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Developers cite hidden concrete and steep geotechnical costs on Lot 12; RDA votes to split option agreement and advance Cowboy Jacks proposal
Summary
Reiki Properties and Cowboy Jacks updated the RDA: borings on Lot 12 hit a deep concrete monolith and poor soils requiring very deep piers or large excavation; members directed staff to draft a split-option agreement so the two developers can proceed separately and approved option agreements for other lots.
Lee Horemza of Reiki Properties updated the RDA on Lots 11 and 12 and said Lot 11 is nearing final plans for 60 units, a certified survey map (CSM) and a July construction start if schedule holds. "We are exactly at 60 units… we are nearing a CSM… expecting to exercise the early access agreement to get on there and start flagging stuff," Lee said.
Lee then described geotechnical borings on Lot 12 that repeatedly hit a large buried concrete slab and contaminants. He said borings encountered concrete starting roughly 7–9 feet and continuing to 18–20 feet, with poor soils below extending as deep as 75 feet. "When we got the borings for Lot 12, they were every single boring hit the concrete monolith and contaminants and then below the concrete monolith you had poor soil up to 75 feet," Lee said, explaining why vertical development would be expensive and technically challenging.
Bill Albright, representing Cowboy Jacks/Cap Best, argued Lot 12 could be repurposed as a landscaped parking and activation area to support a destination restaurant and the parkway, including solar canopy and foraging landscaping to benefit the park system and commercial activity. Bill cited Cowboy Jacks' experience and visitor numbers in Altoona to argue the site could generate foot traffic and commercial activity.
After discussion, a member moved that staff draft an agreement to divide the existing option agreement so Bill could take Lot 12 and Reiki would retain Lot 11; the motion was seconded and the chair called the vote. The RDA carried the motion. The RDA also approved option agreements for Lot 1 and Lot 2 in subsequent agenda items without recorded roll-call tallies.
Next steps: staff will draft the split-option agreement language and return the document and design evolution for RDA approval at a future meeting; developers will continue design coordination with planning staff.
