HomeMy WebLinkAboutHRA Item 3August 6, 2018 - HRA Meeting Item No.________
RESOLUTION APPROVING AND ESTABLISHING TAX INCREMENT FINANCING DISTRICT
NO. 23 WITHIN THE AIRLAKE REDEVELOPMENT PROJECT AREA NO.1 AND
APPROVING A TAX INCREMENT FINANCING PLAN
Proposed Action
Staff recommends adoption of the following motion: Move to adopt a resolution approving the
establishment of Tax Increment Financing District No. 23 within Airlake Redevelopment Project No. 1 and
approving the Tax Increment Financing Plan for the Schneiderman Furniture Distribution Center Project.
Overview
JAS Warehouse Property, LLC and Schneiderman Furniture Inc., in cooperation with Scannell Properties
LLC have applied for tax increment financing for a proposed 130,000 square foot distribution center. This
distribution center is proposed to be the first project developed in Interstate South Logistics Park, located
at the southwest quadrant of Co. Rd. 70 and Dodd Blvd. The proposed distribution center would serve the
four Schneiderman’s stores in the Twin Cities as well as the stores in Duluth and Rochester. Schneiderman’s
currently operates a distribution center at a leased location in Burnsville.
The TIF application indicates that “but for” Tax Increment Financing, it is not economically feasible for
Schneiderman’s to relocate their warehouse operation from its current location to a new warehouse
building in Lakeville. There are significant costs to extend road and utility infrastructure to the project site.
The County Assessor has provided an estimated market value of $6,500,000 for the proposed project which
would generate an estimated $814,041 of tax increment over 11 years, of which a maximum of $732,637
would be provided to the project to offset $1,367,700 infrastructure and site development costs. The project
will result in a minimum of 40 new full-time jobs coming to Lakeville with an average wage of $17 per hour.
The EDC reviewed the proposed creation of this TIF District on May 29 and the proposed TIF Agreement
terms on July 31 and recommended approval of the proposed project. The City HRA Board discussed this
request for TIF assistance at a special HRA Meeting on June 4. A copy of the proposed TIF Plan was
submitted to Dakota County and Lakeville School District No. 194 for review and comment. A resolution
from the Dakota County Board of Commissioners is attached. Staff recommends approval of the proposed
creation of TIF District No. 23 and Tax Increment Financing Plan.
Primary Issues to Consider
• Is this request for TIF assistance consistent with the City’s policies? The request is consistent with
the City’s TIF and Business Subsidy Policies.
Supporting Information
• HRA Resolution, Proposed TIF Plan as prepared by Springsted Inc.
Financial Impact: $_$732,637 Budgeted:Y/N__N___Source:_Captured Tax Increments
Envision Lakeville Community Value: Diversified Economic Development
Report Completed by: David L. Olson, Community & Economic Development Director
HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE
CITY OF LAKEVILLE,
DAKOTA COUNTY, STATE OF MINNESOTA
RESOLUTION NO. _____________
RESOLUTION APPROVING THE
ESTABLISHMENT OF A TAX INCREMENT FINANCING DISTRICT WITHIN
AIRLAKE REDEVELOPMENT PROJECT NO. 1 AND
APPROVING A TAX INCREMENT FINANCING PLAN THEREFOR
A. WHEREAS, the Housing and Redevelopment Authority for the City of Lakeville
("Authority") and the City of Lakeville, Minnesota (the "City") have adopted a Redevelopment
Plan (the "Redevelopment Plan") and established the Airlake Redevelopment Project Area and
created Tax Increment Financing Districts within the Airlake Redevelopment Project Area and
adopted Tax Increment Financing Plans with respect to these Tax Increment Districts pursuant to
Chapter 469 of the Minnesota Statutes in an effort to encourage development and redevelopment
of certain designated areas within the City, which Redevelopment Plan, plans and districts have
been amended from time to time; and
B. WHEREAS, it has been proposed that the City establish Tax Increment Financing
(Economic Development) District No. 23 ("TIF District No. 23") as an economic development
district and adopt a Tax Increment Financing Plan therefor (the "TIF Plan").
C. WHEREAS, on June 4, 2018, the Authority authorized the City to undertake, on
the Authority’s behalf, all of the public development activities in connection with the development
of the Developer’s proposal, including the administration of tax increment as accounted for in the
City’s financial statements; and
D. WHEREAS, the Authority has investigated the facts and have caused the TIF Plan
to be prepared and has performed all actions required by law to be performed prior to the approval
of the TIF Plan; and
NOW, THEREFORE, BE IT RESOLVED by the Board of Commissioners of the
Authority that the TIF Plan for TIF District No. 23 is hereby approved.
ADOPTED by the Housing and Redevelopment Authority in and for the City of Lakeville,
Minnesota this 6th day of August, 2018.
HOUSING AND REDEVELOPMENT
AUTHORITY IN AND FOR THE CITY
OF LAKEVILLE, MINNESOTA
_________________________
Bart Davis, Chairperson
Attest
____________________________
Justin Miller, Executive Director
STATE OF MINNESOTA
County of Dakota
I, Jennifer Reynolds, Clerk to the Board of the County of Dakota, State of Minnesota, do hereby
certify that I have compared the foregoing copy of a resolution with the original minutes of the
proceedings of the Board of County Commissioners, Dakota County, Minnesota, at their
session held on the 17th day of July, 2018, now on file in the County Administration
Department, and have found the same to be a true and correct copy thereof.
Witness my hand and official seal of Dakota County this 18th day of July, 2018.
Clerk to the Board
VOTE
Slavik Yes
Gaylord Yes
Egan Yes
Atkins Yes
Workman Yes
Holberg Yes
Gerlach Yes
BOARD OF COUNTY COMMISSIONERS
DAKOTA COUNTY, MINNESOTA
July 17, 2018 Resolution No. 18-390
Motion by Commissioner Egan Second by Commissioner Workman
Review Of Proposed Tax Increment Financing Plan In City Of Lakeville
WHEREAS, the City of Lakeville submitted the Proposed Tax Increment Financing (TIF) Plan for TIF District No. 23
in the Airlake Redevelopment District No. 1, to Dakota County Property Taxation and Records on July 6, 2018; and
WHEREAS, the City of Lakeville established a public hearing date of August 6, 2018; and
WHEREAS, Dakota County supports TIF Districts for housing and redevelopment purposes under Dakota County’s
TIF Policy No. 8002; and
WHEREAS, Minn. Stat. § 469.175, subd.1a, provides that the Board of Commissioners may require the TIF
authority to pay all or a portion of the cost of County road improvements out of tax increment revenue, under certain
conditions; and
WHEREAS, Minn. Stat. § 469.175, subd.1a, provides that the County has 45 days from the receipt of the proposed
TIF plan to notify the TIF authority of the election to use increments to finance road costs; and
WHEREAS, the County Transportation Department has reviewed the TIF Plan and did not provide comment as
County highway improvements near the site are included in the five-year Capital Improvement Program (CIP); and
WHEREAS, Environmental Resources staff has reviewed the property and determined there are no known wells,
hazardous material or waste on the site.
NOW, THEREFORE, BE IT RESOLVED, That the Dakota County Board of Commissioners hereby acknowledges
receipt of Proposed Tax Increment Plan for Tax Increment Financing District No. 23 in the City of Lakeville.
City of Lakeville, Minnesota
Housing and Redevelopment Authority for the City of Lakeville
Tax Increment Financing Plan for Tax Increment Financing (Economic Development) District No. 23
Within
Airlake Redevelopment Project No. 1
(Schneiderman’s Project)
Draft Dated: August 6, 2018
Public Hearing Scheduled: August 6, 2018 Anticipated Approval Date: August 6, 2018 Prepared by: SPRINGSTED INCORPORATED 380 Jackson Street, Suite 300 St. Paul, MN 55101-2887 (651) 233-3000 WWW.SPRINGSTED.COM
TABLE OF CONTENTS
PART I
LAKEVILLE
AIRLAKE REDEVELOPMENT PLAN
I. INTRODUCTION AND LEGAL BASIS
A. Statement of Intent of Modification ..................................................................................... 1
B. Statement of Public Purpose ............................................................................................ 1
C. Project Area Boundary ................................................................................................... 1
D. Statement of Authority .................................................................................................... 1
II. REDEVELOPMENT PROJECT
A. Redevelopment Plan Objectives ....................................................................................... 1
B. Land Use .................................................................................................................... 2
C. Development Standards ................................................................................................. 2
D. Environmental Controls .................................................................................................. 2
E. Redevelopment Activities ................................................................................................ 3
1. City Activities -Original Plan
2. City Activities - Plan Modification
3. Private Activities - Original Plan
F. Project Cost Estimates ................................................................................................... 3
G. Relocation ................................................................................................................... 3
H. Development Contracts .................................................................................................. 3
I. Operation of Public Improvements .................................................................................... 4
J. Administriation of Project ................................................................................................ 4
K. Modification Plan .......................................................................................................... 4
PART I ............................................................................................................................................................... EXHIBIT I
TABLE OF CONTENTS (Continued)
PART II TAX INCREMENT FINANCING PLAN NO. 23 Section Page(s)
A. Definitions ................................................................................................................... 5
B. Statutory Authorization .................................................................................................. 5
C. Statement of Need and Public Purpose .............................................................................. 5
D. Statement of Objectives .................................................................................................. 5
E. Designation of Tax Increment Financing District as an Economic Development District .................. 6
F. Duration of the TIF District ............................................................................................... 7
G. Property to be Included in the TIF District ............................................................................ 7
H. Property to be Acquired in the TIF District ........................................................................... 7
I. Specific Development Expected to Occur Within the TIF District ............................................... 8
J. Findings and Need for Tax Increment Financing ................................................................... 8
K. Estimated Public Costs ................................................................................................... 9
L. Estimated Sources of Revenue ...................................................................................... 10
M. Estimated Amount of Bonded Indebtedness ...................................................................... 10
N. Original Net Tax Capacity ............................................................................................. 11
O. Original Tax Capacity Rate ............................................................................................ 11
P. Projected Retained Captured Net Tax Capacity and Projected Tax Increment ............................ 12
Q. Use of Tax Increment ................................................................................................... 12
R. Excess Tax Increment .................................................................................................. 13
S. Tax Increment Pooling and the Five Year Rule ................................................................... 13
T. Limitation on Administrative Expenses ............................................................................. 14
U. Limitation on Property Not Subject to Improvements - Four Year Rule ...................................... 14
V. Estimated Impact on Other Taxing Jurisdictions .................................................................. 14
W. Prior Planned Improvements .......................................................................................... 15
X. Development Agreements ............................................................................................. 15
Y. Assessment Agreements .............................................................................................. 16
Z. Modifications of the Tax Increment Financing Plan .............................................................. 16
AA. Administration of the Tax Increment Financing Plan ............................................................. 16
AB. Financial Reporting and Disclosure Requirements ............................................................... 17
Map of the Tax Increment Financing District within Redevelopment Project Area ............................. EXHIBIT I
Assumptions Report ........................................................................................................................... EXHIBIT II
Projected Tax Increment Report ......................................................................................................... EXHIBIT III
Estimated Impact on Other Taxing Jurisdictions Report ..................................................................... EXHIBIT IV
Market Value Analysis Report ............................................................................................................. EXHIBIT V
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PART I REDEVELOPMENT PLAN FOR AIRLAKE REDEVELOPMENT PROJECT I. INTRODUCTION AND LEGAL BASIS Section A Statement of Intent The City proposes to implement the plan objective listed in Section II.A.3 of the Original Redevelopment Plan approved by the Authority and Council in 1984. The activity objective primarily includes the expansion of the development objectives of the Project Area to include the proposed Schneiderman’s Project TIF 23 as well as certain Airlake public improvements. Section B Statement of Public Purpose No Change The Authority and Council find that there is a need to provide impetus for private development, maintain and increase employment, and to increase tax base for the taxing jurisdiction within the City’s corporate limits. These public purpose goals are not attainable in the foreseeable future without the intervention of the Authority and City in the normal development process. Section C Project Area Boundary The boundaries of the Project Area are not being modified with the creation of the proposed Tax Increment Financing District No. 23. The proposed addition of the new development is within the current Project Area boundaries to further meet the City’s Redevelopment Plan objectives. The boundaries of the Project area are shown in Exhibit “I” “Project Area Boundary Map”. All land included in the Project Area is within the legal boundaries of the City. Section D Statement of Authority No Change The Authority is authorized to create and modify a project pursuant to Minnesota Statutes Sections 469.001 to 469.047 (the HRA Act) within boundaries of municipalities. The project as contemplated by this Plan consists of a Redevelopment Project in the HRA Act, pursuant to Section 469.002, Subdivision 14 and Minnesota Statutes, Section 469.028, Subdivision 3. II. REDEVELOPMENT PROJECT Section A Redevelopment Plan Objectives No Change The Authority and City, through the implementation of this Plan, seek to achieve the following objectives: 1. To provide logical and organized land use for the Project Area consistent with the Comprehensive Land Use Plan and the zoning ordinance of the City.
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2. To promote the prompt development of property in the Project Area with a minimal adverse impact on the environment 3. To provide adequate streets, utilities, and other public improvements and facilities to enhance the Project Area and the City for new and existing development. 4. To enhance the Project Area and the City and surrounding area by retaining current jobs and providing additional employment opportunities for the residents of the City and surrounding community. 5. To increase the City’s tax base. 6. To afford existing business in the City the opportunity to expand or relocate within the Project Area. 7. To stimulate development and investment within the project Area by private interest by providing land of suitable size and configuration to permit its economic and appropriate development. Section B Land Use No Change 1. Current use: a. The project is partially vacant and undeveloped and used for both industrial and farming purposes. The Area is principally Zoned I-1 and I-2, which provides for the establishment of warehousing, light and heavy industrial and manufacturing development. 2. Future Land Use: a. It is anticipated that the Project Area will develop consistent with existing zoning districts. The uses of the Project Area proposed are consistent with the Plan, the Lakeville Comprehensive Plan, and, to the knowledge of the City and Authority at this time, all other federal state and local laws and regulation. Section C Development Standards The Authority and City will consider, among other things, the following factors when evaluating development proposals in all phases: 1. Degree to which development objectives are provided for or enhanced. 2. Consistency with this Plan and the Lakeville Comprehensive Plan. 3. Ability of proposed tax increment projects to generate enough annual tax increment to retire the debt created by the project. 4. Developer’s ability to perform both from a standpoint of financial ability to perform and the necessary experience and expertise to complete the proposed development. 5. Displaced Project Area property owners and tenants will be given priority over competing projects of similar scale and magnitude. Section D Environmental Controls It is presently anticipated that the proposed development in the Project Area will not present major environment problems. All municipal actions, public improvements, and private development will be carried out in a manner that will comply with applicable environmental standards. Then environmental controls to be applied within the Area are contained within the codes an ordinance of the City of Lakeville. The Minnesota Code of Agency Rules (6 MCAR 3.021-3.056) defines Minnesota’s environmental policy. The threshold factor for the industrial/commercial projects on second class cities is 1,000,000 square feet (gross floor area). Projects above this threshold would require an Environmental Impact Statement. There are no properties on the National Historic Register of Historic Places within the Project Area.
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Section E Redevelopment Activities The Authority and the City proposes to implement this plan in phases. The activities of this Plan are described as follows: 1. City Activities – Original Plan a. To acquire the land from the current owners and dedicate the land to an acceptable developer for the purposes of constructing a 150,000 square foot office, warehouse and manufacturing facility. 2. City Activities – Plan Modifications a. A full discussion of the proposed City Activities can be found in Tax Increment District No. 4, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22 and 23 Plans prepared by the City’s consultant(s) and is hereby adopted by reference. 3. Private Activities – Original and Modified Plan a. Phase One (TIF# 4) – Please see TIF #4 Plan (decertified) b. Phase Two (TIF #13) – Please see TIF #13 Plan (decertified) c. Phase Three (TIF #14) – Please see TIF #14 Plan (decertified) d. Phase Four (TIF #15) – Please see TIF #15 Plan (decertified) e. Phase Five (TIF #16) – Please see TIF #16 Plan (decertified) f. Phase Six (TIF #17) – Please see TIF #17 Plan (decertified) g. Phase Seven (TIF #18) – Please see TIF # 18 Plan (active) h. Phase Eight (TIF #19) – Please see TIF # 19 Plan (active) i. Phase Nine (TIF #20) – Please see TIF #20 Plan (decertified) j. Phase Ten (TIF #21) – Please see TIF #21 Plan (never certified) k. Phase Eleven (TIF #22) – Please see TIF #22 Plan (active) l. Phase Twelve (TIF #23) – Please see TIF #23 Plan (proposed) Section F Project Cost Estimates A full description of project costs is provided in Tax Increment Financing District No. 23 project budget. Section G Relocation No Change Phase One of the Plan requires no relocation. In subsequent phases where development proposals require the acquisition of either commercial, industrial or residentially occupied parcels of land, the displaced party or parties shall be eligible for and receive those relocation benefits in conformance with the Minnesota Uniform Relocation Act. Minnesota Statutes, Section 117.50-56. The current phase does not require relocation. The relocation plan, if applicable, will be part of any tax increment financing plan that provides for acquisition and subsequent displacement. Section H Development Contracts No Change The City and Authority will not authorize any public improvement or facilities projects nor acquire any property for development which will be wholly or partially funded by the use of tax increment financing without first having secured development contracts.
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The Development Contracts shall require the developer to among other things, cause to be constructed an industrial facility of at least a specified minimum cost, and having a specified minimum Assessor’s Market Value; to complete the work by a specified date pursuant to plans and specifications submitted to and building permits issued by or on behalf of the City, and pursuant to an and in accordance with all other applicable governmental regulations; and to demonstrate its financial capability for doing so. Section I Operation of Public Improvements No Change All public improvements constructed under the provisions of this program shall be operated by the City of Lakeville in the same manner as all publicly owned streets and utilities. Section J Administration of Project No Change The Lakeville Housing Authority shall be responsible for seeing that contents of this plan are promoted, implemented and enforced. The Executive Director shall be delegated day by day responsibilities while the Board of Directors shall make all policy regarding the Project Area. Administrative maintenance activities will be funded out of tax increment revenue and other HRA funds. Section K Modification of Plan No Change Modifications or revisions of this Plan which change the permitted uses; modify the Project Area Boundary; set forth, revise, or modify any Developers Contract with respect to any part of the Project or terminate all or any part of the Project require approval of such modifications by the Authority and the City, upon notice and other public hearing as required for the adoption of this Plan and in accordance with Section 469.029, Subdivision 6 of the Act.
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PART II TAX INCREMENT FINANCING PLAN NO. 23 Section A Definitions The terms defined in this section have the meanings given herein, unless the context in which they are used indicates a different meaning: “Authority” means the Housing and Redevelopment Authority for the City of Lakeville. "City" means the City of Lakeville, Minnesota; also referred to as a "Municipality". "City Council" means the City Council of the City; also referred to as the "Governing Body". "County" means Dakota County, Minnesota "Redevelopment Project Area" means Airlake Redevelopment Project No. 1 in the City, which is described in the corresponding Redevelopment Plan. "Redevelopment Plan" means the Redevelopment Plan for the Redevelopment Project Area. "Project Area" means the geographic area of the Redevelopment Project Area. "School District" means Independent School District No. 194, Minnesota. "State" means the State of Minnesota. "TIF Act" means Minnesota Statutes, Sections 469.174 through 469.1794, both inclusive. "TIF District" means Tax Increment Financing (Economic Development) District No. 23. "TIF Plan" means the tax increment financing plan for the TIF District (this document). Section B Statutory Authorization See Section I.D. of the Redevelopment Plan for the Redevelopment Project Area. Section C Statement of Need and Public Purpose See Section I.A and I.B of the Redevelopment Plan for the Redevelopment Project Area. Section D Statement of Objectives See Section II.A of the Redevelopment Plan for the Redevelopment Project Area.
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Section E Designation of Tax Increment Financing District as an Economic Development District Economic development districts are a type of tax increment financing district which consist of any project, or portions of a project, which the City finds to be in the public interest because: (1) it will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality; (2) it will result in increased employment in the state; (3) it will result in preservation and enhancement of the tax base of the state; or (4) it satisfies the requirements of a workforce housing project. The TIF District qualifies as an economic development district in that the proposed development described in this TIF Plan (see Section I) meets the criteria listed above in (2) and (3). Without establishment of the TIF District, the proposed development would not occur within the City. The proposed development will also result in increased employment and enhancement of the tax base in both the City and the State. Tax increments from an economic development district must be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or other assistance in which at least 85% of the square footage of the facilities to be constructed are used for any of the following purposes: (1) manufacturing or production of tangible personal property, including processing resulting in the change of the condition of the property; (2) warehousing, storage and distribution of tangible personal property, excluding retail sales; (3) research and development related to the activities listed in (1) or (2) above; (4) telemarketing if that activity is the exclusive use of the property; (5) tourism facilities (see M.S. Section 469.174, Subd. 23); (6) space necessary for and related to the activities listed in (1) through (5) above; or (7) a workforce housing project that satisfies the requirements. In addition, the authority may request inclusion in the tax increment financing district and the county auditor may certify the original tax capacity of a parcel or a part of a parcel that qualified under the provisions of section 273.111, 273.112, 273.114, or chapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification only for: (1) a district in which 85 percent or more of the planned buildings and facilities (determined on the basis of square footage) are a qualified manufacturing facility or a qualified distribution facility or a combination of both; or (2) a housing district. A distribution facility means buildings and other improvements to real property that are used to conduct activities in at least each of the following categories: (i) to store or warehouse tangible personal property; (ii) to take orders for shipment, mailing, or delivery;
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(iii) to prepare personal property for shipment, mailing, or delivery; and (iv) to ship, mail, or deliver property. A manufacturing facility includes space used for manufacturing or producing tangible personal property, including processing resulting in the change in condition of the property, and space necessary for and related to the manufacturing activities. To be a qualified facility, the owner or operator of a manufacturing or distribution facility must agree to pay and pay 90 percent or more of the employees of the facility at a rate equal to or greater than 160 percent of the federal minimum wage for individuals over the age of 20. Section F Duration of the TIF District Economic development districts may remain in existence 8 years from the date of receipt by the City of the first tax increment. The City anticipates that the TIF District will remain in existence the maximum duration allowed by law (projected to be through the year 2028, assuming first increment is received in 2020). The district will remain open through the year 2029 if the first collection of increment is in taxes payable 2021. The City may decertify the TIF District earlier if fulfillment of all District obligations occurs prior to the statutory maximum duration of 9 total years. Section G Property to be Included in the TIF District The TIF District is an approximate 9-acre area of land located within the Project Area. A map showing the location of the TIF District is shown in Exhibit I. The boundaries and area encompassed by the TIF District are described below: Parcel ID Number Legal Description
22-03200-50-010
PT OF SW 1/4 LYING W'LY OF DODD RD SUBJ TO 60 FT ESMNT TO CITY & SUBJ TO HWY 37, 68, AND 69 (PAR 37, 68, & 69) DAKOTA CO R/W MAP 375
22-03100-75-010 SE 1/4 EX PT E OF DODD RD 2 A SUBJ TO HWY 37, 68 AND 69 (PAR 37, 68 AND 69) DAKOTA CO R/W MAP 375
* the parcels listed above are in the process of being split and replatted so only a portion of the original parcels (approximately 9 acres) will be included within the boundaries of the TIF District. It is anticipated that the City Council will approve the final plat prior to requesting certification of the TIF District with a new parcel id and legal description. The area encompassed by the TIF District shall also include all street or utility right-of-ways located upon or adjacent to the property described above. Section H Property to be Acquired in the TIF District The City may acquire and sell any or all of the property located within the TIF District; however, the City does not anticipate acquiring any such property at this time.
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Section I Specific Development Expected to Occur Within the TIF District The proposed development is expected to consist of an approximate 130,000 square foot single tenant distribution facility located on approximately 9 acres. The building will be constructed with load bearing precast concrete wall panels with architectural reveals, horizontal and vertical articulation, metal canopies, glass at the office areas, and clerestory windows to provide natural light in the warehouse. The building will include 16 dock doors and one drive-in door at the back of the building along with a fully paved truck court. The front of the building will include 60 auto parking stalls initially with expansion capabilities for future growth. This project will accommodate Schneiderman’s relocation of its regional distribution operation from Burnsville, MN where it currently leases space. Schneiderman’s will own the facility and will be making a significant investment racking systems and other furnishings excluded from the Total Estimated Project Costs. The project will result in 40 full time jobs coming to Lakeville, including office employees, warehouse/ fulfillment employees, and drivers. Average wages per employee is $17.00 per hour plus 50% of the employees receive benefits. Construction of the facility is projected to commence in 2018 and expected to be fully constructed in early 2019 and be completed by December 31, 2019 and be 100% assessed and on the tax rolls as of January 2, 2020 for taxes payable in 2021. At the time this document was prepared there were no signed construction contracts with regards to the above described development. Section J Findings and Need for Tax Increment Financing In establishing the TIF District, the City makes the following findings: (1) The TIF District qualifies as an economic development district; See Section E of this document for the reasons and facts supporting this finding. (2) The proposed development, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future, and the increased market value of the site that could reasonably be expected to occur without the use of tax increment would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the TIF District permitted by the TIF Plan. Factual basis: Proposed development not expected to occur: The project includes the development of an approximate 130,000 square foot industrial building. The proposed developer of the site has submitted information to the city demonstrating that the development of this site is not financially feasible without the assistance provided in this TIF Plan. The City has determined that the proposed development would not occur but for the financial assistance provided in this TIF Plan because of the high cost of construction at the site due to the need for significant site development and public improvement infrastructure costs necessary for development to occur. Due to the high costs of investment for the proposed project, including site improvements, infrastructure, machinery & equipment and development costs incurred by the developer in conjunction with development of the project, the developer has stated that the project as proposed would not occur without the financial assistance provided by the City, as it would not be economically feasible without financial assistance. The
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City finds the use of tax increment necessary to finance a portion of the site improvements costs to facilitate development of the project and developer investment. The City anticipates providing financial assistance on a pay-as-you-go basis. No higher market value expected: The increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the TIF District permitted by the TIF Plan. Without the improvements and financial assistance, the City has no reason to expect that significant development would occur without assistance similar to that provided in this plan. For the same reasons that the desired development described above is not feasible without tax increment assistance, the City believes that no alternative development is likely to occur without similar assistance. To summarize the basis for the City’s findings regarding alternative market value, in accordance with Minnesota Statutes, Section 469.175, Subd. 3(d), the City makes the following determinations: a. The City’s estimate of the amount by which the market value of the site will increase without the use of tax increment financing is $0 (for the reasons described above), except some unknown amount of appreciation. b. If the proposed development to be assisted with tax increment occurs in the District, the total increase in market value would be approximately $8,135,712, including the value of the building (See Exhibit V). c. The present value of tax increments from the District for the maximum duration of the district permitted by the TIF Plan is estimated to be $614,655 (See Exhibit V). d. Even if some development other than the proposed development were to occur, the City finds that no alternative would occur that would produce a market value increase greater than $7,521,057 (the amount in clause b less the amount in clause c) without tax increment assistance. (3) The TIF Plan would afford maximum opportunity, consistent with the sound needs of the City as a whole, for development of the Project Area by private enterprise. Factual basis: The proposed development is the construction of a new industrial facility in the Project Area that is proposed to create new jobs in the City, while creating these jobs in the State, plus create new tax base for the City and the State. The development meets the City’s economic development goals in terms of tax base expansion, job creation, and wage levels. (4) The TIF Plan conforms to general plans for development of the City as a whole. Factual basis: The City has determined that the development as described in the TIF Plan conforms to the City comprehensive plan. Section K Estimated Public Costs The estimated public costs of the TIF District are listed below. Such costs are eligible for reimbursement from tax increments of the TIF District.
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Land/building acquisition 0 Site improvements 732,637 Land/building acquisition 0 Utilities 0 Other qualifying improvements 0 Loan Interest payments 0 Administrative expenses 81,404
Total 814,041
The City anticipates using tax increment to the extent available to assist with financing a portion of the site improvement and infrastructure costs, related administrative expenses, and other TIF-eligible expenditures as necessary and related to development of the project. The City reserves the right to administratively adjust the amount of any of the items listed above or to incorporate additional eligible items, so long as the total estimated public cost ($814,041) is not increased. The City also reserves the right to fund any of the identified costs with any other legally available revenues, such as grants and/or loans, but anticipates that such costs will be primarily financed with tax increments. Section L Estimated Sources of Revenue
Tax increment revenue 814,041 Interest on invested funds 0 Loan proceeds 0 Special assessments 0 Rent/lease revenue 0 Grants 0
Total $814,041 The City anticipates providing financial assistance on a pay-as-you-go basis for site improvement costs, as well as other TIF-eligible expenses related to the proposed development. As tax increments are collected from the TIF District in future years, a portion of these taxes will be used by the City to reimburse the developer/owner for public costs incurred (see Section K). The City reserves the right to finance any or all public costs of the TIF District using pay-as-you-go assistance, internal funding, general obligation or revenue debt, or any other financing mechanism authorized by law. The City also reserves the right to use other sources of revenue legally applicable to the Project Area to pay for such costs including, but not limited to, special assessments, utility revenues, federal or state funds, and investment income. The projected tax increment report is included as Exhibit III. Section M Estimated Amount of Bonded Indebtedness The maximum principal amount of bonds (as defined in the TIF Act) secured in whole or part with tax increment from the TIF District is $814,041. The City currently plans to finance the improvement costs in the form of a pay-as-you go revenue note but reserves the right to issue bonds in any form, including without limitation any interfund loan with interest not to exceed the maximum permitted under Section 469.178, subd. 7 of the TIF Act.
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Section N Original Net Tax Capacity The County Auditor shall certify the original net tax capacity of the TIF District. This value will be equal to the total net tax capacity of all property in the TIF District as certified by the State Commissioner of Revenue. For districts certified between January 1 and June 30, inclusive, this value is based on the previous assessment year. For districts certified between July 1 and December 31, inclusive, this value is based on the current assessment year. The Estimated Taxable Value of all property within the TIF District as of January 2, 2018, for taxes payable in 2019, is $74,311 and the estimated tax capacity is $1,115, which is estimated to be the original net tax capacity of the TIF District upon establishment of the District, replatting of the property to include a portion within the District, reclassification from non-homestead to commercial-industrial and subsequent certification. Each year the County Auditor shall certify the amount that the original net tax capacity has increased or decreased as a result of: (1) changes in the tax-exempt status of property; (2) reductions or enlargements of the geographic area of the TIF District; (3) changes due to stipulation agreements or abatements; or (4) changes in property classification rates. Section O Original Tax Capacity Rate The County Auditor shall also certify the original tax capacity rate of the TIF District. This rate shall be the sum of all local tax rates that apply to property in the TIF District. This rate shall be for the same taxes payable year as the original net tax capacity. In future years, the amount of tax increment generated by the TIF District will be calculated using the lesser of (a) the sum of the current local tax rates at that time or (b) the original tax capacity rate of the TIF District. For purposes of estimating the tax increment generated by the TIF District, the sum of the local tax rates for taxes levied in 2017 and payable in 2018 is 100.298% as shown below. The request for certification will be made prior to June 30, 2019, as a result the original local tax capacity rate will be the rate that applies for taxes payable in 2019 and the County Auditor shall certify this amount as the original tax capacity rate of the TIF District. Those rates are not yet available at the time of drafting of the TIF Plan. 2017/2018 Taxing Jurisdiction Local Tax Rate City of Lakeville 36.419% Dakota County 26.580% ISD #194 32.922% Other 4.907% Total 100.298%
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Section P Projected Retained Captured Net Tax Capacity and Projected Tax Increment The City anticipates that the project will begin construction in 2018 and be fully completed by December 31, 2018, creating a total tax capacity for TIF District No. 23 of $133,510 as of January 2, 2019. The captured tax capacity as of that date is estimated to be $83,329. The first year of tax increment is estimated to be $83,578 payable in 2021. A complete schedule of estimated tax increment from the TIF District is shown in Exhibit III. The estimates shown in this TIF plan assume that commercial class rates remain at 1.5% of the estimated market value up to $150,000 and 2.0% of the estimated market value over $150,000 and assume 3% annual increases in market values. Each year the County Auditor shall determine the current net tax capacity of all property in the TIF District. To the extent that this total exceeds the original net tax capacity, the difference shall be known as the captured net tax capacity of the TIF District. The County Auditor shall certify to the City the amount of captured net tax capacity each year. The City may choose to retain any or all of this amount. It is the City's intention to retain 100% of the captured net tax capacity of the TIF District. Such amount shall be known as the retained captured net tax capacity of the TIF District. Exhibit II gives a listing of the various information and assumptions used in preparing a number of the exhibits contained in this TIF Plan, including Exhibit III which shows the projected tax increment generated over the anticipated life of the TIF District. Section Q Use of Tax Increment Each year the County Treasurer shall deduct 0.36% of the annual tax increment generated by the TIF District and pay such amount to the State's General Fund. Such amounts will be appropriated to the State Auditor for the cost of financial reporting and auditing of tax increment financing information throughout the state. Exhibit III shows the projected deduction for this purpose over the anticipated life of the TIF District. The City has determined that it will use 100% of the remaining tax increment generated by the TIF District for any of the following purposes: (1) pay for the estimated public costs of the TIF District (see Section K) and County administrative costs associated with the TIF District (see Section T); (2) pay principal and interest on one or more pay-as-you-go notes, tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (3) accumulate a reserve securing the payment of tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (4) pay all or a portion of the county road costs as may be required by the County Board under M.S. Section 469.175, Subdivision 1a; or (5) return excess tax increments to the County Auditor for redistribution to the City, County and School District. Tax increments from property located in one county must be expended for the direct and primary benefit of a project located within that county, unless both county boards involved waive this requirement. Tax increments shall not be used to circumvent levy limitations applicable to the City.
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Tax increment shall not be used to finance the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily and regularly for conducting the business of a municipality, county, school district, or any other local unit of government or the State or federal government, or for a commons area used as a public park, or a facility used for social, recreational, or conference purposes. This prohibition does not apply to the construction or renovation of a parking structure or of a privately-owned facility for conference purposes. If there exists any type of agreement or arrangement providing for the developer, or other beneficiary of assistance, to repay all or a portion of the assistance that was paid or financed with tax increments, such payments shall be subject to all of the restrictions imposed on the use of tax increments. Assistance includes sale of property at less than the cost of acquisition or fair market value, grants, ground or other leases at less then fair market rent, interest rate subsidies, utility service connections, roads, or other similar assistance that would otherwise be paid for by the developer or beneficiary. Section R Excess Tax Increment In any year in which the tax increments from the TIF District exceed the amount necessary to pay the estimated public costs authorized by the TIF Plan, the City shall use the excess tax increments to: (1) prepay any outstanding tax increment bonds; (2) discharge the pledge of tax increments thereof; (3) pay amounts into an escrow account dedicated to the payment of the tax increment bonds; or (4) return excess tax increments to the County Auditor for redistribution to the City, County and School District. The County Auditor must report to the Commissioner of Education the amount of any excess tax increment redistributed to the School District within 30 days of such redistribution. Section S Tax Increment Pooling and the Five-Year Rule At least 80% of the tax increments from the TIF District must be expended on activities within the district or to pay for bonds used to finance the estimated public costs of the TIF District (see Section E for additional restrictions). No more than 20% of the tax increments may be spent on costs outside of the TIF District but within the boundaries of the Project Area, except to pay debt service on credit enhanced bonds. All administrative expenses are considered to have been spent outside of the TIF District. Tax increments are considered to have been spent within the TIF District if such amounts are: (1) actually paid to a third party for activities performed within the TIF District within five years after certification of the district; (2) used to pay bonds that were issued and sold to a third party, the proceeds of which are reasonably expected on the date of issuance to be spent within the later of the five-year period or a reasonable temporary period or are deposited in a reasonably required reserve or replacement fund. (3) used to make payments or reimbursements to a third party under binding contracts for activities performed within the TIF District, which were entered into within five years after certification of the district; or (4) used to reimburse a party for payment of eligible costs (including interest) incurred within five years from certification of the district.
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Beginning with the sixth year following certification of the TIF District, at least 80% of the tax increments must be used to pay outstanding bonds or make contractual payments obligated within the first five years. When outstanding bonds have been defeased and sufficient money has been set aside to pay for such contractual obligations, the TIF District must be decertified. The City anticipates there may be allowable pooling expenditures made outside of the TIF District and within the Project Area (along with allowable administrative expenses), and such expenditures are expressly authorized in this TIF Plan. Section T Limitation on Administrative Expenses Administrative expenses are defined as all costs of the City other than: (1) amounts paid for the purchase of land; (2) amounts paid for materials and services, including architectural and engineering 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; (4) amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued pursuant to section 469.178; or (5) amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clause (1) to (3). Administrative expenses include amounts paid for services provided by bond counsel, fiscal consultants, planning or economic development consultants, and actual costs incurred by the County in administering the TIF District. Tax increments may be used to pay administrative expenses of the TIF District up to the lesser of (a) 10% of the total tax increment expenditures authorized by the TIF Plan or (b) 10% of the total tax increments received by the TIF District. Section U Limitation on Property Not Subject to Improvements - Four Year Rule If after four years from certification of the TIF District no demolition, rehabilitation, renovation, or qualified improvement of an adjacent street has commenced on a parcel located within the TIF District, then that parcel shall be excluded from the TIF District and the original net tax capacity shall be adjusted accordingly. Qualified improvements of a street are limited to construction or opening of a new street, relocation of a street, or substantial reconstruction or rebuilding of an existing street. The City must submit to the County Auditor, by February 1 of the fifth year, evidence that the required activity has taken place for each parcel in the TIF District. If a parcel is excluded from the TIF District and the City or owner of the parcel subsequently commences any of the above activities, the City shall certify to the County Auditor that such activity has commenced and the parcel shall once again be included in the TIF District. The County Auditor shall certify the net tax capacity of the parcel, as most recently certified by the Commissioner of Revenue, and add such amount to the original net tax capacity of the TIF District. Section V Estimated Impact on Other Taxing Jurisdictions Exhibit IV shows the estimated impact on other taxing jurisdictions if the maximum projected retained captured net tax capacity of the TIF District was hypothetically available to the other taxing jurisdictions. The City believes that there will be no adverse impact on other taxing jurisdictions during the life of the TIF District, since the proposed development would not have occurred without the establishment of the TIF District and the provision of public
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assistance. A positive impact on other taxing jurisdictions will occur when the TIF District is decertified and the development therein becomes part of the general tax base. The fiscal and economic implications of the proposed tax increment financing district, as pursuant to Minnesota Statutes, Section 469.175, Subdivision 2, are listed below. 1. The total amount of tax increment that will be generated over the life of the district is estimated to be $816,982. 2. To the extent the facility in the proposed TIF District generates any public cost impacts on city-provided services such as police and fire protection, public infrastructure, and borrowing costs attributable to the district, such costs will be levied upon the taxable net tax capacity of the City, excluding that portion captured by the District. The City does not anticipate issuing tax increment revenue bonds in conjunction with this project but reserves the right to issue bonds as necessary to facilitate development. 3. The amount of tax increments over the life of the district that would be attributable to school district levies, assuming the school district’s share of the total local tax rate for all taxing jurisdictions remained the same, is estimated to be $268,738. 4. The amount of tax increments 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 taxing jurisdictions remained the same is estimated to be $216,508. 5. The amount of tax increments over the life of the district that would be attributable to city levies, assuming the city’s share of the total local tax rate for all taxing jurisdictions remained the same is estimated to be $296,652. 6. No additional information has been requested by the county or school district that would enable it to determine additional costs that will accrue to it due to the development proposed for the district. Section W Prior Planned Improvements The City shall accompany its request for certification to the County Auditor (or notice of district enlargement), with a listing of all properties within the TIF District for which building permits have been issued during the 18 months immediately preceding approval of the TIF Plan. The County Auditor shall increase the original net tax capacity of the TIF District by the net tax capacity of each improvement for which a building permit was issued. There have been no building permits issued in the last 18 months in conjunction with any of the properties within the TIF District. Section X Development Agreements If within a project containing an economic development district, more than 10% of the acreage of the property to be acquired by the City is purchased with tax increment bonds proceeds (to which tax increment from the property is pledged), then prior to such acquisition, the City must enter into an agreement for the development of the property. Such agreement must provide recourse for the City should the development not be completed. The City anticipates entering into an agreement for development but does not anticipate acquiring any property located within the TIF District.
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Section Y Assessment Agreements The City may, upon entering into a development agreement, also enter into an assessment agreement with the developer, which establishes a minimum market value of the land and improvements for each year during the life of the TIF District. The assessment agreement shall be presented to the County or City Assessor who shall review the plans and specifications for the improvements to be constructed, review the market value previously assigned to the land, and so long as the minimum market value contained in the assessment agreement appears to be an accurate estimate, shall certify the assessment agreement as reasonable. The assessment agreement shall be filed for record in the office of the County Recorder of each county where the property is located. Any modification or premature termination of this agreement must first be approved by the City, County and School District. The City does not anticipate entering into an assessment agreement to establish a minimum market value of the land and improvements within the TIF District. Section Z Modifications of the Tax Increment Financing Plan Any reduction or enlargement in the geographic area of the Project Area or the TIF District; increase in the amount of bonded indebtedness to be incurred; increase in the amount of capitalized interest; increase in that portion of the captured net tax capacity to be retained by the City; increase in the total estimated public costs; or designation of additional property to be acquired by the City shall be approved only after satisfying all the necessary requirements for approval of the original TIF Plan. This paragraph does not apply if: (1) the only modification is elimination of parcels from the TIF District; and (2) the current net tax capacity of the parcels eliminated equals or exceeds the net tax capacity of those parcels in the TIF District's original net tax capacity, or the City agrees that the TIF District's original net tax capacity will be reduced by no more than the current net tax capacity of the parcels eliminated. The City must notify the County Auditor of any modification that reduces or enlarges the geographic area of the TIF District. The geographic area of the TIF District may be reduced but not enlarged after five years following the date of certification. Section AA Administration of the Tax Increment Financing Plan Upon adoption of the TIF Plan, the City shall submit a copy of such plan to the Minnesota Department of Revenue. The City shall also request that the County Auditor certify the original net tax capacity and net tax capacity rate of the TIF District. To assist the County Auditor in this process, the City shall submit copies of the TIF Plan, the resolution establishing the TIF District and adopting the TIF Plan, and a listing of any prior planned improvements. The City shall also send the County Assessor any assessment agreement establishing the minimum market value of land and improvements in the TIF District and shall request that the County Assessor review and certify this assessment agreement as reasonable. The County shall distribute to the City the amount of tax increment as it becomes available. The amount of tax increment in any year represents the applicable property taxes generated by the retained captured net tax capacity of the TIF District. The amount of tax increment may change due to development anticipated by the TIF Plan, other development, inflation of property values, or changes in property classification rates or formulas. In administering and implementing the TIF Plan, the following actions should occur on an annual basis:
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(1) prior to July 1, the City shall notify the County Assessor of any new development that has occurred in the TIF District during the past year to ensure that the new value will be recorded in a timely manner. (2) if the County Auditor receives the request for certification of a new TIF District, or for modification of an existing TIF District, before July 1, the request shall be recognized in determining local tax rates for the current and subsequent levy years. Requests received on or after July 1 shall be used to determine local tax rates in subsequent years. (3) each year the County Auditor shall certify the amount of the original net tax capacity of the TIF District. The amount certified shall reflect any changes that occur as a result of the following: (a) the value of property that changes from tax-exempt to taxable shall be added to the original net tax capacity of the TIF District. The reverse shall also apply; (b) the original net tax capacity may be modified by any approved enlargement or reduction of the TIF District; (c) if laws governing the classification of real property cause changes to the percentage of estimated market value to be applied for property tax purposes, then the resulting increase or decrease in net tax capacity shall be applied proportionately to the original net tax capacity and the retained captured net tax capacity of the TIF District. The County Auditor shall notify the City of all changes made to the original net tax capacity of the TIF District. Section AB Filing TIF Plan, Financial Reporting and Disclosure Requirements The City will file the TIF Plan, and any subsequent amendments thereto, with the Commissioner of Revenue and the Office of the State Auditor pursuant to Minnesota Statutes, Section 469.175, subdivision 4A. The City will comply with all reporting requirements for the TIF District under Minnesota Statutes, Section 469.175, subdivisions 5 and 6.
Exhibit I
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Map of Tax Increment Financing (Economic Development) District No. 23 Within Airlake Redevelopment Project No. 1
Exhibit II
SPRINGSTED Page 19
Assumptions Report
City of Lakeville, Minnesota
Tax Increment Financing (Economic Development) District No. 23
Schneiderman's Furniture
Draft TIF Plan Exhibits: based on County valuation of $6.5M new value
Type of Tax Increment Financing District Economic Development
Maximum Duration of TIF District 8 years from 1st increment
Projected Certification Request Date 12/30/18
Decertification Date 12/31/28 (9 Years of Increment)
2018/2019
Base Estimated Market Value *$74,311
Parcel ID 22-03200-50-010
22-03100-75-010
Original Net Tax Capacity *$1,115
Assessment/Collection Year
2018/2019 2019/2020 2020/2021 2021/2022
Base Estimated Market Value $74,311 $74,311 $74,311 $74,311
Increase in Estimated Market Value 0 5,775,689 6,601,189 6,801,454
Total Estimated Market Value 74,311 5,850,000 6,675,500 6,875,765
Total Net Tax Capacity $1,115 $117,000 $133,510 $137,515
City of Lakeville 36.419%
Dakota County 26.580%
ISD #194 32.992%
Other 4.307%
Local Tax Capacity Rate 100.298%2017/2018
Fiscal Disparities Contribution From TIF District 37.0605%
Administrative Retainage Percent (maximum = 10%)10.00%
Pooling Percent 0.00%
Bonds PayGo Loan
Bonds Dated NA Loan Dated 02/01/19
Bond Issue @ 0.00% (NIC)NA Loan Rate 0.00%
Eligible Project Costs NA Loan Amount $732,637
Present Value Date & Rate 02/01/19 5.00%Present Value Amount $553,520
Notes
Assumptions assume no change to future tax rates, class rates, and a 3% annual MV inflator is assumed
Calculations include payable 2018 final tax capacity rates
Total EMV upon completion based on County Assessor review
* Base EMV of properties as provided by Dakota County
Exhibit III
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Projected Tax Increment Report
City of Lakeville, Minnesota
Tax Increment Financing (Economic Development) District No. 23
Schneiderman's Furniture
Draft TIF Plan Exhibits: based on County valuation of $6.5M new value
Less:Less:Retained Times:Less:Less:P.V.
Annual Total Total Original Fiscal Captured Tax Annual State Aud.Subtotal Admin.Annual Annual
Period Estimated Net Tax Net Tax Disp. @ Net Tax Capacity Gross Tax Deduction Net Tax Retainage Net Net Rev. To
Ending Market Value (1)Capacity (2)Capacity (3)37.0605%Capacity Rate (4)Increment 0.360%Increment 10.00%Revenue 02/01/19
(1)(2)(3)(4)(5)(5)(6)(7)(8)(9)(10)(11)5.00%
12/31/18 74,311 1,115 1,115 0 0 100.298%0 0 0 0 0 0
12/31/19 74,311 1,115 1,115 0 0 100.298%0 0 0 0 0 0
12/31/20 5,850,000 117,000 1,115 42,948 72,937 100.298%73,155 263 72,892 7,289 65,603 60,480
12/31/21 6,675,500 133,510 1,115 49,066 83,329 100.298%83,578 301 83,277 8,328 74,949 65,805
12/31/22 6,875,765 137,515 1,115 50,551 85,850 100.298%86,105 310 85,795 8,580 77,215 64,567
12/31/23 7,082,038 141,641 1,115 52,080 88,446 100.298%88,710 319 88,391 8,839 79,552 63,353
12/31/24 7,294,499 145,890 1,115 53,654 91,121 100.298%91,393 329 91,064 9,106 81,958 62,161
12/31/25 7,513,334 150,267 1,115 55,276 93,876 100.298%94,156 339 93,817 9,382 84,435 60,990
12/31/26 7,738,734 154,775 1,115 56,947 96,713 100.298%97,001 349 96,652 9,665 86,987 59,842
12/31/27 7,970,896 159,418 1,115 58,668 99,635 100.298%99,932 360 99,572 9,957 89,615 58,714
12/31/28 8,210,023 164,200 1,115 60,440 102,646 100.298%102,952 371 102,581 10,258 92,323 57,608
$816,982 $2,941 $814,041 $81,404 $732,637 $553,520
(1) value based on estimate provided by County assessor
(2) tax capacity based on commercial-industrial class rate of 1.50% for first $150,000 of value and 2% for value above $150,000
(3) original net tax capacity will be based on existing land values and commercial-industrial class rate for payable 2019
(4) combined local tax capacity rate of City of Lakeville, ISD 194 and Dakota County for payable 2018
Exhibit IV
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Estimated Impact on Other Taxing Jurisdictions Report
City of Lakeville, Minnesota
Tax Increment Financing (Economic Development) District No. 23
Schneiderman's Furniture
Draft TIF Plan Exhibits: based on County valuation of $6.5M new value
Without
Project or TIF District With Project and TIF District
Projected Hypothetical
2017/2018 2017/2018 Retained New Hypothetical Hypothetical Tax Generated
Taxable 2017/2018 Taxable Captured Taxable Adjusted Decrease In by Retained
Taxing Net Tax Local Net Tax Net Tax Net Tax Local Local Captured
Jurisdiction Capacity (1)Tax Rate Capacity (1)+ Capacity = Capacity Tax Rate (*)Tax Rate (*)N.T.C. (*)
City of Lakeville 68,985,265 36.419%68,985,265 $102,646 69,087,911 36.365%0.054%37,327
Dakota County 455,146,423 26.580%455,146,423 102,646 455,249,069 26.574%0.006%27,277
ISD #194 58,844,645 32.992%58,844,645 102,646 58,947,291 32.935%0.057%33,806
Other (2)--- 4.307%--- 102,646 --- 4.307%--- ---
Totals 100.298%100.180%0.118%
* Statement 1: If the projected Retained Captured Net Tax Capacity of the TIF District was hypothetically available to each of
the taxing jurisdictions above, the result would be a lower local tax rate (see Hypothetical Adjusted Tax Rate above)
which would produce the same amount of taxes for each taxing jurisdiction. In such a case, the total local tax rate
would decrease by 0.118% (see Hypothetical Decrease in Local Tax Rate above). The hypothetical tax that the
Retained Captured Net Tax Capacity of the TIF District would generate is also shown above.
Statement 2: Since the projected Retained Captured Net Tax Capacity of the TIF District is not available to the taxing jurisdictions,
then there is no impact on taxes levied or local tax rates.
(1) Taxable net tax capacity = total net tax capacity - captured TIF - fiscal disparity contribution, if applicable.
(2) The impact on these taxing jurisdictions is negligible since they represent only 4.29% of the total tax rate.
Exhibit V
SPRINGSTED Page 22
Market Value Analysis Report
City of Lakeville, Minnesota
Tax Increment Financing (Economic Development) District No. 23
Schneiderman's Furniture
Draft TIF Plan Exhibits: based on County valuation of $6.5M new value
Assumptions
Present Value Date 12/30/18
P.V. Rate - Gross T.I.5.00%
Increase in EMV With TIF District $8,135,712
Less: P.V of Gross Tax Increment 614,655
Subtotal $7,521,057
Less: Increase in EMV Without TIF 0
Difference $7,521,057
Annual Present
Gross Tax Value @
Year Increment 5.00%
1 2020 73,155 67,159
2 2021 83,578 73,074
3 2022 86,105 71,698
4 2023 88,710 70,350
5 2024 91,393 69,026
6 2025 94,156 67,727
7 2026 97,001 66,451
8 2027 99,932 65,199
9 2028 102,952 63,971
$816,982 $614,655