HomeMy WebLinkAboutCity Tax Base-Public Utility Property #TAUTGES, REM TH & CO., LTD.
CERTIFIED PUBLIC ACCOUNTANTS
August 16, 1994
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
14168 North 57th Street
Oak Park Heights, MN 55082
RE: City Tax Base - Public Utility Property
Pursuant to your request, we have expanded the scope of our analysis of the City's tax base to
include an in -depth review and analysis of Public Utilitv Property within the City of Oak Park
Heights.
Public Utility Property within the City of Oak Park Heights is composed primarily of property
owned by Northern States Power Company (Electric) and is detailed as follows:
Preliminary
Market Values Percent of
Facility 1994/95 Total
Allen S. King Plant $74,119,500 94.1%
O.P.H. Sub - station 1,693,500 2.2%
Baytown Sub - station 773,500 1.0%
Electric Transmission Lines 2,147,300 2.7%
Gas Distribution Lines 519,000 0.7%
Land and Other 420,900 0.5%
Special Adjustment (937,800) (1.2%)
Preliminary Total $78,735,900 100.0%
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
August 16, 1994
Page 2
STATE -WIDE CALCULATIONS
The market value of public utility property is established by the State Department of Revenue rather
than the local county assessor. Such values are based upon state -wide factors for depreciation
rather than actual depreciation of the local public utility facilities. Accordingly, many variable
factors effect this element of the City's overall tax base. Such factors are generally as follows:
1. Actual historical cost of the individual local facilities.
2. Depreciation factors based upon state -wide computations to arrive at a common
depreciation factor applied against the actual historical cost of individual local facilities.
3. Land values and other.
4. Special factors:
a. Low -cost facility adjustment (1990/91)
b. Equalization adjustment (1994/95)
c. Depreciation formula changes (1990/91 and 1991/92)
d. Excludable property (all years)
Historical Cost
The Allen S. King power plant was originally constructed in 1968 with a major upgrade
(repair /replacement) in 1988. Based solely upon an estimated 30 year normal life for such a
facility; this plant could/should continue in operation through the year 1998 or 2018.
According to state officials, Northern States Power Company d= not have excess power
generating capacity. In fact, 20% of its 1993 usage was purchased from other sources (primarily
from Manitoba, Canada). The Allen S. King power plant represents approximately 10% of the
total Minnesota power generating capacity for Northern States Power Company. Accordingly,
closure of this plant would be a major event for that Company's overall Minnesota operations.
The historical cost value of public utility property (primarily N.S.P.) within the City of Oak Park
Heights has increased by $5,381,260 over the past several years as follows:
Historical Increase (Decrease)
Year Cost Amount Percent
1989/90 $120,028,045
1990/91 121,188,664 $1,160,619 1.0%
1991/92 123,494,134 2,305,470 1.9%
1992/93 124,280,213 786,079 0.6%
1993/94 125,215,111 934,898 0.8%
1994/95 125,409,305 194,194 0.2%
Total increase - 5 years $5,381,260 4.4%
As clearly shown above, the historical cost of public utility property has increased modestly over
the past five years. Such increases have averaged less than 1% per year.
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
August 16, 1994
Page 3
Depreciation
The second major factor effecting the market value of public utility property is depreciation.
Unlike commercial/industrial property; public utility property is depreciated for property tax
purposes.
Depreciation factors are determined based upon state -wide calculations rather than the actual
lifelvalue of individual local facilities. Such depreciation factors (applied against actual historical
costs of individual local facilities) have been as follows over the past several years:
N.S.P. Electric
Depreciation Increase (Decrease)
Year Factor Factor Percent
1989/90 0.3132
1990/91 0.3251 0.0119 3.8%
1991/92 0.3463 0.0212 6.5%
1992/93 0.3563 0.0100 2.9%
1993/94 0.3642 0.0079 2.2%
1994/95 0.3675 0.0033 0.9%
Total increase - 5 years 0.0543 17.3%
Increase caused by:
Formula changes 0.0198 6.3%
Regular depreciation 0.0345 11.0%
The 1990/91 and 1991/92 increases of 3.8% and 6.5 %, respectively, were partially the result of
state -wide "formula changes" rather than "pure depreciation." The state -wide formula for
depreciation calculations limit the amount of depreciation to be calculated Depreciation equal to the
first 20% of historical cost is fully calculated. The excess (above 20 of historical cost) is only
partially calculated. The amount of this excess (partially calculated) depreciation was 30% for
1989/90; 40% for 1990/91; and 50% for 1991/92 and subsequent years. This formula change had
the effect of increasing depreciation since 1989/90.
Land Values and Other
Land values are not calculated by the State Department of Revenue. Such values are calculated by
the local county assessor. Such values are a minor (less than 1/2 of 1% for the past six years)
portion of total public utility property.
Special Ad ditional Value
Prior to 1990/91, the Allen S. King power plant was given a special upward adiustment because of
a "presumed additional value because of the low cost of this plant." This special upward
adjustment ended in 1989/90.
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
August 16, 1994
Page 4
Equalization Adjustment (1994/95)
All county assessors are subject to annual review by the State Department of Revenue. Such
annual review is accomplished (in part) by the State Sales Ratio Study. The most recent such
study indicated that commercial and industrial property in Washington County was valued at
87.54% of actual market. Accordingly, the State Department of Revenue reduced 1994/95 market
values for public utility property (buildings only) by 7.46% (i.e., 95% less 87.54 %).
This equalization adjustment is based upon state sales ratio data for all of Washington County. The
County sales ratio for commerciallndustrial property has been as follows for the past three years:
Median Number
Year Ratio of Sales
1991/92 106.1 8
1992/93 100.0 15
1993/94 88.2 16
The Washington County assessor strongly disagrees with this equalization adjustment as does the
State Department of Revenue. Both agree that the limited number of sales (each year) negates the
meaningfulness of this sales ratio for Washington County. Apparently, this adjustment is
mandated by the courts and implemented by a fear of future lawsuits.
Excludable Pronertv
Not all public utility property is subject to property taxes. Major items of exclusion include the
following:
• Construction work -in- progress
• Pollution control equipment
• Spare parts
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
August 16, 1994
Page 5
MARKET VALUES
The market value of public utility property is calculated based upon multiple factors as stated
previously. The major factors are: 1) historical cost; 2) depreciation; and, 3) special factors.
The market value of public utility property within the City of Oak Park Heights has decreased by
$10,121,400 or 11.4% over the past five vears, as follows:
Market Values Five Year
Actual Preliminary increase (Decrease)
Description 1989/90 1994/95 Amount Percent
Allen S. King Plant:
Structures $12,851,300 $12,441,000 ($410,300) (3.2%)
Machinery 65,341,500 61,678,500 (3,663,000) (5.6%)
Special adjustments 6,131,300 (928,000) (7,059,300) —
O.P.H. Sub - Station:
Structures 40,600 37,400 (3,200) (7.9%)
Machinery 1,670,900 1,656,100 (14,800) (0.9%.0)
Special adjustments 0 (2,800) (2,800) —
Baytown Sub - Station:
Structures 0 93,700 93,700 —
Machinery 0 679,800 679,800 —
Special adjustments 0 (7,000) (7,000) —
All Other 2,821,700 3,087,200 265,500 9.4%
Grand Totals $88,857,300 $78,735,900 ($10,121,400) (11.4 %)
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
August 16, 1994
Page 6
Many variable factors affect the market value of public utility property. Major elements have been
discussed previously. The following schedule details the above decrease (by year) based upon the
individual major elements.
Description Amount Percent
1990/91 - Elimination of special
adjustment for a "presumed additional value
because of the low cost of this plant" ($6,131,300)
- Depreciation - formula change (928,100)
- Regular depreciation (518,600)
- Facility additions - net 801,200 ($6,776,800) (7.6 %)
1991/92 - Depreciation - formula change (1,508,900)
- Regular depreciation (1,107,100)
- Facility additions - net 1,553,700 (1,062,300) (1.30)
1992/93 - Regular depreciation (1,234,300)
- Facility additions - net 574,600 (659,700) (0.8%)
1993/94 - Regular depreciation (998,800)
- Facility additions - net 600,900 (397,900) (0.5%)
1994/95 - Special adjustment - equalization (937,800)
- Regular depreciation (410,300)
- Facility additions - net 123,400 (1,224,700) (1.5%)
Total decrease - five years ($10,121,400) (11.4 %)
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
August 16, 1994
Page 7
The market value of public utility property has decreased each vear over the past five years.
Additionally, such decreases have varied greatly from $6,776,800 or 7.6% for 1990/91 to
$397,900 or 0.5% for 1993/94. However, most of the above decrease has been the direct result of
state formula/policy changes rather than normal/routine depreciation factors.
Percent to
Description Amount Total
1. Elimination of special adjustment for a
"presumed additional value because of the ($6,131,300) 61%
low cost of this plant" (1990/91)
2. Depreciation formula changes (1990/91
and 1991/92) (2,437,000) 24%
3. Special adjustment - equalization
(1994/95) (937,800) 9%
4. Normal/routine depreciation:
Regular depreciation ($4,269,100)
Less: Faciliaty additions - net 3,653,800 (615,300) 69'0
Total decrease - five years ($10,121,400) 1009'0
The purpose of this special analysis and report was to analyze the history of public utility property
within the City of Oak Park Heights in order to project future values. Unfortunately, (or
fortunately, depending upon one's point of view), most of the decreases over the past five years
were caused by special factors rather than normal/routine factors. How these past factors will
effect the future values are discussed as follows:
The single largest decrease ($6,131,300 or 61% of the total) was caused by the elimination of a
special upward adjustment. Accordingly, this factor cannot be repeated in the future.
The second largest decrease ($2,437,000 or 24% of the total), was caused by depreciation formula
changes for 1990/91 and 1991/92. No similar adjustments were calculated for the past three years.
According to state personnel, no similar adjustments are expected for the future.
The third largest decrease ($937,800 or 9% of the total), was caused by the equalization adjustment
for 1994/'95. This adjustment will decrease the market value of public utility property by 1.2% for
1994 /95. This equalization adjustment could: 1) continue; 2) increase; 3) decrease; or, 4) be
eliminated in future years.
The smallest decrease ($615,300 or 6% of the total), was caused by normal/routine depreciation
factors reduced by facility additions over the past five years. This adjustment (net) has varied
greatly between 0.5% increase in 1991/92 to a 0.8% decrease in 1992/93. The City should
probably anticipate future net decreases at the rate of approximately 1% per year.
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
August 16, 1994
Page 8
TAX CAPACITY VALUES
The preceding portions of this report have detailed the market value of public utility property. The
City's actual tax base is measured by the tax capacity values of property. The following schedule
and graph details the history of public utility property at both market value and tax capacity value
since 1989/90:
PUBLIC UTILITY PROPERTY
Market Values Tax Capacity Values
Year Amount Change Percent Amount Change Percent
1989/90 $88,857,300 $4,492,661
1990/91 82,080,500 ($6,776,800) (7.6%) 4,062,983 ($429,678) (9.6 %)
1991/92 81,018,200 (1,062,300) (1.3%) 3,848,365 (214,618) (5.3 %)
1992/93 80,358,500 (659,700) (0.8 %) 3,776,849 (71,516) (1.9%)
1993/94 79,960,600 (397,900) (0.5 %) 3,678,187 (98,662) (2.6%)
1994/95
(Prelim) 78,735,900 (1,224,700) (1.5%) 3,621,850 (56,337) (1.5%)
Total - 5 years ($10,121,400) (11.4%) ($870,811) (19A%)
Market Values Tax Capacity Values
$125,000 -- "In 1,000's" —$4,500
— $4,000
$100,000 — — $3,500
_ z z , —$3,000
$75,000 — —$2,500
$50,000 — —$2,000
—$1,500
$25,000 — —$1,000
— $500
$0 I I 1 1 1 .-$0
1989/90 1990/91 1991/92 1992/93 1993/94 1994/95
(Prelim)
z Market Values Tax Capacity Values
The market values and tax capacity values of public utility property has decreased each year for the
past five years as shown above and as detailed in other reports to the City Council. However, as
such values decrease; the City becomes less devendent upon such property for the City's tax base.
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
August 16, 1994
Page 9
On a tax capacity value basis (the City's such tax base); public utility property was 64.4% of the
City's tax base in 1989/90; 56.9% of the City's tax base in 1993/94; and, will be an estimated 56%
of the City's tax base for 1994/95.
Over the past four years, growth in commercial property and homestead property have "replaced"
approximately 50% of the City's decreasing public utility property on a tax capacity value basis as
follows:
Tax Capacity Values - Increase (Decrease)
Public Net
Year Utility Commercial Homestead Change
1990/91 ($429,678) $76,950 $61,068 ($291,660)
1991/92 (214,618) 154,038 35,608 (24,972)
1992/93 (71,516) (64,685) 16,111 (120,090)
1993/94 (98,662) 62,907 73,479 37,724
Totals - 4 years (814,474) 229,210 186,266 (398,998)
1994/95 (Prelim) ($56,337)
The previous schedule illustrates both the decreasing public utility values and the increasing
commercial and homestead values. The causes of such changes have been detailed in this and past
reports to the City Council and are summarized as follows:
Description Amount Percent
Public Utility Property:
1) Market Value Changes:
a) Special adjustment (1990/91) ($310,200) (77.7 %)
b) Depreciation formula changes (1990/91 and 1991/92) (121,600) (30.5 %)
c) Normal/routine changes (14,300) (3.6 1 %)
2) State Tax Capacity Value Ratio/Formula Changes - from
5.06% to 4.60% (1990 /91 through 1993/94) (368,400) (92.3 %)
Commercial Property:
1) Market Value Changes 377,100 94.5%
2) State Tax Capacity Value Ratio/Formula Changes - from
5.06% to 4.60% (1990/91 through 1993/94) (147,900) (37.1 %)
Homestead Property:
1) Market Value Changes 208,400 52.2%
2) State Tax Capacity Value Ratio/Formula Changes -
eliminated 3% tier (1991/92 through 1993/94) (22,100) (5.5 %)
Net decrease - 4 years ($399,000) (100.0 %)
To the Honorable Mayor
and Members of the City Council
City of Oak Park Heights
August 16, 1994
Page 10
The previous schedule summarizes the bad news (i.e., decreasing values) and indicates some good
news (i.e., most of the bad news ended with the 1993/94 tax base), as follows:
1) Public utility property decreased by $814,500 over the past four years. Most of this
decrease ($800,200 or 98 %) was the direct result of state formula changes which will not
be repeated for 1994/95.
2) Commercial property increased by $229,200 over the past four years including a $147,900
decrease which will not be repeated for 1994/95.
3) Homestead property increased by $186,300 over the past four years including a $22,100
decrease which will not be repeated for 1994/95.
Current estimates (best guesstimates) indicate that public utility property will continue to decrease.
However, such decrease should be limited to 1% or 2% per year, compared to 19.4% over the past
five years. Accordingly, the City's dependence upon public utility property will continue to
decrease; but, at a much slower pace.
Our office is available to discuss the contents of this report with the City Council and/or City
Administration upon request. If you have any questions, please do not hesitate to call.
Sincerely,
TAUTGES, REDPATH & CO., LTD.
i
Robert J. Voto, CPA
RJV /clg
c: LaVonne Wilson
Judy Holst
Mark Vierling, City Attorney