Idaho Falls Redevelopment Agency

IDAHO FALLS REDEVELOPMENT AGENC Y P.O. BOX 50220 IDAHO FALLS, ID 83405 April 18, 2024 Regular Meeting Minutes Council Chambers Call to Order: Lee Radford called the meeting to order at 12:07. Members Present: Lee Radford, Chris Pelkola Lee, Jon Walker, Lisa Burtenshaw Members Absent: Brent Thompson, Terri Gazdik. Also Present: Brad Cramer; Meghan Conrad, Esq. (via Teams); Brian Stevens, Cassie Auten, Catherine Smith, Mayor Casper and interested citizens. 1. Modification to Agenda. None. 2. Approval of Minutes March 21, 2024. Walker moved to accept the Minutes for March 21, 2024, Burtenshaw seconded the motion, and the motion passed unanimously. 3. Approval of Expenditures and Finance Report. Lee Radford presented the Finance Report dated April 18 2024. In the River Commons Area: $100.00 to Rebecca Thompson for transcription of Minutes; $2,441.50 to Elam and Burke for legal services; $2,350.00 to Rudd and Company for the Audit; $1,100.00 to City of Idaho Falls for administrative services. In Eagle Ridge Area: $942.50 to Brad Cramer with Perspective Planning and Consulting for Financial Feasibility Study; $2,205.00 to Elam and Burke for legal services; $200.00 to City of Idaho Falls for administrative services. In Jackson Hole Junction: $200.00 to the City of Idaho Falls for administrative services. Burtenshaw moved to approve the Finance Report dated April 18, 2024, Walker seconded the motion and the motion passed unanimously. 4. Approval of Task Order #6 Authorizing Brad Cramer to Prepare an Economic Feasibility Study for the Snake River West Urban Renewal Plan. Conrad reported that in the packet is Task Order #6 to retain Brad Cramer for the proposed Snake River West District. The Board at the last meeting approved the First Amendment to Eagle Ridge District to remove the triangle parcel and part of Pioneer Road. That deannexed area will be joined together with other property to become the proposed Snake River West District. The City Council did approve the Eligibility Study earlier this month and they are now actively moving forward with the planning phase to get the District stood up by December 31, 2024. They need to get a consultant going on the preparation of the Economic Feasibility Study. Burtenshaw asked if it would be ok to modify the language to state “the City Council adopted the Eligibility Report” so it is not confusing. Conrad stated that she could make the change to clarify as it is a timing issue as to when the task order was drafted. This is still contingent to the City Council Consideration and approval of the First Amendment to the Eagle Ridge Plan. Radford asked how the timeline works. Conrad stated that there is a little bit of push pull on the timing. The Eligibility Study has been approved, and there is no need to delay the work on the planning process for Snake River West. The first amendment needs to be completed by the 4th Monday in July, so they need to have Brad start working so they don’t lose time. Radford stated that in this entire area Burtenshaw and Radford have recused themselves and asked how to handle this item. Burtenshaw stated that she has recused herself for the area but feels ok moving forward with a study as it doesn’t directly affect the property. Radford stated that one parcel is owned by Burtenshaw’s brother-in-law, and Radford has represented him in the past. Radford stated that timing wise, they need to get Brad moving on this. Conrad stated that there is some authority in the task order to allow the vice chair to direct Brad to move forward and ratify the task order at a future meeting. Radford stated that the vice chair is not here. Conrad has authority to launch Cramer and they will ratify the task order in the next meeting. Radford is still unsure if his interest needs to be recused as he doesn’t represent the landowner anymore. Sanner and Conrad stated that this needs to go back on the agenda for next meeting to take a vote and ratification. 5. Presentation by Developer Tyson Fitzgerald for a Potential New District Tyson Fitzgerald Via Teams. Fitzgerald had a map pulled up showing property northwest of the golf course. Fitzgerald stated that this property has been rezoned as LC and some HC elements that front Holmes and the property abuts the Boge project that was adopted. Fitzgerald stated that the notes from the Boge District showed a potential desire to connect through his property to the Holmes and that is also his intent. Fitzgerald stated that in working through the pre-development they have talked to Beutler about connections and Beutler has stated that they would need to carry Boge through his property and plat through the property and ownership of the group south of him. Fitzgerald stated that Boge would connect to Anderson, and they would connect Ronald to Holmes. There are tricky parts to the site and after drilling test holes on the property they have hit lava at various points on the site. There is still enough land to develop, but there are tricky points, and they could use help from the Agency. Fitzgerald has discussed with the Chair, and they feel it could be a prime candidate for Redevelopment Agency assistance. Fitzgerald would like some general feedback from the Board on his preliminary plans. Fitzgerald is working with Head Waters Construction, and they are in the process of lining up financing for the project. Fitzgerald presented the proposed project, showing the road off of Boge going through the property with a 70’ right of way to Holmes and to the south of his project they bring a portion of the road down to eventually connect to Anderson. Fitzgerald stated that they are wanting a community of apartments with 264 units with amenities although there is some rock in this area. The section that abuts Holmes has 2 acres that could be retail of some sort. North of the road going through the property are individually platted 4 plexes. They want to do something that is visually enticing, that looks like a home and provide a product for people at a price point that has very little inventory in the $250,000 range. Fitzgerald has land in the north as well and they are exploring options, but this area is full of rock, and it makes the cost not pencil to do what their initial plans intended. They want to provide value and opportunities for the community to have a great living experience. They are trying to get the Live Work Play element for this area. Fitzgerald stated that IFRA is a critical component to get this project off the ground. Radford asked the Board if they have any questions. Chris Pelkola Lee asked if the condos would be owner occupied so they don’t have investors purchasing the units. Fitzgerlad stated that they do have lending issues if they are more than 50% rented. They want the condos sold to owner occupied. Burtenshaw stated that this area is zoned LC and looking at the potential for residential. Burtenshaw stated that it is close to amenities but surrounding it is industrialized. Fitzgerald stated that one of the resources that was helpful was they had drone footage and in seeing how the property is an island. The apartments are right next to Highway 26, kitty corner to Fred Meyer, and a quick trip into town. Radford stated that Stanely Boge area was just done commercial and looks to be successful. Radford stated that having this area residential is a good question. Radford stated that Pocatello has a lot of apartment complexes on the perimeter and the more apartments closer to the settled parts of town, the more walkable it becomes. Finding uses for infill parcels is important. If you get the sidewalk on Holmes, it could create some walkability to Fred Meyer and the golf course and connect to the canal trail. It is a good location for INL as they want more walkable places. Radford likes the low price point. Radford asked about the phasing. Fitzgerald stated that Willow Creek Way will go in first heading east west and connect to Holmes; then the condos; then the road network, and it would take about 6 months for one structure, and then finish the next structure every 3 weeks. Realtors have indicated that they need inventory in this price point. Fitzgerald stated that they have the financing available to build and sell. Radford asked about going north of the condos. It looks like it is landlocked and if that is not built out there is no access. Fitzgerald stated that in the south there is an auto trim store that fronts on Anderson, so they do not own the land east of that and that owner will have to agree to let the street be platted in the south to have the connectivity to Anderson as Fitzgerald doesn’t have control over that property. Fitzgerald stated that they are under contract with a local business and their vision is that with a large parcel of the property and the business will purchase the lot north of Napa Auto Parts and then the equipment will be stored throughout the back part of the property and the trucks would come in on the 60’ road next to Napa. Fitzgerald understood that they would not need to connect into that road, and he will verify that direction. Radford stated that plan would have them dealing with less basalt if they put the residential down farther south, and the basalt area would be commercial. Fitzgerald stated that they will have to deal with some basalt, but this plan makes it less. Burtenshaw asked if there are two public roads in the development and everything else is private. Fitzgerald stated that the primary road is the Willow Creek Way going East west and the secondary road further south they don’t own that section of the road, and they would want to talk with the property owner to have that included in the District so that they can all together take advantage. Fitzgerald doesn’t know if the Agency works with multiple property owners in one District. Radford stated that they will have to get more information from the City on road plating. Fitzgerlad will work with Wade Sanner on the next steps including MOU and Eligibility Report. Fitzgerald asked about the site plan shown, and the infrastructure that will be built for Willow Creek Way and in the Board’s experience, as long as the areas are public utilities that will be serviced by Idaho Falls, is that something that historically has been considered for eligibility for IFRA. Radford stated that there are a lot of details and Fitzgerald needs to talk to Sanner and Conrad for those details. Conrad indicated that some direction needs to be taken on this item. Chris Pelkola Lee moved to direct staff to move forward on MOU and the next steps towards eligibility report, Walker seconded the motion. The motion passed unanimously. 6. Draft of April 25 Presentation to City Club Radford is presenting to City Club and has prepared a presentation with mostly pictures giving a visual history of the Agency. Radford stated that Rotary has asked for the same presentation at the beginning of June. Radford asked for comments on the slides so everything can be accurate. Radford stated that this presentation summarizes all the Districts and shows that they are trying to stay in the core of the City. One of the criticisms of legislature is building economic development in potato fields and Idaho Falls has focused on the urban core. 7. RAI and Legislative Update. Conrad stated that they did conclude the legislation session without harmful legislation being introduced. It is something to keep on the radar for the next session and RAI has a meeting today and there will be ongoing discussions for what could happen in the off season. Radford stated that if other agencies are using it for economic development, he doesn’t want to be dragged along with that problem. Burtenshaw moved to adjourn the meeting, Walker seconded the motion passed unanimously. Next Regular Meeting: May 16, 2024. Radford adjourned the meeting at 12:48 p.m. Respectfully Submitted: Beckie Thompson