Document Millcreek_doc_9df5b3f4f5

WEST MILLCREEK PROJECT AREA PLAN SALT LAKE COUNTY NOVEMBER 09 SUBMITTED BY: LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. COOPER ROBERTS SIMONSEN ASSOCIATES ---PAGE BREAK--- Wks] Nt11.1.C1:1..EK ER I I IICT AREA PLNNI SALT LAKE COUNTY, I LYRB MiTEINED ri=y-1,-, UT. The Redevelopment Agency of Salt Lake County has determined that the West Millcreek Project Area ("Project Area") needs rehabilitation and development to help ensure a viable economic life for the community. The proposed redevelopment plan envisions that public, residential, industrial, manufacturing and commercial office and open space uses will be developed in the Project Area. This plan will guide and control the redevelopment undertakings in the West Millcreek Project Area. 1. RECITALS OF PRECONDITIONS FOR DESIGNATING A REDEVELOPMENT PROJECT AREA a. Pursuant to the provisions of §17C-2-101 of the Redevelopment Agencies Act the governing body of the Redevelopment Agency of Salt Lake County ("Agency") designated by resolution a redevelopment survey area on December 2, 2008. The governing body found that the survey area required a study to determine whether or not the redevelopment project was feasible and contained a description and map of the boundaries of the survey area; and b. Within one year of the year from the date of authorization; and c. Pursuant to §17C-2-102 of the Act, the Agency made a finding of blight at a Blight Hearing held on May 19, 2009; and d. Pursuant to the provisions of §17C-2-102(2)(a) and of the Act, Salt Lake County has a planning commission and general plan as required by law; and e. 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 proposed survey area; and f. 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 proposed Project Area, allowing public input into the Agency's deliberations and considerations regarding the proposed Project Area. g. 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 and held a public hearing on the draft plan on 2. DEFINITIONS As used in the Redevelopment Project Area Plan: a. The term "Act" shall mean and include the Limited Purpose Local Government Entities — Community Development and Renewal Agencies 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. b. The term "Agency" shall mean the Redevelopment Agency of Salt Lake County as designated by the County to act as the redevelopment agency, a separate body corporate and politic. Page LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- I I \III r I \ REA PLAN c. 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 the project area plan is adopted by the County legislative body; and the date the Agency adopts the first Project Area Budget. d. The term "Blight" or "Blighted" means the condition of the area that meets the requirements of Subsection 17C-2-303 of the Act. e. The term "Blight study" means the study to determine the existence or nonexistence of blight within the survey area as provided in Section 17C-2-301 of the Act. f. The term "Township" means Millcreek Township. g. The term "Community" means the Township. h. The term "Legislative body" means the County Commission of Salt Lake County which is the legislative body of the community. i. The term "Plan hearing" means the public hearing on the draft Project Area Plan required under Subsection 17C-2-201. j. The term "Project Area" means the geographic area described in the project area plan or draft project area plan where the redevelopment set forth in this project area plan will take place. k. The term "Project Area Budget" means the multi-year projection of annual or cumulative revenues, other expenses and other fiscal matters pertaining to the redevelopment project area that includes: i. the base taxable value of property in the Project Area; the projected tax increment expected to be generated within the Project Area; the amount of tax increment expected to be shared with other taxing entities; iv. the amount of tax increment expected to be used to implement the project area plan; and v. the tax increment expected to be used to cover the cost of administering the project area plan. 1. The term "Project Area Plan" means the written plan that, after its effective date, guides and controls the redevelopment activities within the project area. In most contexts, project area plan refers to this document and all of the attachments to this document. m. The term "Survey area" means an area designated by a resolution adopted by the Agency Board for study to determine whether a project or projects within the area are feasible. n. The term "Taxes" includes all levies on an ad valorem basis upon land, real property, personal property, or any other property, tangible or intangible. o. The term "Taxing entity" means a public entity that levies a tax on property within the project area. Page LEWIS YOUNG ROBERTSON 86 SURNINGHANI, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- L YRB VEST MILLCREEK PR(:).1Ecr AREA PLAN SAIT LAKE COUN'IN, UTAII IERTIONBIKED P. The term "Taxing Entity Committee" means a committee representing the interests of taxing entities and consists of two representatives appointed by the Granite School District, one representative appointed by resolution of the Salt Lake County Council, one representative appointed by the Salt Lake County Mayor, one representative appointed by the State Board of Education, and one representative selected by the majority vote of the legislative bodies or governing boards of all other taxing entities. q. The term "Tax Increment" means the difference between the amount of property tax revenues generated each tax year by all taxing entities from the Project Area designated in the project area plan as the area from which tax increment is to be collected, using the current assessed value of the property and the amount of property tax revenues that would be generated from the same area using the base taxable value of the property. 3. DESCRIPTION OF THE BOUNDARIES OF THE PROPOSED PROJECT AREA [17C-2-103(1)(a)] a. Map of the Project Area The map of the Project Area is attached in the Appendix as Exhibit and incorporated herein. The general boundaries of the Project Area are approximately 3900 South, 4250 South, 200 East and 1-15. The map of the Collection Area is attached in the Appendix as Exhibit and incorporated herein. 4. GENERAL STATEMENT OF LAND USES, LAYOUT OF PRINCIPAL STREETS, POPULATION DENSITIES, BUILDING INTENSITIES AND How THEY WILL BE AFFECTED BY THE URBAN RENEWAL [17C-2-103(1)(b)] a. General Land Uses Principal land uses in the area are commercial, industrial, manufacturing and a small number of residences, generally single story. The following table summarizes the approximate acreage of existing land uses by land use type: Residential ESTIMATED ACRES 9 Industrial 37 Commercial/Retail 100 Office 12 Vacant 19 Flex 7 b. Layout of Principal Streets The principal streets are 3900 South, Main Street, West Temple and State Street. A map of principal streets is included in the Appendix as Exhibit c. Population Densities The area population can be characterized as low-density. There are approximately 26 residential units located within the 184 acres that comprise the Project Area. With an average household size of three persons,' this results in an estimated population density of .42 persons per acre. ' American Community Survey 2005-2007 Page LEWIS YOUNG ROBERTSON 86 SURNINOHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- IMINEEFIECE I , I MILLCREEK PROJECT ARRA PI.AN LAKE COUNTY, U rm d. Building Intensities Buildings in the area are generally single or two-story commercial and industrial structures. There are some detached single-family structures and duplexes throughout the Project Area. e. Impact of Urban Renewal on Land Use, Population Densities and Building Intensities Urban Renewal will be comprised of the development of vacant and redevelopment of underutilized areas in the Project Area. This will include improvements to infrastructure in areas that are currently developed, as well as areas that could potentially be developed. Land Use — The vision of the Millcreek Township General Plan is to promote Transit Oriented Development ("TOD") in this area. Consistent with TOD, over time commercial and residential mixed use development will occupy a larger share of the area's acreage. Additionally, a portion of the Project Area's land will be developed into green spaces to be used for gathering places and to enhance the beauty of the area. Population Densities - As development of vacant and underutilized land occurs and a variety of housing options become available, population densities will increase. This increase in population density will create "neighborhoods" that will restore the economic and social vibrancy of the area. Building Densities — Building densities will increase as some of the planned development will be multi-story structures for both residential and nonresidential areas. 5. STANDARDS GUIDING THE URBAN RENEWAL [17C-2-103(1)(c)] In order to provide maximum flexibility in the development of the Project Area, and to encourage and obtain the highest quality in development and design, specific development controls for the uses indentified above are not set forth herein. Each development proposal in the Project Area will be subject to appropriate elements of the County's General Plan; the Zoning Ordinance of the County, including adopted Design Guidelines pertaining to the area; institutional controls, deed restrictions if the property is acquired and resold by the RDA, other applicable building codes and ordinances of the County; and, as required by ordinance or agreement, review and recommendation of the Millcreek Township Planning & Zoning Commission and approval by the Agency. Each redevelopment proposal by an owner participant or a developer shall be accompanied by site plans, development data and other appropriate material that clearly describes the extent of redevelopment proposed, including land coverage, setbacks, height and massing of buildings, off-street parking and loading, use of public transportation, and any other data determined to be necessary or requested by the Agency or the County. The general standards that will guide the Urban Renewal area are as follows: Page LEWIS YOUNG ROBERTSON 8t BURNING AM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- I. l' \ r[ I , 1 ( I a. Provide an Attractive Urban Environment The West Millcreek RDA development will create an attractive urban environment with diverse and complementary uses such as retail, professional services, housing, and employment opportunities, all in close proximity to transit. A mixed-use environment will create the vitality and round-the-clock activities associated with active urban environments, and reinforce the vibrancy of shopping and employment destinations. b. Blend Harmoniously With Adjoining Areas The West Millcreek RDA Master Plan is designed to serve as a connector between adjacent developments, and to provide continuity in land use, mobility networks, and urban design across jurisdictional boundaries. To the south of the West Millcreek RDA is Murray City's Fireclay RDA. The master plans for this area include transit-oriented development, establishment of an interior street grid, an open space corridor and park space along Big Cottonwood Creek, as well as a mix of land uses. Similarly, to the north of the RDA is the Meadowbrook TRAX Station in South Salt Lake. Long- range plans for this area indicate a desire for transit-oriented development, mixed land uses, and higher intensity residential and commercial development. The land uses, road and pedestrian networks, and open space systems of the West Millcreek RDA Master Plan blend with these adjacent areas in order to create one continuous development footprint. c. Provide For Open Space Open space allocation is critical in dense urban development. Open space creates opportunities for residents and visitors to enjoy the natural environment, offers visual relief from a densely developed urban fabric, and provides avenues for a variety of recreation experiences. Big Cottonwood Creek, the southern boundary of the RDA, offers an opportunity to preserve an open space corridor and potential trail alignment. In addition to the creek corridor, property owners have expressed a desire for a central park space that would provide a convenient recreational resource and that would break up development within the heart of the RDA. d. Support Transit Use Virtually all of the West Millcreek RDA is located within one-half mile of existing and planned TRAX stations, with a significant segment falling within a 1/4-mile radius. In addition, a Bus Rapid Transit (BRT) line is proposed to run along 3900 South, the northern boundary of the RDA. Both TRAX stations, BRT, and the bus routes along State Street will encourage and facilitate the use of public transit and reduce dependence on automobile transit, thus making the area attractive to a wider variety of residents, employees and visitors. Page LEWIS YOUNG ROBERTSON & BURNINGFLAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- WEST 1I111 .CREFK FROJI . AREA PI \ SAT:1 1,AKE COUNTY, IT e. Create a Walkable Community Transit proximity increases the walkability of the area. It offers opportunities for reduced parking requirements and higher density development as much of the population movement can be served by public transit. Other provisions to encourage walkability within the RDA include smaller blocks, a gridded street system, and mixed uses. More detailed site plans and design guidelines should include the following requirements: • Pedestrian-friendly features and amenities inc_luding trash receptacles, bicycle racks, benches, and pedestrian-oriented street lighting; • Wide sidewalks and buffers from moving traffic; • On-street parking; • Landscaping and street trees; • Pedestrian-oriented signage; • Walkable urban design including first floor retail, permeable solid to void ratios, buildings and entrances oriented to the street, parking behind or to the sides of buildings; and • Human scale architecture. Street level renderings of the Redevelopment Area are included in the Appendix as Exhibit 6. How THE PURPOSES OF THIS TITLE WILL BE ATTAINED BY URBAN RENEWAL [17C-2-103(1)(d)] It is the intent of the Agency, with the assistance and participation of private developers and property owners, to facilitate new quality development and improve existing private and public structures and spaces. This enhancement to the overall living environment and the restoration of economic vitality to the Project Area will benefit the community, the County and the State. A list of the property owners in the Project Area is shown in the Appendix as Exhibit The purposes of the Act will be attained as a result of the proposed Urban Redevelopment Project by accomplishing the following items: a. The Provision for Residential, Commercial, Industrial, Public or Any Combination of These Uses The Project Area Plan allows for a mixed-use development containing commercial, manufacturing, industrial, residential, retail, and office uses. Increased employment in the Project Area will create new jobs that will benefit residents throughout the Salt Lake Valley. b. The Provision of Public or Private Recreation Area and Other Public Grounds The proposed redevelopment project will enhance the County's open space and trails network with the addition of neighborhood parks and greenway along Big Cottonwood Creek. c. Provision of Private or Public Infrastructure The proposed redevelopment project will provide infrastructure in an area that has inadequate storm drain, curb and gutter, and street lighting. Additionally, the redevelopment project will reduce traffic and pedestrian hazards through appropriate site access, signage, sidewalks and parking. Page LEWIS YOUNG ROBERTSON 86 SURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- \VI H I.CRI I< Plo \ \ I I 1 LAKE. COUN'IN. J\II LYRB NIMERSINCISE 7. CONFORMANCE OF THE PROPOSED REDEVELOPMENT TO THE COMMUNITY'S GENERAL PLAN [17C-2- 103(1)(e)] The proposed redevelopment area is consistent with the Millcreek Township General Plan which states, "As Millcreek Township continues to evolve, implementation of new ideas and the need for revitalization must not be overlooked. Consequently, future land use decisions should maximize limited development opportunities The Urban Renewal will conform to the community's general plan by supporting e following objectives contained in the Millcreek General Plan: a. Develop communities with quality urban design that encourage social interaction and support family community relationships, as well as healthy, active lifestyles; b. Promote land use patterns that provide a high quality of life to all and offer a choice of mobility; c. Promote the development of viable commercial, employment and activity centers to serve the community; d. Provide diverse housing choices for a variety of needs and income levels; e. Provide public facilities and services that reflect the needs of the community; and f. Preserve the County's natural resources. 8. How PROPOSED REDEVELOPMENT ACTIVITIES WILL REDUCE OR ELIMINATE BLIGHT [17C-2-103(1)(O] The Redevelopment Agency of Salt Lake County has made a finding of blight within the boundaries of the Project Area. It is the purposes of this redevelopment plan to reverse the downward economic trend by reducing the barriers to new investment The proposed redevelopment will provide the increased funding necessary to prepare the area for development activities and reduce blight in the following ways: a. Provide funds to upgrade non-compliant infrastructure such as storm drain, curb and gutter, and parking. These infrastructure upgrades will reduce the amount of code non-compliance in the Project Area and encourage private sector investment; b. Provide funds for new moderate and low-income housing, thereby reducing physical dilapidation and unsafe conditions in residential areas; c. Reduce crime by: i. Providing funds to encourage the development of vacant and underutilized parcels; Provide funds for higher density mixed-use development. These developments will encourage a higher volume of extended-hour human activity, resulting in safer neighborhoods and communities; and Page LEWIS YOUNG ROBERTSON 86 BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- WEST MIIICREEK PROJEcT AREA PLAN S. \ I:1 . 1 COUNTY, UTAI LYRB MINIESIKERE Provide funds to improve inadequate street lighting. d. Provide monetary incentives for current landowners who wish to upgrade or redevelop existing structures; e. Provide assistance with assessment and/or cleanup of contaminated areas, which are a deterrent to development through uncertainty regarding levels of cleanup required and associated costs; f. Increase the connectivity, walkability and access within and to the area by providing funds for sidewalks and connector roads; and g. Increase the sense of pride in the community by providing funds for parks, trails and other public gathering places. 9. DESCRIBE ANY SPECIFIC PROJECT OR PROJECTS THAT ARE THE OBJECT OF THE PROPOSED URBAN RENEWAL [17C-2-103(1)(g)] There are currently no specific projects that are the object of the proposed Urban Renewal. 10. USE OF EMINENT DOMAIN If the Agency chooses to obtain property in the Project Area through the use of eminent domain, it will commence the acquisition of property through eminent domain no later than five years from the effective date of this plan. 11. METHOD OF SELECTION OF PRIVATE DEVELOPERS TO UNDERTAKE URBAN RENEWAL AND IDENTIFICATION OF DEVELOPERS CURRENTLY INVOLVED IN THE PROCESS [17C-2-103(1)(h)] a. Qualified Owners The redevelopment plan provides reasonable opportunities for owners of property in the Project Area to participate in the redevelopment of property in the Project Area if they enter into a participation agreement with the Agency. The following rules provide that: i. Owners may retain, maintain, and if necessary rehabilitate, all or portions of their properties; ii. Owners may acquire adjacent or other properties in the Project Area; Owners may sell all or portions of their improvements to the Agency, but retain the land, and develop their properties; iv. Owners may sell all or portions of their properties to the Agency and purchase other properties in the Project Area; v. Owners may sell all or portions of their properties to the Agency and obtain preferences to re-enter the Project Area; Page LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- \X EST MILLCKEL.K PROJECT AREA PLAN SALT COUNTY, UTAI I vi. Tenants may have opportunities to become owners of property in the Project Area, subject to the opportunities of owners of property in the Project Area; and vii. Other methods as may be approved by the Agency. The Agency may extend reasonable preferential opportunities to owners and tenants in the Project Area ahead of persons and entities from outside the Project Area, to be owners and tenants in the Project Area during and after the completion of the redevelopment. b. Other Parties If no owner in the Project Area, as described above, who possesses the skill, experience and financial resources necessary to become a developer in the Project Area, is willing to become a developer, the Agency may identify other persons who may be interested in developing all or part of the Project Area. Potential developers will be identified by one or more of the following processes: public solicitation, requests for proposal (RFP), private negotiation, or some other method of identification approved by the Agency. c. Persons Expressing an Interest to Become a Developer The Agency has not nor does it intend to enter into any owner participation agreement or agreements with developers to develop all or part of the Project Area until after the Agency and the County decide whether or not to adopt an Urban Renewal Plan for the Project Area. There are no developers currently involved in the Urban Renewal process in the Project Area. 12. REASON FOR SELECTION OF THE PROJECT AREA PROCESS [17C-2-103(1)(0] a. The study area is "not economically sustainable at the present time and is showing increasing signs of neglect and disrepair. No significant investment from the private sector has occurred in recent years to indicate a reversal of this downward trend;" 2 b. Due to the existence of blighted conditions, including substantial physical dilapidation, building, safety and health code violations, unsanitary or unsafe conditions and high criminal activity, the Project Area will likely not develop through normal market means; c. Inadequate infrastructure supporting the Project Area will likely impede development through normal market means; d. The area has a long history of industrial uses, including trucking companies, dry cleaning, paving companies, cement plant, and auto repair/auto body shops. The area also immediately borders the former Morgan Hanover Smelting Works Site. Due to these industrial uses, a portion of the Project Area contains contaminated soils. This contamination will result in extraordinary costs associated with developing this property in the future, thus making it noncompetitive with alternative development properties within the Salt Lake Valley; and e. The Project Area has a high percentage of vacant and underutilized land 3. 2 West Millcreek Study Area Report, prepared for the Redevelopment Agency of Salt Lake County, A/P Associates, November 2007 West Millcreek Study Area report, A/P Associates, November 2007 Page LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] RB ---PAGE BREAK--- E119111MCDE WEST MILLCREEK PRQIECT AREA PLAN SAIT I AKE COUNTY, Uri I 13. DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS EXISTING IN THE PROJECT AREA PROCESS [17C-2-103(1)(j) a. Physical Conditions The Project Area consists of approximately 184 acres of relatively flat, publicly and privately owned land as shown on the Project Area Map. Big Cottonwood Creek runs through the southern part of the area. The area contains very little green space. Vacant parcels consist mainly of dirt and weeds. Building landscape is primarily limited to grass and a few trees. b. Social Conditions The Project Area suffers from a lack of social connectivity and vitality. Residential units are randomly mixed among commercial, industrial and manufacturing structures. There are currently no parks, libraries, or other social gathering places in the Project Area. The lack of sidewalks and walking trails discourages foot traffic and access within the area. The abundance of high, mostly chain link fences disconnect businesses from each other, pedestrians from businesses and serve as visual barriers. c. Economic Conditions The area has suffered from a lack of reinvestment related to: 1) blight; 2) the actual and perceived environmental issues associated with a portion of the proposed Project Area; 3) lack of access throughout the Project Area; 4) the need for additional and updated infrastructure in the area; and 5) prior industrial uses having portrayed the area as non-conducive to higher intensity development such as office and multi-story housing. 14. DESCRIPTION OF ANY TAX INCENTIVES OFFERED PRIVATE ENTITIES FOR FACILITIES LOCATED IN THE PROJECT AREA [17C-2-103(1)(k)] There are no tax incentives that are currently allocated as part of this Plan for a specific project or development. In general, tax incentives may be offered to achieve the Urban Renewal goals and objectives of this plan, specifically to: a) Reduce or eliminate blight; b) Reduce crime; c) Foster and accelerate economic development; d) Stimulate job development; e) Promote the use of transit and the walkability of the area; 0 Preserve and enhance the creek and surrounding area; and Make needed infrastructure improvements to roads, storm drains, fire flow, etc. 15. EXISTING BUILDINGS AND HISTORICAL BUILDINGS [17C-2-103(1)(m)] If there are existing buildings in the Project Area which would qualify as historical buildings, the Urban Renewal Plan shall be in accordance with Subsection 9-8-404(1), UCA 1953, as amended. Historical buildings are defined as those which are included in or eligible for inclusion in the National Register of Historic Places or the State Register. Page LEWIS YOUNG ROBERTSON 86 BURN1NGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- \VEST NM RI .1 K PR( /11-1(1 1' Pi. \N SALT LAKE Cl Ii, UTAH LYRB VOIMMERIECE „ 16. THE BENEFIT OF ANY FINANCIAL ASSISTANCE OR OTHER PUBLIC SUBSIDY PROPOSED TO BE PROVIDED BY THE AGENCY [17C-2-103(1)(1) AND 17C-2-103(2)(a)] a. An Evaluation of the Reasonableness of the Costs of the Urban Renewal [17C-2-103(2)(a)(i)1 Assistance is needed in order to compensate for the potential contamination and associated cleanup costs at the site. This assistance is necessary in order to "level the playing field" and to make the area competitive with other development locations and to remove the uncertainty that exists relative to development in this area. The Agency believes that the additional development will result in increased revenues to the County and other taxing entities through: 1) additional property tax valuation and revenue; and 2) through additional business growth and job creation that will generate increased income tax, corporate franchise tax and sales tax revenues to the State arid local government. The cost of the public improvements to be constructed in the Project Area may need to be borne by developers, repayable in whole or in part with a portion of the Agency's share of the tax increment generated in the Project Area. iv. The Agency believes that the cost estimates shown in the Project Area Budget are reasonable and provide the basis for the Agency to proceed with the proposed development as part of its Urban Renewal activities in the Project Area. The cost estimates reflect the Agency's current best estimates of current and future costs and revenues based upon estimates and projections that may change during the life of the Project Area Budget. b. (ii) Efforts the Agency or Developer Has Made or Will Make to Maximize Private Investment 1.17C-2-103(2)(a)601 The Agency proposes to use tax increment as an incentive to private developers, to encourage and maximize private investment in the development of the Project Area. It is expected that through the use of tax increment in this manner, and through agreements with developers setting the developers' expected performance, private investment will be maximized to the extent reasonably possible. The Agency anticipates requesting competitive bids for development of key sites with the Project Area. The competitive bid process itself will encourage private investment. c. (iii) Rationale for Use of Tax Increment including Whether the Proposed Development Might Reasonably be Expected to Occur in the Foreseeable Future 117C-2-103(2)(a)(lii)1 Tax increment financing is a tool used for financing and stimulating urban economic development in areas where economic activity is stagnant or declining. In a study commissioned by Salt Lake County in November 2007, A/P Associates found that "The West Millcreek Study area is not economically sustainable at the present time and is showing increasing signs of neglect and disrepair. No significant investment from the private sector has occurred in recent years to indicate a reversal of this downward trend." Page LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- I \III k Pi I \ ' PI ' \I I I \II ( 1 I While the Millcreek Township General Plan states that the West Millcreek Area has "tremendous potential to become an important resource for the future growth of the Township," without the economic incentives derived from tax increment financing, there are no indications that significant private investment will occur in the West Millcreek Study Area. d. (iv) 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 [17C-2-103(2)(a)(iv)l . Because no developers have currently stepped forward with plans for the Project Area, it is difficult to estimate the amount of tax increment that could be generated over a 20-year period. Project Area costs are estimated to reach roughly $21,310,736 for infrastructure improvements and economic incentives (including land write-downs) that will benefit the area. If new construction growth (not including appreciation of current values) averages approximately $4 million per year (the equivalent of three percent growth in new valuation), the project will generate approximately $7.4 million in tax increment after pass-thru over the 20-year period; however, if the project averages closer to $12 million in new investment per year (the equivalent of 6.5 percent average growth rate in new valuation), the project will generate tax increment revenues of roughly $22.2 million after pass-thru over a 20-year period in 2009 dollars. The length of time for which tax increment will be expended in the Urban Renewal Area is 20 years. 17. ANTICIPATED PUBLIC BENEFIT TO BE DERIVED FROM THE URBAN RENEWAL [17C-2-103(2)(b)] a. The Beneficial Influences Upon the Tax Base of the Community 17C-2-103(2)(b)(01 The beneficial influences upon the tax base of Salt Lake County and the other taxing entities will include increased property tax revenues. These increased revenues will come from the property values associated with new construction in the area, as well as increased land values that may occur, over time, in the area generally. Property values include land, buildings and personal property (machines, equipment, etc.). To the extent that industrial development increases in the area, personal property values may rise significantly, with positive economic impacts occurring from this type of development. Office development also increases personal property valuation, although often not to the same extent as manufacturing and industrial development. Retail development in the area will increase sales tax revenues, with one-half of one percent flowing to the County (since the Project Area is in an unincorporated area) as local option point- of-sale tax revenue and one-half of one quarter percent flowing to the County based on the County option point-of-sale distribution. Job growth in the Project Area will result in increased wages which will result in more local purchases which will benefit existing businesses in the area. Job growth will also result in increased income taxes paid. Business growth will generate corporate income taxes. There will also be a beneficial impact on the community through increased construction activity in the area, especially at a time when the construction sector of the economy is struggling. ---PAGE BREAK--- wesr MILLCREEK PROJECT AREA PLAN S: T\ Kr COUNTY, UTAII LYRB ICONNIENEWLD Positive impacts will be felt through construction wages paid, as well as construction supplies purchased locally. b. (ii) The Associated Business and Economic Activity Likely to be Stimulated [17C-2-103(2)(b)(ii)] Other business and economic activity likely to be stimulated includes increased spending by residents and employees of the Project Area in the immediate Project Area and in surrounding areas. This indudes both direct and indirect purchases that are stimulated by the direct spending of the additional residents and employees in the area. Business will likely make purchases that may eventually result in increased employment opportunities in areas such as the following: office equipment, furniture and furnishings, office supplies, computer equipment, communication, security, transportation and delivery services, maintenance, repair and janitorial services, packaging supplies, and office and printing services. Employees may make some purchases in the local area, such as convenience shopping for personal services (haircuts, banking, dry cleaning, etc.). The employees will not make all of their convenience or personal services purchases near their workplace and each employee's purchasing patterns will be different. However, it is reasonable to assume that a percentage of these annual purchases will occur within dose proximity to the workplace (assuming the services are available). Residents will likely make convenience purchases close to home, again assuming that desired goods and services are available. These purchases indude items such as: food, convenience foods, personal services, video rentals, etc. c. (iii) Whether the Adoption of the Project Area Plan is Necessary and Appropriate to Reduce or Eliminate Blight [17C-2-103(2)(b)(iii)] The area has generated no development interest because of its blighted appearance and the uncertainty regarding contaminated properties. Cleanup of contaminated sites and demolition/renovation of blighted buildings will raise the cost for developers above and beyond normal levels such that no new economic development in the area takes place and surrounding properties also fall into dedine. This plan is necessary to remove blighted properties and to improve infrastructure in the area in order to make it a competitive development site at a key location in the middle of the Salt Lake Valley. Improvement of this area will spur development in surrounding areas as well. Page LEWIS YOUNG ROBERTSON & BURNINGHAM. INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAN [PHONE REDACTED] ---PAGE BREAK--- Mies ale 0 0 045 009 WEST MILLCREEK STUDY AREA LEWIS In YOUNG ROBERTSON & BURNINGHANI. \X'EST MIT 111:11F.K PROJECT A RI. A PIAN S LI I, WI COUNTf, 111111112MEIC EXHIBIT A Page LEWIS YOUNG ROBERTSON & BURNINGFIAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- EXHIBIT B 0 18 WEST MILLCREEK STUDY AREA ILLUSTRATION OF NON COLLECTION AREA LEWIS UP YOUNG ROBERTSON Ee BURNINGHAM. Mies 0 0 045 009 WEST MILLCREEK PRgjECT AREA PLAN SALT I .AK I U FAII !LIVERINLIE Page LEWIS YOUNG ROBERTSON & SURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- j NON COLLECTION AREA 7 STUDY AREA PARCELS WMILLSOUNDARY STREETS ILLUSTRATION OF MAJOR ROADS WITHIN THE STUDY AREA LEWIS frill YOUNG ROBERTSON Er BURNINGHATA, LAYOUT OF PRINCIPLE STREETS, UCA 17C-2-103 Mks 0 0 045 0.09 018 WEST MII.I.CRFEK PROJECT AREA PLAN SAL! - LAKE COL"NlY, UTM I EIMBEEKEZ EXHIBIT C *Page LEWIS YOUNG ROBERTSON 86 BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- WEST MTILLCREEK PRojECT AREA PLAN SAI:1' LAKE COCNLY, U l'AI I LYRB 110111MIKEIE EXHIBIT D LIST OF PROPERTY OWNERS IN THE PROJECT AREA PARCEL NUMBER OWNER NAME PROPERTY ADDRESS ACREAGE [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] BONNIE MILLER INVESTMENTS T & Z CORPORATION MOUNTAIN STATES BUSINESS PARK UPC, INC KAZEMINI, HEDAYAT STOCKLEY, DONALD L KENDRICK BROTHERS CONSTRUCTION GEARHEART, JERRY L KENDRICK'S EDGE LLC GEARHEART, JERRY L DAHLE, ALLAN L; TR MAGPIE HOLDING LLC 3960 S 300 W 3950 S 300W 3934-3948 S 300 W 4018 South 300 West 3994 S 300W 3975 S 300W 3995 S 300W 4015 S 300 W 4035 S 300W 4015 S 300 W 4027 S 300W 4065 S 300 W 4085 S COMMERCE DR I 4111 S 300 W 3.37 1.38 2.43 3.13 3.18 0.18 0.87 0.27 0.50 0.55 0.05 0.72 0.94 MAGPIE HOLDING LLC 1.00 -r - MAGPIE HOLDING LLC 254W CENTRAL AVE 0.45 0.24 [PHONE REDACTED] NELSON, BRUCE E [PHONE REDACTED] , TKT LTD [PHONE REDACTED] VAN OTTEN, WARNELL [PHONE REDACTED] BAIN, BRUCE R; TR [PHONE REDACTED] SSLC, L L C [PHONE REDACTED] JONES, F W & ASSOCIATES INC [PHONE REDACTED] MOM, LC [PHONE REDACTED] CENTRAL BODY SHOP, LLC [PHONE REDACTED] ELLSWORTH-TRONIER PROPERTIES [PHONE REDACTED] CNC REAL ESTATE LLC [PHONE REDACTED] NELSON, BRUCE E [PHONE REDACTED] P & P; LLC [PHONE REDACTED] MADSEN, GARY S [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] R & L MITCHELL LLC [PHONE REDACTED] ROBINSON, ERIC R [PHONE REDACTED] MRE ROBINSON LLC [PHONE REDACTED] MA Rentals [PHONE REDACTED] HO WICK PROPERTIES LLC [PHONE REDACTED] STANDARD INDUSTRIES INC [PHONE REDACTED] BJORNDAL, FRANK 175-207W CENTRAL AVE 3975 S HOWICK ST 3995 S HOWICK ST 1 1 4015 S HOWICK ST 4033 S HOWICK ST 3908 S HOWICK ST 3955 S HO WICK ST 3957-3965 S HOWICK ST 4049 S HOWICK ST 4020-4030 S HOWICK ST 219W CENTRAL AVE 3908-3910 S HOWICK ST 3942 S HO WICK ST 2.83 0.41 4101 S HOWICK ST 1.99 176W CENTRAL AVE 0.33 176W CENTRAL AVE 2.14 4026 South West Temple 0.79 4010 S HOWICK ST4 5.93 195 W 3900 S 0.99 4000 S WESTTEMPLE ST 3.00 0.57 0.59 0.50 0.97 0.11 0.89 0.89 0.92 1.45 1.50 1.00 0.45 1.01 4 This parcel is excluded from the collection area. One-hundred percent of the taxes collected from this property will pass through to the taxing entities. ,40, Page LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY. .TAB 84 101 OFFICE [PHONE REDACTED] FAx [PHONE REDACTED] ---PAGE BREAK--- WI CI MI! ICRIIIFK PROJRIT AREA PLAN SAI . I \ )LINTY, UTAH LYRB 5 PARCEL NUMBE OWNER NAME PROPERTY ADDRESS ACREAGE [PHONE REDACTED] 4074 S WESTTEMPLE ST C ( [PHONE REDACTED] METRO WEST PROPERTIES, LLC [PHONE REDACTED] METRO WEST PROPERTIES, LLC 4074 S WESTTEMPLE ST ( [PHONE REDACTED] DOWDLE, RONALD K & 4004 S WESTTEMPLE ST ( [PHONE REDACTED] GELLERSEN, MANFRED 4020 S WESTTEMPLE ST ( [PHONE REDACTED] [PHONE REDACTED] CUMMINGS HUGH C , _ 4016 S WESTTEMPLE ST C C LOVERIDGE MACHINE & TOOL, INC 4080 S WESTTEMPLE ST [PHONE REDACTED] Utah Bank Note Company C [PHONE REDACTED] STANDARD INDUSTRIES INC 195W 3900 S 9 [PHONE REDACTED] STANDARD INDUSTRIES INC 195W 3900 S ( [PHONE REDACTED] M J J INVESTMENT CO 3958 S WESTTEMPLE ST ( [PHONE REDACTED] SNARR, RONALD P & SY J; TRS 3958 S WESTTEMPLE ST ( [PHONE REDACTED] SNARR, RONALD P & SY J; TRS 3958 S WESTTEMPLE ST ( [PHONE REDACTED] 4026 South West Temple ( [PHONE REDACTED] LOVERIDGE MACHINE & TOOL, INC - UTAH POWER & LIGHT CO 4080 S WESTTEMPLE ST C —1 [PHONE REDACTED] 87W 3900 S C [PHONE REDACTED] FURNESS, GORDON J 3947-3949 S WESTTEMPLE ST IC [PHONE REDACTED] HILLER, RANDY 3959 S WESTTEMPLE ST ( [PHONE REDACTED] REESE, MAX G; TR 4003 S WESTTEMPLE ST 9 [PHONE REDACTED] BASMENJI, YUSEF 4015 S WESTTEMPLE ST [PHONE REDACTED] BASMENJI, YUSEF 58 W WESTON AVE C [PHONE REDACTED] PETERSON, RON B 50-56W WESTON AVE C [PHONE REDACTED] CAPITOL CITY PROPERTIES LLC 3902 S MAIN ST C [PHONE REDACTED] HEJAZ1-FAR, GINA L & HASHEM 3960 S MAIN ST C [PHONE REDACTED] ANDERSON, FREDRICK C 3980 S MAIN ST ( [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] OKAZAKI, KENNETH A 3990-3992 S MAIN ST C SAFI-SAMGHABADI, BEHNAZ SAMGHABADI, BEHNAZ SAFI 3996 S MAIN ST C 4010 S MAIN ST C [PHONE REDACTED] [PHONE REDACTED] CNT COMPANY CNT COMPANY 3946 S MAIN ST C 3946 S MAIN ST ( [PHONE REDACTED] CNT COMPANY 3956 S MAIN ST ( [PHONE REDACTED] SCHMIDT, DORIS C; TR 27W 3900 S ( [PHONE REDACTED] SCHMIDT, DORIS C; TR 3960 S WESTTEMPLE ST [PHONE REDACTED] MUNDINGER, CAROL A; TR 20 W WESTON AVE C [PHONE REDACTED] [PHONE REDACTED] RED ROCK APARTMENTS LC 61 W 3900 S C RED ROCK APARTMENTS LC 51 W 3900 S # A-C 1 C C C C C C [PHONE REDACTED] BENNION, RICHARD C 61 W 3900 S [PHONE REDACTED] REESE, MAX G; TR 4003 S WESTTEMPLE ST [PHONE REDACTED] ZELCH, BRIAN 4025 S WESTTEMPLE ST [PHONE REDACTED] BEESLEY, DAN 4035 S WESTTEMPLE ST [PHONE REDACTED] MOORE ENTERPRISES LLC 4045 S WESTTEMPLE ST , [PHONE REDACTED] ODW ENTERPRISES LTD 55-59W WESTON AVE [PHONE REDACTED] d FIDLER, GEORGE A 53W WESTON AVE Page EWES YOUNG ROBERTSON 8.6 BURNINGHAM NC. SALT LAKE CITA', UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- WEST MilicREEK PROJECT AREA PLAN SALT LAKE COUNTY, UTAH LYRB J PARCEL NUMBER •-,403 OWNER NAME PROPERTY ADDR aik ACREAGE [PHONE REDACTED] [PHONE REDACTED] ' [PHONE REDACTED] [PHONE REDACTED] I [PHONE REDACTED] [PHONE REDACTED] 1_ [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] I [PHONE REDACTED] 1 [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] BAARSMA, WANDA L, ET AL GUYS INC GUY'S INC NELSON, NOELL & SHIRLEY NELSON, NOELL & SHIRLEY; TRS NELSON, NOELL & SHIRLEY NELSON, NOELL & SHIRLEY A; BAKER, CAROL K; ET AL ENGH, PAMELA C; TR ENGH, PAMELA C; TR GUY'S INC 4068 SOUTH MAIN LC DORSEY, WILLIAM H DORSEY, WILLIAM H NELSON, NOELL & SHIRLEY; TRS BAKER, CAROL K; ET AL ENGH, PAMELA C; TR KNOVVLES, LEO G 56W CENTRAL AVE D & P PROPERTIES INC 34W CENTRAL AVE ENGH, PAMELA C; TR ENGH, PAMELA C; TR ENGH, PAMELA C; TR 40725 MAIN ST MAXWELL, CLIVE M; TR 16W CENTRAL AVE BARON LANS LLC 4090 S MAIN ST LOVERIDGE MACHINE & TOOL, INC 40775 WESTTEMPLE ST LOVERIDGE MACHINE & TOOL, INC 4097 S WESTTEMPLE ST OLSETH, DARRELL S & BEVERLY A 3951 S MAIN ST PACK, A1CBAR 3955 S MAIN ST NEWMAN, RICHARD D & 3957 S MAIN ST THIRTY NINTH MAIN ASSOCIATES 3975 S MAIN ST # 1-10 THIRTY NINTH MAIN ASSOCIATES THIRTY NINTH MAIN ASSOCIATES ROBBINS, WILSON K; TR WINDFALL INVESTMENTS LLC WINDFALL INVESTMENTS LLC MH & HH INVESTMENTS, LLC MH & HH INVESTMENTS LLC MARDANLOU, HASSAN MARDANLOU, HASSAN MENNCO CORPORATION ELDREDGE, DAVID 19 W WESTON AVE 21 W WESTON AVE 15W WESTON AVE 90 W GORDON AVE 68 W GORDON AVE 64W GORDON AVE 48-52W GORDON AVE 42W GORDON AVE 36 W GORDON AVE 26W GORDON AVE 4026 S MAIN ST 4068 S MAIN ST # REAR 4036 S MAIN ST 4050 S MAIN ST 67W GORDON AVE 51 W GORDON AVE 21 W GORDON AVE 4072 S MAIN ST 4072 S MAIN ST MALONEY, GERALD K KUCHINSKI, ROBERT B 3999 S MAIN ST # N1-8 3999 S MAIN ST # S1-8 4015 S MAIN ST 4019S MAIN ST 4021S MAIN ST 4031 S MAIN ST 4031 S MAIN ST 4051 S MAIN ST 4051S MAIN ST 3960 S STATE ST 3964 S STATE ST 3976 S STATE ST # REAR 3986 S STATE ST 0.17 0.34 0.23 0.33 0.27 0.17 0.52 0.17 0.17 0.20 0.39 0.27 0.41 0.37 0.46 0.34 0.43 0.26 0.58 0.18 0.18 0.18 0.27 0.29 0.57 1.03 0.82 0.93 0.47 0.47 0.47 0.95 0.86 0.09 0.05 0.82 0.18 0.70 0.42 1.00 0.63 0.50 0.49 LEWIS YOUN(CR011gR1.*:311/4t8g BUIRNINGIIAM. INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAx [PHONE REDACTED] ---PAGE BREAK--- \X.:1,SL MILLCRI I K PI21 111V .AREA PLAN SALT TAKEO \ .1 I LYRB PARCEL NUMBER OWNER NAME PROPERTY ADDRESS d ABAE [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] I [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] GABE INVESTMENTS, LLC VIVACE LLC VIVACE LLC ATWOOD PROPERTIES, LLC BEIFUSS FAMILY LLC BEIFUSS FAMILY LLC BEIFUSS FAMILY LLC MOFFAT, STEVEN R PHILLIPS, D RICH BUTCHER, HARRY L & CLEO L PLATTS, RONALD K 4100 SOUTH STATE LLC 4080 SOUTH RENTALS LLC 4080 SOUTH RENTALS LLC 4100 SOUTH STATE LLC 4100 SOUTH STATE LLC GORODETSICY, PIOTR SHIRAH, RUTH GORODETSKY, PIOTR SDC CORPORATION SAFE HARBOR ASSOCIATES INC PETERSON, ED F & BLOSSOM TONGE, DOUGLAS K 1051 SOUTH 300 WEST LC 1051 SOUTH 300 WEST LC QUESTAR GAS COMPANY OLSCHEWSKI, HERBERT G MAMMCO, LLC MAMMCO, LLC MAMMCO, LLC 4000 S STATE ST 4000 S STATE ST 4012 S STATE ST 53 E GORDON AVE 53 E GORDON AVE _1 49 E GORDON AVE 53 E GORDON AVE 61 E GORDON AVE 3950 S STATE ST 65 E GORDON AVE 4060 S STATE ST 50 E 3900 S 39425 STATE ST 4030 S STATE ST 4022 S STATE ST 15 E CENTRAL AVE 30 E GORDON AVE 46 E GORDON AVE 60 E GORDON AVE 60 E GORDON AVE 37 E CENTRAL AVE 51 E CENTRAL AVE 57 E CENTRAL AVE 67 E CENTRAL AVE 77 E CENTRAL AVE 4070 S STATE ST 4080-4092 S STATE ST 4100 S STATE ST 4100 S STATE ST 4087 S MAIN ST 4095 S MAIN ST 4087 S MAIN ST 3909 S STATE ST 3940 S STATE ST _ 3955 S STATE ST 3965 S STATE ST 124-128 E 3900 S 130 E 3900 S 140 E 3900 S 146 E 3900 S 164 E 3900 S 164 E 3900 S 3926 S 200 E 4 REAR 0.26 0.24 0.50 0.14 0.16 0.14 0.14 0.28 0.30 0.56 1.44 5.68 0.55 1.00 1.00 0.28 0.21 0.17 0.17 0.76 0.23 0.15 0.26 0.34 0.36 0.18 0.37 0.18 0.37 0.05 0.38 0.40 0.16 0.50 0.79 0.52 0.18 0.47 0.02 0.20 0.18 0.35 0.50 [PHONE REDACTED] ELDREDGE, DAVID L [PHONE REDACTED] ELDREDGE, DAVID L VIVACE LLC VIVACE LLC REDMOND, SHARON I GHAFFARIAN, AU REDMOND, KENNITH W STATE STREET BANK AND TRUST RAVARINO, FRANK D; TRS ET AL RAVARINO, ANNETTE K; TR BROADBENT & MCDONALD BUILDING GABE INVESTMENTS, LLC SYMES, SHAWN C r1.1^11r.-n. Page LEWIS YOUNG ROBERTSON & BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAx [PHONE REDACTED] ---PAGE BREAK--- WEST MT1LCREEK PROJECT AREA PLAN SALT LAKE COUNTY, UTAH LYRB PARCEL NUMBER OWNER NAME PROPERTY ADDRESS ACREAGE [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] , [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] n- [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] J. G. LEE DRILLING CO., INC. KOTLER, DAN SELFS AUTOMOTIVE INC SAFE HARBOR ASSOCIATES INC 1051 SOUTH 300 WEST LC OLSCHEWSKI, HERBERT G MAMMCO, LLC BROWN-NE LLC BROWN-NE LLC MOTOR SPORTSLAND INC MSC CORP SAVE WAY TRAILER SALES, INC CALL, RANDY CLINES AUTO SALES INC CLINES AUTO SLAES INC CALL, RANDY J CALL, RANDY J RING WALL PROPERTIES LLC MOUNTAINLAND INVESTING LLC WATSON INVESTMENTS LLC NELSON, BRUCE E NELSON, BRUCE E MDO, L L C MDO, L L C BAILEY, GREG R; TR 3950 S 200 E 0.92 3968 S 200 E 0.50 3939 S STATE ST 0.85 3940 S 200 E 1.15 130 E 3900 S 0.27 1 3915 S STATE ST 0.19 3925 S STATE ST 0.22 i f 146 E 3900 S 0.35 3926 S 200 E 0.15 3971 S STATE ST # A-B 0.02 3971 S STATE ST # A-B 0.89 4001 S STATE ST 6.40 4081 S STATE ST 1.78 4125 S STATE ST 0.27 4091 S STATE ST # A 0.38 4051 S STATE ST 0.59 130-164 E HILL AVE 1.03 4091 S STATE ST # B 0.36 4091 S STATE ST IC 0.61 4153 S 300 W 0.50 265-277W CENTRAL AVE 1 06 255W CENTRAL AVE 0.76 219W CENTRAL AVE 1.37 175 W CENTRAL AVE # 4.81 3.90 145W CENTRAL AVE 0.17 165 W CENTRAL AVE 1.61 3915 SOUTH, LC 3925 SOUTH, LC [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] BAILEY, GREG R; TR BAILEY, GREG R; TR BLACK, DOUGLAS A MCKINNON ENTERPRISES LLC ZIONS FIRST NATIONAL BANK ZIONS FIRST NATIONAL BANK ZIONS FIRST NATIONAL BANK ZIONS FIRST NATIONAL BANK ASH GROVE CEMENT CO ASH GROVE CEMENT CO GIBBONS & REED COMPANY WINDRIVER INVESTMENTS L C BAILEY, TABATHA ELLSWORTH-TRONIER PROPERTIES LEHMAN, E. W. & ANNA CHARNETZKY, NINA 165W CENTRAL AVE 155W CENTRAL AVE 155W CENTRAL AVE 4128 S MAIN ST 4142 S MAIN ST 4180 S MAIN ST 4180 S MAIN ST 4180 S MAIN ST 81 W CENTRAL AVE 81 W CENTRAL AVE 41 W CENTRAL AVE 4186 S MAIN ST 4131 S MAIN ST 4147 S MAIN ST 20 E CENTRAL AVE 32 E CENTRAL AVE 0.35 0.34 1.60 0.98 0.32 0.44 0.32 0.22 0.03 2.62 0.96 7.05 0.18 0.14 0.38 0.13 Page LEWIS YOUNG ROBERTSON 86 BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED] ---PAGE BREAK--- WEST MU:IX:REEK PROJECT AREA PLAN SALT LAKE COUNTY, UTAI I PARCEL NUMBER • - OWNER NAME PROPERTY ADDRESS ACREAGE [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] [PHONE REDACTED] RIDEOUT, TIMOTHY S RIDEOUT, TIMOTHY S RIDEOUT, TIMOTHY S RIDEOUT, TIMOTHY S RIDEOUT, TIMOTHY S BRINGHURST, LEO S; TR C & G BUILDING LC BURTON, STEVEN D BURTON, STEVEN D BURTON, STEVEN D LEVER AUTO SPORTS LC HARDLE, BRUCE K & KAREN BAILEY, BLAINE R & SAGE HILL FARM SAGE HILL FARM KUCHINSKI, ROBERT BURTON, STEVEN D BURTON, STEVEN D SMITH, JACK B SMITH, JACK B; ET AL VANGERVEN, JACK F; TR WRIGHT ENGINEERING WATTS, BARBARA BLAIR, THOMAS M & PALMER, MERRILL J ROSA PROPERTIES LC ROSA PROPERTIES LC ROSA PROPERTIES LC SARFRAZ, MOHAMMAD MURRAY TOWERS LC FINNAS, J RANDALL RANDALL'S BODY SHOP, INC RANDALL'S BODY SHOP, INC SOLAIMANIAN, MIKE J D KINGSTON JR J D KINGSTON JR _ SAVEWAY TRAILER SALES INC CLINE DAHLE INVESTMENTS MRMJ, LLC MRMJ, LLC BALL, A E ENTERPRISES INC LARSEN, RANDY K RICHARD L & AUDREY C 46 E CENTRAL AVE 50 E CENTRAL AVE 66E CENTRAL AVE 68 E 4175 S 78 E CENTRAL AVE 45 E COLUMBIA AVE 49 E COLUMBIA AVE 4120-4122 S STATE ST 4122 S STATE ST 4122 S STATE ST 33 E COLUMBIA AVE 4149 S MAIN ST 31 E COLUMBIA AVE 4125 S MAIN ST 4 E CENTRAL AVE 4143 S MAIN ST 4144 S STATE ST I 4144 S STATE ST 55 E COLUMBIA AVE # 1-3 55 E COLUMBIA AVE 4165 S MAIN ST 4205 S MAIN ST 30-32 E COLUMBIA AVE 36 E COLUMBIA AVE 40 E COLUMBIA AVE 4190 S STATE ST 4190 S STATE ST 4180 S STATE ST 4220 S STATE ST 4220 S STATE ST 4242 S STATE ST 4244 S STATE ST 4244 S STATE ST 4250 S STATE ST 4139 S STATE ST 4141 S STATE ST 4125 S STATE ST 4153 S STATE ST 4201 S STATE ST 4203 S STATE ST 4221 S STATE ST 4277 S STATE ST 4231 S STATE ST 0.13 0.21 021 0.17 0.21 0.34 0.26 0.19 0.09 0.09 0.56 0.14 0.11 0.20 0.15 0.15 0.74 0.13 0.07 0.01 0.59 1.91 0.11 0.24 0.27 0.35 0.64 1.30 1.29 1.95 0.59 0.18 0.62 0.23 0.64 0.85 0.77 2.08 0.13 0.17 0.19 0.47 1.93 Page LEWIS YOUNG ROBERTSON 8s BURNINGHAM, INC. SALT LAKE CITY, UTAH 84101 OFFICE [PHONE REDACTED] FAX [PHONE REDACTED]