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Planning commission finds Snake River West urban renewal plan conforms to ImagineIF comprehensive plan
Summary
The commission adopted a resolution finding that the proposed Snake River West urban renewal project conforms to the city’s comprehensive plan. Staff said an eligibility study found the district met a majority of statutory criteria and that the new district will be used to finance infrastructure needed for mixed housing and commercial uses.
The Idaho Falls Planning Commission adopted a resolution finding that the proposed Snake River West Urban Renewal Project conforms to the city’s comprehensive plan (ImagineIF), clearing the way for the mayor and city council to consider creation of the urban renewal district.
Wade Saner, Director of Community Development Services and representative of the Idaho Falls Redevelopment Agency, explained the request: three properties were removed from the existing Eagle Ridge Urban Renewal District and combined with a triangular parcel to create a new Snake River West urban renewal district. Two of the parcels were not part of Eagle Ridge previously; the landowner requested the change so the properties could be included and so that the district could support infrastructure such as completion of Pioneer Road.
An outside consultant conducted an eligibility study required by state law and concluded that 11 of 14 statutory criteria were met; staff said the analysis also found that the district could bear the tax increment financing obligations. Saner said state law requires planning commission review of an urban renewal project for conformity with the comprehensive plan; staff concluded the proposed district fits the ImagineIF transect for mixed‑use centers and corridors, which the comprehensive plan describes as areas with mixed housing types, commercial uses and walkable centers.
Commissioners asked about the relationship between the new district and the Eagle Ridge district, whether Eagle Ridge remains financially viable after the change and why property owners seek deannexation and reorganization. Staff said Eagle Ridge would remain viable; the new district restarts the 20‑year statutory period for tax increment financing on the included parcels and accommodates infrastructure needs for planned commercial and multifamily development. Saner and others explained the basic mechanics of tax increment financing: property taxes are collected at a baseline and future increases (the increment) are directed to the urban renewal district for a statutory period (commonly 20 years) to fund reimbursable public infrastructure; developers typically fund up‑front work and are reimbursed as increments are collected.
The commission adopted the resolution by roll call (Commissioner Scott: Aye; Commissioner Cantu: Aye; Commissioner Eiler: Aye; Commissioner Meehan: Aye) and will forward the file to city council for their consideration.
