Document Millcreek_doc_bee779e31f

DRAFT PROJECT AREA PLAN MILLCREEK CENTER COMMUNITY REINVESTMENT AREA (CRA) MILLCREEK COMMUNITY REINVESTMENT AGENCY, UTAH OCTOBER 2018 ---PAGE BREAK--- Page I 2 Table of Contents TABLE OF CONTENTS 2 DEFINITIONS 3 INTRODUCTION 5 DESCRIPTION OF THE BOUNDARIES OF THE PROPOSED PROJECT AREA 6 GENERAL STATEMENT OF LAND USES, LAYOUT OF PRINCIPAL STREETS, POPULATION DENSITIES, BUILDING DENSITIES AND HOW THEY WILL BE AFFECTED BY THE PROJECT AREA 6 STANDARDS GUIDING THE COMMUNITY REINVESTMENT 7 HOW THE PURPOSES OF THIS TITLE WILL BE ATTAINED BY PROJECT AREA DEVELOPMENT 7 CONFORMANCE OF THE PROPOSED DEVELOPMENT TO THE COMMUNITY'S GENERAL PLAN 7 DESCRIBE ANY SPECIFIC PROJECT OR PROJECTS THAT ARE THE OBJECT OF THE PROPOSED COMMUNITY REINVESTMENT 8 HOW THE AGENCY PLANS TO SELECT A PARTICIPANT 8 REASON FOR SELECTION OF THE PROJECT AREA 8 DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS EXISTING IN THE PROJECT AREA 8 DESCRIPTION OF ANY FINANCIAL ASSISTANCE THAT THE AGENCY ANTICIPATES OFFERING A PARTICIPANT 9 ANTICIPATED PUBLIC BENEFIT TO BE DERIVED FROM THE COMMUNITY DEVELOPMENT 9 EXHIBIT A: LEGAL DESCRIPTION OF FARM MEADOWS CRA 11 EXHIBIT B: PROJECT AREA MAP 13 EXHIBIT B: PARCEL 14 ---PAGE BREAK--- Page I 3 Definitions As used in this Community Reinvestment Project Area Plan, the term: "Act" shall mean and include the Limited Purpose Local Government Entities – Community Reinvestment Agency Act in Title 17C, Chapters 1 through 5, 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. “Agency” shall mean the Millcreek Community Reinvestment Agency, which is a separate body corporate and politic created by the City pursuant to the Act. "Base taxable value" shall mean the agreed value specified in a resolution or interlocal agreement under Subsection 17C-1-102(8) from which tax increment will be collected. “Base year” shall mean the agreed upon year for which the base taxable value is established and shall be incorporated into the interlocal agreements with participating taxing entities. “Blight” shall mean the condition of an area that meets the requirements described in Subsection 17C- 5-405. “City” or “Community” shall mean Millcreek City. “Legislative body” shall mean the City Council of Millcreek City, which is the legislative body of the City. “Plan Hearing” shall mean the public hearing on the draft Project Area Plan required under Subsection 17C-1-102 (41) and 17C-5-104(3)(e). “Project Area” shall mean the geographic area described in the Project Area Plan or draft Project Area Plan where the community reinvestment set forth in this Project Area Plan or draft Project Area Plan takes place or is proposed to take place (Exhibit A & Exhibit “Net Present Value (NPV)” shall mean the discounted value of a cash flow. The NPV illustrates the total value of a stream of revenue over several years in today’s dollars. “Project Area Budget” shall mean (as further described under 17-C-5-303 of the Act) the multi-year projection of annual or cumulative revenues, other expenses and other fiscal matters pertaining to the Project Area that includes: 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; the amount of tax increment expected to be used to implement the Project Area plan; if the area from which tax increment is to be collected is less than the entire Project Area: ---PAGE BREAK--- Page I 4 • the tax identification number of the parcels from which tax increment will be collected; or • a legal description of the portion of the Project Area from which tax increment will be collected; and for property that the Agency owns and expects to sell, the expected total cost of the property to the Agency and the expected selling price. “Project Area Plan” or “Plan” shall mean the written plan (outlined by 17C-5-105 of the Act) that, after its effective date, guides and controls the community reinvestment activities within the Project Area. Project Area Plan refers to this document and all the attachments to this document, which attachments are incorporated by this reference. It is anticipated that the collection of tax increment to fund the MILLCREEK CENTER PLAN will be subject to a taxing entity committee within the Project Area. “Taxes” includes all levies on an ad valorem basis upon land, local and centrally assessed real property, personal property, or any other property, tangible or intangible. “Taxing Entity” shall mean any public entity that levies a tax on any property within the Project Area. “Tax Increment” is as defined by the Act, but in general shall mean the difference between the amount of property tax revenues generated each tax year by all taxing entities from the Project Area 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. “Tax Increment Period” shall mean the period in which the taxing entities from the Project Area consent that a portion of their tax increment from the Project Area be used to fund the objectives outlined in the Project Area Plan. “Tax Year” shall mean the 12-month period between sequential tax roll equalizations (November 1st - October 31st) of the following year, e.g., the November 1, 2017 - October 31, 2018 tax year. To the extent of the foregoing terms are defined by the Act or other applicable statutory law, the definitions set forth in this document are supplemental to those statutory definitions and are intended as clarifications only. ---PAGE BREAK--- Page I 5 Utah Code §17C-5-104 Introduction The Millcreek Community Reinvestment Agency (the “Agency”), following thorough consideration of the needs and desires of Millcreek City (the “City”) and its residents, as well as the City’s capacity for new development, has carefully crafted this draft Project Area Plan (the “Plan”) for the Millcreek Center Community Reinvestment Project Area (the “Project Area”). This Plan is the result of a comprehensive evaluation of the types of appropriate land-uses and economic development for the land encompassed by the Project Area which includes land along both sides of 3300 South, between 900 East to the west and Highland Drive to the east. The Plan is intended to define the method and means of the Project Area from its current state to a higher and better use. The City has determined it is in the best interest of its citizens to assist in the redevelopment of the Project Area. It is the purpose of this Plan to clearly set forth the aims and objectives of development, scope, financing mechanism, and value to the residents of the City and other taxing entities within the Project Area. The Project Area is being created to assist with the creation of a downtown within the City. The Millcreek City Center is envisioned as a remarkable and unique walkable mixed-use lifestyle center that serves as an amenity and central gathering place for the City and its residents. The Project Area is being undertaken as a community reinvestment project area pursuant to certain provisions of Chapters 1 and 5 of the Utah Limited Purpose Local Governmental Entities Community Reinvestment Agency Act (the “Act”, Utah Code Annotated (“UCA”) Title 17C). The requirements of the Act, including notice and hearing obligations, have always been observed throughout the establishment of the Project Area. The realization of the Plan through tax increment funding is subject to a taxing entity committee. Development within the Project Area will help eliminate or reduce 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 community reinvestment undertakings of the Project Area. Resolution Authorizing the Preparation of a Draft Community Reinvestment Project Area Plan Pursuant to the provisions of §17C-5-103 of the Act, the governing body of the Agency adopted a survey resolution authorizing the preparation of a draft Community Reinvestment Project Area Plan on May 14, 2018. Recitals of Prerequisites for Adopting a Community Reinvestment Project Area Plan To adopt a community reinvestment project area plan, the Agency shall; Pursuant to the provisions of §17C-5-104(1)(a) and of the Act, the City has a planning commission and general plan as required by law; ---PAGE BREAK--- Page I 6 UTAH CODE §17C-5-105(1) UTAH CODE §17C-5-105(2) Pursuant to the provisions of §17C-5-104 of the Act, the Agency has conducted or will conduct one or more public hearings for informing the public about the Project Area, and allowing public input into the Agency’s deliberations and considerations regarding the Project Area; and • Pursuant to the provisions of §17C-5-104 of the Act, the Agency has allowed opportunity for input on the draft Project Area Plan 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. Description of the Boundaries of the Proposed Project Area A legal description of the Project Area along with a detailed map of the Project Area is attached respectively as Exhibit A and Exhibit B and incorporated herein. The Project Area includes parcels along both sides of 3300 South, between 900 East to the west and Highland Drive to the east. As delineated in the office of the Salt Lake County Recorder, the Project Area encompasses all the parcels detailed in Exhibit C. General Statement of Land Uses, Layout of Principal Streets, Population Densities, Building Densities and How They Will be Affected by the Project Area General Land Uses The property within the Project Area is currently zoned for commercial and residential uses. This Project Area Plan is consistent with the General Plan of the City. Any zoning change, amendment or conditional use permit necessary to the successful development contemplated by this Project Area Plan shall be undertaken in accordance with the requirements of the City’s Code and all other applicable laws including all goals and objectives in the City’s General Plan. Layout of Principal Streets There are numerous public streets within the Project Area. These streets are outlined in the attached map in Exhibit A. Population Densities There are 268 residences within the Project Area, including multiple apartments, duplexes & other multi- family housing complexes. The average household size within Salt Lake County is 2.97. Therefore, it is estimated that there is a population of approximately 795 within the Project Area, or 4.85 persons per acre. It is anticipated that the Project Area development will increase the population size within the Project Area. Building Densities There are currently 442 buildings within the Project Area. It is anticipated that the redevelopment of the Project Area will result in additional buildings and increased density within the City Center. ---PAGE BREAK--- Page I 7 UTAH CODE §17C-5-105(3) UTAH CODE §17C-5-105(4) UTAH CODE §17C-5-105(5) Impact of Community Reinvestment on Land Use, Layout of Principal Streets, and Population Densities Community reinvestment activities within the Project Area will mostly consist of redevelopment of underutilized areas. Land Use – It is anticipated that future development within the Project Area will include: residential, commercial, office and public gathering space Layout of Principal Streets – It is anticipated that the community reinvestment of the Project Area will not alter the layout of the principal streets in the area. Future Development may include altering secondary streets and constructing new streets. Population Densities –The Project Area will include residential development; therefore, the population density will increase within the Project Area. Standards Guiding the Community Reinvestment To provide maximum flexibility in the development and economic promotion of the Project Area, and to encourage and obtain the highest quality in development and design, specific development controls for the uses identified above are not set forth herein. Each development proposal in the Project Area will be subject to appropriate elements of the City’s proposed General Plan; the Zoning Ordinance of the City, including adopted Design Guidelines pertaining to the area; institutional controls, deed restrictions if the property is acquired and resold by the Agency, other applicable building codes and ordinances of the City; and, as required by ordinance and agreement, review and recommendations of the Planning Commission and approval by the Agency. Each development proposal by an owner, tenant, participant or a developer shall be accompanied by site plans, development data and other appropriate material that clearly describes the extent of proposed development, 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 City. How the Purposes of this Title Will Be Attained By Project Area Development It is the intent of the Agency, with the assistance and participation of private developers and property owners, to facilitate the development within the Project Area Conformance of the Proposed Development to the Community's General Plan The proposed Community Reinvestment Project Area Plan and the development contemplated are consistent with the City’s proposed General Plan and land use regulations. ---PAGE BREAK--- Page I 8 UTAH CODE §17C-5-105(7) UTAH CODE §17C-5-105(8) UTAH CODE §17C-5-105(9) UTAH CODE §17C-5-105(10) Describe any Specific Project or Projects that are the object of the Proposed Community Reinvestment The Project Area is being created to assist with the creation of a downtown within the City. The Millcreek City Center is envisioned as a remarkable and unique walkable mixed-use lifestyle center that serves as an amenity and central gathering place for the City and its residents. The Project Area will include residential, office, commercial & public gathering spaces. The city center area is envisioned as a place where mixed use buildings will rise between four and seven stories, with the potential for a flagship mixed use building rising 15 stories. How the Agency Plans to Select a Participant The City and Agency will select or approve such development as solicited or presented to the Agency and City that meets the development objectives set forth in this plan. The City and Agency retain the right to approve or reject any such development plan(s) that in their judgment do not meet the development intent for the Project Area. The City and Agency may choose to solicit development through an RFP or RFQ process, through targeted solicitation to specific industries, from inquiries to the City, EDC Utah, and/or from other such references. The City and Agency will ensure that all development conforms to this plan and is approved by the City. All potential developers may need to provide a detailed development plan including sufficient financial information to provide the City and Agency with confidence in the sustainability of the development and the developer. Such a review may include a series of studies and reviews including reviews of the Developers financial statements, third-party verification of benefit of the development to the City, appraisal reports, etc. Any participation between the Agency and developers and property owners shall be by an approved agreement. Reason for Selection of the Project Area As Utah’s newest city, Millcreek currently lacks a central downtown area. City residents, leaders & other key stakeholders have identified the Project Area as the future site of the City’s downtown center. Much of the Project Area is currently underutilized and has suffered from a lack of investment over the last few decades. With tax increment, the City and Agency believe the Project Area will serve as an amenity and central gathering space for the whole City and will serve as an engine of population and tax base for the City. Description of Physical, Social and Economic Conditions Existing in the Project Area Physical Conditions The Project Area consists of approximately 164 acres of relatively flat, privately and publicly owned land as shown on the Project Area map. ---PAGE BREAK--- Page I 9 UTAH CODE §17C-5-105(11) UTAH CODE §17C-5-105(12) Social Conditions There are currently 268 residential units within the Project Area. There are currently no parks or other social gathering spaces within the Project Area Economic Conditions The Agency wants to encourage upgrades and improvements within the Project Area that will directly benefit the existing economic base of the City. Description of any Financial Assistance that the Agency Anticipates Offering a Participant Tax increment arising from the development within the Project Area shall be used for public infrastructure improvements, Agency requested improvements and upgrades, on-site improvements, desirable Project Area improvements, land assemblage, and other items as approved by the Agency. Subject to provisions of the Act, the Agency may agree to pay for eligible costs and other items from taxes during the tax increment period which the Agency deems to be appropriate under the circumstances. In general, tax incentives may be offered to achieve the community development goals and objectives of this plan, specifically to: Foster and accelerate economic development; Stimulate job development; Promote the use of transit and the walkability of the area; Make needed infrastructure improvements to roads, street lighting, water, storm water, sewer, and parks and open space; Assist with property acquisition and/or land assembly; and Provide attractive development for high-quality tenants. The Project Area Budget will include specific participation percentages and timeframes for each taxing entity. Anticipated Public Benefit to be Derived from the Community Development The Beneficial Influences upon the Tax Base of the Community The beneficial influences upon the tax base of the City and the other taxing entities will include increased property tax revenues, job growth, and affordable housing opportunities in the community. The increased revenues will come from the property values associated with new construction in the area. Job growth in the Project Area will result in increased wages, increasing local purchases and benefiting existing businesses in the area. Job growth will also result in increased income taxes paid. Additionally, business growth will generate corporate income taxes. ---PAGE BREAK--- Page I 10 There will also be a beneficial impact on the community through increased construction activity within the Project Area. Positive impacts will be felt through construction wages paid, as well as construction supplies purchased locally. “But For” Analysis “But-for” the creation of the CRA and public participation, the costs associated with creating a city center, including: land assemblage, parking structures, site improvements, etc. will be too high and the land within the Project Area will remain in its current state. Cost/Benefit Analysis Based on the land use assumptions and tax increment participation levels, the following tables outline the benefits anticipated in the Project Area. As shown below, the proposed community reinvestment will create a net benefit to the City and the other taxing entities that participate in the Project Area. TABLE 1: PROJECT AREA REVENUES Entity Property Tax Sales Tax Total Revenues Salt Lake County (Including Library) $5,214,926 $3,099,993 $8,314,919 Granite School District 15,786,049 - 15,786,049 Millcreek City 4,060,538 $1,771,425 5,831,963 South Salt Lake Valley Mosquito Abatement District 30,272 - 30,272 Mt. Olympus Improvement District 563,067 - 563,067 Central Utah Water Conservancy District 807,264 - 807,264 Unified Fire Service Area 3,749,742 - 3,749,742 Total Revenues $30,211,858 $4,871,418 $30,211,858 TABLE 2: PROJECT AREA EXPENDITURES Entity CRA Budget General Government Public Works Public Safety Total Expenditures Salt Lake County (Including Library) $4,171,941 $111,194 - - $4,283,135 Granite School District 12,628,839 363,950 - - 12,992,789 Millcreek City 3,248,431 629,126 529,741 954,658 5,361,956 South Salt Lake Valley Mosquito Abatement District 24,218 1,539 - - 25,757 Mt. Olympus Improvement District 450,453 73,023 - - 523,476 Central Utah Water Conservancy District 645,811 45,338 - - 691,149 Unified Fire Service Area 2,999,793 182,521 - - 3,182,314 Total Expenditures $24,169,487 $1,406,691 $529,741 $954,658 $27,060,576 The total net benefit to the taxing entities of participating in the Project Area is $8,022,700, with the City’s net benefit being $470,007. ---PAGE BREAK--- Page I 11 EXHIBIT A: Legal Description of Millcreek Center CRA That Area of Millcreek, A Municipal Corporation to be known as the Millcreek Center Community Reinvestment Agency located in the Southwest, Southeast, and Northeast Quarters of Section 29, the West Half of Section 28, and the Northwest Quarter of Section 33, Township 1 South, Range 1 East, Salt Lake Base and Meridian, also being located in Blocks 21-23, 28, and 27 of the Ten Acre Plat Big Field Survey. Said Community Reinvestment Agency is further described as follows: Beginning at the North right of way line of 3370 South Street and the East right of way line of 900 East Street, said point being located 496 feet South of the Northwest corner of Lot 9, Block 21 of said Ten Acre Plat thence North along said East right of way line 1052 feet, more, or less, to the Northwest corner of the property described in that Quit Claim Deed recorded in Book 10261, at Page 8754; thence Easterly along the North boundary of said property 363 feet, more, or less, to the West right of way of Lincoln Street; thence South along said right of way 79.94 feet, more, or less; thence East along the South boundary of The Aspens Condominiums as depicted on that Plat recorded in Book 96, at Page 345, 193 feet, more, or less, and North along the East boundary of said Condominiums 17.8 feet, more, or less, to the Southwest corner of the property described in that Warranty Deed recorded in Book 6772, at Page 75; thence East along the South boundary of said property and extension thereof 226.5 feet, more, or less, to the East right of way line 1000 East Street; thence North along said right of way 315 feet, more, or less, to the North right of way line of Riches Avenue; thence East along said right of way 365 feet, more, or less, to the Millcreek/Salt Lake City boundary as depicted on that Final Local Entity Plat recorded in Book 2016, at Page 344; thence Easterly along said boundary 11,920 feet, more, or less, to the intersection of the northerly extension of the Easterly right of way of Mountair Drive and the North right of way of 3010 South Street; thence Southerly along said extension, and Easterly right of way of Mountair Drive 1057.33 feet, more, or less, to the Southerly right of way of Crescent Drive; thence Easterly 70.25 feet, more, or less, along said right of way and continuing Southerly along the Westerly right of way of 3150 South Street 183.68 feet, more, or less, to the Northeast corner of lot 336 in the Mountair Acres Addition No.7 Subdivision recorded in Book K, at Page 12; thence S. 79°40’00” W. 97.96 feet to the Northwest corner of said lot and said Subdivision boundary; thence the following two courses along said boundary; South 159.00 feet; 2 S. 89°20’00” E. 133.95 feet, more, or less, to the Northeast corner of the property described in that Warranty Deed recorded in Book 10460, at Page 9488; thence South along the East boundary of said property and southerly extension thereof 151 feet, more, or less, to the south right of way of Woodland Avenue; thence Easterly along said South right of way 127 feet, more, or less, to the East boundary of the property described in that Warranty Deed recorded in Book 8697, at Page 6736; thence Southerly along the Easterly boundaries of said property, the property described in that Special Warranty Deed recorded in Book 10356, at Page 3156, and the property described in that Quit Claim Deed recorded in Book 9028, at Page 2104, 434 feet, more, or less, to the Southwest corner of the property described in that Quit Claim deed recorded in Book 5993, at Page 530; thence East along the South boundary of said property 107 feet, more, or less, to the Northwest corner of the property described in that Warranty Deed recorded in Book 10191, at Page 5211; thence along the boundary of said property and extension thereof the following two courses; South 62 feet; East 144.37 feet, more, or less, to the East right of way of Orchard Street; thence South along said right of way and Southerly extension thereof 189 feet, more, or less, to the South right of way of 3300 South Street; thence East along said right of way 377 feet, more, or less, to the Northwest corner of the property described in that Warranty Deed recorded in Book 9617, at Page 728; thence South along the West boundaries of said property, the property described in that Warranty Deed recorded in Book 8606, at Page 635, and the property described in that Special Warranty Deed recorded in Book 10019, at Page 9432, 352 feet, more, or less, to the North right of way of 3350 South Street; thence West along said right of way 93 feet, more, or less, to the Southeast corner of the property described in that Quit Claim Deed recorded in Book 6667, at Page 1015; thence North along the East boundary of said property 183.5 feet, more, or less, to the Northeast corner of said corner of said property; thence Westerly along the North boundaries of said property described in that Quit Claim Deed recorded in Book 6667, at Page 1015, the property described in that Certificate of Death recorded in Book 7779, at Page 1495, the property described in that Warranty Deed recorded in Book 10452, at Page 2556, the ---PAGE BREAK--- Page I 12 property described in that Warranty Deed recorded in Book 10680, at Page 3178, the property described in that Warranty Deed recorded in Book 7558, at Page 2857, the property described in that Warranty Deed recorded in Book 10471, at Page 7529, and the property described in that Quit Claim Deed recorded in Book 9623, at Page 537, 409 feet, more, or less, to the Northwest corner of said property; thence South along the West boundary of said property and Southerly extension thereof 230.9 feet, more, or less, to the South right of way of 3350 South Street; thence East along said right of way 28 feet, more, or less, to the Northwest corner of the property described in that Warranty Deed recorded in Book 10526, at Page 2126; thence Southerly along the Westerly boundaries of said property, and the property described in that Warranty Deed recorded in Book 7443, at Page 2016, 396 feet, more, or less, to the Southeast corner of the property described in that Warranty Deed recorded in Book 8417, at Page 7130; thence West along the South boundary of said property and Westerly extension thereof 151 feet, more, or less, to the Westerly right of way of Highland Drive; thence Southerly along said right of way 1643 feet, more, or less, to the South corner of the property described in that Correction Special Warranty Deed recorded in Book 10132, Page 7194; thence Northerly along the Westerly boundaries of said property, the property described in that Warranty Deed recorded in Book 9825, at Page 5279, the property described in that Warranty Deed recorded in Book 3849, at Page 149, and the property described in that Warranty Deed recorded in Book 10186, at Page 6973, 802 feet, more, or less, to the South Boundary of the Luckland Subdivision as depicted on that Subdivision Plat recorded in Book N, at Page 66; thence East along said boundary 110 feet, more, or less, to the Southeast corner of said Subdivision; thence Northerly along the Easterly Boundary of said Subdivision 583 feet, more, or less, to the most Northerly corner of lot 15 of said Subdivision; thence westerly along the northerly boundary of said lot to the East corner of the property described in that Quit Claim Deed recorded in Book 6337, at Page 1159; thence Northerly along the Northeasterly boundary of said property 110.51 feet, more, or less, to the East boundary of lot 13 of said Luckland Subdivision; thence Northerly along the Easterly boundaries of lots 13 and 11 of said Subdivision 161.51 feet, more, or less, to the Southeast corner of the property described in that Special Warranty deed recorded in Book 10130, at Page 1403; thence Northwesterly 961 feet, more, or less, along the Northeasterly boundaries of said property, lot 9 of said Luckland Subdivision, and the property described in that Decree recorded in Book 6131, at Page 1742 to the East right of way of 1300 East Street; thence West 66 feet, more, or less, to the West right of way line of said Street and the North right of way of Ridgedale Lane, said point also being the Southeast corner of the property described in that Warranty Deed recorded in Book 10669, at Page 8489; thence Westerly along the Southerly boundaries of said property, and the property described in that Warranty Deed recorded in Book 10563, at Page 585, 469 feet, more, or less, to the Northeast corner of the property described in that Warranty Deed recorded in Book 10154, at Page 153; thence Westerly along the Northerly boundaries of said property, the properties described in that Warranty Deed referred to as Parcels 1 and 2 recorded in Book 10542, at Page 6556 , the property described in that Quit Claim Deed referred to as Parcel 2 recorded in Book 6640, at Page 1757, and the properties described in that Warranty Deed recorded in Book 6355, at Page 2323, 479 feet, more, or less, to the East boundary of the Millcreek Hollow Condominiums as depicted on that Plat recorded in Book 2004, at Page 001; thence Southerly and Westerly along said boundary and Westerly extension thereof 914 feet, more, or less, to the Westerly right of way of 1100 East Street; thence Southerly along said right of way 255 feet, more, or less, to the Southeast corner of the property described in that Quit Claim Deed recorded in Book 8490, at Page 3453, said point being 8 feet south of the Southeast Corner of Lot 10, Block 21, Ten Acre Plat Big Field Survey; thence West along the South boundary of said property 145 feet, more, or less, and continuing North along the West boundary of said property 8 feet, more, or less, to the South line of said lot 10; thence West along the South lines of lots 10, and 9 of said Ten Acre Plat 990 feet, more, or less, to the Southwest corner of the property described in that Quit Claim Deed recorded in Book 10248, at Page 6197; thence North along the West boundary of said property 24.75 feet, more, or less, to the North right of way of 3370 South Street; thence Westerly along said right of way 400 feet, more, or less, to the point of beginning. The above described Community Reinvestment Agency contains 163.574 acres, more, or less. ---PAGE BREAK--- Page I 13 EXHIBIT B: Project Area Map MAP OF PROPOSED PROJECT AREA BOUNDARIES ---PAGE BREAK--- Page I 14 EXHIBIT C: Parcel List Taxable Property Schedule (2018) Parcel_ID Owner Acres 16293290180000 SOUTHLAND CORPORATION, THE 0.52 16293290350000 SIMMONS, RALPH M; TR 0.38 16293290360000 SEMNANI FAMILY FOUNDATION 0.44 16293290370000 SEMNANI FAMILY FOUNDATION 0.44 16293290520000 SIMMONS, RALPH M; TR 0.07 16293290530000 KOSMAS, MARY 0.20 16293290540000 EK STUDIOS LLC 0.21 16293290680000 MILLCREEK 9 LLC 1.14 16293300420000 PARKIN, LESLIE & 0.10 16293300430000 DARR, JOHN H 0.10 16293300440000 HOCKEMIER, RON & 0.10 16293300470000 WONG, SAMMY K; TRS 0.37 16293300480000 CALFA REAL ESTATE LLC 0.10 16293300490000 HOLLAND, RUTH 0.10 16293300500000 COOKE, ALICIA M B 0.23 16293300590000 SIL INC 0.33 16293300760000 SIL INC 0.48 16293300770000 WONG, SAMMY K; TR ET AL 0.37 16294040010000 PETERSEN, KYLE D 0.13 16294040020000 JESSUP, JENNIFER & 0.12 16294040030000 GATES, JOHN D; 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TR ET AL 0.04 16292770480000 PAINTER PLACE PUD 0.72 16292780070000 SJC MANAGEMENT LLC 0.30 16292780110000 STERLING FIDUCIARIES LLC; TR 0.35 16292780120000 BRUNSON, RUJEAN R. 0.36 16292780130000 HILBIG, TIMOTHY K 0.35 16292780160000 HALLER, FRANCES L 0.29 16292780170000 BELKO, GERALD F & 0.30 16292780180000 BELKO, G FRANK 0.29 16292780200000 SALT LAKE COUNTY 0.01 16292780260000 S J C MANAGEMENT LLC 0.01 16292780290000 MALONE, ROGER 0.61 16292780360000 CAPITAL ASSETS 401(K) PLAN 0.19 16292780380000 CAOUETTE, CHERRY P; TR 0.17 16292780400000 ACKER, KAREN 0.11 16292780420000 WONG, JAN S 0.11 16292780430000 CEUNINCK, LAUREN A 0.14 16292780440000 BRUNISHOLZ, ARTHUR C 0.15 16292780570000 GIBSON, JEFFREY S & 0.47 16292780580000 KUNZ, STEVEN R & 0.50 16292780590000 GARSIDE, MELINDA & 0.25 16292800080000 SALT LAKE COUNTY ---PAGE BREAK--- Page I 24 Roads, Easements, Right-of-Ways, etc. 31.91 Total 163.57