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Home My WebLink About2015-04-14 PACKET 04.D.04.As of April 8, 2015 Draft for Public Hearing Modification to the Development Program for Development District No. 1 and the Tax Increment Financing Plan for the establishment of Tax Increment Financing District No. 1-15 (an economic development district) within Development District No. 1 Cottage Grove Economic Development Authority City of Cottage Grove Washington County State of Minnesota Public Hearing: April 15, 2015 Adopted: Prepared by: EHLERS & ASSOCIATES, INC. 3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105 651-697-8500 fax: 651-697-8555www.ehlers-inc.com Table of Contents (for reference purposes only) Section 1 - Modification to the Development Program for Development District No. 1.............................................1-1 Foreword.............................................................1-1 Section 2 - Tax Increment Financing Plan for Tax Increment Financing District No. 1-15.................................2-1 Subsection 2-1.Foreword...............................................2-1 Subsection 2-2.Statutory Authority........................................2-1 Subsection 2-3.Statement of Objectives...................................2-1 Subsection 2-4.Development Program Overview............................2-1 Subsection 2-5.Description of Property in the District and Property To Be Acquired .2-2 Subsection 2-6.Classification of the District.................................2-2 Subsection 2-7.Duration and First Year of Tax Increment of the District...........2-3 Subsection 2-8.Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements................2-4 Subsection 2-9.Sources of Revenue/Bonds to be Issued......................2-5 Subsection 2-10.Uses of Funds...........................................2-5 Subsection 2-11.Fiscal Disparities Election..................................2-6 Subsection 2-12.Business Subsidies.......................................2-7 Subsection 2-13.County Road Costs.......................................2-8 Subsection 2-14.Estimated Impact on Other Taxing Jurisdictions.................2-8 Subsection 2-15.Supporting Documentation.................................2-9 Subsection 2-16.Definition of Tax Increment Revenues.......................2-10 Subsection 2-17.Modifications to the District................................2-10 Subsection 2-18.Administrative Expenses..................................2-11 Subsection 2-19.Limitation of Increment...................................2-11 Subsection 2-20.Use of Tax Increment....................................2-12 Subsection 2-21.Excess Increments......................................2-13 Subsection 2-22.Requirements for Agreements with the Developer..............2-13 Subsection 2-23.Assessment Agreements.................................2-13 Subsection 2-24.Administration of the District...............................2-14 Subsection 2-25.Annual Disclosure Requirements...........................2-14 Subsection 2-26.Reasonable Expectations.................................2-14 Subsection 2-27.Other Limitations on the Use of Tax Increment.................2-14 Subsection 2-28.Summary..............................................2-15 Appendix A Project Description......................................................A-1 Appendix B Map of Development District No. 1 and the District.............................B-1 Appendix C Description of Property to be Included in the District............................C-1 Appendix D Estimated Cash Flow for the District........................................D-1 Appendix E Minnesota Business Assistance Form.......................................E-1 Appendix F Findings Including But/For Qualifications.....................................F-1 Section 1 - Modification to the Development Program for Development District No. 1 Foreword The following text represents a Modification to the Development Program for Development District No. 1. This modification represents a continuation of the goals and objectives set forth in the Development Program for Development District No. 1. Generally, the substantive changes include the establishment of Tax Increment Financing District No. 1-15. For further information, a review of the Development Program for Development District No. 1, adopted January 7, 1985, is recommended. It is available from the City Administrator at the City of Cottage Grove. Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts located within Development District No. 1. Cottage Grove Economic Development Authority 1-1 Modification to the Development Program for Development District No. 1 Section 2 - Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Subsection 2-1.Foreword The Cottage Grove Economic Development Authority (the "EDA"), the City of Cottage Grove (the "City"), staff and consultants have prepared the following information to expedite the establishment of Tax Increment Financing District No. 1-15 (the "District"), an economic development tax increment financing district, located in Development District No. 1. Subsection 2-2.Statutory Authority Within the City, there exist areas where public involvement is necessary to cause development or redevelopment to occur. To this end, the EDA and City have certain statutory powers pursuant to Minnesota Statutes ("M.S."), Sections 469.090 to 469.1082, inclusive, as amended, and M.S., Sections 469.174 to 469.1794, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), to assist in financing public costs related to this project. This section contains the Tax Increment Financing Plan (the "TIF Plan") for the District. Other relevant information is contained in the Modification to the Development Program for Development District No. 1. Subsection 2-3.Statement of Objectives The District currently consists of two parcels of land and adjacent and internal rights-of-way. The District is being created to facilitate the construction of a 100,000 square foot expansion to an existing manufacturing, warehouse and distribution facility in the City. Please see Appendix A for further District information. The EDA has not entered into an agreement at the time of preparation of this TIF Plan, but development is likely to begin in the summer of 2015. This TIF Plan is expected to achieve many of the objectives outlined in the Development Program for Development District No. 1. The activities contemplated in the Modification to the Development Program and the TIF Plan do not preclude the undertaking of other qualified development or redevelopment activities. These activities are anticipated to occur over the life of Development District No. 1 and the District. Subsection 2-4.Development Program Overview 1.Property to be Acquired - Selected property located within the District may be acquired by the EDA or City and is further described in this TIF Plan. 2.Relocation - Relocation services, to the extent required by law, are available pursuant to M.S., Chapter 117 and other relevant state and federal laws. 3.Upon approval of a developer's plan relating to the project and completion of the necessary legal requirements, the EDA or City may sell to a developer selected properties that it may acquire within the District or may lease land or facilities to a developer. 4.The EDA or City may perform or provide for some or all necessary acquisition, construction, relocation, demolition, and required utilities and public street work within the District. 5.The City proposes both public and private infrastructure within the District. The proposed Cottage Grove Economic Development Authority 2-1 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 reuse of private property within the District will be for a manufacturing and distribution facility, and there will be continued operation of Development District No. 1 after the capital improvements within Development District No. 1 have been completed. Subsection 2-5.Description of Property in the District and Property To Be Acquired The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcels listed in Appendix C of this TIF Plan. Please also see the map in Appendix B for further information on the location of the District. The EDA or City may acquire any parcel within the District including interior and adjacent street rights of way. Any properties identified for acquisition will be acquired by the EDA or City only in order to accomplish one or more of the following: storm sewer improvements; provide land for needed public streets, utilities and facilities; carry out land acquisition, site improvements, clearance and/or development to accomplish the uses and objectives set forth in this plan. The EDA or City may acquire property by gift, dedication, condemnation or direct purchase from willing sellers in order to achieve the objectives of this TIF Plan. Such acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related costs. Subsection 2-6.Classification of the District The EDA and City, in determining the need to create a tax increment financing district in accordance with M.S., Sections 469.174 to 469.1794, as amended, inclusive, find that the District, to be established, is an economic development district pursuant to M.S., Section 469.174, Subd. 12 as defined below: "Economic development district" means a type of tax increment financing district which consists of any project, or portions of a project, which the authority 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; or (2)it will result in increased employment in the state; or (3)it will result in preservation and enhancement of the tax base of the state. The District is in the public interest because it will meet the statutory requirement from clauses 1, 2 and 3. Pursuant to M.S., Section 469.176, Subd. 4c, revenue derived from tax increment from an economic development district may not be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or assistance in any form to developments consisting of buildings and ancillary facilities, if more than 15 percent of the buildings and facilities (determined on the basis of square footage) are used for a purpose other than: (1)The manufacturing or production of tangible personal property, including processing resulting in the change in 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 items (1) or (2); (4)Telemarketing if that activity is the exclusive use of the property; or (5)Tourism facilities; (6)Space necessary for and related to the activities listed in items (1) to (5) In meeting the statutory criteria the EDA and City rely on the following facts and findings: Cottage Grove Economic Development Authority 2-2 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 The facilities in the District meet the conditions of Purposes 1, 2, and 6. The District is being created to assist in the construction of a manufacturing, warehousing and distribution facility for American AgCo. The proposed facility will be used for manufacturing, warehousing and distribution of agricultural animal feed and related activities. Pursuant to M.S. 469.176, Subd. 7(a), the EDA and City may request inclusion in the 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 M.S 273.111 or 273.112 or Chapter 473H for taxes payable in any of the five calendar years before 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. (c) (1)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 shipments, mailing, or delivery; (iii) to prepare personal property for shipment, mailing, or delivery; and (iv) to ship, mail, or deliver property. (2) A manufacturing facility includes space used for manufacturing or producing tangible personal property, including processing resulting in the change of condition of the property, and space necessary for and related to the manufacturing activities. (3) To be a qualified facility, the owner or operator of a manufacturing 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. The District does contain a portion of a parcel that qualified under the provisions of § 273.111 or 273.112 orChapter 473H for taxes payable in any of the five calendar years before the filing of the request for certification of the District. The facility assisted by the District is a manufacturing facility and the developer has agreed 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. Subsection 2-7.Duration and First Year of Tax Increment of the District Pursuant to M.S., Section 469.175, Subd. 1, and M.S., Section 469.176, Subd. 1, the duration of the District must be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. 1b., the duration of the District will be 8 years after receipt of the first increment by the EDA or City. The date of receipt by the City of the first tax increment is expected to be 2017. Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or other changes, would terminate after 2025, or when the TIF Plan is satisfied. The EDA or City reserves the right to decertify the District prior to the legally required date. Cottage Grove Economic Development Authority 2-3 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Subsection 2-8.Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity Value/Increment and Notification of Prior Planned Improvements Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net Tax Capacity (ONTC) as certified for the District will be based on the market values placed on the property by the assessor in 2014 for taxes payable 2015. Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning in the payment year 2017) the amount by which the original value has increased or decreased as a result of: 1.Change in tax exempt status of property; 2.Reduction or enlargement of the geographic boundaries of the district; 3.Change due to adjustments, negotiated or court-ordered abatements; 4.Change in the use of the property and classification; 5.Change in state law governing class rates; or 6.Change in previously issued building permits. In any year in which the current Net Tax Capacity (NTC) value of the District declines below the ONTC, no value will be captured and no tax increment will be payable to the EDA or City. The original local tax rate for the District will be the local tax rate for taxes payable 2015, assuming the request for certification is made before June 30, 2015. The ONTC and the Original Local Tax Rate for the District appear in the table below. Pursuant to M.S., Section 469.174 Subd. 4 and M.S., Section 469.177, Subd. 1, 2, and 4, the estimated Captured Net Tax Capacity (CTC) of the District, within Development District No. 1, upon completion of the projects within the District, will annually approximate tax increment revenues as shown in the table below. The EDA and City request 100 percent of the available increase in tax capacity for repayment of its obligations and current expenditures, beginning in the tax year payable 2017. The Project Tax Capacity (PTC) listed is an estimate of values when the projects within the District are completed. Project Estimated Tax Capacity upon Completion (PTC)$197,221 Original Estimated Net Tax Capacity (ONTC)$60,026 Estimated Captured Tax Capacity (CTC)$137,195 Estimated Original Local Tax Rate113.08337% Pay 2015 Estimated Annual Tax Increment (CTC x Local Tax Rate)$155,145 Percent Retained by the EDA100% Tax capacity includes a 2% inflation factor for the duration of the District. The tax capacity included in this chart is the estimated tax capacity of the District in year 9. The tax capacity of the District in year one is estimated to be $168,326. Pursuant to M.S., Section 469.177, Subd. 4, the EDA shall, after a due and diligent search, accompany its request for certification to the County Auditor or its notice of the District enlargement pursuant to M.S., Section 469.175, Subd. 4, with a listing of all properties within the District or area of enlargement for which building permits have been issued during the eighteen (18) months immediately preceding approval of the TIF Plan by the municipality pursuant to M.S., Section 469.175, Subd. 3. The County Auditor shall increase Cottage Grove Economic Development Authority 2-4 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 the original net tax capacity of the District by the net tax capacity of improvements for which a building permit was issued. TheEDA or City has reviewed the area to be included in the District and found no parcels for which building permits have been issued during the 18 months immediately preceding approval of the TIF Plan by the City. Subsection 2-9.Sources of Revenue/Bonds to be Issued The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax increments. The EDA or City reserves the right to incur bonds or other indebtedness as a result of the TIF Plan. As presently proposed, the projects within the District will be financed by a an interfund loan or a bond. Any refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision does not obligate the EDA or City to incur debt. The EDA or City will issue bonds or incur other debt only upon the determination that such action is in the best interest of the City. The total estimated tax increment revenues for the District are shown in the table below: SOURCES OF FUNDSTOTAL Tax Increment$1,245,000 Interest$124,500 TOTAL$1,369,500 The EDA or City may issue bonds (as defined in the TIF Act) secured in whole or in part with tax increments from the District in a maximum principal amount of $1,169,500. Such bonds may be in the form of pay-as- you-go notes, revenue bonds or notes, general obligation bonds, or interfund loans. This estimate of total bonded indebtedness is a cumulative statement of authority under this TIF Plan as of the date of approval. Subsection 2-10.Uses of Funds Currently under consideration for the District is a proposal to facilitate the construction of an 100,000 square foot expansion to an existing manufacturing/distribution facility. The EDA and City have determined that it will be necessary to provide assistance to the project for certain District costs, as further described in Appendix A. The EDA has studied the feasibility of the development of the property in and around the District. To facilitate the establishment and development of the District, this TIF Plan authorizes the use of tax increment financing to pay for the cost of certain eligible expenses. The estimate of public costs and uses of funds associated with the District is outlined in the following table. Cottage Grove Economic Development Authority 2-5 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 USES OF TAX INCREMENT FUNDSTOTAL Other Qualifying Improvements$1,045,000 Administrative Costs (up to 10%)$124,500 PROJECT COST TOTAL$1,169,500 Interest$200,000 PROJECT AND INTEREST COSTS TOTAL$1,369,500 The total project cost, including financing costs (interest) listed in the table above does not exceed the total projected tax increments for the District as shown in Subsection 2-9. Estimated capital and administrative costs listed above are subject to change among categories by modification of the TIF Plan without hearings and notices as required for approval of the initial TIF Plan, so long as the total capital and administrative costs combined do not exceed the total listed above. Further, the EDA or City may spend up to 20 percent of the tax increments from the District for activities (described in the table above) located outside the boundaries of the District but within the boundaries of the Project (including administrative costs, which are considered to be spend outside the District), subject to all other terms and conditions of this TIF Plan. Subsection 2-11.Fiscal Disparities Election Pursuant to M.S., Section 469.177, Subd. 3, the EDA or City may elect one of two methods to calculate fiscal disparities. If the calculations pursuant to M.S., Section 469.177, Subd. 3, clause a, (outside the District) are followed, the following method of computation shall apply: (1)The original net tax capacity and the current net tax capacity shall be determined before the application of the fiscal disparity provisions of Chapter 276A or 473F. Where the original net tax capacity is equal to or greater than the current net tax capacity, there is no captured net tax capacity and no tax increment determination. Where the original net tax capacity is less than the current net tax capacity, the difference between the original net tax capacity and the current net tax capacity is the captured net tax capacity. This amount less any portion thereof which the authority has designated, in its tax increment financing plan, to share with the local taxing districts is the retained captured net tax capacity of the authority. (2)The county auditor shall exclude the retained captured net tax capacity of the authority from the net tax capacity of the local taxing districts in determining local taxing district tax rates. The local tax rates so determined are to be extended against the retained captured net tax capacity of the authority as well as the net tax capacity of the local taxing districts. The tax generated by the extension of the lesser of (A) the local taxing district tax rates or (B) the original local tax rate to the retained captured net tax capacity of the authority is the tax increment of the authority. The EDA will choose to calculate fiscal disparities by clause a . According to M.S., Section 469.177, Subd. 3: (c)The method of computation of tax increment applied to a district pursuant to paragraph (a) or Cottage Grove Economic Development Authority 2-6 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 (b) shall remain the same for the duration of the district, except that the governing body may elect to change its election from the method of computation in paragraph (a) to the method in paragraph (b). Subsection 2-12.Business Subsidies Pursuant to M.S., Section 116J.993, Subd. 3, the following forms of financial assistance are not considered a business subsidy: (1) A business subsidy of less than $150,000; (2)Assistance that is generally available to all businesses or to a general class of similar businesses, such as a line of business, size, location, or similar general criteria; (3) Public improvements to buildings or lands owned by the state or local government that serve a public purpose and do not principally benefit a single business or defined group of businesses at the time the improvements are made; (4) Redevelopment property polluted by contaminants as defined in M.S., Section 116J.552, Subd. 3; (5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing it up to code and assistance provided for designated historic preservation districts, provided that the assistance is equal to or less than 50% of the total cost; (6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to provide those services; (7) Assistance for housing; (8) Assistance for pollution control or abatement, including assistance for a tax increment financing hazardous substance subdistrict as defined under M.S., Section 469.174, Subd. 23; (9) Assistance for energy conservation; (10) Tax reductions resulting from conformity with federal tax law; (11) Workers' compensation and unemployment compensation; (12) Benefits derived from regulation; (13) Indirect benefits derived from assistance to educational institutions; (14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal Revenue Code of 1986, as amended through December 31, 1999; (15) Assistance for a collaboration between a Minnesota higher education institution and a business; (16) Assistance for a tax increment financing soils condition district as defined under M.S., Section 469.174, Subd. 19; (17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation is 70 percent or more of the assessor's current year's estimated market value; (18) General changes in tax increment financing law and other general tax law changes of a principally technical nature; (19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local government agency; (20) Funds from dock and wharf bonds issued by a seaway port authority; (21) Business loans and loan guarantees of $150,000 or less; (22) Federal loan funds provided through the United States Department of Commerce, Economic Development Administration; and (23) Property tax abatements granted under M.S., Section469.1813 to property that is subject to valuation under Minnesota Rules, chapter 8100. The EDA will comply with M.S., Sections 116J.993 to 116J.995 to the extent the tax increment assistance under this TIF Plan does not fall under any of the above exemptions. Cottage Grove Economic Development Authority 2-7 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Subsection 2-13.County Road Costs Pursuant to M.S., Section 469.175, Subd. 1a, the county board may require the EDA or City to pay for all or part of the cost of county road improvements if the proposed development to be assisted by tax increment will, in the judgment of the county, substantially increase the use of county roads requiring construction of road improvements or other road costs and if the road improvements are not scheduled within the next five years under a capital improvement plan or within five years under another county plan. If the county elects to use increments to improve county roads, it must notify the EDA or City within forty- five days of receipt of this TIF Plan. In the opinion of the EDA and City and consultants, the proposed development outlined in this TIF Plan will have little or no impact upon county roads, therefore the TIF Plan was not forwarded to the county 45 days prior to the public hearing. The EDA and City are aware that the county could claim that tax increment should be used for county roads, even after the public hearing. Subsection 2-14.Estimated Impact on Other Taxing Jurisdictions The estimated impact on other taxing jurisdictions assumes that the redevelopment contemplated by the TIF Plan would occur without the creation of the District. However, the EDA or City has determined that such development or redevelopment would not occur "but for" tax increment financing and that, therefore, the fiscal impact on other taxing jurisdictions is $0. The estimated fiscal impact of the District would be as follows if the "but for" test was not met: IMPACT ON TAX BASE EstimatedEstimated Captured 2014/Pay 2015Tax Capacity (CTC)Percent of CTC Total NetUpon Completionto Entity Total Tax Capacity Washington County 270,374,910137,1950.0507% City of Cottage Grove27,172,228137,1950.5049% ISD No. 83384,132,655137,1950.1631% IMPACT ON TAX RATES Estimated Pay 2015PercentPotential Extension Ratesof TotalCTCTaxes Washington County 0.30173926.68%137,195 41,397 City of Cottage Grove0.41602736.79%137,19557,077 ISD No. 8330.36432832.22%137,19549,984 Other0.0487404.31%137,1956,687 Total1.130834100.00%155,145 The estimates listed above display the captured tax capacity when all construction is completed. The tax rate used for calculations is the estimated Pay 2015 rate. The total net capacity for the entities listed above are based on estimated Pay 2015 figures. The District will be certified under the actual Pay 2015 rates, which were unavailable at the time this TIF Plan was prepared. Cottage Grove Economic Development Authority 2-8 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Pursuant to M.S. Section 469.175 Subd. 2(b): (1) Estimate of total tax increment. It is estimated that the total amount of tax increment that will be generated over the life of the District is $1,245,000; (2) Probable impact of the District on city provided services and ability to issue debt. An impact of the District on police protection is not expected. The City police department does track all calls for service including property-type calls and crimes. With any addition of new residents or businesses, police calls for service will be increased. New developments add an increase in traffic, and additional overall demands to the call load. The City does not expect that the proposed development, in and of itself, will necessitate new capital investment. The probable impact of the District on fire protection is not expected to be significant. Typically new buildings generate few calls, if any, and are of superior construction and have fire suppression systems in place. The impact of the District on public infrastructure is expected to be minimal. The development is not expected to significantly impact any traffic movements in the area. The current infrastructure for sanitary sewer, storm sewer and water will be able to handle the additional volume generated from the proposed development. Based on the development plans, there are no additional costs associated with street maintenance, sweeping, plowing, lighting and sidewalks. However, sanitary sewer connection (SAC) costs are yet to be determined. The City does not have a water (WAC) connection fee. The probable impact of any District general obligation tax increment bonds on the ability to issue debt for general fund purposes is expected to be minimal. It is not anticipated that there will be any general obligation debt issued in relation to this project, therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit. (3) Estimated amount of tax increment attributable to school district levies. It is estimated that 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 $401,139; (4) Estimated amount of tax increment attributable to county levies. It is estimated that 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 $332,166; (5) Additional information requested by the county or school district. The City is not aware of any standard questions in a county or school district written policy regarding tax increment districts and impact on county or school district services. The county or school district must request additional information pursuant to M.S. Section 469.175 Subd. 2(b) within 15 days after receipt of the tax increment financing plan. No requests for additional information from the county or school district regarding the proposed development for the District have been received. Subsection 2-15.Supporting Documentation Pursuant to M.S. Section 469.175, Subd. 1 (a), clause 7 the TIF Plan must contain identification and Cottage Grove Economic Development Authority 2-9 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 description of studies and analyses used to make the determination set forth in M.S. Section 469.175, Subd. 3, clause (b)(2) and the findings are required in the resolution approving the District. Following is a list of reports and studies on file at the City that support the EDA and City's findings: •Staff Report of March 2, 2005 Subsection 2-16.Definition of Tax Increment Revenues Pursuant to M.S., Section 469.174, Subd. 25, tax increment revenues derived from a tax increment financing district include all of the following potential revenue sources: 1.Taxes paid by the captured net tax capacity, but excluding any excess taxes, as computed under M.S., Section 469.177; 2.The proceeds from the sale or lease of property, tangible or intangible, to the extent the property was purchased by the authority with tax increments; 3.Principal and interest received on loans or other advances made by the authority with tax increments; 4.Interest or other investment earnings on or from tax increments; and 5.Repayments or return of tax increments made to the authority under agreements for districts for which the request for certification was made after August 1, 1993. Subsection 2-17.Modifications to the District In accordance with M.S., Section 469.175, Subd. 4, any: 1.Reduction or enlargement of the geographic area of the District, if the reduction does not meet the requirements of M.S., Section 469.175, Subd. 4(e); 2.Increase in amount of bonded indebtedness to be incurred; 3.A determination to capitalize interest on debt if that determination was not a part of the original TIF Plan; 4.Increase in the portion of the captured net tax capacity to be retained by the EDA or City; 5.Increase in the estimate of the cost of the District, including administrative expenses, that will be paid or financed with tax increment from the District; or 6.Designation of additional property to be acquired by the EDA or City, shall be approved upon the notice and after the discussion, public hearing and findings required for approval of the original TIF Plan. Pursuant to M.S., Section 469.175 Subd. 4(f), the geographic area of the District may be reduced, but shall not be enlarged after five years following the date of certification of the original net tax capacity by the county auditor. If an economic development district is enlarged, the reasons and supporting facts for the determination that the addition to the district meets the criteria of M.S., Section 469.174, Subd. 12 must be documented in writing and retained. The requirements of this paragraph do not apply if (1) the only modification is elimination of parcel(s) from the District and (2) (A) the current net tax capacity of the parcel(s) eliminated from the District equals or exceeds the net tax capacity of those parcel(s) in the District's original net tax capacity or (B) the EDA agrees that, notwithstanding M.S., Section 469.177, Subd. 1, the original net tax capacity will be reduced by no more than the current net tax capacity of the parcel(s) eliminated from the District. The EDA or City must notify the County Auditor of any modification to the District. Modifications to the District in the form of a budget modification or an expansion of the boundaries will be recorded in the TIF Cottage Grove Economic Development Authority 2-10 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Plan. Subsection 2-18.Administrative Expenses In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of the EDA or City, other than: 1.Amounts paid for the purchase of land; 2.Amounts paid to contractors or others providing materials and services, including architectural and engineering services, directly connected with the physical development of the real property in the District; 3.Relocation benefits paid to or services provided for persons residing or businesses located in the District; or 4.Amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued pursuant to M.S., Section 469.178; or 5.Amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clauses (1) to (3). For districts for which the request for certification were made before August 1, 1979, or after June 30, 1982, and before August 1, 2001, administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants, and planning or economic development consultants. Pursuant to M.S., Section authorizedanddocumented 469.176, Subd. 3, tax increment may be used to pay any administrative expenses for the District up to but not to exceed 10 percent of the total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments, as defined by M.S., Section 469.174, Subd. 25, clause (1), from the District, whichever is less. For districts for which certification was requested after July 31, 2001, no tax increment may be used to pay any administrative expenses for District costs which exceed ten percent of total estimated tax increment expenditures authorized by the TIF Plan or the total tax increments, as defined in M.S., Section 469.174, Subd. 25, clause (1), from the District, whichever is less. Pursuant to M.S., Section 469.176, Subd. 4h, tax increments may be used to pay for the County's actual administrative expenses incurred in connection with the District and are not subject to the percentage limits ofM.S., Section 469.176, Subd. 3. The county may require payment of those expenses by February 15 of the year following the year the expenses were incurred. Pursuant to M.S., Section 469. 177, Subd. 11, the County Treasurer shall deduct an amount (currently .36 percent) of any increment distributed to the EDA or City and the County Treasurer shall pay the amount deducted to the State Commissioner of Management and Budget for deposit in the state general fund to be appropriated to the State Auditor for the cost of financial reporting of tax increment financing information and the cost of examining and auditing authorities' use of tax increment financing. This amount may be adjusted annually by the Commissioner of Revenue. Subsection 2-19.Limitation of Increment The tax increment pledged to the payment of bonds and interest thereon may be discharged and the District may be terminated if sufficient funds have been irrevocably deposited in the debt service fund or other escrow account held in trust for all outstanding bonds to provide for the payment of the bonds at maturity or redemption date. Cottage Grove Economic Development Authority 2-11 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Pursuant to M.S., Section 469.176, Subd. 6: if, after four years from the date of certification of the original net tax capacity of the tax increment financing district pursuant to M.S., Section 469.177, no demolition, rehabilitation or renovation of property or other site preparation, including qualified improvement of a street adjacent to a parcel but not installation of utility service including sewer or water systems, has been commenced on a parcel located within a tax increment financing district by the authority or by the owner of the parcel in accordance with the tax increment financing plan, no additional tax increment may be taken from that parcel and the original net tax capacity of that parcel shall be excluded from the original net tax capacity of the tax increment financing district. If the authority or the owner of the parcel subsequently commences demolition, rehabilitation or renovation or other site preparation on that parcel including qualified improvement of a street adjacent to that parcel, in accordance with the tax increment financing plan, the authority shall certify to the county auditor that the activity has commenced and the county auditor shall certify the net tax capacity thereof as most recently certified by the commissioner of revenue and add it to the original net tax capacity of the tax increment financing district. The county auditor must enforce the provisions of this subdivision. The authority must submit to the county auditor evidence that the required activity has taken place for each parcel in the district. The evidence for a parcel must be submitted by February 1 of the fifth year following the year in which the parcel was certified as included in the district. For purposes of this subdivision, qualified improvements of a street are limited to (1) construction or opening of a new street, (2) relocation of a street, and (3) substantial reconstruction or rebuilding of an existing street. The EDA or City or a property owner must improve parcels within the District by approximately April 2019 and report such actions to the County Auditor. Subsection 2-20.Use of Tax Increment The EDA or City hereby determines that it will use 100 percent of the captured net tax capacity of taxable property located in the District for the following purposes: 1.To pay the principal of and interest on bonds issued to finance a project; 2.To finance, or otherwise pay the cost of redevelopment of the Development District No. 1 pursuant toM.S., Sections 469.090 to 469.1082; 3.To pay for project costs as identified in the budget set forth in the TIF Plan; 4.To finance, or otherwise pay for other purposes as provided in M.S., Section 469.176, Subd. 4; 5.To pay principal and interest on any loans, advances or other payments made to or on behalf of the EDA or City or for the benefit of Development District No. 1 by a developer; 6.To finance or otherwise pay premiums and other costs for insurance or other security guaranteeing the payment when due of principal of and interest on bonds pursuant to the TIF Plan or pursuant to M.S., Chapter 462C. M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178; and 7.To accumulate or maintain a reserve securing the payment when due of the principal and interest on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, M.S., Sections 469.152 through 469.165, and/or M.S., Sections 469.178. These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other purposes prohibited by M.S., Section 469.176, Subd. 4. Tax increments generated in the District will be paid by Washington County to the EDA for the Tax Cottage Grove Economic Development Authority 2-12 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Increment Fund of said District. The EDA or City will pay to the developer(s) annually an amount not to exceed an amount as specified in a developer's agreement to reimburse the costs of land acquisition, public improvements, demolition and relocation, site preparation, and administration. Remaining increment funds will be used for EDA or City administration (up to 10 percent) and for the costs of public improvement activities outside the District. Subsection 2-21.Excess Increments Excess increments, as defined in M.S., Section 469.176, Subd. 2, shall be used only to do one or more of the following: 1.Prepay any outstanding bonds; 2.Discharge the pledge of tax increment for any outstanding bonds; 3.Pay into an escrow account dedicated to the payment of any outstanding bonds; or 4.Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in proportion to their local tax rates. The EDA or City must spend or return the excess increments under paragraph (c) within nine months after the end of the year. In addition, the EDA or City may, subject to the limitations set forth herein, choose to modify the TIF Plan in order to finance additional public costs in Development District No. 1 or the District. Subsection 2-22.Requirements for Agreements with the Developer The EDA or City will review any proposal for private development to determine its conformance with the Development Program and with applicable municipal ordinances and codes. To facilitate this effort, the following documents may be requested for review and approval: site plan, construction, mechanical, and electrical system drawings, landscaping plan, grading and storm drainage plan, signage system plan, and any other drawings or narrative deemed necessary by the EDA or City to demonstrate the conformance of the development with City plans and ordinances. The EDA or City may also use the Agreements to address other issues related to the development. Pursuant to M.S., Section 469.176, Subd. 5, no more than 10 percent, by acreage, of the property to be acquired in the District as set forth in the TIF Plan shall at any time be owned by the EDA or City as a result of acquisition with the proceeds of bonds issued pursuant to M.S., Section 469.178 to which tax increments from property acquired is pledged, unless prior to acquisition in excess of 10 percent of the acreage, the EDA or City concluded an agreement for the development of the property acquired and which provides recourse for the EDA or City should the development not be completed. Subsection 2-23.Assessment Agreements Pursuant to M.S., Section 469.177, Subd. 8, the EDA or City may enter into a written assessment agreement in recordable form with the developer of property within the District which establishes a minimum market value of the land and completed improvements for the duration of the District. The assessment agreement shall be presented to the County Assessor who shall review the plans and specifications for the improvements to be constructed, review the market value previously assigned to the land upon which the improvements are to be constructed and, so long as the minimum market value contained in the assessment agreement appears, in the judgment of the assessor, to be a reasonable estimate, the County Assessor shall also certify the minimum market value agreement. Cottage Grove Economic Development Authority 2-13 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Subsection 2-24.Administration of the District Administration of the District will be handled by the EDA Executive Director. Subsection 2-25.Annual Disclosure Requirements Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the EDA or City must undertake financial reporting for all tax increment financing districts to the Office of the State Auditor, County Board and County Auditor on or before August 1 of each year. M.S., Section 469.175, Subd. 5 also provides that an annual statement shall be published in a newspaper of general circulation in the City on or before August 15. If the City fails to make a disclosure or submit a report containing the information required by M.S., Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution of tax increment from the District. Subsection 2-26.Reasonable Expectations As required by the TIF Act, in establishing the District, the determination has been made that the anticipated development would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the District permitted by the TIF Plan. In making said determination, reliance has been placed upon written representation made by the developer to such effects and upon EDA and City staff awareness of the feasibility of developing the project site(s) within the District. A comparative analysis of estimated market values both with and without establishment of the District and the use of tax increments has been performed as described above. Such analysis is included with the cashflow in Appendix D, and indicates that the increase in estimated market value of the proposed development (less the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the District and the use of tax increments. Subsection 2-27.Other Limitations on the Use of Tax Increment 1.General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF Plan. The revenues shall be used to finance, or otherwise pay the cost of redevelopment of the Development District No. 1 pursuant to M.S., Sections 469.090 to 469.1082. Tax increments may not be used to circumvent existing levy limit law. No tax increment may be used for the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily and regularly for conducting the business of a municipality, county, school district, or any other local unit of government or the state or federal government. This provision does not prohibit the use of revenues derived from tax increments for the construction or renovation of a parking structure. 2.Pooling Limitations. At least 80 percent of tax increments from the District must be expended on activities in the District or to pay bonds, to the extent that the proceeds of the bonds were used to finance activities within said district or to pay, or secure payment of, debt service on credit enhanced bonds. Not more than 20 percent of said tax increments may be expended, through a development fund or otherwise, on activities outside of the District except to pay, or secure payment of, debt service on credit enhanced bonds. For purposes of applying this restriction, all administrative expenses must be treated as if they were solely for activities outside of the District. Cottage Grove Economic Development Authority 2-14 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 3.Five Year Limitation on Commitment of Tax Increments. Tax increments derived from the District shall be deemed to have satisfied the 80 percent test set forth in paragraph (2) above only if the five year rule set forth in M.S., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth year following certification of the District, 80 percent of said tax increments that remain after expenditures permitted under said five year rule must be used only to pay previously committed expenditures or credit enhanced bonds as more fully set forth in M.S., Section 469.1763, Subd. 5. Subsection 2-28.Summary The Cottage Grove Economic Development Authority is establishing the District to preserve and enhance the tax base, and provide employment opportunities in the City. The TIF Plan for the District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105, telephone (651) 697- 8500. Cottage Grove Economic Development Authority 2-15 Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 Appendix A Project Description In 1999 the City designated the City's Business Park. The City was able to provide for significant site grading/rock excavation/soil correction and utility extensions in to bring American AgCo (American Logistics), among other businesses to the Park. Site grading at that time included creation of storm ponding and grading of future development parcels. As a result of this grading, which provided development ready sites, the City realized construction of additional development in 2003 and 2004. None of the above projects would have occurred without the City providing for utility extensions, site grading and assistance with land costs. Most of these past projects have required coordination of infrastructure and grading outside of the scope of the development parcel itself, and well beyond the financing ability of the end users of those properties. The current project being discussed is a 100,000 sq. ft. expansion of the original 60,000 sq. ft. facility of American AgCo (American Logistics), a manufacturing, warehousing and distribution center. The expansion will allow for the consolidation of the South St. Paul, Woodbury, and Cottage Grove operations to the Cottage Grove site. The expansion will require acquisition of approximately 8.12 acres of land adjacent to current site. Upon completion it is anticipated that the building expansion will have an estimated market value of $5,800,000. The proposed project would not occur but for participation from the EDA through dedication of increments generated from the project. The TIF is dedicated toward a partial write down of land acquisition costs as well as costs associated with development area charges and other infrastructure, including but not limited to construction of a portion of 97 th Street. The business owner has received an offer from a neighboring state to relocate the proposed expansion. The competing offer is sufficiently compelling that but for TIF assistance and anticipated participation from the State of Minnesota this project will not be constructed in Cottage Grove or within the State of Minnesota. The competing site in Wisconsin is 10 miles southeast of the Cottage Grove proposed development site. Hence it is considered a significant alternative to the Cottage Grove development. AppendixA-1 Appendix B Map of Development District No. 1 and the District AppendixB-1 8-*(MWXVMGX-RWIX 8E\-RGVIQIRX*MRERGMRK (MWXVMGX2S (IZIPSTQIRX(MWXVMGX2S 8E\-RGVIQIRX*MRERGMRK(MWXVMGX2S (IZIPSTQIRX(MWXVMGX2S 'MX]SJ'SXXEKI+VSZI ;EWLMRKXSR'SYRX]1MRRIWSXE Appendix C Description of Property to be Included in the District The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the parcels listed below. Parcel NumbersAddressOwner th 20.027.21.41.00177800 97 St SSouth St. Paul Agri-Properties A portion of 20.027.21.42.0008Wag Farms Inc AppendixC-1 Appendix D Estimated Cash Flow for the District AppendixD-1 3/9/2015Base Value Assumptions - Page 1 American AgCo - 2% Inflation A Election Cottage Grove EDA 80,000 s.f. Manufacturing/Distribution Facility ASSUMPTIONS AND RATES DistrictType:Economic DevelopmentTax Rates District Name/Number:TIF District 1-15 County District #:TBDExempt Class Rate (Exempt)0.00% First Year Construction or Inflation on Value2015Commercial Industrial Preferred Class Rate (C/I Pref.) Existing District - Specify No. Years RemainingFirst$150,0001.50% Inflation Rate - Every Year:2.00Over$150,0002.00% % Interest Rate:4.00Commercial Industrial Class Rate (C/I)2.00% % Present Value Date:1-Aug-15Rental Housing Class Rate (Rental)1.25% First Period Ending1-Feb-16ffordable Rental Housing Class Rate (Aff. Rental) A Tax Year District was Certified:Pay 2015First$100,0000.75% Cashflow Assumes First Tax Increment For Development:2017Over$100,0000.25% Years of Tax Increment9Non-Homestead Residential (Non-H Res. 1 Unit) ssumes Last Year of Tax Increment2025First$500,0001.00% A Fiscal Disparities Election [Outside (A), Inside (B), or NA]Outside(A)Over$500,0001.25% Incremental or Total Fiscal DisparitiesIncrementalHomestead Residental Class Rate (Hmstd. Res.) Fiscal Disparities Contribution Ratio35.1591%Pay 2015 TNTFirst$500,0001.00% Fiscal Disparities Metro-Wide Tax Rate161.625%Pay 2015Over$500,0001.25% Maximum/Frozen Local Tax Rate: 113.083%Pay 2015 TNTgricultural Non-Homestead1.00% A Current Local Tax Rate: (Use lesser of Current or Max.)113.083%Pay 2015 TNT State-wide Tax Rate (Comm./Ind. only used for total taxes)51.000%Pay 2015 TNT Market Value Tax Rate (Used for total taxes)0.20131%Pay 2015 TNT BASE VALUE INFORMATION (Original Tax Capacity) BuildingTotalPercentageTax YearPropertyCurrentClassAfter LandMarketMarketOf Value UsedOriginalOriginalTaxOriginalAfterConversionArea/ Map #PIDOwnerAddressMarket ValueValueValuefor DistrictMarket ValueMarket ValueClassTax CapacityConversionOrig. Tax Cap.Phase 20.027.21.41.0017SSP Agri Properties LLC7800 97th St S493,4002,122,9002,616,300100%2,616,300Pay 2015C/I52,326 C/I52,326 Part of20.027.21.42.0008WAG Farms Inc.1,749,10001,749,10022%384,998Pay 2015C/I7,700 C/I7,700 2,242,5002,122,9004,365,4003,001,298 60,02660,026 Note: 1. Base values are based upon review of County website on 2/11/2015 and an utilizing 22% of the second parcel for base value purposes (7 acres/31.802 acres) Prepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\Cottage Grove\Housing - Economic - Redevelopment\TIF\TIF Districts\TIF 1-15 (American AgCo) 2014\TIF Runs\TIF Run fiscal implications 3.3.2015.xlsm 3/9/2015Base Value Assumptions - Page 2 American AgCo - 2% Inflation A Election Cottage Grove EDA , s..anuacturngstruton acty 80000fMfi/DiibiFili 5,800,000 PROJECT INFORMATION (Project Tax Capacity) EstimatedTaxableTotal TaxablePropertyPercentagePercentagePercentagePercentageFirst Year Market ValueMarket ValueTotalMarketTaxProjectProject TaxCompletedCompletedCompletedCompletedFull Taxes Area/PhaseNew UsePer Sq. Ft./UnitPer Sq. Ft./UnitSq. Ft./UnitsalueClassTax CapacityCapacity/Unit2015201620172018Payable V New Building 1Manufacturing6060 80,0004,800,000C/I96,0001 100%100%100%100%2017 ddition 2Manufacturing5050 20,0001,000,000C/I20,0001 100%100%100%100%2017 A Existing BuildingManufacturing2,616,3002,616,300 12,616,300C/I52,32652,326 100%100%100%100%2017 TOTAL8,416,300168,326 Subtotal Residential000 Subtotal Commercial/Ind.100,0018,416,300168,326 Note: 1. Market values are based upon estimates from City and County Assessor. TAX CALCULATIONS TotalFiscal LocalLocalFiscal State-wideMarket TaxDisparitiesTax PropertyDisparitiesPropertyalueTotalTaxes Per V 1HZ8VHCapacityTax CapacityCapacityTaxesTaxesTaxesTaxesTaxesSq. Ft./Unit New Building 196,00033,75362,24770,39154,55348,9609,663183,5672.29 Addition 220,0007,03212,96814,66511,36510,2002,01338,2431.91 Existing Building52,32618,39733,92938,36829,73526,6865,267100,056100,055.57 TOTAL168,32659,182109,144123,42495,65385,84616,943321,866 Note: 1. Taxes and tax increment will vary signficantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted. 2. If tax increment in received in 2016, then the district will be one year shorter. WHAT IS EXCLUDED FROM TIF?MARKET VALUE BUT / FOR ANALYSIS Total Property Taxes321,866Current Market Value - Est.3,001,298 less State-wide Taxes(85,846)New Market Value - Est.8,416,300 less Fiscal Disp. Adj.(28,728) Difference5,415,002 less Market Value Taxes(16,943)Present Value of Tax Increment970,228 less Base Value Taxes(67,879) Difference4,444,774 Annual Gross TIF 122,469Value likely to occur without Tax Increment is less than:4,444,774 Prepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\Cottage Grove\Housing - Economic - Redevelopment\TIF\TIF Districts\TIF 1-15 (American AgCo) 2014\TIF Runs\TIF Run fiscal implications 3.3.2015.xlsm 3/9/2015Tax Increment Cashflow - Page 3 American AgCo - 2% Inflation A Election Cottage Grove EDA 80,000 s.f. Manufacturing/Distribution Facility TAX INCREMENT CASH FLOW ProjectOriginalFiscal CapturedLocalAnnualSemi-AnnualStateAdmin.Semi-AnnualSemi-AnnualPERIOD % ofTaxTaxDisparitiesTaxTaxGross TaxGross TaxAuditoratNet TaxPresentENDINGTax Payment OTCCapacityCapacityIncrementalCapacityRateIncrementIncrement0.36%10%IncrementValueYrs.YearDate -- - - 02/01/16 -- - - 08/01/16 -- - - 02/01/17 100%168,326 (60,026) - 108,300 113.083%122,469 61,235 (220) (6,101) 54,913 50,731 0.5201708/01/17 100%168,326 (60,026) - 108,300 113.083%122,469 (220)61,235 (6,101) 54,913 100,467 1201702/01/18 100%171,693 (60,026) - 111,667 113.083%126,276 63,138 (227) (6,291) 56,620 150,744 1.5201808/01/18 100%171,693 (60,026) - 111,667 113.083%126,276 (227)63,138 (6,291) 56,620 200,035 2201802/01/19 100%175,126 (60,026) - 115,100 113.083%130,159 65,080 (234) (6,485) 58,361 249,845 2.5201908/01/19 100%175,126 (60,026) - 115,100 113.083%130,159 (234)65,080 (6,485) 58,361 298,679 3201902/01/20 100%178,629 (60,026) - 118,603 113.083%134,120 67,060 (241) (6,682) 60,137 348,012 3.5202008/01/20 100%178,629 (60,026) - 118,603 113.083%134,120 (241)67,060 (6,682) 60,137 396,378 4202002/01/21 100%182,201 (60,026) - 122,176 113.083%138,160 69,080 (249) (6,883) 61,948 445,224 4.5202108/01/21 100%182,201 (60,026) - 122,176 113.083%138,160 (249)69,080 (6,883) 61,948 493,112 5202102/01/22 100%185,846 (60,026) - 125,820 113.083%142,281 71,140 (256) (7,088) 63,796 541,461 5.5202208/01/22 100%185,846 (60,026) - 125,820 113.083%142,281 (256)71,140 (7,088) 63,796 588,862 6202202/01/23 100%189,562 (60,026) - 129,536 113.083%146,484 73,242 (264) (7,298) 65,681 636,707 6.5202308/01/23 100%189,562 (60,026) - 129,536 113.083%146,484 (264)73,242 (7,298) 65,681 683,614 7202302/01/24 100%193,354 (60,026) - 133,328 113.083%150,771 75,386 (271) (7,511) 67,603 730,946 7.5202408/01/24 100%193,354 (60,026) - 133,328 113.083%150,771 (271)75,386 (7,511) 67,603 777,351 8202402/01/25 100%197,221 (60,026) - 137,195 113.083%155,144 77,572 (279) (7,729) 69,564 824,165 8.5202508/01/25 100%197,221 (60,026) - 137,195 113.083%155,144 (279)77,572 (7,729) 69,564 870,062 9202502/01/26 Total (4,485)1,245,866 (124,138) 1,117,243 Present Value From 08/01/2015Present Value Rate4.00%970,228 (3,493) (96,674) 870,062 Prepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\Cottage Grove\Housing - Economic - Redevelopment\TIF\TIF Districts\TIF 1-15 (American AgCo) 2014\TIF Runs\TIF Run fiscal implications 3.3.2015.xlsm Appendix E Minnesota Business Assistance Form (Minnesota Department of Employment and Economic Development) A Minnesota Business Assistance Form (MBAF) should be used to report and/or update each calendar year's activity by April 1 of the following year. Please see the Minnesota Department of Employment and Economic Development (DEED) website at http://www.deed.state.mn.us/Community/subsidies/MBAFForm.htm for information and forms. AppendixE-1 Appendix F Findings Including But/For Qualifications The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 as required pursuant to M.S., Section 469.175, Subd. 3 are as follows: 1.Finding that the Tax Increment Financing District No. 1-15 is an economic development district as defined in M.S., Section 469.174, Subd. 12. Tax Increment Financing District No. 1-15 is a contiguous geographic area within the City's Development District No. 1, delineated in the TIF Plan, for the purpose of financing economic development in the City through the use of tax increment. The District is in the public interest because it will facilitate infrastructure necessary for the construction of an 100,000 square foot expansion to an existing manufacturing, warehouse, and distribution facility. The business owner has received an offer from a neighboring state to relocate the proposed expansion. The competing offer is sufficiently compelling that but for TIF assistance and anticipated participation from the State of Minnesota this project will not be constructed in Cottage Grove or within the State of Minnesota. The competing site is 10 miles southeast of the Cottage Grove proposed development site. Hence it is considered a significant alternative to the Cottage Grove development. Thus the District will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality; it will increase employment in the state, and preserve and enhance the tax base of the state. 2.Finding that the proposed development, in the opinion of the City Council, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and that the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of Tax Increment Financing District No. 1-15 permitted by the TIF Plan. 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: This finding is supported by the fact that the development proposed in this plan is a manufacturing/warehouse/distribution facility that meets the City's objectives for economic development. None of the projects in the Industrial Park would have occurred without the City providing for utility extensions, site grading and assistance with land costs. Most of these past projects have required coordination of infrastructure and grading outside of the scope of the development parcel itself, and well beyond the financing ability of the end users of those properties. These conditions result in the cost of land acquisition, site and public improvements and utilities making development of the facility infeasible without City assistance. 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: The City supported this finding on the grounds that any alternative development scenario faces the same high costs of public improvements and market constraints that add to the total development cost. The City reasonably determines that no other development of similar scope is anticipated on this site without substantially similar assistance being provided to the development. Therefore, the City concludes as follows: AppendixF-1 a.The City's estimate of the amount by which the market value of the entire District will increase without the use of tax increment financing is $0. b.If the proposed development occurs, the total increase in market value will be $5,415,002. 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 $970,228. d.Even if some development other than the proposed development were to occur, the Council finds that no alternative would occur that would produce a market value increase greater than $4,444,774 (the amount in clause b less the amount in clause c) without tax increment assistance. 3.Finding that the TIF Plan for Tax Increment Financing District No. 1-15 conforms to the general plan for the development or redevelopment of the municipality as a whole. The Planning Commission reviewed the TIF Plan and found that the TIF Plan conforms to the general development plan of the City. 4.Finding that the Tax Increment Financing Plan for Tax Increment Financing District No. 1-15 will afford maximum opportunity, consistent with the sound needs of the City as a whole, for the development of Development District No. 1 by private enterprise. The project to be assisted by the District will result in increased employment in the City and the State of Minnesota, increased tax base of the State, and add a high quality development to the City. But-For Analysis Current Market Value3,001,298 New Market Value - Estimate8,416,300 Difference5,415,002 Present Value of Tax Increment970,228 Difference4,444,774 4,444,774 Value Likely to Occur Without TIF is Less Than: AppendixF-2