HomeMy WebLinkAboutSt Croix Mall-Updated TIF Projections-1993/1994 #TATGES, REDPA TH & CO., L TD.
CERTIFIED PUBLIC ACCOUNTANTS
May 9, 1994
To the Honorable Mayor and
Members of the City Council
City of Oak Park Heights
14168 North 57th Street
Stillwater, MN 55082
RE: ST. CROIX MALL - UPDATED TIF PROJECTIONS - 1993/1994
Attached herewith are the following schedules projecting the TIF calculations and Developer
assistance for the St. Croix Mall - TIF Agreement based upon current (1994) data.
The attached TIF computations for 1993/1994 again reflect a reduction from prior projections.
This year's reductions is (again) the direct result of State changes to the tax capacity ratio for
industrial/commercial property. The 1989 /1990 ratio was 5.06%. The 1993 /1994 ratio is 4.60%
representing a total decrease (over four years) of 9.1 %. TIF property taxes total $218,564 for
1993/94 and will be "shared" as follows:
Allocation Amount Percent
"Lost TIF" $53,304 24.4%
Developer (60%) 99,156 45.4%
City (40%) 66,104 30.2%
TOTAL $218,564 100.0%
4810 White Bear Parkway • White Bear Lake, Minnesota 55110 • 612/426 -7000 • FAX /426 -5004 • Member of HLB International
To the Honorable Mayor and
Members of the City Council
City of Oak Park Heights
May 9, 1994
Page 2
When the City Council approved this TIF Agreement in 1989, it was anticipated that payments to
the Developer would total $960,000 over seven and one -half years and that the City would retain
approximately $755,000 over eight years to be used to finance other City projects. Since that
time, numerous changes have occurred such that current projections anticipate total payments to
the Developer of approximately $679,200 and City TIF revenue of approximately $453,600. The
reduced amounts are the direct result of the following:
1. The economic adjustment factor for the TIF District was originally estimated at 1.91% per
year based upon preliminary estimates by the Developer and County. The actual economic
adjustment factor for this TIF District is 5.7858%. Accordingly, more tax base is being
retained for regular taxes instead of incremental taxes.
2. The original estimates anticipated annual inflationary increases of 2% after completion of
the incremental construction. Current economic conditions are such that the attached
projections reflect zero inflationary growth.
3. Each year since 1989/90, the State has reduced the tax capacity ratios for
industrial/commercial property as follows:
TOTAL Percent
1989/90 1993/'94 CHANGE Change
Comm./Indust. Class Ratios:
First $100,000 3.30% 3.00% (0.309o') (9.1%)
Balance 5.06% 4.60% (0.46%) (9.1 %)
Current TIF projections have been reduced substantially from the original estimates for both the
Developer and the City and are summarized as follows:
Year Developer City
1991 - Actual $30,908 $21,414
1992 - Actual 114,513 76,342
1993 - Actual 107,670 71,780
1994 - Actual 99,156 66,104
1995 -Est. 92,584 61,723
1996 -Est. 85,633 57,088
1997 -Est. 78,278 52,185
1998 -Est. 70,498 46,998
TOTALS $679,240 $453,634
To the Honorable Mayor and
Members of the City Council
City of Oak Park Heights
May 9, 1994
Page 3
CITY TIF COMMITMENTS
In conjunction with the developer project, the City partially committed its TIF revenue to finance a
street re- alignment project at 58th Street and Osgood Avenue. The primary purpose of this project
was to improve traffic flows and patterns. A summary of construction costs at December 31,
1993 is as follows:
Construction
Costs
Description (a) M 1/93
Contractor $114,705
Engineering 25,241
Other 10,132
Total $150,078
The City's financing plan for this project calls for 100% City TIF financing. Accordingly, the
City has already committed its 1991 through 1993 TIF revenues to this project. Thereafter, the
City can expect to have the following amounts available to finance other City TIF projects:
Year Amount Accumulative
1994 $66,100 $66,100
1995 61,700 127,800
1996 57,100 184,900
1997 52,200 237,100
1998 47,000 284,100
As shown above, f uture City TIF revenue will not be available until 1994. Additionally, these
amounts are limited -- averaging only approximately $56,800 per year for five years. The City
Council has discussed the use of the above TIF revenue to help finance Phase I of the City's
Street Reconstruction Program The use of TIF revenue for such purposes requires formal action
by the City Council and (probably) changes to the City's overall financial plan for this TIF
District. The City's TIF consultant has been asked to prepare the necessary paperwork to effect
such action.
To the Honorable Mayor and
Members of the City Council
City of Oak Park Heights
May 9, 1994
Page 4
LOST TIF
The TIF portion (46.6% for 1993/94) of the development property pays taxes at the same rate
(1.21750 %) as any other commercial property. This full amount, however, ja not available for
the benefit of the City's TIF District. The 1988 /89 tax rate on this property was .92031 %. The
TIF District's portion of TIF tax revenue is limited to that .92031 % tax rate. All amounts above
the 1988/89 tax rate are considered to be "excess" and are remitted to the City, county and local
school district based upon state statutes. The following schedule summarizes such amounts:
School
Year City County District Total
1991- Actual $2,473 $2,519 $3,396 $8,388
1992 - Actual 10,472 13,170 16,860 40,502
1993 - Actual 15,037 14,357 33,599 62,993
1994 - Actual 14,369 14,397 24,538 53,304
1995 - Est. 13,416 13,443 22,912 49,771
1996 - Est. 12,677 12,701 21,648 47,026
1997 - Est. 11,588 11,611 19,789 42,988
1998 - Est. 10,436 10,457 17,822 38,715
Totals $90,468 $92,655 $160,564 $343,687
The above estimates for 1995 through 1998 are based upon future tax rates equal exactly to the
1993/94 tax rates. Accordingly, the above estimates are probably conservatively low.
The City Council has discussed the use of its portion of the "excess" TIF revenue to help finance
Phase I of the City's Street Reconstruction Program. Formal City Council action is required to
formally appropriate such monies for this purpose. We recommend that the City Council take
action to formally appropriate "excess tax increments" (as defined and detailed herein) to help
finance a portion of the City's Street Reconstruction Program.
To the Honorable Mayor and
Members of the City Council
City of Oak Park Heights
May 9, 1994
Page 5
DEVELOPER TIF
The City's final commitment to the Developer of this project generally called for the Developer to
receive 60% of the additional or incremental taxes generated by this project with a maximum
amount of $960,000 to be paid over the term of this TIF District. Tax Increment Financing has
been the subject of various State Statute changes over the past several years, most of which has
limited TIF revenue and/or uses of TIF revenue (especially additional or excess TIF revenue).
The City's Agreement with the Developer calls for the City to remit Developer TIF revenues
within 30 days of the actual receipt of such monies. The City will be receiving these monies (both
Developer TIF and City TIF) as part of its normal tax settlement each June and December.
However, the City usually does not receive the detailed allocations (of its overall tax settlement)
until sometime after the monies are received Accordingly, it may not be possible for the City to
remit these monies within 30 days of receipt. We recommend that the City remit such monies as
soon as possible after receipt of all required information.
The attached schedules include projected computations of Developer TIF for the full term of this
TIF District, including actual computations for 1991, 1992, 1993 and 1994. Assuming full and
prompt payment of the 1994 property tax by the Developer, the City should receive TIF tax
settlements of $82,630 (each) in June and December. When this occurs, the City should remit
$49,578 (or 60% of each amount) to the Developer.
We will be available to discuss this report and other matters with the City Council at a later date.
Respectfully submitted,
TAUTGES, REDPAT H & CO., LTD.
Robert J. Voto, CPA
c: Joe Anderlick
Mark Vierling
Scott Richards
Dan Wilson
LaVonne Wilson
Judy Holst
TIF File
Attachment
CITY OF OAK PARK HEIGHTS
T. I. F. PROJECTIONS -ST. CROIX MALL
TAX TAX ALLOCATION -- COUNTY BASIS
COLL. TOTAL TAX CAPACITY VALUE TAX TOTAL REG. T. I. F. FISCAL TOTAL
YEAR F. M. V. BASE INCR. TOTAL RATE TAX TAX TAX DISP. TAX
1989 3,410,300 177,092 177,092 0.92031 164,136 ACTUAL 148,824 0 15,312 164,136
1990 3,480,900 180,683 -6,309 174,374 0.90383 160,304 ACTUAL 140,408 0 19,896 160,304
1991 4,960,700 186,952 56,853 243,805 1.06784 259,655 ACTUAL 159,031 60,710 39,914 259,655
1992 8,384,300 189,225 207,380 396,605 1.11561 444,889 ACTUAL 151,674 231,357 61,858 444,889
1993 8,410,300 198,595 194,989 393,584 1.24337 488,867 ACTUAL 173,166 242,443 73,258 488,867
1994 8,410,300 205,703 179,570 385,273 1.21750 475,637 ACTUAL 181,375 218,564 75,698 475,637
1995 8,410,300 217,605 167,669 385,274 1.21750 475,637 EST. 184,856 204,137 80,078 469,071
19% 8,410,300 230,195 155,079 385,274 1.21750 475,637 EST. 195,551 188,809 84,711 469,071
1997 8,410,300 243,514 141,760 385,274 1.21750 475,637 EST. 206,866 172,593 89,612 469,071
1998 8,410,300 257,603 127,671 385,274 1.21750 475,637 EST. 218,835 155,439 94,797 469,071
TOTALS (1991 -1998 ONLY) 3,571,596 1,471,354 1,474,052 599,926 3,545,332
ALLOCATION OF T.1. F. TAX REVENUE
TAX GROSS NET NET T. I. F. ALLOCATION
COLL. T. I. F. LOST T.1. F. DEVEL. CITY
YEAR TAX T. I. F. TAX '60%' " 40 %" TOTAL
1991 60,710 8,388 52,322 30,908 21,414 52,322
1992 231,357 40,502 190,855 114,513 76,342 190,855
1993 242,443 62,993 179,450 107,670 71,780 179,450
1994 218,564 53,304 165,260 99,156 66,104 165,260
1995 204,137 49,830 154,307 92,584 61,723 154,307
1996 188,809 46,088 142,721 85,633 57,088 142,721
1997 172,593 42,130 130,463 78,278 52,185 130,463
1998 155,439 37,943 117,496 70,498 46,998 117,496
1,474,052 341,178 1,132,874 679,240 453,634 1,132,874
NOTES: TOTAL MARKET VALUE BASED UPON ACTUAL THROUGH 1993
WITH ZERO GROWTH THEREAFTER
ANNUAL ECONOMIC ADJUSTMENT FACTOR (APPLIED TO BASE)
PER WASHINGTON COUNTY. 0.057858
LOST T. I. F. REPRESENTS T. I. F. TAXES IN EXCESS OF
1989 TAX CAPACITY RATE OF 0.92031
THE ABOVE DATA REPRESENTS ACTUAL THROUGH 1994;
AND, ESTIMATES THEREAFTER
TR Co. 5/4/94 4:16 PM MALL -AALS