The URL can be used to link to this page

Home My WebLink About05/26/2016 EDA Meeting••• •••• ••••• ••• Meeting Location: Municipal Center city of Apple 7100 147th Street West VaIIey Apple I Valley, Minnesota 55 124 May 26, 2016 ECONOMIC DEVELOPMENT AUTHORITY MEETING TENTATIVE AGENDA 6:00 p.m. 1. Call to Order 2. Approve Agenda 3. Approve Minutes of March 24, 2016 4. Approve Consent Agenda Items Consent Agenda Items are considered routine and will be enacted with a single motion, without discussion, unless a commissioner or citizen requests to have any item separately considered. It will then be moved to the regular agenda for consideration. None 5. Regular Agenda Items A. Recommend the City Council Adopt a Resolution in Support of Dakota County's Community Development Agency's Creation of TIF District for Valley Bluffs Senior (Preliminary Platted as Hudson Division) B. Recommend the City Council Adopt a Resolution Approving TIF Project Area Consistent with Special Legislation 6. EDA Items and Communications (For items EDA wishes to discuss) 7. Staff Updates 8. Adjourn Regular meetings are broadcast, live, on Charter Communications Cable Channel 180 and on the City's website at www.cityofapplevalley.org ECONOMIC DEVELOPMENT AUTHORITY City of Apple Valley Dakota County, Minnesota March 24, 2016 Minutes of the special meeting of the Economic Development Authority of Apple Valley, Dakota County, Minnesota, held March 24, 2016, at 6:00 p.m., at Apple Valley Municipal Center. PRESENT: Commissioners Bergman, Grendahl, Hamann -Roland, Hooppaw, Maguire and Melander ABSENT: Commissioner Goodwin City staff members present were: Executive Director Tom Lawell, City Attorney Michael Dougherty, City Planner Tom Lovelace, and Department Assistant Joan Murphy. Meeting was called to order at 6:30 p.m. by Vice -President Melander. APPROVAL OF AGENDA MOTION: of Hooppaw, seconded by Hamann -Roland, approving the agenda. Ayes - 6 - Nays -0. APPROVAL OF MINUTES MOTION: of Hamann -Roland, seconded by Maguire, approving the minutes of the meeting of January 28, 2016, as written. Ayes - 6 - Nays - 0. CONSENT AGENDA MOTION: of Grendahl, seconded by Maguire, authorizing JPA with Dakota County Community Development Agency for "Open to Business". Ayes - 6 - Nays - 0. 2015 METROPOLITAN COUNCIL LIVABLE COMMUNITIES DEMONSTRATION ACCOUNT (LCDA) GRANT AGREEMENT FOR VILLAGE POINTE PLAZA City Planner Tom Lovelace stated that for consideration is an agreement transferring administrative duties of the subject LCDA grant from the City to Apple Valley Economic Development Authority (AVEDA). The City received the $1,148,639 Metropolitan Council Livable Communities Development Account (LCDA) Grant earlier this year to assist with site acquisition funding for the 3.65 -acre lot southwest of the intersection of Galaxie Avenue and 153rd Street W. property from Dakota County after the site went through the tax forfeiture process, and paid the County the $1,148,639 for the site to prevent auction or further languishing in the marketplace. At its meeting of July 23, 2015, the City Council approved a Purchase Agreement with OneTwoOne Development, LLC, a partnership of Ecumen and Lifestyle Communities, LLC, to develop the Village Pointe Plaza project. The development is proposed to Economic Development Authority City of Apple Valley Dakota County, Minnesota March 24, 2016 Page 2 be a pedestrian -friendly, integrated mix of uses including 78 units of senior -owned housing, retail, office, and a boutique grocery store. The AVEDA will, on behalf of the City, facilitate the: • Transfer of the site from the City to the developer • Transfer of grant funds from the City to AVEDA and then to the developer • Reimburse the City for the cost of acquisition of the development site • Project components as shown on the preliminary sketch plan Discussion followed. MOTION: of Hamann -Roland, seconded by Bergman, approving Agreement for Administrative Services for 2015 Metropolitan Council Livable Communities Demonstration Account (LCDA) Grant Agreement for Village Pointe Plaza Site Acquisition (Grant No. SG014-110). Ayes - 6 - Nays - 0. ADJOURNMENT MOTION: of Hooppaw, seconded by Hamann -Roland, to adjourn. Ayes - 6 - Nays - 0. The meeting was adjourned at 6:39 p.m. Respectfully Submitted, th, Murphy, Department ssista Approved by the Apple Valley Economic Development Authority on Tom Goodwin, President 680 *(40* Me* 060. e City of ApplValley MEMO Community Development TO: Board of the Apple Valley Economic Development Authority FROM: Bruce Nordquist, AICP, Community Development Director MEETING DATE: May 26, 2016 SUBJECT: Resolution of Support for the Dakota County CDA to Use TIF Assistance for the Valley Bluffs Senior Apartments (Dominium Senior Development) at 14050 Granite Avenue. The City approved the Valley Bluffs Senior Apartment development, a $35 million development on the southwest corner of Cedar Avenue and 140th Street, at its January 28, 2016, meeting. The property owner has requested financial development assistance from the Dakota County CDA. The CDA is taking the lead to help the developer to identify financing assistance that will create affordable senior housing. The Valley Bluffs Senior Apartments would be set up for all of the 163 units to be affordable at 60 percent of the medium income or less. Similar income requirements were used for the CDA - owned Orchard Square, Cortland Square and Cobblestone Square senior apartment developments. The CDA also provided financing assistance for the privately -developed Apple Valley Villa and The Timbers senior housing. For a household with two people, the income requirement would be $41,220 in 2016. When financing assistance is requested, the policy of the CDA is the following: 1. Receive local city review and support of the TIF request. 2. Have the Housing TIF District run the allowed duration of 25 years. To achieve the level of affordability sought by the CDA and the Developer, the developer's request to the CDA includes TIF, HOME (HUD) funds, Minnesota Housing Finance Agency (MHFA) tax exempt bonds, and 4% housing tax credits. No Section 8 project based rent assistance is sought from the CDA or HUD. The City is a strong supporter of senior affordable housing and this development helps the City achieve the affordable housing goals it has with the Metropolitan Council. In spite of the resources identified, the developer indicates that there is still a financing gap and has asked for the City's help. The developer approached the City requesting a reduction of park dedication, sewer availability charges (SAC) and park dedication fees. Instead, staff has offered a reprogramming of $100,000 in 2016/2017 CDBG housing rehabilitation deferred loans to apply toward the site acquisition/site preparation that is required for the 163 unit project. The reprogramming might reduce the number of single family rehab projects this year by five, but the reprogramming is similar to what the City did in 2012 to assist the repair of the Glazier Townhomes directly adjacent to the 147th Street Redline Station. This would be the second Cedar Avenue/Redline related TOD, station area, affordable housing investment of CDBG resources made by the City. Further discussion of the reprogramming of the CDBG funds will occur at a later date. For now, Dakota County seeks the City's support for establishing the TIF Housing District. CITY OF APPLE VALLEY RESOLUTION NO. 2016 - AUTHORIZATION TO ESTABLISH A TAX INCREMENT FINANCING DISTRICT FOR AFFORDABLE HOUSING IN APPLE VALLEY BY THE DAKOTA COUNTY COMMUNITY DEVELOPMENT AGENCY WHEREAS, pursuant to Minnesota Statutes, Section 383D.41, the Dakota County Community Development Agency ("the Agency") is authorized to exercise the powers and duties of a housing and redevelopment authority under the provisions of the Municipal Housing and Redevelopment Act, including the establishment ofatax increment financing plan and a tax increment financing district to provide monies to finance such program; and WHEREAS, a proposal has been made to the Agency by Apple Valley Leased Housing IV, LLC (the "Developer") that the Authority (a) undertake a tax increment financing program for Apple Valley Senior (the "Project") located in the City of Apple Valley on the real property legally described on Exhibit A attached hereto, (the "Site') and(b)create a tax increment financing district and plan including such real propertyetin order to finance the costs of said tax increment financing program. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Apple Valley, Dakota County, Minnesota, as follows: 1.• The development of this rental housing is consistent with the local and regional comprehensive plans, policies, and goals. 2. Based on information as previously submitted by the Developer and contingent on the Developer's pro forma demonstrating to the Agency the Project's financial feasibility, the amount of financial assistance for the Project is approved in concept only. 3. The actual tax increment committed to the Project and number of years the Project receives tax increment financing will be determined by the Agency through a final financial analysis demonstrating the Project's financial need, and shall be subject to the Agency's policies. 4. The Agency is hereby authorized to take all actions necessary to create such tax increment financing district and related tax increment financing plan on the property legally described on Exhibit A, subject to and not before the Developer complies with all of the following terms and conditions: a. The Developer must submit documentation outlining proof of a firm financial commitment of the Project that is subject to review and approval by the Dakota County Community Development Agency and its financial b. c. d. consultants. The form of tax increment financing assistance for the Project shall be determined based on a financial analysis of the Project's need. The Developer agrees to enter into a Development Agreement with the Agency outlining all terms and conditions associated with the Project, including those outlined in this Resolution, as well as those otherwise deemed appropriate by the Agency. The Developer must secure all site plan, public utilities, and building code approvals from the City of Apple Valley and all other associated and related governmental approvals. Nothing in this Resolution is deemed to obligate the City of Apple Valley to approve any portion of the site plan, public utilities, and building code review process, nor is adoption of this Resolution considered approval of the foregoing. All terms, conditions, and obligations as outlined in this Resolution shall expire on March 24, 2017, unless all conditions herein have been satisfied. ADOPTED this ATTEST: th day of ,2016. Pamela J. Gackstetter, City Clerk CERTIFICATE ary Hamann -Roland, Mayor As Apple Valley City Clerk, I hereby certify that the foregoing is a true and correct copy of a resolution adopted by the City Council of the City of Apple Valley, Dakota County, Minnesota, at a duly called meeting thereof held on the th day of , 20 . Pamela J. Gackstetter, City Clerk EXHIBIT A To Resolution No. 2016- - Apple Valley Senior; legal description of property - Lot 1, Block 1, HUDSON DIVISION ViSiCIAWA 1:7)a-kotra, i\g-erlcy February 12, 2016 Mary Hamann -Roland Mayor City of Apple Valley 7100 147th St. W. Apple Valley, MN 55124 Dear Ms. Hamann -Roland: The Dakota County Community Development Agency (CDA) received applications requesting the CDA issue bonds, award low income housing tax credits and allow the use of tax increment financing (TIF) to newly construct a senior development known as Apple Valley Senior Apartments. The developer, Dominium (Apple Valley Leased Housing Development IV, LLC), proposes a 163 development for seniors 55 years or older that are at or below 60% of the area median income. The proposed development will be a new construction rental housing development located at the southwest corner of Cedar Avenue and 140th Street. The development will consist of a one four-story elevator served building with 64 one -bedroom units, 55 two-bedroom units, 44 three-bedroom units, underground parking and common space amenities. Assuming all necessary financing is secured, construction is scheduled to begin in the summer of 2016. Upon receipt of bond, tax credit and TIF applications, the CDA's policy is to notify the city in which the project is located for review and comment. Cities are given a minimum of 30 days to review and submit comments. The CDA will not consider approving a final bond sale resolution or a tax credit award or TIF assistance before this time has elapsed or comments are received, whichever comes first. If you have comments, please forward them to me by March 14, 2016. If you have any questions or would like additional information about the project, please contact me at (651) 675-4478. Thank you. Sincerely, , \s, Katherine Kugel Housing Finance Program Coordinator CC: Bruce Nordquist, Community Development Director Tony Schertler, Dakota County CDA, Executive Director g 0 0080 *0000 80* City of APP\IIeV MEMO Community Development TO: Board of the Apple Valley Economic Development Authority FROM: Bruce Nordquist, AICP, Community Development Director MEETING DATE: May 26, 2016 SUBJECT: Resolution of support approving TIF Project Area consistent with Special Legislation On April 1, Fischer Sand and Aggregate made application to the Apple Valley EDA for consideration of tax increment financing and business assistance in the mining area. The proposed project is the reclamation of a gravel mining site and site preparation for mixed use development. Special legislation in 2013 allows the sand and gravel area to be qualified as a project area which would lead to the establishment of tax increment districts in the future, if certain conditions are met. Only the establishment of a "project area" is being considered at this time. In the attached memo and exhibits, the City Engineer has determined the areas allowed by law that qualify to be part of the project area. That analysis is presently being reviewed by legal counsel with additional findings being prepared for the EDA and City Council meetings of May 26, 2016. Expect to see the additional legal review and draft resolution concerning the project area by May 25, 2016. Conditioned on a favorable legal opinion, the EDA is being requested to recommend the City Council adopt a resolution establishing a project area for future consideration of tax increment districts. The City Council is being requested to adopt the resolution establishing a project area. The 2030 Comprehensive Plan was completed by the City and accepted by the Metropolitan Council in 2009. The highlights and focus included: The development of the remaining vacant land that is guided for commercial and industrial uses would be purposeful; the priority of economic development and job production. The "Mixed Business Campus (MBC)" land use designation representing the mixed office, light manufacturing and supportive retail and housing uses that would occur in the 300 to 400 acres of the active mining/sand and gravel area. Significant public infrastructure improvements will be required and installed in the greater MBC area including: Significant storm water ponding and distribution, sanitary water and sewer that matches the intensity of development and the Johnny Cake Ridge Road and 153rd, 155th and 157th Street extensions. — The sizing of the improvements to recognize that these systems are both site specific and part of the larger City systems. — The property owner of the mining area, with a Conditional Use Permit (CUP), is authorized to mine in phases and upon completion, reclaim the excavated areas to a rough grade acceptable for development and installation of infrastructure. The economic downturn from 2008 to 2013 affected development and investment, stunted job growth and slowed mining operations and the phasing of mining completion. Those five years were not lost as the City and property owner were active in identifying and meeting with multiple potential users and reviewing and approving development applications, primarily retail and single family uses, at the edges of the MBC. In 2013, it also included the pursuit of special legislation for the City of Apple Valley concerning tax increment financing rules for mining areas. A copy of the law is attached (Chapter 143, Article 9, 2013 Minnesota Session Laws). In 2016, a master developer has been identified to lead the development of the mining area. Land negotiations are underway between the property owner and the master developer. ••• •••• ••••• •••• ••• City of Apple11 MEMO Public Works Department TO: Mayor, City Council, and City Administrator FROM: Brandon S. Anderson, PE City Engineer DATE: May 18, 2016 SUBJECT: Fischer Sand & Aggregate Application for Tax Increment Financing The City of Apple Valley Engineering Division has completed a review of the parcels located in the area known as the Fischer Mining Area to assess conditions as it relates to the 2013 Minnesota Session Laws Chapter 143 Article 9. The project area is defined by the following parcels and is also shown on Exhibit A: • Parcel #1 01-03500-77-014 • Parcel #2 01-03500-75-010 • Parcel #3 01-03500-02-010 • Parcel #4 01-03500-03-011 • Parcel #5 01-03500-25-010 • Parcel #6 01-03500-52-011 • Parcel #7 01-03400-05-050 • Parcel #8 01-03500-78-011 The special law requires that prior to or upon the adoption of the first tax increment plan subject to the special rules under this subdivision, the city must find by resolution that parcels consisting of at least 70 percent of the acreage of the project area, excluding street and railroad rights -of - ways, are characterized by one or more of the following conditions; 1. Peat or other soils with geotechnical deficiencies that impair development of commercial buildings or infrastructure: 2. Soils or terrain that requires substantial filling in order to permit the development of commercial buildings or infrastructure: 3. Landfills, dumps, or similar deposits of municipal or private waste: 4. Quarries or similar extraction sites: 5. Floodway: 6. Substandard buildings within the meaning of Minnesota Statutes, section 469.174, subdivision 10. Related to these conditions, the special law allows for a parcel to be characterized by conditions 1 through 5 above if at least 60 percent of the area of the parcel contains the relevant condition. A parcel is characterized by substandard buildings if substandard buildings occupy at least 30 percent of the area of the parcel. The Engineering Division's review of the parcels finds the parcels consisting of at least 60 percent of the acreage of the project area (excluding street and railroad right of way) are characterized by one or more of the conditions in clauses 1 through 5. In making this finding, we reviewed each parcel in the 466.65 acre project area. The total net project area excluding right of way is 437.29 acres. The area consists of 8 individual parcels. For each parcel we have documented the source of the data we used for determining the relevant condition of the parcel. Examples of documentation include soil boring reports, grading permits, land use applications, flood hazard maps, and historic aerial photography from Dakota County GIS. We have also included in our documentation: • Exhibit A - TIFF project area findings • Exhibit B - C.U.P. Mining and Phasing Plan • Exhibit C - Proposed Reclamation Plan, indicating end use elevations for public infrastructure requirements • Exhibit D — Special law, with highlights applicable to project area. Below is a summary of our review and findings organized by relevant condition. Relevant Condition No. 1 — Peat or other soils with geotechnical deficiencies that impair development of commercial buildings or infrastructure • Based on available soil borings and our professional experience and knowledge of the soils and topography in the project area, none of the parcels contain at least 60% of the area per this relevant condition. Relevant Condition No. 2 — Soils or terrain that requires substantial filling in order to permit the development of commercial buildings or infrastructure • Based on land use applications, current topography, planned end use grades for public infrastructure and review of historical aerial photography in the project area, 4 of the 8 parcels contain at least 60% of the area per this relevant condition. Parcels meeting this relevant condition include: • Parcel #3 01-03500-02-010 • Parcel #4 01-03500-03-011 • Parcel #5 01-03500-25-010 • Parcel #6 01-03500-52-011 Relevant Condition No. 3 — Landfills, dumps, or similar deposits of municipal or private waste • Based on historic records in the project area, none of the parcels contain at least 60% of the area per this relevant condition. Relevant Condition No. 4 —Quarries or similar extraction sites • Based on Land Use applications, current zoning maps, permits and review of historical aerial photography in the project area, 4 of the 8 parcels contain at least 60% of the area per this relevant condition. Parcel #1 and #8 are fully developed with single family residential lots and do not meet the relevant condition. Parcel #6 has been partially developed with single family lots, but more than 60% of the acreage is still zoned for Sand and Gravel mining use and remains undeveloped. Parcel #2 is currently zoned for Sand and Gravel mining use, but 36.27 acres of the site has been restored and is ready for commercial development conditional on a rezoning application. The Parcels that meet relevant condition #4 include: • Parcel #3 01-03500-02-010 • Parcel #4 01-03500-03-011 • Parcel #5 01-03500-25-010 • Parcel #6 01-03500-52-011 Relevant Condition No. 5 — Floodway • Flood hazard areas identified on the Flood Insurance Rate Map are shown as a Special Flood Hazard Area (SFHA). SFHA are defined as the area that will be inundated by the flood event having a 1 -percent chance of being equaled or exceeded in any given year. The 1 -percent annual chance flood is also referred to as the base flood or 100 - year flood. SFHAs are labeled as Zone A, Zone AO, Zone AH, Zones Al -A3 0, Zone AE, Zone A99, Zone AR, Zone AR/AE, Zone AR/AO, Zone AR/A1 -A3 0, Zone AR/A, Zone V, Zone VE, and Zones V1 -V30. Moderate flood hazard areas, labeled Zone B or Zone X (shaded) are also shown on the FIRM, and are the areas between the limits of the base flood and the 0.2 -percent -annual -chance (or 500 -year) flood. The areas of minimal flood hazard, which are the areas outside the SFHA and higher than the elevation of the 0.2 -percent -annual -chance flood, are labeled Zone C or Zone X (unshaded). The entire project area lies within Zone X (unshaded), therefore none of the parcels lie within a defined floodway. Relevant Condition No. 6 — Substandard buildings within the meaning of Minnesota Statutes, section 469.174, subdivision 10 • None of the parcels contain substandard buildings or contain at least 60% of the area per this relevant condition. In conclusion, 4 of the 8 parcels as identified in Exhibit A and summary above meet at least one of the relevant conditions making the qualifying acreage 76.1 % which exceeds the required 70% of the entire area for consideration. This letter and related documentation will serve as support for the Resolution to the City of Apple Valley City Council to create the project area related to the special Tax Increment Financing District legislation for the Fischer Property. BSA:bsa Attachments FISCHER PROPERTY REDEVELOPMENT TIFF PROJECT AREA FINDINGS EXHIBITA Fischer Property Per 2013 Memorandum O O O O O O O O O I` N M Lf� N LSA O I. -r— N LO O O O O O O O O Lf) Lf) Lf) Lf) Lf) LO LO O O O O O O O O O O O O O O O it it it it it it it Right -of -Way (29.16 AC) ✓ At least 60% of the area meets condition X Less than 60% of the area meets condition Total Gross Project Area: 466.45 AC Total Net Project Area (Less ROW): 437.29 AC e: 355.01 AC (78.93 + 76.21 + 161.45 + 38.42) / (466.45) a� ti ti 2015 Aerial Photography provided by Dakota County GIS ti .IeIHKR ONISVHd ❑Nb' JNINIW 'd.rvo 1flfL'�' 11• AO6C—x *00 lid L.CTSS r10.1. Trip gHne 133.S 44.1 15,3 00011 ']NI 'AMMO) QNIU?3NION IgVergv HOU _ A411iSDY11 (Xadold Jagastd) naiad asn IEuoWpuoD E661 1uatrupuauni 9i OZ o2 £ }igiuxa (cvoclaid JatiosI) asn Tuopyuop £661 of luatupuotuy 910z 01 17 pqmva Ext r 2013 MINNESOTA SESSION LAWS CHAPTER 143 ARTICLE 9 Sec, 18. CITY of APPLE VALLEY. TAX INCREMENT FINANCING DISTRICT. Subdivision 1. Definitions. For the purposes of this _section., the following terns have the nieani s ' yen t them ' Cit } mea4s the city of Agile Vasey c ` aro;t area�aan the f arce1 ner_1---1, O10350O03M1 1 01-03500-02-010, 01-03500-52-011 01-03500-78.7011401- 03500-77-014 1- -78 11* 1- QQP11014.Q1O35O07,01O, 01-034'00-05-050 .� ci "Soil deficienc district' means a lype. of tax increment icing district c nsistin: of a ' ortion of the ro'ect. ar - . i which the ci finds resolution that the follorin conditions exist: 1 unusual terrain or soil deficiencies that occurred over 70 ercent of the acrea e in the districtre .ir'e su �tia11 1.1 ate, pr. ether physicalpreparation for use. and fal the estimated cost of the pily.j preparation under clause 1, but clud cysts _d.rcr related to roads as deed in Minnesota Statutes* section 160.0114_4 localts as described in Minnesota Statutes sections 49O2Lbdivisioni. other than clauses 8 to 10 and 430.01 exceeds the fair market value ofthe- land before pompleton of th ,reparation* bd7 . Special rules. 0.1Ifthe city effects,upon the acn athe tax increment financing1 for Ian a tct the rulesunder this section 1 to a redevel. 0 i ent dist-c renewal and renovation distri soil condition distric or soijjjeficiencydis1rictestablished by the city or a dev loppthorn r- f the ci in the ro'ect Ara. The city, oreha1f establish one er more soils deficient districts within the r'ect area. Prior to or x. r n the ado tion of the fint tax increment u an sub' ect to the sial rules under this subdivisio consistin of at least 70 and railroad ri conditions: 1 1 • the a. ercent of the ac m�� find b resolution that e of the • roect ar exclu • 8I'CelS is -o `-w . are characterized b one or more of the fol lowin t or other soils with _eotechnical deficiencies that of commercial bilin s or 2 soils orterrainthat •uir e n. ti. 'i#in order evel ament ofd oon mer ial buildings or incl.,Imam;landfillss d t t s or similar .- w o' is of municipal or rivate waste' es or simiresouree extraction sites; - loodwa • and s��lard buildings_ s_ within the inganing o `�� t Statutes. sect 469174subdivision 10. 111 air devel moi - -e 1 street ent c For the X585 of ara I h • clauses 1 to 5 a arcel is characterized b the relevant condition if at least 60 1 ercent of the area of the 1 arcel contains the relevant condition. For the inoses arara . (b1 clause (6),a parcels characterized b substandard buildin ; s if substandard build s occu at least 30 p_em_ the area of Wil d The five- ear rule under Minnesota Statutes section 469.1763 subdivision is extended to ten ears for an district and the . eriod under Minnesota Statutes section. 469.1763_ subdivision 4, jextended to 11 years. e Notwithstan. '' an rovision to the contrin Minnesota Statutes section 469.1763, subdivision 2i, air r ph (a), not more than 80 percent of the total revenue derived from tax increments • aid b ro • erties is an distric measured over the life of the district, may rbe_ expended on activities outside the strict but within e _profe t area. dorasailde ci _e dsl t; �Y 1 1■ YIYYIlF��Ir� Fi (1) increments_may be collected through 20 years -after the receipt by the 4_orit of the first increment frona the district. and e ce't as otherwise . rovided in this subdivision. increments ma be used onl to: i ac u uire • arcels on which the im rovements described in item will occur a for the cost of correctin: the unusual terrain or soil deficiencies and the additional cost of installiblic improvements directly caused by the deficiencies' and iii • a for the administrative e • -uses of the athori allocable to the district. The author' to a 1) rove tax increment fmancin lans to establish tax increm i t financin districts un ! er this section e fres D ember 31 2022. EirliECTIVE DATE This section isf f`ecti upon compliance with Minnesota Statutes,tion 645.021 # subdivision . JJIHX ONISVHd CINV ONINIIN cfrIO PIO oocc-mins) Hel Las viularan ndria „LIMOS ,1101 .1.5VJ NI .ANUJI6103 ON1$133NIONti asov (Xpodoid nulosild) l!uuad Sfl puompuop E66T 04 luawptiatuv 9 I ozo ilq111X3