R-015-2018 - Stadler Rail Tax Increment Reimbursement AgreementR 18-2
REDEVELOPMENT AGENCY OF SALT LAKE CITY
RESOLUTION NO. R-15-2018
Stadler Rail Tax Increment Reimbursement Agreement
RESOLUTION OF THE BOARD OF DIRECTORS OF THE REDEVELOPMENT AGENCY
OF SALT LAKE CITY APPROVING A TAX INCREMENT REIMBURSEMENT
AGREEMENT WITH STADLER US, INC.
WHEREAS, the Redevelopment Agency of Salt Lake City ("RDA") was created to transact the
business and exercise the powers provided for in the Utah Community Reinvestment Agency Act.
WHEREAS, pursuant to RDA Resolution No. R-9-2017, the RDA has established a tax increment
reimbursement policy ("TI Policy") to provide funding to property owners in RDA project areas
for certain purposes.
WHEREAS, the TI Policy provides a process by which the RDA may create single parcel project
areas within Salt Lake City that achieve the City's economic development goals for business
retention and expansion.
WHEREAS, on April 10, 2018, the RDA Board adopted the Stadler Rail Community
Reinvestment Area Plan ("CRA Plan") and on May 1, 2018, the City Council adopted the CRA
Plan.
WHEREAS, Stadler US, Inc. ("Stadler") intends to develop the property within the Stadler Rail
Community Reinvestment Area ("Property") for the purpose of building a rail car manufacturing
facility, and Stadler must first make improvements to the Property including excavation and
grading, installation of public roads and utilities, installation of rail track for the purpose of testing
rail cars, and building a rail spur that will accommodate rail transport ("Improvements").
WHEREAS, in order to facilitate Stadler's development of the Property, the RDA is willing to
provide a reimbursement of property tax increment to Stadler in the maximum amount of
$9,610,721 to reimburse Stadler for the costs of constructing the Improvements.
NOW, THEREFORE. BE IT RESOLVED BY THE BOARD OF DIRECTORS OF
THE REDEVELOPMENT AGENCY OF SALT LAKE CITY, that the term sheet for the tax
increment reimbursement between the RDA and Stadler which attached hereto as Exhibit A is
hereby approved.
The Board hereby authorizes the Executive Director to negotiate and execute a tax
increment reimbursement agreement with Stadler pursuant to the terms of the attached term sheet.
The documents shall also incorporate such other terms as recommended by the Salt Lake City
Attorney's Office.
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Passed by the Board of Directors of the Re
day of May 2018
ent Agency of Salt Lake City, this 8th
Derek Kitchen, Chairman
Transmitted to the Executive Director on
The Executive Director:
does not request reconsideration
requests reconsideration at the next regular Agency meeting.
May 9, 2018
J cq uelme M. Biskupski, Executive Director
Approved as to form: s , IV f
Date:
ATT
CITY RECORDER
Salt Lake City Attorney's Office
Katherine N. Lewis
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HB_ATTY-#69426-v1-RDA_Resolution_Stadler TI_Agreement_.docx
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EXHIBIT A TO RESOLUTION
Term Sheet for Tax Increment Reimbursement Agreement between RDA and Stadler USA, Inc.
The Agreement shall be based on the terms below and in conformance with the RDA's Tax
Increment Reimbursement Program Policy ("Policy"), which was adopted November 14, 2017.
Agreement Terms:
Term and Maximum Amount of Reimbursement:
• The maximum reimbursement paid to the Project shall be $9,610,721 ("Reimbursement").
• The term of the Reimbursement shall be 20 years.
• The RDA shall withhold 15% of the RDA's share of the tax increment to be used as
follows:
o 5%: Administrative fees
o 10%: Housing allocation (under Utah Code 17C-5-307 and 17C-1-412).
Permitted Uses of the Tax Increment: The Reimbursement may only be used to pay for hard
construction costs associated with Phase 1 of the Project, including site excavation and grading,
installation of public roads and utilities, installation of rail track for the purpose of testing rail cars,
and building a rail spur that will accommodate rail transport for the region ("Permitted Uses").
Policy Requirements:
• Phase 1 of the Project must be completed and assessed on the tax rolls to receive the
Reimbursement.
• The Owner will receive the Reimbursement. In the event the Owner conveys the any
portion of the property that is subject to the Agreement, the terms of the Agreement will
run with the land in accordance with the Policy.
• The Owner must notify the RDA if it has applied to Salt Lake County for a property tax
appeal, and if such appeal results in a reduction of property taxes, the RDA shall adjust the
Reimbursement amount in accordance with the Policy.
• The Project must meet the threshold requirements, additional public benefit incentives, and
additional special requirements to achieve the 90% level of participation from Salt Lake
City approved by the Board and verified in reporting requirements as specifically defined
below.
• The Project must have its Certificate of Occupancy for Phase I to begin receiving the
Reimbursement.
• The Owner must build all four phases to receive the reimbursement beyond Year 10 (after
December 31, 2029).
• The Owner must continue to occupy the property and operate the Project.
Reporting Requirements: The Owner must submit the following information annually:
• Number of full-time jobs at the Project, which Owner has indicated will be, at a minimum:
o Phase 1 (by December 31, 2019): No less than 250
o Phase 2 (by December 31, 2022): No less than 500
o Phase 3 (by December 31, 2025): No less than 800
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o Phase 4 (by December 31, 2029): No less than 976.
• Wage information for each job at the Project
• Number of construction jobs created by the Project for each phase
• Construction status (until Phase 1 is complete), including detailed/actual expenditures on
the Permitted Uses for the purposes of reimbursement.
The RDA may reduce the tax increment reimbursement under one or more of the following
circumstances:
• The number of full-time jobs is less than the number required for each phase.
• The Project fails to meet one of the two following standards per the Policy:
"The Local Business must demonstrate the project will result in job retention and/or
job creation. One of the following job creation/retention standards must be achieved:
i. The minimum creation of one (1) full-time equivalent permanent job
(created or retained) per $50, 000 of eligible tax increment.
ii. The creation or retention of jobs at an aggregate of 110% of the average
Salt Lake County wage."
• Lack of documentation to support the reporting requirements.
Tax Increment Distribution: The Owner acknowledges that the RDA's commitment of tax
increment for the project is subject to the Utah Inland Port Authority's right to take up to 100% of
the tax increment generated within the project area for the purposes set forth in Utah Code 11-58-
602, enacted by the Utah Legislature as SB 234 in the 2018 legislative session.
Other Terms: Other terms may be incorporated as recommended by the Salt Lake City Attorney's
Office.
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