[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6628053,"mediaKeyId","2722739-72b6c002e69f435179e09534ed23db58","parentId",2722739,"title","Redevelopment agency approves McNeil MOU, narrows study area to three hotel parcels","audioSeconds",2020,"startMs",1398000,"endMs",3418000,"viewUrl","/Search/View?dp=1&key=2722739-72b6c002e69f435179e09534ed23db58&start=1398&end=3418","thumbnailUrl","https://assets.pipeline.soar.com/2722739-72b6c002e69f435179e09534ed23db58/thumbnail_1398000.jpg","articleUrl","/articles/6628053/Idaho-Falls/Bonneville-County/Idaho/Redevelopment-agency-approves-McNeil-MOU-narrows-study-area-to-three-hotel-parcels","mediaUrl","https://secure.pipeline.soar.com/6628053-60fbbfac8056c84316cba8f48b72dbaf/orig.mp4?Expires=1775043224&Signature=K19fcnqgBmtq-PEVkdfkdbKRT0AxBIqKCVCtlHoA6CGQnz73WFaYu2WTSxVRdwxZeJIcZg2Mff86cfYcwkR~67Co0db-tvJmbKm9K6i1vK23MHzotkTeSGpZjC6JWjxG3XpYeYTstP4NdhsuazUoXG4d5eNgJeHpSZwgLM156N5s24i0raiaCOfJ-Tq3VQM0~Z2YQ9y3K3w~AXNc3CzS8savQ4SLEwFJYOO1LecEyK5KA5DNB3F~zTcYGSY7m5GmWq5-pGaFRziKS1gi16ZTDJbmMngtBZlljWd17zPVbLWp3Ns2fHjMGn45AETgk11spjfq7Ev7yZogbQambB57~A__&Key-Pair-Id=KUT5TJCACFTXG","author","Idaho Falls City","date","2025-03-20T00:00:00Z","article","The Idaho Falls Redevelopment Agency on March 20 approved a memorandum of understanding (MOU) with McNeil Development LLC and directed staff to replace the MOU map with a refined study area that focuses on three northern parcels where a hotel project is planned.

The action, approved by roll call as Resolution 2025-03, follows a presentation from Lauren Walker of McNeil Development and about an hour of board discussion about phasing, eligibility and infrastructure needs. Walker told the board, “We have received a draft from Megan on the MOU . . . and we find the terms and conditions acceptable to us.”

The board discussed whether to study the entire area McNeil initially proposed or to limit the revenue-allocation study to the parcels the developer said are ready to move forward. Several commissioners raised concerns about timing, the 20-year statutory limit for urban renewal districts and whether peripheral infrastructure (roundabout, turn lanes) would be eligible for reimbursement under an urban renewal plan. Commissioner Lee Radford said taking projects in “smaller bites” can preserve the full 20‑year term for future parcels; Walker and other McNeil representatives said they wanted flexibility but were willing to work with a smaller footprint for the immediate hotel project.

Agency staff advised the board that an MOU does not guarantee eligibility or City Council approval and that the consultant study can be scoped to a smaller footprint. Megan Conrad (agency staff) said staff would replace the attached map in the MOU with a study area focused on the three parcels and “any adjacent property needed to support infrastructure needs necessitated by the project,” and directed the consultant accordingly.

Two board members disclosed potential conflicts and recused themselves from participating in the discussion and votes on the McNeil item; the remaining quorum moved the matter forward. The board then adopted Resolution 2025-03 authorizing the chair or vice chair to execute the MOU, subject to replacing the map to narrow the study area to the three northern parcels and related adjacent infrastructure areas.

What this means

- The MOU launches a consultant-led eligibility and financial-feasibility study limited to the three hotel parcels and adjacent areas needed to support any infrastructure the project requires.
- If the study finds those parcels eligible, the agency and McNeil would then negotiate any subsequent grant/participation agreement and the City Council would still need to adopt an ordinance creating a revenue-allocation area.

Board members and staff emphasized that public infrastructure items outside the defined study area (for example larger roundabout work) may require separate evaluation: as Commissioner Christopher Harvey put it, “If we’re just doing the hotel, I don’t think we’ll be able to go over and do the big roundabout.”

Agency next steps

Staff will: (1) replace the MOU map to reflect the refined study area, (2) direct the consultant to prepare an eligibility/feasibility report scoped to the three parcels (and immediate supporting infrastructure), and (3) return the draft study and any proposed agreement for board consideration. The formal vote authorized the chair or vice chair to execute documents and permitted technical changes to the agreement prior to signature.

Quotes

“We find the terms and conditions acceptable to us,” — Lauren Walker, McNeil Development.

“I think you can move forward with adopting the MOU and providing that a new map is replaced focusing on the three parcels,” — Megan Conrad, agency staff.

Ending

The vote on the resolution was unanimous among voting members present after the recusals. The agency indicated it will also seek an executive director to help manage the district-creation process and will return with the consultant’s report and a draft agreement in advance of subsequent action.","mediaType","Video","parentTitle","Idaho Falls City - Redevelopment Agency - Mar 20, 2025","oneSentenceSummary","The Idaho Falls Redevelopment Agency on March 20 approved a memorandum of understanding (MOU) with McNeil Development LLC and directed staff to replace the MOU map with a refined study area that focuses on three northern parcels where a hotel project is planned.","taxTitle","Idaho Falls, Bonneville County, Idaho","taxId",4472,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6628041,"Agency accepts Riverside eligibility report, will forward to City Council for designation",355,4467000,4822000,"/Search/View?dp=1&key=2722739-72b6c002e69f435179e09534ed23db58&start=4467&end=4822","https://assets.pipeline.soar.com/2722739-72b6c002e69f435179e09534ed23db58/thumbnail_4467000.jpg","/articles/6628041/Idaho-Falls/Bonneville-County/Idaho/Agency-accepts-Riverside-eligibility-report-will-forward-to-City-Council-for-designation","https://secure.pipeline.soar.com/6628041-769c61b7a1452b31442e6f7730f9d7df/orig.mp4?Expires=1775043224&Signature=fnDvU81iDWeuPT95DV9ur57LGfBDBvZEx54E2ZPD0b8iPi12gYTGbyHw7mrpqNd6zDq8Fzw9YSERksbw9ahAKr5qzLOjF4y~pIYjM1~WgY4nQ~BBOxmebFOz1yReG3PRm4Mrssgx-FNS9ga7DiGqr3FyldbweDXceQYLi9-ixaCxG0sAxlTt0s2AFjjrrUSqHuh7SnOLP-AOOMZj9eSZ7YpCzmxnz6PkuzvgD8vMPJwq~7RSyBBgRmBSopvmDkj2NtS3Vw9h9GLNUvJeq0J0yyL3pJaWda7t28c~DWvMt2lbtxk~DKOGv-uaghakn2I3vRCyXprSgf2AZhIo52i43w__&Key-Pair-Id=KUT5TJCACFTXG","The Idaho Falls Redevelopment Agency on March 20 accepted a consultant eligibility report for a proposed Riverside urban renewal area and voted to transmit the report and the board's resolution to City Council for the council's consideration.

Resolution 2025-04 directs the chair or agency administrator to forward the eligibility report and asks City Council to consider designation of the Riverside area as an urban renewal project and revenue allocation area. Brad Kramer (consultant/staff) summarized the report and showed photos and mapping to support findings of blight or inadequate infrastructure in areas east of Pioneer Road and along Milligan Road.

Kramer noted that some parcels within the proposed red boundary lie in unincorporated Bonneville County. Megan Conrad (agency staff) told the board those parcels can be included but inclusion will require additional steps including an agreement with Bonneville County before City Council can consider an ordinance incorporating those county parcels.

Board discussion addressed whether certain auto-dealership parcels west of Pioneer Road should remain in the study area. Kramer noted the dealerships met one eligibility criterion (lack of pedestrian infrastructure on Sunnyside Road) but suggested staff could revisit whether to keep that area within the district; the board did not remove the parcels at this meeting.

Action

The board adopted Resolution 2025-04 accepting the eligibility report and authorizing transmittal to City Council with technical changes as needed. The board asked staff to note county parcels and to work with county officials as required.

Quotes

\"Most of the eligibility is found east of Pioneer Road and moving along Milligan,\" — Brad Kramer, consultant/staff.

\"There would have to be a resolution passed by the county commissioners approving them to be included,\" — Megan Conrad, agency staff, referring to parcels in unincorporated Bonneville County.

Ending

Staff will transmit the eligibility report and the board resolution to City Council and begin any necessary coordination with Bonneville County on the unincorporated parcels included in the study area.","The agency accepted an eligibility report for the proposed Riverside urban renewal area and authorized staff to transmit the report and resolution to City Council for consideration of designation and a revenue allocation area; staff noted some parcels lie in unincorporated Bonneville County and will require county agreement.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6628045,"Redevelopment agency accepts FY2024 audit and approves 2024 annual report for filing",0,410000,"/Search/View?dp=1&key=2722739-72b6c002e69f435179e09534ed23db58&start=410&end=410","https://assets.pipeline.soar.com/2722739-72b6c002e69f435179e09534ed23db58/thumbnail_410000.jpg","/articles/6628045/Idaho-Falls/Bonneville-County/Idaho/Redevelopment-agency-accepts-FY2024-audit-and-approves-2024-annual-report-for-filing","https://secure.pipeline.soar.com/6628045-3b4b2801162df48186731f1681914d5b/orig.mp4?Expires=1775043224&Signature=Y8D62wVSz3rv4F2gHrmg36hg6mPgBFrnNj--rCUssHBqicTIDsaNYYtxqkxM-pQCpRZeZKg5xn-R6aOZfKC4jFycAej~9s5NL1KaqMDfuK7JVP5HR3lt1kwG9p6mW18Z5xjYqAT9lFvzP0pWKMdVTTxwsaodOAUAVASGxo-k-nr2uUC99CjRt5-4g6fhE9CcZ0CxNU5vxT83Auzw4sxNQA1XcheNrZd1qxqOcnJJXjddVqcjZHMhpT7f4DQM4U2qcbyFLxWs0sc1VB6UVb3wW9EJ0ncm9tlffuQFNZNKzLU-P6gSGIQlvkW9yAqpm5P7sxnLJgzox1wnpCB-hhk2LQ__&Key-Pair-Id=KUT5TJCACFTXG","The Idaho Falls Redevelopment Agency voted March 20 to accept the fiscal year 2024 audit and to approve the agency's 2024 annual report for filing with the state controller and other required offices.

Stacy Lemon of Running Company presented the audit and said the firm issued an unmodified (clean) auditor's opinion. “We have issued an unmodified report which basically states that we believe that the financial statements are not materially misstated in any way,” Lemon told the board.

Key audit findings and figures Lemon highlighted include:

- Cash and investments: approximately $2,900,000 as of September 30, 2024.
- Property taxes received in the year: about $1,400,000 (comparable to the prior year).
- Developer receivables: approximately $35,000 (split: $20,000 from US Development and $15,000 from Willow Creek/Little Creek Park-related approvals).
- New accruals: an OPA (owner participation agreement) obligation of about $445,000 was accrued in the year as parcel tax amounts were beginning to be received; those payments will be paid to the developer as taxes are received.
- Long-term liabilities: the audit shows long-term promissory notes and OPA amounts (detail referenced on page 23 of the report; aggregated figure referenced in meeting as about $13,000,000).

Lemon reviewed budget-to-actuals by fund. Some districts (for example, River Commons and Eagle Ridge) received less property tax revenue than budgeted; Jackson Hole showed increased revenues tied to development. The audit also lists current memoranda of understanding with developers (Yellowstone Square, US Development and Little Creek Park) and shows budget comparisons by allocation fund.

Annual report and filing

Agency staff noted there were minor edits needed to the published annual report (map labels and photographic captions). The board closed the public comment period (no written or verbal comments were received on the published annual report) and adopted Resolution 25-02 approving the annual report and authorizing technical corrections and transmittal to the city and the Idaho state controller.

Procedure and motion

The board voted to accept the audit report and to authorize filing of the audit and annual report as required by statute. Staff will make the agreed technical edits to the annual report and proceed with printing and filing.

Quotes

\"We have issued an unmodified report which basically states that we believe that the financial statements are not materially misstated in any way,\" — Stacy Lemon, Running Company (auditor).

Ending

The audit acceptance and the annual-report resolution passed unanimously. Staff will file the audit and the annual report with the state controller's office and other required agencies and make the technical edits discussed by the board.","The agency accepted the fiscal year 2024 audit (unmodified/unqualified opinion), approved the 2024 annual report and authorized filing with the state controller and related entities; auditors noted an unmodified opinion and highlighted developer receivables, OPA accruals and fund balances.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6628048,"Agency agrees to use River Commons funds to reimburse Ball Ventures for site remediation, directs grant agreement",852,3600000,4452000,"/Search/View?dp=1&key=2722739-72b6c002e69f435179e09534ed23db58&start=3600&end=4452","https://assets.pipeline.soar.com/2722739-72b6c002e69f435179e09534ed23db58/thumbnail_3600000.jpg","/articles/6628048/Idaho-Falls/Bonneville-County/Idaho/Agency-agrees-to-use-River-Commons-funds-to-reimburse-Ball-Ventures-for-site-remediation-directs-grant-agreement","https://secure.pipeline.soar.com/6628048-454d01fe4a19428f5e0cc9f7df7c588b/orig.mp4?Expires=1775043224&Signature=WludhcdDj1FfSGBPZGoWBxeczxoAzSJRlSewWNUlS0Uz9Mt0qKhFq01VLglkig7O7IBox9VLFi-55hPaEJaseskYM0ky8aD216dRD~WkXCJZyKbvX9IhDS9tv9UBQ2hNKQC-KAQI7Kax6dIOU3WTTrkCauoGVPXN3vBZ1TkovZDLiucufBBigN4VYikaeJhove9MHO3dbcDCPC1O~lOYLzXLTbqvM20kThGTZrK8F-7HUBvuaufq9DTdAvB2GV6n6YlEryEdIw-IE6aVG91zYqi8fLzxzVLeT-ZmxjL1-TMM1gg0YxBXA6cGJyx3iyz9470qJNUYxNgV4CayNcnSfQ__&Key-Pair-Id=KUT5TJCACFTXG","The Idaho Falls Redevelopment Agency on March 20 agreed in principle to use available revenues in the River Commons urban renewal district to reimburse Ball Ventures for site remediation work and directed legal counsel to prepare a grant participation agreement to memorialize reimbursement terms.

Megan Conrad (agency staff) summarized staff discussions and told the board that, after evaluating potential public projects in the district, staff and city departments concluded there were no other viable capital projects that could be completed in the district’s remaining life that would best use the funds. Brad Kramer (city staff) said the city’s planning and public-works review estimated roughly $3.5 million to $3.8 million in available revenues in River Commons between now and district closeout, and that the remediation request from Ball Ventures (a submitted bid) was approximately $2,500,000.

Brad Kramer said the city and developer reviewed alternatives—pathways, Milligan Road connections and other capital projects—but either those projects would not be completed within the urban renewal time frame or private funding was already in place. Kramer said the city preference expressed in staff meetings was to allow the remediation reimbursement rather than pursue small capital projects with limited added value.

Megan Conrad explained the next step would be a grant participation agreement that spells out specific reimbursement amounts, timing and priorities for revenue allocation. Conrad and other staff noted that revenue allocation proceeds are first pledged to repay existing obligations, then agency operations and other priorities; if revenues fall short, the full $2.5 million may not be payable in a single lump sum and reimbursement could be spread across future years.

Board action

A motion directing legal counsel to prepare a grant participation agreement with Ball Ventures and authorizing staff to continue negotiations passed unanimously. The motion directed staff to (1) prepare a draft agreement reflecting available revenues and repayment priorities and (2) return the draft agreement to the board for approval.

Key facts and figures

- Developer-provided remediation bid (approximate): $2,500,000.
- Staff projection of River Commons available revenues before district closeout: $3,500,000–$3,800,000 (staff estimate).
- Staff advised that existing pledged obligations and operations costs must be paid before reimbursements; reimbursement timing and amounts will be detailed in the forthcoming grant participation agreement.

Quotes

“There is an anticipated three and a half to $3,800,000 between now and the end of the district that could be spent,” — Brad Kramer, city staff.

“We will work with them on the grant participation agreement to figure out exactly what that looks like moving forward,” — Megan Conrad, agency staff.

Next steps

Legal counsel will draft a grant participation agreement that allocates available revenues to obligations and specifies the reimbursement schedule and maximum payable amount. Staff and the developer will then return the draft agreement to the board for formal approval at a future meeting.","The agency agreed in principle to use available River Commons revenues to reimburse Ball Ventures for site remediation work—estimated in a submitted bid at roughly $2.5 million—and directed legal counsel to draft a grant/participation agreement setting reimbursement details and timing.","actionData","errors"]

Article not found

Redevelopment agency approves McNeil MOU, narrows study area to three hotel parcels

Agency accepts Riverside eligibility report, will forward to City Council for designation

Redevelopment agency accepts FY2024 audit and approves 2024 annual report for filing

Agency agrees to use River Commons funds to reimburse Ball Ventures for site remediation, directs grant agreement