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HomeMy WebLinkAboutPackets - Council Packets (1136) ***AMENDED (4/9/04, 3:00 p.m.) AGENDA ORO VALLEY TOWN COUNCIL SPECIAL SESSION APRIL 12, 2004 ORO VALLEY COUNCIL CHAMBERS 11,000 N. LA CANADA DRIVE SPECIAL SESSION AT OR AFTER 6:00 PM CALL TO ORDER ROLL CALL ***EXECUTIVE SESSION AT OR AFTER 6:00 P.M. nt to ARS 38-431 .03 (A)(3) Discussion with Town Attorney for Legal Pursua Advicep ertaining to Town of Oro Valley Emergency Plan RESUME SPECIAL SESSION AT OR AFTER 7:00 PM CALL TO ORDER ROLL CALL The Mayor and Council mayconsider and/or take action on the item listed below: 1. PUBLIC HEARING — ORDINANCE NO. (0)04-15 AUTHORIZING AND APPROVING THE TOWN TO ENTER INTO AN ECONOMIC DEVELOPMENT AGREEMENT BY AND BETWEEN THE TOWN OF ORO VALLEY AND CANADA DEL ORO PARTNERS TO FACILITATE THE DEVELOPMENT OF THE ORO VALLEY TOWN CENTRE RETAIL PROJECT AT ROONEY RANCH WITHIN THE TOWN OF ORO VALLEY ADJOURNMENT The Town complies of Oro Valley with the Americans with Disabilities Act (ADA). If any person with a disabilityneeds any type of accommodation, please notify the Oro Valley Town Clerk, at 229-4700 POSTED:: 04/07/04 AMENDED AGENDA POSTED: 04/09/04 3:00p.m. 3:00 p.m. lh rg AGENDA ORO VALLEY TOWN COUNCIL SPECIAL SESSION APRIL 12, 2004 ORO VALLEY COUNCIL CHAMBERS 11,000 N. LA CANADA DRIVE SPECIAL SESSION: AT OR AFTER 7:00 P.M. CALL TO ORDER ROLL CALL The Mayor and Council mayconsider and/or take action on the item listed below: 1. PUBLIC HEARING — ORDINANCE NO. (0)04-15 AUTHORIZING AND APPROVING THE TOWN TO ENTER INTO AN ECONOMIC DEVELOPMENT AGREEMENT BY AND BETWEEN THE TOWN OF ORO VALLEY AND CANADA DEL ORO PARTNERS TO FACILITATE THE DEVELOPMENT OF THE ORO VALLEY TOWN CENTRE RETAIL PROJECT AT ROONEY RANCH WITHIN THE TOWN OF ORO VALLEY ADJOURNMENT The Town complies of Oro Valley with the Americans with Disabilities Act (ADA). If any person with a disabilityneeds any type of accommodation, please notify the Oro Valley Town Clerk, at 229-4700 POSTED: 04/07/04 3:00 p.m. Ih 1 TOWN OF ORO VALLEY COUNCIL COMMUNICATION MEETING DATE: April 12, 2004 TO: HONORABLE MAYOR & COUNCIL FROM: JEFFREY H. WEIR, CEcD ECONOMIC DEVELOPMENT ADMINISTRATOR SUBJECT: CANADA DEL ORO PARTNER'S REQUEST FOR AN ECONOMIC DEVELOPMENT AGREEMENT FOR THE CONSTRUCTION AND DEVELOPMENT OF THE ORO VALLEY TOWN CENTRE AT ROONEY RANCH RETAIL PROJECT. SUMMARY: COMMUNITY ECONOMIC DEVELOPMENT STRATEGY. In 1997 the Town Council adopted the Community Economic Development Strategy (CEDS). Various action items were identified including: #11 —Develop a strategy to encourage northern Town and unincorporated area residents to shop and do business in Oro Valley....; #12 —Develop and adopt a Business Incentive Policy. The Town may from time to time wish to use some form of incentives to attract or retain desirable businesses. Guidelines and review criteria will be established to assist the Town in deciding when to grant such incentives; #19—The Town will target the following list of retail, tourism and industrial uses..... Targeted Retail Uses: Furniture & Home Furnishings, Restaurants, Drugstores, and Clothing stores. Increase the number of lodging facilities particularly Resorts and Hotels. ECONOMIC DEVELOPMENT INCENTIVE POLICY GUIDELINES. On October 3, 2001 the Mayor and Council approved Resolution NO. (R) 01 —90 Adopting Economic Development Incentive PolicyGuidelines (copy of the resolution and guidelines are attached). The provide the Town Council provisions to authorize the use of incentives for the retention and Guidelines attraction of certain businesses that are considered beneficial in the diversification of the local economy. types priority of business t es was identified and they are: 1. Resorts, 2.Retail, 3. Other Lodging, 4. High Tech Job Creation, and 5. Service Providers. One of the incentives considered available to the Town Council to be offered to the qualifying businesses include no more than 50% of the NEW retail sales taxes that the project could reasonably be expected to a tenyearperiod. All Retail projects should generate significant sales tax revenues similar return within to a community or regional shopping center. The developers of Oro Valley Town Center at Rooney g pp Ranch, Canada Del Oro Partners, have requested consideration of an Economic Development Agreement between the Town and the developer. The Developer velo has requested revenue sharing of 45% of the new sales taxes for a term of ten (10) years of the four (4) of the ro'ect excluding the planned hotel. The Developer has requested for each phasesproject that a portion of the Bed Taxes,two thirds (2/3's) of the existing 3% Bed Tax, generated by the new hotel be rebated to the Developer. TOWN OF ORO VALLEY COUNCIL COMMUNICATION PAGE 2 OF 5 BACKGROUND: THE PROJECT. A. Location. This approximately 58 acre site was included in the Oro valley Town Centre at Rooney Ranch PAD approved by the Town on October 16, 2002. Located at the south and north east corners of the intersection of First Avenue and Oracle Roads, this site offers easy access to the residents of Oro Valley AND provides a desirable and accessible location for attracting shoppers in the nearby unincorporated communities of Catalina, Saddlebrook, and the area known as Casa Adobes. Given the ease of use of Oracle Road it is anticipated that many of the residents in these areas will access the retail shops at this location. B. Development Team. Mr. Blake Hastings,Manager of Canada Del Oro Partners,will lead the development team. Mr. Hastings has a proven successful track record of developing and managing regional retail centers and has an intimate knowledge of developing commercial/retail projects within Oro Valley. Other equally qualified management persons will be assigned as needed. C. Project Viability. The Town entered into a contract with the Buxton Company for the completion of a Retail Trade Area Analysis. Two of the three retail development sites selected for the analysis were located along Oracle Road. One of the sites studied was located north of this property at the intersection of Tangerine and Oracle Road (the planned Oro Valley Marketplace Retail center). The second site was located south of this property on the western side of Oracle Road and south of Magee Road (Oracle Crossings Retail Center).The analysis indicated that the potential annual sales volume; based on existing households, income levels and actual spending patterns, of more than $ 965 Million for the Tangerine/Oracle site and more than $ 690 Million for the Magee/Oracle site. It is apparent that this site holds significant potential as a regional retail center. D. Project as Proposed. Oro Valley Town Centre at Rooney Ranch as proposed is an 586,700 square feet Regional Commercial Retail Center located on the eastern side of Oracle Road at the intersection of First Avenue. The site size is approximately 58 acres. The retail center as currently planned will be constructed in four phases. A unique feature of this project is the proposed Main Street/Old Downtown concept. Also planned is a 150,000 square feet Full- Service Hotel and Conference Center to be constructed as part of Phase 4. The Developer is committing to completion of and submission to the Town of a Development Plan for Phase 1 (approximately 112,000 sq.ft.) within thirty six (36) months of the approval of the Economic Development Agreement(EDA). All future Phase Development Plans will be submitted within two (2) years of each succeeding Phase, i.e.; Phase 2 within five (5) years, Phase 3 within seven (7) and Phase 4 within nine (9)years. TOWN OF ORO VALLEY COUNCIL COMMUNICATION PAGE 3 OF 5 SiteThe Developer will be responsible for the construction of on-site and off-site E. Challenges. p improvements. Some of the planned and needed improvements include a major trail system along Rooney Wash, crossings (vehicular and pedestrian), extensive vegetation throughout the wash project, and distributedparking. It is anticipated that extraordinary costs for this project are p J � p estimated at $ 12+ Million. The developer has supported and will participate in the Oracle Road Improvement District. F. Request for .f Revenue Sharing. The Developer has requested consideration by Consideration o the Town Council for Revenue Sharing for a portion of the Town of Oro Valley's Sales Tax Revenues (excluding the Hotel wherein sharing the 2/3 of the Bed Tax is requested) generated eachphase of the project for a period of ten (10) years. At this time it is anticipated that from will be four (4) to the Each phase will have a ten (10) year revenue sharing there phasesproject. o . The Developer has requested that 45.0% of the Town's existing 2% Sales Tax (excluding period. p q Sales Tax Revenues from the Hotel) and 2/3's of the Hotel's Bed Taxes (or 2% of the 3%) be returned to the Developer. FISCAL IMPACT: • The Development Projections ment indicate total Retail Sales by Fiscal Year and applicable Town Sales Tax Revenues at the current rate of 2%. • The Project is estimated to cost in excess of$ 100.0 Million. • The twenty (20) year forecast window indicates that the Project will generate in excess of$ 2.5 Billion f Retail and Lodging Sales that are to be considered as part of the Revenue Sharing agreement. ° g g • The total estimated Retail Sales and Bed Tax Revenues for the twenty (20) year period are $ 55.2 Million. • One Time Revenues are estimated at $ 2.7 Million for a total of$ 57.9 for the twenty year period. • The proposed Revenue Sharingfor the ten (10) year segments for each of the four Phases associated with the agreement would provide the following: Town of Oro Valley $ 14,272,492 52.5% + Developer $ 12,895,530 47.5% Total Shared Revenues $ 27,168,022 Non-Shared Revenues $ 28,053,536 Total Revenues $ 55,221,558 • Fee's & Permits $ 467,100 Sales Tax on Construction @ 4% $ 2,255,188 Total $ 2,722,288 TOWN OF ORO VALLEY COUNCIL COMMUNICATION PAGE 4 OF 5 FISCAL IMPACT CON'T: • The following additional Town personnel positions are deemed needed as this development comes on line. In most cases these added costs reflect the staff's best estimates at this time. A continuing review of needs and the associated assessment will be considered based on actual experiences. Estimated Town Services and Increased Costs: O Finance Department—Additional Clerical 1/2 staff $ 20,000 o Police Department—Two added officers $ 130,000 o Community Development Enforcement (1) staff $ 40,000 Total $ 190,000 • An additional consideration is the amount of added property taxes that the Oro valley Marketplace Retail Center J ro'ect will generate. These new property taxes accomplish many positive results p including: 1. The amount of property taxes collected by each agency will assist, if not prevent, any increase to the amountpaid byexisting residential owners; 2. Providing many of the recipients of the property tax additional funding without demanding increases in services such as Pima County, p y Amp hi Unified School District, Pima Community College and the County Free Library; and 3. ° 10% residential assessment rate, thereby are assessed at a rate that is 25 /o versus a generating significantly higher si nificantl hi her amounts as compared to an equal amount of residential investment. The anticipated annually collected taxes are: O AMPHITHEATER UNIFIED SCHOOL DISTRICT $ 1,172,715 o PIMA COUNTY $ 929,606 o GOLDER RANCH FIRE DISTRICT $ 340,013 o PIMA COMMUNITY COLLEGE $ 258,202 O FLOOD CONTROL DISTRICT $ 61,515 o COUNTY FREE LIBRARY $ 36,846 o CENTRAL ARIZONA PROJECT $ 20,817 o FIRE DISTRICT ASSISTANCE TAX $ 7,650 Total Annual New Taxes $ 2,827,364 TOWN OF ORO VALLEY COUNCIL COMMUNICATION PAGE 5 OF 5 ATTACHMENTS: 1. Copy of Resolution NO. (R) 01 —90, Adopting Economic Development Policy Guidelines. 2. Ordinance (0) 04 - 15 , Economic Development Agreement between the Town of Oro Valley and Canada Del Oro Partners. 3. Oro Valley Town Centre Architectural Theme and Design Elements (five pages). 4. Oro Valley Town Centre at Rooney Ranch Total New Revenues Pie Chart. 5. Oro Valley Town Centre at Rooney Ranch Financial Impacts. 6. Oro Valley Town Centre at Rooney Ranch Tax Revenue Sharing. 7. Oro Valley Town Centre at Rooney Ranch One Time Revenues Spreadsheets. 8. Oro Valley Town Centre at Rooney Ranch Annual New Property Taxes Generated by the Project Charts (2). RECOMMENDATION: The Town Manager and Economic Development Administrator, based upon Resolution (R) 01-90 Town Council policy for Economic Development Incentives and the recommendations contained within the Community Economic Development Strategy, recommend the Town Council approve Ordinance (0) 04 - 15 SUGGESTED MOTION: The Council may wish to consider one of the following motions: I move to approve Ordinance (0) 04 - 15 authorizing the Mayor to approve an Economic Development Agreement between the Town of Oro Valley and Canada Del Oro Partners OR I move to deny Ordinance (0) 04 - 15 61/ Jeffrey H. Weir, CEcD Economic Development Administrator Chuck Sweet Town Manager DEVELOPMENT/ ECONOMIC DEVELOPMENT AGREEMENT This DEVELOPMENT/ECONOMIC DEVELOPMENT AGREEMENT ("Agreement") is entered into this day of , 2004, by and between the TOWN OF ORO VALLEY, an Arizona municipal corporation (the "Town") and CANADA DEL ORO PARTNERS, an Arizona general partnership ("CDO Partners"). The Town and CDO Partners are referred to herein collectively as the"Parties". RECITALS The Property A. CDO Partners owns approximately 141 acres of vacant land located near the intersection of Oracle Road and First Avenue within the corporate limits of the Town, legally described and depicted in Exhibit"A" attached hereto (the "Property"). B. The Property is one of the few large remaining undeveloped parcels of a 5,000-acre working ranch controlled by the Rooney family (who are the owners of CDO Partners) since 1946. In 1989, the Property was included as part of a larger planned area development ("1989 PAD"), the Rooney Ranch Oro Valley Center (OV-9-88-6, approved February 8, 1989), lying on both sides of Oracle Road, and was referred to as Parcels H and I of that proposed development. However, the Property was not rezoned with the balance of that 1989 PAD and retained its R-144 zoning. C. In 1994, CDO Partners, the Town and the La Reserve Homeowners Association entered into an agreement to facilitate the extension of First Avenue from the intersection of First Avenue and Oracle Road in a northeasterly direction over the Property to intersect with La Reserve Drive within the adjoining La Reserve development. Pursuant to that agreement, CDO Partners granted to the Town an easement over the Property for public roadway and underground utility purposes, subject to CDO Partners' right to realign the easement as necessary to accomplish the development of the Property (the "First Avenue Easement"). The Town has constructed roadway improvements and a 12-inch water line in the Easement. The Project D. In 2001, the Town initiated discussions with CDO Partners about the General Plan and zoning designations of the Property. At the Town's request, CDO Partners subsequently submitted a request to amend the Town's General Plan to change the land use designations for approximately 58 acres of the Property from Commerce Park and Medium High Density Residential to Community Commercial. The Town's Planning and Zoning Commission (the "Commission") initiated the 156138.1 General Plan amendment (the "Amendment") on May 1, 2001, and on August 7, 2001 recommended approval of the Amendment by the Town Council. E. On September 19, 2001, the Town Council continued action on the Amendment to permit the Town Council to consider the Amendment concurrently with CDO Partners' application for the rezoning of the Property from R-144 to PAD (the "2001 PAD"). CDO Partners filed its application for approval of the Oro Valley Town Centre at Rooney Ranch PAD (the "Project") in June 2001. The Project contemplates a mixed-use development encompassing retail, restaurant, office, hotel, residential and natural open space uses. The conceptual arrangement of those land uses and supporting infrastructure is depicted on the Project tentative development plan attached as Exhibit"B"(the"Plan"). F. On October 16,2002,the Town approved the Amendment(0V11-01-03) and the 2001 PAD(0V9-01-05). G. Town staff, the Development Review Board and the Planning and Zoning Commission have found the Project to be consistent with the Town's General Plan as amended. Additionally, the Project is in compliance with the Oracle Road Scenic Corridor Specific Plan and Overlay District. H. For the purposes of this Agreement, the Parties contemplate that the Project will be developed in phases(the"Phases"),each of which shall be considered an independent and separate project. CDO Partners will designate the specific area to be included in each Phase. I. In order to implement the Project as shown on the Plan, the existing alignment of First Avenue on the Property must be abandoned and the 12-inch water line relocated to a new easement over the Property. Emergency vehicle access to La Reserve will be preserved through the Project's internal circulation system and a gate on the boundary with La Reserve. Authority J. A.R.S. § 9-500.05 authorizes the Town to enter into a development agreement with a landowner or other person having an interest in real property located within the Town to facilitate development of such property by providing for, among other things, the conditions, terms, restrictions and requirements for development and public infrastructure and the financing of public infrastructure. K. A.R.S. § 9-500.11 authorizes the Town to appropriate and spend public monies for and in connection with economic development activities that the Town has found and determined will assist in the creation or retention of jobs or otherwise improve and enhance the economic welfare of the inhabitants of the Town. Pursuant to this authority, the Town has adopted Community Economic Development Incentive Policy Guidelines (the "Guidelines"). The Guidelines authorize the use of incentives for the retention and attraction of certain businesses that are considered beneficial in the diversification of the Town's economy. One of the incentives 2 authorized by the Guidelines is the limited sharing of new sales and bed tax revenues received by the Town from new development. The Guidelines further authorize the Town to enter into an economic development agreement with property owners and developers governing such incentives. L. A.R.S. § 48-701 et seq. authorizes municipalities to establish Community Facilities Districts ("CFD"). The Town and CDO Partners have concluded that a CFD may be an appropriate means of financing both on-site and off-site public infrastructure improvements associated with the Project. M. The Town has a population of less than 100,000 persons and the provisions of A.R.S. § 9-500.06 are inapplicable. Economic Development Policy N. The Project comports with the Guidelines and is expected to create a source of significant tax revenue for the Town. See Analysis of Compliance with Guidelines,Exhibit C. O. The Town has determined that incentives are needed in order to develop the Property and to induce businesses to locate their operations in the Project. The incentives for each defined Phase of the Project shall not continue for more than ten (10) years. The total dollar amount of incentives offered by the Town for each described Phase is consistent with the Guidelines,which provides that such incentives can be no greater than the lower of (i)the cost of the project; or (ii)50% of the amount of sales tax revenue from the 2% sales tax generated during the term of the incentives. P. The Project will have a substantial positive economic benefit on the Town because it is expected to provide diverse commercial and retail service opportunities consistent with the businesses targeted in the Town's Community Economic Development Strategy (September 1997). The Project is expected to create a significant number of new jobs and generate substantial sales tax revenues. Consequently, the long-term benefits of the Project will offset the short term costs of the incentives. Q. In approving this Agreement, the Town Council has found that certain activities relating to the Project are economic development activities within the meaning of A.R.S. § 9-500.11, that all expenditures by the Town pursuant to the Agreement constitute the appropriation and expenditure of public monies for and in connection with economic development activities, and that it is appropriate to provide CDO Partners with the benefits described in this Agreement as an inducement to CDO Partners to construct, own and operate the Project in the Town. AGREEMENT Now, THEREFORE, in consideration of the mutual promises made herein, the Parties agree as follows: 3 1. Dedication and Exchange of Right-of-Way. 1.1. Abandonment of the First Avenue Easement. Within sixty(60) days after written request by CDO Partners, the Town will initiate proceedings to abandon the First Avenue Easement. Before the Town finalizes abandonment documents, CDO Partners shall have the right to review and approve all abandonment-related documents. The Town shall be responsible for all costs associated with the documentation and processing of the First Avenue Easement abandonment. 1.2. Rooney Wash Trail System. CDO Partners shall dedicate to the Town, by plat or separate instrument, easements for public access over trails and pedestrian ways to be constructed by CDO Partners adjacent to the Rooney Wash in locations shown on the Plan. CDO Partners will submit a pedestrian master plan with associated landscaping and amenities with the first phase of development. The dedication of the easement or easements will not occur until such time as CDO Partners receives development plan approval for the Phase of the Project in which the portion of the pedestrian path will exist. 1.3. Easement for Relocated 12-Inch Water Line. CDO partners shall dedicate to the Town by plat or separate instrument a permanent easement and any temporary construction easements as may be necessary for the relocation on the Property of an existing 12-inch water line. The easement shall be in a location acceptable to CDO Partners. 1.4. Oracle Road Right-of-Way. CDO Partners will cooperate with the State of Arizona/Arizona Department of Transportation and with the Town to provide additional right-of-way or public easements for Oracle Road as may be required for improvements to Oracle Road necessitated by the Project, including sidewalks on the Oracle Road frontage of the Property. The Town will cooperate with CDO Partners to facilitate provision of such additional right-of-way easements as needed. 1.5. Pusch View Lane Extension. CDO Partners shall dedicate to the Town any right-of-way which may be necessary for an extension of Pusch View Lane from Oracle Road to the eastern boundary of the Rooney Wash as depicted on the Plan. 2. Oracle Road Improvement District. 2.1. Execution of ORID Petition. CDO Partners has executed a petition for the formation of the Oracle Road Improvement District("ORID"). (a) ORID includes the following improvements in the public right-of- way adjoining the Property as that right-of-way now exists or will be dedicated to the Town pursuant to this Agreement: (i) A new travel lane on the east side of Oracle Road; 4 (ii) A continuous right-turn lane on the east side of Oracle Road; (iii) Intersection improvements at the intersection of Oracle Road and First Avenue and the intersection of Oracle Road and Pusch View Lane,in conformance with the recommendations in the Traffic Impact Analysis submitted with the 2001 PAD. These improvements shall include any upgrades to the existing traffic signals necessary to accommodate traffic entering from the Project. (iv) All entrance drives to the Project in approximately the locations as shown on the Plan or approved by CDO Partners. (v) The construction of a vehicular/pedestrian bridge over Rooney Wash as part of the extension of Pusch View Lane to the Property. The design of the bridge shall include the travel lanes and turning movements recommended by the Project's Traffic Impact Analysis submitted with the 2001 PAD. (vi) Sidewalks on the east side of Oracle Road in a public easement dedicated by CDO Partners for that purpose. (vii) All landscaping required and associated with the road improvements. (b) If the ORID is not successfully created,CDO Partners may submit to the Town a written proposal to use a CFD to satisfy CDO's obligations under the 2001 PAD to construct the improvements described in Section 2.1(a)as provided in Section 3.1 below. 3. Community Facilities District 3.1. Agreement to evaluate Community Facilities District feasibility. The Town and CDO Partners acknowledge that one or more CFDs may offer advantages for the funding of off-site and on-site infrastructure required by the Project, as well as improvements to be constructed by the ORID if ORID cannot be initiated. If CDO Partners determines that a CFD is feasible, CDO Partners shall propose formation of a CFD to the Mayor and Town Council for their consideration pursuant to A.R.S. § 48-701. See Permitted CFD Improvements,Exhibit D. 4. Oracle Road Signage. The Town acknowledges that CDO Partners will submit a sign plan as part of the Project. That sign plan contemplates the identification of certain businesses that do not have immediate frontage on Oracle Road on monument signs to be located along Oracle Road. The Town,however,is not undertaking any obligation under this Agreement to approve any such sign plan to be submitted by CDO Partners. 5 5. Sales Tax Revenue Sharing. 5.1. Designation of Phase Areas. CDO Partners has designated a phasing structure for the Project within the 2001 PAD document. See Phasing Grid, part of original PAD document as may be amended, attached as Exhibit E. CDO Partners shall designate the specifics of each Phase when CDO Partners submits a development plan for each Phase. There shall be no more than four(4)phases,including the hotel,for purposes of this Agreement. 5.2. Condition Precedent. As a condition precedent to the rights of CDO Partners to share with the Town the site-specific sales tax revenues generated from the first and successive Phases of the Project in accordance with this Section ("Revenue Sharing") and the obligation of the Town to provide such Revenue Sharing, CDO Partners shall prepare and submit to the Town a development plan (consistent with the Town's applicable standards) for each Phase of the Project as follows: -{Deleted:three(3)years ) Phase I — within ,ighteen (18) months of the Effective Date of this ,,- Agreement; ,,-{Deleted:five(5)years ) Phase II - within ,hirty-six (3 6) months of the Effective Date of this Agreement; -{Deleted:seven(7)years ) Phase III - within y ifty-four (54) months of the Effective Date of this ,,--'- Agreement,anc,'hase IV — within seventy-two (72) months of the Effective ----{Deleted:;and ) Date of this Agreements, ���{Deleted:¶ ♦, Deleted:Phase IV-within nine(9) For illustrative purposes only, attached hereto as Exhibit "F" is an years of the Effective Date of this example of a possible scheduled phasing of the project's development._ The Agreement p actual development within anyparticular Phase remains within the discretion of [Formatted:Tabs: 0.75",Left CDO Partners as governed under the project's PAD. ---{Formatted:Indent:First line: 0.88" ) 5.2.2. Development Plan Approval. The parties agree that time is♦ ______ Formatted:No underline ) { of the essence in the preparation, submittal and approval of the development plan for each Phase. The Town shall, within six(6)months after submittal of a completed application for development plan for any one Phase, review and submit the development plan yto the Town Council for approval. -___--(Deleted:pursue final approvals of ) {Deleted:by ) CDO Partners may apply to the Town for an extension of time to prepare and submit a development plan for any particular Phase based on circumstances that arise that are beyond the control of CDO Partners. 5.2.3. Construction Timing. Once CDO Partners receives development plan approval for any phase, CDO Partners must apply for a Certificate of Occupancy for the first tenant within eighteen (18) months of such approval. 6 " ) 5.2.4. Delayby not caused CDO Partners. Notwithstanding theme_------{Formatted:Indent:First line: 0.88 foregoing, any delay caused by the Town in its review and approval of development plans or certificates of occupancy which affects the timing requirements as specified herein shall extend the timing requirements by an amount equal to the delay. 5.3. Sales Tax Revenue Sharing. The Town agrees to share with CDO Partners a portion of the sales tax revenue generated by each Phase of the Project, excluding the hotel facility, as provided in Article 4 of the Oro Valley Tax Code and as presented in the Formula. The present sales tax rate in effect is two percent(2%). The Town shall retain fifty-five(55%)of the Town's sales tax revenue generated by each Phase of the Project from the Town's 2% sales tax. CDO Partners shall receive the remaining forty-five percent (45%) of the Town's sales tax revenue generated by each Phase of the Project from the Town's 2% sales tax. If the tax rate increases beyond the current 2%, CDO Partners shall not be entitled to share in any tax revenues in excess of the current 2%rate. 5.4. Revenue Sharing Term. The term for purposes of determining the sales tax revenues to be shared by CDO Partners shall be ten (10) years for each Phase beginning upon the issuance of a certificate of occupancy for each Phase. 5.5. Revenue Sharing Procedures. Revenue Sharing as provided in this Section will be based on documentation that indicates proof of taxes remitted to the Arizona Department of Revenue ("ADOR") from or upon each Phase of the Project, as reasonably determined by the Town's Finance Director. The Town shall pay sums payable to CDO Partners hereunder within sixty (60) days after the quarterly sales tax revenues generated from each Phase of the Project have been determined, provided, however, that the Town shall have received payment from ADOR. In the event the sales tax due from any Phase of the Project is adjusted due to error, overpayment, underpayment or miscalculation, Town and CDO Partners each agree to remit to the other any amounts necessary so that CDO Partners and Town each receive their proportionate share of the sales tax revenue ultimately determined to be due for the applicable period. 5.6. Reconciliation. Within sixty (60) days after the expiration of the Revenue Sharing Term, the Town shall compare the respective local sales tax revenues received by both the Town and the CDO Partners ,during the -----{Deleted:Developer Revenue Sharing Term and issue a reconciliation report to CDO Partners, _ Deleted:Developer identifying whether CDO Partnersireceived an overpayment or underpayment of _- ---{Deleted:Developer the Revenue Sharing. Within sixty(60) days after the Town's issuance of such reconciliation report, the Town and CDO Partners,each agree to remit to the _ ----{Deleted:Developer J other any amounts necessary so that the Parties each receive their correct proportionate share of the local sales tax revenue for the entire Revenue Sharing Term. 7 5.7. Maximum Cumulative Revenue Sharing. Under no circumstance shall CDO Partners be entitled to share sales tax revenues, the total of which exceeds the lower of the following amounts: The cost of the Project,or The percentages described in paragraph 5.3. 5.8. Rebate Not a Pledge. This Agreement creates rights and obligations regarding the payment of money,but nothing contained herein shall constitute a pledge of tax revenues. Nothing shall impair or restrict the right of the Town to pledge sales tax revenue from the Project. 5.9. Limited Sources of Funds. The Town's sales tax revenue sharing obligations set forth in this Section are payable solely out of the revenues derived from the Town's 2% sales tax generated by each Phase of the Project at the levels afforded to CDO Partners hereunder, provided such sales tax at the specified level is in effect. 6. Bed Tax Sharing. 6.1. Substantial Completion. For purposes of this Section and Section 10.3 only, "Substantial Completion" shall mean that the first Final Certificate of Occupancy for the hotel shall have been issued. 6.2. Transient Lodging Tax Revenue Sharing. The Town agrees to share with CDO Partners a portion of the Transient Lodging Tax ("Bed Tax") revenue as provided in Article 4, Section 8A-447 of the Oro Valley Tax Code generated by the Project. The Town shall retain one hundred percent(100%)of the taxes attributable to the first one percent(1%) of the revenue subject to the Bed Tax from the Project. The present Bed Tax rate in effect is three percent (3%). CDO Partners shall receive one hundred percent (100%) of the taxes attributable to the next two percent(2%)of revenue subject to the Bed Tax from the Project. The period for purposes of determining the revenues from Bed Tax to be shared by CDO Partners shall be the ten (10) year period following Substantial Completion. Said reimbursement will be based on documentation that indicates proof of taxes remitted to the ADOR from or upon the Project, as reasonably determined by the Town's Finance Director. CDO Partners shall provide the Town's Finance Director with an invoice indicating the Bed Tax generated from the Project following the expiration of each calendar quarter including reasonable documentation supporting such request. The Town shall pay sums payable to CDO Partners hereunder within sixty (60) days after receipt of the invoice from CDO Partners, provided, however, that the Town shall have received payment from ADOR. In the event the Bed Tax due from the Project is adjusted due to error, overpayment, underpayment or miscalculation, Town and CDO Partners each agree to remit to the other any amounts necessary so that CDO Partners and Town each receive their 8 , proportionate share of the Bed Tax ultimately determined to be due for the applicable period. 6.3. Rebate Not a Pledge. This Agreement creates rights and obligations regarding the payment of money,but nothing contained herein shall constitute a pledge of tax revenues. Nothing shall impair or restrict the right of the Town to pledge Bed Tax revenue from the Project not otherwise payable to CDO Partners hereunder. 6.4. Limited Source of Funds. The Town's Bed Tax and reimbursement obligations set forth in this Section are payable solely out of the revenues derived from Bed Taxes generated by the Project at the levels afforded to CDO Partners hereunder, provided such Bed Tax at the specified level is in effect. The Town's current Bed Tax is three percent (3%). That Bed Tax percentage may be further increased in the future. For purposes of computation of revenue sharing,however, such revenue sharing shall not exceed two percent (2%)of revenues subject to the Bed Tax,as provided for in this Section. 7. Cooperation. To further the commitment of the Parties to cooperate in the implementation of this Agreement, the Town and CDO Partners each shall designate and appoint a representative to act as liaison between the Town and its various departments and CDO Partners. The representatives shall be available at all reasonable times to discuss and review the performance of the parties to this Agreement. The initial representatives of the Parties are: Town: Town Manager or his Designee CDO Partners: E. Blake Hastings or his Designee. 8. Fast Track. The Town shall, consistent with its adopted policies, provide the Project priority in the processing, review and, if appropriate, approval of all plans, permits and other applications and all shall be processed in an expeditious manner in order to ensure "fast track" treatment of the Project. The Town will dedicate an on-site inspector to expeditiously review and, if appropriate, approve or coordinate the review and approval of all construction and building approvals required in connection with the Project. If fast track treatment in the form of extra personnel is requested by CDO Partners, all costs associated with such extra personnel, including without limitation, the dedication of an on-site inspector, shall be borne by CDO Partners. If CDO Partners chooses to use any third-party consultants to fast-track approvals pursuant to this Agreement and with the Town's approval, CDO Partners shall pay the costs of the third-party consultants. ,_---{Formatted:Indent:Left: 0.5" Further, to facilitate the foregoing, the parties agree that if at any time, CDO Partners believes an impasse has been reached with Town staff(the "Town Staff') on any issue affecting commercial development on the Property, CDO Partners shall have the right to immediately appeal to the Town Manager for 9 an expedited decision on such matter. Such decision shall be made by the Town Manager (in such circumstances where a final decision can be reached by Town Staff) within seven (7) days after CDO Partners' request for an expedited decision. If the issue on which an impasse has been reached is one where a final decision requires action by the Town Council, the Town Manager shall schedule a Town Council hearing on the issue to take place within thirty(30) days after CDO Partners' request for an expedited decision; provided, however, that if the issue must first be reviewed by the Town's Planning and Zoning Commission, the matter shall be submitted to the Commission within thirty(30) days and then to the Town Council at the first meeting following the Planning and Zoning Commission hearing. 9. Protected Development Rights. 9.1. Purpose. One of the purposes of this Agreement is to establish legally protected rights for the development of the Project in a manner which is consistent with the Project's 2001 PAD, the Town's General Plan, and this Agreement, in order to ensure reasonable certainty, stability and fairness to CDO partners until the Termination Date of this Agreement. 9.2. Protected Development Rights. The Town agrees that the zoning designations granted by the Project's 2001 PAD shall remain in effect and shall not be changed without the express written consent of CDO Partners until the Termination Date of this Agreement. 10. General Provisions. Deleted:<#>Accuracy of the Recitals. 10.1. ,Effective Date. This Agreement shall be effective upon The Parties hereby acknowledge and '�-'-- - confirm the accuracy of the Recitals, adoption and effective date of Town Ordinance No. and the which are incorporated herein by this execution of this Agreement by both parties and as provided by law. reference.¶ Formatted:Bullets and Numbering 10.2. Termination Date. This Agreement shall terminate in its entirety on the latter of: (a) For purposes of Sales Tax Revenue Sharing, this Agreement shall terminate ten (10) years after the beginning of the last Phase per Section 5 of this Agreement. (b) For purposes of the Bed Tax Sharing, the Agreement shall terminate ten (10) years after Substantial Completion of the hotel per Section 6 of this Agreement. -{Deleted: and Recitals 10.3. Headings, The descriptive headings of the sections of this~7---f Formatted:Bullets and Numbering Agreement are inserted for convenience only and shall not control or affect the meaning or construction of any of the provisions hereof. , Deleted:The Recitals set forth at the beginning of this Agreement are hereby acknowledged and incorporated herein and the parties hereby confirm the accuracy thereof. 10 10.4. Exhibits. Any exhibit attached to this Agreement shall be deemed to have been incorporated in this Agreement by this reference with the same force and effect as if it were fully set forth in the body of the Agreement. 10.5. Entire Agreement. This Agreement and the attached exhibits constitute the entire agreement between the parties pertaining to the subject matter of the Agreement. All prior and contemporaneous agreements, representations and understandings of the parties,oral or written,are superseded and merged in this Agreement. 10.6. Further Acts. Each of the parties to this Agreement shall promptly and expeditiously execute and deliver all of such documents and perform all of such acts as reasonably necessary, from time to time,to carry out the matters contemplated by this Agreement. 10.7. Recordation. The parties agree to cause an original counterpart of this Agreement to be recorded in the real estate records of the office of the Recorder of Pima County, Arizona, within ten(10) days of the full and complete execution and delivery of this Agreement. 10.8. Amendments. No change or addition is to be made to this Agreement except by a written amendment executed by the Town and CDO Partners. Within ten (10) days after any amendment to this Agreement, such amendment shall be recorded in the official records of Pima County,Arizona. 10.9. Alternate Financing. The Town and CDO Partners shall reasonably cooperate in any endeavors to pursue alternative funding mechanisms as may be available in the future. 10.10. Governing Law; Cancellation Pursuant to A.R.S. § 38-511. This Agreement is entered into in Arizona and shall be construed and interpreted under the laws of Arizona. In particular, this Agreement is subject to the provisions of A.R.S. § 38-511. Under A.R.S. § 38-511, as amended, the Town may cancel any contract it is a party to within three (3) years after its execution without penalty or further obligation if any person significantly involved in initiating,negotiating, securing, drafting, or creating the contract on behalf of the Town is, at any time while the contract or any extension thereof is in effect,an employee or agent of any other party to the contract in any capacity or a consultant to any other party to the contract with respect to the subject nature of the contract. In the event the Town elects to exercise its rights under A.R.S. § 38-511, as amended, the Town agrees to immediately give notice thereof to CDO Partners. 10.11. Notices. All notices given pursuant to this Agreement shall be given in person or by first class pre-paid mail to the following persons or any other persons a party may designate in writing: 11 , If to the Town: Town Manager TOWN OF ORO VALLEY 11000 North La Canada Drive Oro Valley,AZ 85737 With a copy to: Town Attorney TOWN OF ORO VALLEY 11000 North La Canada Drive Oro Valley,AZ 85737 If to CDO Partners: E. Blake Hastings CANADA DEL ORO PARTNERS 401 South Boston Avenue, Suite 2400 Tulsa, OK 74103-4012 With a copy to: Keri Lazarus Silvyn,Esq. Lewis and Roca LLP One South Church Avenue, Suite 700 Tucson,AZ 85701-1611 ----{Formatted:Bullets and Numbering-4-- 10.12. Litigation. Should litigation be necessary to enforce any term or provision of this Agreement, or to collect any damages claimed or portion of the amount payable under this Agreement, then all litigation and collection expenses,witness fees,court costs and attorney's fees shall be paid to the prevailing party as provided by A.R.S. § 12-341.01. Nothing herein shall preclude non-binding arbitration if the parties so elect in the event of a dispute hereunder. 10.13. Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the successors and assigns of each of the parties to this Agreement pursuant to A.R.S. § 9-500.05(D). CDO Partners shall retain the right to receive its share of the Town's sales tax revenue and Bed Tax revenue generated by each Phase of the Project as provided by Sections 5 and 6 of this Agreement regardless of the status of title or ownership of any or all of the Property unless CDO Partners expressly assigns such rights as provided herein. No assignment, however, shall relieve either party of its obligations hereunder, except that an assignment by CDO Partners in connection with the transfer of title to the Property shall relieve CDO Partners of its obligations hereunder provided such transferee agrees to be fully bound by the provisions 12 hereof. Any assignment by,CDO Partners occurring before the beginning of the_-------{Deleted:Developer ) sales tax revenue sharing term as defined in Section 5.4 or the bed tax sharing terms as defined in Sections 6.1 and 6.2 of this Agreement shall be subject to the approval of the Mayor and Town Council, at their sole and absolute discretion. Any assignment by gDO Partners occurring after the beginning of -----{Deleted:Developer i the sales tax revenue sharing term as defined in Section 5.4 of this Agreement shall be subject to the approval of the Mayor and Town Council, which approval shall not be unreasonably denied, qualified or delayed. Notwithstanding the foregoing,,CDO Partners may,without the Town's consent, -----{Deleted:Developer ) assign this Agreement to any Affiliate of CDO Partners for any entity in which ---{Deleted:Developer ) CDO Partners or an Affiliate of CDO Partners is a managing member or - _----f Deleted:Developer ) managing partner. As used herein, the term "Affiliate" means any entity under ----- Deleted:Developer { ) common control with CDO Partners,, -------------------------------------------------------------------- {Deleted:Developer ) 10.14. Force Majeure. Notwithstanding any other term, condition or provision hereof to the contrary, in the event any party hereto is precluded from satisfying or fulfilling any duty or obligation imposed upon such party by the terms hereof due to labor strikes,material shortages, war,civil disturbances, weather conditions, natural disasters, acts of God, or other events beyond the control of such party, the time period provided herein for the performance by such party of such duty or obligation shall be extended for period equal to the delay occasioned by such events. 10.15. Severability. If any term, provision, covenant, or condition of this Agreement is held by a court of competent jurisdiction to be invalid,void or unenforceable, the remaining provisions of this Agreement shall continue in full force and effect,provided that the overall intent of the parties is not vitiated by such severability. 10.16. Time Is of the Essence. Time is of the essence in the performance of each and every obligation by the Town and CDO Partners as provided for herein. IN WITNESS WHEREOF, the parties hereto have caused to be executed, the day and year herein written. 13 . TOWN OF ORO VALLEY,an Arizona municipal corporation By: Paul H.Loomis,Mayor ATTEST: By: Kathryn E. Cuvelier,Town Clerk Dated: APPROVED AS TO FORM: By: Mark Langlitz,Town Attorney Dated: CANADA DEL ORO PARTNERS, an Arizona general partnership By: E. Blake Hastings Its: Manager, and as Managing General Partner of the John E. Rooney Family Limited Partnership,a General Partner Dated: 14 r f STATE OF ) ) ss. County of ) The foregoing instrument was acknowledged before me this day of , 2003, by E. Blake Hastings, Manager of Canada Del Oro Partners,an Arizona general partnership,on behalf of the partnership. Notary Public My Commission Expires: 15 EXHIBITS Exhibit"A" Legal Description and Depiction of the Property Exhibit"B" Tentative Development Plan Exhibit"C" Analysis of Compliance with Guidelines Exhibit"D" Permitted CFD Improvements Exhibit"E" PAD Phasing Grid. Exhibit"F" Example of Possible Scheduled Phasing of Project Development for Illustrative Purposes Only 156138.1 ORDINANCE NO. (0) 04 - 15 AN ORDINANCE OF THE TOWN OF ORO VALLEY,ARIZONA AUTHORIZING AND APPROVING THE TOWN TO ENTER INTO AN ECONOMIC DEVELOPMENT AGREEMENT BY AND BETWEEN THE TOWN OF ORO VALLEY AND CANADA DEL ORO PARTNERS TO FACILITATE THE DEVELOPMENT OF A REGIONAL RETAIL CENTER WITHIN THE TOWN OF ORO VALLEY. of Oro Valleyis political subdivision of the State of Arizona, and WHEREAS, the Town a pursuant to Article 13, Section 7 of the Arizona Constitution, is vested with all the rights, i s which entitles the Town to immunities and exemptions granted to a privileges, and benefits,, political subdivision under the Constitution as well as the laws of the State of Arizona and the United States; and WHEREAS, pursuant to ARS § 9-500.11 the Town may appropriate public monies for and in connection with the economic development; and Plan has identified expansion of the presence of WHEREAS, the Town of Oro Valley General p as the retail industryhighly desirable and well-supported by the community; and g y WHEREAS, the Town of Oro ValleyEconomic Development Incentives Policy Guidelines provide for economic incentives to attract community or regional shopping centers; and WHEREAS, the Town recognizes the importance of the tax revenue impact of community or g p regional shopping centers; and § WHEREAS, pursuant to ARS 9-500.11 the Town may appropriate public monies for and in p connection with the economic development of a Regional Retail Center by Canada Del Oro Partners; and WHEREAS, Canada Del Oro Partners intends to construct and operate a Regional Retail Center primarily consisting of f a hotel, retail shops, restaurants, and other amenities (the "Center"); and WHEREAS, pursuant to ARS §§ 9-500.05 and 9-500.11, the Town may enter into agreements with Canada Del Ororegarding Partners re ardin the development of and economic development from the Center; and document entitled "Economic Development Agreement"a between the Town and Developer, attached hereto as Exhibit A and incorporated herein by this reference, shall prescribe the terms and conditions of certain agreements between the Town of Oro Valley and Canada Del Oro Partners regarding development the develo ment of the Center and the creation and payment of taxes Oro Valley Town Center EDA Ordinance (0)04-15 P.2 upon retail sales tax revenues for the Town derived from the Center, assisting in the creation and retention ofjobs for the residents of the Town; and WHEREAS, the Town finds that development of the Center will substantially increase economic development activity in the Town as follows: 1. Significantly increasing sales tax revenue with the Town; 2. Creating jobs within the Town; velo of community and regional shopping centers, as provided 3. Encouraging the de pment y in the Town's economic development plan; 4. Expanding ndin the Town's retail sales tax base necessary to finance Town Government Services. WHEREAS, pursuant to ARS § 9-461 the Economic Development Agreement has been determined by the Mayor and Council to be consistent with the Town's General Plan and that the of the Agreement substantially improve and enhance the economic welfare terms and conditions g of the residents of the Town of Oro Valley and the Town of Oro Valley is not subject to the of ARS 9-500.6 byvirtue of the application of ARS § 9-500.6 (F). restrictions § NOW, THEREFORE, BE IT ORDAINED bythe Mayor and the Council of the Town of Oro Valley, Arizona as follows: Section 1: That the attached Economic Development Agreement (Exhibit A) between the Town of Oro Valley and Canada Del Oro Partners., to facilitate the development of a Regional Retail Center Project withinjurisdictional the limits of the Town of Oro Valley, is hereby approved. • ARS 9-500.05 and not later than 10 days after the Town enters into the Section 2: Pursuant to § Agreement, the Town shall record a copyof the Agreement with the Pima County Recorder's office constituting notice of the Agreement to all persons. • 41-1346, the Town shall maintain efficient record management for local Section 3. Pursuant to public records and it has been determined that this Ordinance is a public record with three copies of said Ordinance to remain on file in the office of the Town Clerk. Section 4. All Oro ValleyOrdinances, Resolutions, or Motions and parts of Ordinances, Resolutions, or Motions of the Council in conflict with the provisions of this Ordinance are hereby repealed. Section 5. If anysection, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent such decision shall not affect the validity of the jurisdiction, remaining portions thereof Oro Valley Town Center EDA Ordinance (0)04-15 P.3 BE IT FURTHER ORDAINED that the Mayor and any other administrative officials of the Town of Oro Valley are hereby authorized to take such steps as are necessary to execute and implement the terms of the Economic Development Agreement. PASSED AND y ADOPTED byMayor and Town Council, the Town of Oro Valley, Arizona, . this 15th day of April , 2004. TOWN OF ORO VALLEY ATTEST: Paul H. Loomis, Mayor Kathryn E. Cuvelier, Town Clerk APPROVED AS TO FORM: EXHIBIT "A" IS ON FILE FOR PUBLIC REVIEW IN THE OFFICE OF THE ORO VALLEY TOWN /Om' CLERK LOCATED AT 11,000 N LA CANADA DR. / BETWEEN THE. HOURS OF 8:00 A.M. - 5:00 P./4. Mark La : itz, jr.0011eney PUBLISH: DAILY TERRITORIAL APRIL 26, 27, 28, 29, 2004 . POSTED: APRIL 20-MAY 20, 2004 RG Oro Valley Town Center EDA Ordinance Exhibit A ECONOMIC DEVELOPMENT AGREEMENT Oro Valley Town camer EDA Ordinance ak DEVELOPMENT/ ECONOMIC DEVELOPMENT AGREEMENT This DEVELOP NT/ ECONOMIC DEVELOPMENT AGREEMENT("Agreement") is entered into thisc/ aY of 1''t , 2004, by and between the TOWN OF ORO VALLEY, an Arizona municipal corporation (the"Town") and CANADA DEL ORO PARTNERS, an Arizonageneralpartnership ("CDO Partners"). The Town and CDO Partners are referred to herein collectively as the "Parties". RECITALS The Property owns approximately 141 acres of vacant land located near A. CDO Partners pp the intersection of Oracle Road and First Avenue within the corporate limits of the Town, legally described and depicted in Exhibit"A" attached hereto (the "Property"). one of the few B. The Property is large remaining undeveloped parcels of a 5,000-acre working ranch controlled bythe Rooney family (who are the owners of 1946. In 1989, the Property was included as part of a larger CDO Partners) sinceValleyCenter velo ("1989 PAD ), tplanned area de ment " he Rooney Ranch Oro p . February 8, 1989 , lying on both sides of Oracle Road, and approved Feb y ) Yi(OV-9-88-6, development. However, the was referred to as Parcels H and I of that proposed deve p Property was not rezoned with the balance of that 1989 PAD and retained its R-144 zoning. C. In 1994, CDO Partners, the Town and the La Reserve Homeowners gr Association entered into an agreement to facilitate the extension of First Avenue from n over the the intersection of First Avenue and Oracle Road in a northeasterly directio Property to intersect with La Reserve Drive within the adjoining La Reserve development. Pursuant to that agreement, CDO Partners granted to the Town an Property public roadway and underground utility purposes, easement over the p Y for lish the subject to CDO Partners' right to realign the easement as necessary to accom p development of the Property the "First Avenue Easement"). The Town has y improvements roadwa im rovements and a 12-inch water line in the Easement. The Project Town initiated discussions with CDO Partners about the D. In 2001, the CDO of the Property. At the Town's request, General Plan and zoning designations q Partners subsequently submitted a request to amend the Town's General Plan to designations for approximately 58 acres of the Property from change the land use pp Medium High Density Residential to Community Commercial. Commerce Park and g The Town's Planning and Zoning Commission (the "Commission") initiated the 156517.1 t (the "Amendment") on May 1, 2001, and on August 7, General Plan amendmen 2001 recommended approval of the Amendment by the Town Council. E. On September 19, 2001, the Town Council continued action on the Amendment to permit the Town Council to consider the Amendment concurrently with CDOapplication Partners' for the rezoning of the Property from R-144 to PAD (the "2002 PAD"). CDO Partners filed its application for approval of the Oro Valley Town Centre at Rooney Ranch PAD (the"Project") in June 2001. The Project contemplates a mixed-use development encompassing retail, restaurant, office, hotel,, residentialopen and natural space uses. The conceptual arrangement of those land p uses supporting and su ortin infrastructure is depicted on the Project tentative development plan attached as Exhibit"B" (the"Plan"). F. On October 16, 2002, the Town approved the Amendment (OV1I-01-03) and the 2002 PAD (OV9-0l-05). G. Town staff, the Development Review Board and the Planning and Zoning Commission have found the Project to be consistent with the Town's General Plan as amended.nded. Additionall , the Project is in compliance with the Oracle Road Scenic Corridor Specific Plan and Overlay District. H. For thep �u oses of this Agreement, the Parties contemplate that the of which shall be considered will be developed inphases (the "Phases"), each Project p an independent separateproject.endent and CDO Partners will designate the specific area to be included in each Phase. I. In o implementProject to the Project as shown on the Plan, the existing alignment of First Avenue on the Property must be abandoned and the 12-inch water line relocated to a new easement over the Property. Emergency vehicle access to La Reserve will be preservedthrough throw h the Project's internal circulation system and a gate on the boundary with La Reserve. Authority J. A.R.S. § 9-500.05 authorizes the Town to enter into a development agreement with a landowner or other person having an interest in real property within the Town to facilitate development of such'property by providing for, located n other thins the conditions, terms, restrictions and requirements for among things, development public ment and infrastructure and the financing of public infrastructure. § K. A.R.S. 9-500.11 authorizes the Town to appropriate and spend public for and in connection with economic development activities that the Town monies has found and determined will assist in the creation or retention of jobs or otherwise improve and enhance the economic welfare of the inhabitants of the Town. Pursuant to this authority, the Town has adopted Community Economic Development Incentive Policy Guidelines (the "Guidelines"). The Guidelines authorize the use of incentives for the retention and attraction of certain businesses that are considered beneficial in the diversification of the Town's economy. One of the incentives 2 authorized bythe Guidelines is the limited sharing of new sales and bed tax revenues � received by the Town from new development. The Guidelines further authorize the Town to enter into an economic development agreement with property owners and developers governing such incentives. L. A.R.S. § - et se 48701 . authorizes municipalities to establish Community seq. Districts ("CFD"). The Town.and CDO Partners have concluded that a CFD may an be appropriate means of financing both on-site and off-site public infrastructure improvements associated with the Proj ect. M. The Town has aP opulation of less than 100,000 persons and the provisions of A.R.S. § 9-500.06 are inapplicable. Economic Development Policy N. The Project comports with the Guidelines and is expected to create a source of significant tax revenue for the Town. See Analysis of Compliance with Guidelines, Exhibit C. O. The Town has determined that incentives are needed in order to develop the Property and to induce businesses to locate their operations in the Project. The p y incentives for each defined Phase of the Project shall not continue for more than ten (10) years. The total dollar amount of incentives offered by the Town for each described Phase is consistent with the Guidelines, which provides that such incentives can be nog reater than the lower of(i) the cost of the project; or (ii) 50% of the amount of sales tax revenue from the 2% sales tax generated during the term of the incentives. P. The Project will have a substantial positive economic benefit on the Town because it is expected to provide diverse commercial and retail service opportunities consistent with the businesses targeted in the Town's Community Economic Development Strategy (September 1997). The Project is expected to create a significant number of new jobs and generate substantial sales tax revenues. Consequently, long-term the lon -term benefits of the Project will offset the short term costs of the incentives. Q. In appthis Agreement, the Town Council has found that certain � Project activitiesrelatingto the Project are economic development activities within the meaning of A.R.S. § 9-500.11, that all expenditures by the Town pursuant to the Agreement constitute the appP ro riation and expenditure of public monies for and in connection with economic development activities, and that it is appropriate to provide CDO Partners with the benefits described in this Agreement as an inducement to CDO Partners to construct, own and operate the Project in the Town. 3 AGREEMENT NOW,THEREFORE, in consideration of the mutual promises made herein, the Parties agree as follows: 1. Dedication and Exchange of Right-of-Way. 1.1. Abandonment of the First Avenue Easement. Within sixty(60) days after written requestbyCDO Partners, the Town will initiate proceedings to abandon First Avenue Easement. Before the Town finalizes abandonment documents, the CDO Partners shall have the right to review and approve all abandonment-related documents. The Town shall be responsible for all costs associated with the documentation and processing of the First Avenue Easement abandonment. 1.2. Rooney Wash Trail System. CDO Partners shall dedicate to the Town, by plat or separate instrument, easements for public access over trails and ways to be constructed by CDO Partners adjacent to the pedestrian Rooney Wash in locations shown on the Plan. CDO Partners will submit a pedestrian master plan with associatedlandscaping landsca in and amenities with the first phase of development. The dedication of the easement or easements will not occur until such time as CDO Partners receivesdevelopmentp lan approval for the Phase of the Project in which the portion of the pedestrian path will exist. 1.3. Easement for Relocated 12-Inch Water Line. CDO partners shall plator dedicate to the Town by separate instrument a permanent easement and any temporary construction easements as may be necessary for the relocation on the g existin 12-inch water line. The easement shall be in a location Property of an acceptable to CDO Partners. 1.4. Oracle Road Right-of-Way. CDO Partners will cooperate with the State of Arizona/Arizona Department of Transportation and with the Town to provide right-of-way public easements for Oracle Road as may be required for additional righ y or to Oracle Road necessitated by the Project, including sidewalks on the improvements Oracle Roadg Property.frontage of the Pro erty. The Town will cooperate with CDO Partners to facilitate provision of such additional right-of-way easements as needed. 1.5. Pusch View Lane Extension. CDO Partners shall dedicate to the Town any right-of-way whichmay wa ri ht-of- be necessary for an extension of Pusch View Lane Y from Oracle Road to the eastern boundary of the Rooney Wash as depicted on the Plan. 2. Oracle Road Improvement District. 2.1. Execution of ORID Petition. CDO Partners has executed a petition for the formation of the Oracle Road Improvement District ("ORID"). 4 (a) ORID includes the following improvements in the public right-of- way adjoining the Property as that right-of-way now exists or will be dedicated to the Town pursuant to this Agreement: (i) A new travel lane on the east side of Oracle Road; (ii) A continuous right-turn lane on the east side of Oracle Road; • (iii) Intersection improvements at the intersection of Oracle Road and First Avenue and the intersection of Oracle Road and Pusch View Lane, in conformance with the recommendations in the Traffic Impact Analysis submitted with the 2002 PAD. These improvements shall include any upgrades to the existing traffic signals necessary to accommodate traffic entering from the Project. (iv) A 11 entrance drives to the Project in approximately the locations as shown on the Plan or approved by CDO Partners. (v) The construction of a vehicular/pedestrian bridge over Rooney Wash as part of the extension of Pusch View Lane to the Property. The design of the bridge shall include the travel lanes and turning movements recommended by the Project's Traffic Impact Analysis submitted with the 2002 PAD. (vi) S idewalks on the east side of Oracle Road in a public easement dedicated by CDO Partners for that purpose. (vii) All landscaping required and associated with the road improvements. (b) If the ORID is not successfully created, CDO Partners may submit to the Town a written proposal to use a CFD to satisfy CDO's obligations under the 2002 PAD to construct the improvements described in Section 2.1(a) as provided in Section 3.1 below. 3. Community Facilities District 3.1. Agreement to evaluate Community Facilities District feasibility. The Town and CDO Partners acknowledge that one or more CFDs may offer advantages for the funding of off-site and on-site infrastructure required by the Project, as well as improvements to be constructed by the ORID if ORID cannot be initiated. If CDO Partners determines that a CFD is feasible, CDO Partners shall propose formation of a CFD to the Mayor and Town Council for their consideration pursuant to A.R.S. § 48-701. See Permitted CFD Improvements, Exhibit D. 4. Oracle Road Signage. The Town acknowledges that CDO Partners will submit a sign plan as part of the Project. That sign plan contemplates the 5 identification of certain businesses that do not have immediate frontage on Oracle signs to be located along Oracle Road. The Town, however, is Road on monumentgn obligation undertaking anyobli ation under this Agreement to approve any such sign plan to be submitted by CDO Partners. 5. Sales Tax Revenue Sharing. gn 5.1. Designation of Phase Areas. CDO Partners has designated a phasing structure for the Project within the 2002 PAD document. See Phasing Grid, part of original PAD document as maybe amended, attached as Exhibit E. CDO Partners shalldesignate the specifics of each Phase when CDO Partners submits a p development plan for each Phase. There shall be no more than four (4) phases, including the hotel, for purposes of this Agreement. 5.2. Condition Precedent. As a condition precedent to the rights of CDO share with the Town the site-specific sales tax revenues generated from Partners to and successive Phases of the Project in accordance with this Section the first ( Revenue Sharing") and the obligation of the Town to provide such Revenue ' Partners shall prepare and submit to the Town a development plan Sharing, CDO p p . (consistent with the Town'sapplicable standards) for each Phase of the Project as follows: Phase I—within eighteen (18) months of the Effective Date of this Agreement; Phase II - within thirty-six (36) months of the Effective Date of this Agreement; Phase III - within fifty-four(54) months of the Effective Date of this Agreement; and Phase IY V —within seventy-two (72) months of the Effective Date of this Agreement. For illustrative purposesonly, attached hereto as Exhibit "F" is an example of a y� scheduled phasingof the project's development. The actual development possible within particular any Phase remains within the discretion of CDO Partners as governed under the project's PAD. 5.2.1. DevelopmentApproval.Plan A proval. The parties agree that time is of the essence in the preparation, submittal and approval of the development plan for Town shall, within six (6) months after submittal of a completed each Phase. The T r development plan for any one Phase, review and submit the application fo p development plan to the Town Council for approval. p CDO Partners may apply to the Town for an extension of time to prepare and submit a development plan for any particular Phase based on circumstances that arise that are beyond the control of CDO Partners. 6 5.2.2. Construction Timing. Once CDO Partners receives development plan approval for phase, CDO Partners must apply for a Certificate pp any of Occupancy for the first tenant within eighteen (18) months of such approval. 5.3. Sales Tax Revenue Sharing. The Town agrees to share with CDO Partners a portion of the sales tax revenue generated by each Phase of the Project, facility, provided in Article 4 of the Oro Valley Tax Code and excluding the hotel as Formula. The present sales tax rate in effect is two percent (2%). as presented in the The Town shall retain fifty-five (55%) of the Town's sales tax revenue generated by each Phase of Project Proect from the Town's 2% sales tax. CDO Partners shall receive forty-five percent (45%) of the Town's sales tax revenue generated by the remaining each Project of the Project from the Town's 2% sales tax. If the tax rate increases beyond the current 2%, CDO Partners shall not be entitled to share in any tax revenues in excess of the current 2% rate. 5.4. Revenue SharingTerm. The term for purposes of determining the sales tax revenues to be shared byCDO Partners shall be ten (10) years for each Phase beginning upon u on the issuance of a certificate of occupancy for each Phase. 5.5. Revenue Sharing Procedures. Revenue Sharing as provided in this Section will be based on documentation that indicates proof of taxes remitted to the Department of Revenue ("ADOR") from or upon each Phase of the Project, Arizona as reasonably determined bythe Town's Finance Director. The Town shall pay sums Partners hereunder within sixty(60) days after the quarterly sales tax payable to CDO from each Phase of the Project have been determined, provided, revenues generated f however, that the Town shall have received payment from ADOR. In the event the sales tax due from anyPhase of the Project is adjusted due to error, overpayment, calculation Town and CDO Partners each agree to remit to the underpayment or miscalculation, other any amounts necessary so that CDO Partners and Town each receive their proportionate share of the sales tax revenue ultimately determined to be due for the applicable period. 5.6. Reconciliation. Within sixty (60) days after the expiration of the in Term, the Town shall compare the respective local sales tax Revenue Sharing revenues received byboth the Town and the CDO Partners during the Revenue sue a reconciliation report to CDO Partners identifying whether Sharing Term and is CDO Partners received �a an overpayment or underpayment of the Revenue Sharing. � Within sixty (60) � n tdaysafter the Town's issuance of such reconciliatio report, the r Town and CDO Partners each agree to remit to the other any amounts necessary so that the Parties each receive their correct proportionate share of the local sales tax revenue for the entire Revenue Sharing Term. 7 5.7. Maximum Cumulative Revenue Sharing_ Under no circumstance shall CDO Partners be entitled to share sales tax revenues, the total of which exceeds the lower of the following amounts: The cost of the Project, or The percentages described in paragraph 5.3. 5.8. Rebate Not a Pledge. This Agreement creates rights and obligations regarding payment the a ent of money, but nothing contained herein shall constitute a pledge of tax revenues. Nothing shall impair or restrict the right of the Town top ledge sales tax revenue from the Project. 5.9. Limited Sources of Funds. The Town's sales tax revenue sharing in this Section are payable solely out of the revenues derived obligations set forth ° salesgenerated by each Phase of the Project at the levels from the Town's 2/o tax . Partners hereunder, provided such sales tax at the specified level is afforded to CDO in effect. 6. Bed Tax Sharing. 6.1. Substantial Completion. For purposes of this Section and Section 10.2 only, "Substantial Completion" shall mean that the first Final Certificate of Occupancy for the hotel shall have been issued. 6.2. gg Transient Lodging Tax Revenue Sharing. The Town agrees to share with CDO Partners a portion of the Transient Lodging Tax ("Bed Tax") revenue as provided in Article 4, Section 8A-447 of the Oro Valley Tax Code generated by the Project. The Town shall retain one hundred percent (100%) of the taxes attributable to the first one percent (1%) of the revenue subject to the Bed Tax from the Project. Tax rate in effect is three percent (3%). CDO Partners shall receive The present Bed of of the taxes attributable to the next two percent (2%) one hundred percent (100%) the Bed Tax from the Project. The period for purposes of revenue subject to determining the revenues from Bed Tax to be shared by CDO Partners shall be the ten (10) year period followingSubstantial Completion. Said reimbursement will be that indicatesproof of taxes remitted to the ADOR from or based on documentation upon the Project, as reasonablydetermined by the Town's Finance Director. CDO provide the Town's Finance Director with shall an invoice indicating theuarter generatedfrom the Project following the expiration of each calendar q Bed Tax o J . documentation supporting such request. The Town shall pay including reasonable sums payable to CDO Partners hereunder within sixty(60) days after receipt of the Partners, provided, however, that the Town shall have received invoice from CDO Pa , payment from ADOR. In the event the Bed Tax due from the Project is adjusted due to error, overpayment, underpayment or miscalculation, Town and CDO Partners each agree to remit any to the otheramounts necessary so that CDO Partners and determined to receive their proportionate share of the Bed Tax ultimately Town each p p be due for the applicable period. 8 6.3. Rebate Not a Pledge. This Agreement creates rights and obligations regarding the payment of money, but nothing contained herein shall p Ym constitute a pledge led e of tax revenues. Nothing shall impair or restrict the right of the Town topg pledge Bed Tax revenue from the Project not otherwise payable to CDO Partners hereunder. 6.4. Limited Source of Funds. The Town's Bed Tax and reimbursement obligations set forth in this Section are payable solely out of the revenues derived generatedby from Bed Taxes the Project at the levels afforded to CDO Partners hereunder, provided such Bed Tax at the specified level is in effect. The Town's current Be percent Tax is three (3%). That Bed Tax percentage may be further in the future. For purposes of computation of revenue sharing, however, increasedp � such revenue sharingshall not exceed two percent (2%) of revenues subject to the Bed Tax, as provided for in this Section. 7. Cooperation. To further the commitment of the Parties to cooperate in the implementation of this Agreement, the Town and CDO Partners each shall designate and appoint a representative to act as liaison between the Town and its various departments and CDO Partners. The representatives shall be available at all reasonable times to discuss and review the performance of the parties to this Agreement. The initial representatives of the Parties are: Town: Town Manager or his Designee CDO Partners: E. Blake Hastings or his Designee. 8. Fast Track. The Town shall, consistent with its adopted policies, provide 't in the processing, review and, if appropriate, approval of all plans, the Project priority p g . . permits and other applications and all shall be processed in an expeditious manner in pp Town will dedicate an on- siteorder to ensure"fast track" treatment of the Proj ect. The expeditiously review and, if appropriate, approve or coordinate the inspector to p y pp review and approval of all construction and building approvals required in connection If fast track treatment in the form of extra personnel is requested by with the Project. CDO Partners, including costs associated with such extra personnel, without dedication of an on-site limitation, the inspector, shall be borne by CDO Partners. If CDO Partners chooses to use anythird-party consultants to fast-track approvals gr pursuant to this Agreement and with the Town's approval, CDO Partners shall pay the costs of the third-party consultants. Further, to facilitateforegoing,the fore oin , the parties agree that if at any time, CDO Partners believes an impasse asse has been reached with Town staff(the "Town Staff") on any 'n commercial development on the Property, CDO Partners shall have issue affecting P appeal right to immediatelya eal to the Town Manager for an expedited decision on such matter. Such decision shall be made by the Town Manager (in such circumstances where a final decision can be reached by Town Staff) within seven (7) Partners' requestdecision. If the issue on which an for an expedited days after CDO impasse has been reached is one where a final decision requires action by the Town 9 Council, the Town Manager shall schedule a Town Council hearing on the issue to place within thirtydays after CDO Partners' request for an expedited take , decision; provided, however, that if the issue must first be reviewed by the Town's dec , and Planningd ZoningCommission, the matter shall be submitted to the Commission within thirtydays and then to the Town Council at the first meeting following y proper legal notice. 9. Protected Development Rights. Purpose. One of the purposes of this Agreement is to establish 9.1. rp p � legally protected rights for the development of the Project in a manner which is consistent 'with the Project's 2002 PAD, the Town's General Plan, and this � Agreement, in order to ensure reasonable certainty, stability and fairness to CDO partners until the Termination Date of this Agreement. 9.2. Protected Development Rights. The Town agrees that the zoning granted bythe Project's 2002 PAD shall remain in effect and shall not designations J be cg changed without the express written consent of CDO Partners until the Termination Date of this Agreement. 10. General Provisions. 10.1. Effective Date. This Agreement shall be effective upon adoption and effective date of Town Ordinance No. and the execution of this Agreement by both parties and as provided by law. 10.2. Termination Date. This Agreement shall terminate in its entirety on the latter of: (a) For purposes of Sales Tax Revenue Sharing, this Agreement shall terminate ten (10) years after the beginning of the last Phase per Section 5 of this Agreement. (b) For purposes of the Bed Tax Sharing, the Agreement shall terminate ten (10) years after Substantial Completion of the hotel (10) per Section 6 of this Agreement. 10.3. Headings. The descriptive headings of the sections of this t are inserted for convenience only and shall not control or affect the Agreement meaning or construction of any of the provisions hereof. 10.4. Exhibits. Anyexhibit attached to this Agreement shall be deemed to have been incorporated in this Agreement by this reference with the same force and effect as if it were fully set forth in the body of the Agreement. 1 � 0.5. Entire Agreement. This Agreement and the attached exhibits r of the entire agreement between the parties pertaining to the subject matte constitutege' the Agreement. priorcontemporaneous and contem oraneous agreements, representations and 10 understandings of the parties, oral or written, are superseded and merged in this Agreement. 10.6. Further Acts. Each of the parties to this Agreement shall promptly and expeditiously execute and deliver all of such documents and perform all of such acts as reasonably necessary, from time to time, to carry out the matters contemplated by this Agreement. 10.7. Recordation. The parties agree to cause an original counterpart of this Agreement to be recorded in the real estate records of the office of the Recorder of Pima County, Arizona, within ten (10) days of the full and complete execution and delivery of this Agreement. 10.8. Amendments. No change or addition is to be made to this Agreement except by a written amendment executed by the Town and CDO Partners. Within ten (10) days after any amendment to this Agreement, such amendment shall be recorded in the official records of Pima County, Arizona. 10.9. Alternate Financing. The Town and CDO Partners shall reasonably cooperate in any endeavors to pursue alternative funding mechanisms as may be available in the future. 10.10. Governing Law; Cancellation Pursuant to A.R.S. § 38-511. This Agreement is entered into in Arizona and shall be construed and interpreted under the laws of Arizona. In particular, this Agreement is subject to the provisions of A.R.S. 38-511. Under A.R.S. § 38-511, as amended, the Town may cancel any contract it is aart to within three (3) years after its execution without penalty or further p Y obligation if any person significantly involved in initiating, negotiating, securing, drafting, or creating the contract on behalf of the Town is, at any time while the contract or any extension thereof is in effect, an employee or agent of any other party to the contract in any capacity or a consultant to any other party to the contract with respect to the subject nature of the contract. In the event the Town elects to exercise subject its rights under A.R.S. § 38-511, as amended, the Town agrees to immediately give notice thereof to CDO Partners. 10.11. Notices. All notices given pursuant to this Agreement shall be givenperson in or by first class pre-paid mail to the following persons or any other persons a party may designate in writing: If to the Town: Town Manager TOWN OF ORO VALLEY 11000 North La Canada Drive Oro Valley, Arizona 85737 11 With a copy to: Town Attorney TOWN OF ORO VALLEY 11000 North La Canada Drive Oro Valley, Arizona 85737 If to CDO Partners: E. Blake Hastings CANADA DEL ORO PARTNERS 401 South Boston Avenue, Suite 2400 Tulsa, Oklahoma 74103-4012 With a copy to: Keri Lazarus Silvyn, Esq. Lewis and Roca LLP One South Church Avenue, Suite 700 Tucson, Arizona 85701-1611 10.12. Litigation. Should litigation be necessary to enforce any term or provision of this Agreement, or to collect any damages claimed or portion of the amount payable under this Agreement, then all litigation and collection expenses, witness fees, court costs and attorney's fees shall be paid to the prevailing party as provided byA.R.S. § 12-341.01. Nothing herein shall preclude non-binding arbitration if the parties so elect in the event of a dispute hereunder. 10.13. Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the successors and assigns of each of the parties to this Agreement pursuant to A.R.S. § 9-500.05(D). CDO Partners shall retain the right to g receive its share of the Town's sales tax revenue and Bed Tax revenue generated by each Phase of the Project as provided by Sections 5 and 6 of this Agreement regardless of the status of title or ownership of any or all of the Property unless CDO Partners expressly assigns such rights as provided herein. No assignment, however, shall relieve either party of its obligations hereunder, except that an assignment by CDO Partners in connection with the transfer of title to the Property shall relieve CDO Partners of its obligations hereunder provided such transferee agrees to be fully bound by the provisions hereof. Any assignment by CDO Partners occurring before the g be innin of the sales tax revenue sharing term as defined in Section 5.4 or the beginning bed tax sharingterms as defined in Sections 6.1 and 6.2 of this Agreement shall be subject to the1 approval of the Mayor and Town Council, at their sole and absolute to discretion. Any assignment by CDO Partners occurring after the beginning of the sales tax revenue sharing term as defined in Section 5.4 of this Agreement shall be subject to theapproval of the Mayor and Town Council, which approval shall not be unreasonably denied, qualified or delayed. Notwithstanding the foregoing, CDO Partners may, without the Town's consent, assign this Agreement to any Affiliate of 12 CDO Partners or any entity in which CDO Partners or an Affiliate of CDO Partners is a managing member or managing partner. As used herein, the term "Affiliate" means any entity under common control with CDO Partners. 10.14. Force Majeure. Notwithstanding any other term, condition or provision hereof to the contrary,in the event any party hereto is precluded from satisfying or fulfilling any duty or obligation imposed upon such party by the terms hereof due to labor strikes, material shortages, war, civil disturbances, weather conditions, natural disasters, acts of God, or other events beyond the control of such party, the time period provided herein for the performance by such party of such duty or obligation shall be extended for period equal to the delay occasioned by such events. 10.15. Severability. If any term, provision, covenant, or condition of this Agreement is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remaining provisions of this Agreement shall continue in full force and effect, provided that the overall intent of the parties is not vitiated by such severability. 10.16. Time Is of the Essence. Time is of the essence in the performance of each and every obligation by the Town and CDO Partners as provided for herein. IN WITNESS WHEREOF, the parties hereto have caused to be executed, the day and year herein written. TOWN OF ORO VALLEY, an Arizona municipal corporation By: Paul H. Loomis, Mayor ATTEST: By: (e. Ka yn E. Cuvelier, Town Clerk Dated: APPROVED AS TO FORM: By: Mark Langli , Attorney Dated: f.` y/go 13 CANADA DEL ORO PARTNERS, an Arizona general partnership By: E. Bla Hastings • Its: Manager, and as Managing General Partner of the John E. Rooney Family Limited Partnership, a General Partner Dated: k (L9 14 U STATE OF C-��,e7,±Mci'l4A— ) ss. County of, -11 /sA— ) The foregoing instrument was acknowledged before me this day of i:tee r L , 2004,by E. Blake Hastings,Manager of Canada Del Oro Partners, an Arizona general partnership, on behalf of the partnership. Notary Public My Commission Expires: --/O —0_5 rO/i)/ri. /<}c) 6° *--7q2 14 s EXHIBITS Exhibit "A" Legal Description and Depiction of the Property Exhibit "B" Tentative Development Plan Exhibit "C" Analysis of Compliance with Guidelines Exhibit "D" Permitted CFD Improvements Exhibit "E" PAD Phasing Grid. Exhibit "F" Example of Possible Scheduled Phasing of Project Development for Illustrative Purposes Only 152239.1 01/23/2004 FRI 09:34 FAX 520 318 6170 THE `i'LB GROUP Z ou2 a � I EXHIBIT "A" Tull% ROONEY RANCH I Grouffroup, PARCEL H • That portion of Sec Ii on 7, Township 12 South, Range 14 East, Gila and Salt follows:River Base and Meridian, Pima County, Arizona, described as f o z lows: COMMENCING at the South One-Quarter corner of the said Section 7; THENCE N 00020'38" W, along the North-South midsection line, a distance I of 979.43 feet to the POINT OF BEGINNING; THENCE N 00°20'38" W, along the said line, a distance of 1,557.04 feet to a point on the arc of a non-tangent curve concave to the Southeast, a radial line of said curve through said point having a bearing of N 43°25'25" W, said point being an the Southeasterly right--of-way line of U.S. Highway 89 (Oracle Road); THENCE Southwesterly along the saidright-of-way ht-of-way line, along the arc of • said curve, to the left, having a radius of 16,2.70.22 feet and a central angle of 005°08'40" for an arc distance of 1,460.87 feet to a point of tangency; ITHENCE S 41°25'55" W, along the said right-of-way line, a distance the 1,380.92 feet to a point of cusp of a tangent curve concave to the Southeast, said point being on the North right-of-way line of the Rooney Channel , recorded in Docket 7415 at Page 158, Pima County Recorder's Office, Pima County, Arizona; THENCE Northeasterly along the said right-of-way line, along the arc of said curve, to the right, having a radius of 1,014.93 feet and a central angle of 027°30'00" for an arc distance of 487.13 feet to a non-tangent line; THENCE N 63014'24' E, along the said right-of-way line, a distance of 201.66 feet; THENCE N 68°55'55" E. along the said right-of-way line, a distance of 564.00 feet to a point of curvature of a tangent curve concave to the South; THENCE Easterly along the said right-of-way line, along the arc of said I curve to the right, having a radius of 1,034.93 feet and a central angle of 047°39'20" for an arc distance of 860.80 feet to -the POINT OF BEGINNING. Containing 27.745 Acres more or less. .-....17. Prepared by! _ THE Wt3 GROUP, INC. ' '' 6,.! tly ' ./r / ':::-..q.- A./ 1p.ig ;(7rP,11 LetA........,-, t 1 AI . •..e:.lt: ,i, 1 Lim'!.n ;) d' • I •-; Kenneth Zi'smsnn, R.L.S. \'N:: : ..i,_,.„-___ ,_-, . I APPENDIX A: I t 1 DESCRIPTION PARCEL � L.�C AL I The WLB GroupK gall AV% .4;aettale =r 01/23/04 FRI 09:52 [TX/RX NO 9498] 2002 01/23/2004 FRI 09:34 FAA 520 318 bl7U 'l'HL 111,13 (1(UL'Y LJUU� 4 It .. . 1 TTh . GTOUre. 11 11 ROONEY RANCH PARCEL I II . That portion of the West One-Half (W 1/2) of Section 7, Township 12 South, Range 14 East, lying South of the South right-of-way line of the Rooney Channel , recorded in Docket 7415 at Page 158, Pima County Recorder's Office, Pinna County, Arizona, and 11 The Northeast One-Quarter (NE 1 4 and that portion of Lot 1 lying East of 4 � � p the Rooney Channel, recorded in Docket 7415 at Page 158, all in Section 18, Township 12 South, Range 14 East, Gila and Salt -River Base and Meridian, Pima County, Arizona, and That portion of Lot 1, Section 13, Township 12 South, Range 13 East, Gila and Salt River Base and Meridian, Pinna County, Arizona, lying East of the East right-of-way 1 it a of U.S. Highway 89 (Oracle Road) EXCEPT that portion 1 lying wi thi n the Rooney Channel , recorded i n Docket 7415 at Page 158. Containing 113.40 Acres more or less. I Prepared by: • THEW #5 GROUP, INC. If fq,,,,,,4,, . _ i /ci ; Kenneth . Zi nwin, R.L.S. 111. 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'.---• •,./ .:2.)'--,, ' • f/ ! `/ i a co m )_o I--SO EXHIBIT "C" Oro Valley Town Centre: Compliance with Economic Development Policies In October 2001, the Town Council adopted Economic Development Incentive Policy Guidelines ("Policy"). Town Council created the Policy in order to provide "a set of guidelines that assist in the retention of targeted businesses and the attraction of new or expanding targeted businesses to the Town of Oro Valley resulting in the diversification of the existing tax base and the creation of employment opportunities." Resolution No. (R) 01-09. The Oro Valley Town Centre development ("Town Centre") meets these policies. The primary goal in the Policy is to encourage new businesses that will have a significant, positive effect on the Oro Valley economy, specifically to minimize dependence on residential sales tax revenues. The Policy "places a priority emphasis on new and existing businesses that generate significant sales tax revenues," specifically, resorts, retail and service providers. Oro Valley residents currently leave the Town of Oro Valley to find retail shopping, restaurants, and personal services. Town Centre provides an opportunity to create, not only a unique Town center concept with pedestrian accessibility and retail/restaurant uses, but an opportunity to provide the commercial development to generate the sales tax revenues within the Town. There are 16 general provisions listed in the Policy, all of which the Town Centre project meets. 1. Incentives will only be offered if they are actually necessary in order ... to attract a new business to the Town. This would include ... a situation wherein incentives are needed to induce a business to locate their operation to the Town of Oro Valley. The Town has been anxious to attract retail uses not currently present in the Town. Town Centre proposes the types of retail to both serve Town residents and support the hospitality industry, thereby retaining the sales tax revenues within the Town. The proposed sales tax revenue sharing is necessary to induce those businesses to locate within the Town at the Town Centre. 2. A high priority should be placed on businesses "targeted" in the Community Economic Development Strategic (CEDS) Plan (1997, or the most recent update). The primary purpose of the CEDS Plan is to "establish a stronger commercial/industrial tax base in order to keep local taxes at a minimum." The types of businesses "targeted" in the Plan include general retail, hospitality, and office uses. See CEDS, Action Steps 11, 17, 18, and 19. General retail should encourage residents to shop and do business within the Town and to support the hospitality and tourism industry. See CEDS, Action Steps 11, 17, and 19. Town Centre will provide a substantial amount of retail development to provide shopping to residents and support the hospitality industry. Town 149165.2 Centre also proposes a hotel, office, and residential uses near the commercial development, all in compliance with CEDS. 3. The project will have a substantial positive economic impact on the community, i.e.; the number of jobs created or the sales tax created by the project in the long-term will offset the short-term costs offered by incentives. Additionally, the project will be of such size or consequence to produce significant employment or sales in related sectors. Town Centre is a 581,700 square-foot Regional Retail Center. At complete build-out, the project is expected to generate over$168 million in sales annually. During the years of sales tax revenue sharing as the project is constructed, the Town will generate over$37 million in sales tax revenue,just over$11 million of which would be shared with the developer. The overall sales tax revenue generated by Town Centre in the long term is clearly offset by the short-term costs (just over$18 million) offered by the incentives. In addition, the jobs created by a 581,700 square-foot center, including a hotel, will be substantial. 4. Incentives should not continue for more than a 10-year period. The Economic Development Agreement("EDA") as proposed does not allow sales tax revenue sharing within each phase of development to exceed 10 years. 5. An emphasis should be placed on firms that provide diversification (within targeted industrial or commercial sectors) to the Town's economy. Town Centre proposes commercial retail, restaurant, hospitality, and office uses uniquely in one project. All of these uses are targeted to bring sales tax and other revenues into the Town not currently being generated. Town Centre will offer unique boutique-type shopping and those types of retail uses that will support the hospitality industry. 6. The Town will not buy land or existing buildings or construct buildings for purely private objectives. The Town's position should be to offer incentives that have a relationship to public benefit. Improvements such as streets, water lines, traffic signals,storm drainage parking structures, parks and open space, and similar publicly assessed improvements are examples of public-private finances incentives. Acquisition of property and construction of buildings, if necessary, must be related to a public purpose. The proposed EDA does not involve the Town purchasing land or existing buildings or constructing any buildings. The developer is assuming the costs for all on-site buildings and infrastructure, and is a willing participant in the Oracle Road Improvement District for offsite infrastructure costs. 2 149165.2 7. The dollar amount of the incentives offered shall not exceed the cost of the project considered nor shall the incentive value be more than 50% that the project could reasonably expect to return in benefits within a ten year period. The EDA allows only a 40% share in sales tax revenues in any given year. The share will not exceed the cost of the as J ro'ect the project cost is well over the$18 million suggested in P revenue sharing. Further, Section 6.6 of the EDA specifically contains the maximum sharing language expressed in the Policies. 8. Private dollars should be utilized whenever possible to up-front identified project costs and then to be reimbursed by the Town to avoid straining the Town's operational or bonding capacity and reduce the Town's front-end risk. All project costs will be the responsibility of the developer. The EDA does not contemplate the Town fronting any of those costs; only sharing in the sales tax revenue. 9. Incentives can be utilized for resort,retail, commercial and industrial projected Town-wide. Town Centre proposes a resort, retail and commercial development. 10. In certain instances incentives may be offered in conjunction with annexation activities which are viewed as important strategically. In the case of large-scale development area, incentives should be combined with a community facilities district, where feasible, to offer maximum flexibility in attracting development. Annexation is not applicable. The EDA specifically includes the concept of a community facilities district to finance infrastructure. 11. The intangible or unmeasurable benefits of a business to a community, such as the location of a headquarters facility, enhancement of attractiveness to other similar businesses or suppliers, or other similar image-related items are also very important and should be considered along with other factors when making decisions on incentives. The Town Centre concept is unique to the Town of Oro Valley. There will be a commercial core, which includes residential, office, hotel,retail,restaurant, entertainment facilities, medical facilities and neighborhood convenience retail. The land use mix is designed to create a destination critical mass for services and a potential urban synergy. The architectural guidelines in the Oro Valley Town Centre at Rooney Ranch PAD ("PAD") provide the guidelines and framework for development to create a cohesive and unique development. 12. Generally retail projects which qualify should generate significant sales tax revenues similar to projects normally identified at a community or regional shopping center level. Town Centre will be a 581,700 square-foot Regional Shopping Center, including a hotel, and is projected to generate $168 million in annual sales for the Town. 3 149165.2 13. Specific performance criteria for each project will be established. The PAD document adopted by the Town Council in 2001 establishes those criteria. 14. New Retail development should have an emphasis on meeting a need not currently being filled in the communit or •rovidin_ a hi:her level of service/goods/•roducts than •resentl available, or providing similar services in an area not currently being served. The Town Centre concept is new to Oro Valley and will provide retail and restaurant services not currently available in the Town. The hotel will add synergy to the center and attract people from outside of the Town to spend their money at the retail center. 15. Final authority for any approval of the use of an incentive and/or inducement rests with the Town Council. The EDA requires Town Council approval. 16. Each action is separate and independent from all other actions associated with the approval . of the use of an incentive and/or inducement. Acknowledged. 4 149165.2 EXHIBIT "D" Permitted Municipal Community Facilities District Improvements CFD Improvements) "'Public infrastructure' means all improvements listed in this paragraph, including necessary or incidental work, whether newly constructed, renovated or existing, and all necessary or desirable appurtenances." Highways, streets, roadways and parking facilities including all areas for vehicular use for travel, ingress, egress and parking. Water systems for domestic, industrial, irrigation, municipal or fire protection purposes including production, collection, storage, treatment, transport, delivery, connection and dispersal . . .. Traffic control systems and devices including signals, controls, markings and signage. Drainage and flood control systems, including collection, transport, diversion, storage, detention, retention, dispersal, use and discharge. . . . parking facilities . . .. Pedestrian malls, parks, recreational facilities other than stadiums, and open space areas for the use of members of the public for entertainment, assembly and recreation. Landscaping including earthworks, structures, lakes and other water features, plants, trees and related water delivery systems. Areas for pedestrian, equestrian, bicycle or other nonmotor vehicle use for travel, ingress, egress and parking. Sanitary sewage systems, including collection, transport, storage, treatment, dispersal, effluent use and discharge. Public buildings, public safety facilities and fire protection facilities. Lighting systems. School sites and facilities with the consent of the governing board of the school district for which the site or facility is to be acquired, constructed or renovated. Equipment, vehicles, furnishings and other personalty related to the items listed in this paragraph. 1 Based on A.R.S. § 48-701(12)—"public infrastructure." 150079.1 EXHIBIT "E" • • 7. Signs . a. Signs shall comply with the Oro Valley Zoning Code Revised. A comprehensive sign plan shall be developed for Oro Valley Town Centre and will comply with Section 12- 104 of the OVZCR. The comprehensive sign plan prior will be submitted prior to obtaining any sign permits for the property. 8. Phasing a. The phasing of the project will be a combination of the following buildings and site infrastructure: Proposed Phase Associated Phase A, B, C, or E Main Street; D and F or D and H or F and G or H and I L J or Plaza 0, M, or N Pusch View Lane Main Street J or K Plaza P, Q, R, S Pusch View Lane; 1st Avenue motor bridge over Rooney Wash Residential Pusch View Lane b. A pedestrian master plan with associated landscaping and amenities is to be submitted with the first phase Development Plan and Landscape Plan. 9. Public Improvements a. Assessments. CDO intends to participate with an Oracle Road Improvement District under the following conditions: 1. No residential properties will be assessed as part of the District. 2. Any assessment of the commercial properties is contingent upon the adoption of this PAD. 3. Assessments are to be based solely on the zoning allowed by this PAD. 125865.1 BB-6 EXHIBIT "F" e .. y • 0 0 N In e \ \ \ \ \ \ \ \ \ e � c0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ) O If) ZD O M M O \D 00 1f) VD If) VO t` IN VD If) VD 0 V) O \D 0 0 0 ++ Z LD co ‘,0 co ‘D 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 col in 4. 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M N •-�+ 10 r1 N r1 r-1 r�-I v.M r--1 N ,---1 M M M ,-4 N eN ' '5'� 0 ri 6A 6A 6A 61) 6A 6A 60) 60) 69 6A 6f) 6A 6A V) 6A 6f) 6A 65 6A 6A 69 6A 6A 6A 6A 6A 613 6A 5A 6A 6A 5A EA *E 10 ♦► 0 0000000 0 0000000 0 000000 1!) 0000 , GO a C • i, O N 00 In N N e! 00 00 N 00 00 N N N 00 N 00 `Cr N l 00 N N N l N l a W C6, ---1 v. v. r-1 v--1 ---1 v. v. v. v. v. r-1 v. v--1 P-1 r--1 v--1 v. .-I r--1 1...4N v.1I r-1 v. 1. v. y E • moi, O 4) v�' Qn a W co) 6) 6f) co) 6A A 6A EA 6A 5A 6 5A 6A 6A 6A 6A 6A 6A 6A EA 6A 6A 6A 6f) EA 6A 6f) 6A V) 6A M > O W 44 A °' �'' y et CDO O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 "'U co N C 0 0 0 0 0 0 0 0 0 0 0 0 0 O O .1 .0 O U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O C o O O o O O 0 0 0 0 0 0 O 01 O if) O 0 r--1 O 0 N 00 1!) •--I l O t-- O O N 1D O 0 '.D 0 M N N 0 1() 0 0 0 1) N Q a' C C n r n n n n n n n n n n n n n n n n n n n n n n n n ."'� •� . ‘46, D 1D 10 r--1 O r-1 t� N ‘45, D r-1 N 1n 00 1f) 00 M O tz 00 <:::;. 0 4 it....., � O1 M O N 0,•,, 1 M 1D ,::::7 10 .+.+ _ -C 1 CA ---1 N M N r--1 00 ,--1 w--1 .--I If) N N N O � M N N 00 4 C C �0- r1 - '- r--1 N 1f) 4 4) 4 > O 1 c� OSA 0 .� 0 ca ..g § = = i-J 64 4, 40 .i .g It -.-. .41 '-' -0 .E 4 C 4 t.„ ;... - *F: '''',, *i — `4 '" PCD '4 U 4 0, o . 0 0 0 ;.. 0'. 0 . ,,, L.) = . = = = ei. = :-g . .. = . . .9 = ot co = 4,) (cs = ,-4, = 6 L..: w 0 0 4.• , 03 iw CC C3 V 4. 03 i.+ CC 1.+ ets i+ V et C.) i+ CI 1C C) 10 C) !� O C� �.., y 9. a a .E a a E 1 a c a a c o o cu a a E a E a a O y E G , .o AaawacxOa axaax = = CX acx0x0aa xx0a0 a0r • � � CI . .a p-, El -01 - cAUA w C7 w •-: x .4aO'gx x 0.0 HO z 0 ,. � c a 0 pie 44 < co 4) 4) c dog t .� t t a4, y ; V1 E!1 cc cc r-i N M of C t 14 it .5 .i .5 .5 O ✓ ES i i E ~ ' 1n 0 I a; cr: co aC c) O = .1eO E-+ E-+ wO oy 0 O �et a) 04 av 0OS Z a 0 ATTACHMENT 1. Copy of Resolution NO. (R) 01 — 90, Adopting Economic Development Policy Guidelines. � s RESOLUTION NO. (R) 01 - 90 A RESOLUTION OF THE MAYOR AND TOWN COUNCIL OF THE TOWN OF ORO VALLEY,ARIZONA,ADOPTING ECONOMIC DEVELOPMENT INCENTIVE POLICY GUIDELINES. WHEREAS,the Town of Oro Valley's General Plan has identified pursuing diversification of the local economy as highly desirable and is well supported by the community, and; WHEREAS,the existing Community Economic Development Strategy states that one major action step desired is the development and adoption of a Business Incentive Policy, and; WHEREAS,the existing Community Economic Development Strategy further states that the Town may from time to time wish to use some form of incentives to attract or retain targeted businesses, and; WHEREAS,the Town of Oro Valley recognizes the importance of developing a policy and guidelines that include similar considerations for the retention and expansion of existing targeted businesses as those that apply to the attraction of new targeted businesses; NOW THEREFORE BE IT RESOLVED BY THE MAYOR AND TOWN COUNCIL OF THE TOWN OF ORO VALLEY,ARIZONA: The adoption of Exhibit A, Town of Oro Valley Economic Development Incentive Policy Guidelines, attached herewith, provides examples of items that a business owner/developer may request consideration for. PASSED,ADOPTED AND APPROVED by the Mayor and Town Council of the Town of Oro Valley, Arizona, this 3rd day of Oc t ober2001 . TOWN OF ORO VAL EY, ARIZONA Paul H. Loomis, Mayor ATTEST: Kat Cuvelier, Town Clerk dig3ROVEDdior .� Alm// . Dan L. Dudley, Town Attorney EXHIBIT A TOWN OF ORO VALLEY ECONOMIC DEVELOPMENT INCENTIVE POLICY GUIDELINES GOAL: To provide the Town Council a set of guidelines that assist in the retention of targeted businesses and the attraction of new or expanding targeted businesses to the Town of Oro Valley resulting in the diversification of the existing tax base and the creation of employment opportunities. POLICIES: In certain cases the Town may consider using some form of incentives in order to attract or retain targeted businesses. These incentives will only be used when the Town satisfies itself that the addition of the new business or retention and/or expansion of an existing business would have a significant, positive effect on the Oro Valley economy. The need for diversification of the local economy which minimizes dependence of residential sales tax revenues is a necessity. This policy places a priority emphasis on new and existing businesses that generate significant sales tax revenues. As a guideline the following listing can be viewed as a prioritized preference: 1. Resorts, 2. Retail, 3. Other Lodging, 4. High Tech Job Creation, and 5. Service Providers. The following general provisions shall be considered prior to offering incentives. 1. Incentives will only be offered if they are actually necessary in order to affect the retention and/or expansion of an existing business or to attract a new business to the Town. This would include: - A situation in which the Town of Oro Valley has determined that the retention of an existing business is desirable. - A situation in which the Town of Oro Valley is competing with other cities for the expansion of an existing business to the Town or where incentives are actually necessary to affect the expansion of an existing business. - A situation wherein incentives are needed to induce a business to relocate or expand their operation to the Town of Oro Valley from an existing site in another city. - A situation wherein incentives are needed to induce a business to locate their operation to the Town of Oro Valley. 2. A high priority should be placed on the businesses "targeted" in the Community Economic Development Strategic (CEDS) Plan (1997, or the most recent update). 3. The project will have a substantial positive economic impact on the community, i.e.; the number of jobs created or the sales tax created by the project in the long-term will offset the short-term costs offered by incentives. Additionally, the project will be of such size or consequence to produce significant employment or sales in related sectors. 4. Incentives should not continue for more than a 10 year period. .• r r 5. An emphasis should be placed on firms that provide diversification (within targeted industrial or commercial sectors)to the Town's economy. 6. The Town will not buy land or existing buildings or construct buildings for purely private objectives. The Town's position should be to offer incentives that have a relationship to public benefit. Improvements such as streets, water lines,traffic signals, storm drainage, parking structures, parks and open space, and similar publicly assessed improvements are examples of public-private financed incentives. Acquisition of property and construction of buildings, if necessary, must be related to a public purpose. 7. The dollar amount of the incentives offered shall not exceed the cost of the project considered nor shall the incentive value be more than 50%that the project could reasonably expect to return in benefits within a ten year period. 8. Private dollars should be utilized whenever possible to up-front identified project costs and then to be reimbursed by the Town to avoid straining the Town's operational or bonding capacity and reduce the Town's front-end risks. 9. Incentives can be utilized for resort, retail, commercial and industrial projects Town- wide. own- wie. 10. In certain instances incentives may be offered in conjunction with annexation activities which are viewed as important strategically. In the case of large-scale development areas, incentives should be combined with a community facilities district, where feasible, to offer maximum flexibility in attracting development. 11. The intangible or unmeasurable benefits of a business to a community, such as the location of a headquarters facility, enhancement of attractiveness to other similar businesses or suppliers, or other similar image-related items are also very important and should be considered along with other factors when making decisions on incentives. 12. Generally Retail projects which qualify should generate significant sales tax revenues similar to projects normally identified at a community or regional shopping center level. 13. Specific performance criteria for each project will be established. 14. New Retail development should have an emphasis on meeting a need not currently being filled in the community, or providing a higher level of service/goods/products than presently available, or providing similar services in an area not currently being served. 15. Final authority for any approval of the use of an incentive and/or inducement rests with the Town Council. 16. Each action is separate and independent from all other actions associated with the approval of the use of an incentive and/or inducement. ATTACHMENT 3. Oro Valley Town Centre Architectural Theme and Design Elements (five pages). 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Z °a w I0-w w a Z w 00 Ui � J J O A aw n z a N - Q W ti R, zQ U z3Z tR_; latt I 3 — _ s_{ .__ ice_ w G m U w Lii G4-1,----- ,.,_ ,..-1 J W a H it a W F � = o1- o Vw z Xl- _ifI" 0 a0 � Im" -• 10 COU ,__ ,,, • � cn = w .J �I- m H aoct Et , . , , U .!R G O . , a o, z 0Lii > i i wi N o. 3 W W X U m Q M J rj a k m I J N Z .1 Na } : ,' a w — ' IMM i CA 0 1.. --- 0 Z N W W 0• it ._A , \‘ ' . i...;.,Z < H 1 t u) i a Lmo ATTACHMENT 4. Oro Valley Town Centre at Rooney Ranch Total New Revenues Pie Chart. U) to W o J = In▪ C a Z N < W c• gW N Zw 1. Ce LU 0 /--• I-- Z w 0 J a I— MI ftI v hi .-- 00 w N o N W > M O W 0 N - � � O W ' W w ...9ss :.'.�r- ass`iLL...,T`.z;iY3'.. W CIV. :Ns' — Q�zW wI- Z N. 0 re Q w w W Ce Z Z J 40 W 0 a � J F- IaJ o Z I" Q F- w0 - E-- - 0 z Z - 0 Iw J J a 0cn LU Ce � Z 0 W W > O a.. W M Oce Lor. J W111 N c0, a) W f- N N G3 t/� N �- W x to X. 34 ' J aI ATTACHMENT 5. Oro Valley Town Centre at Rooney Ranch Financial Impacts. a a i O O 01 O •-+ M O N O N 'O 0000 en 0N0 .I N N r 0 1D 00 c, � � , � . + O In vn N 000 N0 0�0 000 O Oh N N WI M O I n n n n n w w n n w n w w n w w n .11 00 r M . N ,1 1D M �O V 00 ,1: 00 O• 01 •-�+ 00 N . M — O C 0\ N 4D O O 4O M O 00 N '0 N N ,r 'O N 01 in N O El, .--+ rt ,D 01 •-+ ':T 10 01 N ,,r O N O M 'O 01 •-+ N 00 O N w n w w n n n w n n w w n w w n n P4 01 01 0 01 O O O O .. •-+ M •-'+ N N N r'+ V r N 00 In 69 En En US EA Eft EA Eft EA En EA 69 EA EA EA EA EA EA EA EA EA 69 En EA EA EA 69 rel 00 00 0 O 01 01 N NO •-+ VD 'D N0 '-' •-+ N N 01 ND O •-+ '' N 01 F "'c '�r M O in 00 O O O O .-, 'O N i) O 00 7r �0 co N N • M ' ' ' ' ' ' 01 00 01 .. in N © O N ,D tt N O r-+ M N M O r- 6 6 n M n w w w w w w w n w w w n w w n O �\ . N O� t7 N O 00 4, - � N .-+ O 00 •� © — vO Z In y * N 00 00 ON O •-+ N N M V O� '0 N 00 in O\ M 4D 4D N N ON N N N M M M M M M O M M M M .r) O O O 4 c r'i N M 4M . N •--+ 6R 69 QS 614 69 F F EA 6R 69 U4 69 QS (/3 69 69 69 (/3 (/3 (/3 EA QS QS Ef3 EA 69 (/3 EA EA EA 69 69 EA 7r O in 01 M M O 4D r- C1 01 O1 •-+ r+ 41 00 N M 00 •--+ •-4 00 N •"+ 00 00 01 01 O 01 co N 01 In 4D N N 01 O 10 10 00 �f N 10 01 N r-+ [- r-+ � ND O 00 WI F ON r- 00 N .. O 01 r- N M 00 v. r- 01 N '� NO N r-+ M O in '-+ 00 N in w O n n n w n n n n n w n w n w n n n [� N N N OC r ,0 N M O� M M 00 01 . r .D .� M N M O O� r M 00 10 N rl � ,O •-+ .Nr NI M kn 10 N r-+ O 01 O •--+ N N O v. ON NO N r- �0 N [- 400 M 00 Cl `I 'IT •- N+ IN 00 N d' NO N 00 O r-+ N V' r+ 10 01 •-+ 10 00 O N W M N 71 .-I- .-i > ..n.-w .-w •-w Nw N N Nn Nn N M Mn Mw M .6 Mw Mw M O Mw 4 Mw O 01 .D n z O M in NI N .. .. cN N MO c F F .-; .-; N EA 69 EA EA 69 US EA EA 69 69 69 (A 69 EA 69 69 (A (A (A (A EA Eft 614 69 EA 69 69 (A 69 69 69 69 EA 69 O O O . O O 00 01 N ON •-.4 O N ON O NO 01 1 N ND O O .-r O O O O M 'I' N 10 N N �+ M 1D vD M in 4 '1 O O co N ' ' Ln O k eCS O N N O1 'D 1O N N V) 00 M `,/' N 'I' v. v.) O N O1 '0 NO 01 OC w w n w n n n n n n w w n w n d'" 00 r CA 01 'IT M C' N 00 00 00 01 . 00 M d N 00 06 t M O 00 v, O O O 00 M N 01 00 01 •--+ 01 00 M NO N 01 N 00 01 M N en .0 0�0 '0 73 in p0 N 10 [� '�7' Ti 00 ON M M 00 w n w n w w n w w n +� •-+,0 00 y N 00 O '� O . •--+ r M O N 'd' N 00 O 00 �• [-- M O 01 0.0 N 00 O a N N NO 00 01 •-, N N M M v. In 1O [''N In 00 00 01 O M H In in M 00 .-� .--+ . .--+ .-+ . r+ . .-+ .--+ . N .-, .--+ .--i N "Fs' ."'+ N O EA E/9 En El) EA F EA 69 EA EA EA EA EA EA 614 EA EA EA (A EA (A (A EA EA (A 69 EA (A O O O O O NO NO r- M N .. '�... ,0 .11 M In 01 '0 t` O O O O 00 N 01 el ,r) et N M N 01 'I' N 10 M w) M In ' ' Vn O ' ' ' ' ' ' O Tt N •--+ M "I' 01 •--+ C .--+ r- M k . N .-^4 1D 00 00 •-+ •-+ o p N O N 00 .4 .400 .4.4c4'N •-. O. H M N 4 N 10 00 •-+ 10 N06 p O p ry .--+ M 01 O N O �D M N M rt 00 M 10 10 C O� C N N O in 1D U1 ,. N 00 M 00 4 O\ 1() •. .. N M 00 Q1 1D 01 M •-+ .-7' N N M 4 4 .P 10 N 01 F N'N N OC rlii .0 O O p In N © 'd N N N N N N N N N N Ei N N N N N O P. p ND N N s el El EA EA EA EA EA EA En Ef3 EA EA EA EA En En En En En EA EA EA EA = 69 69 (A 69 C:' (A (A EA EA 69 EA g C u > m Ev 0 O O O O O O 00 N M © N 0\ P4 vT ,r •--+ N N M 00 N 1D .a+ O O O O O O 00 N N41 - 4 M 00L 01 ,r en N M 1D O 41 01 C1 .--, M ' ' 1n O .n ' ' ' ' O O N r O N r 1/40 O CCS 01 N 01 M •"+ 'I' 01 N N n w n w w n n n w n w w w r+ r+ M 1-4 •-� N [� O d' •- OC d' N 00 00 M 00.6' M M O O p O p • 00 N 00 00 ,D O •-+ 00 N M N 00 M '� [� O N in N N p C N V' N N 'I 10 00 •-+ V' N N N 01 01 N ,0 1 to WI NO C( -+ - i( M M cri N .-i N M d' 10 N 00 O -i M 10 `. 00 O N• rf O(/3 N N N 4 .--+ N N N N N N N M M M M M M v. v. 4 N M a C .-+N N N EA 69 EA EA U4 EA EA (A EA EA (A EA (A EA 69 EA EA EA (A EA EA EA EA 69 EA EA EA EA EA EA EA O O O O O 00 71. N U1 4D 41 4D 00 .41 Ul 00 ...... [- C\ N 01 d' M --. 00 M O O O O N M 4 10 N N N M 4 00 N '"+ 141 00 0D 00 O •--+ ,. O N 00 O ' ' © in ' ' O N •--+ '1f •--' © 01 N N N N 1D O 01 1O M O V` '�-) w n n n w n n n w n w n n w n n rl n r- � w N O •--+ p p �7 00 N [: 10 [=01 O O O [� [� N N M M N O1 N 01 10 CI, N _o N N o N 0O1 00 N N 0O1 N 'C 'C N 001 N 10 N kn 1 ONO N N � 00 1D N 00 00 10 CCS .....I © © n w n n n n w n w w n w w w w O O M w 01 4 V V 01 •-+ M . 00 O M 1 00 r-+ 4 (-. ... �T 00 O 00 '�7 M O O O .) kr) .-+ .. M M M M d' 4 4 in in in MO 1D 1D 1O N N N e .-r P6.4O 10 EA EA 69 EA 69 EA U4 EA EA (A EA 69 EA EA Eft (A EA EA EA EA EA EA 69 EA 69 EA EA EA EA (A EA O O O O O 00 01 01 41 ,t 4 N v. 00 O 00 N N 01 •-+ 00 Ul N 01 M N 00N O O O O M 01 O 00 01 4D 00 M 400 N 00 O M M rt N N MO 41 N 0) O N ' ' O O O O n N •-i 41 •-+ n d' 00 M 10 00 N N 4D •-+ O r 01 41 01 00 M ^, O O p N 00 . bn co.' 01 .D ((o 4 .. 00 00 40 4 N O 45 O 00 'd' M N N N N 0\ 00 16' •... O O O O p in N 00 01 00 M .--+ V' 'IT O NO NO N 00 .11 �-+ 0\ 00 ON NI ON 0 M M O O N 00 01 n w n w n n w w n ) w n w n w w � N N � O 00 �D 1D N 00 01 •� e? �D 01 M 00 M 01 1D � M N e� C .-+ .-+ ry M I. 00 •-+ N �Sfi in ,O N 01 O N M 01 •-+ M N O N M N 00 00 .0 O O ry ....+ I. •--+ N N N N N N N M M M M M M 4 �T 4 4 N 4 P. p •-+ 6n EA EA (A 69 69 EA EA EA EA (A EA (A EA EA EA (A EA (A EA EA EA (A (A EA (A (A EA EA EA (A V CCS r..+ ,G; al O O 6 t?Cv '- v U cA y 0. in (/3 y i2.4. Cr, 2 71' Cri 0A G4 CV C - O > O > v IE C r-. C CA eCS .ECt '+ ECS m Cv c, •ci C V o O •-+ N M 4 in 'D N 00 01 O •-�+ N M V' WI NO N 00 a� .0 s L v, cd - E, t R3 .4 .--+ .-+ .-+ .-+ .--+ .-+ .--+ .-+ .--+ N N N N N N N N N 01 � � ( a0 V 0 p t,a ,,, p in 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o N CO CL, +« c, E,, C C E-+ N N N N N N N N N N N N N N N N N N N N 0 0 E c a, E , 01 O •� N M in 1D r- 01 O •-+ N M WI 1O r- 00 > > L C r..+ (0 y © - .-i - - - - .--+ - co- - +r O C a j ^ ,-.1 n y N N N N N N N N N a CP C y I. C W > 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O y +-� 0 I. O �, 5 N N N N N N N N N N N N N N N N N N N N LV V h E' a .+. y O `" 0 M •p rteO C C � ��,, O C L CCS C-'E 2 c '© c - _ s © •-+ N M � 1D N 00 01 O O rL+ z Lzr L P4 O rte+ O O C� PP C 5 N M � 10 N 00 O1 .-- .-, — .--+ .-+ .-.+ ....+ .-4 .-.+ •-�+ N O > O C O L L L L L L L L L L L L L L L L L L L L E. > L ECS RS A CCS CCs CCS 4 t cCS ci CCS CCS CCS CCS CCS RS CCs CCI CCS CCS OQ W © z V G4 C� > > > > > > >., >+ ?+ > >., > > > > › > > ATTACHMENT 6. Oro Valley Town Centre at Rooney Ranch Tax Revenue Sharing. O ed H O 0 \ \ o 0 0 0 0 0 0 0 0 \ \o 0 00 0 0 0 0 00 '* V1 ++ ^" 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 \ \ \ \ 0 0 0 O O O O O O M M N N N In 71' N M r* N O O O O '�T c t4) I(j I() It) It) It) N N N t` \D \G .-i r-i N (Ni M O O O O M c cu �'' "d tT �T '�t 'It ,tr r '�7 d' .t M M N N r.+ M N g a. U V In 00 00 \O N 'rt \D N \D N O I ` M M f \O O\ t 4 4" In O N M N N \O \O N N N M N O\ N N ti) a O O\ In oo N M \D mt In N r-, 00 N N 00 00 I I ' i 00 ' n n n n n n n n n n n � n n n n �` .r5. •.4 g O N \O In r-, N r-, o0 O �r - 0\ In O I,() \O N In to 64 ON O N I) t` ,-, r-, N N 00 .-, \0 .-�, M ,' In O\ O\ ceS C.) j .-, N In In N 00 N N M M r-, v. N N 11' d' 00 00 a/ '1 ,-4 .--i .-i ,.el r-� r-i N N A r-, r-, 01 pt: 71 -o z a (4 0 .o O N4 a o et 6 6) VI VI VI V) VI V) V) VI VI WI V) V) 6R EM 614 EM E/4 614 604 614 EM 0000 1nNNMv:, 0N0N .-, ,trr., 0, .-, 0 in ON , knr. ON kr) 00 o y c71' 00 M r- —In In N N N , O\ In '1' In N 00 rt' NI M N In 00 i i I - 0 0— 0 00 00 M 7r 'fir \D 7r M r-, N \D \O O N N \O M IN N M In \O n n n n n n n n n n n n n n n n n n n n n n n to 0 O N N 'd' 4 r-4 �D \O O\ '�r '�r N N 00 O 00 \O N O N In IInn In = In E. 't In �r N ON In r-, N 'c7 M N .-, M 00 M VD I!) M M M N C N N N N \O \O ON ON M d' rt' In O\ O VD t'� .--, M M ON M In M rs b E-. N N i� v r� Il r-1 r-1 r•-i N N N M M N M d �t 4 el o y C� rA u P... -1 z O oO V z iv EM 6R 6A EM 6f3 : 6A EM 614 6A EM 6A 6A 6R V) 6A VI 6A VI EM VI EM 6A EM 66 EM E/4 EM ,e c� C L cq v-+ O In In 0\ M M In M O M M O .--, In In N N r-, In r-, 0\ 00 Q O ON 00 t` ON In O 00 In ON N N ON In 00 N N M N In In i i , IInn lin = cl ON N 00 N r-, © r-, 00 \O 0\ 00 N 00 0\ In N N N M In In C n n .b n n n n n n n n n n n n n n n n n n n n n C 01 t` r` et [� t-- 0\ Nr.. \O tz M In \O M In M N' t` 4 [� oo \O N O t: •-, i N N ,7 M In \O N 1.1 O N 00 O N In 00 N r` N 00 \D In M M M N r-.+ T. 0 b rt T. N t^ 00 In \O 00 0\ O r-� M �t VD N N 01 — M In N v n n 64 r:4 .-, r.i r-, - N N N N M M M M M M M M rt '�7 4 In 4 o iU N o C EA 614 EM 6A EM 614 6A 6A 6R Ef4 614 614 EM va 69 EM EM to 6f3 EM 6o4 EM EM E EM 6A 6A O © O In 00 O O O 00 ON N ON r-, d' O N 01 O Z. 01 N \O 71' O O r-1 ►n O In M ':r 7t N \O N N r-+ M \O Z. M In In t7 O O M N I IOn O IInn r.-, \�O N. :: O N N 01 \O Z. N N In 00 M 'I' N In O N 01 \O \O 01 n n n n n n � n n n n n n n n n n n n n n n n n n n n n cr o0 N r-, r-, N R+ In 0\ d' M Q1 N o0 00 00 01 In 00 M d' N co' 00 M O 0o In 00 M N N M 'I. V EM O\ 00 ON .-, In In In O\ 00 M \O N O\ N 00 01 M N M \O In \D \0 N 7r •rt' .-+ 00 5 00 0\ M M 00 r-+ ON .-, \O d' N M M In r4 \O 1. In 01 00 r-, n n n n n n � n n n n n n n n n n n n n n n n n n n n n .-. \O 00 In 00 O p T. N 00 T. In O d' O to r-, t` M O N �r N 00 O 00 N t` M N 00 O r-, © N N In \O 00 ON r-, N N M M rt' In to \O N In 00 00 O\ O M r, OaT. T. .-, r-, r-, r-I .--, r-, r-, r-, t^ T. T. T. N In -. r-, N EM 69 EM EM 60) 6R 6A fi4 EM 6A EM V) EM 614 EM VI 60) 6A 6A 6A 6i4 EM EM 614 EM V) EM EM H4 V) z Cd O E-+ cto .5 6 0 = .4 .t. .gyp.., y „� ,� "'d .0 C et=o [ = : W W T V W w bD p . ''-� In .-, N M ,v .t �j.= •= V a V in 0 i c4 0 0 0 0 a .et .4 CC 44-- e t 4et 4 el., (Ni z z z z z aI at EM EM tu .5 ,..; u vCI -� o o .- O r-, N M d' In \O N 00 O\ O r-, N M In \O N 00 O\ 4ti,z �. .� C1 O .-, r-, - r-, r-, r-, r-, T. r-, r-+ N N N N N N N N N N V V i--, y . p O In O O O O O O O O O O O O O O O O O O O O p4 CY a C O NNNNNNNNNNNNNN N N N N N NI~ a.) o 6 O : ,u p„ bA p O- r-, .N-, -M.., .--, r--, - r--, 0-0 rr.01 N N N N N N N N NE. G. L+ 5 w 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O 4 V V CW a0 0 N N N N N N N N N N N N N N N N N N N Net et et lel ^0 © et .�, c. � ww �., wwcs. wwwwwwc� w �., c� �, ww aaaam v v .1 -cs V 'd a� N 00 01 0 C•S •1 EM I) ��'' w r-, N M �7 In \O N 00 O\ .-, r•, i. r-, .-+ r-4r-, .-, r, r, N .-, N M d' In : 'cl Q„ O O (4 W 0 6 it 6 6 L s. it s. 6 s. 6 s. i, 6 s. s. L s. a. it 4 V W W W p O 4.aV 0 00000 O U cx a. cx . › > >'' >1 › 4 4 4 4 4 ATTACHMENT 7. Oro Valley Town Centre at Rooney Ranch One Time Revenues Spreadsheets. g 0 N V O N W i1 N M X0'1 V V wO M I if r4 d'•-1 O•-4 0*•4 �C ' �C 10 00 0p M N 0 1D N M O 10 N M 1.01p*-r00p 01N N M01N N N M 1D M et N N N N N 1., N N M C1 r1 CO 1%01 r1 00 4 N ri N it it W ill ilk it W it W W ilk W erl p et up et 0 P..4 N p.N•4NMv�Mn .M-1 0000*4,iM10 10 r♦ V $$QD r4 N CD ge fi'D CD CD CD CD CD er CD CD CD et et 02 H MCC .4 CO 00 CD MC1V2 NI.•-1NmNin 0'4001in N 1A1sr 0A+-402;er CD CLO0001DN g gr .-+ - C CI. etNMNnN.O••100fet '�t01Net .^-1nNNet 0�1 NMLOAMNet*•1N V �A O > N'4 '4 r1 O .-i N O•i C 1- O F- V .-1 N t� v -iii - - owwwww-ww- wwwwwwwwwwwww www w i t-r:V 0 .°0 Vf 0 I- a T u i V V A•0 O• r. LA ._ U) cm- C L C k OOOONOO 1DN ONONN000 O CC0et OOOetet00 o V OL �i H .i •� O 00 CO p M N O g C1.i O C1 1D M M oo o 10 1D et O et O 10 00 1D 1D 00 •i L C c O c A ONOet0DCI%W MD'4 00 MM 100 et et 1. 1% 00M.i00C1M•-110•� L4i� Ea = C L = C Em C1 0 00 M iii-a m- Mer:r4 0 ef'.OO M 4,1- I + ,:r4 4�pp et CO et N M MNNN101.4011�MOOMI�Nr1MMNOM P. NIoNetN.•1MC1M TvvZ'0V LV� sV•- om j .4 .-1 CO N 0 41 C'1, A 4 A a A a V N w w w iR iw ilk iR-ilk ilk ilk v}ih iR w ilk ilk iR i14 w ilk w ilk ilk ilk ilk w ilk N i.u U L a u'0. ( RIK< 0 Co M 00 1D 1�et N 01 M et O M 10 C1 1. 1 1 1 1 p a) RI ill 00000000000000000000000000000 0000000000000000000 O 000000000 1Ao MO NM1�01 M1� NNNNM PA Ch M C Et M N 1D N M 0 0 0 00 o M M N 0 00 O N M 00 M N 0 0 0 1 M 00 0•-1 VVN O 01 M OO N M M M et O N r1 00 N N 0o M a) cif C1 Ti'10iii M Mel'14M01r1etM1.:r1MM1.:N MLir IDOMpi'I.:MN O C 1:15 M.-1N.-100 46 4"r1C1MOM 1: M > .� N r1 N N N N N N ri N 1Q - V o 01 O N M P..4.4 1.N 00•-1 10•■•1 M i M 01 .t.' 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Reference to 1997 Community Economic Development Strategy (CEDS) is referenced throughout this Incentive Plan. Using outdated material that does not reflect out community's goals to support assertions or agreements is not wise. (Especially item #19 in reference to Big Boxes as being desirable) 45% too high Should have performance standards and goals to meet. Start with a base,then add a bonus if they meet or exceed their projections. If we want to recruit quality businesses, the sales tax discount savings should be passed onto desired business. Quality standards should be added to the agreements. Mr Langlitz described how we could do this in the last agreement with Vestar. Adding 2/3 bed tax onto the already proposed sales tax is too generous. We did not allow this with BP Magee. Hurts existing businesses. Could create problems for struggling or existing businesses. Why should the developer keep the sales revenue after selling the property? How does this help or hinder a future buyer to bring in new business? Lastly, Please listen to the people, they know what they are talking about when they express their concerns about this agreement and the impact it may have on the town's future. ATTACHMENT 3. Oro Valley Town Centre Architectural Theme and Design Elements (five pages). I 1 :q it. gl7-- 4-:-'- 77-- ' 14 '!";.,- 6linTI IF, 11.. , _i_, c_fil ,---, -, -„,,,w,— i.1 , . fir ,,,-. ,....,.....L ........' ' 0.1 ,,,,rT ,:' ,11,1r ' .1,,,,,,- ,,,.--'.14-11Piii• ? 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LLI oposimori < > u) o ft z 0 ce Lij ULJ > o CL W 4111 _110000000140.000 cl 0 Ln :::;" -I X Ln- Lill o a) > < C•1 CO cNi. N 0 (/) N %—. U-1 —I 4d, 1111.1111111111.1111.111.110 C/) .„. 1 ATTACHMENT 5. Oro Valley Town Centre at Rooney Ranch Financial Impacts. yr 0 0 v O cl© 01 O �--+ M O Fr) ON ,C 0X0 N 0N0 � N N O ,D 00O '�f �t' [` 01 �D l� O M. ' ' ' ' ' ' O 01 v0 N 00 S0 00 00 O r- N N enO rt M UI w w w w w w w w w w w w w ^ w w w w 00 r M to N ,4 ,O M 10 r 00 4 00 O 01 ... 00 N O 0 01 N 10 O kr) O vD M O 00 '1 N \O N N 'r N C\ O N O y .-•+ 'TT VD 01 .-•+ VD 01 N 'f O C O M ,0 0100 v.w w w w w w w w w w w w w w C:4 ct O�01 01 0 O O 45'O .-: r4+ enr� N N N .-- r '� N 00 P4 v. el Ur) 66 66 6A 6A 66 6A 6A 6A 6A 66 66 66 66 66 6A 66 66 6A 6A 6A E/3 66 66 6A 66 6A 6A g 00 00 ? 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N 10 .-� M N enO• 01 M 00 1D N �f r 10 .--+ N N N M ,0 N .-�+ O 01 O ,--+ N N o 01 ,f N O N 1 In 10 N N M e 00 N a� r+ .� �\ ,t 7 •-+ N t` 00 N in 10 t- 00 O .-+ N ,r .-, �D N 01 •-� 10 00 '''.:'F N 00 On. N w �J w w w w w w w w w w w w w w w w w w .-i r-+ .--+ .-+ .-�+ .-i N N N N N N M M M en enM• M '� 1 C N .M.+ O� N N cA M In N M N 66 6A 6A 6A 66 6A 66 6A 6A E6 6A 66 69 6A 6A 6A E/3 6F3 6A 6A 6A (/3 66 66 6A 6A E9 6A 63 609 113 66 66 6A O O Oz O O 00 O1 N 01 .--. 't 'IT O N O1 O 1D O1 ,r N 1D ,t O O -, O 1n M ,r N V0 N N .--+ en 10 10 M � 'd' Cr O O M N ' ' CD O � O N N O1 04D 14D N N to 00 en ,r Cl ,f' 'd' to O N O1 '0 00 01 •. w w w w w w w w w O o 4 0O N ,c,.' �7 M O\ Nw 00 00 00 01 00 M Nw 00 00 4 Mw O 00 . O 00 en N - O1 00 O1 r-+ ►n V) O1 CO en 10 N O1 N CO O1 M N 3 VD 0V0 VD 0 p O V0 N •ed 00 O1 M 0) 00 ,-+ O1 VD .1' N M en 1 .-+ 10 w w w w w w w w w w w w w w +�•' O •�tO 00 .-•+ N 00 •-, O 0 r-+ [� M O N �t N 00 O 00 t� l� M N O� N00 © N N 10 00 01 .-•+ N N M M 7' ,n VD N In 00 00 01 O M cd -+ N O 66 6A 6A 66 VI H 66 6A 66 66 6A 6A 6A 66 66 66 66 6A 6A 6A 66 EA 6A 6A 6A 6A 6A 66 O O 10 10 ,r V. r- M N .-. `O In N O M In Os 00 M N O .n 00 N 01 Cl N cd W1 en t- 01 d' N '0 00 00 M in ' ' WI In i i i i i i O ,r 6n t- .-+ en ':T 01 .� '� C .^I^en V) rn N w w .-. .� t� c:,- N 00 00 O'N •-i 0\ M N d' N 10 00 - 10 N 00 O O O O O N �-�+ M 01 O N �n 0 1D M N M 00 M 10 1D O O 01 .-+ N M On O1 00 O1 M `"'+ � N N © 00 in v0 to r-+ N 00 c�00 �O� � w w w w w w w w w w O O.--i .-+ N N M 4 4 . .C ,D t- 01 E'•'+ tz 4 N N O� N .� O O p 17.0 N dN' N N N N N N N N N N N N N N N O P. 0N N s W E .--, o E/3 ›. ..., 7,1 6A 6A 6A 66 6f3 6A E14 E/469 69 6A 6A 69 61469 6A 69 619 6A K3 6/3 = 6/3 6A 6A 6A N 6A 6A 6A 6A 6A En C u E A 0 © © O rt 00 ,7' N M O N O1 P+ 'd' .-- N N M d' 00 N 10 G.. O O o 00 N N S r-+ d' M In 00 L O1 1 M t- 0) 00 00 � N N .-� M p ' ' O O [� [- O N N 10 O cd Q1 N 01 M w w w w w w w w w w ^ .-�I .� Q\ N 00 00 't M 00 In M M os V` M o O O O 0 • ONO N 00 00 10 O �--+ 00 N M N 00 M N O N In a� N el p O N [- N �O 00 �--+ �f [� N l� M 01 [- 10 kr) � 10 .0 o 0 p N p M r--+ r-+ N N N N N N N M M M M en .--+ co-M V. V. N �n N N N Po 0 � r-+ N "-I © 6A 6A 66 6A 66 66 66 614 66 614 6A 66 66 6A 6A 6A 6A En 6A 6A 6A 6A 6A 60) 6A 614 6A 6A 6A 69 6/3 0 o O O O 00 n' t.- 10 kr) 00 00 kr) V) 00 .--+ t- to 01 N 01 '1'o Cr) 10 N N M N 1D 0 O 0) 00 OM3 O O O 0 t7r N vt 00 .--+ In 00 00 .-+ ., © N w. 00 01 .-, ' ' In O 1n ' ' O N .--+ .1. .-4 O 01 N N N r` 10 O O1 10 en 0 N O .-•+ p p 1 00 N N ,0 `� N 0\ O O O N N N N N .M1 N M N O O p p kr) r-+ N 10 00 kr) M .--+ O O .-r O1 00 .--+ O1 N a� N N N N O1 00 N N 01 N 10 10 N 01 N 10 �-+ Irk-ii 00 N N � 00 10 N 00 00 00 w w w w w w w w w w w w w w w w w w w 4: cl © © O O O M - - en en en en rt MV 'fid' dam' Il) �n II!) � 00 00 00 N N N 00 M eN O O O to In •-, © 66 6A QS 66 E/4 6A 6A 66 6A US 6A 66 66 E/3 6A 6A 6A 66 69 E6 6A 66 66 6A 6A 69 Eta 66 66 6A 6A CP O O o O 00 O1 01 k!) d' ,t N - 00 O V. 00 N N O1 r.. 00 ..r) N O1 M t- 00 N O O O o 141 M O1 O 00 01 10 00 M 00 N 00 O .M-+ C N ' N 4n 00 M en O© N ' ' O O O O t- N r-+ .-. r).,t 00 M 10 OO N N ,D ,.,.,,� p O o p N 00 I() I()Os Os 00 M '� ,. 00 00,0 et N O 10 O 00 4 c''3 N N N N 01 00 '0 - o O O V) N 00 O1 00 M -"+ '� O 'I. VD VD ,r N 00 v-•+ 01 00 O1 N O1 O N N 00 r--- .) a) N N 0 O 000 10 10 N 00 O1 - en10 O1 M 00 enO1 'D '1- 0) N en � N r-+ 00 M M I() O V. MI O1 w w w w w w w w w w w w cod CD - 00 0 M 4 00 r-+N d ,0 r 01 O N M t� 01 .--;' M O e 1( .1( enN o 00 .0 O O ' N .N-+ .•-+ .-•i N N N N N N N M M M M M M V. d' ,r 7t In � N d' QS 66 6A 6A 6A 66 6A 66 66 66 6A 66 QS 66 E6 6A 6A 66 601 6A 66 69 69 QS 6A 6A 39 66 E13 66 69 V C . t , \ c r V .) c 5 kr) ,r 5 CA �+ . C V >, ',F. > p > ~ r .0 D' _ an r...", Cl. C ed o O r-+ N M 10 N 00 O1 O .-+ N M 1() 1D N 00 �% ed v +-' -, -4 .•-+ r•+ .-+ .4 •-4 •-+ •-+ r� N N N N N N N N N 01 V y 0 L ' j . 0 in O O o 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O N - % % w• a i- L C3 a,, +.+ N N N N N N N N N N N N N N N N N N N O 'A > > CA O an H C ed C H i i S i i i i i i S i S i i i i i i i N C C y �n -p 01 O .-+ N M 1() 10 N 00 01 O �+ N M 1D 00 .-. .-4 v. .-� v. v. .--+ v. v. r-+ N N N N N N N N N ci ci o c .6 ^ °' 00 00 00 0000 00 00 00 000o pia 0 c y C w C g i5 N N N e i e l N y N N y N N N y NN N N y N N N N N N E. 0 Q 0 ,� a c a� > c) ;� P16 1g t 1g r •., CI? . Zi p„ O Cc.... y C °`" = s O —. N M '1 1D t` 00 O1 O i O L7r COs �i O �_ O O V� C O > 8 � � � O L L L L L L L L L L L L L L L L L L L L C 0 G. > E ct 3 RS Cd Cd ct ct ed (3 C3 RS N (3 i RS (3 (3 td Cd (1 ATTACHMENT 6. Oro Valley Town Centre at Rooney Ranch Tax Revenue Sharing. CA Cf) 40 O 40 6 � O \ 0 0 \° \ \ ° 0 \ o o \0 0 0 0 0 \ o cr +�+ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 \ \ \ \ 0 ♦., .b r, O O O O O O M M N N IN to �t N M r-+ N O O O O N V „d [� t� [� [- \O \O r--+ r-, N N M O O O O M '� '� tt Tr 7r t7' 7r t7 �' M M N N r-+ r-1 M N VD cv V V 64 If) 00 00 \D N IV \O N \O N 1' O to \D C\ N M M CA ,-,to © 7r N M t- N \O \O N N N M N C\ N N a O Q\ to 00 r- M \D to .-, N ,...400 t- t- 00 00 I I I I 00 .46 .5 g o t- \D t1) —, N 00 O 4 r-+ o Oo V C-:‘O\ ttIn' O\ O N to N .--+ I. N N 00 r--1 \O r-, M d• 1f) ON C\ E-'1 j .-�1 N lin in tN 0o N N M M r-1 r--1 N N ..i. 7r 00 00 c' .., t t c/2 C O O w N a 6.1 Z a O O ed G' 6A 6A 6A 6A 6A 6A V') 6A 6A 6A 6A 6A 6F} 6A 6A 6A bA 6A 65 6A 60) 6A 00 00 t!) N N M \D Q\ 01 .--I 77 .-, ON r-1 \O ON \O In 01 .-I t1) .--I O1 in 00 00 0 y '17r00 M to in t- N N r-, C1 r-, in d' t!) 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O If) to ON M M to M O M M O .-- to to N N .--I tf) .--1 Q\ 00 01 O\ y 04 O ON 00 t-- ON to O .-+ 0o If) ON N N ON to 0O N N M N tf) If) let I I I to In = C\ N 00 N .--1 O .-, 00 \D ON 00 N 00 71' C\ I) N N N M to In bD = n n b n n n n n n n n n n n n n n n n n n n n n n L-+ O t� cl E� t� Q\ r` \p N M tf) \C M to M Ni r- d' t" 00 ,:r \D N O t- .--1 ct N N M If) \D N .-I O N 00 O N If) 00 N N N 00 \0 to M M M N cl "O E. ^d ,:t 7r r-1 N N 0o to \© oo ON O .4 M '1. \D N N 01 r--I M to N s I 4� n O n n n n n n n n n n n n n n n n n n n n V) = .1.., C — .•� 6, r-i .--I .--1 .--1 N N N N M M M M M M o0 M d' 'd' `�T to 6 ,I O M in V a N ed O 00 6A 6A 6A 5A EA 6A EA 6A 6A EA 6A 6A EA 6A 6A 6A 6A 6A bA 6A 6A 6A EA 6A 601 6A 6A E. O O O 0 In N o30 i© O O 00 O1 t- 0\ .-I 'd' 'I' O N ON O \0 C\ N \O 'I' O O r-1 O to M 1' 1' N \D N N ,-+ M \O \D M to to 71. ,v O O K) N I I to O to .--I © N ? ,a? O N N ON \O \O N N to 00 M �t N '� 'd' in O N O1 VD \O 01 n n n n � n � n n n n n n n n n n n � n n n n n n n � n n o0 N .--, .--I N �+ to O\ 'd' M Q\ N 00 00 00 Q\ to 00 M t� 00 00 M O 00 t!7 00 M N N M 'I7 V ON 00 C\ r--I to to to O1 00 M \O N ON N 00 O\ M N M \D to \© \D t` ,:r d' .-+ 00 CX E 0o O1 M M 00 r-, ON - \D �t rt 1 M M If) .--1 \D r•-�+ to ON 00 r•-+ v. \O 00 tf) 00 O .•••� O .-i N 00 .---i in- O 4T O tf) .--i N M O N .cf N 00 O 00 N t`� M �.+ O N N to '0 00 C1 .-+ N N M M to to \D N to 00 CO C\ O M N 00 O � � r-y O ^/ .--+ .--I r-I .-1 .--I r-1 .. - .--I ..1 N .--I .--+ 1. N N 6A 6A (F) 6A 6A EA EA 6A EA 6A (F) 6A 6A 6A 6A EA 6A 6A 6A 6A 6A EA 6A 6A EA 6A 6A 6A 6A 6A z cv 0 E-, ,-, bA CJ .5 CI 6 6 CI oos w, a, • y b az O = V W W g ti O ct y ~o to .-, N M 'd' bA.5 .E S x v O Eii 4.!'24 V to O O O O O 6 d 44 ay .57 NiZZ 4 Z Z l � C V y \° \0 \ O — N M to \D CN 0o O\ O .--I N M to N N N N et c V Z 2. N +,,, o o © .--I .-, .--I .-, .--I r-1 .-, .-1 N N N N N N tu CA ►-•I "d x o O to 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O © O a, g E.. vj NNNNNINNNNNNNNNNN N N N N 0 4, cu � > O 6A n V r-, u a bc - O E. E. gE v © -, -1 .-, .-I r .- 1.1 r-, 1-1 r-1 N N N N N N N N N V O O O O O O O O O O O O O O O O O O O O V V aV ' C � o da aam '�4, cs, c=-I �, wwwwwwwwwww wwww 4 4 4 [ a aaaaa E.., „-,, � C''' ao A cu . a 'Pr V -0 A ~ V "d V 1� © .-, N M 'T to N 00 Q\ O 8 z w% = r-, N M to \D N 00 C .-+ .--1 .- 1-1 .- .- .- .-I I. 1-1 N 1:.; N M 4 to C ,I y a E . 6 6 6 6 , 6 L t 6 it 6 s 6 sL 6 6 6 Cl.) 0 6 Rd d ed ed I d et ed N ed cd d d ed CI I cd ed CCI + . y C V V V V V V V V V V V V V V V V 4) V V V 0 0 0 0 0 O 44 cx a cx ›.I �i �•I �I �I >--I ,-1 ›•1 �•I �I �-I 'J•1 �"I �"I �'I �'I 4 4 4 4 4 ATTACHMENT 7. Oro Valley Town Centre at Rooney Ranch One Time Revenues Spreadsheets. g O N 10 Tr O N Up 111 N M t0 ill et M c0 L1 et 111 r1.at 1.1 0••4 0+� MO O c0 o0000IANOt0N M OWN M . . . + . + . . + AOu5'.4 00o 01N N IA01N N N M W O NN N NNN N NMOL 00 N01.-1 00 r•1 N .-1 N 46-46-46-46-ill•ill•46-4A- il}46.i6- •-4 0 Tt CD e.4� J 0 1�.-� N 01 O.N•INMetv4 U1 00 OMill N .4 0000*4.4i1vis 4) 0000N00 4ONOONONN000 0 00 000etd'00 E H 00000MNO 01x4 001�OMmoo o O oomoo I- 3 elow.-IM01c0 etrINMN1Ae.o.401u1 N �1�1.-i00t0000110N ? .�-� 47 'et et 0101�1100*•101�p et�t11�N0101et I�NM�0001.-IMN . = 4NMNNN'401:Nd'01N1-I d �NN4 01 NOOM�IM.-1'4x,4 1` 0t u O O y r+ N tt15- 2 U O F- O 12 - 4)OC .4) t 5-- O O oilk ill•ill•ilk ill-w i/1-ill ilk ilk 4A-ill•414-ilk i/1•ilk ilk ii1•ill•4 4A 4 i14 ii1•ilk il5-ill• OL t":U O 0 .0 a E t om u .e 1vJ20• a of ,_ Vf C OOOONOO 1DN ONONN000 O oO OOOetet00 N 47 2 V �i 47 .Z 0� O 0000 O M N O 01.� O 0110 M M O O 40 10 �t O O O 00 t0 c0 00 ?•i 4�+, C C O C t ,. 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