Cadence's Holdaway Fields amendment stalls over impact-fee dispute; council seeks financial analysis

Anthony Fletcher, presenting for planning and public works, briefed the council on a proposed major amendment to the Holdaway Fields development agreement. The recorded agreement covers a 295-unit development with requirements for parks, a senior clubhouse, and phasing tied to certificates of occupancy. The amendment would substantially re-order phases; staff noted it could affect the timing of park dedications and that the original agreement locked certain impact-fee assumptions that have since changed.

"We do not support locking in impact fees for any executed development agreement at all," Fletcher said, explaining staff concerns about pass-through third-party fees (for example, water and reclamation charges), which have increased since the original agreement was signed. Council members asked for a fiscal analysis showing how long it takes for property-tax revenue from new homes to offset impact-fee concessions and the city's long-term pavement and capital needs.

Cadence Homes representative Ryan Bybee said his firm had repeatedly negotiated with staff and that the impact-fee disagreement is the principal unresolved issue. He urged council to move forward with the non-fee portions of the amendment while attorneys resolve the fee question. "The impact fee issue, which is a big 1 for both you and at least for us as well," Bybee said.

Council requested a public hearing and directed staff and the city attorney to prepare revised amendment language and fiscal analysis of trade-offs before formal action. No formal vote occurred at the work session.