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the City. Any year in which the tax capacity is below the original tax capacity, as adjusted, no tax capacity will be captured and no increment will be payable to the City. Besides making the adjustment described above, each year after the certification of the original tax capacity, the County auditor will increase or decrease the original tax capacity of TIF District No. 5 as a result of: 1. change in the tax exempt status of property within the TIF District; reduction or enlargement of the geographic boundaries of the TIF District; or reduction of valuation by means of a court-ordered abatement, stipulation agreement, voluntary abatement made by the assessor or auditor or by order of the Minnesota commissioner of revenue. T. Estimate of Captured Tax Capacity. Pursuant to Section 469.175, subd. I and 469.177, subd. 2 of the TIF Act, the estimated captured tax capacity of TIF District No. 5 will be $296,800 as of January 2, 1994. After 1994, the captured tax capacity may decline slightly each year due to annual adjustments in the original tax capacity as described in part S, above. The captured tax capacity was estimated in the following manner: Tax Capacity on January 2, 1994 Adjusted Original Tax Capacity $296,800 $ 13,230 Captured Tax Capacity $283,570 Pursuant to Section 469.177, Subd. 2 of the TIF Act, it is found and declared that all of the captured tax capacity generated by the subject property within TIF District No. 5 is necessary to finance or otherwise make permissible expenditures authorized by Section 469.176, Subd. 4 of the TIF Act. U. Duration of the TIF District. In accordance with Section 469.176, Subd. I(e) of the TIF Act, the City may continue to receive TIF payments until eight years from the date of the receipt of the first increment. V. Estimate of Impact on Other Taxing Jurisdictions. It is anticipated that $74,200 in increment will be captured/annually within TIF District No. 5 upon full development of the TIF District. This increment amount is based on assessment of the development on January 2, 1994 for taxes payable in 1995. This amount is expected to decrease after 1995 (assuming no inflationary increases in tax capacity) due to annual adjustments in original tax capacity. The composite tax capacity rate for the affected property was 94.270 in 1989. This rate constitutes the original tax capacity rate pursuant to Section 469.177, subd. la of the TIF Act. Of the total tax capacity rate, 29.09% is levied by the City of Ramsey,