HomeMy WebLinkAboutUpdated Resolution - 2/24/2026
SALT LAKE CITY COMMUNITY REINVESTMENT AGENCY
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 115 WWW.SLC.GOV · WWW.CRA.SLC.GOV
P.O. BOX 145518, SALT LAKE CITY, UTAH 84114-5518 TEL 801-535-7240 · FAX 801-535-7245
MAYOR RIN ENDENHALL
Executive Director
DANNY ALZ
Director
STAFF MEMO
DATE: February 20, 2026
PREPARED BY: Kristina Harrold, Project Manager
RE: Consideration of the terms of a tax increment reimbursement request from NWQ,
LLC for systemwide and lot-specific improvements associated with Phases IV of
the Northwest Quadrant Community Reinvestment Area
REQUESTED ACTION: Consider approving a resolution authorizing a property tax increment
reimbursement of up to $1,544,202 to NWQ, LLC for its Phase IV of
development.
POLICY ITEM: Northwest Quadrant Tax Increment Reimbursement Policy
BUDGET IMPACTS: Up to $1,544,202 of future tax increment proceeds with the actual
reimbursement amount based on increment generated only by Phase IV of
the project.
EXECUTIVE SUMMARY: NWQ, LLC (“Developer”) has requested a tax increment reimbursement
for the development of improvements in the Northwest Quadrant Community Reinvestment Area that
meet the goals and objectives of the Salt Lake City Community Reinvestment Agency (“CRA”). If the
terms of a tax increment reimbursement agreement (“Reimbursement Agreement”) are approved,
Developer will receive a percentage of the tax increment generated from Phase IV of its development for
a specified timeframe, and the CRA will receive the residual tax increment for other project area
development activities, CRA Administration, and affordable housing. The Developer may only receive a
reimbursement after the improvements are made and the property generates sufficient tax increment, and
after the CRA verifies (a) the actual costs incurred by the developer, (b) that the reimbursements comply
with City ordinances and permit requirements, and (c) that the reimbursements are consistent with the
intent of the CRA to support the development of warehouses and logistics, industrial, and
manufacturing/distribution facilities, and associated uses.
The Developer’s request includes the reimbursement of certain eligible improvements (“Reimbursable
Improvements”), separated into the following categories:
• Systemwide Improvements: Infrastructure improvements that will facilitate the development of
the entire Community Reinvestment Area.
• Project-specific Improvements: Improvements that will facilitate the Developer’s fourth phase of
development, encompassing 25.1-acres of land and facilitating approximately 355,176 square feet
of future light industrial and manufacturing space (“Phase IV”).
Pursuant to established polices and agreements, the CRA and Developer have negotiated the terms of a
Reimbursement Agreement for consideration by the CRA Board of Directors (“Board”) – refer to
Attachment C: Resolution and Term Sheet.
CRA FINANCE COMMITTEE RECOMMENDATION: On January 21, the CRA Finance
Committee (“Committee”) convened to review the Developer’s request. The Committee asked for staff
confirmation that the Phase IV improvements fall within eligible expense categories, that the Phase IV
request does not deviate from the Policy in any way, and that the conditions to reimbursement payments
will be addressed before each payment request. The Committee unanimously recommended the approval
of the request with the terms contained herein.
ANALYSIS & ISSUES: Additional information on the project’s I) Background, II) Overview, III) Tax
Increment Budget, IV) Eligible Improvements, V) Policy Alignment, and VI) Applicant is as follows:
I. Background
The Community Reinvestment Area is located north of Interstate 80 and includes over 3,000 acres of
developable land (Attachment A). To facilitate development of the Community Reinvestment Area,
Salt Lake City (“City”) and the CRA carried out the following efforts:
• Community Reinvestment Area, January 2018: The CRA (then known as the “RDA”)
established the Community Reinvestment Area to enable the collection of tax increment to carry
out economic development and master plan implementation. Subsequently, the CRA entered into
an interlocal agreement with the City to collect 75% of the City’s tax increment for a period of 20
years (“Project Area Increment”).
• Master Reimbursement and Development Agreement, January 2018: The CRA and City
entered into a Master Reimbursement and Development Agreement (“Development Agreement”)
with each of the two majority property owners within the Community Reinvestment Area. Pursuant
to the Development Agreement with Developer, 70% of Project Area Increment generated from
Developer’s respective property shall be available for reimbursement. Prior to receiving Project
Area Increment, Developer shall complete an application and review process and enter into a
separate tax increment reimbursement agreement (“Reimbursement Agreement”) that is approved
by the Board.
• Northwest Quadrant Tax Increment Reimbursement Policy, August 2018: The CRA adopted
the Northwest Quadrant Tax Increment Reimbursement Policy (“Policy”) that establishes the
policies and procedures for evaluating and approving a Reimbursement Agreement. Pursuant to the
Policy, applications for a reimbursement of $1 million or more of tax increment shall be subject to
a public benefits analysis completed by a third-party consultant. Refer to Attachment D: Public
Benefits Analysis for an analysis of the Developer’s request for Phases IV completed by LRB Public
Finance Advisors (“LRB”).
• Northwest Quadrant Phase I Tax Increment Reimbursement Agreement, May 2020: In
accordance with the Northwest Quadrant Tax Increment Reimbursement Policy, the CRA entered
into a Participation and Reimbursement Agreement with NWQ, LLC for Phase I of the
development, with a maximum reimbursement amount of approximately $28 million through the
term of the agreement.
• Northwest Quadrant Phase II and III Tax Increment Reimbursement Agreement, February,
2024: In accordance with the Northwest Quadrant Tax Increment Reimbursement Policy, the CRA
entered into a Participation and Reimbursement Agreement with NWQ, LLC for Phase II and III
of the development, with a maximum reimbursement amount of approximately $49 million through
the term of the agreement.
II. Project Overview
In coordination with adjacent property owners, the Developer is working to develop the SLC Port
Global Logistics Center, an approximately 3,000-acre industrial and intermodal development that is
served by rail and can accommodate manufacturing, warehouse, and distribution tenants of varying
size. The Developer is the record owner of approximately 1,800 acres of land within the Community
Reinvestment Area. Development activities have been phased. Currently, the known phases have
approximately the following acreage:
• Phase I: 361 acres
• Phase II: 342.51 acres
• Phase III: 611.86 acres
• Phase IV: 25.1 acres
Refer to Attachment B: Site Map & Buildings Plan for a site map of the development plan.
Phase IV includes earthwork, infrastructure, remediation, and roadways that enable the construction of
approximately 355,176 square feet of future light industrial and manufacturing space. Private
investment for the planned system-wide improvements and the Phases IV development will be between
$63 and $71 million. Phase IV may create $71.2 million of new assessed value and generate
approximately 309 jobs.
III. Tax Increment Budget
According to LRB’s analysis, the Community Reinvestment Agency is projected to receive between
$1,958,280 and $2,206,003 in Project Area Increment from Developer’s Phase IV development over a
13-year period. Of the actual amount of CRA collected increment, the Developer is proposed to
receive 70% as a reimbursement for Reimbursable Improvements. Tax increment projections are as
follows:
ASSUMPTION
Development Assessed
Incremental Value $63,164,792 $71,154,556
Total Agency Tax Increment $1,958,280 $2,206,003
Pursuant to the Development Agreement, the Developer has requested 70% of the CRA’s portion of
tax increment, which would result in a reimbursement between $1,370,796 and $1,544,202. Uses of tax
increment are as follows:
USES
Tax Increment Reimbursement 70% $1,370,796 $1,544,202
CRA Housing 10% $195,828 $220,600
CRA Administration 10% $195,828 $220,600
Shared Costs 10% $195,828 $220,600
Total Uses of Tax Increment $1,958,280 $2,206,003
IV. Reimbursable Improvements
The Developer has submitted a combined $6,412,487 in projected Reimbursable Improvements for
future Systemwide and Project-Specific categories, as provided below:
Type Improvement Description of Costs Amount
Systemwide
Improvements Mobilization $56,773
SWPPP $60,950
Earthwork $217,675
Site Work $191,764
Concrete &
HMA
Material costs for Concrete and Hot Mix
Asphalt for road construction. $220,648
Waterline
Extension
Addition of new water supply pipes to serve
areas not previously connected. $341,815
Storm Drain $200,007
Dry Utilities buildings including electricity, natural gas, $118,950
Hydro Seed Seeding for erosion control $42,000
Site Wide –
Import Fill Fill required to stabilize soil conditions. $747,938
Storm Drain
Easement
Necessary system wide improvement
required by SLC Public Utilities. $1,600,307
Land Dedication $608,685
Project-specific
Improvements
(Phase IV)
Imported Fill
Building Required imported fill due to the present
risk of liquefaction and poor soils. $310,241
Vapor Barrier
building footprint to mitigate the risk of
environmental vapor intrusion pathways
that arise from the former North Temple
$829,715
Soft Spot Repair Imported cobble, rock, and fill required to
fix and remediate poor soils. $88,268
Insulated
Sandwich Panels panels and high-insulating sandwich panels $776,754
Total Reimbursable Improvements $6,412,487
*Note: A cost escalator of 10% per line item may be applied to address inflation or market increases as improvements are
developed over time; however, the Maximum Reimbursement (defined below) will not increase unless otherwise agreed to
in writing by CRA pursuant to the TI Reimbursement Agreement.
Pursuant to the proposed terms (Attachment C), the reimbursement may be applied to any of the listed
Reimbursable Improvements provided however that reimbursement does not exceed the actual cost
incurred by the Developer.
V. Policy Alignment
The Developer’s request aligns with the CRA and City’s plans and policies for the Community
Reinvestment Area and Northwest Quadrant. Policy alignment includes the following:
• Economic Development: The Developer’s Phase IV development will create a dynamic
employment center that will allow for the recruitment, retention, and expansion of businesses to
provide livable-wage jobs and enhance economic prosperity. According to LRB’s analysis, the
project will generate over 309 jobs with an average wage of $80,808. In addition, it is estimated
that Developer’s project will employ between approximately 170 construction workers generating
over $15.42 million in construction salaries during the construction period.
• Infrastructure Improvements: The Developer’s project will construct infrastructure in a
coordinated, efficient, and systematic manner for the facilitation of economic development and
implementation of the City general plan, including the Major Street Plan, the Northwest Quadrant
Master Plan, and the Northwest Quadrant Master Drainage Plan.
• Sustainability: The Northwest Quadrant Tax Increment Reimbursement Policy was approved prior
to the CRA’s Sustainable Development Policy adoption. CRA staff and the attorney’s office have
determined that tax increment reimbursement agreements entered into within the Northwest
Quadrant Community Reinvestment Area and in compliance with the Northwest Quadrant Tax
Increment Reimbursement Policy are not subject to the CRA’s Sustainable Development Policy.
• Affordable Housing: 10% of the tax increment generated from the Developer’s project, estimated
to be between $195,828 and $220,660, will be allocated toward affordable housing to ensure the
availability and affordability of quality housing throughout the City.
VI. Applicant Information
The tax increment reimbursement request is being coordinated by SLC GLC on behalf of NWQ,
LLC. SLC GLC is an entity associated with Colmena Capitol, one of Developer’s managing
members. As part of the Colmena Group, SLC GLC has real estate experience in developing, owning,
and managing multi-family apartments, commercial office space, student housing, research parks,
retail, hotel, industrial warehouses, and mixed-use properties. The Colmena Group has a current
portfolio of over $1.6 Billion, 5 million square feet and approximately 11,000 housing units.
PREVIOUS BOARD ACTION:
• January 2018: The CRA Board approved Resolution No. R-1-2018 and the Salt Lake City Council
approved Ordinance 1-2018 adopting the Northwest Quadrant Community Reinvestment Area.
• January 2018: The CRA Board approved Resolution No. R-4-2018 and the Salt Lake City Council
approved Ordinance 4-2018 authorizing approval of a development agreement between the CRA,
City, and NWQ, LLC.
• August 2018: The CRA Board adopted Resolution No. R-26-2018 adopting the Northwest
Quadrant Tax Increment Reimbursement Policy.
• August 2019: The CRA Board adopted Resolution No. R-11-2019 adopting the NWQ LLC Phase I
Tax Increment Reimbursement Agreement.
• June 2024: The CRA Board adopted Resolution No. R-09-2024 adopting the NWQ LLC Phase II &
Phase III Tax Increment Reimbursement Agreement.
ATTACHMENTS:
A. Northwest Quadrant Community Reinvestment Area Map
B. Site Map
C. Resolution and Term Sheet
D. Public Benefits Analysis
ATTACHMENT A: NORTHWEST QUADRANT CRA MAP
ATTACHMENT B: SITE MAP
ATTACHMENT C: RESOLUTION AND TERM SHEET
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SALT LAKE CITY COMMUNITY REINVESTMENT AGENCY
RESOLUTION NO.
NWQ LLC Phase IV Tax Increment Reimbursement Agreement
RESOLUTION OF THE BOARD OF DIRECTORS OF THE SALT LAKE CITY COMMUNITY
REINVESTMENT AGENCY APPROVING A TAX INCREMENT REIMBURSEMENT
AGREEMENT WITH NWQ, LLC FOR PHASE IV OF ITS DEVELOPMENT.
WHEREAS, the Salt Lake City Community Reinvestment Agency (CRA) was created to
transact the business and exercise the powers provided for in the Utah Community Reinvestment
Agency Act.
WHEREAS, pursuant to CRA Resolution 1-2018 and Salt Lake City (City) Ordinance 1-
2018, the CRA and City adopted the Northwest Quadrant Community Reinvestment Area Plan
(Project Area).
WHEREAS, the CRA and City entered into an interlocal agreement authorizing use of 75%
of the City’s tax increment (Project Area Increment) to support the implementation of the Project
Area plan.
WHEREAS, the CRA entered into a Master Development and Reimbursement Agreement
with NWQ, LLC (Developer) that specifies up to 70% of Project Area Increment generated from
Developer’s respective property shall be available for reimbursement pending the execution of a
tax increment reimbursement agreement (Agreement).
WHEREAS, pursuant to CRA Resolution 26-2018, the CRA has established a tax
increment reimbursement policy for the Northwest Quadrant Community Reinvestment Area
(NWQ TI Policy) that establishes the policies and procedures for entering into an Agreement with
Developer.
WHEREAS, pursuant to the NWQ TI Policy, Developer entered into an Agreement with
the CRA on May 12, 2020 for phase I of their development, and an Agreement on October 12,
2025 for phases II and III.
WHEREAS, for phase IV of its development, Developer is constructing improvements on
an additional 25.1 acres within the Project Area (Property) for the purpose of constructing
warehouses, industrial, manufacturing and distribution-related facilities, a global logistics center
for energy production, and associated infrastructure (Project-Specific Improvements).
WHEREAS, Developer also intends to develop the Property with utility and stormwater
management infrastructure that will facilitate the development of the larger Project Area
(Systemwide Improvements), consistent with the Northwest Quadrant Community Reinvestment
Area Plan.
WHEREAS, Developer’s development of the Project-Specific Improvements and
2
Systemwide Improvements will contribute to achieving the goals, policies, and purposes of the
Project Area plan.
WHEREAS, to facilitate Developer’s development of the Project-Specific Improvements
and Systemwide Improvements, the CRA is willing to provide a reimbursement of Project Area
Increment from the Property to Developer in the maximum amount of $1,544,202.
WHEREAS, it is the intent of the Board that this reimbursement of Project Area Increment
is intended solely to support the development of warehouses, industrial, manufacturing and
distribution-related uses, a global logistics center for energy production, and associated public
infrastructure, and is not intended for any other category of development or uses.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF DIRECTORS OF THE
SALT LAKE CITY COMMUNITY REINVESTMENT AGENCY, that the term sheet for the
tax increment reimbursement agreement between the CRA and Developer, attached as Exhibit A,
is hereby approved. The Board finds that the proposed development will contribute to achieving
the goals, policies, and purposes of the Northwest Quadrant Project Area plan. The Board hereby
authorizes the Executive Director to negotiate and execute a tax increment reimbursement
agreement with NWQ LLC consistent with the term sheet. The documents shall also incorporate
such other terms as recommended by the Salt Lake City Attorney’s Office.
Passed by the Board of Directors of the Salt Lake City Community Reinvestment Agency,
this day of , 2026
Dan Dugan, 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
Approved as to form: /s/ Jennifer Huntsman__________
Salt Lake City Attorney’s Office
Jennifer Huntsman
ATTEST:
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CITY RECORDER
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EXHIBIT A TO RESOLUTION
Term Sheet for Tax Increment Reimbursement Agreement between
CRA and NWQ LLC for Phase IV
Property:
Tax increment shall be reimbursed from Developer’s Phase IV development, which is more
particularly described in Exhibit 1 to this term sheet (the “Property”).
Reimbursable Improvements:
The CRA will agree to provide an annual tax increment reimbursement (each a “TI
Reimbursement”) to Developer for certain improvements that have been identified as eligible for
reimbursement based in part on Developer’s representation that such improvements will be used in
support of warehouses, a global logistics center for power/energy, industrial, manufacturing and
distribution solutions, and associated uses, subject to applicable laws and ordinances. The annual
reimbursement may be applied to any of the listed improvements as long as the conditions for
payment are met. Total Eligible Reimbursable Improvements may exceed the Maximum
Reimbursement Amount, however, the CRA is only obligated to reimburse up to the Maximum
Reimbursement (defined below). Reimbursable Improvements are as follows:
Type Improvement Description of Costs Amount
Systemwide
Improvements Mobilization to prepare site for construction $56,773
SWPPP Prevention Plan to reduce runoff into $60,950
Earthwork $217,675
Site Work $191,764
Concrete & HMA $220,648
Waterline Extension $341,815
Storm Drain $200,007
Dry Utilities buildings including electricity, natural $118,950
Hydro Seed Seeding for erosion control $42,000
Site Wide – Import
Fill Fill required to stabilize soil conditions. $747,938
Storm Drain
Easement
Necessary system wide improvement
required by SLC Public Utilities. $1,600,307
Land Dedication $608,685
Project-specific
Improvements
Imported Fill
Building present risk of liquefaction and poor $310,241
5
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20 Mil Vapor Barrier
building footprint to mitigate the risk of
environmental vapor intrusion
pathways that arise from the former
$829,715
Soft Spot Repair Imported cobble, rock, and fill required
to fix and remediate poor soils. $88,268
Insulated Sandwich
Panels
up panels and high-insulating sandwich
panels to promote sustainable $776,754
Total Reimbursable Improvements $6,412,487
NOTE: A cost escalator of 10% per line item may be applied to address inflation or market increases
as improvements are developed over time; however, the Maximum Reimbursement (defined
below) will not increase unless otherwise agreed to in writing by CRA pursuant to the TI
Reimbursement Agreement.
CRA Participation:
The CRA will agree to reimburse the Developer up to 70% of the annual tax increment the CRA is
entitled to receive from the Property, subject to the terms of a written agreement between Developer
and the CRA (“TI Reimbursement Agreement”), for a term of 20 years or the sum of the remaining
collection years of the Project Area, whichever is less. As currently defined, the Project Area is set to
end collection in tax year 2038. The first annual TI Reimbursement payment shall be due in fiscal
year 2027-2028 for the 2026 tax year.
Maximum Reimbursement:
The maximum amount available for TI Reimbursement shall be $1,544,202 (“Maximum
Reimbursement”). The actual TI Reimbursement paid to Developer may be lower or higher than the
projected amount based on actual increment generated from the Property and compliance of each
Reimbursable Improvement with the requirements of the TI Reimbursement Agreement, provided,
however, that the maximum total amount of the reimbursement shall not exceed the Maximum
Reimbursement. In the event that tax increment revenue the CRA is entitled to receive from the NWQ
Project Area exceeds the Maximum Reimbursement, Developer may request an increase in the
Maximum Reimbursement, which the CRA Board may authorize in its sole discretion.
Conditions to Payment:
CRA will provide an annual TI Reimbursement payment for the Reimbursable Improvements once
the following information is satisfactorily provided (in a form and substance satisfactory to CRA in
its sole discretion):
1. A description and/or depiction of the Reimbursable Improvements for which Developer is seeking
reimbursement for that year.
2. Evidence reasonably acceptable to the CRA that the Reimbursable Improvements for which
Developer is seeking reimbursement for that year: (a) have been completed and paid in full,
(b) comply with all City ordinances and permit requirements, and (c) are consistent with the
intent of the CRA that the improvements support the development and operation of a global
logistics center for power/energy, industrial, manufacturing and distribution solutions,
warehouses, and associated uses.
6
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3. A list of tax parcels comprising the area to be served by the Reimbursable Improvement(s)
(“Improvement Area”), including owners and parcel numbers.
4. A map or drawing clearly identifying the boundaries of the Improvement Area, including the
location of the Reimbursable Improvements.
5. The total actual cost of the Reimbursable Improvements paid by Developer, with executed
construction contracts, supporting invoices, proof of payment, or other written documentation
acceptable to the CRA.
6. Disclosure of any other sources of revenue and/or financing used to pay for the Reimbursable
Improvements, including but not limited to grants or loans from other governmental entities, impact
fee reimbursements, additional tax increment sources, or reimbursements from pioneering
agreements (“Other Reimbursements”).
7. Evidence reasonably acceptable to CRA that no mechanic’s and materialmen’s liens, or other
financial encumbrances related to payment to contractors for the Reimbursable Improvements
have been or will be recorded against the Property.
8. Evidence reasonably acceptable to CRA that no material or adverse changes have occurred in the
finances, business, operations, or affairs of Developer.
9. Evidence reasonably acceptable to the CRA that construction of the Reimbursable Improvements
is in compliance with all laws and regulations.
• Maintenance of Reimbursable Improvements:
Developer shall, during the term of the TI Reimbursement Agreement and unless ownership has been
transferred to the City, maintain in good repair and condition, consistent with applicable laws,
generally accepted engineering standards, and take steps to ensure the intended use of the Property is
consistent with the NWQ Community Reinvestment Area Plan, the Reimbursable Improvements for
which CRA provides TI reimbursement. Failure to do so will result in a breach of the reimbursement
agreement and may subject Developer to claw back of all or some portion of TI Reimbursement
payments.
Transfer of Property:
Developer reserves the right to TI Reimbursements for Reimbursable Improvements even if
Developer sells any portion of the Property to a third-party. Any assignment of the right to receive TI
Reimbursements under the Reimbursement Agreement must be in writing, signed by Developer and
approved by CRA in its sole discretion, and must include specific details regarding the right or
amount of reimbursement to be transferred to a third party.
Conditions for Agreement Execution:
1. CRA Board must approve the terms of the TI Reimbursement Agreement.
2. Developer must obtain all required City approvals for the Reimbursable Improvements.
3. Developer must receive approval from the CRA and its legal counsel on all matters pertaining to
title; legality of the reimbursement request; the legality, sufficiency, and the form and substance
of all documents that are deemed reasonably necessary for the transaction; and compliance with
applicable laws and CRA policies (including, but not limited to, the Housing and Transit
Reinvestment Zone Act, Utah Code § 63N-3-602 et seq., CRA’s HTRZ Tax Increment
Reimbursement Program Policy, and all Salt Lake City ordinances).
4. Such other terms as recommended by the CRA’s legal counsel and staff.
7
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EXHIBIT 1 TO TERM SHEET
Legal Description and Map
Proposed Legal Description per current SLC plat application: SLC Port GLC Phase 4 Plat “A”
Subdivision lots 1, and 2.
Metes and Bounds description – Pre plat recordation
A parcel of land being a part of an entire tract being described as "Parcel 3 Adjusted” in that Notice of Lot
Line Adjustment Approval recorded July 10, 2018 as Entry No. 12807806 in Book 10692 at Page 2576;
in the Office of the Salt Lake County Recorder. Said parcel of land is located in the Southwest Quarter,
and Southeast Quarter, of Section 28, Township 1 North, Range 2 West, Salt Lake Base and Meridian and
is described as follows:
Beginning at a point on the northerly line of that 700 North Roadway Dedication Recorded January 31,
2023 as Entry No. 14067628, in Book 2023P, at Page 023 in the Office of said Recorder, which is 51.00
feet N.00°15'56"E. along the Quarter Section Line from the South Quarter Corner of said Section 28;
thence westerly along the northerly line of said 700 North Roadway Dedication N.89°45'50"W. 1,530.58
feet; thence N.00°23'17"E. 527.00 feet; thence S.89°45'50"E. 1529.18 feet; thence S.89°45'13"E. 542.44
feet; thence S.00°21'30"E. 527.03 feet to the northerly line of said 700 North Roadway Dedication; thence
westerly along the northerly line of said 700 North Roadway Dedication N.89°45'13"W. 547.90 feet to
the Point of Beginning.
The above-described entire tract contains 1,093,553 Sq. Ft., in area or 25.105 Acres, more or less. 2 Lots.
8
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ATTACHMENT D: PUBLIC BENEFITS ANALYSIS
NORTHWEST QUADRANT CRA BENEFITS ANALYSIS RELATED TO PHASE IV
SALT LAKE CITY
COMMUNITY
REINVESTMENT
AGENCY
JANUARY 2026
NORTHWEST QUADRANT
PHASE IV BENEFITS ANALYSIS
PREPARED BY:
LRB PUBLIC FINANCE ADVISORS
FORMERLY LEWIS YOUNG ROBERTSON & BURNINGHAM INC.
Page 2 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
SECTION I: INTRODUCTION
The Salt Lake City Community Reinvestment Agency (the “Agency” or the “CRA”) has retained LRB
Public Finance Advisors (“LRB”) to conduct an independent third-party review of the Tax Increment
Reimbursement Application submitted by NWQ, LLC, developer of the Salt Lake City Global Logistics
Center (hereafter referred to as the “Developer”). In accordance with Resolution No. R-26-2018 of
Agency, which adopted the Northwest Quadrant Tax Increment Reimbursement Policy, LRB
performed the following analysis pursuant to Section 3.2 Application Analysis. This Application
Analysis examines and analyzes (i) the public benefits associated with the proposed development of
Phase IV of Salt Lake City Global Logistics Center (the “Global Logistics Center”), and (ii) the financial
need and appropriateness of tax increment reimbursement to the Developer to encourage and
incentivize the development of supportable public infrastructure and private investment.
The Developer, through its Tax Increment Reimbursement Application (attached hereto in Appendix A)
has requested the Agency to provide tax increment reimbursement to cover a portion of the costs related
to constructing system wide infrastructure improvements that will facilitate the development of the entire
3,000+ acres of developable land within the Northwest Quadrant Community Reinvestment Project Area
(the “Northwest Quadrant CRA” or “NWQ CRA”) and project specific infrastructure projects within the 25.1
acres referenced as Phase IV of the Global Logistics Center. The estimated costs of the infrastructure
necessary to support Phase IV is estimated at $6.41 million.
As noted in the previous paragraphs, the purpose of this report is to conduct a benefits analysis, which
assesses the fiscal and economic impacts (benefits) that are anticipated to be derived from Phase IV
of the development; determine the anticipated level of tax increment to be generated; and analyze
the level of tax increment reimbursement necessary to facilitate the infrastructure projects within the
Northwest Quadrant CRA.
In summary, this analysis includes 1:
1. A brief summary of the Northwest Quadrant CRA;
2. An evaluation of the reasonableness of the costs of the proposed development;
3. Efforts that have been made, or will be made to maximize private investment;
4. The rationale for use of tax increment funds, including an analysis of whether the proposed
development might reasonably be expected to occur in the foreseeable future solely through
private investment;
5. An estimate of the total amount of project area funds that the Agency intends to spend on the
development;
6. The anticipated public benefit from the proposed development, including a thorough analysis
of the various development revenues and expenditures;
7. The associated business and economic activity the proposed development will likely stimulate;
and
8. Whether tax increment participation is necessary and appropriate to undertake the proposed
development.
1 A 13-year timeframe was used to calculate the public benefits of the development.
Page 3 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
INTERLOCAL COOPERATION AGREEMENT – SALT LAKE CITY AND AGENCY
Authorization was provided by Salt Lake City (the “City”) to the Agency to receive Tax Increment for the
purposes identified in an Interlocal Cooperation Agreement dated as of February 9, 2018, which is
also inclusive of the NWQ CRA Plan (adopted January 9, 2018). The Interlocal Cooperation Agreement
is attached hereto and included in Appendix C. Therein is the adopted Project Area Budget (17C-5-
303) and the required Public Benefits Analysis (17C-5-105(2)(b)). Other taxing entities who levy
property taxes within the Northwest Quadrant CRA determined not to participate in the Northwest
Quadrant CRA through sharing of tax increment revenues at the time it was created in 2018. Thus, for
the purposes of this analysis only the City’s tax increment is evaluated.
MASTER DEVELOPMENT AND REIMBURSEMENT AGREEMENT
The Master Development and Reimbursement Agreement (recorded January 31, 2018), by and
between the Agency and the Developer, outlines additional information including design standards,
infrastructure construction and dedication, planning and development coordination/dedication and
tax increment reimbursement guidelines. A copy of the Master Development and Reimbursement
Agreement is attached in Appendix D, which provides additional context to the idea of tax increment
reimbursement to facilitate the Global Logistics Center.
As was previously referenced herein, LRB relied in part upon that certain Tax Increment
Reimbursement Application submitted by the Developer to the Agency and attached hereto in
Appendix A. The Developer is seeking to receive 70% of the tax increment generated from Phase IV
of the development to partially offset the significant infrastructure costs, which have been estimated
to be approximately $6.41M.
Page 4 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
SECTION II: NORTHWEST QUADRANT COMMUNITY
REINVESTMENT AREA
FIGURE 2.1: NWQ PROJECT AREA
Phase IV includes a 25.1-acre parcel newly annexed into the NWQ CRA. Due to the conditions of the
parcel that make up Phase IV, as well as the absence of existing stormwater conveyance infrastructure
available to serve the site, a comprehensive storm drain solution is required to enable development.
Achieving buildable elevations will require import fill, along with a full stormwater management
system incorporating engineered swales and detention facilities to meet City standards and protect
downstream resources. The site also carries potential legacy environmental contamination, requiring
the installation of an environmentally rated vapor barrier beneath any building footprints to mitigate
exposure risks. Absent tax increment reimbursement, the site’s existing challenges and conditions
substantially increase the cost burden associated with development.
OVERVIEW AND SUMMARY OF THE NORTHWEST QUADRANT CRA
The Northwest Quadrant CRA or NWQ CRA is located immediately west of the Salt Lake City
International Airport and north of Interstate 80. It contains over 3,000 acres of developable land near
an international airport, major national and state highways, and national railway crossings. The
Northwest Quadrant CRA will assist the State of Utah in competing with other global economic
development regional hubs.
Page 5 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
After adopting the NWQ CRA Project Area Plan and entering into the Interlocal Cooperation
Agreement with the City, the Utah State Legislature made the Northwest Quadrant CRA part of the
State’s Inland Port Authority and most of the tax increment and governing powers are controlled by
the Inland Port Authority. However, the Interlocal Cooperation Agreement, attached as Appendix C,
was grandfathered and permitted the Agency to receive 75% of the City’s property tax increment for
a 20-year period.
The Developer in the Tax Increment Reimbursement Application, attached as Appendix A, and the
Developer’s TIR Narrative, attached as Appendix B, requests that the Agency authorize
reimbursement of 70% of all Tax Increment generated and received by the Agency related to Phase
IV f the Global Logistics Center project. The Developer has indicated to the Agency that they will have
over $2.29 million in tax increment reimbursement qualified expenses. These expenses will include
both system-wide infrastructure projects that will facilitate development within the entire Northwest
Quadrant CRA and project specific infrastructure expenses on the Developer’s Phase IV development,
which will include over 355K square feet of light industrial and manufacturing space.
As depicted in Table 2.1 below, the Project is anticipated to create over $71.2 million of new assessed
value and generate 309 jobs. It is estimated that the system-wide infrastructure investment will enable
the development of billions in additional assessed value.
TABLE 2.1: PHASE IV PROJECTIONS
DEVELOPMENT PHASE SQ FT NEW SSESSED
TOTAL JOBS
Phase IV 355,176 $71,154,556 309
TOTAL 355,176 $71,154,556 309
INFRASTRUCTURE EXPENSES
In the Tax Increment Reimbursement Application (Appendix A), the Developer has provided an
estimate of $6,412,487 for both system-wide infrastructure projects and project specific infrastructure
projects (deemed to be qualified tax increment reimbursement expenses), which are critical for the
development of Phase IV of the development. Table 2.2 outlines the $4,407,511 of system-wide tax
increment reimbursement qualified expenses, as identified by the Developer.
TABLE 2.2: SYSTEM-WIDE INFRASTRUCTURE COSTS
DESCRIPTION TOTAL COST
Mobilization $56,773
SWPPP $60,950
Earthwork $217,675
Site Work $191,764
Concrete & HMA $220,648
Waterline Extension $341,815
Storm Drain $200,007
Dry Utilities $118,950
Hydro Seed $42,000
Site Wide - Import Fill $747,938
Storm Drain Easement $1,600,307
Land Dedication $608,685
TOTAL SYSTEM-WIDE INFRASTRUCTURE COSTS $4,407,511
Page 6 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
Table 2.3 outlines the $2,004,977 of project specific tax increment reimbursement qualified expenses
within Phase IV development, as identified by the Developer.
TABLE 2.3: PROJECT SPECIFIC INFRASTRUCTURE COSTS
DESCRIPTION TOTAL COST
Building Pad Import Fill $310,241
20 Mil Vapor Barrier $829,715
Soft Spot Repair $88,268
Insulated Sandwich Panels $776,754
Solar Panels N/A
TOTAL PROJECT-SPECIFIC INFRASTRUCTURE COSTS $2,004,977
DEVELOPMENT ASSUMPTIONS
Development assumptions for the Phase IV development were provided by the Developer, as well as
the usage of comparable parcels. Table 2.4 includes the development assumptions used for this
analysis, including a Moderate and High development scenario.
TABLE 2.4: DEVELOPMENT ASSUMPTIONS
ASSUMPTION MODERATE SCENARIO HIGH SCENARIO
Phase IV Acres 25.10 25.10
Incremental Land Value $7.73/Square Foot $7.73/Square Foot
Building Value $140.04/Square Foot $160.49/Square Foot
Personal Property Value 10% of Building Value 10% of Building Value
Land Use Flex/Light Industrial Flex/Light Industrial
Absorption Schedule 2025 2025
Using these assumptions, the Phase IV development will create between an additional $63,164,792
and $71,154,556 in assessed value. Table 2.5 depicts the project assessed value of the development
for the Moderate Scenario and Table 2.6 depicts the project assessed value of the development for
the High Scenario.
TABLE 2.5: PHASE 4 PROJECTED TAXABLE VALUE: MODERATE SCENARIO
TAX YEAR SQUARE FEET BUILDING VALUE LAND VALUE PERSONAL
PROPERTY
TOTAL
INCREMENTAL
Building 1 2025 164,988 $23,105,469 $3,925,586 $2,310,547 $29,341,602
Building 2 2025 190,188 $26,634,561 $4,525,174 $2,663,456 $33,823,191
TOTAL 355,176 $49,740,029 $8,450,760 $4,974,003 $63,164,792
TABLE 2.6: PHASE 4 PROJECTED TAXABLE VALUE: HIGH SCENARIO
TAX YEAR SQUARE FEET BUILDING VALUE LAND VALUE PERSONAL
PROPERTY
TOTAL
INCREMENTAL
Building 1 2025 164,988 $26,479,507 $3,925,586 $2,647,951 $33,053,044
Building 2 2025 190,188 $30,523,944 $4,525,174 $3,052,394 $38,101,512
TOTAL 355,176 $57,003,450 $8,450,760 $5,700,345 $71,154,556
Page 7 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
SECTION III: PUBLIC BENEFITS ANALYSIS
EVALUATION OF THE REASONABLENESS OF THE COSTS OF THE PROPOSED
PROJECT AREA DEVELOPMENT
Projected costs include system-wide infrastructure that will allow for development of the Northwest
Quadrant CRA and site-specific infrastructure for over 355K square feet of light/flex industrial space.
The Developer has identified over $6.41 million of infrastructure costs, which are identified in Table
3.1.
TABLE 3.1: TOTAL INFRASTRUCTURE COSTS
DESCRIPTION TOTAL COST
Mobilization $56,773
SWPPP $60,950
Earthwork $217,675
Site Work $191,764
Concrete & HMA $220,648
Waterline Extension $341,815
Storm Drain $200,007
Dry Utilities $118,950
Hydro Seed $42,000
Site Wide - Import Fill $747,938
Storm Drain Easement $1,600,307
Land Dedication $608,685
$829,715
$88,268
Insulated Sandwich Panels $776,754
Solar N/A
TOTAL INFRASTRUCTURE COSTS $6,412,487
The infrastructure costs are comparable to other construction projects within the Wasatch Front.
Additional information regarding the infrastructure costs can be found in the Developer’s TIR
Narrative at the end of this document and included in Appendix B.
EFFORTS MADE TO MAXIMIZE PRIVATE INVESTMENT
Private investment in the Northwest Quadrant CRA and specifically within the proposed Phase IV of
the development will be significant. Based on the information provided by the Developer, the private
investment for the system-wide improvements and the Phase IV Development will be between $63
and $71 million.
RATIONALE FOR USE OF TAX INCREMENT FUNDS
The site requires remediation and infrastructure investment. Additionally, the Developer is investing
over $6.41 million of infrastructure costs including a full stormwater management system,
incorporating engineered swales and detention facilities to meet the City’s standards and applicable
environmental regulations. “But for” the use of tax increment, the necessary system-wide
infrastructure investment would not be feasible and the land within the [Northwest Quadrant CRA or
Page 8 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
Phase IV of the development] would remain in its underutilized state and continue to generate
minimal benefit to the City and its residents.
The parcel that makes up Phase IV is part of a parent parcel that is 838 acres that will be subdivided
into 25 acres by the end of 2025. Phase IV’s full parcel of the Development area was generating $1,433
in annual property tax revenue for the City on $155,080 mostly vacant/agricultural land. For the
purposes of this analysis, it was assumed that the subdivided 25-acre parcel, or three percent of the
total parent parcel, has a base value of $4,644 and generates $43. Through the investment of tax
increment funds, the property within Phase IV of the development is projected to generate up to
$226,257 in annual property tax increment for the City on $71,154,556 of assessed value. This
substantial increase would not be realized without public participation. Table 3.2 breaks out these
projections by the phase of development.
TABLE 3.2: ASSESSED VALUE (13 YEARS)
DEVELOPMENT PHASE SQ FT NEW ASSESSED VALUE
ODERATE CENARIO
NEW ASSESSED VALUE
IGH CENARIO
Building 1 164,988 $29,341,602 $33,053,044
Building 2 190,188 $33,823,191 $38,101,512
TOTAL 355,176 $63,164,792 $71,154,556
ESTIMATE OF TOTAL AMOUNT OF PROJECT AREA FUNDS THE AGENCY ESTIMATES
TO SPEND ON DEVELOPMENT
The Agency has not yet negotiated tax increment participation with the Developer for Phase IV of the
development. This public benefit analysis will help guide the negotiation. The Agency has entered into
an interlocal agreement (Appendix C) with the City whereby the City will pass through 75% of the tax
increment generated in the NWQ. In addition, the City, Agency, and Developer may enter into a
development agreement which provides that the Developer is eligible to receive 70% of the tax
increment received by the Agency pending the successful completion of an application, review, and
approval process. The Development is projected to generate between $1,958,280 and $2,206,003
during the remaining 13-year life of the CRA (20-year life for the entire CRA but 13-year life for Phase
IV of development). Table 3.3 outlines the tax increment projections.
TABLE 3.3: AGENCY TAX INCREMENT PROJECTIONS (13 YEARS)
ASSUMPTION MODERATE CENARIO
IGH CENARIO
Development Assessed Incremental Value $63,164,792 $71,154,556
2025 City Tax Rate
Total City Tax Increment $2,611,041 $2,941,337
Participation Rate 75% 75%
TOTAL AGENCY TAX INCREMENT $1,958,280 $2,206,003
NPV (4.75%) $1,436,560 $1,618,285
The Developer has requested 70% of the Agency’s portion of tax increment related to Phase IV of the
Development, which is projected to be between $1,370,796 and $1,544,202. Table 3.4 depicts an
estimate of how much TIF will be generated within Phase IV and an allocation of how the Agency has
determined to utilize the tax increment under the Interlocal Agreement.
Page 9 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
TABLE 3.4: USES OF TAX INCREMENT
USE PERCENTAGE MODERATE SCENARIO HIGH SCENARIO
TOTAL NPV (4%) TOTAL NPV (4%)
Tax Increment Reimbursement 70% $1,370,796 $1,005,592 $1,544,202 $1,132,799
CRA Housing 10% $195,828 $143,656 $220,600 $161,828
CRA Administration and Operations 10% $195,828 $143,656 $220,600 $161,828
Shared Costs 10% $195,828 $143,656 $220,600 $161,828
TOTAL SES OF AX NCREMENT
ANTICIPATED PUBLIC BENEFIT FROM THE PROPOSED DEVELOPMENT
REVENUES
PROPERTY TAX
Using the City’s 2025 certified tax rate, the Development will generate between approximately $2.6
and $2.9 million of property tax revenue for the City during the 13-year life of the CRA, or an annual
average of between $200,849 and $226,257. This is a significant increase over the $588 of base year
taxes generated during the same period. Table 3.5 summarizes the City’s property tax revenue.
TABLE 3.5: CITY PROPERTY TAX REVENUE (13 YEARS)
The Development is projected to generate between $2.54 and $2.86 million of property tax revenue
for the other taxing entities within the Development. Under HB 433, the Utah Inland Port Authority is
authorized to collect these revenues. Table 3.6 outlines the property tax revenues of the other taxing
entities.
TABLE 3.6: TAXING ENTITY PROPERTY TAX REVENUE (13 YEARS)
TAXING ENTITY MODERATE CENARIO
ALUE
IGH CENARIO
ALUE
SLC School District $3,093,016 $3,484,282
Salt Lake County $1,028,816 $1,158,961
Salt Lake City $652,760 $735,334
Salt Lake City Library $0 $0
Metro Water Salt Lake $268,494 $302,458
Salt Lake City Mosquito Abatement District $133,836 $150,767
Central Utah Water Conservancy District $328,433 $369,980
Multicounty Assessing & Collecting Levy $11,495 $12,949
County Assessing & Collecting Levy $111,667 $125,793
13-YEAR NEW DEVELOPMENT PROPERTY TAX TOTAL $2,535,501 $2,856,242
SALES TAX
ASSUMPTION MODERATE CENARIO
ALUE HIGH SCENARIO VALUE
2025 City Tax Rate 0.003180 0.003180
Base Year Value $4,644 $4,644
Annual Base Year Property Tax Revenue $43 $43
13-year Base Year City Property Tax Total $192 $192
13-Year Base Year Property Tax Total $558 $558
New Development Value $63,164,792 $71,154,556
Average Annual New Development City Property Tax Revenue $200,849 $226,257
13-YEAR NEW DEVELOPMENT CITY PROPERTY TAX TOTAL $2,611,041 $2,941,337
Page 10 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
While industrial users typically do not generate sales of goods, some large industrial spaces have
cafeterias to serve employees. However, for the purposes of this analysis, it is assumed that any
annual gross taxable sales within their cafeterias will be negligible and no sales tax revenue is
included.
FRANCHISE TAX
The City charges a municipal energy (“franchise”) tax on all taxable electric and natural gas sales within
the City. Estimated average electric and natural gas usages were estimated via information from the
U.S. Energy Information Administration (EIA). Average prices were determined using information from
the EIA and Enbridge Gas. The actual franchise tax benefit will increase or decrease with the
performance of the solar infrastructure. Table 3.7 summarizes the City’s projected franchise tax
revenue.
TABLE 3.7: CITY FRANCHISE TAX REVENUE (13 YEARS)
ASSUMPTION MODERATE IGH
ALUE
Average Industrial Consumption (kWh) per SF 5.8157
Average Industrial Price (Dollar/kWh) $0.08
Average Industrial Natural Gas Use (Dth) per SF 0.01930
Average Industrial Price per Dth $6.45
Average Annual Franchise Tax $14,217
13-YEAR FRANCHISE TAX REVENUE TOTAL $184,824
CLASS B/C ROAD FUNDS
Utah Department of Transportation (“UDOT”) distributes road funds to cities based on both a
population distribution and a weighted road mile distribution. The Development will not increase the
City’s population but includes 0.108 miles of new roads, which equates to 0.54 weighted miles.2 The
Development is projected to generate $8,238 in Class B/C Road Funds Table 3.8 depicts the Class B/C
Road Fund revenues.
TABLE 3.8: CLASS B/C ROAD FUNDS (13 YEARS)
ASSUMPTION MODERATE IGH
FY 2025 Weighted $ per Mile $1,039
Miles of Road (Weighted) 0.540
Growth Rate 2.00%
Average Annual Class B/C Road Funds $634
13-YEAR CLASS B/C ROAD FUNDS TOTAL $8,238
TOTAL CITY REVENUES
The Development is projected to produce between approximately $2.80 and $3.13 million of total City
Revenue during the 13-year life of the CRA. This is a substantial increase over the $588 that would be
produced if the NWQ remained in its current underutilized state. Table 3.9 summarizes the City’s total
Development revenues.
2 Based on Class B and C Roads Apportionment Formula (Utah Code 72-2-108)
Page 11 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
TABLE 3.9: TOTAL CITY REVENUES (13 YEARS)
REVENUE TYPE MODERATE CENARIO
VALUE
HIGH CENARIO
VALUE
Property Tax $2,611,041 $2,941,337
Franchise Tax $184,824 $184,824
Class B/C Road Funds $8,238 $8,238
13-YEAR REVENUE TOTAL $2,804,102 $3,134,399
EXPENDITURES
The Development will also create additional General Government, Public Safety and Public Works
expenses for the City. These expenses are calculated by multiplying the City’s total cost per $ assessed
value by the Development’s projected assessed value. Additionally, the analysis factors in the cost to
service the projected land uses within the Development.
GENERAL GOVERNMENT
TABLE 3.10: TOTAL GENERAL GOVERNMENT EXPENSE (13 YEARS)
ASSUMPTIONS MODERATE CENARIO
IGH CENARIO
2024 Salt Lake City Assessed Value $56,932,846,081 $56,932,846,081
2024 General Government Expenditures $8,173,277 $8,173,277
Cost per $ Assessed $0.00014 $0.00014
Development Assessed Value $63,164,792 $71,154,556
Inflation 3.0% 3.0%
13-YEAR GENERAL GOVERNMENT TOTAL $9,482 $10,681
PUBLIC SAFETY
TABLE 3.11: TOTAL PUBLIC SAFETY EXPENSE (13 YEARS)
ASSUMPTIONS MODERATE CENARIO
ALUE
IGH CENARIO
ALUE
2024 Salt Lake City Assessed Value $56,932,846,081 $56,932,846,081
2024 Public Safety Expenditures $182,524,975 $182,524,975
Cost per $ Assessed $0.00321 $0.00321
Development Assessed Value $63,164,792 $71,154,556
Inflation 3.0% 3.0%
13-YEAR PUBLIC SAFETY TOTAL $211,741 $238,524
PUBLIC WORKS
TABLE 3.12: TOTAL PUBLIC WORKS EXPENSE (13 YEARS)
ASSUMPTIONS MODERATE CENARIO
VALUE
HIGH CENARIO
VALUE
2024 Salt Lake City Assessed Value $56,932,846,081 $56,932,846,081
2024 Public Works Expenditures $51,201,349 $51,201,349
Cost per $ Assessed $0.00090 $0.00090
Development Assessed Value $63,164,792 $71,154,556
Inflation 3.0% 3.0%
13-YEAR PUBLIC WORKS TOTAL $64,905 $73,114
Page 12 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
TOTAL CITY EXPENDITURES
TABLE 3.13: TOTAL CITY EXPENSE (13 YEARS)
ASSUMPTIONS MODERATE CENARIO
VALUE
HIGH CENARIO
VALUE
Estimated Budget (TIF Estimates) $1,958,280 $2,206,003
General Government $9,482 $10,681
Public Safety $64,905 $73,114
Public Works $211,741 $238,524
13-YEAR CITY EXPENSE TOTAL $2,244,407 $2,528,322
NET BENEFIT
Phase IV of development are projected to have a total City net benefit of up to $606,077 during the
13-year life of the CRA. Any tax increment reimbursement up to this amount will still provide a net
benefit to the City. Table 3.14 outlines the net benefit of the Development assuming both a moderate
and high scenario valuation.
NET BENEFITS SUMMARY ANALYSIS (REVENUES COMPARED TO EXPENSES)
TABLE 3.14: TOTAL DEVELOPMENT NET BENEFIT (13 YEARS)
ASSUMPTIONS MODERATE CENARIO
ALUE
IGH CENARIO
ALUE
Total Revenues $2,804,102 $3,134,399
Total Expenses ($2,244,407) ($2,528,322)
NET BENEFIT $559,695 $606,077
THE ASSOCIATED BUSINESS AND ECONOMIC ACTIVITY THE PROPOSED
DEVELOPMENT WILL LIKELY STIMULATE
FULL-TIME JOB CREATION
It is anticipated that Phase IV of development will produce nearly 309 jobs. This is calculated by taking
the average industrial job per square foot in Salt Lake City and multiplying it by the square footage of
Phase IV of the development. This analysis assumes the average salary will be $80,808 3, which
represents the average salary of various industrial wages within Utah. Table 3.15 depicts the full-time
jobs created by Phase IV of development.
TABLE 3.15: FULL-TIME JOBS
ASSUMPTIONS VALUE
Total Square Feet 355,176
Job Per SF 0.0009
Total Projected Employees 309
Average Manufacturing Wage $80,808
Growth Rate 2.00%
Average Annual Salaries $29,084,991
13-YEAR SALARY TOTAL $378,104,878
3 Average annual wages for Manufacturing jobs in Salt Lake City. See Utah Department Of Workforce Services, Workforce
Research & Analysis, Annual Report Of Labor Market Information, 2023
Page 13 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
These wages will be reinvested into the local economy through purchases of goods, services, home,
etc. Additionally, these wages will create additional jobs within the community.
CONSTRUCTION BENEFIT
Phase IV will also create a significant number of construction jobs and investment over the absorption
period. The average construction wage is $90,600 4 per year. The analysis assumes during the
construction period, there will be 170 construction workers in the Project. This will produce an average
additional $15.42 million in annual wages. Table 3.16 depicts the Development construction wages.
TABLE 3.16: CONSTRUCTION JOBS
ASSUMPTIONS VALUE
Construction Workers 170
Average Annual Wage $90,600
Absorption Period 1 Year
TOTAL CONSTRUCTION SALARIES $15,418,394
In addition to the construction jobs, construction materials and supplies will also be purchased within
the community. This could be a significant benefit, depending on the amount of materials and supplies
purchased within the City.
WHETHER TAX INCREMENT PARTICIPATION IS NECESSARY AND APPROPRIATE
Our review and analysis has concluded that Tax Increment participation is necessary and appropriate
for the following reasons:
Extraordinary Site and Location Improvements Necessary for Development: There are
significant extraordinary infrastructure impediments in the Northwest Quadrant CRA and
particularly within Phase IV of the Development, including import fill and environmental
mitigation.
Tax Increment Participation Mitigates Several System-Wide Infrastructure
Impediments: Public participation in the form of Tax Increment reimbursement will assist the
developer and the Agency in removing several impediments and system-wide infrastructure
investments that based on our professional opinion will lead to substantial development with
the remaining Northwest Quadrant CRA and specifically within Phase IV of the development.
Tax Increment Participation will lead to Significant Growth in the Area’s Tax Base: Phase
IV of development has the potential to create millions in new assessed value within an
underutilized area that has generated very little tax revenue historically for the City and other
taxing entities.
Current Capital Markets are not Sufficient to Cover the Extraordinary Costs: With the
increases in construction costs and significant increase in interest rates over the past 2-4 year
period, access to capital investment in Phase IV is significantly limited by virtue of these two
factors. In essence, capital markets are likely to be able to cover the traditional “private”
investment costs of Phase IV of Development but not the entire system-wide and project
4 Average annual wages for Construction jobs in Salt Lake City. See Utah Department Of Workforce Services, Workforce
Research & Analysis, Annual Report Of Labor Market Information, 2023
Page 14 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
specific infrastructure needed to support the over 355K square feet of development. “But for”
the Tax Increment Reimbursement to the Developer, we believe Phase IV will remain
underutilized and vacant for the foreseeable future.
Page 15 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
APPENDIX A: TIR APPLICATION
Project Name
Total Project Cost Estimated Financial Gap
Estimated Project Start Date Estimated Project Completion Date
Project Street Address City State Zip
Contact Name Contact Phone Contact Email Address
Business Name Tax ID Number
Street Address City State Zip
Entity Type:☐ LLC ☐ 501(c) 3 ☐ Partnership ☐ Joint Venture
☐ C Corp ☐ Other:
% Ownership
☐ Yes ☐ NoAre there any judgments or liens outstanding against the applicant?
Name, Title
☐ Sole Owner
451 South State Street, Room 418, PO Box 145518, Salt Lake City, Utah 84114 I 801-535-7240 I www.slcrda.com
I:
P
R
O
J
E
C
T
S
U
M
M
A
R
Y
Ownership - Provide the following information for officers and shareholders owning 10% or more of the
entity.
☐ S Corp
II
:
A
P
P
L
I
C
A
N
T
S
U
M
M
A
R
Y
Date of Application
Role in Proposed Project
PART A
APPLICATION
The Part A Application for the Tax Increment Reimbursement Program ("Program") is the first
part of a two-part process to request tax increment reimbursement ("Reimbursement") from the
Redevelopment Agency of Salt Lake City ("RDA"). Please complete the application in full and
provide supplemental documentation as indicated in section VIII: Attachments . Within 10
business day of submission, RDA staff will notify the applicant if the Part A application is
approved. Once Part A is approved, the applicant will be invited to submit the Part B application.
RDA TIR PROGRAM PART A APPLICATION PAGE 1
☐ Other:
☐ Yes ☐ No
☐ Yes ☐ No
☐ Renovation/Rehabilitation of Existing Structure(s)☐ Addition to Existing Structure
Does the project require a zoning change or variance, conditional use permit, subdivision, or other planning
or zoning approval (including historic preservation)?
What is the current and proposed zoning and use of the site?
☐ Yes ☐ No
If yes, will the proposed project displace residents or businesses?
Building area, (sq feet)
☐ Energy Efficiency Upgrades
Land area (acres)
If the applicant does not currently own the site, explain how site control has been or will be obtained,
including timing of acquisition.
☐ New Construction, Undeveloped Site ☐ New Construction, Demolition of Existing Structures
Construction Type:
Project Summary: Provide a brief summary of the project.
II
I
:
D
E
V
E
L
O
P
M
E
N
T
O
V
E
R
V
I
E
W
Is the site occupied?
RDA TIR PROGRAM PART A APPLICATION PAGE 2
☐ No
☐ West Temple Gateway
If a planning or zoning approval is required, indicate if this process has been initiated and provide a
timeline.
Option II: Single-Property Community Reinvestment Area ("CRA")
Option I: Existing Project Area
Project is located in an existing Project Area and meets a corresponding Project Area Objective.
Describe how the proposed project aligns with the Objectives as provided through the most recent Project
Area Strategic Plan as adopted by the RDA Board of Directors.
Which RDA Project Area is the proposed project located?
☐ Central Business District
If Yes, please only fill out "Option I: Existing Project Area" fields in Section V
Is the project located within an existing RDA Project Area?☐ Yes
III: DEVELOPMENT OVERVIEW
V.
P
R
O
J
E
C
T
O
B
J
E
C
T
I
V
E
S
Refer to the RDA Tax Increment Reimbursement Program Policies & Guidelines for more information on Project
Objective Requirements.
If No, please only fill out "Option II: Single-Property Community Reinvestment Area" field in Section V
IV
.
EL
I
G
I
B
I
L
I
T
Y
1) Explain how the proposed project will result in a minimum of a $12 million investment of private capital
and expenditures.
Project is not located in an existing Project Area, but will fulfill economic development objectives as described in the
answers to the five questions below:
☐ Central City
☐ Depot District
☐ Granary District
☐ North Temple
RDA TIR PROGRAM PART A APPLICATION PAGE 3
☐ Transit Alternatives
☐ Economic Impact
☐ Affordable Housing: AMI Targets
☐ Affordable Housing: Special Populations
☐ Affordable Housing: Neighborhood Opportunity
Does the proposed project include a Public Benefit that may qualify it for increased incentives?
Check all that apply.
☐ Architecture & Urban Design
☐ Historic Preservation
☐ Permanent Job Creation
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A
P
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A
N
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C
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☐ Sustainability
☐ Public Amenities
☐ Adaptive Reuse
Describe how the proposed project will meet the criteria for each of the Public Benefits selected above.
5) Explain how the proposed project employs sustainable construction practices consistent with a
reputable sustainable building program.
V.
P
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J
E
C
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O
B
J
E
C
T
I
V
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S
(
C
O
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N
U
E
D
)
VI
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P
U
B
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B
E
N
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F
I
T
2) Demonstrate how the proposed project as a single-property CRA results in job retention/expansion
and/or job creation.
3) Describe how the tax increment reimburement is necessary for the proposed project to succeed.
4) Confirm that the business is an existing Salt Lake City-based business, and describe how the tax
increment reimbursement will result in the business remaining or expanding in Salt Lake City.
RDA TIR PROGRAM PART A APPLICATION PAGE 4
Role Years of
Experience
Architect
Contractor
Developer
Owner
Property
Manager
/Marketing
Agent
Other
Other
Check if Complete
☐
☐
☐
• 4: Preliminary plans (include renderings if available)☐
• 5: Market study (if available) *ONLY for Single-Property CRA ☐
The applicant must attach the following to assist in verficiation of the funding gap.
(please label accordingly)
• 1: Sources and uses (template may be utilized)
• 3: Operating pro forma (template may be utilized)
VI
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P
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Development Team: Please provide the following information for each relevant development team member.
Firm/Organization Contact Name, Email
• 2: Appraised project value
VI
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A
T
T
A
C
H
M
E
N
T
CH
E
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T
RDA TIR PROGRAM PART A APPLICATION PAGE 5
By (signature)
Title Date
I/We hereby certify that all statements in this application are true and complete and are made for the purpose of
obtaining credit. I/We fully understand that it is a federal crime punishable by fine or imprisonment or both to
knowingly make any false statements concerning any of the above facts, as applicable under the provisions of Title
18, United States Code, Section 101.
Applicant (print)
X:
C
E
R
T
I
F
I
C
A
T
I
O
N
Applicant Certification
Tax Increment Reimbursement Calculation
A sample Tax Increment Reimbursement calculation is attached to this application as Exhibit A. The formula below
is to calculate the potential maximum total tax increment reimbursement generated from the proposed
improvements and available to a developer shall be as follows:
IX
:
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a. Step 1: Calculate the Total Annual Tax Increment
The difference between the base taxable value of the proposed project prior to improvements and the
estimated new growth in taxable value resulting from the improvements. (New Growth – Base Value)
Multiplied by the current Salt Lake County effective tax rate.
(New Growth – Base Value) x (Effective Tax Rate) = Total Annual TI
b. Step 2: Calculate the Annual Tax Increment Collected by the RDA
Total Annual TI multiplied by the percentage of TI collected from the taxing entities by the RDA
(Total Annual TI) x (% of TI collected by the RDA) = Annual TI Collected by the RDA
c. Step 3: Calculate the 1 st Year Developer Allocation
(Annual TI Collected by the RDA) x (Developer’s Reimbursement Split [defined below]) = Estimated Year 1 TI
Reimbursement to Developer
(Refer to Section 2.4: Reimbursement Split for more information on calculating the split between the RDA and
the developer.)
d. Step 4: Calculate the Maximum Amount of Tax Increment Available to the Developer Over the Term of the
TI Reimbursement Agreement.
(Estimated Year 1 Tax Increment Reimbursement to Developer) x (the Term of the Reimbursement
Agreement*) = Total Developer Tax Increment Available Over the Term
*Note: An annual growth multiplier based on current economic conditions may be applied to this calculation.
RDA TIR PROGRAM PART A APPLICATION PAGE 6
Page 22 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
APPENDIX B: TIR NARRATIVE
Qualification & Analysis Narrative
Narrative Request for Phase 4 Development – Northwest Quadrant, Salt Lake City
We respectfully submit this narrative in support of the proposed development of Phase 4,
a 25.1-acre parcel located within the Northwest Quadrant of Salt Lake City and newly annexed
into the NWQ, LLC Master Development Agreement. The site currently faces substantial
barriers to development due to unresolved environmental and infrastructure constraints.
Site Challenges and Conditions
The subject parcel is characterized by poor subsurface conditions, including low-lying
topography and previously disturbed soils, which render the site undevelopable without
significant import fill to achieve buildable elevations and meet required grades for drainage and
building foundations. Additionally, no existing stormwater conveyance infrastructure is available
to serve the site. To enable any meaningful development, a comprehensive storm drain solution
must be implemented, including engineered roadside swales and detention features to manage
on-site runoff and protect downstream waterways in accordance with City standards and
applicable environmental regulations. Furthermore, the site is subject to legacy environmental
concerns, including the potential for contamination stemming from historic land uses and
adjacent disturbed properties. This requires the installation of an environmentally rated vapor
barrier to be installed across building footprints to properly mitigate risks of environmental
exposure.
Burdened Cost Narrative
Understanding the current challenges and conditions that exist for the Northwest
Quadrant, development encounters significant hurdles that impede growth and the future build
out of the area. If not for tax increment reimbursement, these hurdles of import fill,
environmental mitigation, and necessary infrastructure improvements would burden the project
to the point that financial feasibility is greatly impacted.
Page 25 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
APPENDIX C: INTERLOCAL COOPERATION AGREEMENT
Page 78 LRB PUBLIC FINANCE ADVISORS | 41 NORTH RIO GRANDE, SUITE 101 | SALT LAKE CITY, UT 84101
APPENDIX D: MASTER DEVELOPMENT AND
REIMBURSEMENT AGREEMENT