HomeMy WebLinkAbout2018-11-15 HRA Regular Meeting Agenda PacketAgenda
Edina Housing and Redevelopment Authority
City of Edina, Minnesota
Edina City Hall Council Chambers
Thursday, November 15, 2018
7:30 AM
I.Call to Order
II.Roll Call
III.Approval of Meeting Agenda
IV.Community Comment
During "Community Comment," the Edina Housing and Redevelopment
Authority (HRA) will invite residents to share new issues or concerns that
haven't been considered in the past 30 days by the HRA or which aren't
slated for future consideration. Individuals must limit their comments to
three minutes. The Chair may limit the number of speakers on the same
issue in the interest of time and topic. Generally speaking, items that are
elsewhere on today's agenda may not be addressed during Community
Comment. Individuals should not expect the Chair or Commissioners to
respond to their comments today. Instead the Commissioners might refer the
matter to sta- for consideration at a future meeting.
V.Adoption of Consent Agenda
All agenda items listed on the consent agenda are considered routine and
will be enacted by one motion. There will be no separate discussion of such
items unless requested to be removed from the Consent Agenda by a
Commissioner of the HRA. In such cases the item will be removed from the
Consent Agenda and considered immediately following the adoption of the
Consent Agenda. (Favorable rollcall vote of majority of Commissioners
present to approve.)
A.Minutes: Work Session and Regular Meeting, October 25, 2018
B.Receive Payment of Claims As Per: Claims Pre-List Dated Nov. 9, 2018 TOTAL
$1,054,114.41
C.Release Agreement: Edina HRA and Shaner Edina, LLC
VI.Reports/Recommendations: (Favorable vote of majority of Commissioners
present to approve except where noted)
A.Resolution 2018-11: Establish West 76th Street Tax Increment Financing
District and Modify Southdale 2 Tax Increment Financing Plan
B.Fair Housing Policy
VII.Correspondence
A.Correspondence
VIII.HRA Commissioners' Comments
IX.Executive Director's Comments
A.2019 HRA Meeting Schedule
X.Adjournment
The Edina Housing and Redevelopment Authority wants all participants to be
comfortable being part of the public process. If you need assistance in the way of
hearing ampliDcation, an interpreter, large-print documents or something else,
please call 952-927-8861 72 hours in advance of the meeting.
Date: November 15, 2018 Agenda Item #: IV.A.
To:Chair & Commissioners of the Edina HRA Item Type:
Minutes
From:Sharon Allison, Executive Assistant
Item Activity:
Subject:Minutes: Work Session and Regular Meeting,
October 25, 2018
Action
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
Approve the October 25, 2018, work session and regular meeting minutes of the HRA.
INTRODUCTION:
ATTACHMENTS:
Description
Work Session Minutes
Regular Meeting Minutes
Page 1
MINUTES
OF WORK SESSION
OF THE EDINA HOUSING AND REDEVELOPMENT AUTHORITY
OCTOBER 25, 2018
7:30 A.M.
I. CALL TO ORDER
Chair Hovland called the HRA meeting to order at 7:35 a.m.
II. ROLLCALL
Answering rollcall were Commissioners Stewart, Fischer, Brindle, Staunton and Chair Hovland.
Edina Neighbors for Affordable Housing (ENAH) members present: Hope Melton, Arnie Bigbee, Ricardo Perez,
and Carol Bromer.
III. JOINT MEETING WITH EDINA NEIGHBORS FOR AFFORDABLE HOUSING
Ms. Hope Melton with ENAH explained that their group started one year ago and has over 100 members. She
said their intention was to work with the City, staff, East Edina Housing Foundation and other community
organizations.
Ms. Melton asked that the City voluntarily incorporate specific policy recommendations from ENAH’s 2018-
2019 Affordable Housing Policy Platform as followed: 1) Affirmatively Furthering Fair Housing; 2) require all
developers to contribute toward affordable housing; 3) 3-P framework of Preserving, Protecting and Producing;
and adopt the Tenant Protection Ordinances (90 Day Advance Notice, Section 8 Protection, and Extend Just
Case Requirements); 4) develop the Metropolitan Council forecast need for affordable housing units by 2030;
and, 5) make several changes to the Edina Affordable Housing Policy. Additionally, she stated two concerns: 1)
the need to educate residents about the importance of development and increases in height and density for
affordable housing; and, 2) cautioned against the financialization of affordable housing.
Discussion included current lawsuit against the Section 8 Protection Ordinance, concerns from the City’s
attorney regarding several recommendations that were not legislatively supported; saturation concerns from
school district; amendment frequency of policy; panel discussion with developers to understand if what the City
was requiring them to do was feasible and how they advertise and equitably fill affordable units; and develop a
plan for communicating where affordable units were in Edina.
IV. ADJOURNMENT
Chair Hovland adjourned the meeting at 8:25 a.m.
Respectfully submitted,
___________________________________________
Scott Neal, Executive Director
Page 1
MINUTES
OF REGULAR MEETING
OF THE EDINA HOUSING AND REDEVELOPMENT AUTHORITY
OCTOBER 25, 2018
8:15 A.M.
I. CALL TO ORDER
Chair Hovland called the HRA meeting to order at 8:28 a.m.
II. ROLLCALL
Answering rollcall were Commissioners Fischer, Staunton, Chair Hovland, Brindle, and Stewart.
III. APPROVAL OF MEETING AGENDA
Motion made by Commissioner Brindle seconded by Commissioner Fischer approving the
Meeting Agenda.
Ayes: Fischer, Staunton, Hovland, Brindle, Stewart
Motion carried.
IV. COMMUNITY COMMENT – None.
V. CONSENT AGENDA ADOPTED
Motion made by Commissioner Brindle seconded by Commissioner Fischer approving the consent
agenda.
V.A. Minutes of October 11, 2018, Regular and Work Session.
V.B. Resolution 2018-10 Finding of Substandard Buildings at 4500 France Avenue.
VI. REPORTS/RECOMMENDATIONS – (Favorable vote of majority of HRA Board Members present
to approve except where noted).
VI.A. PROJECT UPDATE
Mr. Neuendorf answered questions of the HRA.
VI.B. AFFORDABLE HOUSING SEWER AND WATER RESIDENTIAL EQUIVALENCY CHARGE FEE
REDUCTION
Ms. Hawkinson said this item would be presented to the City Council for approval later this year as part of the
annual Fee Schedule. She explained that both the Met Council and the City has a sewer and water residential
equivalency fee (SAC/WAC) and the Met Council allows for a reduction of the fee if projects meet certain
requirements. She proposed that the City follow the Met Council’s fee reduction. Ms. Hawkinson said when
developers apply for grant funding, there is a predictive model of unit costs and the full access fee could bump
a project’s costs over the predictive model. Ms. Hawkinson answered questions of the HRA.
VII. CORRESPONDENCE – None.
VIII. HRA COMMISSIONERS’ COMMENTS
Commissioner Brindle said the Governor’s Report on Housing was released recently and a priority was
preservation of single-family homes as affordable housing. She spoke with MN Housing Finance Agency to learn
about strategies and grant opportunities that could benefit Edina. She will follow up with the HRA as more
information becomes available.
IX. EXECUTIVE DIRECTOR’S COMMENTS
Executive Director Neal asked the HRA to think about their 2018 Thursday morning meetings to see if they
would like to have the same schedule in 2019 and be prepared to set the 2019 schedule in November or
December.
X. ADJOURNMENT
Minutes/HRA/October 25, 2018
2
There being no further business on the HRA Agenda, Chair Hovland declared the meeting adjourned at 9:06
a.m.
Respectfully submitted,
___________________________________________
Scott Neal, Executive Director
Date: November 15, 2018 Agenda Item #: IV.B.
To:Chair & Commissioners of the Edina HRA Item Type:
Claims
From:Don Uram, Finance Director
Item Activity:
Subject:Receive Payment of Claims As Per: Claims Pre-List
Dated Nov. 9, 2018 TOTAL $1,054,114.41
Action
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
Approve Claims for payment.
INTRODUCTION:
Going forward, the HRA will be presented claims for approval similar to the existing process followed by the
City Council.
ATTACHMENTS:
Description
HRA Check Register 11.09.2018
11/9/2018CITY OF EDINA 7:19:26R55CKS2LOGIS600V
1Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
11/8/201810/19/2018 -
Check #AmountDate Supplier / Explanation PO#Doc No Inv No BU Obj Sub Subledger Account Description BU Description Co Dept Div
7220 11/1/2018 101483 MENARDS
09232 14671019.88 9232MOUNTING TAPE 474947 79612 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
19.88
7251 11/8/2018 102146 JESSEN PRESS INC.
09232 146710127.00 9232NORTH RAMP EXP - WAYFINDING 475565 680555 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
127.00
7254 11/8/2018 101483 MENARDS
09232 14671018.35 9232VEHICLE CHARGER MATERIAL 475567 80049 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
18.35
7255 11/8/2018 100898 MINVALCO
09232 146710201.50 9232STAIRWELL DAMPER 475570 137549 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
201.50
429488 10/25/2018 143554 DAY BRIGHTENER BAKERY, LLC
09232 146710365.00 9232NORTH RAMP EXP - WAYFINDING 474546 2070 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
365.00
429549 10/25/2018 140948 MOHAGEN / HANSEN ARCHITECTURAL GROUP
09232 1467101,633.91 9232NORTH RAMP EXP-ARCHITECT 474419 43761 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
1,633.91
429579 10/25/2018 100995 SEH
09232 1461332,068.47 9232INTERLACHEN BLVD 474432 358072 PROFESS SERVICES-ENGINEERING CENTENNIAL TIF DISTRICT
2,068.47
429581 10/25/2018 120784 SIGN PRO
09232 14671056.05 9232NORTH RAMP EXP -WAYFINDING 474436 13479 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
56.05
429588 10/25/2018 143558 SPALON MONTAGE
09232 1467101,254.42 9232DAMAGE BADER-SPALON 474522 10-23-2018 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
1,254.42
429629 11/1/2018 141972 AP MIDWEST LLC
09232 146710902,302.40 9232NORTH RAMP EXP - A & P #9 474630 APPL 9 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
902,302.40
429669 11/1/2018 100730 DORSEY & WHITNEY LLP
09232 1467104,416.00 9232NORTH RAMP EXP LEGAL 474631 3453099 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
09210 142066616.50 92104500 FRANCE TIF ESCROW 474632 3453037 ESCROW DEPOSITS HRA ADMINISTRATION
09210 14206622,983.50 9210PENTAGON SOUTH TIF ESCROW 474638 3453036 ESCROW DEPOSITS HRA ADMINISTRATION
28,016.00
429674 11/1/2018 100049 EHLERS & ASSOCIATES INC.
09210 1420661,495.00 9210PENTAGON SOUTH TIF ESCROW 474633 78366 ESCROW DEPOSITS HRA ADMINISTRATION
11/9/2018CITY OF EDINA 7:19:26R55CKS2LOGIS600V
2Page -Council Check SummaryNote: Payment amount may not reflect the actual amount due to data sequencing and/or data selection.
11/8/201810/19/2018 -
Check #AmountDate Supplier / Explanation PO#Doc No Inv No BU Obj Sub Subledger Account Description BU Description Co Dept Div
09238 146136805.00 9238SOUTHDALE 2 CONSULT 474634 78281 PROFESSIONAL SVC - OTHER SOUTHDALE 2 TIF DISTRICT
09242 126136460.00 92425146 REDEV PLANNING 474635 78370 PROFESSIONAL SVC - OTHER GRANDVIEW 2 TIF DISTRICT
09210 1420666,000.00 92104500 FRANCE TIF ESCROW 474636 78420 ESCROW DEPOSITS HRA ADMINISTRATION
09210 142066575.00 92104500 FRANCE TIF ESCROW 474637 78373 ESCROW DEPOSITS HRA ADMINISTRATION
9,335.00
429680 11/1/2018 100907 FRAUENSHUH COMPANIES
09242 12613679,928.00 92425146 EDEN - REDEV PLANNING 474812 800234 PROFESSIONAL SVC - OTHER GRANDVIEW 2 TIF DISTRICT
79,928.00
429686 11/1/2018 101103 GRAINGER
09232 14671092.08 9232NORTH RAMP EXP - EQUIP LOCKS 474814 9944712950 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
92.08
429751 11/1/2018 111803 MONSON, JAN & MITCHELL
09232 146710177.29 9232NORTH RAMP EASEMENT 474788 10-23-2018 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
09232 1467108,500.00 9232PAYMENT #5 475061 10-30-2018 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
8,677.29
429759 11/1/2018 100922 NEWMAN TRAFFIC SIGNS
09232 146710334.38 9232NO. RAMP SIGNAGE 474667 TRFINV006688 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
09232 1467101,039.33 9232MARKET ST. AND HALIFAX SIGNAGE 474724 TRFINV006772 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
1,373.71
429791 11/1/2018 101016 SRF CONSULTING GROUP INC
09232 1467108,462.16 9232NORTH RAMP EXP -OWNERS REP 474831 10930.00-13 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
8,462.16
429893 11/8/2018 100783 GRAYBAR ELECTRIC CO. INC.
09232 1467101,238.97 9232BATTERY BACKUP WALL PACKS 475332 9306931880 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
1,238.97
430028 11/8/2018 101756 SUNDE LAND SURVEYING LLC.
09232 1467108,689.67 9232NORTH RAMP EXP - SURVEY 475142 52916 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
8,689.67
430057 11/8/2018 124503 WINSUPPLY OF EDEN PRAIRIE
09232 146710239.28 9232WAY FIND COUNTERS INSTALL 475403 167885 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
09232 14671015.27 9232ELECTRICAL MATERIALS 475580 167972 EQUIPMENT REPLACEMENT CENTENNIAL TIF DISTRICT
254.55
Report Totals 1,054,114.41
Date: November 15, 2018 Agenda Item #: IV.C.
To:Chair & Commissioners of the Edina HRA Item Type:
Report / Recommendation
From:Don Uram, Finance Director
Item Activity:
Subject:Release Agreement: Edina HRA and Shaner Edina,
LLC
Action
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
Approve Release Agreement between the City of Edina HRA and Shaner Edina, LLC doing business as the
Residence Inn by Marriott.
INTRODUCTION:
In 2014, the City Council adopted Ordinance 2014-04 imposing a lodging tax of 3% on properties within
the City. This ordinance was effective July 1, 2014 and is currently being imposed on the Residence Inn
(Edinborough) and the Westin Gallaria. The ordinance further stated that 95% of the proceeds would be used to
fund a local convention or tourism bureau. T hese funds, which exceed $400,000 annually are being used to
support Explore Edina.
Like other properties adjacent to Centennial Lakes and Edinborough, the Residence Inn is subject to a Park
Maintenance Fee per agreement dated November 13, 1989. A provision in that agreement stated that if a lodging
tax was ever imposed that the park maintenance fee would be capped at $15 per room or $1,995 per month. At
the time the tax was imposed (7/14), the Residence Inn was paying $3,512.32 per month. Recently it was
discovered that the reduced rate was never applied and the Residence Inn continued to pay the higher amount. As
a result, an overpayment of $ 82,287.97 was made by the hotel to the City.
Staff brought this to their attention in August and through a series of conversations have agreed to the terms in the
attached Release Agreement. In summary, these terms include a release of the park maintenance fee payment by
the hotel beginning on January 1, 2019 for 3 years ($71,820) plus a generous contribution by Shaner Edina to
Edinborough of $10,467.97 to equal the total owed them by the City.
ATTACHMENTS:
Description
Release Agreement - Shaner Edina LLC
Date: November 15, 2018 Agenda Item #: V.A.
To:Chair & Commissioners of the Edina HRA Item Type:
Report / Recommendation
From:Bill Neuendorf, Economic Development Manager
Item Activity:
Subject:Resolution 2018-11: Establish West 76th Street Tax
Increment Financing District and Modify Southdale 2
Tax Increment Financing Plan
Action
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
Approve Resolution 2018-11.
INTRODUCTION:
This item pertains to the creation of a new Tax Increment Financing District to support the redevelopment of
property at 4100 West 76th Street including the creation of approximately 80 units of affordably-priced rental
housing. This item also includes a second modification to the Plan for the existing Southdale 2 Tax Increment
Financing District to recognize the new TIF District and to enable pooling necessary to provide financial support
for affordably-priced housing in Edina.
Implementation of this resolution is contingent upon final approval by the City Council after a public hearing
scheduled for November 20, 2018.
Staff recommends the approval of this Resolution.
ATTACHMENTS:
Description
Staff presentation
Staff Report: W. 76th TIF & Southdale 2 TIF
Resolution No. 2018-11
West 76th Street TIF Plan
Southdale 2 TIF Plan mod #2
This sheet serves as a placeholder for the staff presentation
delivered on November 15, 2018
November 15, 2018
Chair & Commissioners of the Edina HRA
Bill Neuendorf, Economic Development Manager
Resolution 2018-11: Establish West 76th Street Tax Increment Financing District and Modify
Southdale 2 Tax Increment Financing Plan
Information / Background:
For several years, the City and Housing and Redevelopment Authority (HRA) have made efforts to support
new housing that is affordably-priced in Edina. Special legislation was approved in 2014 and 2017 to provide
a local revenue source that could be used to support construction costs without overburdening the local tax
payers. That special legislation was used to help provide local funding to Beacon Interfaith Housing when
they constructed the 66 West Apartments in 2016. This proposed Resolution would enable the second
application of the special legislation to support Aeon as they compile funding for new affordably priced
housing at 4100 West 76th Street.
The proposed Resolution follows through on pledges made in May 2018 via Resolutions 2018-03 and 2018-
04. Those previous Resolutions pledged to provide financial support in a total amount of $3,325,000 using
tax increment or other funds available to the City and HRA.
Tax Increment Financing is one of the financial tools available to the City to encourage new investment in a
manner that enhances the property tax base and achieves other community goals. TIF uses new property
taxes (aka incremental taxes) that are generated by a new project to pay for some of the costs associated
with the new project. The existing tax base continues to be distributed to the school, city, county and other
taxing agencies.
The use of TIF is governed by Minnesota Statutes that have evolved over several decades. These laws
provide a number of protections to ensure that financial incentives are not over-used or mis-used. The City
of Edina has historically used TIF to a lesser extent than neighboring municipalities.
In this case, staff recommends that a new TIF District be created so that the financial gap of the proposed
affordably-priced apartment project can be bridged. This recommendation is based on the following:
STAFF REPORT Page 2
• Creation of new affordably-priced housing is a goal of the City and HRA
• District is located within the boundaries of the Southeast Edina Redevelopment Project Area
• Boundaries limited to a single 2-acre property that is likely to redevelop soon
• District complies with the State requirements for a 20-year “housing” district
• Affordably-priced housing developments require funding from a number of different sources to
become viable
• The developer has site control and is actively pursuing other funding sources
In order to provide local financing for affordable housing, the budget in the Southdale 2 Tax Increment
Financing Plan must also be amended. The boundaries of the District are intended to remain the same and
the expiration of this District remains scheduled for 2021.
The Southdale 2 TIF District was established in 2012 using one-time legislation created by Governor Dayton
to promote job creation and investment throughout Minnesota. The creation of this TIF District and one-
time TIF loan to the owner of the mall resulted in more than $300 million in private investment in and
around Southdale Center Mall. In addition to new and upgraded retail space, the new investment also
included hundreds of new luxury apartments and a new hotel.
In 2014 and 2017, the City secured special legislation to pool some of the new incremental property taxes
to support the creation of new affordably-priced housing in Edina. The modified Southdale 2 TIF Plan
includes several edits to recognize potential TIF support for the proposed housing development at 4100
West 76th Street and perhaps similar housing developments located elsewhere in Edina.
Ehlers Associates, the City’s public finance advisor has prepared a Tax Increment Financing Plan to establish
the parameters of the new TIF District. They also prepared modifications to the Southdale 2 TIF Plan. These
Plans have been reviewed by the City’s special counsel for redevelopment matters – Dorsey & Whitney to
ensure compliance with State Law.
Notices regarding these Plans have been distributed to affected taxing agencies, including the Edina School
District, Richfield School District and Hennepin County in accordance with the process identified in State
Law. As of the writing of this staff report, no concerns have been expressed regarding the creation of the
West 76th Street TIF District or modifications to the Southdale 2 TIF Plan.
At this time, staff recommends that the new TIF District be established and the existing TIF Plan be
modified. In the upcoming months, additional action will be requested to potentially acquire property or
otherwise establish a firm agreement to provide funding for the Aeon project.
Staff recommends that Resolution 2018-11 be approved.
RESOLUTION NO. 2018-11
RESOLUTION ADOPTING A MODIFICATION TO THE REDEVELOPMENT
PLAN FOR THE SOUTHEAST EDINA REDEVELOPMENT PROJECT AREA,
ADOPTING A MODIFICATION TO THE TAX INCREMENT FINANCING
PLAN FOR THE SOUTHDALE 2 TAX INCREMENT FINANCING DISTRICT
THEREIN, AND ESTABLISHING THE WEST 76TH STREET TAX
INCREMENT FINANCING DISTRICT THEREIN AND ADOPTING A TAX
INCREMENT FINANCING PLAN THEREFOR.
WHEREAS, it has been proposed by the Board of Commissioners (the "Board") of the Edina
Housing and Redevelopment Authority (the "HRA") and the City of Edina (the "City") that the HRA adopt
a Modification to the Redevelopment Plan (the "Redevelopment Plan Modification") for the Southeast
Edina Redevelopment Project Area (the "Project Area"), a Modification to the Tax Increment Financing
Plan for the Southdale 2 Tax Increment Financing District (the " TIF Plan Modification"), and establish the
West 76th Street Tax Increment Financing District (the "District") and adopt a Tax Increment Financing
Plan (the "TIF Plan") therefor (the Redevelopment Plan Modification, TIF 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 469.001 to 469.047 and Sections 469.174 to 469.1794, inclusive, as
amended (the "Act"), and Minnesota Session Laws – 2017, 1st Special Session, Chapter 1 – HF No. 1,
Article 6, Section 16 all as reflected in the Plans and presented for the Board's consideration; and
WHEREAS, the HRA has investigated the facts relating to the Plans and has caused the Plans to be
prepared; and
WHEREAS, the HRA has performed all actions required by law to be performed prior to the
adoption of the Plans. The HRA 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 HRA hereby finds that the District is in the public interest and is a "housing district" under
Minnesota Statutes, Section 469.174, Subd. 11 and Minnesota Session Laws – 2017, 1st Special
Session, Chapter 1 – HF No. 1, Article 6, Section 16, 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 and thereby serves a
public purpose.
Edina Housing and Redevelopment Authority
Resolution 2018-11
Page 2
2. The HRA 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 HRA 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, no impact is expected 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 HRA on this date, are hereby approved, established and adopted and
shall be placed on file in the office of the Executive Director of the HRA.
7. Upon approval of the Plans by the City Council, the staff, the HRA'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 HRA 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 HRA is authorized and directed to forward a copy of the Plans to
the Hennepin 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 November 15, 2018.
_______________________________
James B. Hovland, Chair
ATTEST:
__________________________
Robert J. Stewart, Secretary
Edina Housing and Redevelopment Authority
Resolution 2018-11
Page 3
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) SS
CITY OF EDINA )
CERTIFICATE OF EXECUTIVE DIRECTOR
I, the undersigned duly appointed and acting Executive Director for the Edina Housing and Redevelopment Authority
do hereby certify that the attached and foregoing Resolution is a true and correct copy of the Resolution duly adopted
by the Edina Housing and Redevelopment Authority at its Regular Meeting of November 15, 2018, and as recorded in
the Minutes of said Regular Meeting.
WITNESS my hand and seal of said City this ______________ day of ___________________, 2018.
Executive Director
As of November 9, 2018
Draft for Council consideration
Modification to the Redevelopment Plan
for the Southeast Edina Redevelopment Project Area
and the
Tax Increment Financing Plan
for the establishment of
the West 76th Street Tax Increment Financing District
(a housing district)
within
the Southeast Edina Redevelopment Project Area
Edina Housing and Redevelopment Authority
City of Edina
Hennepin County
State of Minnesota
Public Hearing: November 20, 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 Southeast Edina Redevelopment Project Area ........................... 1-1
Foreword ............................................................. 1-1
Section 2 - Tax Increment Financing Plan
for the West 76th Street Tax Increment Financing District ....................... 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. Budgeted 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................................ 2-11
Subsection 2-18. Administrative Expenses .................................. 2-11
Subsection 2-19. Limitation of Increment ................................... 2-12
Subsection 2-20. Use of Tax Increment .................................... 2-13
Subsection 2-21. Excess Increments ...................................... 2-13
Subsection 2-22. Requirements for Agreements with the Developer .............. 2-14
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 ................................. 2-15
Subsection 2-27. Other Limitations on the Use of Tax Increment . ................ 2-15
Subsection 2-28. Summary.............................................. 2-15
Appendix A
Project Description ...................................................... A-1
Appendix B
Map of the Southeast Edina Redevelopment Project Area 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
Appendix G
Special Legislation ...................................................... G-1
Section 1 - Modification to the Redevelopment Plan
for the Southeast Edina Redevelopment Project Area
Foreword
The following text represents a Modification to the Redevelopment Plan for the Southeast Edina
Redevelopment Project Area. This modification represents a continuation of the goals and objectives set forth
in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Generally, the substantive
changes include the establishment of West 76th Street Tax Increment Financing District.
Municipal Action Taken
Based upon the statutory authority described in the Redevelopment Plan, the public purpose findings by the
City Council and for the purpose of fulfilling the City’s development objects as set forth in the
Redevelopment Plan, the City Council has created, established and designated the Southeast Edina
Redevelopment Plan pursuant to and in accordance with the requirements of Minnesota Statutes, Section
469.001 to 469.047.
The original and amended Southeast Edina Redevelopment Plan documents and amendments have designated
the Southeast Edina Redevelopment Plan as a redevelopment project and also a tax increment financing plan
for tax increment districts created prior to 1988. The Centennial Lakes Tax Increment Financing District was
created in 1988 pursuant to Tax Increment Financing Plan 88-1, which was subsequently renamed the
Centennial Lakes Tax Increment District and referred to by Hennepin County as District #1203 and #1249.
For purposes of clarification, this modification will refer to the Southeast Edina Redevelopment Plan as the
Southeast Edina Redevelopment Project Area Plan pursuant to Minnesota Statutes 469.002. The following
municipal action has been taken with regard to the Southeast Edina Redevelopment Project Area Plan:
September 29, 1977: The Housing and Redevelopment Authority of Edina (the “HRA”) approved the
Southeast Edina Redevelopment Project Area Plan.
October 5, 1981: The Southeast Edina Redevelopment Project Area Plan was amended to identify project
costs and bonded indebtedness incurred to finance those costs.
May 6, 1985: The HRA and the City approved an amendment to the Southeast Edina Redevelopment Project
Area Plan which includes the establishment of an interest reduction program and enlarges the project area to
include the “1985 Project Area.”
August 19, 1985: The HRA and the City approve d the First Amendment to the 1985 Amendment to the
Southeast Edina Redevelopment Project Area Plan to enlarge the 1985 Project Area and to authorize the
issuance of additional bonds to acquire land within the enlarged 1985 Project Area.
1987: The HRA and City approved the 1987 Amendments to the Southeast Edina Redevelopment Plan to
enlarge the project area to include the 1987 Project Area.
1988: The HRA and City approved the 1988 Amendments to the Southeast Edina Redevelopment Plan that
provide an Interest Reduction Program in the amount of $2,500,000 to assist in the financing and construction
of housing units, and authorize the HRA and City to incur bonded indebtedness.
February 21, 2012: The HRA and City expand the Southeast Edina Project Area.
Edina Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-1
April 17, 2012: The HRA and City establish the Southdale 2 Tax Increment Financing District.
February 18, 2014: The HRA and City establish the Pentagon Park Tax Increment Financing District.
March 2, 2016: The HRA and City establish the Grandview 2 Tax Increment Financing District.
April 5, 2016: The HRA and City modify the Tax Increment Financing Plan for the Southdale 2 Tax
Increment Financing District and establish the 66 West Tax Increment Financing District.
June 20, 2017: The HRA and City establish the 50th and France 2 Tax Increment Financing District.
October 16, 2018: The HRA and City establish the 44th and France 2 Tax Increment Financing District.
(As Modified November 20, 2018)
November 20, 2018: The HRA and City modify the Tax Increment Financing Plan for the
Southdale 2 Tax Increment Financing District to increase the TIF Budget and enable special
legislative pooling authority for affordable housing.
November 20, 2018: The HRA and City establish the West 76th Street Tax Increment Financing
District.
For further information, a review of the Redevelopment Plan for the Southeast Edina Redevelopment
Project Area is recommended. It is available from the HRA Executive Director at the City of Edina.
Other relevant information is contained in the Tax Increment Financing Plans for the Tax Increment
Financing Districts located within the Southeast Edina Redevelopment Project Area.
Edina Housing and Redevelopment Authority Modification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-2
Section 2 - Tax Increment Financing Plan
for the West 76th Street Tax Increment Financing District
Subsection 2-1. Foreword
The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina (the "City"), staff and
consultants have prepared the following information to expedite the establishment of the West 76th Street
Tax Increment Financing District (the "District"), a housing tax increment financing district, located in the
Southeast Edina Redevelopment Project Area.
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 HRA and City have certain statutory powers pursuant to Minnesota
Statutes ("M.S."), Sections 469.001 to 469.047, inclusive, as amended, and M.S., Sections 469.174 to
469.1794, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), and Minnesota Session
Laws 2017, Chapter 1, HF No. 1, Article 6, 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 Southeast Edina
Redevelopment Project Area, originally adopted September 29, 1977, and modified from time to time.
Subsection 2-3. Statement of Objectives
The District currently consists of one parcel of land and adjacent and internal rights-of-way. The District is
being created to facilitate the construction of an 80-unit mixed income, affordable housing project in the City.
Please see Appendix A for further District information. The HRA anticipates entering into an agreement with
Aeon as the affordable housing developer at the time of preparation of the TIF Plan. This TIF Plan is
expected to achieve many of the objectives outlined in the Redevelopment Plan for the Southeast Edina
Redevelopment Project Area.
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 Southeast Edina Redevelopment Project Area and the District.
Subsection 2-4. Redevelopment Plan Overview
Pursuant to the Redevelopment Plan and authorizing state statutes, the HRA or City is authorized to undertake
the following activities within the District:
1. Property to be Acquired - Selected property located within the District may be acquired by
the HRA 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 HRA 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.
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-1
4. The HRA 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.
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 City or HRA 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 City only in order to accomplish one
or more of the following: 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 City or HRA may acquire property by gift, dedication,
condemnation or direct purchase from willing sellers in order to achieve the objectives of this TIF Plan. Such
acquisitions will be undertaken only when there is assurance of funding to finance the acquisition and related
costs.
Subsection 2-6. Classification of the District
The HRA 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
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-2
provisions of this section do not apply to districts located within a targeted area as defined in
Section 462C.02 Subd 9, clause (e).
(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 HRA and City rely on the following facts and findings:
• The District consists of one parcel.
• The development will consist of 80-units of multi-family rental housing.
In meeting the criteria of Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, the HRA and City
rely on the following facts and findings:
• At least 20% 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 Minnesota Session Laws 2017,
Chapter 1, HF No. 1, Article 6 , the duration of the District will be 20 years after receipt of the first increment
by the HRA or City (a total of 21 years of tax increment). The HRA or City elects to receive the first tax
increment in 2022, which is no later than four years following the year of approval of the District.
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-3
Thus, it is estimated that the District, including any modifications of the TIF Plan for subsequent phases or
other changes, would terminate after 2042, or when the TIF Plan is satisfied. The HRA 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
(ONTC) as certified for the District will be based on the market values placed on the property by the assessor
in 2018 for taxes payable 2019.
Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning
in the payment year 2021 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 HRA or City.
The original local tax rate for the District will be the local tax rate for taxes payable 2019, assuming the
request for certification is made before June 30, 2019. 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 Southeast Edina Redevelopment Project Area,
upon completion of the project within the District, will annually approximate tax increment revenues as
shown in the table below. The HRA 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 2021. 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) $115,015
Original Estimated Net Tax Capacity (ONTC) $16,364
Estimated Captured Tax Capacity (CTC) $98,651
Original Local Tax Rate 1.11806 Pay 2018
Estimated Annual Tax Increment (CTC x Local Tax Rate) $110,298
Percent Retained by the HRA 100%
Tax capacity includes a 1.0% inflation factor for the duration of the District. The tax capacity included in thischart is the estimated tax capacity of the District in year 21. The tax capacity of the District in year one isestimated to be $94,260
Pursuant to M.S., Section 469.177, Subd. 4, the HRA 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.,
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-4
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 determined no building permits have
been issued during the 18 months immediately preceding approval of the TIF Plan by the City.
Subsection 2-9. Budgeted Sources of Revenue/Bonds to be Issued
The total estimated tax increment revenues for the District are calculated in Appendix D and are shown in
the table below:
SOURCES OF FUNDS TOTAL
Tax Increment $2,057,503
Interest $102,875
TOTAL $2,160,378
The costs outlined in the Uses of Funds will be financed primarily through the annual collection of tax
increments. The HRA or City reserves the right to incur bonds or other indebtedness to help achieve the
objectives of the TIF Plan. As currently proposed, the projects within the District will be financed by a pay-
as-you-go note issued to reimburse the Developer for the funding of qualified affordable housing costs. Any
refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision
does not obligate the HRA or City to incur debt. The HRA 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 HRA 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 $1,400,626. 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.
Further information can be found in Appendix D.
Subsection 2-10. Uses of Funds
Currently under consideration for the District is a proposal to facilitate the construction of approximately 80
units of affordable multifamily housing. The HRA and City have determined that it will be necessary to
provide assistance to the project for certain District costs, as described.
The HRA 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 table below. These estimates
establish the maximum amount permitted to be expended, but the City/HRA is not obligated to expend the
full amount.
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-5
USES OF TAX INCREMENT FUNDS TOTAL
Site Improvements/Preparation $0
Utilities $0
Construction of Affordable Housing $1,194,876
Other Qualifying Improvements $0
Administrative Costs (up to 10%)$205,750
PROJECT COST TOTAL $1,400,626
Interest $759,752
PROJECT AND INTEREST COSTS TOTAL $2,160,378
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 as permitted by M.S. Section 469.175, Subd. 4. 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. Pursuant to M.S. Section 469.1763, Subd. 2, the HRA 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, (within 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.
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-6
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
M.S. Section 116J.993 to 116J.995 defines a business subsidy as a “grant, contribution of personal property,
real property, infrastructure, the principal amount of a loan at rates below those commercially available to
the recipient, any reduction or deferral of any tax or any fee, any guarantee of any payment under any loan,
lease or other obligation, or any preferential use of government facilities given to a business.” Also included
in the definition are many forms of economic assistance. Some forms of assistance, such as tax increment
for redevelopment and housing, are specifically excluded from business subsidy requirements. Pursuant to
M.S., Section 116J.993, Subd. 3, the following forms of financial assistance are not considered a business
subsidy:
(1) A business subsidy of less than $150,000;
(2) Assistance that is generally available to all businesses or to a general class of similar businesses,
such as a line of business, size, location, or similar general criteria;
(3) Public improvements to buildings or lands owned by the state or local government that serve a
public purpose and do not principally benefit a single business or defined group of businesses at
the time the improvements are made;
(4) Redevelopment property polluted by contaminants as defined in M.S., Section 116J.552, Subd. 3;
(5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistance provided for designated historic preservation districts, provided that
the assistance is equal to or less than 50% of the total cost;
(6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to
provide those services;
(7) Assistance for housing;
(8) Assistance for pollution control or abatement, including assistance for a tax increment financing
hazardous substance subdistrict as defined under M.S., Section 469.174, Subd. 23;
(9) Assistance for energy conservation;
(10) Tax reductions resulting from conformity with federal tax law;
(11) Workers' compensation and unemployment compensation;
(12) Benefits derived from regulation;
(13) Indirect benefits derived from assistance to educational institutions;
(14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and
bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal
Revenue Code of 1986, as amended through December 31, 1999;
(15) Assistance for a collaboration between a Minnesota higher education institution and a business;
(16) Assistance for a tax increment financing soils condition district as defined under M.S., Section
469.174, Subd. 19;
(17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation
is 70 percent or more of the assessor's current year's estimated market value;
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-7
(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 HRA 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 HRA 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.
The county roads in the vicinity of the District include France Avenue (County Road 17). The HRA and City
are aware that the county could claim that tax increment should be used for county roads, even after the public
hearing. If the county elects to use increments to improve county roads, it must notify the HRA or City
within forty-five days of receipt of the TIF Plan submitted October 19, 2018. In the opinion of the HRA, City
and consultants, the proposed development outlined in this TIF Plan will have little or no impact upon county
roads.
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 HRA 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 IF “BUT FOR” NOT MET
2017/Pay 2018
Total Net
Tax Capacity
Estimated Captured
Tax Capacity (CTC)
Upon Completion
Percent of CTC
to Entity Total
Hennepin County 1,685,924,784 98,651 0.0059%
City of Edina 125,242,169 98,651 0.0788%
Edina Independent School
District No. 273
103,546,097 98,651 0.0953%
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-8
IMPACT ON TAX RATES IF “BUT FOR” NOT MET
Pay 2018
Extension Rates
Percent
of Total Rate CTC
Potential
Annual Taxes
Hennepin County 0.428080 38.29% 98,651 42,231
City of Edina 0.278490 24.91% 98,651 27,473
Edina Independent School
District No. 273
0.309720 27.70% 98,651 30,554
Other 0.101770 9.10%98,651 10,040
Total 1.118060 100.00%110,298
The estimates listed above display the captured tax capacity (CTC) when all construction anticipated in
Appendix A is completed. The tax rate used for calculations is the actual Pay 2018 rate as obtained from
Hennepin County. The total net tax capacity for the entities listed above are based on actual Pay 2018
figures. The District will be certified under the actual Pay 2019 rates, which were unavailable at the time this
TIF Plan was prepared, assuming the request for certification is made prior to June 30, 2019.
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 $2,057,503;
(2) Probable impact of the District on city provided services and ability to issue debt. Based upon input
from the Edina Police Department, an impact of the District on police protection is not expected. The
City Police Department does track all calls for service including property-type calls and crimes. With
any addition of new residents or businesses, police calls for service will be increased. New
developments add an increase in traffic and additional overall demands to the call load. The City
does not expect that the proposed development, in and of itself, will necessitate new capital
investment.
Based upon input from the Edina Fire Department, the probable impact of the District on fire
protection is not expected to be significant. The City Fire Department expects some increased costs
of inspections and that the development will generate a minor increase in EMS calls. Typically new
buildings compliant with building and fire codes generate few fire calls, if any, and are of superior
construction beneficial to the mission of the Fire Department.
Based upon input from the Edina Engineering Department, the impact of the District on public
infrastructure is expected to be minimal. The development is not expected to require additional
public infrastructure to address its impact to traffic movement 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, costs associated with street
maintenance, sweeping, plowing, lighting and sidewalks are expected to be neutral. Under existing
fee ordinance, the development in the District is expected to contribute an estimated $274,776 in
sanitary sewer (SAC) and water (WAC) connection fees.
It is not anticipated that there will be any general obligation debt issued in relation to this District,
therefore there will be no impact on the City's ability to issue future debt or on the City's debt limit.
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-9
(3) Estimated amount of tax increment attributable to school district levies. M.S. Section 469.175 Subd.
2(b) requires the TIF Plan to calculate “the estimated 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 a taxing jurisdiction remained the same.” 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 $6569,928.
The amount is calculated by multiplying the total estimated increment of $2,057,203 by the percent
of the proportionate share of the total tax rate of 27.70%.
(4) Estimated amount of tax increment attributable to county levies. M.S. Section 469.175 Subd. 2(b)
requires the TIF Plan to calculate “the estimated 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
a taxing jurisdiction remained the same.” 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 $787,818. The amount is calculated by multiplying the
total estimated increment of $2,057,203 by the percent of the proportionate share of the total tax rate
of 38.29%.
(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.
At this time, 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 determination set forth in M.S. Section 469.175, Subd.
3, clause (b)(2) and the findings are required in the resolution approving the District. Following is a list of
reports and studies on file at the City that support the HRA and City's findings:
• Preliminary proposal and site plan from Aeon updated August 27, 2018.
• Resolution No. 2018-49 Supporting Affordably-Priced Housing at 4100 West 76th Street and
Receptivity to Metropolitan Council Funding dated June 5, 2018.
• Resolution No. 2018-103 Approving a Comprehensive Plan Amendment Regarding Density at 4100
West 76th Street in the OR, Office Residential District.
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;
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-10
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
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 HRA 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 HRA 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 in writing
and retained. The requirements of this paragraph do not apply if (1) the only modification is elimination of
parcel(s) from the District and (2) (A) the current net tax capacity of the parcel(s) eliminated from the District
equals or exceeds the net tax capacity of those parcel(s) in the District's original net tax capacity or (B) the
HRA 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 HRA 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.
Subsection 2-18. Administrative Expenses
In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of the
HRA 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
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-11
5. Amounts used to pay other financial obligations to the extent those obligations were used to finance
costs described in clauses (1) to (3).
Administrative expenses also include amounts paid for services provided by bond counsel, fiscal consultants,
and planning or economic development consultants. For districts for which certification was requested after
July 31, 2001, pursuant to M.S. Section 469.176, Subd. 3, tax increment may be used to pay any authorized
and documented administrative expenses for District up to but not to exceed ten percent of the 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 0.36
percent) of any increment distributed to the HRA or City and the County Treasurer shall pay the amount
deducted to the State Commissioner of Management and Budget for deposit in an account in the special
revenue 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:
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
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-12
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 HRA or City or a property owner must improve parcels within the District by approximately June 2023
and report such actions to the County Auditor.
Subsection 2-20. Use of Tax Increment
The HRA 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 public redevelopment costs of the the Southeast Edina Redevelopment
Project Area pursuant to M.S., Sections 469.001 to 469.047;
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
HRA or City or for the benefit of the Southeast Edina Redevelopment Project Area 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 Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6 and Minnesota
Session Laws 2014, Chapter 308, HF No. 3167, Article 6, Sec. 8, Subd.1(d). The cost of public
improvements directly related to the housing projects and the allocated administrative expenses of the HRA
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
purposes prohibited by M.S., Section 469.176, Subd. 4.
Tax increments generated in the District will be paid by Hennepin County to the HRA for the Tax Increment
Fund of said District. The HRA or City will pay to the developer(s) annually an amount not to exceed an
amount as specified in a developer's agreement to reimburse the costs of land acquisition, public
improvements, demolition and relocation, site preparation, and administration. Remaining increment funds
will be used for HRA or City administration (up to 10 percent) and for the costs of public improvement
activities outside the District.
Subsection 2-21. Excess Increments
Excess increments, as defined in M.S., Section 469.176, Subd. 2, shall be used only to do one or more of the
following:
1. Prepay any outstanding bonds;
2. Discharge the pledge of tax increment for any outstanding bonds;
3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-13
4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in
proportion to their local tax rates.
Pursuant to M.S. Section 469.176, Subd. 2, “The authority shall annually determine the amount of excess
increments for a district, if any. This determination must be based on the tax increment financing plan in
effect on December 31 of the year and the increment and other revenues received as of December 31 of the
year. The authority must sped or return the excess increments under paragraph (c) within nine months after
the end of the year. The HRA or City must spend or return the excess increments under paragraph (c) within
nine months after the end of the year. In addition, the HRA 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 Southeast Edina
Redevelopment Project Area or the District.
Subsection 2-22. Requirements for Agreements with the Developer
The HRA 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 HRA or City to demonstrate the conformance of the
development with City plans and ordinances. The HRA 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 HRA 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 HRA or City concluded an agreement for the development of the property acquired and which
provides recourse for the HRA or City should the development not be completed.
Subsection 2-23. Assessment Agreements
Pursuant to M.S., Section 469.177, Subd. 8, the HRA 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 HRA Executive Director.
Subsection 2-25. Annual Disclosure Requirements
Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the HRA 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.
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-14
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 and that the increased market value of the site that could reasonably be expected
to occur without the use of tax increment financing would be less than the increase in the market value
estimated to result from the proposed development after subtracting the present value of the projected tax
increments for the maximum duration of the District permitted by the TIF Plan. In making said
determination, reliance has been placed upon written representation made by the developer to such effects
and upon HRA and City staff awareness of the feasibility of developing the project site(s) within the District.
A comparative analysis of estimated market values both with and without establishment of the District and
the use of tax increments has been performed as described above. Such analysis is included with the cashflow
in Appendix D, and indicates that the increase in estimated market value of the proposed development (less
the indicated subtractions) exceeds the estimated market value of the site absent the establishment of the
District and the use of tax increments.
Subsection 2-27. Other Limitations on the Use of Tax Increment
1. General Limitations. All revenue derived from tax increment shall be used in accordance with the TIF
Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the the
Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047. 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 Southeast Edina Redevelopment
Project Area; 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 Edina Housing and Redevelopment 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.
Edina Housing and Redevelopment Authority
Tax Increment Financing Plan for the West 76th Street Tax Increment Financing District 2-15
Appendix A
Project Description
Aeon, a non-profit owner, manager and developer of affordable housing in Minnesota, is proposing to
construct and manage a development consisting of approximately 80 affordable housing units within the city.
The development will be located at 4100 West 76th Street and is intended to fulfill a portion of the City’s
identified goal to provide affordable housing options for those who live and work within the City.
Aeon intends to acquire the existing 2-acre property which is occupied by a 1-story office building. The
developer will demolish the building to clear the site for redevelopment into a four-story mixed-income
multifamily residential building complete with one-level of underground parking intended for occupants and
site staff. Amenities include a club room, fitness room, study spaces, laundry facilities, open space
playground and outdoor patio. The site would also include walk out units and pedestrian/trail accessibility.
The proposed unit mix includes 20 one-bedroom, 40 two-bedroom, and 20 three-bedroom units, all which
will be restricted to households earning at or below 60% of the Area Median Income (AMI). Aeon further
intends to restrict occupancy and rents across the 30% AMI, 50% AMI, and 60% AMI household income
thresholds.
Construction is expected to begin by 2020 with completion and planned occupancy in 2021. Tax Increment
from this TIF District as well as the Southdale 2 TIF District will be utilized alongside intended funding from
Minnesota Housing Finance Agency, Metropolitan Council, Hennepin County and private sources to finance
the estimated $22 million affordable housing project.
Appendix A-1
Appendix B
Map of the Southeast Edina Redevelopment Project Area and the District
Appendix B-1
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ñTRACY AVEVERNON AVEWOODDALE AVEHANSEN RDVALLEY VIEW RD70TH ST W
FRANCE AVE S76th West
Mud Lake
LakeEdina
Mirror Lake
Lake
Cornelia
ArrowheadLake
HighlandsLake
IndianheadLake
Melody Lake
LakePamela
HawkesLake
Harvey Lake
Centennial Lake
Minnehaha Creek
Nine Mile Creek
Nine Mile Creek
Canadian Pacific RailroadCanadian Pacific RailroadCityHall
St Peters Lutheran Church & School
FireStation
Public Works &Park Maintenance
GraceChurchPublicLibrary
ConcordSchool
EdinaCovenant
CorneliaSchool
ColonialChurch
HighlandSchool
CalvaryLutheran
EdinaHighSchool
Our Lady ofGrace Church& School
SouthviewJr High
CrossviewLutheran
CountrysideSchool
St Albans Episcopal Valley ViewJr High
Creek Valley School
NormandaleLutheran
ColonyParkBaptist
St PatricksCatholic
CreekValley Baptist
NormandaleElementary
St StephensEpiscopal
EdinaCommunityCenter
GoldenYearsMontessor
CalvinChristianSchool
GoodSamaritanMethodist
EdinaMorningsideChurch
ChristPresbyterianChurch
ChapelHillsCongregtional
Shepard of the HillsLutheran
Edina Community Lutheran Church
FireStationBLAKE RDSCHAEFER RDVERNON AVECAHILL RD66TH ST W
YORK AVE SINTERLACHEN BLVD
MALONEY AVE
4 4 T H S T W
50TH ST W
54TH ST W
58TH ST W
GLEASON RD70TH ST W
76TH ST W
DEWEY HILL RD
VALLEY VIEW RD
VALLEY VIEW RD
MINNESOTA DR78TH ST W
I-494
I-494 HWY 100HWY 169HWY 169HWY 100HWY 62
HWY 62
/Engineering Dept.September 2018
76th Street West TIF District
Southeast Edina Redevelopment Project Area
76th St West TIF District
3102824410010
76TH ST W FRANCE AVE76TH ST W
/Engineering Dept.September 2018
76th Street West TIF District
4100 76th St WEdina, MN 55435PID 31-028-24-41-0010
76th St West TIF District
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
parcel listed below.
Parcel Numbers Address Owner
31-028-24-41-0010 4100 - 76
th Street W. MRI Property Holdings
Appendix C-1
Appendix D
Estimated Cash Flow for the District
Appendix D-1
11/8/2018 Base Value Assumptions - Page 1
West 76th Street Affordable Housing TIF
City of Edina, MN
80 units - 100% as Affordable Class 4d
ASSUMPTIONS AND RATES
DistrictType:Housing
District Name/Number:Special Housing TIF
County District #:SD #273 / WD 1 Exempt Class Rate (Exempt)0.00%
First Year Construction or Inflation on Value 2020 Commercial Industrial Preferred Class Rate (C/I Pref.)
Existing District - Specify No. Years Remaining First $150,000 1.50%
Inflation Rate - Every Year:1.00%Over $150,000 2.00%
Interest Rate:4.50%Commercial Industrial Class Rate (C/I)2.00%
Present Value Date:1-Aug-20 Rental Housing Class Rate (Rental)1.25%
First Period Ending 1-Feb-21 Affordable Rental Housing Class Rate (Aff. Rental)
Tax Year District was Certified:Pay 2019 First $139,000 0.75%
Cashflow Assumes First Tax Increment For Development:2022 Over $139,000 0.25%
Years of Tax Increment 21 Non-Homestead Residential (Non-H Res. 1 Unit)
Assumes Last Year of Tax Increment 2042 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 Disparities Incremental Homestead Residential Class Rate (Hmstd. Res.)
Fiscal Disparities Contribution Ratio 32.2123%Pay 2018 First $500,000 1.00%
Fiscal Disparities Metro-Wide Tax Rate 145.0950%Pay 2018 Over $500,000 1.25%
Maximum/Frozen Local Tax Rate: 111.806%Pay 2018 Agricultural Non-Homestead 1.00%
Current Local Tax Rate: (Use lesser of Current or Max.)111.806%Pay 2018
State-wide Tax Rate (Comm./Ind. only used for total taxes)43.8650%Pay 2018
Market Value Tax Rate (Used for total taxes)0.22182%Pay 2018
Building Total Percentage Tax Year Property Current Class After
Land Market Market Of Value Used Original Original Tax Original After Conversion
Map ID PID Owner Address Market Value Value Value for District Market Value Market Value Class Tax Capacity Conversion Orig. Tax Cap.
31-028-24-41-0010 2,177,200 4,600 2,181,800 100%2,181,800 Pay 2019 C/I Pref.42,886 Aff. Rental 16,364
2,177,200 4,600 2,181,800 2,181,800 42,886 16,364
Note:
1. Base values are for pay 2019 based upon review of County website on 10.12.2018.
Area/
Phase
Tax Rates
BASE VALUE INFORMATION (Original Tax Capacity)
Prepared by Ehlers & Associates, Inc. - Estimates Only N:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\West 76th - 2018\TIF Plan Documents\TIF Plan
11/8/2018 Base Value Assumptions - Page 2
West 76th Street Affordable Housing TIF
City of Edina, MN
80 units - 100% as Affordable Class 4d
Estimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First Year
Market Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full Taxes
Area/Phase New Use Per Sq. Ft./Unit Per Sq. Ft./Unit Sq. Ft./Units Value Class Tax Capacity Capacity/Unit 2020 2021 2022 2023 Payable
Apartments 193,300 193,300 80 15,464,000 Aff. Rental 94,260 1,178 100%100%100%100%2022
TOTAL 15,464,000 94,260
Subtotal Residential 80 15,464,000 94,260
Note:
1. Market values are based upon review of like property within the City of Edina and preliminary estimates from the developer.
Total Fiscal Local Local Fiscal State-wide Market
Tax Disparities Tax Property Disparities Property Value Total Taxes Per
New Use Capacity Tax Capacity Capacity Taxes Taxes Taxes Taxes Taxes Sq. Ft./Unit
Apartments 94,260 0 94,260 105,388 0 0 34,302 139,691 1,746.13
TOTAL 94,260 0 94,260 105,388 0 0 34,302 139,691
Note:
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 139,691
less State-wide Taxes 0
less Fiscal Disp. Adj.0
less Market Value Taxes (34,302)
less Base Value Taxes (18,295)
Annual Gross TIF 87,093
WHAT IS EXCLUDED FROM TIF?
TAX CALCULATIONS
PROJECT INFORMATION (Project Tax Capacity)
Prepared by Ehlers & Associates, Inc. - Estimates Only N:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\West 76th - 2018\TIF Plan Documents\TIF Plan
11/8/2018 Tax Increment Cashflow - Page 3
West 76th Street Affordable Housing TIF
City of Edina, MN
80 units - 100% as Affordable Class 4d
TAX INCREMENT CASH FLOW
Project 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 Payment
OTC Capacity Capacity Incremental Capacity Rate Increment Increment 0.36%10%Increment Value Yrs.Year Date
- - - - 02/01/21
- - - - 08/01/21
- - - - 02/01/22
100%94,260 (16,364) - 77,897 111.806%87,093 43,546 (157) (4,339) 39,051 35,725 0.5 2022 08/01/22
100%94,260 (16,364) - 77,897 111.806%87,093 43,546 (157) (4,339) 39,051 70,664 1 2022 02/01/23
100%95,203 (16,364) - 78,839 111.806%88,147 44,073 (159) (4,391) 39,523 105,248 1.5 2023 08/01/23
100%95,203 (16,364) - 78,839 111.806%88,147 44,073 (159) (4,391) 39,523 139,071 2 2023 02/01/24
100%96,155 (16,364) - 79,791 111.806%89,211 44,606 (161) (4,445) 40,001 172,549 2.5 2024 08/01/24
100%96,155 (16,364) - 79,791 111.806%89,211 44,606 (161) (4,445) 40,001 205,290 3 2024 02/01/25
100%97,116 (16,364) - 80,753 111.806%90,286 45,143 (163) (4,498) 40,483 237,697 3.5 2025 08/01/25
100%97,116 (16,364) - 80,753 111.806%90,286 45,143 (163) (4,498) 40,483 269,391 4 2025 02/01/26
100%98,087 (16,364) - 81,724 111.806%91,372 45,686 (164) (4,552) 40,969 300,760 4.5 2026 08/01/26
100%98,087 (16,364) - 81,724 111.806%91,372 45,686 (164) (4,552) 40,969 331,438 5 2026 02/01/27
100%99,068 (16,364) - 82,705 111.806%92,469 46,234 (166) (4,607) 41,461 361,802 5.5 2027 08/01/27
100%99,068 (16,364) - 82,705 111.806%92,469 46,234 (166) (4,607) 41,461 391,498 6 2027 02/01/28
100%100,059 (16,364) - 83,695 111.806%93,576 46,788 (168) (4,662) 41,958 420,888 6.5 2028 08/01/28
100%100,059 (16,364) - 83,695 111.806%93,576 46,788 (168) (4,662) 41,958 449,631 7 2028 02/01/29
100%101,059 (16,364) - 84,696 111.806%94,695 47,348 (170) (4,718) 42,459 478,078 7.5 2029 08/01/29
100%101,059 (16,364) - 84,696 111.806%94,695 47,348 (170) (4,718) 42,459 505,899 8 2029 02/01/30
100%102,070 (16,364) - 85,707 111.806%95,825 47,913 (172) (4,774) 42,966 533,432 8.5 2030 08/01/30
100%102,070 (16,364) - 85,707 111.806%95,825 47,913 (172) (4,774) 42,966 560,360 9 2030 02/01/31
100%103,091 (16,364) - 86,727 111.806%96,966 48,483 (175) (4,831) 43,478 587,008 9.5 2031 08/01/31
100%103,091 (16,364) - 86,727 111.806%96,966 48,483 (175) (4,831) 43,478 613,070 10 2031 02/01/32
100%104,122 (16,364) - 87,758 111.806%98,119 49,059 (177) (4,888) 43,995 638,862 10.5 2032 08/01/32
100%104,122 (16,364) - 87,758 111.806%98,119 49,059 (177) (4,888) 43,995 664,086 11 2032 02/01/33
100%105,163 (16,364) - 88,799 111.806%99,283 49,642 (179) (4,946) 44,517 689,048 11.5 2033 08/01/33
100%105,163 (16,364) - 88,799 111.806%99,283 49,642 (179) (4,946) 44,517 713,460 12 2033 02/01/34
100%106,215 (16,364) - 89,851 111.806%100,459 50,229 (181) (5,005) 45,044 737,618 12.5 2034 08/01/34
100%106,215 (16,364) - 89,851 111.806%100,459 50,229 (181) (5,005) 45,044 761,245 13 2034 02/01/35
100%107,277 (16,364) - 90,913 111.806%101,646 50,823 (183) (5,064) 45,576 784,625 13.5 2035 08/01/35
100%107,277 (16,364) - 90,913 111.806%101,646 50,823 (183) (5,064) 45,576 807,490 14 2035 02/01/36
100%108,349 (16,364) - 91,986 111.806%102,846 51,423 (185) (5,124) 46,114 830,116 14.5 2036 08/01/36
100%108,349 (16,364) - 91,986 111.806%102,846 51,423 (185) (5,124) 46,114 852,244 15 2036 02/01/37
100%109,433 (16,364) - 93,069 111.806%104,057 52,029 (187) (5,184) 46,657 874,140 15.5 2037 08/01/37
100%109,433 (16,364) - 93,069 111.806%104,057 52,029 (187) (5,184) 46,657 895,554 16 2037 02/01/38
100%110,527 (16,364) - 94,164 111.806%105,281 52,640 (190) (5,245) 47,206 916,743 16.5 2038 08/01/38
100%110,527 (16,364) - 94,164 111.806%105,281 52,640 (190) (5,245) 47,206 937,466 17 2038 02/01/39
100%111,633 (16,364) - 95,269 111.806%106,516 53,258 (192) (5,307) 47,760 957,971 17.5 2039 08/01/39
100%111,633 (16,364) - 95,269 111.806%106,516 53,258 (192) (5,307) 47,760 978,025 18 2039 02/01/40
100%112,749 (16,364) - 96,385 111.806%107,765 53,882 (194) (5,369) 48,319 997,867 18.5 2040 08/01/40
100%112,749 (16,364) - 96,385 111.806%107,765 53,882 (194) (5,369) 48,319 1,017,273 19 2040 02/01/41
100%113,876 (16,364) - 97,513 111.806%109,025 54,513 (196) (5,432) 48,885 1,036,473 19.5 2041 08/01/41
100%113,876 (16,364) - 97,513 111.806%109,025 54,513 (196) (5,432) 48,885 1,055,251 20 2041 02/01/42
100%115,015 (16,364) - 98,652 111.806%110,298 55,149 (199) (5,495) 49,456 1,073,831 20.5 2042 08/01/42
100%115,015 (16,364) - 98,652 111.806%110,298 55,149 (199) (5,495) 49,456 1,092,001 21 2042 02/01/43
Total 2,064,937 (7,434) (205,750) 1,851,753
Present Value From 08/01/2020 Present Value Rate 4.50%1,217,718 (4,384) (121,333) 1,092,001
Prepared by Ehlers & Associates, Inc. - Estimates Only N:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\West 76th - 2018\TIF Plan Documents\TIF Plan
Appendix E
Housing Qualifications for the District
In meeting the criteria of Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, at least 20% of the
units will be occupied by person with incomes less than 60% of median income.
Income Restrictions- Adjusted for Family Size
(Housing District) - Hennepin County
Hennepin County Median Income: $94,300
No. of Persons 60% of Median Income
1-person $39,660
2-person $45,300
3-person $50,940
4-person $56,580
Source: Department of Housing and Urban Development and Minnesota
Housing Finance Agency
***PLEASE NOTE: THESE NUMBERS ARE ADJUSTED ANNUALLY. ALL INCOME FIGURES
REPORTED ON THIS PAGE ARE FOR 2018.
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 the
West 76th Street Tax Increment Financing District as required pursuant to M.S., Section 469.175, Subd. 3 are
as follows:
1. Finding that the West 76
th Street Tax Increment Financing District is a housing district as defined
in M.S., Section 469.174, Subd. 11.
The West 76th Street Tax Increment Financing District (the “District”) consists of one parcel within
the City's the Southeast Edina Redevelopment Project Area. All or a portion of which will receive
tax increment assistance and will meet income restrictions described in the Act and Minnesota
Session Laws 2017, Chapter 1, H.F. No. 1, Article 6, Section 16. At least 20 percent of the units
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.
This finding is supported by the fact that the development proposed in the TIF Plan is a housing
district that meets the City’s objectives for redevelopment and is intended for occupancy by low and
moderate-income persons. Due to the high cost of building affordable new housing in the City, this
project is feasible only through assistance, in part, from tax increment financing. All of the proposed
housing units are intended to be both rent and income restricted, and affordable rental revenues alone
are insufficient to make the project economically feasible without public assistance. The necessity
of public assistance is true for most affordable housing developments in Minnesota.
The affordable project also requires public assistance beyond tax increment. The developer has
applied for public grants and an allocation of federal low-income housing tax credits from the
Minnesota Housing Finance Agency (MHFA). The City’s tax increment assistance is necessary in
order to leverage the potential federal subsidy. The developer has provided the City its estimated
project budget and financing projections. City staff and the City’s advisors reviewed the information
and have determined the information demonstrates the need for tax increment assistance as described
in the TIF Plan.
3. Finding that the TIF Plan for the West 76
th Street Tax Increment Financing District conforms to the
general plan for the development or redevelopment of the municipality as a whole.
The Planning Commission reviewed the TIF Plan on November 14, 2018 and found that the TIF Plan
conforms to the general development plan of the City.
4. Finding that the Tax Increment Financing Plan for the West 76
th Street Tax Increment Financing
District will afford maximum opportunity, consistent with the sound needs of the City as a whole, for
the development of the Southeast Edina Redevelopment Project Area by private enterprise.
Through the implementation of the TIF Plan, the HRA and City will provide an impetus for
residential development which is desirable and necessary for meeting housing needs of people with
a variety of incomes and provide housing that would otherwise not be available.
Appendix F-1
Appendix G
Special Legislation
Minnesota Session Laws – 2017, 1st Special Session
Chapter 1 – HF No. 1, Article 6
Sec. 11. Laws 2014, chapter 308, article 6, section 8, subdivision 1, is amended to read:
Subdivision 1.
Authority to create districts.
(a) The governing body of the city of Edina or its development authority may establish one
or more tax increment financing housing districts in the Southeast Edina Redevelopment
Project Area, as the boundaries exist on March 31, 2014.
(b) The authority to request certification of districts under this section expires on June 30,
2017 December 31, 2019.
EFFECTIVE DATE.
This section is effective the day after the governing body of the city of Edina and its chief
clerical officer comply with Minnesota Statutes, section 645.021, subdivisions 2 and 3.
Sec. 16. CITY OF EDINA; APPROVAL OF 2014 SPECIAL LAW.
Notwithstanding the provisions of Minnesota Statutes, section 645.021, subdivision 3, the
chief clerical officer of the city of Edina may file with the secretary of state certificate of
approval of Laws 2014, chapter 308, article 6, section 8, by December 31, 2016, and, if the
certificate is so filed and the requirements of Minnesota Statutes, section 645.021,
subdivision 3, are otherwise complied with, the special law is deemed approved, and all
actions taken by the city before the effective date of this section in reliance on Laws 2014,
chapter 308, article 6, section 8, are deemed consistent with Laws 2014, chapter 308, article
6, section 8, and this act.
EFFECTIVE DATE.
This section is effective the day following final enactment.
Minnesota Session Laws - 2014, Regular Session
Chapter 308--HF No. 3167, Article 6
Sec. 8. CITY OF EDINA; TAX INCREMENT FINANCING.
Subdivision 1. Authority to create districts.
(a) The governing body of the city of Edina or its development authority may establish one
or more tax increment financing housing districts in the Southeast Edina Redevelopment
Project Area, as the boundaries exist on March 31, 2014.
(b) The authority to request certification of districts under this section expires on June 30,
2017.
Appendix F-2
Subd. 2. Rules governing districts.
(a) Housing districts established under this section are subject to the provisions of
Minnesota Statutes, sections 469.174 to 469.1794, except as otherwise provided in this
subdivision.
(b) Notwithstanding the provisions of Minnesota Statutes, section 469.176, subdivision 1b,
no increment must be paid to the authority after 20 years after receipt by the authority of the
first increment from a district established under this section.
(c) Notwithstanding the provisions of Minnesota Statutes, section 469.1761, subdivision 3,
for a residential rental project, the city may elect to substitute "20 percent" for "40 percent"
in the 40-60 test under section 142(d)(1)(B) of the Internal Revenue Code in determining the
applicable income limits.
(d) The provisions of Minnesota Statutes, section 469.1761, subdivision 3, apply for a 25-
year period beginning on the date of certification of the district.
Subd. 3. Pooling authority.
The city may elect to treat expenditures of increment from the Southdale 2 district for a
housing project of a district established under this section as expenditures qualifying under
Minnesota Statutes, section 469.1763, subdivision 2, paragraph (d): (1) without regard to
whether the housing meets the requirement of a qualified building under section 42 of the
Internal Revenue Code; and (2) may increase by an additional 25 percentage points the
permitted amount of expenditures for activities located outside the geographic area of the
district permitted under that section.
EFFECTIVE DATE.
This section is effective upon compliance by the governing body of the city of Edina with
the requirements of Minnesota Statutes, section 645.021, subdivisions 2 and 3.
Appendix F-3
Draft for Council consideration
Modification to the Redevelopment Plan
for the Southeast Edina Redevelopment Project Area
and the
Modification to the Tax Increment Financing Plan
for the
Southdale 2 Tax Increment Financing District
(an economic development district)
within
the Southeast Edina Redevelopment Project Area
Edina Housing and Redevelopment Authority
City of Edina
Hennepin County
State of Minnesota
Adopted: April 17, 2012
Modification #1: April 5, 2016
Public Hearing for Modification #2: November 20, 2018
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 Southeast Edina Redevelopment Project Area ........................... 1-1
Foreword ............................................................. 1-1
Section 1 - Municipal Action Taken ............................................ 1-1
Section 2 - Tax Increment Financing Plan
for the Southdale 2 Tax Increment Financing District ............................ 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 .............................. 2-2
Subsection 2-5. Description of Property in the District and Property to be Acquired . . 2-2
Subsection 2-6. Classification of the District................................. 2-3
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 ...................... 2-6
Subsection 2-10. Uses of Funds ........................................... 2-7
Subsection 2-11. Fiscal Disparities Election.................................. 2-8
Subsection 2-12. Business Subsidies....................................... 2-9
Subsection 2-13. County Road Costs ....................................... 2-9
Subsection 2-14. Estimated Impact on Other Taxing Jurisdictions ................ 2-10
Subsection 2-15. Supporting Documentation ................................ 2-13
Subsection 2-16. Definition of Tax Increment Revenues ....................... 2-13
Subsection 2-17. Modifications to the District................................ 2-13
Subsection 2-18. Administrative Expenses .................................. 2-14
Subsection 2-19. Limitation of Increment ................................... 2-15
Subsection 2-20. Use of Tax Increment .................................... 2-15
Subsection 2-21. Excess Increments ...................................... 2-16
Subsection 2-22. Requirements for Agreements with the Developer .............. 2-16
Subsection 2-23. Assessment Agreements ................................. 2-17
Subsection 2-24. Administration of the District ............................... 2-17
Subsection 2-25. Annual Disclosure Requirements ........................... 2-17
Subsection 2-26. Reasonable Expectations ................................. 2-17
Subsection 2-27. Other Limitations on the Use of Tax Increment . ................ 2-17
Subsection 2-28. Summary.............................................. 2-18
Appendix A
Project Description ...................................................... A-1
Appendix B
Maps of the Southeast Edina Redevelopment Project Area and the District .......... B-1
Appendix C
Description of Property to be Included in the District ............................ C-1
Appendix D
Estimated Cash Flow for the District ........................................ D-1
Appendix E
Minnesota Business Assistance Form ....................................... E-1
Appendix F
Findings Including But/For Qualifications..................................... F-1
Appendix G
Prior Improvements ..................................................... G-1
Appendix H
Special Legislation ...................................................... H-1
Appendix I
Housing Qualifications .................................................... I-1
Section 1 - Modification to the Redevelopment Plan
for the Southeast Edina Redevelopment Project Area
Foreword
The following text represents a Modification to the Redevelopment Plan for the Southeast Edina
Redevelopment Project Area. This modification represents a continuation of the goals and objectives set forth
in the Redevelopment Plan for the Southeast Edina Redevelopment Project Area. Because the Southdale 2
Tax Increment Financing District (the “District”) is located within the Southeast Edina Redevelopment
Project Area, the modification to the District must be listed in the Redevelopment Plan. Therefore, the
following bold-faced text represents a Modification to Section 1 of the Redevelopment Plan.
Section 1 - Municipal Action Taken
Based upon the statutory authority described in the Redevelopment Plan attached hereto, the
public purpose findings by the City Council and for the purpose of fulfilling the City’s
development objects as set forth in the Redevelopment Plan, the City Council has created,
established and designated the Southeast Edina Redevelopment Plan pursuant to and in
accordance with the requirements of Minnesota Statutes, Section 469.001 to 469.047.
The original and amended Southeast Edina Redevelopment Plan documents and amendments
have designated the Southeast Edina Redevelopment Plan as a redevelopment project and also
a tax increment financing plan for tax increment districts created prior to 1988. The
Centennial Lakes Tax Increment Financing District was created in 1988 pursuant to Tax
Increment Financing Plan 88-1, which was subsequently renamed the Centennial Lakes Tax
Increment District and referred to by Hennepin County as District #1203 and #1249.
For purposes of clarification, this modification will refer to the Southeast Edina
Redevelopment Plan as the Southeast Edina Redevelopment Project Area Plan pursuant to
Minnesota Statutes 469.002. The following municipal action has been taken with regard to
the Southeast Edina Redevelopment Project Area Plan:
September 29, 1977: The Housing and Redevelopment Authority of Edina (the “HRA”)
approved the Southeast Edina Redevelopment Plan.
October 5, 1981: The Southeast Edina Redevelopment Plan was amended to identify project
costs and bonded indebtedness incurred to finance those costs.
May 6, 1985: The HRA and the City approved an amendment to the Southeast Edina
Redevelopment Plan which includes the establishment of an interest reduction program and
enlarges the project area to include the “1985 Project Area.”
August 19, 1985: The HRA and the City approve d the First Amendment to the 1985
Amendment to the Southeast Edina Redevelopment Plan to enlarge the 1985 Project Area and
to authorize the issuance of additional bonds to acquire land within the enlarged 1985 Project
Area.
1987: The HRA and City approved the 1987 Amendments to the Southeast Edina
Redevelopment Plan to enlarge the project area to include the 1987 Project Area.
1988: The HRA and City approved the 1988 Amendments to the Southeast Edina
Edina Housing and Redevelopment AuthorityModification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-1
Redevelopment Plan that provide an Interest Reduction Program in the amount of $2,500,000
to assist in the financing and construction of housing units, and authorizes the HRA and City
to incur bonded indebtedness.
February 21, 2012: The HRA and City expand the Southeast Edina Project Area as can be
seen in Appendix A.
April 17, 2012: The HRA and City establish the Southdale 2 Tax Increment Financing
District.
February 18, 2014: The HRA and City establish the Pentagon Park Tax Increment Financing
District.
March 2, 2016: The HRA and City establish the Grandview 2 Tax Increment Financing
District.
April 5, 2016: The HRA and City modify the Tax Increment Financing Plan for
the Southdale 2 Tax Increment Financing District and establishing the 66 West Tax
Increment Financing District.
June 20, 2017: The HRA and City establish the 50th and France 2 Tax Increment Financing
District.
October 16, 2018: The HRA and City establish the 44th and France 2 Tax Increment
Financing District.
(AS MODIFIED NOVEMBER 20, 2018)
November 20, 2018: The HRA and City modify the Tax Increment Financing Plan for
the Southdale 2 Tax Increment Financing District to increase the TIF Budget and
enable special legislation pooling authority for affordable housing.
For further information, a review of the Redevelopment Plan for the Southeast Edina Redevelopment Project
Area is recommended. It is available from the HRA Executive Director at the City of Edina. Other relevant
information is contained in the Tax Increment Financing Plans for the Tax Increment Financing Districts
located within the Southeast Edina Redevelopment Project Area.
Edina Housing and Redevelopment AuthorityModification to the Redevelopment Plan for the Southeast Edina Redevelopment Project Area 1-2
Section 2 - Tax Increment Financing Plan
for the Southdale 2 Tax Increment Financing District
Subsection 2-1. Foreword
The Edina Housing and Redevelopment Authority (the "HRA"), the City of Edina (the "City"), staff and
consultants have prepared the following information to expedite the establishment of the Southdale 2 Tax
Increment Financing District (the "District"), an economic development tax increment financing district,
located in the Southeast Edina Redevelopment Project Area (the "Project Area").
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 HRA and City have certain statutory powers pursuant to Minnesota
Statutes ("M.S."), Sections 469.001 to 469.047, inclusive, as amended, and M.S., Sections 469.174 to
469.1799, inclusive, as amended (the "Tax Increment Financing Act" or "TIF Act"), to assist in financing
public costs related to this project.
This District is being created pursuant to M.S., Section 469.176, Subd. 4c(d).
(AS MODIFIED NOVEMBER 20, 2018)
This District is being modified to reflect Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6,
Sec. 11 and Sec. 16.
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 Southeast Edina
Redevelopment Project Area.
Subsection 2-3. Statement of Objectives
The District currently consists of 300 parcels of land and adjacent and internal rights-of-way. The District
is being created to facilitate renovations to the common areas of Southdale Mall in the City. Please see
Appendix A for further District information. The HRA and City are considering entering into a
redevelopment agreement that would designate Southdale Limited Partnership as the developer. This TIF
Plan is expected to achieve many of the objectives outlined in the Redevelopment Plan for the Southeast
Edina Redevelopment Project Area.
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 Southeast Edina Redevelopment Project Area and the District.
(AS MODIFIED APRIL 5, 2016)
The District is being modified in order to remove one parcel and to authorize pooling dollars for affordable
housing purposes pursuant to M.S., Section 469.1763, Subd. 2(d). Because the current net tax capacity of the
parcel is lower than the frozen net tax capacity, the modification to the District must go through the entire
public hearing process pursuant to M.S., Section 469.175, Subd. 4.
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-1
(AS MODIFIED NOVEMBER 20, 2018)
The District is being modified to increase the estimated affordable housing project costs to be financed
by tax increment from the District as enabled by Minnesota Session Laws 2017, Chapter 1, HF No. 1,
Article 6, Sec. 11 and Sec. 16. The Modification will allow the HRA and City to “treat expenditures from
the District for a housing project of a district established under this section as expenditures qualifying
under Minnesota Statues, Section 469.1763, Subdivision 2, paragraph (d): (1) without regard to whether
the housing meets the requirement of a qualified building under Section 42 of the Internal Revenue Code;
and (2) may increase by an additional 25 percentage points the permitted amount of expenditures for
activities located outside the geographic area of the district permitted under that section.”
Subsection 2-4. Redevelopment Plan Overview
1. Property to be Acquired - Selected property located within the District may be acquired by
the HRA 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 HRA 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 HRA or City may perform or provide for some or all necessary acquisition, construction,
relocation, demolition, and required utilities and public street work within the District.
5. The City proposes both public and private infrastructure within the District. The proposed
improvements to private property within the District will be for a renovation to a retail mall,
and there will be continued operation of the Southeast Edina Redevelopment Project Area
after the capital improvements within the Southeast Edina Redevelopment Project Area have
been completed.
Subsection 2-5. Description of Property in the District and Property to be Acquired
The District encompasses all property and adjacent rights-of-way and abutting roadways identified by the
parcels listed in Appendix C of this TIF Plan. Please also see the map in Appendix B for further
information on the location of the District.
The City currently owns parcels to be included in the District and intends to acquire land easements
and/or additional property within the District. The HRA and City are authorized to use tax increments to
acquire any parcel listed in Appendix C of this TIF Plan.
(AS MODIFIED NOVEMBER 20, 2018)
The HRA or City authorizes the use of tax increments to acquire additional property currently
identified as 4100 76th Street West. PID# 31-028-24-41-0010.
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-2
Subsection 2-6. Classification of the District
The District is an economic development district as defined in M.S. 469.174, Subd. 12, as modified by M.S.,
Section 469.176, Subd. 4c(d). In order to create an economic development district under general law (M.S.,
Section 469.174 Subd. 12), the HRA or City must find that the District is in the public interest because:
(1) it will discourage commerce, industry, or manufacturing from moving their operations
to another state or municipality; or
(2) it will result in increased employment in the state; or
(3) it will result in preservation and enhancement of the tax base of the state.
In addition, M.S., Section 469.176, Subd. 4c provides that assistance from an economic development district
may not be used to provide assistance to development if more than 15 percent of the buildings and ancillary
facilities (determined on a square footage basis), are used for other than certain specified purposes (largely
manufacturing, warehousing and distribution facilities).
However, M.S., Section 469.176, Subd. 4c(d) provides a limited-time exception to these general law rules.
Under this provision (originally enacted in 2010 legislature and extended in 2011 legislature), a City may
establish an economic development of any kind, notwithstanding the normal findings required under M.S.,
Section 469.174, Subd. 12, and notwithstanding the limitation on types of assisted development under M.S.,
Section 469.176, Subd. 4c.
To satisfy the requirement of M.S., Section 469.176, Subd. 4c(d), the City finds that:
(1) the project will create or retain jobs in this state, including construction jobs and that
construction of the project would not have commenced before July 1, 2012, without the City
and HRA providing assistance under the provisions of this paragraph;
(2) construction of the project will begin no later than July 1, 2012; and
(3) the request for certification of the district is made no later than June 30, 2012; and
In meeting the statutory criteria the HRA and City rely on the following facts and findings:
The City’s findings in creating the District is pursuant to M.S. Sections 469.176, Subd. 4c(d) in order to assist
in the renovations to the common areas of Southdale Mall. If construction does not commence on or before
July 1, 2012, the proposed facility will need to meet the criteria in M.S., Section 469.176, Subd. 4c(a), and
must satisfy the findings required under M.S., Section 469.174, Subd. 12.
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 or 273.112 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 M.S., Section 469.176, Subd. 1, the duration of the District
must be indicated within the TIF Plan. Pursuant to M.S., Section 469.176, Subd. 1b., the duration of the
District will be 8 years after receipt of the first increment by the HRA or City. The date of receipt by the City
of the first tax increment is expected to be 2014. Thus, it is estimated that the District, including any
modifications of the TIF Plan for subsequent phases or other changes, would terminate after 2022, or when
the TIF Plan is satisfied. If increment is received in 2013, the term of the District will be 2021. The HRA
or City reserves the right to decertify the District prior to the legally required date.
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-3
(AS MODIFIED APRIL 5, 2016)
Pursuant to M.S., Section 469.175, Subd. 1, and Section 469.176, Subd. 1, the duration of the District must
be indicated within the Tax Increment Financing Plan. Pursuant to M.S., Section 469.176, Subd. 1b, the
duration of the District will be 8 years after receipt of the first increment by the HRA or City. The date of
receipt by the City of the first tax increment was August 2013. Thus, it is estimated that the District, including
any modification to the Tax Increment Financing Plan for subsequent phases or other changes, would
terminate after December 31, 2021, or when the Tax Increment Financing Plan is satisfied. The 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
(ONTC) as certified for the District will be based on the market values placed on the property by the assessor
in 2011 for taxes payable 2012.
Pursuant to M.S., Section 469.177, Subds. 1 and 2, the County Auditor shall certify in each year (beginning
in the payment year 2014) 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 HRA or City.
The original local tax rate for the District will be the local tax rate for taxes payable 2012, assuming the
request for certification is made on or before June 30, 2012. 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 Southeast Edina Redevelopment Project Area,
upon completion of the projects within the District, will annually approximate tax increment revenues as
shown in the table below. The HRA 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 2014. The
Project Tax Capacity (PTC) listed is an estimate of values when the projects within the District are completed.
Southdale 2 Tax Increment District Parcels in School District No. 273
Project Estimated Tax Capacity upon Completion (PTC) $4,714,500
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-4
Original Estimated Net Tax Capacity (ONTC) $4,457,873
Fiscal Disparities Reduction $65,592
Estimated Captured Tax Capacity (CTC) $191,035
Original Local Tax Rate 1.08160
EstimatedPay 2012
Estimated Annual Tax Increment (CTC x Local Tax Rate) $206,623
Percent Retained by the HRA and City 100%
The tax capacity included in this chart is the estimated tax capacity of the District in year 9. The tax capacityof the parcels located in School District 273 in year one is estimated to be $4,458,033.The fiscal disparitiesreduction will vary from year to year.
Southdale 2 Tax Increment District Parcels in School District No. 280
Project Estimated Tax Capacity upon Completion (PTC) $5,858,175
Original Estimated Net Tax Capacity (ONTC) $4,121,297
Fiscal Disparities Reduction $504,487
Estimated Captured Tax Capacity (CTC) $1,232,391
Original Local Tax Rate 1.14351
EstimatedPay 2012
Estimated Annual Tax Increment (CTC x Local Tax Rate) $1,409,251
Percent Retained by the HRA and City 100%
The tax capacity included in this chart is the estimated tax capacity of the District in year 9. The tax capacity
of the parcels in the District located in School District 280 in year one is estimated to be $4,887,371. The fiscal
disparities reduction will vary from year to year.
Pursuant to M.S., Section 469.177, Subd. 4, the HRA 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 has found building permits that were issued
in the past 18 months prior to the public hearing. Please see Appendix G for the building permits that were
issued.
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 HRA or City reserves the right to incur bonds or other indebtedness as a result of the TIF
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-5
Plan. As presently proposed, the projects within the District will be financed by an interfund loan. Any
refunding amounts will be deemed a budgeted cost without a formal TIF Plan Modification. This provision
does not obligate the HRA or City to incur debt. The HRA 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 $11,702,217
Interest $250,000
Land Sale Proceeds/Lease Revenue $0
TOTAL $11,952,217
The HRA 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 $8,374,296. 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.
(AS MODIFIED NOVEMBER 20, 2018)
The District is being modified to increase the total estimated tax increment revenues for the District
as shown in the table below:
SOURCES OF FUNDS TOTAL
Tax Increment $30,620,000
Interest $500,000
Land Sale Proceeds/Lease Revenue $0
TOTAL $31,120,000
The HRA 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 $27,542,079. 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 renovations to the common areas of
Southdale Mall. The HRA and City have determined that it will be necessary to provide assistance to the
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-6
project(s) for certain District costs, as described. The HRA 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 $0
Site Improvements/Preparation $2,274,296
Other Qualifying Improvements $5,000,000
Administrative Costs (up to 10%)$1,100,000
PROJECT COST TOTAL $8,374,296
Interest $3,577,921
PROJECT AND INTEREST COSTS TOTAL $11,952,217
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 Appendix D.
(AS MODIFIED NOVEMBER 20, 2018)
The District is being modified in order to increase the estimate of public costs and uses of funds
associated with the District as outlined in the following table.
USES OF TAX INCREMENT FUNDS TOTAL
Land/Building Acquisition $4,000,000
Site Improvements/Preparation $2,274,296
Utilities $0
Other Qualifying Improvements $5,000,000
Construction of Affordable Housing $15,167,783
Administrative Costs (up to 10%)$1,100,000
PROJECT COST TOTAL $27,542,079
Interest $3,577,921
PROJECT AND INTEREST COSTS TOTAL $31,120,000
Estimated capital and administrative costs listed above are subject to change among categories by
modification of the TIF Plan without hearings and notices as required for approval of the initial TIF Plan, so
long as the total capital and administrative costs combined do not exceed the total listed above. Further, the
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-7
HRA or City may spend up to 20 percent of the tax increments from the District for activities (described in
the table above) located outside the boundaries of the District but within the boundaries of the Project Area
(including administrative costs, which are considered to be spend outside the District), subject to all other
terms and conditions of this TIF Plan.
(AS MODIFIED APRIL 5, 2016)
Pursuant to M.S., Section 469.1763, Subd. 2(d), the HRA and City may elect to increase by up to ten
percentage points the permitted amount of expenditures for activities located outside the geographic area of
the District. The HRA and City intend to pool $550,000 from the project costs of the District to be used to
assist housing that meets the requirements contained in M.S., Section 469.1763, Subd. 2(d).
(AS MODIFIED NOVEMBER 20, 2018)
Pursuant to Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, section 11 and Sec. 16, the
HRA and City may elect to increase by an additional 25 percentage points (a total of 55 percent) the
permitted amount of expenditures for activities located outside the geographic area of the District. The
HRA and City intend to pool funds from the project costs of the District to be used to assist housing
that meets the requirements contained in M.S., Section 469.1763, Subd. 2(d).
Subsection 2-11. Fiscal Disparities Election
Pursuant to M.S., Section 469.177, Subd. 3, clause b, the HRA or City must calculate fiscal disparities using
the following method of computation:
(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.
Subsection 2-12. Business Subsidies
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-8
Pursuant to M.S., Section 116J.993, Subd. 3, the following forms of financial assistance are not considered
a business subsidy:
(1) A business subsidy of less than $150,000;
(2) Assistance that is generally available to all businesses or to a general class of similar businesses,
such as a line of business, size, location, or similar general criteria;
(3) Public improvements to buildings or lands owned by the state or local government that serve a
public purpose and do not principally benefit a single business or defined group of businesses at
the time the improvements are made;
(4) Redevelopment property polluted by contaminants as defined in M.S., Section 116J.552, Subd. 3;
(5) Assistance provided for the sole purpose of renovating old or decaying building stock or bringing
it up to code and assistance provided for designated historic preservation districts, provided that
the assistance is equal to or less than 50% of the total cost;
(6) Assistance to provide job readiness and training services if the sole purpose of the assistance is to
provide those services;
(7) Assistance for housing;
(8) Assistance for pollution control or abatement, including assistance for a tax increment financing
hazardous substance subdistrict as defined under M.S., Section 469.174, Subd. 23;
(9) Assistance for energy conservation;
(10) Tax reductions resulting from conformity with federal tax law;
(11) Workers' compensation and unemployment compensation;
(12) Benefits derived from regulation;
(13) Indirect benefits derived from assistance to educational institutions;
(14) Funds from bonds allocated under chapter 474A, bonds issued to refund outstanding bonds, and
bonds issued for the benefit of an organization described in section 501 (c) (3) of the Internal
Revenue Code of 1986, as amended through December 31, 1999;
(15) Assistance for a collaboration between a Minnesota higher education institution and a business;
(16) Assistance for a tax increment financing soils condition district as defined under M.S., Section
469.174, Subd. 19;
(17) Redevelopment when the recipient's investment in the purchase of the site and in site preparation
is 70 percent or more of the assessor's current year's estimated market value;
(18) General changes in tax increment financing law and other general tax law changes of a principally
technical nature;
(19) Federal assistance until the assistance has been repaid to, and reinvested by, the state or local
government agency;
(20) Funds from dock and wharf bonds issued by a seaway port authority;
(21) Business loans and loan guarantees of $150,000 or less;
(22) Federal loan funds provided through the United States Department of Commerce, Economic
Development Administration; and
(23) Property tax abatements granted under M.S., Section 469.1813 to property that is subject to
valuation under Minnesota Rules, chapter 8100.
The HRA 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 HRA 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
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-9
road improvements or other road costs and if the road improvements are not scheduled within the next five
years under a capital improvement plan or within five years under another county plan.
If the county elects to use increments to improve county roads, it must notify the HRA or City within forty-
five days of receipt of this TIF Plan. In the opinion of the HRA and City and consultants, the proposed
development outlined in this TIF Plan will have little or no impact upon county roads, therefore the TIF Plan
was not forwarded to the county 45 days prior to the public hearing. The HRA 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 HRA 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 FOR PARCELS LOCATED IN SCHOOL
DISTRICT NO. 273
Estimated
2011/Pay 2012
Total Net
Tax Capacity
Estimated Captured
Tax Capacity (CTC)
Upon Completion
Percent of CTC
to Entity Total
Hennepin County 1,253,423,199 191,035 0.0152%
City of Edina 96,048,515 191,035 0.1989%
Edina ISD No. 273 81,542,007 191,035 0.2343%
IMPACT ON TAX RATES
Estimated Pay
2012
Extension Rates
Percent
of Total CTC
Potential
Taxes
Hennepin County 0.487770 45.10% 191,035 93,181
City of Edina 0.259080 23.95% 191,035 49,493
Edina ISD No. 273 0.224280 20.74% 191,035 42,845
Other 0.110470 10.21%191,035 21,104
Total 1.081600 100.00%206,623
IMPACT ON TAX BASE FOR PARCELS LOCATED IN SCHOOL
DISTRICT NO. 280
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-10
Estimated
2011/Pay 2012
Total Net
Tax Capacity
Estimated Captured
Tax Capacity (CTC)
Upon Completion
Percent of CTC
to Entity Total
Hennepin County 1,253,423,199 1,232,391 0.0983%
City of Edina 96,048,515 1,232,391 1.2831%
Richfield ISD No. 280 29,902,478 1,232,391 4.1214%
IMPACT ON TAX RATES
Estimated Pay
2012
Extension Rates
Percent
of Total CTC
Potential
Taxes
Hennepin County 0.487770 42.66% 1,232,391 601,123
City of Edina 0.259080 22.66% 1,232,391 319,288
Richfield ISD No. 280 0.282900 24.74% 1,232,391 348,643
Other 0.113760 9.95%1,232,391 140,197
Total 1.143510 100.00%1,409,251
The estimates listed above display the captured tax capacity when all construction is completed. The tax rate
used for calculations is the estimated Pay 2012 rate. The total net capacity for the entities listed above are
based on estimated Pay 2012 figures. The District will be certified under the actual Pay 2012 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 $11,702,217;
(2) Probable impact of the District on city provided services and ability to issue debt. An impact of the
District on police protection is expected. The Edina Police Department does track all calls for service
including property-type calls and crimes. With increased traffic at Southdale Center mall, police
calls for service will be increased. However, the proposed mall renovations include changes to
common areas designed, in part, to reduce security concerns and police calls, such as the relocation
of the transit facility to mall property outside of the mall itself. In addition, proposed housing
developments will generate increased police calls. The City does not expect that the proposed
development, in and of itself, will necessitate new capital investment in vehicles.
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. Several of the existing
buildings, proposed to be replaced or renovated , have public safety concerns that include several
unprotected old buildings with issues such as access, hydrant locations, and lack of sprinkling.
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, and is expected to enhance
the flow of public transit vehicles in and around the Southdale area. The current infrastructure for
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-11
sanitary sewer, storm sewer and water will be able to handle the additional volume generated from
the proposed development. Potential housing development will generate in excess of $180,000 in
sewer and water access charges. Based on the development plans, there are no additional costs
associated with street maintenance, sweeping, plowing, lighting and sidewalks. The developer will
negotiate maintenance of the proposed transit hub with the Metropolitan Council.
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 Edina ISD No. 273 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 $293,548;
(4) Estimated amount of tax increment attributable to Richfield ISD No. 280 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 $2,544,966;
(5) 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 $5,026,701;
(6) 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.
(AS MODIFIED APRIL 5, 2016)
There are no additional fiscal impacts associated with the Modification of this TIF Plan. A copy of
the proposed TIF Plan Modification was furnished to the county and school district for comment.
Edina Public Schools has requested additional information regarding the proposed development for
the 66 West TIF District. The City Manager has responded and provided additional information.
(AS MODIFIED NOVEMBER 20, 2018)
There are no additional fiscal impacts associated with the Modification of this TIF Plan.
Separate fiscal impact estimates will be provided within the TIF Plan under consideration for
any district created under the authority of Minnesota Session Laws 2017, Chapter 1, HF No. 1,
Article 6, Sec. 11 and 16. A copy of the proposed TIF Plan Modification was furnished to the
county and school district for comment.
Subsection 2-15. Supporting Documentation
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-12
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 determination set forth in M.S. Section 469.175,
Subd. 3, clause (b)(2) and the findings are required in the resolution approving the District. Following is
a list of reports and studies on file at the City that support the HRA and City's findings:
• Greater Southdale Area Land Use and Transportation Study, December 2005
• Edina Comprehensive Plan Update 2008
• Developer correspondence and Summary of Renovation Costs, February 2011
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 HRA 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 HRA or City,
shall be approved upon the notice and after the discussion, public hearing and findings required for
approval of the original TIF Plan. If the District qualifies for certification only under M.S. Section
469.176, Subd. 4c(d), than the District boundaries may not be enlarged after July 1, 2012.
Pursuant to M.S., Section 469.175 Subd. 4(f), the geographic area of the District may be reduced
following the date of certification of the original net tax capacity by the county auditor, but shall not be
enlarged after five years following the date of certification of the original net tax capacity by the county
auditor. 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
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-13
or (B) the HRA 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 HRA 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.
Subsection 2-18. Administrative Expenses
In accordance with M.S., Section 469.174, Subd. 14, administrative expenses means all expenditures of
the HRA or City, other than:
1. Amounts paid for the purchase of land;
2. Amounts paid to contractors or others providing materials and services, including architectural
and engineering services, directly connected with the physical development of the real property in
the District;
3. Relocation benefits paid to or services provided for persons residing or businesses located in the
District; or
4. Amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued
pursuant to M.S., Section 469.178; or
5. Amounts used to pay other financial obligations to the extent those obligations were used to
finance costs described in clauses (1) to (3).
For districts for which the request for certification were made before August 1, 1979, or after June 30,
1982, and before August 1, 2001, administrative expenses also include amounts paid for services
provided by bond counsel, fiscal consultants, and planning or economic development consultants.
Pursuant to M.S., Section 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 HRA 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
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-14
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:
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 HRA or City or a property owner must improve parcels within the District by approximately April
2016 and report such actions to the County Auditor.
Subsection 2-20. Use of Tax Increment
The HRA 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 public redevelopment costs of the the Southeast Edina
Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047;
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 HRA or City or for the benefit of the Southeast Edina Redevelopment Project Area 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
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-15
or pursuant to M.S., Chapter 462C. M.S., Sections 469.152 through 469.165, and/or M.S.,
Sections 469.178; and
7. To accumulate or maintain a reserve securing the payment when due of the principal and interest
on the tax increment bonds or bonds issued pursuant to M.S., Chapter 462C, M.S., Sections
469.152 through 469.165, and/or M.S., Sections 469.178.
These revenues shall not be used to circumvent any levy limitations applicable to the City nor for other
purposes prohibited by M.S., Section 469.176, Subd. 4.
Tax increments generated in the District will be paid by Hennepin County to the HRA for the Tax
Increment Fund of said District. The HRA or City will pay to the developer(s) annually an amount not to
exceed an amount as specified in a developer's agreement to reimburse the costs of land acquisition,
public improvements, demolition and relocation, site preparation, and administration. If the request for
certification of the District was made after June 30, 2009 and no later than June 30, 2012 and construction
commenced in the District by July 1, 2012, tax increments from the District may also be used to provide
improvements, loans, subsidies, grants, interest rate subsidies, or assistance in any form to developments
consisting of buildings and ancillary facilities. Remaining increment funds will be used for HRA or City
administration (up to 10 percent) and for the costs of public improvement activities outside the District.
Subsection 2-21. Excess Increments
Excess increments, as defined in M.S., Section 469.176, Subd. 2, shall be used only to do one or more of
the following:
1. Prepay any outstanding bonds;
2. Discharge the pledge of tax increment for any outstanding bonds;
3. Pay into an escrow account dedicated to the payment of any outstanding bonds; or
4. Return the excess to the County Auditor for redistribution to the respective taxing jurisdictions in
proportion to their local tax rates.
The HRA or City must spend or return the excess increments under paragraph (c) within nine months
after the end of the year. In addition, the HRA 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 Southeast Edina
Redevelopment Project Area or the District.
Subsection 2-22. Requirements for Agreements with the Developer
The HRA 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 HRA or City to demonstrate the conformance of
the development with City plans and ordinances. The HRA or City may also use the Agreements to
address other issues related to the development.
Pursuant to M.S., Section 469.176, Subd. 5, no more than 10 percent, by acreage, of the property to be
acquired in the District as set forth in the TIF Plan shall at any time be owned by the HRA 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 HRA or City concluded an agreement for the development of the property acquired and
which provides recourse for the HRA or City should the development not be completed.
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-16
Subsection 2-23. Assessment Agreements
Pursuant to M.S., Section 469.177, Subd. 8, the HRA 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 Executive Director.
Subsection 2-25. Annual Disclosure Requirements
Pursuant to M.S., Section 469.175, Subds. 5, 6, and 6b the HRA or City must undertake financial
reporting for all tax increment financing districts to the Office of the State Auditor, County Board and
County Auditor on or before August 1 of each year. M.S., Section 469.175, Subd. 5 also provides that an
annual statement shall be published in a newspaper of general circulation in the City on or before August
15.
If the City fails to make a disclosure or submit a report containing the information required by M.S.,
Section 469.175 Subd. 5 and Subd. 6, the OSA will direct the County Auditor to withhold the distribution
of tax increment from the District.
Subsection 2-26. Reasonable Expectations
As required by the TIF Act, in establishing the District, the determination has been made that the
anticipated development would not reasonably be expected to occur solely through private investment
within the reasonably foreseeable future and that the increased market value of the site that could
reasonably be expected to occur without the use of tax increment financing would be less than the
increase in the market value estimated to result from the proposed development after subtracting the
present value of the projected tax increments for the maximum duration of the District permitted by the
TIF Plan. In making said determination, reliance has been placed upon written representation made by
the developer to such effects and upon HRA and City staff awareness of the feasibility of developing the
project site(s) within the District. A comparative analysis of estimated market values both with and
without establishment of the District and the use of tax increments has been performed as described
above. Such analysis is included with the cashflow in Appendix D, and indicates that the increase in
estimated market value of the proposed development (less the indicated subtractions) exceeds the
estimated market value of the site absent the establishment of the District and the use of tax increments.
Subsection 2-27. Other Limitations on the Use of Tax Increment
1. General Limitations. All revenue derived from tax increment shall be used in accordance with the
TIF Plan. The revenues shall be used to finance, or otherwise pay public redevelopment costs of the
the Southeast Edina Redevelopment Project Area pursuant to M.S., Sections 469.001 to 469.047. 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
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-17
and regularly for conducting the business of a municipality, county, school district, or any other local
unit of government or the state or federal government. This provision does not prohibit the use of
revenues derived from tax increments for the construction or renovation of a parking structure.
2. Pooling Limitations. At least 80 percent of tax increments from the District must be expended on
activities in the District or to pay bonds, to the extent that the proceeds of the bonds were used to
finance activities within said district or to pay, or secure payment of, debt service on credit enhanced
bonds. Not more than 20 percent of said tax increments may be expended, through a development
fund or otherwise, on activities outside of the District except to pay, or secure payment of, debt
service on credit enhanced bonds. For purposes of applying this restriction, all administrative
expenses must be treated as if they were solely for activities outside of the District.
3. Five Year Limitation on Commitment of Tax Increments. Tax increments derived from the District
shall be deemed to have satisfied the 80 percent test set forth in paragraph (2) above only if the five
year rule set forth in M.S., Section 469.1763, Subd. 3, has been satisfied; and beginning with the sixth
year following certification of the District, 80 percent of said tax increments that remain after
expenditures permitted under said five year rule must be used only to pay previously committed
expenditures or credit enhanced bonds as more fully set forth in M.S., Section 469.1763, Subd. 5.
(AS MODIFIED APRIL 5, 2016)
Pursuant to M.S., Statute 469.1763, Subd. 2, the HRA and City may elect to increase by up to ten percentage
points the permitted amount of expenditures for activities located outside the geographic area of the District
for qualifying housing purposes. Therefore, the pooling limitations with respect to this District are increased
to not more than 30 percent of tax increments from the District.
(AS MODIFIED NOVEMBER 20, 2018)
Pooling Limitations. Pursuant to Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, Sec.
11 and Sec. 16, at least 45 percent of tax increments from the District must be expended on activities
in the District or to pay bonds, to the extent that the proceeds of the bonds were used to finance
activities within said district or to pay, or secure payment of, debt service on credit enhanced
bonds. Not more than 55 percent of said tax increments may be expended for qualified housing
projects as defined in Minnesota Session Laws 2014, Chapter 308, HF No. 3167, Article 6, Sec. 8 and
Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, Sec. 11, through a development fund
or otherwise, on activities outside of the District except to pay, or secure payment of, debt service on
credit enhanced bonds. For purposes of applying this restriction, all administrative expenses must
be treated as if they were solely for activities outside of the District.
Subsection 2-28. Summary
The Edina Housing and Redevelopment Authority is establishing the District to preserve and enhance the
tax base, redevelop substandard areas, and provide employment opportunities in the City. The TIF Plan
for the District was prepared by Ehlers & Associates, Inc., 3060 Centre Pointe Drive, Roseville,
Minnesota 55113, telephone (651) 697-8500.
Edina Housing and Redevelopment AuthorityTax Increment Financing Plan for the Southdale 2 Tax Increment Financing District 2-18
Appendix A
Project Description
The City and HRA will be facilitating improvements to the 1.2 million square foot Southdale Center mall
which was originally constructed in the 1960's. The redeveloper plans to renovate the interior common
area and make exterior improvements to the shopping center. The renovations will consist of new
entrance structures, flooring, lighting, signage, restrooms, parking deck lighting, and exterior seating,
columns and interior wall treatments.
Improvements are planned to be substantially completed by December 31, 2012. The City and HRA
intend to finance a portion of the total renovation costs.
The HRA will be loaning $5 million to Southdale Center, $250,000 of which is forgiven if a transit
station is constructed. Tax increments collected from the Southdale Center parcels will be used to write
down principal of the loan and adjacent development will pay for interest on the loan and for the transit
station improvements.
Appendix A-1
Appendix B
Maps of the Southeast Edina Redevelopment Project Area and the District
Appendix B-1
(AS MODIFIED APRIL 5, 2016)
Appendix B-2
(AS ORIGINALLY ADOPTED)
Appendix B-3
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
parcel(s) listed below.
(AS MODIFIED APRIL 5, 2016)
Parcel number 29-028-24-24-0030 is being removed from the District to be included in the 66 West Tax
Increment Financing District.
Appendix C-1
Appendix D
Estimated Cash Flow for the District
Appendix D-1
Southdale Mall Renovation and Mixed Use DevelopmentCity of EdinaSouthdale Mall Renovation and Adjacent DevelopmentSchool District 273ASSUMPTIONS AND RATESDistrictType: Economic DevelopmentMaximum/Frozen Local Tax Rate: 108.160% SD 273District Name/Number:Current Local Tax Rate: (Use lesser of Current or Max.) 108.160% Pay 2012 Prelim.County District #:State-wide Tax Rate (Comm./Ind. only used for total taxes) 52.0000% Pay 2012 Prelim.First Year Construction or Inflation on Value2012Market Value Tax Rate (Used for total taxes) 0.18532% Pay 2012 Prelim.Existing District - Specify No. Years RemainingInflation Rate - Every Year:0.00% PROPERTY TAX CLASSES AND CLASS RATES:Interest Rate:5.50%Exempt Class Rate (Exempt) 0.00%Present Value Date:1-Feb-12Commercial Industrial Preferred Class Rate (C/I Pref.)First Period Ending 1-Aug-12 First$150,000 1.50%Tax Year District was Certified:Pay 2012Over $150,000 2.00%Cashflow Assumes First Tax Increment For Development: 2014 Commercial Industrial Class Rate (C/I) 2.00%Years of Tax Increment 9 Rental Housing Class Rate (Rental) 1.25%Assumes Last Year of Tax Increment 2022Affordable Rental Housing Class Rate (Aff. Rental) 0.75%Fiscal Disparities Election [Outside (A), Inside (B), or NA]Inside(B)Non-Homestead Residential (Non-H Res.) 1.25%Incremental or Total Fiscal DisparitiesIncrementalHomestead Residental Class Rate (Hmstd. Res.)Fiscal Disparities Contribution Ratio 34.7413% Pay 2012 Prelim. First$500,000 1.00%Fiscal Disparities Metro-Wide Tax Rate 141.9450% Pay 2012 Prelim. Over $500,000 1.25%Agricultural Non-Homestead 1.00%Percentage Tax Year Property Current ClassAfterLand BuildingTotal Of Value Used Original Original Tax OriginalAfterConversionS/D PID AddressMarket Value Market Value Market Value for DistrictMarket Value Market Value Class Tax Capacity Conversion Orig. Tax Cap.Area/Phase273 29-028-24-33-0001ADDRESS UNASSIGNED0 0 0 100% 0 Pay 2012 Exempt - Exempt - Mall273 29-028-24-33-0004 3500 69TH ST W 571800 0 571,800 100% 571,800 Pay 2012 C/I 11,436 C/I 11,436 Mall273 29-028-24-33-0014ADDRESS UNASSIGNED14,995,000 17,908,800 32,903,800 100% 32,903,800 Pay 2012 C/I 658,076 C/I 658,076 Mall27329‐028‐24‐33‐00213503 GALLERIA2,273,100 5,315,000 7,588,100 100% 7,588,100 Pay 2012 C/I 151,762 C/I 151,762 27329‐028‐24‐33‐00223460 GALLERIA14,624,600 42,085,400 56,710,000 100% 56,710,000 Pay 2012 C/I Pref. 1,133,450 C/I Pref. 1,133,450 27329‐028‐24‐33‐00233501 GALLERIA3,287,100 2,112,900 5,400,000 100% 5,400,000 Pay 2012 C/I 108,000 C/I 108,000 27329‐028‐24‐34‐00026825 YORK AVE S2,851,200 100,900 2,952,100 100% 2,952,100 Pay 2012 C/I Pref. 58,292 C/I Pref. 58,292 27329‐028‐24‐34‐00073100 70TH ST W1,382,700 943,300 2,326,000 100% 2,326,000 Pay 2012 C/I Pref. 45,770 C/I Pref. 45,770 27329‐028‐24‐34‐00106975 YORK AVE S1,586,200 1,059,400 2,645,600 100% 2,645,600 Pay 2012 C/I Pref. 52,162 C/I Pref. 52,162 273 29-028-24-34-0019ADDRESS UNASSIGNED2,852,400 0 2,852,400 100% 2,852,400 Pay 2012 C/I 57,048 Rental 35,655 Mall27329‐028‐24‐34‐00206775 YORK AVE S1,162,700 0 1,162,700 100% 1,162,700 Pay 2012 C/I 23,254 C/I 23,254 27329‐028‐24‐34‐00216803 YORK AVE S2,932,400 3,024,800 5,957,200 100% 5,957,200 Pay 2012 C/I 119,144 C/I 119,144 27329‐028‐24‐34‐00226805 YORK AVE S725,200 247,800 973,000 100% 973,000 Pay 2012 C/I 19,460 C/I 19,460 27329‐028‐24‐34‐00243210 GALLERIA2,532,200 2,117,800 4,650,000 100% 4,650,000 Pay 2012 C/I Pref. 92,250 C/I Pref. 92,250 27329‐028‐24‐34‐00256905 YORK AVE S2,084,400 0 2,084,400 100% 2,084,400 Pay 2012 C/I Pref. 40,938 C/I Pref. 40,938 27329‐028‐24‐34‐00263121 69TH ST W1,482,100 10,202,900 11,685,000 100% 11,685,000 Pay 2012 Rental 146,063 Rental 146,063 27329‐028‐24‐34‐00333209 Galleria617,400 617,400 100% 617,400 Pay 2012 Non-H Res. 7,718 Non-H Res. 7,718 27329‐028‐24‐34‐00343209 Galleria1,179,000 1,179,000 100% 1,179,000 Pay 2012 Non-H Res. 14,738 Non-H Res. 14,738 27329‐028‐24‐34‐00353209 Galleria620,000 620,000 100% 620,000 Pay 2012 Non-H Res. 7,750 Non-H Res. 7,750 27329‐028‐24‐34‐00363209 Galleria779,000 779,000 100% 779,000 Pay 2012 Non-H Res. 9,738 Non-H Res. 9,738 27329‐028‐24‐34‐00373209 Galleria591,000 591,000 100% 591,000 Pay 2012 Non-H Res. 7,388 Non-H Res. 7,388 27329‐028‐24‐34‐00383209 Galleria589,000 589,000 100% 589,000 Pay 2012 Non-H Res. 7,363 Non-H Res. 7,363 27329‐028‐24‐34‐00393209 Galleria417,000 417,000 100% 417,000 Pay 2012 Non-H Res. 5,213 Non-H Res. 5,213 27329‐028‐24‐34‐00403209 Galleria1,012,000 1,012,000 100% 1,012,000 Pay 2012 Non-H Res. 12,650 Non-H Res. 12,650 27329‐028‐24‐34‐00413209 Galleria671,100 671,100 100% 671,100 Pay 2012 Non-H Res. 8,389 Non-H Res. 8,389 27329‐028‐24‐34‐00423209 Galleria1,179,000 1,179,000 100% 1,179,000 Pay 2012 Non-H Res. 14,738 Non-H Res. 14,738 27329‐028‐24‐34‐00433209 Galleria626,000 626,000 100% 626,000 Pay 2012 Non-H Res. 7,825 Non-H Res. 7,825 27329‐028‐24‐34‐00443209 Galleria639,000 639,000 100% 639,000 Pay 2012 Hmstd. Res. 6,738 Hmstd. Res. 6,738 27329‐028‐24‐34‐00453209 Galleria567,000 567,000 100% 567,000 Pay 2012 Non-H Res. 7,088 Non-H Res. 7,088 27329‐028‐24‐34‐00463209 Galleria565,500 565,500 100% 565,500 Pay 2012 Hmstd. Res. 5,819 Hmstd. Res. 5,819 27329‐028‐24‐34‐00473209 Galleria396,100 396,100 100% 396,100 Pay 2012 Hmstd. Res. 3,961 Hmstd. Res. 3,961 27329‐028‐24‐34‐00483209 Galleria1,179,000 1,179,000 100% 1,179,000 Pay 2012 Non-H Res. 14,738 Non-H Res. 14,738 27329‐028‐24‐34‐00493209 Galleria1,005,400 0 1,005,400 100% 1,005,400 Pay 2012 Hmstd. Res. 11,318 Hmstd. Res. 11,318 27329‐028‐24‐34‐00503209 Galleria1,179,000 1,179,000 100% 1,179,000 Pay 2012 Hmstd. Res. 13,488 Hmstd. Res. 13,488 27329‐028‐24‐34‐00513209 Galleria680,100 680,100 100% 680,100 Pay 2012 Hmstd. Res. 7,251 Hmstd. Res. 7,251 27329‐028‐24‐34‐00523209 Galleria768,000 768,000 100% 768,000 Pay 2012 Non-H Res. 9,600 Non-H Res. 9,600 27329‐028‐24‐34‐00533209 Galleria591,000 591,000 100% 591,000 Pay 2012 Non-H Res. 7,388 Non-H Res. 7,388 27329‐028‐24‐34‐00543209 Galleria560,000 560,000 100% 560,000 Pay 2012 Non-H Res. 7,000 Non-H Res. 7,000 27329‐028‐24‐34‐00553209 Galleria389,400 389,400 100% 389,400 Pay 2012 Non-H Res. 4,868 Non-H Res. 4,868 27329‐028‐24‐34‐00563209 Galleria1,219,000 1,219,000 100% 1,219,000 Pay 2012 Non-H Res. 15,238 Non-H Res. 15,238 27329‐028‐24‐34‐00573209 Galleria916,200 916,200 100% 916,200 Pay 2012 Hmstd. Res. 10,203 Hmstd. Res. 10,203 27329‐028‐24‐34‐00583209 Galleria1,226,900 1,226,900 100% 1,226,900 Pay 2012 Hmstd. Res. 14,086 Hmstd. Res. 14,086 27329‐028‐24‐34‐00593209 Galleria668,000 668,000 100% 668,000 Pay 2012 Hmstd. Res. 7,100 Hmstd. Res. 7,100 27329‐028‐24‐34‐00603209 Galleria754,000 754,000 100% 754,000 Pay 2012 Hmstd. Res. 8,175 Hmstd. Res. 8,175 27329‐028‐24‐34‐00613209 Galleria591,000 591,000 100% 591,000 Pay 2012 Non-H Res. 7,388 Non-H Res. 7,388 27329‐028‐24‐34‐00623209 Galleria478,300 478,300 100% 478,300 Pay 2012 Non-H Res. 5,979 Non-H Res. 5,979 27329‐028‐24‐34‐00633209 Galleria323,000 323,000 100% 323,000 Pay 2012 Non-H Res. 4,038 Non-H Res. 4,038 27329‐028‐24‐34‐00643209 Galleria1,268,300 1,268,300 100% 1,268,300 Pay 2012 Hmstd. Res. 14,604 Hmstd. Res. 14,604 27329‐028‐24‐34‐00653209 Galleria1,047,000 1,047,000 100% 1,047,000 Pay 2012 Non-H Res. 13,088 Non-H Res. 13,088 27329‐028‐24‐34‐00663209 Galleria1,225,000 1,225,000 100% 1,225,000 Pay 2012 Non-H Res. 15,313 Non-H Res. 15,313 BASE VALUE INFORMATION (Original Tax Capacity)
27329‐028‐24‐34‐00673209 Galleria677,100 677,100 100% 677,100 Pay 2012 Hmstd. Res. 7,214 Hmstd. Res. 7,214 27329‐028‐24‐34‐00683209 Galleria746,000 746,000 100% 746,000 Pay 2012 Non-H Res. 9,325 Non-H Res. 9,325 27329‐028‐24‐34‐00693209 Galleria615,000 615,000 100% 615,000 Pay 2012 Non-H Res. 7,688 Non-H Res. 7,688 27329‐028‐24‐34‐00703209 Galleria534,500 534,500 100% 534,500 Pay 2012 Non-H Res. 6,681 Non-H Res. 6,681 27329‐028‐24‐34‐00713209 Galleria380,200 380,200 100% 380,200 Pay 2012 Non-H Res. 4,753 Non-H Res. 4,753 27329‐028‐24‐34‐00723209 Galleria1,392,100 1,392,100 100% 1,392,100 Pay 2012 Non-H Res. 17,401 Non-H Res. 17,401 27329‐028‐24‐34‐00733209 Galleria1,005,000 1,005,000 100% 1,005,000 Pay 2012 Non-H Res. 12,563 Non-H Res. 12,563 27329‐028‐24‐34‐00743209 Galleria1,179,000 1,179,000 100% 1,179,000 Pay 2012 Non-H Res. 14,738 Non-H Res. 14,738 27329‐028‐24‐34‐00753209 Galleria773,400 773,400 100% 773,400 Pay 2012 Non-H Res. 9,668 Non-H Res. 9,668 27329‐028‐24‐34‐00763209 Galleria776,000 776,000 100% 776,000 Pay 2012 Non-H Res. 9,700 Non-H Res. 9,700 27329‐028‐24‐34‐00773209 Galleria503,000 503,000 100% 503,000 Pay 2012 Non-H Res. 6,288 Non-H Res. 6,288 27329‐028‐24‐34‐00783209 Galleria565,000 565,000 100% 565,000 Pay 2012 Non-H Res. 7,063 Non-H Res. 7,063 27329‐028‐24‐34‐00793209 Galleria380,000 380,000 100% 380,000 Pay 2012 Non-H Res. 4,750 Non-H Res. 4,750 27329‐028‐24‐34‐00803209 Galleria1,270,800 1,270,800 100% 1,270,800 Pay 2012 Hmstd. Res. 14,635 Hmstd. Res. 14,635 27329‐028‐24‐34‐00813209 Galleria1,005,000 1,005,000 100% 1,005,000 Pay 2012 Non-H Res. 12,563 Non-H Res. 12,563 27329‐028‐24‐34‐00823209 Galleria1,307,700 1,307,700 100% 1,307,700 Pay 2012 Hmstd. Res. 15,096 Hmstd. Res. 15,096 27329‐028‐24‐34‐00833209 Galleria669,600 669,600 100% 669,600 Pay 2012 Non-H Res. 8,370 Non-H Res. 8,370 27329‐028‐24‐34‐00843209 Galleria791,500 791,500 100% 791,500 Pay 2012 Non-H Res. 9,894 Non-H Res. 9,894 27329‐028‐24‐34‐00853209 Galleria648,400 648,400 100% 648,400 Pay 2012 Hmstd. Res. 6,855 Hmstd. Res. 6,855 27329‐028‐24‐34‐00863209 Galleria543,500 543,500 100% 543,500 Pay 2012 Non-H Res. 6,794 Non-H Res. 6,794 27329‐028‐24‐34‐00873209 Galleria380,000 380,000 100% 380,000 Pay 2012 Non-H Res. 4,750 Non-H Res. 4,750 27329‐028‐24‐34‐00883209 Galleria1,303,900 1,303,900 100% 1,303,900 Pay 2012 Hmstd. Res. 15,049 Hmstd. Res. 15,049 27329‐028‐24‐34‐00893209 Galleria1,005,000 1,005,000 100% 1,005,000 Pay 2012 Non-H Res. 12,563 Non-H Res. 12,563 27329‐028‐24‐34‐00903209 Galleria1,260,000 1,260,000 100% 1,260,000 Pay 2012 Non-H Res. 15,750 Non-H Res. 15,750 27329‐028‐24‐34‐00913209 Galleria713,400 713,400 100% 713,400 Pay 2012 Hmstd. Res. 7,668 Hmstd. Res. 7,668 27329‐028‐24‐34‐00923209 Galleria977,300 977,300 100% 977,300 Pay 2012 Non-H Res. 12,216 Non-H Res. 12,216 27329‐028‐24‐34‐00933209 Galleria591,000 591,000 100% 591,000 Pay 2012 Non-H Res. 7,388 Non-H Res. 7,388 27329‐028‐24‐34‐00943209 Galleria522,900 522,900 100% 522,900 Pay 2012 Non-H Res. 6,536 Non-H Res. 6,536 27329‐028‐24‐34‐00953209 Galleria380,000 380,000 100% 380,000 Pay 2012 Non-H Res. 4,750 Non-H Res. 4,750 27329‐028‐24‐34‐00963209 Galleria1,337,000 1,337,000 100% 1,337,000 Pay 2012 Hmstd. Res. 15,463 Hmstd. Res. 15,463 27329‐028‐24‐34‐00973209 Galleria999,900 999,900 100% 999,900 Pay 2012 Non-H Res. 12,499 Non-H Res. 12,499 27329‐028‐24‐34‐00983209 Galleria1,989,300 1,989,300 100% 1,989,300 Pay 2012 Hmstd. Res. 23,616 Hmstd. Res. 23,616 27329‐028‐24‐34‐00993209 Galleria765,800 765,800 100% 765,800 Pay 2012 Non-H Res. 9,573 Non-H Res. 9,573 27329‐028‐24‐34‐01003209 Galleria1,192,800 1,192,800 100% 1,192,800 Pay 2012 Hmstd. Res. 13,660 Hmstd. Res. 13,660 27329‐028‐24‐34‐01013209 Galleria1,052,000 1,052,000 100% 1,052,000 Pay 2012 Non-H Res. 13,150 Non-H Res. 13,150 27329‐028‐24‐34‐01023209 Galleria1,325,400 1,325,400 100% 1,325,400 Pay 2012 Hmstd. Res. 15,318 Hmstd. Res. 15,318 27329‐028‐24‐34‐01033209 Galleria1,288,300 1,288,300 100% 1,288,300 Pay 2012 Non-H Res. 16,104 Non-H Res. 16,104 27329‐028‐24‐34‐01043209 Galleria1,900,000 1,900,000 100% 1,900,000 Pay 2012 Non-H Res. 23,750 Non-H Res. 23,750 27329‐028‐24‐34‐01053209 Galleria729,000 729,000 100% 729,000 Pay 2012 Non-H Res. 9,113 Non-H Res. 9,113 27329‐028‐24‐34‐01063209 Galleria931,000 931,000 100% 931,000 Pay 2012 Non-H Res. 11,638 Non-H Res. 11,638 27329‐028‐24‐34‐01073209 Galleria1,093,000 1,093,000 100% 1,093,000 Pay 2012 Non-H Res. 13,663 Non-H Res. 13,663 27329‐028‐24‐34‐01083209 Galleria1,660,100 1,660,100 100% 1,660,100 Pay 2012 Non-H Res. 20,751 Non-H Res. 20,751 27329‐028‐24‐34‐01093209 Galleria893,000 893,000 100% 893,000 Pay 2012 Non-H Res. 11,163 Non-H Res. 11,163 27329‐028‐24‐34‐01103209 Galleria2,322,400 2,322,400 100% 2,322,400 Pay 2012 Non-H Res. 29,030 Non-H Res. 29,030 27329‐028‐24‐34‐01113209 Galleria647,000 647,000 100% 647,000 Pay 2012 Non-H Res. 8,088 Non-H Res. 8,088 27329‐028‐24‐34‐01123209 Galleria1,100,600 1,100,600 100% 1,100,600 Pay 2012 Non-H Res. 13,758 Non-H Res. 13,758 27329‐028‐24‐34‐01133209 Galleria1,214,000 1,214,000 100% 1,214,000 Pay 2012 Non-H Res. 15,175 Non-H Res. 15,175 27329‐028‐24‐34‐01143209 Galleria1,203,200 1,203,200 100% 1,203,200 Pay 2012 Non-H Res. 15,040 Non-H Res. 15,040 273 30-028-24-41-0001 6600 France Avenue South 18,914,100 15,428,500 34,342,600 100% 34,342,600 Pay 2012 C/I Pref. 686,102 C/I Pref. 686,102 273 30-028-24-44-0001 6996 France Avenue South 360,000 40,000 400,000 100% 400,000 Pay 2012 C/I Pref. 7,250 C/I Pref. 7,250 27330‐028‐24‐44‐00033950 70TH ST W1,021,100 622,000 1,643,100 100% 1,643,100 Pay 2012 C/I Pref. 32,112 C/I Pref. 32,112 27330‐028‐24‐44‐00044040 70TH ST W1,081,000 1,376,900 2,457,900 100% 2,457,900 Pay 2012 C/I Pref. 48,408 C/I Pref. 48,408 27330‐028‐24‐44‐00056950 FRANCE AVE S789,700 1,208,300 1,998,000 100% 1,998,000 Pay 2012 C/I Pref. 39,210 C/I Pref. 39,210 273 30-028-24-44-0006 3910 70th Street West 139,900 213,100 353,000 100% 353,000 Pay 2012 C/I Pref. 6,310 C/I Pref. 6,310 27330‐028‐24‐44‐00576900 FRANCE AVE S498,100 239,600 737,700 100% 737,700 Pay 2012 C/I Pref. 14,004 C/I Pref. 14,004 27330‐028‐24‐44‐00583905 69TH ST W847,200 392,600 1,239,800 100% 1,239,800 Pay 2012 C/I Pref. 24,046 C/I Pref. 24,046 27330‐028‐24‐44‐00593939 69TH ST W912,500 912,500 100% 912,500 Pay 2012 C/I Pref. 17,500 C/I Pref. 17,500 0 100% 0 Pay 2012 - - 152,963,500 104,640,000 257,603,500257,603,500 4,479,266 4,457,873Note:1. Base values are based upon review of County website on 3/7/12 of values assessed 1/2/11 for taxes payable 2012.2. Parcels are located within School district 273 and Watershed District 1.BASE VALUE INFORMATION (Original Tax Capacity)
Southdale Mall Renovation and Mixed Use DevelopmentCity of EdinaSouthdale Mall Renovation and Adjacent DevelopmentSchool District 273Estimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First YearMarket Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full TaxesArea/Phase New UsePer Sq. Ft./UnitPer Sq. Ft./Unit Sq. Ft./UnitsValue Class Tax Capacity Capacity/Unit2012 2013 2014 2015 PayableMall Retail 35,000,000 35,000,000 1 35,000,000 C/I 700,000 97% 97% 97% 100% 2017ApartmentsApartments 34,900,000 34,900,000 1 34,900,000 Rental 436,250 70% 70% 75% 100% 2017Office Office 36,000,000 36,000,000 1 36,000,000 C/I Pref. 719,250 96% 100% 100% 100% 2015Retail Retail 102,500,000 102,500,000 1 102,500,000 C/I Pref. 2,049,250 96% 96% 100% 100% 2016Condos/Apts. Condominiums 890,000 890,000 82 72,980,000 Hmstd. Res. 809,750 100% 100% 100% 100% 2014TOTAL281,380,000 4,714,500 Subtotal Residential #VALUE! 107,880,000 1,246,000 Subtotal Commercial/Ind.3 173,500,000 3,468,500 Note:1. Renovated mall market value based upon tax estimates from mall owner.2. Other development values based on proposals received by the City of Edina and estimates from City AssessorTotal Fiscal Local Local Fiscal State-wide MarketTax DisparitiesTax Property DisparitiesPropertyValue TotalNew UseCapacityTax Capacity CapacityTaxes Taxes Taxes Taxes TaxesRetail 700,000 243,189 456,811 494,087 345,195 364,000 64,862 1,268,143Apartments436,250 0 436,250 471,848 0 0 64,677 536,525Office 719,250 249,877 469,373 507,674 354,688 374,010 66,715 1,303,087Retail 2,049,250 711,936 1,337,314 1,446,439 1,010,558 1,065,610 189,953 3,712,559Condominiums809,750 0 809,750 875,826 0 0 135,247 1,011,072TOTAL 4,714,500 1,205,002 3,509,498 3,795,873 1,710,440 1,803,620 521,453 7,831,387Note: 1. Taxes and tax increment will vary signficantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted.2. If tax increment is received in 2013 then the district will be one year shorter.PROJECT INFORMATION (Project Tax Capacity)TAX CALCULATIONS
6/29/2012Base Value Assumptions - Page 6City of EdinaSouthdale Mall Renovation and Adjacent DevelopmentSchool District 273Southdale Mall Renovation and Adjacent DevelopmentProject Original Fiscal Captured LocalAnnual Semi-Annual StateAdmin. Semi-Annual Semi-Annual PERIOD% ofTax Tax Disparities Tax Tax Gross Tax Gross TaxAuditorat Net Tax Present ENDING Tax PaymentOTC CapacityCapacityIncremental CapacityRate Increment Increment 0.36% 10% IncrementValueYrs.YearDate- - - - 08/01/12- - - - 02/01/13- - - - 08/01/13- - - - 02/01/14100% 4,458,033 (4,457,873) - 160 108.160% 173 86 (0) (9) 77 68 0.5 2014 08/01/14100% 4,458,033 (4,457,873) - 160 108.160% 173 86 (0) (9) 77 133 1 2014 02/01/15100% 4,480,655 (4,457,873) - 22,782 108.160% 24,641 12,320 (44) (1,228) 11,048 9,271 1.5 2015 08/01/15100% 4,480,655 (4,457,873) - 22,782 108.160% 24,641 12,320 (44) (1,228) 11,048 18,164 2 2015 02/01/16100% 4,584,438 (4,457,873) (20,346) 106,218 108.160% 114,886 57,443 (207) (5,724) 51,512 58,517 2.5 2016 08/01/16100% 4,584,438 (4,457,873) (20,346) 106,218 108.160% 114,886 57,443 (207) (5,724) 51,512 97,790 3 2016 02/01/17100% 4,714,500 (4,457,873) (27,642) 228,985 108.160% 247,670 123,835 (446) (12,339) 111,050 180,188 3.5 2017 08/01/17100% 4,714,500 (4,457,873) (27,642) 228,985 108.160% 247,670 123,835 (446) (12,339) 111,050 260,382 4 2017 02/01/18100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 325,494 4.5 2018 08/01/18100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 388,863 5 2018 02/01/19100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 450,536 5.5 2019 08/01/19100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 510,559 6 2019 02/01/20100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 568,975 6.5 2020 08/01/20100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 625,828 7 2020 02/01/21100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 681,159 7.5 2021 08/01/21100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 735,009 8 2021 02/01/22100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 787,418 8.5 2022 08/01/22100% 4,714,500 (4,457,873) (65,592) 191,034 108.160% 206,623 103,311 (372) (10,294) 92,645 838,424 9 2022 02/01/23 Total1,420,483 (5,114) (141,537) 1,273,832 Present Value From 02/01/2012 Present Value Rate 5.50% 934,948 (3,366) (93,158) 838,424 Prepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\Southdale 2\TIF Runs\TIF Run Option B SD 273 jc
Southdale Mall Renovation and Mixed Use DevelopmentCity of EdinaSouthdale Mall Renovation and Adjacent DevelopmentSchool District 280ASSUMPTIONS AND RATESDistrictType: Economic DevelopmentMaximum/Frozen Local Tax Rate: 114.351% S/D 280District Name/Number:Current Local Tax Rate: (Use lesser of Current or Max.) 114.351% Pay 2012 Prelim.County District #:State-wide Tax Rate (Comm./Ind. only used for total taxes) 52.0000% Pay 2012 Prelim.First Year Construction or Inflation on Value2012Market Value Tax Rate (Used for total taxes) 0.15860% Pay 2012 Prelim.Existing District - Specify No. Years RemainingInflation Rate - Every Year:0.00% PROPERTY TAX CLASSES AND CLASS RATES:Interest Rate:5.50%Exempt Class Rate (Exempt) 0.00%Present Value Date:1-Feb-12Commercial Industrial Preferred Class Rate (C/I Pref.)First Period Ending 1-Aug-12 First$150,000 1.50%Tax Year District was Certified:Pay 2012Over $150,000 2.00%Cashflow Assumes First Tax Increment For Development: 2014 Commercial Industrial Class Rate (C/I) 2.00%Years of Tax Increment 9 Rental Housing Class Rate (Rental) 1.25%Assumes Last Year of Tax Increment 2022Affordable Rental Housing Class Rate (Aff. Rental) 0.75%Fiscal Disparities Election [Outside (A), Inside (B), or NA]Inside(B)Non-Homestead Residential (Non-H Res.) 1.25%Incremental or Total Fiscal DisparitiesIncrementalHomestead Residental Class Rate (Hmstd. Res.)Fiscal Disparities Contribution Ratio 34.7413% Pay 2012 Prelim. First$500,000 1.00%Fiscal Disparities Metro-Wide Tax Rate 141.9450% Pay 2012 Prelim. Over $500,000 1.25%Agricultural Non-Homestead 1.00%Percentage Tax Year Property Current ClassAfterLand BuildingTotal Of Value Used Original Original Tax OriginalAfterConversionS/D PID AddressMarket Value Market Value Market Value for DistrictMarket Value Market Value Class Tax Capacity Conversion Orig. Tax Cap.28029‐028‐24‐23‐0001ADDRESS UNASSIGNED1,384,800 1,316,200 2,701,000 100% 2,701,000 Pay 2012 C/I Pref. 53,270 C/I Pref. 53,270 28029‐028‐24‐23‐00076533 Drew Avenue South531,900 502,000 1,033,900 100% 1,033,900 Pay 2012 C/I Pref. 19,928 C/I Pref. 19,928 28029‐028‐24‐23‐00086525 Drew Avenue S445,000 120,700 565,700 100% 565,700 Pay 2012 C/I Pref. 10,564 C/I Pref. 10,564 28029‐028‐24‐23‐00096517 DREW AVE S529,500 1,235,500 1,765,000 100% 1,765,000 Pay 2012 C/I Pref. 34,550 C/I Pref. 34,550 28029‐028‐24‐23‐00103625 65TH ST W525,300 2,040,700 2,566,000 100% 2,566,000 Pay 2012 C/I Pref. 50,570 C/I Pref. 50,570 28029‐028‐24‐23‐0011ADDRESS UNASSIGNED285,800 0 285,800 100% 285,800 Pay 2012 C/I 5,716 C/I 5,716 28029‐028‐24‐23‐00123400 66TH ST W2,990,400 2,363,600 5,354,000 100% 5,354,000 Pay 2012 C/I Pref. 106,330 C/I Pref. 106,330 28029‐028‐24‐23‐0167ADDRESS UNASSIGNED0 0 0 100% 0 Pay 2012 Exempt - Exempt - 28029‐028‐24‐23‐01726545 FRANCE5,118,000 24,202,500 29,320,500 100% 29,320,500 Pay 2012 C/I Pref. 585,660 C/I Pref. 585,660 28029‐028‐24‐23‐01736525 FRANCE AVE S1,107,600 11,092,400 12,200,000 100% 12,200,000 Pay 2012 C/I 244,000 C/I 244,000 280 29-028-24-24-0001 3316 66th Street West 1,494,600 2,205,400 3,700,000 100% 3,700,000 Pay 2012 C/I Pref. 73,250 Rental 46,250 28029‐028‐24‐24‐0002ADDRESS UNASSIGNED403,100 0 403,100 100% 403,100 Pay 2012 C/I 8,062 C/I 8,062 280 29-028-24-24-0004 Thrivent Financial - No Address 535,600 0 535,600 100% 535,600 Pay 2012 C/I 10,712 Rental 6,695 280 29-028-24-24-0005 3250 66th Street West 2,091,800 755,900 2,847,700 100% 2,847,700 Pay 2012 C/I Pref. 56,204 Rental 35,596 280 29-028-24-24-0007 6550 York Avenue 2,274,300 2,611,700 4,886,000 100% 4,886,000 Pay 2012 C/I Pref. 96,970 Rental 61,075 280 29-028-24-24-0025 6515 Barrie Road 675,000 979,300 1,654,300 100% 1,654,300 Pay 2012 C/I Pref. 32,336 Rental 20,679 280 29-028-24-24-0026 6525 Barrie Road 480,000 806,000 1,286,000 100% 1,286,000 Pay 2012 C/I Pref. 24,970 Rental 16,075 280 29-028-24-24-0027 6519 Barrie Road 827,400 289,500 1,116,900 100% 1,116,900 Pay 2012 C/I Pref. 21,588 Rental 13,961 280 29-028-24-24-0030 3330 66th Street West 917,900 429,500 1,347,400 100% 1,347,400 Pay 2012 C/I Pref. 26,198 Rental 16,843 28029‐028‐24‐24‐0031ADDRESS UNASSIGNED36,900 0 36,900 100% 36,900 Pay 2012 C/I 738 C/I 738 28029‐028‐24‐24‐00326500 BARRIE RD478,400 721,600 1,200,000 100% 1,200,000 Pay 2012 C/I Pref. 23,250 C/I Pref. 23,250 28029‐028‐24‐24‐01206444 Xerxes Avenue South 271,800 328,200 600,000 100% 600,000 Pay 2012 C/I Pref. 11,250 Rental 7,500 280 29-028-24-24-0121 6500 Xerxes Avenue 244,100 206,400 450,500 100% 450,500 Pay 2012 C/I Pref. 8,260 Rental 5,631 28029‐028‐24‐24‐02236525 YORK AVE S1,671,000 1,645,400 3,316,400 100% 3,316,400 Pay 2012 C/I 66,328 C/I 66,328 28029‐028‐24‐31‐00023101 66TH ST W1,241,200 1,000 1,242,200 100% 1,242,200 Pay 2012 C/I Pref. 24,094 C/I Pref. 24,094 280 29-028-24-31-0003 6725 York Avenue South 2,674,000 1,000 2,675,000 100% 2,675,000 Pay 2012 C/I Pref. 52,750 C/I Pref. 52,750 280 29-028-24-31-0005 3425 66TH ST W 369,500 663,700 1,033,200 100% 1,033,200 Pay 2012 C/I 20,664 C/I 20,664 28029‐028‐24‐31‐00063230 SOUTHDALE CIR714,700 220,600 935,300 100% 935,300 Pay 2012 C/I Pref. 17,956 C/I Pref. 17,956 28029‐028‐24‐31‐00073220 SOUTHDALE CIR1,124,800 125,400 1,250,200 100% 1,250,200 Pay 2012 C/I Pref. 24,254 C/I Pref. 24,254 28029‐028‐24‐31‐00083210 SOUTHDALE CIR467,500 58,000 525,500 100% 525,500 Pay 2012 C/I Pref. 9,760 C/I Pref. 9,760 28029‐028‐24‐31‐00093200 SOUTHDALE CIR672,500 7,700 680,200 100% 680,200 Pay 2012 C/I Pref. 12,854 C/I Pref. 12,854 28029‐028‐24‐31‐00103240 SOUTHDALE CIR563,100 1,000 564,100 100% 564,100 Pay 2012 C/I Pref. 10,532 C/I Pref. 10,532 28029‐028‐24‐31‐00116612 XERXES AVE S131,400 56,900 188,300 100% 188,300 Pay 2012 Hmstd. Res. 1,883 Hmstd. Res. 1,883 28029‐028‐24‐31‐00126616 XERXES AVE S131,400 108,100 239,500 100% 239,500 Pay 2012 Hmstd. Res. 2,395 Hmstd. Res. 2,395 28029‐028‐24‐31‐00136620 XERXES AVE S131,400 72,400 203,800 100% 203,800 Pay 2012 Hmstd. Res. 2,038 Hmstd. Res. 2,038 28029‐028‐24‐31‐00146624 XERXES AVE S131,400 68,200 199,600 100% 199,600 Pay 2012 Hmstd. Res. 1,996 Hmstd. Res. 1,996 28029‐028‐24‐31‐00156628 XERXES AVE S145,300 72,700 218,000 100% 218,000 Pay 2012 Non-H Res. 2,725 Non-H Res. 2,725 28029‐028‐24‐31‐00166700 XERXES AVE S145,300 79,600 224,900 100% 224,900 Pay 2012 Hmstd. Res. 2,249 Hmstd. Res. 2,249 28029‐028‐24‐31‐00176704 XERXES AVE S131,400 46,800 178,200 100% 178,200 Pay 2012 Hmstd. Res. 1,782 Hmstd. Res. 1,782 28029‐028‐24‐31‐00186708 XERXES AVE S131,400 74,300 205,700 100% 205,700 Pay 2012 Hmstd. Res. 2,057 Hmstd. Res. 2,057 28029‐028‐24‐31‐00196712 XERXES AVE S131,400 82,900 214,300 100% 214,300 Pay 2012 Hmstd. Res. 2,143 Hmstd. Res. 2,143 280 29-028-24-31-0024 300 SOUTHDALE CENTER 4,272,600 1,000 4,273,600 100% 4,273,600 Pay 2012 C/I Pref. 84,722 C/I Pref. 84,722 280 29-028-24-31-0025 6636 YORK AVE S 967,800 1,000 968,800 100% 968,800 Pay 2012 C/I 19,376 C/I 19,376 28029‐028‐24‐31‐00266755 YORK AVE S0 0 0 100% 0 Pay 2012 Exempt - Exempt - 28029‐028‐24‐31‐00276775 YORK AVE S3,464,000 2,487,600 5,951,600 100% 5,951,600 Pay 2012 C/I Pref. 118,282 C/I Pref. 118,282 280 29-028-24-32-0001 3501 66TH ST W 616,600 0 616,600 100% 616,600 Pay 2012 C/I 12,332 C/I 12,332 280 29-028-24-32-0003 200 SOUTHDALE CENTER 1479500 2958500 4,438,000 100% 4,438,000 Pay 2012 C/I Pref. 88,010 C/I Pref. 88,010 280 29-028-24-32-0008 100 SOUTHDALE CENTER 1,883,700 7,193,300 9,077,000 100% 9,077,000 Pay 2012 C/I Pref. 180,790 C/I Pref. 180,790 280 29-028-24-32-0009 10 SOUTHDALE CENTER 27,696,800 45,616,200 73,313,000 100% 73,313,000 Pay 2012 C/I Pref. 1,465,510 C/I Pref. 1,465,510 280 30-028-24-14-0007 4005 65th Street 926,400 558,100 1,484,500 100% 1,484,500 Pay 2012 C/I Pref. 28,940 C/I Pref. 28,940 BASE VALUE INFORMATION (Original Tax Capacity)
280 30-028-24-14-0008 6500 France Avenue South 1,129,600 1,458,600 2,588,200 100% 2,588,200 Pay 2012 C/I Pref. 51,014 C/I Pref. 51,014 28030‐028‐24‐14‐00096566 France116,200 116,200 100% 116,200 Pay 2012 Hmstd. Res. 1,162 Hmstd. Res. 1,162 28030‐028‐24‐14‐00106566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00116566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐00126566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐00136566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00146566 France116,200 116,200 100% 116,200 Pay 2012 Hmstd. Res. 1,162 Hmstd. Res. 1,162 28030‐028‐24‐14‐00156566 France151,800 151,800 100% 151,800 Pay 2012 Hmstd. Res. 1,518 Hmstd. Res. 1,518 28030‐028‐24‐14‐00166566 France116,200 116,200 100% 116,200 Pay 2012 Hmstd. Res. 1,162 Hmstd. Res. 1,162 28030‐028‐24‐14‐00176566 France218,500 218,500 100% 218,500 Pay 2012 Hmstd. Res. 2,185 Hmstd. Res. 2,185 28030‐028‐24‐14‐00186566 France224,300 224,300 100% 224,300 Pay 2012 Hmstd. Res. 2,243 Hmstd. Res. 2,243 28030‐028‐24‐14‐00196566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00206566 France183,800 183,800 100% 183,800 Pay 2012 Non-H Res. 2,298 Non-H Res. 2,298 28030‐028‐24‐14‐00216566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00226566 France183,800 183,800 100% 183,800 Pay 2012 Hmstd. Res. 1,838 Hmstd. Res. 1,838 28030‐028‐24‐14‐00236566 France218,500 218,500 100% 218,500 Pay 2012 Hmstd. Res. 2,185 Hmstd. Res. 2,185 28030‐028‐24‐14‐00246566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00256566 France151,800 151,800 100% 151,800 Pay 2012 Hmstd. Res. 1,518 Hmstd. Res. 1,518 28030‐028‐24‐14‐00266566 France116,200 116,200 100% 116,200 Pay 2012 Non-H Res. 1,453 Non-H Res. 1,453 28030‐028‐24‐14‐00276566 France151,800 151,800 100% 151,800 Pay 2012 Hmstd. Res. 1,518 Hmstd. Res. 1,518 28030‐028‐24‐14‐00286566 France116,200 116,200 100% 116,200 Pay 2012 Hmstd. Res. 1,162 Hmstd. Res. 1,162 28030‐028‐24‐14‐00296566 France213,600 213,600 100% 213,600 Pay 2012 Hmstd. Res. 2,136 Hmstd. Res. 2,136 28030‐028‐24‐14‐00306566 France224,300 224,300 100% 224,300 Pay 2012 Hmstd. Res. 2,243 Hmstd. Res. 2,243 28030‐028‐24‐14‐00316566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00326566 France178,900 178,900 100% 178,900 Pay 2012 Non-H Res. 2,236 Non-H Res. 2,236 28030‐028‐24‐14‐00336566 France170,400 170,400 100% 170,400 Pay 2012 Non-H Res. 2,130 Non-H Res. 2,130 28030‐028‐24‐14‐00346566 France183,800 183,800 100% 183,800 Pay 2012 Hmstd. Res. 1,838 Hmstd. Res. 1,838 28030‐028‐24‐14‐00356566 France213,600 213,600 100% 213,600 Pay 2012 Hmstd. Res. 2,136 Hmstd. Res. 2,136 28030‐028‐24‐14‐00366566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00376566 France156,700 156,700 100% 156,700 Pay 2012 Non-H Res. 1,959 Non-H Res. 1,959 28030‐028‐24‐14‐00386566 France116,200 116,200 100% 116,200 Pay 2012 Non-H Res. 1,453 Non-H Res. 1,453 28030‐028‐24‐14‐00416566 France213,600 213,600 100% 213,600 Pay 2012 Hmstd. Res. 2,136 Hmstd. Res. 2,136 28030‐028‐24‐14‐00426566 France224,300 224,300 100% 224,300 Pay 2012 Non-H Res. 2,804 Non-H Res. 2,804 28030‐028‐24‐14‐00436566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00446566 France183,800 183,800 100% 183,800 Pay 2012 Hmstd. Res. 1,838 Hmstd. Res. 1,838 28030‐028‐24‐14‐00456566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00466566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐00476566 France213,600 213,600 100% 213,600 Pay 2012 Hmstd. Res. 2,136 Hmstd. Res. 2,136 28030‐028‐24‐14‐00486566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00696566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00706566 France183,800 183,800 100% 183,800 Pay 2012 Hmstd. Res. 1,838 Hmstd. Res. 1,838 28030‐028‐24‐14‐00716566 France213,600 213,600 100% 213,600 Pay 2012 Hmstd. Res. 2,136 Hmstd. Res. 2,136 28030‐028‐24‐14‐00726566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00736566 France156,700 156,700 100% 156,700 Pay 2012 Hmstd. Res. 1,567 Hmstd. Res. 1,567 28030‐028‐24‐14‐00746566 France116,200 116,200 100% 116,200 Pay 2012 Hmstd. Res. 1,162 Hmstd. Res. 1,162 28030‐028‐24‐14‐00776566 France224,300 224,300 100% 224,300 Pay 2012 Hmstd. Res. 2,243 Hmstd. Res. 2,243 28030‐028‐24‐14‐00786566 France235,000 235,000 100% 235,000 Pay 2012 Hmstd. Res. 2,350 Hmstd. Res. 2,350 28030‐028‐24‐14‐00796566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐00806566 France187,400 187,400 100% 187,400 Pay 2012 Hmstd. Res. 1,874 Hmstd. Res. 1,874 28030‐028‐24‐14‐00816566 France183,800 183,800 100% 183,800 Pay 2012 Hmstd. Res. 1,838 Hmstd. Res. 1,838 28030‐028‐24‐14‐00826566 France187,400 187,400 100% 187,400 Pay 2012 Hmstd. Res. 1,874 Hmstd. Res. 1,874 28030‐028‐24‐14‐00836566 France224,300 224,300 100% 224,300 Pay 2012 Hmstd. Res. 2,243 Hmstd. Res. 2,243 28030‐028‐24‐14‐00846566 France239,900 239,900 100% 239,900 Pay 2012 Hmstd. Res. 2,399 Hmstd. Res. 2,399 28030‐028‐24‐14‐00856566 France159,400 159,400 100% 159,400 Pay 2012 Hmstd. Res. 1,594 Hmstd. Res. 1,594 28030‐028‐24‐14‐00866566 France126,900 126,900 100% 126,900 Pay 2012 Hmstd. Res. 1,269 Hmstd. Res. 1,269 28030‐028‐24‐14‐00876566 France159,400 159,400 100% 159,400 Pay 2012 Hmstd. Res. 1,594 Hmstd. Res. 1,594 28030‐028‐24‐14‐00886566 France126,900 126,900 100% 126,900 Pay 2012 Non-H Res. 1,586 Non-H Res. 1,586 28030‐028‐24‐14‐00896566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00906566 France235,000 235,000 100% 235,000 Pay 2012 Hmstd. Res. 2,350 Hmstd. Res. 2,350 28030‐028‐24‐14‐00916566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐00926566 France187,400 187,400 100% 187,400 Pay 2012 Hmstd. Res. 1,874 Hmstd. Res. 1,874 28030‐028‐24‐14‐00936566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐00946566 France192,300 192,300 100% 192,300 Pay 2012 Non-H Res. 2,404 Non-H Res. 2,404 28030‐028‐24‐14‐00956566 France224,300 224,300 100% 224,300 Pay 2012 Hmstd. Res. 2,243 Hmstd. Res. 2,243 28030‐028‐24‐14‐00966566 France235,000 235,000 100% 235,000 Pay 2012 Hmstd. Res. 2,350 Hmstd. Res. 2,350 28030‐028‐24‐14‐00976566 France164,300 164,300 100% 164,300 Pay 2012 Hmstd. Res. 1,643 Hmstd. Res. 1,643 28030‐028‐24‐14‐00986566 France122,000 122,000 100% 122,000 Pay 2012 Hmstd. Res. 1,220 Hmstd. Res. 1,220 28030‐028‐24‐14‐00996566 France159,400 159,400 100% 159,400 Pay 2012 Non-H Res. 1,993 Non-H Res. 1,993 28030‐028‐24‐14‐01006566 France122,000 122,000 100% 122,000 Pay 2012 Non-H Res. 1,525 Non-H Res. 1,525 28030‐028‐24‐14‐01016566 France224,300 224,300 100% 224,300 Pay 2012 Hmstd. Res. 2,243 Hmstd. Res. 2,243 28030‐028‐24‐14‐01026566 France239,900 239,900 100% 239,900 Pay 2012 Non-H Res. 2,999 Non-H Res. 2,999 28030‐028‐24‐14‐01036566 France165,700 165,700 100% 165,700 Pay 2012 Non-H Res. 2,071 Non-H Res. 2,071 28030‐028‐24‐14‐01046566 France192,300 192,300 100% 192,300 Pay 2012 Hmstd. Res. 1,923 Hmstd. Res. 1,923 28030‐028‐24‐14‐01056566 France165,700 165,700 100% 165,700 Pay 2012 Hmstd. Res. 1,657 Hmstd. Res. 1,657 28030‐028‐24‐14‐01066566 France192,300 192,300 100% 192,300 Pay 2012 Hmstd. Res. 1,923 Hmstd. Res. 1,923 28030‐028‐24‐14‐01076566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐01086566 France244,800 244,800 100% 244,800 Pay 2012 Hmstd. Res. 2,448 Hmstd. Res. 2,448 28030‐028‐24‐14‐01096566 France170,600 170,600 100% 170,600 Pay 2012 Non-H Res. 2,133 Non-H Res. 2,133 28030‐028‐24‐14‐01106566 France129,400 129,400 100% 129,400 Pay 2012 Non-H Res. 1,618 Non-H Res. 1,618 28030‐028‐24‐14‐01116566 France159,400 159,400 100% 159,400 Pay 2012 Non-H Res. 1,993 Non-H Res. 1,993 28030‐028‐24‐14‐01126566 France122,000 122,000 100% 122,000 Pay 2012 Hmstd. Res. 1,220 Hmstd. Res. 1,220 28030‐028‐24‐14‐01136566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐01146566 France239,900 239,900 100% 239,900 Pay 2012 Hmstd. Res. 2,399 Hmstd. Res. 2,399 28030‐028‐24‐14‐01156566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐01166566 France187,400 187,400 100% 187,400 Pay 2012 Non-H Res. 2,343 Non-H Res. 2,343 28030‐028‐24‐14‐01176566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐01186566 France187,400 187,400 100% 187,400 Pay 2012 Non-H Res. 2,343 Non-H Res. 2,343 28030‐028‐24‐14‐01196566 France224,300 224,300 100% 224,300 Pay 2012 Hmstd. Res. 2,243 Hmstd. Res. 2,243 BASE VALUE INFORMATION (Original Tax Capacity)
28030‐028‐24‐14‐01206566 France235,000 235,000 100% 235,000 Pay 2012 Hmstd. Res. 2,350 Hmstd. Res. 2,350 28030‐028‐24‐14‐01236566 France159,400 159,400 100% 159,400 Pay 2012 Hmstd. Res. 1,594 Hmstd. Res. 1,594 28030‐028‐24‐14‐01256566 France234,100 234,100 100% 234,100 Pay 2012 Hmstd. Res. 2,341 Hmstd. Res. 2,341 28030‐028‐24‐14‐01276566 France188,200 188,200 100% 188,200 Pay 2012 Hmstd. Res. 1,882 Hmstd. Res. 1,882 28030‐028‐24‐14‐01286566 France192,300 192,300 100% 192,300 Pay 2012 Hmstd. Res. 1,923 Hmstd. Res. 1,923 28030‐028‐24‐14‐01296566 France188,200 188,200 100% 188,200 Pay 2012 Hmstd. Res. 1,882 Hmstd. Res. 1,882 28030‐028‐24‐14‐01306566 France187,400 187,400 100% 187,400 Pay 2012 Hmstd. Res. 1,874 Hmstd. Res. 1,874 28030‐028‐24‐14‐01316566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐01336566 France164,300 164,300 100% 164,300 Pay 2012 Hmstd. Res. 1,643 Hmstd. Res. 1,643 28030‐028‐24‐14‐01356566 France159,400 159,400 100% 159,400 Pay 2012 Non-H Res. 1,993 Non-H Res. 1,993 28030‐028‐24‐14‐01376566 France229,200 229,200 100% 229,200 Pay 2012 Non-H Res. 2,865 Non-H Res. 2,865 28030‐028‐24‐14‐01396566 France178,900 178,900 100% 178,900 Pay 2012 Non-H Res. 2,236 Non-H Res. 2,236 28030‐028‐24‐14‐01406566 France187,400 187,400 100% 187,400 Pay 2012 Hmstd. Res. 1,874 Hmstd. Res. 1,874 28030‐028‐24‐14‐01416566 France183,800 183,800 100% 183,800 Pay 2012 Hmstd. Res. 1,838 Hmstd. Res. 1,838 28030‐028‐24‐14‐01426566 France187,400 187,400 100% 187,400 Pay 2012 Non-H Res. 2,343 Non-H Res. 2,343 28030‐028‐24‐14‐01476566 France179,400 179,400 100% 179,400 Pay 2012 Hmstd. Res. 1,794 Hmstd. Res. 1,794 28030‐028‐24‐14‐01496566 France314,200 314,200 100% 314,200 Pay 2012 Non-H Res. 3,928 Non-H Res. 3,928 28030‐028‐24‐14‐01516566 France196,000 196,000 100% 196,000 Pay 2012 Hmstd. Res. 1,960 Hmstd. Res. 1,960 28030‐028‐24‐14‐01526566 France209,400 209,400 100% 209,400 Pay 2012 Non-H Res. 2,618 Non-H Res. 2,618 28030‐028‐24‐14‐01536566 France196,000 196,000 100% 196,000 Pay 2012 Non-H Res. 2,450 Non-H Res. 2,450 28030‐028‐24‐14‐01546566 France214,300 214,300 100% 214,300 Pay 2012 Hmstd. Res. 2,143 Hmstd. Res. 2,143 28030‐028‐24‐14‐01556566 France250,500 250,500 100% 250,500 Pay 2012 Hmstd. Res. 2,505 Hmstd. Res. 2,505 28030‐028‐24‐14‐01566566 France261,200 261,200 100% 261,200 Pay 2012 Hmstd. Res. 2,612 Hmstd. Res. 2,612 28030‐028‐24‐14‐01576566 France179,400 179,400 100% 179,400 Pay 2012 Non-H Res. 2,243 Non-H Res. 2,243 28030‐028‐24‐14‐01586566 France138,500 138,500 100% 138,500 Pay 2012 Hmstd. Res. 1,385 Hmstd. Res. 1,385 28030‐028‐24‐14‐01596566 France372,500 372,500 100% 372,500 Pay 2012 Non-H Res. 4,656 Non-H Res. 4,656 28030‐028‐24‐14‐01604015 65th Street West3,032,400 8,631,300 11,663,700 100% 11,663,700 Pay 2012 Rental 145,796 Rental 145,796 28030‐028‐24‐14‐01616566 France299,600 299,600 100% 299,600 Pay 2012 Hmstd. Res. 2,996 Hmstd. Res. 2,996 28030‐028‐24‐14‐01626566 France399,900 399,900 100% 399,900 Pay 2012 Hmstd. Res. 3,999 Hmstd. Res. 3,999 28030‐028‐24‐14‐01636566 France367,600 367,600 100% 367,600 Pay 2012 Non-H Res. 4,595 Non-H Res. 4,595 28030‐028‐24‐14‐01646566 France367,600 367,600 100% 367,600 Pay 2012 Hmstd. Res. 3,676 Hmstd. Res. 3,676 28030‐028‐24‐14‐01656566 France272,800 272,800 100% 272,800 Pay 2012 Non-H Res. 3,410 Non-H Res. 3,410 28030‐028‐24‐14‐01666566 France367,600 367,600 100% 367,600 Pay 2012 Non-H Res. 4,595 Non-H Res. 4,595 28030‐028‐24‐14‐01676566 France414,300 414,300 100% 414,300 Pay 2012 Hmstd. Res. 4,143 Hmstd. Res. 4,143 28030‐028‐24‐14‐01686566 France286,200 286,200 100% 286,200 Pay 2012 Non-H Res. 3,578 Non-H Res. 3,578 28030‐028‐24‐14‐00496566 France151,800 151,800 100% 151,800 Pay 2012 Hmstd. Res. 1,518 Hmstd. Res. 1,518 28030‐028‐24‐14‐00506566 France116,200 116,200 100% 116,200 Pay 2012 Hmstd. Res. 1,162 Hmstd. Res. 1,162 28030‐028‐24‐14‐00516566 France151,800 151,800 100% 151,800 Pay 2012 Hmstd. Res. 1,518 Hmstd. Res. 1,518 28030‐028‐24‐14‐00526566 France116,200 116,200 100% 116,200 Pay 2012 Hmstd. Res. 1,162 Hmstd. Res. 1,162 28030‐028‐24‐14‐00536566 France213,600 213,600 100% 213,600 Pay 2012 Hmstd. Res. 2,136 Hmstd. Res. 2,136 28030‐028‐24‐14‐00546566 France224,300 224,300 100% 224,300 Pay 2012 Hmstd. Res. 2,243 Hmstd. Res. 2,243 28030‐028‐24‐14‐00556566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00566566 France183,800 183,800 100% 183,800 Pay 2012 Non-H Res. 2,298 Non-H Res. 2,298 28030‐028‐24‐14‐00576566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00586566 France178,900 178,900 100% 178,900 Pay 2012 Hmstd. Res. 1,789 Hmstd. Res. 1,789 28030‐028‐24‐14‐00596566 France213,600 213,600 100% 213,600 Pay 2012 Hmstd. Res. 2,136 Hmstd. Res. 2,136 28030‐028‐24‐14‐00606566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00616566 France151,800 151,800 100% 151,800 Pay 2012 Non-H Res. 1,898 Non-H Res. 1,898 28030‐028‐24‐14‐00626566 France116,200 116,200 100% 116,200 Pay 2012 Non-H Res. 1,453 Non-H Res. 1,453 28030‐028‐24‐14‐00636566 France151,800 151,800 100% 151,800 Pay 2012 Non-H Res. 1,898 Non-H Res. 1,898 28030‐028‐24‐14‐00646566 France116,200 116,200 100% 116,200 Pay 2012 Hmstd. Res. 1,162 Hmstd. Res. 1,162 28030‐028‐24‐14‐00656566 France213,600 213,600 100% 213,600 Pay 2012 Non-H Res. 2,670 Non-H Res. 2,670 28030‐028‐24‐14‐00666566 France229,200 229,200 100% 229,200 Pay 2012 Hmstd. Res. 2,292 Hmstd. Res. 2,292 28030‐028‐24‐14‐00676566 France170,400 170,400 100% 170,400 Pay 2012 Hmstd. Res. 1,704 Hmstd. Res. 1,704 28030‐028‐24‐14‐00686566 France183,800 183,800 100% 183,800 Pay 2012 Hmstd. Res. 1,838 Hmstd. Res. 1,838 0 100% 0 Pay 2012 - - 107,558,300 124,498,400 232,056,700232,056,700 4,252,730 4,121,297Note:1. Base values are based upon review of County website on 3/7/12 of values assessed 1/2/11 for taxes payable 2012.2. Parcels are located within School district 280 and Watershed District 1 and 3. The tax rate used for this projection is for Watershed 3BASE VALUE INFORMATION (Original Tax Capacity)
Southdale Mall Renovation and Mixed Use DevelopmentCity of EdinaSouthdale Mall Renovation and Adjacent DevelopmentEstimated Taxable Total Taxable Property Percentage Percentage Percentage Percentage First YearMarket Value Market Value Total Market Tax Project Project Tax Completed Completed Completed Completed Full TaxesArea/Phase New UsePer Sq. Ft./UnitPer Sq. Ft./Unit Sq. Ft./UnitsValue Class Tax Capacity Capacity/Unit2012 2013 2014 2015 PayableMall Retail 125,000,000 125,000,000 1 125,000,000 C/I Pref. 2,499,250 90% 92% 96% 100% 2017Office Office 67,000,000 67,000,000 1 67,000,000 C/I Pref. 1,339,250 90% 92% 95% 100% 201766th & YorkApartments 130,000 130,000 420 54,600,000 Rental 682,500 25% 25% 45% 100% 2017Retail Retail 53,000,000 53,000,000 1 53,000,000 C/I Pref. 1,059,250 93% 96% 98% 100% 2017Condos Condominiums 215,000 197,110 141 27,792,510 Hmstd. Res. 277,925 100% 100% 100% 100% 2014TOTAL327,392,510 5,858,175 Subtotal Residential82,392,510 960,425 Subtotal Commercial/Ind.245,000,000 4,897,750 Note:1. Renovated mall market value based upon tax estimates from mall owner.2. Other developmentvalues based on proposals received by the City of Edina that will increase existing values and estimates from City AssessorTotal Fiscal Local Local Fiscal State-wide MarketTax DisparitiesTax Property DisparitiesPropertyValue TotalNew UseCapacityTax Capacity CapacityTaxes Taxes Taxes Taxes TaxesRetail 2,499,250 868,272 1,630,978 1,865,040 1,232,469 1,299,610 198,250 4,595,368Office 1,339,250 465,273 873,977 999,402 660,432 696,410 106,262 2,462,505Apartments682,500 0 682,500 780,446 0 0 86,596 867,041Retail 1,059,250 367,997 691,253 790,454 522,354 550,810 84,058 1,947,676Condominiums277,925 0 277,925 317,810 0 0 44,079 361,889TOTAL 5,858,175 1,701,542 4,156,633 4,753,151 2,415,254 2,546,830 519,245 10,234,480Note: 1. Taxes and tax increment will vary signficantly from year to year depending upon values, rates, state law, fiscal disparities and other factors which cannot be predicted.2. If tax increment is received in 2013 then the district will be one year shorter.TAX CALCULATIONSPROJECT INFORMATION (Project Tax Capacity)
6/29/2012Base Value Assumptions - Page 1City of EdinaSouthdale Mall Renovation and Adjacent DevelopmentSchool District 280Southdale Mall Renovation and Adjacent DevelopmentProject Original Fiscal Captured LocalAnnual Semi-Annual StateAdmin. Semi-Annual Semi-Annual PERIOD% ofTax Tax Disparities Tax Tax Gross Tax Gross TaxAuditorat Net Tax Present ENDING Tax PaymentOTC CapacityCapacityIncremental CapacityRate Increment Increment 0.36% 10% IncrementValueYrs.YearDate- - - - 08/01/12- - - - 02/01/13- - - - 08/01/13- - - - 02/01/14100% 4,887,371 (4,121,297) (350,521) 415,553 114.351% 475,189 237,594 (855) (23,674) 213,065 186,039 0.5 2014 08/01/14100% 4,887,371 (4,121,297) (350,521) 415,553 114.351% 475,189 237,594 (855) (23,674) 213,065 367,098 1 2014 02/01/15100% 5,007,847 (4,121,297) (392,052) 494,497 114.351% 565,463 282,731 (1,018) (28,171) 253,542 576,788 1.5 2015 08/01/15100% 5,007,847 (4,121,297) (392,052) 494,497 114.351% 565,463 282,731 (1,018) (28,171) 253,542 780,866 2 2015 02/01/16100% 5,294,683 (4,121,297) (444,281) 729,105 114.351% 833,738 416,869 (1,501) (41,537) 373,832 1,073,712 2.5 2016 08/01/16100% 5,294,683 (4,121,297) (444,281) 729,105 114.351% 833,738 416,869 (1,501) (41,537) 373,832 1,358,721 3 2016 02/01/17100% 5,858,175 (4,121,297) (509,635) 1,227,243 114.351% 1,403,364 701,682 (2,526) (69,916) 629,240 1,825,613 3.5 2017 08/01/17100% 5,858,175 (4,121,297) (509,635) 1,227,243 114.351% 1,403,364 701,682 (2,526) (69,916) 629,240 2,280,009 4 2017 02/01/18100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 2,724,099 4.5 2018 08/01/18100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 3,156,303 5 2018 02/01/19100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 3,576,940 5.5 2019 08/01/19100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 3,986,319 6 2019 02/01/20100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 4,384,742 6.5 2020 08/01/20100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 4,772,501 7 2020 02/01/21100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 5,149,882 7.5 2021 08/01/21100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 5,517,163 8 2021 02/01/22100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 5,874,614 8.5 2022 08/01/22100% 5,858,175 (4,121,297) (504,487) 1,232,391 114.351% 1,409,252 704,626 (2,537) (70,209) 631,880 6,222,498 9 2022 02/01/23 Total10,324,014 (37,166) (1,028,685) 9,258,163 Present Value From 02/01/2012 Present Value Rate 5.50% 6,938,866 (24,980) (691,389) 6,222,498 Prepared by Ehlers & Associates, Inc. - Estimates OnlyN:\Minnsota\EDINA\Housing Economic Redevelopment\TIF\TIF Districts\Southdale 2\TIF Runs\TIF Run Option B SD 280 jc
Appendix E
Minnesota Business Assistance Form
(Minnesota Department of Employment and Economic Development)
A Minnesota Business Assistance Form (MBAF) should be used to report and/or update each calendar
year's activity by April 1 of the following year.
Please see the Minnesota Department of Employment and Economic Development (DEED) website at
http://www.deed.state.mn.us/Community/subsidies/MBAFForm.htm for information and forms.
Appendix E-1
Appendix F
Findings Including But/For Qualifications
But-For Analysis
Current Market Value 489,660,200
New Market Value - Estimate 608,772,510
Difference 119,112,310
Present Value of Tax Increment 7,873,815
Difference 111,238,495
Value Likely to Occur Without TIF is Less Than: 111,238,495
(AS MODIFIED APRIL 5, 2016)
The Council hereby reaffirms the original findings for the District, namely that the when the District was
established, it was established as an "economic development district" under M.S., Section 469.174, Subd. 12,
as modified by M.S., Section 469.176, Subd. 4c(d).
In addition, the City makes the following findings:
(a) The TIF Plan Modification conforms to the general plan for development or redevelopment
of the City as a whole. The reason for supporting this finding is that the TIF Plan
Modification will generally complement and serve to implement policies adopted in the
City's comprehensive plan.
(b)The TIF Modification will afford maximum opportunity, consistent with the sound needs of
the City as a whole, for the development or redevelopment of the Southeast Edina
Redevelopment Project Area by private enterprise. The TIF Plan Modification will allow
for the City to establish the 66 West Tax Increment Financing District, and the development
activities are necessary so that development and redevelopment by private enterprise can
occur within Southeast Edina Redevelopment Project Area.
(c)The City reaffirms the original findings of the Southdale 2 Tax Increment Financing District,
namely that the development and redevelopment efforts, in the opinion of the City, would
not reasonably be expected to occur solely through private investment within the reasonably
foreseeable future and therefor the use of tax increment financing is deemed necessary.
(AS MODIFIED NOVEMBER 20, 2018)
The Council hereby reaffirms the original findings for the District, namely that the when the District
was established, it was established as an "economic development district" under M.S., Section 469.174,
Subd. 12, as modified by M.S., Section 469.176, Subd. 4c(d).
Appendix F-1
In addition, the City makes the following findings:
(a) The TIF Plan Modification conforms to the general plan for development or
redevelopment of the City as a whole. The reason for supporting this finding is that the
TIF Plan Modification will generally complement and serve to implement policies
adopted in the City's comprehensive plan.
(b)The TIF Modification will afford maximum opportunity, consistent with the sound
needs of the City as a whole, for the development or redevelopment of the Southeast
Edina Redevelopment Project Area by private enterprise. The TIF Plan Modification
will allow for the City to establish the 66 West Tax Increment Financing District and
support additional affordable housing activities as authorized under Minnesota Session
Laws 2014, Chapter 308, HF No. 3167, Article 6, Sec. 8 and Minnesota Session Laws
2017, Chapter 1, HF No. 1, Article 6, Sec. 11, and the development activities are
necessary so that development and redevelopment by private enterprise can occur
within Southeast Edina Redevelopment Project Area.
(c)The City reaffirms the original findings of the Southdale 2 Tax Increment Financing
District, namely that the development and redevelopment efforts, in the opinion of the
City, would not reasonably be expected to occur solely through private investment
within the reasonably foreseeable future and therefor the use of tax increment
financing is deemed necessary.
Appendix F-2
Appendix G
Prior Improvements
The complete list of permits issued are on file with the City Planner
Appendix F-1
Appendix H Special Legislation
Minnesota Session Laws – 2017, 1st Special Session
Chapter 1 – HF No. 1, Article 6
Sec. 11. Laws 2014, chapter 308, article 6, section 8, subdivision 1, is amended to read:
Subdivision 1.
Authority to create districts.
(a) The governing body of the city of Edina or its development authority may establish one
or more tax increment financing housing districts in the Southeast Edina Redevelopment Project
Area, as the boundaries exist on March 31, 2014.
(b) The authority to request certification of districts under this section expires on June 30,
2017 December 31, 2019.
EFFECTIVE DATE.
This section is effective the day after the governing body of the city of Edina and its chief
clerical officer comply with Minnesota Statutes, section 645.021, subdivisions 2 and 3.
Sec. 16. CITY OF EDINA; APPROVAL OF 2014 SPECIAL LAW.
Notwithstanding the provisions of Minnesota Statutes, section 645.021, subdivision 3, the
chief clerical officer of the city of Edina may file with the secretary of state certificate of
approval of Laws 2014, chapter 308, article 6, section 8, by December 31, 2016, and, if the
certificate is so filed and the requirements of Minnesota Statutes, section 645.021, subdivision 3,
are otherwise complied with, the special law is deemed approved, and all actions taken by the
city before the effective date of this section in reliance on Laws 2014, chapter 308, article 6,
section 8, are deemed consistent with Laws 2014, chapter 308, article 6, section 8, and this act.
EFFECTIVE DATE.
This section is effective the day following final enactment.
Minnesota Session Laws - 2014, Regular Session
Chapter 308--HF No. 3167, Article 6
Sec. 8. CITY OF EDINA; TAX INCREMENT FINANCING.
Subdivision 1. Authority to create districts.
(a) The governing body of the city of Edina or its development authority may establish one
or more tax increment financing housing districts in the Southeast Edina Redevelopment Project
Area, as the boundaries exist on March 31, 2014.
Appendix F-2
(b) The authority to request certification of districts under this section expires on June 30,
2017.
Subd. 2. Rules governing districts.
(a) Housing districts established under this section are subject to the provisions of
Minnesota Statutes, sections 469.174 to 469.1794, except as otherwise provided in this
subdivision.
(b) Notwithstanding the provisions of Minnesota Statutes, section 469.176, subdivision 1b,
no increment must be paid to the authority after 20 years after receipt by the authority of the first
increment from a district established under this section.
(c) Notwithstanding the provisions of Minnesota Statutes, section 469.1761, subdivision 3,
for a residential rental project, the city may elect to substitute "20 percent" for "40 percent" in
the 40-60 test under section 142(d)(1)(B) of the Internal Revenue Code in determining the
applicable income limits.
(d) The provisions of Minnesota Statutes, section 469.1761, subdivision 3, apply for a 25-
year period beginning on the date of certification of the district.
Subd. 3. Pooling authority.
The city may elect to treat expenditures of increment from the Southdale 2 district for a
housing project of a district established under this section as expenditures qualifying under
Minnesota Statutes, section 469.1763, subdivision 2, paragraph (d): (1) without regard to
whether the housing meets the requirement of a qualified building under section 42 of the
Internal Revenue Code; and (2) may increase by an additional 25 percentage points the permitted
amount of expenditures for activities located outside the geographic area of the district permitted
under that section.
EFFECTIVE DATE.
This section is effective upon compliance by the governing body of the city of Edina with
the requirements of Minnesota Statutes, section 645.021, subdivisions 2 and 3.
Appendix F-3
Appendix I
Housing Qualifications for the District
In meeting the criteria of Minnesota Session Laws 2017, Chapter 1, HF No. 1, Article 6, at least 20% of
the units will be occupied by person with incomes less than 60% of median income.
Income Restrictions- Adjusted for Family Size
(Housing District) - Hennepin County
Hennepin County Median Income: $94,300
No. of Persons 60% of Median Income
1-person $39,660
2-person $45,300
3-person $50,940
4-person $56,580
Source: Department of Housing and Urban Development and Minnesota
Housing Finance Agency
***PLEASE NOTE: THESE NUMBERS ARE ADJUSTED ANNUALLY. ALL INCOME FIGURES
REPORTED ON THIS PAGE ARE FOR 2018.
Appendix F-4
Date: November 15, 2018 Agenda Item #: V.B.
To:Chair & Commissioners of the Edina HRA Item Type:
Advisory Communication
From:Stephanie Hawkinson, Affordable Housng
Development Manager Item Activity:
Subject:Fair Housing Policy Information
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
For information only. This item will be brought before the City Council at a later date.
INTRODUCTION:
The City of Edina strives to advance its commitment to inclusion and equity by developing a Fair Housing P olicy
to further the goal of creating a vibrant, safe, and healthy community where all residents will thrive.
ATTACHMENTS:
Description
Fair Housing Policy
☐City Council Approved: Click here to enter a date.
☐City-Wide Revised: Click here to enter a date.
☐Department
City of Edina Policy
Fair Housing Policy
1. PURPOSE AND VISION
Title VIII of the Civil Rights Act establishes federal policy for providing fair housing throughout the
United States. The intent of Title VIII is to assure equal housing opportunities for all citizens.
Furthermore, the City of Edina, as a recipient of federal community development funds under
Title I of the Housing and Community Development Act of 1974, is obligated to certify that it will
affirmatively further fair housing.
The City of Edina strives to advance its commitment to inclusion and equity by developing this
Fair Housing Policy to further the goal of creating a vibrant, safe, and healthy community
where all residents will thrive.
2. POLICY STATEMENT
It is the policy and commitment of the City of Edina to ensure that fair and equal housing opportunities
are available to all persons in all housing opportunities and development activities funded by the City
regardless of race, color, religion, sex, sexual orientation, marital status, status with regard to public
assistance, creed, familial status, national origin, or disability. This is done through external policies to
provide meaningful access to all constituents as well as fair housing information and referral services; and
through internal practices and procedures that promote fair housing and support the City’s racial equity
and inclusion goals.
3. EXTERNAL PRACTICES
A. Intake and Referral
The City of Edina has designated the Staff Liaison to the Human Rights & Relations
Commission as the responsible authority for the intake and referral of all fair housing
complaints. At a minimum the Staff Liaison will be trained in state and federal fair
housing laws, the complaint process for filing discrimination complaints, and the state
and federal agencies that handle complaints. The date, time, and nature of the fair
housing complaint and the referrals and information given will be fully documented.
The Human Rights & Relations Commission will advise the City Council on City
programs and policies affecting fair housing and raise issues and concerns where
appropriate.
Page | 2
B. Meaningful Access
i. Online Information. The City of Edina will continue to display information
about fair housing prominently on its website. The website will continue to
include links to various fair housing resources, including the Department of
Housing and Urban Development, Minnesota Department of Human Rights,
Mid-Minnesota Legal Aid, and others as well as links to state and federal fair
housing complaint forms. In addition, the City will post the following
documents on its website:
• Reasonable Accommodation Policy;
• Limited English Proficiency (LEP) Policy;
• Americans with Disabilities Act (ADA) Policy regarding access to City
services; and
• The State of Minnesota’s Olmstead Plan.
ii. In-Person Information. The City of Edina will provide in-person fair housing
information including:
• A list of fair housing enforcement agencies;
• Frequently asked questions regarding fair housing law; and
• Fair housing complaint forms for enforcement agencies
C. Languages.
The City of Edina is committed to providing information in the native language of
its residents. The City of Edina will provide information in languages other than
English as described in its LEP Policy.
4. INTERNAL PRACTICES
The City of Edina commits to the following steps to promote awareness and
competency regarding fair housing issues in all of its government functions.
a. Staff and Officials Training. The City will continue to train its staff and
officials on fair housing considerations.
b. Housing Analysis. The City will review its housing periodically to examine
the affordability of both rental and owner-occupied housing to inform future
City actions.
Page | 3
c. Code Analysis. The City will review its municipal code periodically, with
specific focus on ordinances related to zoning, building, and occupancy
standards, to identify any potential for disparate impact or treatment.
d. Project Planning and Analysis. City planning functions and development
review will consider housing issues, including whether potential projects may
perpetuate segregation or lead to displacement of protected classes.
e. Community Engagement. The City will seek input from
underrepresented populations in the community. Conversations
regarding fair housing, development, zoning, and land use changes may
be facilitated by the City.
f. Affirmatively Furthering Fair Housing. As a recipient of federal funds,
the City agrees to participate in the Regional Analysis of Impediments, as
organized by the regional Fair Housing Implementation Council (FHIC), an ad
hoc coalition of Community Development Block Grant (CDBG) entitlement
jurisdictions and others working together to affirmatively further fair housing.
The City will review the recommendations from the analysis for potential
integration into City planning documents, including the Consolidated Plan,
the Comprehensive Plan, and other related documents.
Date: November 15, 2018 Agenda Item #: VI.A.
To:Chair & Commissioners of the Edina HRA Item Type:
Other
From:Sharon Allison, Executive Assistant
Item Activity:
Subject:Correspondence Information
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
None.
INTRODUCTION:
There have been no correspondences since the last meeting.
Date: November 15, 2018 Agenda Item #: VII.A.
To:Chair & Commissioners of the Edina HRA Item Type:
Other
From:Scott Neal, Executive Director
Item Activity:
Subject:2019 HRA Meeting Schedule Discussion
Edina Housing and Redevelopment
Authority
Established 1974
CITY OF EDINA
HOUSING & REDEVELOPMENT
AUTHORITY
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
ACTION REQUESTED:
INTRODUCTION:
2018 was the first year that the HRA began meeting at 7:30 a.m., on the second and fourth Thursday of the
month. For certain months, the schedule was changed so that an HRA and City Council meeting did not take
place during the same week.
Attached is a 'draft calendar' for HRA's review that will be helpful in setting the 2019 HRA schedule. This
calendar reflects the 2018 schedule including meetings that were cancelled.
ATTACHMENTS:
Description
Draft Calendar for HRA's Review
DRAFT CALENDAR FOR HRA'S REVIEW
Holidays City Council Nite to Unite Pln Comm Trns Comm Pk & Rec Comm
Indicates a religious holiday's observance Election Day HRA HRA Cancel
HP Comm Health Comm Human R/R Comm E& E Comm Arts & Culture Comm
JANUARY FEBRUARY MARCH
S M T W T F S S M T W T F S S M T W T F S
1 2 3 4 5 1 2 1 2
6 7 8 9 10 11 12 3 4 5 6 7 8 9 3 4 5 6 7 8 9
13 14 15 16 17 18 19 10 11 12 13 14 15 16 10 11 12 13 14 15 16
20 21 22 23 24 25 26 17 18 19 20 21 22 23 17 18 19 20 21 22 23
27 28 29 30 31 24 25 26 27 28 24 25 26 27 28 29 30
31
S M T W T F S S M T W T F S S M T W T F S
1 2 3 4 5 6 1 2 3 4 1
7 8 9 10 11 12 13 5 6 7 8 9 10 11 2 3 4
5 6 7 8
14 15 16 17 18
19 20 12 13 14 15 16 17 18 9 10 11 12 13 14 15
21 22 23 24 25 26 27 19 20 21 22 23 24 25 16 17 18 19 20 21 22
28 29 30 26 27 28 29 30 31 23 24 25 26 27 28 29
30
S M T W T F S S M T W T F S S M T W T F S
1 2 3 4 5 6 1 2 3 1 2 3 4 5 6 7
7 8 9 10 11 12 13 4 5 6 7 8 9 10 8 9 10 11 12 13 14
14 15 16 17 18 19 20 11
12 13 14 15 16 17 15 16 17 18 19 20 21
21 22 23 24 25 26 27 18 19 20 21 22 23 24 22 23 24 25 26 27 28
28 29 30 31 25 26 27 28 29
30 31 29 30
DECEMBER
S M T W T F S S M T W T F S S M T W T F S
1 2 3 4 5 1 2 1 2 3 4 5 6 7
6 7 8 9 10 11 12 3 4 5 6 7 8 9 8 9 10 11 12 13 14
13 14 15 16 17 18 19 10 11 12 13 14 15 16 15 16 17 18 19 20 21
20 21 22 23 24 25 26 17 18 19 20 21 22 23 22 23
24 25 26 27 28
27 28 29 30 31 24 25 26 27 28 29 30 29 30 31
OCTOBER NOVEMBER
APRIL MAY JUNE
JULY AUGUST SEPTEMBER
Proposed Meeting Schedule for 2019 Revised 10/24/2018