Commission validates conformity of River Commons amendment proposing remediation and new 'Riverside' urban renewal district

The Idaho Falls Planning and Zoning Commission voted to adopt a resolution validating that a proposed first amendment to the River Commons Urban Renewal Plan conforms with the city’s comprehensive plan.

Wade Sander, the city’s community development director speaking in his capacity as IFRA administrator, told the commission that geotechnical work on a northeastern portion of the existing River Commons Urban Renewal District revealed significant buried debris — in places reaching about 18 feet below the surface — left by historical land uses. Ball Ventures, the primary landowner in the area, proposed using a portion of the River Commons district’s remaining fund balance to remediate roughly 25 acres of contaminated fill and debris. Because the River Commons district expires at the end of 2028, staff and the developer proposed de-annexing a portion of the existing district’s eastern area and forming a new contiguous urban renewal district, to be called “Riverside,” that would incorporate the problematic parcels and county-owned parcels on the east side that will require an intergovernmental agreement with Bonneville County.

Sander described the remediation work as substantial and said preliminary estimates provided by the developer indicate remediation could cost on the order of $2.1 million and will require staging and truck work to remove debris. He said the proposed new district’s boundaries were designed to remain consistent with the ImagineIF comprehensive plan transects and with the zoning map, and to support mixed-use and commercial development, expanded trail connections, and road improvements (including an extension of Milligan). Sander noted that the redevelopment proposal also envisions integration with the city’s existing Porter Canal and trail network.

Commissioners asked about the scope and timing of remediation, whether debris existed beyond the parcels proposed for the new district, and how tax increment revenues would be handled. Sander and staff said the most severe debris was concentrated on the parcels targeted for remediation; the developer will phase work so costs are spread over time, and tax increment proceeds collected while properties remain in the urban renewal district are used to finance eligible district projects under state law. Staff also described the need for an intergovernmental agreement with the county to include county parcels in the new district and explained that state law changes limited the city’s ability to initiate annexation of commercial properties in some circumstances.

After discussion the commission approved the resolution validating conformity by roll call: Commissioners Cantu, Scott, Eiler, Ogden and Meehan voted yes. The motion passed.