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HomeMy WebLinkAboutPackets - Council Packets (1220) AGENDA ORO VALLEY TOWN COUNCIL SPECIAL SESSION OCTOBER 27, 2003 ORO VALLEY TOWN COUNCIL CHAMBERS 11000 N. LA CANADA DRIVE SPECIAL SESSION - AT OR AFTER 4:30 P.M. CALL TO ORDER ROLL CALL 1. Direction to the Town Manager regarding Oro Valley's Presentation to the Pima County Bond Advisory Committee for the May 2004 Bond Election 2. Discussion of Economic Development Agreement proposed for the Oro Valley Town Centre ADJOURNMENT The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation, please notify the Town Clerk's Office at 229-4700. Posted: 10/22/03 4:30 p.m. lh TOWN OF ORO VALLEY SPECIAL COUNCIL MEETING MEETING DATE: OCTOBER 27, 2003 TO: HONORABLE MAYOR& COUNCIL FROM: Brent Sinclair, AICP, Community Development Director SUBJECT: PROPOSED PIMA COUNTY BOND ISSUE BACKGROUND: Pima County is soliciting project proposals for consideration in a proposed County Bond Election scheduled for next May. On Friday October 31, the Pima County Bond Advisory Committee will be entertaining formal presentations for projects. The purpose of this communication is to provide information about projects that have been discussed at prior meetings. A suggested motion appears below and the Council is asked to list the projects to be considered for inclusion in the Bond Election presentation. POSSIBLE PROJECTS: 1. Oro Valley Public Library Expansion Scope: Complete the 10,000 square foot shell, fully equip with furnishings, telecommunications, computers and construct parking with 40 additional parking spaces. Probable Cost: $1,100,000. 2. Kelly Ranch Acquisition Scope: Purchase and preserve the 108 acres north of Catalina State Park known as Desert Springs Subdivision and formerly known as Kelley Ranch. Probable Cost: $5,000,000. 3. Steam Pump Ranch Scope: Purchase, reconstruct and preserve the pump house, water tank foundation and immediate site. Purchase and renovate the original ranch house for modern use or provide funds for the renovation of the original ranch house. Probable Cost: Renovation and restoration is estimated at $600,000. Land acquisition costs have not been factored in. 4. Honey Bee Village Scope: Purchase and preserve the Hohokam village site located east of the intersection of Rancho Vistoso Blvd. and Moore Road. The site is 75 acres total,but within it is a distinct 12 acre core area occupied with the most significant artifacts and ruins. Probable Cost: Unknown. Most of the site is located in commercially zoned property in the RV PAD. 5. Naranj a Town Site Development Scope: Develop the Naranja Town Site in accordance with the Council accepted master plan. Probable Cost: $52,000,000. TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 2 of 2 PROJECTS ALREADY INCLUDED: The following projects have already been submitted to the Bond Advisory Committee from the Conservation Bond Advisory Committee: 1. Steam Pump Ranch Scope: The County proposal contemplates reconstruction of the original pump house,preservation of the water tank foundation and rehabilitation of the original ranch house for modem use. No funds are designated for land acquisition or operations and maintenance. County Estimate: $600,000. 2. State Land Acquisition: Scope: Acquire and preserve 11,900 acres of land north of Oro Valley that would create a biological corridor between the Tortolita Mountains and the Catalina Mountains. The bulk of these lands were a part of the County's application to the State for inclusion in Arizona Preserve Initiative process. County Estimate: $42,000,000. SUGGESTED MOTION: I move to direct the Town Manager to forward a presentation to the Pima County Bond Advisory Committee which would include the following projects: /1,62,41t-A ..(/;..( k,_ Community Development Director 6 Town ` anage cifii Attachments: 1. Draft list of projects under consideration provided by Jim Berry. 2. Map of Kelly Ranch 3. Steam Pump Ranch information 4. Honey Bee Village information. 5. Estimate of probable cost for Naranja 6. State Land/Tortolita Mountain Preserve information , - . ... . . . RANCH KELLY ....,.. :„ = _ - er .a '' .: r .ef4-. a ' � tib: .�Iffi .,,,,41fr,,., #._ �t �yr.. - -, yra ° i �_ ` aY, � , _ � �mo>_ _, l :. .-:'..., --.. ...,., ._f IV 7--,..,,,44,i,,i,''.1,-:',;,,. 4,4-s- -- r.-.• _r. -...'.. ..-.-•.-.-'-"..-'-x_"...,e:;.-.,.:.;:.. .....:_-,_ .::-.,..�,f.,_r......_:., .. . :,.T's. -Y. 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(n n U) 1L 13 7J Z Z a)a) Z Z Z Z 0"-j 3 0 0 ( Co 0 0 0 0 `- C) C 70 0 -< -< CD-< m z Z Z Z -0 "' cn cn cn (n 0 0 0 0 c a (DC 0 Z Z w CP a) Z N " Z 0 p D p O - 0 - - O -+ o CD CD o 0 CD0 CD o o m - CD 0 o a a o • o a o o a :0 a) CDCD D 3 O O O CD O o O (D Eg; - 0 0 CD =+ CD 0 a -- -) D D -ti 0 a oaCD CD a 0 v m cn C- 0 0 K _ _ O O a • 00 COED-o CO 0 0 v Q a _ N r--f- u) cn CD �•• C c 0 cn c h 3 CO 0 CZ C/) 77 73 70 C o cn rn co D D D D - j - 00. o 0 0 0 - = = = CD (n CD CD 0 v -CO CD CI) rn 0 0 o -* 03 rn 1 .,..... ,..... , . • Historic in�.aCountypro ase Preservation Bond 2004 ________ •��.._•••�� ��iic*�t.� s � � ��' . tom: e -, - -...... • .. -.. .- .jirr.- V.4,tr".. . * -ih ._ .- +414: �►:•vim COp" •?e• : • ` '•.!_�.�l.Ktir;_(iStv?.f �•..!F`" � •�,�.i• .... •\•._}�Iill•�•�.•{ phi`�••�M.!•�•' �• •` ,/``j,�• •'�' `,;�0-s3' •'(q_t A:'�✓.�: ..a.%a:.. •;S.,. r; �y�,•}.y; :•'•"• • - V.,•S• :•! :�..i.•••••,v .'... It • • t.• t yr•• • • ef • • • . •• e ' :J • I ` •+ yam' ...... • • - - .te ,:••-••,;„r,,.,...:-A.,,iti••t::+f+.�•,...,...-.7.:•.;•4.•1 Empiri to Ranch Corrals, 2002 Pima County Cultural Resources Office August 2003 JF'PP c i—i ANT tt� t Pima County Bond Project Proposal Cultural Resources Office Steam Pump Ranch Rehabilitation (Map #8) Scope: Cost Estimate: Reconstruct, preserve and rehabilitate $600,000 buildings and structures at the historic Steam Pump Ranch Funding Sources: $600,000 General Obligation Bonds Location: West of Oracle Road in Oro Valley, near Canada del Oro Wash. Project Duration: Justification/Benefit' Planning/Design/Procurement: 18 Months Construction: 12 Months George Pusch and John Zellweger arrived Total: 30 Months in Tucson in 1874. Shortly thereafter they purchased part of the old Canada del Oro Ranch. They registered the PZ brand and put in a steam pump from which the ranch got its name. Gradually, the ranch project Considerations expanded to include land along of the San Pedro between Mammoth and Winkleman. Steam Pump Ranch was a Multi jurisdictional Considerations: stop over place for travelers in the 10 Property is located in Oro Valley. Century. Author Harold Bell Wright was a frequent visitor. The ranch site is well- preserved and represents a rare site, which has been extensively documented Right-of-Way Impacts: through contemporary accounts and None photographs as well as oral histories. The property is in private ownership. The Bond project will: -Reconstruct the original pump house Environmental Concerns: •Preserve the water tank foundation The ranch property is outside the SDCP •Rehabilitate the original ranch house for Reserve Area. modern use. Preserving a portion of the historic Steam Pump ranch will provide Oro Valley with ( O&M Impacts/Funding: its "foundation site", and enable public None access to and use of this important symbol of Oro Valley's Frontier era life. Steam Pump Ranch Rehabilitation .... 0, , . ---.--r•. •-••-"--.---''.. : -•A1 '.. ...' i . "::'..--t',74'-':-.,:•,-if.F. .4 ----• --• --• -r...-M''''... :.'•, --*---..,•,, ... ) IV' •r.. trP)Z ;s:: ' • --- -V1U.; p.u.,... . G• -•.. ..- t,--... . ,. 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','-,17:,''-..1.-filt.:.::::-?:.:: :-.-!:f,'.1.:::;"'i;i/ I . II . - B ( . ‘, .._ i a _ ip 1 iot . ma_nagemcnt an . I _ . . _ . . 1 , - - . . : . Town of Oro Valley ^ Oro Valley, Arizona ir'r AcH i INTr tt zir- PI _ ' _ - . . • . , i . 111 Chapter 5: _ Cultural Resources Management . .III dramatic or scenic enough for most types of in-place educational exhibits. On the other hand, Honey Bee Village has tremendous potential for in-place recreational and educational development due to Its large size and public architecture. 1111 The historic resources offer a similar range of opportunities. Site AZ 88:9:189,with its standing walls and its setting near the spring, is an ideal candidate for interpretation and recreation. In IIcontrast,site AZ 88:9:298,due to its less visually dramatic remains and setting, would be more difficult to develop. The management challenge for these resources, therefore, will be to IIIdetermine what can be preserved in place; what would require stabilization; and how preservation goals, town and residential development goals, and recreational goals can be reconciled. II The recommendations offered here are based on a limited study of the resources,visits to the sites in 1986 and 1994, and extensive 111 experience in southern Arizona archaeology. Due to the limited scope of this study and because an environmental consulting firm has been retained by the development company, a full 111 management plan for the resources in the canyon is not presented here. Instead,a series of observations, considerations, and recommendations that can be incorporated into such a IIplan is provided here. Prehistoric I Village Sites/ The most important site_in the Honey Bee Canyon region for addressing research issues on the prehistory of the Tucson Basin and for potentially providing interpretive and educational I opportunities is Honey Bee Village.(AZ 86:9:88). It is one of only a handful of such sties that remain intact in the Tucson area, and a preservation plan that addresses its significance to the community should be developed. From a practical standpoint, full-scale data recovery efforts at this site would be extremely costly, based on the results of the preliminary testing (Craig 1989). However, If the location were built-over by modern development, the Town of Oro Valley would lose a very Important part of its historical landscape. tt would be reasonable to say that Honey Bee Village and Sleeping Snake Village were together the "town centers" for Oro Valley for at least 600 years, and they represent an irreplaceable resource I . that is invaluable to the town. Honey Bee Canyon Management Plan Management 111 Chapter . (ultural Honey Bee Village is particularly conducive to preservation for several reasons. First, It Is located along Honey Bee Wash and Rancho Vistoso Boulevard, making It possible to incorporate it into trail systems and to permit direct access and parking. Second, although the full site covers some 75 acres, the core of occupation and all public architectural features are located within an area of approximately 12 acres. tt would be reasonable to conduct archaeological excavations in the outer parts of the settlement that are assumed to be less densely occupied, leaving the Inner portion undisturbed and preserved. • Full mitigation of impacts to these outlying areas is recommended If this option Is taken. Third;human remains are present at the site,and there may be public and tribal concerns relating to their removal. How the site may best be preserved in a central portion of Oro Valley will require some careful planning. Limited excavations designed to fully document the ballcourt and masonry-walled enclosure might be necessary,and some reconstruction of these facilities also might be warranted. A layer of soil placed over the trash mounds would minimize the visibility of artifacts, and the judicious use of desert plants could keep people from wandering into sensitive localities. One strategy might be to do these fairly simple tasks, provide trails and signage, and generally leave the site as preserved desert open space within the town. if the site were kept open and visible from various Iviewpoints, serious vandalism would be less likely. The site also could be incorporated into a "historic trail" that would go up the canyon to the Elias Ranch at site AZ BB:9:298 and the ranch at site AZ BB:9:189,providing educational signage and perhaps brochures that discuss the prehistory and history of - the region. For viewing artifacts and additional archaeological and historic remains, the visitor could be directed to Catalina State Park. Finally, AZ BB:9:169, a relatively dense, small habitation site on a hilltop, requires either extensive excavation or avoidance. If left in place, additional surface collections are recommended. Honey re Canyon Management Plan Page 4q. Site Descriptions 49 /.1,\' f_j\i-iiri ir ----tiL--/--'1-: __., ..........1, cn O C9 IJJ • -7 + O a J Z 00b b 1' J U? (� J = cr W /��/ 2 1 Q Q O N W 2 1- �/� > W- 3 E. 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Y1 j ...i'....'.'".. • 'l::►. w ••. .� • .i•!�t.• •.i•�•� f�.b ,+a . 1Y.!• �pj' �• 7't .' ls �7' '3 �'1 * -Y'i�.�!•. •';.ti.-I • r - •.� A ASH P:'NT #G • r 7 Pima County Bond P ro ect Proposal . AdvisoryConservation Bond Committee ma Sum rY ofProposals The Conservation Bond AdvisoryCommittee recommends a conservation bond package in the amount of$250 million to be spent over a 5-7 year time period. Furthermore, the Conservation Bond AdvisoryCommittee recommends that at least 75 percent of all Conservation Bond funds, excluding funds for Cultural Resources, be spent to purchase in fee simple or acquire conservation easements on lands identified as Habitat Protection Priorities, while a maximum of 25cent bespent to purchase in fee simple or acquire conservation easements on lands peT identified by the Committee as Community Open Space Priorities. The Conservation Bond Advisory Committee voted unanimously to incorporate the Cultural Resource Bond Proposals prepared by the County's Cultural Resources Office. The Conservation Bond Advisory Committee feels strongly that a conservation bond package in an amount less than $250 million would not be sufficient to fund the County's Multi-Species Habitat Conservation Plan, without imposing an unnecessarily large burden on the community to fund futurehases as land values increase in the next 20 to 50 years. This is consistent with P . prior recommendations from the following groups: the 64 member Steering Committee for the Sonoran Desert Conservation Plan, the Open Space Acquisition Review Committee, and various and diverse organizations who made this request to the Board of Supervisors at the June 17, 2003 Board meeting. At that meeting, the Board of Supervisors unanimously accepted the Steering Committee's recommendations. Habitat Protection Priorities: On June 17, 2003, the Pima County Board of Supervisors adopted the Habitat Protection Priorities recommended by the Sonoran Desert Conservation Plan Steering Committee to guide implementation of the County's Multi-Species Habitat Conservation Plan and meet the requirements of the Federal Section 10 Permit. The objective of developing the Habitat Protection Priorities was to apply a set of biologically based goals and P criteria to the Conservation Land System, adopted as part of the Comprehensive Land Use Plan by the Board of Supervisors in December 2001, to: (1) identify the most important lands to protect first; (2) provide recommendations on the sequencing of land preservation efforts; and (3) design a project so that it can be easily incorporated into an adaptive management program to be implemented over the life of the Federal Section 10 Permit using the best scientific information available. Community Open Space Priorities: The properties included in the Community Open Space Priorities category were selected for inclusion in the 2004 conservation bond program on the basis of three guiding principals: (1) select parcels originally included in the voter-approved 1997 Open Space Bond Program for which funding was not ultimately available through the 1997P rogram; (2) select additional parcels located on the urban fringe or within urban Tucson that met the selection criteria, were identified by members of the community as being of special merit, and enjoy considerable community support; and (3) select parcels reclassified to conservation status by the Arizona State Land Department through Pima County's Arizona Preserve Initiative Application for Tucson Mountain Park. The inclusion of the Community S Open ace Priority properties ensure that the 2004 bond program is broadly based and P P addresses a wide variety of community purposes. Pima County Bond Project Proposal Conservation Bond Advisory Committee 2004 General Obligation Bond Proposal Summary 2004 General Obligation Authorization Southeastern Corridor Project Area Approximately $64 million Santa Cruz Basin Project Area Approximately $38 million Altar Valley Project Area Approximately $33 million Avra Valley Project Area Approximately $30 million Tortolita Mountains Project Area Approximately $42 million Tucson Basin Project Area Approximately $10 million San Pedro Project Area Approximately $13 million Cultural Resources Approximately $20 million Total Proposal $250 million L Pima County Bond Project Proposal Conservation Bond Advisory Committee Tortolita Mountains Project Area Scope: Cost Estimate: Purchase in fee simple or acquire Approximately$38 million conservation easements on lands identified Funding Sources: as Habitat Protection Priorities and General Obligation Bonds Community Open Space Priorities in the Tortolita Mountains Project Area. Project Duration: Location: 5-7 year Conservation Bond Program Tortolita Mountains Project Area is Project Considerations located northwest of the Tucson metropolitan area between Interstate 10 Multi-jurisdictional Considerations: and the Catalina Mountains, and Identified priorities fall within State Trust encompasses the Tortolita Mountain Land, Town of Marana, and Town of Oro range, as well as Catalina State Park and Valley. the towns of Oro Valley and Marana. O&M Impacts/Funding: Justification/Benefit: Operations and maintenance funding The project area contains the region's will be needed in the future. best examples of the saguaro-palo verde- old growth ironwood plant community on Habitat Protection Priorities the Tortolita Alluvial fan,the density and High Priority Private: 64 parcels 1,514 acres stature of which has created prime habitat Secondary Priority Private: 108 parcels 1,929 acres for the cactus ferruginous pygmy owl and High Priority State: 48 parcels 18,652 acres other valuable species. The Tortolita Secondary Priority State: 0 parcels 0 acres Alluvial Fan and its network of washes also play a major role in the area's natural The Committee realizes the County will not have the flood control and recharge capacities, and fnancial resources topurchase in fee simple or acquire conservation easements on all of these acres, through the open lands east of the Tortolita the 2004 Conservation Bond Program. In order to give Mountains on both sides of Oracle Road the County flexibility in the expenditure of Conservation are capable of linking the Tortolitas to the Bond Funds, the Committee is not restricting the Catalina Mountains and Catalina State County to specific parcels within these. Park. Prime habitat for the cactus Community Open Space Priorities ferruginous pygmy owl is also found in the area around Arthur Pack Park. The Tortolita Mountain Park— project area boasts some of the most Arizona Preserve Initiative: 4,519 acres highly valued scenic resources on the Tortolita East Biological Corridor- northwest side of the metropolitan area, Arizona Preserve Initiative: 4,761 acres as well as some of Pima County's most Catalina State Park- important cultural resource sites, Arizona Preserve Initiative: 2,320 acres including portions of the Marana Tortolita Mountain Park— Platform Mound, several historic Carpenter Ranch: 300 acres locations, and two historic trails. 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They were young and eager they traveled across the country to San Francisco. There Pusch, having saved his money, bought a wagon and 14 mule team and headed for Arizona.He spent some time in Prescott, which was the largest town in the territory, and then headed for Phoenix. Finally,in 1874, he arrived in Tucson, a Town of about 3000 inhabitants.He prevailed upon Zellweger to join him. Zellweger took a three day trip by boat from San Francisco to San Diego and then a five day trip by stage to Tucson. There they pooled their resources and bought a portion of the Canada del Oro Ranch. Water was plentiful and close to the surface. They dug a well and rigged up a steam pump, which they had purchased from Germany, to bring water to the surface. The steam pump gave the ranch its name—"Steam Pump Ranch". (In early days it was also referred to as "the Pusch Ranch"). Today the Ranch is on the northeast side of Oracle Road and north of the Home Depot store. Ranchers from all over final County would bring their cattle herds to Tucson or Red Rock for shipment to market and would water their cattle the night before loading at the Steam Pump Ranch. Pusch got 15 cents for each cow that was watered. He also ran cattle on the ranch--his pasture included a forest permit in that part of the Catalina Mountains now called Pusch Ridge and Pusch Peak. Mathilda Feldman, a 20 year old girl from Drockenburg, Germany,journeyed to Tucson in 1879 to visit her friend, Sophia Spieling. She met George Pusch and they were married in 1880; John Zellweger and Sophia married in 1883. Mathilda and George had nine children---two died soon after birth. My mother, Gertrude, was the eldest of those who survived and she lived all her life in Tucson until her death in 1974. The Steam Pump Ranch became a stage coach stop serving travelers going to and from the towns north, east and west of Tucson. It became a place where prospectors, cowboys, ranchers, and Apaches could get water and supplies. The Apaches would be furnished water, sugar, flour and other supplies by the Pusch family and consequently never harmed anyone at the ranch. Records show that the U.S. Army Cavalry used the ranch as a camp site on their marches north of Tucson. George Pusch prospered and he later owned a butcher shop and an ice plant in Tucson. He served as Chairman of the Territorial Livestock Sanitary Board, represented Pima County in the 16th and 20th Territorial Legislatures, and was a Republican member of the State Constitutional Convention in 1912. He served on the Tucson Council and was a director of an early Arizona bank. He died in 1921. George Pusch's Widow,Mathilda, lived until 1931. Jack Proctor, who owned the Pioneer Hotel and was a director of the Valley National Bank(now part of Bank One), bought the Steam Pump Ranch from the Pusch estate. He would arrange for some of his favorite guests to spend time on the ranch. Proctor left the Steam Pump Ranch to his grandsons,Henry (Butch) Leiber and John Leiber. John Leiber and his family currently live on the property. The New York Giant baseball player Hank Leiber, the father of John and Butch, lived until his death in the adobe house first built by George Pusch. The Land Conservation Committee is looking for alternatives to preserve the Steam Pump Ranch as the "historic heart" of Oro Valley. The Committee recommends preserving the historically significant structures for adaptive use and retaining the integrity of the historic setting. Seven of the eleven structures on the property are considered historically significant and eligible for the National Register of Historic Places (Arizona State Historic Preservation Officer and Brooks Jeffrey(Architectural Historian,University of Arizona). 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U1 0.1 tz � I- cr *i *- o-i nowt 1,..i• O z-i =.1 z-1 ot O ,,„,P (A IL: IN er) eD fD Ai, Clow. ‘ild 014 el* °.= tr Cli °.1 el) Ow Cli *itO 1 = 0 o el) rD n At: !"�- rilk- = i al cp •0-i• A• O c n 5 0....0 :: O �-ol 0 eD :I; a Pi: °tZ n Ph, = w n 0.1 i-• n Ai, \4 • 0 0 i 0., o'ri: r et, i.i.i e-4,- = = 4 eD 5'd *1 e# : O cD A: n = I O :3 el) C'') IQ = °I 5 a eD = :Id et, eD .ti :i, eD• O 0-it = • • 0 (01:. lo..�. n t eiD 01.00P P 0....i eD 1.-i. P M. Lo TOWN OF ORO VALLEY STUDY SESSION COUNCIL COMMUNICATION MEETING DATE: October 27, 2003 TO: HONORABLE MAYOR& COUNCIL FROM: JEFFREY H. WEIR, CEcD ECONOMIC DEVELOPMENT ADMINISTRATOR SUBJECT: CANADA DEL ORO PARTNERS ECONOMIC DEVELOPMENT AGREEMENT SUMMARY: ECONOMIC DEVELOPMENT INCENTIVE POLICY GUIDELINES. On October Mayor 2001 the Ma or 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. A priority of businesstypes 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 tenyearperiod. All Retail projects should generate significant sales tax revenues similar return within a to a community or regional shopping center. The developers of Oro Valley Town Centre, Canada Del g PP g q Oro Partners, have requested consideration of an Economic Development Agreement between the Town and the developer. BACKGROUND: THE PROJECT. Town Centre as proposed is a 581,700 square feet Regional Retail Center located on the Oro Valley P P eastern side of Oracle Road at the terminus of First Avenue. The planned retail center will be built in four phases that include the followinguses: Retail shops, Restaurants, a Bank, a Hotel, and Professional P offices all using an architectural emphasis on a Main Street theme. The Developer will designate the specific area that will be included in each Phase prior to approval by the Town Council of each Phase to be developed. The Developer will be responsible for the construction of on-site and off-site improvements. The current planning fort this Project includes four (4) separate "Phases". The Developer has requested a Revenue portion request a of of the Town of Oro Valley's Sales Tax Revenues (excluding the hotel Pro generated for each phase of the project for a period of ten (10) years. property) TOWN OF ORO VALLEY STUDY SESSION COUNCIL COMMUNICATION PAGE 2 OF 3 The Developer has requested that 40% of the Town's existing 2% Sales Tax be returned to the Developer. Additionally, the Developer has requested Revenue Sharing for a portion of the Bed Tax Revenues generated by the Hotel Property amounting to 2/3 of the total 3% (leaving a net Bed Tax distribution to the Town of 1% or 1/3) for a period of ten (10)years. The following timing considerations have been incorporated into the agreement and projected revenues, sales and bed tax calculations and revenue sharing: 1. A Development Plan (DP) for Phase One must be submitted to the Town within thirty six (36) months from adoption of the EDA. (I have estimated that will occur by January 2007.1; 2. I have anticipated that Review & Approval will require an additional six (6) months; 3. The time estimate for construction is eighteen (18) months; and 4. There is a thirty six (36) month gap between DP submittals for Phases Two,Three and Four. The Review & Approval and Construction intervals are the same for each Phase. Attached for your review are copies of Resolution NO. (R) 01-90 Economic Development Incentive Policy Guidelines,the proposed Economic Development Agreement and two spreadsheets, Oro Valley Town Centre Development Projections and Retail Sales Tax Revenue Sharing Calculations. The Developer has provided the Capital Investment and Development Estimates, Square Footage and Compositions of Buildings and Revenue Projections. ATTACHMENTS: 1. Copy of Resolution NO. (R) 01 —90, Adopting Economic Development Policy Guidelines. 2. Ordinance NO. (0) 03 - 3. Exhibit A,Economic Development Agreement between the Town of Oro Valley and Canada Del Oro Partners. 4. Oro Valley Town Centre Projections Spreadsheet. 5. Oro Valley Town Centre Retail Sales Tax Revenue Sharing Calculations Spreadsheet. FISCAL IMPACT: • The Development Projections indicate total Retail Sales by Fiscal Year and applicable Town Sales Tax Revenues at the current rate of 2% and Bed Taxes @ 3%. • The Retail Sales Tax Revenue Sharing sheet has incorporated the specific timing for each phase for the applicable ten year periods. • The Project is estimated to cost in excess of$ 107.3 Million. • The twenty year forecast window indicates that the Project will generate in excess of$2.1 Billion of Retail Sales. • The total estimated Retail Sales and Bed Tax Revenues for the twenty year period is $45.9 Million. TOWN OF ORO VALLEY STUDY SESSION COUNCIL COMMUNICATION PAGE 3 OF 3 FISCAL IMPACT: CON'T. • The proposed Revenue Sharing for the twenty (20) years associated with the agreement (in consideration of the time differences in initiating the four separate phases) would provide the following: Town of Oro Valley $ 27,140,922 Developer $ 18,712,779 Total $45,853,701 RECOMMENDATION: NOT APPLICABLE. SUGGESTED MOTION: NOT APPLICABLE. 140' �.--i Jeff • .- H. Weir, CEcD Economic Development Administrator Chuck Sweet ,/ Town Manager 1 ii w 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. ' General Plan has identified pursuing diversification of WHEREAS,the Town of Oro Valley's the local economy as highly desirable and is well supported by the community, and; it Economic Development Strategy states that one major WHEREAS,the existing Community and adoption of a Business Incentive Policy, and; action step desired is the developmentp ' Development Strategyfurther states that the WHEREAS,the existing Community Economic p Town may from time to time wish to use some form of incentives to attract or retain targeted businesses, and; 1 e recognizes the importance of developing a policy and WHEREAS,the Town of Oro Valley 1 guidelines that include similar considerations for the retention and expansion of existing targeted businesses as s 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: Town of Oro Valley adoption of Exhibit A, Economic Development Incentive Policy ith, providesexamples of items that a business owner/developer may Guidelines, attached herew request consideration for. PASSED, ADOPTED AND APPROVED Mayor bythe Ma or and Town Council of the Town of Oro Valley, Arizona, this 3rd day of octobe,r2001 . TOWN OF ORO VAL EY, ARIZONA ary - Paul H. Loomis, Mayor ATTEST: l/ 1/1 1 , O-4-44,..Le-,-; Kat n Cuvelier, Town Clerk 'PROVED : : EXHIBIT A TOWN OF ORO VALLEY ECONOMIC DEVELOPMENT INCENTIVE POLICY GUIDELINES Council of guidelines that assist in the retention of targeted GOAL: To provide the Town Counca set 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 significant,si nificant, P ositive effect on the Oro Valley economy. The need for diversification of the local economy which minimizes dependence of residential sales tax isa necessity. This policy places a priority emphasis on new and existing businesses revenues y 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 tized 5. Service Providers. general following provisions shall be considered prior to offering incentives. Incentives will onlybe offered if they are actually necessary in order to affect the 1. 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. priority g A highshould be placed on the businesses "targeted" in the Community Economic Development Strategic (CEDS) Plan (1997, or the most recent update). 3. Theproject'ect will have a substantial positive economic impact on the community, i.e.; the numberJ 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. 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 buyland or existing buildings or construct buildings for purely private objectives. The Town's position should be to offer incentives that have a relationship to obi ec public benefit. Improvements such as streets, water lines,traffic signals, storm drainage, p parkingimprovements parks and open space, and similar publicly assessed are examples of public-private financed incentives. Acquisition of property and construction p p 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. P 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-wi e. 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. intangible intan ible 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 PP 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 projectsnormally imilto identified at a community or regional shopping center level. 13. Specific performance criteria for each project will be established. P New Retail development should have an emphasis on meeting a need not currently being 14. P 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. p y an 15. Final authorityfor approval of the use of an incentive and/or inducement rests with Y PP the Town Council. P 16. Each action is separate and independent from all other actions associated with the approval of the use of an incentive and/or inducement. ORDINANCE NO. (0) 03 - 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. WHEREAS, the Town of Oro Valley is a political subdivision of the State of Arizona, and pursuant to Article 13, Section 7 of the Arizona Constitution, is vested with all the rights, privileges, and benefits, which entitles the Town to immunities and exemptions granted to a 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 WHEREAS, the Town of Oro Valley General Plan has identified expansion of the presence of the retail industry as highly desirable and well-supported by the community; and WHEREAS, the Town of Oro Valley Economic 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 regional shopping centers; and WHEREAS, pursuant to ARS 9-500.11, the Town may appropriate public monies for and in § 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 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 Oro Partners regarding the development of and economic development from the Center; and WHEREAS, a document entitled "Economic Development Agreement" 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 the development of the Center and the creation and payment of taxes Oro Valley Town Center EDA Ordinance upon retail sales tax revenues for the Town derived from the Center, assisting in the creation and retention of jobs 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; 3. Encouraging the development of community and regional shopping centers, as provided g g p in the Town's economic development plan; 4. Expanding the Town's retail sales tax base necessary to finance Town Government p g Services. pursuant to ARS 9-461, the Economic Development Agreement has been WHEREAS, § y determined by the Mayor and Council to be consistent with the Town's General Plan and that the terms and conditions of the Agreement substantially improve and enhance the economic welfare of the residents of the Town of Oro Valley and the Town of Oro Valley is not subject to the restrictions of ARS § 9-500.6 by virtue of the application of ARS § 9-500.6 (F). NOW, THEREFORE, BE IT ORDAINED by the Mayor and the Council of the Town of Oro Valley, Arizona as follows: Section 1: That the attached Economic Development Agreement (Exhibit Al between the Town of Oro Valley and Canada Del Oro Partners., to facilitate the development of a Regional Retail Center Projectjurisdictional within the limits of the Town of Oro Valley, is hereby approved. 2: Pursuant to ARS 9-500.05 and not later than 10 days after the Town enters into the Section § Agreement, the Town shall record a copyof the Agreement with the Pima County Recorder's office constituting notice of the Agreement to all persons. Section 3. Pursuant to 41-1346 the Town shall maintain efficient record management for local 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 anyreason held to be invalid or unconstitutional by the decision of any courtcompetentjurisdiction,of such decision shall not affect the validity of the remaining portions thereof. Oro Valley Town Center EDA Ordinance • 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 ADOPTED by Mayor and Town Council, the Town of Oro Valley, Arizona, this day of October, 2003. TOWN OF ORO VALLEY ATTEST: Paul H. Loomis, Mayor Kathryn E. Cuvelier, Town Clerk APPROVED AS TO FORM: Mark Langlitz, Town Attorney Oro Valley Town Center EDA Ordinance Exhibit A ECONOMIC DEVELOPMENT AGREEMENT Oro Valley Town Center EDA Ordinance DEVELOPMENT/ ECONOMIC DEVELOPMENT AGREEMENT This DEVELOPMENT/ECONOMIC DEVELOPMENT AGREEMENT ("Agreement") is entered into this day of , 2003, 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 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 top ermit 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 p 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(OV1 1-01-03) 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, amongother 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 PolicyGuidelines (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 bythe 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 appropriate be an a ro riate 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. 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) ears. The total dollar amount of incentives offered by the Town for each y 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 in compliance with Section 4.1 of this Agreement. 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. Upon presentation by the Town, CDO Partners will execute a petition for the formation of the Oracle Road Improvement District ("ORID"), provided: (a) The ORID will include 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: 4 (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 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 offer advantages for the funding of 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. 4. Public Improvements. 4.1. Relocation of Existing 12-Inch Water Line. CDO Partners shall relocate an existing Town 12-inch water line located on the Property to a new easement to be dedicated by CDO Partners pursuant to Section 1.3 of this Agreement. CDO Partners shall submit plans for the improvements to the 5 Town for its review and comment. Construction shall be completed at CDO Partners' sole cost. 4.2. Rooney Wash Public Pedestrian Way Hardscape and Landscaping. CDO Partners shall be responsible for the cost of improvements and landscaping to be installed by CDO Partners in a public easement adjacent to Rooney Wash. CDO Partners will submit proposed plans for the improvements and landscaping to the Town for its review, comment and approval. 5. 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. 6. Sales Tax Revenue Sharing. 6.1. Designation of Phase Areas. CDO Partners has designated a phasing structure for the Project within the 2001 PAD document. CDO Partners shall designate the specifics of each Phase when CDO Partners submits a development plan for each Phase. 6.2. 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: Phase I—within three (3) years of the Effective Date of this Agreement; Phase II -within six (6)years of the Effective Date of this Agreement; Phase III - within nine (9) years of the Effective Date of this Agreement; and Phase IV -within twelve (12) years of the Effective Date of this Agreement. For illustrative purposes only, attached hereto as Exhibit "C" is an example of a possible scheduled phasing of the project's development. The actual development within any particular Phase remains within the discretion of CDO Partners as governed under the project's PAD. 6 L ' The Town shall provide fast-track processing for all needed review and approval steps. The parties agree that time is of the essence in the preparation, submittal and approval of the development plan for each Phase. 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. 6.3. 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 sixty percent (60%) 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 percent (40%) of the Town's sales tax revenue generated by each Phase of the Project from the Town's 2% sales tax. These percentages may vary in any given year, based on the Formula; provided the total Revenue Sharing complies with Section 6.6 below. 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. 6.4. 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. 6.5. 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 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. 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. 6.6. 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. 6.7. 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. 7 7. Bed Tax Sharing. 7.1. Substantial Completion. For purposes of this. Section and Section 11.3 only, "Substantial Completion" shall mean that the first Certificate of Occupancy for the hotel shall have been issued. 7.2. Transient Lodging Tax Revenue Sharing. The Town agrees to share with CDO Partners ap ortion 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 period Project. The 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 indicatesp roof 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. 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 proportionate share of the Bed Tax ultimately determined to be due for the applicable period. 7.3. 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. 7.4. 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. 8. Cooperation. To further the commitment of the Parties to cooperate in the implementation of this Agreement, the Town and CDO Partners each shall designate 8 and appoint representative to act as liaison between the Town and its various pp a 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. 9. 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. If any third-party consultants are hired by the Town to fast-track approvals pursuant to this Agreement, CDO Partners shall pay the costs of the third-party consultants. 10. Protected Development Rights. 10.1. 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. 10.2. 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. 11. General Provisions. 11.1. Accuracy of the Recitals. The Parties hereby acknowledge and confirm the accuracy of the Recitals, which are incorporated herein by this reference. 11.2. 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. 11.3. 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 6 of this Agreement. 9 (b) For purposes of the Bed Tax Sharing, the Agreement shall terminate ten (10) years after Substantial Completion of the hotel per Section 7 of this Agreement. 11.4. Headings and Recitals. The descriptive headings of the sections of this Agreement are inserted for convenience only and shall not control or affect the meaning or construction of any of the provisions hereof. The Recitals set forth at the beginning of this Agreement are hereby acknowledged and incorporated herein and the parties hereby confirm the accuracy thereof. 11.5. 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. 11.6. 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. 11.7. Further Acts. Each of the parties to this Agreement shall promptly and expeditiously execute and deliver all of such documents and p y perform all of such acts as reasonably necessary, from time to time, to carry out the matters contemplated by this Agreement. 11.8. 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. 11.9. 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. 11.10. 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. 11.11. 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 10 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. 11.12. 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: 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: Frank S. Bangs, Jr. Lewis and Roca LLP One South Church Avenue, Suite 700 Tucson, AZ 85701-1611 11.13. 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. 11 11.14. 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 enerated byeach Phase of the Project as provided by Sections 6 and 7 g 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 p Y 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. 11.15. Force Majeure. Notwithstanding any other term, condition orp rovision 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. 11.16. 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. 11.17. 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. 12 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: 13 STATE OF ) ) ss. County of ) The foregoing instrument was acknowledged before me this dayof , 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: 14 EXHIBITS Exhibit"A" Legal Description and Depiction of the Property Exhibit"B" Tentative Development Plan Exhibit"C" Example of Possible Scheduled Phasing of Project Development for Illustrative Purposes Only X�N/' ,IZ O O O O O O O O OQ O O O O O Co CD CD Co Co if) to CO In CO CD Z CO I- 1- CO CO Lo ,_,..„.7„,,, t 'f'''''.44:r tV�a p O r S{m V �.14 . y A:r 419' O (.:1O O O O O O O O O O O O O O O C .� N CO to CO N. CO N. I,- CO Co N N. Z N. 00 00 00 00 ti -: Q R` W J 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 p 0 Q 000 00 0 0 00 0 00 ft 0 0 0000000 0Tr CO 0 0 0 0 0 0 0 0 0 0 0 o O o 0 0 0 0 0 0 0 a)O to 5 O O O O O O O O O 0 0 Co Co Co 00 Co CCo N h Co N 0 N 0 0 0 N 0 Co N Co 0 0) e- N 0 �o N N N N '- N- CO N. N M 0 CO fit) CO Co N 0) Co _ N `� cii _ r- N NI CO 0) N N e— e— Cl) N 0) Efk - EA EA '- Co Eft EA to to EA Et EA Eft Eft to to to to to Ai to la Q! 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