050 of 2018 - Adoption of 9 Line Community Reinvestment Area Project Area Plan 0 18-1
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SALT LAKE CITY ORDINANCE
No. 50 of 2018
(Adoption of 9 Line Community Reinvestment Area Project Area Plan)
An ordinance adopting the Community Reinvestment Area Project Area Plan for the 9
Line Community Reinvestment Project Area, as approved by the Board of Directors of the
Redevelopment Agency of Salt Lake City, and designating the Plan as the official Community
Reinvestment Project Area Plan for the 9 Line Community Reinvestment Project Area.
WHEREAS, the Redevelopment Agency of Salt Lake City (the "Agency") prepared a
Draft Community Reinvestment Project Area Plan (the "Draft Plan") for the 9 Line Community
Reinvestment Project Area, the legal description of which is attached hereto as Exhibit A.
WHEREAS, on August 21, 2018, the Board of Directors of the Agency held a public
hearing on the Draft Plan and pursuant to Utah Code § 17C-5-108 and adopted a resolution
approving the Draft Plan as the Official Community Reinvestment Project Area Plan for the 9
Line Community Reinvestment Project Area("Official Plan") (see Agency Resolution No. R-24-
2018).
WHEREAS, Utah Code § 17C-5-109 requires that, before a community reinvestment
project area plan approved by the Agency may take effect, it must be adopted by ordinance of the
legislative body of the community that created the Agency.
WHEREAS, the Act also requires certain notice to be given by the community legislative
body upon its adoption of a community reinvestment project area plan under Utah Code § 17C-
5-110.
NOW, THEREFORE, BE IT ORDAINED BY THE SALT LAKE CITY COUNCIL AS
FOLLOWS:
SECTION 1. The Salt Lake City Council hereby adopts the 9 Line Community
Reinvestment Project Area Plan, as approved by the Agency as the Official Plan for the 9 Line
Community Reinvestment Project Area.
SECTION 2. The City staff is hereby authorized and directed to publish or cause to be
published the notice required by Utah Code § 17C-5-110, whereupon the Official Plan shall
become effective.
SECTION 4. This ordinance shall take effect immediately upon the date of its first
publication.
1
Passed by the City Council of Salt Lake City, Utah this 2nd day of , 2018.
Erin Mendenhall, Chair oma
Approved as to Form:
Salt Lake City Attorney's Office
Katherine N. Lewis
Date: -7/
AT
TY REC RDER
Transmitted to Mayor on October 8, 2018
Mayor's Action: ,X Approved. Vetoed.
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Bill No. 50 of 2018.
Published: October 23, 2018 •
HB_ATTY-#71850-v 1-City_Ordinance_(9_Line_Project_Area_Plan).doc
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EXHIBIT A TO ORDINANCE NO.
[Attach Legal Description for 9 Line Project Area]
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9 LINE
COMMUNITY
REINVESTMENT AREA
A N
S LC RDA
'AEI T`�Efi 9(l LANE C'
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REDEVELOPMENT AGENCY OF SALT LAKE CITY I DEPARTMENT OF ECONOMIC DEVELOPMENT
9 LINE
COMMUNITY REINVESTMENT AREA
PLAN
ACKNOWLEDGEMENTS :
MAYOR
RDA EXECUTIVE DIRECTOR
Jacqueline M. Biskupski RDA BOARD OF DIRECTORS
James Rogers, District 1
DEPARTMENT OF ECONOMIC DEVELOPMENT DIRECTOR Andrew Johnston, District 2
RDA CHIEF EXECUTIVE OFFICER Chris Wharton, District 3
Lara Fritts Derek Kitchen, District 4
Erin Mendenhall, District 5
RDA CHIEF OPERATING OFFICER Charlie Luke, District 6
Danny Walz Amy Fowler, District 7
LN TE N TS
i) INTRODUCTION 4
1) COMMUNITY REINVESTMENT ANALYSIS (17C-5-105) 7
1(a): PROJECT AREA BOUNDARY DESCRIPTION 8
1(b): EXISTING LAND USES AND NEIGHBORHOOD CONTEXT 9
1(c): STANDARDS TO GUIDE PROJECT AREA DEVELOPMENT 15
1(d): FURTHERING PURPOSES OF UTAH TITLE 17C 16
1(e): GENERAL PLAN CONSISTENCY 21
1(f): ELIMINATION OR REDUCTION OF BLIGHT 21
1(g): SPECIFIC PROJECT AREA DEVELOPMENT 21
1(h): PROCESS OF SELECTING PARTICIPANTS 21
1(i): REASON FOR SELECTING THE PROJECT AREA 22
1(j): EXISTING PHYSICAL, SOCIAL, ECONOMIC CONDITIONS 23
1(k): FINANCIAL ASSISTANCE OFFERED TO PARTICIPANTS 28
1(I): PUBLIC BENEFIT ANALYSIS SUMMARY 29
1(m): HISTORIC PRESERVATION 31
1(n): INTERLOCAL AGREEMENT 31
1(0): OTHER INFORMATION - GEOGRAPHIC FOCUS AREAS 31
1(0): OTHER INFORMATION - COMMUNITY OUTREACH 32
2) PROJECT AREA BUDGET (17C-5-303) 35
1(a): BASE TAXABLE VALUE 36
1(b): PROJECTED AMOUNT OF TIF 36
1(c): COLLECTION PERIOD 36
1(d): TIF PAID TO OTHER TAXING ENTITIES 36
1(e): IF TIF COLLECTION AREA IS LESS THAN CRA BOUNDARY 36
1(f): PERCENTAGE OF TIF AUTHORIZED TO RECEIVE 37
1(g): MAXIMUM CUMULATIVE DOLLAR AMOUNT 37
2: SALES AND USE TAX REVENUE 37
3: PROJECT AREA FUNDS TO IMPLEMENT THIS CRA PLAN 37
4: RDA'S COMBINED INCREMENTAL VALUE 38
5: PROJECT AREA FUNDS USED FOR ADMINISTRATION 38
6: EXPECTED SALES PRICE FOR PROPERTY THE RDA OWNS 38
ATTACHMENT A: PROJECT AREA LEGAL DESCRIPTION AND MAP
ATTACHMENT B: DEFINITIONS
ATTACHMENT C: PROJECT AREA BENEFITS ANALYSIS AND BUDGET
9 LINE COMMUNITY REINVESTMENT AREA PLAN 3
iNTRODUCTION
Through this 9 Line Community Reinvestment Area Plan ("Plan"), the Redevelopment Agency of Salt
Lake City ("RDA"), contemplates the creation of a Community Reinvestment Area ("CRA") to utilize
tax increment as a funding mechanism to implement the community vision that has been established
through the Westside Master Plan and that has been reaffirmed through the community engagement
process utilized to develop this Plan. In addition, the creation of a CRA will assist in closing the
gap in identified disparities by providing housing stability, economic development, and improved
neighborhood conditions.
COMMUNITY OVERVIEW
The 9 Line Community Reinvestment Area ("Project Area") is located less than two miles from
downtown Salt Lake City, and spans the communities of Poplar Grove to the north and Glendale
to the south. The area is characterized by single-family neighborhoods, industrial uses, and
small to mid-scale commercial centers. In addition, the area is rich with natural and recreational
resources, including several parks and two trail corridors.
Despite havingtremendous strengths, the area has experienced some important disparities from
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the city as a whole. As compared to the city, the Project Area has a higher rate of poverty, a lower
median household income, and a lower rate of educational attainment. Neighborhood conditions,
as compared to other areas of the city, may act as a barrier to fair housing and limit access to
opportunity. •
Vacant, underutilized, and neglected properties have impacted the surrounding neighborhood's
potential for revitalization. This has limited private sector investment and the development of
neighborhood amenities that enhance residents' quality of life.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 4
BUILDING ON STRENGTHS
This Plan sets forth Goals, Objectives, and Tactics for the utilization of tax increment to leverage
the neighborhood's existing assets while encouraging commercial revitalization, housing stability,
economic development, and enhancement of the public realm.
Existing neighborhood assets include As neighborhood change occurs, it is
unparalleled natural areas, parks, trails, and important that policies and practices promote
green space. Although the highway system equitable development that considers existing
has created geographic barriers that limit residential groups while also serving the
physical connectivity, the neighborhood is in needs of a growing and changing community.
close proximity to downtown and employment Flexibility has been built into this plan to
centers. Commercial and light industrial allow for modifications as conditions evolve.
centers, while currently underutilized, have
the potential to act as economic drivers if they NEIGHBORHOOD NODES
are better leveraged to ensure local impact. Many of the area's residents are optimistic that
revitalization will occur within the Poplar Grove and
In addition, the Project Area has a number Glendale neighborhoods to enhance strong,stable
of significant local and community-based residential communities connected by recreational
opportunities and vibrant community activity centers.
institutions that can engage as partners in Through the Westside Master Plan,these activity
community improvement efforts. Perhaps centers,also referred to as community and neighborhood
the greatest asset of the neighborhood is the nodes,are areas that have been identified for growth and
diverse, youthful, and engaged population, development.As such,this Plan identifies these nodes
which will be essential in furthering as geographic areas to target RDA programs,tools,and
resources.
neighborhood revitalization activities.
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9 LINE COMMUNITY REINVESTMENT AREA PLAN 5
PLAN REQUIREMENTS
This Plan complies with the community reinvestment project area plan requirements as per Utah
Code Title 17C-5-101. The RDA does not anticipate using eminent domain within the Project
Area. Since the RDA is not carrying out a blight study or a blight determination, the Project Area
is authorized through interlocal agreements with individual taxing entities, rather than a taxing
entity committee.
As per 17C-5-108, prior to adopting a board resolution, the RDA Board of Directors (Board) has
determined that the Plan:
• Contains a boundary description of the Project Area
• Contains the RDA's purposes and intent with respect to the Project Area
• Serves a public purpose
• Produces a public benefit as per 17C-5-105(2)
• Is economically sound and feasible
• Conforms to the community's general plan
• Promotes the public peace, health, safety, and welfare of the community
PLAN & POLICY COORDINATION
Salt Lake City has recently carried out various planning efforts focused citywide as well as
specific to the westside. As components of the city's general plan, these efforts have established
a clear vision for future development, and are based on extensive data gathering and community
engagement. It is important that this Plan draws from, builds upon, and integrates these prior
plans and studies. Plans referenced and the hierarchy of the these plans is outlined below.
CITYWIDE VISION CITY SYSTEM PLANS COMMUNITY& IMPLEMENTATION
SMALL AREA PLANS PLANS&STRATEGIES
• Plan Salt Lake • Pedestrian & • Westside Master ® 9 Line
Bicycle Master Plan Community
Plan • 9 Line Corridor Reinvestment
• Transit Master Master Plan Area Plan
Plan
• Grow SLC: A
5-Year Housing
Plan
• Other plans
9 LINE COMMUNITY REINVESTMENT AREA PLAN 6
COMMUNITY REINVESTMENT ANALYSIS
OVERVIEW
Section 1 of the Plan fulfills requirements of 17C-5-105(1), and includes the following
information:
a. Project Area Boundary Description
b. Existing Land Uses and Neighborhood Context
c. Standards To Guide Project Area Development
d. Furthering Purposes of Utah Title 17C
e. General Plan Consistency
f. Elimination or Reduction of Blight
g. Specific Project Area Development
h. Process of Selecting Participants
i. Reasons for Selecting the Project Area
j. Existing Physical, Social, and Economic Conditions
k. Financial Assistance to be Offered to Participants
I. Public Benefit Analysis Results
m. Historic Preservation Requirements
n. Interlocal Agreement
9 LINE COMMUNITY REINVESTMENT AREA PLAN 7
1 ( a ) : PROJECT AREA BOUNDARY DESCRIPTION
The project area is generally defined by the north/south alignment of 900 West from 1-80 on the
north and 1400 South on the south, and the east/west alignment of Indiana Avenue (800 South)
from 1-215 on the west and 1-15 on the east. In addition to portions of the 900 South, Indiana
Avenue, and Redwood Road corridors, the project area also includes a large underutilized area
west of Redwood Road, as well as portions of the 9 Line and Jordan River Parkway trail corridors.
Refer to Exhibit A for a complete legal description of the Project Area.
FIGURE 1.1: PROJECT AREA BOUNDARY MAP
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9 LINE COMMUNITY REINVESTMENT AREA PLAN 8
1 ( b ) : EXISTING LAND USES AND NEIGHBORHOOD CONTEXIi .
This section includes a general statement of the existing land uses, layout of principal streets,
population densities, and building intensities of the Project Area and how each will be affected
by the project area development.
FIGURE 1.2: LAND USE ZONING MAP
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CC:Commercial Corridor MEM R-1-7000:Single Family Residential iir
® ON:Neighborhood Commercial - R-2:Single and Two Family Residential
IIIIIIIIIII FB-UN 1:Form Based Urban Neigh. __.2 RMU-35:Residential Mixed Use o
M-1:Light Manufacturing - RMU-45:Residential Mixed Use
® OS:Open Space ® RMF-30:Multifamily Residential
iiiiii PL:Public Lands Milli RMF-35:Multifamily Residential
Other
LAND USES
The 738 parcel-acreage Project Area includes a range of land uses, including single-family
residential, multifamily residential, industrial, commercial, parks and open space, schools, and
publically-owned facilities. Through redevelopment, some existing structures may be demolished
or renovated, new buildings may be constructed, and the reuse of existing buildings for new uses
may occur. In addition, infrastructure upgrades, streetscape improvements, and public space
enhancements may occur.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 9
TABLE 1.1: CURRENT LAND USES
Property Type Acres %of Total
Tax Exempt 185.66 25%
Residential 235.53 32%
Commercial 45.4 6%
Industrial 124.12 17%
Vacant 103.55 14%
Office 10.85 1%
Residual Road, Right-of-Ways & Easements 33.04 4%
TOTAL 738.15 100%
Anticipated Changes by Land Use:
The land use changes are intended to enhance stable residential neighborhoods; facilitate
commercial revitalization; strengthen employment centers; improve gateways and connectivity
between the westside and adjacent areas of Salt Lake City; and to reinforce the area as a primary
destination for outdoor recreation.
• SINGLE-FAMILY RESIDENTIAL
Single-family residential uses, currently comprising about 30% of current land uses and
zoned area, are concentrated between 800 West and Redwood Road. As project area
development occurs, single-family uses are not anticipated to be expanded. However
residential rehabilitation and infill development will likely occur within existing single-
family neighborhoods. In addition, moderate-density residential development - including
townhouses, fourplexes, courtyard apartments, or live-work units - is anticipated to occur near
neighborhood commercial nodes to diversify the housing stock.
• MULTIFAMILY RESIDENTIAL FIGURE 1.3: RESIDENTIAL AND MIXED-USE ZONING
Multifamily residential uses, currently
comprising 1% of current land uses and 'F_
5% of zoned area, are primarily located
in the northeastern portion of the Project =1 rl
Area between 900 South and 1-80. As �i
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project area development occurs, additional rzngz.; tm=
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well-designed and contextually-sensitive
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multifamily and mixed-use residential paw ®®�
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commercial and neighborhood nodes to
diversityhousing the stock. SINGLE FAMILY ZONING Adam' r
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El MULTI FAMILY ZONING
MIXED USE ZONING
1. FORM BASED ZONING -
9 LINE COMMUNITY REINVESTMENT AREA PLAN 10
• INDUSTRIAL FIGURE 1.4: LIGHT MANUFACTURING ZONING
Manufacturing uses, comprising 17% of
current land uses and 29% of zoned area, are
concentrated in areas west of Redwood Road
and between 1-15 and 800 West. As project area
development occurs, the light manufacturing
zone between 1-15 and 800 West should be
reevaluated to determine whether a new zone is I �
=.5 more appropriate to encourage uses conducive
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to a neighborhood setting. In addition, the light fi
manufacturing zone west of Redwood Road
should be reevaluated to determine if a new IN LIGHT MANUFACTURING ZONING
zoning type is more supportive to multimodal
corridor development by allowing commercial
development with a more measured approach to
building and site design.
• COMMERCIAL & OFFICE FIGURE 1.5: COMMERCIAL ZONING
Commercial and office uses, comprising 7%
of current land uses and 16% of zoned area, .1
or
are concentrated to areas along the Redwood
Road corridor, with smaller pockets located at 111
the Indiana Avenue at Navajo Street node, and
along the 900 West corridor. As project area
t•IL
development occurs, commercial and office uses
will be integrated into mixed-use neighborhood
and community nodes. 11
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▪ COMMERCIAL ZONING
II MIXED USE ZONING
▪ FORM BASED ZONING
•
9 LINE COMMUNITY REINVESTMENT AREA PLAN 11
• PARKS AND OPEN SPACE
Parks and open spaces uses includes the FIGURE 1.6: OPEN SPACE ZONING
Jordan River and 9 Line corridors, Jordan Park,
and other neighborhood parks. According to the
Westside Master Plan, 83% of the residential
properties in the westside are within a quarter-
mile of public green space. As project area
development occurs, project area acreage
dedicated to park and open space uses is {r not anticipated to be expanded. However,
enhancements to existing park and trail
1.1
infrastructure is anticipated to occur.
■ OPEN SPACE ZONING
TABLE 1.2: SIGNIFICANT PARKS
PARK ACRES ADDRESS
Jordan River Park 34 1060 S 900 West
International Peace Gardens 12 1060 S 900 West
9th South River Park 4.5 1000 S Genesee Ave
Poplar Grove Park 6.75 800 S Emery Street
Bend in the River Park 4.25 1054 W Fremont Dr
Modesto Park 5 1175 S 1000 West
Post Street Tot Lot 0.5 487 S Post Street
Bike Pump Track 1.3 700 West 900 South
9 LINE COMMUNITY REINVESTMENT AREA PLAN 12
LAYOUT OF PRINCIPAL STREETS
The streets in the Project Area are set in a grid pattern, with the exception of a few streets that
run along or near the Jordan River. The following streets within the Project Area are identified as
part of the Transit Master Plan's Frequent Transit Network: Redwood Road, California Avenue,
400 South, 900 West, 900 South, and Indiana Avenue. Interstate highways delimit the Project
Area to the west, north, and east (1-215, 1-80, and 1-15, respectively). 400 South and 1300
South/California Avenue are important east-west arterial streets that access 1-15 and the east
side of Salt Lake City, while east-west arterial streets 800 South and 900 South also handle a
large volume of traffic because they connect to downtown Salt Lake City.
FIGURE 1.7: TRANSPORTATION MAP
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9 LINE COMMUNITY REINVESTMENT AREA PLAN 13
POPULATION DENSITIES
The population density of the CRA Area east of Redwood Road is estimated to be 10.2 people
per acre.* With a lack of residential zoning in the western region of the Project Area, the
population density west of Redwood Road is estimated to be few to zero.
Population densities are anticipated to increase in the Project Area, in part because the
Westside Mater Plan calls for nodes along 900 West, Indiana Avenue, and Redwood Road to be
developed for increased residential density and appropriately-scaled mixed-use and commercial
development. It is anticipated that some of the current uses in the Project Area could transition
into medium- and high-density residential and mixed use developments, while the areas that are
currently low-density residential shall maintain that character. Overall, the increases in building
intensities at specific nodes (discussed below) shall result in increased population densities.
*Note:The population density for the CRA Area east of Redwood Road was calculated by dividing the population by the land area of
the following census block groups:Census Tract 1026, Block Groups 2,3;Census Tract 1027.01, Block Groups 1,2,3;and Census
Tract 1028.01, Block Groups 2,3
BUILDING INTENSITIES
Buildings in the area are generally single or two-story residential structures, with large-footprint
commercial, institutional and light manufacturing located in the eastern and western portions
of the project area. The latter typically can be characterized as large buildings surrounded by
surface parking.
New increased intensity, mixed-use projects are anticipated to be developed at targeted nodes.
Commercial and mixed-use development will add density where appropriate while preserving the
character of single-family neighborhoods. As per the Westside Master Plan, the following nodes
have been identified for growth and development:
• 900 West at 400 South
• 900 West at 700 South
• 900 West at 800 South
• 900 West at California Avenue
• 900 West at 900 South
• 900 South at the Jordan River
• Indiana Avenue at Navajo Street/Pueblo Street
• Redwood Road at Indiana Avenue
• Redwood Road at 900 South
•
9 LINE COMMUNITY REINVESTMENT AREA PLAN 14
1 ( c ) : STANDARDS TO GUIDE PROJECT AREA DEVELOPMENT
The goals set forth in the Westside Master Plan shall be used as the standards to guide project
area development, as follows:
1. Promote reinvestment and redevelopment in and spotlighting the Jordan River, the
the Westside community through changes Jordan River Parkway, the 9 Line and the
in land use, improved public infrastructure community's parks and natural spaces.
and community investment to spur
development that meets the community's 6. Enhance and expand the internal network
vision while maintaining the character of of assets, nodes and resources ensuring
Westside's existing stable neighborhoods. that all residents and employees in the
Westside have access to goods, services
2. Protect and encourage ongoing investment and activities and the opportunity to walk
in existing, low-density residential or bicycle safely to them.
neighborhoods while providing well
designed, compatible and high density 7. Strengthen the connections both within and
residential development where needed, between the Westside and other parts of Salt
appropriate or desired. Lake City by improving the community's
gateways and corridors and strengthening
3. Recognize, develop and foster the transportation network for all modes of
opportunities for unique, mixed use travel.
neighborhood and community nodes in the
Westside that reflect the diverse nature of 8. Maintain the stability of the industrial
the community and provide resources to districts and the employment base in the
allow for their growth. community while incorporating appropriate
land use buffers and urban design features
4. Recognize, develop and foster to soften the transition between them and
opportunities for regional nodes that adjacent neighborhoods.
strengthen the community's employment base
while providing large-scale commercial 9. Create a beautiful community with
retail and services for residents and a system of guidelines to create and
employees of the Westside. strengthen public spaces that will foster
community interaction and pride and
5. Make the Westside a destination catalyze ongoing redevelopment and
synonymous with recreation, trails, open growth.
space and the outdoors by celebrating
9 LINE COMMUNITY REINVESTMENT AREA PLAN 15
1 ( d ) : FURTHERING PURPOSES OF UTAH TITLE 17C
By implementing the CRA Plan, the RDA shall leverage private investment with tax increment
financing to provide redevelopment opportunities, create and preserve affordable housing, and
enhance neighborhood livability. Implementation shall be carried out through the following
objectives and tactics.
OBJECTIVE NEIGHBORHOOD REVITALIZATION
UNDERUTILIZED LAND IS RETURNED TO A PRODUCTIVE USE THROUGH
A REDUCTION IN THE NUMBER OF NEGLECTED BUILDINGS AND
VACANT LOTS TO REDUCE CRIME AND IMPROVE THE PHYSICAL
ENVIRONMENT OF THE NEIGHBORHOOD.
TACTICS:
a. Develop and maintain an inventory of vacant, blighted,
and underutilized properties to strategically prioritize for
RDA programs and tools.
b. Implement a program to incentivize the adaptive reuse of
underutilized or economically distressed buildings into a
more productive use.
c. Identify catalytic project sites to target for redevelopment.
Projects must be sufficient in location and scope
to encourage complimentary revitalization efforts
on surrounding properties. The identification and
implementation of catalytic projects will spur economic
development and job creation, assist in revitalizing
commercial nodes, and expand housing opportunities.
d. Collaborate with Salt Lake City's Civil Enforcement to
ensure that ordinances and regulations are enforced,
with focus on properties with repeat code violations
that detract from the neighborhood's quality of life and
wellbeing.
e. Ensure that redevelopment activities support high-quality,
enduring projects and promote sound architectural and
urban design principles to encourage safe, sustainable,
and livable neighborhoods.
f. Collaborate with Salt Lake City's Division of Planning to
ensure zoning is conducive to neighborhood revitalization
and master plan implementation.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 16
OBJECTIVE : COMMERCIAL NODES & CORRIDORS
2 • NEW AND REVITALIZED COMMERCIAL SPACE THAT SUPPORTS
: THRIVING STORES AND RESTAURANTS LOCATED AT NODES
CONNECTED BY PEDESTRIAN-FRIENDLY COMMERCIAL CORRIDORS.
: LOCAL AND REGIONAL NEEDS ARE SERVED THROUGH THE RETENTION
: OF EXISTING BUSINESSES, WITH THE ADDITION OF NEW RETAIL,
i COMMERCIAL, AND SERVICES TO THE AREA.
TACTICS:
a. Work with Salt Lake City's Planning Division to adapt
land use and zoning policies to allow a mix of uses on the
ground floor of buildings at strategic locations along the
900 South and Indiana Avenue corridors.
b. Target RDA programs and tools to leverage private
investment for the revitalization of existing commercial
and retail space while avoiding the displacement of
established, locally-owned businesses.
c. Consider developing project area-specific programs to
incentivize locally-owned businesses to purchase and
rehabilitate commercial space to operate their businesses
from.
d. Diversify the mix of businesses and services to leverage
local demand that is not being captured.
e. Encourage neighborhood-serving uses to increase access
to fresh food, day cares, and other services that promote
health and well-being.
f. Enhance commercial corridors to not only create safe,
pedestrian-friendly streets, but also to encourage private
investment for commercial revitalization.
g. Target RDA programs and tools to revitalize distressed
commercial space by offsetting the cost of code
compliance and facade improvements.
•
9 LINE COMMUNITY REINVESTMENT AREA PLAN 17
OBJECTIVE EMPLOYMENT CENTERS
3 ACTIVE AND VITAL EMPLOYMENT CENTERS TO SUPPORT THE
RECRUITMENT, RETENTION, AND EXPANSION OF BUSINESSES TO
PROVIDE HIGH-WAGE JOBS AND ECONOMIC PROSPERITY. •
TACTICS:
a. Ensure appropriate levels of office, commercial, and
retail spaces are integrated into redevelopment projects
to create synergies between uses and encourage a
critical mass of people.
b. Work with Salt Lake City's Business Development team
to retain, recruit, and expand businesses within the
Project Area.
c. Work with Salt Lake City's Planning Division to
determine planning and zoning solutions to develop
buffers between industrial and residential uses, and to
encourage transitional uses that are more conducive to a
neighborhood setting.
d. Target redevelopment activities to improve the interface
between industrial and residential neighborhoods.
e. Encourage the development of active employment
centers in transitioning industrial areas to provide
livable-wage jobs and enhance business prosperity.
f. Target RDA resources for land revitalization efforts in
transitioning industrial areas to facilitate previously
contaminated land to be put back into productive use.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 18
OBJECTIVE HOUSING
4 HIGH-QUALITY HOUSING OPTIONS TO PROVIDE HOUSING STABILITY
FOR EXISTING RESIDENTS AND ESTABLISH THE NEIGHBORHOOD AS
AN OPTION FOR ECONOMICALLY-DIVERSE INDIVIDUALS AND FAMILIES.
TACTICS:
a. Implement a model high-quality, context-sensitive
multifamily or mixed-use project to demonstrate a
successful mid-density project.
b. Target RDA resources to promote new construction,
rehabilitation, and adaptive reuse for a diverse range
of housing options, from affordable to market rate, to
accommodate a range of household incomes.
c. Collaborate with Salt Lake City's Division of Housing and
Neighborhood Development to stabilize and improve the
existing single-family housing stock.
d. Consider utilizing the Salt Lake City Community Land
Trust and deed restrictions to capture the value of public
investment to preserve long-term affordability.
e. Utilize RDA programs and tools to support the
implementation of mixed-income, mixed-use, and
multifamily residential targeted to appropriate locations
that are compatible with existing development.
f. Utilize RDA programs and tools to support the
implementation of infill development within existing
single-family neighborhoods, with focus on mid-density
housing types including duplexes, townhouses, courtyard
apartments, and accessory dwelling units (will require a
zoning update).
9 LINE COMMUNITY REINVESTMENT AREA PLAN 19
OBJECTIVE PUBLIC SPACES & TRANSPORTATION
5 A HEALTHY AND SUSTAINABLE NEIGHBORHOOD WITH REGIONAL
CONNECTIVITY, A UNIQUE IDENTITY, ACCESS TO OPEN SPACE, SAFE
STREETS, ACCESSIBILITY TO ADJACENT NEIGHBORHOODS, AND
. MULTIMODAL TRANSPORTATION.
TACTICS:
a. Promote the community's unique identity through public
art, signage, gateway markers, and other art amenities in
parks, street corridors, and gateways to the neighborhood.
b. Collaborate with the Transportation Division to improve
pedestrian safety, walkability, and neighborhood
connectivity through street and trail improvements,
to include bicycle amenities, public transportation
enhancements, traffic calming, safety improvements, and
streetscapi ng.
c. Enhance active recreation opportunities, including trail
improvements, community gardens, access points,
facilities, safety improvements at trail/street crossings,
and park amenities.
d. Improve neighborhood parks and plazas to enhance
• passive recreation and gathering spaces.
e. Integrate sustainable design features and green
infrastructure into projects to mitigate impacts of new
development and promote a resilient urban environment.
f. Collaborate with the Salt Lake City Arts Council to
identify opportunities to integrate public art into
community spaces.
g. Work with developers and property owners to integrate
publically-accessible space into privately-owned and
managed developments.
h. As population density increases, ensure adequate public
space is available to serve neighborhood needs.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 20
1 ( e ) : GENERAL PLAN CONSISTENCY
The Westside Master Plan is the current community general plan for the Project Area. The Project
Area Plan is consistent with the Westside Master Plan's goals and objectives of developing
mixed-use nodes at the neighborhood, community, and regional scales, creating a network of
neighborhood destinations for residents, improving mobility, promoting recreation, strengthening
connections both within and between the Westside and other neighborhoods, and providing a
growing economic and employment base for Salt Lake City.
The construction of all new buildings and improvements and the rehabilitation of any existing
buildings or improvements in the Project Area will be done in accordance with the standards set
forth in the Westside Master Plan, and the 9 Line Corridor Master Plan, as well as citywide plans
(including the Community Housing Plan, Transit Master Plan, Pedestrian and Bicycle Master
Plan, Sustainable Salt Lake Plan, and Plan Salt Lake).
Building permits for construction or rehabilitation will be issued by the City in order to assure
that project area development is consistent with the Westside Master Plan and City ordinances.
1 (f) : ELIMINATION OR REDUCTION OF BLIGHT
The RDA is not carrying out a blight study to make a determination of blight. However, project
area development activities are anticipated to revitalize neglected buildings and infrastructure,
and put vacant and underutilized land into a more productive use.
1 (g) : SPECIFIC PROJECT AREA DEVELOPMENT
Specific projects and project sites have not been identified. Rather, project area development
activities will facilitate housing and community revitalization activities as further described in
Section 1(d).
1 ( h ) : PROCESS OF SELECTING PARTICIPANTS
The RDA may enter into participation agreements (also known as tax increment reimbursement
agreements) with property owners within the project area, for the purpose of providing incentives
in the form of tax increment to redevelop the property. Program participants shall be selected
through an evaluation process as per the RDA's Tax Increment Reimbursement Policy. Potential
participants must provide sufficient evidence that tax increment funding is necessary for the
proposed project to succeed. In addition, the proposed project must align with project area
objectives and involve significant private investment so as to assure adequate yield of tax
increment.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 21
1 ( i ) : REASON FOR SELECTING THE PROJECT AREA
After conducting research into each of the above evaluation criteria, it was determined by the
Board that the 9 Line Project Area met the selection criteria and was selected as a proposed
project area by vote of the Board members. Some of the reasons for this selection included the
following:
• Opportunity to improve east-west connectivity between neighborhoods in the 9 Line
Project Area to other parts of the city to the east.
• Opportunity to implement some of the specific and well-established goals of the 2014
Westside Master Plan.
• Opportunities for infrastructure improvements to improve residential areas and to attract
commercial, retail, and mixed-use development.
• Opportunity for large-scale commercial development, especially west of Redwood Road.
• Existing commercial nodes at intersections that could be strengthened and reinforced
using RDA financing tools.
• Opportunity to diversify the housing stock.
• Open space and recreational opportunities along the Jordan River and 9 Line corridors
that can be preserved/promoted.
• Conformance with the Salt Lake County Project Area Creation Policy.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 22
1 (j ) : EXISTING PHYSICAL , SOCIAL , ECONOMIC CONDITIONS
The following is a demographic profile of the Project Area, including a snapshot of social,
economic, and physical conditions. The data sets used for this existing conditions analysis
are primarily U.S. Census Bureau, 2011-2015 American Community Survey 5-year estimate
data, taken from all the Census tract block groups that most closely align with the Project Area
boundaries. Although these block group boundaries are close to the Project Area boundaries,
they do not fall exactly within them, so some of the data displayed in this section might reflect
properties and conditions of the surrounding neighborhood.
FIGURE 1.8:AGE STRUCTURE- SALT LAKE CITY& 9 LINE PROJECT AREA
SALT LAKE CITY 9 LINE PROJECT AREA
1.5%* 85+ •1.5%
2.9°% 75 to 84 MBE
10.3% 60 to 74 7.9%
15.7% 45 to 59 18.4%
23.2% 30 to 44 21.3%
24.9% 18 to 29 18.9%
la.a% 5 to 17 20.8%
7.2% Under 5 8.9%
50,000 40,000 30,000 20,000 10,000 0 0 500 1,000 1,500 2,000 2,500 3,000 3,500
Source: U.S.Census Bureau,2011-2015 American Community Survey 5-Year Estimates
Note:9 Line Project Area study boundaries include Census Tract 1026,Block Group 2,3;Census Tract 1027.01;Census Tract 1028.01
Residents living in the 9 Line Project Area and surrounding neighborhood are younger than the
population of the city as a whole, as shown in Figure 1.8. About 30% of 9 Line residents are
under the age of 18, as compared to 22% of citywide residents.
FIGURE 1.9 FIGURE 1.10
HISPANIC POPULATION: 2016 SCHOOL ENROLMENT- HISPANIC & MINORITY:
9 LINE PROJECT AREA&SALT LAKE CITY 9 LINE PROJECT AREA SCHOOLS
100% 93% --
90% 86% _85%
79%
Salt Lake City 80% 70..< 69
70% — 65% 61%-
•
9 Line Project Area 50%
40% i —— G 1 ;
30% -
0% 20% 40% 60% 80% 100% 20% ' ;
Hispanic or Latino NINot Hispanic or Latino 10%
0%
Edison Franklin Riley Elementary Parkview
Source:U.S.Census Bureau,2011-15 ACS 5-Yr Estimates Elementary Elementary Elementary
Note:9 Line Project Area study boundaries include Tract 1026
Block Group 2,3;Tract 1027.01;Tract 1028.01 ' •%Hispanic - — — - SLC Elementary Schools Average Hispanic Rate
%Minority SLC Elementary Schools Average Minority Rate
Source:Salt Lake City School District
9 LINE COMMUNITY REINVESTMENT AREA PLAN 23
The Project Area is diverse, about 47% of the population is Hispanic or Latino, compared to just
21% for the city as a whole, as shown in Figure 1.9. The school-age population is more diverse
than the Project Area average, with racial and ethnic minorities accounting for between 85% and
93% of elementary school enrolment, as demonstrated in Figure 1.10.
FIGURE 1.11
2016 SCHOOL ENROLMENT
Parkview Elementary 86%
%OF STUDENTS QUALIFYING FOR Riley Elementary 97%
FREE OR REDUCED LUNCH -
9 LINE PROJECT AREA SCHOOLS Franklin Elementary 96%
Source:Salt Lake City School District Edison Elementary 95%
Note:A student from a household with an income
between at or below 130%of the poverty threshold 0% 20% 40% 60% 80% 100%
is eligible for free school lunch,while a student from
a household above 130%and up to 185%of the SLC Elementary Schools Average
poverty threshold is eligible for reduced lunch.
The vast majority (86% - 97%) of elementary-age children who attend schools that draw from the
Project Area are eligible for free or reduced lunch, as demonstrated in Figure 1.11. The federal
poverty level income threshold or a family of four is $24,300. A student from a household with
an income of up to 130% of the federal poverty level ($31,590 for a family of four) is eligible
for free lunch. A student from a household with an income above 130% and up to 185% of the
federal poverty level ($44,955 for a family of four) is eligible for reduced lunch.
FIGURE 1.12
POVERTY RATES: INDIVIDUALS &FAMILIES -
9.20% 9 LINE PROJECT AREA, SALT LAKE CITY,
Salt Lake County SALT LAKE COUNTY
12.40%
13.90%
Salt Lake City 20.30%
31.20%
9 Line
35.50%
0% 5% 10% 15% 20% 25% 30% 35% 40%
■Families ■Individuals
Source:U.S.Census Bureau,2011-15 ACS 5-Yr Estimates
Note:9 Line Project Area study boundaries include Tract 1026 Block Group 2,3;Tract 1027.01;Tract 1028.01
As demonstrated in Figure 1.12, over 35% of individuals and 31% of families residing in the
area are living in poverty according to the U.S. Census Bureau. This is significantly higher than
the citywide and countywide averages.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 24
FIGURE 1.13 $50,000 $47,243
MEDIAN HOUSEHOLD INCOME $45,000
9 LINE PROJECT AREA& $39,420
SALT LAKE CITY $40,000
$35,000
$30,000
$25,000
$20,000
$15,000
$10,000
$5,000
$-
9 Line Project Area Salt Lake City
Source:U.S.Census Bureau,2011-15 ACS 5-Yr Estimates
Note:9 Line Project Area study boundaries include Tract 1026 Block Group 2,3;Tract
1027.01;Tract 1028.01
4.0 FIGURE 1.14
3.50
3.5 3.31 3.24 AVERAGE HOUSEHOLD SIZE
3.0 2.67 9 LINE PROJECT AREA&
2.47 SALT LAKE CITY
2.5 2.28
2.0
1.5 -
1.0
0.5
0.0 -
All Households Owner Households Renter Households
9 Line Project Area • Salt Lake City
Source:U.S.Census Bureau,2011-15 ACS 5-Yr Estimates
Note:9 Line Project Area study boundaries include Tract 1026 Block Group 2,3;Tract
1027.01;Tract 1028.01
The median household income for the Project Area and surrounding neighborhood is $39,420,
which is 83% of the city's median of $47,243, as shown in Figure 1.13. This is particularly
significant because, as shown in Figure 1.14, the Project Area's average household size is
significantly larger than the city as a whole, 3.31 compared to 2.47 people.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 25
FIGURE 1.15
1% % OF HOUSING UNITS BY THE NUMBER
3%12% OF UNITS IN THE STRUCTURE-
6% 9 LINE PROJECT AREA
2%
■Single Unit The Project Area has more
■Duplex ° homeowners than renters, 58%
113 or 4 Units to 42%. Citywide, it is more of an
■5 to 19 Units even split with 48% of household
■20 to49 being homeowners and 52% being
■50 or more renters. As demonstrated in Figure
■Other 1.15, single-family residential
80% comprises 80% of the housing
units in the Project Area, with few
Source:U.S.Census Bureau,2011-15 ACS 5-Yr Estimates high-density, muti-family residential
Note:9 Line Project Area study boundaries include Tract 1026 Block Group 2,3;
Tract 1027.01;Tract 1028.01 units.
According to a 2014 Fair Housing Equity Assessment completed by the Bureau of Economic
and Business Research (now the Kern C. Gardner Policy Institute) at the University of Utah, the
westside of Salt Lake City, including the Project Area, is considered a low opportunity area. The
index measures school proficiency, poverty, labor market engagement, housing stability, and job
access. The general geographical area of the Project Area is shown in the black box in Figure
1.16.
FIGURE 1.16
STANDARDIZED OPPORTUNITY INDEX 0
`
BY CENSUS TRACT- -,_
,---• 011,14
SALT LAKE CITY f ~
-, ,-
i
i
`�l • ,
-
/ •
•
Its + Mail
�....
__ ...ik Ell
I LEGEND ,
gN•i�M Afr� r
f r 1to2
I di+th SA4
Ste i �L
a IN not
_ tilto50
Source:Bureau of Economic and Business Research,
I 12 Solt Ube City
University of Utah,Salt Lake City,Fair Housing �
Equity Assessment,2014
o 1 ''4 s • Some V.S.Oise I firitst/Ohm D►rijr+[
LY►.YrdGargiYr R¢wn Gurs
9 LINE COMMUNITY REINVESTMENT AREA PLAN 26
Crime within the project area has been concentrated at 800 South and 900 West, as well as
various areas along Redwood Road.
FIGURE 1.17 ' J
CRIME HOTSPOTS - ill - --
PART I & II OFFENSES , 11 - �"''" `
9 LINE PROJECT AREA ill I— --'`: �., —-t 4
o
...
II
.
. -Si ,
Ave I ina`� ,,,H. �; s
L 51� N i __ e#Yra -
g — _ N "`
g - FF.- --Mo --do---
Noway
1040 S, en Id D
ie `gym
11
,OS CC i i
• A
MOST Source:Salt Lake City Police
WS Department,March 2016 through
LEAST February 2017 data.Map drawn by
Kevin Bell,Salt Lake City Corporation.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 27
1 ( k ) : FINANCIAL ASSISTANCE OFFERED TO PARTICIPANTS
To promote investment in real property and consequent increases in property values, the RDA
has established programs to assist property owners and businesses within RDA project areas.
The most widely used forms of RDA assistance are loans, tax increment reimbursements, and the
property acquisition/disposition process. However, the RDA may also develop project area-specific
programs strategically targeted to promote the goals and objectives of the 9 Line Project Area. An
overview of existing programs is as follows:
1. TAX INCREMENT REIMBURSEMENT PROGRAM
The RDA Tax Increment Reimbursement Program may provide project developers a
tax increment reimbursement for the development of improvements that meet the
goals and objectives of this Plan and provide significant public benefit. Tax increment
reimbursements shall be based upon the difference between the initial taxable value
of a property prior to improvements and the increased taxable value resulting from said
improvements. The developer will receive a percentage of the tax increment generated
from its project for a specified time frame, and the RDA will receive the residual tax
increment generated by the project.
2. LOAN PROGRAM
The RDA Loan Program may provide financing to facilitate various development projects,
including new construction, building rehabilitation, and energy efficiency upgrades.
Funding is made available for construction costs or hard costs. Loan funds may also
be used for site improvements associated with a development project and short-term
land acquisition for affordable housing development. Use of funds for environmental
remediation or demolition shall be considered on a case-by-case basis.
3. PROPERTY ACQUISITION/DISPOSITION
In addition to programs, the RDA may implement this Plan by acquiring property to
market for strategic redevelopment, particularly to stimulate private investment, improve
community conditions, and increase economic development with the area. As per the
Utah Community Reinvestment Agency Act, the RDA may sell, convey, grant, gift, or
otherwise dispose of any interest in real property to provide for project area development.
Disposition of all RDA-owned real property, including land write-downs, shall abide by
the RDA's real property disposition policy, all applicable laws, and be conducted in a
competitive and transparent manner as deemed appropriate and effective.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 28
1 ( I ) : PUBLIC BENEFIT ANALYSIS SUMMARY
According to the Utah Code 17C Community Reinvestment Agency Act, the RDA shall conduct
an analysis to determine whether this CRA Plan will provide a public benefit. The RDA contracted
with Lewis Young Robertson and Burningham ("LYRB") to carry out this effort. A summary of the
resulting analysis, as completed by LYRB, is as follows.
a. An evaluation of the reasonableness of the costs of the proposed project area development
An evaluation of the reasonableness of the costs of the proposed project area
development is based on a comparison of the costs of the development compared to
the revenues and benefits it will generate for the various taxing entities. In 2016, the
total assessed value of the Project Area was $228,048,136. In 25 years, the estimated
total assessed value is $373,461,283 considering the utilization of tax increment. This
equates to $145,413,147 in incremental assessed value. This estimate is based on the
following development assumptions over the 25-year collection period:
TABLE 1.3: DEVELOPMENT ASSUMPTIONS AND ASSESSED VALUE-25 YEARS
Total Personal Incremental
Square $/Square Incremental
Development Building Property Assessed
Feet/Units Feet Value Land Value Value Value*
Commercial 451,356 $113.11 $51,054,836 $190,551 $7,658,225 $66,389,138
Office 114,829 $141.28 $16,223,332 $101,811 $2,433,500 $21,137,709
Residential 258 units $114.15 $16,152,898 $76,416 - $18,287,596
Industrial $489,789 $62.16 $30,443,127 $132,243 $4,566,469 $39,598,704
Total -_ $113,874,193 $501,021 $14,658,194 $145,413,147
*25-year assessed value includes a 1.0%growth rate
b. Efforts that have been, or will be made to capitalize private investment
Efforts to capitalize on private investment include the following:
• The RDA Loan Program provides gap financing that leverages private investment and
secured financing.
• The Tax Increment Reimbursement Program incentivizes private investment by
providing a reimbursement only after a project has been implemented and is
generating sufficient tax increment.
• The RDA's disposition process leverages private investment through competitive
marketing of property for development, thereby incentivizing private equity and
financing.
•
9 LINE COMMUNITY REINVESTMENT AREA PLAN 29
c. Rationale for use of project area funds ("but for" analysis)
The collective taxing entities are currently receiving approximately $3,359,833 in
property taxes annually from this Project Area. At the end of the life of the project area,
the taxing entities will receive all of their respective tax increment thereafter. At the
end of 25 years an additional $2,142,372 in property taxes annually is anticipated,
totaling approximately $5,502,205 in property taxes annually for the area. "But for"
the assistance provided by the RDA through tax increment revenues, this increase of
approximately 64 percent in property taxes generated for the taxing entities would not be
possible.
d. An estimate of total amount of funds and the length of time during which funds will be spent
Because of the high costs associated with comprehensive community revitalization,
the RDA anticipates the need for 75 percent of tax increment for a period of 25 years.
Assuming a 25-year timeframe, with 75 percent of increment flowing to the RDA, the
RDA would receive a total of approximately $26.5 million.
e. The beneficial influences on the community's tax base
In addition to property tax revenues, development within the Project Area will also
generate sales taxes and franchise taxes. The following table shows the total revenues
anticipated to be generated by the Project Area over the 25-year timeframe.
TABLE 1.4: TOTAL REVENUES-25 YEARS
Franchise Total
Entity Property Tax Sales Tax Tax Incremental
Revenues
Salt Lake County $5,700,032 $20,642,836 $26,342,868
Salt Lake City School District $14,857,106 $14,857,106
Salt Lake City $10,955,312 $8,975,146 $3,738,904 $23,669,362
Salt Lake Library $1,694,864 $1,694,864
Salt Lake Metropolitan Water $839,018 $839,018
Salt Lake City Mosquito Abatement $411,095 $411,095
Central Utah Water Conservancy $961,625 $961,625
Total Revenue $35,419,052 $29,617,982 $3,738,904 $68,775,938
f. The associated business and economic activity the proposed project area development will
likely stimulate
Project area development will promote new and revitalized commercial space that will
generate business and economic activity. In addition, project area development will
promote employment centers that will support the recruitment, retention, and expansion
of businesses to build local economic and employment prosperity.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 30
g. Whether adoption of the proposed community reinvestment project area plan is necessary and
appropriate to undertake the proposed project area development
The west side of the City, particularly the Project Area, has suffered from a lack of
reinvestment over the previous decades. This has led to neglected properties, and
underutilized land uses. "But-for" the creation of the CRA, and use of public funds, the
west side of the City will continue to remain in its underutilized state. Site remediation,
small lot sizes, and aging infrastructure are a few of the obstacles that are currently
deterring development within the Project Area.
1 ( m ) : HISTORIC PRESERVATION
If any of the existing buildings or uses in the project area are included in or eligible for inclusion
in the National Register of Historic Places or the State Register, the RDA shall comply with
Section 9-8-404 as though the agency were a state agency.
1 ( n ) : INTERLOCAL AGREEMENT
Per the requirements listed in Utah Code 17C, the Project Area is subject to an interlocal
agreement with taxing entities, rather than a taxing entity committee, because the RDA is not
carrying out a blight study.
1 ( o) ( i ) : OTHER INFORMATION -GEOGRAPHICAL FOCUS AREAS
Strategic geographic locations that are vital to the revitalization of the Project Area are as follows:
1. 400 S at 900 West: To promote a neighborhood commercial node that provides a gateway to
the Poplar Grove and Glendale neighborhoods.
2. 700 W - 800 W at 900 South: Fremont Ave: To promote economic development while
implementing land use buffers with adjacent residential uses.
3. 800 S - 900 S at 900 West: To promote neighborhood commercial nodes that provide gateways
to the neighborhood while also enhancing regional connectivity with parks and trail systems.
4. Indiana Avenue at Navajo Street: To promote a neighborhood commercial node with
connectivity to the 9 Line corridor.
5. Indiana Avenue at Redwood Road: To promote Redwood Road as a commercial corridor that is
also an important access point to the 9 Line corridor.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 31
FIGURE 1.17: GEOGRAPHIC TARGET AREAS
..t I r,$c � �' 'fit•t: ,rt .s, - .
} y
r:i 'tii41 L 'zj 1.400S900W
ra g_• f, X • y I.
•
r . ,tin
' EYor
. I i South ' -
+� 4.Indiana Ave @ Navajo ; I ` , '
800 South ,c-! t. 'w4 ,'- 800 South
i
i4,l7 i 's ,.
a .� + u;
�'aN • • yy d. ,F.e
5.Indiana Ave-900 S @ Redwood Rd me can ,e 11 . _ -- I"A. •t' " =
'i
T — ' .. •
O 3t 3.8005•900S@9 o - YA
4.
', — ; 12 0 2.700 W-800 W @ 900 S-Fremont Ave-~ HIV
ir: GEOGRAPHIC FOCUS AREAS t _ •"pi.- :-Ca
I tom•a' - r..,•
Amiga Dr•... - ..,
III
fl _
These focus areas were determined through public outreach, an analysis of redevelopment
potential, and identification of opportunities to leverage other resources. Since the primary land
use of the Project Area is residential, redevelopment potential is greatest at neighborhood and
community nodes with zoning that supports changes in the existing land use pattern. The zoning
at these intersections will provide for economic development, increased residential densities, and
the establishment of mixed-use development.
1 ( o) ( ii ) : OTHER INFORMATION - COMMUNITY OUTREACH
To develop a Plan that reflects community values and priorities, the RDA used a variety of public
engagement methods between January and August 2016 as part of the initial public outreach
process. A summary is as follows:
9 LINE COMMUNITY REINVESTMENT AREA PLAN 32
OUTLETS FOR PUBLIC OUTREACH
• An open house, held at the Sorenson Unity Center on May 12, jointly hosted with the
Planning and Transportation divisions
• Community council meetings — Glendale and Poplar Grove
• School community council meetings
• Stakeholder interviews with property owners, housing, community development,
transportation, planning, local business, economic development, and governmental
stakeholders
• Community festivals, including Get into the River, Sorenson Community Fair, Groove in the
Grove, and Night Out Against Crime
• Comunidades Unidas targeted additional engagement efforts to residents and local
businesses, with focus on the Spanish-speaking population
MODES OF COLLECTING INPUT
• A community preferences questionnaire was distributed at community council meetings,
the open house, and community festivals. The RDA received responses to a total of 668
questionnaires, 353 English-language responses and 315 Spanish-language responses.
• The open house was well-attended, with 200+ stakeholders attending. Participants provided
input by filling out questionnaires and comment cards; leaving comments on neighborhood
visioning boards; and ranking project and geographic target areas on priority boards.
• RDA staff documented input received through interviews with key stakeholders.
• Stakeholders were also able to submit written comment to RDA staff via email.
KEY TAKEAWAYS
• Recreation & Open Space
1. Residents consider the area's parks and trails as an invaluable asset that should be
promoted and celebrated.
2. Residents perceive a need for improvements to trails to mitigate the growth of
puncturevine weeds (goatheads); improve landscaping; add pedestrian-scale lighting and
other trail amenities; and improved access to the Jordan River for boaters.
3. There is a concern with safety issues along the Jordan River Parkway, particularly in areas
of the trail that are secluded and/or overgrown.
4. Residents are favorable of additional urban agriculture projects in the area.
• Transportation & Accessibility
1. Connectivity to other areas of the city is perceived by residents as limited due to the
physical barriers of 1-15 and 1-80. The project area's limited east-west connections (400
9 LINE COMMUNITY REINVESTMENT AREA PLAN 33
S, 800 S, 900 S, and 1300 S) are considered unappealing and unsafe for pedestrians
and bicyclists.
2. Public transportation is perceived by neighborhood residents as limited in both scope
and frequency. Residents are particularly concerned with the frequency of bus service on
nights and weekends.
• Streets & Infrastructure
1. Traffic calming, improved pedestrian and bicyclist safety, and streetscape amenities are
perceived as one of the neighborhood's greatest needs.
2. Residents are concerned about the condition of neighborhood streets, citing that several
are inadequately maintained.
• Housing
1. Many residents cite the neighborhood's housing affordability as the reason they moved to
the neighborhood.
2. The impact of future redevelopment activities on housing affordability is a common
concern.
3. Residents value the area's single-family neighborhoods and would like the context of
these neighborhoods preserved.
4. While some residents perceive that the Glendale and Poplar Grove neighborhoods have
too much affordable housing compared to the rest of the city, other residents would like
additional units of affordable housing.
5. Other housing needs expressed by residents include accessible (ADA) housing, accessory
dwelling units, and improvements to existing single-family housing.
• Community& Economic Development
1. Residents perceive a lack of neighborhood services, including restaurants, cafes, coffee
shops, grocery stores, and pubs/bars.
2. Residents expressed an appreciation for existing locally-owned businesses that celebrate
the neighborhood's cultural diversity.
3. Many residents express pride in the neighborhood's diversity of cultures, and believe this
diversity should be reflected in redevelopment activities.
4. The community would like to see more public art, with focus on pieces by local artists.
5. Residents express a need for an improved neighborhood identity.
• Geographic Targeting
Of the nine Project Area nodes identified in the Westside Master Plan, residents identified
the following top three, in order of priority:
1. 900 West at 900 South
2. 900 West at 400 South
3. Indiana Avenue at Navajo Street tied with 900 West at 800 South
9 LINE COMMUNITY REINVESTMENT AREA PLAN 34
PROJECT AREA BUDGET
OVERVIEW
Section 2 of this CRA Plan conforms with the requirements of 17C-5-303, and includes the
following information:
1) Receipt of Tax Increment
a. Base taxable value;
b. Projected amount of tax increment to be generated within the CRA;
c. Each project area funds collection period;
d. Projected amount of tax increment to be paid to other taxing entities in accordance with
Section 17C-1-410 (if applicable);
e. If the area from which tax increment is collected is less than the entire community
reinvestment project area:
(i) a boundary description of the portion or portions of the community reinvestment
project area from which the agency receives tax increment; and
(ii) for each portion described in Subsection (1)(e)(i), the period of time during which tax
increment is collected;
f. Percentage of tax increment the agency is authorized to receive from the community
reinvestment project area; and
g. Maximum cumulative dollar amount of tax increment the agency is authorized to receive
from the community reinvestment project area.
2) Receipt of Sales and Use Tax Revenue
3) Project Area Funds to Implement this CRA Plan
4) RDA's Combined Incremental Value
5) Amount for Administration
6) Property Owned and Expected to Sell
9 LINE COMMUNITY REINVESTMENT AREA PLAN 35
1 ( a ) : BASE TAXABLE VALUE
The base year is anticipated to be 2016, with a base year taxable value of $228,048,136.
1 ( b ) : PROJECTED AMOUNT OF TIF
TABLE 2.1: INCREMENTAL PROPERTY TAX REVENUES GENERATED-25 YEARS
Incremental Tax Revenues - 100% Total—25 Years
Salt Lake County $5,700,032
Salt Lake City School District $14,857,106
Salt Lake City $10,955,312
Salt Lake Library $1,694,864
Salt Lake Metropolitan Water District $839,018
Salt Lake City Mosquito Abatement District $411,095
Central Utah Water Conservancy District $961,625
TOTAL $35,419,052
1 ( c ) : COLLECTION PERIOD
The collection period shall be 25 years.
1 ( d ) : TIF PAID TO OTHER TAXING ENTITIES
TABLE 2.2: INCREMENTAL PROPERTY TAX REVENUES TO TAXING ENTITIES-25 YEARS
Incremental Tax Revenues to Taxing Entities Total —25 Years
Salt Lake County $1,425,008
Salt Lake City School District $3,714,276
Salt Lake City $2,738,828
Salt Lake Library $423,716
Salt Lake Metropolitan Water District $209,754
Salt Lake City Mosquito Abatement District $102,774
Central Utah Water Conservancy District $240,406
TOTAL $8,854,762
1 ( e) : IF TIF COLLECTION AREA IS LESS THAN CRA BOUNDARY
Not applicable. The TIF collection area is the entire CRA boundary.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 36
1 (f) : PERCENTAGE OF TIF AUTHORIZED TO RECEIVE
TABLE 2.3: REQUESTED PARTICIPATION FROM TAXING ENTITIES
Taxing Entity Percentage Length
Salt Lake County 75% 25 Years
Salt Lake City School District 75% 25 Years
Salt Lake City 75% 25 Years
Salt Lake Library 75% 25 Years
Salt Lake Metropolitan District 75% 25 Years
Salt Lake City Mosquito Abatement Dis. 75% 25 Years
Central Utah Water Conservancy District 75% 25 Years
1 (g) : MAXIMUM CUMULATIVE AMOUNT RECEIVED BY THE RDA
Based on a conservative projection of tax increment generation, the RDA estimates receiving
approximately $26,500,000 in tax increment revenues over a 25-year period. Actual receipt
of tax increment may vary depending on absorption rates, market conditions, and taxing entity
participation. As such, tax increment budget estimates and maximums, if applicable, will be
established through an interlocal agreement with each of the participating taxing entities.
Estimated tax increment revenues are as follows:
TABLE 2.4: TAX INCREMENT REVENUES TO RDA AT 75% PARTICIPATION RATE-25-YEARS
Incremental Tax Revenues to RDA Total —25 Years
Salt Lake County $4,275,024
Salt Lake City School District $11,142,829
Salt Lake City $8,216,484
Salt Lake Library $1,271,148
Salt Lake Metropolitan Water District $629,263
Salt Lake City Mosquito Abatement District $308,321
Central Utah Water Conservancy District $721,219
TOTAL $26,564,288
2 : SALES AND USE TAX REVENUE : Not applicable .
3 : PROJECT AREA FUNDS TO IMPLEMENT THIS CRA PLAN
TABLE 2.5: BUDGET FOR TAX INCREMENT REVENUES TO RDA- 25-YEARS
Activity Percentage Amount
Administration & Operations 10% $2,656,429
Housing 10% $2,656,429
Redevelopment Activities 80% $21,251,430
Total 100% $26,564,288
9 LINE COMMUNITY REINVESTMENT AREA PLAN 37
The RDA shall implement this plan through the following activities:
• ADMINISTRATION AND OPERATIONS:
The tax increment expected to be used to cover the operating costs of administering and
implementing the CRA Plan.
• HOUSING:
The tax increment allocation required to be used for housing activities pursuant to Section
17C-2-203, 17C-3-202, or 17C-5-307 for the purposes described in Section 17C-1-412.
• REDEVELOPMENT ACTIVITIES:
The tax increment expected to be used to carry out project development activities as further
described in this CRA Plan. Activities may include, but not be limited to, land acquisition,
public improvements, infrastructure improvements, loans, grants, and other incentives to
public and private entities.
4: RDA' S COMBINED INCREMENTAL VALUE
TABLE 2.6: RDA's COMBINED INCREMENTAL VALUE
PROJECT AREA ASSESSED BASE TAXABLE INCREMENTAL VALUE
PROPERTY VALUE VALUE
SLC CBD In $2,253,069,110 $136,894,100 $2,116,175,010
SLC CBD Out $468,564,069 $0 $468,564,069
West Temple $131,625,455 $50,234,090 $81,391,365
Baseball $2,994,111 $0 $2,994,111
West Capitol Hill $83,471,701 $28,322,952 $55,148,749
Depot District $419,610,969 $27,476,425 $392,134,544
Depot District Non-Collection $17,069,143 $0 $17,069,143
Granary $90,443,298 $48,813,397 $41,629,901
North Temple Viaduct $64,730,133 $36,499,680 $28,230,453
North Temple $106,098,060 $84,073,572 $22,024,488
Block 70 $158,846,344 $58,757,937 $100,088,407
COMBINED VALUE $3,796,522,393 $471,072,153 $3,325,450,240
5 : PROJECT AREA FUNDS USED FOR ADMINISTRATION
The RDA anticipates utilizing up to 10 percent of the funds captured and retained by the agency,
which is estimated to be $2,656,429.
6 : EXPECTED SALE PRICE FOR PROPERTY THE RDA OWNS
The RDA does not own property within the Project Area.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 38
ATTACHMENT A : PROJECT AREA LEGAL DESCRIPTION & MAP
Beginning at the Southeast Corner of Block 2, City Park Subdivision as recorded in Book 'A' Page '96' in
the Salt Lake County Recorder's Office and running thence along the west line of Post Street N00°13'36"E
2271.76 feet more or less to the Northeast Corner of Martins Subdivision as recorded in Book 'B',
Page '54' in the Salt Lake County Recorder's Office; thence along the south line of 300 South Street
N89°55'54"W 426.97 feet to the Northeast Corner of Block 32, Plat C, Plat 3, Salt Lake City Survey;
thence along the west line of 1000 West Street N00°14'07"E 422.63 feet to the Northeast Corner of Lot
1, Block 1, Kelsey & Gillespie Subdivision as recorded in Book 'B' Page '76' in the Salt Lake County
Recorder's Office; thence along the south line of Interstate 80 the following 3 courses, 1) S89°39'57"E
237.87 feet; 2) S79°27'34"E 186.25 feet; 3) N00°19'17"E 33.39 feet; thence along the north line of
Pierpont Lofts, a Planned Unit Development as recorded in Book '2014P' Page '85' in the Salt Lake
County Recorder's Office the following 6 courses, 1) S89°45'59"E 40.01 feet; 2) S77°09'00"E 122.96
feet; 3) S71°41'22"E 77.84 feet; 4) S89°45'47"E 45.99 feet; 5) S00°20'31"W 15.00 feet; 6)
S89°45'47"E 90.03 feet to the west line of 900 West Street; thence along the west line of 900 West
Street S00°13'41"W 224.04 feet to the Southeast Corner of Lot 1, Block 1, Heaths Subdivision as
recorded in Book 'A' Page '106' in the Salt Lake County Recorder's Office; thence N89°47'17"E 133.03
feet to the Southwest Corner of Lot 15, Block 1, Heaths Subdivision as recorded in Book 'A' Page '106' in
the Salt Lake County Recorder's Office; thence along the east line of 900 West N00°13'41"E 120.02 feet
to the westerly line of Interstate 15; thence along the westerly line of Interstate 15 the following 13
courses, 1) S44°46'36"E 169.72 feet; 2) S33°27'24"E 159.09 feet; 3) S12°28'25"E 253.53 feet; 4)
S02°37'50"E 270.39 feet; 5) S25°38'34"E 82.77 feet; 6) SO1°24'53"E 74.30 feet; 7) S05°22'40"W
120.82 feet; 8) SO4°13'28"E 794.84 feet; 9) S 18°08'10"E 337.02 feet; 10) S30°34'56"E 58.65 feet;
11) S00°12'41"W 178.24 feet; 12) S89°47'19"E 109.23 feet; 13) S35°35'19"E 309.33 feet to the
Northwest Corner of Lot 27, Block 2, Kimballs Subdivision as recorded in Book 'B', Page '47' in the Salt
Lake County Recorder's Office; thence along the east line of 800 West Street S00°16'30"W 1451.33 feet
to the Southwest Corner of Lot 4, Block 11, Plat C, Plat 1, Salt Lake City Survey; thence along the north
line of 800 South Street S89°47'24"E 727.11 feet to the westerly line of Interstate 15; thence along said
westerly line the following 5 courses, 1) S00°13'37"W 370.09 feet; 2) S17°30'56"E 268.18 feet; 3)
S25°31'31"E 199.64 feet; 4) S50°04'03"E 192.21 feet; 5) S40°02'S0"E 375.58 feet to the west line
of a railroad right of way; thence along said west line of a railroad right of way the following 8 courses, 1)
S00°22'22"W 294.30 feet; 2) N89°48'53"W 77.71 feet; 3) South 76.02 feet; 4) S36°53'15"E 8.90
feet; 5) S00°11'07"W 204.03 feet; 6) S89°48'53"E 24.75 feet; 7) S02°57'05"E 1440.68 feet; 8)
S00°13'24"W 640.83 feet to the south line of 1300 South Street; thence along said south line of 1300
South Street N89°57'21"W 624.14 feet to the Northeast Corner of Lot 1, Mellen Subdivision as recorded
in Book 'K', Page '5' in the Salt Lake County Recorder's Office; thence along the west line of 700 West
Street N00°11'16"E 1511.85 feet to the Southeast Corner of Parcel #15-11-428-060; thence along the
south line of said Parcel N89°48'54"W 759.24 feet to the east line of 800 West Street; thence along said
east line of 800 West Street the following 3 courses, 1) S00°13'47"W 1443.41 feet; 2) S13°54'25"E
101.39 feet; 3) S00°22'49"W 755.90 feet; thence along the south line of Parcel #15-14-204-015
S89°58'22"W 857.84 feet to the west line of 900 West Street; thence along said west line of 900 West
Street S00°13'12"W 68.73 feet to the south line of 1400 South Street; thence along said south line of
1400 South Street N89°37'51"W 563.04 feet to the east line of 1000 West Street; thence along said
east line of 1000 West Street S00°25'29"W 941.05 feet; thence along the south line of Cannon Avenue
N89°33'25"W 344.11 feet to Natura Street and a 15 foot radius curve to the left; thence along said curve
a distance of 23.57 feet (chord bears S45°26'00"W 21.22 feet); thence along the east line of Natura
9 LINE COMMUNITY REINVESTMENT AREA PLAN 39
Street S00°25'25"W 128.00 feet to a 15.50 foot radius curve to the left; thence along said curve a
distance of 9.18 feet (chord bears S16°32'16"E 9.05 feet) to a 55.01 foot radius reverse curve to the
right; thence along said curve a distance of 119.86 feet (chord bears S28°22'04"W 97.52 feet) to the
south line of Amiga Drive; thence along the south line of Amiga Drive the following 3 courses, 1)
N89°32'54"W 104.02 feet to a 565.82 foot radius curve to the right; 2) along said curve a distance of
128.12 feet (chord bears N83°03'41"W 127.85 feet); 3) N76°34'28"W 313.01 feet to the east line of
Parcel # 15-14-129-011; thence along said parcel the following 5 courses, 1) S15°10'59"W 187.84 feet;
2) N89°49'01"W 38.23 feet; 3) N36°49'01"W 100.02 feet; 4) N85°49'01"W 55.66 feet; 5)
N00°16'31"E 285.25 feet to the southeasterly corner of Parcel# 15-14-129-009; thence along the south
line of said Parcel N76°52'25"W 109.96 feet to the easterly line of the Jordan River; thence along the
easterly line of the Jordan River the following 26 courses, 1) N00°10'59"E 80.01 feet; 2) N52°38'59"E
72.75 feet; 3) N31°08'59"E 75.81 feet; 4) N18°36'38"E 313.12 feet; 5) N44°15'59"E 132.27 feet; 6)
N19°39'59"E 224.92 feet; 7) N09°25'13"E 224.83 feet; 8) N58°27'35"W 246.37 feet to a 75.87 foot
radius non-tangent curve to the right; 9) along said curve a distance of 108.87 feet (chord bears
N14°07'03"W 99.77 feet); 10) N29°32'29"E 102.42 feet; 11) N44°27'55"E 311.81 feet; 12)
N70°05'49"E 550.86 feet to a 613.06 foot radius non-tangent curve to the right; 13) along said curve a
distance of 378.12 feet (chord bears S83°52'45"E 372.15 feet); 14) S71°52'35"E 147.32 feet; 15)
N79°27'08"E 80.70 feet; 16).N49°00'17"E 117.74 feet; 17) N30°23'45"W 407.44 feet to a 463.30
foot radius non-tangent curve to the right; 18) along said curve a distance of 398.63 feet (chord bears
N07°45'24"E 386.44 feet); 19) N28°07'15"E 64.20 feet to a 163.36 foot radius non-tangent curve to
the left; 20) along said curve a distance of 204.20 feet (chord bears N34°19'35"W 191.16 feet); 21)
S86°02'26"W 110.85 feet; 22) S71°12'47"W 156.82 feet; 23) N87°58'19"W 479.74 feet to a 40.18
foot radius non-tangent curve to the right; 24) along said curve a distance of 90.53 feet (chord bears
N32°01'12"W 72.56 feet); 25) N27°24'51"E 330.45 feet; 26) N01°40'25"E 140.26 feet to the south
line of Parcel # 15-11-332-005; thence along said Parcel the following 2 courses, 1) S89°55'56"W
121.82 feet; 2) NOO°05'13"W 125.02 feet to the Northwest Corner of Parcel # 15-11-332-004; thence
along north line of said parcel N89°57'56"E 43.10 feet to the westerly line of the Jordan River; thence
along said westerly line the following 4 courses, 1) N06°03'26"W 135.10 feet; 2) N54°00'08"W 349.65
feet to a 334.84 foot radius non-tangent curve to the right; 3) along said curve a distance of 309.49 feet
(chord bears N21°55'40"W 298.59 feet); 4) N14°59'01"E 93.42 feet to the south line of Mead Avenue;
thence along the south line of Mead Avenue the following 3 courses, 1) N89°50'12"W 605.98 feet;
2) N73°39'47"W 52.06; 3) N89°50'08"W 1320.74 feet to the west line of Navajo Street; thence along
the west line of Navajo Street N00°14'33"E 193.47 feet to the south line of American Avenue; thence
along the south line of American Avenue N89°53'09"W 1123.63 feet to the west line of 1500 West
Street; thence along the west line of 1500 West Street N00°10'33"E 422.15 feet to a 5694.74 foot
radius non-tangent curve to the right; thence along said curve a distance of 741.34 feet (chord bears
N85°13'34"W 740.81 feet) to the Northeast Corner of Parcel # 15-10-257-002; thence along the east
line of said parcel S02°41'30"W 269.54 feet; thence along the east line of Parcel #15-10-257-003 the
following 2 courses, 1) S02°47'47"W 357.83 feet; 2) SO4°41'07"W 99.87 feet; thence along the east
line of Parcel# 15-10-401-005 the following 2 courses, 1) SO4°41'07"W 212.54 feet; 2) S01°39'57"W
38.42 feet; thence along the east line of Parcel # 15-10-401-001 S00°19'05"W 50.01 feet; thence
along Parcel# 15-10-403-015 the following 2 courses, 1) S02°41'02"W 185.19 feet; 2) N89°40'55"W
539.32 feet; thence S00°19'05"W 100.02 feet; thence N89°40'55"W 103.49 feet to the east line of
Redwood Road; thence along said east line S00°11'44"W 1839.47 feet to the north line of California
Avenue; thence N80°56'S0"W 130.02 feet to the intersection of the north line of California Avenue and
9 LINE COMMUNITY REINVESTMENT AREA PLAN 40
the easterly line of the Surplus Canal; thence along the easterly line of the Surplus Canal the following 4
courses, 1) NOO°11'44"E 96.08 feet to a 1413.20 foot radius non-tangent curve to the left; 2) along said
curve a distance of 436.53 feet (chord bears N37°09'04"W 434.79 feet); 3) N54°18'09"W 1585.32
feet; 4) N48°29'41"W 1224.01 feet to the east line of Interstate 215; thence along the east line of
Interstate 215 the following 3 courses, 1) NO3°07'41"E 1899.46 feet to a 2900.49 foot radius non-
tangent curve to the left; 2) along said curve a distance of 1100.30 feet (chord bears N06°44'53"W
1093.71 feet); 3) N17°30'38"W 1340.78 feet to the north line of 500 South Street; thence along the
north line of 500 South Street the following 4 courses, 1) S89°47'55"E 942.07 feet; 2) S88°28'53"E
1008.30 feet; 3) S89°38'53"E 995.09 feet; 4) N85°59'19"E 110.31 feet to the east line of Redwood
Road; thence along the east line of Redwood Road the following 4 courses, 1) SOO°11'34"W 66.01 feet;
2) S02°15'07"W 279.22 feet; 3) SOO°11'57"W 1722.34 feet; 4) S01°12'S1"E 181.66 feet to the north
line of 800 South Street; thence along the north line of 800 South Street S89°53'36"E 3543.84 feet to
the west line of 1200 West Street; thence along the west line of 1200 West Street NOO°08'29"E 664.99
feet to the north line of 700 South Street; thence along the north line of 700 South Street S89°52'17"E
394.03 feet to the east line of Emery Street; thence along the east line of Emery Street SOO°11'25"W
675.21 feet to the north line of 800 South Street; thence along the north line of 800 South Street
S89°47'06"E 656.67 feet; thence SOO°06'58"W 66.01 feet to the north line of Parcel # 15-11-131-
011; thence along said Parcel the following 2 courses, 1) along a 136.65 foot radius curve to the right a
distance of 172.68 feet (chord bears S53°41'07"E 161.42 feet; 2) S17°29'06"E 154.04 feet to the
north line of Indiana Avenue; thence along the north line of Indiana Avenue N72°44'46"E 168.58 feet to
the west line of Goshen Street; thence along the west line of Goshen Street NOO°11'41"E 964.75 feet to
the north line of 700 South Street; thence along the north line of 700 South Street S89°46'29"E 358.03
feet to the west line of 1000 West Street; thence along the west line of 1000 West Street NOO°04'35"E
766.35 feet to the north line of 600 South Street; thence along the north line of 600 South Street
S89°50'19"E 377.34 feet to the point of beginning.
Contains 945.46 Acres, more or less.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 41
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9 LINE COMMUNITY REINVESTMENT AREA PLAN 42
ATTACHMENT B : DEFINITIONS
1. The term "Act" or "Utah Code 17C Community Reinvestment Agency Act" shall mean the "Limited
Purpose Local Government Entities- Community Reinvestment Agency Act" as found in Title 17C,
Utah Code Annotated 1953, as amended.
2. The term "Affordable Housing" shall mean housing to be owned or occupied by persons and families
of low or moderate income, as determined by resolution of the RDA.
3. The term "Base Taxable Value" unless otherwise adjusted in accordance with provisions of this title,
shall mean a property's taxable value as shown upon the assessment roll last equalized during the base
year.
4. The term "Base Year" shall mean, except as provided in Subsection 17C-1-402(4)(c), the year during
which the assessment roll is last equalized
5. The term "Board" shall mean the governing body of the Agency, as provided in Section 17C-1-203 of
the Act.
6. The term "City" shall mean the city of Salt Lake City.
7. The term "Housing Allocation" shall mean tax increment allocated for housing under Section 17C-2-
203, 17C-3-202, or 17C-5-307 for the purposes described in Section 17C-1-412.
8. The term "Income Targeted Housing" shall mean housing to be owned or occupied by a family whose
annual income is at or below 80% of the median annual income for Salt Lake County.
9. The term "Northwest Quadrant Master Plan" shall mean the Community General Plan as required by
the Act, which acts as the master plan, adopted by Salt Lake City on August 16, 2016.
10. The term "Project Area" shall mean the area described in Exhibit A attached hereto.
11. The term "Project Area Budget" shall mean a multiyear projection of annual or cumulative revenues
and expenses and other fiscal matters pertaining to the Project Area that includes:
(i) the Base Taxable Value of property in the Project Area;
(ii) the projected Tax Increment expected to be generated within the Project Area;
(iii) the amount of Tax Increment expected to be shared with other taxing entities;
(iv) the amount of Tax Increment expected to be used to implement the Project Area Plan, including
the estimated amount of Tax Increment to be used for land acquisition, public improvements,
infrastructure improvements, and loans, grants, or other incentives to private and public entities;
(v) the Tax Increment expected to be used to cover the cost of administering the Project Area Plan;
(vi) if the area from which Tax Increment is to be collected is less than the entire Project Area:
(a) the tax identification numbers of the parcels from which Tax Increment will be collected; or
(b) a legal description of the portion of the Project Area from which Tax Increment will be
collected;
(vii) for property that the RDA owns and expects to sell, the expected total cost of
the property to the RDA and the expected selling price; and
(viii) the following required information:
(a) the number of tax years for which the RDA will be allowed to receive Tax Increment from
the Project Area; and
(b) the percentage of Tax Increment or maximum cumulative dollar amount of Tax Increment
the RDA is entitled to receive from the Project Area under the Project Area Budget.
12. The term "RDA" shall mean the Redevelopment Agency of Salt Lake City.
13. The term "Taxable Value" shall mean the value of property as shown on the last equalized assessment
roll as certified by the Salt Lake County Assessor.
14. The term "Tax Increment" shall mean the difference between:
(i) the amount of property tax revenues generated each tax year by all taxing entities from the area
within a Project Area designated in the Project Area Plan as the area from which Tax Increment is to
be collected, using the current assessed value of the property; and
(ii) the amount of property tax revenues that would be generated from that same area using the Base
Taxable Value of the property.
15. The term "Taxing Entity" shall mean a public entity that levies a tax on a parcel or parcels of property
located within the City.
9 LINE COMMUNITY REINVESTMENT AREA PLAN 43
ATTACHMENT C: PROJECT AREA BENEFITS ANALYSIS AND BUDGET
PUBLIC BENEFITS ANALYSIS &
PROJECT AREA BUDGET
9 LINE COMMUNITY REINVESTMENT AREA (CRA)
REDEVELOPMENT AGENCY OF
SALT LAKE CITY, UTAH
_ .
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MARCH 20I 8
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LEWIS w rr(i YOUNG
ROBERTSON & BURNINGHAM, INC.
GATEWAY PLAZA BUILDING - 41 N.RID GRANDE.STE 101 - SALT LAKE CITY,UT 84101
IPI801-596-0700 - ITFI 800-581-1100 - 1F1801-596-2800 - www.LEwISYouNG.coM
LYRB
Table of Contents
TABLE OF CONTENTS 2
SECTION I: INTRODUCTION 3
SECTION 2: DESCRIPTION OF COMMUNITY DEVELOPMENT PROJECT AREA 3
SECTION 3: GENERAL OVERVIEW OF PROJECT AREA BUDGET 4
SECTION 4: PROPERTY TAX INCREMENT 5
SECTION 5: COST/BENEFIT ANALYSIS 7
EXHIBIT A: PROJECT AREA MAP 8
EXHIBIT B: MULTI-YEAR BUDGET 10
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Section 1 : Introduction
The Redevelopment Agency of Salt Lake City (the "Agency"), following thorough consideration of the
needs and desires of the City of Salt Lake(the"City")and its residents, as well as understanding the City's
capacity for new development, has carefully crafted the Project Area Plan (the "Plan") for the 9 Line
Community Reinvestment Project Area (the "Project Area"). The Plan is the end result of a
comprehensive evaluation of the types of appropriate land-uses and economic development opportunities
for the land encompassed by the Project Area which lies west of I-15, east of 1-2 15, between 300 South
and Amiga Drive.
The Plan is envisioned to define the method and means of development for the Project Area from its
current state to a higher and better use. The City has determined it is in the best interest of its citizens
to assist in the development of the Project Area. This Project Area Budget document (the "Budget")
is predicated upon certain elements, objectives and conditions outlined in the Plan and intended to be
used as a financing tool to assist the Agency in meeting Plan objectives discussed herein and more
specifically referenced and identified in the Plan.
The creation of the Project Area is being undertaken as a community reinvestment project pursuant to
certain provisions of Chapters I and 5 of the Utah Community Reinvestment Agency Act(the"Act", Utah
Code Annotated ("UCA") Title I7C). The requirements of the Act, including notice and hearing
obligations, have been observed at all times throughout the establishment of the Project Area.
Section 2: Description of Community Development Project
Area
The Project Area lies west of 1-15, east of 1-215, between 300 South and Amiga Drive, and is located
within the City's western boundaries. This area in particular serves as the primary destination in the City
for river recreation and active parks. The property encompasses approximately 738 acres of land.
A map of the Project Area are attached hereto in EXHIBIT A.
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"if ' "
Section 3: General Overview of Project Area Budget
The purpose of the Project Area Budget is to provide the financial framework necessary to implement
the Project Area Plan vision and objectives. The Project Area Plan has identified that tax increment
financing is essential in order to meet the objectives of the CRA Project Area. The following information
will detail the sources and uses of tax increment and other necessary details needed for public officials,
interested parties, and the public in general to understand the mechanics of the Project Area Budget.
Base Year Value
The Agency has determined that the base year property tax value for the Project Area will be the total
taxable value for the 2016 tax year which is estimated to be$228,048,136. Using the tax rates established
within the Project Area the property taxes levied equate to$3,359,833 annually. Accordingly,this amount
will continue to flow through to each taxing entity proportional to the amount of their respective tax
rates being levied.
Payment Trigger
This Budget will have a twenty-five year (25) duration from the date of the first tax increment received
by the Agency. The collection of tax increment will be triggered at the discretion of the Agency prior to
March I of the tax year in which they intend to begin the collection of increment. The following year in
which this increment will be remitted to the Agency will be Year I, e.g., if requested prior to March I,
2018, Year I of increment will be 2019. The Agency anticipates it will trigger the tax increment by March
I, 2020 but in no case will the Agency trigger the first tax increment collection after March 1, 2022.
Projected Tax Increment Revenue — Total Generation
Development within the Project Area will commence upon favorable market conditions which will include
both horizontal and vertical infrastructure and development. The Agency anticipates that new
development will begin in the Project Area in 2018. The contemplated development will generate
significant additional property tax revenue as well as incremental sales and use tax above what is currently
generated within the Project Area.
Property Tax Increment will begin to be generated in the tax year(ending Dec Ist) following construction
completion and Tax Increment will actually be paid to the Agency in March or April after collection. It is
projected that property Tax Increment generation within the Project Area could begin as early as 2020
or as late as 2022. It is currently estimated that during the 25-year life of the Project Area Budget,
property Tax Increment could be generated within the Project Area in the approximate amount of$35.42
million or at a net present value (NPV)' of $19.06 million. This amount is over and above the $83.99
million of base taxes that the property would generate over 25 years at the $3,359,833 annual amount it
currently generates as shown in Table 4.1 below.
Net Present Value of future cash flows assumes a 4%discount rate. The same 4%discount rate is used in all
remaining NPV calculations. This total is prior to accounting for the flow-through of tax increment to the
respective taxing entities.
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Section 4: Property Tax Increment
Base Year Property Tax Revenue
The taxing entities are currently receiving - and will continue to receive - property tax revenue from the
current assessed value of the property within the Project Area ("Base Taxes"). The current assessed
value is estimated to be $228,048,136. Based upon the tax rates in the area, the collective taxing entities
are receiving$3,359,833 in property tax annually from this Project Area. This equates to approximately
$83,995,830 over the 25-year life of the Project Area.
Site and building demolition will need to occur in order to facilitate the envisioned development as outlined
in the Plan. This demolition will initially lower the assessed value of the Project Area to a level below the
base year value, however it is anticipated that the assessed value within the Project Area will be above the
$228,048,136 base year value by year I of the Project Area life.
TABLE 4.1: TOTAL BASE YEAR TO TAXING ENTITIES OVER 25 YEARS
Entity Total NPV at 4%
Salt Lake County $13,517,553 $8,446,892
Salt Lake City School District 35,233,437 22,016,783
Salt Lake City 25,980,384 16,234,705
Salt Lake Library 4,019,348 2,51 1,623
Salt Lake Metropolitan Water District 1,989,720 1,243,343
Salt Lake City Mosquito Abatement District 974,906 609,202
Central Utah Water Conservancy District 2,280,481 1,425,034
Total Revenue $83,995,830 $52,487,583
Property Tax Increment Shared with RDA (75% Participation Rate for 25 Years)
All taxing entities that receive property tax generated within the Project Area,as detailed above,will share
at least a portion of that increment generation with the Agency. All taxing entities will contribute 75% of
their respective tax increment for 25 years. The County and the State will not contribute any portion of
their incremental sales tax to implement the Project Area Plan. Table 4.2 shows the amount of Tax
Increment shared with the Agency assuming the participation levels discussed above.
TABLE 4.2: SOURCES OF TAX INCREMENT FUNDS
Entity Percentage Length Total NPV at 4%
Salt Lake County 75% 25 Years $4,275,024 $2,300,249
Salt Lake City School District 75% 25 Years 11,142,829 5,995,587
Salt Lake City 75% 25 Years 8,216,484 4,421,018
Salt Lake Library 75% 25 Years 1,271,148 683,963
Salt Lake Metropolitan Water District 75% 25 Years 629,263 338,586
Salt Lake City Mosquito Abatement District 75% 25 Years 308,321 165,897
Central Utah Water Conservancy District 75% 25 Years 721,219 388,064
Total Sources of Tax Increment Funds $26,564,289 $14,293,364
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Uses of Tax Increment
The west side of the City, particularly the Project Area, has suffered from a lack of reinvestment over the
previous decades. This has led to blighted properties, and underutilized land uses. "But-for" the creation
of the CRA, and use of public funds, the west side of the City will continue to remain in its underutilized
state.Site remediation, small lot sizes,and aging infrastructure are a few of the obstacles that are currently
deterring development within the Project Area.
The majority of the Tax Increment collected by the Agency (80%) will be used to overcome these
obstacles. Including: offsetting certain on-site public infrastructure costs, land assemblage, relocation of
current businesses and land uses, Agency requested improvements and upgrades, desirable Project Area
improvements, and other redevelopment activities as approved by the Agency. 10% will go towards
affordable housing, as outlined the Act. The remaining 10% will be used to offset the administration and
operation costs of the Agency.
TABLE 4.3: USES OF TAX INCREMENT
Uses Total NPV at 4%
Redevelopment Activities @ 80% $21,251,431 $11,434,691
CRA Housing Requirement @ 10% 2,656,429 1,429,336
Project Area Administration @ 10% 2,656,429 1,429,336
Total Uses of Tax Increment Funds $26,564,289 $14,293,364
A multi-year projection of tax increment is included in EXHIBIT B.
Total Annual Property Tax Revenue for Taxing Entities at Conclusion of Project
As described above, the collective taxing entities are currently receiving approximately $3,359,833 in
property taxes annually from this Project Area. At the end of 25 years an additional $2,142,372 in
property taxes annually is anticipated, totaling approximately $5,502,205 in property taxes annually for
the area. "But for" the assistance provided by the RDA through tax increment revenues, this increase of
approximately 64 percent in property taxes generated for the taxing entities would not be possible.
TABLE 4.4: TOTAL BASE YEAR AND END OF PROJECT LIFE ANNUAL PROPERTY TAXES
Annual Base Annual Property
Entity Year Property Tax Increment at Total Annual
Taxes Conclusion of Property Taxes
Project
Salt Lake County $540,702 $344,775 $885,477
Salt Lake City School District 1,409,337 898,653 2,307,991
Salt Lake City 1,039,215 662,648 1,701,863
Salt Lake Library 160,774 102,516 263,290
Salt Lake Metropolitan Water District 79,589 50,749 130,338
Salt Lake City Mosquito Abatement District 38,996 24,866 63,862
Central Utah Water Conservancy District 91,219 58,165 149,385
Total Revenue $3,359,833 $2,142,372 $5,502,205
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Section 5: Cost/Benefit Analysis
Additional Revenues
Other Tax Revenues
The development within the Project Area will also generate sales taxes, energy sales and use taxes for
natural gas and electric.
Table 5.I shows the total revenues generated by the Project Area. This total includes the anticipated
property tax increment, sales tax, and energy sales and use tax.
TABLE 5.1 TOTAL REVENUES
Property Franchise Total
Entity Tax Sales Tax Tax Incremental
Revenues
Salt Lake County $5,700,032 $20,642,836 - $26,342,868
Salt Lake City School District 14,857,106 - - 14,857,106
Salt Lake City 10,955,312 8,975,146 3,738,904 23,669,362
Salt Lake Library 1,694,864 - - 1,694,864
Salt Lake Metropolitan Water District 839,018 - - 839,018
Salt Lake City Mosquito Abatement District 411,095 - - 411,095
Central Utah Water Conservancy District 961,625 - - 961,625
P Total Revenue $35,419,052 $29,617,982 $3,738,904 $68,775,938
I Additional Costs
The development anticipated within the Project Area will also likely result in additional general
government, public works, and public safety costs. These costs, along with the estimated budget to
implement the Project Area Plan, are identified below.
TABLE 5.2 TOTAL EXPENDITURES
11 General Public Public Total
Entity CRA Budget Incremental
Government Works Safety Expenditures
Salt Lake County $4,275,024 $231,049 - - $4,506,073
Salt Lake City School District 11,142,829 2,771,952 - - 13,914,781
Salt Lake City 8,216,484 228,121 - 2,172,913 3,779,395 14,396,913
Salt Lake Library 1,271,148 - - - 1,271,148
Salt Lake Metropolitan Water 629,263 68,095 697,358
District
Salt Lake City Mosquito Abatement 308,321 7,535 - 315,856
District
Central Utah Water Conservancy 721,219 17,251 738,470
District
Total Expenditures $26,564,288 $3,324,003 $2,172,913 $3,779,395 $35,840,599
The total net benefit to the taxing entities of participating in the Project Area is $32,935,339, with the
City's net benefit being $9,696,165.
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TABLE 5.3: TOTAL CITY REVENUES
Total NPV at 4%
Property Tax Increment $12,650,176 $6,806,641
Sales Tax 8,975,146 4,869,701
Telecom Tax 828,526 443,709
Energy Sales& Use Tax(Natural Gas) 522,461 274,543
Energy Sales& Use Tax(Electricity) 2,387,917 1,254,804
Total City Revenue $25,364,227 $13,649,397
TABLE 5.4: TOTAL CITY EXPENDITURES
Total NPV at 4%
CRA Budget $9,487,632 $5,104,981
General Government 228,121 119,902
Public Works 2,172,913 1,142,093
Public Safety 3,779,395 1,985,693
Total City Expenditures $15,668,062 $8,352,668
Total City Benefit $9,696,165 $5,296,729
*Note:Total City Benefit includes Salt Lake City and Salt Lake Library.
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SALT LAKE CITY ORDINANCE
No. of 2018
(Adoption of 9 Line Community Reinvestment Area Project Area Plan)
An ordinance adopting the Community Reinvestment Area Project Area Plan for the 9
Line Community Reinvestment Project Area, as approved by the Board of Directors of the
Redevelopment Agency of Salt Lake City, and designating the Plan as the official Community
Reinvestment Project Area Plan for the 9 Line Community Reinvestment Project Area.
WHEREAS, the Redevelopment Agency of Salt Lake City (the "Agency") prepared a
Draft Community Reinvestment Project Area Plan (the "Draft Plan") for the 9 Line Community
Reinvestment Project Area,the legal description of which is attached hereto as Exhibit A.
WHEREAS, on , the Board of Directors of the Agency held a public
hearing on the Draft Plan and pursuant to Utah Code § 17C-5-108 and adopted a resolution
approving the Draft Plan as the Official Community Reinvestment Project Area Plan for the 9
Line Community Reinvestment Project Area ("Official Plan") (see Agency Resolution No.
),
WHEREAS, Utah Code § 17C-5-109 requires that, before a community reinvestment
project area plan approved by the Agency may take effect, it must be adopted by ordinance of the
legislative body of the community that created the Agency.
WHEREAS, the Act also requires certain notice to be given by the community legislative
body upon its adoption of a community reinvestment project area plan under Utah Code § 17C-
5-110.
NOW,THEREFORE, BE IT ORDAINED BY THE SALT LAKE CITY COUNCIL AS
FOLLOWS:
SECTION 1. The Salt Lake City Council hereby adopts the 9 Line Community
Reinvestment Project Area Plan, as approved by the Agency as the Official Plan for the 9 Line
Community Reinvestment Project Area.
SECTION 2. The City staff is hereby authorized and directed to publish or cause to be
published the notice required by Utah Code § 17C-5-110, whereupon the Official Plan shall
become effective. •
SECTION 4. This ordinance shall take effect immediately upon the date of its first
publication.
1
Passed by the City Council of Salt Lake City, Utah this day of ,2018.
Erin Mendenhall, Chairwoman
Approved as to Form:
Salt Lake City Attorney's Office
Katherine N. Lewis
Date: 7/ I` I
ATTEST:
CITY RECORDER
Transmitted to Mayor on
Mayor's Action: Approved. Vetoed,
MAYOR
CITY RECORDER
(SEAL)
Bill No. of 2018.
Published:
HB ATTY-#71850-v1-City_Ordinance_(9_Line_Project_Area_P1an).doc
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EXHIBIT A TO ORDINANCE NO.
[Attach Legal Description for 9 Line Project Area]
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9 Line Community Reinvestment Area Boundary Description
Beginning at the Southeast Corner of Block 2, City Park Subdivision as recorded in Book 'A' Page '96' in
the Salt Lake County Recorder's Office and running thence along the west line of Post Street N00°13'36"E
2271.76 feet more or less to the Northeast Corner of Martins Subdivision as recorded in Book 'B',
Page '54' in the Salt Lake County Recorder's Office; thence along the south line of 300 South Street
N89°55'54"W 426.97 feet to the Northeast Corner of Block 32, Plat C, Plat 3,Salt Lake City Survey;thence
along the west line of 1000 West Street N00°14'07"E 422.63 feet to the Northeast Corner of Lot 1,
Block 1, Kelsey&Gillespie Subdivision as recorded in Book'B' Page'76' in the Salt Lake County Recorder's
Office; thence along the south line of Interstate 80 the following 3 courses, 1) S89°39'57"E 237.87 feet;
2) S79°27'34"E 186.25 feet; 3) N00°19'17"E 33.39 feet; thence along the north line of Pierpont Lofts, a
Planned Unit Development as recorded in Book'2014P'Page'85'in the Salt Lake County Recorder's Office
the following 6 courses, 1)S89°45'59"E 40.01 feet; 2)S77°09'00"E 122.96 feet;3)S71°41'22"E 77.84 feet;
4) S89°45'47"E 45.99 feet; 5) S00°20'31"W 15.00 feet; 6) 589°45'47"E 90.03 feet to the west line of 900
West Street; thence along the west line of 900 West Street S00°13'41"W 224.04 feet to the Southeast
Corner of Lot 1, Block 1, Heaths Subdivision as recorded in Book 'A' Page '106' in the Salt Lake County
Recorder's Office; thence N89°47'17"E 133.03 feet to the Southwest Corner of Lot 15, Block 1, Heaths
Subdivision as recorded in Book'A' Page'106' in the Salt Lake County Recorder's Office;thence along the
east line of 900 West N00°13'41"E 120.02 feet to the westerly line of Interstate 15; thence along the
westerly line of Interstate 15 the following 13 courses, 1)S44°46'36"E 169.72 feet;2)S33°27'24"E 159.09
feet; 3) 512°28'25"E 253.53 feet; 4) S02°37'50"E 270.39 feet; 5) 525°38'34"E 82.77 feet; 6) S01°24'53"E
74.30 feet; 7) 505°22'40"W 120.82 feet; 8) SO4°13'28"E 794.84 feet; 9) S18°08'10"E 337.02 feet;
10) 530°34'56"E 58.65 feet; 11) S00°12'41"W 178.24 feet; 12) S89°47'19"E 109.23 feet; 13) 535°35'19"E
309.33 feet to the Northwest Corner of Lot 27, Block 2, Kimballs Subdivision as recorded in Book 'B',
Page '47' in the Salt Lake County Recorder's Office; thence along the east line of 800 West Street
S00°16'30"W 1451.33 feet to the Southwest Corner of Lot 4, Block 11, Plat C, Plat 1,Salt Lake City Survey;
thence along the north line of 800 South Street S89°47'24"E 727.11 feet to the westerly line of Interstate
15; thence along said westerly line the following 5 courses, 1) S00°13'37"W 370.09 feet; 2) 517°30'56"E
268.18 feet; 3) S25°31'31"E 199.64 feet; 4) 550°04'03"E 192.21 feet; 5) S40°02'S0"E 375.58 feet to the
west line of a railroad right of way; thence along said west line of a railroad right of way the following 8
courses, 1)S00°22'22"W 294.30 feet;2) N89°48'53"W 77.71 feet;3)South 76.02 feet;4)S36°53'15"E 8.90
feet;5)S00°11'07"W 204.03 feet;6)589°48'53"E 24.75 feet;7)502°57'05"E 1440.68 feet;8)S00°13'24"W
640.83 feet to the south line of 1300 South Street; thence along said south line of 1300 South Street
N89°57'21"W 624.14 feet to the Northeast Corner of Lot 1, Mellen Subdivision as recorded in Book 'K',
Page '5' in the Salt Lake Catty Recorder's Office; thence along the west line of 700 West Street
N00°11'16"E 1511.85 feet to the Southeast Corner of Parcel#15-11-428-060;thence along the south line
of said Parcel N89°48'54"W 759.24 feet to the east line of 800 West Street;thence along said east line of
800 West Street the following-.3 courses, 1) S00°13'47"W 1443.41 feet; 2) S13°54'25"E 101.39 feet;
3) S00°22'49"W 755.90 feet; thence along the south line of Parcel#15-14-204-015 S89°58'22"W 857.84
feet to the west line of 900 West Street; thence along said west line of 900 West Street S00°13'12"W
68.73 feet to the south line of 1400 South Street; thence along said south line of 1400 South Street
N89°37'S1"W 563.04 feet to the east line of 1000 West Street; thence along said east line of 1000 West
Street S00°25'29"W 941.05 feet;thence along the south line of Cannon Avenue N89°33'25"W 344.11 feet
to Natura Street and a 15 foot radius curve to the left; thence along said curve a distance of 23.57 feet
(chord bears S45°26'00"W 21.22 feet); thence along the east line of Natura Street SOO°25'25"W 128.00
feet to a 15.50 foot radius curve to the left;thence along said curve a distance of 9.18 feet (chord bears
S16°32'16"E 9.05 feet)to a 55.01 foot radius reverse curve to the right;thence along said curve a distance
of 119.86 feet (chord bears S28°22'04"W 97.52 feet) to the south line of Amiga Drive; thence along the
south line of Amiga Drive the following 3 courses, 1) N89°32'54"W 104.02 feet to a 565.82 foot radius
curve to the right; 2) along said curve a distance of 128.12 feet (chord bears N83°03'41"W 127.85 feet);
3) N76°34'28"W 313.01 feet to the east line of Parcel # 15-14-129-011; thence along said parcel the
following 5 courses, 1) S15°10'59"W 187.84 feet; 2) N89°49'01"W 38.23 feet; 3) N36°49'01"W 100.02
feet; 4) N85°49'01"W 55.66 feet; 5) NOO°16'31"E 285.25 feet to the southeasterly corner of Parcel
#15-14-129-009;thence along the south line of said Parcel N76°52'25"W 109.96 feet to the easterly line
of the Jordan River; thence along the easterly line of the Jordan River the following 26 courses,
1) NOO°10'59"E 80.01 feet; 2) N52°38'59"E 72.75 feet;3) N31°08'59"E 75.81 feet;4) N18°36'38"E 313.12
feet; 5) N44°15'59"E 132.27 feet; 6) N19°39'59"E 224.92 feet; 7) N09°25'13"E 224.83 feet;
8) N58°27'35"W 246.37 feet to a 75.87 foot radius non-tangent curve to the right; 9) along said curve a
distance of 108.87 feet (chord bears N14°07'03"W 99.77 feet); 10) N29°32'29"E 102.42 feet;
11) N44°27'S5"E 311.81 feet; 12) N70°05'49"E 550.86 feet to a 613.06 foot radius non-tangent curve to
the right; 13) along said curve a distance of 378.12 feet (chord bears S83°52'45"E 372.15 feet);
14)S71°52'35"E 147.32 feet; 15) N79°27'08"E 80.70 feet; 16) N49°00'17"E 117.74 feet; 17) N30°23'45"W
407.44 feet to a 463.30 foot radius non-tangent curve to the right; 18) along said curve a distance of
398.63 feet (chord bears N07°45'24"E 386.44 feet); 19) N28°07'15"E 64.20 feet to a 163.36 foot radius
non-tangent curve to the left; 20) along said curve a distance of 204.20 feet (chord bears N34°19'35"W
191.16 feet); 21) S86°02'26"W 110.85 feet; 22) S71°12'47"W 156.82 feet; 23) N87°58'19"W 479.74 feet
to a 40.18 foot radius non-tangent curve to the right; 24) along said curve a distance of 90.53 feet (chord
bears N32°01'12"W 72.56 feet); 25) N27°24'51"E 330.45 feet; 26) N01°40'25"E 140.26 feet to the south
line of Parcel # 15-11-332-005;thence along said Parcel the following 2 courses, 1) S89°55'56"W 121.82
feet;2) NOO°05'13"W 125.02 feet to the Northwest Corner of Parcel#15-11-332-004;thence along north
line of said parcel N89°57'56"E 43.10 feet to the westerly line of the Jordan River; thence along said
westerly line the following 4 courses, 1) N06°03'26"W 135.10 feet; 2) N54°00'08"W 349.65 feet to a
334.84 foot radius non-tangent curve to the right; 3) along said curve a distance of 309.49 feet (chord
bears N21°55'40"W 298.59 feet); 4) N14°59'01"E 93.42 feet to the south line of Mead Avenue; thence
along the south line of Mead Avenue the following 3 courses, 1) N89°50'12"W 605.98 feet;
2) N73°39'47"W 52.06; 3) N89°50'08"W 1320.74 feet to the west line of Navajo Street;thence along the
west line of Navajo Street NOO°14'33"E 193.47 feet to the south line of American Avenue; thence along
the south line of American Avenue N89°53'09"W 1123.63 feet to the west line of 1500 West Street;thence
along the west line of 1500 West Street NOO°10'33"E 422.15 feet to a 5694.74 foot radius non-tangent
curve to the right; thence along said curve a distance of 741.34 feet (chord bears N85°13'34"W 740.81
feet) to the Northeast Corner of Parcel # 15-10-257-002; thence along the east line of said parcel
S02°41'30"W 269.54 feet; thence along the east line of Parcel #15-10-257-003 the following 2 courses,
1) S02°47'47"W 357.83 feet; 2) SO4°41'07"W 99.87 feet; thence along the east line of Parcel
#15-10-401-005 the following 2 courses, 1)SO4°41'07"W 212.54 feet; 2)S01°39'57"W 38.42 feet;thence
along the east line of Parcel # 15-10-401-001 S00°19'05"W 50.01 feet; thence along Parcel
# 15-10-403-015 the following 2 courses, 1) S02°41'02"W 185.19 feet; 2) N89°40'55"W 539.32 feet;
thence S00°19'05"W 100.02 feet; thence N89°40'55"W 103.49 feet to the east line of Redwood Road;
thence along said east line SOO°11'44"W 1839.47 feet to the north line of California Avenue; thence
N80°56'50"W 130.02 feet to the intersection of the north line of California Avenue and the easterly line
of the Surplus Canal; thence along the easterly line of the Surplus Canal the following 4 courses,
1) N00°11'44"E 96.08 feet to a 1413.20 foot radius non-tangent curve to the left; 2) along said curve a
distance of 436.53 feet (chord bears N37°09'04"W 434.79 feet); 3) N54°18'09"W 1585.32 feet;
4) N48°29'41"W 1224.01 feet to the east line of Interstate 215; thence along the east line of Interstate
215 the following 3 courses, 1) NO3°07'41"E 1899.46 feet to a 2900.49 foot radius non-tangent curve to
the left; 2) along said curve a distance of 1100.30 feet (chord bears N06°44'53"W 1093.71 feet);
3) N17°30'38"W 1340.78 feet to the north line of 500 South Street; thence along the north line of 500
South Street the following 4 courses, 1) S89°47'55"E 942.07 feet; 2) S88°28'53"E 1008.30 feet;
3) S89°38'53"E 995.09 feet; 4) N85°59'19"E 110.31 feet to the east line of Redwood Road; thence along
the east line of Redwood Road the following 4 courses, 1)SOO°11'34"W 66.01 feet;2)S02°15'07"W 279.22
feet; 3) S00°11'57"W 1722.34 feet; 4) S01°12'51"E 181.66 feet to the north line of 800 South Street;
thence along the north line of 800 South Street S89°53'36"E 3543.84 feet to the west line of 1200 West
Street; thence along the west line of 1200 West Street NOO°08'29"E 664.99 feet to the north line of 700
South Street; thence along the north line of 700 South Street S89°52'17"E 394.03 feet to the east line of
Emery Street;thence along the east line of Emery Street S00°11'25"W 675.21 feet to the north line of 800
South Street; thence along the north line of 800 South Street S89°47'06"E 656.67 feet; thence
SOO°06'58"W 66.01 feet to the north line of Parcel#15-11-131-011;thence along said Parcel the following
2 courses, 1) along a 136.65 foot radius curve to the right a distance of 172.68 feet (chord bears
S53°41'07"E 161.42 feet;2)S17°29'06"E 154.04 feet to the north line of Indiana Avenue;thence along the
north line of Indiana Avenue N72°44'46"E 168.58 feet to the west line of Goshen Street;thence along the
west line of Goshen Street NOO°11'41"E 964.75 feet to the north line of 700 South Street; thence along
the north line of 700 South Street S89°46'29"E 358.03 feet to the west line of 1000 West Street; thence
along the west line of 1000 West Street NOO°04'35"E 766.35 feet to the north line of 600 South Street;
thence along the north line of 600 South Street S89°50'19"E 377.34 feet to the point of beginning.
Contains 945.46 Acres, more or less.
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