[{"_1":2,"_85":-5,"_86":-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],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":-5,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},"mediaId",6570104,"mediaKeyId","3380771-6b756fdb7ba15b12214257c7cca59901","parentId",3380771,"title","Hurricane staff outline 20‑acre civic‑center plan, estimate $43 million for new city office and police station; council weighs sale, lease or bond","audioSeconds",4301,"startMs",2976000,"endMs",7277000,"viewUrl","/Search/View?dp=1&key=3380771-6b756fdb7ba15b12214257c7cca59901&start=2976&end=7277","thumbnailUrl","https://d352y6ypj4mjo3.cloudfront.net/AudioPlaceholder.png","articleUrl","/articles/6570104/Utah/Hurricane-staff-outline-20acre-civiccenter-plan-estimate-43-million-for-new-city-office-and-police-station-council-weighs-sale-lease-or-bond","mediaUrl","author","Hurricane City Council","date","2025-05-15T15:30:00Z","article","City staff presented a programmatic study and financing options for a 20‑acre civic center property during a council work session, laying out square‑footage needs, cost estimates and a range of financing scenarios including sale, ground lease, and bond financing.

Staff said the property was purchased in August 2021 for $3,033,000 and that the city applied existing reserves and targeted funds to that purchase. Based on consultants’ programing, the staff presentation estimated the city office would ultimately need about 31,200 square feet, the police station about 41,700 square feet and court functions roughly 15,000 square feet. Using current construction‑cost assumptions and an estimated allowance for utilities and contingencies, staff presented a combined construction and infrastructure estimate near $43 million.

City staff asked the council to consider several funding paths: selling portions of the site, creating ground leases for long‑term revenue, or issuing bonds. Zions Bank Public Finance provided illustrative comparisons that showed sales of buildable parcels could generate a one‑time receipts estimate (staff’s conceptual illustration totaled about $13 million for several parcels under a highest‑and‑best‑use assumption). In contrast, the consultants’ ground‑lease scenario produced a steady revenue projection roughly in the mid‑$400,000s per year (the presentation used approximately $447,000/year) under the concept plan; staff emphasized the ground lease would produce recurring revenue while preserving ownership.

“Please do not sell this property,” the city presenter said, arguing the land is a long‑term civic asset that will be needed as the city grows. Staff noted the city is planning for a 25‑ to 30‑year horizon and that property sold now could produce relatively little relative to long‑term value.

The presentation included a breakdown of the property purchase funding: staff said the purchase used about $1.6 million from savings, $347,000 in parks impact fees, $175,000 from the water fund and $900,000 in ARPA funds. Staff told the council the city’s unrestricted savings available for this project were roughly $7.7 million on paper, but that the immediately usable balance is closer to $4.5 million when accounting for recent commitments and the conservative budgeting approach staff follows.

Staff also outlined phasing and timing: design work for a new building was estimated at roughly eight months to reach construction documents, and construction timelines were estimated at about 18–24 months, depending on phasing. Staff said the police station has more urgent operational and safety needs because the current police facility was not built as a police station. The police chief described operational shortfalls: “Our office was never built to be a police station. It's not safe,” he said, citing unsecured prisoner intake, lack of a sally port and inadequate evidence storage, ventilation and refrigerated evidence capacity.

Council members asked whether the two primary buildings could be built sequentially to reduce near‑term financing needs. Staff and the police chief indicated the police station is the higher operational priority because of public safety and evidence‑storage requirements; staff noted some interim space‑sharing or temporary portable buildings could bridge needs during construction.

On financing, staff presented bond scenarios. Under an illustrative scenario that assumed sale of some parcels and application of roughly $11 million of cash resources, the city would still need to finance roughly $32 million. A 25‑year bond at roughly 4.5% was presented as an example, which produced a rough annual debt service estimate in the low‑to‑mid‑$1.4 million range; staff said that total could be reduced by applying ground‑lease revenue and by accelerating deposits into the general fund to offset early years of debt service. Staff also noted that grants, targeted federal/state programs (CDBG, NRCS, other grants) and program‑specific funding might offset discrete items (energy efficiency, pool HVAC, pavilion improvements) but would not likely cover the full building costs.

Staff recommended the council not sell the property at this time and to provide direction on whether staff should refine the concept plan toward a ground‑lease model, a partial sale model or a bond‑funded civic build. The presenter reiterated the long‑term planning rationale: if the city sells limited acreage now the community may face a future shortfall of public land for civic needs.

Next steps: staff asked for council direction on preferred financing and phasing approaches; if the council wants to pursue a ground‑lease or sale strategy staff said they would return with more detailed market analyses, lease structures and refined pro forma financing scenarios.

For the record: the presentation drew on a civic‑center programming document and Zions Bank Public Finance scenarios; consultants and city staff (including planning, public works and finance staff) participated in preparation of the materials.","mediaType","Audio","parentTitle","Hurricane City Council - 2025-05-15-CCR.1","oneSentenceSummary","City staff presented program and financing options for a 20‑acre civic center property the city bought in 2021, estimating about $43 million for new city offices, a police station and related infrastructure.","taxTitle","Hurricane, Washington County, Utah","taxId",80031,"location","Utah","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":50,"_51":82,"_53":-5,"_54":55,"_56":57,"_58":83,"_60":61,"_62":63,"_64":84,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6570108,"Developers seek 85-foot, five‑story hospital height and PID financing; staff outline procedural review",97,2730000,2827000,"/Search/View?dp=1&key=3380771-6b756fdb7ba15b12214257c7cca59901&start=2730&end=2827","/articles/6570108/Utah/Developers-seek-85-foot-fivestory-hospital-height-and-PID-financing-staff-outline-procedural-review","Developers of a proposed hospital campus in Hurricane asked city officials during a council work meeting to clear two major hurdles: a change that would allow a five‑story, 85‑foot building, and a property improvement district limited to the hospital parcel to raise capital for site and vertical construction.

The request matters because an 85‑foot height would exceed the city’s usual limits and because a PID would be a self‑imposed tax linked to the property rather than a general city levy. City staff said both items must move through normal review channels, including committee review, planning‑commission hearings and, where required, ordinance amendments recorded in a development agreement.

Glenn Adams, identifying himself as a developer representative for the project, described the height need as functional: “we're going to have to go to 5 stories, and that's what gets us to be 85 feet,” he said, adding the hospital’s operational efficiency and future bed expansion made vertical construction necessary. He told the council the first phase is sized for 24 patient beds but is being built to serve up to 50 beds as the campus expands.

On financing, project representatives said they plan to use a property improvement district (PID) that would apply only to the hospital parcels. A developer representative explained the district “is unique in that we're creating a district for just our hospital site” and that the PID would be used to bond infrastructure and building costs repaid through a levy on that property rather than by other taxpayers. The presentation said the levy would amount to “less than 1% of our operating costs” and that bond underwriters rely on that property levy for repayment.

City planning staff described the steps an applicant must take. “When they submit an application, it’s $2,000 to submit an application and then it comes to staff and they go through and do the vetting,” a staff member said, noting the city hires outside counsel (Gilmore Bell was named) to review legal documents for improvement‑district proposals. Staff repeatedly reminded council members that no formal decisions were being taken at the work session: “I want to be clear. You’re not making decisions today,” a staff member said.

Council members and commissioners raised planning, safety and precedent questions. Several members noted the change would create a local precedent for taller buildings: staff said a change would be made through a development agreement or a code amendment and that allowing 85 feet would be the first such approval under current practice. Planning commissioners asked whether a conditional‑use path could be used to allow extra height limited to hospital uses; staff and the city attorney advised that a development agreement recorded against the parcels or an ordinance amendment with conditions would be the cleaner legal approach.

Public‑safety and infrastructure speakers described additional requirements if the height and program are approved. Fire and power staff said the project would require stronger fire suppression systems but does not meet the technical threshold for a high‑rise classification; the fire representative recommended a “more extensive fire suppression system” but noted the building would be treated as a non‑high‑rise for several code purposes. Power staff said the full campus build‑out would require roughly 10 megawatts of capacity, with phase 1 estimated around 2 megawatts, and that a new substation and transmission work could take about two years to design and construct.

Access, traffic and FAA clearance for a proposed helipad also drew attention. Project staff said a life‑flight helipad is shown on plans and that landing sites require FAA approval. Council members urged ongoing coordination with UDOT and stronger access planning, saying minutes matter for emergency response when a hospital is sited near limited highway access.

Next steps: project representatives said the application for the height change and related permits is scheduled to go to the planning commission the following Thursday; staff will complete vetting, coordinate outside legal review and forward recommendations to the appropriate committees. No ordinance change, PID formation or formal approvals were made at the meeting.

For the record: the developer team identified itself as the project owners and management representatives (Glenn Adams and associates including Sean Porter, Rob Robinson and other named project principals). City staff emphasized the procedural path required—committee review, planning commission hearing and council action on any ordinance amendment or development agreement—before any change would take effect.","Developers of a proposed hospital in Hurricane asked city officials during a council work meeting to allow a five‑story, 85‑foot building and to authorize a property improvement district (PID) limited to the hospital parcels to finance vertical construction and infrastructure.","actionData","errors"]

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Hurricane staff outline 20‑acre civic‑center plan, estimate $43 million for new city office and police station; council weighs sale, lease or bond

Developers seek 85-foot, five‑story hospital height and PID financing; staff outline procedural review