City of Tempe Hearing Officer

CITY OF TEMPE Meeting Date: 10/16/2018 HEARING OFFICER Agenda Item: 3

ACTION: Request a variance to increase the permitted building height from 35 feet and 40 feet to 100 feet for FREEDOM RIO PHASE III & RIO 2100 EAST located at 2128 and 2132 East Rio Salado Parkway. The applicant is Berry Riddell LLC. (PL180044)

FISCAL IMPACT: N/A

RECOMMENDATION: Staff – Approval, subject to conditions

BACKGROUND INFORMATION: FREEDOM RIO PHASE III & RIO 2100 EAST (PL180044) are proposed office developments located within the larger Rio Salado development area east of Tempe Marketplace. Both developments include a four-story office building with an associated parking garage. The request includes the following:

VAR180007 Variance to increase the permitted building height from 35 ft. and 40 ft. to 100 ft.

Property Owners Tellurian Development Company and PG Investments 1, LC Applicant Wendy Riddell, Berry Riddell LLC

Freedom Rio Phase III Zoning District GID, General Industrial District Net Site Area 4.61 acres Gross Building Area 139,000 s.f. (office), 235,508 s.f. (garage) / 374,508 total s.f. Lot Coverage 42.9% (no standard)

Building Height 80’ proposed, 100’ maximum requested by variance (35’ max permitted) Building Setbacks 56’-2” front (south), 28’-3” west side, 35’-5” rear (25’, 0’, 0’, 0’ required) Landscape Area 33% (min. 10% required)

Rio 2100 East Zoning District HID, Heavy Industrial District Net Site Area 6.54 acres Gross Building Area 174,000 (office), 257,840 s.f. (garage) / 431,840 total s.f. Lot Coverage 60.3 % (no standard) Building Height 73’-5” proposed, 100’ maximum requested by variance (40’ max permitted) Building Setbacks 25’-1” front, 8’ west side, 53’-2” east side, 20’-10” rear (25’, 0’, 0’, 0’ required) Landscape Area 18% (min. 10% required)

ATTACHMENTS: Development Project File

STAFF CONTACT(S): Karen Stovall, Senior Planner (480) 350-8432

Department Director: Chad Weaver, Community Development Director Legal review by: N/A Prepared by: Karen Stovall, Senior Planner Reviewed by: Steve Abrahamson, Planning & Zoning Coordinator

COMMENTS The two sites are located between Rio Salado Parkway and the Red Mountain Freeway, at the curve just south of the Salt River. The 2100 Rio Salado Planned Area Development (PAD) is located to the west of Rio 2100 East, and currently includes two hotels and an office building. Freedom Rio Phases I and II are located west of Phase III. To the east are the Red Mountain Freeway and existing industrial uses.

The land included in the 2100 Rio Salado PAD and Freedom Rio was part of the First Street Landfill, which closed in 1992. In January 2015, City Council approved the 2100 Rio Salado PAD. This PAD allowed an increased building height of 75 feet due to: 1) the height of the land 17 feet above grade at Rio Salado Parkway after capping the landfill to prepare for commercial development and 2) the allowed height of 75 feet at Tempe Marketplace to the west.

Freedom Rio Phase III is part of the three-phase Freedom Rio office development. In January 2017, the Hearing Officer approved a variance, for what was then named Boyer Rio 2100 (PL160431) and is now known as Freedom Rio Phases I and II, to increase the building height from 35 feet to 100 feet. The special circumstances argued for that variance were based on the significant improvements done to the property to make it developable, the view obstruction of the Red Mountain Freeway, and the permitted building height of 75 feet allowed for the 2100 Rio Salado PAD to the south. Development of Phase I is complete, Phase II is currently under construction, and Phase III rests on the decision made for the subject variance request.

A portion of the properties included in Rio 2100 East were previously processed as Millennium at Rio Salado, a proposed mixed-use development with commercial and residential buildings. That application was withdrawn by the applicant when the owner of Freedom Rio purchased the property and additional land to the east.

Both of the subject sites are currently vacant, and the applicant proposes to construct a four-story office building and parking garage on each.

The applicant has filed a Major Development Plan Review application for the approval of site plans, building elevations, and landscape plans for both sites. These applications will be heard by the Development Review Commission at an undetermined future date.

PUBLIC INPUT A neighborhood meeting was not required. Staff has received no public inquiries or comments regarding this request.

VARIANCE Freedom Rio Phase III The applicant requests a variance to increase the maximum building height from 35 feet to 100 feet within the GID zoning district. Per the Zoning and Development Code, building height is determined from the top of grade; grade is defined as the top of curb as established at the midpoint of the front property line. The datum point for Freedom Rio Phase III is taken from the top of curb at the midpoint of the front (south) property line, adjacent to the future private street: 1,184.00 feet representing 0 feet for defining building height. From this point, the proposed building height is 80 feet. Due to the location from which grade for Phase III is measured, this height is higher than the buildings of Phases I and II. The datum point for Phases I and II is 1,196.6 feet, which leads to a building height of 62 feet for both. All three buildings, however, will be four- stories.

Rio 2100 East The applicant requests a variance to increase the maximum building height from 40 feet to 100 feet within the HID zoning district. The datum point for Rio 2100 East is taken from the top of curb at the midpoint of the front property line of the development (final lots not yet platted) along Rio Salado Parkway: 1,177’-4” representing 0 feet for defining building height, per the Zoning and Development Code. From this point, the proposed building height is 73’-5”.

PL180044 – FREEDOM RIO PHASE III & RIO 2100 EAST Page 1

Section 6-309 D. Variance Approval Criteria (in italics):

1. That special circumstances are applicable to the property, including its size, shape, topography, location, or surroundings; as previously stated, a PAD for 2100 Rio Salado and a variance for Freedom Rio Phases I and II allow maximum building heights of 75 feet and 100 feet, respectively. These developments are adjacent to the subject sites, bordering them to the west. The increased heights permitted for the surrounding developments is a special circumstance applicable to the properties.

According to the 2040 General Plan, the site is within the University / Hayden Butte Redevelopment Area, which extends from 48th Street to the Price Freeway. Objectives of the Redevelopment Element of the Land Use and Development Chapter include the prevention and elimination of slum and blight, stimulation of private investment, and attracting new development. The intense remediation that occurred on a portion of the site and surrounding properties due to the former landfill operation (see applicant’s letter of explanation) and the developments that will be made possible by approval of this variance request will fulfill the Redevelopment Goal of the 2040 General Plan.

The site is within the 101/202 Interchange Growth Area established through the Economic Development Element of the 2040 General Plan. The goal of this this growth area is to, “Remove blighted conditions and reclaim the area for reuse and redevelopment with mixed use and regional business.” Strategies to achieve this goal include:

x Focus development at the interchange location to serve as a regional destination. x Support private land development that produces revenue to Tempe. x Promote pedestrian, bike, and transit connection between destinations within the interchange area.

Due to the location of the subject sites within the 101/202 Interchange Growth Area, the office developments that would result from the proposals are a step toward further implementing this goal of the General Plan.

The Land Element of the General Plan’s Conservation Chapter identifies the area just west of these properties as a Brownfield Site due to the previous landfill. Objective 1 of the Land Remediation Goal states: “Recommend land-use actions that promote land preservation, restoration, and efficient use of brownfields.” Approval of this variance request will encourage land uses of a compatible intensity within the area of a former Brownfield, supporting this objective of the General Plan.

2. The strict application of this Code will deprive such property of privileges enjoyed by other property of the same classification in the same zoning district; the strict application of the code would permit a maximum building height of 35 feet for Freedom Rio Phase III and 40 feet for Rio 2100 East. This would result in heights up to 65 feet less than that which is permitted for the developments to the west. Visually, the height restriction would result in a dip between the Red Mountain and Pima Freeways and the higher buildings of 2100 Rio Salado and Freedom Rio Phases I and II. In order to allow buildings of a scale uniform with those to the west, increased building heights would need to be permitted on the subject sites.

3. The adjustment authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is located; the requested variance would not grant special privileges inconsistent with the limitations upon other properties in the same vicinity and zone as the subject sites. The properties to the west are zoned GID (Freedom Rio Phases I and III) and HID PAD (2100 Rio Salado), similar to the subject sites. Authorization of the variance would allow heights consistent with those allowed for adjacent properties.

PL180044 – FREEDOM RIO PHASE III & RIO 2100 EAST Page 2

4. A variance may not be granted if the special circumstances applicable to the property are self-imposed by the property owner. The historic use of a portion of the site and its surroundings as a landfill generated the need to compact and cap the property before development could occur. This resulted in a significant topographical difference between the developable land and Rio Salado Parkway. The entitlements granted to 2100 Rio Salado and Freedom Rio Phases I and II were intended to resolve the difficulty of creating viable developments while complying with the height restrictions of the Zoning and Development Code. The special circumstance of increased building heights permitted on the surrounding properties is not self-imposed by the property owner.

REASONS FOR APPROVAL: Based on the information provided by the applicant and the above analysis, the proposed development fulfills goals and objectives within the General Plan and is in character with the building scale of surrounding sites. This request meets the required criteria and will conform to the conditions. A condition restricting the maximum building height permits buildings slightly higher than the current plans demonstrate to allow minor deviations in final design.

SHOULD AN AFFIRMATIVE ACTION BE TAKEN ON THIS REQUEST, THE FOLLOWING NUMBERED CONDITIONS OF APPROVAL SHALL APPLY, BUT MAY BE AMENDED BY THE DECISION-MAKING BODY.

CONDITIONS OF APPROVAL:

1. This Variance is valid only after a Development Plan Review entitlement for the site plan, landscape plan and building elevations have been obtained.

2. This Variance is valid only after a Building Permit has been obtained, the required inspections have been completed and a final inspection has been passed.

3. The building height for Freedom Rio Phase III shall be no greater than 85’ (eighty-five feet). The building height for Rio 2100 East shall be no greater than 79’ (seventy-nine feet).

CODE/ORDINANCE REQUIREMENTS: THE BULLETED ITEMS REFER TO EXISTING CODE OR ORDINANCES THAT PLANNING STAFF OBSERVES ARE PERTINENT TO THIS CASE. THE BULLET ITEMS ARE INCLUDED TO ALERT THE DESIGN TEAM AND ASSIST IN OBTAINING A BUILDING PERMIT AND ARE NOT AN EXHAUSTIVE LIST.

Specific requirements of the Zoning and Development Code (ZDC) are not listed as a condition of approval but will apply to any application. To avoid unnecessary review time and reduce the potential for multiple plan check submittals, become familiar with the ZDC. Access the ZDC through www.tempe.gov/planning/documents.htm or purchase from Development Services.

SITE PLAN REVIEW: Verify all comments by all departments on each Preliminary and Formal Site Plan Review. If questions arise related to specific comments, they should be directed to the appropriate department, and any necessary modifications coordinated with all concerned parties, prior to application for building permit. Construction Documents submitted to the Building Safety Department will be reviewed by planning staff to ensure consistency with this Design Review approval prior to issuance of building permits.

Section 6-309 Variance approvals shall be void if not commenced or if an application for a building permit has not been submitted, whichever is applicable, within 12 months of granting of the variance.

HISTORY & FACTS:

2132 E. Rio Salado Pkwy. 1992 First Street Landfill closed, and site has remained vacant. The northern portion of the subject site (Freedom Rio Phase III) was part of the landfill. The southern portion (Rio 2100 East) was not.

PL180044 – FREEDOM RIO PHASE III & RIO 2100 EAST Page 3

2100 E. Rio Salado Pkwy. January 8, 2015 City Council approved a Planned Area Development Overlay to allow increased building height to 75 feet, reduced building setbacks to zero feet on all sides, and modified parking ratios for 2100 RIO SALADO (PL140212), located at 2100 East Rio Salado Parkway. This PAD is west of the subject site, Rio 2100 East.

2108 E. Rio Salado Pkwy. January 3, 2017 Hearing Officer heard and approved a request for a variance to increase building height from 35 feet to 100 feet in the General Industrial District to allow two office buildings from four- to six- stories high for BOYER RIO 2100 (PL160431), located at 2108 East Rio Salado Parkway. This site is west of the subject site, Freedom Rio Phase III.

April 25, 2017 Development Review Commission heard and approved a request for a Development Plan Review consisting of a phased office development with two four-story office buildings and parking structures for FREEDOM RIO 2100 (PL170062) located at 2108 East Rio Salado Parkway. These are the two office buildings, one complete and one under construction, to the west of the subject site for Freedom Rio Phase III.

May 25, 2017 City Council approved the request for an Amended Subdivision Plat for 2100 RIO SALADO (PL160465), located at 2100 East Rio Salado Parkway. This Subdivision plat modified the existing lot configuration and incorporated the Streetlights lots into the subdivision as Lots 9 and 10. The site of this variance for Freedom Rio Phase III is Lot 6 of this plat.

2128 E. Rio Salado Pkwy. June 12, 2018 Development Review Commission heard a request for a Zoning Map Amendment from HID to MU-4, a Planned Area Development Overlay, a Use Permit to allow tandem parking and a Development Plan Review for a new mixed-use development consisting of a 15,000 s.f. single- story commercial center and a four-story residential development with 260 units for MILLENNIUM AT RIO SALADO (PL180051), located at 2110 East Rio Salado Parkway. The applicant was Miravista Holdings. The Commission voted to approve the Use Permit for tandem parking and recommended approval of the zoning, PAD and design request by a vote of 7 to 0.

June 28, 2018 City Council held an introduction and first public hearing for a request for a Zoning Map Amendment from HID to MU-4, a Planned Area Development Overlay, and a Development Plan Review for a new mixed-use development consisting of a 15,000 s.f. single-story commercial center and a four-story residential development with 260 units for MILLENNIUM AT RIO SALADO (PL180051), located at 2110 East Rio Salado Parkway. The applicant was Miravista Holdings.

August 9, 2018 City Council was scheduled for a second and final public hearing for MILLENNIUM AT RIO SALADO (PL180051). The applicant withdrew the request after selling the property to the owner of FREEDOM RIO 2100.

ZONING AND DEVELOPMENT CODE REFERENCE: Section 6-309 Variance

PL180044 – FREEDOM RIO PHASE III & RIO 2100 EAST Page 4

DEVELOPMENT PROJECT FILE for FREEDOM RIO PHASE III & RIO 2100 EAST (PL180044)

ATTACHMENTS:

1. Location map 2. Aerial 3-61. Letter of explanation 62. Aerial with site plan overlay 63. Site plan

Freedom Rio Phase III Plans

64-65. Building blackline and color elevations 66. Building sections 67. Building floor plans

68-69. Garage blackline and elevations 70. Garage sections Rio 2100 East Plans

71-72. Building blackline and color elevations 73. Building sections

74. Building floor plans

75-76. Garage blackline and color elevations

77-135. Site Context Photos

FREEDOM RIO PHASE III & RIO 2100 EASd PL 180044 N HAYDEN RD

E RIO SALADO PKWY R E 3RD ST R R R S CLARK D S RIVER D E 5TH ST S SIESTA LN

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City of Tempe, Community Development Department, Enterprise GIS Group

!! !!! General Industrial District (GID) !! !!! Planned Commercial Center General (PCC-2) Multi-Family Residential (R-2) !!!!!!! !!!!!!! ! !!! ! !!!!!!! ! !!! ! Heavy Industrial District (HID) !!!!!!! Regional Commercial Center (RCC) Multi-Family Residential Limited (R-3)

!!! !! !!! !!Mixed Use High (MU-4) Residential/Office (RO) Multi-Family Residential General (R-4) Mixed Use Educational (MU-ED) Agricultural (AG) Mobile Home Residence (RMH) Commercial Shopping and Services (CSS) Single-Family Residential (R1-6)

!!!! !!!!!!! Planned Commercial Center Neighborhood (PCC-1) !!!!!!! Single-Family Residential Planned Area Dev (R1-PAD) !!!! !!!!!!! ² ATTACHMENT 1 FREEDOM RIO PHASE III & RIO 2100 EAST PL 180044

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ATTACHMENT 22

THE ECONOMIC IMPACT OF

IN MARICOPA COUNTY AND THE STATE OF ARIZONA

Dr. Anthony Evans, Dr. Timothy James, and Eva Madly L William Seidman Research Institute, W. P. Carey School of Business, Arizona State University

April 27, 2018

ATTACHMENT 23 L. WILLIAM SEIDMAN RESEARCH INSTITUTE

The L. William Seidman Research Institute serves as a link between the local, national, and international business communities and the W. P. Carey School of Business at Arizona State University (ASU).

First established in 1985 to serve as a center for applied business research and a consultancy resource for the Arizona business community, Seidman collects, analyzes and disseminates information about local economies, benchmarks industry practices, and identifies emerging business research issues that affect productivity and competitiveness.

Using tools that support sophisticated statistical modeling and planning, supplemented by an extensive understanding of the local, state and national economies, Seidman today offers a host of economic research and consulting services, including economic impact analyses, economic forecasting, general survey research, attitudinal and qualitative studies, and strategic analyses of economic development opportunities.

Working on behalf of government agencies, regulatory bodies, public or privately-owned firms, academic institutions, and non-profit organizations, Seidman specializes in studies at the city, county or state-wide level. Recent and current clients include: x Arizona Commerce Authority (ACA) x Glendale Community College x Arizona Corporation Commission (ACC) x Goodwill Industries x Arizona Department of Mines and Mineral x Maricopa Integrated Health System Resources x Intel Corporation x Arizona Hospital and Healthcare Association x iState Inc. x Arizona Investment Council (AIC) x The McCain Institute x Arizona Mining Council x The Morrison Institute x Arizona Public Service Corporation (APS) x Navajo Nation Div. Economic Development x Arizona School Boards Association x Phoenix Convention Center x Arizona Town Hall x Phoenix Sky Harbor International Airport x ASU Athletics x Public Service New Mexico (PNM) x The Boeing Company x Raytheon x The Central Arizona Project (CAP) x Rosemont Copper Mine x DeMenna & Associates x Salt River Project (SRP) x Epic Rides/City of Prescott x Science Foundation Arizona (SFAZ) x Envision Healthcare/AMR x The Tillman Foundation x Excelsior Mining x Turf Paradise Valley METRO Light Rail x Executive Budget Office State of Arizona x Twisted Adventures Inc. x First Things First x Vote Solar Initiative x Freeport McMoran x Waste Management Inc.

ATTACHMENT 24 TABLE OF CONTENTS

EXECUTIVE SUMMARY ...... 1 1.0 INTRODUCTION ...... 4 2.0 METHODOLOGY AND DATA ...... 5 3.0 ECONOMIC IMPACT OF FFN IN MARICOPA COUNTY, 2017 ...... 7 3.1 Estimate of Operational Economic Impact, 2017 ...... 7 3.2 Estimate of Construction/Expansion Economic Impact, 2017 ...... 8 3.3 Total Estimate of Economic Impact, 2017 ...... 10 4.0 ECONOMIC IMPACT OF FFN IN MARICOPA COUNTY, 2018 ...... 12 4.1 Estimate of Operational Economic Impact, 2018 ...... 12 4.2 Estimate of Construction/Expansion Economic Impact, 2018 ...... 13 4.3 Total Estimate of Economic Impact, 2018 ...... 15 5.0 ECONOMIC IMPACT OF FFN IN THE STATE OF ARIZONA, 2017 ...... 17 5.1 Estimate of Operational Economic Impact, 2017 ...... 17 5.2 Estimate of Construction/Expansion Economic Impact, 2017 ...... 18 5.3 Total Estimate of Economic Impact, 2017 ...... 20 6.0 ECONOMIC IMPACT OF FFN IN THE STATE OF ARIZONA, 2018 ...... 22 6.1 Estimate of Operational Economic Impact, 2018 ...... 22 6.2 Estimate of Construction/Expansion Economic Impact, 2018 ...... 23 6.3 Total Estimate of Economic Impact, 2018 ...... 25

i ATTACHMENT 25 LIST OF TABLES

Table 1: FFN’s Arizona-Based Annual Operational & Construction Expenditure (2018 $) ...... 6 Table 2: Impact of FFN’s Operations on the Maricopa County Economy, 2017 ...... 7 Table 3: Impact of FFN’s Expansion Preparations on the Maricopa County Economy, 2017 ...... 9 Table 4: Total Impact of FFN’s Operations and Construction on the Maricopa County Economy, 2017 ... 10 Table 5: Impact of FFN’s Operations on the Maricopa County Economy, 2018 ...... 12 Table 6: Impact of FFN’s Construction/Expansion on the Maricopa County Economy, 2018 ...... 14 Table 7: Total Impact of FFN’s Operations and Construction/Expansion on the Maricopa County Economy, 2018 ...... 15 Table 8: Impact of FFN’s Operations on the State of Arizona Economy, 2017 ...... 17 Table 9: Impact of FFN’s Expansion Preparations on the State of Arizona Economy, 2017 ...... 19 Table 10: Total Impact of FFN’s Operations and Expansion Preparations on the State of Arizona Economy, 2017 ...... 20 Table 11: Impact of FFN’s Operations on the State of Arizona Economy, 2018 ...... 22 Table 12: Impact of FFN’s Construction/Expansion on the State of Arizona Economy, 2018 ...... 24 Table 13: Total Impact of FFN’s Operations and Expansion on the State of Arizona Economy, 2018 ...... 25

ATTACHMENT 26 EXECUTIVE SUMMARY

The purpose of this report is to measure the impact of Freedom Financial Network’s (FFN) Tempe-based operations and capital expenditure/expansion plans on Gross Domestic Product by State (GDP by State),1 employment, and labor income in Maricopa County and the State of Arizona in 2017 and 2018.

Estimated impacts include both the direct effects of FFN’s operations and capital expenditure in each geography and the multiplier effects that arise when income is recycled within the local economy. An IMPLAN input-output model is used to estimate multiplier effects.

Primary data made available by FFN for this report includes company employment and payroll, a complete record of payments made to suppliers for goods and services, and taxes paid to state and local governments. All data supplied by FFN is for the years 2017 and 2018.

The report calculates three types of impact – total, direct and indirect/induced – for a variety of impacts in each geography.

All dollar amounts for 2017 or 2018 (inputs or impacts) are expressed in 2018 dollars (2018 $).

Maricopa County, 2017

FFN employs a total of 1,528 workers in Tempe in 2017.

The total wages and salaries of FFN’s Tempe employees in 2017, including benefits, is $110.9 million.2

Total FFN purchases from Arizona-based vendors amount to $66.8 million3 in 2017 for both its regular operations and preparations for construction/expansion.

1 GDP by State should not be confused with output. GDP simply represents the dollar value of all goods and services produced for final demand in a state or county; and it is often used as an indicator of the health of a specific geography. 2 This is $110.3 million expressed in 2017 dollars. 3 This is $66.4 million expressed in 2017 dollars.

1 ATTACHMENT 27 The total impact of FFN’s Tempe-based operations and construction/expansion preparations in 2017 is an estimated $226.7 million GDP by State, 2,906 jobs, and $179.3 million labor income.

For every one person employed by FFN in Tempe, a further 0.90 indirect and induced jobs are created elsewhere in Maricopa County in 2017.

Maricopa County, 2018

FFN expects to employ a total of 1,990 in Tempe in 2018.

The total wages and salaries of FFN’s Tempe employees in 2018 (including benefits) will be $140.1 million.

Total FFN purchases from Arizona-based vendors will amount to $74.2 million in 2018 for both its regular operations and construction/expansion.

The total impact of FFN’s Tempe-based operations and construction/expansion in 2018 will be an estimated $277.2 million GDP by State, 3,643 jobs, and $221.2 million labor income.

For every one person employed by FFN in Tempe, a further 0.83 indirect and induced jobs will be created elsewhere in Maricopa County in 2018.

State of Arizona, 2017

FFN employs a total of 1,528 workers in Tempe in 2017.

The total wages and salaries of FFN’s Tempe employees in 2017 (including benefits) is $110.9 million.4

Total FFN purchases from Arizona-based vendors amount to $66.8 million5 in 2017 for both its regular operations and preparations for construction/expansion.

4 This is $110.3 million expressed in 2017 dollars. 5 This is $66.4 million expressed in 2017 dollars.

ATTACHMENT 28 The total statewide impact of FFN’s Tempe-based operations and construction/expansion preparations in 2017 is an estimated $251.1 million GDP by State, 3,308 jobs, and $196.7 million labor income.

For every one person employed by FFN in Tempe, a further 1.16 indirect and induced jobs are created elsewhere in the State of Arizona in 2017

State of Arizona, 2018

FFN expects to employ a total of 1,990 in Tempe in 2018.

The total wages and salaries of FFN’s Tempe employees in 2018 (including benefits) will be $140.1 million.

Total FFN purchases from Arizona-based vendors will amount to $74.2 million in 2018 for both its regular operations and construction/expansion.

The total statewide impact of FFN’s Tempe-based operations and construction/expansion in 2018 will be an estimated $306.8 million GDP by State, 4,130 jobs, and $242.2 million labor income.

For every one person employed by FFN in Tempe, a further 1.08 indirect and induced jobs will be created elsewhere in the State of Arizona in 2018.

ATTACHMENT 29 1.0 INTRODUCTION

Freedom Financial Network (FFN) is a financial services provider, offering successful solutions for debt settlement, mortgage shopping and personal loans. Formed in 2002 by Bradford Stroh and Andrew Housser, the firm’s headquarters is in California, but most of its 2,000+ staff are located in Tempe, Arizona. FFN today comprises of three companies: x Freedom Debt Relief x Bills.com x Freedom Financial Asset Management (includes Freedom Plus and Consolidation Plus loan products)

Collectively, the three companies have already resolved over $8 billion in debts, and provided nearly $2 billion in consumer loans.

In spring 2018, FFN approached Seidman with a view to understanding the economic and social impact of its operations in Tempe, AZ in Maricopa County and the State of Arizona. The report describes the key findings of an IMPLAN analysis, measuring the total economic impact of FFN (direct, indirect and induced) in Maricopa County and the State of Arizona. The resulting impacts, which include both the direct effects of FFN and the multiplier effects that arise when income is recycled within the economy, are expressed in terms of Gross Domestic Product by State (GDP by State), jobs, and labor income.

Section 2 describes the economic impact methodology implemented in this study.

Sections 3 to 4 estimate the economic impact of FFN economic impact in Maricopa County. This encompasses all operational impacts and any impacts associated with the expansion plan of the firm in Tempe. Section 3 estimates the total impacts in 2017, and Section 4 the total impacts in 2018.

Sections 5 to 6 estimate the economic impact of FFN economic impact in the State of Arizona. This encompasses all operational impacts and any impacts associated with the expansion plans of the firm in Tempe. Section 5 estimates the total impacts in 2017, and Section 6 the total impacts in 2018.

All data inputs and impacts are estimated in 2018 dollars (2018 $).

ATTACHMENT 30 2.0 METHODOLOGY AND DATA

Economic impact analysis is an effective way of demonstrating the total contribution that an industry, new firm, or proposed project makes to the economy of a county, state, or nation. For example, a firm directly affects the local economy through the jobs and wages paid to its staff, any purchases made at local businesses, and the taxes it pays to state and local governments. Indirect effects arise when the firm’s suppliers hire staff to fulfill their purchasing needs, or the suppliers purchase goods and services to fulfill the industry’s needs. Induced effects occur when workers either directly or indirectly associated with the firm spend their incomes in the local economy. As the monies associated with supplier purchases and employee spending circulates through the economy, the impact of the initial job creation effort in the firm is therefore “multiplied.”

To estimate economic impacts, Seidman uses state and county-specific versions of the IMPLAN input- output model – one for Maricopa County, the other for the State of Arizona. Originally developed by the University of Minnesota, IMPLAN is widely used for economic assessment by U.S. researchers. The IMPLAN model provides detailed estimates of secondary expenditures and income generated through business investments or operations for a finite period of time (typically one full calendar or fiscal year). In addition to providing estimates of multiplier effects, IMPLAN also has a detailed database which makes it possible to estimate the direct jobs and incomes associated with any given dollar amount of vendor purchases.

Three estimates of economic impact are provided for each geography of study. These are: x Gross Domestic Product by State (GDP by State): this is synonymous with value added. It represents the dollar value of all goods and services produced for final demand in the state or county. It excludes the value of intermediate goods and services purchased as inputs to final production. It can also be defined as the sum of employee compensation (wages, salaries and benefits, including employer contributions to health insurance and retirement pensions), proprietor income, property income, and indirect business taxes.6

6 GDP by State (value-added) does not include intermediate inputs, which are goods and services used as part of an industry's production process. Goods and services only count in GDP by State when they reach their final point of sale, be that a business or a consumer. As a result, this measure avoids the double counting inherent in gross output.

ATTACHMENT 31 x Employment: this is a count of full- and part-time jobs. It includes both wage and salary workers, and the self-employed. x Labor Income: this includes all forms of employment income, including employee compensation (wages and benefits) and proprietor income.

When reporting income and vendor purchases within a specific geography, an effort is made to count only the income that accrues to residents of that state or county. That is, no reference is made to out-of-state vendor purchases.

The two geographies of interest are Maricopa County (which serves as a proxy for metro Phoenix) and the State of Arizona.

FFN is currently expanding its operations in Tempe, including the hire of several hundred new employees. To compensate for this, impacts are estimated for both 2017 (historical) and 2018 (a future estimate, incorporating FFN’s expansion).

All data inputs and impacts are estimated in 2018 dollars (2018 $).

The primary data supplied by the client for the economic analysis is summarized in Table 1.

Table 1: FFN’s Arizona-Based Annual Operational & Construction Expenditure (2018 $) 2017 2018 Tempe-based Employees 1,528 1,990 Arizona Employment Compensation $110.3 million $140.1 million Arizona-based Operational Purchases/Expenditure $13.4 million $16.8 million Arizona-based Construction/Capital Expenditure $53.4 million $57.4 million Source: FFN

ATTACHMENT 32 3.0 ECONOMIC IMPACT OF FFN IN MARICOPA COUNTY, 2017

3.1 Estimate of Operational Economic Impact, 2017 Table 2 estimates the total economic impact of FFN’s Tempe-based operations in Maricopa County in 2017.

The first line of Table 2 shows the direct contribution of FFN’s Tempe-based operations in Maricopa County in 2017. This is estimated at $110.9 million GDP by State, 1,528 jobs, and $110.9 million labor income (2018 $).7 The labor income figure is a broad measure of compensation paid to Tempe-based employees, all of whom are assumed to live in Maricopa County.

Table 2: Impact of FFN’s Operations on the Maricopa County Economy, 2017 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $110.9 1,528 $110.9 Operations Direct Effects from In-State Supplier $6.8 83 $2.8 Purchases Indirect Effects from Consumer Spending of $49.1 587 $27.8 Tempe-Based Employees Indirect & Induced Effects related to In- $3.6 43 $2.1 State Supplier Purchases Indirect Effects from Spending out of New $8.1 100 $6.3 State and Local Tax Revenues

Total Economic Impact 8 $178.5 2,341 $150.0

Source: Seidman

Notes: 1. Labor income equals employee compensation plus proprietor (self-employed) income. 2. GDP by State equals labor income, property (capital) income, and indirect business taxes (property, corporate and sales).

7 The GDP by State figure is usually bigger than the labor income figure to reflect property and sales/excise business taxes paid directly by a firm to state and local governments. However, FFN has indicated that it did not pay property taxes in 2017. 8 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 33 The second line of Table 2 shows the direct impacts generated in the Maricopa County economy through FFN’s in-state vendor/supplier purchases in 2017. In purchasing $13.4 million9 goods and services from Arizona-based suppliers for their operations (90% of which is assumed to be spent in Maricopa County), FFN directly supports $6.8 million GDP by State, 83 jobs, and $2.8 million labor income in Maricopa County. Realized business or property income is included in this and subsequent GDP by State figures in Table 2. Also included in Table 2 line 2’s calculations, local retail/wholesale owners and their employees are assumed to receive only 30.2¢ for every $1 spent by FFN on electronics and appliance purchases, 46.8¢ for every $1 spent on furniture purchases, and 48¢ for every $1 spent on other retail purchases. This is because the value added impacts in wholesale and retail trade only equate to the margin.

The third and fourth lines of Table 2 estimate the multiplier effects associated with the consumer spending of FFN Tempe-based employees, and the production of goods and services purchased from local vendors in 2017. The total of both multiplier effects is $52.7 million GDP by State, 630 jobs, and $29.9 million labor income.

The fifth line of Table 2 estimates the economic impacts of FFN’s state and local government tax revenues. FFN generates, both directly and indirectly, an estimated $5.7 million in government tax revenues in Maricopa County in 2017. The spending of these tax dollars is indirectly responsible for $8.1 million GDP by State, 100 jobs and $6.3 million labor income in Maricopa County.

The total impact of FFN’s Tempe-based operations on the Maricopa County economy in 2017 is an estimated $178.5 million GDP by State, 2,341 jobs, and $150.0 million labor income.

3.2 Estimate of Construction/Expansion Economic Impact, 2017 Table 3 estimates the total economic impact of FFN’s Tempe-based construction/expansion in Maricopa County in 2017.

The first line of Table 3 shows the direct contribution of FFN’s Tempe-based expansion preparations in 2017. This is estimated at $1.6 million GDP by State (2018 $).

9 This is $13.3 million expressed in 2017 dollars.

ATTACHMENT 34 The second line of Table 3 estimates the direct impacts generated in the Maricopa County economy through the in-state vendor/supplier purchases associated with the initial implementation of FFN’s expansion plans in Tempe in 2017. In purchasing $53.4 million10 goods and services from Arizona-based suppliers as part of the expansion phase (90% of which is assumed to be spent in Maricopa County), FFN directly supports $25.9 million GDP by State, 318 jobs, and $16.3 million labor income in Maricopa County. Realized business or property income is included in this and subsequent GDP by State figures in Table 3. Also included in Table 3 line 2’s calculations, local retail/wholesale owners and their employees are assumed to receive only 30.2¢ for every $1 spent on electronics and appliance purchases, 46.8¢ for every $1 spent on furniture purchases, and 48¢ for every $1 spent on other retail purchases. This is because the value added impacts in wholesale and retail trade only equate to the margin.

Table 3: Impact of FFN’s Expansion Preparations on the Maricopa County Economy, 2017 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $1.6 0 $0.0 Expansion Preparations Direct Effects from In-State Supplier $25.9 318 $16.3 Purchases Indirect & Induced Effects related to In- $16.5 195 $9.8 State Supplier Purchases Indirect Effects from Spending out of New $4.3 53 $3.3 State and Local Tax Revenues

Total Economic Impact 11 $48.2 565 $29.4

Source: Seidman

The third line of Table 3 estimates the multiplier effects associated with the production of goods and services purchased from local vendors in 2017 in preparation for the firm’s expansion. This is an estimated $16.5 million GDP by State, 195 jobs, and $9.8 million labor income.

10 This is $53.0 million expressed in 2017 dollars. 11 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 35 The fourth line of Table 3 estimates the economic impacts of FFN’s state and local government tax revenues because of the construction/expansion. FFN generates, both directly and indirectly, an estimated $3.0 million in government tax revenues in Maricopa County in 2017 associated with its expansion plans. The spending of these tax dollars is indirectly responsible for $4.3 million GDP by State, 53 jobs and $3.3 million labor income in Maricopa County.

The total impact of the implementation of FFN’s Tempe-based expansion plans in 2017 on the Maricopa County economy is an estimated $48.2 million GDP by State, 565 jobs, and $29.4 million labor income.

3.3 Total Estimate of Economic Impact, 2017 Table 4 estimates the total economic impact of FFN’s Tempe-based operations and expansion preparations in Maricopa County in 2017.

The first line of Table 4 shows the direct contribution of FFN in Maricopa County in 2017. This is estimated at $112.5 million GDP by State, 1,528 jobs, and $110.9 million labor income (2018 $).

Table 4: Total Impact of FFN’s Operations and Construction on the Maricopa County Economy, 2017 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $112.5 1,528 $110.9 Operations and Expansion Preparations Direct Effects from In-State Supplier $32.6 401 $19.1 Purchases Indirect Effects from Consumer Spending of $49.1 587 $27.8 Tempe-Based Employees Indirect & Induced Effects related to In- $20.0 238 $11.8 State Supplier Purchases Indirect Effects from Spending out of New $12.4 153 $9.7 State and Local Tax Revenues

Total Economic Impact 12 $226.7 2,906 $179.3

Source: Seidman

Notes: 1. Labor income equals employee compensation plus proprietor (self-employed) income.

12 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 36 2. GDP by State equals labor income, property (capital) income, and indirect business taxes (property, corporate and sales).

The second line of Table 4 shows the direct impacts generated in the Maricopa County economy through FFN’s in-state vendor/supplier purchases. This is an estimated $32.6 million GDP by State, 401 jobs, and $19.1 million labor income in Maricopa County.

The third and fourth lines of Table 4 estimate the multiplier effects associated with the consumer spending of FFN Tempe-based employees, and the production of goods and services purchased from local vendors. The total of both multiplier effects is $69.1 million GDP by State, 824 jobs, and $39.6 million labor income.

The fifth line of Table 4 estimates the economic impacts of FFN’s state and local government tax revenues. FFN generates, both directly and indirectly, an estimated $8.8 million13 in government tax revenues in Maricopa County in 2017. The spending of these tax dollars is indirectly responsible for $12.4 million GDP by State, 153 jobs and $9.7 million labor income in Maricopa County.

The total impact of FFN Tempe on the Maricopa County economy in 2017 is an estimated $226.7 million GDP by State, 2,906 jobs, and $179.3 million labor income. This encompasses FFN’s regular operations in Tempe in 2017, and preparations for its future expansion.

To put this into perspective, FFN’s direct and indirect employment impacts represent 0.16% of metro Phoenix’s total private employment in 2017.14 The total employment impact also means that for every one person employed by FFN in Tempe, a further 0.90 indirect and induced jobs are created elsewhere in the Maricopa County economy in 2017.

13 This is $8.7 million expressed in 2017 dollars. 14 A metro Phoenix private annual employment not seasonally adjusted estimate of 1,796,400 for 2017 is sourced from the U.S. Bureau of Labor Statistics website: https://www.bls.gov/data/

ATTACHMENT 37 4.0 ECONOMIC IMPACT OF FFN IN MARICOPA COUNTY, 2018

4.1 Estimate of Operational Economic Impact, 2018 Table 5 estimates the total economic impact of FFN’s Tempe-based operations in Maricopa County in 2018.

The first line of Table 5 shows the direct contribution of FFN’s Tempe-based operations in Maricopa County in 2018. This will be an estimated $140.1 million GDP by State, 1,990 jobs, and $140.1 million labor income (2018 $).15 The labor income figure is a broad measure of compensation paid to Tempe- based employees, all of whom are assumed to live in Maricopa County.

Table 5: Impact of FFN’s Operations on the Maricopa County Economy, 2018 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $140.1 1,990 $140.1 Operations Direct Effects from In-State Supplier $8.5 108 $3.6 Purchases Indirect Effects from Consumer Spending of $61.9 745 $35.1 Tempe-Based Employees Indirect & Induced Effects related to In- $4.5 54 $2.6 State Supplier Purchases Indirect Effects from Spending out of New $10.3 128 $8.0 State and Local Tax Revenues

Total Economic Impact 16 $225.3 3,024 $189.4

Source: Seidman

15 The GDP by State figure is usually bigger than the labor income figure to reflect property and sales/excise business taxes paid directly by a firm to state and local governments. However, FFN has not provided an estimate of these direct business taxes to Seidman. 16 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 38 The second line of Table 5 estimates the direct impacts generated in the Maricopa County economy through FFN’s in-state vendor/supplier purchases. In purchasing $16.8 million goods and services from Arizona-based suppliers for their operations (90% of which is assumed to be spent in Maricopa County), FFN will directly support $8.5 million GDP by State, 108 jobs, and $3.6 million labor income in the state. Realized business or property income is included in this and subsequent GDP by State figures in Table 5. Also included in Table 5 line 2’s calculations, local retail/wholesale owners and their employees are assumed to receive only 30.2¢ for every $1 spent by FFN on electronics and appliance purchases, 46.8¢ for every $1 spent on furniture purchases, and 48¢ for every $1 spent on other retail purchases. This is because the value added impacts in wholesale and retail trade only equate to the margin.

The third and fourth lines of Table 5 estimate the multiplier effects associated with the consumer spending of FFN Tempe-based employees, and the production of goods and services purchased from local vendors in 2018. The total of both multiplier effects will be $66.4 million GDP by State, 799 jobs, and $37.7 million labor income.

The fifth line of Table 3 estimates the economic impacts of FFN’s state and local government tax revenues. FFN will generate, both directly and indirectly, an estimated $7.3 million in government tax revenues in Maricopa County in 2018. The spending of these tax dollars will be indirectly responsible for $10.3 million GDP by State, 128 jobs and $8.0 million labor income in Maricopa County.

The total impact of FFN’s Tempe-based operations on the Maricopa County economy in 2018 will be an estimated $225.3 million GDP by State, 3,024 jobs, and $189.4 million labor income.

4.2 Estimate of Construction/Expansion Economic Impact, 2018 Table 6 estimates the total economic impact of FFN’s Tempe-based construction/expansion in Maricopa County in 2018.

The first line of Table 6 shows the direct contribution of FFN’s Tempe-based construction/expansion in 2018. This will be an estimated $1.6 million GDP by State (2018 $).

The second line of Table 6 estimates the direct impacts generated in the Maricopa County economy through the in-state vendor/supplier purchases associated with the construction/expansion plans of the

ATTACHMENT 39 firm in Tempe in 2018. In purchasing $57.4 million goods and services from Arizona-based suppliers for the construction/expansion phase (90% of which is assumed to be spent in Maricopa County), FFN will directly support $28.09 million GDP by State, 349 jobs, and $17.7 million labor income in Maricopa County. Realized business or property income is included in this and subsequent GDP by State figures in Table 6. Also included in Table 6 line 2’s calculations, local retail/wholesale owners and their employees are assumed to receive only 30.2¢ for every $1 spent on electronics and appliance purchases, 46.8¢ for every $1 spent on furniture purchases, and 48¢ for every $1 spent on other retail purchases. This is because the value added impacts in wholesale and retail trade only equate to the margin.

Table 6: Impact of FFN’s Construction/Expansion on the Maricopa County Economy, 2018 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $1.6 0 $0.0 Construction/Expansion Direct Effects from In-State Supplier $28.0 349 $17.7 Purchases Indirect & Induced Effects related to In- $17.9 214 $10.6 State Supplier Purchases Indirect Effects from Spending out of New $4.4 55 $3.4 State and Local Tax Revenues

Total Economic Impact 17 $51.9 618 $31.8

Source: Seidman

The third line of Table 6 estimates the multiplier effects associated with the production of goods and services purchased from local vendors for the construction/expansion phase in 2018. This will be an estimated $17.9 million GDP by State, 214 jobs, and $10.6 million labor income.

The fourth line of Table 6 estimates the economic impacts of FFN’s state and local government tax revenues because of the construction/expansion phase. FFN will generate, both directly and indirectly, an estimated $3.1 million in government tax revenues in Maricopa County in 2018 due to its

17 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 40 construction/expansion. The spending of these tax dollars will be indirectly responsible for $4.4 million GDP by State, 55 jobs and $3.4 million labor income in Maricopa County.

The total impact of FFN’s Tempe-based construction/expansion on the Maricopa County economy in 2018 will be an estimated $51.9 million GDP by State, 618 jobs, and $31.8 million labor income.

4.3 Total Estimate of Economic Impact, 2018 Table 7 estimates the total economic impact of FFN’s Tempe-based operations and construction/expansion plans in Maricopa County in 2018.

Table 7: Total Impact of FFN’s Operations and Construction/Expansion on the Maricopa County Economy, 2018 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $141.6 1,990 $140.1 Operations and Construction/Expansion Direct Effects from In-State Supplier $36.5 457 $21.4 Purchases Indirect Effects from Consumer Spending of $61.9 745 $35.1 Tempe-Based Employees Indirect & Induced Effects related to In- $22.4 268 $13.2 State Supplier Purchases Indirect Effects from Spending out of New $14.7 183 $11.4 State and Local Tax Revenues

Total Economic Impact 18 $277.2 3,643 $221.2

Source: Seidman

The first line of Table 7 shows the direct contribution of FFN’s Tempe-based operations and expansion plans in Maricopa County in 2018. This will be an estimated $141.6 million GDP by State, 1,990 jobs, and $140.1 million labor income (2018 $).

18 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 41

The second line of Table 7 shows the direct impacts generated in the Maricopa County economy through FFN’s in-state vendor/supplier purchases in 2018. This will be an estimated $36.5 million GDP by State, 457 jobs, and $21.4 million labor income in Maricopa County.

The third and fourth lines of Table 7 estimate the multiplier effects associated with the consumer spending of FFN Tempe-based employees, and the production of goods and services purchased from local vendors in 2018. The total of both multiplier effects will be $84.3 million GDP by State, 1,013 jobs, and $48.3 million labor income.

The fifth line of Table 7 estimates the economic impacts of FFN’s state and local government tax revenues in 2018. FFN will generate, both directly and indirectly, an estimated $10.4 million in government tax revenues in Maricopa County in 2018. The spending of these tax dollars will be indirectly responsible for $14.7 million GDP by State, 183 jobs and $11.4 million labor income in Maricopa County.

The total impact of FFN Tempe on the Maricopa County economy in 2018 will be an estimated $277.2 million GDP by State, 3,643 jobs, and $221.2 million labor income. This encompasses operational impacts, and any impacts associated with the firm’s construction/expansion in Tempe.

To put this into perspective, FFN’s direct and indirect employment impacts represent 0.20% of metro Phoenix’s mean (average) private employment for the first quarter of 2018.19 The total employment impact also means that for every one person employed by FFN in Tempe, a further 0.83 indirect and induced jobs will be created elsewhere in the Maricopa County economy in 2018.

19 A metro Phoenix mean (average) private employment not seasonally adjusted estimate of 1,831,867 for the first three months of 2018 is sourced from the U.S. Bureau of Labor Statistics website: https://www.bls.gov/data/

ATTACHMENT 42 5.0 ECONOMIC IMPACT OF FFN IN THE STATE OF ARIZONA, 2017

5.1 Estimate of Operational Economic Impact, 2017 Table 8 estimates the total economic impact of FFN’s Tempe-based operations in the State of Arizona in 2017.

The first line of Table 8 shows the direct contribution of FFN’s Tempe-based operations in the State of Arizona in 2017. This is estimated at $110.9 million GDP by State, 1,528 jobs, and $110.9 million labor income (2018 $).20 The labor income figure is a broad measure of compensation paid to Tempe-based employees, all of whom are assumed to live in the State of Arizona.

Table 8: Impact of FFN’s Operations on the State of Arizona Economy, 2017 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $110.9 1,528 $110.9 Operations Direct Effects from In-State Supplier $7.3 97 $3.1 Purchases Indirect Effects from Consumer Spending of $53.0 668 $29.8 Tempe-Based Employees Indirect & Induced Effects related to In- $3.9 51 $2.3 State Supplier Purchases Indirect Effects from Spending out of New $20.4 274 $15.9 State and Local Tax Revenues

Total Economic Impact 21 $195.7 2,618 $162.0

Source: Seidman

20 The GDP by State figure is usually bigger than the labor income figure to reflect property and sales/excise business taxes paid directly by a firm to state and local governments. However, FFN has not provided an estimate of these direct business taxes to Seidman. 21 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 43 The second line of Table 8 shows the direct impacts generated in the State of Arizona economy through FFN’s in-state vendor/supplier purchases in 2017. In purchasing $13.4 million22 goods and services from Arizona-based suppliers for their operations, FFN directly supports $7.3 million GDP by State, 97 jobs, and $3.1 million labor income in the State of Arizona. Realized business or property income is included in this and subsequent GDP by State figures in Table 8. Also included in Table 8 line 2’s calculations, local retail/wholesale owners and their employees are assumed to receive only 30.2¢ for every $1 spent by FFN on electronics and appliance purchases, 46.8¢ for every $1 spent on furniture purchases, and 48¢ for every $1 spent on other retail purchases. This is because the value added impacts in wholesale and retail trade only equate to the margin.

The third and fourth lines of Table 8 estimate the statewide multiplier effects associated with the consumer spending of FFN Tempe-based employees, and the production of goods and services purchased from local vendors in 2017. The total of both multiplier effects is $56.9 million GDP by State, 719 jobs, and $32.1 million labor income.

The fifth line of Table 8 estimates the statewide economic impacts of FFN’s state and local government tax revenues. FFN generates, both directly and indirectly, an estimated $14.5 million23 in government tax revenues in the State of Arizona in 2017. The spending of these tax dollars is indirectly responsible for $20.4 million GDP by State, 274 jobs and $15.9 million labor income in the State of Arizona.

The total impact of FFN’s Tempe-based operations on the State of Arizona economy in 2017 is an estimated $195.7 million GDP by State, 2,618 jobs, and $162.0 million labor income.

5.2 Estimate of Construction/Expansion Economic Impact, 2017 Table 9 estimates the total impact of aspects of FFN’s Tempe-based construction/expansion in implemented in 2017 on the State of Arizona economy.

The first line of Table 9 shows the direct contribution of FFN’s Tempe-based construction/expansion plans implemented in 2017. This is estimated at $1.6 million GDP by State (2018 $).

22 This is $13.3 million expressed in 2017 dollars. 23 This is $14.4 million expressed in 2017 dollars.

ATTACHMENT 44 The second line of Table 9 estimates the direct impacts generated in the State of Arizona economy through the in-state vendor/supplier purchases associated with the construction/expansion plans of the firm implemented in Tempe in 2017. In purchasing $53.4 million24 goods and services from Arizona-based suppliers for the construction/expansion phase, FFN directly supports $28.1 million GDP by State, 363 jobs, and $18.0 million labor income in the State of Arizona. Realized business or property income is included in this and subsequent GDP by State figures in Table 9. Also included in Table 9 line 2’s calculations, local retail/wholesale owners and their employees are assumed to receive only 30.2¢ for every $1 spent on electronics and appliance purchases, 46.8¢ for every $1 spent on furniture purchases, and 48¢ for every $1 spent on other retail purchases. This is because the value added impacts in wholesale and retail trade only equate to the margin.

Table 9: Impact of FFN’s Expansion Preparations on the State of Arizona Economy, 2017 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $1.6 0 $0.0 Expansion Preparations Direct Effects from In-State Supplier $28.1 363 $18.0 Purchases Indirect & Induced Effects related to In- $18.2 225 $10.7 State Supplier Purchases Indirect Effects from Spending out of New $7.6 102 $5.9 State and Local Tax Revenues

Total Economic Impact 25 $55.5 690 $34.6

Source: Seidman

The third line of Table 9 estimates the multiplier effects associated with the production of goods and services purchased from local vendors for the construction/expansion plans implemented in 2017. This is an estimated $18.2 million GDP by State, 225 jobs, and $10.7 million labor income.

24 This is $53.0 million expressed in 2017 dollars. 25 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 45 The fourth line of Table 9 estimates the economic impacts of FFN’s state and local government tax revenues because of the construction/expansion plans implemented in 2017. FFN generates, both directly and indirectly, an estimated $5.4 million in state and local government tax revenues in 2017 because of the construction/expansion. The spending of these tax dollars is indirectly responsible for $7.6 million GDP by State, 102 jobs and $5.9 million labor income in the State of Arizona.

The total impact of FFN’s Tempe-based construction/expansion plans implemented in 2017 on the State of Arizona economy is an estimated $55.5 million GDP by State, 690 jobs, and $34.6 million labor income.

5.3 Total Estimate of Economic Impact, 2017 Table 10 estimates the total economic impact of FFN’s Tempe-based operations and construction/expansion plans in the State of Arizona in 2017.

Table 10: Total Impact of FFN’s Operations and Expansion Preparations on the State of Arizona Economy, 2017 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $112.5 1,528 $110.9 Operations and Expansion Preparations Direct Effects from In-State Supplier $35.4 460 $21.1 Purchases Indirect Effects from Consumer Spending of $53.0 668 $29.8 Tempe-Based Employees Indirect & Induced Effects related to In- $22.1 276 $13.0 State Supplier Purchases Indirect Effects from Spending out of New $28.1 376 $21.9 State and Local Tax Revenues

Total Economic Impact 26 $251.1 3,308 $196.7

Source: Seidman

26 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 46 The first line of Table 10 shows the direct contribution of FFN’s Tempe-based operations in the State of Arizona in 2017. This is estimated at $112.5 million GDP by State, 1,528 jobs, and $110.9 million labor income (2018 $).

The second line of Table 10 shows the direct impacts generated in the State of Arizona economy through FFN’s in-state vendor/supplier purchases. This is an estimated $35.4 million GDP by State, 460 jobs, and $21.1 million labor income in the State of Arizona.

The third and fourth lines of Table 10 estimate the multiplier effects associated with the consumer spending of FFN Tempe-based employees, and the production of goods and services purchased from local vendors in 2017. The total of both multiplier effects is $75.1 million GDP by State, 944 jobs, and $42.8 million labor income.

The fifth line of Table 10 estimates the economic impacts of FFN’s state and local government tax revenues. FFN generates, both directly and indirectly, an estimated $19.9 million27 in state and local government tax revenues in the State of Arizona in 2017. The spending of these tax dollars is indirectly responsible for $28.1 million GDP by State, 376 jobs and $21.9 million labor income in the State of Arizona.

The total impact of FFN Tempe on the State of Arizona economy in 2017 is an estimated $251.1 million GDP by State, 3,308 jobs, and $196.7 million labor income. This encompasses operational impacts, and any impacts associated with the firm’s construction/expansion in Tempe.

To put this into perspective, FFN’s direct and indirect employment impacts represent 0.14% of the State of Arizona’s total private employment in 2017.28 The total employment impact also means that for every one person employed by FFN in Tempe, a further 1.16 indirect and induced jobs are created elsewhere in the State of Arizona economy in 2017.

27 This is $19.8 million expressed in 2017 dollars. 28 A State of Arizona private annual employment not seasonally adjusted estimate of 2,359,300 for 2017 is sourced from the U.S. Bureau of Labor Statistics website: https://www.bls.gov/data/

ATTACHMENT 47 6.0 ECONOMIC IMPACT OF FFN IN THE STATE OF ARIZONA, 2018

6.1 Estimate of Operational Economic Impact, 2018 Table 11 estimates the total economic impact of FFN’s Tempe-based operations in the State of Arizona in 2018.

The first line of Table 11 shows the direct contribution of FFN’s Tempe-based operations in the State of Arizona in 2018. This will be an estimated $140.1 million GDP by State, 1,990 jobs, and $140.1 million labor income (2018 $).29 The labor income figure is a broad measure of compensation paid to Tempe- based employees, all of whom are assumed to live in Maricopa County.

Table 11: Impact of FFN’s Operations on the State of Arizona Economy, 2018 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $140.1 1,990 $140.1 Operations Direct Effects from In-State Supplier $9.2 127 $3.9 Purchases Indirect Effects from Consumer Spending of $66.9 849 $37.6 Tempe-Based Employees Indirect & Induced Effects related to In- $5.0 64 $2.9 State Supplier Purchases Indirect Effects from Spending out of New $25.8 348 $20.1 State and Local Tax Revenues

Total Economic Impact 30 $246.9 3,377 $204.6

Source: Seidman

29 The GDP by State figure is usually bigger than the labor income figure to reflect property and sales/excise business taxes paid directly by a firm to state and local governments. However, FFN has not provided an estimate of these direct business taxes to Seidman. 30 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 48 The second line of Table 11 estimates the direct impacts generated in the State of Arizona economy through FFN’s in-state vendor/supplier purchases. In purchasing $16.8 million goods and services from Arizona-based suppliers for their operations, FFN will directly support $9.2 million GDP by State, 127 jobs, and $3.9 million labor income in the state. Realized business or property income is included in this and subsequent GDP by State figures in Table 11. Also included in Table 11 line 2’s calculations, local retail/wholesale owners and their employees are assumed to receive only 30.2¢ for every $1 spent by FFN on electronics and appliance purchases, 46.8¢ for every $1 spent on furniture purchases, and 48¢ for every $1 spent on other retail purchases. This is because the value added impacts in wholesale and retail trade only equate to the margin.

The third and fourth lines of Table 11 estimate the multiplier effects associated with the consumer spending of FFN Tempe-based employees, and the production of goods and services purchased from local vendors in 2018. The total of both multiplier effects will be $71.9 million GDP by State, 913 jobs, and $40.5 million labor income.

The fifth line of Table 11 estimates the economic impacts of FFN’s state and local government tax revenues. FFN will generate, both directly and indirectly, an estimated $18.3 million in government tax revenues in the State of Arizona in 2018. The spending of these tax dollars will be indirectly responsible for $25.8 million GDP by State, 348 jobs and $20.1 million labor income in the State of Arizona.

The total impact of FFN’s Tempe-based operations on the State of Arizona economy in 2018 will be an estimated $246.9 million GDP by State, 3,377 jobs, and $204.6 million labor income.

6.2 Estimate of Construction/Expansion Economic Impact, 2018 Table 12 estimates the total economic impact of FFN’s Tempe-based construction/expansion plans in the State of Arizona in 2018.

The first line of Table 12 shows the direct contribution of FFN’s Tempe-based construction/expansion plans in 2018. This is estimated at $1.6 million GDP by State (2018 $).

The second line of Table 12 estimates the direct impacts generated in the State of Arizona economy through the in-state vendor/supplier purchases associated with the construction/expansion plans of the

ATTACHMENT 49 firm in Tempe in 2018. In purchasing $57.4 million goods and services from Arizona-based suppliers for the construction/expansion phase, FFN will directly support $30.4 million GDP by State, 398 jobs, and $19.6 million labor income in the State of Arizona. Realized business or property income is included in this and subsequent GDP by State figures in Table 12. Also included in Table 12 line 2’s calculations, local retail/wholesale owners and their employees are assumed to receive only 30.2¢ for every $1 spent on electronics and appliance purchases, 46.8¢ for every $1 spent on furniture purchases, and 48¢ for every $1 spent on other retail purchases. This is because the value added impacts in wholesale and retail trade only equate to the margin.

Table 12: Impact of FFN’s Construction/Expansion on the State of Arizona Economy, 2018 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $1.6 0 $0.0 Construction/Expansion Direct Effects from In-State Supplier $30.4 398 $19.6 Purchases Indirect & Induced Effects related to In- $19.8 246 $11.7 State Supplier Purchases Indirect Effects from Spending out of New $8.1 109 $6.3 State and Local Tax Revenues

Total Economic Impact 31 $59.8 754 $37.6

Source: Seidman

The third line of Table 12 estimates the multiplier effects associated with the production of goods and services purchased from local vendors for the construction/expansion phase in 2018. This will be an estimated $19.8 million GDP by State, 246 jobs, and $11.7 million labor income.

The fourth line of Table 12 estimates the economic impacts of FFN’s state and local government tax revenues because of the construction/expansion plans. FFN will generate, both directly and indirectly, an estimated $5.7 million in state and local government tax revenues in 2018 because of its

31 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 50 construction/expansion plans. The spending of these tax dollars will be indirectly responsible for $8.1 million GDP by State, 109 jobs and $6.3 million labor income in the State of Arizona.

The total impact of FFN’s Tempe-based construction/expansion plans on the State of Arizona economy in 2018 will be an estimated $59.8 million GDP by State, 754 jobs, and $37.6 million labor income.

6.3 Total Estimate of Economic Impact, 2018 Table 13 estimates the total economic impact of FFN’s Tempe-based operations and construction/expansion plans in the State of Arizona in 2018.

The first line of Table 13 shows the direct contribution of FFN’s Tempe-based operations and expansion plans in the State of Arizona in 2018. This will be an estimated $141.6 million GDP by State, 1,990 jobs, and $140.1 million labor income (2018 $).

Table 13: Total Impact of FFN’s Operations and Expansion on the State of Arizona Economy, 2018 GDP BY STATE EMPLOYMENT LABOR INCOME 2018 $ Job Years 2018 $ Direct Effects from FFN’s Tempe-Based $141.6 1,990 $140.1 Operations and Construction/Expansion Direct Effects from In-State Supplier $39.6 525 $23.5 Purchases Indirect Effects from Consumer Spending of $66.9 849 $37.6 Tempe-Based Employees Indirect & Induced Effects related to In- $24.8 310 $14.5 State Supplier Purchases Indirect Effects from Spending out of New $33.9 457 $26.4 State and Local Tax Revenues

Total Economic Impact 32 $306.8 4,130 $242.2

Source: Seidman

32 Columns may not correspond exactly to totals due to rounding-up.

ATTACHMENT 51 The second line of Table 13 shows the direct impacts generated in the State of Arizona economy through FFN’s in-state vendor/supplier purchases in 2018. This will be an estimated $39.6 million GDP by State, 525 jobs, and $23.5 million labor income in the State of Arizona.

The third and fourth lines of Table 13 estimate the multiplier effects associated with the consumer spending of FFN Tempe-based employees, and the production of goods and services purchased from local vendors in 2018. The total of both multiplier effects will be $91.7 million GDP by State, 1,159 jobs, and $52.1 million labor income.

The fifth line of Table 13 estimates the economic impacts of FFN’s state and local government tax revenues in 2018. FFN will generate, both directly and indirectly, an estimated $24.0 million in government tax revenues in the State of Arizona in 2018. The spending of these tax dollars will be indirectly responsible for $33.9 million GDP by State, 457 jobs and $26.4 million labor income in the State of Arizona.

The total impact of FFN Tempe on the State of Arizona County economy in 2018 will be an estimated $306.8 million GDP by State, 4,130 jobs, and $242.2 million labor income. This encompasses operational impacts, and any impacts associated with the firm’s construction/expansion in Tempe.

To put this into perspective, FFN’s direct and indirect employment impacts represent 0.17% of the State of Arizona’s mean (average) private employment for the first quarter of 2018.33 The total employment impact also means that for every one person employed by FFN in Tempe, a further 1.08 indirect and induced jobs will be created elsewhere in the State of Arizona economy in 2018.

33 A State of Arizona mean (average) private employment not-seasonally adjusted estimate of 2,397,433 for the first three months of 2018 is sourced from the U.S. Bureau of Labor Statistics website: https://www.bls.gov/data/

ATTACHMENT 52

L. WILLIAM SEIDMAN RESEARCH INSTITUTE 660 S MILL AVENUE, SUITE 300 TEMPE AZ 85281

Tel: (480) 965 5362 Fax: (480) 965 5458

www.seidmaninstitute.com

@@SeidmanResearch

ATTACHMENT 53 Freedom Financial Network’s Economic Impact in the State of Arizona

Freedom Financial Network's • A 30% growth in Tempe-based employees between 2017 and 2018. Tempe-based operations have • For every 1 person employed in Tempe in 2018, a further 1.08 jobs DVLJQLȴFDQWJURZLQJLPSDFW wiII be created elsewhere in Arizona. on the Arizona economy. • A $110 million investment in a new 100,000-square-foot building, Key takeaways include: opening May 2018.

Total GDP by State Total Employment Total Labor Income Contribution Contribution Contribution $251.1 3,308 $196.7 MILLION JOBS MILLION $306.8 4,130 $242.2 MILLION JOBS MILLION

ATTACHMENT 54 Source: Seidman Research Institute, ASU

(;+,%,7' +HLJKW9DULDQFH1DUUDWLYH

ATTACHMENT 55

November 21, 2016

Via Hand Delivery

City of Tempe, Planning Hearing Officer Community Development Department 31 East Fifth Street Tempe, AZ 85280

Re: Height Variance for 2100 Rio Salado (Southwest Corner of 101/202, Tempe, Arizona)

Dear Tempe Hearing Officer:

Our firm represents The Boyer Company (“Boyer”) and the current property owner, Tellurian Development Company (“Tellurian”), in regard to the above referenced property as shown on the aerial attached at TAB A (The “Property”). Please accept this letter of explanation and the attached application documents as a formal written request for a height variance from Sections 4-204 and 4-205.A of the Tempe Zoning Ordinance which limits the maximum height of buildings within the General Industrial District (“GID”) to thirty-five (35) feet. The variance requests a new maximum height of one- hundred (100) feet (as measured from the “Building Height Datum” shown on the site plan) for a new proposed office building development on the Property.

INTRODUCTION & PROPERTY HISTORY

The subject 12.65 acre Property is generally located within the larger 2100 Rio Salado Development area located directly southwest of the Loop 101 and 202 Freeways in Tempe, Arizona. The site was part of the First Street Landfill, which closed in 1992, and the Property has remained vacant since that time. The Property is zoned GID with a General Plan Designation of “Mixed-Use” as shown on the exhibits attached at TAB B. The Property is designated as a “Projected Employment Node” and a “planned area of job growth” by the General Plan. The Property is also located within the McClintock Redevelopment Area which promotes the primary goal of addressing environmentally impacted land through reclamation efforts.

ATTACHMENT 56 ABOUT THE USE

The Boyer Company is one of the largest full-service real estate development firms in the Western United States. As such, The Boyer Company has developed over 34 million square feet of commercial space since 1972 with over $1 billion of development in progress. Tempe is a natural fit for Boyer’s reputation of exceeding expectations and providing iconic centers of employment and innovation. On this Property, Boyer proposes to develop office buildings with a maximum height of 100 feet, not including appurtenances and rooftop equipment. See Site Plan attached at TAB C. With frontage facing the Loop 202 and visible from the Loop 101, Boyer understands the “gateway” nature of the site and that its building will soon become one of Tempe’s first impressions from our local freeways. To that end, the development will be of the highest quality and composed of a creative use of materials and building articulations. See elevations attached at TAB D. Boyer is eager for the opportunity to partner with the City of Tempe to utilize this once vacant and underestimated property.

VARIANCE REQUEST

Pursuant to Sections 4-204 and 4-205.A of the Tempe Zoning Ordinance, the GID zoning district would normally limit height to 35 feet, with a limited increase allowed with the approval of a use permit. In this case however, given the site’s unique history and location, and the need to maximize employment via height/additional stories, a height variance is necessary and appropriate. The unique circumstances created by the prior landfill conditions and the intersection of major freeways blocking northerly views fully justifies the need for the requested height variance.

Variance Approval Criteria

Tempe Zoning ordinance Section 6-309D Variances, in conjunction with the Tempe Variance application and policy requirements, provides the following criteria for consideration when evaluating requests:

1. That there are special circumstances or conditions applying to the land, building or use referred to in the application.

To reclaim the land and create an opportunity for property development, many costly and unorthodox steps needed to be taken. First, comprehensive environmental testing of materials and methane (through monitoring wells) took place. Next, over 5,000 double-trailer truckloads of debris were removed from the site and additional materials were crushed and left in place for future use. Over a period of one year, a process known as ‘Deep Dynamic Compaction’ was implemented on the entire site. Along with the normal utilities (sewer, water, power and gas), an extensive storm drain system has been installed so all water will be captured, thereby precluding it from percolating through any remaining landfill debris and into the natural groundwater beneath the site. Combined, these actions and improvements resulted in the issuance of a ‘Letter of Completion’ from the Arizona Department of Environmental Quality.

ATTACHMENT 57 Variance Letter of Explanation – 2100 Rio Salado Office Development Once the underground infrastructure was put in place, the next step in the process was to install a four lane private road and (since the south 22 acres is elevated approximately 20 feet above the surrounding properties) a large retaining wall system. To mitigate the prevalence of the wall along Rio Salado Parkway, decorative elements (including public art) and heavy desert landscaping have been incorporated into it. To date, Ownership has spent approximately $20,000,000 on the overall project to convert what was once considered visual and environmental blight, into what can be a thriving economic engine; and this expenditure does not include the cost of the land itself.

Although much effort and many resources have been expended to make the site a viable concern, the Owners/Developers are still faced with costs and unique site conditions not normally incurred on other sites. Methane barriers and extraction systems are required beneath buildings and in various locations throughout Rio 2100. All plantings must be lined, again, so that no irrigation percolates downward; and all buildings need over-engineered foundations.

The entire 42 acre site has undergone the above described massive clean-up, environmental remediation, and compaction efforts which stand apart and unparalleled to any other site within the City of Tempe. What was once a forgone loss of prime Tempe property, will soon host a true mixed-use development including office, hotel, multi-family, retail, and restaurant uses. The historic use of the Property and reclaimed status of the land has resulted in a peculiar and unique circumstance in the form of a significant grade/elevation differential, as compared to surrounding properties and the grade of Rio Salado Parkway. Additionally, the site is significantly overshadowed by the height and view obstruction of the Loop 202 Freeway. The unique circumstances on the Property, combined with the employment opportunities and benefits for the proposed site, warrant the approval of the height variance request set forth herein.

The Planned Area Development directly south of the Property was also granted a height increase through the PAD process. The requested PAD deviation was needed to accommodate for the change in elevation and to accomplish the economic development goals of the City. Therefore, the buildings to the south of the Property now enjoy additional height greater than the Ordinance allowed.

Additionally, the requested height of 100 feet is consistent with the type of heights already existing on properties to the west along Rio Salado Parkway, and generally permitted within the underlying RCC zoning district for the Tempe Marketplace located adjacent to and directly west of the Property. As the City is aware, the Property is located within an “employment node” and a “planned area of growth” as designated by the General Plan. The additional height will allow the hotels and office buildings to be constructed to the appropriate height, thereby maximizing the Project’s ability to create an employment hub.

ATTACHMENT 58 Variance Letter of Explanation – 2100 Rio Salado Office Development 2. That the authorizing of the variance is necessary for the preservation and enjoyment of substantial property rights.

If left unmodified, the underlying GID height standard would prohibit reasonable development and utilization of the Property thereby directly injuring the ability to preserve and enjoy substantial property rights. In fact, given the height of the adjacent freeway and the height of the remediated landfill, it is doubtful whether this Property would be developed at all without a variance from the overly restricted height provisions of the Ordinance as applied to this Property. The proposed variance accommodates, encourages, promotes and enables the development of this key office element of the overall mixed use plan for the Property. The proposed modification essentially enables a development, which would otherwise be severely impeded on the existing reclaimed land. With the special circumstances created by the reclaimed land status, peculiar grade differential as compared to Rio Salado Parkway, and the imposing height of the existing freeway intersection, the requested height variance is necessary and appropriate. The ability to develop up to a height of 100 feet (not including appurtenances and rooftop equipment), also allows for the exact type of office development which meets both market demands and Tempe’s vision for this vibrant area of growth, employment, and mixed-use development. Consistent with this goal, the proposed variance specifically fulfills the goals and objectives of the General Plan’s designation on the Property within the McClintock Redevelopment Area as both an “employment node” and a “planned area of growth.”

The General Plan’s description of the McClintock Redevelopment Area states the following:

“The area east of McClintock, west of the 101 Freeway, and north of Rio Salado Parkway has been a county island since Tempe’s incorporation. The development of this area was predominantly with businesses that would face significant restrictions if they built and operated within a municipality. Unincorporated areas had fewer services available, but also had fewer restrictions on property use. The result was a concentration of uses with real or perceived environmental impacts, which further deteriorated the value of property in the area. Tempe has long served this area with water and sewer services; fire and emergency response, police protection and building inspection were not part of the city services provided to the county. As a result, many structures did not meet public health, safety and welfare standards. In 2000, property owners in the county island signed a petition to be annexed into the City of Tempe. As part of the agreement, they would retain their existing land uses, under current operations, until they decided to sell, expand or change their property or business. Tempe, in turn, would provide basic services, including improvements to Rio Salado Parkway, for better fire, police and freeway access. The area has the advantage of freeway access at both the east and west ends, with high visibility and proximity to Rio Salado. The area has the disadvantage of significant environmental contamination, requiring substantial investment in remediation. In 2002, the area was formally designated as a redevelopment area. By virtue of this new status, 4

ATTACHMENT 59 Variance Letter of Explanation – 2100 Rio Salado Office Development it becomes a focus for new growth in Tempe.”

The Proposed Office Development and Height Variance Meets the following Redevelopment Area Objectives Which Are Inherent within the Underlying Property Rights and Expectations for the Property. x Mitigates environmental contamination, removes blighted conditions, and reclaims a significant portion of land within the City of Tempe for reuse and redevelopment – none of which could occur unless the office development was intended to meet the height demanded by current market conditions. x Addresses real environmental impacts by reclaiming vacant land previously unutilized within the City of Tempe. x Maximizes revenue generation to the City by bringing hotels, employment, residential, offices, and tax-generating retail, service, restaurant and bar uses to the heart of the redevelopment area. x Encourages development that complements, rather than competes with, Rio Salado and Downtown. The mix of uses are compatible with and complementary to the adjacent Tempe Market Place and Downtown Tempe.

3. That the authorizing of the application will not be materially detrimental to persons residing or working in the vicinity, to adjacent property, to the neighborhood or to the public welfare in general.

The proposed height variance is in no way detrimental to the surrounding property, adjacent uses, neighborhood, or public welfare. On the contrary, the proposed office development and associated height is an essential and synergistic part of the larger planned mixed use development. The proposed variance is one of the final obstacles preventing the final redevelopment of a past landfill – a complete redefinition of dormant land to a tax-producing hub of employment, tourism, and residents. The mixed use development permitted through this application will not only not be materially detrimental to the area, it will in fact provide substantial benefits to persons residing or working in the vicinity, to adjacent property, to the neighborhood and to the public welfare in general.

4. The variance shall not make any changes in the uses and densities permitted in any zoning classification or zoning district.

The proposed variance is not a “use variance” and does not request any changes to the densities or uses permitted within the GID Zoning District.

5. The variance shall not be for the purpose of rectifying a special circumstance which was self-imposed by the property owner or applicant.

The special circumstances listed above were not created by the property owner or applicant. The prior land fill use, resulting grade differential, and impact of the site’s proximity to the elevated Loop 202 Freeway were not caused by the property owner. In fact, Ownership is the only buyer who was willing to complete the environmental

ATTACHMENT 60 Variance Letter of Explanation – 2100 Rio Salado Office Development remediation necessary to transform this property into a developable site and has provided the vision for high-quality office development in this key gateway area.

6. The variance shall not allow relief from any item expressly prohibited by this Code.

To the best of our knowledge, the simple height variance requested herein will not allow relief from any item expressly prohibited by Tempe Code.

CONCLUSION

The proposed height variance meets or exceeds the variance approval criteria set forth in the zoning ordinance. The approval of this request will not be detrimental to any adjacent properties or uses – in fact, the opposite of this is true. This development will increase property values in the area, and this use is the ideal utilization of this vacant land.

Please feel free to contact me if you have any questions, or if you need any additional information to process this matter. Thank you.

Sincerely yours, WITHEY MORRIS, P.L.C.

By Mike Withey Benjamin W. Graff

Attachments

ATTACHMENT 61 Variance Letter of Explanation – 2100 Rio Salado Office Development ATTACHMENT 62 , 30'-0" 5'-0" 56) *6) 6725< 30'-0" 3

30'-0" 19'-4"

10'-8" UP )) (; )+ 81'(5 &216758&7,21 28'-8" 37'-8"

9'-0" 3+,,, $&

29'-0 6(&85('108'-8" ),5(/$1( )5(('205,23+$6(,,, &2857<$5' )+

42'-0" /$1'6& &$56 &$56 *$7( ,,, 3+, 7 6725< /$1'6& $& 56) 5(7$,1,1* :$//6720$7&+ 3+$6(, ,,

123$5.,1* )) 9$5,(6 72 3+,, ),5(/$1( )'& $& *$6 *6) &$56 UP 021,725,1* *(1

)(1&( /65(7 /65(7 %5,'*(72'(&. 6/23(83 3523(57

/(9(/ $76(&21'/(9(/ 63$&(6 (175< $7685)$&( (;,67,1*3$5.,1* 75$6+ 5 5 5(&<&/(

7<3,&$/',0(16,216 5()86((1&/2685( )25$//),5(7851,1*

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:(67 6,7( 6(&7,21 6725< (175< 2)),&( *6) 35,9$7('5,9( 5,2($67 6725< %,.(6 727$/3$5.,1* 2)),&( 63$&(6 /$1'6&$3( 6) 6,'(:$/.

6725< 2)),&(%/'*$ /2$',1* )+ *6) 63$&(6 63$&(6 *5$'( 1 $7833(5 $7*5$'( /(9(/ 72 /(9(/ /(9(/ (175< 6(6)5 75$&7/,1( )'& 6&$/( 6/23(83 (/(&

7 )'& )(1&(

/65(7 6,7(3/$1 67

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)UHHGRP3K,,,5LR(DVW ,'((4';. %76$'46* (DVW5LR6DODGR%OYG

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ATTACHMENT 63 ATTACHMENT 64 ATTACHMENT 65 SINGLE PLY DASHED LINE ROOFING INDICATES MEMBRANE OVER TALLER RIGID INSULATION SCREEN FOR OVER METAL MECHANICAL DECKING EQUIP.

MECHANICAL +80'-3" EQUIPMENT T.O. MECH

%8,/',1*,,, +72'-3" +69'-0" T.O. MECH T.O. PARAPET +63'-6" T.O.P.

+46'-0" LEVEL 4

BRACE COLUMN FRAME PER STRUCT BRACE FRAME +31'-0" LEVEL 3 62'-8 3/8"

MECH. ELEV SHAFT RESTROOM CORE +16'-0" RETAINING LEVEL 2 WALL - FOUNDATION SEE SITE BEYOND - PLAN )) SEE STRUCT +0'-0" 1195.80+0'-0" DATUM GRADE LEVEL 1 (1195') BEYOND

-10'-6" BASEMENT

%8,/',1*6(&7,21 6&$/(

SINGLE PLY ' ROOFING & % $ $ MEMBRANE OVER MECHANICAL RIGID INSULATION UNIT TO BE +80'-3" OVER METAL FULLY T.O. MECH DECKING SCREENED +71'-0" MECH SCREEN MECH +63'-6" SCREEN T.O.P. +61'-0" ROOF

+46'-0" LEVEL 4

COLUMN PER STRUCT

+31'-0" LEVEL 3 62'-8 3/8" ENTRY ELEVATOR BANK CANOPY TRELLIS +16'-0" LEVEL 2 FILL OVER SOIL PER RETAINING CONC. GEO-TECH WALL AND STRUCT. 1195.80 SIDEWALK )) +0'-0" +0'-0" LEVEL 1 (1195') DATUM

%8,/',1*6(&7,21 6&$/( $ %8,/',1*,,, %8,/',1*6(&7,216 2)),&(%8,/',1*,,,

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ATTACHMENT 66

330'-0" 330'-0"

%$/&21< $ $ $ $

$ $ $ $

% % % %

5(675220 5(675220 &25($5($ &25($5($

1276+2:1 UP 1276+2:1 UP DN DN 108'-8" 108'-8"

& & & &

5(029$%/( )/225)25 6725< /2%%<

' ' ' '

/(9(/ /(9(/ 6) 6)

330'-0" 330'-0"

%$/&21< $ $ $ $

$ $ $ $

% % % %

5(675220 5(675220 &25($5($ &25($5($

UP DN 1276+2:1 DN UP 1276+2:1 108'-8" 108'-8"

& & & &

' ' ' '

/(9(/ /(9(/ 6) 6)

30'-0" 727$/$5($ *6) $ 28'-8" 38'-8"

$ 10'-0" % 108'-8"

& 70'-0" /(9(/ 6) 1

6&$/(

2)),&()/2253/$16

)UHHGRP5LR3KDVH,,, ,'((4';. %76$'46* (DVW5LR6DODGR%OYG 7HPSH$UL]RQD ':2+4'5 $

ATTACHMENT 67 ATTACHMENT 68 ATTACHMENT 69

LIGHT POLES DECORATIVE METAL SCREENS

+35' - 0" LEVEL 4

+24' - 0" LEVEL 3

+13' - 0" 39'-0 3/8" LEVEL 2

+0' - 0" 1195.80+0'-0" LEVEL 1 DATUM (1196)

-13' - 0" BASEMENT

*$5$*(6(&7,21 6&$/(

$ % & (

LIGHT POLES

DECORATIVE METAL SCREENS

DECORATIVE +35' - 0" METAL FINS LEVEL 4 RAMP

+24' - 0" LEVEL 3 RAMP

+13' - 0" 39'-0 3/8" LEVEL 2 RAMP

+0' - 0" 1195.80+0'-0" LEVEL 1 DATUM RAMP (1196)

-13' - 0" BASEMENT

*$5$*(6(&7,21 6&$/(

$ *$5$*(,,, 6(&7,216 *$5$*(,,,

RED AR 7E CH S I I ICA T IF TE E G T R N C E E O C . T R ,'((4';. )UHHGRP5LR %76$'46* . D . . a .. t 07/30/18 . e .. S .. i .... A ned. . R A I Z S. (DVW5LR6DODGR%OYG ONA , U. 7HPSH$UL]RQD ':2+4'5 $

ATTACHMENT 70 K L F L Q P J DASHED LINE OF MECHANICAL MECHANICAL SCREEN EQUIPMENT +84'-11" MECH. SCREEN DASHED LINE OF ROOF

+68'-2" PARAPET

+50'-8" LEVEL 4 EXTENDED MULLION CAP +1' - 4"

+35'-8" LEVEL 3

+20'-8" LEVEL 2

+4'-8" LEVEL 1 EXTENDED MULLION CAP +8" DATUM +0'-0" ($67(/(9$7,21 AT RIO SALADO 1177' - 4" F M M K R L 6&$/( DASHED LINE OF MECHANICAL J MECHANICAL M L SCREEN EQUIPMENT +84'-11" DASHED LINE OF MECH. SCREEN +84'-11" DASHED LINE MECHANICAL MECH. SCREEN OF ROOF EQUIPMENT MECHANICAL DASHED LINE OF SCREEN ROOF

+68'-2" PARAPET +68'-2" PARAPET

+50'-8" LEVEL 4 +50'-8" LEVEL 4 EXTENDED MULLION CAP +1' - 4"

+35'-8" LEVEL 3 +35'-8" LEVEL 3 EXTENDED MULLION CAP +1' - 4"

+20'-8" LEVEL 2 +20'-8" LEVEL 2

+4'-8" LEVEL 1 +4'-8" EXTENDED LEVEL 1 MULLION CAP +8" DATUM +0'-0" EXTENDED 6287+(/(9$7,21 AT RIO SALADO 1177' - 4" MULLION CAP +8" DATUM +0'-0" AT RIO SALADO 1177' - 4" 6&$/( 1257+(/(9$7,21 6&$/(

K F N C S R F DASHED LINE OF MECHANICAL MECHANICAL SCREEN EQUIPMENT +84'-11" MECH. SCREEN DASHED LINE OF ROOF

+68'-2" PARAPET

+50'-8" LEVEL 4

+35'-8" LEVEL 3

26' - 8"

+20'-8" LEVEL 2 17'10" -

+4'-8" LEVEL 1

EXTENDED DATUM +0'-0" MULLION CAP +8" :(67(/(9$7,21 AT RIO SALADO 1177' - 4" 6&$/( (OHYDWLRQV (;7(5,25(/(9$7,216

D A RE RC T E H S I I ICA T IF TE E G T R N C E E O C . T R ,'((4';. 5,2($67 %76$'46* . D . . a .. t 09/10/18 . e .. S .. i .... A ned. . R A I Z S. (DVW5LR6DODGR3NZ\ ONA , U. 7HPSH$UL]RQD ':2+4'5

ATTACHMENT 71 ATTACHMENT 72

MECHANICAL EQUIPMENT SCREENING +84'-11" MECH. SCREEN MECHANICAL EQUIPMENT TPO ROOFING OVER R-30 RIGID INSULATION +68'-2" PARAPET

STEEL STRUCTURE, TYP.

+50'-8" LEVEL 4

CONCRETE OVER METAL DECK, TYP.

+35'-8" LEVEL 3

+20'-8" LEVEL 2

CONCRETE SLAB ON GRADE, TYP.

+4'-8" LEVEL 1

DATUM +0'-0" AT RIO SALADO 1177' - 4"

%8,/',1*6(&7,21 16 6&$/(

$ % & '

+84'-11" MECH. SCREEN MECHANICAL EQUIPMENT TPO ROOFING SCREENING OVER R-30 RIGID INSULATION +68'-2" PARAPET

STEEL STRUCTURE, TYP. +50'-8" LEVEL 4

CONCRETE OVER METAL DECK, TYP.

+35'-8" LEVEL 3

+20'-8" LEVEL 2

CONCRETE SLAB ON GRADE, TYP. +4'-8" LEVEL 1

DATUM +0'-0" AT RIO SALADO 1177' - 4"

%8,/',1*6(&7,21 (: 6&$/(

6HFWLRQV %8,/',1*6(&7,216

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ATTACHMENT 73

360'-0" 360'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0"

$ $ 45'-0" 45'-0"

% % RESTROOM RESTROOM CORE AREA CORE AREA (NOT SHOWN) (NOT SHOWN) 30'-0" 30'-0" 120'-0" 120'-0" & & 45'-0" 45'-0"

' '

/(9(/ /(9(/ 6) 6) 7+,5'/(9(/)/2253/$1 ),567/(9(/)/2253/$1 6&$/( 6&$/(

360'-0" 360'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0"

$ $ 45'-0" 45'-0"

% % RESTROOM RESTROOM CORE AREA CORE AREA (NOT SHOWN) (NOT SHOWN) 30'-0" 30'-0" 120'-0" 120'-0" & & 45'-0" 45'-0"

' '

/(9(/ /(9(/ 6) 6) )2857+/(9(/)/2253/$1 6(&21'/(9(/)/2253/$1 6&$/( 6&$/(

727$/$5($ *6)

)ORRU3ODQV )/2253/$16

D A RE RC T E H S I I ICA T IF TE E G T R N C E E O C . T R ,'((4';. 5,2($67 %76$'46* . D . . a .. t 09/10/18 . e .. S .. i .... A ned. . R A I Z S. (DVW5LR6DODGR3NZ\ ONA , U. 7HPSH$UL]RQD ':2+4'5 $

ATTACHMENT 74 C J F C

LIGHT POLE

BRIDGE TO ADJACENT DRIVE RAMP +24'-10" T.O. MASONRY +17'-4" LEVEL 2

+4'-8" LEVEL 1

DATUM+0'-0" AT RIO SALADO 1177' - 4" ($67(/(9$7,21 6&$/(

J F O C C

METAL SCREEN +24'-10" T.O. MASONRY +17'-4" LEVEL 2

+4'-8" LEVEL 1

DATUM+0'-0" AT RIO SALADO 1177' - 4" 1257+(/(9$7,21 6&$/(

C F C

+17'-4" LEVEL 2

+4'-8" LEVEL 1

DATUM+0'-0" AT RIO SALADO 1177' - 4" :(67(/(9$7,21 6&$/(

C F C S J

+24'-10" T.O. MASONRY +17'-4" LEVEL 2

+4'-8" LEVEL 1

DATUM+0'-0" AT RIO SALADO 1177' - 4" 6287+(/(9$7,21 6&$/(

(OHYDWLRQV *$5$*((/(9$7,216

D A RE RC T E H S I I ICA T IF TE E G T R N C E E O C . T R ,'((4';. 5,2($67*$5$*( %76$'46* . D . . a .. t 09/10/18 . e .. S .. i .... A ned. . R A I Z S. (DVW5LR6DODGR3NZ\ ONA , U. 7HPSH$UL]RQD ':2+4'5

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