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Resolution - HRA 96-3 - Creating Redevelopment Project No. 5 and TIF District 13 - 12/17/1996
HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF EDEN PRAIRIE COUNTY OF HENNEPIN STATE OF MINNESOTA RESOLUTION NO. HRA 96-3 A RESOLUTION CREATING REDEVELOPMENT PROJECT NO. 5 AND APPROVING THE REDEVELOPMENT PLAN RELATING THERETO AND CREATING TAX INCREMENT FINANCING DISTRICT NO. 13 AND APPROVING THE TAX INCREMENT FINANCING PLAN RELATING THERETO. BE IT RESOLVED by the Board of Commissioners (the "Commissioners") of the Housing and Redevelopment Authority in and for the City of Eden Prairie, Minnesota (the "Authority") , as follows : Section 1. Recitals. 1. 01 . It has been proposed that the Authority approve the creation of proposed Redevelopment Project No. 5 and approve and adopt the proposed Redevelopment Plan relating thereto, pursuant to and in accordance with Minnesota Statutes, Sections 469 . 001 to 469 . 047, inclusive, as amended and supplemented from time to • time. 1. 02 . It has been further proposed that the Authority approve the creation of proposed Tax Increment Financing District No. 13 and approve and adopt the proposed Tax Increment Financing Plan relating thereto pursuant to and in accordance with Minnesota Statutes, Section 469 .174 to 469 .179, inclusive, as amended and supplemented from time to time. 1. 03 . The Authority has investigated the facts and has caused to be prepared with respect thereto, the proposed Redevelopment Plan for Redevelopment Project No. 5 and the proposed Tax Increment Financing Plan for Tax Increment Financing District No. 13, defining more precisely the property to be included, the public costs to be incurred and other matters relating thereto. 1. 04 . The Authority has performed all actions required by law to be performed prior to the approval and adoption of the proposed Redevelopment Plan and proposed Tax Increment Financing Plan. 1.05 . The Authority hereby determines that it is necessary and in the best interests of the City and the Authority at this time to create Redevelopment Project No. 5 and to approve and 1 adopt the proposed Redevelopment Plan relating thereto and to . create proposed Tax Increment Financing No. 13 and to approve and adopt the proposed Tax Increment Financing Plan relating thereto. Section 2 . Findings. 2 . 01. The Authority hereby finds that the assistance to be provided through the adoption and the implementation of the Redevelopment Plan and Tax Increment Financing Plan are necessary to assure the development and redevelopment of Redevelopment Project No. 5 . 2 . 02 . The Authority hereby finds that the Redevelopment Plan and Tax Increment Financing Plan conform to the general plan for the development and redevelopment of the City as a whole. 2 . 03 . The Authority finds that the Redevelopment Plan and Tax Increment Financing Plan afford maximum opportunity consistent with the sound needs of the City as a whole for the development and redevelopment of Redevelopment Project No. 5 . Section 3 . Creation of Proposed Redevelopment Protect No. 5 and Adoption of the Proposed Redevelopment Plan. 3 . 01. The creation of proposed Redevelopment Project No. 5 and the adoption of the proposed Redevelopment Plan relating thereto are hereby approved by the Commissioners of the Authority • and are forwarded to the Eden Prairie City Council for public hearing, review and approval. Section 4 . Creation of Proposed Tax Increment Financing District No. 13 and Adoption of the Proposed Tax Increment Financing Plan. 4 . 01 . The creation of proposed Tax Increment Financing District No. 13 within Redevelopment Project No. 5 and the adoption of the proposed Tax Increment Financing Plan relating thereto are hereby approved by the Commissioners of the Authority and are forwarded to the Eden Prairie City Council for public hearing, review and approval. Section 5 . Filing of Plans. 5 . 01. Upon approval and adoption of the Redevelopment Plan and Tax Increment Financing Plan (collectively the "Plans") , the Authority shall cause said Plans to be filed with the Minnesota Department of Revenue. • 2 Adopted by the Board of -Commissioners of the Authority this • 17th day of December, 1996. J man A S Executive rector CERTIFICATION I, ih�S�n�ar /�/. �j�i Executive Director of the Housing and Redevelopment Authority in and for the City of Eden Prairie, County of Hennepin, Minnesota, hereby certify that the foregoing is a true and correct copy of Resolution No. ffRft qG 3 passed by the Authority on the 17th day of December, 1996 . • Executive Di ector • 3 REDEVELOPMENT PLAN FOR REDEVELOPMENT PROJECT NO. 5 INCLUDING TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 13 HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE ! CITY OF EDEN PRAIRIE, MINNESOTA APPROVED BY THE CITY COUNCIL DECEMBER 17, 1996 Prepared By: Casserly Molzahn & Associates, Inc. Suite 1100 Southpoint Office Center 1650 West 82nd Street Minneapolis, Minnesota 55431 • (612) 885-1298 MUNICIPAL ACTION TAKEN • Based upon the statutory authority described in the Redevelopment Plan attached hereto, the public purpose findings by the Commissioners, and for the purpose of fulfilling the Authority' s redevelopment objectives as set forth in the Redevelopment Plan, the Commissioners have created, established and designated Redevelopment Project No. 5 pursuant to and in accordance with the requirements of Minnesota Statutes, Sections 469 . 001 through 469 . 047. The following municipal action was taken in connection therewith: Redevelopment Project No. 5 : December 17, 1996 : The Redevelopment Plan for Redevelopment Project No. 5 was adopted by the City Council. Tax Increment Financing District No. 13 Ho Retail Properties Redevelopment District) : December 17, 1996 : The Tax Increment Financing Plan for Tax Increment Financing District No. 13 was adopted by the City • Council. TABLE OF CONTENTS • (This Table of Contents is not part of the Redevelopment Plan and is only included for convenience of reference. ) ARTICLE I . REDEVELOPMENT PLAN FOR REDEVELOPMENT PROJECT NO. 5 Section 1.1. Definitions 1-1 Section 1 .2 . Statement and Finding of Public Purpose 1-2 Section 1.3 . Statutory Authority 1-3 Section 1 .4 . Statement of Objectives 1-3 Section 1.5 . Estimated Public Costs 1-5 Section 1. 6 . Environmental Control 1-5 Section 1. 7. Administration and Maintenance 1-5 Section 1 . 8 . Rehabilitation 1-5 Section 1 . 9 . Eligible Developer or Redeveloper 1-5 Section 1. 10 . Relocation 1-5 Section 1. 11. Boundaries 1-6 Section 1 . 12 . Parcels to be Acquired 1-6 EXHIBIT I-A Estimated Public Costs I-A-1 EXHIBIT I-B Parcels to be Included I-B-1 EXHIBIT I-C Boundary Map I-C-1 • ARTICLE II . TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 13 (HO RETAIL PROPERTIES) Section 2 . 1 . Statement of Objectives 2-1 Section 2 . 2 . Redevelopment Plan 2-1 Section 2 . 3 . Parcels to be Included 2-1 Section 2 .4 . Parcels to be Acquired 2-1 Section 2 . 5 . Development Activity with Signed Contracts 2-1 Section 2 . 6 . Specific Development Expected to Occur 2-1 Section 2 . 7 . Prior Planned Improvements 2-1 Section 2 . 8 . Fiscal Disparities 2-2 Section 2 . 9 . Estimated Public Improvement Costs 2-2 Section 2 .10 . Estimated Amount of Indebtedness 2-2 Section 2 .11 . Sources of Revenue 2-2 Section 2 . 12 . Estimated Original & Captured Tax Capacities 2-2 Section 2 . 13 . Tax Rate 2-2 Section 2 . 14 . Tax Increment 2-2 Section 2 .15. Type of District 3-3 Section 2 .16 . Duration Of District 2-3 Section 2 . 17 . Estimated Impact on Taxing Jurisdictions 2-3 Section 2 . 18 . Election of Contribution or Exemption 2-3 Section 2 .19 . Modifications 2-3 EXHIBIT II-A Parcels to be Included II-A-1 EXHIBIT II-B Boundary Map II-B-1 EXHIBIT II-C Cash Flow Analysis II-C-1 EXHIBIT II-D "But For" Analysis II-D-1 EXHIBIT II-E Estimated Impact on Taxing Jurisdictions II-E-1 ARTICLE I REDEVELOPMENT PLAN FOR REDEVELOPMENT PROJECT NO. 5 Section 1.1. Definitions. The terms defined below shall, for purposes of this Redevelopment Plan, have the meanings herein specified, unless the context otherwise specifically requires : "Act" means the Housing and Redevelopment Act, Minnesota Statutes, Sections 469 . 001 through 469 . 047, inclusive, as amended and supplemented from time to time. "Authority" means the Housing and Redevelopment Authority of the City of Eden Prairie, Minnesota, a body corporate and politic organized under the laws of the State of Minnesota. "City" means the City of Eden Prairie, a municipal corporation and political subdivision of the State of Minnesota. "Comprehensive Plan" means the City` s Comprehensive Plan which contains the objectives, policies, standards and programs to guide public and private land use, development, redevelopment and preservation of all lands and water within the City. "Council" means the City Council of the City. "County" means the County of Hennepin, Minnesota. "Land Use Regulations" means all federal, state and local laws, rules, regulations, ordinances and plans relating to or governing the use or development of land in the City, including but not limited to environmental, zoning and building code laws and regulations . "Metropolitan Livable Communities Act" means the Metropolitan Livable Communities Act, Minnesota Statutes Section 473 . 25 et. Sea. As amended and supplemented from time to time. "Project" means the Project Area and the public improvements and facilities to be constructed within the Project Area, as more fully described in Section I.S . of the Redevelopment Plan. "Project Area" means the real property located within the geographic boundaries of Redevelopment Project No. 5 as defined in Minnesota Statutes, Section 469 . 002, Subdivision 14 . "Public Costs" means the costs eligible to be financed by tax increments under Minnesota Statutes, Section 469 . 176, Subdivision 4 . is 1 - 1 "Redevelopment Plan" means the Redevelopment Plan for the Project Area, approved and adopted by the Authority and the Council as defined in Minnesota Statutes, Section 469.002, Subdivision 16. "Special Assessment Bonds" means the special Assessment bonds issued by the City to finance certain public improvements within the Project Area. The term "Special Assessment Bonds" shall also include any obligations issued to refund the Special Assessment Bonds. "State" means the State of Minnesota. "Tax Increment Bonds" means any general obligation or revenue tax increment bonds issued and to be issued by the City to finance the public costs associated with the Project Area as stated in the Redevelopment Plan and in the tax increment financing plan for each tax increment financing district within the Project Area. The term "Tax Increment Bonds" shall also include any obligations issued to refund the Tax Increment Bonds. "Tax Increment Act" means the Tax Increment Financing Act, Minnesota Statutes, Sections 469 . 174 through 469 . 179, inclusive, as amended and supplemented from time to time. "Tax Increment District" means any tax increment financing • district presently established or to be established in the future within the Project Area. "Tax Increment Financing Plan" means the respective tax increment financing plan for each Tax Increment District located within the Project Area. Section 1.2 . Statement and Finding of Public Purpose. The Commissioners (the "Commissioners") of the Authority have determined there is a need for the Authority to take certain actions designed to encourage, ensure and facilitate development and redevelopment by the private sector of underutilized and unused land located within the corporate limits of the City in order to provide additional employment opportunities for residents of the City and the surrounding area, to improve the tax base of the City, the County and Independent School District No. 272 (the "School District") thereby enabling them to better utilize existing public facilities, provide needed public services, and to improve the general economy of the City, the County and the State. Specifically, the Authority has determined that the property within the Project Area is either underutilized or unused due to a variety of factors, which has resulted in a lack of private investment . As a result, the property is not providing adequate employment opportunities, and is not • 1 - 2 contributing to the tax base and general economy of the City, the School District, the County and the State to its full potential. Therefore, the Authority has determined to exercise its authority to develop, implement and finance a program for improving the Project Area within the City to provide an impetus for private development and redevelopment, to maintain and increase employment, to utilize existing potential, to provide new affordable ownership housing units and new affordable rental housing units, and to provide other facilities as are outlined in Section 1.4 . of the Redevelopment Plan. The Authority has also determined that the proposed development or redevelopment would not occur solely through private investment in the foreseeable future, that the tax increment financing plans proposed herein are consistent with the Redevelopment Plan, and that the tax increment financing plans will afford maximum opportunity consistent with the sound needs of the municipality as a whole for the development or redevelopment of the Project Area by private enterprise. The Authority finds that the welfare of the City as well as the State requires active promotion, attraction, encouragement and development of economically sound housing, industry and commerce to carry out its stated public purpose objectives . • Section 1 .3 . Statutory Authority. The Authority has determined that it is desirable and in the public interest to designate a specific area within the corporate limits of the City as the Project Area and to establish, develop and implement a Redevelopment Plan pursuant to the Act . Funding of the necessary activities and improvements in the Project Area shall be accomplished through tax increment financing in accordance with the Tax Increment Act . The Tax Increment Act authorizes the establishment of any tax increment district within the Project Area as set forth in Section 469 .174 of the Tax Increment Act. The Tax Increment Act also designates the limitations and requirements that apply to activities and public improvements which can be financed for each type of tax increment district. Section 1.4 . Statement of Objectives. The Authority has determined that the establishment of the Project Area will provide the City with the ability to achieve certain public purpose goals not otherwise obtainable in the foreseeable future without City intervention in the normal development or redevelopment process. The public purpose goals include: restoration and improvement of the tax base and tax revenue • 1 - 3 generating capacity of the Project Area, increased employment opportunities, realization of comprehensive planning goals, removal of blighted conditions, revitalization of the property within the Project Area to create an attractive, comfortable, convenient, and efficient area for housing, industrial, commercial and related uses. The Authority and Council seek to achieve the following Redevelopment Plan objectives: 1. Promote and secure the prompt development or redevelopment of certain property in the Project Area, which property is not now in productive use. or in its highest and best use, in a manner consistent with the City' s Comprehensive Plan and with a minimum adverse impact on the environment, and thereby promote and secure the development or redevelopment of other land in the City. 2 . Promote and secure additional employment opportunities within the Project Area and the City for residents of the City and the surrounding area, thereby improving living standards, reducing unemployment and the loss of skilled and unskilled labor and other human resources in the City. 3 . Secure the increase of property subject to taxation by the City, the School District, the County, and other taxing • jurisdictions in order to better enable such entities to pay for governmental services and programs required to be provided by them. 4 . Provide for the financing and construction of public improvements in and adjacent to the Project Area necessary for the orderly and beneficial development or redevelopment of the Project Area and adjacent areas of the City. 5 . Promote the concentration of new desirable residential, commercial, office, and other appropriate development or redevelopment in the Project Area so as to maintain the area in a manner compatible with its accessibility and prominence in the City. 6 . Encourage local business expansion, improvement, development or redevelopment whenever possible. 7. Create a desirable and unique character within the Project Area through quality land use alternatives and design quality in new and remodeled buildings. 8 . Encourage and provide maximum opportunity for private development or redevelopment of existing areas and structures which are compatible with the Redevelopment Plan. . 1 - 4 9. Provide new ownership housing units and new affordable • rental housing units consistent with the Metropolitan Livable Communities Act goals adopted by the Metropolitan Council. Section 1.5 . Estimated Public Costs. The estimated costs of the public improvements to be made within the Project Area and financed by tax increments derived from tax increment districts within the Project Area are described on the attached Exhibit I- A. Section 1. 6 . Environmental Control. The proposed development or redevelopment in the Project Area does not present significant environmental concerns . All municipal actions, public improvements and private development or redevelopment shall be carried out in a manner consistent with existing environmental standards. Section 1.7 . Administration and Maintenance. Maintenance and operation of the public improvements will be the responsibility of the City Manager who shall also serve as Administrator of the Project Area. Each year the Administrator will submit to the Council the maintenance and operation budget for the following year. The Administrator will administer the Project Area pursuant to the provisions of the Act and the Tax Increment Act; provided, however, that such powers may only be exercised at the direction of the Authority. No action taken by the Administrator pursuant to the above-mentioned powers shall be effective without authorization by the Authority. Section 1 . 8 . Rehabilitation. Owners of properties within the Project Area will be encouraged to rehabilitate their properties to conform with the applicable state and local codes and ordinances as well as any design standards . Owners of properties who purchase property within the Project Area from the City may be required to rehabilitate their properties as a condition of sale of land. The City will provide such rehabilitation assistance as may be available from federal, state, or local sources. Section 1. 9 . Eligible ble Developer or Redeveloper. A developer or redeveloper may be any person, business, corporation or government unit, including the Authority. A developer or redeveloper may initiate a plan and participate with the Authority in the development or redevelopment thereof . Section 1.10 . Relocation. The City accepts its responsibility for providing for relocation, if and when applicable, pursuant to Minnesota Statutes, Section 469 . 030 . 1 - 5 Section 1.11. Boundaries. The Boundaries of the Project Area are described on the attached Exhibit I-B and illustrated on Exhibit I-C. Section 1.12. Parcels to be Acquired. The Authority may publicly acquire and reconvey any or all of the parcels identified on the attached Exhibit I-B. The following are conditions under which properties not designated to be acquired may be acquired at a future date: (1) The City may acquire property by gift, dedication, condemnation or direct purchase from willing sellers in order to achieve the objectives of the Tax Increment Financing Plan; and (2) Such acquisition will be undertaken only when there is assurance of funding to finance the acquisition and related costs . • 1 - 6 EXHIBIT I - A ESTIMATED PUBLIC COSTS AS ORIGINALLY ADOPTED DECEMBER 17, 199G Acquisition $15, 000, 000 Economic Development $ 3, 000, 000 Housing $ 2, 000, 000 Redevelopment $10, 000, 000 Relocation, Site Work, Utility Hook-Up, Traffic Control, Public Right-of-Way Costs $ 5, 500, 000 Economic Development $ 1, 500, 000 Housing $ 1, 000, 000 Redevelopment $ 3, 000, 000 Environmental Costs $ 1, 900, 000 Economic Development $ 300, 000 Housing $ 150, 000 Redevelopment $ 1, 450, 000 Administrative Costs, Consultants' Fees $ 2, 550, 000 Economic Development $ 700, 000 Housing $ 350, 000 . Redevelopment $ 1,500, 000 Contingency $ 1, 050, 000 Redevelopment $ 1, 500, 000 Total $2G, 000, 000 Maximum Estimated Total Bonded Indebtedness * $30, 000, 000 * This amount includes capitalized or accrued interest in an amount sufficient to pay interest on the bonds from the date of issue until the date of collection of sufficient tax increment revenue to meet scheduled interest payments when due. This amount also incorporates costs for the redevelopment of the Eden Prairie Center, the redevelopment of various commercial and industrial properties and the costs of providing housing consistent with the Metropolitan Livable Communities Act . I - A - 1 E'aiIBIT I-B 01-116-22-34-0011 03-116-22-12-0345 03-116-22-12-0403 03-116-22-13-0021 03-116-22-22-0001 01-116-22-34-0012 03-116-22-12-0346 03-116-22-12-0404 03-116-22-13-0022 03-116-22-22-0003 01-116-22-34-0016 03-116-22-12-0347 03-116-22-12-0405 03-116-22-13-0023 03-116-22-22-0007 01-116-22-34-0017 03-116-22-12-0348 03-116-22-12-0406 03-116-22-13-0024 03-116-22-22-0008 01-116-22-43-0004 03-116-22-12-0349 03-116-22-12-0407 03-116-22-13-0025 03-116-22-22-0009 01-116-22-43-0005 03-116-22-12-0350 03-116-22-12-0408 03-116-22-13-0026 03-116-22-22-0010 01-116-22-43-0008 03-116-22-12-0351 03-116-22-12-0409 03-116-22-13-0027 03-116-22-22-0013 01-116-22-43-0012 03-116-22-12-0352 03-116-22-12-0410 03-116-22-13-0028 03-116-22-22-0014 01-116-22-43-0013 03-116-22-12-0353 03-116-22-12-0411 03-116-22-13-0029 03-116-22-22-0015 01-116-22-43-0014 03-116-22-12-0354 03-116-22-12-0412 03-116-22-13-0030 03-116-22-22-0017 03-116-22-12-0005 03-116-22-12-0355 03-116-22-12-0413 03-116-22-13-0031 03-116-22-22-0019 03-116-22-12-0137 03-116-22-12-0356 03-116-22-12-0414 03-116-22-13-0032 03-116-22-22-0020 03-116-22-12-0138 03-116-22-12-0357 03-116-22-12-0415 03-116-22-13-0033 03-116-22-22-0021 03-116-22-12-0161 03-116-22-12-0358 03-116-22-12-0416 03-116-22-13-0034 03-116-22-22-0022 03-116-22-12-0194 03-116-22-12-0359 ' 03-116-22-12-0417 03-116-22-13-0035 03-116-22-22-0023 03-116-22-12-0215 03-116-22-12-0360 03-116-22-12-0418 03-116-22-13-0036 03-116-22-22-0026 03-116-22-12-0234 03-116-22-12-0361 03-116-22-12-0419 03-116-22-13-0037 03-116-22-22-0027 03-116-22-12-0256 03-116-22-12-0362 03-116-22-12-0420 03-116-22-13-0039 03-116-22-22-0029 03-116-22-12-0292 03-116-22-12-0363 03-116-22-12-0421 03-116-22-14-0006 03-116-22-22-0030 03-116-22-12-0294 03-116-22-12-0364 03-116-22-12-0422 03-116-22-14-0007 03-116-22-22-0031 03-116-22-12-0309 03-116-22-12-0365 03-116-22-12-0423 03-116-22-14-0008 03-116-22-22-0032 03-116-22-12-0310 03-116-22-12-0366 03-116-22-12-0424 03-116-22-14-0009 03-116-22-22-0033 03-116-22-12-0311 03-116-22-12-0367 03-116-22-12-0425 03-116-22-14-0010 03-116-22 22-0034 03-116-22-12-0312 03-116-22-12-0368 03-116-22-12-0426 03-116-22-14-0011 03-116-22-22-0035 .03-116 22-.12-0313 03-118-22-12-0369 03-116-22-12-0427 .03-116-22-14-0012 03-116-22-22-0036 03-118-22-12-0314 03-116-22-12=0370 03-116-22-12-0428 03-116-22-14-0013 03-116-22-22-0037 03-116-22-12-0315 03-116-22-12-0371 03-116-22-12-0429 03-116-22-14-0014 03-116-22-22-0038 03-116-22-12-0316 03-116-22-12-0372 03-116-22-12-0430 03-116-22-14-0015 03-116-22-23-0001 03-116-22-12-0317 03-116-22-12-0373 03-116-22-12-0431 03-116-22-14-0016 03-116-22-23-0002 03-116-22-1.2-0318 03-116-22-12-0376 03-116-22-12-0432 03-116-22-14-0017 03-116-22-23-0003 03-116-22-12-0319 03-116-22-12-0377 03-116-22-12-0433 03-116-22-14-0018 03-116-22-23-0004 03-116-22-12-0320 03-116-22-12-0378 03-116-22-12-0434 03-116-22-14-0019 03-116-22-23-0005 03-116-22-12-0321 03-116-22-12-0379 03-116-22-12-D435 '03-119-22-14-0020 03-116-22-23-0006 03-116-22-12-0322 03-116-22-12-U380 03-116-22_12-0437 03-1116-22-14-0021 03-116-22-23-0007 03-116-22-12-0323 03-116-22-12-0381 03-116-22-12-0439 03-116-22-14-0022 03-116-22-23-0008 03-116-22-12-0324 03-116-22-12-0382 03-116-22-12-0442 03-116-22-14-0023 03-116-22-23-0009 03-116-22-12-0325 03-116-22-12-0383 03-116-22-12-0443 03-116-22-14-0024 03-116-22-23-0010 03-116-22-12-0326 03-116-22-12-0384 03-116-22-12-0444 03-116-22-14-0025 03-116-22-23-0011 03-116-22-12-0327 03-116-22-12-0385 03-116-22-12-0445 03-116-22-14-0026 03-116-22-23-0012 - 03-116-22-12-0328 03-116-22-12-0386 03-116-22-13-0001 03-116-22-14-0027 03-116-22-23-0013 03-116-22-12-0329 03-116-22-12-0387 03-116-22-13-0005 03-116-22-14-0028 03-116-22-23-0015 03-116-22-12-0330 03-116-22-12-0388 03-116-22-13-0006 03-116-22-14-0029 03-116-22-23-0016 03-116-22-12-0331 03-116-2212-0389 03-11G-2213-0007 03-116-22-14-0030 03-116-22-23-0017 03-116-22-12-0332 03-116-22-12-0390 03-116-22-13-0008 03-116-22-14-0031 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24-116-22-24-0054 24-116-22-21-0097 24-116-22-22-0014 24-116-22 22-0189 24-116-22-22-0252 24-116-22-24-0055 ` 24-116-22-21-0102 24-116-22-22-0015 24-116-22-22-0190 24-116-22-22-0253 24-116-22-24-0056 24-116-22-21-0103 24-116-22-22-0016 24-116-22-22-0191 24-116-22-22-0254 24-116-22-24-0058 24-116-22-21-0108 24-116-22-22-0017 24-116-22-22-0192 24-118-22-22-0255 24-116-22-24-0063 24-116-22-21-0111 24-116-22-22-0018 24-116-22-22-0193 24-116-22-22-0256 24-116-22-24-0065 24-116-22-21-0112 24-116-22-22-0019 24-116-22-22-0194 24-116-22-22-0257 24-116-222-4-0066 24-116-22-21-0113 24-116-22-22-0020 24-116722-22-0195 24-116-22-22-0258 24-116-22-24-0067 24-118-22 21-0114 24-116-22-22-0022 24-116 22 22-0196 24-116 22-22-0259 24-116-22-24-0068 24-116-22 21-0115 24-116-22-22-0025 24-116-22-22-0197 24-116-22-22-0260 24-11622-24-0069 24-116-22-21-0116 24-116-22-22-0027 24-116-22-22-0198 24-116-22-22-0261 24-116-22-24-0070 24-116-22-21-0117 24-116-22-22-0028 24-116-22-22-0199 24-116-22-22-0262 •24-116-22-24-0071 • 24-116-22-21-0118 24-116-22-22-0029 24-116-22-22-0200 24-116-22-22-0263 24-116-22-24-0073 24-116-22-21-0119 24-116-22-22-0030 24-116-22-22-0202 24-116-22-22-0264 24-116-22-24-0074 24-116-22-21-0120 24-116-22-22-0031 24-116-22-22-0203 24-116-22-22-0265 24-116-22-24-0075 .24-116-22-21-0121 24-116 22-22-0032 24-116-22-22-0204 24-116-22-22-0266 24-116-22-24-0076 24-116-22 21-0124 24-118-22 22-0033 24-118-2222-0205 24-116-22-22-0267 24-116-22-24-0077 24-116-22-21-0125 24-116-22 22-0034 24-115-22-22-0206 24-116-22-22-0268 24-116-22-24-0D7B 24-116-22-21-0126 24-116-22-22-0035 24-116-22-22-0207 24-116-22-22-0269 24-116-22-24-0079 24-116-22-21-0128 24-116-22-22-0040 24-116-22-22-0208 24-116-22-22-0270 24-116-22-24-0080 24-116-22-21-0129 24-116-22-22-0041 24-116-22-22-0209 24-116-22-22-0271 24-116-22-24-0083 24-116-22-21-0130 24-116-22-22-0042 24-116-22-22-0210 24-116-22-22-0272 24-116-22-24-0084 24-116-22-21-0134 24-116-22-22-0043 24-116-22-22-0211 24-116-22-22-0273 24-116-22-24-0085 24-116-22-21-0135 24-116-22-22-0045 24-116-22-22-0212 24-116-22-22-0274 24-116-22-24-0086 24-116-22-21-0136 24-116-22-22-0047 24-116-22-22-0213 24-116-22-22-0275 24-116-22-24-0087 24-116 22-21-0137 24-116-22-22-0051 24-116-22-22-0214 24-116-22-22-0276 24-116-22-24-0088 24-116-22-21-0145 24-116-22-22-0052 24-11622-22-0215 24-116-22-22-0277 24-116-22-24-0089 24-116-22-21-0146 24-116-22-22-0056 24-116-22-22-0218 24-116-22-22-0278 24-116-22-24-0090 24-116-22-21-0147 24-116-22-22-0057 24-116-22-22-0219 24-116-22-22-0279 24-116-22-24-0091 24-116-22-21-0149 24-116-22-22-0058 24-116-22-22-0220 24-116-22-23-0001 24-116-22-24-0092 24-116-22-21-0150 24-116-22-22-0067 24-116-22-22-0221 24-116-22-23-0003 24-116-22-24-0093 24-116-22-21-0151 24-116-22-22-0068 24-116-22-22-0222 24-116-22-23-0006 24-116-22-24-0094 24-116-22-21-0155 24-116-22-22-0076 24-116-22-22-0223 24-116-22-23-0009 24-116-22-24-0095 24-116-22-21-0156 24-116-22-22-0079 24-116-22-22-0224 24-116-22-23-0012 24-116-22-24-0096 24-116-22-21-0157 24-116-22-22-0089 24-116-22-22-0225 24-116-22-23-0014 24-116-22-24-0097 24-116-22-21-0158 24-116-22-22-0098 24-116-22-22-0226 24-116-22-23-0039 24-116-22-24-0098 24-116-22-21-0164 24-116-22-22-0120 24-116-22-22-0227 24-116-22-23-0244 24-116-22-24-0099 • 24-116-22-21-0165 24-116-22-22-0126 24-116-22-22-0228 24-116-22-23-0245 24-116-22-24-0100 24-116-22-21-0166 24-116-22-22-0131 24-116-22-22-0229 24-116-22-23-0246 24-116-22-24-0101 24-116-22-21-0167 24-116-22-22-0133 24-116-22-22-0230 24-116-22-23-0247 24-116-22-24-0102 I-B-17 E2MIBIT I—B 24-116-22-24-0103 24-116-22-24-0104 24-116-22-24-0106 • 24-116-22-24-0107 24-116-22-24-0108 24-116-22-24-0109 24-116-22-24-0110 24-116-22-24-0111 24-116-22-24-0112 24-116-22-24-0113 24-116-22-24-0114 24-116-22-24-0115 24-116-22-24-0116 24-116-22-24-0117 24-116-22-24-0118 24-116-22-24-0119 24-116-22-24-0120 24-116-22-24-0121 24-116-22-24-0122 24-116-22-24-0123 24-116-22-24-0124 24-116-22-24-0125 24-116-22-24-0126 24-116-22 24-0127 24-116-22-24-0128 24-116-22-24-0129 24-116-22-24-0130 . 24-116-22-24-0131 24-116-22-24-0132 24-116-22-41-0001 24-116-22-41-0002 24-116-22-41-0003 24-116-22-42-0003 24-116-22-42-0004 TOTAL 4183 g:\barb\finaldu-green disk I—B-18 EXHIBIT I—C BOUNDARY MAP M IJ;1 7i• �� i 1 3wIn0 u c � � 1 t ' • , z {,'��< `<�w� ,, vj Y� � art ' < r J yW1 I s no l.._I• � �� / 3 b � /•� r e O� -t� `,` f ; Ia - ;W� ' �•�j1/� -J3 g = "y —o a N _ 0.0 w7D. T.,0-_ �� o v I "� O ✓ HW 3�7 a Od 2{j S Y3 SNHOf.. W.A No 3h a V1 fr fi= r D • Eou ` S 3D65i{ T�C3ti 1 `. 4•iol- g¢ r ¢ t�� _- bl✓ � r az4v1 - ti.0 •' � 4 �- Z 5 � �l• ` U� r -1ti uN1 D grlo ��c f•i � jl�j'• 5 t.��y�\\) �a �� c Ir Q-1 k' rt t .-` •°y � 'L`� �'a ` I Vgaq�W � u '',"N � � � c �l r - v�L�C/L •r� c � CJy � G�+ }� Do x2j• u,2 `� w t " i 9 Al�` �L 16 _ n I - _ q .�..�} LSD�•` ���ni� r a://� � #� `I�J •. y.. ��'L�'-�,•-<'=�j,•. �: �r�S:J� a�+_\�c 1,�-.,�. ^iF'w��'S� r]1 t'S., �"`�4i�1 (t !` Er� z�l �•2 �;'-1_'" zln���11i" ��~ ��� � �- ^I '+.�%� �-�i ��©F'` _ _��1��•�.r�l_�' ,..,� �� ;'H.�G I'1�'.�i`��, v_r t__ y _ ''� '� �` ��r��_E'•,'i'_ \ ,1 �� y L\ Y��1:v ���'...P`U� T-r'-1 ARTICLE II TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING DISTRICT NO. 13 (HO RETAIL PROPERTIES) Section 2 .1. Statement of Objectives. See Article I, Section 1.4 . Statement of Objectives. Section 2 .2 . Redevelopment Plan. See Article I, Section 1.2. through 1.12 . Section 2 .3 . Parcels to be Included. The boundaries of Tax Increment Financing District No. 13 (the "District") are described on the attached Exhibit II-A and illustrated on Exhibit II-B. Section 2 .4 . Parcels to be Acquired. See Article I, Section 1 . 12 . Parcels to be Acquired. Section 2 . 5 . Development Activity with Signed Contracts . As of the date of adoption of the Tax Increment Financing Plan, the City intends to enter into a Contract for Private Redevelopment with Ho Retail Properties I Limited Partnership for the development described in the next section. . Section 2 . G . Specific Development Expected to Occur. At this time the following new construction and/or remodeling activities are anticipated: the construction of a new Daytons department store, the relocation of the existing Sears department store to a new building, the construction of approximately 285, 000 additional square feet to the existing shopping center; the construction of a new 14 to 1G screen theater, the relocation and remodeling of a new food court with approximately 10 vendors and 700 seats, the construction of two full service restaurants, the construction of an approximate 80 foot by 185 foot ice rink with supporting facilities including approximately 500 seats, the overall renovation and upgrading of the mall, and the construction of approximately 5, 000 square feet for City use. These improvements, anticipated to be constructed from 1997 through 1999, will provide an estimated market value of approximately $94, 322, 040 upon completion. Section 2 . 7. Prior Planned Improvements . The Authority shall, after due and diligent search, accompany its request for certification to the County Auditor or its notice of district enlargement with a listing of all properties within the District for which building permits have been issued during the eighteen (18) months immediately preceding approval of the Tax Increment Financing Plan by the Authority. The County Auditor shall 2 - 1 increase the original tax capacity of the District by the tax capacity of each improvement for which the building permit was issued. If said listing does not accompany the aforementioned request or notice, the absence of such listing shall indicate to the County Auditor that no building permits were issued in the eighteen (18) months prior to the Authority' s approval of the Tax Increment Financing Plan. Section 2 .8 . Fiscal Disparities. The Authority hereby elects the method of tax increment computation set forth in Minnesota Statutes, Section 469 .177, Subdivision 3, clause (b) if and when commercial/industrial/development occurs within the District. Section 2 . 9 . Estimated Public Improvement Costs . The estimated costs associated with the Project Area are listed on the attached Exhibit I-A. Section 2 . 10 . Estimated Amount of Indebtedness . It is anticipated that $30, 000, 000 of indebtedness may be incurred with respect to this portion of the Project Area. Pursuant to Minnesota Statutes, Section 469 . 178, Subdivision 1, Tax Increment Bonds may be used as required to amortize the costs identified in Article I, Section 1.5 . The City reserves the right to pay for all or part of the activities listed on Exhibit I-A relating to the District as tax increments are generated and become • available. Section 2 .11 . Sources of Revenue. The costs outlined on the attached Exhibit I-A will be financed through the annual collection of tax increments. Section 2 .12 . Estimated original and Captured Tax Capacities. The tax capacity of all taxable property in the District, as most recently certified by the Commissioner of Revenue of the State of Minnesota on January 2, 1996 is estimated to be $1, 074, 800 . The estimated adjusted captured tax capacity of the District upon completion of the proposed improvements on January 2, 1999 and after the District' s fiscal disparities contribution is made, is estimated to be $2, 095, 885 . Section 2 .13 . Tax Rate. The pay 1996 tax rate is 139 .2010. Section 2 .14 . Tax Increment . Tax increment has been calculated at approximately $2, 917,493 upon completion, assuming a static tax capacity rate and valuation increases of $5 . 00 per square foot and $2 . 50 per square foot, respectively, for the mall and the department stores components compounded annually through 2005 . • 2 - 2 • Section 2.15. Type of District. The District is, pursuant to Minnesota Statutes, Section 469.174, Subdivision 10 a Redevelopment District. Section 2.16 . Duration. The duration of the District is expected to be twenty-five (25) from receipt of the first tax increment, estimated to be received in 1999 . Thus, it is estimated that the District, including any modifications for subsequent phases or other changes, will terminate in the year 2023 . Section 2 .17 . Estimated Impact on Taxing Jurisdictions . The estimated impact on other taxing jurisdictions assumes construction would have occurred without the creation of the District. If the construction is a result of tax increment financing, the impact is $0 to other entities. Notwithstanding the fact that the fiscal impact on the other taxing jurisdiction is $0 due to the fact that the financing would not have occurred without the assistance of the City, the attached Exhibit II-E reflects the estimated impact of the District if the "but for" test was not met . Subsection 2 .18 . Election of Contribution or Exemption. The Council hereby elects a qualifying local contribution equal to five percent (5 . 00%) of the tax increment generated from the District, as set forth in Minnesota Statutes 273 . 1399 . • Section 2 . 19 . Modifications . As of December 17, 1996 no modifications to the District or the Tax Increment Financing Plan therefore have been made, said date being the date of initial approval and adoption thereof by the City Council . . 2 - 3 • EXHIBIT II - A PARCELS TO BE INCLUDED AS ORIGINALLY ADOPTED DECEMBER 17, 1996 PIN 14-116-22-42-0009 PIN 14-116-22-42-0003 • • II - A - 1 EIMIBIT II-B BOUNDARY MAP cg n a � a-� � i1 nr „ a ilr m� a �z n n � H D z 'r v � 10 H A V Exam ure nAu NDItCLALRQv'[nS 11 IA1tn0l9O! ft X °° EDEN PRAIRIE CENTER GENERAL GRov,,m PROPER•I'gS,INc. V VJ mcmP F_MWNE u 77 M.)b.,�lur 7100 ck.+F D1rr ftMQ7 a. II-B-1 EXHIBIT 11-C CASH FLOW ANALYSIS Original Estimated Captured Fiscal Adjusted Estimated Tax Tax Tax Disparities Captured Tax Date Capacity Capacity Capacity Impact Tax Capacity Increment 06/01/96 1.074,800 1,074,800 0 0 0 0 12/01/96 1,074,800 1,074,800 0 0 0 0 06/01/97 1,074,800 1,074,800 0 0 0 0 12/01/97 1,074,800 1,074,800 0 0 0 0 06/01/98 1,074,800 1,425,496 0 0 0 0 12/01/98 1,074,800 1,425,496 0 0 0 0 06/01/99 1,074,800 4,338,814 350,696 125,507 225,188 156,732 12/01/99 1,074,800 4,338,814 350,696 125,507 225,188 156,732 06/01/2000 1,074,800 4,485,981 3,264,014 1,168,129 2,095,885 1,458,747 12/01/2000 1,074,800 4,485,981 3,264,014 1,168,129 2,095,885 1,458,747 06/01/2001 1,074,800 4,633,148 3,411,181 1,220,797 2,190,384 1,524,518 12/01/2001 1,074,800 4,633,148 3,411,181 1,220,797 2,190,384 1,524,518 06/01/2002 1,074,800 4,780,314' 3,558,348 1,273,465 2,284,883 1,590,290 12/01/2002 1,074,800 4,780,314 3,558,348 1,273,465 2,284,883 1,590,290 06/01/2003 1,074,800 4,927,481 3,705,514 1,326,133 2,379,381 1,656,061 12/01/2003 1,074,800 4,927,481 3,705,514 1,326,133 2,379,381 1,656,061 06/01/2004 1,074,800 5,074,648 3,852,681 1,378,801 2,473,880 1,721,833 12/01/2004 1,074,800 5,074,648 3,852,681 1,378,801 2,473,880 1,721,833 06/01/2005 1,074,800 5,221,815 3,999,848 1,431,470 2,568,379 1,787,604 .12/01/2005 1,074,800 5,221,815 3,999,848 1,431,470 2,568,379 1,787,604 06/01/2006 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 • 12/01/2006 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 06/01/2007 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 12/01/2007 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 06/01/2008 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 12/01/2008 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 06/01/2009 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 12/01/2009 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 06/01/2010 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 12/01/2010 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 06/01/2011 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 12/01/2011 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 06/01/2012 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 12/01/2012 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 06/01/2013 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 12/01/2013 1,074,800 5,221,815 4,147,015 1,484,138 2,662,877 1,853,376 49,445,584 II—C-1 EXHIBIT 11-C ASSUMPTIONS Total Original Market Value 23,400,000 14-116-22-42-0009 Mall 17,000,000 14-116-22-42-0003 Sears 6,400,000 Total Original Tax Capacity 1,074,800 14-116-22-42-0009 Mall 780,400 14-116-22-42-0003 Sears 294,400 Pay 1996 Tax Rate 1.39201 Total Current Taxes 1,496,132 Revenue Note Rate 10.000% Fiscal Disparities Contribution 35.7881% • SUMMARY UPON COMPLETION Total Estimated Square Feet 814,712 SF Mall 465,000 Sears - 124,712 Daytons 225,000 Total Estimated Market Value @ Completion 94,322,040 Total Estimated Tax Capacity @ Completion 4,338,814 Pay 1996 Tax Rate 1.39201 Total Estimated Taxes @ Completion 6,039,672 • II—C-2 EXHIBIT If-C • ASSUMPTIONS PHASE 1 MALL COMPONENT 1996 Construction 0.000% 1997 Valuation 0.000% 0 0 SF @ 0.00 ISF 0 Estimated Tax Capacity 4.600% 0 Pay 1996 Tax Rate 1.39201 1998 Taxes Payable 0.00 ISF 0 DEPARTMENT STORES COMPONENT 1996 Construction 0.000% 1997 Valuation 0.000% Estimated Market Value 0 SF @ 0.00 /SF 0 Estimated Tax Capacity 4.600% 0 Pay 1996 Tax Rate 1.39201 1998 Taxes Payable 0.00 /SF 0 TOTALS FOR PHASE 1 Estimated Market Value 0 Estimated Tax Capacity 0 Pay 1996 Tax Rate 1.39201 Estimated Taxes 0 II—C-3 EXHIBIT II-C • ASSUMPTIONS PHASE 2 MALL COMPONENT 1997 Construction 20.000% 1998 Valuation 20.000% Estimated Market Value 93,000 SF @ 164.00 /SF 15,252,000 Estimated Tax Capacity 4.600% 701,592 Pay 1996 Tax Rate 1.39201 1999 Taxes Payable 10.50 /SF 976,623 DEPARTMENT STORES COMPONENT 1997 Construction 100.000% 1998 Valuation 100.000% • Estimated Market Value 349,712 SF @ 45.00 /SF 15,737,040 Estimated Tax Capacity 4.600% 723,904 Pay 1996 Tax Rate 1.39201 , 1999 Taxes Payable 2.88 /SF 1,007,681 TOTALS FOR PHASE 2 Estimated Market Value 30,989,040 Estimated Tax Capacity 1,425,496 Pay 1996 Tax Rate 1.39201 Estimated Taxes 1,984,304 • II—C_4 EXHIBIT 11-C . ASSUMPTIONS PHASE 3 MALL COMPONENT 1998 Construction 100.000% 1999 Valuation 100.000% Estimated Market Value 465,000 SF @ 169.00 /SF 78,585,000 Estimated Tax Capacity 4.600% 3,614,910 Pay 1996 Tax Rate 1.39201 2000 Taxes Payable 10.82 /SF 5,031,991 DEPARTMENT STORES COMPONENT 1998 Construction 100.000% 1999 Valuation 100.000% • Estimated Market Value 349,712 SF @ 45.00 /SF 15,737,040 Estimated Tax Capacity 4,600% 723,904 Pay 1996 Tax Rate 1.39201 2000 Taxes Payable 2.88 /SF 1,007,681 TOTALS FOR PHASE 3 Estimated Market Value 94,322,040 Estimated Tax Capacity 4,338,814 Pay 1996 Tax Rate 1.39201 2000 Taxes Payable 6,039,672 II—C-5 EXHIBIT 11-G ASSUMPTIONS INFLATION -MALL COMPONENT 5.00 annual increase in estimated market value/sf Value Market Market Tax Taxes Estimated Estimated Year Value/sf Value Capacity Payable Taxes Taxes/sf 1998 164.00 15,252,000 701,592 1999 976,623 10.50 1999 169.00 78,585,000 3,614,910 2000 5,031,991 10.82 2000 174.00 80,910,000 3,721,860 2001 5,180,866 11.14 2001 179.00 83,235,000 3,828,810 2002 5,329,742 11.46 2002 184.00 85,560,000 3,935,760 2003 5,478,617 11.78 2003 189.00 87,885,000 4,042,710 2004 5,627,493 12.10 2004 194.00 90,210,000 4,149,660 2005 5,776,368 12.42 2005 199.00 92,535,000 4,256,610 2006 5,925,244 12.74 INFLATION -DEPARTMENT STORES COMPONENT 2.50 annual increase in estimated market value/sf Value Market Market Tax Taxes Estimated Estimated Year Value/sf Value Capacity Payable Taxes Taxes/sf • 1998 45.00 15,737,040 723,904 1999 1,007,681 2.88 1999 45.00 15,737,040 723,904 2000 1,007,681 2.88 2000 47.50 16,611,320 764,121 2001 1,063,664 3.04 2001 50.00 17,485,600 804,338 2002 1,119,646 3.20 2002 52.50 18,359,880 844,554 2003 1,175,628 3.36 2003 55.00 19,234,160 884,771 2004 1,231,611 3.52 2004 57.50 20,108,440 924,988 2005 1,287,593 3.68 2005 60.00 20,982,720 965,205 2006 1,343,575 3.84 INFLATION -COMBINED MALL AND DEPARTMENT STORES Value Market Tax Taxes Estimated Year Value Capacity Payable Taxes 1998 30,989,040, 1,425,496 1999 1,984,304 1999 94,322,040 4,338,8.14 2000 6,039,672 2000 97,521,320 4,485,981 2001 6,244,530 2001 100,720,600 4,633,148 2002 6,449,388 2002 103,919,880 4,780,314 2003 6,654,246 2003 107,119,160 4,927,481 2004 6,859,103 2004 110,318,440 5,074,648 2005 7,063,961 2005 113,517,720 5,221,815 2006 7,268,819 i II-C-6 EXHIBIT II - D • "BUT FOR" ANALYSIS In the recent past, the City of Eden Prairie (the "City") and General Growth Properties/Homart and Ho Retail Properties I Limited Partnership (the "Redeveloper") , of the Eden Prairie Center (the "Center") , have explored several alternatives which would enhance and upgrade the Center. The Redeveloper has proposed two such alternatives to the City which are described below. Alternative 1 Without the proposed tax increment financing assistance ("TIF Assistance") , the Redeveloper would not be able to support a renovation of the scope currently proposed. The existing asset value is declining as a result of the lack of a contemporary facility and the lack of a major fashion department store. The current leasing environment has become very difficult with overall mall sales and occupancy declining. Additionally, the lack of a major fashion department store has forced the mall to lease to a more value oriented tenant mix as proposed to a fashion oriented mix. • Without the proposed TIF Assistance, the Redeveloper would most likely attempt to improve the mall sales and occupancy levels through a minor renovation consisting of the addition of a new value oriented "big box" retailer such as Marshall' s, TJ Maxx, etc. , and a painting and brightening of the " existing mall. With a value oriented focus it becomes impossible to support major capital expenditures for structural changes or improvements. It should also be noted that even if the Redeveloper were to attempt to attract these new retailers, they might not be interested in joining the Center. If the Redeveloper were to succeed in attracting a number of new retailers and in leasing the vacant space in the mall, it is estimated that these improvements might generate up to an additional $15, 000, 000 in increased market value. Alternative 2 With TIF Assistance, the Redeveloper would not only proceed with a more substantial renovation of the existing Center but would relocate the existing Sears store, provide space for a Daytons department store, construct a new 14 to 16 screen theater, remodel and relocate the existing food court to accommodate approximately 10 vendors and 700 seats, construct two full service restaurants, construct an approximately 80' by 185' ice rink with supporting • II - D - 1 facilities, and construct an approximate 5, 000 square foot area for City use. These improvements would generate approximately • $70, 922, 040 in increased market value. This Alternative 2 would also generate additional funds for the City' s affordable housing and economic development programs. As a result of this proposal, the City would not only enhance its retail/commercial image, but it would be in a position to achieve several community, recreational and affordable housing goals. Because of the substantial demolition, relocation, acquisition, rehabilitation, remediation and other public costs associated with this project, Alternative 2 is not economically feasible without TIF Assistance. The attached provides an analysis of Alternative 1 (without TIF Assistance) and Alternative 2 (with TIF Assistance) . The net increased market value with TIF Assistance after deducting the net present value of the projected tax increment is $47, 326, 859 . • • II - D - 2 EXHIBIT II - D Without TIF Assistance: (1) the Sears department store would remain the same (ii) there would be no new Daytons department store (iii) The Mall stores would not be rehabilitated Increased Market Value Without TIF Assistance $15, 000, 000 With TIF Assistance: (i) the Sears department store would be relocated . (ii) a Daytons department store would be constructed (iii) the Mall stores would be rehabilitated Increased Market Value with TIF Assistance $70, 922, 040 Less Present Value of Tax Increment (See Page II-D-4) $23 , 595 , 181 Net Increased Market Value with TIF Assistance $47, 326, 859 II - D - 3 EXHIBIT 11 - D PRESENT VALUE ANALYSIS Period Tax Semi Annual Cumulative Ending Increment Balance Balance 06/01/96 0 0 0 12/01/96 0 0 0 06101/97 0 0 0 12/01/97 0 0 0 06/01/98 0 0 0 12/01/98 0 0 0 06/01/99 156,732 122,804 122,804 12/01/99 156,732 116,956 239,760 06/01/2000 1,458,747 1,036,704 1,276,464 12/01/2000 1,458,747 987,337 2,263,801 06/01/2001 1,524,518 982,718 3,246,519 12/01/2001 1,524,518 935,922 4,182,441 06/01/2002 1,590,290 929,809 5,112,250 12/01/2002 1,590,290 885,533 5,997,783 06/01/2093 1,656,061 878,245 6,876,028 12/01/2003 1,656,061 836,423 7,712,451 06/01/2004 1,721,833 828,231 8,540,682 12/01/2004 1,721,833 788,791 9,329,474 06/01/2005 1,787,604 779,926 10,109,400 12/01/2005 1,787,604 742,787 10,852,186 06/01/2006 1,853,376 733,444 11,585,630 12/01/2006 1,853,376 698,518 12,284,148 06/01/2007 1,853,376 665,255 12,949,403 12/01/2007 1,853,376 633,576 13,582,979 06/01/2008 1,853,376 603,406 14,186,385 12/01/2008 1,853,376 574,672 14,761,058 . 06/01/2009 1,853,376 547,307 15,308,365 12/01/2009 1,853,376 521,245 15,829,609 06/01/2010 1,853,376 496,424 16,326,033 12/01/2010 1,853,376 472,784 16,798,817 06/01/2011 1,853,376 450,271 17,249,088 12/01/2011 1,853,376 428,829 17,677,918 06/01/2012 1,853,376 408,409 18,086,327 12/01/2012 1,853,376 388,961 18,475,287 06/01/2013 1,853,376 370,439 18,845,726 12/01/2013 1,853,376 352,799 19,198,525 06/01/2014 1,853,376 335,999 19,534,524 12/01/2014 1,853,376 319,999 19,854,523 06/01/2015 1,853,376 304,761 20,159,284 12/01/2015 1,853,376 290,249 20,449,533 06/01/2016 1,853,376 276,427 20,725,960 12/01/2016 1,853,376 263,264 20,989,224 06/01/2017 1,853,376 250,728 21,239,952 12/01/2017 1,853,376 238,788 21,478,740 06/01/2018 1,853,376 227,417 21,706,158 12/01/2018 1,853,376 216,588 21,922,746 06/01/2019 1,853,376 206,274 22,129,020 12/01/2019 1,853,376 196,452 22,325,472 06/01/2020 1,853,376 187,097 22,512,568 12/01/2020 1,853,376 178,187 22,690,756 06/01/2021 1,853,376 169,702 22,860,458 12/01/2021 1,853,376 161,621 23,022,079 06/01/2022 1,853,376 153,925 23,176,004 12/01/2022 1,853,376 146,595 23,322,600 is06/01/2023 1,853,376 139,615 23,462,214 12/01/2023 1,853,376 132,966 23,595,181 86,513,101 23,595,181 23 595181 11 - D - 4 EXHIBIT II — E ESTIMATED IMPACT OF TAX INCREMENT FINANCING DISTRICT NO. 1 IMPACT ON TAY,BASE ORIGINAL ESTIMATED CAPTURED DISTRICT TAX TAX TAX TAX AS % ENTITY BASE CAPACITY CAPACITY CAPACITY * OF TOTAL City of Eden Prairie 63,665,293 1,074,800 4,338,814 2,095,885 3.292% County of Hennepin 1,006,485,910 1,074,800 4,338,814 2,095,885 0.208% ISD #272 61,064,112 1,074,800 4,338,814 2,095,885 3.432% IMPACT ON TAX RATE TAX % OF TAX ** TAX RATE ENTITY RATE TOTAL INCREMENT INCREASE City of Eden Prairie 0.23809 17.10% 499,009 0.810% County of Hennepin 0.37270 26.77% 781,136 0.078% ISD #272 0.70358 50.54% 1,474,623 2.501% Other 0.07764 5.58% 162,725 1.39201 100.00% 2,917,493 * Captured Tax Capacity after the TIF District's fiscal disparities contribution **Assumes construction would have occurred without the creation of a Tax Increment Financing District. If constrtuction is a result of Tax Increment Financing, the impact is $0. 11 — E — i