City staff preview Avian Shores public infrastructure district ahead of Dec. 4 hearing

Brigham City staff and bond counsel presented an overview of an application to create the Avian Shores Public Infrastructure District (PID), a special district that would finance off‑site infrastructure through bonds repaid by assessments and a district tax. Aaron Wade of Gilmore Bell, appearing for the city as bond counsel, explained the statutory framework for PIDs and the requirement that property owners provide 100% consent for formation and certain bond issuances.

Developers and staff described engineering estimates of roughly $26 million in public infrastructure required to support the project, most notably construction of 1200 West as a major north‑south corridor and a regional sewer lift station. Staff said disclosures to future homebuyers would include an up‑front assessment at closing (the application materials discussed roughly $9,500 per lot as an estimate) plus an ongoing mill levy tied to the bonds; Wade said the petition proposes a 5‑mill rate but the council can set parameters in the governing documents.

Staff told the council the PID board is initially appointed by the council and later can transition to self‑appointing or elected status per recent statutory changes; the developer’s petition proposes a three‑member initial board with named individuals. Aaron Wade flagged a recent draft state auditor review about whether some PIDs should be treated as component units for financial reporting, and staff noted appointment and governance choices can affect that analysis.

Council members asked about who the board members would be, how the district would operate after infrastructure is built, potential impacts on adjoining property owners and options to cap or control the mill levy and assessment levels. Staff recommended flexibility and stressed that PIDs are best evaluated case‑by‑case. A formal public hearing and full application packet will be presented at the council meeting on Dec. 4 for further action.