Eagle Mountain Redevelopment Agency
What is a Redevelopment Agency?
The State of Utah authorizes the creation of Redevelopment Agencies which are designed to encourage economic growth. Through Utah’s Community Reinvestment Agency Act, Redevelopment Agencies are authorized to used nationally accepted economic development tools as a means of attracting desirable development which expands the local economy and brings other benefits such as quality local jobs, infrastructure enhancements, additional revenues for new or expanded services, and more. The State of Utah regulates how these agencies are formed, what they can be used for, how they report on their work, and so forth.
Affordable Housing Dollars
Collected since 2016 and fund our down payment assistance program.
Acres of RDA Projects
Including manufacturing, retail, data center, and energy projects.
Invested through RDA Projects
Long-term value that will provide substantial revenues to support city services.
Jobs created
High-paying temporary and permanent jobs which spur our retail growth as well.
Why does Eagle Mountain have a RDA?
Like many other cities and towns around the country, we must compete to attract the interest of companies seeking to site or relocate facilities. If we do not compete, businesses continue to locate outside of the city and consequently traffic gets worse, residents are saddled with all the property tax burden, and more.
Although Eagle Mountain has several positives to offer those businesses looking for a new location, we do experience disadvantages due to distance from a freeway, distance from like-businesses, distance from an international airport, distance from to rail, distance from to higher-education institutions, available buildings for lease, and so forth. The tools available to us through a RDA allows us to be much more competitive, at no cost or impact to our residents.
What can a Redevelopment Project actually do?
The primary purpose behind having a Redevelopment Project area is to spur economic growth while also limiting risk to a town or city. To accomplish this, Redevelopment Agencies have several tools available to them with more flexibility than other governmental entities might have. Here are some examples:
- Tax Increment Financing (described below)
- Land Purchasing
- Relocation Assistance
- Rehabilitation Assistance
- Infrastructure Financing & Development
How are these capabilities funded?
- Diverting tax revenues for a period of time through participating entities.
- Revenue-based bonds
- Revolving loans
- Land sale proceeds
- Grants & private contributions
STAY INFORMED & SHARE
Project News & Upcoming Dates
| CRA Project | Company | Gathering Type | Meeting Details | Notes |
|---|---|---|---|---|
| Project QuickSilver | Enyo Energy | City Council Meeting | 10/20/2026, 7:00 PM, Eagle Mountain City Hall | Interlocal agreement. Solar project south of Eagle Mountain. |
The Basics of TIF (Tax Increment Financing)
Although not the only tool at the disposal of a Redevelopment Agency, TIFs or Tax Increment Financing arrangements are commonly used around the country as a way to utilize new, geography-constrained tax revenues, for an established period of time, to bring down costs of new development as a means of causing a project proposal to be more feasible in comparison to alternatives.
This tool does not make use of property tax revenues from tax payers throughout the city. TIF only temporarily redirects a portion of the NEW tax revenue generated from the property where the project is located for a period of time to pay down costs of things like infrastructure improvements, water rights, and more. The City does this from time to time knowing that foregoing a portion of this revenue right now is better than not having any revenue at all given the knowledge that the project would not locate and develop in Eagle Mountain without it due to more enticing options elsewhere.
How TIF is typically structured
Any TIF arrangement must, by Utah law, have an established purpose and provide a “but for” argument for why it’s necessary. Long before any agreements come before the RDA Board or City Council, elected officials and staff negotiate and scrutinize the need for and specific goals of any tax increment financing.
We aim to only commit what is necessary, and we enter every conversation with certain standards, expectations, and so forth. If a project is not adequately able to explain the need (which has happened on several occasions), or does not fall within our targeted industries or otherwise within our economic development strategies, the City and RDA Board cease discussions.
When using TIF, the RDA creates what’s called a Community Reinvestment Area or CRA. A CRA Project Area must have a geographic boundary, typically defined around property parcel boundaries. Only tax revenues from property parcels within that boundary can be utilized for accomplishing the purpose of the CRA. These boundaries can be expanded or reduced, but must go through a lengthy process with community awareness.
A common word used in TIF discussions is “Participation” which defines which taxing entities are involved and how much they are involved. On your property tax bill you will notice you pay property taxes to more than just the City. In fact, the City historically has only made up about 6-7% of your property tax bill. These other taxing entities do not automatically contribute to a TIF; they must agree to participate.
How much they participate is also subject to negotiation. Generally the Eagle Mountain RDA serves as a mediator of sorts in negotiations and ensures all taxing entities are satisfied with any proposals. The RDA will recommend a percentage of the new tax revenues to divert for a period of time. For example, 40% of new Real Property tax or Personal Property tax (see Terms to Know below) for a period of 20 years.
TIF arrangements are always created with certain goals in mind. Limitations are established to ensure the goals are accomplished and nothing more. Often accompanying a TIF is a development agreement which specifies things such as a requirement to start construction within a certain amount of time. The TIF also generally includes caps on how much tax revenue can be diverted both in terms of total dollar amount and in number of years. These caps are set to align with the financial goals, but if a project “over-performs” meaning it produces more tax revenue than expected, those dollars do not become bonus money for the project or company.
Utah and Eagle Mountain City also include other requirements when using TIF. The State of Utah requires 10% of the funds that would go to the project to be diverted instead to Affordable Housing. Eagle Mountain City collects this in an Affordable Housing Fund which currently funds our down payment assistance program.
Eagle Mountain City also collects a portion for administrative overhead to limit any fiscal impacts to residents as much as possible. Each taxing entity involved has the ability to evaluate each project and establish additional requirements or conditions on a case-by-case basis as needed to ensure the project provides intended outcomes for the community.
The process for creating a TIF within a CRA is spelled out by Utah law. This process includes multiple periods of providing notice to the public, holding public hearings, and so forth. Some of the items listed below can happen concurrently while others must happen in a certain order with periods of waiting to provide sufficient public notice.
Survey Area (1 Month): Establishes geography and initiates ability to negotiate with company and start drafting a Project Area Plan & Budget.
Rezone (1 Month): Not always required, but often a step. Each property in the City has a development “Zone” limiting what can be developed on that property. Rezoning a property requires a public hearing.
Project Area Plan & Budget (3 Months): A financial and project analysis is created which establishes some of the foundations of the project, expected outcomes, and so forth. Includes Public Hearings.
Interlocal Agreements (2 Months): Agreements between taxing entities and the RDA which dictate what their participation is and any special requirements they have for their participation.
Participation Agreement (1 Month): Agreement typically between the RDA, City, and Project participants that provide any other specific project requirements tied to the use of the tax revenues. Generally specifies how the tax revenues will be used.
Development Agreement (2 Months): Agreement between the City and the Project developers specifying what is permitted to occur within the project, and particular development requirements or commitments between each party.
Example
We will use a hypothetical example to demonstrate how TIF is used.
Example Parameters: 100-acre property, currently valued at $1,000,000 with nothing built on the property. Annual property taxes collected for ALL taxing entities combined is approximately $9,875.
Scenario: Property is under consideration by a large manufacturing operation. Once property is purchased and buildings and equipment are built/installed, the new value of the property is $650,000,000. As a commercial property, it’s now also not just paying property tax on the land and building, but personal property tax on the equipment inside as well. The new annual collected tax revenues would be approximately:
The large manufacturing company also has its eyes on another property in another city that is closer to rail and has closer infrastructure which means their cost to develop and operate would be lower.
How a TIF in this example might be structured
- Purpose of TIF: Off-set costs of infrastructure needed to site and increased hauling costs for a period of time.
- Base Value (BV): $1,000,000
- Current Tax Revenues: $9,875/year
- Developed Value (DV): $650,000,000
- Value for Tax Increment Analysis (DV – BV): $649,000,000
- Anticipated New Revenues: ~$6,415,000/year
- Participation Rate: 60% all taxing entities
- Participation Duration: Capped at 20 years
- New tax revenues collected by all taxing entities over 20 years: $51,320,000
- Preliminary new tax revenues going to project: $3,849,000/year
- Funds going to Affordable Housing Fund (10%): $384,900/year
- Funds collected for Admin Overhead (2%): $76,980/year
- Final new tax revenues going to project (preliminary – affordable housing – admin overhead): $3,398,120
- Final new tax revenues going to project infrastructure over 20 years: $67,742,400
Terms to Know
Within the State of Utah, a Redevelopment Agency is defined in Utah Code § 17C-1-102(3) as a separate political subdivision of the state which has the purpose of undertaking or promoting project area developments as defined within State code. The Agency operates within a certain geography, generally matching the boundaries of the city that created it. A Redevelopment Agency manages one ore more project areas such as Community Reinvestment Areas, ensuring all obligations are met, development proceeds as intended, and at times acting as a negotiating intermediary between various taxing entities that participate in a project area.
A Community Reinvestment Area is a defined geography, created by a Redevelopment Agency through a state-driven process, with a specific purpose and set of objectives that generally have the intent to generate enhanced economic outputs for the community. These areas are created with project parameters that specify types of development, economic toolsets to utilize, and reporting requirements. A Community Reinvestment Area or CRA is usually time-limited or capped in other ways.
An economic development tool which redirects an agreed-upon portion of the new tax revenues generated within a specific project boundary for the purposes of eliminating project-debilitating financing gaps. How much tax is directed back to the project is negotiated as a participation rate, and not all taxing entities will necessarily be included. Tax Increment Financing in the State of Utah must be accompanied by budgets, justifications, reporting, and more. Tax revenues directed back to the project can be utilized to fund infrastructure improvements and various other development costs. These are all seen as “incentives” which are aimed at improving a certain geography’s competitiveness against alternative sites. See the Tax Increment Financing section above.
When a Redevelopment Agency pursues a new project, a project area must be defined. This is a specific geography that is usually mapped around selected property lines. Project areas can expand and contract through a State-regulated process. Project areas are not a permanent designation.
After a new project area is created, extensive analysis and project scoping is performed to create public documents referred to as the Project Area Plan and the Project Area Budget. Each of these documents must meet State-driven standards in terms of the minimum content to be included, and providing noticing and public input.
The Project Area Plan describes the purpose and scope of the project area, the outcomes its intended to produce, and outlines how it intends to achieve success. The Project Area Budget gives detail into how the project area intends to generate revenues and how those revenues will be put to use for the purposes outline in the Project Area Plan. The Project Area Budget document is not updated each year, but instead is designed around initial assumptions and then the Redevelopment Agency maintains its own separate accounting going forward of Project Area progress.
Within a Redevelopment Agency Project Area there can exist multiple entities. These can include local governments, business entities, property owners and developers, school districts, utility/infrastructure taxing districts, public safety taxing districts, and more. These and other entities could potentially play a role in the success of a Project Area. Having an entity be part of a Project Area is referred to as Participation. Within a Tax Increment Financing arrangement, entities with taxing authority are invited to participate by contributing a portion of the new tax revenues generated in order to see the project be successful. Within a Participation Agreement, various entities commit to certain agreed-upon obligations as part of the project. For example, a property owner or developer may commit to develop out infrastructure with the expectation of being reimbursed later. Except for some very unique circumstances, participation is a collaborative and very voluntary arrangement.
A taxing entity, sometimes also referred to as a taxing authority is any entity that has the authority under Utah State law to levy a tax on a population. Under state law, this is not limited to cities, counties, school districts, or the state. Other taxing entities are formed at times within a small area or over broader “districts” which may cover multiple cities. These other taxing entities are generally created for a limited purpose such as public safety, infrastructure (such as regional water pipes and wells), and so forth. In limited cases, entities such as Public Infrastructure Districts (PIDs) will also tax properties within a certain geography. When you receive your property tax bill each year in the mail, you will see all the taxing entities where your property falls under and are therefore taxing you. Each of these taxing entities is required to follow strict processes related to how rates are set, how dollars are to be used, and so forth.
Infrastructure comes in two forms, hard infrastructure and soft infrastructure. Hard infrastructure is in reference to the very physical things that are necessary for our lives to function the way they do. Usually this revolves around what we call public utilities. For example, to get water to your home, there is water infrastructure that includes water pipes, pumps, tanks, and so forth. Other types of hard infrastructure includes roads and bridges, power lines and substations, fiber and other communications lines, railroads, and more. Soft infrastructure is in reference to systems and resources that are less fixed. For example, police services or financial institutions. This can also be in reference to human capital that is needed for a certain project to be a reality.
Eagle Mountain City funds most of its services through three different kinds of taxes: Property Tax, Sales Tax, and Municipal Energy tax. Currently, property tax makes up a small portion of Eagle Mountain’s revenues, sales tax makes up the majority of revenues by a large margin, and municipal energy tax accounts for an even smaller portion of revenues. Over time, projections suggest that property tax although each of these revenues will increase, some quite substantially, what you pay as a resident will decline over time.
Property Tax: A property tax is collected annually based on the value of a particular property. Utah’s property tax system is a little unusual in that it is revenue driven. This means that our tax rates fluctuate based on revenue patterns. For example, if your home’s value increases year over year substantially, the city’s property tax rate automatically goes down to adjust for this so you are paying about the same amount. Rates do not automatically go down in response to new growth in the city. Residential property is also only paying property tax based on 55% of the value of the property per Utah state law. So, although your home may be worth $500,000, you’re only paying taxes on $275,000 of the property. Commercial property taxes are a little different in that they pay at 100% of the value of their real estate, but also pay something called a Personal Property Tax which taxes qualifying equipment as part of the business. Because of these two factors, and also the cost to provide services across the city, property taxes revenues on homes don’t generally cover the cost of providing services to those homes and to a certain extent subsidized by commercial or industrial development within the city.
Sales Tax: For certain qualifying transactions or purchases, you may be paying a sales tax. The tax rate is much less variable than a property tax rate. Sales tax revenues in Utah are also a little unique. Utah has a 50/50 rule for sales tax wherein 50% of the revenues from the tax collected stay within the community where the point of sale was made, and 50% is gathered up into a pool that is then redistributed across the cities around the state based on population. So, as Eagle Mountain’s population grows, and as we get more commercial businesses in the city, our sales tax revenues will climb, allowing us to provide more services and amenities. Some sales tax revenues collected are allocated to specific funding purposes such as for public transit. However, the remainder can be used more broadly.
Municipal Energy Tax: Cities are authorized by the State of Utah to enact a municipal energy tax which is a 6% tax on your energy bills. Usually it ends up being only a handful of dollars to a typical home, but for commercial and industrial businesses it can be quite a bit more and generate a lot of revenue for the city to enhance services and amenities. We anticipate very soon that Eagle Mountain will be collecting substantial municipal energy tax revenues from our data center projects which will be crucial in helping to advance needed projects throughout the city.
A trigger is in reference to the key moment of time or specific action that takes place as part of a tax increment financing arrangement to indicate when an agreed upon percentage of tax revenues begins to be diverted for specific project purposes. This commonly aligns with when construction is completed on a facility. When involving property tax, a trigger tax year is typically identified. For sales tax, a different event such as first sale may be used. This trigger point is necessary to comply with Utah state law, monitor performance of the project, and to coordinate fund management with other entities such as Utah county. For larger projects involving multiple buildings, each building may be triggered separately.
RDA Project Details
Eagle Mountain REdevelopment Agency Project Areas
Sweetwater #1 CRA
Company: Meta
Project Purpose: Offset high cost of land acquisition and infrastructure development for a data center campus project. Expanded infrastructure supports additional economic development capacities for the City. Data center campus in turn returns over $1 million in new tax revenues for all tax entities during project period, and several million dollars annually for all tax entities following project completion.
CRA Details
- Capital Expenditure Investment: $1.5 Billion
- Project Acreage: 470 acres
- Workforce:
- 1,200 Temporary Jobs
- 300 Permanent Jobs
- Project Maximum Term: 40 Years
- Phase Maximum Term: 20 Years
- Participating Entities:
- Eagle Mountain City
- Alpine School District (Lake Mountain School District starting 2027)
- Unified Fire Service Authority
- Utah County
- Central Utah Water Conservancy District
- Participation Rates:
- 80% of Real Property
- 100% of Personal Property
- 100% of Municipal Energy Tax (If 50% of energy comes from renewable sources)
- Phase & Project Caps:
- Eagle Mountain City: No Caps
- Alpine School District: $40m per phase, $150m total project
- Unified Fire Service Authority: No Caps
- Utah County: $4m per phase, $20m total project
- Central Utah Water Conservancy District: $3m per phase
CRA Performance
Phases Triggered for Tax Increment Collection (4/4)
Project Distributions
Project Notes:
All phases have now triggered which starts the final clock towards project completion. Although the project was authorized up to 40 years, due to rapid build and valuations coming in higher than expected, most taxing entities will see project conclude long before the 40 years comes, potentially within the next 15 years instead.
Sweetwater #2 CRA
Company: GOOGLE
Project Purpose: Offset high cost of land acquisition and infrastructure development for a data center campus project. Data center campus in turn returns approximately $600,000 in new tax revenues for all tax entities during project period, and several million dollars annually for all tax entities following project completion.
CRA Details
- Capital Expenditure Investment (Anticipated): $1.2 Billion
- Project Acreage: 313 acres
- Workforce:
- 500 Temporary Jobs (estimated)
- 250 Permanent Jobs (estimated)
- Project Maximum Term: 40 Years
- Phase Maximum Term: 20 Years
- Participating Entities:
- Eagle Mountain City
- Alpine School District (Lake Mountain School District starting 2027)
- Unified Fire Service Authority
- Utah County
- Central Utah Water Conservancy District
- Participation Rates:
- 67.5% of Real Property
- 100% of Personal Property
- 80% of Municipal Energy Tax (If 50% of energy comes from renewable sources)
- Phase & Project Caps:
- Eagle Mountain City: $300k per phase, $2.1m total project
- Alpine School District: $40m per phase, $150m total project
- Unified Fire Service Authority: $17.2m per phase, $120m total project
- Utah County: $6m per phase, $42m total project
- Central Utah Water Conservancy District: $3.6m per phase, $25m total project.
CRA Performance
Phases Triggered for Tax Increment Collection (0)
Project Distributions
Project not yet triggered as construction has not yet started.
Project Notes:
Project also includes significant contributions to the affordable housing fund. In addition, regular sizeable contributions are also included to the school district’s foundation which provides services, resources, scholarships, and more to our local students. Administrative costs are also covered.
Sweetwater #3 CRA
Company: QTS
Project Purpose: Offset high cost of land acquisition and infrastructure development for a data center campus project. Expanded infrastructure supports additional economic development capacities for the City. Data center campus in turn returns over $600 thousand dollars per building in new tax revenues for all tax entities during project period, and several million dollars annually for all tax entities following project completion.
CRA Details
- Capital Expenditure Investment: $2.0 Billion
- Project Acreage: 200 acres
- Workforce:
- 2,000+ Temporary Jobs
- 100+ Permanent Jobs
- Project Maximum Term: 40 Years
- Phase Maximum Term: 20 Years
- Participating Entities:
- Eagle Mountain City
- Alpine School District (Lake Mountain School District starting 2027)
- Unified Fire Service Authority
- Utah County
- Central Utah Water Conservancy District
- Participation Rates:
- 61% of Real Property
- 74% of Personal Property
- Phase & Project Caps:
- Eagle Mountain City: No Caps
- Alpine School District: $14.8m per phase, $85m total project
- Unified Fire Service Authority: $3.1m per phase, $18.7m total project
- Utah County: $1.7m per phase, $9.8m total project
- Central Utah Water Conservancy District: $1m per phase, $6m total project.
CRA Performance
Phases Triggered for Tax Increment Collection (0/5)
Project Distributions
Project has not yet triggered. Anticipated trigger – tax year 2026.
Project Notes:
The QTS project is actively and rapidly under construction. The first buildings are coming online soon which will start generating project revenues. QTS also will be developing land north of this location which has no CRA tied to it.
Project also includes significant contributions to the affordable housing fund. In addition, regular sizeable contributions are also included to the school district’s foundation which provides services, resources, scholarships, and more to our local students. Administrative costs are also covered.
Sweetwater #4 CRA
Company: Meta
Project Purpose: Offset high cost of infrastructure development, particularly on-site power generation for a data center campus project. Expanded infrastructure supports additional economic development capacities for the City. Data center campus in turn returns over $4 million in new tax revenues for all tax entities during project period, and $15+ million dollars annually for all tax entities following project completion.
CRA Details
- Capital Expenditure Investment: $1.0 Billion
- Project Acreage: 567 acres
- Workforce:
- 1,200 Temporary Jobs
- 100 Permanent Jobs
- Project Maximum Term: 40 Years
- Phase Maximum Term: 20 Years
- Participating Entities:
- Eagle Mountain City
- Alpine School District (Lake Mountain School District starting 2027)
- Unified Fire Service Authority
- Utah County
- Central Utah Water Conservancy District
- Participation Rates:
- 55% of Real Property
- 85% of Personal Property
- For School and Water districts, personal property participation is reduced to 63% for the first 5 years. On year 6, the percentage goes to 85% for the school district, and 75% for the water district.
- Meta will be paying the full MET at the rate they would have paid if pulling from the grid.
- Phase & Project Caps:
- Eagle Mountain City: $7.8m per phase, $46.6M total project
- Alpine School District: $82m per phase, $494m total project
- Unified Fire Service Authority: $24m per phase, $144m total project
- Utah County: $13m per phase, $78m total project
- Central Utah Water Conservancy District: $2.4m per phase, $14.3m total project
CRA Performance
Phases Triggered for Tax Increment Collection (0/3)
Project Distributions
Project is not yet triggered for tax increment.
Project Notes:
Construction has begun on this expansion but buildings are not complete yet. On the property, Williams Energy is constructing a behind-the-meter natural gas power plant which is not part of the CRA.
Project also includes significant contributions to the affordable housing fund. In addition, regular sizeable contributions are also included to the school district’s foundation which provides services, resources, scholarships, and more to our local students. Administrative costs are also covered.
Pole Canyon CRA
Company: Tyson Foods
Project Purpose: Offset high cost of land acquisition and infrastructure development for a food processing project. Infrastructure offsets include road infrastructure, water & sewer infrastructure, and water rights costs. Facility in turn returns over $600 thousand in new tax revenues for all tax entities during project period, and over $1.5 million dollars annually for all tax entities following project completion.
CRA Details
- Capital Expenditure Investment: $300 Million
- Project Acreage: 80 acres
- Workforce:
- 800 Permanent Jobs
- Project Maximum Term: 40 Years
- Participating Entities:
- Eagle Mountain City
- Alpine School District (Lake Mountain School District starting 2027)
- Unified Fire Service Authority
- Utah County
- Central Utah Water Conservancy District
- Participation Rates:
- 60% of Real Property
- 60% of Personal Property
- Phase & Project Caps:
- Eagle Mountain City: No Caps
- Alpine School District: $12.4m total project
- Unified Fire Service Authority: No Caps
- Utah County: $1.3m total project
- Central Utah Water Conservancy District: $775k total project
CRA Performance
Phases Triggered for Tax Increment Collection (1/1)
Project Distributions
Project Notes:
This project had a single phase. All tax increment has thus far gone only to reimbursements to Utah County, Oquirrh Wood Ranch, and Eagle Mountain City as reimbursements for infrastructure contributions.
Tyson Foods closed its doors in October, 2026 due to a nationwide beef shortage. The building will be sold to a new user who will resume the existing CRA obligations.
Triple Tail CRA
Company: Tract
Project Purpose: Offset high cost of land acquisition and infrastructure development for a data center campus project on the west side of the city where infrastructure is limited. Expanded infrastructure supports additional economic development capacities for the City near existing and future major roadways. Data center campus in turn returns over $3 million per year per building in new tax revenues for all tax entities during project period, and several million dollars annually for all tax entities following project completion.
CRA Details
- Capital Expenditure Investment (Anticipated): $20 Billion
- Project Acreage: 1,073 acres
- Workforce:
- 500 Permanent Jobs
- Project Maximum Term: 40 Years
- Phase Maximum Term: 20 Years
- Participating Entities:
- Eagle Mountain City
- Alpine School District (Lake Mountain School District starting 2027)
- Unified Fire Service Authority
- Utah County
- Central Utah Water Conservancy District
- Participation Rates:
- 55% of Real Property
- 55% of Personal Property
- 35% of Municipal Energy Tax
- Phase & Project Caps:
- Eagle Mountain City: No Caps
- Alpine School District: $904m total project
- Unified Fire Service Authority: $209m total project
- Utah County: $102m total project
- Central Utah Water Conservancy District: $2.5m per phase
CRA Performance
Phases Triggered for Tax Increment Collection (0/unknown)
Project Distributions
Project has not yet begun construction
Project Notes:
Project was entitled through a property developer who has planned to develop the horizontal infrastructure and then sell the property to one or more users who will complete vertical construction and ultimately be the end-users of the property. Phase caps were not used in this project due to the potential that the project could be split between users who start at different periods, ultimately potentially creating a scenario where the later user has a much reduced benefit of developing in Eagle Mountain compared to the original.
Project also includes significant contributions to the affordable housing fund. In addition, regular sizeable contributions are also included to the school district’s foundation which provides services, resources, scholarships, and more to our local students. Administrative costs are also covered.
Mid-Valley CRA
Company: Eagle’s Landing Retail Center
Project Purpose: Offset high cost of land acquisition and off-site infrastructure development for a 53-acre retail development anchored by a Smith’s Market Place and Lowe’s Home Improvement store. Without this CRA, the retail center would be significantly smaller and be unable to attract other desirable retailers to the city. Retail development returns over $1 million in new sales tax revenues annually during project period, and over $2 million dollars annually for the city following project completion.
CRA Details
- Capital Expenditure Investment (Anticipated): TBD
- Project Acreage: 53 acres
- Workforce:
- TBD
- Project Maximum Term: 20 Years
- Participating Entities:
- Eagle Mountain City
- Participation Rates:
- 55% of Sales Tax Revenues from Project Area
- Phase & Project Caps:
- Eagle Mountain City: $10,000,000
CRA Performance
Phases Triggered for Tax Increment Collection (4/4)
Project Distributions
Project Notes:
This CRA authorized the issuance of a TIF Bond to bring forward revenues that would be repaid by sales tax over the 20-year period. Estimates show that the bond will likely be paid off long before the 20-year period is reached, and once the bond is paid, the CRA purpose is fulfilled.
The CRA TIF Bond will cover the costs of expanding Pony Express Parkway along the project, the development of an eastern bypass road on the north side of the project, and the development of Lake Mountain Corridor (currently listed as Mid-Valley Road) to the east up until the end of the project. It will also cover costs related to traffic signals and other intersection improvements required. Finally, this TIF Bond also covers costs of water rights.
Project also included funding from other sources including grant funding from Utah County, and leftover funds from the Airport Road project.
What is the RDA doing for Me?
Creating Jobs
The jobs are local and pay very well. Even if you are not someone who has one of these jobs, local jobs means fewer commuters which cuts down on commuting times for those all leaving the city at the same time.
Generating Revenue
The significant tax revenues coming from these projects greatly offset the revenues needed from residential development. This means lower tax bills for you over time.
Improving Housing Affordability
Funds coming to our affordable housing fund is helping to provide down payment assistance to dozens of families in Eagle Mountain. Additional programs are in planning.
Improving Infrastructure
Power, water, sewer, roads, and other infrastructure expanded during these projects end up helping the rest of the city as well. More capacity, redundancy, and all paid by the project.
Bolstering Education
thanks to voluntary contributions of equipment, millions of dollars in grant funding, and so much more. Education offerings in Eagle Mountain have been greatly increased due to direct giving from companies who are part of CRAs in our RDA.
Supporting Community Services
Companies in Eagle Mountain regularly donate significantly to non-profits and other community groups who provide a variety of needed services. These donations have greatly improved capacities.
Enhancing Community Events
Several events in our community are sponsored by the companies in our city. These sponsorships make a big difference in the quality of our events.
Growing Local Businesses
These projects regularly focus on contracting with local area businesses first. Additionally, the companies regularly provide grants for small businesses.
Redevelopment Agency Document Library
View documents such as agreements, plans, and so forth related to each of our Community Reinvestment Areas (CRAs). If you need help understanding what each document is saying, please reach out to our Economic Development office and we are happy to walk through these with you.
| Title | Folders | hf:tax:media_folder |
|---|---|---|
| DataCenter_Map | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| First Amendment to the QTS Development Agreement | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Google – Participation Agreement | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Meta Sweetwater 4 – Development Agreement | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Meta Sweetwater 4 – Participation Agreement | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Midvalley – Interlocal Agreement with Eagle Mountain City | MidValley | midvalley-1792097705-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| MidValley – Participation Agreement | MidValley | midvalley-1792097705-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| MidValley – Project Area Budget | MidValley | midvalley-1792097705-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Midvalley – Project Area Plan | MidValley | midvalley-1792097705-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Overland Development Agreement 5th Amendment | MidValley | midvalley-1792097705-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Pole Canyon – Interlocal Agreement with Alpine School District | Pole Canyon | pole-canyon-1792097683-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Pole Canyon – Interlocal Agreement with CUWCD | Pole Canyon | pole-canyon-1792097683-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Pole Canyon – Interlocal Agreement with Eagle Mountain City | Pole Canyon | pole-canyon-1792097683-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Pole Canyon – Interlocal Agreement with UFSA | Pole Canyon | pole-canyon-1792097683-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Pole Canyon – Interlocal Agreement with Utah County | Pole Canyon | pole-canyon-1792097683-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Pole Canyon – Participation Agreement | Pole Canyon | pole-canyon-1792097683-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Pole Canyon – Project Area Budget | Pole Canyon | pole-canyon-1792097683-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Pole Canyon – Project Area Plan | Pole Canyon | pole-canyon-1792097683-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| QTS Development Agreement | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| QTS Participation Agreement | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| R-09-2018 Stadion Development Agreement | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| RDA R-10-2018 Stadion Participation Agreement | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweet Water 1 – Interlocal Agreement with County | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 1 – Interlocal Agreement with Central Utah Water Conservancy District | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 1 – Interlocal Agreement with Eagle Mountain City | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 1 – Interlocal Agreement with School District | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 1 – Interlocal Agreement with Unified Fire Service Area | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 1 – Project Area Budget | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 1 – Project Area Plan | Sweetwater 1 | sweetwater-1-1792097659-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 2 – Interlocal Agreement with Alpine School District | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 2 – Interlocal Agreement with CUWCD | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 2 – Interlocal Agreement with Eagle Mountain City | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 2 – Interlocal Agreement with Utah County | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 2 – Project Area Budget | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 2 – Project Area Plan | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 2 -Interlocal Agreement with UFSA | Sweetwater 2 | sweetwater-2-1792097664-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 3 – Interlocal Agreement with Alpine School District | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 3 – Interlocal Agreement with CUWCD | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 3 – Interlocal Agreement with Eagle Mountain City | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 3 – Interlocal Agreement with UFSA | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 3 – Interlocal Agreement with Utah County | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 3 – Project Area Budget | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 3 – Project Area Plan | Sweetwater 3 | sweetwater-3-1792097670-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 4 – Interlocal Agreement with Alpine School District | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 4 – Interlocal Agreement with CUWCD | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 4 – Interlocal Agreement with Eagle Mountain City | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 4 – Interlocal Agreement with UFSA | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 4 – Interlocal Agreement with Utah County | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 4 – Project Area Budget | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Sweetwater 4 – Project Area Plan | Sweetwater 4 | sweetwater-4-1792097677-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Tract – Participation Agreement | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Tract Monte Vista Development Agreement | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Interlocal Agreement with Alpine School District | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Interlocal Agreement with CUWCD | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Interlocal Agreement with Eagle Mountain City – Amendment | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Interlocal Agreement with UFSA – Amendment | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Interlocal Agreement with Utah County | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Interlocal Agreement wtih Eagle Mountain City | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Interlocal Agreement wtih UFSA | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Project Area Budget | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
| Triple Tail – Project Area Plan | Triple Tail | triple-tail-1792097698-5 redevelopment-agency-1792097638-5 documents-1728576872-8 |
Participate & Learn More
Eagle Mountain City and the Eagle Mountain RDA strive for maximum transparency and public input. We encourage participation in public meetings and for the public to reach out to elected officials and stuff with any questions about projects, strategies, or anything else you might want to know.
We also encourage you to participate in our Eagle Mountain Academy, an opportunity for you to learn much of what it takes to run a city and why Eagle Mountain City is doing what it is.