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Table of Contents <br /> Executive Summary 5 <br /> Management Review&Analysis-Tax Increment Financing Districts 5 <br /> TIF Summary 6 <br /> Summary of Outstanding Non-Pooled Obligations(as of 12/31/10) 8 <br /> Summary of Outstanding Pooled Obligations(as of 12/31/10) 8 <br /> Summary of Bond Proceeds as Expended by District(as of 12/31/2010) 9 <br /> TIF as a Development Tool 10 <br /> Administrative Expenses 12 <br /> Administrative Issues 12 <br /> Delinquent Taxes for Existing Districts 14 <br /> Assumptions 16 <br /> Recommendations 16 <br /> Budget Modifications 16 <br /> Cash Balances and Uses 17 <br /> Pooled Debt Service 18 <br /> Excess Increment on TIF Reporting 18 <br /> Four Year Rule 18 <br /> Five Year Rule 19 <br /> Pooling Recommendations 20 <br /> Jobs Bill 21 <br /> Tax Increment Financing Districts 23 <br /> TIF#5—Printcraft/Donatelle 23 <br /> TIF#6— 10th St and I-694 Properties 31 <br /> TIF#7—2050 Highway 8 37 <br /> TIF#8—Rush Lake Business Park 43 <br /> TIF#9—Brightondale Senior Housing 49 <br /> TIF#10—JLN Development 55 <br /> TIF#11 —Trainor Enterprises 61 <br /> twat Management Review&Analysis-Tax Increment Financing Districts February 2012 <br /> New Brighton, Minnesota Page 3 <br />