................7
Section 4.09. Sources of Revenue. ............................ .......... .:...... ......... ....................... ........... 7
Section 4.10. Original Tax Capacity Value. ............. ................... ........... ................................7
Section 4.11. Estimated Captured Tax Capacity Value and.Computation of Tax
Increment. ....................................................................................................... 7
Section 4.12. Duration of Financing District No.8. ....................:-.......................................... 8
Section 4.13. Estimated Impact of Tax Increment Financing. ................................................8
Section 4.14. Fiscal Disparity Contributions. ....................._................................................... 8
Section 4.15. Cash Flow Analysis. ........................................................................................8
Section 4.16. Use of Tax Increment....................................................................................... 8
Section 4.17. Excess Tax Increments..................................................................................... 9
Section 4.18. Administration of Tax Increment Financing District......................................... 9
EXHIBITS "A" AND "B"
ARTICLE 1 -
DEFINITIONS
Section 1.01. Definitions. The terms defined below shall, for purposes of this
Development Program and all related tax increment financing plans, have the meanings specified
herein.
"Bonds" means Tax Increment Bonds or General Obligation Improvement Bonds issued
by the City to finance the cost of public improvements in Development District NO.2.
"City" means the City of Stillwater, a municipal corporation and political subdivision of
the State of Minnesota.
"Comprehensive Plan" means the City's Comprehensive Plan which contains the
objectives, policies, standards and programs to guide public and private land use, development,
redevelopment and preservation for all lands and water within the City, as approved by the
Metropolitan Council from time to time.
"Council" means the City Council of the City.
"Countv" means the County of Washington, Minnesota.
"Development District Act" means Minn. Stat., ~~ 469.124 through 469.134, as amended
from time to time.
"Development District NO.2" means Development District NO.2 in the City, which has
been established pursuant to and in accordance with the Development District Act.
"Development Program" means this Development Program for Development District
No.2, as amended from time to time. As defined in Minn. Stat., ~ 469.125, Subdivision 3, a
development program is a statement of objectives of the City for improvement of a development
district which contains a complete statement as to the public facilities to be constructed within
the district, the open space to be created, the environmental controls to be applied, the proposed
reuse of private property and the proposed operations of the district after the capital
improvements within the district have been completed.
"Financing District NO.8" means Ta.x Increment Financing District No.8 of the City
which is established within Development District No.2 pursuant to the Tax Increment Financing
Act, and comprises the area described in the attached Exhibit ':.A".
"Financing Plan NO.8" means the tax increment financing plan adopted for Financing
District No.8, which is set forth in Article IV, as amended from time to time.
"Public Costs" means the cost of all public improvements to be constructed in aid of
Development District No.2, and all other costs to be incurred by the City in aid of Development
District No.8, as shown in Financing Plan No.8.
"State" means the State of Minnesota.
"Tax Increment Bonds" means any general obligation or revenue bonds to be issued by
the City pursuant to the Tax Increment Financing Act to finance the Public costs incurred and to
be incurred by the City in and of Development District No.2 as stated in the Development
Program, Financing Plan No.8, and any tax increment financing plan hereafter adopted with
respect to any other tax increment financing district established within Development District
NO.2. the term "Tax Increment Bonds" also includes any obligations issued to refund the Tax
Increment Bonds.
"Tax Increment Financing District" means any tax increment financing district
established or to be established in the future in Development District NO.2.
"Tax Increment Financing Act" means Minn. Stat., S 469.174 through 469.179, as
amended from time to time.
"Tax Increment Financing Plan" means any tax increment financing plan adopted with
respect to a Tax Increment Financing District.
ARTICLE 2 -
STATEl\'IENT OF NEED, PUBLIC PURPOSE AND AUTHORITY
Section 2.01. Statement of Need and Public Puroose. The City Council of the City
has determined that there is a need for the City to take certain actions designed to encourage,
ensure and facilitate development and redevelopment by the private sector of underutilized and
unused land located within the corporate limits of the City, in order to provide additional housing
opportunities for residents of the City and the surrounding area, to improve the tax base of the
City, Independent School District No. 834 (the School District) and Washington County (the
County), thereby enabling them to better utilize existing public facilities and provide needed
public services, and to improve the general economy of the City, the County and the State.
Specifically, the City Council has determined that the property within Development District
NO.2 is either underutilized or unused due to a variety of factors, including due to a variety of
factors, including fragmented ownership of the property, inadequate and multiple zoning of the
property, excessive property cost comprising costs of clearance, grading and soil correction, and
inadequate public improvements to serve the property; all of which have resulted in a lack of
private investment; that, as a result, the property is not providing adequate housing opportunities,
and is not contributing to the tax base and general economy of the City, the School District, the
County and the State to its full potential; and, therefore, that it is necessary for the City to exercise
its authority under the Development District Act and the Tax Increment Financing Act to develop,
implement and finance a program designed to encourage, ensure and facilitate the development
and redevelopment of the property located in Development District NO.2 into low and moderate
income housing units and to further accomplish the public purposes specified in this paragraph.
The development proposed for the Development District No.2 would not occur solely
through private investment in the foreseeable future; Increment Financing Plan No. 8 is
consistent with the Development Program; and the Financing Plan No.8 will afford maximum
opportunity, consistent with the sound needs of the City as a whole, for the development or
redevelopment of the property located in Financing District No.8 and the Development District
NO.2 by private enterprise.
2
The welfare of the City, the County and the State of Minnesota requires active promotion,
attraction, encouragement and development of economically sound industry and commerce by
the City.
Section 2.02. Development Districts: Statutorv Authoritv. The Development
District Act authorizes the City upon certain findings by the City Council, to establish and
designate development districts within the City and to establish, develop and administer
development programs, therefore, to meet the needs and accomplish the public purposes
specified in Section 2.01. In accordance with the purposes set forth in Section 469.124 of the
Development District Act, the City Council has established Development District No.2.
Section 2.03. Tax Increment Financing Districts: Statutory Authoritv. The Tax
Increment Financing Act authorizes the City, upon certain findings by the City Council, to
establish and designate tax increment financing districts within Development District No.2 and
to adopt and implement a tax increment financing plan to accomplish the Development Program
established for Development District NO.2.
ARTICLE 3 -
STATEMENT OF GOALS AND OBJECTIVES
Section 3.01. Statement of Goals. The Council determines that the establishment of
Development District NO.2 and the establishment of Tax Increment Financing District NO.8
therein will provide the City with the ability to achieve certain public goals and objectives not
otherwise obtainable in the foreseeable future without City intervention in the normal
development process. These goals include (a) restoring and improving the tax base and tax
revenue generating capacity of Development District . No.2; (b) increasing employment
opportunities and employment in the City; (c) increasing the supply of all types and levels of
housing in the City, including housing affordable by persons of low and moderate income; (d)
realizing comprehensive planning goals; (e) removing blighted conditions; and (f) revitalizing
the property within Development District NO.2 to create an attractive, comfortable, convenient,
and efficient area for industrial, commercial, governmental, convention, affordable housing and
related uses.
Section 3.02. Statement of Obiectives. The City seeks to achieve the following
program objectives in Development District No.2:
1. Secure the prompt development of property in Development District NO.2
for its highest and best use, in a manner consistent with the City's Comprehensive Plan
and with a minimum of adverse impact on the environment, and thereby promote and
secure the development of other land in the City.
2. Secure additional employment opportunities within Development District
NO.2 and the City for residents of the City and the surrounding area, thereby improving
living standards, reducing unemployment and the loss of skilled and unskilled labor and
other human resources in the City.
3. Secure the increase of real property subject to ad valorem taxation by the
City, Independent School District No. 834, Washington County, and other taxing
3
jurisdictions, in order to better enable such entities to pay for governmental services and
programs required to be provided by them.
4. Provide for the financing and construction of public improvements in and
adjacent to Development District No.2, necessary for the orderly and beneficial
development of Development District NO.2 and.adjacent areas of the City.
5. Secure appropriate development in Development District NO.2 so as to
maintain the area in a manner compatible with its accessibility and prominence in the
City.
6. Secure expansion, improvement, and development of existing businesses
in Development District No.2 and the City.
7. Create a desirable and unique character within Development District No.2
through quality land use alternatives.
8. Provide maximum opportunity for private redevelopment of existing areas
and structures which are compatible with the Development Program.
9. Provide for housing intended for occupancy in part by persons or families
with low and moderate income as defined in Chapter 462A, Title IT 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, and any other
similar present or future federal, state or municipal laws or rules promulgated under those
acts.
Section 3.03. Actions to Accomplish Obiectives. Actions to be taken by the City to
accomplish the goals and objectives set forth in Section 3.01 and Section 3.02 included:
1. Acquiring property or property rights which is vacant, unused, underused,
or inappropriately used for new or expanding uses as well as housing uses.
2. Acquire property containing structurally substandard buildings and
remove structurally substandard buildings for which rehabilitation is not feasible.
3. Resell property described in paragraphs 1 - and 2 for development or
redevelopment consistent with the Development Program.
4. Encourage the renovation and expansion of existing structures.
5. Eliminating blighting influences which impede potential development.
6. Acquisition of property for park and trail purposes and providing park and
trail improvements to compliment private development.
4
7. Constructing road, bridge, sanitary sewer, water, storm sewer and other
local improvements needed to serve existing and proposed development consistent with
the Development Program and the Comprehensive Plan.
8. Pay principal and interest on General Obligation Improvement Bonds
pursuant to Minnesota Statutes, Chapter 429 and General Obligation Tax Increment
Bonds pursuant to the Tax Increment Financing Act to finance the cost of local
improvements constructed to serve Development District No.2, and other public costs
incurred and to be incurred by the City in and of the District in accordance with State
law.
Section 3.04. Public Improvements: Public Costs: Costs. The public improvements
to be made within Development District NO.2 include sanitary sewer, water, storm sewer, road,
bridge, recreational, parking and park and open space improvements.
Section 3.05. Environmental Controls. The proposed development activities. in the
Development District are not expected to present significant environmental concerns. However,
all municipal actions, public improvements and private development shall be carried out in a
manner consistent with all applicable federal and state environmental controls and standards, all
necessary documents relating to environmental impacts shall be prepared, and all necessary
authorizations relating to environmental matters shall be obtained.
Section 3.06. Proposed Reuse of PropertY. The Development Program does not
contemplate the acquisition of private property until such time as a private developer presents an
economically feasible program for the reuse of that property. Proposals, in order to be
considered, must be within the framework of the goals and objectives set forth in Section 3.01
and Section 3.02. Prior to formal consideration of the acquisition of any property, the City
Council will require a binding contract, perfOI:mance bond or other evidence or guarantees that a
supporting tax increment or other funds will be available to repay the public cost associat~d with
the proposed acquisition. It is the intent of the City to negotiate the acquisition of property
whenever necessary. Appropriate restrictions regarding the reuse and redevelopment of property
shall be incorporated into any land sale contract or development agreement to which the City is a
part.
Section 3.07. Rehabilitation. Owners of properties within Development District
No.2 will be encouraged to rehabilitate their properties to conform with the applicable state and
local codes and ordinances, as well as any design standards.
Section 3.08. Relocation. The City accepts its responsibility for providing for
relocation assistance pursuant to the Development District Act and the Tax Increment Financing
Act.
ARTICLE 4-
TAX INCREMENT FINANCING PLAN NO.8
Section 4.01. Statement of Goals and Objectives. See Sections 3.01 and 3.02, of the
Development Program for Development District No.2 for a statement of goals and objectives for
5
Financing District NO.8. Further, the District IS created as a Housing District within the
meaning of Minn. Stat. ~ 469.174, subd. 11.
Section 4.02. Statement Actions to Accomplish Obiectives. See Section 3.03 of the
Development Program for Development District No.2 for a statement of the actions to be taken
by the City to accomplish the goals and objectives set forth in Article III of the Development
Program for Development District No.2.
Section 4.03. Land to be Included in Financing District No.8. The Land to be
included in Financing District NO.8 is described on the attached Exhibit "A".
Section 4.04. Property to be Acquired. The City will acquire approximately 5.01
acres of land within the District for use as park trails and open space all of which will be
beneficial and complementary to the housing proposed for the District.
Section 4.05. Development Activity for which Contracts Have Been Signed. As of
the date of adoption of this Financing Plan No.8, the City has entered "into a Development
Agreement with ANCHOBA YPRO, me., a Minnesota corporation, for the development of the
land in Financing District No.8 as a Housing District, however, no tax increment funds have
been expended pursuant to that agreement.
Section 4.06. Specific Development Expected to Occur Within the District No.8:
Need for Tax Increment Financing. The development activities proposed to take place within the
project include the construction by ANCHOBAYPRO of thirteen (13) single family detached
homes and eighty-six (86) townhomes and the construction of streets, sanitary sewer mains and
services, water mains and services, and storm sewer facilities and services necessary to serve the
project. The proposed development, in the opinion of the City, could not reasonably be expected
to occur solely through private investment within the reasonably foreseeable future, and thus the
use of tax increment financing to assist the proposed development is necessary. This
determination is based upon studies made by the City as to the cost of providing sewer and water
service to the land in Financing District No. 8 and Development District No.2, a storm water and
drainage control study done for the District, and planning studies of the area that were done in
preparation for the Comprehensive Plan Amendment recently submitted to the Metropolitan
Council for review.
Section 4.07. Estimated Public Costs. The estimated total Public Cost of
improvements to be made and other public actions required to be taken within Tax Increment
Financing District No.8 is estimated to be not less than $ and includes:
6
Sewer and Water Improvements
Parking Lot Construction
Land Acquisition
Storm Sewer
Park and Pathway Improvements
Soil Corrections
Contingencies
Capitalized Interest
Discount
Legal/F iscal/ Administration
Retaining Wall
$
Total Estimated Public Costs
$
. The Public Costs set forth above are estimates and the amounts allocated to any item may be
reallocated among any of the other items set forth above.
Section 4.08. Estimated Amount of Bonded Indebtedness. It is anticipated that
Bonds will be issued to ffiance the estimated Public Costs to be incurred with respect to
Financing District No.8. Further, some Public Costs will be paid by developer funds, and
eligible expenses incurred by the developer for these purposes will be reimbursed to the
developer from tax increment funds generated by the District.
Section 4.09. Sources of Revenue. The revenues to be used to pay the Public Costs
in Financing District No.8 are Tax Increments, special assessments, sewer and water revenues
and ad valorem taxes.
Section 4.10. Ori~inal Tax Capacity Value. The original tax capacity value.of all
taxable property in Financing District No.8 as most recently certified by the Commissioner of
Revenue of the State of Minnesota, being the certification made in 1998 with respect to the tax
capacity value of such property as of January 2, 1999, for taxes payable in 1999 is estimated to
be $
Section 4.11. Estimated Captured Tax Capacity'~Value and Computation of Tax
Increment. Each year the County Auditor will measure the amount of increase or decrease in the
total tax capacity value of taxable property in Financing District No.8 to calculate the Tax
Increments payable to the City in any year in which there i~ an increase in total tax capacity
value in Financing District No.8 above the original tax capacity value, Tax Increments will be
payable to the City. In any year in which the total tax capacity value in Financing District No.8
declines below the original tax capacity value, no tax capacity value will be captured from
Financing District No.8 and no Tax Increments will be payable therefrom.
The County Auditor shall certify in each year after the date of the original tax capacity
values were certified, the amount the original tax capacity values have increased or decreased as
a result of:
7
I. changes in tax exempt status of property;
2. reductions or enlargements of the geographic boundaries of Financing
District No.8; and
3. changes due to stipulations, adjustments, negotiated or court-ordered
abatements.
Upon completion of the development expected to occur in Financing District No.8, the
City estimates the increase in market value of taxable property in Financing District No.8 will
be approximately $
The captured net tax capacity value upon completion of development is expected to be
approximately $ . The Tax Increments will be captured for up to 25
years from receipt of the first Tax Increments. The City determines that 100% of the available
increase in tax capacity value of Financing District No.8 shall be used in accordance with this
Financing Plan No.8.
Section 4.12. Duration of Financing District No.8. The Tax Increment Financing
Act allows Housing Districts to remain in existence for a period of 25 years from the receipt of
the first tax increments. Therefore, Financing District No.8 may remain in effect until 25 years
from the receipt of the first tax increments, or until such earlier date as all Public Costs have
been paid in accordance with this Financing Plan No.8.
Section 4.13. Estimated Impact of Tax Increment Financinl? The Tax Increment
Financing Act requires that tax increment financing plans estimate the impact of a proposed
district on the affected taxing jurisdictions. There will be no adverse impact on the other taxing
jurisdictions during the term of Financing District No.8 since the development would not have
occurred without the creation of Financing District No.8 and the provision of public assistance.
A positive impact on other taxing jurisdictions will occur when Financing District NO.8 is
decertified and the development in Financing District No.8 becomes part of the tax base of all
affected taxing jurisdictions. When this occurs, the tax capacity rates of the taxing jurisdictions
will be lower than they would have been had Financing District No.8 not been established. The
estimated impact of Financing District No.8 on taxing jurisdictions other than the City is set
forth on attached Exhibit "B".
Section 4.14. Fiscal Disparity Contributions. Applicable Fiscal Disparity
Contributions for Tax Increment District No.8 will be made from within the District.
Section 4.15.
Cash Flow Analvsis. See attached Exhibit "B".
Section 4.16. Use of Tax Increment. The City hereby determines that it will use
1 00% of the captured tax capacity value of taxable property located in Financing District No.8
for the following activities:
1. to finance or otherwise pay Public Costs set forth in the Tax Increment
Financing Plan.
8
2. to reimburse developers for eligible costs incurred as defined in the Tax
Increment Financing Act.
3. return the excess to the County Auditor for redistribution to the respective
taxing jurisdictions in proportion to their tax capacity rate.
Tax Increments shall not be used to circumvent levy limitations applicable to the City or
for other purposes prohibited by Section 469.176, Subdivision 4 of the Tax Increment Financing
Act.
Section 4.17. Excess Tax Increments. Pursuant to the Tax Increment Financing Act,
in any year in which the Tax Increments exceed the amount necessary to pay the Public Costs
authorized by the Development Program and this Financing Plan, including the amount
necessary to cancel any tax levy as provided in Minn. Stat., ~ 475.61, Subdivision 3, the City
shall use the excess amount to:
1. return the excess to the County Auditor for redistribution to the respective
taxing jurisdictions in proportion to their mill rate.
In addition, the City may choose to modify its Financing Plan No.8 in order to fmance
additional Public Costs of Development District No.2.
Section 4.18. Administration of Tax Increment Financing District. Administration
of Financing District No.8 will be handled by the City Financial Director.
The Tax Increments received as a result of increases in the tax capacity values of
Financing District No.8 will be maintained in a special account separate from all other
municipal accounts and expended only upon municipal activities identified in the Development
Program and this Financing Plan No.8.
9
t )( N" 'I
cr--
-,>'.
'l,.
,
"
:-
~
STEVENS
EHCOfURS. J...
... ...,.,." n. _ ...... no
.-wsaH. ftSCI:WaDf ....1.
(...)<-- (711)014_.1 Pu.(7I1)o14.....,.
CO<<JIJ.I. Dl:\n,OPUDlT PUN
Q<fDf l"MC \UAS
nu.".41Dt. UH<sorA
SttUT O(~n()f
I 1'OIIm't COt,.". ..., n.s """" _S I"IlICP....U
..., ...: Ot UoG. ... ON:C1 ~__ MO .....,
I .... .. cu., atosrom NCrlS'>>Clll-'&. 00cU:
~ nc ....., 01 nc: SLUI tJI IINCSOfA,
0- I a~
("..., 61" D4
....... A~
:':"':0: :..u. = "',... c:oo... ~ LA'fOUt. .... MCaC MICA. aQff 01 _"
~Cf'" lOt...:.
.... 2
1U......c a.1.D'<<C
co
, '
j
~:~,
" .........:li'..
4lIa ~ . -.'
b;
'b
"'...~
;~'i
I!i~
~~f(
~~l
OO!~
& ~ i.\\
0-.
.... ~ '.'. -- ,.-.
WIll' :t. .,"':
!~!'-E:;.;.
i~
'... - ...It..'~-_4
~{;.::.'~~'
s-'
\;
(
,
II f i~ I
-. j I j I~ i ;g
0
t:i
~
t:I
t'll
(/)
n
,. ,. ~ ,. I i; 2
9 .. - ..
~ i i i -::! Q
0 ~
:l:
1'1
.-
Sit;: I
I i ~ i i
iff ~
ft ..
~ ~ ~ j 9
, , , i
~ ~ ~ ~ ::.
~~~~ ~
Q
ifii i
Q
..:-
, ..-
~ i(
:- it
H
u
.:
.,
-,
:'i
"_..--
,
..
..
a
~
f
. .
~
I'
:"
SMUT D(~J'\OII
COltRAl. CC'ofJ.CPIlO<T PI.N/
CRt:O< NO w.u..s
S'TUwAlDl:. &I~SOTA.
STEVENS
&lfCD'fCJ:Jl.S. ....
~ - ft. JOV>1rum ""
WJ::IIC::Dfaw .....
("1)<"-_ tflll>N_II 'U<(7II)oM-.o
.~
.......... ClDCJI.af,. ~ \.ol'la.lt. .... fIQ,C MICA ...... " _n
~ -~.B co
~.~:-~+:
("
Assumptions Report
r
City of Stillwater, Minnesota
Tax Increment Financing District No.8
Type of Tax Increment Financing District
Maximum Duration of TIF District
Housing
25 years form 1 st increment.
Certification Request Date
Decertification Date
12/22/99
12/01/26 (25 Years of Increment)
Value at
Completion
Classification
Rate
Net Tax
Capacity at
Completion
Current Captured
Net Tax Net Tax Projected
Capacity Capacity Year Built
2,844 27,156 2000
26,003 2001
53,159
Rental Apartment (1)
Townhomes (2)
3,000,000
1,950,000
1.0%
1.0%/1.65%
30,000
26,003
Totals
4,950,000
Base Inflation Factor
Local Tax Capacity Rate
Fiscal Disparities Contribution from TIF District
Administrative Retainage Percent (maximum = 10%)
Pooling Percent
City Tax Rate (Only if Local-Effort TIF)
NA
132.318% (1998/1999)
NA
10.00%
0.00%
NA
~
Bonds Dated
First Interest Date
Underwriters Discount
Principal & Interest
NA
NA
NA
NA
Loan (Pay-As-You-Go)
Loan Dated 12/31/99
Loan Rate 5.00%
LGA/HACA Loss'
Will Annual Local Contribution Be Made (Yes or No?)
I.S.D. #834 Equalized Tax Capacity Rate
I.S.D #834 Sales Ratio
City of Stillwater sales Ratio
City of Stillwater Taxable Net Tax Capacity
Estimated Up-front City Contribution
..~~
Yes
NA
NA
NA
NA
$135,000
(1) Assumes new construction of 50 units at $60,000 per unit (MHFA qualified rental).
(2) Assumes new construction of 15 units at $130,000 per unit (owner occupied residential).
Schedules prepared by the City of Stillwater Finance Department
EXHIBITl?age 1 of3
~
-
~
o
Q.
CD
0::
co
o
z
ca_
- Co)
0;:
(1)-
CD II)
20
:E ~
~u
CD c
m ca
~ .5
=u.
..-
en c
_ CD
o E
~f
Co)
0.5
><
ca
....
-
c
CD
E
f
Co)
.5
><
ca
....
"
.S!
Co)
CD
"0
~
c..
(~
(~
ro ~
~Q)5iN
cz~~
<( 0::
HI~
~ih,
-l"*~o
000
,
CD
a; c ~*
en oE oS 8
~"OSo
<((I).....
0::
>< C
ro~(I)
:JenE~
Cc en (I).... '-~
00-
<( .... c
C>-
~~t"*,
i= Cll 0::
U
ro~~:g,
a.a'-CllLO
.- f6- Q) ~
UZu
>-~,
131:
Cll(l)N
c.32
Cll en
U (I)
~
"0 ><
(I) Cll
::i.-
0.-
Cll (I)
UZ
~ -g .~,
c 0;:: "0 .....
C (I) c
<(D-w
ooommmmmmmmmmmmmmmmmmmmmmmmmLO
~NNNNNNNNNNNNNNNNNNNNNNNN~
N~~~~~~~~~~~~~~~~~~~~~~~~~
NMMMMMMMMMMMMMMMMMMMMMMMM~
M~~~~~~~~~~~~~~~~~~~~~mmm~
~
.....
~
ooommmmmmmmmmmmmmmmmmmmmmmmmLO
~NNNNNNNNNNNNNNNNNNNNNNNN~
N~~~~~~~~~~~~~~~~~~~~~~~~M
NMMMMMMMMMMMMMMMMMMMMMMMM~
M~~~~~~~~~~~~~~~m~~m~~mm~~
~
.....
~
ooog~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~~~~M
~
~
OOOM~~~~~~~~~~~~~~~~~~~~~~~~m
mMMMMMMMMMMMMMMMMMMMMMMMMO
LOOOOOOOoooooooooooooooooo~
M~~~~~~~~~~~~~~~~~~~~~~~~N
......
.....
~
oooNmmmmmmmmmmmmmmmmmmmmmmmm~
MMMMMMMMMMMMMMMMMMMMMMMMMm
mMMMMMMMMMMMMMMMMMMMMMMMMO
~oooooooooooooooooooooooo~
M................................................................................................................................................N
......
****************************
~~~~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~T-~~~""'~""'''''''''''T"''',,{"-'''''T"'''''''''''''''''''''''''''''''''''-''''''''''T"'''
MM~MMMMMMMMMMMMMMMM~~~MMMM~~
NNNNNNNNNNNNNNNNNNNNNNNNNNNN
MMMMMMMMMMMMMMMMMMMMMMMMMMMM
""'''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''T"''''''''''''''''''''
ooo~mmmmmmmmmmmmmmmmmmmmmmmm
LOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLO
"""""""""'''''''''''''T"'""''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''''""",,,,,,,,,,,,,,,
~MMMMMMMMMMMMMMMMMMMMMMMM
NLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLO
ooo~mmmmmmmmmmmmmmmmmmmmmmmm
LOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLO
.,......,......,......,......,......,......,.....-r-.,......,......,......,......,.....,.....,.....,......,.....,.....,......,......,......,......,.....,....,...
~MMMMM~MMMMMMMMMMMMMMMMMM
NLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLOLO
mO.....NM~LO~......~mo.....
~QQQQQQQQQQ~~
.,......,......,....,......,....,......,.....,....,.....,......,......,......,.....
MMMMMMMMMMMMM
---........--.........---.........-...-............................................
NNNNNNNNNNNNN
.,......,......,......,....,......,......,....,.....,.....,......,......,......,.....
N M
..... .....
--
..... .....
M M
--
NN
..... .....
~LO~......~mo.....NM~LOm
..............................NNNNNNN
-...................-....---...............-....-...-....----.........
..,..-.,....,.....,......,.....,.....,......,.....,......,-.,......,......,...
MMMMMMMMMMMMM
.........................-...-...-...--...----.............--.---...
NNNNNNNNNNNC'\IC'\I
"""''''''''''''''''''''''''''''''''''.,......,...T-.,.....,.... .,.....
c. ~"
I
.....
~
M
......
o
N
(I)
0)
Cll
D-
co
!:::
co
I
X
W
'E
<I>
E
1::
m
c..
<I>
o
<I>
o
c:
m
c:
u:
....
<I>
1ii
~
en
'l5
.?:-
U
<I>
:5
>-
.Q
"0
~
m
c..
~
c..
'"
<I>
:;
"0
<I>
.r:
o
(/)
-r
o
Q,
CD
c::
II)
c
o
..
u
:c
II)
't:
:;,
..,
Cl
C
)(
l'Cl
....
...
CD
.c
5
c
o
-
U
l'Cl
Q,
.5
~
CD
-
l'Cl
E
..
II)
w
co
o
Z
l'Cl_
- U
o '':
(1)-
CD II)
20
:i Cl
c
~ 'u
.! c
l'Cl l'Cl
~if
..-
en c
_ CD
o E
~~
U.s
x
l'Cl
....
~
co2
~ ~
CD 0)
..r:::. C
- 0)
8.e>
>'x
:c ca
I-
~
0)'0
c: 0) .
'(ij 5 q
(j) a I-:
e:::caz
>.U
.c
co .5
.~ 0) 0)
(j)enco16
..r:::.caue:::
(5~.3x
~~ ~
:cO
t5
-;::
in
(5
u.
i=
:5
~
co
.~ '0 2
(j)"*co~
..r:::. :::J u.....
(5 .~ 0 x
a. '0 -' ca
>. <: I-
:c
O)X~
~H~
'O'O'OxZ'
0) 0) ~ ca '0
t5 .5 :::J I- ca
0) ca 0.- a.
'e- (j) ca CD ca
a. e:::u Zu
U~f
~~ z31
t5
.;::
in
(5
u.
i=
'5
o
:5
~
0> 0)
~co16
ooue:::
o>ox
O>-'ca
..... I-
0> 0) xZ'
~ ::0 ca '0
oocal-ca
O>~O)~
~I-Zu
c:
o
0);
c: U
'x :a
ca en
I- .;::
:::J
..,
o
00
(t)
o
C\l
'#.
I"-
.....
C\l
o
'#.
00
(t)
(t)
a::i
(t)
0>
I"-
o
N
lC')
oq-
a)
0>
lC')
.....
M
lC')
o
C\l
0>
cO
0>
(t)
a)
'#.
lC')
lC')
lC')
a::i
(t)
o
C\l
0>
cO
0>
(t)
a)
Z'
(3
...
0)
16
~
Ci5
(
I"-
CO
co
~
.....
:::e
o
.....
.....
o
o
'#.
o
0>
lC')
~
C\l
oq-
CO
(t)
a)
oq-
0>
lri"
(t)
.....
0>
lC')
.....
M
lC')
lC')
o
C'\!.
CO
0>
00
lri"
(t)
.....
'#.
.....
o
CO
~
C\l
lC')
o
C'\!.
CO
0>
00
lri"
(t)
.....
z-
c:
:::J
o
U
c:
o
0,
c:
:E
en
ca
~
C\l
00
CO
cO
C\l
'#.
I"-
CO
o
o
'#.
lC')
lC')
0>
c-;
lC')
lC')
oq-
lC')
~
lC')
l"-
N
oq-
0>
lC')
.....
M
lC')
CO
00
(t)
.....
o
l"-
N
oq-
'#.
C\l
C\l
o
..;
lC')
CO
00
(t)
.....
o
l"-
N
oq-
oq-
(t)
00
=It
t5
.;::
in
(5
o
o
.s:::.
o
en
l"-
I"-
.....
'#.
o
o
o
o
'#.
(t)
(t)
(t)
o
CO
o
CO
lri"
(t)
1"--
(t)
(t)
.....
0>
lC')
.....
M
lC')
I"-
oq-
oq-
N
00
CO
M
(t)
.....
'#.
(t)
(t)
(t)
o
I"-
oq-
oq-
N
00
CO
M
(t)
.....
CO
.....
0>
t5
.;::
in
(5
o
o
..r:::.
o
en
CD
16
:a
0)
E
...
0)
:g
lC')
(t)
(t)
N
'#.
C\l
(t)
o
o
'#.
(t)
0>
(t)
..;
0>
.....
(t)
,..:
.....
(t)
,..:
0>
lC')
.....
M
lC')
o
CO
.....
~
CO
C\l
,..:
'#.
lC')
C\l
"<l:
oq-
'#.?fi!.?fi!.?ft.f#.?ft
oolC') 0 1"-lC')1"-
Ooq-..... 0>C\l 0>
O>(t) oq-r-.:..... I"-
ooooq-oo
o
CO
.....
~
CO
"'t
I"-
lC')lC')oq-.....lC')lC')
ooooC\lOO
C\lC\l0.....C\lC\l
COCO"': lri" COCO
0>0>.....000>0>
00 00 co C\l 0000
lri"lri"cO"':lri"lri"
(t)(t)(t)0>(t)(t)
oc- T""" 'f"""'" T"""
'0
0)
..r:::.
l!?
0)
-
ca
~
~
:c en
>.5
c 0)
:::J c:
OJ!!
en ,gca:g~u~
:::J'O:::J O)ine::: 5.~
g5g<(5oo,~
c:oo__Uc:_
J!! u ~ 'ii) 'ii) .s:::. :E l'l
0>- c:c:eneno
~~~~~~~I-
~
c.~5
'#.
C\l
00
~
I"-
0>
lC')
.....
M
lC')
'#.
C\l
00
~
I"-
:::e
o
I"-
C\l
(t)
o
j"0)
.8~0)
-cox:5
OQ)ca_
i31ii=~
caa::~'"
Q)xoX
,gm-l'l
0) t- co co
::o~~.~
~1ii0)(j)
ca:::J..r:::.:5
>_.... 0
ca '0 cD a.
>. <: en >.
=iiica..r:::.
cauOQ)
.~ i ca .s:::.
(j).s:::...r:::.1-
..r:::.-o
(5&.~(j)
~>'c:>
..r:::.J:-15
en Q) . ca
ca Q) c: 0)
~ .!!..2 1ii
t511l:2e:::
.;:: ~~ x
inx"5~
(5 lIJ.~_
U.=Clca
~j~.9
:5~~.S
'0 ~ ~ m
>..2 Q) ca
~m,-e
~1Il.g0
0...0 en Q)
ca'OQ)O
u-xiii
x51'10
{2.::o~
- ..r:::.
(j)"3C(5
zll):::Jo.
'O!~>"
0)... III _ :c
..r:::. 'w Q)
:::J_Q)Q)
g.cDE~
u~~'#.
'0..00)1"-1-
Q)lIJ..r:::.C\l
c:m-(t)(j)
S5~oZ
Q);:::J>''O
e:::.2'O.c~
'O'OeQ):::J
2~o.lGa
O:::J'OQ)ca
.~ .~ -S G U
oc:oQ)'O
C:x~'OQ)
Q)cu..r:::.'O.S
..r:::._ -0) .Q 3 .s
..r:::. 0 Q)
:=:5~~e:::
'#.
.....
0>
~
.....
(t)
.....
'#.
00
.....
(t)
C\l
(t)
.....
.....
c
0)
E
0)
1ii
Ci5
en
-'
<:
I-
a
I-
en
c:
.2
~
'0
en
.;::
.2.
C)
c:
'x
l'l
Q)
:5
.2
0)
J5
J!!
'(ij
>
cu
-
o
c:
.~
t5
";::
-
(/)
(5
u.
i=
Q)
..r:::.
-
-
o
~ui
~2
~~
C,,) ~
x-
caco
.... 0
(j)..Q
z 6
'0'0
~ Q)
2>
0...92
ca en
C,,) Q)
~ ~
.5 ~
l'l 0
0)-
e::: ~
~o.
Q) E
~ '0
'0' c:
a: .~
Q) ~
..r:::. 0)
;=
o c:
c: Q)
i:i):5
C\l
-
c:
0)
E
0)
16
Ci5
2
~
x
l'l
co
~
c: Q)
.2 :5
'5-
.c 0
'C cf!.
CO>
0lC')
o .
Z'lC')
.;::~
ca c:
0.0
.~ C
'0 0)
co ~
o ....
en a.
<+= 0)
...
u.iD'
i=:5
'0 Q)
~ 0
:::J .5
aen
ca 0)
0::0
~:~
~o
~ ~
~.~
o en
x c:
l'l .2
Q)~
C:'O
- (/)
ca .;::
(5.2.
7;'g>
Z"x
'0 l'l
~~
~~
x-
ca c:
- 0
CDt)
c: ca
0) a.
::0 E
ca .-
x Q)
ca.s:::.
1-1-
--
:s~
I
(t)
-
o
(t)
0)
C)
ca
a.
ce
?-
m
:c
x
w
c:
CD
E
t::
'"
c.
CD
o
CD
'-'
c:
'"
c:
u:
~
.'!!
~
Ci5
'0
:;-
U
CD
:;
>-
.0
'C
l!!
'"
c.
l!!
c.
Ul
CD
"5
'C
CD
~
'-'
(/)