90-036
r...... ;'.
.
.
.
.
.
RESOLUTION NO. 36-90
RESOLUTION DESIGNATING AND ESTABLISHING DEVELOPMENT
DISTRICT NO.1; ESTABLISHING TAX INCREMENT FINANCING
DISTRICT NO.1 LOCATED WITHIN DEVELOPMENT DISTRICT
NO.1; AND APPROVING AND ADOPTING THE DEVELOPMENT
DISTRICT PROGRAM FOR DEVELOPMENT DISTRICT NO.1
INCLUDING TAX INCREMENT FINANCING PLAN FOR TAX
INCREMENT FINANCING DISTRICT NO.1
WHEREAS, it has been proposed that the City designate and
establish Development District No.1, establish Tax Increment Financing
District No.1, and approve and adopt the Development District Program For
Development District No. 1 Including Tax Increment Financing Plan For Tax
Increment Financing District No. 1 (the "Plan"), all pursuant to and in
accordance with Minnesota Statutes, Sections 469.124 through 469.134,
inclusive, and Minnesota Statutes, Sections 469.174 through 469.181,
inclusive; and
WH ERE AS, the Council has investigated the facts and has caused to
be prepared a Development Program for Development District No.1, defining
the property to be included and the project costs to be included in
Development District No.1, and the proposed Tax Increment Financing Plan
for Tax Increment Financing District No.1; and
WHEREAS, the City has performed all actions required by law to be
performed prior to the designation and establishment of Development
District No.1, the establishment of Tax Increment Financing District No.
1 and the adoption of the Plan relating thereto, including, but not
limited to, notification of Hennepin County and Independent School
District No. 276 who have taxing jurisdiction over the property to be
included in Tax Increment Financing District No.1, a review by the City
Planning Commission of the proposed Plan and the holding of a public
hearing upon published and mailed notice as required by law; and
WHEREAS, the City is prepared for the relocation of individuals,
families and businesses that may be displaced as a result of carrying out
the project.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City
of Shorewood, Minnesota, as follows:
.
.
.
; \
FINDINGS OF FACT
1. The Council hereby finds that the designation and
establishment of Development District No. 1 and the establishment of Tax
Increment Financing District No. 1 and the approval of the Plan relating
thereto, is intended and, in the judgment of this Council, its effect will
be, to provide an impetus for commercial and industrial development in the
City, to increase employment, and otherwise promote certain public
purposes and accomplish certain objectives as specified in the Plan.
2. . The Council further finds that the proposed development in
the opinion of the Council, would not occur solely through private
investment within the reasonably foreseeable future and, therefore, the
use of tax increment financing is deemed necessary; that the Plan conforms
to the general plan for the development or redevelopment of the City as a
whole; and that the Plan will afford maximum opportunity consistent with
the sound needs of the City as a whole, for the development of Tax
Increment Financing District No. 1 by private enterprise.
3. The Council further finds, declares and determines that the
City made the above findings stated in Section 2 and has set forth the
reasons and supporting facts for each determination in writing, attached
hereto as Exhibit A and made a part of this Resolution as if fully set
forth herein.
CONCLUSIONS
1. The Council hereby designates and establishes Development
District No. 1 and Tax Increment Financing District No. 1 and approves and
adopts the Plan therefor. A copy of the Plan is attached hereto as
Exhibit B and is made a part of this Resolution as if fully set forth
herein.
2. The City staff, the City's advisors and legal counsel are
authorized and directed to proceed with the implementation of the Plan and
for this purpose to negotiate, draft, prepare and present to this Council
for its consideration all further plans, resolutions, documents and
contracts necessary for this purpose.
ADOPTED BY THE CITY COUNCIL OF THE
23rd day of April , 1990.
~~~~~ ~. \AJ~~
't;Ja~ce E. Whittaker
City Administrator/Clerk
Roll Call Vote:
A yes -
Nays -
.
.
.
EXHIBIT A
TO RESOLUTION NO. 36-90
T he reasons and facts supporting the Findings for the approval
and adopting of the Tax Increment Financing Plan for Tax Increment
Financing District No.1, as required pursuant to Minnesota Statutes,
Section 469.175, Subd. 3, are as follows:
1. Finding that Tax Increment Financing District No. 1 is an
"economic development district" as defined in Minnesota Statutes, Section
469.174, Subd. 12.
It has been determined that Tax Increment Financing District No.
1 will not meet the requirements of a redevelopment district, mined
underground space development district or housing district. Establishing
Tax Increment Financing District No.1, will result in the preservation
and enhancement of the tax base in the municipality as well as increasing
employment in the municipality. Therefore, it has been determined that
Tax Increment Financing District No. 1 meets the requirements of an
economic development district as required by Minnesota Statutes, Section
469.174, Subd. 12.
2. Finding that the proposed development, in the OplnlOn of the
Council, would not occur solely through private investment within the
reasonably foreseeable future and, therefore, the use of tax increment
financing is deemed necessary.
City staff has revievled the available financing costs for the
development and the need to upgrade public improvements to provide
adequate access and other public services to make the project viable. Due
to the high costs of the public improvements, the project would not be
financially feasible without the City's assistance.
3. Finding that the Tax Increment Financing Plan conforms to the
general plan for the development or redevelopment of the municipality as a
whole.
The City of Shorewood Planning Commission reviewed the Tax
Increment Financing Plan for Tax Increment Financing District No. 1 on
April 3, 1990, and determined that the Tax Increment Financing Plan for
the foregoing district conforms to the Comprehensive Plan of the City.
.
.
.
. .
"
4. Finding that the Tax Increment Financing Plan for Tax Increment
Financing District No. 1 will afford maximum opportunity, consistent with
the sound needs of the City as a Hhole, for the development of Development
District No. 1 by private enterprise.
The proposed project in Tax Increment Financing District No. 1
consists of the construction of 54 tHin home residential lots and an
approximately 50,000 square foot retail/office space development. The
project vlill preserve and enhance the tax base of the City, increase
employment Hithin the City, and provide the residents Hith convenient
access to retail shopping and office facilities in a high demand area.
EXHIBIT A
.
"
EXHIBIT B
.
THE CITY OF SHOREWOOD, MINNESOTA
Development District Program
For
Development District No. 1
Including
Tax Increment Financing Plan
For
Tax Increment Financing District No. 1
Adopted April 23, 1990
.
.
Final Draft
Prepared April 23, 1990
By: SPRINGSTED Incorporated
SECTION I
.
DEVELOPMENT PROGRAM FOR DEVELOPMENT DISTRICT NO.1
Subsection 1.01. Definitions. The terms defined below shall, for purposes of this
Development Program, have the meanings herein specified, unless the context otherwise
specifically requires:
"Captured Tax Capacitv" means the amount by which the current tax capacity of a tax
increment financing district exceeds the original tax capacity as set forth in the Tax Increment
Financing Plan pursuant to Minnesota Statutes, Section 469.174, Subdivision 4.
"Citv" means the City of Shorewood, a municipal corporation and political subdivision of
the State of Minnesota.
"Comprehensive Plan" means the City's comprehensive Plan submitted to the
Metropolitan Council pursuant to Minnesota Statutes, 473.173, which contains the objectives,
policies, standards and programs to guide public and private land use, development,
. redevelopment and preservation for all lands and water within the City.
"Council" means the City Council of the City, also referred to as the governing body as
defined in Minnesota Statutes, Section 469.002, Subdivision 5.
"Countv" means the County of Hennepin, Minnesota.
"Development District Act" means the statutory provisions of Minnesota Statutes,
Sections 469.124 through 469.134, as amended from time to time.
"Development District" means Development District NO.1 in the City, which is created
and established hereto pursuant to and in accordance with the Development District Act, and is
geographically described in Section I, Subsection 1.06 of the Development Program.
.
"Development Proaram" means this Development Program for Development District
No.1, as modified from time to time. As defined in Minnesota Statutes, Section 469.125,
Subdivision 3, a development program is a statement of objectives of the City for improvement
of a development district which contains a complete statement as to the public facilities to be
constructed within the district, the open space to be created, the environmental controls to be
I - 1
.
.
.
applied, the proposed reuse of private property and the proposed operations of the district
after the capital improvements within the district have been completed.
"Oriainal Tax Capacitv" means the tax capacity of all taxable real property within a tax
increment financing district as most recently certified by the Commissioner of Revenue as set
forth in the Tax Increment Financing Plan, as of the date of the request by the City for
certification by the County Auditor under Minnesota Statutes, Section 469.174, Subdivision 7.
"Oriainal Tax Capacitv Rate" means the sum of all the local tax rates that apply to
properties within a tax increment financing district, as established at the time of the initial
certification of the original tax capacity, as set forth in the Tax Increment Financing Plan.
"Proiect" means Development District No.1, the public costs associated with and the
public improvements and facilities to be constructed within Development District No.1, as more
fully described in the Tax Increment Financing Plan of this Development Program.
"Proiect Area" means the real property located within the geographic boundaries of
Development District No. 1 and described in Section I, Subsection 1.06.
"Public Costs" means the costs of land acquisition and other costs set forth in the Tax
Increment Financing Plan, and any other costs eligible to be financed by tax increments under
Minnesota Statutes, Section 469.176, Subdivision 4.
"State" means the State of Minnesota.
"Tax Increment Bonds" means any general obligation or revenue tax increment bonds
issued and to be issued by the City to finance the Public Costs associated with Development
District No. 1 as stated in the Development Program and in the Tax Increment Financing Plan
for the Tax Increment Financing Districts within Development District NO.1. The term "Tax
Increment Bonds" shall also include any obligations issued to refund the Tax Increment Bonds.
"Tax Increment Financina District" means any Tax Increment Financing District presently
established or to be established in the future in Development District NO.1.
"Tax Increment Financina Act" means the statutory provisions of Minnesota Statutes,
Sections 469.174 through 469.179, inclusive.
1- 2
,"
.
''Tax Increment Financina Plan" means the respective Tax Increment Financing Plan for
each Tax Increment Financing District located within the Project Area.
.
Subsection 1.02. Statement and FindinQ of Public Purpose. The Council of the City of
Shorewood, Minnesota (the "City") has determined that there is a need for the City to take
certain actions designed to encourage, ensure and facilitate development by the private sector
of underutilized, inappropriately utilized and unused land located within the corporate limits of
the City in order to provide additional employment opportunities for residents of the City and
the surrounding area, to improve and expand the City's housing stock and to improve the tax
base of the City, the County and Independent School District No. 276 thereby enabling them to
better utilize existing public facilities and provide needed public services, and to improve the
general economy of the City, the County, and the State. Specifically the City has determined
that portions of the property within the Development District are undeveloped and, as a result,
the property is not providing new housing opportunities, is not providing adequate employment
opportunities, and is not contributing to the tax base and general economy of the City, the
School District, the County and the State to its full potential; and, therefore, that it is necessary
for the City to exercise its authority under the Development District Act and the Tax Increment
Financing Act to develop, implement and finance a program designed to encourage, ensure
and facilitate the development of the property located in the Development District, to further
and accomplish the public purpose specified in this paragraph.
The Council has also determined that the proposed developments will not occur solely through
private investment in the foreseeable future; that the Tax Increment Financing Plan proposed
herein is consistent with the Development Program for Development District No.1; and that the
Tax Increment Financing Plan will afford maximum opportunity, consistent with the sound
needs of the municipality as a whole, for the development of Development District No. 1 by
private enterprise.
.
Subsection 1.03. Statutory Authoritv. The Development District Act authorizes the City,
upon approval and certain public purpose findings by the City, to establish and designate
development districts within the City and to establish, develop and administer development
programs therefore to meet the needs and accomplish the public purposes specified in
Section I, Subsection 1.02. In accordance with the purposes set forth in the Development
District Act, the City has established the Development District comprising the area described in
Section I, Subsection 1.06 and has adopted this Development Program therefore.
1- 3
. The Tax Increment Financing Act authorizes the City, upon certain findings by the City,
to establish and designate tax increment financing districts within the Development District and
to adopt and implement a tax increment financing plan to accomplish the objectives
established for the Development District. In accordance with the Tax Increment Financing Act,
the City has adopted herein a Tax Increment Financing Plan delineating a Tax Increment
Financing District in the Development District, which provides for the use of tax increment
financing to finance the cost of qualified public activities and improvements in the Development
District, as specified in the Development Program and the Tax Increme.nt Financing Plan.
Section 1.04. Statement of Goals. The Council determines that the
establishment of Development District NO.1 and of Tax Increment Financing Districts herein will
provide the City with the ability to achieve certain public purpose goals and objectives not
otherwise obtainable in the foreseeable future without City intervention in the normal
development process. These public purpose goals include: (a) the improvement of the tax
base and tax revenue generating capacity of Development District No.1; (b) increased
employment opportunities and employment in the City; (c) safe and efficient traffic circulation
system for the community; (d) increased supply and variety of safe, healthy housing for all
. residents in the City; (e) maintain desirable community character and economic health by
ensuring that development which takes place in the City of Shorewood is of premium quality
and blends well with the natural and suburban atmosphere of the community; and
(f) realization of comprehensive planning goals.
Section 1.05. Statement of Obiectives. The City seeks to achieve the following program
objectives in Development District NO.1:
1. Encourage the prompt development of certain property in Development District
No.1, which property is not now in productive use or in its highest and best use, in a manner
consistent with the City's Comprehensive Plan and with a minimum adverse impact on the
environment, and thereby promote and secure the development of other land in the City.
2. Secure additional employment opportunities within Development District No. 1
and the City for residents of the City and the surrounding area, thereby improving living
standards, reducing unemployment and the loss of skilled and unskilled labor and other human
resources in the City.
.
3.
Supplement the financial an9 property tax base of the city.
1-4
.
.
.
4. Provide for the financing and construction of public improvements within
Development District No.1, necessary for the orderly and beneficial development of
Development District No.1 and adjacent areas of the City. (See Subsection 1.08 listing of
improvements.)
5. Encourage local business expansion and improvements in Development District
NO.1 and the City.
6. Encourage and provide maximum opportunity for private development of
existing areas and structures which are compatible with the Development Program.
7. Provide sound residential neighborhoods with a variety of housing types which
are aesthetically developed, well located, and adequately serviced with municipal utilities and
amenities.
8. Balance land use allocations with economic market demands. Land which is
available will be developed with proper consideration for such demands.
9. Encourage a creative approach (as opposed to "traditional" subdivision design)
to land use and related residential development in Development District NO.1.
10. Provide safe, convenient, attractive, and accessible commercial development for
City residents.
11. Maintain balanced commercial activity which is viable and responsive to the
needs of the community and surrounding market area.
12. Promote commercial, office, and other appropriate development in Development
District NO.1 so as to maintain the area in a manner compatible with its accessibility in the City.
13. Provide safe, convenient, direct, economical and environmentally sound
accessibility to businesses and residential developments within Development District NO.1.
14. Maintain and improve existing public services and facilities in Development
District No. 1 by planning and providing for such services and facilities in a comprehensive and
economic fashion.
1- 5
.
.
.
15. Continue to provide public improvements within Development District No. 1 to
the extent existing public services and facilities become fully utilized by development within
Development District No. 1 and the surrounding City.
Subsection 1.06. Boundaries of Development District No. 1 as Established on April 23.
1990. (See Exhibit I-A for Boundary Map.) The property which comprises Development District
No. 1 is legally described in Exhibit I-B:
Subsection 1.07. Parcels to be ACQuired in Whole or in Part Within Development District
NO.1. The City does not anticipate the acquisition of any property at this time.
Subsection 1.08. Public Improvements and Facilities within Development District NO.1.
Public improvements which will be financed within Development District NO.1 include: (a)
improvements to the State Highway 7 frontage road; (b) upgrading of the intersection of State
Highway 7 and Old Market Road; (c) improvements to Old Market Road; (d) installation of
watermains; and (e) the closing of slip ramps onto State Highway 7.
Additional public improvements which may be financed within Development District No. 1 if
sufficient tax increment income is available, include: (a) further road and utility construction;
(b) sidewalk construction; (c) park improvements; (d) trail construction; and (e) construction of
a City water treatment facility.
Subsection 1.09. Environmental Controls. The proposed development projects in the
Development District do not present any permanent environmental problems. All municipal
actions, public improvements, and private development shall be carried out in a manner that
will enhance, rather than detract from the natural environment. All necessary environmental
permits and clearances will be obtained.
Subsection 1.10. Open Space. Located within Development District No. 1 is
Silverwood Park, an 8.S-acre undeveloped open space area. Pursuant to Subsection 1.08 of
this Development Program tax increment income, if available! may be used to construct
improvements to Silverwood Park. The City does not anticipate the need for the creation of
additional open space in Development District NO.1.
Subsection 1.11. Rehabilitation. Owners of properties within Development District No.
1 will be encouraged to rehabilitate their properties to conform with the applicable state and
local codes and ordinances, as well as any design standards. Owners 01 properties who
1- 6
.
.
.
purchase property within Development District No. 1 from the City may be required to
rehabilitate their properties as a condition of the sale of the land. The City may provide such
rehabilitation assistance as may be available from federal, state or local services.
Subsection 1.12. Relocation. The City accepts its responsibility for providing for
relocation pursuant to Section 469.133 of the Development District Act.
Subsection 1.13. Administration and Maintenance of Development District NO.1.
Maintenance and operation of the public improvements in Development District No. 1 will be
the responsibility of the City Administrator of the City. The City Administrator will administer
Development District No. 1 pursuant to the provisions of the Development District Act;
provided, however, that such powers may only be exercised at the direction of the Council. No
action taken by the City Administrator pursuant to the above-mentioned powers shall be
effective without authorization by the Council.
1-7
I DEEPHAVEN
.
.
!~
EXHIBIT I-A
.-
~rlk
( '1
\~- ':/ / "" _u_""
~._..-
-..-...:
I
CHRISTMAS LAKE
. I
I
!
I
, - 8
.
.
.
EXHIBIT I-B
That part of Section 25 and 36, Township 117, Range 23, (platted
and unplatted) in the City of Shorewood, Hennepin County, Minnesota
lying within and bounded by the following described line:
Commencing at the intersection of the east line of said
Section 25 and the centerline of state Trunk Highway No.7;
thence south along the east l. ine of said Section 25 and
Section 36 (said line also beinq the centerline of Vine Hill
Road and the easterly boundary of Shorewood) to the
southwesterly right of way lir.e of Covington Road extended;
thence northwesterly along sald southwesterly right of way
line extended and said southwesterly right of way line to the
south right of way line of said Highway No.7; thence westerly
and southwesterly along said south right of way line of
Highway No. 7 and the southeasterly right of way line of
Radisson Road to the southeasterly extension of the
southwesterly line of Lot 24, Radisson Inn Addition, according
to the record plat thereof; thence northwesterly along said
southwesterly line and its extensions to the north right of
way line of said Highway NO.7; thence northeasterly along
said north right of way line to the east line of the west half
of the southeast quarter of sa id Section 25 and the Shorewood-
Deephaven boundary line: thence southerly along said boundary
line to the centerline of sald State Trunk Highway No.7:
thence northeasterly along said centerline to the point of
beginning.
.
.
.
SECTION II
TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT DISTRICT NO 1
Subsection 2.01. Statement of Obiectives. See Section I, Subsection 1.05 of the
Development Program for Development District No.1.
Subsection 2.02. Develooment Proaram. See Section 1, Subsection 1.02 through 1.13
of the Development Program.
Subsection 2.03. Parcels to be Included in Tax Increment Financina District NO.1. Tax
Increment District No. 1 is a 27.6968 acre site located south of State Highway 7 and east of Old
Market Road. A map showing the boundaries of Tax Increment Financing District No. 1 is
included in the boundary map of Development District No. 1 in Exhibit I-A. The parcel
constituting said District is legally described in as follows: That part of the Southwest Quarter
of the Southeast Quarter, Section 25, Township 117, Range 23, lying South of a line extending
from a point on the West line of said Southwest Quarter of the Southeast Quarter distant 591.42
feet North from the Southwest corner of said Southwest Quarter of the Southeast Quarter to a
point on the East line of said Southwest Quarter of the Southeast Quarter distant 1236.14 feet
North from the Southeast corner of said Southwest Quarter of the Southeast Quarter,
according to the Government survey thereof.
Subsection 2.04. Desianation of Tax Increment Financina District NO.1 as an Economic
District. Tax Increment Financing District NO.1 qualifies as an "economic district" pursuant to
Minnesota Statutes, Section 469.174, Subdivision 12. The Tax Increment Financing District is
existing vacant land.
Subsection 2.05. Parcels to be Acauired. The City has the authority to acquire and
reconvey any or all of the parcels of property located within Tax Increment Financing District
NO.1. The City does not anticipate acquiring any of the parcels in Tax Increment Financing
District No.1.
Subsection 2.06. Reauirement for Aareements. Pursuant to Minnesota Statues, Section
469.176, Subdivision 5, no more than 1 0 percent by acreage of the property to be acquired by
the City within a project which contains an economic development district shall be owned by
the City as a result of acquisition with the proceeds of bonds issued pursuant to Section
469.178 without the City having, prior to acquisition of in excess of 10 percent of the acreage,
II - 1
.
concluded an agreement for the development of the property acquired and which provides
recourse for the City should the development not be completed.
The City anticipates entering into an agreement for development.
Subsection 2.07. Assessment Aareements. Pursuant to Minnesota Statues, Section
469.1n, Subdivision 8, the City may, upon entering into a development agreement pursuant to
Minnesota Statues, Section 469.176, Subdivision 5, enter into an Assessment Agreement in
recordable form with the developer of property within Tax Increment Financing District No. 1
which establishes a minimum market value of the land and completed improvements for the
duration of the Tax Increment Financing District. The Assessment Agreement shall be
presented to the county assessor who shall review the plan 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 County Assessor, to
be a reasonable estimate, the County Assessor may certify the minimum market value
agreement.
.
The City anticipates entering into an Assessment Agreement.
Subsection 2.08. Soecific Develooment Exoected to Occur Within Tax Increment
Financing District No.1: Need for Tax Increment Financina. It is expected that the property
within Tax Increment Financing District No. 1 will be developed into 54 twin home residential
lots and an approximately 50,000 square foot retail\office space development. Improvement of
the 54 twin home residential lots is expected to be completed and assessed as of January 2,
1991 . Construction of the commercial development is expected to begin in 1990 and be
completed and fully assessed as of January 2, 1992.
.
The proposed development, in the opinion of the City, could not reasonably be
expected to occur solely through private investment within the reasonably foreseeable future,
and thus the use of tax increment financing to assist the proposed development is necessary.
Various reports and analyses have been prepared by the City's consulting engineer
demonstrating the existing need for additional traffic capacity and signalization in certain areas
of the City including the intersection of State Highway 7 and Old Market Road and the State
Highway 7 frontage road which will provide access to Tax Increment Financing District NO.1.
The City Council has therefore determined that development of Tax Increment Financing
District No. 1 cannot occur without improvements to existing intersections and roadways in and
II - 2
.
.
.
adjacent to Tax Increment Financing District No.1, which are necessary to ease traffic
congestion and improve traffic safety.
Subsection 2.09. Estimated Public Costs. The estimated principal amount of Public
Costs to be financed from tax increments from Tax Increment Financing District No. 1 is
$1 ,575,000. The Public Costs will be incurred primarily to finance costs associated with
improvements to the intersection of State Highway 7 and Old Market Road, including the
installation of semaphores, the upgrading of the frontage road along State Highway 7, the
upgrading of Old Market Road, the installation of watermains and the closing of slip ramps onto
State Highway 7.
Public Improvements
Road Construction
State Highway 7 Frontage Road
Intersection of State Highway 7 and Old Market Road
Old Market Road
Slip Ramp Closures
Utility Construction
Watermain Across State Highway 7
Watermain in State Highway 7 Frontage Road
Watermain to Residential Development
$ 920,000
$ 115,000
Other Public Costs
Administration
Engineering
Capitalized lnterest*
Bond Issuance
Contingency
$ 59,500
160,000
170,000
45,500
105.000
Total
$1,575,000
*
Capitalized interest is a function of market conditions at the time of sale and may change
significantly depending upon actual interest rates received on the tax increment bonds.
The Public Costs set forth above are estimates and the amounts allocated to pay any item may
be reallocated among any of the other items set forth above.
11-3
.
.
.
Subsection 2.10. Estimated Amount of Bonded Indebtedness. Pursuant to Section
469.175, Subdivision 1 of the Tax Increment Financing Act, general obligation tax increment
bonds in an amount not exceeding $1 ,575,000 are to be issued to amortize the eligible costs
identified in Subsection 2.09. The debt service cash flows are shown in Exhibit II-A.
Subsection 2.11. Sources of Revenue. The revenues to be used to pay the Public
Costs in Development District No. 1 and Tax Increment Financing District No. 1 are tax
increments from Tax Increment Financing District No. 1 and excess tax increments from other
City Tax Increment Financing Districts which may be established within the City's Development
District No. 1 in the future. In addition, the City expects to enter into a cooperative agreement
with the Minnesota Department of Transportation (MNDOT), whereby MNDOT would contribute
up to 50% or approximately $250,000 of the cost of the State Highway 7 frontage road
improvements. An agreement between the City and MNDOT to share costs for improvements
to the State Highway 7 frontage road would reduce the estimated project costs identified in
Subsection 2.09.
A schedule of projected tax increment revenue is shown in Exhibit II-B.
Subsection 2.12. Orioinal Tax Caoacitv Value. Pursuant to Minnesota Statutes, Section
275.08, the Original Tax Capacity Value of all taxable property in Tax Increment Financing
District No. 1 as most recently certified by the Commissioner of Revenue of the State of
Minnesota, being the certification made in 1989 with respect to the tax capacity value of such
property as of January 2, 1989, for taxes payable in 1990, is $346,000.
The County Auditor will add to the Original Assessed Value for the preceding year
multiplied by the average percentage increase in the assessed value of all property included in
the District during the five years prior to certification.
The estimated market value of the property within Tax Increment Financing District No. 1
has increased an average of 13.76% from January 2, 1984 to January 2, 1989, based upon the
difference of the January 2, 1984 estimated market value of $205,000 and the January 2, 1989
estimated market value of $346,000.
Subsection 2.13. Orioinal Tax Caoacitv Rate. Pursuant to Minnesota Statutes, Section
275.08, at the time of certification of the original tax capacity for Tax Increment Financing
District No.1, the County Auditor will certify the Original Tax Capacity Rate that applies to Tax
Increment Financing District NO.1. The Original Tax Capacity Rate is the sum of all the tax
11-4
.
.
.
capacity rates that apply to the properties in Tax Increment Financing District NO.1 for taxes
payable in 1990.
Pursuant to Minnesota Statutes, Section 469.177, Subdivision 3(b)(2), ''the County
Auditor shall exclude the retained captured tax capacity of the authority from the taxable value
of the local taxing district in determining local taxing district tax capacity rates. The tax capacity
rates so determined are to be extended against the retained captured tax capacity of the
Authority as well as the taxable value of the local taxing districts. The tax generated by the
extension of the lesser of (A) the local taxing district tax capacity rates of (B) the original tax
capacity rate to the retained captured tax capacity of the Authority is the tax increment of the
Authority." The maximum Tax Capacity Rate to be applied to Tax Increment Financing District
No.1 for the duration will be for levy year 1989/taxes payable in 1990. The Tax Capacity Rate
for Tax Increment Financing District NO.1 for taxes payable in 1990 is 107.114%.
Taxina Jurisdiction
1989/90 Tax Caoacitv Rate
City of Shorewood
Hennepin County
Independent School District 276
Special Districts.
20.299%
27.916
52.555
6.344
Total Tax Capacity Rate
107.114%
.
Special Districts include the Metropolitan Council, Metropolitan Transit District, Mosquito
Control District, Hennepin Park, Park Museum, Hennepin County Regional Railroad
Authority, Technical College 287 and the Minnehaha Creek Watershed District.
Subsection 2.14. Estimated Caotured Tax Caoacitv Value and Comoutation of Tax
Increment. Each year the County Auditor will measure the amount of increase or decrease in
the total tax capacity value of taxable property in Tax Increment Financing District No. 1 to
calculate the tax increments payable to the City. In any year in which there is an increase in
total tax capacity value in Tax Increment Financing District No. 1 above the Original Tax
Capacity Value, tax increments will be payable to the City. In any year in which the total tax
capacity value in Tax Increment Financing District NO.1 declines below the Original Tax
Capacity Value, no tax capacity value will be captured from Tax Increment Financing District
No. 1 and no tax increments will be payable therefrom.
11-5
.
.
.
The County Auditor shall certify in each year after the date the Original Tax Capacity
Valu'es were certified, the amount the Original Tax Capacity Values have increased or
decreased as a result of:
1 . changes in tax exempt status of property;
2. reductions or enlargements of the geographic boundaries of Tax Increment
District No.1; and
3. changes due to stipulations, adjustments, negotiated or court-ordered
abatements.
Upon completion of the development expected to occur in Tax Increment Financing
District No.1, the City estimates the tax capacity value of all taxable property in Tax Increment
Financing District No. 1 will be approximately $281,880, based on an estimated market value
upon completion of $5,872,500. This value, after subtracting the original tax capacity, will
produce a net tax increment of $280,021 in 1993.
Subsection 2.15 Fiscal Disparities Contribution. Pursuant to Minnesota Statutes,
Section 469.177(3), the City Council elects the method of computation under paragraph (a),
whereby the fiscal disparities contribution associated with the private commercial development
which occurs within Tax Increment Financing District No. 1 will be borne by properties outside
of Tax Increment Financing District No.1.
Subsection 2.16. Duration of Tax Increment Financino District NO.1. The Tax
Increment Financing Act allows economic development districts to remain in existence eight
.
years from the date of the receipt of the first tax increment, or ten years from approval of the tax
increment financing plan, whichever is less. Therefore, Tax Increment Financing District NO.1
may remain in effect until December, 1999, or until such earlier date as all Public Costs have
been paid in accordance with the Tax Increment Financing Plan.
Subsection 2.17. Estimated Impact on Other Taxing Jurisdictions. Pursuant to Section
469.175, Subdivision (6) of the Tax Increment Act, Exhibit II-C shows the estimated impact of
Tax Increment Financing District NO.1 on taxing jurisdictions other than the City. There will be
no adverse impact on other taxing jurisdictions during the terms of Tax Increment Financing
District NO.1 since the development would not have occurred without the creation of Tax
Increment Financing District No. 1 and the provision of public assistance. A positive impact on
II - 6
.
other taxing jurisdictions will occur when Tax Increment Financing District NO.1 is decertified
and the development in Tax Increment Financing District NO.1 becomes part of the tax base of
all affected taxing jurisdictions.
Section 2.18. Use of Tax Increment. The City hereby determines that it will use 100% of
the Captured Tax Capacity of taxable property located in Tax Increment Financing District NO.1
for the following activities.
1. To pay principal and interest on Tax Increment Bonds.
2. To finance or otherwise pay Public Costs set forth in the Tax Increment
Financing Plan.
3. To accumulate or maintain a reserve securing the payment when due of the
principal and interest on the Tax Increment Bonds or other bonds to pay Public Costs.
4. Return the excess to the County Auditor for redistribution to the respective
. taxing jurisdictions in proportion to their tax capacity rate.
Tax Increments shall not be used to circumvent levy limitations applicable to the City or
for other purposes prohibited by Section 469.176, Subdivision 4 of the Tax Increment Financing
Act.
Section 2.19. Prior Planned Improvements. The City shall, after due and diligent
search, accompany its request for certification to the County Auditor or its notice of district
enlargement with a listing of all properties within the Tax Increment Financing District for which
building permits have been issued during the 18 months immediately preceding approval of the
Tax Increment Financing Plan by the City. The County Auditor shall increase the original tax
capacity value of the Tax Increment Financing District by the tax capacity value of each
improvement for which the building permit was issued.
.
Section 2.20. Modifications of Tax Increment Financino Districts. In accordance with
Minnesota Statutes, Section 469.175, Subdivision 4, any reduction or enlargement of the
geographic area of the Development District or the Tax Increment Financing District, increase in
amount of bonded indebtedness to be incurred, including a determination to increase the
amount of capitalized interest on debt to be paid on Tax Increment Bonds or to increase or
decrease the amount of interest on the debt to be capitalized, increase the portion of the
II - 7
.
.
.
captured tax capacity to be retained by the City, increase in total estimated Public Costs or
designation of additional property to be acquired by the City shall be approved upon the notice
and after the discussion, public hearing and findings, required for approval of the Tax
Increment Financing Plan. The geographic area of the Tax Increment Financing District may be
reduced, but shall not be enlarged after five years following the date of certification of the
Original Tax Capacity by the County Auditor. If a development district is enlarged, the reasons
and supporting facts for the determination that the addition to the district meets the criteria of
Section 469.174, Subdivision 12, must be documented. The requirements of this paragraph do
not apply if (1) the only modification is elimination of parcels from the project or district and
(2)(A) the current tax capacity of the parcels eliminated from the district equals or exceeds the
tax capacity of those parcels in the district's original assessed value or (B) the City agrees that,
notwithstanding Section 469.177, Subdivision 1, the original tax capacity will be reduced by no
more than the current tax capacity of the parcels eliminated from the district. The City must
notify the County Auditor of any modification that reduces or enlarges the geographic area of a
district or a project area.
Section 2.21. Limitation of Administrative Expenses. In accordance with Minnesota
Statues, Chapter 469, administrative expenses means all expenditures of an authority other
than amounts paid for the purchase of land or 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, relocation benefits paid to or
services provided for persons residing or businesses located in the district or amounts used to
pay interest on, fund a reserve for, or sell at a discount bonds issued pursuant to Section
469.178. Administrative expenses includes amounts paid for services provided by bond
counsel, fiscal consultants, and planning or economic development consultants. No Tax
Increment shall be used to pay any administrative expenses for a project which exceed 1 0% of
the total expenditures authorized by the Tax Increment Financing Plan or the total Project
Costs, whichever is less.
Section 2.22. Limitation on Duration of Tax Increment Financino Districts. Pursuant to
Minnesota Statutes, Section 469.176, Subdivision 1,..." no tax increment shall be paid to an
authority three years from the date of certification by the County Auditor unless within the three-
year period (1) bonds have been issued pursuant to Section 469.178 or in aid of a project
pursuant to any other law, except revenue bonds issued pursuant to Minnesota Statutes,
Section 469.152 to 469.165, prior to the effective date of the Act; or (2) the Authority has
acquired property within the district; or (3) the Authority has constructed or caused to be
constructed public improvements within the district..."
11-8
.
.
.
Section 2.23. Limitation on Qualification of Propertv in Tax Increment Financino Districts
Not Subiect to Improvements. Pursuant to Minnesota Statutes, Section 469.176, Subdivision 6,
"if, after four years from the date of certification of the original tax capacity of the tax increment
financing district..., no demolition, rehabilitation or renovation of a parcel or other site
preparation including improvement of a street adjacent to a property 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 tax capacity of that parcel shall be excluded from the original
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 improvement of a street adjacent to that parcel, in accordance with the tax
increment financing plan, the authority shall certify to the county auditor in the annual
disclosure report that the activity has commenced and the county auditor shall certify the tax
capacity thereof as most recently certified by the commissioner of revenue and add it to the
original tax capacity of the tax increment financing district."
Section 2.24. Excess Tax Increments. Pursuant to Minnesota Statutes, Section
469.176, Subdivision 2, in any year in which the Tax Increments exceeds the amount necessary
to pay the Public Costs authorized by the Development Program and Tax Increment Financing
Plan, including the amount necessary to cancel any tax levy as provided in Minnesota Statutes,
Section 465.61 , Subdivision 3, the City shall use the excess amount to:
1. prepay the outstanding Tax Increment Bonds;
2. discharge the pledge of Tax Increments thereto;
3. pay into an escrow account dedicated to the payment of the Tax Increment
Bonds;
4. return the excess to the County Auditor for redistribution to the respective taxing
jurisdiction in proportion to their tax capacity rate.
In addition, the City may choose to modify Tax Increment Financing Plan NO.1 in order
to finance additional Public Costs of the Development District.
11-9
.
.
.
Section 2.25. Administration of Tax Increment Financino Districts. Administration of the
Tax Increment Financing District will be the responsibility of the City Administrator
The tax increments received as a result of increases in the tax capacity values of the
Tax Increment Financing District NO.1 will be maintained in a special account separate from all
other municipal accounts and expended only upon municipal activities identified in the
Development Plan and Tax Increment Financing Plan.
Section 2.26. Annual Disclosure Reouirements. Pursuant to Minnesota Statutes,
Section 469.175, Subdivision 6, the City must file with the State Auditor on or before July 1 J an
annual financial report for Tax Increment Financing District NO.1. The report shall also be filed
by the City with the School Board and County Board. The report shall:
1. make full disclosure of the sources and uses of public funds in Tax Increment
Financing District No.1;
2. permit comparison and reconciliation with the City's accounts and financial
reports;
3. permit auditing of the funds expended on behalf of the Tax Increment Financing
District No.1, including a single district that is part of a multi-district project or that is funded in
part or whole through the use of a development account funded with tax increments from other
Tax Increment Financing Districts or with other public money; and
4. be consistent with generally accepted accounting principles.
In addition, the report shall contain the following information:
1 . the original tax capacity value of Tax Increment Financing District No.1;
2. the Captured Tax Capacity of Tax Increment Financing District No.1, including
the amount of any Captured Tax Capacity shared wrth other tax districts;
3. the outstanding principal amount of Tax Increment Bonds issued or other loans
incurred to finance project costs in the Tax Increment Financing District No.1;
11-10
.
.
.
'.
4. for the reporting period and for the duration of the Tax Increment Financing
District No.1, the amount budgeted under the Tax Increment Financing Plan, and the actual
amount expended for, at least, the following categories:
a. acquisition of land and buildings through condemnation or purchase;
b. site improvements or preparation costs;
c. installation of public utilities or other public improvements; and
d. administrative costs, including the allocated cost of the City;
5. For properties sold to a developer, the total cost of the property to the City and
the price paid by the developer;
6. The amount of tax-exempt obligations, other than those reported under clause
(3), that were issued on behalf of private entities for facilities located in Tax Increment Financing
District No.1.
11-11
.
'0
Q)
...
OtlS
Q)e..
Q)O
-Q,
e..
-0
.(,)
_C:
....
~
(,)C
e..w
tlS~
20
C-'
'Oz
Q)....
e..a:
tlSl1.
Q,0
Q)
e..:>.
l1.a:I
.
.
-
.
o
z
...
(,)
...
tlSe..
......
oen
en...
Q)C
c:
C:...
...c:
2Q)
.
-CD
'Oe..
0(,)
oc:
.....
CD
e.. )(
OtlS
~~
o
(,)
~...
O.
o
:>.c:
...0
...(,)
(.)W
o
Q)
Q)
-
I
--
I I
.....N
..Q)
'Oe..
Q)=
......
tlStlS
C2
Q)en-
>=-
...~-
... Q,-
tlSe..
~=
=0
.
=
(.)
~ en-
tlS=O
=~-
c: Q,-
c:e..
<=
en
'OL&.CD-
Q).....Q)
...~O-
(,) (,)
Q) c:
..... ....
o
e..
l1.
... :>. '0 -
CD > CDCICl
ZCDe..-
...I'"
=
cr
Q)
a:
''0'''-
~CDen.....
tlSNQ)-
......e..
... Q)
Q, ...
tlS c:
(.) ....
~~...-
tlStlSenCQ
... Q, CD -
O...e..
~(')CD
c:...
...c:
e......
CL.
eel
... -
en It)
CD-
e..
CD
...
c:
....
en -
CD.
... -
tlS
a:
~-
tlSC')
Q,-
...
(,)
c:
...
e..
CL.
~ .-
O...N
tlS-
Co.2
ClIJ
~
~ :>.-
0>..-
.-
Co....I
.
.
>
OOOCQNC')N.....NCICl
.Q)Q).Q)..-It)CQ
C')CQQ)It)It)..-C').
.. .. .. .. .. .. .. ..
CQQ)N.Q)C')It)..-
..-..-..-NNC')
OOOCQCQ....Q)It)It)CQ
.1t)Q)It).NC')"-
C')C')NIt)OIt)N..-
.. .. .. ... .. ... .. ..
CQC')C')..-It)C')NCQ
OOIt)-_....Q)OOCQ
ONCQC')NQ),-Q)
1t)0ClCl.1t)00N
.. .. .. .. .. ... .. ..
OOC')OCQN.........
C')CICl..........CQCQIt)It)
NNNNNNNN
001t)1t)1t)001t)1t)0
CQCQCQCIClClClCQOClCl
..-CQIt)CICl.It)CICl....
... ... .. ... ... .. .. ..
.CQOClCl-CICl.1t)
N..........CQCQIt)It).
NNNNNNNN
CQIt)OOOOOOOO
.CQ
CICl....
.....Q)
1t)Q)
CQIt)It) It) It) 001t) It) 0
.CQCQCQCQCIClClClCQOClCl
CICl..-..-CQIt)CICl.It)CICl-
.. .. .. .. .. .. .. .. .. ..
.....Q).CQOClCl....CICl.1t)
It)Q)N..........CQCQIt)It).
NNNNNNNN
CQIt)It) It) It) 001t) It) 0
.CQCQCQCQCIClClClCQOClCl
CICl..-..-CQIt)CICl.It)CICl-
.. .. .. .. .. .. .. .. .. ..
.....Q)Q)..-OClClCQC')Q)1t)
1t)Q)Q)Q)CIClCQIt).-N"-
~~~~~~~~~~
OOOCS-NC').It)CQ
..........
OOCQCQCQCQCQCQCQCQ
0000000000
00000000
00000000
.. .. .. .. .. .. .. ..
1t)1t)001t)1t)1t) 0
NCIClQ)OO-NC')
..-..-..-NNNNN
..-NC').It)CQ.....CIClQ)O
Q)Q)Q)Q)Q)Q)Q)Q)Q)0
Q)Q)Q)Q)Q)Q)Q)Q)Q)0
....-............-..........N
O..-NC').It)CQ.....CIClQ)
Q)Q)Q)Q)Q)Q)Q)Q)Q)Q)
Q)Q)Q)Q)Q)Q)Q)Q)Q)Q)
.................................
11-12
C')
.....
.....
..-
Q)
o
-
N
It)
o
C')
-
o
CQ
o
-
N
..-
....
o
-
.....
It)
....
CQ
-
C')
-
.....
-
N
-
N
CQ
-
C')
-
N
.
CQ
o
o
o
-
It)
.....
It)
-
..-
en
~
6
~
CQIt)..-
....N.
C')C')CQ
- - -
N.....Q)
...-It)
CQ CQ
...
en
....
e..c:...
Q)=en
",OQ)
C:(,)Co.
....en.
......
~CC:
tlS ....
= en
c:=...
C:~.
<l1.Z
""
1t)..-.....CICl
......CQC')
. . C') It)
CICl CQ . .
CICl CQCQ
o
-
o
..-
.
...
...
:>.a:
+'
..........
enCo.....
e..==.
tlS...ca:
.tlSC
> 2 < .
(.)
'a...
c: ==....
o > > .
CD<<Z
EXHIBIT II-A
Q)
~
=
'0
.
~
(,)
en
en
...
~
...
~
o
en
c:
o
...
...
tlS
e..
Q)
...
~
CIS
...
c:
CIS
(,)
...
~
...
c:
C) :>.
...e..
en CIS
>
Q)
en 0
= en
CIS~
(,) CIS
:>. :>.
tlStlS
E E
en '0
Q)'"
C)D
c:
tlS...
~c:
(,) =
o
.- (,)
en en
Q)'"
"''0
CIS
E en
...-
...e..
enQ)
....
...
.e..
i ~
Q)
en '0
. c:
...=
CIS
e..~
tlS
+'=
en...
.(,)
Co. CIS
.
....
C:~
....~
.
.
.
'"
-
.QJ
0'<:
Z ....
....QJ
U'U
.,... (/)
............
o (/) '"
"""'0
QJC
E.... IS
:E ~~
. i!i (/)
'U"'QJ
Oo~
oc:....
:&-.-
QJ ...
... x.,
.2~~
V'>
uc
'l;~-.;;
>'c:o
.... 0 (/)
- u.....
U ....u.
O'U
"'QJ
........
-.,
N..
....0
.., a.
0...
o
U
c:
C
....
....
V'>
..",
'UZ
QJ-
..'"
.,e>.
a.V'>
01
.. >,
e>. CO
....
U
...
....
(/)
C
'"
'"
~
....
CO
'"
~
N
-.eoU")
I.(') Q 0.....
00
....
00
"'CO
._-
N
-
CO
'"
~
....
....
'"
~
N
..,.ooU')
W100,.."
00
....
00
"'CO
--
N
-
....
'"
~
....
CO
'"
~
N
..,.001.0
U"')co,.....
00
....
00
"'CO
--
N
-
CO
'"
~
....
..,
'"
~
N
..,.00U')
1.(')00.....
00
....
00
... CO
--
N
-
..,
'"
~
....
...
'"
~
N
.-eoPol')
1.1")00.....
00
....
00
... CO
--
N
-
...
'"
~
....
..,
'"
~
N
..,.ocun
IJ')OO,.."
00
....
00
... CO
--
..,
'"
~
....
N
'"
~
N
"l:I'OCO
",",COClQ
00
....
00
... CO
--
N
-
N
'"
~
....
;;;
~
...ooS
l.()ooO')
00
. ....
00
... CO
--
N
-
;;;
~
....
o
'"
'"
-
o
'"
~
....
'"
ao
~
, ...
., .,
U QJ
~ >-
....
~c:
....0
...-
QJ....
U
...
.,
QJ
>-
....
U
.!!
o
U
....
...
..
QJ
>-
>,
>
QJ
...J
QJ
....
o
c:
V'>
.... QJ
C 41
...J (/)
...J
:c b .2
I- -Jl>>....
Z =.,
~ ~-a:
C 41..
-00..>0
V'>.... (/)
I.t..IOGl~tU
cr:::....I ::II QJ-
~"'U
.........s...
;EO> II>.
:!: %....
zi"']-';;~
- "".." 0
=- au 0 L..
I-Z::EI-a.
N
-
N
o
o
.,;
~
o
..,
::
o
o
CO
N
~
-
, 0
I 0
I CO
I
, N
, 0
, -
,-
,
I
o
o
CO
N
o
-
-
o
o
CO
N
~
-
, 0
I 0
I CO
I
IN
I 0
, -
:-
I
o
C
CO
N
~
-
o
CO
CO
..,
o
-
-
o
...
ao
..,
~
-
>,
....
o
..
a.
.,
U
X
..
....
....
QJ
Z
.2
....
.,
'"
(/)
(/)
QJ.,
"'~
...J~U
<..
-> >,
U ....
"'.......
....QJQJ
%-" a.
%"'0
C., ...
U%e>.
N
0..,
0....
..,
....
N
-
....
..,
-
N
0..,
0....
..,
....
~
....
..,
-
N
0'"
0....
..,
....
N
-
....
..,
-
N
0..,
0....
..,
....
N
-
....
...,
-
N
0..,
0....
..,
....
N
-
....
...,
-
N
0'"
0....
..,
....
~
....
..,
-
N
00
oao
..,
....
N
....
...,
-
N
00
..,'"
....
....
CO
'"
..,
N
-
N
o
o
.,;
N
CO
o
.,;
QJ
....
o
c:
QJ
QJ
(/)
...
...
...,
CO
....
-
-
...
...
...,
CO
...
-
-
...
...
...,
CO
....
, -
:-
I
...
...
..,
CO
....
-
-
....... 0
...-
"'-
<<J"o
.......,
N
-
...
...
...,
CO
....
-
-
...... 0
.......
"'...
COCO
....N
N
-
...
...
...,
::e
-
-
"'NO
......
"'N
ao...,
"'N
N
-
o
o
N
ao
....
-
-
0.... 0
ao..,
ao...
"";0
aoN
N
-
'"
...,
...,
....
~
-
",..,0
....ao
-'"
...,....
...,-
N
-
>,
....
o
.,
a.
.,
U
X
.,
....
QJ
....c:
00
c:~
....
QJ '"
QJ.Q
(/).-
-....
c:
>'0
....U
U (/)
., QJ
~ 0......
.....,....
-W''-
U ...
., X .,
a.., a.
.,.... (/)
U
~C
X.,
.,c:~
1-''''' ..,
"'U
....~ (/)
QJ"'~
:z:cu.
....
QJ
:z:
.,(/)
....(/)
o QJ
.......J
...aoo
......,
"'...,
ao...
.......
N
-
.....,0
.......
"''''
cO a:>
......,
N
-
... _ 0
....'"
"'N
ao....
......,
N
-
CO
o
ao
..,
-
'"
'"
CO
...,
-
-
c:;;
N
CO ...
0_
"'-
.......
..., 0
N_
-
N
"'....
"'-
"'-
"'....
..,0
N_
-
N
...,...
ao_
"'-
.......
... 0
N_
-
""
.......
N_
ao_
ao....
... 0
N_
-
""
~:!;
...-
N....
.., 0
N_
-
N
N'"
....-
"'-
..,...
"'0
N_
-
""
...,...
N_
...-
-....
'" 0
N_
-
""
"'...
~:::
..,....
_0
N_
-
N
~
....
o
-
N
~
-
....
o
-
...,
QJ
....
o
c:
QJ
41
(/)
c:
QJ
""
>'0
.......
.-....
o
.,0
a. a>
.. ....
Ua>
ao
Xa>
"'....
....-
....
c:
~
...
o
c:
'UQJ
41....
....,
:""
....
a.X
., .,
U....
X
.,
....
'U
41
....
o
41
....,
o
...
e>.
.,.,
....U
00
.......J
'"
a>
N
..,
N
-
o
...
o
....
..,
N
-
o
a>
o
N
'"
N
-
a>
N
..,
'"
'"
N
-
-
...,
...
~
N
-
c:
c:.-
01
QJ~
(/).Q
., .,
.<: >,
a..,
a.
o
.... (/)
01
01 X
.. .,
"'....
....
., ..
~o
(/)....
",C:
01'-
...J '" .
QJ ..
Q1.Q '"
.... U
., 0 U
........ 0
V'>
'U....
0101'<:
.<:.... '"
~ U....
01 E
.... a.
OX 01
01....
c: .,
.~.~ f-
.... (/)
c: c: (/)
01 0 .,
+.1'--
c:.... U
.- U
'" >,
01 'U ....
'<:0101
......a.
o
(/) (/)...
a.
.<:
........ c:
....
'"
ao
...,
....
N
-
-
N
o
o
CO
N
-
..,
o
..,
o
..,
N
-
V'>
....
....
o
:z:
c:
ao"'O
'" .-
"0....
o U
..... r.n ~
.... 'U
U.... 01
Ol 0 ...
V'>
Ol Ol
......<:
-.,...
...
o :&
Z(/)O
11>'<:
c: .,
O~""
..... U 0
(/)
11>., :&
Ol Ol
(,/') +.J'''''
., >
., 'U (/)
..... Q,I-
U(/)'U
Ol (/) Ol
a.Ol....
V'>(/)II>
II> '"
"'.,,,
CO .-
a> >, ...
_~ a.
....V'>
., c:
....Ol....
0" c:
(/)... Ol
Ol '" (/)
" U QJ
c: ...
..... (I) ~
%OlOl
...
........
0'" Ol
Ol ...
(/) a. Ol
:&0'<:
., ...
...J a. i
~6.2
e>..... (/)
11-13
(/)
:;
01 .,
... ..
.,
... (/)
(/)
II> .,
II>~
., U
U>,
....
Ol ..
'<:QJ
.... a.
o
.... ..
oa.
sl!
.-....
....
U
'"
'U _
Ola>
..~
~i ~~g
~ ~ C Q)
o ..... '-
>.-:> +'" Q)
.Qa.tz:s... ~
> I.t..I 0 ~
""c Q) a. to .....
QJ""C- ~""C
'U ., ....
'-""0 c: to IV Q)
> QJ.....~ L.-C
- en cnt- 0 ~
"Co..... ~
a. ~ Q,l C
000 .~o
C) ~ CD Q,l 0.0')
OCLCcn.J:::;,CO
ItS co... en
CDQ,l "C_
-.::r..c (l'H'..)~ Q)
l"f')+-t-_C0
.,.,. ItS.,.,.", ION
.... '" .Q
~ 0 C-.... ~ >.
o Q,loa.>'L.
Q,l e.- to
- O'l+-t ~Q,l- L.
.", 4)~)( ro:;,
o Q,l Q,l'- elI::J C
:Z:~Iol-U cro
u ro)(c..-,
~ ", Q,l 0. to to
U ~I'CI~ ....
rou :r.e0
~ ro:::J Q,l CD
~~C")(~"""cn
en 0 en ro Itl
.-+-t ~-l"f')
o l"f') -_0
4),.....-..... 0
......c::c:nltS~"Co
C +-t .. C QJ
~ CD'--entO
>.-.::r O'l'" to "l:t
~en'-Q,lQ,lM
~ ~Q)L.""
u"C.... Ol+- U
C OJ 0 C ""0
-..... C Q)..... C
- ..", """ Itl
)( Q.... ItS cn
ro..... 0 en ::J..... "l:t
~~::~ g>.~
C:::J:::JOJ ..._
e 0'-0-""
.J:: >.0 u
~...... OtON
o C c.e .. Co
~ 0 10 CD 0") ", >.
~ UOI./') U L.
>. ",. N IQ
+-t OJ >~-)(::J
"'" ~ l'CI c:
Q) ro ro ~ >.... 1'0
c.:::J 0 ro ~
OC-"C ~.-
"""en CO I 1Ol+-
0. ro'''''~CO
~ ... 0'''''
Q) OJ >. ro I O'l en
.s::. a.~ '-....,.,... 10
...., ~ ~ ~
Q) OJ (I') OlOO
~UCL(I')'- 0
0''''' 0 to """ Q,l 0
"""~- .J::
>c.C.UU~U""l
% 0
LI.J OJ- ~- N
.J:: to....,.o .....
C~.,... '-:::J...
en uQ)o.u\+.o.
...... La'O
a> ~O(/)'"
COO') Lro~_
en N a. Vl .
-. "C''''' 0
OUtOOJOZ:
Ol- ...
.J:: ">'+-IOJ~
~....-.J:Jto'::u
o en - ....,...
0'l"C CL L.
......, C Q) l+-...
(I') 0'''''''''' Q) 0 (I)
~ 0"0-.0 .,...
0....-0.. >.0
~ 0...
-OJ:;,.......,.,......
O~.c- uc
l+-~o~~~~
en C"c: ...., 10 (l)
lOen_NUUL.
N Ol U
"CL.VH,co.)(C
Q) OJ..... ..)( ro-
C c. 0 "Ct Q)'"
.,... -,.... X
~ ~-~.~';~
4)''''' CO C
"'L'''''~.J::'''''C
Q.l a.... 0 U 0'1.,...
"C c: .,... .,... .J::
roOJ>.J::L....
en "C:E:& 0'''''
to en."" '-'J ~
:&Len _Q)
Q)Q)- ..c>.
~'"C ~ ro 0......
... c: C Z L
.- Ol ~.- O'l Q)
U L. O'l..... C a.
to .,... U.,... 0
0. Q.l ~ L.'''''", "-
IUs.... OLtOCL
UUC: ...-
ro.- Q.l en:J Q)
)( :J'~.,... u.r:.
ra~"'l-c-...
.... Ol .,
CLl.t- +I U Iol-
o c: 0
.,.... N ~ c:
C QJ O'lN .,...>
.,... Q.l c: CD :E
O'l....- .. '-"'C'-'J
.,... +01"0' U QJ
L. Q.l en roo.. c: -0 Q,l
Os....-N-:::J..J::
ro en.. -...
Q) :::J C )( U
.s:; C" 0..... IU X c:
~ en u 0..... Q,l.,...
.,
N
:r.eN~~
CT> to U"') ~
c:n_u'1~
N en U""l f"')
O......NC'O
NN'"
'U (/)
o ...
o >, U
~...
"''' L.
..'" ...
00 II>
'<:U
V'> 0
"
.....,...c,o-
o a....... to
Q)N....
>,,, U
""'COQ)
Ol V'> a.
U::C_tn
II>
:&
~
o
....
'"
.,
'U
Ol
"
E
L.
Ol
...
Ol
'U
II>
.,
:&
Ol
....
.,
...
X
:l
.,
U
~
QJ
.<:
....
...;
EXHIBIT II-B
..
<T
:::
....
o
.,
...
o
....
.,
,
.
o "0
'" Ol
..... ....
'" .,
'" I-
..... 0
... ~
C I-
o
o
c
C
....
....
V>
'"
"0 :z:
Ol
I- a:
'" e>.
e. V'>
Ol
I- >,
0.. a:l
.
o
:z:
....
u
I-
....
(/)
..
(/)
C c:
o
....
c: ....
~ I ~
.... I- 01
o 0
01 c: I-
Ol ,.
c: ..,
c: x
'" '"
z: .... c
o x
"0 '"
015....
~ 5 6
L.. U ....,
o .... '"
..<: %
V>
....
o
>,
....
GlCtJ'l0_
> 0 c c ....
..........)(.2=.
"' u ft:5 +'
c:nlV~~
~ Ii" .. "0
-.!Ul
.... ..
o ,.
..,
"0"0 >'41
Q.lGJ+I:SO
..... L.. _,.... ....
u :s U fa
.~ ~ ~ >
o '" ..
I-UU
0..
x
'"
....
x >, 41
., .... ....
.... .,
o a:
'"
e.
'"
U
"'0 )( >t cu
G.I fa ..... ..... co
..... I- - fa
(/) 0 a:
,. ..
..... e.
"0 .,
< U
....
o
Ol
.....
o
I-
0..
.<:
....
::a
:;: Iii
..... I-
~~
~~
'U
<
(/) "0
~ Q.I ~
'" >
.... 41
...J
)( >, 41
~~..:CD
o '"
~ ~ >
z '"
U
~~~~u;-
.... I-
U ~ U fO
CU ..... fa >
...., Q. Q.
o '" '"
I-UU
0..
x
..
....
c )( >. 111
~~~.=.
'" 0..
ao '" >
~ ~
U
o )( >ttc
~~~cue
~ u.+'
co "'.,
~ ft<<
U
....
o
41
.....
o
I-
0..
....
:l
.2
....
:i
:;: Iii
..... ..
m~
~~
:i
01 "0
~ lU ~
'" >
.... Ol
...J
ox>, 41
~~~,a""
'"
ao
~
o '"
'" >
~
'"
U
....~
o '"
"'-
!
1l
'E ~
>, I-
.... 0
.<:
U V>
ao
'"
..,
...
..,
-
....
'"
o
C
ao
'"
-
s
o
ao
o
;o<t
ao
'"
...
~
ao
..,
N
Ll')
ao
'"
-
-
o
'"
....
...
:::
....
-
....
'"
o
o
ao
N
-
'"
'"
'"
...
'"
ao
'"
-
~
'"
'"
o
'"
co
..,
'"
..,
co
'"
....
-
'"
'"
'"
...
'"
co
'"
-
'"
-
-
'"
....
-
....
'"
o
C
ao
N
-
N
ao
o
o
o
~
~
....
'"
ao
o
co
....
o
o
...,
..,
N
-
'"
'"
'"
ao
...,
ao
o
...,
'"
-
....
'"
o
o
ao
'"
-
....
....
...,
ao
..,
..,
o
'"
'"
-
;o<t
'"
~
.....
'"
ao
o
ao
....
o
o
'"
..,
'"
-
....
.....
'"
co
Ll')
Ll')
o
'"
'"
-
>,
....
c:
,.
o
U
~
~
41
c:
c:
oj!
'"
....
'"
....
'"
....
-
....
'"
o
o
ao
N
-
~
'"
..,
o
s
..,
....
'"
..,
ao
...
..,
....
...,
...,
~
-
o
...
'"
...
Ll')
'"
'"
'"
-
....
'"
o
C
co
N
-
~
'"
...
....
o
'"
...,
-
~
....
'"
o
to
ao
...
..,
....
'"
'"
~
-
~
'"
...
....
o
'"
...,
-
'"
....
'"
o
V>
-
'"
'"
...
....
....
-
....
'"
o
o
co
'"
-
;o<t
..,.
N
'"
'"
....
N
o
o
ao
N
-
N
...
'"
N
..;
I~
I-
41
..<:
....
o
...,
..,
...
Ll')
....
'"
-
I~
(/)
II> Ol
., x
:& '"
....
41
'" ....
o
'"
> ....
c:
>, ,.
.... ~ ....
U l'a .~
., "0
g. ~ (/)
u .,
(/)
...
'" 0
>
01
>, 01
~,2
Ol
.<:
....
.~ E
~ .... ~
.2 ~ c
I~
'U
Ol Ol
I- 0
,. ,.
.... "0
~ 0
'" I-
o ~
.!~
.... ,.
.... i
.<:
.~
"0 .<:
Ol :&
....
.. 41
I- ....
Ol .,
c: I-
Ol '" ....
C'I>tQJ_C:
:~:5""1
)( 10 '- '-
fOQ.O U
..... 10 It- C +.I
U U
o Ol
0')><..... CL..
........ ro 10 .....
O"l ..... ~ (I)
ao
~~?;
....
II> II> U
Ol :l .,
U ....., C.
'" 'U .,
"0 ., U
o
'- '- >< u
Q. 0 10 10
.... e.
.,
U
x
.,
>, -....
.... '" N
o "0 Ol
U Q.I Q1.....
IO..QC+'IOC
Q. CIOcnL..O
~~~~~{I)
"0 41 '"
.. '"
o
; ~ c
41 ;o<t ~
> ..., 0
o Ll') c:
.Q '"
..
....
o ...,
'" 'U
Ol ..,.
.... ....
., '" c:
I- ;;:; i!1
>,_ i!i
.... I-
U
c:
Ol ..
~ ~ ~
'- ~ +-'
'"
x 0
.. :&
....
o:!:
'"
....
'"
ao
~
,.
00....
.... :& ,.
o
N.<:
'" ....
Ll')
'" :&
'" 'U
., .... Ol
C > ...... '-
(/) 0 ,.
.~ ~ E g
,.
"0 .... "0
QJ (I) Q. ftI
::::I 1O...........c
So. u 0 0
'" '" ....
> ...,..... Q.I QJ C
o ..... ..... ~
.. '"
c: I- I-
u)(.2",,,2
10 10..... ..... QJ
c...... >t >
10 "'O.a u OJ
u .c "'C to "C
u to "'C Q.
)( ro l1I 10 G.I
10 Q.I QJ U U ..s::
..... ..s::::::I .....
o +ol "'0 )(
0..... cu co .....
0') ..s:: '- .....
~ ,! ..... Q.I "'0 CI)
ao.Q:&.QOl41
~ ro ~ ~ ~
,. ..... >
i 11 ~
'"
(/)
Ol
I- .... ;o<t
o '"
41 N
.<: Ol ...,
~""'r2
....
>, '"
.... c:
(/)
41 '" ,.
..<: > .<:
.... ., ....
II>
~
.,
....
o
....
....
I
....
'"
....
V>
11-14
)(
..
....
.,
c:
>,
....
Ol
,. U
'"
'" ~
> '"
o
>,
.... x
'"
o ....
'"
~ c:
'" 0
U
....
x u
'" '"
.... e.
"0 .S
41
I- 0
'" c:
....
~ Ol
.. I-
o 0
....
o 41
c: I-
.....!
- ....
'"
....
I
....
'"
....
V>
"0
c:
..
1::
>
.!!
Ol
....
.,
l-
X )(
., '"
.... ....
C en
'" OJ
....
'" ....
ao
'" ..
..
c.
Ol (/)
.<:
.... "0
o
.... .,
c: u
(/)
"0 ....
Ol
Ol
> ..<:
.!! ....
....
(/) 0
Ol
X 41
., (/)
.... '"
.,
o u
'" Ol
..... ..0
'"
ao "0
~ ~
(/)
~ .;;
...."0
.,
en
c: en
~..c:
> .~
'U ..<:
:&
>,
.Q 41
....
'U '"
Ol I-
....
., >,
....
,.
.!:? ~
.. e.
U '"
U
Ol
I- )(
.. .,
....
....
U (/)
I- I-
.... 0
(/) ....
'U "0
,.
<
o
o >,
.<: ....
o c:
(/) :l
o
"0 U
c:
.. Ol
.<:
>, ....
....
5 15
o I-
U ....
>,~
.... ....
.<:
o '"
.! (/)
....
>,
I- I-
o '"
.... >
Ol
.... ~
..
I- :&
>, Ol
.....=
U ..
~ >
'" (/)
o .<:
X ....
.,
....
o 41
'" ,.
....
'" ..
ao >
~ >,
....
Ol
..<: 0
.... .,
e.
..
.. 0
Ol
l-
e
...
o
....
Ol
I-
Ol
..<:
(/)
Ol
X
'"
....
Ol
..<:
....
c:
o
....
o
~
.S
o
c:
01
Ol
I-
Ol
..<:
....
(/)
c:
o
....
U
"0
(/)
I-
:l
.....
'"
c:
x
..
....
Ol
.<:
....
....
o
..<:
U
'"
41
o
....
.!!
.Q
~
(/)
'" 41
> ....
'" '"
I-
en
EXHIBIT II-C
...
'"
.,;
~
Ol
j
X
o
l-
e.
e.
.,
....
c:
Ol
(/)
Ol
l-
e.
Ol
l-
(/)
c:
o
....
U
'U
..
:l
......
Ol
(/)
o
.<:
....
Ol
U
c:
(/)
.!!
.Q
'"
.~
'"
Ol
c:
(/)
(/)
c:
o
....
U
'U
(/)
l-
.;;
'"
c:
x
.,
....
I-
Ol
.<: >,
.... >
e .!!
c:
o x
'"
.... ....
o
., ~
e. ~
E .,
.- I-
Ol
Ol >
.<: 0
....
Ol
.<:
Ol ....
....
0....
:z: 0