Transmittal - 1/10/2023
REDEVELOPMENT AGENCY of SALT LAKE CITY
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 118 WWW.SLC.GOV · WWW.SLCRDA.COM
P.O. BOX 145518, SALT LAKE CITY, UTAH 84114-5518 TEL 801-535-7240 · FAX 801-535-7245
MAYOR ERIN MENDENHALL
Executive Director
DANNY WALZ
Director
STAFF MEMO
DATE: December 23, 2022
PREPARED BY: Makena Hawley & Lauren Parisi, RDA Project Managers
RE: State Street Community Reinvestment Area
REQUESTED ACTION: Consider Adoption of a Resolution Approving the State Street Interlocal
Agreement between Salt Lake County and the RDA
POLICY ITEM: Project Area Creation
BUDGET IMPACTS: State Street Tax Increment Revenue
EXECUTIVE SUMMARY: In the fall of 2018, the Board of Directors (“Board”) of the Redevelopment
Agency of Salt Lake City (“RDA”) adopted the State Street Reinvestment Area (“CRA”) plan. The CRA
plan acts as a guiding document for the utilization of tax increment funds in the State Street project area.
Since that time, RDA staff has been negotiating terms of tax increment participation with Salt Lake City
(“City”), Salt Lake City School District (“School District”) and Salt Lake County (“County”).
Pursuant to Utah Code 17-C Community Reinvestment Agency Act (the “Act”), all participating taxing
entities are required to enter into an interlocal agreement (“ILA”) with the RDA, which the Board must
subsequently adopt to trigger the effective date of the agreement. The Board adopted resolutions
approving ILAs between the City and the School District for the State Street project area in October of
2020. Salt Lake County Council approved the terms within the State Street ILA in December of 2022.
The purpose of this memo is to request the Board’s consideration of the adoption of a resolution
approving this ILA for the State Street CRA between the County and the RDA (Attachment A). The
City, School District and County make up the three taxing entities contributing tax increment to the State
Street CRA.
ANALYSIS:
Salt Lake County – State Street CRA Participation Terms – After much negotiation, the Salt Lake
County Council approved the participation terms for the State Street CRA listed in the table below and
described in greater detail within the interlocal agreement. These terms differ from what was originally
requested by the RDA. To note, the terms initially requested by the RDA are the same terms included in
the ILAs for the City and the School District.
Requested Participation Terms
2020
Final Participation Terms
within ILA 2022
Base Taxable Year 2016 2021
Base Taxable Value $889,305,536 $1,420,601,199
Collection Period 20 Years 20 Years
Participation Rate 75% 75%
Contribution Cap $18,224,000 $8,194,813
Allowable Uses of
County Increment
• Project Area Development – 80%
• Citywide Housing – 10%
• RDA Admin. – 10%
• State Street Housing – 70%
• Citywide Housing – 23%
• Environmental Remediation – 2%
• RDA Admin – 5%
Other notable terms included by the County within the interlocal agreement include:
• Restriction Against Loans – The interlocal agreement specifies that the RDA may not use County
increment in a revolving loan fund or for any other type of loan products. County staff suggested
that that their funds would be utilized more efficiently if dispersed to subsidize specific project
gaps as opposed to granting longer-term loans. Therefore, County increment must be dispersed as
tax increment reimbursements or grants.
• Annual Mitigation Payment (Passthrough) – The County has requested they initially disperse
100% of their tax increment generated in the State Street CRA to the RDA, 25% of which the
RDA will pass back to the County as an “Annual Mitigation Payment.” This is of benefit to the
County because these funds will not be included as a part of the certified tax rate calculation.
Additionally, because the funds do not go directly into the County’s general fund, they can be
spent more flexibly.
• County Administration Fee – The County has requested that 2% of their contribution be returned
to them on an annual basis (up to a maximum of $156,092) to cover costs associated with
evaluating their participation in the State Street CRA and ongoing administration of the interlocal
agreement.
NEXT STEPS:
State Street CRA Budget Amendment – Pursuant to Utah Code, a consolidated CRA budget must be
adopted by the Board for the State Street CRA. Negotiations with each of the participating taxing entities
have resulted in different participation terms than those reflected in the consolidated CRA budgets
originally adopted by the Board within the CRA plans. As such, the consolidated CRA budget will need
to be amended to reflect the final participation terms agreed upon by each taxing entity. The main
discrepancies include a reduced project area term from 25 to 20 years, a different maximum cumulative
dollar amount that can be collected by the RDA and the different terms approved by the County as listed
in the above table. The process to amend a CRA budget includes the following legislative actions:
a. Public Noticing: In addition to the standard 14-day newspaper notice, Utah Code requires that all
property owners within project area boundaries and participating taxing entities are sent notice of
the budget amendment hearing 30 days in advance.
b. Public Hearing: The Board holds a public hearing regarding the proposed budget amendment.
c. RDA Resolution: At the public hearing or a subsequent board meeting, the Board may adopt the
amended budget by resolution.
Tentative Schedule – A resolution authorizing the terms of the State Street CRA between the County and
the RDA has been transmitted for the Board’s consideration (Attachment A). The State Street CRA budget
amendments will be brought to the Board in February. A tentative schedule has been broken down as
follows:
January 2023
1. Board: Transmit for Board’s consideration –
• RDA resolution approving the interlocal agreement between the Salt Lake County and
the RDA for the State Street CRA
February 2023
1. Briefing Regarding State Street CRA Budget Amendment
2. Board: Set date for public hearing to amend State Street CRA Budget
March 2023
1. Board: Hold public hearing for the State Street CRA budget amendment
2. Board: Transmit for the Board’s consideration –
• RDA resolution amending the State Street CRA budget
PREVIOUS BOARD ACTION:
• March 2015: The Board approved a list of several areas to be evaluated and adopted evaluation
criteria.
• April 2015: The Board shortlisted six potential project areas for further staff analysis.
• May 2015: Staff provided a recap of previous policy direction on the project area creation
process, including clarification of the potential project area boundaries and the short-list
evaluation criteria.
• June 2015: Staff provided a written status update on the project area creation process.
• August 2015: Staff presented its research on seven short-listed potential project areas to the RDA
Board. The Board requested staff return with a matrix to assist in an informed discussion and
project area selection prioritization in September.
• September 2015: The Board selected the State Street, Ball Park, and 9-Line areas as the top
ranked potential project areas. Staff commenced meeting with the Salt Lake City School District
and Salt Lake County taxing entities to discuss the three areas and collect feedback on the
potential terms of new project areas.
• November 2015: The Board amended the State Street project area boundaries to include portions
of the Ball Park project area. The Board approved the State Street and 9 Line project areas to
move forward in the Community Development Area creation process.
• December 2015: The Board authorized staff to proceed with the draft community development
area plans for the 9 Line and State Street Project Areas.
• April 2016: The Board authorized staff to proceed with the draft community reinvestment area
plans for the 9 Line and State Street Project Areas as redefined in Utah Title 17C.
• November 2016: Staff presented an update to the Board regarding the State Street and 9 Line
proposed project areas, including schedule and scope of work; results of a community outreach
campaign; and draft project area redevelopment activities and geographic target areas.
• January 2017: Staff presented to the Board regarding the following: the Board’s roles and
opportunities for input during the project area creation process, including drafting the project area
plan; the basis and components of the project area plans, including the purpose and components
of the public benefits analysis; and an updated proposed timeline for next steps in the project area
creation process.
• February 2017: Staff presented to the Board plan components, including a statement of existing
conditions and reasons for selecting the project area.
• October 2017: Staff presented to the Board regarding the updated timeline for creating the 9 Line
and State Street project areas.
• November 2017: Staff provided an update on the Public Benefit Analyses for the proposed 9 Line
and State Street Community Reinvestment Areas.
• February 2018: The Board adopted a resolution authorizing the expansion of the Community
Reinvestment Area boundary for the proposed State Street Project Area.
• May 2018: The Board gave preliminary approval of the draft State Street and 9 Line Community
Reinvestment Area (CRA) plans, allowing RDA staff to draft legal descriptions of the CRA,
provide public notice of 30-day comment period and public hearing, and conduct a second round
of community outreach on the draft CRA Plans.
• August 2018: The Board approved resolutions adopting the State Street and 9 Line CRA Plans
• August 2018: The City Council approved ordinances adopting the State Street and 9 Line CRA
Plans.
• September 2020: City Council approved resolutions authorizing the terms of the interlocal
agreements between the City and the RDA for the State Street and 9 Line CRAs
• October 2020: RDA Board approved resolutions adopting the interlocal agreements between the
School District and the RDA as well as the City and the RDA for the State Street and 9 Line
CRAs to trigger their effective date
• January 2021: RDA Board approved resolution authorizing the terms of the interlocal agreement
between the City and the County for the 9 Line CRA to trigger its effective data
• March 2021: RDA Board approved resolution to amend the 9 Line CRA budget
ATTACHMENTS:
• Attachment A: RDA Resolution and County/RDA ILA for State Street CRA
1
REDEVELOPMENT AGENCY OF SALT LAKE CITY
RESOLUTION NO. of 2023
Interlocal Agreement Authorizing Use of a Portion of Tax Increment to Support the
Implementation of the State Street Community Reinvestment Area Plan
RESOLUTION OF THE BOARD OF DIRECTORS OF THE REDEVELOPMENT AGENCY
OF SALT LAKE CITY AUTHORIZING THE EXECUTION OF AN INTERLOCAL
AGREEMENT AUTHORIZING USE OF A PORTION OF TAX INCREMENT TO SUPPORT
THE IMPLEMENTATION OF THE STATE STREET COMMUNITY REINVESTMENT
AREA PLAN
WHEREAS, pursuant to Chapter 5, Community Reinvestment, of Title 17C of the Utah
Code (the “Act”), the Redevelopment Agency of Salt Lake City (“Agency”) may approve a
community reinvestment project area plan for the purpose of supporting community revitalization
within a designated project area.
WHEREAS, the Board of Directors of the Agency approved the State Street Community
Reinvestment Project Area (“Project Area”) to facilitate the capture of tax increment within the
boundaries of the Project Area which is further depicted in Exhibit A.
WHEREAS, tax increment will be used to support commercial corridors and employment
hubs to support living-wage jobs; attract and expand neighborhood retail and services; provide an
array of housing choices to meet the needs of current residents while attracting new residents
including new families; and increase neighborhood livability and safety.
WHEREAS, Salt Lake County (the “County”) has approved the use of its tax increment
from the Project Area to support the community revitalization activities in accordance with the
Act, and doing so will require authorization of an interlocal agreement between the County and
the Agency.
WHEREAS, the parties desire to execute the interlocal agreement in which the County
consents to the Agency being paid its share of the tax increment from the Project Area and will
detail the Agency’s collection period for the tax increment. The interlocal agreement does not
create an interlocal entity and is effective on the day in which the RDA posts notice of the
execution of the interlocal agreement as required under the Act.
2
NOW THEREFORE, BE IT RESOLVED by the Board of Directors of the Redevelopment
Agency of Salt Lake City:
1. It does hereby approve the execution and delivery of the following:
INTERLOCAL COOPERATION AGREEMENT BETWEEN SALT LAKE COUNTY
AND THE REDEVELOPMENT AGENCY OF SALT LAKE CITY [STATE STREET
COMMUNITY REINVESTMENT AREA TAX INCREMENT]
2. Erin Mendenhall, Executive Director of the Redevelopment Agency of Salt Lake City or
her designee, is hereby authorized to approve, execute, and deliver said agreement on behalf
of the Redevelopment Agency of Salt Lake City, in substantially the same form as now
before the Redevelopment Agency of Salt Lake City Board of Directors and attached hereto
as Exhibit B, subject to such minor changes that do not materially affect the rights and
obligations of the Redevelopment Agency thereunder and as shall be approved by the
Executive Director, her execution thereof to constitute conclusive evidence of such
approval.
Passed by the Board of Directors of the Redevelopment Agency of Salt Lake City, this
day of , 2023.
Board Chair
Transmitted to the Executive Director on .
The Executive Director:
does not request reconsideration
requests reconsideration at the next regular Agency meeting.
Erin Mendenhall, Executive Director
3
Approved as to form:
Salt Lake City Attorney’s Office
_______________________________________
Attest:
City Recorder
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EXHIBIT A
[Attach Depiction of Project Area]
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400 South400 South
500 South 500 South
600 South600 South
700 South 700 South
800 South800 South
900 South
1300 South
2100 South
1700 South
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EXHIBIT B
[Attach Interlocal Agreement]
REDEVELOPMENT AGENCY OF SALT LAKE CITY I DEPARTMENT OF ECONOMIC DEVELOPMENT
FINAL
STATE
STREET
COMMUNITY
REINVESTMENT AREA
PLAN
State Street
COMMUNITY REINVESTMENT AREA
PLAN
RDA BOARD OF DIRECTORS
James Rogers, District 1
Andrew Johnston, District 2
Chris Wharton, District 3
Derek Kitchen, District 4
Erin Mendenhall, District 5
Charlie Luke, District 6
Amy Fowler, District 7
MAYOR
RDA EXECUTIVE DIRECTOR
Jacqueline M. Biskupski
DEPARTMENT OF ECONOMIC DEVELOPMENT DIRECTOR
RDA CHIEF EXECUTIVE OFFICER
Lara Fritts
RDA CHIEF OPERATING OFFICER
Danny Walz
ACKNOWLEDGEMENTS:
FINAL
CONTENTS
i) INTRODUCTION ........................................................................................................4
1) COMMUNITY REINVESTMENT ANALYSIS (17C-5-105) ................................................7
1(a): PROJECT AREA BOUNDARY DESCRIPTION .............................................................................7
1(b): EXISTING LAND USES AND NEIGHBORHOOD CONTEXT ...........................................................9
1(c): STANDARDS TO GUIDE PROJECT AREA DEVELOPMENT .........................................................12
1(d): FURTHERING PURPOSES OF UTAH TITLE 17C .....................................................................13
1(e): GENERAL PLAN CONSISTENCY ...........................................................................................17
1(f): ELIMINATION OR REDUCTION OF BLIGHT ............................................................................18
1(g): SPECIFIC PROJECT AREA DEVELOPMENT ............................................................................18
1(h): PROCESS OF SELECTING PARTICIPANTS .............................................................................19
1(i): REASON FOR SELECTING THE PROJECT AREA ......................................................................19
1(j): EXISTING PHYSICAL, SOCIAL, ECONOMIC CONDITIONS .........................................................20
1(k): FINANCIAL ASSISTANCE OFFERED TO PARTICIPANTS ...........................................................25
1(l): PUBLIC BENEFIT ANALYSIS SUMMARY ................................................................................26
1(m): HISTORIC PRESERVATION .................................................................................................30
1(n): INTERLOCAL AGREEMENT .................................................................................................30
1(o)(i): OTHER INFORMATION - GEOGRAPHIC FOCUS AREAS .........................................................31
1(o)(ii): OTHER INFORMATION - COMMUNITY OUTREACH ..............................................................32
2) PROJECT AREA BUDGET (17C-5-303) ......................................................................35
2.1(a): BASE TAXABLE VALUE ....................................................................................................36
2.1(b): PROJECTED AMOUNT OF TIF ...........................................................................................36
2.1(c): COLLECTION PERIOD .....................................................................................................36
2.1(d): TIF PAID TO OTHER TAXING ENTITIES ..............................................................................36
2.1(e): IF TIF COLLECTION AREA IS LESS THAN CRA BOUNDARY ..................................................36
2.1(f): PERCENTAGE OF TIF AUTHORIZED TO RECEIVE .................................................................37
2.1(g): MAXIMUM CUMULATIVE DOLLAR AMOUNT ........................................................................37
2.2: SALES AND USE TAX REVENUE ...........................................................................................37
2.3: PROJECT AREA FUNDS TO IMPLEMENT THIS CRA PLAN ........................................................37
2.4: RDA’S COMBINED INCREMENTAL VALUE ..............................................................................38
2.5: PROJECT AREA FUNDS USED FOR ADMINISTRATION .............................................................38
2.6: EXPECTED SALES PRICE FOR PROPERTY THE RDA OWNS ......................................................38
EXHIBIT A: STATE STREET CRIME 6/1/14 TO 5/31/15
EXHIBIT B: POTENTIAL PROJECT AREA RESEARCH REPORT
EXHIBIT C: PUBLIC BENEFIT ANALYSIS AND PROJECT AREA BUDGET
Page 4 – State Street CRA Plan
Page 5 – State Street CRA Plan
Page 6 – State Street CRA Plan
Page 7 – State Street CRA Plan
Page 8 – State Street CRA Plan
Page 9 – State Street CRA Plan
Page 10 – State Street CRA Plan
Page 11 – State Street CRA Plan
Page 12 – State Street CRA Plan
Page 13 – State Street CRA Plan
Page 14 – State Street CRA Plan
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Page 15 – State Street CRA Plan
Page 16 – State Street CRA Plan
Page 17 – State Street CRA Plan
Page 18 – State Street CRA Plan
Page 19 – State Street CRA Plan
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Page 20 – State Street CRA Plan
Page 21 – State Street CRA Plan
Page 22 – State Street CRA Plan
Page 23 – State Street CRA Plan
Page 24 – State Street CRA Plan
Page 25 – State Street CRA Plan
Page 26 – State Street CRA Plan
Page 27 – State Street CRA Plan
Page 28 – State Street CRA Plan
Page 29 – State Street CRA Plan
Page 30 – State Street CRA Plan
Page 31 – State Street CRA Plan
Page 32 – State Street CRA Plan
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Page 33 – State Street CRA Plan
Page 34 – State Street CRA Plan
Page 35 – State Street CRA Plan
Page 36 – State Street CRA Plan
Page 37 – State Street CRA Plan
Page 38 – State Street CRA Plan
Exhibit A
State Street Crime in the Past Year
(6/1/14-5/31/15)
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600 S
700 S
800 S
900 S
1300 S
Harvard Ave
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Yale Ave
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Edith Ave
Kelsey Ave
Herbert Ave
Belmont Ave
Williams Ave
Hampton Ave
U pton Pl
Gregory Pl
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0 500 1,000250
Feet
State Street
Crime in the Past Year Drawn By: K. Bell
Salt Lake City Corporation
Information Management Services
July 2015
Type Count
ALCOHOL IN VEH 2
ARSON 2
ASSAULT 253
BURGLARY 83
COMMERCIAL SEX 34
COUNTERFEITING 3
DAMAGED PROP 88
DRUGS 140
DUI - CLS A 1
DUI ALCOHOL 33
DUI DRUGS 4
EMBEZZLEMENT 2
ESCAPE 272
FAMILY OFFENSES 31
FLEEING 5
FORGERY 46
FRAUD 78
HIT AND RUN 41
INV OF PRIVACY 56
KIDNAP 4
LARCENY 560
LIQUOR 14
MORALS-DECENCY 6
OBST JUDICIAL 6
OBST POLICE 35
PUBLIC ORDER 70
PUBLIC PEACE 34
ROBBERY 38
SEX OFFENSES 1
SEXUAL ASSAULT 16
SEXUAL OFFENSE 11
STOLEN PROP 28
STOLEN VEHICLE 88
TA-INJ/ALCOHOL 1
TRAFFIC 8
WEAPON OFFENSE 10
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2100 S
1700 S
1300 S
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Cleveland Ave
Coatsville Ave
Kensington Ave
Wood Ave
Bryan Ave
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Garfield Ave
Harrison Ave
Redondo Ave
Wilson Ave
1630 S
Downington Ave
Westmin ster Ave
200
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Primary offenses recorded
by SLC Police Department
6/1/14 - 5/31/15
Legend
Crime Density
High
Low
Exhibit B
Potential Project Area Research Report:
State Street
State Street - 1
Potential Project Area Research Report:
State Street
Introduction: State Street is a major gateway into downtown, but it currently aesthetically misrepresents our city. The proposed State Street project area is located between 500 South and 2100 South from Main Street to 200 East. This project area will be a major tax increment generator focused on revitalizing underused structures and creating opportunities for redevelopment along the State Street corridor, while improving the overall look and feel of the corridor. The S-Line Streetcar crosses State Street just south of the project area, which is outside of Salt Lake City’s municipal boundary, but could possibly provide a starting point for activity generation and a major impetus for development of commercial and mixed-use including housing within the corridor.
Relevant Data:
Area Acreage: ~314 acres
Zoning Designations/Area Percentage:
Zoning Type Acreage % of Total Commercial 134.10 43% Downtown 81.58 26% Institutional and Public Land 35.25 11% Single Family Residential 53.05 17% Multi-Family Residential 10.14 3% TOTAL 314.12 100%
As shown in the attached “State Street, Zoning” map, the majority of the parcels within the project area boundaries are designated for commercial and business uses, with a smaller number designated for residential uses. There are also two properties (Salt Lake Community College and the Salt Lake County Government Center) that are designated as institutional/public land.
Crime Data: The attached map of “State Street, Crime in the Past Year” shows a list and hot spot map of all primary offenses recorded by the Salt Lake City Police Department during the time period of June 1, 2014 to May 31, 2015. As shown in the map, there are multiple areas with high density crime, with the highest areas near the northeast corner of State Street and 900 South, and on the east side of State Street, between 800 South and 700 South.
State Street - 2
Current Public Transit Availability: As shown in the attached map of “State Street, Employment and Mass Transit,” the proposed State Street project area has one main bus route, the 200, running north and south along State Street. In addition to this primary bus route, the 21, 17, 9, and 451 cross State Street within the project area boundaries at 2100 South, 1700 South, 900 South, and 600 South, respectively. In terms of weekday bus frequency, the 200 and 21 run every 15 minutes, the 9 and 17 run every 30 minutes, and the 451 is the Tooele Express, which runs three times in the morning and three times in the evening. The S-line streetcar crosses State Street just south of the project area, and outside of Salt Lake City’s municipal boundary, (between Wentworth Ave and Truman Ave, just south of 2100 S), and the 400 South light rail line is located one block north of the project area.
Major Employment and Commercial Centers: The number of businesses within the proposed State Street project area, and the number of employees at each business, is shown in the attached map of “State Street, Employment and Mass Transit.” As shown in the map, there are many businesses located within the project area, the majority of which are relatively small (1-40 employees), and a few that are relatively large (111-304 employees, and 305-613 employees). Some types of existing businesses within the subject area include motels, pawn shops, small retail clothing/boutiques, ethnic grocers, restaurants, bars, and automobile dealerships.
City/County/Institutional Plans
Master Plan Goals: The proposed State Street project area falls within the Central Community Master Plan, as well as the neighborhood planning areas of Downtown, Liberty, and People’s Freeway. In general, the Central Community Master Plan emphasizes the need for livable communities and neighborhoods, vital and sustainable commerce, unique and active places, and pedestrian mobility and accessibility. This area is also included in the Draft Downtown Community Plan (May 2015). The following is a list of applicable elements of the Master Plan and Draft Downtown Community Plan goals and visions that could be accomplished through redevelopment of the State Street potential project area:
• Create an enhanced built environment to encourage employees to work and live in the Central Community and support the creation of smaller locally owned businesses.
• Maintain a variety of residential land uses, including preservation of housing stock that improves neighborhood character.
• Appropriately transition between multi-family housing and mixed land uses in designated areas to support sustainable development.
• Improve pedestrian movement along arterials and collectors to ensure pedestrian safety, and develop ways to address the isolation between major roadways and improve pedestrian orientation.
State Street - 3
• Locate higher density residential land uses are near commercial areas, light rail stations, and open space.
• Eliminate problems associated with pawnshops, prostitution, and undesirable activities on State Street.
• Preserve historic structures that contribute to the culture of the community, and use
design guidelines and review processes to ensure that new construction is compatible
with the surrounding areas and established land use patterns.
• Maintain a variety of park sites and open spaces so residents can enjoy active and passive
recreation space.
• Increase pedestrian accessibility and cultural activities to encourage more housing that
supports the employment center of the downtown area.
Recent or Planned Changes to Zoning: The current Draft Downtown Community Plan (May 2015) includes a section on State Street and the zoning framework for the corridor. The Planning Division is considering rezoning the corridor along State Street to encourage midrise mixed-use development to help promote short-term redevelopment.
Wasatch 2040: There are ten strategies for local governments to implement the Wasatch Choice for 2040 (WC2040) vision. Strategy I is the most applicable to the work of the RDA, and it includes seven characteristics to be used to identify priority reuse areas. The table below identifies which of these seven characteristics applies to the State Street project area. WC2040 states that reuse efforts should focus on areas that have at least three of the seven characteristics.
Characteristics Identified for Priority Reuse Areas St
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The area has underutilized infrastructure. The location includes pedestrian-friendly physical characteristics or the potential for such. ● Reuse would further other neighborhood revitalization objectives. ● The area is located close to frequent transit service and has adequate automobile access. ● An analysis indicates raw financial potential for reuse. ● An unmet demand for workforce housing or compact housing develops in the community. ● The area has “character” – a strong identity or sense of place. ●
Of the remaining nine strategies in WC2040, the following were identified as relevant to the State Street project area:
• Strategy II: Provide Incentives for Contiguous Growth and Infill
• Strategy IV: Create Walkable Commercial and Mixed-Use Districts
• Strategy VII: Create a Plan for Workforce Housing
State Street - 4
Plan Salt Lake: Plan Salt Lake comprises the following thirteen guiding principles: 1) Neighborhoods, 2) Growth, 3) Housing, 4) Transportation & Mobility, 5) Air Quality, 6) Natural Environment, 7) Parks & Recreation, 8) Beautiful City, 9) Preservation, 10) Arts & Culture, 11) Equity, 12) Economy, and 13) Government. Although all of these principles apply, in some way, to the work of the RDA, we focused on a subset of them (shown in bold and green text above) to highlight specific initiatives that could apply to Master Plan goals in the project area. The initiatives that apply most specifically to the State Street project area are listed below:
• Create a safe and convenient place for people to carry out their daily lives.
• Encourage and support local businesses and neighborhood business districts.
• Provide opportunities for and promotion of social interaction.
• Locate new development in areas with existing infrastructure and amenities, such as
transit and transportation corridors.
• Encourage a mix of land uses.
• Ensure access to affordable citywide housing, including rental and very low income.
• Enable moderate density increases within existing neighborhoods where appropriate.
• Make walking and cycling viable, and safe and convenient transportation options in all
areas of the City.
• Incorporate pedestrian oriented elements… into our rights-of-way and transportation
networks.
• Reinforce downtown as the visually dominant center of the City through the use of design
standards and guidelines.
• Identify and establish standards for key gateways into the City.
• Balance preservation with flexibility for change and growth.
• Foster and support growth of the creative economy sector.
Salt Lake County CDA Policy Conformance: The attached table of “State Street Potential Project Area – Salt Lake County CDA Project Considerations” shows that this project area would likely be considered a favorable project area.
Project Area Strategies:
Infrastructure Improvement: Both the UTA Transit Network Plan and Utah’s Unified Transit Plan identify a Bus Rapid Transit line on State Street. Safer east-west pedestrian crossings at State Street are needed. SLC Engineering identified the need to standardize the street beautification elements along State Street, as well as current drainage challenges.
Note: The City is responsible for the sidewalk and park strip while UDOT is responsible for the street.
Housing: The State Street corridor contains a mix of commercial interspersed with small single family residential neighborhoods. The RDA can assist by stabilizing existing neighborhoods while creating new quality mixed use and commercial developments.
State Street - 5
Economic Development: The SLC Economic Development Division strongly recommends State Street as a new project area, as well as including both sides of Main Street in the redevelopment area. The redevelopment of this portion of State Street provides significant opportunities to revitalize older buildings and create new leasable spaces to help establish more commercial and mixed use along the corridor.
Blight Mitigation: If this project area is considered for an Urban Renewal Area, a blight study will need to be conducted as part of the project area creation process.
RDA-City Financing/Program Tools
RDA Tax Increment: Tax increment over a 25-year project area period was estimated for each potential project area, using 2014 tax revenue as the base value and an annual growth rate of 2%. The net present value of the total annual tax increment was calculated using a 5% discount rate.
Estimated Tax Increment Projections, 2016-2041:
Project Area 25-Year
Projected Tax Increment* State Street $18,583,426 *Based on 100% TI Capture by RDA
City Funding Objectives/Financing Tools: Below are RDA and City programs that may be
utilized in this project area. The City has numerous programs to leverage Tax Increment
Funding, however, consideration of specific programs beyond those listed below can be made
in the next phase of the New Project Area Creation Process.
RDA Loan Programs: The RDA can assist property owners with building renovation and new construction. It offers the following assistance programs:
• New Construction Loan Program
• Building Renovation Loan Program
• Environmental Assessment and Remediation Loan Program
• Property Acquisition Loan Program
• Tax Increment Reimbursement Program City Assistance Programs: Salt Lake City can partner with the RDA and/or property owners in the project area using the following programs:
• Capital Improvement Program
• Community Improvement & Outreach Grants
• Small Business Revolving Loan Fund
• Community Development Block Grant (may only apply to certain parts of this area)
• HAND Housing Programs (HOME, First Time Home Buyer, Housing Trust Fund)
• Class C Road Funds
State Street
potential project area
2100 South
500 South
20
0
E
a
s
t
20
0
E
a
s
t
Ma
i
n
S
t
r
e
e
t
Ma
i
n
S
t
r
e
e
t
1300 South
State Street
potential project area
2100 South
20
0
E
a
s
t
20
0
E
a
s
t
Ma
i
n
S
t
r
e
e
t
Ma
i
n
S
t
r
e
e
t
1300 South
1300 South
500 South - 1300 South 1300 South - 2100 South
500 South
State
St
600 S
700 S
800 S
900 S
1300 S
Ha r var d A ve
Maj
or
St
Yal e A ve
Ediso
n St
Edit h A ve
Kel sey Ave
He rber t A ve
Be lm ont A ve
W il li am s Ave
Ha mpt on Ave
U pto n Pl
Gr e gor y Pl
Foul
ger
St
Stri
ngfe
ll
ow
Ct
Maj
or
St
He rber t A ve
Maj
or
St
Ediso
n St
4
0 500 1,000250Feet
State StreetBuilding Value / Land Value
Legend
Non R esidential
BLDG / LAND
0 - 0.79
0.8 - 1.2
> 1.21
Residential
BLDG / LAND
0 - 0.79
0.8 - 1.2
> 1.21
Drawn By: K. BellSalt Lake City Corporat ionInformation Managem ent Servic esJuly 2015
State
St
Maj
or
St
2100 S
1700 S
1300 S
200 E
Clevelan d Ave
Co atsville Ave
Kensington Ave
Wood Ave
Br yan Ave
Ediso
n St
Ga rfi el d Ave
Ha rrison Ave
Redon do Ave
Wilson Ave
1630 S
Dow ni ngto n Ave
Westminster Ave
200
E
Ediso
n St
Edi
son
S
t
Ediso
n St
500 S
Main St
200 E
Main St
200 E
St
a
t
e
S
t
600 S
700 S
800 S
900 S
1300 S
Harvard Ave
Ma
j
o
r
S
t
Yale Ave
Ed
i
s
o
n
S
t
Edith Ave
Kelsey Ave
Herbert Ave
Belmont Ave
Williams Ave
Hampton Ave
U pton Pl
Gregory Pl
Fo
u
l
g
e
r
S
t
St
r
i
n
g
f
e
l
l
o
w
C
t
Ma
j
o
r
S
t
Herbert Ave
Ma
j
o
r
S
t
Ed
i
s
o
n
S
t
4
0 500 1,000250
Feet
State Street
Crime in the Past Year Drawn By: K. Bell
Salt Lake City Corporation
Information Management Services
July 2015
Type Count
ALCOHOL IN VEH 2
ARSON 2
ASSAULT 253
BURGLARY 83
COMMERCIAL SEX 34
COUNTERFEITING 3
DAMAGED PROP 88
DRUGS 140
DUI - CLS A 1
DUI ALCOHOL 33
DUI DRUGS 4
EMBEZZLEMENT 2
ESCAPE 272
FAMILY OFFENSES 31
FLEEING 5
FORGERY 46
FRAUD 78
HIT AND RUN 41
INV OF PRIVACY 56
KIDNAP 4
LARCENY 560
LIQUOR 14
MORALS-DECENCY 6
OBST JUDICIAL 6
OBST POLICE 35
PUBLIC ORDER 70
PUBLIC PEACE 34
ROBBERY 38
SEX OFFENSES 1
SEXUAL ASSAULT 16
SEXUAL OFFENSE 11
STOLEN PROP 28
STOLEN VEHICLE 88
TA-INJ/ALCOHOL 1
TRAFFIC 8
WEAPON OFFENSE 10
St
a
t
e
S
t
Ma
j
o
r
S
t
2100 S
1700 S
1300 S
20
0
E
Cleveland Ave
Coatsville Ave
Kensington Ave
Wood Ave
Bryan Ave
Ed
i
s
o
n
S
t
Garfield Ave
Harrison Ave
Redondo Ave
Wilson Ave
1630 S
Downington Ave
Westmin ster Ave
200
E
Ed
i
s
o
n
S
t
Edi
son
St
Ed
i
s
o
n
S
t
500 S
Ma
i
n
S
t
20
0
E
Ma
i
n
S
t
20
0
E
Primary offenses recorded
by SLC Police Department
6/1/14 - 5/31/15
Legend
Crime Density
High
Low
State
St
600 S
700 S
800 S
900 S
1300 S
Ha r var d A ve
Maj
or
St
Yal e A ve
Ediso
n St
Edit h A ve
Kel sey Ave
He rber t A ve
Be lm ont A ve
W il li am s Ave
Ha mpt on Ave
U pt on Pl
Gr e gor y Pl
Foul
ger
St
Stri
ngfe
ll
ow
Ct
Maj
or
St
He rber t A ve
Maj
or
St
Ediso
n St
4
0 500 1,000250Feet
State St reetParcel Value Change Drawn By: K. BellSalt Lake City Corporat ionInformation Managem ent Servic esJuly 2015
State
St
Maj
or
St
2100 S
1700 S
1300 S
200 E
Clevelan d Ave
Co atsville Ave
Kensington Ave
Wood Ave
Br yan Ave
Ediso
n St
Ga rfield Ave
Ha rrison Ave
Redon do Ave
Wilson Ave
1630 S
Dow ni ngto n Ave
Wes tminster Ave
200
E
Ediso
n St
Edi
son
St
Ediso
n St
500 S
Main St
200 E
Main St
200 E
Legend
Parcel Value Percent Change
2009 - 2014
< -90%
-90% to -11%
-10% to 10%
11% to 200%
>200%
B B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
State
St
600 S
700 S
800 S
900 S
1300 S
Ha r var d A ve
Maj
or
St
Yal e A ve
Ediso
n St
Edit h A ve
Kel sey Ave
He rber t A ve
Be lm ont A ve
W il li am s Ave
Ha mpt on Ave
U pt on Pl
Gr e gor y Pl
Foul
ger
St
Stri
ngfe
ll
ow
Ct
Maj
or
St
He rber t A ve
Maj
or
St
Ediso
n St
4
0 500 1,000250Feet
State St reetEmployment & M ass Transit Drawn By: K. BellSalt Lake City Corporat ionInformation Managem ent Servic esJuly 2015
B B
B
B
B
B B
B
B
B
B
B BBB
B
B
B
B
B
B
B
B
B
B
B
State
St
Maj
or
St
2100 S
1700 S
1300 S
200 E
Clevelan d Ave
Co atsville Ave
Kensington Ave
Wood Ave
Br yan Ave
Ediso
n St
Ga rfi el d Ave
Ha rrison Ave
Redon do Ave
Wilson Ave
1630 S
Dow ni ngto n Ave
Wes tmins ter Ave
200
E
Ediso
n St
Edis
on
St
Ediso
n St
500 S
Main St
200 E
Main St
200 E
451
9
Legend
Employee CountPer Business
1 - 11
12 - 40
41 - 110
111 - 304
305 - 613
B uta_bus_stops
uta_bus_routes
T uta_rail_stops
uta_rail_lines
17
21
200
Bus Route Num ber
State
St
600 S
700 S
800 S
900 S
1300 S
Ha r var d A ve
Maj
or
St
Yal e A ve
Ediso
n St
Edit h A ve
Kel sey Ave
He rber t A ve
Be lm ont A ve
W il li am s Ave
Ha mpt on Ave
U pt on Pl
Gr e gor y Pl
Foul
ger
St
Stri
ngfe
ll
ow
Ct
Maj
or
St
He rber t A ve
Maj
or
St
Ediso
n St
D-1
D-2
D-2
D-2
CC
CC
D-2
D-2
D-2
D-2
D-2
CC
D-2
CND-2
D-1
CC
CCCC
CC
CCCC
CC
CC
CC CC
RMF-35
CN
R-1-5000
R-1-5000
R-1-5000
CC
RMF-75
R-1-5000
R-1-5000
CC
R-1-5000
CC
CC
CC
CC CC
CC
SR-3
R-1-5000
SR-3
R-1-5000
R-1-5000
CC
R-1-5000
CC
RMF-45
D-2
R-1-5000R-1-5000
D-1
D-2
D-2
D-2
CC
CC
D-2
D-2
D-2
D-2
D-2
CC
D-2
CND-2
D-1
CC
CCCC CC
CC
CC CC
CC CC
RMF -3 5
CC
CN
R-1-50 00
R-1-50 00
CC
RMF -7 5
R-1-50 00
CC
SR-3
R-1-50 00
R-1-50 00
SR-3
CC
CC
CC
CC
CC CC
CC
D-2
4
0 500 1,000250Feet
State St reetZoning Drawn By: K. BellSalt Lake City Corporat ionInformation Managem ent Servic esJuly 2015
State
St
Maj
or
St
2100 S
1700 S
1300 S
200 E
Clevelan d Ave
Co atsville Ave
Kensington Ave
Wood Ave
Br yan Ave
Ediso
n St
Ga rfi el d Ave
Ha rrison Ave
Redon do Ave
Wilson Ave
1630 S
Dow ni ngto n Ave
W est minster Ave
200
E
Ediso
n St
Edi
son
St
Ediso
n St
I
BP
PL
CC
CC
CC
CC CC
CC
CC
CC
CCCCCCCC
CC
CC
CC
CC
CC
CC CC CC
R-1-5000
CC
CC
RMF-75
CC
CC
R-1-5000
CC CCCC CC
CC
R-1-5000
CC
CCCC
CC
CCCC R-1-5000
CCCC
R-1-5000
RMF-45 R-1-5000
R-1-5000R-1-5000
R-1-5000
R-1-5000R-1-5000
R-1-5000
CC
R-1-5000
R-1-5000
R-1-5000R-1-5000R-1-5000
R-1-5000
R-1-5000
I
BP
PL
CC
CC
CC
CC CC
CC
CC
CC
CCCC
CCCC
CC
CC
CC
CC
CC
CC CC
CC
CC
CC
CC
CC
CC
CC
CC
CC
R-1-50 00
R-1-50 00
RMF -7 5
CC
R-1-50 00
RMF -4 5
R-1-50 00
CC
CCCC
CC
R-1-50 00
R-1-50 00R-1-50 00R-1-50 00
CCCC
R-1-50 00
CC
R-1-50 00
CCCC
R-1-50 00R-1-50 00
R-1-50 00
LegendZoning Districts Organizedby Zoning TypeCommercial
Downtow n
Institutional and Public Land
Singl e Fam ily Res idential
Multi-Fam ily Resi dential
500 S
Main St
200 E
Main St
200 E
State Street Potential Project Area - Salt Lake County Community Development Area (CDA) Project Considerations1
1Table presents select CDA Project Considerations derived from Salt Lake County, Countywide Policy and Procedures on Community Development Areas: https://slco.org/economic-
development/redevelopment-area-resources/. The criteria presented in the table are those that are general enough to apply at this stage of potential project area ranking; additional Salt Lake County
Policy Criteria will apply to specific CDA terms that would be negotiated once the project areas are ranked; these are listed below.
Other (favorable) Salt Lake County CDA Project Considerations – to be negotiated once project areas are ranked:
Project is one where County’s tax increment participation period is limited to 20 years or less.
Project is one where County’s tax increment participation rate is limited to 75% or less.
Project is one where County’s cumulative tax increment contribution to the agency is capped at a specified dollar amount.
Project is one where County’s tax increment dollars will be used primarily to pay for or reimburse the cost of “public infrastructure and improvements,” as
defined by Utah Code 17C-1-102(41), environmental remediation, and/or site preparation.
Project is one where the local jurisdiction2 is participating in the proposed project at a rate of at least $1 for every $1 contributed by the County from all
sources, inclusive of any County Library contributions, either upfront or over the life of the proposed County contribution. The local jurisdiction can
demonstrate that it is contributing other resources in addition to CDA proceeds and infrastructure, the value of which is equal to or greater than the
prescribed ratio of participation.
2“Local jurisdiction” includes a City’s CDA participation plus any contribution from all other taxing entities (i.e., mosquito abatement district, water district, fire service area, law enforcement area, etc.)
except for the school district participation which is not included in the $1:$1 ratio calculation.
CDA Project Criterion Yes No Maybe
Favorable Considerations
Project would not happen in a reasonable timeframe, or at proposed amenity level, but for the
creation of the CDA and use of tax increment financing.
●
Project is transit-supported, mixed-use development with significant employment potential. ●
Project is located in strategic growth area as defined in the Wasatch Choice for 2040 and/or the
regional transportation plan.
●
Project will complement regionally significant community planning efforts. ●
Project will create long-term, high-paying jobs. ●
Unfavorable Considerations
Project Area is predominantly market-rate housing. ●
Project Area is predominantly retail (if yes, material justification for CDA will be evaluated on a case-
by-case basis).
●
Project Area is predominantly standalone single-family dwellings. ●
Project will merely cause a relocation of jobs or retail sales from one area in the County to another
area in the County.
●
Project will involve development on sensitive land designated as open space, foothill, canyon, or
other County-designated priority area.
●
Exhibit C
Public Benefit Analysis and Project Area Budget
State Street Community Reinvestment Area (DRAFT)
PUBLIC BENEFIT ANALYSIS AND
PROJECT AREA BUDGET
STATE STREET COMMUNITY REINVESTMENT AREA
(CRA)
REDEVELOPMENT AGENCY OF
SALT LAKE CITY, UTAH
APRIL 2018
Page | 2
Table of Contents
TABLE OF CONTENTS ......................................................................................................................................... 2
SECTION 1: 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 ............................................................................................................... 8
EXHIBIT A: PROJECT AREA MAP ......................................................................................................................... 9
EXHIBIT B: MULTI-YEAR BUDGET .................................................................................................................. 11
Page | 3
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 State Street
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 south of 300 South, north of 2100 South, between
Interstate-15 (I-15) and 300 East.
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 1 and 5 of the Utah Community Reinvestment Agency Act (the “Act”, Utah
Code Annotated (“UCA”) Title 17C). 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 south of 300 South, north of 2100 South, between I-15 and 300 East, and is located
within the City’s south central boundaries. This area in particular serves as the main alternative transit
corridor throughout the Salt Lake Valley. The Project Area has a long history as an economic and social
center to the City and surrounding community. The property encompasses approximately 729 acres of
land.
A map of the Project Area is attached hereto in EXHIBIT A.
Page | 4
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 $889,305,536. Using the tax rates established
within the Project Area the property taxes levied equate to $13,102,138 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 1 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 1, e.g., if requested prior to March 1,
2018, Year 1 of increment will be 2019. The Agency anticipates it will trigger the tax increment by March
1, 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 or 2019. 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 1st) 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 $78.64
million or at a net present value (NPV)1 of $42.32 million. This amount is over and above the $327.55
million of base taxes that the property would generate over 25 years at the $13,102,138 annual amount
it currently generates as shown in Table 4.1 below.
1 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.
Page | 5
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 $889,305,536. Based upon the tax rates in the area, the collective taxing entities
are receiving $13,102,138 in property tax annually from this Project Area. This equates to approximately
$327,553,462 over the twenty-five 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
$889,305,536 base year value by year 1 of the Project Area life.
T ABLE 4.1: T OTAL B ASE YEAR TO T AXING ENTITIES (OVER 25 Y EARS)
Entity Total NPV at 4%
Salt Lake County $52,713,586 $32,939,834
Salt Lake City School District 137,397,705 85,857,517
Salt Lake City 101,314,133 63,309,500
Salt Lake City Library 15,674,010 9,794,426
Salt Lake Metropolitan Water District 7,759,191 4,848,588
Salt Lake City Mosquito Abatement District 3,801,781 2,375,669
Central Utah Water Conservancy District 8,893,055 5,557,121
Total Revenue $327,553,462 $204,682,655
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.
T ABLE 4.2: SOURCES OF T AX INCREMENT FUNDS
Entity Percentage Length Total NPV at 4%
Salt Lake County 75% 25 Years $9,491,777 $5,107,450
Salt Lake City School District 75% 25 Years 24,740,271 13,312,544
Salt Lake City 75% 25 Years 18,242,948 9,816,386
Salt Lake City Library 75% 25 Years 2,822,312 1,518,664
Salt Lake Metropolitan Water District 75% 25 Years 1,397,145 751,793
Salt Lake City Mosquito Abatement District 75% 25 Years 684,561 368,357
Central Utah Water Conservancy District 75% 25 Years 1,601,312 861,653
Total Sources of Tax Increment Funds $58,980,326 $31,736,847
Page | 6
Uses of Tax Increment
The State Street corridor, has suffered from a lack of reinvestment over the previous decades. New
commercial and entertainment districts opening around the valley have drawn businesses and consumers
away from State Street. This has led to high vacancies, blighted properties, underutilized land uses, and
low rent tenants. State Street and its surrounding area suffers from a lack of character and cohesiveness.
The Life on State Study identified principles that should be followed to help State Street and its surrounding
communities regain character and identity. These principles include improving the walkability of the
corridor, and adding state trees, thematic lighting, and signature monuments/public art. “But-for” the
creation of the CRA, and use of public funds, State Street and its surrounding community will continue to
remain in its underutilized state. Improving walkability, adding thematic elements, site remediation, and
small lot sizes are a few of the obstacles that are currently deterring redevelopment within the Project
Area.
The majority of the Tax Increment collected by the Agency (80%) will be used to overcome these
obstacles. Including: enhancing the walkability of the corridor, assisting current ethnically diverse and
culturally-rich business owners with improving their businesses, encouraging a mix of housing types along
the State Street and Main Street corridors – including appropriately scaled multifamily rental and owner-
occupied housing, preservation of historic buildings and the historic urban fabric of the corridor, offsetting
certain on-site public infrastructure costs, land assemblage 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 operating costs of the Agency.
T ABLE 4.3: USES OF T AX INCREMENT
Uses Total NPV at 4%
Redevelopment Activities @ 80% $47,184,261 $25,389,478
CRA Housing Requirement @ 10% 5,898,033 3,173,685
Project Area Administration @ 10% 5,898,033 3,173,685
Total Uses of Tax Increment Funds $58,980,326 $31,736,847
A multi-year projection of tax increment is including 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 $13,102,138 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
$4,756,144 in property taxes annually is anticipated, totaling approximately $17,858,283 in property taxes
annually for the area. “But for” the assistance provided by the RDA through tax increment revenues, this
increase of approximately 36 percent in property taxes generated for the taxing entities would not be
possible.
Page | 7
T ABLE 4.4: T OTAL B ASE YEAR AND END OF PROJECT LIFE ANNUAL PROPERTY TAXES
Entity
Annual Base
Year Property
Taxes
Annual Property
Tax Increment at
Conclusion of
Project
Total Annual
Property Taxes
Salt Lake County $2,108,543 $765,412 $2,873,956
Salt Lake City School District 5,495,908 1,995,043 7,490,951
Salt Lake City 4,052,565 1,471,102 5,523,668
Salt Lake City Library 626,960 227,590 854,550
Salt Lake Metropolitan Water District 310,368 112,665 423,033
Salt Lake City Mosquito Abatement District 152,071 55,203 207,274
Central Utah Water Conservancy District 355,722 129,129 484,851
Total Revenue $13,102,138 $4,756,144 $17,858,283
Page | 8
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 5.1 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.
T ABLE 5.1: T OTAL REVENUES
Entity Property
Tax Sales Tax Franchise
Tax
Total
Incremental
Revenues
Salt Lake County $12,655,703 $21,587,214 - $34,242,917
Salt Lake City School District 32,987,028 - - 32,987,028
Salt Lake City (including Library) 28,087,013 9,385,745 8,335,502 45,808,261
Salt Lake Metropolitan Water District 1,862,860 - - 1,862,860
Salt Lake City Mosquito Abatement District 912,748 - - 912,748
Central Utah Water Conservancy District 2,135,083 - - 2,135,083
Total Revenue $78,640,435 $30,972,959 $8,335,502 $117,948,896
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.
T ABLE 5.2: T OTAL CITY EXPENDITURES
Entity CRA Budget General
Government
Public
Works
Public
Safety
Total
Incremental
Expenditures
Salt Lake County $9,491,777 $523,245 - - $10,015,022
Salt Lake City School District 24,740,271 6,277,495 - - 31,017,766
Salt Lake City (Including Library) 21,065,260 506,485 4,824,397 8,390,558 34,786,700
Salt Lake Metropolitan Water
District 1,397,145 154,211 - - 1,551,356
Salt Lake City Mosquito
Abatement District 684,561 17,063 - - 701,624
Central Utah Water
Conservancy District 1,601,312 39,067 - - 1,640,379
Total Expenditures $58,980,326 $7,517,565 $4,824,397 $8,390,558 $79,712,847
The total net benefit to the taxing entities of participating in the Project Area is $38,236,049, with the
City’s net benefit being $11,021,561.
Page | 9
T ABLE 5.3: T OTAL CITY REVENUES (INCLUDING LIBRARY) Total NPV at 4%
Property Tax Increment $28,087,013 $15,113,400
Sales Tax 9,385,745 5,092,482
Telecom Tax 1,377,127 737,507
Energy Sales & Use Tax (Natural Gas) 1,231,228 646,986
Energy Sales & Use Tax (Electricity) 5,727,147 3,009,503
Total City Revenue $45,808,261 $24,599,878
T ABLE 5.4: T OTAL CITY EXPENDITURES (INCLUDING LIBRARY) Total NPV at 4%
CRA Budget $21,065,260 $11,335,050
General Government 506,485 266,221
Public Works 4,824,397 2,535,827
Public Safety 8,390,558 4,408,307
Total City Expenditures $34,786,700 $18,545,405
Total City Benefit $11,021,561 $6,054,473
Page | 10
Exhibit A: Project Area M
Page | 11
Exhibit B: Multi-Year Budget
Redevelopment Agency of Salt Lake City ASSUMPTIONS:
State Street Project Area Discount Rate 4.0%
Increment and Budget Analysis Growth Rate 1.0%
Payment Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045
Tax Year 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 TOTALS NPV
Cumulative Taxable Value Year Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 12 Year 13 Year 14 Year 15 Year 16 Year 17 Year 18 Year 19 Year 20 Year 21 Year 22 Year 23 Year 24 Year 25
Tax District 13
Commercial $1,765,985 $4,073,821 $6,954,715 $10,997,330 $15,008,737 $19,608,806 $24,193,271 $28,777,737 $33,362,202 $37,946,668 $43,708,457 $50,616,362 $57,493,060 $58,067,991 $58,648,671 $59,235,157 $59,827,509 $60,425,784 $61,030,042 $61,640,342 $62,256,746 $62,879,313 $63,508,106 $64,143,187 $64,784,619
Office $3,021,895 $6,957,326 $11,868,802 $18,763,621 $25,595,932 $33,435,542 $41,243,897 $49,052,253 $56,860,609 $64,668,965 $74,491,917 $86,266,958 $97,979,492 $98,959,286 $99,948,879 $100,948,368 $101,957,852 $102,977,430 $104,007,205 $105,047,277 $106,097,749 $107,158,727 $108,230,314 $109,312,617 $110,405,743
Industiral $405,716 $922,642 $1,566,797 $2,473,419 $3,364,022 $4,389,864 $5,407,696 $6,425,528 $7,443,359 $8,461,191 $9,749,501 $11,276,249 $12,802,997 $12,931,026 $13,060,337 $13,190,940 $13,322,850 $13,456,078 $13,590,639 $13,726,545 $13,863,811 $14,002,449 $14,142,473 $14,283,898 $14,426,737
Residential $3,671,726 $8,428,100 $14,361,963 $22,697,222 $30,939,641 $40,405,969 $49,825,876 $59,245,784 $68,665,691 $78,085,599 $89,953,324 $104,083,185 $118,213,046 $119,395,177 $120,589,128 $121,795,020 $123,012,970 $124,243,100 $125,485,531 $126,740,386 $128,007,790 $129,287,868 $130,580,746 $131,886,554 $133,205,419
Total Assessed Value:$8,865,322 $20,381,889 $34,752,277 $54,931,592 $74,908,333 $97,840,180 $120,670,741 $143,501,302 $166,331,862 $189,162,423 $217,903,198 $252,242,754 $286,488,594 $289,353,480 $292,247,015 $295,169,485 $298,121,180 $301,102,392 $304,113,416 $307,154,550 $310,226,096 $313,328,357 $316,461,640 $319,626,257 $322,822,519
Value of Current Property $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536 $889,305,536
Less Base Year Value (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$ (889,305,536)$
$8,865,322 $20,381,889 $34,752,277 $54,931,592 $74,908,333 $97,840,180 $120,670,741 $143,501,302 $166,331,862 $189,162,423 $217,903,198 $252,242,754 $286,488,594 $289,353,480 $292,247,015 $295,169,485 $298,121,180 $301,102,392 $304,113,416 $307,154,550 $310,226,096 $313,328,357 $316,461,640 $319,626,257 $322,822,519
TAX RATE & INCREMENT ANALYSIS:2016 Rates
Salt Lake County 0.002371 21,020 48,325 82,398 130,243 177,608 231,979 286,110 340,242 394,373 448,504 516,648 598,068 679,264 686,057 692,918 699,847 706,845 713,914 721,053 728,263 735,546 742,902 750,331 757,834 765,412 12,655,703 6,809,934
Salt Lake City School District 0.006180 54,788 125,960 214,769 339,477 462,933 604,652 745,745 886,838 1,027,931 1,169,024 1,346,642 1,558,860 1,770,500 1,788,205 1,806,087 1,824,147 1,842,389 1,860,813 1,879,421 1,898,215 1,917,197 1,936,369 1,955,733 1,975,290 1,995,043 32,987,028 17,750,059
Salt Lake City 0.004557 40,399 92,880 158,366 250,323 341,357 445,858 549,897 653,935 757,974 862,013 992,985 1,149,470 1,305,529 1,318,584 1,331,770 1,345,087 1,358,538 1,372,124 1,385,845 1,399,703 1,413,700 1,427,837 1,442,116 1,456,537 1,471,102 24,323,930 13,088,515
Salt Lake City Library 0.000705 6,250 14,369 24,500 38,727 52,810 68,977 85,073 101,168 117,264 133,360 153,622 177,831 201,974 203,994 206,034 208,094 210,175 212,277 214,400 216,544 218,709 220,896 223,105 225,337 227,590 3,763,083 2,024,885
Salt Lake Metropolitan Water District 0.000349 3,094 7,113 12,129 19,171 26,143 34,146 42,114 50,082 58,050 66,018 76,048 88,033 99,985 100,984 101,994 103,014 104,044 105,085 106,136 107,197 108,269 109,352 110,445 111,550 112,665 1,862,860 1,002,390
Salt Lake City Mosquito Abatement District 0.000171 1,516 3,485 5,943 9,393 12,809 16,731 20,635 24,539 28,443 32,347 37,261 43,134 48,990 49,479 49,974 50,474 50,979 51,489 52,003 52,523 53,049 53,579 54,115 54,656 55,203 912,748 491,142
Central Utah Water Conservancy District 0.000400 3,546 8,153 13,901 21,973 29,963 39,136 48,268 57,401 66,533 75,665 87,161 100,897 114,595 115,741 116,899 118,068 119,248 120,441 121,645 122,862 124,090 125,331 126,585 127,851 129,129 2,135,083 1,148,871
Totals:0.014733 130,613 300,286 512,005 809,307 1,103,624 1,441,479 1,777,842 2,114,205 2,450,567 2,786,930 3,210,368 3,716,292 4,220,836 4,263,045 4,305,675 4,348,732 4,392,219 4,436,142 4,480,503 4,525,308 4,570,561 4,616,267 4,662,429 4,709,054 4,756,144 78,640,435 42,315,797
TOTAL INCREMENTAL REVENUE IN PROJECT AREA:$130,613 $300,286 $512,005 $809,307 $1,103,624 $1,441,479 $1,777,842 $2,114,205 $2,450,567 $2,786,930 $3,210,368 $3,716,292 $4,220,836 $4,263,045 $4,305,675 $4,348,732 $4,392,219 $4,436,142 $4,480,503 $4,525,308 $4,570,561 $4,616,267 $4,662,429 $4,709,054 $4,756,144 $78,640,435 $42,315,797
PROJECT AREA BUDGET 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045
Sources of Funds:2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 TOTALS NPV
Property Tax Participation Rate for Budget
Salt Lake County 75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%
Salt Lake City School District 75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%
Salt Lake City 75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%
Salt Lake City Library 75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%
Salt Lake Metropolitan Water District 75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%
Salt Lake City Mosquito Abatement District 75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%
Central Utah Water Conservancy District 75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%75%
Property Tax Increment for Budget
Salt Lake County $15,765 $36,244 $61,798 $97,682 $133,206 $173,984 $214,583 $255,181 $295,780 $336,378 $387,486 $448,551 $509,448 $514,543 $519,688 $524,885 $530,134 $535,435 $540,790 $546,198 $551,660 $557,176 $562,748 $568,375 $574,059 $9,491,777 $5,107,450
Salt Lake City School District $41,091 $94,470 $161,077 $254,608 $347,200 $453,489 $559,309 $665,129 $770,948 $876,768 $1,009,981 $1,169,145 $1,327,875 $1,341,153 $1,354,565 $1,368,111 $1,381,792 $1,395,610 $1,409,566 $1,423,661 $1,437,898 $1,452,277 $1,466,800 $1,481,468 $1,496,282 $24,740,271 $13,312,544
Salt Lake City $30,299 $69,660 $118,775 $187,742 $256,018 $334,393 $412,422 $490,452 $568,481 $646,510 $744,739 $862,103 $979,146 $988,938 $998,827 $1,008,816 $1,018,904 $1,029,093 $1,039,384 $1,049,777 $1,060,275 $1,070,878 $1,081,587 $1,092,403 $1,103,327 $18,242,948 $9,816,386
Salt Lake City Library $4,688 $10,777 $18,375 $29,045 $39,608 $51,733 $63,805 $75,876 $87,948 $100,020 $115,216 $133,373 $151,481 $152,996 $154,526 $156,071 $157,632 $159,208 $160,800 $162,408 $164,032 $165,672 $167,329 $169,002 $170,692 $2,822,312 $1,518,664
Salt Lake Metropolitan Water District $2,320 $5,335 $9,096 $14,378 $19,607 $25,610 $31,586 $37,561 $43,537 $49,513 $57,036 $66,025 $74,988 $75,738 $76,496 $77,261 $78,033 $78,814 $79,602 $80,398 $81,202 $82,014 $82,834 $83,662 $84,499 $1,397,145 $751,793
Salt Lake City Mosquito Abatement District $1,137 $2,614 $4,457 $7,045 $9,607 $12,548 $15,476 $18,404 $21,332 $24,260 $27,946 $32,350 $36,742 $37,110 $37,481 $37,855 $38,234 $38,616 $39,003 $39,393 $39,786 $40,184 $40,586 $40,992 $41,402 $684,561 $368,357
Central Utah Water Conservancy District $2,660 $6,115 $10,426 $16,479 $22,472 $29,352 $36,201 $43,050 $49,900 $56,749 $65,371 $75,673 $85,947 $86,806 $87,674 $88,551 $89,436 $90,331 $91,234 $92,146 $93,068 $93,999 $94,938 $95,888 $96,847 $1,601,312 $861,653
Total Property Tax Increment for Budget:$97,960 $225,215 $384,004 $606,980 $827,718 $1,081,110 $1,333,382 $1,585,654 $1,837,925 $2,090,197 $2,407,776 $2,787,219 $3,165,627 $3,197,284 $3,229,256 $3,261,549 $3,294,165 $3,327,106 $3,360,377 $3,393,981 $3,427,921 $3,462,200 $3,496,822 $3,531,790 $3,567,108 $58,980,326 $31,736,847
Uses of Tax Increment Funds:2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 TOTALS NPV
Redevelopment Activities (Infrastructure, Relocation, Incentives, etc.)80.0%$78,368 $180,172 $307,203 $485,584 $662,175 $864,888 $1,066,705 $1,268,523 $1,470,340 $1,672,158 $1,926,221 $2,229,775 $2,532,502 $2,557,827 $2,583,405 $2,609,239 $2,635,332 $2,661,685 $2,688,302 $2,715,185 $2,742,337 $2,769,760 $2,797,458 $2,825,432 $2,853,687 $47,184,261 $25,389,478
CRA Housing 10.0%$9,796 $22,521 $38,400 $60,698 $82,772 $108,111 $133,338 $158,565 $183,793 $209,020 $240,778 $278,722 $316,563 $319,728 $322,926 $326,155 $329,416 $332,711 $336,038 $339,398 $342,792 $346,220 $349,682 $353,179 $356,711 $5,898,033 $3,173,685
RDA Administration 10.0%$9,796 $22,521 $38,400 $60,698 $82,772 $108,111 $133,338 $158,565 $183,793 $209,020 $240,778 $278,722 $316,563 $319,728 $322,926 $326,155 $329,416 $332,711 $336,038 $339,398 $342,792 $346,220 $349,682 $353,179 $356,711 $5,898,033 $3,173,685
Total Uses $97,960 $225,215 $384,004 $606,980 $827,718 $1,081,110 $1,333,382 $1,585,654 $1,837,925 $2,090,197 $2,407,776 $2,787,219 $3,165,627 $3,197,284 $3,229,256 $3,261,549 $3,294,165 $3,327,106 $3,360,377 $3,393,981 $3,427,921 $3,462,200 $3,496,822 $3,531,790 $3,567,108 $58,980,326 $31,736,847
REMAINING TAX INCREMENT FOR TAXING ENTITIES 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 2043 2044 2045 TOTALS NPV
Salt Lake County $5,255 $12,081 $20,599 $32,561 $44,402 $57,995 $71,528 $85,060 $98,593 $112,126 $129,162 $149,517 $169,816 $171,514 $173,229 $174,962 $176,711 $178,478 $180,263 $182,066 $183,887 $185,725 $187,583 $189,458 $191,353 $3,163,926 $1,702,483
Salt Lake City School District $13,697 $31,490 $53,692 $84,869 $115,733 $151,163 $186,436 $221,710 $256,983 $292,256 $336,660 $389,715 $442,625 $447,051 $451,522 $456,037 $460,597 $465,203 $469,855 $474,554 $479,299 $484,092 $488,933 $493,823 $498,761 $8,246,757 $4,437,515
Salt Lake City $10,100 $23,220 $39,592 $62,581 $85,339 $111,464 $137,474 $163,484 $189,494 $215,503 $248,246 $287,368 $326,382 $329,646 $332,942 $336,272 $339,635 $343,031 $346,461 $349,926 $353,425 $356,959 $360,529 $364,134 $367,776 $6,080,983 $3,272,129
Salt Lake City Library $1,563 $3,592 $6,125 $9,682 $13,203 $17,244 $21,268 $25,292 $29,316 $33,340 $38,405 $44,458 $50,494 $50,999 $51,509 $52,024 $52,544 $53,069 $53,600 $54,136 $54,677 $55,224 $55,776 $56,334 $56,897 $940,771 $506,221
Salt Lake Metropolitan Water District $773 $1,778 $3,032 $4,793 $6,536 $8,537 $10,529 $12,520 $14,512 $16,504 $19,012 $22,008 $24,996 $25,246 $25,499 $25,754 $26,011 $26,271 $26,534 $26,799 $27,067 $27,338 $27,611 $27,887 $28,166 $465,715 $250,598
Salt Lake City Mosquito Abatement District $379 $871 $1,486 $2,348 $3,202 $4,183 $5,159 $6,135 $7,111 $8,087 $9,315 $10,783 $12,247 $12,370 $12,494 $12,618 $12,745 $12,872 $13,001 $13,131 $13,262 $13,395 $13,529 $13,664 $13,801 $228,187 $122,786
Central Utah Water Conservancy District $887 $2,038 $3,475 $5,493 $7,491 $9,784 $12,067 $14,350 $16,633 $18,916 $21,790 $25,224 $28,649 $28,935 $29,225 $29,517 $29,812 $30,110 $30,411 $30,715 $31,023 $31,333 $31,646 $31,963 $32,282 $533,771 $287,218
Total $32,653 $75,072 $128,001 $202,327 $275,906 $360,370 $444,461 $528,551 $612,642 $696,732 $802,592 $929,073 $1,055,209 $1,065,761 $1,076,419 $1,087,183 $1,098,055 $1,109,035 $1,120,126 $1,131,327 $1,142,640 $1,154,067 $1,165,607 $1,177,263 $1,189,036 $19,660,109 $10,578,949
TOTAL INCREMENTAL VALUE:
INCREMENTAL TAX ANALYSIS:
TaxInc Budget
State Street CRA Analysis (4.16.18).xlsx