Entity: Taylorsville
Body: Redevelopment Agency of Taylorsville City Board
| Notice Title: | Amended Center Point CDA Plan |
| Notice Tags: | Economic Development |
| Meeting Location: | 2600 West Taylorsville Blvd. Taylorsville 84129 |
| Event Date & Time: |
December 30, 2013 December 30, 2013 11:18 AM |
| Description/Agenda: |
Center Point
Community Development Project Area
Project Area Plan
September 2013
Adopted: October 16, 2013
Amended: December 11, 2013
Redevelopment Agency of Taylorsville City
2600 West Taylorsville Blvd.
Taylorsville, Utah 84129
Table of Contents
Introduction – Center Point Community Development Project Area
(Center Point CDA or Project Area) 1
Section 1 – Legal Description of Center Point CDA 2
Section 2 – Project Area Characteristics and How They Will Be Affected
by Community Development 4
A. Land Uses in the Project Area 4
B. Layout of Principal Streets in the Project Area 4
C. Population Densities in the Project Area 5
D. Building Intensities in the Project Area 5
Section 3 – Standards To Guide the Center Point CDA 6
A. Development Objectives 6
B. Design Objectives 6
C. Specific Design Objectives 7
Section 4 – How the Purposes of the State Law Would Be Attained
by Community Development 8
A. Techniques to Achieve Center Point CDA Plan Objectives 8
Section 5 – How the Plan Is Consistent with the City’s General Plan 9
A. General Plan 9
B. Zoning Ordinances 9
Section 6 – Description of the Specific Projects That are the Object
of the Proposed Community Development 9
Section 7 – Ways in Which Private Developers Will Be Selected to
Undertake the Community Development 10
A. Selection of Private Developers 10
B. Identification of Developers Who Are Currently Involved
in the Proposed Development . 10
Section 8 – Reasons for the Selection of the Center Point CDA 10
Section 9 – Description of the Physical, Social, and Economic Conditions
Existing in the Center Point CDA 11
A. Physical Conditions 11
B. Social Conditions. 12
C. Economic Conditions 12
Section 10 – Description of any Tax Incentives Offered to Private Entities
for Facilities Located in the Center Point CDA 13
Section 11 – Analysis of the Anticipated Public Benefit to Be Derived
from the Community Development 14
APPENDIX A Center Point CDA Map & Legal Description 16
A-1 Center Point CDA Map
A-2 Center Point CDA Legal Description
APPENDIX B Center Point CDA Land Use Maps 18
B-1 Current Land Use
B-2 Current Zoning
APPENDIX C Demographics 22
C-1 Map
C-2 Market Profile
C-3 Demographics and Income
APPENDIX D Economic Benefit Analysis of the Center Point
Community Development Project Area 36
APPENDIX E Illustrative Drawings 56
APPENDIX F Design Guidelines - City 59
Introduction
The proposed Center Point Community Development Project Area (Center Point CDA or Project Area) created pursuant to Utah Code Ann. §17C-4-101 et seq. (the “Act”) is located along Redwood Road between approximately 5300 South and I-215 (see Exhibit A-1 – Center Point CDA Area Map). The Center Point CDA consists of approximately 179.525 acres and is the commercial hub of the City of Taylorsville (“City”). The Project Area is located near the Redwood Road off ramp of I-215, at a point on Redwood Road with substantial traffic counts, and is a gateway to the central west portion of the Salt Lake Valley.
Private property within the Center Point CDA is primarily composed of commercial properties including neighborhood shopping centers, restaurants, general retail, service, vacant commercial, and small scale office buildings. (see Exhibit B-1 – Land Use Map).
Figure 1 – Plaza 5400
Figure 2 – Plaza 5400
Figure 3 – Walmart Shopping Center
Figure 4 – Family Center North
The majority of structures within the Center Point CDA were constructed between the early 1980s and mid-1990s. Very little new construction has taken place since the 1990s with the notable exception of the Walmart.
Section 1 Legal Description of Center Point CDA
The boundaries of the Project Area are as follows:
A part of Section 15 and South Half of Section 10, Township 2 South, Range 1 West, Salt Lake Base and Meridian, U.S. Survey.
Beginning at a point located South 0°11’57” West 69.12 feet from the Center of Section 15, Township 2 South, Range 1 West; thence South 89°56’13” West 53.02 feet to the northerly right of way of I-215; thence 5 courses along said northerly right of way as follows: (1) South 84°06’22” West 873.30 feet to a 1045.92 foot radius curve; (2) along said curve 294.56 feet to the right delta equals 16°08’09” long cord bears North 87°48’51” West 293.58 feet; (3) North 78°56’06” West 30.56 feet; (4) North 76°43’15” West 375.70 feet; and (5) North 67°15’40” West 138.90 feet to the southwest corner of Parcel 2115151031; thence along the westerly boundary of said Parcel two courses as follows: (1) North 89°56’25” East 40.82 feet and (2) North 0°03’09” West 148.20 feet to the southwest corner of Parcel 211515103; thence along the westerly and northerly sides of said Parcel two courses as follows: (1) North 0°02’55” West 281.79 feet and (2) North 89°56’30” East 191.63 feet to the Northwest corner of Parcel 211517602; thence North 89°56’23” East 285.63 feet to the Northeast corner of Parcel 2115176013, said point also being on the westerly property line of Parcel 2115176014; thence along the westerly property lines of Parcels 2115176014, 211517602, and 211517601 North 0°02’52” West 337.50 feet; thence South 89°57’05” West 9.77 feet to the west right of way of 1900 West Street; thence North 0°02’59” West 477.12 feet along said west right of way; thence South 89°56’22” West 82.94 feet to the southwest corner of Parcel 2115127004; thence North 0°04’28” West 1351.11 feet along the westerly property line of parcels 2115127004, 2115127003, 2115127002, and 2115127001 to the northwest corner of Parcel 2115127001 and the south right of way of 5400 South Street; thence along the northerly side of parcel 2115127001 North 89°48’56” East 127.05 feet; thence South 45°13’56” East 18.43 feet; thence North 0°00’39” West 119.03 feet to the north right of way of 5400 South Street; thence along said right of way South 89°44’40” West 77.17 feet to the southwest corner of Parcel 2110379013; thence along the west and north sides of said parcel North 0°13’19” West 611.96 feet and North 89°57’05” East 1211.30 feet to the west right of way of Redwood Road; thence North 89°57’05” East 53.18 feet to the westerly side of Parcel 2110451004; thence North 89° 57’05” East 52.86 feet to the easterly assumed right of way of Redwood Road; thence along said assumed right of way line South 0°03’00” East 256.84 feet to a point on the westerly line of Parcel 2110451004; thence four courses along said westerly property line as follows: (1) South 0°03’00” East 275.00 feet to a 25 foot radius curve to the left, (2) Along said curve 2.94 feet, delta equals 6°44’17” Long Cord bears South 3°25’08” East 2.94 feet, (3) North 89°43’32” East 18.62 feet, and (4) South 31°05’15” East 25.85 feet to the northerly right of way of 5400 South Street; thence four courses along said northerly right of way as follows: (1) North 89°53’30” East 264.90 feet to a 11544.20 foot radius curve to the right, (2) Along said curve 631.32 feet Delta equals 3°08’00” and Long Chord bears South 88°32’30” East 631.24 feet, (3) South 86°58’30” East 181.10 feet, and (4) South 87°13’58” East 205.54 feet; thence South 2°30’33” West 198.56 feet to the Northwest corner of Crosspointe Condominiums Part 1- Phase 2 said point also being on the easterly right of way of 1500 West Street;
thence South 183.19 feet along the easterly right of way of 1500 West Street to a point 64.23 feet perpendicularly distant from the northeasterly corner of parcel 21152010250000; thence West 64.23 feet to the northeasterly corner of said parcel, said point also being on the west right of way of 1500 West Street; thence along the northerly line of said parcel West 224.85 feet; thence five courses along the westerly line of said parcel as follows: (1) South 0°00’02” West 353.47 feet; (2) South 45°00’00” West 98.99 feet; (3) West 106.41 feet; (4) South 44°11’34” West 50.21 feet; and (5) South 564.34 feet to a point on the northerly line of parcel 21152510100000; thence along the northerly line of said parcel North 89°53’12” West 814.17 feet to the northwesterly corner of said parcel, said point also being on the east right of way line of Redwood Road; thence two courses southerly along the westerly line of said parcel as follows: (1) South 0°03’47” West 473.28 feet more or less and (2) South 44°42’47” East 22.58 feet more or less to the southwesterly corner of said parcel, said point also being on the north right of way line of Thornhill Drive (5680 South Street); thence two courses southeasterly along the south line of said parcel and the north line of Thornhill Drive as follows: (1) South 89°37’17” East 52.11 feet to a point on a 609.48 foot radius curve to the right and (2) southeasterly along said curve 192.05 feet Delta equals 18°03’14” long chord bears South 80°20’16” East 191.25 feet to the northwesterly corner of parcel 21152520400000; thence along the northerly line of said parcel South 89°51’45” East 1018.90 feet to the northeasterly corner of said parcel said point also being on the west right of way of 1500 West Street; thence along the easterly line of said parcel and westerly right of way of 1500 West Street South 0°08’36” West 40.21 feet; to the Southeast corner of Parcel 211525204; thence two courses along said parcel as follows: (1) North 89°51’45” West 477.16 feet and (2) South 0°08’30” West 349.04 feet to the northeast corner of Parcel 2115251016; thence South 0°08’36” West 425.00 feet to the northerly right of way of I-215; thence seven courses along said right of way as follows: (1) North 54°09’30” West 54.92 feet, (2) North 47°34’26” West 50.00 feet, (3) North 57°56’00” West 139.03 feet to an 805.44 foot radius curve to the left, (4) Along said curve 301.70 feet Delta equals 21°27’43” and Long Chord bears North 58°18’19” West 299.94 feet to the Southeast corner of Parcel 2115251021, (5) North 71°36’25” West 74.03 feet, (6) North 18°56’34” West 2.28 feet to the southeast corner of Parcel 2115251019; and (7) North 77°57’30” West 276.42 feet to the southwest corner of Parcel 2115251019 and the east right of way line of Redwood Road; thence along the said right of way line South 0°03’47” East 430.20 feet more or less; and thence South 89°56’13” West 53.32 feet to the point of beginning.
Contains 6,719,727 square feet or 154.26 Acres.
A map of the Center Point CDA is attached and incorporated herein as Exhibit A-1.
Section 2 Project Area Characteristics and How They Will Be Affected by Community Development
Land Uses in the Project Area
Land uses in the Center Point CDA will be those uses allowed by the officially adopted zoning ordinances of the City and the controls and guidelines of this Community Development Project Area Plan.
It is expected that the current uses in the Center Point CDA will be affected by community development as follows: The property within the Project Area is currently zoned Community Commercial (CC), Regional Commercial (RC), Limited Commercial (LC), and Professional Office (PO). Approximately 88% of the property is zoned Regional Commercial. It is expected that much of the commercial building area will be expanded, rebuilt, or renovated. Private and public investment will play a vital role in regard to when rehabilitation will occur. The most common commercial uses in the area are big box retail, variety retail, services, and restaurants. Most of the Center Point CDA area will most likely remain commercial in the future.
Layout of Principal Streets in the Project Area
The layout of the principal streets in the Center Point CDA is shown on the Project Area map attached as Exhibit A-1. It is expected that development in the Project Area could affect the existing streets as follows: (a) one or more of the existing streets may be improved; (b) one or more new streets may be constructed to further development objectives; (c) intersection improvements may be made throughout the area to enhance flow through the intersections and increase traffic capacity in the area; and (d) access management policies may be implemented throughout the area to enhance flow, mobility, and increase traffic capacity.
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Population Densities in the Project Area
The Center Point CDA does not contain residential development. Appendix C contains demographic information for the Project Area and areas surrounding the Project Area. The data is identified by a ¼ mile radius, a ½ mile radius, and one mile radius, centered at 5600 South Redwood Road (the approximate midpoint of the Project Area). Within the ½ mile radius, there are 4,636 persons residing in 1,779 households. The neighborhood appears to be aging, as 3,229 persons or 70% of the populations are over the age of 19. For the Salt Lake Valley, having less than 30% of the population under the age of 18 is atypical. Approximately 54% of the households are comprised of either one or two persons.
Approximately 46% of the population within a ½ mile radius lives in owner occupied housing units, while 10% of all housing units are vacant.
The planned changes in the Project Area will not have an effect on the residential population of the Project Area. Community development is expected to increase the day-time population of the commercial areas as commercial properties are improved/developed.
Building Intensities in the Project Area
A detailed land use and intensity analysis of all properties within the Project Area was conducted by the Taylorsville Economic Development Department (see Appendix B). Based on the stated objectives of this Plan (“Plan”) it is anticipated that building intensities in the Project Area will be affected in the following ways:
1. Increased commercial intensities will likely occur through development, and through redevelopment and renovation of various existing properties in the Project Area. Properties in the Project Area may be impacted or be altered in a cosmetic (e.g. façade improvement) or functional (e.g. access/parking lot improvement) way, and others may be impacted or altered by increase the footprint of existing structures, construction of additional buildings, or increase in building height.
2. Under the provisions of the Taylorsville Land Development Code, properties located in the RC (Regional Commercial) designation may have a maximum height of 75’; The majority of existing buildings in the Project Area are single story structures with a typical height ranging between 20’ to 30’ in height. As mentioned above, existing building heights may change as a result of community development efforts.
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Section 3: Standards to Guide the Center Point CDA
Development Objectives:
The following development objectives will guide community development in the Center Point CDA:
1. Promote and market the Project Area for redevelopment that will enhance the economic health of the community through diversification of the City’s commercial tax base;
2. Assist in the expansion, rehabilitation, or re-construction of buildings if sound long-term economic activity can be maintained or increased thereby;
3. Encourage development and redevelopment through the assembly of land into appropriately sized and shaped parcels for expanded economic activity;
4. Recruit new anchor tenants;
5. Develop a “restaurant park” concept;
6. Align economic development activities with transportation improvements;
7. Identify required infrastructure improvements and cost estimates;
8. Provide an attractivelocation at the City’s main commercial district;.
9. Provide attractive and functional utilities and other infrastructure to attract and encourage expanded business activity;
10. Provide attractive and functional buildings, streetscapes, parking areas and landscaping to attract and encourage expanded business activity;
11. Coordinate and improve the transportation system improvements within the Project Area, including road improvements, access management, pedestrian/bicycle amenities, and potential mass transit services.
Design Objectives
Subject to the development objectives and other provisions of this Plan, owners and developers will be expected to achieve to the highest quality of design and development. Each development proposal will be considered subject to:
1. Applicable elements of the City’s General Plan;
2. Applicable development ordinances of the City;
3. Applicable building codes of the City;
4. Applicable design standards of the City (Title 13 of Taylorsville City Code);
5. Review and recommendation by the City Planning Commission; and
6. Review and recommendation by the Redevelopment Agency of Taylorsville City (the “Agency”) to ensure that the development is consistent with this Plan.
A review and analysis of all development proposals will also be made by the Taylorsville Economic Development Department. Each development proposal by an owner or developer must include a site plan, development data and other appropriate material that clearly describes the extent of the proposed development, including land coverage, setbacks, heights, massing, architectural design, off-street parking and any other data determined to be necessary or requested by the City or the Agency.
The general design of specific projects may be developed or approved by the Agency in coordination with the Planning Commission. The particular elements of the design should be such that the overall development of the Center Point CDA will:
1. Provide an attractive environment.
2. Blend harmoniously with the adjoining areas.
3. Provide for the optimum amount of open space and well-landscaped areas.
4. Provide parking areas appropriately designed, screened, and landscaped to blend harmoniously with adjacent areas.
5. Provide safe, effective, and attractive pedestrian features.
6. Comply with the provisions of this Plan.
Specific Design Objectives
The specific design objectives incorporated below guide the City, developers, and owners to create a unified development, in both form and architectural style. For further details, refer to Appendix F.
1. Building Design Objectives:
New development and redevelopment shall:
a. Be in harmony with the surrounding area and exhibit a high quality appearance;
b. Utilize high quality and low maintenance building materials;
c. Utilize predominantly earth tone colors on all exterior surfaces;
d. Take into account CPTED (crime prevention through environmental design) principals in order that all buildings and developments provide a safe and secure environment for employees and customers;
e. Be designed to relate to existing grade conditions with a minimum of grading and exposed foundation walls.
2. Site Design Objectives:
New development and redevelopment shall:
a. Provide attractive and water efficient landscaped areas primarily consisting of shrubs, ground cover, turf, and trees as appropriate to the character of the Project Area;
b. Provide landscaped, paved, and graded pedestrian areas that afford maximum safety and separation from vehicular traffic;
c. Use high quality building materials and design for paving, retaining walls, fences, lighting, benches, and other site furnishings;
d. Incorporate parking lot designs that consider safe and efficient ingress/egress and internal circulation, provide cross access to adjacent properties where appropriate, and be landscaped consistent with Taylorsville Code;
e. Provide adequate separation and/or buffering of each site from adjacent residential properties;
f. Provide a signage program that incorporates design consistency with the main structure;
g. Preserve the desirable existing conditions found on the site through minimized site grading and minimized removal of desirable trees and other vegetation.
3. Public Right-Of-Way Design Objectives:
a. Public rights-of-way. All streets, sidewalks and walkways within public rights-of-way will be designed to be consistent with current standards and objectives, and be approved by the City.
Section 4 How the Purposes of the State Law Would Be Attained by Community Development
It is the intent of the Agency, with the assistance and participation of private owners, to encourage and accomplish appropriate development and redevelopment within the Center Point CDA by methods described in this Plan. This includes the removal or clearance of buildings, structures, or improvements, the construction of new buildings, facilities and infrastructure, rehabilitation or modernizing of existing structures and the use of incentives to maximize appropriate development beneficial to the City. By these methods, the private sector should be encouraged to undertake new development or redevelopment which will strengthen the tax base of the community in furtherance of the objectives set forth in this Plan.
A. Techniques to Achieve Center Point CDA Plan Objectives
Possible activities contemplated in carrying out the Plan in the Center Point CDA include the acquisition, clearance, construction, or rehabilitation of properties in the Project Area are as follows:
1. Acquisition and Clearance: Parcels of real property located in the Project Area may be acquired by purchase at fair market value.
2. Construction: New construction may be initiated in order to encourage additional private sector building and investment.
3. Rehabilitation: Properties determined to be in substandard condition by the Agency and not otherwise intended for development may be sufficiently rehabilitated to insure a reasonable remaining economic life.
4. Creation of special assessment district(s).
5. Implementation of Projects: The Agency shall have the right to approve the design and construction documents of all development within the Project Area to ensure consistency within this Center Point CDA Plan. The City shall notify the Agency of all requests for (1) zoning changes; (2) design approval; (3) site plan approval; and (4) building permits within the Project Area. Projects within the Center Point CDA shall be implemented as approved by the Agency and the City.
Section 5 How the Plan Is Consistent with the City’s General Plan
This Plan is consistent with and the proposed development conforms to the City’s General Plan in the following respects:
A. General Plan
The Center Point CDA is consistent with the General Plan of the City which encourages economic sustainability, and the efficient use of land and public infrastructure. The City General Plan envisions that the Project Area will continue to be generally commercial in nature. If any future zoning designation changes are required, such changes will be submitted to both the Planning Commission and City Council for consideration and approval.
B. Zoning Ordinances
The property within the Center Point Project Area is currently zoned CC (Community Commercial); RC (Regional Commercial), LC (Limited Commercial), and PO (Professional Office). The proposed development is permitted under the current zoning designations adopted by the City Council. If any future zoning designation changes are required, such changes will be submitted to both the Planning Commission and City Council for consideration and approval.
Section 6 Description of the Specific Projects That are the Object of the Proposed Community Development
The Agency believes on the basis of input received by the Agency from owners of real property within the Center Point CDA that a number of development projects may be undertaken by private owners to accomplish the purposes of this Community Development Plan. Areas of focus will be the redevelopment / rebuild and expansion of the Family Center and Plaza 5400, revitalization (façade/site improvements) of areas of the Family Center, and the continuation of business attraction.
Section 7 Ways in Which Private Developers Will Be Selected to Undertake the Community Development
A. Selection of Private Developers
The Agency desires owners of real property in the Center Point CDA to undertake development of their property and contemplates that owners will take advantage of the opportunity to develop their property. In the event that owners do not wish to participate in development or redevelopment in compliance with the Plan, the Agency reserves the right pursuant to the provisions of the Act to acquire parcels, to encourage other owners to acquire other property within the Project Area, or to select non-owner developers by private negotiation, public advertisement, bidding or solicitation of written proposals, and by so doing encourage or accomplish the desired development of the Center Point CDA.
Identification of Developers Who Are Currently Involved in the Proposed Development
The Agency has been contacted by or has been in contact with developers and current property owners within the Center Point CDA. The following persons or business entities have expressed interest to participate or become a developer of part of the Center Point CDA and are therefore deemed to be potential owner-developers currently involved in the proposed development pursuant to provisions of Utah Code Ann. § 17C-4-103: DDR Corp (Family Center shopping center), The Boyer Company, and Rural Enterprises (Plaza 5400 shopping center), among others. In general developers may include:
1. Qualified Owners: The Agency shall first permit qualified owners within the Center Point CDA to participate as developers in the development of the Center Point CDA.
2. Other Parties: Regarding all or any portion of the Center Point CDA, if owners in the Project Area do not propose development projects, or do not possess the necessary skill, experience and financial resources, or are not willing or able to appropriately develop all or part of the Project Area, the Agency may identify other qualified persons who may be interested in developing all or part of the Center Point CDA. Potential developers may be identified by one or more of the following processes: (1) public solicitation, (2) requests for proposals (RFP), (3) requests for bids (RFB), (4) private negotiation, or (5) some other method of identification approved by the Agency.
Section 8 Reasons for the Selection of the Center Point CDA
The Center Point CDA was selected by the Agency as that area within the City having an immediate opportunity to significantly strengthen the economic base of the community, broaden the City’s tax base, create a central “gateway,” revitalize aging commercial developments, improve transportation and mobility along Redwood Road and 5400 South, and reduce blighting influences in the community. The Center Point CDA contains a portion of the City that is desirable for development because of (1) existing access and infrastructure and substantial traffic established declining shopping patterns: (2) a general recognition by the property owners that the Center Point CDA needs assistance if the area is to remain economically viable; (3) a recognition by property owners that this portion of the City needs investment of private capital to rehabilitate existing buildings, construct new buildings or provide infrastructure improvements; (4) determination by the City that this area is important to the overall health, vitality, ambiance and stability of the City; (5) goals of the City and community to strengthen retail and employment centers and arrest negative social and economic factors that result from neglected or vacant centers; and (6) the opportunity to commence a public / private partnership to improve this area of the City.
Specific boundaries of the Center Point CDA were arrived at by the Agency after a review of the area by members of the Agency staff and in discussion with various stakeholders. Planned treatment of this area is intended to stimulate development to the degree necessary for sound long-range economic growth in the Project Area and to encourage further development and improvement of real property within the Project Area and by owners of real property that are contiguous to the Project Area.
Section 9 Description of the Physical, Social, and Economic Conditions Existing in the Center Point CDA
A. Physical Conditions
The Center Point CDA consists of 179.525 acres including public streets (see Exhibits B-1 and B-2). There are three commercial shopping centers located in the area: The Family Center, Plaza 5400, and the Crosstowne Center shopping center. The Family Center is approximately 834,000 square feet, Plaza 5400 approximately 176,000 square feet, and Crosstowne Center approximately 250,000 square feet. Besides the above shopping centers, there is a professional office development in the Center Point CDA.
Redwood Road is an important arterial street that extends approximately 3,400 lineal feet through the Project Area. Redwood Road has six travel lanes, a landscaped median, has access to almost all of the property in the Center Point CDA, and runs north and south. 5400 South is an important arterial street extending west and east along the north side of the Center Point CDA. 5400 South extends approximately 2,650 lineal feet through the Project Area.
Several of the building façades in the Project Area are semi-dilapidated or dilapidated. Because of the age of the buildings or structures, many of the buildings are in need of repair, rehabilitation or have exceeded their useful life. The commercial area is deficient with landscaping. Some on site infrastructure is also dilapidated.
Since the City was incorporated in 1996 only the Walmart / Crosstowne Center, 27.17-acre with approximately 241,200 sf of building located at approximately 5469 Redwood Road, has been developed in the Project Area. The South portion of the Family Center has seen some redevelopment upgrades and façade improvements approximately a decade ago, but the North portion has remained stagnant or declined. The Harmons Center did façade improvements in 2004.
Social Conditions
There are no housing units within the Project Area. Single-family homes border all sides of the Center Point CDA, except for the high school that borders on the northeast. The Center Point CDA area has the potential to be rehabilitated to allow residents a close destination to additional commercial goods and services that businesses provide. The anticipated commercial renovation will provide a higher quality of life for residents.
Economic Conditions
The Center Point CDA area has experienced a dramatic loss in annualized sales tax generation over the past three completed years. From 2009 to 2011, the Family Center saw a loss of total annualized sales of 21%, while Plaza 5400 saw a loss of 34% over the same time period, likely resulting in the closing of the anchor, Furniture Warehouse in 2012. The Walmart anchored center had a decrease in annual sales of 15% over the same three year period. The losses in sales do not appear to not be restricted to one type or industry, but rather a general decline over all including restaurants, general retail, soft goods, fitness, electronics, etc. Three times as many businesses in the Family Center showed a decrease in sales over the time period than showed an increase. At Plaza 5400, the only businesses that showed an increase in sales were the movie theater and the Café Rio. All others had a decrease in total sales.
2012 saw an increase in year over year sales in all three shopping centers. Plaza 5400 was the only center of out the three which saw 2012 sales volumes in excess of the base 2009 year (in short, the City has yet to fully recover from the recession). The 2012 increase at Plaza 5400 was due almost entirely by the going out of business sale of Furniture Warehouse. The Family Center had a 10% loss and the Walmart-anchored center had a 4% loss over the four-year period from 2009 to 2012.
Several of the large to mid-sized boxes, especially in the North portion of the Family Center and Plaza 5400, are vacant and have been vacant for some time. The number of retailers that lease spaces between 20,000 square feet to 40,000 square feet has been dwindling over the course of the recession, meaning the leasing options are limited on these buildings, and their useful life has likely expired.
Sales Tax Revenues received by the City from 2009-2012
The City believes that without prompt attention and investment into the Project Area, the decline will worsen and become too overwhelming to handle in five to ten years. As such, the implementation of a community development area and its associated implementation measures are critical at this point.
See Appendix D for an Economic Benefit Analysis of the Center Point CDA.
Section 10 Description of any Tax Incentives Offered to Private Entities for Facilities Located in the Center Point CDA
Subject to the establishment of the Center Point CDA, the following generally describes tax or other incentives which the Agency intends to offer within the Project Area to developers in consideration for constructing and operating the proposed development.
The Agency may use property tax increment collections and may under certain conditions use sales tax and capital improvement funds it receives to help pay for costs associated with the development of the Center Point CDA. These funds may be used for such items as public infrastructure improvements, Agency requested off-site improvements and upgrades and on-site upgrades, land write downs, desirable Project Area improvements and other items as approved by the Agency. Payment to the City or a developer shall be made through an agreement between the Agency and the City or the Agency and the developer. Except where the Agency issues bonds or otherwise borrows or receives funds, the Agency expects to pay the City or developer for the agreed upon amount over time as the Agency receives property tax increment or sales tax proceeds pursuant to interlocal agreements entered into with taxing entities. Subject to the provisions of the Act and the interlocal agreements, the Agency may agree to pay for eligible costs and other items for any period of time the Agency may deem to be appropriate under the circumstances.
Section 11 Analysis of the Anticipated Public Benefit to Be Derived from the Community Development
It is anticipated that a significant public benefit will be derived from the proposed development within the Center Point CDA. The Economic Benefit Analysis, Appendix D hereto, is incorporated as a part of this Center Point CDA Plan. It provides an analysis and description of the anticipated public benefit to be derived from the community development, including:
(a) the beneficial influences upon the tax base of the community; and
(b) the associated business and economic activity likely to be stimulated.
CONCLUSION OF BENEFIT ANALYSIS:
The Center Point CDA meets the requirements set forth in Utah Code title 17C, Chapter 4, Section 103 regarding the proposed Community Development Project Area.
The proposed Center Point CDA facilities in the City are being built (and are contingent on) tax increment being provided by the Redevelopment Agency the City.
The proposed Center Point CDA facilities in the City will provide beneficial influences upon the tax base of the community.
The proposed Center Point CDA facilities in the City will stimulate business and associated economic activity.
The proposed Center Point CDA facilities in the City conform to Taylorville City General Plan.
The proposed Center Point CDA facilities in the City will promote the public health, safety and welfare in the City.
There are substantial economic benefits associated with the Tax Increment Investment by the Agency in the Center Point CDA.
Bonneville Research makes no judgment relative to the impact of the Community Development support on the internal profitability and competitiveness of the project relative to other similar developments.
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APPENDIX A
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Exhibit A-1
Center Point CDA
Project Area Map
Exhibit A-2
Center Point CDA
Project Area Legal Description
The boundaries of the Project Area are as follows:
A part of Section 15 and South Half of Section 10, Township 2 South, Range 1 West, Salt Lake Base and Meridian, U.S. Survey.
Beginning at a point located South 0°11’57” West 69.12 feet from the Center of Section 15, Township 2 South, Range 1 West; thence South 89°56’13” West 53.02 feet to the northerly right of way of I-215; thence 5 courses along said northerly right of way as follows: (1) South 84°06’22” West 873.30 feet to a 1045.92 foot radius curve; (2) along said curve 294.56 feet to the right delta equals 16°08’09” long cord bears North 87°48’51” West 293.58 feet; (3) North 78°56’06” West 30.56 feet; (4) North 76°43’15” West 375.70 feet; and (5) North 67°15’40” West 138.90 feet to the southwest corner of Parcel 2115151031; thence along the westerly boundary of said Parcel two courses as follows: (1) North 89°56’25” East 40.82 feet and (2) North 0°03’09” West 148.20 feet to the southwest corner of Parcel 211515103; thence along the westerly and northerly sides of said Parcel two courses as follows: (1) North 0°02’55” West 281.79 feet and (2) North 89°56’30” East 191.63 feet to the Northwest corner of Parcel 211517602; thence North 89°56’23” East 285.63 feet to the Northeast corner of Parcel 2115176013, said point also being on the westerly property line of Parcel 2115176014; thence along the westerly property lines of Parcels 2115176014, 211517602, and 211517601 North 0°02’52” West 337.50 feet; thence South 89°57’05” West 9.77 feet to the west right of way of 1900 West Street; thence North 0°02’59” West 477.12 feet along said west right of way; thence South 89°56’22” West 82.94 feet to the southwest corner of Parcel 2115127004; thence North 0°04’28” West 1351.11 feet along the westerly property line of parcels 2115127004, 2115127003, 2115127002, and 2115127001 to the northwest corner of Parcel 2115127001 and the south right of way of 5400 South Street; thence along the northerly side of parcel 2115127001 North 89°48’56” East 127.05 feet; thence South 45°13’56” East 18.43 feet; thence North 0°00’39” West 119.03 feet to the north right of way of 5400 South Street; thence along said right of way South 89°44’40” West 77.17 feet to the southwest corner of Parcel 2110379013; thence along the west and north sides of said parcel North 0°13’19” West 611.96 feet and North 89°57’05” East 1211.30 feet to the west right of way of Redwood Road; thence North 89°57’05” East 53.18 feet to the westerly side of Parcel 2110451004; thence six courses along said westerly property line as follows: (1) South 0°01’16” East 257.71 feet, (2) North 89°00’57” East 53.00 feet, (3) South 0°03’00” East 275.00 feet to a 25 foot radius curve to the left, (4) Along said curve 2.94 feet, delta equals 6°44’17” Long Cord bears South 3°25’08” East 2.94 feet, (5) North 89°43’32” East 18.62 feet, and (6) South 31°05’15” East 25.85 feet to the northerly right of way of 5400 South Street; thence four courses along said northerly right of way as follows: (1) North 89°53’30” East 264.90 feet to a 11544.20 foot radius curve to the right, (2) Along said curve 631.32 feet Delta equals 3°08’00” and Long Chord bears South 88°32’30” East 631.24 feet, (3) South 86°58’30” East 181.10 feet, and (4) South 87°13’58” East 205.54 feet; thence South 2°30’33” West 198.56 feet to the Northwest corner of Crosspointe Condominiums Part 1- Phase 2 said point also being on the easterly right of way of 1500 West Street;
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thence South 183.19 feet along the easterly right of way of 1500 West Street to a point 64.23 feet perpendicularly distant from the northeasterly corner of parcel 21152010250000; thence West 64.23 feet to the northeasterly corner of said parcel, said point also being on the west right of way of 1500 West Street; thence along the northerly line of said parcel West 224.85 feet; thence five courses along the westerly line of said parcel as follows: (1) South 0°00’02” West 353.47 feet; (2) South 45°00’00” West 98.99 feet; (3) West 106.41 feet; (4) South 44°11’34” West 50.21 feet; and (5) South 564.34 feet to a point on the northerly line of parcel 21152510100000; thence along the northerly line of said parcel North 89°53’12” West 814.17 feet to the northwesterly corner of said parcel, said point also being on the east right of way line of Redwood Road; thence two courses southerly along the westerly line of said parcel as follows: (1) South 0°03’47” West 473.28 feet more or less and (2) South 44°42’47” East 22.58 feet more or less to the southwesterly corner of said parcel, said point also being on the north right of way line of Thornhill Drive (5680 South Street); thence two courses southeasterly along the south line of said parcel and the north line of Thornhill Drive as follows: (1) South 89°37’17” East 52.11 feet to a point on a 609.48 foot radius curve to the right and (2) southeasterly along said curve 192.05 feet Delta equals 18°03’14” long chord bears South 80°20’16” East 191.25 feet to the northwesterly corner of parcel 21152520400000; thence along the northerly line of said parcel South 89°51’45” East 1018.90 feet to the northeasterly corner of said parcel said point also being on the west right of way of 1500 West Street; thence along the easterly line of said parcel and westerly right of way of 1500 West Street South 0°08’36” West 40.21 feet; to the Southeast corner of Parcel 211525204; thence two courses along said parcel as follows: (1) North 89°51’45” West 477.16 feet and (2) South 0°08’30” West 349.04 feet to the northeast corner of Parcel 2115251016; thence South 0°08’36” West 425.00 feet to the northerly right of way of I-215; thence seven courses along said right of way as follows: (1) North 54°09’30” West 54.92 feet, (2) North 47°34’26” West 50.00 feet, (3) North 57°56’00” West 139.03 feet to an 805.44 foot radius curve to the left, (4) Along said curve 301.70 feet Delta equals 21°27’43” and Long Chord bears North 58°18’19” West 299.94 feet to the Southeast corner of Parcel 2115251021, (5) North 71°36’25” West 74.03 feet, (6) North 18°56’34” West 2.28 feet to the southeast corner of Parcel 2115251019; and (7) North 77°57’30” West 276.42 feet to the southwest corner of Parcel 2115251019 and the east right of way line of Redwood Road; thence along the said right of way line South 0°03’47” East 430.20 feet more or less; and thence South 89°56’13” West 53.32 feet to the point of beginning.
Contains 6,706,110 square feet or 153.95 Acres.
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APPENDIX B
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Exhibit B-1
Center Point CDA
Project Area Land Use Map
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Exhibit B-2
Center Point CDA
Project Area Zoning Map
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APPENDIX C
Demographics
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APPENDIX D
Economic Benefit Analysis of the
Center Point CDA Project Area
BENEFIT ANALYSIS OF THE CENTER POINT COMMUNITY DEVELOPMENT PROJECT AREA
The following information is presented to meet the requirements of Utah Code Ann 17C-4-103(11) and (12) regarding the proposed Center Point CDA in Taylorsville City.
17C-4-103. Community development project area plan requirements.
(11) . . . an analysis or description of the anticipated public benefit to be derived from the community development, including:
(a) the beneficial influences upon the tax base of the community; and
(b) the associated business and economic activity likely to be stimulated; and
(12) . . . other information that the agency determines to be necessary or advisable.
This evaluation is intended to provide a framework within which the Redevelopment Agency's board of directors and staff can make critical decisions. They must determine whether it is good public policy and in the interest of the City for the Agency to invest property tax and sales tax increment, in the public and private infrastructure required in the Project Area.
The information included in this evaluation of the Center Point CDA, is based in part on information provided by The Economic Development Department of Taylorsville City.
This document is an estimate, prepared in good faith as a best guess estimate of the economic impact of the project. Prevailing economic or other conditions may influence the actual economic impact either favorably or unfavorably. But for these unknown and unpredictable events, the information contained herein is considered an accurate accounting of the reasonable expectations of the project.
The Redevelopment Agency is interested in securing tax increment investment for proposed facilities to be constructed in the proposed Center Point Project area.
Contact:
Economic Development Department
Taylorsville City
2600 West Taylorsville Blvd.
Taylorsville, Utah 84129
801-963-5400
econ-dev@taylorsvilleut.gov
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Site: Center Point Community Development Project Properties are as Follows:
Parcel ID# Name ADDRESS Land Value Building Value Taxable Value
21103790020000 RURAL ENTERPRISES 1904 W 5400 S $303,100 $760,500 $1,063,600
21103790030000 RURAL ENTERPRISES 1848-1898 W 5400 S $454,500 $2,102,700 $2,557,200
21103790040000 RURAL ENTERPRISES 1836 W 5400 S $254,200 $1,130,900 $1,385,100
21103790080000 RURAL ENTERPRISES 1922 W 5400 S $75,500 $476,100 $551,600
21103790090000 RURAL ENTERPRISES 1870 W 5400 S $39,600 $560,000 $599,600
21103790110000 RURAL ENTERPRISES 1758 W 5400 S $93,600 $327,600 $421,200
21103790120000 RURAL ENTERPRISES 1758 W 5400 S $1,738,500 $4,838,100 $6,576,600
21103790130000 RURAL ENTERPRISES 1758 W 5400 S $500 $600 $1,100
21151260200000 ZIONS FIRST NATIONAL BANK 5482 S REDWOOD RD $494,000 $212,600 $706,600
21151260230000 HARDY REDWOOD CENTER LLC 5500 S REDWOOD RD $312,700 $1,228,900 $1,541,600
21151260480000 HERMES ASSOCIATES 1899 W 5400 S $227,200 $179,500 $406,700
21151260490000 HERMES ASSOCIATES 1855 W 5400 S $540,600 $273,600 $814,200
21151260500000 HERMES ASSOCIATES 1837 W 5400 S $328,000 $45,300 $373,300
21151260520000 WADSWORTH 5300 SOUTH 5416 S REDWOOD RD $639,800 $260,200 $900,000
21151260560000 HERMES ASSOCIATES 1875 W 5400 S $492,700 $446,300 $939,000
21151260570000 HERMES ASSOCIATES 1847 W 5400 S $254,800 $782,500 $1,037,300
21151260580000 HERMES ASSOCIATES LTD 5516 S REDWOOD RD $1,048,300 $29,700 $1,078,000
21151260590000 HERMES ASSOCIATES LTD 5564 S REDWOOD RD $7,118,100 $3,831,200 $10,949,300
21151260600000 HERMES ASSOCIATES LTD 5560 S REDWOOD RD $1,081,600 $1,004,900 $2,086,500
21151260610000 DDR FAMILY CENTERS LP 5578 S REDWOOD RD # A-D $334,100 $1,009,300 $1,343,400
21151260620000 HERMES ASSOCIATES LTD 5584 S REDWOOD RD $957,000 $1,343,000 $2,300,000
21151260630000 DDR FAMILY CENTERS LP 5596 S REDWOOD RD $351,500 $1,902,400 $2,253,900
21151260680000 HARMON CITY INC 1769 W 5400 S $1,142,800 $0 $1,142,800
21151260690000 HARMONS TAYLORSVILLE LLC 5454 S REDWOOD RD $3,499,600 $4,085,000 $7,584,600
21151260700000 WADSWORTH 5300 SOUTH 5416 S REDWOOD RD $300,600 $0 $300,600
21151270010000 DDR FAMILY CENTERS LP 5418 S 1900 W $537,700 $945,900 $1,483,600
21151270020000 DDR FAMILY CENTERS LP 5486 S 1900 W $736,200 $612,000 $1,348,200
21151270030000 HERMES ASSOCIATES, LTD 5536 S 1900 W $430,400 $381,700 $812,100
21151270040000 DDR FAMILY CENTERS LP 5558 S 1900 W $390,700 $169,200 $559,900
21151510300000 DDR FAMILY CENTERS LP 5766 S 1900 W $747,500 $2,500,200 $3,247,700
21151510310000 DDR FAMILY CENTERS LP 5766 S 1900 W $1,081,600 $0 $1,081,600
21151760100000 HERMES ASSOCIATES, LTD 5670 S REDWOOD RD $1,919,700 $1,316,800 $3,236,500
21151760130000 HERMES ASSOCIATES, LTD 5718 S 1900 W $470,000 $1,196,900 $1,666,900
21151760140000 HERMES ASSOCIATES, LTD 5690 S REDWOOD RD $1,336,400 $1,791,600 $3,128,000
21151760160000 HERMES ASSOCIATES LTD 5682 S REDWOOD RD $567,500 $27,800 $595,300
21151760170000 HERMES ASSOCIATES, LTD 5750 S REDWOOD RD $518,800 $177,000 $695,800
21151760200000 HERMES ASSOCIATES, LTD 5604-5666 S REDWOOD RD $9,607,200 $15,460,500 $25,067,700
21151760210000 HERMES ASSOCIATES, LTD 5684 S REDWOOD RD $600,300 $771,400 $1,371,700
21151760220000 HERMES ASSOCIATES, LTD 5678 S REDWOOD RD $283,100 $894,800 $1,177,900
21151760230000 HERMES ASSOCIATES, LTD 5800 S REDWOOD RD $4,802,100 $1,631,800 $6,433,900
21152010130000 CNL NET LEASE FUNDING 2001, 5575 S REDWOOD RD $376,200 $115,500 $491,700
21152010150000 SUN DEVELOPMENT LP 5595 S REDWOOD RD $682,100 $556,300 $1,238,400
21152010180000 MCDONALD'S CORPORATION 5571 S REDWOOD RD $587,300 $1,070,300 $1,657,600
21152010200000 REDWOOD ROAD RETAIL, LLC 5419 S REDWOOD RD $712,600 $1,713,400 $2,426,000
21152010230000 NELSON, ROBERT C 1519 W 5400 S $625,500 $32,500 $658,000
21152010250000 CEDAR BREAKS LTD 5555 S RED CLIFF DR $4,222,200 $9,859,500 $7,744,935
21152010260000 NORITA CROSSTOWNE LLC 5443 S REDWOOD RD $563,100 $1,741,600 $2,304,700
21152010270000 WAL-MART REAL ESTATE 5469 S REDWOOD RD $6,648,100 $0 $6,648,100
21152010280000 WAL-MART REAL ESTATE 5469 S REDWOOD RD $1,081,600 $0 $1,081,600
21152010290000 WAL-MART REAL ESTATE 5469 S REDWOOD RD $4,581,200 $6,057,000 $10,638,200
21152510190000 STATE BUILDING OWNERSHIP 5735 S REDWOOD RD $1,030,600 $0 $0
21152510210000 STATE OF UTAH-DEPT OF ADMIN 5735 S REDWOOD RD $257,700 $0 $0
21152510240000 BRE/HV PROPERTIES, LLC 5683 S REDWOOD RD $1,304,100 $2,647,900 $3,952,000
21152520010000 ADVANCE HOLDINGS LLC 5663 S REDWOOD RD # 1 $117,400 $95,520 $212,920
21152520020000 MOUNTAIN RIDGE PROPERTIES, LC 5663 S REDWOOD RD # 2 $117,400 $91,600 $209,000
21152520030000 GREENSIDES, DAVID H; TR 5665 S REDWOOD RD # 3 $78,200 $182,700 $260,900
21152520040000 ARNJ HOLDINGS LLC 5665 S REDWOOD RD # 4 $78,200 $182,700 $260,900
21152520130000 COURT OPS, LLC 5693 S REDWOOD RD # 13 $78,200 $185,500 $263,700
21152520140000 SMITH MANAGEMENT & CONSULTING, 5693 S REDWOOD RD # 14 $78,200 $157,300 $235,500
21152520150000 ASSOCIATED CLINICAL AND 5691 S REDWOOD RD # 15 $78,200 $213,800 $292,000
21152520160000 SHUSTERMAN KURLAND AND HARRIS 5691 S REDWOOD RD # 16 $78,200 $213,800 $292,000
21152520170000 EES LLC 5677 S REDWOOD RD # 17 $117,400 $220,900 $338,300
21152520180000 STRATE, STEVE 5677 S REDWOOD RD # 18 $117,400 $220,900 $338,300
21152520190000 UTAH PEACE OFFICERS 5671 S REDWOOD RD # 19 $78,200 $72,000 $150,200
21152520200000 ADAMS REDWOOD RD, LLC 5671 S REDWOOD RD # 20 $78,200 $210,600 $288,800
21152520210000 BETTER BUSINESS BUREAU OF 5673 S REDWOOD RD # 21 $78,200 $71,800 $150,000
21152520220000 BETTER BUSINESS BUREAU OF 5673 S REDWOOD RD # 22 $78,200 $71,800 $150,000
21152520230000 MICHAEL & LORI LLC 5681 S REDWOOD RD # 23 $78,200 $134,900 $213,100
21152520240000 RUSHTON FAMILY COMPANY LLC 5681 S REDWOOD RD # 24 $78,200 $210,600 $288,800
21152520250000 SA RISK MANAGERS LLC 5679 S REDWOOD RD # 25 $78,200 $72,000 $150,200
21152520260000 SA RISK MANAGERS LLC 5679 S REDWOOD RD # 26 $78,200 $72,000 $150,200
21152520280000 G.A.P.D., LLC 5667 S REDWOOD RD # 5 $63,300 $181,700 $245,000
21152520290000 ZFR PROPERTIES LLC 5667 S REDWOOD RD # 6 $77,000 $219,300 $296,300
21152520300000 GAPD LLC 5667 S REDWOOD RD # 7 $77,000 $219,300 $296,300
21152520310000 UTAH BANKRUPTCY INC 5667 S REDWOOD RD # 8 $63,300 $181,700 $245,000
21152520320000 CHRISTENSEN, DARRYL K; TR 5675 S REDWOOD RD # 9 $63,300 $132,700 $196,000
21152520330000 MILLENIA MORTGAGE LLC 5675 S REDWOOD RD # 10 $77,000 $143,000 $220,000
21152520340000 PLATT INSURANCE AGENCY 5675 S REDWOOD RD # 11 $77,000 $187,800 $264,800
21152520350000 PK AVERETT PROPERTY LLC 5675 S REDWOOD RD # 12 $63,300 $155,900 $219,200
21152520360000 HARRIS, G EDWARD & 5689 S REDWOOD RD # 27 $63,300 $134,700 $198,000
21152520370000 HARRIS, G EDWARD & 5689 S REDWOOD RD # 28 $77,000 $162,000 $239,000
21152520380000 HARRIS, G EDWARD & 5689 S REDWOOD RD # 29 $77,000 $162,000 $239,000
21152520390000 HARRIS, G EDWARD & 5689 S REDWOOD RD # 30 $63,300 $134,700 $198,000
21152520400000 EXCHANGE PLACE OFFICE PARK 5659 S REDWOOD RD # COM $2,406,700 $4,246,700 $0
21153270020000 DDR FAMILY CENTERS LP 5770 S REDWOOD RD $134,600 $312,700 $447,300
21153270030000 HERMES ASSOCIATES, LTD 5780 S 1900 W $254,800 $155,200 $410,000
Size: 140.79 acres (approx.)
Address: Approximately 5600 South Redwood Rd
Current Assessed Value - 2012
• Total Real Estate Taxable Value $154,912,454
• Personal Property Assessed Value TBD
Tax District: #63
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Taxing Entities Redevelopment Agency of Taylorsville City Proposed Center Point CDA Property Tax Assessment % of Total Property Tax
Tax District 63- 2012 Tax Rates
Salt Lake County 0.003966 20.1%
Granite School District 0.007166 51.6%
Taylorsville City 0.002202 15.9%
South Salt Lake Valley Mosquito Abatement District 0.000021 0.2%
Jordan Valley Water Conservancy District 0.000443 3.2%
Taylorsville – Bennion Improvement District 0.000181 1.3%
Central Utah Water District 0.000455 3.3%
Salt Lake County Library 0.000627 4.5%
2012 Taxable Value: $154,912,454
Proposed maximum time period of CDA 15 years
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Proposed Center Point Project Area:
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| Notice of Special Accommodations: | In accordance with the Americans with Disabilities Act, the City of Taylorsville will make reasonable accommodations to participate in the meeting. Request for assistance can be made by calling 963-5400 at least 24 hours in advance of the meeting to be held. |
| Notice of Electronic or telephone participation: | NA |
| Other information: | |
| Contact Information: |
Jean Ashby (801)963-5400 jashby@taylorsvilleut.gov |
| Posted on: | December 30, 2013 11:41 AM |
| Last edited on: | December 30, 2013 11:41 AM |