HomeMy WebLinkAbout03-12-2018CITY OF MOUNDS VIEW
ECONOMIC DEVELOPMENT AUTHORITY MEETING AGENDA
MOUNDS VIEW CITY HALL
Monday, March 12, 2018
6:00 p.m.
1. CALL TO ORDER
2. ROLL CALL: President Mueller, Vice President Gunn, Commissioner Hull,
Commissioner Meehlhause, Commissioner Bergeron
3. APPROVAL OF AGENDA
4. PUBLIC INPUT:
Citizens may speak to issues not on tonight’s agenda. Before speaking, please
give your full name and address for the minutes. Also, please limit your
comments to three minutes.
5. APPROVAL OF MINUTES
6. CONSENT AGENDA
7. EDA BUSINESS
A. 18-EDA-308 a Resolution Adopting a Modification to the Redevelopment
Project Plan for the Mounds View EDA Project and the Establishment Tax
Increment Financing District No. 1-6. Therein and Adopting a Tax
Increment Financing Plan
B. 18-EDA-309 a Resolution Authorizing Interfund Loan For Advance of
Certain Costs In Connection with Tax Increment Financing District No. 1-6
(A Housing District)
8. REPORTS
9. NEXT EDA MEETING:
10. ADJOURNMENT
PROCEEDINGS OF THE MOUNDS VIEW EDA 1
CITY OF MOUNDS VIEW 2
RAMSEY COUNTY, MINNESOTA 3
4
Regular Meeting 5
February 26, 2018 6
Mounds View City Hall 7
2401 County Road 10, Mounds View, MN 55112 8
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1. CALL MEETING TO ORDER 11
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President Mueller called the meeting to order at 6:00 p.m. 13
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2. ROLL CALL: President Mueller, Vice President Gunn, Commissioner Bergeron 15
Commissioner Hull, Commissioner Meehlhause, and Executive Director Zikmund. 16
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NOT PRESENT: None. 18
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3. APPROVAL OF AGENDA 20
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City Attorney Riggs requested the Council discuss Item C under New Business prior to Item B. 22
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MOTION/SECOND: Gunn/Meehlhause. To Approve the February 26, 2018, Agenda as 24
amended. 25
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Ayes – 5 Nays – 0 Motion carried. 27
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4. PUBLIC INPUT 29
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Bill Urbanski, 2367 Sherwood Road, spoke against the proposed gun range, gun shop and 31
development that would be located at the corner of Mounds View Boulevard and Edgewood 32
Drive. He explained the City Council were elected officials that should be working for the 33
interests and values of the community. He believed the Council was more interested in working 34
for and serving the interests of the Heartland Gun Club and Pat Egan. He reported Pat Egan was 35
not a Mounds View resident, nor was INH. He encouraged the developers to bring their gun club 36
to another community such as Arden Hills. He stated he has knocked on nearly every door in the 37
Edgewood Middle School area and the ratio was 8:1 against the gun club. He explained most 38
residents did not like the location of the proposed gun club as it was too close to a residential 39
neighborhood and senior housing. He indicated on Tuesday, February 6th a number of residents 40
attended the local caucus at the Chippewa Middle School and noted all Mounds View four 41
precincts passed a Resolution opposing the gun club at Crossroad Pointe by a large majority. He 42
stated many of the people he contacted were aware of the fact a gun club was being proposed at 43
Crossroad Pointe. He indicated he had a large number of signatures on a petition opposing a gun 44
club in Mounds View. He stated he was creating a database of individuals in the community that 45
Mounds View EDA February 26, 2018
Regular Meeting Page 2
oppose the gun club. He noted his slogan was, “Mounds View - Together We Can Do Better”. 1
2
Russ Warren, 8044 Greenwood Drive, asked if there was a time limit on the Public Hearing for 3
the item on the City Council agenda. President Mueller reported each speaker would be given 4
three minutes to speak. 5
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5. APPROVAL OF MINUTES 7
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A. January 22, 2018, EDA Minutes. 9
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MOTION/SECOND: Meehlhause/Hull. To Approve the January 22, 2018, Minutes as 11
presented. 12
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Ayes – 5 Nays – 0 Motion carried. 14
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6. CONSENT AGENDA 16
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None. 18
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7. EDA BUSINESS 20
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A. Confirm EDC Chair and Vice Chair Appointments. 22
23
Business Development Coordinator Beeman requested the EDA confirm the EDC Chair and 24
Vice Chair appointments for 2018. He noted the EDC had recommended Jim Freichels serve as 25
the Chair and Dan Larson serve as the Vice Chair. 26
27
MOTION/SECOND: Meehlhause/Bergeron. To Confirm the EDC Chair and Vice Chair 28
Appointments. 29
30
Ayes – 5 Nays – 0 Motion carried. 31
32
C. Joint Resolution Approving Real Estate Option Agreement for Boulevard 33
Apartments. 34
35
Business Development Coordinator Beeman requested the EDA adopt a joint Resolution that 36
would approve a real estate option agreement for Boulevard Apartments. He explained MWF 37
was proposing a 60-unit workforce housing apartment complex on the west end of town. 38
39
City Attorney Riggs discussed the option agreement in detail with the Authority, noting two tax 40
forfeit properties would be combined with this development. He stated the reason for the option 41
agreement was to require certain actions on the part of the developer and EDA’s behalf. He 42
Mounds View EDA February 26, 2018
Regular Meeting Page 3
reported once the option agreement was signed and in place, the developer would be locked in to 1
purchase the property. Staff provided further comment on the agreement and recommended 2
approval. 3
4
MOTION/SECOND: Gunn/Meehlhause. To Waive the Reading and Adopt Resolution 18-5
EDA-307, Approving Real Estate Option Agreement for Boulevard Apartments. 6
7
Ayes – 5 Nays – 0 Motion carried. 8
9
B. Resolution 18-EDA-306 Conditionally Authorizing Acquisition of Tax-10
Forfeited Land at a Discount for the Development of Multi-Family 11
Affordable Housing. 12
13
Business Development Coordinator Beeman requested the Council adopt a Resolution 14
conditionally authorizing acquisition of tax-forfeited land at a discount for the development of 15
multi-family affordable housing. He the County was requiring the City to pass this Resolution 16
due to the fact two of the properties were tax forfeited. He discussed the fees the developer 17
would have to pay for the land given noting discounts were in place. 18
19
City Attorney Riggs reviewed the redlined changes to the Resolution and noted this item would 20
not require Council approval. He commented on the development schedule for the project and 21
recommended approval. 22
23
Commissioner Meehlhause reported the City would not be paying for the tax forfeited land but 24
rather would be paid for by the developer. He asked what would happen if the development did 25
not move forward if MWF would maintain ownership of the tax-forfeited land. City Attorney 26
Riggs advised this was covered in the option agreement and reported if the project were to fall 27
through the land would return to the EDA. 28
29
President Mueller questioned if the two tax forfeited properties were currently paying property 30
taxes. Business Development Coordinator Beeman reported both properties had been foreclosed 31
and were not paying taxes. 32
33
President Mueller commented one of the parcels was landlocked and the other was accessible to 34
Mounds View Boulevard. She asked how big the parcel was that had access to Mounds View 35
Boulevard. Business Development Coordinator Beeman stated he was uncertain as to the exact 36
size but noted the four parcels within this development were being combined in order to allow 37
for a proper sized development. 38
39
MOTION/SECOND: Gunn/Meehlhause. To Waive the Reading and Adopt Resolution 18-40
EDA-306, Conditionally Authorizing Acquisition of Tax-Forfeited Land at a Discount for the 41
Development of Multi-Family Affordable Housing. 42
Mounds View EDA February 26, 2018
Regular Meeting Page 4
1
Ayes – 5 Nays – 0 Motion carried. 2
3
8. REPORTS 4
5
None. 6
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9. NEXT EDA MEETING: Monday, March 12, 2018 at 6:00 p.m. 8
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10. ADJOURNMENT 10
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President Mueller adjourned the meeting at 6:24 p.m. 12
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Respectfully submitted, 14
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Recorded and transcribed by: 17
Heidi Guenther 18
TimeSaver Off Site Secretarial, Inc. 19
Item No: 07A
Meeting Date: March 12, 2018
Type of Business: EDA Business
City of Mounds View Staff Report
To: Economic Development Authority
From: Brian Beeman, Business Development Coordinator
Item Title/Subject: Resolution 18-EDA-308 A Resolution Adopting a Modification to the
Redevelopment Plan for the Mounds View Economic Development
Project, Establishing Tax Increment Financing District no. 1-6 therein,
and Adopting a Tax Increment Financing Plan
Background:
MWF Properties is proposing to construct a 60 unit workforce housing project on four parcels near
Groveland Road and Mounds View Boulevard. MWF is asking for Tax Increment Financing (TIF) for
the project. A resolution approving the modification to the project plan for and the establishment of
TIF District No. 1-6 is required.
Discussion:
The City of Mounds View City is cooperating with MWF Properties to create a TIF district for their 60
unit workforce housing project. As part of this process, a resolution approving the modification to the
redevelopment project plan for the establishment of TIF District No. 1-6 is required. The Council will
discuss this matter at their March 12, 2018 City Council Worksession. The City Council will consider
a similar resolution at its March 12, 2018 meeting.
Recommendation:
Staff recommends the Authority consider approval of Resolution 18-EDA-308 by motion.
Respectfully submitted,
__________________________
Brian Beeman
Attachments:
1) 18-EDA-308 A Resolution Approving the Modification to the Project Plan for and the
Establishment of Tax Increment Financing District No. 1-6
2) TIF District No. 1-6 Overview
3) Modification to the Redevelopment Plan for the Mounds View Economic Development
Project and the TIF Plan for the Establishment of TIF District No. 1-6 (a housing district)
Within the Mounds View Economic Development Project
MOUNDS VIEW ECONOMIC DEVELOPMENT AUTHORITY
CITY OF MOUNDS VIEW
RAMSEY COUNTY
STATE OF MINNESOTA
RESOLUTION NO. 308
RESOLUTION ADOPTING A MODIFICATION TO THE REDEVELOPMENT
PLAN FOR THE MOUNDS VIEW ECONOMIC DEVELOPMENT PROJECT,
ESTABLISHING TAX INCREMENT FINANCING DISTRICT NO. 1-6 THEREIN,
AND ADOPTING A TAX INCREMENT FINANCING PLAN THEREFOR.
WHEREAS, it has been proposed by the Board of Commissioners (the "Board") of the Mounds
View Economic Development Authority (the "EDA") and the City of Mounds View (the "City") that the
EDA adopt a Modification to the Redevelopment Plan (the "Redevelopment Plan Modification") for the
Mounds View Economic Development Project (the "Project Area") and establish Tax Increment Financing
District No. 1-6 (the "District") and adopt a Tax Increment Financing Plan (the "TIF Plan") therefor (the
Redevelopment Plan Modification and the TIF Plan are referred to collectively herein as the "Plans"), all
pursuant to and in conformity with applicable law, including Minnesota Statutes, Sections 469.090 to
469.1082, and Sections 469.174 to 469.1794, inclusive, as amended (the "Act"), all as reflected in the Plans
and presented for the Board's consideration; and
WHEREAS, the EDA has investigated the facts relating to the Plans and has caused the Plans to
be prepared; and
WHEREAS, the EDA has performed all actions required by law to be performed prior to the
adoption of the Plans. The EDA has also requested the City Planning Commission to provide for review of
and written comment on Plans and that the Council schedule a public hearing on the Plans upon published
notice as required by law.
NOW, THEREFORE, BE IT RESOLVED by the Board as follows:
1. The EDA hereby finds that the District is in the public interest and is a "housing district" under
Minnesota Statutes, Section 469.174, Subd. 11, and finds that the adoption of the proposed Plans
conform in all respects to the requirements of the Act and will help fulfill a need to develop an area
of the State of Minnesota for affordable and high quality housing.
2. The EDA further finds that the Plans will afford maximum opportunity, consistent with the sound
needs for the City as a whole, for the development or redevelopment of the Project Area by private
enterprise in that the intent is to provide only that public assistance necessary to make the private
developments financially feasible.
3. The boundaries of the Project Area are not being expanded.
4. The reasons and facts supporting the findings in this resolution are described in the Plans.
5. The EDA elects to calculate fiscal disparities for the District in accordance with Minnesota Statutes,
Section 469.177, Subd. 3, clause b, which means the fiscal disparities contribution would be taken
from inside the District. It is not anticipated that the District will contain commercial/industrial
property. As a result, there should be no impact due to the fiscal disparities provision on the
District.
6. Conditioned upon the approval thereof by the City Council following its public hearing thereon,
the Plans, as presented to the EDA on this date, are hereby approved, established and adopted and
shall be placed on file in the office of the Executive Director of the EDA.
7. Upon approval of the Plans by the City Council, the staff, the EDA's advisors and legal counsel are
authorized and directed to proceed with the implementation of the Plans and for this purpose to
negotiate, draft, prepare and present to this Board for its consideration all further plans, resolutions,
documents and contracts necessary for this purpose. Approval of the Plans does not constitute
approval of any project or a Development Agreement with any developer.
8. Upon approval of the Plans by the City Council, the Executive Director of the EDA is authorized
and directed to forward a copy of the Plans to the Minnesota Department of Revenue and the Office
of the State Auditor pursuant to Minnesota Statutes 469.175, Subd. 4a.
9. The Executive Director of the EDA is authorized and directed to forward a copy of the Plans to
the Ramsey County Auditor and request that the Auditor certify the original tax capacity of the
District as described in the Plans, all in accordance with Minnesota Statutes 469.177.
Approved by the Board on March 12, 2018.
_______________________________
Chair
ATTEST:
__________________________
Secretary
Tax Increment Financing District Overview
City of Mounds View
Tax Increment Financing District No. 1-6
The following summary contains an overview of the basic elements of the Tax Increment Financing Plan
for Tax Increment Financing District No. 1-6. More detailed information on each of these topics can be
found in the complete Tax Increment Financing Plan.
Proposed action: Establishment of Tax Increment Financing District No. 1-6 (the "District") and
the adoption of a Tax Increment Financing Plan (the "TIF Plan").
Modification to the Redevelopment Plan for the Mounds View Economic
Development Project includes the establishment of Tax Increment Financing
District No. 1-6, which represents a continuation of the goals and objectives set
forth in the Redevelopment Plan for the Mounds View Economic Development
Project.
Type of TIF District: A housing district
Parcel Numbers: 0630-2331-0029 0630-2331-0030
0630-2331-0031 0630-2331-0241
Proposed
Development:
The District is being created to facilitate the construction of approximately 60
affordable workforce housing apartment units in the City. Please see Appendix
A of the TIF Plan for a more detailed project description.
Maximum duration: The duration of the District will be 25 years from the date of receipt of the first
increment (26 years of increment). The City expects the date of first tax
increment to be 2020. It is estimated that the District, including any
modifications of the TIF Plan for subsequent phases or other changes, would
terminate after December 31, 2045, or when the TIF Plan is satisfied.
Estimated annual tax
increment:
Up to $133,461
Page 2
Authorized uses:
The TIF Plan contains a budget that authorizes the maximum amount that
may be expended:
Land/Building Acquisition ..................................................... $700,000
Site Improvements/Preparation .............................................. $100,000
Affordable Housing ............................................................... $400,000
Utilities ................................................................................... $100,000
Other Qualifying Improvements ............................................ $121,632
Administrative Costs (up to 10%) .......................................... $236,293
PROJECT COSTS TOTAL ................................................ $1,657,925
Interest ................................................................................... $941,296
PROJECT COSTS TOTAL ............................................. $2,599,221
See Subsection 2-10, on page 2-5 of the TIF Plan for the full budget
authorization.
Form of financing: The project is proposed to be financed by a pay-as-you-go note/interfund
loan.
Administrative fee: Up to 10% of annual increment, if costs are justified.
Interfund Loan
Requirement:
If the City wants to pay for administrative expenditures from a tax increment
fund, it is recommended that a resolution authorizing a loan from another
fund be passed PRIOR to, or within 60 days of, the issuance of the check.
4 Year Activity Rule
(§ 469.176 Subd. 6)
After four years from the date of certification of the District one of the
following activities must have been commenced on each parcel in the District:
• Demolition
• Rehabilitation
• Renovation
• Other site preparation (not including utility services such as sewer and
water)
If the activity has not been started by approximately March 2022, no
additional tax increment may be taken from that parcel until the
commencement of a qualifying activity.
The reasons and facts supporting the findings for the adoption of the TIF Plan for the District, as required
pursuant to M.S., Section 469.175, Subd. 3, are included in Exhibit A of the City resolution.
Page 3
MAP OF MOUNDS VIEW ECONOMIC DEVELOPMENT PROJECT AND
TAX INCREMENT FINANCING DISTRICT NO. 1-6
As of March 5, 2018
Draft for Public Hearing
Modification to the Redevelopment Plan
for the Mounds View Economic Development Project
and the
Tax Increment Financing Plan
for the establishment of
Tax Increment Financing District No. 1-6
(a housing district)
within
the Mounds View Economic Development Project
Mounds View Economic Development Authority
City of Mounds View
Ramsey County
State of Minnesota
Public Hearing: March 12, 2018
Adopted:
Prepared by: EHLERS & ASSOCIATES, INC.
3060 Centre Pointe Drive, Roseville, Minnesota 55113-1105
651-697-8500 fax: 651-697-8555 www.ehlers-inc.com
Table of Contents
(for reference purposes only)
Section 1 - Modification to the Redevelopment Plan
for the Mounds View Economic Development Project ........................... 1-1
Foreword ............................................................. 1-1
Section 2 - Tax Increment Financing Plan
for Tax Increment Financing District No. 1-6 .................................. 2-1
Subsection 2-1. Foreword............................................... 2-1
Subsection 2-2. Statutory Authority........................................ 2-1
Subsection 2-3. Statement of Objectives ................................... 2-1
Subsection 2-4. Redevelopment Plan Overview .............................. 2-1
Subsection 2-5. Description of Property in the District and Property To Be Acquired . 2-2
Subsection 2-6. Classification of the District................................. 2-2
Subsection 2-7. Duration 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 ................................ 2-10
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 ................................... 2-12
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 ................................. 2-14
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 the Mounds View Economic Development Project 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
Housing Qualifications for the District........................................ E-1
Appendix F
Findings for the District................................................... F-1
Section 1 - Modification to the Redevelopment Plan
for the Mounds View Economic Development Project
Foreword
The following text represents a Modification to the Redevelopment Plan for the Mounds View Economic
Development Project. This modification represents a continuation of the goals and objectives set forth in the
Redevelopment Plan for the Mounds View Economic Development Project. Generally, the substantive
changes include the establishment of Tax Increment Financing District No. 1-6.
For further information, a review of the Redevelopment Plan for the Mounds View Economic Development
Project, adopted May 9, 1994, is recommended. It is available from the City Administrator at the City of
Mounds View. Other relevant information is contained in the Tax Increment Financing Plans for the Tax
Increment Financing Districts located within the Mounds View Economic Development Project.
Mounds View Economic Development Authority
Modification to the Redevelopment Plan for the Mounds View Economic Development Project 1-1
Section 2 - Tax Increment Financing Plan
for Tax Increment Financing District No. 1-6
Subsection 2-1. Foreword
The Mounds View Economic Development Authority (the "EDA"), the City of Mounds View (the "City"),
staff and consultants have prepared the following information to expedite the establishment of Tax Increment
Financing District No. 1-6 (the "District"), a housing tax increment financing district, located in the Mounds
View Economic Development Project.
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 Redevelopment Plan for the Mounds View Economic
Development Project.
Subsection 2-3. Statement of Objectives
The District currently consists of four parcels of land and adjacent and internal rights-of-way. The District
is being created to facilitate the construction of approximately 60 affordable apartment units in the City.
Please see Appendix A for further District information. The City anticipates entering into an agreement with
Boulevard Apartments Limited Partnership as the developer. This TIF Plan is expected to achieve many of
the objectives outlined in the Redevelopment Plan for the Mounds View Economic Development Project.
The activities contemplated in the Modification to the Redevelopment Plan and the TIF Plan do not preclude
the undertaking of other qualified development or redevelopment activities. These activities are anticipated
to occur over the life of the Mounds View Economic Development Project and the District.
Subsection 2-4. Redevelopment Plan 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.
Mounds View Economic Development Authority
Tax Increment Financing Plan for Tax Increment Financing District No. 1-6 2-1
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: make storm sewer improvements; provide land for needed public
streets, utilities and facilities; and 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. The EDA or City plans to purchase the two tax-forfeited properties owned by the State of
Minnesota described in Appendix C and will convey those to the developer.
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 a housing
district pursuant to M.S., Section 469.174, Subd. 11 and M.S., Section 469.1761 as defined below:
M.S., Section 469.174, Subd.11:
"Housing district" means a type of tax increment financing district which consists of a project, or a
portion of a project, intended for occupancy, in part, by persons or families of low and moderate
income, as defined in chapter 462A, Title II of the National Housing Act of 1934, the National
Housing Act of 1959, the United States Housing Act of 1937, as amended, Title V of the Housing Act
of 1949, as amended, any other similar present or future federal, state, or municipal legislation, or
the regulations promulgated under any of those acts, and that satisfies the requirements of M.S.,
Section 469.1761. Housing project means a project, or portion of a project, that meets all the
qualifications of a housing district under this subdivision, whether or not actually established as a
housing district.
M.S., Section 469.1761:
Subd. 1. Requirement imposed.
(a) In order for a tax increment financing district to qualify as a housing district:
(1) the income limitations provided in this section must be satisfied; and
(2) no more than 20 percent of the square footage of buildings that receive assistance from tax
increments may consist of commercial, retail, or other nonresidential uses.
(b) The requirements imposed by this section apply to property receiving assistance financed with
tax increments, including interest reduction, land transfers at less than the authority’s cost of
acquisition, utility service or connections, roads, parking facilities, or other subsidies. The
provisions of this section do not apply to districts located within a targeted area as defined in
Section 462C.02 Subd 9, clause (e).
Mounds View Economic Development Authority
Tax Increment Financing Plan for Tax Increment Financing District No. 1-6 2-2
(c) For purposes of the requirements of paragraph (a), the authority may elect to treat an addition
to an existing structure as a separate building if:
(1) construction of the addition begins more than three years after construction of the
existing structure was completed; and
(2) for an addition that does not meet the requirements of paragraph (a), clause (2),if it is
treated as a separate building, the addition was not contemplated by the tax increment
financing plan which includes the existing structure.
Subd. 2. Owner occupied housing.
For owner occupied residential property, 95 percent of the housing units must be initially
purchased and occupied by individuals whose family income is less than or equal to the
income requirements for qualified mortgage bond projects under section 143(f) of the
Internal Revenue Code.
Subd. 3. Rental property.
For residential rental property, the property must satisfy the income requirements for a
qualified residential rental project as defined in section 142(d) of the Internal Revenue
Code. The requirements of this subdivision apply for the duration of the tax increment
financing district.
Subd. 4. Noncompliance; enforcement.
Failure to comply with the requirements of this section is subject to M.S., Section 469.1771.
In meeting the statutory criteria the EDA and City rely on the following facts and findings:
• The District consists of four parcels.
• The development will consist of approximately 60 units of affordable rental housing.
• At least 40% of the units will be occupied by person with incomes less than 60% of median income
Pursuant to M.S., Section 469.176, Subd. 7, the District does not contain any parcel or part of a parcel that
qualified under the provisions of M.S., Sections 273.111, 273.112, or 273.114 or Chapter 473H for taxes
payable in any of the five calendar years before the filing of the request for certification of the District.
Subsection 2-7. Duration and First Year of Tax Increment of the District
Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration and first year of tax
increment 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 25 years after receipt of the first increment by the EDA or City (a total of
26 years of tax increment). The EDA or City elects to receive the first tax increment in 2020, which is no
later than four years following the year of approval of the District. Thus, it is estimated that the District,
including any modifications of the TIF Plan for subsequent phases or other changes, would terminate after
2045, or when the TIF Plan is satisfied. The EDA or City reserves the right to decertify the District prior to
the legally required date.
Subsection 2-8. Original Tax Capacity, Tax Rate and Estimated Captured Net Tax Capacity
Value/Increment and Notification of Prior Planned Improvements
Pursuant to M.S., Section 469.174, Subd. 7 and M.S., Section 469.177, Subd. 1, the Original Net Tax Capacity
Mounds View Economic Development Authority
Tax Increment Financing Plan for Tax Increment Financing District No. 1-6 2-3
(ONTC) as certified for the District will be based on the market values placed on the property by the assessor
in 2017 for taxes payable 2018.
Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning
in the payment year 2020) 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 2018, assuming the
request for certification is made before June 30, 2018. 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 the Mounds View Economic Development Project,
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 2020. 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) $113,430
Original Estimated Net Tax Capacity (ONTC) $3,653
Estimated Captured Tax Capacity (CTC) $109,777
Original Local Tax Rate 1.21575
Estimated
Pay 2018
Estimated Annual Tax Increment (CTC x Local Tax Rate) $133,461
Percent Retained by the EDA 100%
Tax capacity includes a 3% inflation factor for the duration of the District. The tax capacity included in thischart is the estimated tax capacity of the District in year 25. The tax capacity of the District in year one isestimated to be $11,160.
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
the original net tax capacity of the District by the net tax capacity of improvements for which a building
permit was issued.
The City has reviewed the area to be included in the District and found no parcels for which building
permits have been issued during the 18 months immediately preceding approval of the TIF Plan by the
City.
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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 pay-as-you-go
note/interfund loan. 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 FUNDS TOTAL
Tax Increment $2,362,928
Interest $236,293
TOTAL $2,599,221
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 $1,657,925. 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 60 affordable
apartment units. The EDA and City have determined that it will be necessary to provide assistance to the
project(s) for certain District costs, as described. The EDA has studied the feasibility of the development or
redevelopment of property in and around the District. To facilitate the establishment and development or
redevelopment of the 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.
USES OF TAX INCREMENT FUNDS TOTAL
Land/Building Acquisition $700,000
Site Improvements/Preparation $100,000
Affordable Housing $400,000
Utilities $100,000
Other Qualifying Improvements $121,632
Administrative Costs (up to 10%)$236,293
PROJECT COST TOTAL $1,657,925
Interest $941,296
PROJECT AND INTEREST COSTS TOTAL $2,599,221
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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 costs associated with the District are subject to change among categories without a modification
to this TIF Plan. The cost of all activities to be considered for tax increment financing will not exceed,
without formal modification, the budget above pursuant to the applicable statutory requirements. The EDA
may expend funds for qualified housing activities outside of the District boundaries.
Subsection 2-11. Fiscal Disparities Election
Pursuant to M.S., Section 469.177, Subd. 3, the City may elect one of two methods to calculate fiscal
disparities. If the calculations pursuant to M.S., Section 469.177, Subd. 3, clause b, (inside the District) are
followed, the following method of computation shall apply:
(1) The original net tax capacity shall be determined before the application of the fiscal disparity
provisions of Chapter 276A or 473F. The current net tax capacity shall exclude any fiscal
disparity commercial-industrial net tax capacity increase between the original year and the
current year multiplied by the fiscal disparity ratio determined pursuant to M.S., Section
276A.06, subdivision 7 or M.S., Section 473F.08, subdivision 6. Where the original net tax
capacity is equal to or greater than the current net tax capacity, there is no captured tax capacity
and no tax increment determination. Where the original tax capacity is less than the current 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 less of (A) the local taxing district tax rates or (B) the original local tax rate
to the retained captured net tax capacity of the authority is the tax increment of the authority.
The City will choose to calculate fiscal disparities by clause b . It is not anticipated that the District will
contain commercial/industrial property. As a result, there should be no impact due to the fiscal
disparities provision on the District.
According to M.S., Section 469.177, Subd. 3:
(c) The method of computation of tax increment applied to a district pursuant to paragraph (a) or
(b) shall remain the same for the duration of the district, except that the governing body may
elect to change its election from the method of computation in paragraph (a) to the method in
paragraph (b).
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:
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(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., Section 469.1813 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.
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.
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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, but the TIF Plan was
sent 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
Estimated
2017/Pay 2018
Total Net
Tax Capacity
Estimated Captured
Tax Capacity (CTC)
Upon Completion
Percent of CTC
to Entity Total
Ramsey County 496,357,455 109,777 0.0221%
City of Mounds View 9,773,580 109,777 1.1232%
Mounds View ISD No. 621 92,954,527 109,777 0.1181%
IMPACT ON TAX RATES
Estimated
Pay 2018
Extension Rates
Percent
of Total CTC
Potential
Taxes
Ramsey County 0.536930 44.16% 109,777 58,943
City of Mounds View 0.218110 17.94% 109,777 23,943
Mounds View ISD No. 621 0.378560 31.14% 109,777 41,557
Other 0.082150 6.76%109,777 9,018
Total 1.215750 100.00%133,461
The estimates listed above display the captured tax capacity when all construction is completed. The tax rate
used for calculations is the estimated Pay 2018 rate. The total net capacity for the entities listed above are
based on estimated Pay 2018 figures. The District will be certified under the actual Pay 2018 rates, which
were unavailable at the time this TIF Plan was prepared.
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 $2,362,928;
(2) Probable impact of the District on city provided services and ability to issue debt. An impact of the
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District on police protection is not expected. With any addition of new residents or businesses, police
calls for service may be increased. New developments may 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.
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. The development in the District
is expected to contribute to sanitary sewer (SAC) and water (WAC) connection fees.
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 $735,816;
(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 $1,043,469;
(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
description of studies and analyses used to make 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:
• Mounds View Comprehensive Plan dated February 8, 2010
• Market Feasibility Analysis: Bowen National Research, June 1, 2017
• Ehlers Pro Forma and Gap Analysis (memorandum dated January 16, 2018)
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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;
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; and
6. The market value homestead credit paid to the Authority under M.S., Section 273.1384.
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 a housing 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. 11 must be documented. 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
Plan.
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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;
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
469.176, Subd. 3, tax increment may be used to pay any authorized and documented administrative
expenses for the District up to but not to exceed 10 percent of the total estimated tax increment expenditures
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
of M.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.
Pursuant to M.S., Section 469.176, Subd. 6:
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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 March 2022
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 Mounds View Economic Development
Project pursuant to M.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 the Mounds View Economic Development Project 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.
Revenues derived from tax increment from a housing district must be used solely to finance the cost
of housing projects as defined in M.S., Sections 469.174, Subd. 11 and 469.1761. The cost of public
improvements directly related to the housing projects and the allocated administrative expenses of the
EDA or City may be included in the cost of a housing project.
These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other
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purposes prohibited by M.S., Section 469.176, Subd. 4.
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 the Mounds View Economic Development
Project 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
Redevelopment Plan 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 project area 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.
Subsection 2-24. Administration of the District
Administration of the District will be handled by the City Administrator.
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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 Office of the State Auditor 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. 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.
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 Mounds
View Economic Development Project 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. Housing District Exceptions to Restriction on Pooling; Five Year Limit. Pursuant to M.S., Section
469.1763, (1) At least 80% of revenues derived from tax increments paid by properties in the District
must be expended on Public Costs incurred within said district, and up to 20% of said tax increments may
be spent on public costs incurred outside of the District but within the Mounds View Economic
Development Project; provided that in the case of a housing district, a housing project, as defined in M.S.,
Section 469.174, Subd. 11, is deemed to be an activity in the District, even if the expenditure occurred
after five years.
Subsection 2-28. Summary
The Mounds View Economic Development Authority is establishing the District to provide an impetus for
residential development and provide safe and decent life cycle housing in the City. The TIF Plan for the
District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville, Minnesota 55113-
1105, telephone (651) 697-8500.
Mounds View Economic Development Authority
Tax Increment Financing Plan for Tax Increment Financing District No. 1-6 2-14
Appendix A
The proposed project consists of a 3-story, 60-unit workforce rental building situated on
approximately 3.4 acres at the intersection of Mounds View Boulevard and Groveland Road in
Mounds View, Minnesota. The project includes underground parking and storage with a unit mix
of one, two and three-bedroom units. At least 40% of the units will be affordable to households at
or below 60% of the area median income. It is anticipated that the project will be financed with a
pay-as-you-go note and interfund loan.
Appendix A-1
Appendix B
Map of the Mounds View Economic Development Project and the District
Appendix B-1
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 Numbers Address Owner
0630-2331-0029 7980 Groveland Rd Johnson
0630-2331-0030 2865 Mounds View Blvd Johnson
0630-2331-0031 2901 Mounds View Blvd State of MN
0630-2331-0241 Unassigned State of MN
Appendix C-1
Appendix D
Estimated Cash Flow for the District
Appendix D-1
1/25/2018Base Value Assumptions - Page 1MWF Workforce HousingCity of Mounds View60 Unit Affordable Apartment BuildingASSUMPTIONS AND RATESDistrictType: HousingDistrict Name/Number:County District #:Exempt Class Rate (Exempt) 0.00%First Year Construction or Inflation on Value 2018Commercial Industrial Preferred Class Rate (C/I Pref.)Existing District - Specify No. Years RemainingFirst $150,000 1.50%Inflation Rate - Every Year:3.00%Over $150,000 2.00%Interest Rate:4.00%Commercial Industrial Class Rate (C/I) 2.00%Present Value Date:1-Aug-19Rental Housing Class Rate (Rental) 1.25%First Period Ending 1-Feb-20Affordable Rental Housing Class Rate (Aff. Rental)Tax Year District was Certified:Pay 2018First $121,000 0.75%Cashflow Assumes First Tax Increment For Development: 2020 Over $121,000 0.25%Years of Tax Increment 26 Non-Homestead Residential (Non-H Res. 1 Unit)Assumes Last Year of Tax Increment 2045 First $500,000 1.00%Fiscal Disparities Election [Outside (A), Inside (B), or NA]Inside(B)Over $500,000 1.25%Incremental or Total Fiscal DisparitiesIncrementalHomestead Residential Class Rate (Hmstd. Res.)Fiscal Disparities Contribution Ratio 36.7818% Pay 2018 Preliminary First $500,000 1.00%Fiscal Disparities Metro-Wide Tax Rate 145.0950% Pay 2018 Preliminary Over $500,000 1.25%Maximum/Frozen Local Tax Rate: 121.575% Pay 2018 PreliminaryAgricultural Non-Homestead 1.00%Current Local Tax Rate: (Use lesser of Current or Max.) 121.575%Pay 2018 PreliminaryState-wide Tax Rate (Comm./Ind. only used for total taxes) 45.0000% Pay 2018 PreliminaryMarket Value Tax Rate (Used for total taxes) 0.22453% Pay 2018 PreliminaryBuilding Total Percentage Tax Year Property Current Class AfterLand Market Market Of Value Used Original Original Tax Original After ConversionMap ID PID Owner Address Market Value Value Value for District Market Value Market Value Class Tax Capacity Conversion Orig. Tax Cap.10630-2331-0029 C.S. Johnson 7980 Groveland 71,900 0 71,900 100% 71,900Pay 2018 Non-H Res. 1 Unit 719 Aff. Rental 539 120630-2331-0030 C.S. Johnson 2865 M.V. Blvd. 120,100 89,800 209,900 100% 209,900 Pay 2018 Hmstd. Res. 2,099 Aff. Rental 1,574 130630-2331-0031 State of MN 2901 M.V. Blvd. 171,700 0 171,700 100% 171,700 Pay 2018 Exempt - Aff. Rental 1,288 140630-2331-0241 State of MN Unassigned 33,500 0 33,500 100% 33,500 Pay 2018 Exempt - Aff. Rental 251 1397,200 89,800 487,000487,000 2,818 3,653Note:1. Base values are for Pay 2018 based upon review of Ramsey County website on 1-2-2018.Tax Rates BASE VALUE INFORMATION (Original Tax Capacity)Area/ PhasePrepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\Mounds View\Housing - Economic - Redevelopment\TIF\TIF Districts\TIF 1-6\TIF Plan Run 1-18-18
1/25/2018Base Value Assumptions - Page 2MWF Workforce HousingCity of Mounds View60 Unit Affordable Apartment BuildingEstimated Taxable Total Taxable PropertyPercentage Percentage Percentage Percentage First YearMarket Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full TaxesArea/Phase New Use Per Sq. Ft./Unit Per Sq. Ft./Unit Sq. Ft./UnitsValue Class Tax CapacityCapacity/Unit 2018 2019 2020 2021 Payable1Aff. Rental 130,000 130,000 60 7,800,000Aff. Rental 55,800 930 20% 100% 100% 100% 2021TOTAL7,800,000 55,800 Subtotal Residential 60 7,800,000 55,800 Subtotal Commercial/Ind. 0 0 0 Note:1. Estimated market values per Ramsey County City Assessor on 1-17-2018.Total Fiscal Local Local Fiscal State-wide MarketTax Disparities Tax PropertyDisparities PropertyValue Total Taxes PerNew UseCapacityTax CapacityCapacityTaxes Taxes Taxes Taxes Taxes Sq. Ft./UnitAff. Rental 55,800 0 55,800 67,839 0 0 17,514 85,352 1,422.54TOTAL 55,800 0 55,800 67,839 0 0 17,514 85,352Note: 1. Taxes and tax increment will vary significantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted.Total Property Taxes 85,352less State-wide Taxes 0less Fiscal Disp. Adj. 0less Market Value Taxes (17,514)less Base Value Taxes (4,441)Annual Gross TIF 63,398 WHAT IS EXCLUDED FROM TIF?TAX CALCULATIONSPROJECT INFORMATION (Project Tax Capacity)Prepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\Mounds View\Housing - Economic - Redevelopment\TIF\TIF Districts\TIF 1-6\TIF Plan Run 1-18-18
1/25/2018Tax Increment Cashflow - Page 3MWF Workforce HousingCity of Mounds View60 Unit Affordable Apartment BuildingTAX INCREMENT CASH FLOWProject Original Fiscal Captured Local Annual Semi-Annual State Admin.Semi-Annual Semi-Annual PERIOD% of Tax Tax Disparities Tax Tax Gross Tax Gross Tax Auditor at Net Tax Present ENDING Tax PaymentOTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36% 10% Increment Value Yrs. Year Date- - - - 02/01/20100% 11,160 (3,653) - 7,508 121.575% 9,127 4,564 (16) (455) 4,092 3,934 0.52020 08/01/20100% 11,160 (3,653) - 7,508 121.575% 9,127 4,564 (16) (455) 4,092 7,790 12020 02/01/21100% 55,800 (3,653) - 52,148 121.575% 63,398 31,699 (114) (3,158) 28,426 34,052 1.52021 08/01/21100% 55,800 (3,653) - 52,148 121.575% 63,398 31,699 (114) (3,158) 28,426 59,798 22021 02/01/22100% 57,474 (3,653) - 53,822 121.575% 65,433 32,717 (118) (3,260) 29,339 85,851 2.52022 08/01/22100% 57,474 (3,653) - 53,822 121.575% 65,433 32,717 (118) (3,260) 29,339 111,392 32022 02/01/23100% 59,198 (3,653) - 55,546 121.575% 67,530 33,765 (122) (3,364) 30,279 137,235 3.52023 08/01/23100% 59,198 (3,653) - 55,546 121.575% 67,530 33,765 (122) (3,364) 30,279 162,571 42023 02/01/24100% 60,974 (3,653) - 57,322 121.575% 69,689 34,844 (125) (3,472) 31,247 188,204 4.52024 08/01/24100% 60,974 (3,653) - 57,322 121.575% 69,689 34,844 (125) (3,472) 31,247 213,335 52024 02/01/25100% 62,803 (3,653) - 59,151 121.575% 71,913 35,956 (129) (3,583) 32,244 238,759 5.52025 08/01/25100% 62,803 (3,653) - 59,151 121.575% 71,913 35,956 (129) (3,583) 32,244 263,685 62025 02/01/26100% 64,687 (3,653) - 61,035 121.575% 74,203 37,102 (134) (3,697) 33,271 288,901 6.52026 08/01/26100% 64,687 (3,653) - 61,035 121.575% 74,203 37,102 (134) (3,697) 33,271 313,622 72026 02/01/27100% 66,628 (3,653) - 62,976 121.575% 76,562 38,281 (138) (3,814) 34,329 338,629 7.52027 08/01/27100% 66,628 (3,653) - 62,976 121.575% 76,562 38,281 (138) (3,814) 34,329 363,145 82027 02/01/28100% 68,627 (3,653) - 64,974 121.575% 78,993 39,496 (142) (3,935) 35,419 387,944 8.52028 08/01/28100% 68,627 (3,653) - 64,974 121.575% 78,993 39,496 (142) (3,935) 35,419 412,256 92028 02/01/29100% 70,686 (3,653) - 67,033 121.575% 81,496 40,748 (147) (4,060) 36,541 436,847 9.52029 08/01/29100% 70,686 (3,653) - 67,033 121.575% 81,496 40,748 (147) (4,060) 36,541 460,956 102029 02/01/30100% 72,806 (3,653) - 69,154 121.575% 84,074 42,037 (151) (4,189) 37,697 485,340 10.52030 08/01/30100% 72,806 (3,653) - 69,154 121.575% 84,074 42,037 (151) (4,189) 37,697 509,246 112030 02/01/31100% 74,991 (3,653) - 71,338 121.575% 86,729 43,365 (156) (4,321) 38,888 533,423 11.52031 08/01/31100% 74,991 (3,653) - 71,338 121.575% 86,729 43,365 (156) (4,321) 38,888 557,126 122031 02/01/32100% 77,240 (3,653) - 73,588 121.575% 89,464 44,732 (161) (4,457) 40,114 581,097 12.52032 08/01/32100% 77,240 (3,653) - 73,588 121.575% 89,464 44,732 (161) (4,457) 40,114 604,599 132032 02/01/33100% 79,557 (3,653) - 75,905 121.575% 92,281 46,141 (166) (4,597) 41,377 628,365 13.52033 08/01/33100% 79,557 (3,653) - 75,905 121.575% 92,281 46,141 (166) (4,597) 41,377 651,665 142033 02/01/34100% 81,944 (3,653) - 78,292 121.575% 95,183 47,591 (171) (4,742) 42,678 675,226 14.52034 08/01/34100% 81,944 (3,653) - 78,292 121.575% 95,183 47,591 (171) (4,742) 42,678 698,325 152034 02/01/35100% 84,403 (3,653) - 80,750 121.575% 98,172 49,086 (177) (4,891) 44,018 721,683 15.52035 08/01/35100% 84,403 (3,653) - 80,750 121.575% 98,172 49,086 (177) (4,891) 44,018 744,582 162035 02/01/36100% 86,935 (3,653) - 83,282 121.575% 101,250 50,625 (182) (5,044) 45,398 767,737 16.52036 08/01/36100% 86,935 (3,653) - 83,282 121.575% 101,250 50,625 (182) (5,044) 45,398 790,437 172036 02/01/37100% 89,543 (3,653) - 85,890 121.575% 104,421 52,210 (188) (5,202) 46,820 813,390 17.52037 08/01/37100% 89,543 (3,653) - 85,890 121.575% 104,421 52,210 (188) (5,202) 46,820 835,892 182037 02/01/38100% 92,229 (3,653) - 88,576 121.575% 107,687 53,843 (194) (5,365) 48,285 858,643 18.52038 08/01/38100% 92,229 (3,653) - 88,576 121.575% 107,687 53,843 (194) (5,365) 48,285 880,948 192038 02/01/39100% 94,996 (3,653) - 91,343 121.575% 111,050 55,525 (200) (5,533) 49,793 903,499 19.52039 08/01/39100% 94,996 (3,653) - 91,343 121.575% 111,050 55,525 (200) (5,533) 49,793 925,607 202039 02/01/40100% 97,846 (3,653) - 94,193 121.575% 114,515 57,258 (206) (5,705) 51,346 947,958 20.52040 08/01/40100% 97,846 (3,653) - 94,193 121.575% 114,515 57,258 (206) (5,705) 51,346 969,871 212040 02/01/41100% 100,781 (3,653) - 97,129 121.575% 118,084 59,042 (213) (5,883) 52,946 992,024 21.52041 08/01/41100% 100,781 (3,653) - 97,129 121.575% 118,084 59,042 (213) (5,883) 52,946 1,013,743 222041 02/01/42100% 103,804 (3,653) - 100,152 121.575% 121,760 60,880 (219) (6,066) 54,595 1,035,698 22.52042 08/01/42100% 103,804 (3,653) - 100,152 121.575% 121,760 60,880 (219) (6,066) 54,595 1,057,223 232042 02/01/43100% 106,919 (3,653) - 103,266 121.575% 125,546 62,773 (226) (6,255) 56,292 1,078,982 23.52043 08/01/43100% 106,919 (3,653) - 103,266 121.575% 125,546 62,773 (226) (6,255) 56,292 1,100,314 242043 02/01/44100% 110,126 (3,653) - 106,474 121.575% 129,445 64,723 (233) (6,449) 58,041 1,121,878 24.52044 08/01/44100% 110,126 (3,653) - 106,474 121.575% 129,445 64,723 (233) (6,449) 58,041 1,143,019 252044 02/01/45100% 113,430 (3,653) - 109,777 121.575% 133,462 66,731 (240) (6,649) 59,842 1,164,388 25.52045 08/01/45100% 113,430 (3,653) - 109,777 121.575% 133,462 66,731 (240) (6,649) 59,842 1,185,339 262045 02/01/46 Total2,371,465 (8,537) (236,293) 2,126,635 Present Value From 08/01/2019 Present Value Rate 4.00% 1,321,802 (4,758) (131,704) 1,185,339 Prepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\Mounds View\Housing - Economic - Redevelopment\TIF\TIF Districts\TIF 1-6\TIF Plan Run 1-18-18
Appendix E
Housing Qualifications for the District
INCOME RESTRICTIONS - ADJUSTED FOR FAMILY SIZE
(HOUSING DISTRICT) - RAMSEY COUNTY
RAMSEY COUNTY MEDIAN INCOME: $90,400
No. of Persons 50% of Median Income 60% of Median
Income
1-person $31,650 $37,980
2-person $36,200 $43,440
3-person $40,700 $48,840
4-person $45,200 $54,240
Source: Department of Housing and Urban Development and Minnesota
Housing Finance Agency
The two options for income limits on a standard housing district are 20% of the units at 50% of median
income or 40% of the units at 60% of median income. There are no rent restrictions for a housing district.
***PLEASE NOTE: THESE NUMBERS ARE ADJUSTED ANNUALLY. ALL INCOME FIGURES
REPORTED ON THIS PAGE ARE FOR 2017.
Appendix E-1
Appendix F
Findings for the District
The reasons and facts supporting the findings for the adoption of the Tax Increment Financing Plan for
Tax Increment Financing District No. 1-6, as required pursuant to Minnesota Statutes, Section 469.175,
Subdivision 3 are as follows:
1. Finding that Tax Increment Financing District No. 1-6 is a housing district as defined in M.S.,
Section 469.174, Subd. 11.
TIF District No. 1-6 consists of 4 parcels. The development will consist of 60 units of affordable
workforce rental housing. All or a portion of which will receive tax increment assistance and will
meet income restrictions described in M.S. 469.1761. At least 40 percent of the units/homes
receiving assistance will have incomes at or below 60 percent of statewide median income.
Appendix E of the TIF Plan contains background for the above finding.
2. Finding that the proposed development, in the opinion of the City Council, would not reasonably
be expected to occur solely through private investment within the reasonably foreseeable future.
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 housing district that meets
the City's objectives for development and redevelopment. The cost of land acquisition, site and
public improvements and construction makes this housing development infeasible without City
assistance. The cost of land acquisition and construction are approximately the same for
workforce housing developments as they are for market rate projects. However, with decreased
rental income from the affordable workforce housing units, there is insufficient cash flow to
provide a sufficient rate of return, pay operating expenses, and service the debt. This leaves a gap
in the funding for the project and makes this housing development feasible only through
assistance, in part, from tax increment financing. The developer evidenced this need by
providing a letter and a detailed pro forma as justification that the project would not have gone
forward without tax increment 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: This finding
is justified on the grounds that the costs of acquisition, building demolition, site improvements,
utility improvements and construction of affordable housing add to the total redevelopment cost.
Historically, the costs of site and public improvements as well as reduced rents required for
workforce housing in the City have made development infeasible without tax increment
assistance. 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.
3. Finding that the TIF Plan for Tax Increment Financing District No. 1-6 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.
Appendix F-1
4. Finding that the TIF Plan for Tax Increment Financing District No. 1-6 will afford maximum
opportunity, consistent with the sound needs of the City as a whole, for the development or
redevelopment of Mounds View Economic Development Project by private enterprise.
Through the implementation of the TIF Plan, the EDA or City will provide an impetus for
residential development, which is desirable or necessary for increased population and an
increased need for life-cycle housing within the City.
Appendix F-2
Item No: 07B
Meeting Date: March 12, 2018
Type of Business: EDA Business
City of Mounds View Staff Report
To: Economic Development Authority
From: Brian Beeman, Business Development Coordinator
Item Title/Subject: Resolution 18-EDA-309 A Resolution Authorizing Interfund
Loan for Advance of Certain Costs in Connection with Tax
Increment Financing District No. 1-6 (A Housing District)
Background:
MWF Properties is proposing to construct a 60 unit workforce housing project on four
parcels near Groveland Road and Mounds View Boulevard. MWF is asking for Tax
Increment Financing (TIF) for the project. Administrative costs are authorized when using
TIF.
Discussion:
The City of Mounds View City is cooperating with MWF Properties to create a TIF district
for their 60 unit workforce housing project. As part of this process, administrative costs are
authorized. The City is authorized to loan funds to the EDA for qualified costs (the
“Interfund Loan”) in the amount of up to $30,000. The Authority, if utilizing this privilege
would pay the City back from tax increments derived from the property within the TIF
District. In order to authorize the interfund loan a resolution is required. The Council will
discuss this matter at their March 12, 2018 City Council Worksession. Ehler’s, the City’s
Financial Consultant and Kennedy & Graven will be on hand to answer any questions
relating to this matter.
Recommendation:
Staff recommends the Authority consider approval of 18-EDA-309 by motion.
Respectfully submitted,
__________________________
Brian Beeman
Attachments:
1) 18-EDA-309 A Resolution Authorizing Interfund Loan for Advance of Certain Costs
in Connection with Tax Increment Financing District No. 1-6 (A Housing District)
517962v1 JAE MU205-47
EDA RESOLUTION 18-EDA-309
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
A RESOLUTION AUTHORIZING INTERFUND LOAN FOR ADVANCE OF CERTAIN COSTS
IN CONNECTION WITH TAX INCREMENT FINANCING DISTRICT NO. 1-6 (A HOUSING
DISTRICT)
BE IT RESOLVED by the Board of Commissioners (the “Board”) of the Mounds View
Economic Development Authority (the "Authority"), as follows:
Section 1. Background.
1.01. The Authority was created pursuant to Minnesota Statutes, Sections 469.090 through
469.1082, as amended, and was authorized to transact business and exercise its powers by a resolution of
the City Council of the City of Mounds View, Minnesota (the “City”).
1.02. The Authority and the City have undertaken a program to promote economic
development and job opportunities, promote the development and redevelopment of land which is
underutilized within the City, and facilitate the development of affordable housing, and in this connection
created a redevelopment district known as the Mounds View Economic Development Project (the
“Project”) in the City, pursuant to Minnesota Statutes, Sections 469.001 through 469.047, as amended.
1.03. The City and the Authority have approved the establishment of Tax Increment Financing
District No. 1-6 (a housing district) (the “TIF District”) within the Project, pursuant to Minnesota
Statutes, Sections 469.174 through 469.1794, as amended (the “TIF Act”), and have adopted a Tax
Increment Financing Plan (the “TIF Plan”) for the purpose of financing certain improvements within the
Project.
1.04. The Authority has determined to pay for certain costs identified in the TIF Plan
consisting of land/building acquisition/site improvements/preparation, affordable housing, public utilities,
streets and sidewalks, other qualifying improvements, interest, and administrative costs (collectively, the
“Qualified Costs”), which costs may be financed on a temporary basis from Authority or City funds
available for such purposes.
1.05. Under Section 469.178, subdivision 7 of the TIF Act, the Authority and the City are
authorized to advance or loan money from any fund from which such advances may be legally made in
order to finance expenditures that are eligible to be paid with tax increments under the TIF Act, including
the Qualified Costs.
1.06. The City will loan funds to the Authority finance the Qualified Costs (the “Interfund
Loan”) in an amount of up to $30,000 in accordance with the terms of this resolution and the resolution
adopted or to be adopted by the City Council of the City on the date hereof.
1.07. The Authority intends to reimburse the City for the portion of the Qualified Costs paid by
the Interfund Loan from tax increments derived from the property within the TIF District in accordance
with the terms of this resolution.
2
517962v1 JAE MU205-47
Section 2. Terms of Interfund Loan.
2.01. The Interfund Loan shall be made in the amount of up to $30,000 (or so much thereof as
may be paid as Qualified Costs) to the Authority.
2.02. The Authority shall reimburse the City for such advances together with the interest at the
rate stated below. Interest accrues on the principal amount from the date of each advance. The maximum
rate of interest permitted to be charged is limited to the greater of the rates specified under Minnesota
Statutes, Section 270C.40 or Section 549.09 as of the date the loan or advance is authorized, unless the
written agreement states that the maximum interest rate will fluctuate as the interest rates specified under
Minnesota Statutes, Section 270C.40 or Section 549.09 are from time to time adjusted. The interest rate
shall be 4% and will not fluctuate.
2.03. Principal and interest (the “Payments”) on the Interfund Loan shall be paid annually on each
December 31 (each a “Payment Date”), commencing on the first Payment Date on which the Authority has
Available Tax Increment (defined below), or on any other dates determined by the Authority, through the
date of last receipt of tax increment from the TIF District.
2.04. Payments on the Interfund Loan are payable solely from “Available Tax Increment,” which
shall mean, on each Payment Date, tax increment available after other obligations have been paid, or as
determined by the Authority, generated in the preceding twelve (12) months with respect to the property
within the TIF District and remitted to the Authority by Ramsey County, Minnesota, all in accordance
with the TIF Act. Payments on the Interfund Loan may be subordinated to any outstanding or future
bonds, notes or contracts secured in whole or in part with Available Tax Increment, and are on parity with
any other outstanding or future interfund loans secured in whole or in part with Available Tax Increment.
2.05. The principal sum and all accrued interest payable under the Interfund Loan is prepayable in
whole or in part at any time by the Authority without premium or penalty. No partial prepayment shall affect
the amount or timing of any other regular payment otherwise required to be made under any interfund loan.
2.06. The Interfund Loan is evidence of an internal borrowing by the Authority in accordance with
Section 469.178, subdivision 7 of the TIF Act, and is a limited obligation payable solely from Available Tax
Increment pledged to the payment thereof under this resolution. The Interfund Loan and the interest thereon
shall not be deemed to constitute a general obligation of the State of Minnesota or any political subdivision
thereof, including, without limitation, Ramsey County, Minnesota or the City. Neither the State of Minnesota
nor any political subdivision thereof shall be obligated to pay the principal of or interest on the Interfund
Loan or other costs incident hereto except out of Available Tax Increment. Neither the full faith and credit
nor the taxing power of the State of Minnesota or any political subdivision thereof is pledged to the payment
of the principal of or interest on the Interfund Loan or other costs incident thereto. The Authority shall have
no obligation to pay any principal amount of the Interfund Loan or accrued interest thereon, which may
remain unpaid after the final Payment Date.
2.07. The Authority may amend the terms of the Interfund Loan at any time by resolution of the
Board to the extent permissible under law.
Section 3. Effective Date. This resolution is effective upon the date of its approval.
3
517962v1 JAE MU205-47
Adopted on the 12th day of March, 2018.
Carol A. Mueller, President
Attest:
Nyle Zikmund, Executive Director
(SEAL)