CENTRAL POINTE PROJECT AREA PLAN CITY OF SOUTH SALT LAKE, UTAH SEPTEMBER 2011 PREPARED BY: LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE 801.596.0700 FAX 801.596.2800 LYRB CENTRAL POINTE PROJECT AREA PLAN CITY OF SOUTH SALT LAKE, UTAH SEPTEMBER 2011 Table of Contents INTRODUCTION ......................................................................................................................................................... 3 RECITALS OF PRECONDITIONS FOR DESIGNATING AN URBAN RENEWAL AREA .................................................................. 3 DEFINITIONS .......................................................................................................................................................... 4 DESCRIPTION OF THE BOUNDARIES OF THE PROPOSED PROJECT AREA ............................................................................. 6 GENERAL STATEMENT OF LAND USES, LAYOUT OF PRINCIPAL STREETS, POPULATION DENSITIES, BUILDING INTENSITIES AND HOW THEY WILL BE AFFECTED BY THE URBAN RENEWAL ......................................................................................... 6 STANDARDS GUIDING THE URBAN RENEWAL................................................................................................................ 8 HOW THE PURPOSES OF THIS TITLE WILL BE ATTAINED BY URBAN RENEWAL ................................................................ 9 CONFORMANCE OF THE PROPOSED REDEVELOPMENT TO THE COMMUNITIY’S GENERAL PLAN .......................................... 10 HOW PROPOSED REDEVELOPMENT ACTIVITIES WILL REDUCE OR ELIMINATE BLIGHT ..................................................... 10 DESCRIBE ANY SPECIFIC PROJECT OR PROJECTS THAT ARE THE OBJECT OF THE PROPOSED URBAN RENEWAL ..................... 11 USE OF EMINENT DOMAIN ....................................................................................................................................... 12 METHOD OF SELECTION OF PRIVATE DEVELOPERS TO UNDERTAKE URBAN RENEWAL AND IDENTIFICATION OF DEVELOPERS CURRENTLY INVOLVED IN THE PROCESS ................................................................................................................ 12 REASON FOR SELECTION OF THE PROJECT AREA PROCESS ........................................................................................... 13 DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS EXISTING IN THE PROJECT AREA PROCESS ...................... 14 DESCRIPTION OF ANY TAX INCENTIVES OFFERED PRIVATE ENTITIES FOR FACILITIES LOCATED IN THE PROJECT AREA......... 15 EXISTING BUILDINGS AND HISTORICAL BUILDINGS ...................................................................................................... 15 THE BENEFIT OF ANY FINANCIAL ASSISTANCE OR OTHER PUBLIC SUBSIDY PROPOSED TO BE PROVIDED BY THE AGENCY ...... 15 AN EVALUATION OF THE REASONABLENESS OF THE COSTS OF THE URBAN RENEWAL ...................................................... 16 EFFORTS THE AGENCY OR DEVELOPER HAS MADE OR WILL MAKE TO MAXIMIZE PRIVATE INVESTMENT ........................... 16 RATIONALE FOR USE OF TAX INCREMENT INCLUDING WHETHER THE PROPOSED DEVELOPMENT MIGHT REASONABLY BE EXPECTED TO OCCUR IN THE FORESEEABLE FUTURE ............................................................................................... 16 ESTIMATE OF THE TOTAL AMOUNT OF TAX INCREMENT THAT WILL BE EXPENDED IN UNDERTAKING URBAN RENEWAL AND THE LENGTH OF TIME FOR WHICH IT WILL BE EXPENDED ......................................................................................... 17 1 | P a g e LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE 801.596.0700 FAX 801.596.2800 LYRB CENTRAL POINTE PROJECT AREA PLAN CITY OF SOUTH SALT LAKE, UTAH SEPTEMBER 2011 ANTICIPATED PUBLIC BENEFIT TO BE DERIVED FROM THE URBAN RENEWAL ................................................................ 17 THE BENEFICIAL INFLUENCES UPON THE TAX BASE OF THE COMMUNITY ....................................................................... 17 THE ASSOCIATED BUSINESS AND ECONOMIC ACTIVITY LIKELY TO BE STIMULATED .......................................................... 17 WHETHER THE ADOPTION OF THE PROJECT AREA PLAN IS NECESSARY AND APPROPRIATE TO REDUCE OR ELIMINATE BLIGHT.............................................................................................................................................................. 18 EXHIBIT A: MAP OF PROJECT AREA EXHIBIT B: LEGAL DESCRIPTION OF THE PROJECT AREA EXHIBIT C: RESOLUTION OF THE AGENCY’S FINDING OF BLIGHT EXHIBIT D: LAYOUT OF PROPOSED PRINCIPAL STREETS 2 | P a g e LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE 801.596.0700 FAX 801.596.2800 LYRB CENTRAL POINTE PROJECT AREA PLAN CITY OF SOUTH SALT LAKE, UTAH SEPTEMBER 2011 INTRODUCTION The City of South Salt Lake Redevelopment Agency (“Agency”), after a thorough examination of the statutory conditions1 that exist in the Central Pointe Project Area, has determined that the Project Area needs redevelopment and rehabilitation to eliminate the current blighted condition and to ensure sound and viable economic growth. The Central Pointe Project Area Plan will lay the foundation for the redevelopment and revitalization of the Central Pointe Project Area, ensuring a dynamic social and economic environment by cultivating a wide spectrum of uses, including housing, mixed use development, office space, retail, and entertainment. The proximity of these activities to a user-friendly transit hub fosters a thriving environment for residents and visitors to live, work, play, and travel with ease. The objective of the Project Area Plan is to eliminate the statutory conditions of blight by providing needed public improvements, encouraging rehabilitation and repair of deteriorated structures, facilitating land assembly and redevelopment which will result in employment opportunities and an expanded tax base; and by promoting redevelopment in accordance with applicable land use controls. This plan will guide and control the urban renewal undertakings in the Central Pointe Project Area. UTAH CODE RECITALS OF PRECONDITIONS FOR DESIGNATING AN §17C-2-102 URBAN RENEWAL AREA Pursuant to the provisions of §17C-2-101 of the Community Development and Renewal Agencies Act (“Act”), the governing body of the City of South Salt Lake Redevelopment Agency (“Agency”) designated by resolution an urban renewal survey area on March 10, 2010. The governing body found that the survey area required a study that determined whether or not the urban renewal project was feasible and contained a description and map of the boundaries of the survey area; and Within one year from the date of authorization; The Agency caused to be conducted a blight study within the Survey Area; and Pursuant to §17C-2-102 of the Act, the Agency made a finding of blight for the Project Area following a public hearing held on January 19, 2011 (See Exhibit C); and Pursuant to the provisions of §17C-2-102(2)(a) and (b) of the Act, the City of South Salt Lake has a planning commission and general plan as required by law; and Pursuant to the provisions of §17C-2-102 of the Act, on the Agency’s own motion, the Agency selected the Project Area hereinafter described comprising all or part of the survey area; and 1 Utah Code Section 17C-2-303(1)(a)(iv) 3 | P a g e LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE 801.596.0700 FAX 801.596.2800 LYRB CENTRAL POINTE PROJECT AREA PLAN CITY OF SOUTH SALT LAKE, UTAH SEPTEMBER 2011 Pursuant to the provisions of §17C-2-102 of the Act, the Agency has conducted one or more public hearings for the purpose of informing the public about the Project Area, and allowing public input into the Agency’s deliberations and considerations regarding the Project Area. Pursuant to the provisions of §17C-2-102 of the Act, the Agency has allowed opportunity for input on the draft Project Area plan from the State Board of Education and each taxing entity and has made a draft Project Area plan available to the public at the Agency’s offices during normal business hours, provided notice of the plan hearing, sent copies of the draft Project Area Plan to all required entities prior to the hearing, and provided opportunities for affected entities to provide feedback. The Agency held a public hearing on the draft plan on __________. DEFINITIONS As used in this Urban Renewal Project Area Plan: The term "Act" shall mean and include the Limited Purpose Local Government Entities – Community Development and Renewal Agencies Act in Title 17C, Chapters 1 through 4, Utah Code Annotated 1953, as amended, or such other amendments as shall from time to time be enacted or any successor or replacement law or act. The term “Agency” shall mean the City of South Salt Lake Redevelopment Agency as designated by the City to act as the redevelopment agency, a separate body corporate and politic. The term "Base taxable value" shall mean the taxable value of the property within the Project Area from which tax increment will be collected, as shown upon the assessment roll last equalized before the date of the taxing entity committee’s approval of the first Project Area budget. The term “Blight” or “Blighted” shall mean the condition of the Project Area that meets the requirements of Subsection 17C-2-303 of the Act. The term “Blight study” shall mean the study to determine the existence or nonexistence of the statutory factors that constitute blight within the survey area