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Midvale council approves amended Jordan Bluffs development agreement; RDA boosts TIF cap
Summary
Council approved a second amendment to the Jordan Bluffs Master Development Agreement and the Redevelopment Agency approved a related change to the tax-increment reimbursement agreement that raises the reimbursement cap and makes the new vacuum (vac) station eligible for payment once set development thresholds are met.
Midvale City Council on June 3 approved a second amendment to the Jordan Bluffs amended and restated master development agreement, while the Redevelopment Agency approved a companion change to the project'area tax-increment reimbursement agreement (TIRRA) that raises the reimbursement cap and allows the recently constructed vacuum sewer station to be reimbursed if future development reaches a defined threshold.
The council resolution (2025-R-34) passed unanimously; the RDA later approved the TIRRA amendment by suspension of the rules, also unanimously. The amended development agreement increases the city'facing park improvement cap to $13.5 million (up from $6 million in the prior agreement) and ties that cap to an annual 6% inflation escalation until park construction is complete. The agreement sets a target completion date for park improvements on or before Oct. 1, 2031 and includes a phasing plan that dedicates portions of the park as adjacent pods are developed.
Why it matters: the Jordan Bluffs area is the largest planned redevelopment tract in the city; the new terms are intended to lock in a larger park buildout and to allow reimbursement for key infrastructure (notably the vacuum sewer station) while preserving the city's ability to accept dedicated public land for its public works expansion.
Key provisions and numbers: the TIRRA amendment raises the maximum reimbursement cap to $53.3 million from roughly $41.0 million; it identifies the vac station as an eligible reimbursable item with an estimated cost of about $5.4 million. Reimbursement of the vac station is triggered when Lot 2 reaches an assessed building valuation of $194,000,000. The amendment also provides for city acquisition (by quitclaim) of a small parcel (about a half'acre) needed for a public works expansion and includes a one'year warranty/reimbursement period for defects after transfer of the vac station.
Developers and staff described the changes as a response to market shifts since the original agreement and to construction'cost escalation after the COVID era. Gardner Company representatives said the park layout was reconfigured to a single, more usable 15'acre park footprint that meets the development agreement's minimum width requirements. City staff said the reconfiguration corrects prior inconsistencies between the approved exhibit and the code requirement for park width.
Council members and nearby residents pressed the developer and staff on the park'to'building balance. Several council members and public commenters expressed concern that phases 1 and 2 could produce mostly housing without the commercial/office uses that would generate the tax increment necessary to reach the TIRRA reimbursement thresholds. Developer representatives said they remain committed to mixed use, that some office space already exists in the northern parcels, and that they are actively marketing for large office tenants; they also said vertical construction is underway on portions of Phase 1.
What was decided: the council approved the development'agreement amendment (resolution 2025-R-34). The Redevelopment Agency approved the second amendment to the Jordan Bluffs TIRRA, increasing the reimbursement cap and making the vac station eligible for reimbursement once Lot 2 hits the stated assessed value trigger.
Next steps and caveats: the council temporarily tabled (and later discussed the tabling status) a related zoning figure amendment that would replace figures in the Jordan Bluffs subarea exhibits; staff advised the council to coordinate final ordinance action with execution of the development agreement and TIRRA so that the city receives the development'agreement benefits if the ordinance goes into effect. Council members said they expect to see individual subphase development agreements for each pod, which will return to the council for review as they are filed.
Ending note: city and developer staff said they will continue working on scheduling for upcoming subphase approvals and that park construction will proceed as pods develop and as required thresholds are met for any reimbursement obligations.
