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By Myrna Trauntvein
TN Correspondent

The Central Utah Agri-Park for the Nebo North Zone required commissioners to approve a resolution that would be called Amendment #3 allowing the addition of acreage to the project area.

Danny Stewart, UIPA (Utah Inland Port Authority Board) Associate VP of Regional Project Area Development, presented the beginning process needed for the addition of land to the Nebo North Zone of the Agri-Park slated for development in Juab County.

Stewart said that the beginning of the amendment process required the adoption of a resolution by the county commission to update the project area plan and budget to include the additional parcels and a vote by the UIPA Board at an upcoming meeting.

“The map shows the current zones for the project area in green,” said Stewart. “The parcels proposed for amendment are shown in blue.”

He said that the Nebo North Zone parcels have been the topic of discussion by the county commission and county planning commission for potential development north of the Mona Reservoir and the Boys Ranch Road.

“When we brought the project before you last year, it did not include the two parcels we are now proposing to add to the project area,” said Stewart.

There is a parcel, owned by an individual, located between the two parcels proposed for addition that is not included. That creates a gap between the two parcels and Marty Palmer, commissioner, asked why the gap existed.

“It would be easy to include it,” said Stewart.

However, the gap represents the property of an owner who was not interested in giving up ownership.

Jared Rowley, Deputy Juab County Attorney, asked for the parcel numbers and Stewart said that he would provide those and did have them with him.

“The addition represents the addition of just about 1,100 acres to the current Nebo North Zone of the Agri-Park,” said Stewart.

“How much control do county commissioners have over what locates in the agri-park?” asked Palmer. “What happens if a business wants to locate there that we don’t want?”

“Approval always comes from the bottom up,” said Stewart. “Also there is the tax differential which would come before you.”

A tax differential in Utah is a public financing mechanism used primarily by the UUIPA to fund infrastructure and economic development.

It captures 75 percent of the increase in property tax revenue (the differential) generated by new development within a project area, leaving 25 percent for existing taxing entities, without increasing taxes on existing property owners.

“The captured revenue is used to pay for public infrastructure, regional improvements, and incentivizing development,” he said. It is the difference between property taxes generated by a project area’s current assessed value and its base taxable value.

The tax differential is temporary and designed so that existing property tax bases remain untouched, protecting current revenue streams for schools and local services.

Up to 68 percent of the annual tax differential can be reimbursed for eligible projects, with some exceptions, generally for up to 25 years.

“We will work with Brent Boswell, county economic development director, on project proposals,” he said.

“Will the commissioners have the final say?” Palmer asked.

Stewart said they would. In addition, all companies seeking to locate in the agri-park would need to talk to the commission. The UIPA did not have zoning authority but the county commission did.

“Can the tax differential money be used for impacts, like the EMS?” asked Marvin Kenison, commissioner.

It could be and was also used for workforce training.

“Is it ongoing?” asked Kenison.

It would be there and would be administered on a case by case basis.

Clinton Painter, commission chairman, asked if it could be used for a salary.

Stewart said the tax differential money could be used for a variety of needs that would be caused by the development. For example, Beaver was using the funding for workforce travel because there was no housing available for workers.

“We will not leave you on the hook,” said Stewart. “We can be flexible. Public infrastructure is another use for the funds.”

Ash Grove had received a percentage, 30 percent of the 75 percent, to get them to expand their facilities in Juab County instead of taking that expansion elsewhere.

Kenison made the motion to adopt the resolution allowing the Central Utah Agri-Park for the Nebo North Zone to add the additional property to the site. Palmer made the second and all voted in favor.