Idaho Falls Redevelopment Agency

IDAHO FALLS REDEVELOPMENT AGENC Y P.O. BOX 50220 IDAHO FALLS, ID 83405 August 17, 2017 Regular Meeting Minutes Council Chambers Call to Order: Lee Radford called the meeting to order at 12:00. Members Present: Lee Radford, Brent Thompson, Kirk Larsen (via telephone, Terri Gazdik, Dave Radford, Chris Harvey Members Absent: Thomas Halley. Also Present: Brad Cramer; Ryan Armbruster, Legal Counsel (via telephone); and interested citizens. Modifications to Agenda: Cramer stated that #5 Agenda item will only be a project update; and item #8 Request for Reimbursement for Deseret Book can be removed. Minutes: Dave Radford moved to approve the minutes of July 22, 2017 Brent Thompson seconded the motion and it passed unanimously. Approval of Bills: Lee Radford presented the finance report dated August 17, 2017. The following bills were presented to be paid from the Snake River Allocation Fund: Elam and Burke, $2,957.41 for legal services; Rebecca Thompson, $60.00 for transcription of minutes; Amerititle – Renaissance Partners, $108,961.98 for OPA. Radford indicated there was a payment made to the Snake River Revenue Allocation Fund, $14,201.03 from Eagle Ridge District to repay a loan. The following bills were presented to be paid from the River Commons Revenue Allocation Fund: Elam and Burke, $166.50 for legal services; Title Financial Specialty – Bandon river, $10,059.13 for OPA; Title Financial Specialty – BV Lending, $327,438.18 for OPA. The following bill was presented to be paid from the Jackson Hole Junction Revenue Allocation Fund: Harlan Check, $47.67 to order checks. Brent Thompson moved to approve the Finance Report, Terri Gazdik seconded the motion and it passed unanimously. Public Hearing to Consider the FY 2017 – 2018 Budget. Mark Hagedorn presented the FY 2017 – 2018 Budget. Hagedorn indicated that there are no changes from the last discussion (July). Hagedorn indicated that they are forecasting the total revenues from all funds to be $8,724,300.00. Hagedorn went through each Revenue Allocation Fund and gave the proposed expenditures for each as follows: Snake River Revenue Allocation Fund, $6,235,700; River Commons Revenue Allocation Fund, $1,312,300.00; Pancheri Yellowstone Revenue Allocation Fund, $5,100.00; Jackson Hole Junction Revenue Allocation Fund, $10,600. Hagedorn stated that revenue will bring in a proposed $3.2 million in property taxes and another $17,000 in misc. revenue, with expenditures for $5.5 million in fund balance (cash on hand). Hagedorn stated that as of today there is plenty to cover the expenditures. Radford stated that they needed to add $1.4 million to the Snake River Allocation Fund. Hagedorn stated that amount is included in the capital improvements of $5.7 million. Hagedorn stated that will include the remaining forecasted cash, plus the $1.4 million for the purchase of the Bonneville Hotel. Dave Radford asked about General administrative costs of $10,600 for Eagle Ridge and Jackson Hole Junction. Hagedorn stated that is an estimate of the cost to open the fund and any other cost associated with running the fund. Hagedorn stated that Jackson Hole is higher as there are some attorney fees associated with opening the study and running the program, and Eagle Ridge is a mirror. Radford opened the public hearing. 1 Idaho Falls Redevelopment Agency August 17, 2017 No one appeared in support or opposition of the FY 2017 – 2018 Budget. Radford closed the public hearing. Dave Radford asked if the FY 2019 for Snake River Revenue Allocation Fund will be $0, as the fund will be closed out. Cramer stated that for the fiscal year you will still see revenues for 2019. Hagedorn stated that fiscal year 2019 they will not levy anything for Snake River Revenue Allocation Fund, however property taxes take 5 years to collect so revenue will still be collected in 2019 for levies that are still being paid. Dave Radford stated that the theory is that projected revenues won’t be spent, and will go back on the tax rolls and will receive the monies. Armbruster stated that the Agency will continue to receive funds in 2019 for the taxes that have been levied and imposed in 2018. Armbruster stated that next year Snake River will be set out specifically like always and then in 2019 they will formally advise everybody that they will not be getting money after 2019. Armbruster stated that in the Spring of 2019 they will go through a process to determine a final payment and expenditures to finish by September 30, 2019. Armbruster stated that if delinquencies still come in it will be turned back as they have appropriated and expended everything. Dave Radford asked if they can have an outline in terms of process. Armbruster agreed to prepare an outline with the dates. Lee Radford agreed that they want the County, City and School District and other taxing entities to understand how the closing of the Fund will work. Cramer read the Resolution by title. A RESOLUTION OF THE BOARD OF COMMISSIONERS OF THE IDAHO FALLS REDEVLEOPMENT AGENCY OF IDAHO FALLS, IDAHO, TO BE TERMED THE ANNUAL APPROPRIATE RESOLUTION, APPROPRIATING SUMS OF MONEY AUTHORIZED BY LAW AND DEEMED NECESSARY TO DEFRAY ALL EXPENSES AND LIABILITY OF THE URBAN RENEWAL AGENCY FOR THE FISCAL YEAR COMMENCING OCTOBER 1, 2017 AND ENDING SEPTEMBER 30, 2018 FOR ALL GENERAL, SPECIAL AND CORPORATE PURPOSES, DIRECTING THE CHAIR OR EXECUTIVE DIRECTOR TO SUBMIT THE RESOLUTION AND BUDGET TO THE CITY OF IDAHO FALLS, AND ANY OTHER ENTITY ENTITLED TO A COPY OF THE RESOULTION AND BUDGET AND PROVIDING AN EFFECTIVE DATE. Kirk Larsen moved to approve the Resolution for Fiscal Year 2018-2019, Brent Thompson seconded the motion. Radford called for vote by roll call: Gazdik, yes; Harvey, yes; Larsen, yes; Thompson, yes; D. Radford, yes; L. Radford, yes. The motion passed unanimously. Project update on the Kelsch Property. Lee Radford has recused himself from further involvement on this project and Brent Thompson will chair for this item. Cramer stated that initially they were trying to be able to have the purchase and sale agreement ready for this meeting, but they are not to that point as the process is complicated, and they are waiting for some numbers and a legal description for the condominium plats and guaranteed maximum price on some costs. Cramer indicated that everything is still on schedule and they held the ground breaking earlier this month and they will start their mobilization for the soil remediation and excavation on September 5, 2017. Cramer stated that next month they will have the purchase and sale agreement ready to review. Thompson asked how the purchase of the garage will be structured and will it be an auditable cost with a fixed price. Armbruster stated that they are waiting on the Oppenheimers to get the estimates and quotes from their contracting teams and there will be a definitive price (guaranteed maximum price not to exceed) that will be placed in the purchase and sale agreement. Armbruster stated that the purchase and sale agreement will include the public plaza and the other open space as well as the garage. 2 Idaho Falls Redevelopment Agency August 17, 2017 Dave Radford asked if there has been any interest on the water feature for donations to help. Cramer stated that Dana Briggs, City Economic Development Coordinator can report on that issue. Dana Briggs, City Economic Development Coordinator. Briggs stated that they started discussing the Plaza in June and the vision was to include a water feature or fountain. Briggs stated that they have discussed community partners to raise the funding to accomplish the water feature. Briggs went out and gauged the interest of community organizations. Briggs stated that she spoke with the INL and the timeline didn’t work into their fiscal budget. Briggs stated that was the story with other contractors as well. Briggs stated that they have tasked the architect to design the plaza with the intent of adding a fountain in the future which will give them 12-18 months to gather the funds. Briggs stated that Parks and Rec is considering grants to help. Thompson asked if INL will come back for the following fiscal year. Briggs stated that INL was interested. Briggs stated that Idaho Falls Power had expressed some interest, as well as Fluor Idaho. Thompson asked what the plaza will look like without the fountain. Briggs stated that the aesthetics will still look nice and it will not be a hole in the ground. Cramer stated that the water feature has now become important enough in the discussions with the Oppenheimers, and they want the water feature when the building opens, so they are willing build the feature with the rest of the project and they will be paid at the end. D. Radford asked if she has talked with the Historical Society or the Museum of Idaho. Briggs indicated she has not, but will. Briggs stated that the question has been what will be the return on the sponsorship and/or investment. Briggs stated that they have talked about naming rights, or logo and phrase in the paperwork. Briggs stated that they need to figure out what the return will be for the companies participating. Thompson asked if they have discussed selling bricks. Briggs stated that the Oppenheimers know of a company out of Boise, whose business model is selling bricks and take on the logistical work. Request for Assistance: Culver’s Restaurant. Cramer stated that Lorin Walker has sent him the invoices for the rock removal on the site. Cramer stated that the total invoices were almost $183,000.00. Cramer pulled out the fill material, which is not a covered cost, which took the total to $165,648.00. Cramer stated that they reviewed the 5- year tax generation to get an idea of an appropriate participation amount, which his $123,500.00. Cramer recommended in the staff memo that if the Board wants to participate the staff recommendation is to not go beyond $125,000.00. Radford clarified that Cramer has gone through the invoices and the $165,000 is just rock removal. Cramer stated that the question is to authorize the preparation of a grant participation agreement and the amount can be adjusted between now and next month. Thompson moved to authorize staff to proceeding with the grant agreement on a preliminary basis with $125,000.00 as staff recommended, D. Radford seconded the motion and it passed unanimously. Radford stated that they had told Lorin Walker that they would be discounting the number because of the tardiness in submitting the application and the proposal will reflect the discount. Request for Assistance: Dental Office. Cramer stated that this project is only a discussion of whether the Agency would like to participate. Cramer stated that the site is south of Indian Motorcycle. Cramer stated that they have given Cramer the estimates for rock removal and the rates are in line with other projects. Cramer stated that the documents show an estimate of $95,000 for rock removal. Cramer stated that the rock is lower on this site and ranges between 2-12 feet. Cramer stated that the building is 3 Idaho Falls Redevelopment Agency August 17, 2017 intended to have a basement. Cramer stated that the 5-year tax generation shows $188,500. Cramer stated that it would be appropriate for the Agency to participate at the full dollar amount of $95,540 it would be appropriate. L. Radford stated that the Agency has resisted funding the blasting for basements. L. Radford stated that prior to 2001 they did help with basement parking lots for the buildings in Taylor Crossing, but since that time they have avoided basements. D. Radford asked Cramer if the $95,000 includes basement rock removal. Cramer indicated that he can schedule time to meet with the applicant and try to filter out the trenching and utilities from the basement. D. Radford proposed moving the discussion to the September meeting. Request for Reimbursement: Indian Motorcycle. Cramer stated that the Agency agreed to a grant participation agreement for a maximum of $165,060. Cramer stated that he has gone through the invoices to pick out what is clearly eligible. Cramer stated that TIFF dollars must be spent on eligible items. Cramer stated that he didn’t count some of the excavation cost related to the storm pond, as there was an existing pond on the private property and as Milligan was constructed, some additional storm lines had to be run to the pond to collect water and the pond needed to be doubled in size. Cramer stated that the excavation costs for the storm pond were not separated out from the excavation on the rest of the site, so there is no way to pull out the cost of the storm pond. Cramer stated that he has been able to count it by working with Public Works and using an estimator of what it takes to build a pond. Cramer stated that he has included their estimate. Cramer stated that there is a retaining wall that was constructed on the southern end of the cul-de-sac due to the change in elevation from the new road to the private property. Cramer stated that he did not count the retaining wall. Cramer stated that there were issues with the initial engineer that prepared the drawings for the road that caused the need for the retaining wall. Cramer stated that Public Works was adamant that it should not be paid for with public dollars. Cramer stated that they agreed to cover the cost for extra fill for the roadway. Cramer stated that as he looks through the invoices there are additional fill charges $28,127.00, that were not counted because it is unclear what the fill was for. Cramer stated that he has verified $151,455.46. Dr. Williams stated that he is happy for anything the Agency can help with. Radford asked if there was a limitation on each category or just a limitation on the total. Armbruster indicated that there was no limitation by category. Dave Radford asked Cramer if they did a 5-year tax estimation and what the number was. Cramer indicated that they did the 5-year tax estimation when Dr. Williams first approached the Agency about a grant participation agreement. Cramer stated that the $165,060 was in line with the 5-year tax revenue. Brent Thompson moved to authorize payment of the $151,455.46 to the owners of Indian Motorcycle, Terri Gazdik seconded the motion. Dave Radford asked Cramer to explain the fill situation. Cramer stated that there were issues with the construction of Milligan Road and because it is part of the public right of way the Agency agreed to cover the fill for the road, but the other costs for fill are primarily on the private side of the property which is not an eligible expense. Dave Radford clarified and Cramer agreed that the $151,455.56 does not include anything that is not typically paid for. The motion passed unanimously. Request for Participation in Grant Application: Community Development Services. Cramer stated he has been approached about a grant opportunity to study brown fields and plan for remediation. Cramer 4 Idaho Falls Redevelopment Agency August 17, 2017 stated that the amount that the City can apply for is $300,000, but if there are 2 coalitions then the amount will double to $600,000. Cramer stated that BMPO is interested in being a coalition partner. Cramer stated that there is no financial commitment in being a partner. Cramer stated that they want to use the funds to study the area on the Northgate Mile corridor and east around Lomax, 1st Street, Idaho Falls Highschool. Cramer stated that the Northgate Mile, Lomax, 1st Street and Idaho Falls Highschool have been on the radar for potential urban renewal districts this is a good opportunity to study the area first. Cramer stated that the request is to become a coalition partner so Cramer can prepare the grant and have it ready to submit in December. Kirk Larsen clarified and Cramer agreed that the grant is to do additional research. Cramer added that it is just study and plan and there are no dollars for remediation. Lee Radford indicated that Northgate Mile, 1st Street, Lomax and IF Highschool are areas to focus on for urban renewal in the future. Radford indicated that Yellowstone is a 5-lane road and it is not being utilized. Lee Radford stated that this area needs to be reused to save tax payer money. Dave Radford asked how much the grant is. Cramer stated that with two coalition partners they can apply for $600,000. D. Radford stated that brown field is oil and gas. Cramer stated that in specific buildings they can investigate lead based paint, asbestos, etc. Terri Gazdik moved to join the collation for the grant, Chris Harvey seconded the motion and it passed unanimously Project Update: Bonneville Hotel. Cramer stated that they have applied for all the funding sources and everything is on schedule and now they are waiting until October and December when they will find out about the funding. Urban Renewal District Plan: Jackson Hole Junction. Cramer stated that they have the first draft of the urban renewal plan. Cramer stated that when Jackson Hole Junction first appeared the concern was rock removal under the ground where the roadway was going to be. Cramer stated that the Agency talked about helping with that issue only due to the location of the site that is not in the urban core. Cramer stated that the plan currently states that they Agency will assist with rock removal under the roadway. Cramer stated that the most urban renewal changes state that if there is anything that comes up in the future over the life the district it would require a plan amendment to do something else, and all the increment resets. Cramer stated that Jackson Hole Junction would like to expand the scope of the plan. Meghan Conrad stated that they met with Jackson Hole Junction and their legal Counsel, Deb Nelson and discussed the plan. Matt Morgan. Morgan stated that Deb Nelson will lead the presentation. Morgan indicated that Monte Crnkovich and Shane Flemming are his partner in Jackson Hole Junction and is present today. Deb Nelson, Esq. Nelson stated that they are asking the Agency for a broader plan. Nelson stated that the project cost and the scope have increased. Nelson stated that ITD access is in place and now the engineers can put cost estimates together. Nelson stated that the City has requested a broader scope including upsizing utilities and infrastructure that has added significant cost. Nelson stated that they have discussions going with national tenants and the pricing will have to be competitive with this site. Nelson stated that this location is the new gateway to the City. Nelson stated that the location is consistent with the urban renewal law and meets the standards and criteria that are set for open land. Nelson stated that the criteria are within the eligibility report. Nelson stated that the area is consistent with the Comprehensive Plan and vacancy rates that were approved in Eagle Ridge. Nelson stated that this site 5 Idaho Falls Redevelopment Agency August 17, 2017 offers a unique opportunity comprehensively design infrastructure and backbone to serve this area of the City. Nelson stated that this area in the Comprehensive Plan is designated for a regional shopping and employment center and calls for enhanced landscaping along the entry way. Nelson stated that Jackson Hole Junction will have significant perimeter landscaping and will be a thriving commercial center, including hospitality, retail, professional office, sit down dining, fast foot. Nelson stated that this site was not developed prior due to the diverse ownership, and out moded street patterns. Nelson stated that site is lacking infrastructure with sewer, water and power. Nelson showed an image from the master transportation study that shows how the site will connect to the rest of the City. Nelson indicated that improvements in this area will create connectivity and the backbone that is needed to support future development to the north, such as the planned event center. Matt Morgan indicated that the new Sunnyside 116 exchange, this area is the new gateway into the City and the route to Jackson Hole and Grand Teton National Park. Morgan stated that Jackson Hole Junction will provide the public infrastructure that is necessary for the City core to grow from the south to the north, as well as the infrastructure that will be needed for the new event center that is proposed. Morgan indicated that this area is part of the urban core. Deb Nelson stated that all the improvements are within the public right of way or public easement and they are not asking for any improvements on the site. Nelson stated that they are doing significant improvements to the street system, sewer, water, power backbone, basalt remediation, that all adds up to $4.9 million in public improvements that are appropriate for the site. Nelson stated that based on the feedback from the sub-committee members they have tried to scale the project so it is feasible to do the projects the City has requested and build out the site that is attractive and be sensitive to the Agency’s concerns of the scale and location. Nelson stated that they have proposed to shorten the term from 20 years to 15 years and have the option to terminate the term even sooner once the planned improvements are repaid. Nelson stated that they have eliminated a lot of the project costs that are authorized under the statute, but lead to a larger total, which has taken the total down from $10.7 million down to $4.9 million. Nelson stated that to get to 4.9 million, they eliminated everything on their site, including site preparation and demolition, no basalt removal on the site. Nelson clarified that everything is within public easements or right of way. Nelson stated that the cost to acquire the land was high and none of that cost is included. Nelson stated that based on a 15-year term and their build out estimate of $88 million, which is 80% of the projected $110 million, and plugging in the City’s conservative tax rate of .013% the total tax increment over 15 years is $10.4 million. Nelson stated that if they take out a 15% fee for the Agency which is consistent with the Eagle Ridge Project and consistent with the level of Agency participation that is expected for this project, that takes out $1.6 million and the balance that is left for the public improvements is $8.8 million and that covers the estimated improvement costs. Nelson acknowledged that these are estimates and will have to be refined with the Agency’s team over the next weeks before the plan is finalized and presented for approval. Nelson stated that they are asking from the agency to direct preparation of the broader plan, that is consistent with the law, accomplishes the goal of getting everything in the plan now, and Jackson Hole Junction is willing to participate with an OPA in funding the improvements up front to be repaid with tax increment. Nelson stated that they need the tax increment to make the project happen. Shane Flemming. Flemming stated that he has been in the project since they started the geo-technical work. Fleming stated from that point costs started to go beyond their early expectations. Flemming stated that when combining the high cost of the basalt remediation, the cost of infrastructure and utility development, and the marketing work that has been done that shows the price points needed to get a reasonable return on the investment are difficult to achieve, given the economics of the project. 6 Idaho Falls Redevelopment Agency August 17, 2017 Flemming stated that they need the support to make this an economically viable project. Flemming stated that it is a fantastic project for the City, and will allow further development. Lee Radford asked Deb Nelson to cover the scope of urban renewal and what is allowed under the law. Deb Nelson stated that there are criteria that are set forth in the urban renewal statute describing open land and those criteria match up with some of the same criteria that are found in the approved eligibility report, including: out moded street patterns; and lack of infrastructure. Nelson indicated that there is not a legal hurdle, and the issue is appreciating that this is part of the City core and appropriate use of the funds. Armbruster stated that the criteria that have been laid out through the eligibility report indicate that this project qualifies for urban renewal planning. Armbruster stated that the open land provisions in the statute are difficult to follow. Armbruster stated that linking that with the specificity requirements under House Bill 606 creates a challenge. Armbruster stated that they are just talking about the cost of public infrastructure, and therefore, based on the Board’s direction they are prepared to move forward with the help of Phil Kushlan, to draft the plan. Dave Radford stated that he spoke with his fellow County Commissioners about this project. D. Radford indicated that the County Commissioners would like to set up a time to have a presentation from Nelson so they can know about the plans and thoughts are for the area. D. Radford indicated that Lee Radford and Brad Cramer should attend the meeting. D. Radford requested that Nelson meet with the County Commissioners in the coming weeks. D. Radford stated that counties can create urban renewal districts. Deb Nelson stated that they would be happy to provide an informational session, but would like to keep their timeline on track with the IFRA to get the plan approved by the end of the year. Larsen asked if they broaden the plan are they committing to anything, or just setting the parameters. Lee Radford indicated that the broadened plan would simply set parameters. Armbruster agreed, and stated that they will provide a plan with the component parts, and the actual legal obligation of funds is left to the discretion of the Board through budgetary process or in terms of agreement under the OPA. Thompson asked if there is a request from the City to oversize utilities to serve other parts of the development. Matt Morgan stated that the water and sewer main have been stubbed when they built the access to Commercial Drive. Morgan stated that the City offered to pay for the difference in the size of the pipe and material to go from 10” to 14”. Morgan stated that the cost to the City to upgrade the pipe is minimal, and the cost for installation of the pipe is the same regardless of the size. Thompson clarified that the additional costs will be covered by the City. Cramer indicated that the standard practice is to cover the cost of oversizing. Matt Morgan stated that Idaho Falls Power is requesting substantial infrastructure. Morgan stated that they are requesting enough capacity to take power north of the development. Thompson asked if IF Power will pay for the incremental difference. Morgan stated that they want Morgan to provide all the trenching, conduits, purchase and labor for sectional boxes. Morgan stated that IF Power will be pulling the 4.0 wire through the conduits as development extends through Commercial drive north to the event center. Dave Radford applauded Jackson Hole Junction on attempting to limit the plan from 20 to 15. D. Radford stated that the theory is to jumpstart the area and let private enterprise do the rest. Larsen asked if they did 85% on Eagle Ridge and what was the reason. Lee Radford stated that Renae Magee did that Plan and he doesn’t have recollection of it. Lee Radford stated that Eagle Ridge was 7 Idaho Falls Redevelopment Agency August 17, 2017 contained in one area and all the lots would be built and the Agency wouldn’t be involved in the area again, so there wasn’t a need to retain as much to cover costs which is likely why it was 15% instead of the usual 25%. Kirk Larsen asked if there is a precedent for projects that have oversized infrastructure to facilitate outside of the District. Armbruster stated that it is very common to predict into the future that you construct the infrastructure in a way that would accommodate future development even if it is outside the boundaries of the district, as the purpose is to put in infrastructure to mitigate deteriorating areas and provide for development, so there should be no problem. Dave Radford asked if there is a definition of blight on Jackson Hole Junction. Phil Kushlan confirmed that the standard definition of deteriorating property and the overlay of looking at undeveloped property is specifically provided for in the statute. Kushlan stated that he believes that the area meets 12 of the 14 criteria, and you only must have one criteria met. Kushlan stated that it is solid to declare this area eligible for urban renewal under both provisions of the statute. Dave Radford asked if the area should be considered urban area. Armbruster stated that there is a specific provision that covers open land and so it is hard to say that open land would always be urban. Armbruster stated that trying to integrate chapter 20 and 29 becomes difficult, but the eligibility criteria and characteristics appear to qualify this area. Lee Radford stated that the Agency has never operated to the full scope of the law and has always tried to be cautious and conservative. Lee Radford stated that whatever is proposed must pass City Council and so they need to reflect what the community wants. Lee Radford stated that they Agency likes to do things with support of the taxing entities including the County Commissioners, School District Board and City Council. Lee Radford stated that they need to think about focusing on the urban core and attract business to the urban core. Lee Radford stated that the hotels that Jackson Hole Junction will market to will not go to Northgate Mile as they want to be on an exit. Lee Radford stated that he would like to see business on Northgate mile and in town which would revitalize the whole area. Lee Radford stated that the general rule is development pays for development and urban renewal is an exception to that rule. Lee Radford stated that they now should decide where they draw the line on the exception. Lee Radford stated he would like to hear from the County and get input from the Commissioners as well as the School Board Members. Lee Radford suggested putting this off until September and have a meeting with the County Commissioners. Dave Radford agreed with Lee Radford on postponing the direction. Deb Nelson asked if there is a way to still get the direction to move forward on drafting the broader scope, and then have the plan presented next month for approval, so they can stay on schedule with the timeline for the December 31, 2017 deadline. Lee Radford asked if Nelson is drafting the alternative plan. Lee Radford stated he would prefer that Nelson draft the alternative. Nelson indicated that they can work with legal counsel on the draft. Nelson asked for the Agency to direct a broader scope plan be prepared. Armbruster stated that they have the content in a draft that reflected the narrower scope. Armbruster stated that with the input from the development team they can draft for discussion purposes a broader scope. Armbruster stated that Phil Kushlan can run two different scenarios and both scenarios can be presented at the September meeting. Brent Thompson moved to direct legal counsel to prepare a broader scope plan to be presented in September for possible approval, following the development team meeting with the County Commissioners for their input on the project, Dave Radford seconded the motion. Kirk Larsen asked if it is appropriate to touch base with the School District and see if they want input on the plan. Lee Radford asked Dave Radford if he would invite the School District. D. Radford indicted he would like Lee Radford to invite the School District, and attend the meeting. 8 Idaho Falls Redevelopment Agency August 17, 2017 The motion passed unanimously. Next Regular Meeting: September 21, 2017. Brent Thompson moved to adjourn the meeting, Dave Radford seconded the motion and it passed unanimously. Respectfully Submitted: Beckie Thompson 9 Idaho Falls Redevelopment Agency August 17, 2017