[Call to Order]
          [00:00:08]
          REDEVELOPMENT AGENCY. THURSDAY, JANUARY 15TH, 2026. THANK YOU FOR BEING HERE. ARE THERE ANY MODIFICATIONS OR CHANGES TO THE AGENDA THAT'S BEEN PUBLISHED? HEARING NONE WILL MOVE FORWARD 
          [2. ACTION ITEM: Approval of Minutes: November 20, 2025]
WITH THE APPROVAL OF THE MINUTES. THE BECKY'S PREPARED FOR US FOR THE NOVEMBER 20TH, 2025 MEETING. THE SHORT MEETING. IS THERE A MOTION TO APPROVE THOSE MINUTES? MOTION TO APPROVE. IS THERE A SECOND? SECOND? ALL IN FAVOR, SAY AYE. AYE. ANY OPPOSED? SAY NAY. 
          [3. ACTION ITEM: Approval of Expenditures and Finance Report]
MOTION PASSES UNANIMOUSLY. THE NEXT ITEM ON THE AGENDA IS THE APPROVAL OF EXPENDITURES AND FINANCE REPORT. WE HAVE A FINANCE REPORT FOR JANUARY 15TH. WE'VE GOT SOME EXPENSES PAID TO BRAD KRAMER FOR HIS SERVICES. ELLEN BURKE FOR LEGAL SERVICES AND CITY OF LITTLE FALLS FOR ADMINISTRATIVE SERVICES AS WELL AS PUBLICATION COST TO THE POST REGISTER. AND THAT'S ABOUT IT. 
          FOR THIS PAST MONTH. AND WE ALSO HAVE THE BUDGET TO ACTUAL REPORT THAT'S BEEN PROVIDED WITH. IS THERE A MOTION TO APPROVE THE FINANCE REPORT? SO MOVED. IS THERE A SECOND? I'LL SECOND. ALL IN FAVOR SAY AYE. AYE. ANY OPPOSED? SAY NAY. THAT MOTION PASSES. THE NEXT ITEM ON 
          [4. ACTION ITEM: Approval of Task Order #14 Authorizing Brad Cramer to prepare the Eligibility Report for the Proposed Willow Creek Urban Renewal District]
THE AGENDA IS APPROVAL OF TASK ORDER NUMBER 14, AUTHORIZING BRAD KRAMER TO PREPARE THE ELIGIBILITY REPORT FOR THE PROPOSED WILLOW CREEK URBAN RENEWAL DISTRICT. SEE, MEGAN, DO YOU WANT TO ARE YOU WANT TO EXPLAIN THIS ONE? SURE. THANK YOU, MR. CHAIR. COMMISSIONERS. 
          SO THIS WAS ORIGINALLY THE WILLOW CREEK PROJECT HAS BEEN A LITTLE FALLOW OVER THE LAST SEVERAL MONTHS. ORIGINALLY, RENEE MCGEE WAS THE CONTRACTOR THAT WAS RETAINED TO DO BOTH THE ELIGIBILITY REPORT AS WELL AS THE ECONOMIC FEASIBILITY STUDY. SHE HAS SINCE CONTACTED US, AS WELL AS BRAD KRAMER, AND INDICATED THAT SHE WOULD LIKE TO TRANSFER THAT SCOPE OF WORK TO MR. KRAMER. THE FEELING IS THAT SINCE SHE'S NOT LOCAL AND I THINK JUST FEELING IN GENERAL A LITTLE BIT OUT OF TOUCH WITH WHAT TYPE OF DEVELOPMENT WORK IS GOING ON IN THE COMMUNITY. 
          IN CONVERSATIONS BETWEEN MISS MCGEE AND MR. KRAMER, MR. KRAMER INDICATED THAT HE WOULD BE WILLING TO TAKE OVER THIS SCOPE OF WORK, AND HAS ALREADY BEEN IN COMMUNICATIONS WITH THE DEVELOPER TO WORK ON THE ECONOMIC FEASIBILITY STUDY. MR. KRAMER CERTAINLY HAS HAD MORE DIRECT CONVERSATIONS WITH MISS MCGEE, BUT THIS IS WHY THIS IS ON YOUR AGENDA FOR TODAY, TO MAKE THAT TRANSFER OF TASKS. ALL RIGHT. VERY GOOD. ALL RIGHT. BRAD, DO YOU HAVE ANY COMMENTS ON THIS? LOOKS LIKE YOUR ESTIMATE IS $10,000 TO DO THE ECONOMIC FEASIBILITY STUDY FOR THAT. YEAH, I THINK THE ONLY COMMENT IS JUST THAT THE AGENDA SAYS ELIGIBILITY REPORT. BUT. 
          THE ECONOMIC FEASIBILITY ELIGIBILITY STUDY HAS ALREADY BEEN DONE. SO AND I KNOW LATER ON ON YOUR AGENDA THERE'S AN UPDATE ON WHERE I'M AT WITH THAT. I'M HAPPY TO PROVIDE THAT AT THAT POINT, BUT I DON'T HAVE ANY SPECIFIC COMMENTS ON THE TASK ORDER UNLESS YOU HAVE ANY QUESTIONS FOR ME. OKAY. ALL RIGHT. VERY GOOD. THANK YOU. HAD WE ALREADY APPROVED RENEE TO DO THIS WORK, I BELIEVE SO. ISN'T THAT RIGHT? WE DELEGATED TO RENEE. YES. SO THEN WE'RE SIMPLY WE'RE NOT APPROVING THE WORK TO BE DONE. WE'RE JUST APPROVING THE TRANSFER OF THE WORK TO SOMEBODY ELSE. THANK YOU. THAT'S RIGHT. MEGAN, YOU HEARD THAT? YEAH. YEAH. SO ESSENTIALLY, THERE'S AN EXISTING CONTRACT WITH MR. KRAMER. HIS SCOPE OF WORK IS DETERMINED BY TASK ORDER. SO RENEE HAS INDICATED SHE'S NO LONGER INTERESTED IN DOING THIS WORK. AND SO, MR. KRAMER, WE JUST ISSUED A NEW TASK ORDER UNDER HIS AGREEMENT. ALL RIGHT. 
          VERY GOOD. ANY OTHER COMMENTS ON TRANSFERRING THAT TO BRAD? ALL RIGHT. IS THERE TO 
          [00:05:04]
APPROVE THE TASK ORDER 14 AUTHORIZING BRAD KRAMER TO DO THAT STUDY INSTEAD OF RENEE? MR. CHAIR, I MAKE A MOTION TO APPROVE THE TRANSFER OF THAT SCOPE OF WORK TO BRAD KRAMER. 
          AND. PERSPECTIVE PLANNING AND CONSULTING. VERY GOOD. IS THERE A SECOND? SECOND. OKAY. ALL IN FAVOR, SAY I, I AYE. ANY OPPOSED? MOTION PASSES UNANIMOUSLY. THE NEXT ITEM ON 
          [5. DISCUSSION ITEM: Eagle Ridge Project Follow up]
THE AGENDA IS THE EAGLE RIDGE PROJECT. FOLLOW UP IS THAT IS THAT CORRECT? MEGAN? MEGAN, IT IS. THANK YOU, MR. CHAIR. COMMISSIONER. SO THIS IS JUST A QUICK UPDATE ON AN ISSUE THAT WAS FLAGGED DURING THE LAST AGENCY MEETING. SO JUST AS A LITTLE BIT OF BACKGROUND, THE EAGLE RIDGE PROJECT AREA INITIALLY HAD ONE DEVELOPER WHO WAS REFERRED TO AS EAGLE RIDGE DEVELOPMENT. EAGLE RIDGE DEVELOPMENT HAD A DEVELOPMENT AGREEMENT WITH THE CITY. AS YOU KNOW, THE THERE IS NOW A SECOND DEVELOPER THAT IS WORKING IN EAGLE RIDGE AREA. THAT DEVELOPER IS EAGLE RIDGE PROJECT. EAGLE RIDGE PROJECT HAS AN AGREEMENT WITH THE AGENCY. IT'S AN OWNER PARTICIPATION AGREEMENT FOR THE REIMBURSEMENT OF CERTAIN SCOPES OF WORK, INCLUDING SOME IMPROVEMENTS TO UTAH AND THE EAGLE RIDGE PROJECT. THE SECOND DEVELOPER UNDERTOOK THE SCOPE OF WORK AND HAS BEEN SEEKING CONFIRMATION OF REIMBURSEMENT UNDER THE OWNER PARTICIPATION AGREEMENT. AND AS WE'RE HAVING THAT DISCUSSION, IT WAS LEARNED THAT THERE WAS A PAYMENT MADE TO EAGLE RIDGE DEVELOPMENT FOR REIMBURSEMENT UNDER A SIMILAR SCOPE. SO THERE HAVE BEEN A NUMBER OF MEETINGS TO DISCUSS AND TALK ABOUT THIS ISSUE. ONE, HOW DO WE RESOLVE THE CURRENT ISSUE, AS WELL AS WHAT ARE SOME THOUGHTS MOVING FORWARD ABOUT BETTER CONNECTING AGENCY AGREEMENTS WITH THE CITY DEVELOPMENT AGREEMENTS, AND JUST MAKING SURE THAT THERE'S SOME INTERNAL CROSS CHECKING? SO WE'RE STILL KIND OF IN THIS DUE DILIGENCE GATHERING INFORMATION PHASE, BUT WE'LL HAVE MORE INFORMATION FOR YOU AT THE TIME OF THE FEBRUARY MEETING. BUT JUST WANTED TO GIVE YOU A LITTLE BIT OF A STATUS UPDATE. SO CAN YOU GIVE US A LITTLE MORE DETAIL ON WHAT WHAT HAPPENED? WHAT'S THE WHAT'S THE DIFFERENCE? CERTAINLY. THANK YOU, MR. CHAIR. COMMISSIONER. SO UNDER THE DEVELOPMENT AGREEMENT WITH THE CITY, THERE ARE CERTAIN TYPES OF IMPROVEMENTS THAT ARE ELIGIBLE FOR REIMBURSEMENT BY THE CITY FROM IMPACT FEES OR SEWER FEES. AND SO THERE WAS ABOUT A FIVE, A LITTLE MORE THAN A $500,000 CHECK THAT WAS KEPT FROM THE CITY TO EAGLE RIDGE DEVELOPMENT, WHO WAS THE CONTRACTING PARTY UNDER THE DEVELOPMENT AGREEMENT, THERE WAS A PURCHASE AND SALE OF LAND. AND SO EAGLE RIDGE PROJECT DID PURCHASE LAND AND ULTIMATELY IS ONE THAT PERFORMED THE SCOPE OF WORK IN UTAH. AND SO SEEKING REIMBURSEMENT UNDER OUR OWNER PARTICIPATION AGREEMENT FOR SIMILAR WORK. THAT WAS WHERE A PUBLIC DOLLAR HAD GONE. TO COMPENSATE, EAGLE RIDGE DEVELOPMENT DEVELOPER ONE IS PRETTY CONFUSING BECAUSE EVERYBODY HAS THE SAME NAME. THE PROJECT NAME IS THE SAME, BUT WE'RE JUST WE'RE WORKING TO COORDINATE NOW HOW BEST TO MEMORIALIZE THESE RELATIONSHIPS BETWEEN DEVELOPER ONE AND DEVELOPER TWO. OKAY, SO WE HAVEN'T PAID OUT TO DEVELOPER TWO. IT'S JUST THAT DEVELOPER ONE DID GET PAID BY THE CITY FOR DOING SOME OF THAT. THAT'S RIGHT. THAT'S CORRECT. YEAH OKAY. ALL RIGHT. VERY GOOD. ANY QUESTIONS. ANY QUESTIONS ON THAT. YEAH. WE DO NEED TO FIGURE OUT HOW TO COORDINATE THAT. SO WE DON'T RUN INTO THAT IN THE FUTURE. THAT'S GOOD. ALL 
          [6. DISCUSSION ITEM: Update on the Willow Creek Economic Feasibility Study]
RIGHT. NEXT ITEM IS UPDATE ON THE WILLOW CREEK ECONOMIC FEASIBILITY STUDY. IS THAT YOU BRAD? THANK YOU. I JUST PROVIDE A QUICK UPDATE ON WHERE THINGS ARE AT. THERE IS A DRAFT REPORT IN YOUR PACKET. IT IS VERY UNFINISHED AND VERY UNPOLISHED. SO DON'T THINK THAT IT'S A COMPLETE BY ANY MEANS. I JUST WANTED TO LET YOU KNOW THAT SINCE RENEE CONTACTED ME JUST BEFORE CHRISTMAS TO SEE IF I WOULD BE WILLING TO TAKE ON THAT SCOPE, AND JUST KNOWING THAT THE DEVELOPER HAS BEEN A LITTLE BIT MORE ANXIOUS TO GET THINGS ROLLING AGAIN, THAT IN CONVERSATION WITH RENEE AND MEGAN AND I DID JUMP IN AND START ON THE REPORT PRIOR TO 
          [00:10:04]
THE TASK ORDER BEING AUTHORIZED. SO THAT'S WHAT YOU HAVE BEFORE YOU. IT'S JUST WHAT WE'VE BEEN ABLE TO HAVE BEEN ABLE TO PUT TOGETHER IN A FEW WEEKS. THERE ARE A FEW PIECES OF INFORMATION THAT I THINK I NEED FROM THE DEVELOPER, SO I'M KIND OF WORKING ON THAT. I THINK THERE'S SOME THINGS IN THERE SCOPE THAT THEY HAVE MAYBE HAVEN'T CONSIDERED QUITE YET, SO I'M JUST TRYING TO TALK THROUGH IF THERE ARE ANY OTHER ELIGIBLE COSTS AND SOME OF THE VALUES THAT THEY'VE ASSIGNED AND TRYING TO VERIFY WITH THEM. BUT THAT'S THAT'S KIND OF WHERE WE'RE AT JUST A LITTLE BIT FAST AND FURIOUS AND VERY UNPOLISHED DOCUMENT IN YOUR REPORT. 
          ANYTHING THAT'S HIGHLIGHTED IS STUFF I STILL NEED TO WORK. OKAY. I THINK ON THIS ONE, ONE OF THE BIG QUESTIONS FOR ME IS LIKE THE BASALT PROFILE IS SO DIFFICULT IN THAT PROPERTY, AND IT SEEMS TO BE DEEPER SOME PLACES. AND, YOU KNOW, I THINK THE DEVELOPER HAS DONE THIS WORK. WE JUST GOT TO MAKE SURE WHEN WE'RE LOOKING AT THOSE ESTIMATED COSTS THAT WE REALLY HE'S DONE THE GEOTECHNICAL TO KNOW WHAT WE'RE REALLY GOING TO BE LOOKING AT. YOU KNOW, HOW MUCH ARE WE AVOIDING BLASTING AND THEN GETTING TO THE WHOLE QUESTION OF FILL VERSUS BLASTING. AND, YOU KNOW, WE DON'T WANT TO RUN INTO THAT IN ANOTHER PROJECT NEAR THERE WHERE THEY TRIED TO BLAST AND THEN THEY TRIED TO FILL AND THEN IT DIDN'T. NEITHER WORKED OUT. SO JUST THAT BALANCE BETWEEN FILLING AND BLASTING REALLY COULD EAT SOME GOOD FEEL ON WHAT'S HAPPENING. BEFORE WE START ESTIMATING COSTS. IT MAKES A HUGE DIFFERENCE, RIGHT? AND THAT'S ACTUALLY MAYBE A GOOD QUESTION FOR ME TO ASK YOU IS I WASN'T INVOLVED IN THE PRIOR STUDY. ONE OF THE THINGS THAT STRUCK ME ABOUT THEIR BLASTING NUMBER IS THE WAY IT WAS LABELED IN THEIR INFORMATION WAS THAT IT WAS JUST FOR THE ROADS AND UTILITIES, AND I DIDN'T SEE ANYTHING IN THERE ABOUT ANY POTENTIAL BLASTING FOR FOUNDATIONS. TO BE ABLE TO EXCAVATE A BUILDING SITE. IS THAT IS THAT SOMETHING THAT YOU TALKED ABOUT AS DEVELOPER PREVIOUSLY YOU WOULD LIKE INCLUDED? THAT'S BEEN SOMETHING THAT HASN'T BEEN DONE BEFORE, BUT I DON'T WANT TO START FACTORING IT IN. IF IT WAS ALREADY CONVEYED THAT THAT'S NOT PART OF THE SCOPE. QUESTION OR THIS IS IN PHASES TO WHAT EARLY 30S WILL ALL THE WORK THAT WE'RE GOING TO BE ASKED TO PAY FOR BE DONE IN THE INITIAL PHASE, OR WILL THAT CIRCLE BACK AROUND TO THOSE OTHER PHASES COME ONLINE? IF THEY PAY FOR BUT ASK FOR REIMBURSEMENT? YES, IT APPEARED TO ME THAT. THEN AGAIN, I'M STILL TRYING TO VERIFY ALL THIS, BUT IT APPEARED TO ME THAT YES, THE ROADS AND UTILITIES WOULD BE BUILT WITH THE FIRST PHASE. SO YEAH, MOST, MOST OF THAT WORK. IF THAT'S TRUE, IT WOULD BE DONE WITHIN THE FIRST COUPLE OF YEARS AND THEN START TO JUST CAPTURE THE INCREMENT. ONLY THE FIRST PHASE REVENUES AS WELL. NOW, IF THEY'RE IF THEY CHANGE, IF THEY WERE TO ADD ANY SCOPE TO THAT, IF THERE WAS ANY BLASTING FOR A PAD SITE THAT NEEDED TO HAPPEN, THEN OF COURSE THAT WOULD CHANGE AND COST WOULD COME IN OVER THE COURSE OF THE. BUT BUT I HOPE THAT WE'RE THE NUMBER WE APPROVE IS KIND OF A NOT TO EXCEED KIND OF A NUMBER. WE MIGHT HAVE TO REVISIT IT. RIGHT. YEAH. THAT'S WHAT I'M TRYING TO FIGURE OUT. WHAT THAT NUMBER. 
          RIGHT. YEAH. AS FAR AS FOUNDATIONS, I THINK WE'VE GENERALLY TREATED, YOU KNOW, DON'T FUND FOUNDATIONS. BUT YEAH, BUT IT DOES GET DIFFICULT. LIKE YOU NEED TO LOOK AT THE, AGE WE CALL THAT, YOU KNOW, THEY'LL BE COMPLETED. IT DOES GET DIFFICULT WHERE YOU'RE FILLING AND BLASTING. AND THEN THEY ALSO GOT TO PUT A FOUNDATION IN THE SAME PLACE. 
          WHERE DOES THE LINE GO? BUT GENERALLY WE TRY TO STAY AWAY FROM FOUNDATIONS, I BELIEVE IS WHAT WE'VE BEEN PRETTY CONSISTENT WITH. OKAY, THAT ANSWERS I'VE GOT A QUESTION. SO I KNOW THESE ARE LIKE SAY PRELIMINARY. YEAH. BUT I WAS KIND OF LOOKING THEM OVER. SO YOU'VE GOT ON THIS SAY FOR INSTANCE ON YOUR CONSERVATIVE REVENUES FOR AVAILABLE FOR PUBLIC PROJECTS. AND BY THE END OF IT ALL, YOU'VE GOT $7 MILLION. SO HOW MUCH OF THE 100 ACRE PROJECT DO YOU ENVISION BEING? MAYBE YOU'VE ALREADY ANSWERED THIS, BUT HOW MUCH OF THE 100 ACRE PROJECT DO YOU ENVISION AS BEING BUILT OUT IN YOUR PROJECTION TO GENERATE THESE FUNDS? LET ME PULL THAT UP. SO MAKE SURE I'M TRACKING YOU. LET'S SEE. SO I'M BASING IT ON. IT'S IT'S MOST OF IT'S MOST OF THE LAND. THERE IS A I DON'T KNOW IF IT MADE IT INTO THE ELIGIBILITY STUDY OR NOT, BUT THE DEVELOPER HAS PROVIDED SORT OF A MASTER PLAN, WHICH COULD INCLUDE AS AN IMAGE, THAT COUNCIL PULLED UP. I CAN TRACK IT DOWN, BUT I THINK THEY'RE 
          [00:15:04]
COVERING MOST OF THAT SITE WITH PROJECTS. OKAY. SO YOU TAKE THAT, YOU TAKE THEIR PROJECTION AND RUN WITH THAT. AS FAR AS PRODUCING THE REVENUES, WELL, WHAT I, WHAT I TAKE IN. SO THEY'VE THEY'VE PROVIDED AN ANTICIPATED VALUE OF EACH OF THE BUILDINGS. RIGHT. AS LONG AS IT'S NOT WILDLY INCONSISTENT WITH WHAT I'VE SEEN IN OTHER PROJECTS IN TYPICALLY. AND THEY ACTUALLY PROVIDED SOME BACKGROUND FROM OTHER TAXABLE PROJECTS. OH, OKAY. YEAH. SO THEY ACTUALLY PAID ME A LITTLE BIT MORE THAN MOST DEVELOPERS DO. SO I WAS PRETTY COMFORTABLE WITH WHAT THEY WERE SHOWING OTHER THAN THE COMMERCIAL BUILDINGS. THEY HAD NOTHING IN THEIR PROJECTIONS. SO THOSE ARE JUST. BASED ON PREVIOUS PROJECTS. HOW FAR ALONG IN THE PROJECT DO YOU RECALL? PLUG THOSE IN IS THE VERY LAST PHASE. OH YEAH. OKAY. THANKS. I DON'T KNOW IF I ANSWERED YOUR QUESTION. YEP OKAY, I DID, THANK YOU. OKAY. VERY GOOD. 
          THANK YOU BRAD. LET'S SEE. SO DON'T NEED ANY APPROVALS ON THAT. I GUESS THE NEXT ITEM ON 
          [7. DISCUSSION ITEM: Review of the Draft Skyline/Broadway Eligibility Study]
THE AGENDA IS NUMBER SEVEN. REVIEW OF THE DRAFT SKYLINE BROADWAY ELIGIBILITY STUDY. SO YOU AGAIN BRAD. AND WE HAVE DEVELOPERS HERE TO. YEAH. SO IN THIS. I HAVE SOME SLIDES LIKE I NORMALLY WOULD FOR ELIGIBILITY STUDY. I DON'T HAVE TO GO THROUGH THEM TODAY. I WANTED TO HAVE THEM READY IN CASE YOU WANT TO TALK ABOUT THE ENTIRE PROJECT. BUT I KNOW THAT ONE THING THAT I DID WANT TO DISCUSS WAS JUST THESE FIRST TWO SLIDES, BECAUSE IN DISCUSSION AFTER AFTER I WAS AUTHORIZED TO START ON THE REPORT, ONE OF THE THINGS I'D LIKE TO DO IS MEET WITH THE CITY AND JUST SEE IF THERE ARE OTHER PROJECTS IN THE AREA THAT WOULD JUSTIFY EXPANDING THE BOUNDARY FROM WHAT WAS ORIGINALLY REQUESTED. SO ACTUALLY, IF I GO TO SLIDE TWO, WHAT YOU SEE HERE, THE RED DASHED LINE WAS THE ORIGINAL REQUEST. AND IN CONVERSATION WITH THE CITY AND UNDERSTANDING KIND OF WHAT'S HAPPENING IN THE AREA WHERE THE RELEVANT HAS STRUGGLED, WHAT POTENTIAL PROJECTS ARE OUT THERE, WE DECIDED TO GO AHEAD AND STUDY THIS LARGER AREA. I SHOULD POINT OUT THAT DOESN'T CHANGE THE OVERALL COSTS. IT'S STILL WELL WITHIN THE ESTIMATE THAT WAS PASSWORD. BUT WHAT WE WHAT WE KNOW ABOUT THOSE AREAS IS THAT THERE ARE THERE'S LACKING INFRASTRUCTURE THERE ON THE EAST AND THE WEST THAT YOU SEE UP AGAINST I-15 ON THE FAR EAST THEM. THERE HAVE BEEN SEVERAL DEVELOPMENT PROPOSALS IN THAT AREA THAT THEY ALWAYS STALLED BECAUSE IT'S SURFACE LEVEL ROCK. 
          IT'S JUST IT'S THERE, YOU CAN SEE IT AND WALK ON IT. IT'S IT'S REALLY CHALLENGING TO DEVELOP. THERE ARE ALSO SOME PROJECTS THAT ARE IN THERE ON THE NORTHWEST, IN THE GREEN AREA. THERE ARE SOME CHALLENGES ON THAT SITE AS WELL, AND THEN SOME PRETTY EARLY REVENUE FOR THE DISTRICT. ONE OF THE REASONS THIS TURNED OUT TO BE A BENEFIT, AND AGAIN, I'M SORT OF SKIPPING AHEAD. AND IF YOU WANT TO JUST TALK ABOUT BOUNDARY, YOU WANT TO TALK ABOUT ELIGIBILITY. WE CAN. BUT I THINK THERE WERE SOME ASSUMPTIONS ON THE ORIGINAL SITE THERE IN RED THAT THERE WAS GOING TO BE SOME SHALLOW BASALTS THAT HAVE TO DEAL WITH. 
          AND AS IT TURNED OUT, AFTER THE GEOTECHNICAL REPORT CAME OUT THERE, THERE REALLY ISN'T. IT'S A PRETTY CLEAN SITE. THERE ARE SOME ELEVATION CHANGES. IT DROPS 6 OR 7FT FROM ONE END TO THE OTHER, BUT IT'S NOT DUE TO ROCK. THE THE TEST HOLES THAT WENT DOWN AS I WAS READING THE REPORT, AND THE DEVELOPER CAN CORRECT ME IF I'M WRONG OR IF I WAS WRONG. IT LOOKED LIKE THEY WERE GOING DOWN ABOUT SIX FEET AND FINDING PRETTY CLEAN SOIL. THAT'S NOT THE CASE. ONCE YOU GET OUT OF THE ORIGINAL AREA AGAIN, YOU CAN YOU CAN JUST SEE IT. IT'S THE ROCK IS THERE. YOU DON'T HAVE TO DIG A HOLE. AND SO IN SOME WAYS, THE EXPANSION OF THE BOUNDARY HELPED WITH THE ELIGIBILITY OF THE OVERALL AREA. BUT THIS ISN'T WHAT YOU ORIGINALLY SAW. SO WHAT WE'VE DONE, THE REASON YOU SEE THREE THINGS HERE IS WE THOUGHT, WELL, JUST IN CASE, IF YOU WANT TO STICK WITH THE ORIGINAL BOUNDARY, THE REPORT TALKS ABOUT WHAT'S ELIGIBLE IN THAT BOUNDARY. IF YOU THINK, WELL, MAYBE THE ORANGE THERE SUBAREA THREE IS APPROPRIATE BUT NOT SUBAREA TWO. THERE'S JUST SOME WAYS WE CAN FIGURE IT OUT. BOUNDARY. BUT THE OVERALL STUDY LOOKS AT WHAT YOU SEE HERE IN SLIDE ONE, WHICH IS THAT RED OVERALL BOUNDARY. SO I THOUGHT I'D JUST START THERE. AND IF THAT'S THE DISCUSSION YOU WANT TO HAVE I'M HAPPY TO TALK MORE ABOUT THAT. HOW WE HOW THAT BOUNDARY CAME TO BE. OR I CAN WALK THROUGH THE ENTIRE REPORT. 
          I DON'T BELIEVE THERE'S A RESOLUTION TODAY. SO I CAN SAY I CAN SAY THE PRESENTATION FOR NEXT MONTH AS WELL. I THINK WE DO NEED TO HAVE A DISCUSSION ABOUT JUST EXPANDING THIS 
          [00:20:02]
BEYOND THE DEVELOPER'S LAND. I THINK THAT'S AN IMPORTANT TOPIC THAT WE NEED TO TALK ABOUT HERE. 
          SO MAYBE YOU AND MEGAN COULD TELL US THE PROS AND CONS OF GOING BEYOND THE RED AREA AND TELL US YOUR PERSPECTIVE. LET'S HEAR FROM YOU FIRST. OKAY. SO THE PROS IF I START WITH THAT I THINK. WHEN WHEN WE'RE LOOKING AT THE MICRO MICRO DISTRICT CONCEPT, I THINK HAS WORKED WELL IN A LOT OF CASES. AND IN SOME CASES, I THINK ONE THING THAT'S BEEN LEARNED IS IT'S A SMART IDEA TO LOOK BEYOND THE BOUNDARY, TO JUST SEE WHAT'S CLOSE, BECAUSE THERE CAN BE. 
          OPPORTUNITIES WITH THAT, THAT REVENUE THAT YOU'RE POINTING OUT IN THE LAST ITEM. IF THERE'S SOME EXCESS REVENUE TOWARDS THE END OF THE DISTRICT, THERE ARE THINGS IN THE CITY OR THE AGENCY MAY SEE IN MIND THAT THOSE FUNDS CAN ASSIST WITH. IN THIS CASE, YOU HAVE SOME PUBLICLY OWNED PROPERTY THERE ON THE SUBAREA THREE. AND MAKE THIS WORK. THERE WE GO. SO DOWN IN THIS AREA, THERE'S QUITE A BIT OF CITY OWNED PROPERTY THAT WAS DISCUSSED AS POTENTIAL OPPORTUNITY, EITHER FOR DEVELOPMENT OR FOR RFPS, FOR PARTNERSHIPS ON PRIVATE DEVELOPMENT. AND THERE AGAIN, I MENTIONED ON THE EAST, YOU HAVE MULTIPLE PROPERTIES. YOU ALSO HAVE INFRASTRUCTURE THAT'S NEEDED. SO THE PROS ARE JUST KIND OF CAPTURING A LARGER AREA WHERE OF COURSE THE ORIGINAL DEVELOPER WOULD RECEIVE ANY REIMBURSEMENT THAT THEY REQUIRE FIRST. BUT AS OTHER AREAS DEVELOP, THERE'S EXCESS FUNDS. THERE'S THERE'S A HUGE NEED IN THIS AREA. THEN. SO I THINK THAT'S THE MAIN PRO IS IT'S A SHARING IT'S A SHARING AND DISTRIBUTION OF THOSE THOSE REVENUES ACROSS THE BROADER AREA, WHICH IS A BENEFIT TO THE PUBLIC AS WELL, ESPECIALLY IN THESE NEIGHBORHOODS WITH LACKING INFRASTRUCTURE. THE CONS I'M TRYING TO THINK OF A CON. IS. I'M GOING TO GIVE THAT SOME THOUGHT. I'M NOT SURE ABOUT A CON OTHER THAN IT'S NOT WHAT WAS ORIGINALLY CONTEMPLATED BY THE DEVELOPER. 
          IT MAY NOT FEEL FAIR THAT THEY'RE FUNDING THE THE STUDY FOR THE BENEFIT ON THEIR OWN. 
          THAT'S A CON TO THEM FOR SURE. THE AGENCY I'M NOT SURE WHAT WHAT WOULD BE OFF THE TOP OF MY HEAD. MEGAN, WHY DON'T YOU GIVE YOUR POINT OF VIEW FROM THE LEGAL PERSPECTIVE, ESPECIALLY INCLUDING IT? LIKE WHAT HAPPENS IF SOMEBODY COMES ALONG IN ONE OF THESE OTHER AREAS AND WANTS TO DO SOMETHING DIFFERENT AND HAS ANOTHER PROJECT? BUT GIVE US THE PROS AND CONS OF THE NARROW VERSUS THE BROADER AREA DEFINITION. YES. THANK YOU, MISTER CHAIR. COMMISSIONERS BRAD ALREADY HIT ON A NUMBER OF PROPOSALS IN TERMS OF WHEN YOU HAVE A LITTLE BIT BROADER AREA IN A BROADER LENS, YOU CAN REALLY FOCUS IN ON THE CONNECTIVITY AND RELATED TO ROAD INFRASTRUCTURE, MORE WHOLESALE SIDEWALK IMPROVEMENTS TO DO CENTERS, WATER, SEWER LINES THAT ARE NEEDED IN AN AREA. IT'S JUST A LITTLE BIT BROADER, AN AREA TO WORK WITH FROM A LEGAL PERSPECTIVE. YOU KNOW, THE PROCESS TO ESTABLISH A REVENUE ALLOCATION AREA AND A PLAN IS THE SAME, WHETHER IT'S A SMALL DISTRICT OR A LARGER DISTRICT. IF YOU HAVE TYPICALLY, THE WAY THAT THIS AGENCY HAS WORKED IS WHEN YOU HAVE AN OWNER PARTICIPATION AGREEMENT OR WORKING WITH A DEVELOPER, THEN THEIR TIFF REIMBURSEMENT GENERALLY IS OFF THEIR SITE THAT HAS BEEN APPROVED. THEY'RE BASED OFF THE INCREASED VALUE FROM THEIR SITE AND THEIR WORK ON THAT SITE. SO TO THE EXTENT YOU WOULD HAVE ANOTHER DEVELOPER AND ANOTHER PART OF THE AREA THAT WOULD BE THE SAME, THE FOCUS OF THE OWNER PARTICIPATION AND REIMBURSEMENT WOULD BE BASED ON THAT SPECIFIC SITE. AND IT JUST IT PROVIDES PERHAPS A LITTLE BIT MORE OPPORTUNITY FOR THE CITY TO PARTNER IN TERMS OF ANALYZING NECESSARY PUBLIC INFRASTRUCTURE IMPROVEMENTS WITHIN JUST A LITTLE BIT BROADER OF AN AREA, I WOULD SAY, IN TERMS OF THE LEGAL DOWNSIDE, AND THIS IS A BIG IF, YOU KNOW, SOMETIMES WHEN WE HAVE SMALLER PROJECT AREAS AND SOMETHING HIGH VALUE GOES IN, WE MAY BE ABLE TO CLOSE OUT DISTRICTS A LITTLE BIT EARLIER. I THINK WHEN YOU HAVE A BROADER AREA, YOU'RE PROBABLY LOOKING AT A LONGER TIMELINE IN ORDER TO MAKE ALL OF THE ACCOMPLISHMENTS THAT YOU HAD CONSIDERED IN YOUR PLAN, BECAUSE THE PLAN WILL GO BEYOND JUST WHAT DEVELOPER HAS CONTEMPLATED AS NEEDS TO MAKE THEIR DEVELOPMENT GO, IT'S GOING TO BE MUCH BROADER. SO THAT WOULD BE THE DOWN THE CON. 
          [00:25:06]
OKAY. ALL RIGHT. VERY GOOD. THANK YOU BOTH. LET'S SEE WHY DON'T WE LET'S HEAR FROM THE DEVELOPER ABOUT HOW THE PROJECT'S GOING AND THEIR PERSPECTIVE ON THIS QUESTION AS WELL. THIS ONE GETS A LITTLE DIFFICULT. LIKE WE CAN WE CAN MOVE FORWARD AND JUST TAKE CARE OF YOUR PROPERTY OR DO WE EXPAND IT? AND IF THERE'S MONEY'S FREE, AFTER REPAYING YOU EVERYTHING THAT YOU'VE DONE, THEN THAT MONEY COULD THEN BE USED TO IMPROVE SOME PROPERTY SURROUNDING YOU. SO I MEAN, TELL US WHERE THE PROJECT IS AND TELL ME IF YOU HAVE ANY POSITION ON THIS. THE PROJECT RIGHT NOW, WE'RE WE'RE WORKING WITH OUR ENGINEERS KIND OF FINALIZING THE ACCESS POINTS OFF OF SKYLINE AND BROADWAY, I GUESS THE THING IS, AFTER 118 HOLES, YOU'RE OFF. THAT'S A GOOD THING. SO I THINK WE'RE MOVING FORWARD. WE'RE GETTING A LOT OF INTEREST FROM SOME PRETTY BIG PLAYERS OUT THERE THAT JUST WANT TO SEE SOME SOME GROUND BEING MOVED, THINGS MOVING FORWARD. SO AND I GUESS AS FAR AS, YOU KNOW, THE MONEY BEING DIVIDED UP, I THINK GROWTH IN THE SURROUNDING AREAS IS GOOD FOR ALL. WE CAN GET WHAT WE NEED DONE IN THE TIME THAT WE NEED TO DO IT WITHOUT THE BLASTING. I THINK, YOU KNOW, I THINK WE'RE GOING TO BE OKAY WITH FUNDING. SURE. THAT'S GOOD, THAT'S GOOD. ALL RIGHT. THAT SOUNDS GREAT. THANK YOU. OKAY. SO THAT'S THAT'S THE QUESTION. JUST ONE OTHER QUESTION BEFORE WE BEGIN OUR DISCUSSION, MAYBE JUST TO GIVE EVERYBODY A BACKGROUND. SO LET'S SAY SOMEBODY COMES ALONG AND WANTS TO REDEVELOP THEIR SOUTH OF CARSON STREET. THEY BUY A PIECE OF PROPERTY AND THEY WANT TO PUT AN APARTMENT COMPLEX THERE. AND IT'S, YOU KNOW, IT'S EIGHT YEARS FROM NOW MIDWAY THROUGH THIS PROJECT. AND THEY HAVE THEN HAVE THE CHOICE OF THEY COULD EITHER DO IT WITHIN THIS ONE AND ONLY HAVE 12 YEARS LEFT OR SOMETHING, OR THEY COULD DIVIDE OUT. AND WHAT HAPPENS WHAT HAPPENS THEN LEGALLY, IF THEY THEY WANT THE FRESH 20 YEARS, THEY SAY THEY'RE GOING TO BUILD AN APARTMENT COMPLEX THAT NEEDS TIME TO REPAY. 
          THERE'S NO. YES. THANK YOU, MR. CHAIR. COMMISSIONER. SO IN THAT CASE, THAT LAND WOULD ALREADY BE INCLUDED WITHIN THE BOUNDARIES OF A REVENUE ALLOCATION AREA. AND SO IF THAT DEVELOPER WANTED THE FULL 20 YEARS, THERE WOULD HAVE TO BE A D ANNEXATION OF THAT AREA AND TO INCLUDE IT IN A NEW AREA, TO RESTART THE 20 YEAR CLOCK. AND YOU'D BE ABLE TO DO THAT WITHOUT RESETTING THE BASE FOR THE REST OF THE AREA. THAT'S CORRECT. THE DE-ANNEXATION IS AN EXCEPTION TO THE BASE RESET RULE EVEN IN A POST 2016 PLAN. SO YOU COULD TAKE AREA OUT. 
          CERTAINLY WHEN YOU PUT THE AREA THAT YOU TOOK OUT INTO A NEW DISTRICT, THE VALUE OF LAND WILL INCREASE. SO THERE WILL BE A NATURAL JUST BASE VALUE INCREASE RIGHT? IN THE NEW DISTRICT. OKAY. ALL RIGHT. VERY GOOD. THERE'S THE BACKGROUND. WHAT DID EVERYBODY THINK? CAN I ADD ONE THING. YEAH I DIDN'T I PROBABLY WASN'T CLEAR ON THE FACT I'M SURE I WASN'T CLEAR ON THIS. BUT ONE OF THE, ONE OF THE THINGS TO CONSIDER TOO IS WITH THE EXPECTATION THAT THERE WAS A ROCK AND THERE WAS NONE. THAT REALLY LIMITS THE ELIGIBLE COSTS THAT CAN BE REIMBURSED ON THIS ORIGINAL PROPERTY. AND ALSO, I WOULD ADD THAT WHAT YOU SEE IN THAT PHOTO INCLUDES THE OLD BANK BUILDING. IF YOU GO THAT SIDE TODAY, EVERYTHING'S GONE EXCEPT FOR THE ONE CORNER STORE ON THE CORNER. AND SO WHAT'S LEFT IS REALLY AT THIS POINT, THE IMPROVEMENTS OF THE CRUMBLING CURB, BETTER SIDEWALK AROUND THE PERIMETER. SO THERE'S THE AVAILABLE ELIGIBLE PROJECTS ARE GREATLY REDUCED WITH THE LACK OF ROCK ON THE ORIGINAL SITE. SO ONE OF THE PROS IS TO EXPAND SO THERE WON'T BE THERE'S NOT GONNA BE A PUBLIC STREET GOING THROUGH THERE. WE WERE JUST DISCUSSING THAT BEFORE THE MEETING. AND AS OF RIGHT NOW, IT'S NOT SHOWING A PUBLIC STREET. THAT THAT CHANGES. BUT AS OF RIGHT NOW, IT'S PRETTY LIMITED ON. OKAY. 
          ALL RIGHT. GOOD. GOOD POINT. I JUST GO AHEAD. NO, NO I'M CURIOUS. THE ORIGINAL READ INCLUDES THE RESTAURANT ON THE NORTHEAST CORNER. WE GOT THAT RIGHT. IT'S A TOBACCO SHOP. 
          ISN'T THAT ARBY'S? YEAH. ARBY'S. YEAH. JUST CURIOUS WHY THAT GOT INCLUDED FROM THE ORIGINAL ONE. 
          I PROBABLY HAVE TO DEFER THAT TO THE DEVELOPER. YEAH, I DON'T, I'M NOT. IT'S NO PARTICULAR CONSEQUENCE TO ME. IT JUST SEEMS LIKE THEY'RE KIND OF ARGUING THERE AND WONDERED WHY 
          [00:30:03]
THEY WANTED TO BE INCLUDED IN THAT DISTRICT, AND AND THANK YOU. DOES THAT MEAN. YEAH, THE ARBY'S IS THAT THAT'S I DON'T KNOW. YOU KNOW, I DON'T KNOW WHY THAT LINE GOES OVER THERE. 
          IT WAS NEVER INTENDED TO GO THAT FAR OVER. WAS ONLY SUPPOSED TO GO OVER TO THE TO THE CURRENT PROPERTY LINE WHERE THE RETAINING WALL IS. I DON'T KNOW WHY IT'S SHOWS THAT PART, BUT IS THAT IS THAT AN ISSUE? WE NEED THEIR PERMISSION TO INCLUDE THE DISTRICT OR I DON'T KNOW, THAT'S A YEAH. I THINK THAT'S A QUESTION FOR MEGAN. WE DON'T NEED THAT. RIGHT MEGAN OKAY. OKAY. SO DISCUSSION. WHAT DO YOU WHAT DO YOU THINK? THIS CERTAINLY. I MEAN I BEEN IN THAT AREA PLENTY MYSELF. THE INFRASTRUCTURE NEEDS ARE PRETTY GREAT THERE. IT IS KIND OF OVERWHELMING FOR THOSE LITTLE THAT ONE NEIGHBORHOOD WHERE THEY'RE DEALING WITH A TON, A LOT OF BASALT. IT WAS ORIGINALLY DEVELOPED OUTSIDE THE CITY. AND IT'S COME INTO THE CITY, AND IT'S JUST ALWAYS BEEN BEHIND IN TERMS OF ITS INFRASTRUCTURE. BUT WHAT'S WHAT ARE YOUR THOUGHTS? SO DO WE KNOW THAT THERE'S DEVELOPMENT ISSUES OR BASALT IN THE SOUTH PART OF THE YELLOW SECTION. SO WE'VE DRAWN THESE LINES TO GO VERY SOUTH TO ENCOMPASS ALL THIS RESIDENTIAL AREA. OBVIOUSLY THERE WASN'T BASALT BECAUSE THERE WAS A LOT OF HOMES BUILT, BUT NOW WE HAVE THIS SECTION THAT'S BEEN INCLUDED. YEAH, IT'S A GOOD QUESTION, I THINK. YEAH. BRAD, YOU PROBABLY HAVE SOME EXPERIENCE WITH THAT. I KNOW THERE'S A LOT OF THERE'S A LOT OF LAVA THERE. YEAH. RIGHT. THERE IS. AND EVEN THE HOMES, IF I REMEMBER CORRECTLY, THERE IS LOVE UNDERNEATH A LOT OF THOSE HOMES. BUT IT WAS PART OF AN OLD LID, I RECALL. THAT'S HOW THESE PLACES GOT SERVICED WHILE THEY WERE STILL IN THE COUNTY. THERE'S A PROJECT AGAIN. I MIGHT BE REMEMBERING THAT HISTORY WRONG, BUT THAT HELPED WITH THE COST OF INSTALLING THAT INFRASTRUCTURE. HONESTLY, THE LINE PROBABLY COULD HAVE, AND IN SOME CIRCUMSTANCES SHOULD HAVE GONE ALL THE WAY DOWN TO PANCARI. BUT WHAT YOU'RE SEEING THAT FOLLOW IS THE CITY BOUNDARY. AND I THINK JUST. WE WEREN'T COMFORTABLE WITH SPENDING THE SCOPE INTO THE COUNTY WITHOUT HAVING A BROADER DISCUSSION AS WELL, BECAUSE THAT DOES ADD SOME EXTRA TIME AND PROCESS TO THE TO THE CREATION OF THE DISTRICT. 
          BUT THE LAVA IS THERE. THE CITY. THE CITY IS OWN, YOU KNOW, HIS OWN. THESE PARCELS FOR MANY, MANY YEARS AND REALLY CAN'T HASN'T BEEN ABLE TO DO MUCH BECAUSE OF THE ROCK. IN FACT, IF YOU LOOK AT THE STORM POND, IF YOU DRIVE OUT THERE. THE STORM POND WAS ADDED WHEN SATURN WAS PUNCHED THROUGH. IT'S IT'S A BIG IT'S A BIG HOLE AND FULL OF ROCKS. IT'S REALLY WHAT IT IS. IT HAD TO BE BLASTED AND IT'S PRETTY SOLID OVER THERE. IT'S JUST ALL. AND THIS IS ALL ZONED RESIDENTIAL OR IS IT? WHAT IS IT? IT'S A MIX, ACTUALLY. IT'S GOT THERE'S SOME COMMERCIAL, THERE'S SOME MIXED RESIDENTIAL ZONING. I DON'T HAVE THE ABILITY TO ADVANCE THE SLIDE AT THE MOMENT, SO. BUT WE DON'T HAVE ANYBODY CURRENTLY INTERESTED IN DEVELOPING THIS THERE. WELL, I MIGHT DEFER. THERE WAS A SITE PLAN ON THE CITY'S SITE PLAN MAP ON THE EASTERN SIDE THAT SHOWS SOME PLANS, BUT IN PART SHOWS THE ZONING THAT WAS. J. 
          ARE YOU TALKING ABOUT THAT LITTLE SKINNY PIECE OVER THE ROAD TO THE EAST OF THE FREEWAY? YES. YEAH. THE DEVELOPMENT MAP SHOWS SOMETHING. I DON'T KNOW ITS CURRENT STATUS. I WOULD HAVE TO ANSWER THAT. BUT YEAH, THERE WAS A SITE PLAN IN, BUT I DON'T REMEMBER. I DON'T KNOW WHERE IT IS IN THE PROCESS RIGHT NOW ON THAT ONE. SO THEY. YEAH GO AHEAD. SO I DON'T CREATE THE BOUNDARIES. BUT WHEN I WHEN THEY'RE TURNED OVER FOR ME TO DRAW THEM INTO THE GIS, WE DO LOOK AT THESE THINGS. AND ONE OF THE BEAUTIES OF IFRAH, RIGHT, IS THAT WE CAN USE THESE DOLLARS THAT WE GENERATE THAT ARE ABOVE PAYING BACK THE APPLICANT FOR ANY OF THEIR IMPROVEMENTS FOR PUBLIC IMPROVEMENTS. SO THAT IS A PARK WHERE THAT. RIGHT, IT'S CURRENTLY LAND THAT COULD POTENTIALLY BE A PARK THAT'S ZONED IN THE GREEN THERE. AND THEN THE AREA THAT'S LC, WHICH IS READ OUT ALONG THE FREEWAY THAT THERE IS HIGH LAVA AND THEY HAVE WITHDRAWN OR PUT THEIR APPLICATION ON HOLD SPECIFICALLY WAITING LIKE THEY SO THEIR ABILITY TO CREATE AN OPA. BASED ON THIS, LIKE IF THIS DISTRICT GETS CREATED AND 
          [00:35:08]
THEY'RE INCLUDED AND THEY ARE CONTACTED AND TOLD, HEY, THEY CAN NOW BE POTENTIALLY SEEK AN OPA FOR REIMBURSEMENT FOR LAVA IN THAT AREA. LIKE THAT'S THAT COULD INCENTIVIZE THEM OR THAT COULD BE THE DEAL MAKER VERSUS GREATER. RIGHT. SO BUT THIS THIS AREA, YOU KNOW, THE GREEN AREA CURRENTLY IS A COMMUNITY GARDEN ON THE LEFT OF SATURN. AND THEN ON THE RIGHT SIDE IS THAT I BELIEVE, RIGHT. SO THE CITY SAID WE WOULD BUILD A PARK DOWN THERE FOR SOME TIME AND WE HAVE NOT. BUT THAT'S WHERE WE INTEND TO. SO THESE DOLLARS COULD POTENTIALLY, LIKE ANY EXCESS FUNDS, COULD BUILD A PARK THERE. RIGHT. LIKE THAT'S THE THAT'S THE BEAUTY THERE. 
          THERE IS NO BENEFIT TO THE CITY OF BUILDING A PARK BY BEING IN THE DISTRICT, THOUGH, THEY DON'T GET ANY ADVANTAGE BECAUSE IT'S IN A DISTRICT THAT NO, WE COULD DECIDE AS AN AGENCY THAT THAT WAS A PUBLIC IMPROVEMENT THAT BENEFITED OUR THE ENTIRE AREA AND WOULD RAISE PROPERTY VALUE SO WE COULD DECIDE TO DO THAT, JUST LIKE WE DID WITH RIVERSIDE GARDENS. BUT YEAH, LIKE, I MEAN, PUTTING PARK THERE LIKE YOU'RE GOING TO HAVE POTENTIALLY IF YOU LOOK AT WHAT WAS IT, RIVER COMMONS, YOU HAD AN ADDITIONAL YOU HAD ACCUMULATED $2 MILLION AND WE GAVE IT BACK. IF I GAVE IT BACK TO THE DEVELOPER TO CLEAN UP THE BONE YARD, YOU KNOW, THEIR, THEIR AREA, BUT YOU COULD HAVE TAKEN THAT $2 MILLION AND TAKEN A PIECE OF THE GROUND AND PULLED APART IN SNAKE RIVER LANDING. AND THAT'S WHAT YOU ENDED UP IN THAT SAME FINANCIAL SITUATION WHERE YOU HAD A SURPLUS. THEN YOU COULD USE THAT AND YOU COULD BUILD A PARK HERE FOR THIS PART OF TOWN, WHICH IS DEFINITELY IN NEED. AND WE'VE DONE THAT. WE CONTRIBUTED TO SOME OF THE GREENBELT REDEVELOPMENT ALONG THE FALLS ON RIVER DRIVE IN FRONT OF THE WATKINS PROPERTIES. WE HELPED IN FRONT OF THE SPRING HILL. WE HELPED WITH THE PARK. THE RESIDENTS IN, AND THEN WE HELPED THE ENTIRE RIVER GARDENS AREA WHERE WE IT SEEMS LIKE THAT'S HELPED INCREASE THE PROPERTY VALUES FOR THOSE AREAS. AND, YOU KNOW, ACHIEVED OUR OBJECT. BUT WE CAN'T JUST FUND THE CITY. IF WE WANT TO BUILD, WE COULD FUND THE CITY TO BUILD THAT PARK. AND THE CONCERN THAT CAME UP FROM PUBLIC WORKS WAS REALLY REGARDING THOSE FOUR STREETS AND THE LACK OF CURB, GUTTER, SIDEWALK. IF YOU DRIVE DOWN THE STREETS, THERE'S REALLY A LACK OF INFRASTRUCTURE. THAT'S WHY PUBLIC WORKS HAD TALKED TO US WHEN WE MET WITH BRAD ABOUT THAT EASTERN PORTION. BUT THE LAVA ROCK WAS ALSO THE DISCUSSION. YEAH, THOSE ARE VERY DIFFICULT RESIDENTIAL AREA. I MEAN, LIKE TERRY'S QUESTION, LIKE, I THINK SOME OF THOSE HOUSES ARE JUST ALMOST BUILT AROUND THE BASALT, LIKE THEY'RE ALL SLAB ON GRADE OR TRAILER FOUNDATIONS AND EVEN PUNCHING THROUGH MORE. I DON'T I'M NOT QUITE SURE HOW THEY GOT INTO THE SEWER WATER. THEY GOT SOME DOWN THERE, BUT I THINK THERE'S STILL IT'S STILL HARD TO PUNCH THROUGH SOME BASALT AND IT STILL LIMITS THAT, THAT AREA. SO THAT'S A THAT'S A QUESTION THAT I WAS GOING TO ASK WAS HOW ROBUST ARE THE UTILITIES THAT THAT WERE PUT IN WITH SATURN? BECAUSE I KNOW IT WAS DELAYED FOR YEARS BECAUSE OF THE LAVA. AND MAYBE I DON'T EVEN KNOW WHAT'S WHAT'S IN COLORADO. BUT THOSE PROPERTIES ARE FULLY SERVICED. SO THEY HAVE WATER, SEWER, ELECTRICAL. THAT'S WHAT I'M THINKING ABOUT. FUTURE USE. IS THERE A CAPACITY TO TIE INTO WHATEVER GOT PUT INTO SATURN AVENUE TO THE NORTH? FROM WHAT I UNDERSTAND FROM THE WATER DEPARTMENT, WE HAVE FULL CAPACITY FOR WATER AND WE'RE OKAY THERE. I WOULD ASSUME IT WOULD BE THE CASE FOR SEWER AS WELL, BECAUSE IF, IF, IF THE UTILITIES WERE THERE, IT SEEMS TO ME THAT THAT WOULD ENCOURAGE DEVELOPMENT DOWN THERE IF IN FACT, THE AREA WAS INCLUDED IN A LARGER DISTRICT THIS TIME, AND IT'S MENTIONED THAT THERE WAS A PROJECT PROPOSED AND WITHDRAWN, PRESUMABLY BECAUSE THE BENEFITS OF AN OPA WERE NOT DON'T EXIST YET. SO I'M JUST I'M JUST WONDERING, IT SEEMS LIKE THE UTILITY ISSUE WOULD BE SOMETHING THAT MIGHT SPUR THAT DEVELOPMENT ON WITH, AGAIN, WITH EXPANSION OF A OF A DISTRICT IN THAT AREA. OKAY. 
          GOOD THOUGHT. GOOD THOUGHT. YEAH. DO WE KNOW ANYTHING ABOUT I-15? IS THAT CORRIDOR GOING TO 
          [00:40:04]
BE NARROWED? IS SOME OF THE STATE PLANS THEY'RE GOING TO LOSE SOME OF THIS. IN OTHER WORDS. OH, THOSE PROPERTIES TO THE FAR EAST. NO. WITH H2 THERE'S POTENTIAL FRONTAGE ROAD ON BOTH SIDES HERE. OKAY. SO WE COULD LOSE LAND ON BOTH SIDES OKAY. ALL RIGHT. SO DOES EVERYBODY UNDERSTAND THE QUESTION? IT ALLOWS US A LOT MORE FLEXIBILITY IN THE FUTURE IF WE INCLUDE IT. I THINK IF WE DO THAT I'M KIND OF SENSITIVE TO THE DEVELOPER LIKE THEIR FUNDING, PART OF THE COST OF ELIGIBILITY AND EVERYTHING. AND SO IF SOMEBODY COMES ALONG AND TAGS ONTO IT, THEN WE'VE GOT TO REMEMBER TO DO SOME KIND OF REIMBURSEMENT BECAUSE IT'S GOING TO MAKE IT A LOT EASIER. INSTEAD OF GOING THROUGH THE YEAR LONG PROCESS OF ESTABLISHING THE URBAN RENEWAL AREA, WHAT THEN SOMEBODY CAN COME ALONG AND JUST ASK FOR AN OWNER PARTICIPATION AGREEMENT, AND WE COULD DO THAT, AND THAT MAY BE GREAT. I MEAN, LIKE THE OLD ERNST BUILDING, CERTAINLY LIKE SOMEONE TO JUMP UP AND WANT TO DO SOMETHING THERE TO IMPROVE THE WHOLE AREA. YOU KNOW, THERE'S A NUMBER OF PROPERTIES THERE THAT COULD BE IMPROVED AND SOMEONE COULD COME ALONG AND DO SOMETHING MUCH BETTER WITH THEM, AND THEY COULD JUST COME TO US AND DO A QUICK ONE, BUT THEIR TIME WOULD BE RUNNING OUT. SO IT'S LIKE WE'VE DONE ON OTHER ONES. YOU CAN PUT IT OUT THERE AND LET PEOPLE KNOW THAT YOU GOT THIS BIGGER AREA, AND YOU MIGHT HAVE SOME ADVANTAGE TO DOING IT, BUT THE TIME'S DWINDLING FROM 20 YEARS DOWN TO ZERO AS TIME GOES BY. BUT IN EXCHANGE, YOU DON'T HAVE TO GO THROUGH THE YEAR LONG PROCESS TO GET SOMETHING GOING. SO THOSE ARE THE CONSIDERATIONS, THEIR ARE IDEAS, THOUGHTS, MOTIONS. YOU KNOW, I THINK THE QUESTION MAYBE WE COULD PULL UP. MAYBE WE COULD PUT UP THE THREE DIFFERENT ONES THE RED, GREEN AND YELLOW. WE KIND OF JUST NEED TO TELL BRAD WHICH ONE WE'RE GOING WITH TO RECOMMEND THAT HE FINALIZED THE REPORT WITH. IS THAT RIGHT? IS THAT WHAT YOU NEED FOR IT? SO. IF I UNDERSTAND IT RIGHT, IF WE INCLUDE IT TO YOUR POINT, WE GET DOWN LINE 8 OR 10 YEARS. IF SOMEBODY COMES IN AND THE WINDOW'S TOO SMALL, CARVING THAT PIECE OUT AND CREATING A NEW DISTRICT IS IS QUITE DOABLE. IS THAT FAIR TO THEY COULD DO THAT. AND THEN THEY'D HAVE TO GO THROUGH THE ANNEXATION AND THEN ALSO THE REESTABLISHMENT. 
          THEY'D HAVE THE, THE ANNEX IT AND THEN ESTABLISH IT TO THE YEAR. AND SO THEY HAVE THE OVERHEAD COST THAT RIGHT, THAT THESE FOLKS ARE COVERING RIGHT NOW. BUT IF SOMEBODY COMES ALONG IN TWO YEARS AND WANTS TO DO IT, WE SAY, OKAY, YOU HAVE TO PAY THESE GUYS BACK A LITTLE BIT. AND THEY SAY, THAT'S A GREAT DEAL BECAUSE I ONLY HAVE TO PAY THIS MUCH, NOT THIS MUCH. 
          IT COULD ENCOURAGE SOME DEVELOPMENT IN OUR AREA. RIGHT, RIGHT. THAT'S RIGHT. THAT SAYS WELL. THE OTHER THOUGHTS, CARL TERRY. SO, MR. CHAIR, COMMISSIONERS, JUST A REMINDER, THE COSTS THAT ARE INCURRED BY DEVELOPER UNDER THE MOU ARE EVENTUALLY ROLLED INTO THEIR SPECIFIC OPA. SO THEY DO GET REIMBURSED FOR THE COST OF CREATION IF IF THE DISTRICT IS ULTIMATELY STOOD UP. YEAH. GOOD POINT. GOOD POINT. THAT'S RIGHT. AND WITH THESE THEY CAN GET IT MOVING QUICKLY. THEY'LL GET PAID BACK QUICKLY ON THAT. THAT'S THAT'S A GOOD POINT. 
          THEY ARE AT RISK OF IT. IF THE PROJECT DOESN'T GO FORWARD. DOES IT SUCCEED. IT DOES. SO THERE IS SOME COST OKAY. ALL RIGHT. SO BRAD'S MADE IT EASY. RED GREEN OR YELLOW. SO IT'S MADE IT EASY TO MAKE A MOTION. MR. CHAIR THIS IS ONLY SET FOR A DISCUSSION ITEM. BUT CERTAINLY I THINK WE CAN GET SOME CONSENSUS. YEAH WE CAN GET SOME CONSENSUS MOTION. JUST. 
          TELL US WHAT YOUR DIRECTION WOULD BE. I NEED THE I'M SORRY. I NEED TO ASK AGAIN. SO IF IF LIKE IN THE YELLOW AREA, IF IT GETS CARVED OUT LATER, EIGHT YEARS FROM NOW THE THE BASE VALUE DOES HAVE TO BE ADJUSTED UP TO WHATEVER IT IS AT THAT TIME. IS THAT CORRECT? RIGHT. 
          BUT IT DOESN'T RESET THE ENTIRE AREA. IT WOULDN'T AFFECT THIS, THIS DEVELOPER, JUST THE PART THAT GETS CARVED OUT THE NEW AREA. OKAY. YOU KNOW, SAY IT'S WORTH, YOU KNOW, WHATEVER, $100 A SQUARE FOOT. YEAH. FOR $10 A SQUARE FOOT. NOW IT MIGHT BE WORTH $30 THEN. GOT IT. AND THEN THEY'RE GOING TO HAVE TO DEAL WITH THAT VALUE INCREASE. BUT THAT'S STILL MINOR COMPARED TO WHAT IT'S GOING TO BE WITH THE BUILDING ON THAT. DOES THAT ANSWER THAT. YEP. OKAY. ALL RIGHT. WHAT'S THE CONSENSUS AREA I THINK I GUESS MY FEELING WOULD BE TO INCLUDE IT ALL NOW OKAY. THAT'S KIND OF THE WAY I LEAN. I'M LEANING BRIAN. YEAH I DON'T SEE A REAL DOWNSIDE TO 
          [00:45:03]
DOING THAT. THE UPSIDE IS AGAIN, THAT LITTLE SLICE OVER THERE, IF THAT REKINDLES THEIR FIRE JUST A LITTLE BIT, I DON'T KNOW WHAT THE H2 IS GOING TO DO WITH THE THE FRENCH ROAD, BUT I'M ASSUMING THEY'RE KIND OF AWARE OF THAT BECAUSE THAT'S BEEN OUT THERE FOR A WHILE. SO I THINK I'M WITH ALL THREE. OKAY, CARL, I CAN FIGURE THAT TOO. OKAY. ALL RIGHT. THAT SOUNDS LIKE THE DIRECTION THAT LET'S LET'S GO WITH THE BROADER AREA AND AND MOVE IT FORWARD THAT WAY. 
          THAT'D BE GOOD. AND THEN YOU'LL HAVE THIS READY FOR US TO CONSIDER NEXT NEXT MONTH. IS THAT HOW THIS WORKS? OKAY. VERY GOOD. THANKS FOR LETTING US HAVE THAT INPUT. I THINK THAT 
          [8. DISCUSSION ITEM: RAI and Legislative Update]
IS AN IMPORTANT DISCUSSION. OKAY. ANY RA OR LEGISLATIVE UPDATE, MEGAN. NO, NOTHING SIGNIFICANT TO REPORT AS OF YET. THE LEGISLATURE IS NOW OFFICIALLY IN SESSION, SO SHOULD HAVE SOMETHING IN THE NEXT COUPLE OF WEEKS. ALL RIGHT, WE'RE BACK. ALL RIGHT. NEXT 
          [9. Next Meeting: February 19, 2026]
MEETING WILL BE FEBRUARY 19TH. IS THERE A MOTION TO ADJOURN? SO MOVED FOR A SECOND. SECOND? ALL IN FAVOR, SAY AYE. AYE. ANY OPPOSED? OUR MEETING'S ADJOUR
* This transcript was compiled from uncorrected Closed Captioning.