[{"_1":2,"_98":-5,"_99":-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",[32,74,86],{"_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":56,"_73":56},"mediaId",6583428,"mediaKeyId","3114942-3c734e2b849602b39e151f7ba883e404","parentId",3114942,"title","Developer says Stadium Point remains viable but needs equity; council presses for clearer timeline","audioSeconds",1444,"startMs",1334000,"endMs",2778000,"viewUrl","/Search/View?dp=1&key=3114942-3c734e2b849602b39e151f7ba883e404&start=1334&end=2778","thumbnailUrl","https://assets.pipeline.soar.com/3114942-3c734e2b849602b39e151f7ba883e404/thumbnail_1334000.jpg","articleUrl","/articles/6583428/Peoria/Maricopa-County/Arizona/Developer-says-Stadium-Point-remains-viable-but-needs-equity-council-presses-for-clearer-timeline","mediaUrl","https://secure.pipeline.soar.com/6583428-a6c83b50afe1178c829568d225170f70/orig.mp4?Expires=1770834462&Signature=Np7-dFbNJemqtlqEyUx~Ljh7DRoFTggjLwV6uqlaaGydLt3fgEDhRcp0oIiOZwvY3SAQWMMvpOmWYJYhlL0cdIZIbkFHBJ-gonaK8ohXofjVHRhbYW4dfNH6PRBiqJ-48uI6WzQG9VqtMmpZ4eWraeVgZ0XUK3AdVUQujpmpMIreUkjmO9E~zowV4uNdzsyGtj5QLQEAimd43j4MnwckiBNrLFZzs4BbZjjdRwc2lx-onhurTrQQLmce-5v81aQTuTtZlHN0XxG~efEwpFJnOPPBW6Odkk4jtp1XMFv052apGOX~taQjzeLUBqwXJCoEkxDlO4uhWZNhbY-fY1pz7g__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-23T04:29:25Z","article","City staff and the Stadium Point master developer, Steinhauer Properties, updated the council April 22 on progress and market obstacles for the 17‑acre Stadium Point project in Peoria’s P83 district, emphasizing that the team is seeking equity partners to move from schematic design to construction.

Deputy City Manager Mike Faust and developer Rory Sandstrom outlined the project’s history: the development agreement (DDA) was negotiated and approved in April 2021, followed by an implementation development agreement (IDA) in November 2022 that adjusted timing and confirmed public-incentive tools. Sandstrom said Steinhauer has spent more than $10 million in predevelopment capital and has executed schematic design for all vertical elements — multifamily, hotel, office and public amenities — and holds a letter of intent with Hilton to operate a 210‑key Curio-branded full‑service hotel. The developer also said Greystar would operate the apartments if the multifamily phase is advanced.

Market headwinds have changed the sequencing the partners expect to finance. Sandstrom said construction costs and interest rates have risen, and office leasing demand is “significantly lower,” so the developer plans to prioritize financeable elements — the apartment and hotel — while continuing to market the proposed Class A office to prospective tenants. He told council: “We have full confidence in this project,” but said identifying equity partners remains the gating item.

Council members expressed skepticism about the timing for office space. Councilmember Finn asked, “How do you tell me that you're prepared to move quickly when you don't have funding and you just — I just heard all those things?” Several councilmembers said the city needs clearer timelines or alternate plans if equity is not secured; Finn requested monthly written progress reports for the council and city manager. The developer said it will continue monthly meetings with staff and communicate with council when requested.

Timeline and next steps: Staff and the developer said the multifamily design-review process could move to construction-document submittal in roughly 12 weeks (after resubmittal); permits for non‑multifamily elements were estimated at four to six months for design review plus three to five months for permit issuance once construction drawings are submitted. The developers said that even with immediate funding, a 7–9 month stack of permitting and preconstruction steps could be expected before vertical construction begins.

Why it matters: Stadium Point is a long‑planned mixed‑use project intended to bring Class A office, hotel and apartments adjacent to the sports complex. The developer’s pivot to lead with residential and hotel components reflects broader market conditions for office product and affects the project’s sequencing, city infrastructure timing and expected economic outcomes.

What council asked for: Monthly written progress reports to the city manager and regular updates to council; staff and the developer said they will continue monthly coordination meetings and provide updates as requested.","mediaType","Video","parentTitle","City Council Meetings - 04/22/2025","oneSentenceSummary","City staff and Steinhauer Properties told the council they are pursuing equity partners to fund Stadium Point and will prioritize multifamily and a Hilton Curio hotel while continuing to market proposed Class A office space.","taxTitle","Peoria, Maricopa County, Arizona","taxId",2565,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6583433,"Peoria staff proposes voluntary ‘union vacation bank’ after Arizona Supreme Court ruling",340,180000,520000,"/Search/View?dp=1&key=3114942-3c734e2b849602b39e151f7ba883e404&start=180&end=520","https://assets.pipeline.soar.com/3114942-3c734e2b849602b39e151f7ba883e404/thumbnail_180000.jpg","/articles/6583433/Peoria/Maricopa-County/Arizona/Peoria-staff-proposes-voluntary-union-vacation-bank-after-Arizona-Supreme-Court-ruling","https://secure.pipeline.soar.com/6583433-f1e5de6b620ac7abe397df61a09cc19a/orig.mp4?Expires=1770834462&Signature=nn-OFN7UllMbxiFmOzumFXT-pEtTNuLCKuF6WalSiWwjdUEbLZK23AYQHelVpjS6aKaKBCd5VekkLSlw8AINDAbDm3DYyrgwtWdlyRS7ZpkVabnOp8TdCD9zY~hFCATAbso5g64qA81UdZxahpbasYfxR5PbcUwmEcrRQzq9ffl6LJbPSyQGvBecm4h~P8uCyiH2PPOKu8h5OFWYFPBoElIAtejIvpRaeokb9QIb5rruGkqJAAJy3VQLcsrmLTPUuaIq18PH1~56Cc0gpPCYhnKBIMeOJwYGxkH64eZmqED4KOXBuKNyNQ1MhC2CWb3BM-loY4~ws6Zbrva5NgHteg__&Key-Pair-Id=KUT5TJCACFTXG","Human-resources staff told the Peoria council at a study session on April 22 that the city will seek a city-code change allowing employees to voluntarily donate accrued vacation time into a union-managed bank that union representatives may use for union business.

Deputy HR director Brianne Nelson and HR manager Theresa Brenholt explained that Peoria historically provided “union release time” negotiated in memoranda of understanding — a pool of hours per labor group ranging from roughly 414 to 1,600 hours — that union leaders could use for representation, bargaining preparation, training or charity events. Nelson said the practice ended after the Arizona Supreme Court’s July 31, 2024 Gilmore/Gallego decision, which concluded that the prior municipal practice raised gift-clause concerns because the court found mere “goodwill” was not a sufficient tangible benefit to the city.

Brenholt told council that city negotiators subsequently removed references to union release time from collective bargaining agreements and met with labor groups to design an alternative. The staff proposal would add a new subsection H to city code section 6-5 authorizing voluntary gifts of accrued vacation time into a bank that union leaders could authorize employees to draw from for union business. Brenholt said the donation must be voluntary and that HR has drafted an implementing policy and documentation procedures. Staff said the code amendment is scheduled as a consent-agenda item (item 10C) on the next regular meeting and, if approved, HR will finalize the policy and begin implementation with the labor groups.

Why it matters: The change is a legal response to a state supreme-court decision that curtailed the city’s prior negotiated practice; the proposal aims to preserve a method for union representation while avoiding the constitutional gift-clause concern by making contributions voluntary and documenting municipal benefit and use.

What staff said: \"So in summary, we are requesting to add subsection H and this would allow individuals to donate their accrued vacation time on a voluntary basis for union business,\" Brenholt said during the study session. Nelson added that the city stopped authorizing the previous leave banks in August 2024 and has been negotiating the new approach with labor groups since then.

Next steps: Staff told council the amendment will appear on the consent agenda for the next regular meeting for formal approval and, once adopted, HR will complete implementing rules in consultation with labor groups so authorized union business hours may resume under the new, donated-vacation model.","City human-resources staff presented a draft code amendment to allow employees to voluntarily donate accrued vacation time to a union ‘bank’ for union business. The proposal follows a July 31, 2024 Arizona Supreme Court ruling that limited prior municipal practice.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_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":56,"_73":56},6583436,"Peoria council approves bond sales, budget advances and development amendments in unanimous votes",389,901000,1290000,"/Search/View?dp=1&key=3114942-3c734e2b849602b39e151f7ba883e404&start=901&end=1290","https://assets.pipeline.soar.com/3114942-3c734e2b849602b39e151f7ba883e404/thumbnail_901000.jpg","/articles/6583436/Peoria/Maricopa-County/Arizona/Peoria-council-approves-bond-sales-budget-advances-and-development-amendments-in-unanimous-votes","https://secure.pipeline.soar.com/6583436-bc0e3d8cbe96f312e16feca238b63c77/orig.mp4?Expires=1770834462&Signature=bDTeSNUQsglnPJDcM9WL2QNI-YXIFo10sub~gvckxHXKWrOh0oxQtal~wfoWdUj2BMTE-dfn9M7qVceiq5srHCTGpk0dBKqj52HsczypEQnS1GZWcmehXwO0YVBmzs-todJy9C8hkfkzqSecnZMKs-PiwjpStPnPWPfuSRAYS9~gI0IMRamkKEuf8xFngPwHdZw4fBNrAK4rN9fWMHHr4VAJgnY0p0bTgzmZMiqbYKwAhQzyDBVim7dGYRZDRHwwHx30MbQIPKROG1LS1jTk7Fgr75-Gsl-ao1Vwpr4~pzCKdt~PNIStd7Hucuu6pyb8Q1kGjbKPW6Unh~dxvq5TvA__&Key-Pair-Id=KUT5TJCACFTXG","Peoria City Council on April 22 approved a slate of financing and land-use actions, voting unanimously on a general-obligation bond authorization, two CFD items for the Mystic (Lake Pleasant Heights) development, a $15.3 million budget amendment to secure right-of-way for Peoria Innovation Corridor projects, and amendments to development agreements and zoning for Lake Pleasant Heights and downtown parcels.

The council approved Resolution 2025-49 authorizing the sale and issuance of general-obligation (G.O.) bonds of up to $95 million and set a plan to price the bonds in late April and close in mid-May. City staff said the sale is expected to be nearer $85 million and that the city’s AAA ratings allow access to favorable borrowing rates. Council also approved two Mystic Community Facilities District (CFD) items: calling a public hearing for the CFD feasibility report (item 5R) and authorizing the sale and issuance of CFD general obligation bonds for Mystic not to exceed $2.5 million (item 6R). Both CFD motions passed 7–0.

Council approved a budget amendment (29R, as amended) to advance $15,300,000 from the city’s contingency to acquire rights of way for multiple projects in the Peoria Innovation Corridor (including Lake Pleasant Parkway, Ashlar Hills Drive, 90th Avenue and reservoir/booster pump station work). Staff said the funds will be treated as deposits and reimbursed at land auction or by future development receipts; the amendment passed 7–0 after a minor wording amendment to align the motion with slide materials.

On land-use matters, council voted unanimously to adopt an amendment to the development agreement for Lake Pleasant Heights (also referenced as Mystic/Lake Pleasant Heights), clarifying park triggers, tying vertical construction north of the Central Arizona Project canal to completion of the El Mirage bridge, and adjusting fire-service coordination. Council also approved a city ordinance regulating fiber-optic communications in rights of way and a separate city-initiated rezone to unify downtown parcels with the downtown commercial mixed-use zoning district; both motions passed 7–0.

Votes at a glance
- 5R (Mystic CFD feasibility hearing): motion to call a public hearing and approve 5R — outcome: approved, vote 7–0.
- 6R (Sale/issuance of Mystic CFD bonds): motion to approve issuance of CFD general-obligation bonds, authorized amount not to exceed $2,500,000 (staff expects about $1,800,000) with levy ceiling of $2.65 per $100 limited assessed value — outcome: approved, vote 7–0.
- 28R (G.O. bonds authorization): motion to adopt Resolution 2025-49 authorizing issuance of up to $95,000,000 in G.O. bonds for streets, water/wastewater/drainage and public-safety facilities—outcome: approved, vote 7–0.
- 29R (Budget amendment for PIC projects): motion (as amended in session) to advance $15,300,000 for right-of-way deposits for Peoria Innovation Corridor projects (Lake Pleasant Parkway, Ashlar Hills Drive, 90th Avenue, Zone 5E/6E reservoir & booster stations, Agua Fria West recovery well) — outcome: approved, vote 7–0.
- 30R (Amendment to Lake Pleasant Heights development agreement): motion to adopt ordinance amending the development agreement (first amendment to the partial amendment and restatement) — outcome: approved, vote 7–0.
- 31R (Code amendment: fiber-optic communications in rights of way): motion to amend city code to regulate fiber-optic communications systems, adopt licensing and fee framework — outcome: approved, vote 7–0.
- 32R (Downtown rezone): city-initiated rezoning of approximately five acres (Osuna Park and Washington Street parcels) to align with downtown commercial mixed-use standards — outcome: approved, vote 7–0.

Why it matters: The G.O. bonds and the Peoria Innovation Corridor funding move forward work the city has included in its capital-improvement program; staff said the G.O. authorization is structured so the city can sell debt without raising the current combined property-tax rate of $1.44 per $100 of assessed value. The Lake Pleasant Heights and Mystic actions are related to public infrastructure and development sequencing for a long-planned mixed-use area north of the sports complex; the rezone and fiber legislation aim to smooth permitting and infrastructure for downtown redevelopment and private broadband investment.

Next steps: City staff said the G.O. bond pricing is planned for April 29 with a May closing, the Mystic CFD bond pricing is anticipated in early May with closing mid-May, and the Peoria Innovation Corridor work will enter right-of-way acquisition and later CIP budgeting phases. The fiber-licensing fee ordinance will return after a 60-day statutorily required notice period for adoption of fee amounts.","At its April 22 meeting the Peoria City Council approved a package of financing and development actions, including a general-obligation bond authorization, multiple project-specific bond and budget items, and zoning and development-agreement amendments. All contested agenda items on the regular agenda passed on voice roll calls with 7–0 tallies.","actionData","errors"]

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Developer says Stadium Point remains viable but needs equity; council presses for clearer timeline

Peoria staff proposes voluntary ‘union vacation bank’ after Arizona Supreme Court ruling

Peoria council approves bond sales, budget advances and development amendments in unanimous votes