ADAMS COMMUNITY REINVESTMENT AREA (CRA)

Transcription

1 ADAMS COMMUNITY REINVESTMENT AREA (CRA) - Proposed Draft Plan Set or Not Set Public Hearing for January 9, 2018 The Board will consider setting a public hearing on the Adams Community Reinvestment Area Draft Plan for January 9, Ogden residents will have the opportunity to view the plan on-line or at the City Recorder s office and provide comments prior to final adoption. May 3, 2016 The Board adopted Resolution designating the Adams Survey Area. Boundaries for Survey Area were established from 23 rd to 28 th Street and Washington Boulevard to Adams Avenue. The proposed Resolution also authorized the Administration to complete a blight study as required by state law and report the findings to the Board. May 24, 2016 The Board held a public hearing relating to a different project area--the proposed Oak Den Urban Renewal Area. After receiving input from residents, the hearing was continued to allow time for several informational open houses to be held. CED staff worked diligently with the residents to provide accurate information regarding the Agency s plans. Ultimately, the Administration determined it would helpful and appropriate to develop a public outreach process that went beyond the statutory requirements before pursuing redevelopment areas for the Oak Den or Adams Project areas. May - December 2016 The Administration developed the Community Investment Framework process to address communications and public outreach issues raised during the Oak Den process. The Administration also determined it would restart the Adams project area using the new Framework process. Ogden Redevelopment Agency Meeting: December 5,

2 January 3, 2017 The Administration presented the Community Investment Framework (Framework), an administrative document that outlines an in-depth process for creating a new Community Reinvestment Area which includes public outreach and education. The goal of the Framework is to more fully communicate the intent of the Agency regarding any given proposed CRA. The Framework is also intended to build on the Quality Neighborhoods Initiative and will be used to communicate the Agency s intent regarding the proposed redevelopment to affected residents as new redevelopment areas are proposed. January March, 2017 The Administration held the two open houses to provide an opportunity for residents to give input on the proposed Adams CRA. July 11, 2017 The Board adopted Resolution establishing the Adams Community Reinvestment Survey Area and directing the Administrative staff to evaluate the feasibility of creating a Community Reinvestment Project Area. November 7, 2017 The Board offices received an Administrative Transmittal requesting a public hearing on a Draft Plan for the Adams Community Reinvestment Project Area. November 21, 2017 The Board held a work session to review and discuss the proposed Draft Plan for the Adams Community Reinvestment Project Area. Board members requested that additional language be added to the section outlining the Development Objectives to underscore the importance of retaining historically significant buildings whenever possible and to highlight the importance of the arts district to area development. Ogden Redevelopment Agency Meeting: December 5,

3 November 28, 2017 The Administration submitted a revised Draft Plan that included the requested additions to the Development Objectives. A corrected budget reflecting the negotiations with Ogden School District was also submitted. Community Reinvestment Creation Process - Without Eminent Domain Authorization Utah Code 17C-5-104(Official Actions Highlighted) RDA 1) Adopt a resolution designating a survey area and authorizing creation of a project area plan and an examination, investigation or negotiation regarding project area. (Completed for Adams CRA) 2) Prepare a draft project area plan. (Completed for Adams CRA) 3) Set hearing on the draft project area plan. (Draft project area plan must be made available to the public at the Agency's offices during normal business hours for 30 days.) (Scheduled for December 5, 2017 for Adams CRA) 4) Hold a public hearing on the draft project area plan. Allow public comment regarding whether the draft plan should be revised, approved, or rejected. (Tentatively scheduled for January 9, 2018 for Adams CRA) 5) Adopt the plan by resolution after all appropriate changes have been made and submit to the legislative body for adoption. Resolution must include a. Agency s purpose and intent regarding the project area; b. The project area plan; c. Findings and determinations that the plan i. serves a public purpose; ii. produces a public benefit; iii. is economically sound and feasible; iv. conforms to the General Plan; and v. promotes the public peace, health, safety and welfare of the community. (Tentatively scheduled for January 9, 2018 for Adams CRA) Ogden Redevelopment Agency Meeting: December 5,

4 City Council Adopt the project area plan by ordinance and provide for a 30-day protest period. (Tentatively scheduled for January 9, 2018 for Adams CRA) The Administration is requesting that the Board set a public hearing on the Adams Community Reinvestment Project Area Draft Plan. Boundaries for the proposed project area are approximately 23 rd to 28 th Street and Washington Boulevard to Jefferson Avenue, an area of approximately 151 acres that includes commercial retail and residential uses, as well as several significantly contributing historic buildings. Input gleaned from two public open houses was considered in developing the Draft Plan as investment and development opportunities were identified to support and sustain this critical area adjacent to the City s central business district. Key elements of the Adams Community Reinvestment Project Area Draft Plan are summarized as follows: Description: Proposed boundaries are approximately 23 rd to 28 th Street and Washington Boulevard to Jefferson Avenue, an area of approximately 151 acres (See map) Key Projects: - Restoration of Ben Lomond (Bigelow) parking garage th Street - Renovation of Ben Lomond (Bigelow) Hotel - Restoration of First Security Bank Bldg. - Renovation of Peery Apartments - Construction of new single-family homes in various locations - Consolidation of parking - Creation of Cultural District Ogden Redevelopment Agency Meeting: December 5,

5 Development Objectives:-- Remove substandard buildings, encourage highest, best use of land - Remove development impediments - Rehabilitate existing commercial and multi-family structures - Eliminate weeds, inadequate drainage and other environmental deficiencies - Implement appropriate urban design - Promote development that is complimentary to existing business and residential areas - Upgrade infrastructure - Strengthen tax base - Improve public transit services - Protect historic structures - Promote development of an arts district General Design Objectives: -- Create attractive urban environment with visual impact - Blend with adjoining properties - Optimize open space and landscaped areas - Provide safe, attractive pedestrian features - Encourage development of focal points - Complement existing historic elements Complementary Programs: -- Home Exterior Loan Program - Emergency Home Repair Program - Own in Ogden - Home Sweet Ogden - Unit Reduction - Public Infrastructure Funds - Federal/State Programs and Grants - Small Business Loan Program - Private Investment Ogden Redevelopment Agency Meeting: December 5,

6 Selection of Developers: Public Benefit: Duration: Budget: Private owners will have the opportunity to participate. Other developers will be encouraged to acquire property and will be selected through various means (private negotiation, advertisement, bids, etc.) -- Future increased tax revenues - Economic stimulation - Up to $124 million investment potential - Short term construction employment - Direct employment - Direct purchase of supplies and services - Economic diversification new residential units - Increased safety, prosperity, peace, order, and convenience to the community 25 Years (20 for Ogden School District per Interlocal Agreement) Total Project Costs $124 Million Maximum Available Tax Increment: $10.8 Million Staff Note: The Administration is not currently anticipating the use of eminent domain in the Adams CRA and therefore the proposed Resolution does not authorize its use. 1. Review the benefits to the community received through creation of the Adams CRA? 2. What projects, if any, are under immediate consideration for the Adams CRA? 3. Please review the proposed budget. Explain how much tax increment is estimated to be generated and where those funds will be used. 4. Have other taxing entities reviewed the Adams CRA Draft Plan? If so, have they agreed to support the Project Area? If so, to what extent? Council Staff Contact: Janene Eller-Smith, (801) Ogden Redevelopment Agency Meeting: December 5,

7

8

9 RESOLUTION NO A RESOLUTION OF THE OGDEN CITY REDEVELOPMENT AGENCY APPROVING THE ADAMS COMMUNITY REINVESTMENT PROJECT AREA PLAN AND BUDGET WHEREAS, pursuant to Section 17C-5-101, et seq. of the Limited Purpose Local Government Entities Community Reinvestment Agency Act (the Act ), the Ogden City Redevelopment Agency (the Agency ) passed and adopted on July 11, 2017 Resolution No authorizing and directing the Agency to prepare a proposed community reinvestment project area plan and budget for the proposed Adams Community Reinvestment Project Area (as more particularly defined in Exhibit A - Project Area; the Project Area ); and WHEREAS, pursuant to Sections 17C-5-103, 104 and 105 of the Act, the Agency prepared a proposed community reinvestment project area plan ( Plan ), and, pursuant to Section 17C-5-301, et seq., the Agency prepared a proposed community reinvestment project area budget ( Budget ) for the Project Area; and WHEREAS, commencing on December 6, 2017, and pursuant to Sections 17C-5-104(3)(b) and 17C-5-302(2)(c) of the Act, the Agency made the Plan and Budget available to the public for inspection during normal business hours at the Ogden City Recorder s Office located at 2549 Washington Blvd., Ste. 210, Ogden, UT 84401; and WHEREAS, pursuant to Sections 17C and 17C of the Act, the Agency gave all required notices of the combined hearing on the Plan and Budget; and WHEREAS, on January 9, 2018 at 6:00 p.m. and pursuant to Sections 17C (3)(e) and 17C-5-302(2)(e) of the Act, the Agency held a combined hearing on the Plan and Budget; and WHEREAS, having heard all public comments on the Plan and Budget and received all written and heard all oral objections to the Plan, the Agency approved the Plan and adopted the Budget; and WHEREAS, in order to approve the Plan pursuant to Section 17C (3)(f)(ii) of the Act, the Agency must adopt a resolution in accordance with 17C of the Act; and WHEREAS, in order to adopt the Budget pursuant to Section 17C-5-302(2)(f)(ii) of the Act, the Agency must adopt a resolution in accordance with 17C of the Act. NOW, THEREFORE, BE IT RESOLVED by the Redevelopment Agency of Ogden City as follows: - 1 -

10 SECTION 1 Legal Description. The boundary description of the Adams Community Reinvestment Project Area is set forth in Exhibit A - Project Area attached hereto and made a part hereof. SECTION 2 Agency Purposes and Intent with Respect to the Project Area. The purpose and intent of the Agency with respect to the Project Area are as follows: a. To satisfy the purposes of the Act, as defined therein, by encouraging, promoting, and providing for community reinvestment within the Project Area, as well as providing other improvements that will benefit the community. b. To promote and market the Project Area for development that will enhance the economic health of the community through an increase in the City s commercial tax base. c. To promote functional utilities and other infrastructure in order to expand residential and business activities. d. To promote the attractive and beneficial revitalization and occupancy of key contributing historic buildings. e. To coordinate and promote improvements to existing transportation systems and create new transportation systems within the Project Area, including road improvements, efficient parking, access management, and pedestrian/bicycle amenities. SECTION 3 Designation, Adoption, and Incorporation of the Plan. The draft Plan and Budget are hereby designated the approved Community Reinvestment Project Area Plan and adopted Budget for the Adams Community Reinvestment Project Area (the Approved Plan and the Adopted Budget respectively), and are incorporated herein by this reference as Exhibit B Approved Plan and Exhibit C Adopted Budget. The Agency hereby approves the Plan and adopts the Budget for the Adams Community Reinvestment Project Area. SECTION 4 Finding and Determinations. The Agency hereby finds and determines that the Approved Plan - 2 -

11 will: a. Satisfy the public purpose of encouraging, promoting, and providing for community reinvestment within the Project Area as authorized by law; b. Provide a public benefit as shown by the analysis set forth in Section 13 of the Official Plan conducted in accordance with Section 17C-5-105(2) of the Act; c. Be economically sound and feasible; d. Conform to the General Plan of Ogden City; and e. Promote the public peace, health, safety, and welfare of Ogden City. SECTION 5 Submission of the Approved Plan to the Ogden City Council for Adoption by Ordinance. Pursuant to Section 17C of the Act, the Agency requests that the Approved Plan be reviewed by, and if approved, adopted by the Ogden City Council (the City Council ) by ordinance as the official plan ( Official Plan ) of the Project Area. SECTION 6 Recording and Transmittal. Pursuant to Section 17C-5-110(6), the Agency shall make a copy of the Official Plan available to the general public at its offices during normal business hours. Pursuant to Section 17C of the Act, the Agency shall take the following actions within 30 days after the adoption of the Official Plan by the City Council: a. record with the Weber County Recorder a document containing the name of the Project Area, a boundary description of the land within the Project Area, a statement that the Official Plan for the Project Area has been adopted, and the date of adoption of the Official Plan by the City Council; and b. transmit a copy of the description of the land within the Project Area and an accurate map or plat indicating the boundaries of the Project Area to the Automated Geographic Reference Center created under UCA 63F-1-506; and c. transmit a copy of the description of the land within the Project Area, a copy of the City Council ordinance adopting the Official Plan, and a map or plat indicating the boundaries of the Project Area to each of the following: (i) the Weber County Auditor, Recorder, - 3 -

12 SECTION 7 Attorney, Surveyor, and Assessor; (ii) the officer or officers performing the function of auditor or assessor for each taxing entity, if any, that does not use the county assessment roll or collect its taxes through the county; (iii) the legislative body or governing board of each taxing entity; (iv) the State Tax Commission; and (v) the State Board of Education. Execution of the Plan. Following the adoption of the Official Plan by the City Council, the Agency shall proceed to carry out the Official Plan. The Executive Director of the Agency is hereby directed and authorized to take all such actions as necessary to effectuate the purposes and intent of this resolution. SECTION 8 Effective Date. This resolution shall take effect upon its adoption. IN WITNESS WHEREOF, the Ogden City Redevelopment Agency has approved, passed and adopted this Resolution this day of, Chair ATTEST: APPROVED AS TO FORM: /MS 12/1/17 Legal Date - 4 -

13 EXHIBIT A Project Area The Adams Community Reinvestment Project Area is enclosed within the following boundaries and is described as: All of Blocks 2, 13, 16, 17, 26, 27, 30, 41, 44, and 55, and part of Blocks 3, 12, and 43, all part of Plat A, all part of the Ogden City Survey; more particular described as: Beginning at the Northwest Corner of Block 12, Plat A and running North East feet more or less to the southwest corner of Block 31, Plat A, thence South East feet more or less to the southwest corner of Block 30, Plat A, thence North East feet more or less to the northwest corner of Block 55, Plat A, thence South East feet more or less to the northwest corner of Block 56, Plat A, thence South West feet more or less to the northwest corner of Block 43, Plat A, thence South East feet more or less to the northeast corner of Lot 6, Block 43, Plat A, thence South West feet more or less to the southeast corner of Lot 2, Block 43, Plat A, thence North West feet more or less to the southwest corner of Lot 2, Block 43, Plat A, thence South West feet more or less to the northwest corner of Lot 4, Block 4, South Ogden Survey, thence North 88 41'44" West feet more or less to the northwest corner of Lot 6, Block 4, South Ogden Survey, thence North East feet more or less to the northwest corner of parcel , thence South East feet more or less to the southwest corner of parcel , thence North East feet along the west side of said parcel to the south line of Doxey Street, thence North West feet more or less to the west line of Lot 10, Block 3, Plat A, thence North East feet more or less to the north line of Doxey Street, thence South East feet more of less along said north line to the southwest corner of parcel , thence North East feet more or less along the west side of said parcel, thence South East feet more or less to the southwest corner of parcel , thence North East feet more or less to the north right of way line of 27th Street, thence South East feet more or less to the southwest corner of Block 12, Plat A, thence North East feet more or less along the east line of said block to the northeast corner of Lot 1 of said block, thence North West feet more or less to the southwest corner of Lot 9 of said block, thence North East feet more or less to the south right of way line of 26th Street, thence North West feet more or less to the northwest corner of Block 12, Plat A and the point of beginning

14 EXHIBIT B Approved Plan - 6 -

15 ADAMS COMMUNITY REINVESTMENT AREA Project Area Plan - DRAFT Redevelopment Agency

16 TABLE OF CONTENTS Intro Section 1 Section 2 Section 3 Section 4 Adams Community Reinvestment Project Area ( Adams CRA or Project Area ) Definitions Preconditions for Designating a Community Reinvestment Area Legal Description of Adams CRA Project Area Characteristics and How They Will Be Affected by Community Reinvestment A. Land Uses in the Project Area B. Layout of Principal Streets in the Project Area C. Population Densities in the Project Area D. Building Intensities in the Project Area Section 5 Standards to Guide the Adams CRA A. Development Objectives B. Design Objectives C. Specific Design Objectives Section 6 How the Purposes of the State Law Would Be Attained by Community Reinvestment A. Techniques to Achieve Adams CRA Plan Objectives Section 7 How the Plan Is Consistent with the City s General Plan A. General Plan B. Zoning Ordinances

17 Section 8 Section 9 Description of the Specific Projects That are the Object of the Proposed Community Reinvestment Ways in Which Private Developers Will Be Selected to Undertake the Community Reinvestment A. Selection of Private Developers B. Identification of Developers Who Are Currently Involved in the Proposed Development Section 10 Section 11 Reasons for the Selection of the Adams CRA Description of the Physical, Social, and Economic Conditions Existing in the Adams CRA A. Physical Conditions B. Social Conditions C. Economic Conditions Section 12 Section 13 Section 14 Description of any Financial Assistance Offered to Private Entities for Facilities Located in the Adams CRA Analysis of the Anticipated Public Benefit to Be Derived from the Community Reinvestment Other Matters APPENDIX A APPENDIX B APPENDIX C APPENDIX D APPENDIX E Map of Adams Community Reinvestment Project Area Land Use Map - Adams Community Reinvestment Project Area Weber County Tax Serial Numbers Economic Benefit Analysis Project Area Budget

18 INTRODUCTION Ogden City Redevelopment Agency 2549 Washington Blvd, Suite 420 Ogden, UT The Adams Community Reinvestment Project Area ( Adams CRA or Project Area ) is created pursuant to the Utah Community Reinvestment Agency Act, Title 17C of the Utah Code, Annotated 1953, Chapters 1 through 5, (the Act ) and includes the property generally bounded east and west by Washington Boulevard and Jefferson Avenue and north and south by 20 th Street and 28 th Street in Ogden City, as shown on Appendix A Adams Community Reinvestment Project Area Map, attached hereto. The Adams CRA consists of approximately 151 acres and includes a number of significantly contributing historic buildings, as well as commercial, retail, and residential uses (see Appendix B - Land Use Map). This Adams CRA Project Area Plan promotes a vision for a transitional mixed-use neighborhood that creates and sustains a desirable quality of life and incorporates land uses, urban design, and development strategies that are in accordance with best practices and Ogden City s General Plan. Potential area investment will be accomplished utilizing multiple tools and through partnerships among landowners, developers, investors, business leaders, neighborhood groups, and local, state and federal government leaders.

19 Section 1 DEFINITIONS As used in this Community Reinvestment Project Area Plan: 1. The term "Act" shall mean and include the Limited Purpose Local Government Entities Utah Community Reinvestment Agency Act, Title 17C of the Utah Code, Annotated 1953, including such amendments or successor statutes as shall from time to time be enacted. 2. The term "Agency" shall mean the Ogden City Redevelopment Agency, a separate body corporate and politic. 3. The term "base taxable value" shall mean the base taxable value of the property within the Project Area, as shown upon the assessment roll last equalized, before the date the taxing entity committee adopts the first Project Area budget. 4. The term "City" shall mean Ogden City Corporation, Ogden, Utah. 5. The term Developer shall mean any person or entity undertaking development activities in the Project Area. 6. The term Project Area Development means development activities within a project area, including the encouragement, promotion, or provision of development. 7. The term Plan Hearing means the public hearing on the draft Project Area Plan required under Subsection 17C of the Act. 8. The term "Planning Commission" shall mean the planning commission of the City. 9. The term Project means the activities associated with this Project Area Plan. 10. The term "Project Area" or "Adams Community Reinvestment Project Area" shall mean the geographic area described in this Project Area Plan where the Project Area Development set forth in this Project Area Plan takes place or is proposed to take place.

20 11. The term "Project Area Plan" or Plan shall mean the Adams Community Reinvestment Project Area Plan that was adopted pursuant to the Act to guide and control Project Area Development activities within the Project Area. 12. The term "Project Area Budget" shall mean a multiyear projection of annual or cumulative revenues and expenses and other fiscal matters pertaining to the Project Area that includes: (a) the base taxable value of property in the Project Area; (b) the projected tax increment expected to be generated within the Project Area; (c) the amount of tax increment expected to be shared with other taxing entities; (d) the amount of tax increment expected to be used to implement the Project Area Plan, including the estimated amount of tax increment to be used for land acquisition, public improvements, infrastructure improvements, and loans, grants, or other incentives to private and public entities; (e) the tax increment expected to be used to cover the cost of administering the Project Area Plan; (f) if the area from which tax increment is to be collected is less than the entire Project Area: (i) the tax identification numbers of the parcels from which tax increment will be collected; or (ii) a legal description of the portion of the Project Area from which tax increment will be collected; for a Community Reinvestment Project Area, the information required under Subsection 17C The terms "tax," "taxes," "property tax" or "property taxes" includes privilege tax and each levy on an ad valorem basis on tangible or intangible real property. 14. The term "taxing entity" shall mean each public entity that levies a property tax on property situated within the Project Area. 15. The term "tax increment" shall mean the difference between (i) the amount of property tax revenues generated each tax year by all taxing entities from the 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 (ii) for the purposes of this Plan, the amount of property tax revenues that would be generated from that same area using the base taxable value of the property as of tax year 2017.

21 Section 2 PRECONDITIONS FOR DESIGNATING A COMMUNITY REINVESTMENT PROJECT AREA a) Pursuant to the provisions of 17C of the Act, the Agency has prepared this Project Area Plan; and b) Pursuant to the provisions of 17C-5-104(1) (a) and (b) of the Act, the City has a Planning Commission and a General Plan as required by law.

22 Section 3 LEGAL DESCRIPTION AND MAP OF ADAMS CRA [17C-5-105(a)] The ADAMS CRA is enclosed within the following boundaries and is described as: All of Blocks 2, 13, 16, 17, 26, 27, 30, 41, 44, and 55, and part of Blocks 3, 12, and 43, all part of Plat A, all part of the Ogden City Survey; more particular described as: Beginning at the Northwest Corner of Block 12, Plat A and running North East feet more or less to the southwest corner of Block 31, Plat A, thence South East feet more or less to the southwest corner of Block 30, Plat A, thence North East feet more or less to the northwest corner of Block 55, Plat A, thence South East feet more or less to the northwest corner of Block 56, Plat A, thence South West feet more or less to the northwest corner of Block 43, Plat A, thence South East feet more or less to the northeast corner of Lot 6, Block 43, Plat A, thence South West feet more or less to the southeast corner of Lot 2, Block 43, Plat A, thence North West feet more or less to the southwest corner of Lot 2, Block 43, Plat A, thence South West feet more or less to the northwest corner of Lot 4, Block 4, South Ogden Survey, thence North 88 41'44" West feet more or less to the northwest corner of Lot 6, Block 4, South Ogden Survey, thence North East feet more or less to the northwest corner of parcel , thence South East feet more or less to the southwest corner of parcel , thence North East feet along the west side of said parcel to the south line of Doxey Street, thence North West feet more or less to the west line of Lot 10, Block 3, Plat A, thence North East feet more or less to the north line of Doxey Street, thence South East feet more of less along said north line to the southwest corner of parcel , thence North East feet more or less along the west side of said parcel, thence South East feet more or less to the southwest corner of parcel , thence North East feet more or less to the north right of way line of 27th Street, thence South East feet more or less to the southwest corner of Block 12, Plat A, thence North East feet more or less along the east line of said block to the northeast corner of Lot 1 of said block, thence North West feet more or less to the southwest corner of Lot 9 of said block, thence North East feet more or less to the south right of way line of 26th Street, thence North West feet more or less to the northwest corner of Block 12, Plat A and the point of beginning. The Project Area consists of 405 parcels (see Appendix C Tax Serial Numbers).

23 The Project Area contains approximately 151 acres of private and public real property. A map showing the boundaries of the Adams CRA is attached hereto and is incorporated herein as Appendix A Adams Community Reinvestment Project Area Map

24 Section 4 PROJECT AREA CHARACTERISTICS AND HOW THEY WILL BE AFFECTED BY PROJECT AREA DEVELOPMENT [17C-5-105(b)] Land Uses in the Project Area Permitted Project Area Development in the Adams CRA will occur via permits issued by Ogden City for those activities consistent with the officially adopted zoning ordinances of the City, local and state adopted building codes, and the controls and guidelines of this Community Reinvestment Project Area Plan. The Project Area is located within the East Central Community Plan. The existing zones within the Project Area include R-2EC, R-3EC, and CBD. The existing uses with the Project Area include retail, office, commercial, single family and multi-family dwellings. The existing land use will not be changed by the adoption of this Project Area plan. Any Project Area Development contemplated herein which requires zoning or land use changes shall follow the process outlined in the Ogden City Municipal Code. It is expected that Project Area Development efforts in the Project Area will support the restoration/revitalization of historic buildings, strengthen Ogden s employment and tax bases, create or sustain desirable and attainable single-family and multi-family dwelling units, and support more efficient and accessible parking for the Area and the adjacent downtown. Private investment will play a vital role in determining when and how development will occur. The Agency believes that many of the owners of real property located within the Project Area would be willing to participate in a City program or take other action which will result in desirable investment and Project Area Development. These actions include, but are not limited to, the removal of substandard and/or vacant buildings and structures, the relocation of businesses, and the sale of land, buildings and/or residences, thereby facilitating construction of new buildings and improvements on certain land within the Project Area. Through the process of owner participation, owners of real property located within the Project Area may enter into one or more agreements with the Agency to achieve any number of these and other objectives. Layout of Principal Streets in the Project Area The layout of the principal streets in the Adams CRA is shown on the Project Area map attached as Appendix A. The principal access through the Project Area is Adams

25 Avenue and Jefferson Avenue running north to south, with east to west bisects at 21st, 22nd, 23rd, 24th, 25th, 26th, 27th, and 28th Streets. As part of Project Area Development, it is expected that functional and cosmetic improvements would be made to the principal streets of Adams Avenue and Jefferson Avenue. These types of improvements may include, but are not limited to, curb/gutter replacement, reprofiling/re-paving of asphalt, sidewalk replacement or improvement, driveway replacement, utility upgrades, and landscape enhancements. Those secondary streets located within the interior of the Project Area, namely Porter Avenue, may be improved, extended, reconstructed, or otherwise enhanced in order to facilitate Project Area Development. Transportation management policies may be implemented throughout the area to enhance flow, mobility, safety, and traffic capacity. Possible north-south or east-west mid-block streets may be constructed to bisect the larger 10-acre block structure for enhanced place making. Population Densities in the Project Area As of 2010, the existing residential population of the Project Area was approximately 1,728 (2010 Census Profile, ESRI). The Project Area is made up of approximately 52% commercial properties, 31% residential properties, 4% vacant land, and 13% exempt or public/common property, not including public roads. Of the residential parcels within the Project Area, 28% contain single-family dwellings and 72% contain multi-family dwellings. (a) Additional residential units are expected to be constructed within the Project Area, increasing the residential density of and thereby strengthening the neighborhood and supporting the downtown. Potential development of detached single-family dwelling units, attached single-family dwelling units, multi-family dwelling units, and mixed-use units would be appropriate and desirable. Such development could occur on existing vacant parcels of land as well as infill parcels. Certain existing homes in this area are anticipated to be renovated to preserve their historic character. All new residential dwellings would be required to be constructed in a manner that contributed to the historic character of the adjacent block(s). (b) It is desired that the Project Area will transition from an underutilized and declining area to a vibrant and fully utilized area of Ogden. This change will maintain and increase the general daytime population. 2. Daytime Business Population It is expected that the business daytime population will grow as retail, commercial and office use along principal streets and corridors intensifies. It is also

26 expected that additional employment opportunities will occur in the Project Area as existing businesses expand and new businesses relocate to the Area. As a result, private and public (on-street) parking demand and availability will need to be addressed. Building Intensities in the Project Area The Project Area is mostly developed under an urban context; that is, conforming to a higher intensity pattern. It is expected that the building intensity within the Project Area will be increased as commercial buildings are developed closer to one another to create an attractive street frontage with minimal gaps, shared parking areas replace segregated surface lots, additional multi-family structures are constructed on vacant ground or in the place of smaller existing structures, and through the renovation/restoration of historic buildings or reuse of underutilized and obsolete properties. Key projects identified for potential development include, but are not limited to: Restoration of the historic Ben Lomond garage located at th Street Restoration of the historic First Security Tower Upgrades and renovation of the Ben Lomond Hotel Renovation of the Peery Apartments Construction of new single-family homes between 21 st and 22 nd Streets (old Dee School Site) Construction of new single-family homes between 22 nd and 23 rd Streets Construction of new single-family homes between 23 rd and 24 th Streets Construction of new single-family homes between 24 th and 25 th Streets Consolidation of parking Creation of an Cultural District

27 Section 5 STANDARDS TO GUIDE THE ADAMS CRA [17C-5-105(c)] Development Objectives: The following standards and conditions, along with others, may be considered by Ogden City Staff, the Ogden City Planning Commission, the Agency Board, and the Ogden City Council when determining any conditions to be required as conditions of approval for a project within the Project Area: 1. Removal of structurally substandard buildings or improvements to permit the return of land to its highest and best economic use. Provide for the correction of vacant buildings. 2. Removal of impediments to land disposition and development through assembly of land into reasonably sized and shaped parcels served by improved public utilities and infrastructure improvements. Provide for the correction of vacant land. 3. Rehabilitation of commercial and multi-family structures; and rehabilitation of single family homes if the historic quality can be retained or restored. 4. The elimination of environmental deficiencies, including: irregular lot subdivision, inadequate drainage, weeds and excessive secluding vegetation, underutilized land, and soil contamination mitigation, if present. 5. Achievement of an environment which reflects appropriate architectural, landscape, and urban design principles consistent with the R-2EC, R-3EC, and CBD zoning guidelines as well as the contributing character of historically significant homes and buildings within the Area. This type of environment should be developed through encouragement, guidance, appropriate enforcement and controls, ordinances, and professional assistance to owner participants and developers. 6. Promotion and marketing of the Project Area for development or investment that would be complimentary to existing businesses and residential areas or would enhance the economic base of the neighborhood through diversification. 7. Upgrade or replacement of utilities, streets, curbs, sidewalks, parking areas, landscaping, and lighting to give the area a refined look consistent with the

28 objectives of the applicable zoning and in a manner that attracts business and residential activity. 8. Provide for the strengthening of the tax base and economic health of the entire community. 9. Provide improved public streets, road access, associated utilities, and pedestrian/bicycle access to the Area to facilitate better traffic circulation and reduce traffic hazards. Provide improved pedestrian circulation systems that create landscaped walkways through the inner block to provide attractive and safe pedestrian connections. The Agency shall work with the City to recommend ways to improve traffic and pedestrian circulation within and abutting the Project Area. 10. Provide for compatible relationships among land uses and quality standards for development, such that the area functions as a unified and viable center of social and economic activity for the City. 11. Coordinate and improve the public transportation system, including bus stops and other public transit services. 12. Eliminate the influences and factors that lead to the poor design, installation, and/or management of the façade zone area of residential properties. This area is defined as the area between the front door and the back of curb and includes elements such as landscaping, paved surfaces, porches, lighting, siding, and utilities. 13. Recognize, promote and support the retention, restoration and appropriate reuse of existing buildings, groupings of buildings, and other physical features of those having significant historic and/or architectural value and ensure that new development is sensitive to these features. 14. Promote and encourage the retention and expansion of all segments of the arts and recreational/cultural communities and sectors, and support facilities necessary to these communities and sectors through appropriate policies, programs, initiatives, incentives, and other resources (i.e. - the creation of a Cultural District.

29 General 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; 5. Review and recommendation by the City Planning Commission; and 6. Review and recommendation by the Redevelopment Agency of Ogden City (the Agency ) to ensure that the development is consistent with this Plan. 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 and key elements, 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 City s Planning Department and the Ogden City Planning Commission. The particular elements of the design should be such that the overall development of the Adams CRA will: 1. Provide an attractive urban environment with visual impact; 2. Blend harmoniously with the adjoining areas; 3. Provide for the optimum amount of open space and 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; and

30 6. Encourage development of one or more focal points that would serve as gathering places or transitional spaces within the Project Area 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. 1. Building Design Objectives: a. All new commercial buildings shall be of design and materials that have at least 30% of the ground level floor as see-through store front with the solid portion of the store front being brick or architectural stone or concrete, the design of which will be in harmony with adjoining areas and other new development and shall be subject to design review and approval by the Agency and City. b. Detached single-family dwelling units shall be designed to reflect the historical lines and features of the homes along the street and use materials that have the same visual quality as found on the existing historic homes. c. Attached single-family or multi-family dwelling units shall be designed to be complimentary to the lines and shapes of buildings in the Project Area and use the same types of exterior treatments in order to be compatible with the Area. d. The design of buildings shall take optimum advantage of available views and topography and shall provide, where appropriate, separate levels of access. e. Commercial buildings within the Investment Area should be designed and placed to act as significant landmarks in the Area and City. Corner buildings shall be equivalent in height to a two-story building or taller, and other onestory buildings in the Area shall have varying skyline profiles. f. Take into account CPTED (Crime Prevention through Environmental Design) principles in order that all buildings and developments provide a safe and secure environment for employees, residents, and visitors.

31 2. Open Space, Pedestrian Walks, and Interior Drive Design Objectives: a. All open spaces, pedestrian walks and interior drives shall be designed as an integral part of an overall site design, properly related to existing and proposed buildings and that create a continuity of design for the entire block, area topography, views, etc. b. Appropriate pedestrian or human spaces to be used for casual occupancy, gathering, and interaction should be provided. c. Landscaped, paved, and comfortably graded pedestrian walks should be provided along the lines of the most intense use, particularly from building entrances to streets, parking areas, and adjacent buildings on the same site. d. The location and design of pedestrian walks should afford maximum safety and separation from vehicular traffic, connection through the entire block and should recognize and take into account desirable views of new and existing development in the area and surrounding community and the area topography and views. e. Materials and design of paving, retaining walls, fences, curbs, benches, and other accouterments, shall be of good appearance, easily maintained, and indicative of their purpose. f. Provide a signage program that incorporates design consistency with the main structures. g. Preserve the desirable existing conditions found on the site through minimized site grading and minimized removal of desirable trees and other vegetation. 3. Parking and Lighting Design Objectives: a. Parking areas shall be designed with careful regard to orderly arrangement, ability to share parking, topography, relationship to view, ease of access, and as an integral part of overall site design. Parking shall not be in front of the building; rather on the side with a majority of the parking stalls located behind the building. b. Any parking structures should be designed to complement and blend

32 with existing or planned structures, incorporate retail uses on the street level or be located behind the main buildings so that the majority of the structure is not visible from the street. c. 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. d. Lighting standards and signs following consistent design standards and modern illumination standards of those lights and signs found within the area of the downtown are desirable along the primary and secondary streets of the Project Area and should be provided through new development and Ogden City. 4. Landscape Design Objectives: a. Provide attractive and water efficient landscaped areas primarily consisting of shrubs, ground cover, turf, and trees for the maximum usability to occupants of the building for which they are developed and as appropriate to the character of the Project Area. b. A coordinated landscape and open space design over the entire Project Area incorporating landscaped treatment for open space, roads, paths, and parking areas into a continuous and integrated design shall be a primary objective.

33 Section 6 HOW THE PURPOSES OF THE STATE LAW WOULD BE ATTAINED BY COMMUNITY DEVELOPMENT [17C-5-105(d)] The purposes of Title 17C of the Utah State Code (Limited Purpose Local Government Entities Community Reinvestment Agency Act), and more specifically Title 17C, Chapter 5 thereof (Community Reinvestment), are as follows: "Project area development" means activity within a project area that, as determined by the board, encourages, promotes, or provides development or redevelopment for the purpose of implementing a project area plan, including: (a) promoting, creating, or retaining public or private jobs within the state or a community; (b) providing office, manufacturing, warehousing, distribution, parking, or other facilities or improvements; (c) planning, designing, demolishing, clearing, constructing, rehabilitating, or remediating environmental issues; (d) providing residential, commercial industrial, public, or other structures or spaces, including recreational and other facilities incidental or appurtenant to the structures or spaces; (e) altering, improving, modernizing, demolishing, reconstructing, or rehabilitating existing structures; (f) providing open space, including streets or other public grounds or space around buildings; (g) providing public or private improvements; buildings, infrastructure, structures, or (h) relocating a business; (i) improving public or private recreation areas or other public grounds; (j) eliminating blight or the causes of blight;

34 (k) redevelopment as defined under the law in effect before May 1, 2006; or (l) any activity described in Subsections (47) (a) through (k) outside of a project area that the board determines to be a benefit to the project area. The creation of the Adams CRA furthers the attainment of the purposes of Title 17C by addressing the following: - Providing necessary public infrastructure to encourage and promote additional development activities within or near the Project Area. - Providing additional employment opportunities, thus encouraging and promoting new development activities, such as residential developments for employees, commercial developments for suppliers, restaurateurs, and other businesses. - Providing for the development of vacant land within the Project Area, as well as the development of existing structures. - Providing for the restoration of historic structures. - New development within the Project Area will meaningfully enhance Ogden City s property and sales tax base, thus increasing the resources available for performing basic governmental services. It is the intent of the Agency, with the assistance and participation of private owner(s), to encourage and accomplish appropriate development within the Adams CRA by methods described in this Plan. This includes the restoration/renovation of historical buildings, enhancement to existing buildings, the possible construction of new buildings, facilities and infrastructure, the diversification and stabilization of the housing stock, the creation of new jobs, and the use of incentives to maximize other appropriate development beneficial to the City and its citizens. By these methods, the private sector should be encouraged to undertake new development which will strengthen the tax base of the community in furtherance of the objectives set forth in the Act. Strategies and Tools to Achieve Plan Objectives The Agency, in pursuing development strategies that will achieve the purposes of the Act and promote a more vibrant and economically healthy community, may utilize its resources to eradicate substandard conditions and effectuate Project Area Development activities as defined in the Act and as allowable by law. Possible strategies

35 available to facilitate development and investment in the Area may include, but are not limited to, the acquisition, clearance, disposition, and rehabilitation of residential and commercial properties, as more fully described below: 1. Acquisition and Clearance: The Agency may acquire, but is not required to acquire, real property located in the Project Area. The Agency may acquire property by negotiation, gift, devise, exchange, purchase, or other lawful method. Various third-parties, as available and desirable from time to time and who may or may not be associated with the Agency, may acquire real property located in the Project Area by negotiation, gift, devise, exchange, purchase, or other lawful method. Generally, personal property will not be acquired by the Agency. However, where necessary in the execution of the objectives of this Plan, the Agency shall be authorized to acquire personal property in the Project Area by any lawful means. The Agency intends that all property needed to be acquired within the Project Area will be acquired, if possible, by open negotiations between willing sellers and willing buyers. 2. Property Disposition and Development: The Agency shall be authorized, by lawful means, to promote Project Area Development. The Agency shall be authorized, by lawful means, to demolish and clear buildings, structures, and other improvements from real property in the Project Area as necessary to carry out the purposes of this Plan. The Agency shall be authorized to install and construct, or to cause to be installed and constructed, the public improvements, public facilities, and public utilities, within the Project Area which are necessary or desirable to carry out this Plan. The Agency shall be authorized to prepare or cause to be prepared as building sites real property in the Project Area. The Agency shall also be authorized to rehabilitate or to cause to be rehabilitated any building or structure in the Project Area according to the appropriate legal means available. Conditioned on approval by the Agency Board, the Agency shall be authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, grant or otherwise dispose of any interest in real property within the Project Area. If such authorization is given, the Agency shall be able to dispose of real property by gift, grant, leases or sales by negotiation with or without public bidding. If such authorization is given, all real property acquired by the Agency in the Project Area shall be given, granted, sold or leased to public or private persons or entities for development for the uses permitted by zoning, this Plan, and other plans as appropriate. Real property may be conveyed by the Agency to the City or any other public entity without charge. The Agency shall reserve such controls in the disposition and development documents as may be necessary to prevent transfer, retention, or use of property for

36 speculative purposes and to insure that development is carried out pursuant to this Plan and other associated plans, as applicable. To the maximum possible extent, the objectives of this Plan are to be accomplished through Agency encouragement of, and assistance to, private owners and private enterprise in carrying out development activities. To the extent now or hereafter permitted by law, the Agency shall be authorized to pay for, develop, or construct any building, facility, structure, or other improvement either within or outside the Project Area for itself or for any public entity to the extent that such improvement would be of benefit to the Project Area. 3. Rehabilitation: Properties vacant, abandoned or otherwise determined to be in substandard condition by the City by any lawful means may be sufficiently rehabilitated by the property owner or others to insure a new or remaining economic life of twenty years. 4. Implementation of Development Projects: The Agency and City shall have the right to approve the design and construction documents of all development within the Project Area to ensure that such activities are consistent with this Plan and applicable zoning and other plans as approved. The City s Community and Economic Development Department shall notify the Agency of all known requests for: (1) zoning changes; (2) design approval; (3) site plan approval or amendments thereto; and (4) building permits within the Project Area. Development projects within the Project Area shall be implemented as approved by the Agency and the City. 5. Cooperation with the Community and Public Entities: The community and certain public entities are authorized by state law, with or without consideration, to assist and cooperate in the planning, undertaking, construction, or operation of projects within the Project Area. The Agency may seek the aid and cooperation of such public entities in order to accomplish the purposes of community reinvestment and the highest public good. The Agency, by law, is not authorized to acquire real property owned by a public entity without the consent of the public entity. The Agency, however, will seek the cooperation of all public entities which own or intend to acquire property in the Project Area. To the extent allowed by law, the Agency shall impose on all public entities owning real property in the Project Area the planning and design controls contained or referenced herein to the end that uses and any future development by public entities will conform to the requirements of such.

37 Possible tools available to facilitate development and investment in the Project Area may include, but are not limited to, the following programs and tools as more fully described below: a. HELP Home Exterior Loan Program The HELP program is managed by Ogden City and gives home repair loans to homeowners to preserve and enhance existing homes in Ogden s vintage neighborhoods. Loans may fund the following exterior improvements and some interior code upgrades, including roofing, driveways, windows and doors, porch repair, fencing, sprinklers and landscaping, painting, electrical, furnace and a/c, water heater, plumbing, and sewer. b. Emergency Home Repair Program The Emergency Home Repair Program is managed by Ogden City and gives loans to homeowners to make repairs to their home that would correct an unexpected emergency situation threatening the structure and/or the life and health of the household. A maximum of $5,000 is available for each loan. To qualify, participants must have owned their home for at least two years and meet household income requirements. c. Own in Ogden Own in Ogden is a loan program to assist home buyers with the down payment or closing costs of purchasing a home. This program provides $3,000 or $5,000 (based on location) in down payment assistance to target areas within Ogden City. Loans can be used for down payment, closing costs, or principal reduction toward the first mortgage loan balance. d. Home Sweet Ogden Managed and implemented by the City, the types of properties available under this program include Asset Control Area homes (HUD repossessions that are acquired by Ogden City and remodeled. These homes conform to the applicable building codes as adopted by Ogden City and the state of Utah), Rehabilitations (homes purchased and

38 remodeled by Ogden City), new Historic homes (new homes built in Ogden s older neighborhoods and built consistent with historic styles in the area), and general new construction on infill sites. All properties under the Home Sweet Ogden Program are sold to owner occupants. e. Unit Reduction Program Loans offered by Ogden City to property owners for renovation of multiunit apartments back to their original single-family, owner-occupied use. The loan is converted to a grant upon completion of the project. The amount offered is $20,000 per unit removed. f. Public Infrastructure Funds These funds are made available to Ogden City from state and local sources to be used for street construction and improvements, sidewalks, curb/gutter, right-of-way landscaping and improvements, lighting, signage, and general maintenance. These funds are available to be used for infrastructure within the Investment Area as approved by Ogden City on a fiscal year basis. g. Federal/State Programs and Grants Though less accessible and generally received on a competitive basis, federal and state monies may be available for public and private investment in the Area. Examples of these sources may include, but are not limited to, New Market Tax Credits, Historic Tax Credits, parks and open space grants, and grants from the Economic Development Administration. h. Small Business Loan Program The Ogden City Small Business Loan Program is a federally funded economic development loan fund for businesses located in Ogden, Utah. The loan fund's objective is to create and retain existing jobs, to provide economic opportunities for low-to-moderate income Ogden residents, to stimulate the redevelopment of underutilized and deteriorated commercial property in Ogden, and to provide improved access to small-business loan financing to Ogden-based businesses. As a lender of last resort, the fund

39 works with clients who do not qualify for traditional financing. Whether you are a startup or an existing business located in Ogden, and a bank is unable to assist you, Ogden City s Small Business Loan Program may be able to help. Ogden City Small Business Loan proceeds can be used for a variety of project costs, including real estate acquisition, new construction, rehabilitation, equipment purchases, refinancing, and working capital. The interest rate, term, and amortization for the loan will be structured to allow for a reasonable rate of return to the investor(s) and adequate cash flow to service project debt, with the following stipulations: Minimum Loan Amount: $5,000 Maximum Loan Amount: $90,000 Interest Rate: Up to 12% annual Term of Payments: maximum 10 years, however subject to length of lease and/or life of improvements secured Loan to Value Ratio: Up to 100% Debt to Income Ratio: Up to 50% i. Private Investment Known as the most common and effective means of capital, investment from private owners, developers, businesses, and citizens will have the most impactful and long-lasting effect on the Project Area. The Agency intends that the majority of the investment made within the Area will be made, to the extent possible, by private owners and business/development entities wishing to undertake Project Area Development activities within the Area.

40 Section 7 HOW THE PLAN IS CONSISTENT WITH THE CITY S GENERAL PLAN [17C-5-105(e)] This Community Reinvestment Project Area Plan is consistent with and the proposed development conforms to the City s General Plan in the following respects: General Plan The Adams CRA is consistent with the following sections of the General Plan of Ogden City: : Improve city owned streets, alleys, parking lots and sidewalks 4.4-1: Increase pride in and cultivate a positive image of Ogden : Support historic preservation appreciation efforts as a means of recognizing activities to improve older developed areas throughout the City, educating people about the economic and social values of preservation and fostering pride in Ogden's heritage : Encourage the development of a strong local arts community 5.9-5: Establish a long term effort to diversify the City's economic base with a balanced mix of growing manufacturing, service, retail and tourism related industries 7.4-1: Expand homeownership 7.5-2: Improve the quality of housing stock through better maintenance, upkeep, rehabilitation and in extreme cases, demolition and new construction 7.8-4: Facilitate residential in-fill, redevelopment and rehabilitation in some cases at higher densities 7.9-5: Work in cooperation with the private sector to expand the variety of housing types to meet the needs of a diverse community : Identify opportunities for inclusion of 4,700 new dwelling units in Ogden to accommodate continued population growth 8.4-1: Encourage the creation of the identified Urban Mixed-Use Districts

41 9.3-1: Strengthen neighborhoods through appropriate planning 9.5-2: Strengthen neighborhoods through appropriate design and improvements : Encourage shared parking where appropriate Zoning Ordinances The property within the Project Area is currently zoned R-2EC, R-3EC, and CBD. The City General Plan envisions that the Project Area will continue to be mixed use in nature. The proposed development is permitted under the current zoning designations adopted by the Ogden 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.

42 Section 8 DESCRIPTION OF THE SPECIFIC PROJECTS THAT ARE THE OBJECT OF THE PROPOSED COMMUNITY DEVELOPMENT [17C-5-105(g)] The Agency proposes a Community Reinvestment Project Area be created for the purpose of supporting the renovation and refurbishment of historic buildings, strengthening Ogden s employment and tax bases, enhancing quality of life, and facilitating the construction of additional residential units and/or the renovation of existing residential units. The Project Area is considered a transitional neighborhood between the urban, commercial downtown to the west and the largely residential neighborhood to the east. While some locations within and around the Project Area have generally seen increased investment and economic activity, the Project Area struggles to advance beyond certain impediments to growth and vitality and therefore presents some of the greatest opportunity for investment. It is believed that, with the assistance of the Redevelopment Agency, this area of the City can begin to become a significant contributor to the economic well-being of the community. Key projects under consideration include, but are not limited to: Restoration of the historic Ben Lomond garage located at th Street Restoration of the historic First Security Tower Upgrades and renovation of the Ben Lomond Hotel Renovation of the Peery Apartments Construction of new single-family homes between 21 st and 22 nd Streets (old Dee School Site) Construction of new single-family homes between 22 nd and 23 rd Streets Construction of new single-family homes between 23 rd and 24 th Streets Construction of new single-family homes between 24 th and 25 th Streets Consolidation of parking Creation of an Cultural District

43 Section 9 WAYS IN WHICH PRIVATE DEVELOPERS WILL BE SELECTED TO UNDERTAKE THE COMMUNITY DEVELOPMENT [17C-5-105(h)] Selection of Private Developers The Agency desires owners of real property in the Adams CRA to undertake development of their property and contemplates that owners will take advantage of the opportunity to develop their property or sell their property to developers for the development of facilities within the Project Area. In the event that owners do not wish to participate in the CRA in compliance with the Plan, or in a manner acceptable to the Agency, or are unable or unwilling to appropriately participate, the Agency may, consistent with the Act, encourage other owners to acquire property within the Project Area, or to select nonowner developers by private negotiation, public advertisement, bidding or the solicitation of written proposals, or a combination of one or more of the above methods. The Agency anticipates that Project Area Development activities will take place incrementally over a number of years. The Agency will participate with developer, property owners, and others as necessary and as opportunities arise. Identification of Developers Who Are Currently Involved in the Proposed Development The Agency, consistent with the Act, will work with capable and qualified developers to ensure that all aspects of the Plan are implemented. The following development entities have come forward with proposed development plans within the Project Area: th Street, LLC NBT ERI Ogden, LLC 2461 Adams Ave, LLC Wells GBS Holdings, LLC Qualified Owners The Agency may enter into participation agreements with qualified owners within the Project Area to participate in Project Area Development. Whether or not the Agency enters into such agreements will depend, in part, upon the interest and ability of the owners to undertake a project in compliance with this Plan and other plans, as applicable.

44 Section 10 REASONS FOR THE SELECTION OF THE ADAMS CRA [17C-5-105(i)] The Adams CRA was selected by the Agency as that area within the City having an immediate opportunity to significantly strengthen the quality of life of the community, broaden the City s tax base, and encourage needed mixed-use and residential developments. The Adams CRA contains a portion of the City that is desirable for development because of (1) existing access, circulation, and infrastructure; (2) a general recognition that the Adams CRA needs assistance if the area is to be further developed; (3) a general recognition that this portion of the City needs investment of private capital to restore and renovate significant historic buildings, as well as, construct improvements to attract additional business or provide infrastructure improvements; (4) determination by the City that further development of this area is important to the overall health, vitality, and stability of the City; (5) goals of the City and community to strengthen residential/commercial development and employment; and (6) the opportunity to commence a public/private partnership to improve and further develop this area of the City. Specific boundaries of the Adams CRA were conceived after receiving resident input from two public open houses, interviews with a number of private businesses in the Area, and discussion with various other stakeholders. Planned treatment of this area is intended to stimulate development to the degree necessary for sound long-range economic growth and to encourage further development and improvement of real property within and adjacent to the Project Area.

45 Section 11 DESCRIPTION OF THE PHYSICAL, SOCIAL, AND ECONOMIC CONDITIONS EXISTING IN THE ADAMS CRA [17C-5-105(j)] Physical Conditions The Adams CRA consists of approximately 151 acres including public streets (see Appendix A and Appendix B). It is an urban context, acting as a transition between the commercial downtown and other primarily residential neighborhoods. The Project Area boundary is linear in shape, running north and south along Adams Avenue. The topography is generally flat from north to south, with a significant grade change as you move east to west in the Area. Structures are generally older, with abundant key historic elements and features. The primary streets are wide, typically having 55 to 65 foot rightof-way. Secondary streets are average width, typically having 25 foot right-of-way. Social Conditions No unusual social conditions were found to exist. Economic Conditions Although the area has generally seen economic underperformance, it presents some of the greatest opportunity for redevelopment. Through adoption and funding of this Plan, the Agency hopes to encourage the restoration/renovation of historic buildings, strengthen the residential housing stock, and provide opportunities for additional businesses, all of which will contribute to the tax base. The Agency believes that without the adoption of this Plan and the funding support from taxing entities for this Plan, there is less likelihood that these goals and objectives would be accomplished. Consequently, the establishment of this Community Reinvestment Area and its associated implementation measures are very important.

46 Section 12 DESCRIPTION OF ANY TAX INCENTIVES OFFERED TO PRIVATE ENTITIES FOR DEVELOPMENT WITHIN THE ADAMS CRA [17C-5-105(k)] The Agency intends to use property tax increment collections generated by Project Area Development activities to reimburse participants for certain desirable capital investments; to install public infrastructure where appropriate; to offer other financial incentives to encourage development; and to take other actions as authorized by the Act. Any payments directly to participants will be on a post-performance basis and will be offered only according to the terms of a written and approved Participation and Incentive Agreement that adequately protects the Agency and the taxing entities by ensuring performance by the participant prior to the payment of any reimbursement or incentive from the Agency to the participant. The Agency intends to negotiate and execute an lnterlocal Agreement with Weber County, Ogden City, and the Ogden School District to allow the Agency to receive a portion of the increased ad valorem real property tax revenue generated by new development occurring within the Project Area. The Agency currently expects to use most or all of the funds it receives from incremental real property tax revenue growth to incentivize new development and install and improve infrastructure within the Project Area. This Plan does not allow for the receipt by the Agency of tax increment from growth in personal property values within the Project Area. Pursuant to the interlocal agreements with Weber County, Ogden City, and the Ogden School District, the timeframe allotted by this Plan to the Agency for the collection of incremental real property tax revenue growth from the respective taxing entities shall be 20 tax years (2017 to 2037). The Project Area Budget (attached as Appendix E Project Area Budget) shows the anticipated tax collection period, tax increment receipts, and the estimated eligible development costs to be reimbursed.

47 Section 13 ANALYSIS OF THE ANTICIPATED PUBLIC BENEFIT TO BE DERIVED FROM THE COMMUNITY DEVELOPMENT [17C-5-105(l)] In accordance with the Act, the Agency has prepared an analysis of the expected public benefits to be derived from the creation of the Project Area (attached hereto as Appendix D Benefit Analysis). It is anticipated that a significant public benefit will be derived from the proposed development within the Adams CRA. Below is a summary of the beneficial influences upon the tax base of the community; and the associated business and economic activity likely to be stimulated. Beneficial Influences upon the Tax Base of the Community The City and taxing entities will see an increase in taxable value of an estimated $35 million over the next 20 years in the Project Area. This is a substantial increase from today s taxable value of $60,555,376. It is intended that construction on identified projects within the Area begin as early as in 2018, with tax increment commencing in Upon expiration of the tax increment period (2017 to 2037), the anticipated new tax revenues which are projected to be generated from the increased assessed value resulting from the improvements are summarized below: Taxing Entity Base Year Collection End-of-Area Collection Ogden City School Dist. $ 632,488 $ 1,631,149 Weber County $ 205,373 $ 529,643 Ogden City $ 211,564 $ 545,611 Business and Economic Activity Likely to be Stimulated The economic activities associated with the development of the Project Area could take any one or more of the following forms: Businesses and professional offices currently located in the area surrounding the Project Area will likely benefit from exposure to new customers and clients traveling to and within the vicinity of the Project Area. This influx of new customers and clients will have the positive effect of encouraging businesses and professionals to remain in and around the community. Currently existing businesses and professionals may even be inclined to expand their facilities to take advantage of the new demographic resulting from the development of the Project Area. Businesses and professionals seeking to locate new facilities will likewise be drawn to the vicinity of the Project Area for similar reasons. As proposed in this Plan, the

48 developed Project Area will serve the immediate lifestyle needs of the community and can reasonably be expected to encourage additional development in the surrounding area.

49 Section 14 OTHER MATTERS [17C-5-105(n)(o)] In the event the Agency spends agency funds on the demolition or rehabilitation of structures within the Project Area that are included in, or eligible for, the National Register of Historic Places or the State Register, the Agency shall comply with Utah Code Section as though the Agency is a state agency. The Adams CRA will not be subject to a Taxing Entity Committee; instead, the Agency anticipates entering into interlocal agreements with Ogden City, Weber County, and the Ogden School District in order to obtain funding for Project Area Development.

50 APPENDIX A MAP OF ADAMS COMMUNITY REINVESTMENT PROJECT AREA

51 WEST CT WILLARD CT BIRCH LN LIBERTY AVE 20TH ST KIESEL AVE COLONIAL PARK ST ORCHARD AVE LIBERTY AVE LAINE AVE 21ST ST OGDEN AVE WARREN ROW OAK ST OAK ST 22ND ST 2250 S 23RD ST 425 E CHARLESWORTH CT WADE CT 23RD ST GRANT AVE KIESEL AVE WASHINGTON BLVD ADAMS AVE 24TH ST JEFFERSON AVE ORCHARD AVE MADISON AVE CAHOON ST LIBERTY AVE MONROE BLVD 25TH ST OGDEN AVE PORTER AVE 26TH ST ORCHARD AVE GRAMERCY AVE CHILDS AVE KIESEL AVE BINFORD ST LAUREL HURST CT SELLWOOD CT BINFORD ST BINFORD ST 27TH ST HUNTER CT 375 E DOXEY ST 2735 S LIBERTY AVE GRAMERCY AVE CHILDS AVE 28TH ST PORTER AVE LIBERTY AVE March, 2017 ADAMS SURVEY AREA E

52 APPENDIX B LAND USE MAP OF ADAMS COMMUNITY REINVESTMENT PROJECT AREA

53 50 PO W QUINCY A EC CL IOWA POLK BRINKER R OP HIS L L MORE 1550 TAYLOR BUCHANAN PIERCE PIERCE N UT IO TAYLOR BAKE R R-1-8 TAYLOR BIRCH 36TH ON GST K TYLER KIN R EDVALSON ON DIX SKYLINE OR TAY L EDG U NTRY SPRING CP-2 E IN YL R-4 PI IEW EV CO SS RO SK FERN M -1 K LA GE LE 4275 L CO 4225 B EUS O EHI LL 41ST WILDCAT 1175 R-1-6 R-4 HILLS O-1 R NC-2, Expanded Scale Neighborhood Commercial M-1, Limited Manufacturing Ogden City Boundary MRD, Manufacturing, Research and Development C-2/CO, Community Commercial Conditional Overlay C-3/CP-3, Regional Commercial OCIP, Ogden Commercial and Industrial Park F ILLMORE 1575 C O SIG SHAWNEE ON FI BURT LL M O W ACO WH C-3/CO, Regional Commercial Conditional Overlay RE M H R-4, Multiple-Family Residential CBD, Central Business District R-4/CO, Multiple-Family Residential Conditional Overlay CBD/CO CBD Conditional Overlay R-5, Multiple-Family Residential CBDI, CBD Intensive District 0 1,000 2,000 4,000 A-C, Airport Commercial A-I, Airport Industrial 6,000 8,000 Feet º C TE AZ S OI AN A S AZI S R-3EC, Multiple-Family Residential East Central R OS HO NE AW OH K HO PA R-3/CO, Multiple-Family Residential Conditional Overlay DDR, Defense Depot Reuse SHADOW VA LLEY K OA CHE AR A R-3, Multiple-Family Residential R3/ APA E IN YL SK C-2/CP-2, Community Commercial PO R-2EC, Two-Family Residential East Central TAYL OR D OL M-2, Manufacturing and Industrial -8 C-1/CP-1, Neighborhood Commercial 1 R- R-2, Two-Family Residential ST NAVAJO QU R-1-5, Single-Family Residential PI IR O Airport Overlay G BEI, Business Exchange Industrial IN NC-1, Limited Scale Neighborhood Commercial CP-1 R-1-8 WASATCH PE R-1-6, Single-Family Residential VIEW IS Sensitive Area O -1 PIERCE BEH, Business Exchange Historical 4975 L AKE R-3 14 PI/CO, Professional/Institutional Conditional Overlay 4925 BRINKER R-1-8, Single-Family Residential th Street Corridor ERLEY D A LE CRC-1, Commercial Recreation M A ND 4875 RIDGE PI, Professional/Institutional 4780 IL R-1-10, Single-Family Residential EK A QU Accessory Dwelling Unit R S MU, Mixed-Use 1 IL RMH-1, Residential Manufactured Home Park E 5 OXFORD 4700 NE ME A W CR E DO OLD POST 1100 CP-2 OOD EW DG R GLASMANN R-1-8 N RU O-1 PI T ES CP-1 R O-1, Open Space OAK CR CP IL TAYL OR QUA R-3 Ogden City Zoning Map OTHI L POLK POLK E RIDG LA R-5 BRINKER VAN BUREN VAN BUREN BUCHANAN WHEELOCK MALAN VIRGINIA POLK TYLER CP-2 IOWA 34TH 35TH CP-2 PI PI TC HE O-1 33RD BOUGHTON BRINKER VAN BUREN ECCLES ECCLES JACKSON R FILLMORE TAYLOR POLK TYLER HAWTHORNE IOWA CP-2 ECCLES PI BRINKER VAN BUREN TYLER ECCLES JACKSON JACKSON FOWLER 40TH 925 MI TOMA H AWK JACKSON FOWLER QUINCY QUINCY QUINCY QUINCY E PI RD 37TH 3850 LS 1850 PIERCE POLK CUSTER IOWA R-2EC GRAMERCY R-2 R-4 GRANDVIE CONSTI T ARD PI HAR H IL R-3 38TH R-3 39TH 875 R-1-8 O AK 37TH O-1 29TH FRANKL IN C-2/CO COUNTR Y 1650 FILLMORE TAYLOR ROBINS POLK TYLER IOWA CP-1 R-4 ECCLES BRINKER VAN BUREN FOWLER QUINCY LIBERTY LIBERTY MONROE MADISON MADISON LIBERTY W MOUNTAIN PI CUSTER TYLER VAN BUREN JACKSON NC-1 NC -1 MONROE MADISON ORCHARD ORCHARD O-1 JEFFERSON SIMOR ON IL CUSTER PE AC R T Y LE HARR ISON BRINKER ECCLES JACKSON FOWLER QUINCY ECCLES JEFFERSON JEFFERSON PORTER PORTER ADAMS TAYLOR CP-2 BRINKER R-2 FOWLER TYLER IOWA VAN BUREN R-4 R-4 GRAMERCY GRAMERCY LAINE RT Y LIB E MADISON ORCHARD PORTER ADAMS R-3 ADAMS OGDEN C-3/CO OGDEN AL E RI VE DD 34TH 34TH CP-1 FO ARLING TON PI/CO A-C TAYLOR ROBINS 975 JACKSON R-4/CO PI 865 PI 950 PI GRAMERCY 775 LIBERTY LIBERTY MADISON JEFFERSON WEST ADAMS 375 GRANT NC-1 RD Ro al e TYLER JACKSON ECCLES 775 LIBERTY ORCHARD R-2 ARD ORCH ORCHARD ADAMS OGDEN 425 OGDEN KIESEL KIESEL R-1-5 CP-2 LINCOLN C-2 PINGREE CHILDS GRANT R-4 R-3 28TH 32ND GO 35TH BEL MAR CL 31ST W 36TH 37TH 27TH A LL BON A V I Ri ve rd ES N N D O JACKSON FOWLE R 925 R-3 GRAMERCY MAD I SON JEFFERSON PORTER JEFFERSON MADISON ADAMS R-3 ADAMS OGDEN RI V KIESEL GRANT GRANT GRANT CHILDS PINGREE CP-3 STEPHENS LINCOLN 33RD KLI N BINFORD RL Y R-4 32ND AT EL AIN SON RI ad CP-3 Washington Blvd. (400 East) M -1 C R JACKSON ECCLES R-3 NC-1 GRAMERCY QUINC Y ORC H ARD PORTER OGDEN CP-2 WASHINGTON CP-2 KIESEL GRANT LINCOLN LINCOLN C-2 N C-2 N PACIFIC R OAD RAIL DILLON LIBERTY MADISON 630 R-3/CO R-3 R-3 OGDEN ADAMS KIESEL GRANT R-3 R-3 GRANT CHILDS PINGREE A (500 W) RS O PA S M W IL LI A SA M 1500 LINCOLN PINGREE STEPHENS REEVES UNION BEE B (550 W) C (600 W) G (800 W) 925 REEVES PENNSYLVANIA UNIO D AN M ID L AN AME RC I GRANT R-4 CHILDS C-2 CENTER PACIFIC L RI A ST IN D U CE ER CO MM KIESEL 200 REEVES GIBSON A (500 W) E (700 W) D (650 W) F (750 W) G (800 W) H (850 W) O-1 C3 C-3 M M-2 RMH-1 R-2 R-3 C-3 M-1 C-3/CO M EA D 97 5 R-3 GRACE C-3/CO 410 NTURY STGATE CE CP-3 CP West A- KERSHAW EA 35TH 36TH R-3 MAPLE A-I TH FRA N 26TH DOXEY DARLING R-1-6 HEALY GODDARD 34TH R- 36TH N CP-2 HARRIS N BOUGHTON 34TH O-1 LAKE 30TH 31ST NAN HA HARRIS LL IVA CH 33RD R-2 SU R TH 32ND CAPITOL R-4 R-1-5 O-1 24TH LL 34TH R-1-6 HEALY 23RD PI DO A-C O-1 R-4 O-1 SWAN MARILYN DARLING PATTERSON O-1 28TH O-1 H OAK CAHOON BINFORD CP-1 31ST GODDARD FRANKLIN O-1 2 R TH SULLIVAN CP-1 0T 21ST R-1-6 SWAN O UC RUSHTON 25TH NC-1 DARLING HEA 32ND O-1 O-1 M M-2 CP-3 LY R-3/CO 33RD R-4 B PATTERSON 33RD CP-2 DOXEY Y GRA M ERC 5 I-1 EY KL ER RK N YO N VE KERSHAW D EL FI AX M E AIRPORT O-1 RUSHTON PI BINFORD 28TH W D 32N CA OAK NC-1 R-3EC O ST ST K PA R R-1-8 R-4 PI OAK 26TH R-2EC OLD CAN Y O R 5 HINCKLEY R-1-5 NC TH P NC-1 31ST R-2 R-1-8 O-1 CI I -1 KS CAPITOL 25TH DARLING LO IS C-3 29TH H 30TH VALLEY R-2EC 24TH 13TH HILL 5 I-1 M-2 CP-3 R-1-8 CRC-1 27TH R-4 CP-3 C HIN O ON PI 23RD R PATT E 3375 CP-1 NC-1 29TH R 12TH 22ND CBD 27TH 28TH I-15 IN DOXEY 1250 LOR L R TH NY 11TH O-1 BE DOXEY 3050 M-1 CBD/CO 26TH BINFORD N NTA M OU 25TH CBD CA 20TH O-1 N IEW SU N V R-2 19TH 21ST SO R-3 A S A 1675 ON POR T E KERSHAW E RO JA C O-1 W KYL PES N MO R TH R-1-5 ER R CP -2 E S ID R-3 R-2 RIVER F H R-1-6 C REE K 16TH CROSS 22ND CBDI 27TH M-1 16TH 24TH O ES B R AN DM 28TH O-1 N CP-1 CP-3 JA M ELLIS HEN DE FORT 15TH OAK 24TH 9TH 10TH ON 775 R-3 NC-1 FA R 26TH R-1-6 K PAR CBD CP-2 NY CA R-2EC 8TH R-2 SO R-1-6 CANYON PARRY LAKE BINFORD WA OCIP CAPITOL LAKE TH R-4 6TH 7TH South CAPITOL M-2 M R PI PARK 23RD R-2 22ND CP- 6TH 1 06 M-1 14TH PI R-3 13TH 21ST BEH HUDSON 8TH CROSS CROSS C-3 22ND 5TH 7TH R IC IF CAHOON PI R-2 R-2 H C PA M-2 DOUGLAS 9TH 17TH 21ST OAK 800 EE -5 R-1 M- 1 BEI DOUG L A S E ND HE 14TH 20TH 2100 South 3RD 5TH 5 R-4 Y TH RUSHTON M-1 12TH S U SR 104 D O E AT 11TH O-1 LEWIS SUNCREST O-1 CROSS PI/CO 18TH M-2 R-1-8 3RD 3RD R-1-8 HILAND TH 15TH 2100 E X C HANG E 10TH MU CP-2 R-3 CHESTER R-1-6 O-1 2ND NC-2 7TH C-2 CP-3 18TH SHERIDAN R-2 6TH 650 9TH M-1 1ST 125 COOK M C-2/CO M-1 R-3 QUINN R CP-2 R-3 1ST L HARROP 8TH 14TH 17TH 6TH C-3 CHE C-3 M TH C-2 13TH 425 5TH R-4 M-1 M-1 HARROP EAR COOK 5TH 7TH 9TH CP-3 4TH SOUTHWELL VITT 3RD DOUGLAS COLLINS EL G 12th Street C-3 1ST COOK DAN RANCHO O-1 STACI S TEGEN 11TH R-5 R-3/CO STER WARD LINCOLN CP-2 R-3 M-1 9TH ST EA C-2 R-4 R-3 RMH-1 PINGREE O-1 MOND 9TH RMH-1 2ND GWEN OW V IEW 950 COOK 3RD WALL DOWNS R-2 WE WASHINGTON CHILDS IN G 180 PINGREE ER AS WEST GATE 30 MRD AD OW BR OO 875 K AVC 1ST 4TH 500 7TH ME R-2 FOWL ER RD WA CP-3 CP-3 RAY O-1 NORTH R-4 EW ST 4 CRITCH LOW 425 NORTH R LOW CRITCH SHARR ON 450 AVC R-2 R YLO TA M-1 MRD ADAMS PI 440 SAM GATES MRD R LK PO D EA OLD SP R AR T E OE H RY DA N AMIDAN W H IT UREN 125 2ND MRD NR MO W DEPOT TU LON HIL AVA DAN E ILL 175 EN BENC H VIE 900 NORTH C-2/CO ISV R C 950 RR S TU HOOL LYNNE SC AR RO 1ST RMH-1 IN D I A N CAMP R-1-6 CP-2 O HA 650 DDR O NORTH 380 GRAMERCY 950 R ORCHARD AK K B VAN Wall Ave. (100) I O-1 LS R R-3 PE MADISON JEFFERS RMH R-2 EA S BILL BAILEY W CANYON VIE W ON 430 DDR TER 4 75 M-2 CANFIELD R R GRAMERCY CA 12 MONROE 1350 D NF IE LD W OO LIBERTY OGDE N CP R-1-8 P D AR I W ILL LE N J AC KSO PI LO CK R-3 O-1 F 1425 CP MOUNTAIN RMH-1 FOWLER W AIRVIE Mo Ha unta rri s o in R n B d./ lv d. R-2 QUINCY 1375 Monroe Blvd. (800 East) Washington Blvd. (400 East) FARR 1400 L R-3 GOODYEAR N SHO SHO CH E O ER E KE D OO LA W ND 89 Prepared by Ogden City Planning Updated July 2016 GE HAMPTO N RID