City of Idaho Falls | minutes | meeting 2025-12-18 | City Council Meeting *Part 2 of 2* source: https://www.idahofallsidaho.gov/AgendaCenter/ViewFile/Minutes/_12182025-2066 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID ! DAHO FALLS Thursday, December 18,2025 7:32 PM City Council Chambers 1. CalltoOrder Present: Mayor Rebecca L. Noah Casper Council President Lisa Burtenshaw {via Teams) Councilor Jim Francis Councilor John Radford Councilor Jim Freeman {via Teams) Councilor Kirk Larsen Absent: Councilor Michelle Ziel-Dingman Also present: Stephen Boorman, Acting General Mgr IF Power Wade Sanner, CDS Director Brad Cramer, Prospective Planning Brian Cunnngham, Public Works Emily Geisler, City Clerk Chris Fredericksen, Public Works Director Pam Alexander, Municipal Services Director Meghan Conrad, Elam and Burke {via Teams) Zack Jones, City Attorney 2. Pledge of Allegiance Rick Dale led those present in the Pledge of Allegiance. 3. Public Comment No one appeared. 4. Mayor’s Choice Awards Purpose of the Awards ● Established about sixyears ago ● Selected by the Mayor’s staff with input from City Council members and department directors. ● Intended to recognize outstanding residents, businesses, organizations, or local efforts that made unique contributions to Idaho Falls. ● Typically presented at the first Council meeting of the year but awarded early this year to accommodatea busy Januaryagendaand to align with the holiday season. ● Recipient:Idaho Falls Spud Kings (juniorhockeyteam) ● Founded in 2022 and quickly became a major source of community pride. ● Won the 2025 Dineen Cup (NCDC championship), defeating the South Shore Kings 2-1. 1 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS Goalie Charlie Durkin earned Championship Series MVP honors. Idaho Falls became the first non-East Coast City selected to host the Cup championships, happening in April 2026. The team regularly sells out the Mountain America Center and has built strong community engagement, including service activities by players. A Citywide celebration followed the recent championship, and May 1®^ was declared Idaho Falls Spud Kings Day. Award accepted by Kevin Greene, team president and co-owner. Mayor’s Choice Award forOutstanding.Community.Education ● Recipient: Mayor’s Scholarship Fund ● Founded in 2006 to support Idaho Falls students pursuing education beyond high school. ● Focuses on “strivers” — students often overlooked by traditional scholarships due to GPA orfinancial criteria. ● Has awarded nearly $1 million in locally raised funds to approximately800 students in Districts 91 and 93. ● Includes Promise Scholarships for grades 8-11 and awards for graduating seniors. ● Scholarships support colleges, universities, community colleges, and workforce training programs. ● Emphasizes encouragement, belief in students’ potential, and life-changing support, not just financial aid. ● Designed to help students see new possibilities for their future and feel supported by their community. ● Recognized for fostering a community-wide belief in students who may not fit traditional scholarship molds. ● Entirely funded by local donations and focused on helping students bridge financial gaps while motivating them to pursue education. ● Award accepted by Leslie Pincock, Executive Director, who emphasized continued community support and fundraisingfor local students. Mayor’s Choice Award for Outstanding CommunityContribution ● Recipient: Idaho Environmental Coalition (lEC), contractorfor the Idaho Cleanup Project at Idaho National Laboratory. ● Honored for critical national-level environmental cleanup work conducted safely and responsibly in Idaho. « Achievements include: o Treating one-third of INL’s legacy liquid radioactive waste, o Leading the DOE complex in shipments of transuranic waste (over 1,100 shipments since 2022). o Completing major cleanup projects ahead of schedule, including subsurface disposal areas and historic facility demolitions. ● lEC employs and trains hundreds of Idahoans and contributes significant volunteer hours and community investment. ● Award accepted by Dana Kirkham, lEC principal and former Ammon Mayor. 2 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS Mayor’s Choice Award for "Under the Radar” ● Recipient: Steve Taggart, Idaho Falls attorney and communityleader. ● Recognized for behind-the-scenesleadership and strategic contributions to major local initiatives. ● Key roles have included: o Messaging and strategy behind the creation of the College of Eastern Idaho, o Assistance in reorganizing local transit into Greater Idaho Falls Transit (GIFT), o Mentoring leaders, candidates, and community organizations. ● Known for humility, volunteerism, and prioritizingteamwork over personal recognition. ● Celebrated for long-term civic impact, community responsibility, and quiet service. ● Award accepted by Steve Taggart himself. Mayor’s Choice Award for OutstandingCommunity Enrichment ● Recipient: Idaho Falls Farmers Market ● The Idaho Falls Farmers Market is a key communitygathering place that strengthens local connections, culture, and the economy. ● The market has grown significantly in recent years, expanding to Memorial Drive and hosting up to 173 vendors in 2025. ● During the May-October season, it attracts 8,000-9,000 visitors on a typical Saturday, with peak attendancereaching12,000. ● Overthe past four years, the markethas generatedmore than $6 million in Local sales, supportingfarmers,artisans,and small businesses. ● To adapt to Idaho’swinters,the marketlaunched a monthly indoor winter market (November-April)featuring about 75 vendors. ● The winter market provides year-round income opportunitiesfor local producers and a warm, welcoming space for families. ● The Farmers Market plays a major role in community events, including the Water Tower Tribute Block Party and the City tree lighting, helping transform them into vibrant celebrations. ● The market is recognized for its innovation, leadership, creativity, and service. ● Award accepted by Clark Poston, Market Manager Mayor’s Choice Award for Outstanding Humanitarian Service ● Defined by consistently stepping in to help wherever there is need. ● For more than 30 years, Dr. Fritz Schmutz has demonstrated this commitment to the Idaho Falls community. ● He is known for his quiet, hands-on compassion, always putting people first and never seeking recognition. ● Dr. Schmutz has played a key role in launching and supporting programs for individuals with special needs and veterans, contributing in anyway necessary to help those programs succeed. ● His early efforts helped create lasting opportunities that continue to change lives today. ● Long before the term “food insecurity” was common, he worked to address hunger in the community. ● He organized food drives, personally rented storage space when none existed, and partnered with local organizations to ensure food reached families in need. 3 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS His work influenced community traditions, including parade-based food donation efforts supported by City leaders. Professionally, he has served as a physician in Idaho Falls for over three decades, known for exceptional care, attentiveness, and going the extra mile for patients. Dr. Schmutz exemplifies humility, compassion, and service above self. Award accepted by Dr. Schmutz himself. Mayor’s Choice Award for Outstanding Global Citizenship: ● Recognizes extraordinary dedication to international friendship and cultural understanding in Idaho Falls. ● Clarke Kido is honored for his long-standing service with the Idaho Falls Sister Cities organization, strengthening ties with Tokai, Japan. ● His work has built lasting cross-culturalconnectionsthat enrich the entire community. ● Clarke conceived and helped design the Idaho Falls Friendship Garden, inspired by gardens he saw in Japan. ● He collaborated with community partners and the Idaho Falls Parks and Recreation Department to bring the garden to life. ● The Friendship Garden is a valued community space used for reflection, gatherings, and milestone photos such as proms and weddings. ● Clarke continues to devote significant time to maintaining the garden and preserving its authenticityand cultural integrity. ● He is a longtime member of the Japanese American Citizens League (JACL) and has served as treasurer of the Idaho Falls Sister Cities Association. ● He has helped preserve and celebrate Japanese culture locally and created opportunities for meaningful cultural exchange. ● Clarke organized and led visits to important historical sites, including the Minidoka internment site, to foster understanding and remembrance. ● Community leaders describe him as thoughtful, kind, humble, and focused on improving life for others ratherthan seeking recognition. ● Clarke Kido is recognized as a quiet leader whose vision and service exemplify global citizenship and community impact. ● As he prepares to move to Boise to be closer to family, the community expresses gratitude for his lasting legacy and contributions. Mayor’s Choice Award for Outstanding Philanthropic Commitment ● Recipient: Heroes Defense Fund ● Hosts annual 9/11 Tribute Banquet and public events that bring first responders and 9/11 heroes to Idaho Falls to share their stories. ● Uses events as fundraisers to support first responders, veterans, and their families while deepening community appreciation for their service. ● Recognized for sustained, hands-on philanthropy despite operating as a for-profit business. ● Emphasized strong partnerships with local first responders and the strength of the Idaho Falls community. ● Award accepted by Travis Snowder, board of directors co-chair 4 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS Mayor_:s ChoiceAwardJQr_Qjjtstanding Community Partnership ● Recipient: Shoshone-BannockTribes ● Honored for generations of stewardship of the land and meaningful collaboration with Idaho Falls. ● Contributions include cultural preservation, education, and community engagement. ● Longstanding partnership with the War Bonnet Round-Up Rodeo, including opening ceremonies with tribal drummers and dancers and cultural messages. ● Key partners with the Museum of Idaho’s Way Out West exhibit, providing expertise, artifacts, ceremonies, and cultural guidance. ● Collaborate annually with INLon Earth Day celebrations, including cultural blessings. ● Recognized for enriching the communitythrough respectful, professional, and enduring partnerships. Mayor’s Choice Award for_^Out of_the_Ashes” ● Recipient: Alan Reed, Reed’s Dairy ● Family-owned Idaho Falls institution dating back to 1955, rooted in early home milk delivery and farm-to-table practices. ● Alan Reed pioneered Reed’s Dairy ice cream, now a regional staple. ● Business has grown to serve Eastern and Western Idaho, operating multiple retail stores and processing milk from their own dairy. ● Known for innovation, communitytraditions, and family leadership across generations. ● After a devastating fire in January 2024 destroyed the original production facility, the family persevered with community support. ● Opened a new 25,000-square-foot production facility in November 2025, symbolizing resilience, renewal, and enduring community ties. ● Award accepted by Alan Reed, who expressed gratitude and humility, emphasizing that while tragedy brought sadness, it did not bring defeat. ● Mr. Reed credited the successful rebuilding of a new dairy processing facility in just 22 months to: o Dedicated employees and leadership, o Strong community support, o Assistance and partnership from the City. ● Mr. Reed thanked the Idaho Falls community for standing behind the business and making recovery possible. ● The Mayorclosed by Lightheartedly acknowledging the length of the ceremony, notingthat many more people deserve recognition and emphasized that Idaho Falls is a great place because of its people. The meeting paused briefly to allow recipients to gather for a group photo before the meeting was called back to order. 5. Remarks - Mayor Casper {Presented during the Mayor’s Choice Awards) 6. Consent Agenda A. Office of the Mayor 5 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS 1. 25-496 Appointment of Jim Freeman to the Golf Advisory Board, reappointment of Bill Combo & Robert Nitschke to the Parks & Recreation Commission, and Reappointment of Tanner Fonnesbeck, Robert Skinner and Brent Robertson to the War Bonnet Advisory B. Municipal Services 1. 25-498 Bulk purchase of ammunition from Salt Lake Wholesale Sports for $107,190. 2. 25-501 Purchase of a Compact Wheel Loader from Intermountain Bobcat of Idaho Falls for $89,595.71. 3. 25-502 Software & Professional services from VLCM with Arctic Wolf for $104,802.50. 4. 25-505 Treasurer's Reportfor October2025 C. Airport 1. 25-504 Non-Exclusive Rental Car Concession Agreement with Overland West for $219,596.58 in revenue plus a 10% privilege fee. 2. 25-506 Peer-to-PeerCar SharingAgreementwith Turo Inc for 10% of its gross revenue. D. Office of the City Clerk 1. 25-465 City Council Meeting Minutes (04.26.2024) 2. 25-463 November 2025 permits and licenses a. 21 New b. 18 Renewed c. 15 Contractors 3. 25-474 Results of the Regular and Runoff Elections held on November 4'^ and December 2"'^ 2025 Motion 1: Approve, accept, or receive all items on the Consent Agenda according to the recommendationspresented, o Moved by: Councilor Larsen o Second: Councilor Radford o Vote: Aye: Burtenshaw, Francis, Freeman, Larsen, Radford. Nay: none o Motion carries. 7. Regular Agenda A. Idaho Falls Power 1. 25-486 Resolution Establishing Standards for Greenbelt Maintenance Presentation/Discussion (Acting General Manager Boorman): Idaho Falls Power uses the Snake River, a public resource, for hydroelectric generation, which creates physical impacts on the river. Under its Federal Energy Regulatory Commission (FERC) license, Idaho Falls Power is legally required to: o Provide recreational opportunities related to its hydro projects, o Mitigate environmental and public-use impacts on the river. The proposed resolution clarifies responsibility for Greenbelt maintenance, specifically: 6 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS Which maintenance obligations belong to the utility versus the City. How funding and resources are allocated. o o Proposed Approach: ● Rather than Idaho Falls Power directly managing park-like spaces, resources will be transferred so Parks & Recreation—the department with appropriate expertise—handles Greenbelt maintenance. ● This arrangement was described as a practical and efficient partnership that leverages existing City expertise. Council members acknowledged significant staff effort in developing the resolution. The resolution clarifies long-standing confusion over definitions, including the difference between the “Greenbelt” and the “pathway.” The agreement aligns well with the ongoing relicensing of the City’s hydroelectric generation project, expected to conclude around 2028. Motion: Approve the Resolution authorizing Idaho Falls Power (IFP) to contributeten percent of its annual gross hydro generation value to Idaho Falls Parks and Recreation (P&R) forgreenbelt maintenance and improvements within the FERC project boundary and authorize the Mayor and City Clerk to execute all necessary documents. Moved by: Councilor Francis Second: Councilor Larsen Vote: Aye: Burtenshaw, Francis, Freeman, Larsen. Nay: Radford. Motion carries. o o o o Public Works 1. 25-499 B Local Professional Services Agreement with Horrocks Engineers in support of the Holmes Avenue, Sunnyside Road to TaylorviewImprovement Project Presentation/Discussion(Director Fredericksen): Project Overview: ● The project involves the expansion and urbanization of Holmes Avenue, from south of Sunnysideto TaylorviewMiddle School. ● Improvements include widening the arterial roadway and adding sidewalks, curb and gutter, and lighting where right-of-way allows. ● Some limitations exist due to remaining county-owned properties, but the goal is to completethe arterial corridorwithin those constraints. Funding and Timeline: ● Design contract cost: $443,874 ● City match: 7.34% ($32,580} ● Design timeline: Approximately 12 months ● Estimated construction cost: Just under $3.4 million ● Construction funding is currently scheduled across 2030-2031, with hopes to consolidate into a single year closer to construction. Federal Funding Context: 7 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS The project is part of the Federal Aid Program through the Bonneville Metropolitan PlanningOrganization(BMPO). Idaho is a net recipientstate, receivingmore federaltransportation funding than it contributes in gas taxes—unlike states such as Texas or California. Because of federal matching, the City effectively pays about $0.07 on the dollar, making the project a strong value for taxpayers. While federal funding adds complexity and longer timelines, it enables projects that would otherwise be unaffordable locally. Council Discussion: Council members emphasized the importance of long-range planning to take advantage of federal funds. Staff explained that although the timeline is lengthy, the project was not feasible earlier due to funding constraints and federal requirements. The consensuswas that waiting for federal assistance provides substantial benefit and makes major infrastructure investments possible. Motion: Approve the ProfessionalServices Agreementwith Horrocks Engineers, Inc., and authorize the Mayorto execute the document, o Moved by: Councilor Radford o Second: Councilor Francis o Vote: Aye: Burtenshaw, Francis, Freeman, Larsen, Radford. Nay: none o Motion carries. Resolution for Grant Application to Rehabilitate the Lincoln Road Bridge 2. 25-500 over the Idaho Canal Presentation/Discussion (Director Fredericksen): Key Details: ● The resolution is required to formally acknowledge the City’s intent to seek federal funds and committo the required local match. ● Federal funding requested: $2.6 million ● Local match: $190,840 (7.34%) ● if approved,the earliestconstructionfundingwould be available in 2033, reflectinglong federal project timelines. Additional Context: ● Federal aid projects take significant time to develop, often placing construction in the outeryears of funding programs. ● The City may use advance construction, paying upfront with local funds and later seekingfederal reimbursement, if community priorities and funding allow. ● Having design work completed early positions the City to take advantage of advance construction opportunities. Council Discussion: ● A Council member asked about the impact of newly collected road impact fees, specifically how much they are reducing the City’s infrastructure backlog. ● Staff explained that the impact fee study: 8 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS o Based projections on arterial road mileage as of 2022. o Aims to maintain the same level of service as growth continues. ● Public Works staff offered to provide more detailed information in a future discussion. Motion: Approve the Resolution required as part of the grant application submission for federal funds to rehabilitate the Lincoln Road bridge over the Idaho Canal and authorize the Mayor and City Clerk to sign the document, o Moved by: Councilor Radford o Second: Councilor Francis o Vote: Aye: Burtenshaw, Francis, Freeman, Larsen, Radford. Nay: none o Motion carries. C. Community Development Services Final Plat and Reasoned Statement of Relevant Criteria and Standards, Idaho Traffic Safety, Division No. 1. 1. 25-503 Presentation/Discussion (Director Sanner): ● Councilors Larson and Radford noted the item was straightforward, had gone through the Planning Commission, and raised no concerns. ● The plat met all requirements and aligned with prior approvals. ● Discussion clarified that the property name comes from the company name - Idaho Traffic Safety, which supplies and stores traffic control equipment such as cones and related materials. ● The company is relocating from its current Sunnyside location after outgrowing the existing facility. Motion 1: Accept or Approve the Final Plat for Idaho Traffic Safety, Division No. 1 and give authorization for the Mayor, City Engineer, and City Clerk to sign said Final Plat, o Moved by: Councilor Larsen o Second: Councilor Radford o Vote: Aye: Burtenshaw, Francis, Freeman, Larsen, Radford. Nay: none o Motion carries. Motion 2: Approve the Reasoned Statement of Relevant Criteria and Standards for the Final Platfor Idaho TrafficSafety, Division No. 1 and give authorizationforthe Mayortoexecute the necessarydocuments. Moved by: CouncilorLarsen Second: Councilor Radford Vote: Aye: Burtenshaw, Francis, Freeman, Larsen, Radford. Nay: none Motion carries. o o o o 9 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS Legislative Hearing for Consideration of an Ordinance approving the Urban Renewal Plan for the Riverwalk Urban Renewal District 2. 25-495 Presentation/Discussion (Director Sanner, Mr. Cramer, Ms. Conrad - via Teams): ● The public hearing was opened, with all materials and testimony ordered into the official record. ● The proposed ordinance establishes a 20-year urban renewal district, running through December 31,2045. ● Key milestones: Eligibility Report Adopted by City Council: July 2025. Agency approval: Idaho Falls Redevelopment Agency, October 16,2025. Planning Commission review: November 5, 2025, for Comprehensive Plan compliance. Public notice: All affected taxing districts notified; notices published in November. District Overview: ● Covers approximately 10 acres west of the Snake River near Pancheri Drive, Broadway Avenue, and adjacent to the existing River Commons area. ● Portions previously included in the Snake River Urban Renewal District (1988-2018) but remained undeveloped. ● Includes portions of Bridgeport Drive and Utah Avenue rights-of-way. Statutory CQmp,liancg^gd Jaxi DgJnip^cts: ● Plan meets Idaho Code requirements, including revenue allocation, financing provisions, and economic feasibility. ● District is well under the 10% taxable value cap, with total combined urban renewal districts at ~$108 million versus an $810 million limit. ● Bonneville County Ambulance District excluded due to lack of consent; school district levies not contributing at plan preparation. ● Fiscal impact primarily involves temporary deferral of new tax revenue, not a reduction in existing budgets. Economic Feasibility Highlights: ● Private investment: ~$40 million, including: TownePlace Suites hotel (112 rooms, ~$27 million) Multi-story office building Mixed-use development near Culver’s ● Eligible urban renewal costs: ~$4.1 million, mainly for rock blasting, infill, and limited public infrastructure. ● Multiplegrowthscenariosmodeled(conservativeto moderate),all showingsufficient tax increment revenue to cover costs. ● Developers receive 75% of tax increment revenues via Owner Participation Agreements (OPAs); the agency retains 25% for administration and potential public projects (~$1.1- $1.8 million). ● Full repaymentunder a conservativemodel is projectedby 2046, after district closure in 2045. Infrastructure and Timing: o o o o o o o 10 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS ● Key improvements, like the canal pathway, planned early with initial development (Site One). ● Sidewalk gaps on Utah Avenue scheduled for later Site Three development but could be built earlier if funds allow. ● Prompt project initiation (e.g., hotel in 2026) is crucial for financial feasibility. Public_Comment and Legal Clarifications: ● Public inquiry by John Cummingham on possible parcel interest. He believes he has put money down on a portion of the property. He was directed to staff for follow-up outside the hearing. ● Minor slide corrections noted: “Bannock County” should not be shown ● Land use and zoning maps support mixed-use commercial development. Financing Clarification: ● Upfront costs (infrastructure, basalt removal) are developer-paid and reimbursed via tax increment revenue. Tax increment financing (TIF) does not directly burden taxpayers; long-term development increases the City’s tax base. Example: property values projected to grow from under $1 million to ~$40 million, enhancingfuture tax revenue. Hearing concluded and closed; Council moved to deliberation and consideration of the ordinanceto formallyapprovethe RiverwalkUrban RenewalDistrict. o o Motion: Approve the Ordinance approving the Riverwalk Urban Renewal District under a suspension of the rules requiring three complete and separate readings and request that it be read by title and publishedby summary, o Moved by: CouncilorLarsen o Second: Councilor Radford o Vote: Aye: Burtenshaw, Francis, Freeman, Larsen, Radford. Nay: none o Motion carries. Ordinance Title Read: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF IDAHO FALLS. IDAHO, APPROVING THE URBAN RENEWAL PLAN FOR THE RIVERWALK URBAN RENEWAL PROJECT, WHICH PUN INCLUDES REVENUE ALLOCATION FINANCING PROVISIONS: AUTHORIZING THE CITY CLERK TO TRANSMIT A COPY OF THIS ORDINANCE AND OTHER REQUIRED INFORMATION TO COUNTY AND STATE OFFICIALS AND THE AFFECTEDTAXING ENTITIES; PROVIDING SEVERABILITY.CODIFICATION,AND PUBLICATION BY SUMMARY; PROVIDING FOR A WAIVER OF THE READING RULES; AND PROVIDING AN EFFECTIVE DATE. D. Municipal Services 1. 25-473 Police Department Vehicle Lease and Upfit Program for FY 2025/26 Presentation/Discussion(DirectorAlexander): ● 14 police vehicles and associated equipment. 11 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS ● Lease Authorization: Based on Resolution 2024-04, which allowed a lease-purchase agreement up to $1.5 million for law enforcement equipment. ● CurrentProposal: o Total lease amount: $904,135 over 5 years o Annual lease payments: $180,827 ● Procurement: o Vehicles purchased from United Fleet Services via RFP 24-01 o Vehicle upfits sourced via a separate RFP with Day Wireless ● Budget & Compliance: o Total authorized with this approval: $1,368,660, still under the $1.5 million cap o Lease and budget forecasts confirm the department remains within allocated funds ● Police Chief Johnson was present to answer operational questions; no further concerns raised. Motion: Accept and approve the Police Department vehicle lease and upfit program for fiscal year 2025/26 and authorize the Mayor and City Clerk to sign the necessary documents, o Moved by: Councilor Larsen o Second: Councilor Francis o Vote: Aye: Burtenshaw, Francis, Freeman, Larsen. Nay: Radford, o Motion carries. Appeal Hearing-Impact Fee Assessment for Barnwood Estates Townhomes and Terrace Gate Condominiums 2. 25-497 Presentation/Discussion (Director Alexander, Director Fredericksen, Mr. Cunningham Attorney Jones), Appellant(s): Erin Bingham, Eric Reed: ● The hearing was opened with all material & testimony ordered to be includedin the record. R e im b u rsement_Rga.u_e.st ● Developers (the Appellant) sought credits for impact fees already paid, arguing the City required them to widen Skyline Drive beyond what their projects needed. ● Widening included land dedication (0.17 and 0.423 acres) and construction costs totaling $328,212.50. ● Developers claimed the City previously indicated, through staff discussions, that such credits could be granted if costs were verified. ● They requested a credit toward future fees, not a reimbursement for fees already paid, to avoid “double-dipping.” 12 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS Development Agreement & Legal Context ● The Development Agreement allowed reimbursement for roadway improvements subject to City approval and impact fee collection. ● No formal written agreement existed prior to construction specifying the credit amount. ● City code (§10-8-9) requires a written agreement and three independentbids submitted priorto constructionto qualify for reimbursement. ● Developers submitted bids after construction, making their request procedurally untimely. ● A single-unit exemption for a demolished home was granted ($5,273.50), but other requested creditswere denied. City Reviewand Determinations ● Impact Fee Administrator (Director Alexander): o Denied system improvementcredits due to timeliness and lack of pre construction agreement, o Offered informal resolution: submission of three bids for potential consideration of road widening costs. ● Public Works Engineer (Mr. Cunningham): o Confirmed three bids prior to construction are required to ensure legal and competitive compliance, o Reimbursementpost-construction is difficult under state law. ● Procedural Notes: o Reimbursement applies only to construction costs, not right-of-way dedication. Skyline Drive’s arterial designation required lOOftwidth; this was consistent with City code and annexation requirements, o Paying impact fees without protest typically bars appeals, but Council determined it didn’t impact reimbursement eligibility here. o Developer/Appellant Position ● Developers obtained four bids prior to construction (Pepco, Edstrom, Knife River, MD Nursery& Landscape). ● Construction began in spring/summer 2024; delays in planning and zoning caused repeated resubmissions. ● Developers argued they were effectively being charged twice: through impact fees and roadway construction costs. ● They sought recognition of actual costs incurred and a negotiated credit for roadway construction (~$328,212) plus land dedication (~$370,000), totaling -$700,000. ● Developers expressed willingness to work with staff under the informal resolution offered. ● Appellant provided five handouts to Council and City Clerk (attached) 13 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS C_o.uncil DLs_cuss[o_n ● Credit vs. Reimbursement: Council clarified reimbursement is separate from routine impact fees. ● Policy Limitations: Council focused on the appeal only; broader policy changes (e.g., right-of-way reimbursement) were off-limits. ● Procedural Errors: Council noted developers’ failure to pay under protest or obtain pre construction agreement but determined this did not prevent reimbursement eligibility for construction costs. ● Motions & Outcomes: 1. Affirmed Impact Fee Administrator’s Novembers, 2025, letter denying system improvement credits. 2. Affirmed single-unit housing exemption for the demolished home. 3. Directed staff to negotiate informal reimbursement for Skyline Drive construction based on pre-constructionbids. 4. Directed Legal staff to draft a reasoned statementexplaining Council deliberation and rationale. Council Direction on Reason Statement ● Paying Under Protest: Council decided not to include this as a denial basis to prevent it from becoming standard practice. ● Drafting & Review: Legal staff to prepare a written reasoned statement reflecting Council discussion, to be reviewed at a work session on January 5 and finalized January 8, before the end of the current Council term. ● The process was deliberately slow and deliberate to ensure transparency and public understanding of complex issues. Motion 1: Uphold the terms of the letter from the Impact Fee Administratorissued on November 6,2025, in terms of its offer of an informal resolution to resolve the official denial of eligibility for reimbursement of impact fees for the construction of Skyline Drive, o Moved by: Councilor Francis o Second: Councilor Larsen o Vote: Aye: Burtenshaw, Francis, Freeman, Larsen, Radford. Nay: none o Motion carries. Motion 2; Request that a Reasoned Statement be drafted by the Legal Department based on tonight’s deliberation and be returned to City Council no later than January 8,2026. o Moved by: Councilor Francis o Second: Councilor Burtenshaw o Vote: Aye: Burtenshaw, Francis, Freeman, Larsen, Radford. Nay: none 14 City Council Meeting Minutes 680 Park Avenue Idaho Falls, ID I DAHO FALLS o Motion carries. 8. Announcements ● UTV Holiday Light Parade: o Tomorrow night, o The parade is already full—no additional vehicles can participate, o Donations are encouraged for the food bank during the holiday season; details on whether donations should be cash only will be clarified via a social media post. ● Fire Station Ribbon Cutting: o Monday at 10:00 a.m. at Fire Station #6, 2767 Spitfire Drive, o Open to the public, with tours available. ● Police Department Swearing-In: o Monday at 4:00 p.m., swearing in of new police officers. ● City Closures: o City offices closed December 25 for Christmas Day. o City offices closed January 1 for New Year’s Day. ● Upcoming Meetings: o Work session: Monday, January 5, at 3:00 p.m. o Council meeting: January 8, to conclude old business, swear in newly elected officials, and formally seat the new Council. There being no'further business, the meeting adjourned at 11:44 PM Rebecca L. Noah Casper, Mayor 15 CITY OF IDAHO FALLS November 4, 9095 Bonneville County Consolidated Election - November 4, 2025 November 04, 2025 Detailed Results by Contest Idaho Falls Mayor Vote For 1 9 5»> s «● 6 r .●c .<● Tl C T Si O' Sj i? 's f9 i? c #3 e> .■5r Si Si Si ‘S o 4- ●* o o .C' ●6 J? ■fP Si A. a 'S A? Si V/ C- o O C5 a: NON NON NON 267 01 XI 203 0 1 1.482 520 02 203 36 133 0 0 1193 374 03 104 7 88 0 0 7fi« 199 224 04 IS 23S 0 4 1.351 474 05 162 37 99 1 1 1.037 298 06 244 26 172 0 0 1.156 442 157 07 26 139 0 1 1.096 324 06 279 21 165 0 1 1.203 465 09 159 32 134 0 3 1.389 325 10 220 26 170 0 1 1.161 416 176 11 36 242 0 1 1.223 454 12 162 41 186 0 2 1.123 409 158 13 36 186 0 1 1.293 382 14 172 20 215 0 2 954 407 251 15 17 320 0 0 1.206 568 282 16 9 309 0 0 V180 600 17 256 30 212 0 1 1.316 498 16 196 79 167 0 1 1.340 442 19 172 20 292 0 0 1.045 484 20 130 21 135 0 0 1.153 266 21 275 28 260 0 0 1.870 563 Consolidated Election - November 4, 2025 4 Last Updated: 11 /07/2025 14:37:51 Bonneville County Consolidated Election - November 4, 2025 November 04. 2025 Detailed Results by Contest Idaho Falls Mayor Vote For 1 s ■'b b .cG T .<● .<● f3 .c T O '3 S' «● » «> #!> ■9 Si o Ji' e> ●s’ o Sr S Js .If ft ■f? »s e> ,e> O 'J 6 ,o A S) s S' O NON NON NON 21 28 8 0 22 0 1,017 57 161 19 217 0 2 1.616 23 397 23 363 364 0 24 0 1,826 750 25 261 0 2 254 25 1,179 540 28 226 199 0 26 U 1,120 453 140 20 201 0 27 0 1,659 361 0 0 0 0 37 0 787 0 1 0 0 6 0 38 966 7 0 0 0 0 39 0 1,563 0 53 4 47 0 0 1,825 46 104 117 57 105 8 0 0 1,686 230 Contest Total 5,599 733 5.537 1 24 40.783 11.869 5 Consolidated Election - November 4, 2025 Last Updated; 11 /07/2025 14:37:51 Bonneville County Consolidated Election - November 4, 2025 November 04, 2025 Detailed Results by Contest Idaho Falls City Council Seat 2 Vote For 1 a O <9 *■ o -V 5> a }« * S' e> ,C>- .c S' <● 3i Qj s K '6 O a a U c- i. ■4P Q o o 6» o Jtf fi- «9 f9 <9 o a .e< s o K A' A? o NON NON NON NON NON NON NON 7 01 s 101 137 48 114 71 4 34 1.482 4B3 02 8 8 91 71 34 99 53 0 10 1.193 364 03 2 4 44 38 40 29 29 1 12 766 186 10 04 13 61 156 S6 76 64 1 21 1.351 456 05 9 19 51 .5? 36 65 54 2 12 1.037 286 06 8 17 106 108 43 68 57 0 35 1.156 407 07 9 12 S3 52 67 66 47 2 15 1.098 308 08 12 9 139 112 31 83 57 1 22 1.203 443 09 19 14 70 63 33 69 38 2 20 1.389 306 10 6 28 SI 103 36 77 61 1 24 1.161 392 11 6 12 89 107 86 79 39 2 33 1.223 420 12 18 13 102 111 45 66 41 1 16 1,123 394 13 5 9 55 104 58 67 62 0 23 1.293 360 14 4 11 77 146 45 57 37 0 32 954 377 IS 9 7 94 235 60 94 56 1 32 1.206 555 16 11 8 115 193 36 III 64 0 62 1.180 538 17 9 IS 111 116 58 92 68 2 28 1.316 469 16 6 15 70 149 36 78 S3 3 33 1.340 407 19 12 to 63 217 19 54 62 0 47 1.045 437 20 3 17 61 79 24 51 34 1 16 1.153 269 21 6 12 118 175 55 111 72 1 33 1,870 549 Consolidated Election - November 4, 2025 6 Last Updated: 11 /07/2025 14:37:51 Bonneville County Consolidated Election - November 4, 2025 November 04, 2025 Detailed Results by Contest Idaho Fails City Council Seat 2 Vote For 1 A is' 9/ fj * O A .c. A vg- e> .c< .c (9 s- ●■S' 9j 0/ S <6 a s- O A 9 S- ●V o Q «9 o o fo jC- «● ,«9 ft .ft -ft o 9 A o 4" ft A o o A c- e< ft A' o .c S> 9 y> o As^ is' .o is' <6 'S s e> -S -C o O A.' NON NON NON NON NON NON NON 2 1 7 t2 17 22 11 6 0 1 1,017 S6 17 ee 135 4G S 62 32 23 1 32 1,616 366 3 11 171 293 40 124 24 48 3 57 1,826 690 6 10 84 262 46 60 25 46 0 26 1.179 516 6 13 71 188 29 69 26 41 1 95 1.120 417 5 12 51 25 27 126 63 53 0 24 1.659 337 0 0 0 0 0 37 0 0 0 0 787 0 0 3 0 2 0 0 38 2 0 0 966 7 0 0 0 39 0 0 0 0 0 0 1.563 0 0 2 21 20 2 46 25 28 0 6 1,825 98 57 3 30 107 3 39 4 19 0 25 1,666 205 Contest Totei 213 327 2.276 3.671 1,148 2.067 1.396 30 766 40.783 11,098 Consolidated Election - November 4, 2025 7 Last Updated: n/07/2025 14:37:52 Bonneville County Consolidated Election - November 4, 2025 November 04, 2025 Detailed Results by Contest Idaho Palls City Council Seat 4 Vote Por1 * *: ●S'

<● P) C o >6 e> Qi Qj V o b ft ft j. e> ●s ft ft A o O -ik' NON NON 01 207 285 0 29 1,482 492 02 184 177 0 13 1.193 3fi1 03 93 97 0 9 766 190 04 164 287 0 27 1,351 451 05 121 162 0 17 1.037 283 06 186 229 0 27 1.156 415 07 138 175 0 12 1,098 313 08 230 217 0 19 1.203 447 09 149 163 0 16 1,389 312 10 182 215 0 20 1,161 397 151 11 282 1 21 1,223 433 168 12 229 0 14 1.123 397 124 13 237 0 22 1,293 361 14 127 265 0 17 954 392 IS 175 397 0 16 1,206 572 198 16 365 0 37 1,180 563 17 201 280 0 18 1.316 481 18 144 265 0 34 1,340 409 19 119 330 0 35 1.045 449 20 123 149 0 14 1.153 272 21 206 345 0 32 1,870 551 Consolidated Election - November 4,2025 Last Updated: 11/07/2025 14:37:52 Bonneville County Consolidated Election - November 4. 2025 November 04, 2025 Detailed Results by Contest Idaho Falls City Council Seat 4 Vote For 1 j) * ●V e> ●c #0 ●9 & o S' o o A' ,«3 i. >s’ .V /o ij. Cl ■5 S A? ro e> A? o NON NON 33 0 3 22 21 1,017 54 229 0 129 41 1,616 23 358 420 0 54 24 276 1,826 696 188 329 0 25 25 1,179 517 151 262 0 20 26 1,120 433 223 27 108 0 30 1,659 331 0 0 0 37 0 787 0 6 1 0 0 36 966 7 0 39 0 0 0 1,563 0 48 51 0 5 1,825 46 99 74 132 0 24 57 1,686 206 6,848 651 Contest Total 4,394 1 40.783 11,242 9 Consolidated Election - November 4. 2025 Last Updated: 11/07/2025 14:37:52 Bonneville County Consolidated Election - November 4. 2025 November 04, 2025 Detailed Results by Contest Idaho Falls City Council Seat 6 Vote For 1 5. fi- e> .c fC «/ <6 /f o 45 49 A..- Si 9) Cl 9) S> 0/ Si 9> o 4 Si o o A' a y> ,o ^ i. /ft b* f. 'J b‘ St A .C A? o NON NON 01 306 170 0 45 1.4B2 476 02 219 134 0 21 1.193 353 03 117 67 0 IS 766 1S4 04 319 128 1 30 1.351 447 05 177 104 0 19 1.037 261 06 262 121 0 39 1.156 403 or 191 117 0 17 1.098 308 08 278 159 0 29 1,203 437 09 188 115 1 24 1.389 303 10 258 134 0 25 1,161 392 11 300 124 0 31 1,223 424 12 265 127 0 19 1.123 392 13 259 77 0 47 1,293 336 14 253 114 1 41 954 367 IS 433 127 0 28 1,206 560 16 398 153 0 49 1,180 551 17 311 154 0 24 1.316 475 18 302 94 0 47 1.340 396 19 330 102 0 52 1.045 432 20 180 90 0 16 1.153 270 21 391 150 0 42 1,870 541 Consolidated Election ●November 4,2025 10 Last Updated: 11/07/2025 14:37:52 Bonneville County Consolidated Election - November 4, 2025 November 04, 2025 Detailed Results by Contest Idaho Falls City Council Seat 6 Vote For 1 f. «i b ■S' o .c Si? 3) ,<3 ti ft> e> e> *> o o ^ A e> j. V, s .V e> c- A? O NON NON 28 26 0 22 3 1,017 54 258 99 0 42 23 1.616 357 24 460 208 0 82 1.826 668 133 0 25 358 61 1,179 491 125 26 299 0 29 1,120 424 71 27 249 0 41 1.659 320 37 0 0 0 0 787 0 3 0 38 4 0 966 7 0 0 0 0 39 1.563 0 23 46 74 0 7 1,825 97 57 155 40 0 35 1.686 195 Contest Tolsl 7,642 3,299 3 950 40,783 10.941 Consolidated Election ●November 4,2025 11 Last Updated: 11 /07/2025 14:37:52 STATE OF IDAHO COUNTY OF BONNEVILLE We, the commissioners of the county and state aforesaid, acting as a Board of Canvassers of Election, do hereby state that the attached is a true and complete abstract of all votes cast within this county at the Consolidated Election held November4, 2025, as shown by the records now on file in the County Clerk's office. s'- lP ■- \ 6 Q: <. ■■ -fc '...'“OL/NTV /■ ^ O ■ ; rn cC . ● I V/ .Y T \Y County Board of Canvassers Attest: Clerk c.'" S s N m 'iLi ICO^N-PPW^ . %GWHEVILLE /'k ^ /oaho ^ s'' I, Christopher Poulter, County Clerk of said county and state, do hereby certify that the attached is a full, true and complete copy of the abstract of votes for the candidate/issue therein named as appeared on the election ballot held November4, 2025, as shown by the record of the Board of Canvassers filed in my office this 12th day of November, 2025. s' County Clerk CITY OF IDAHO FALLS RUNOFF ELECTION December 2, 2025 CITY OF IDAHO FALLS RUNOFF ELECTION DECEMBER 2, 2025 CITY OF IDAHO FALLS VOTING STATISTICS MAYOR COUNCIL SEAT 2 !C in a> 2 ■o 0> O) a: 76 0) -.c: O _ o o > OJ "S E 5 § ,52 2 P 2 cc O o> 9 2 o ,2 ●o cn n: ■o c x: 0) E T3 2— 2 c a> o (U o> S' (ft Precinct Q o ■c (ft X3 ® 05 ^ (U ^ ct I « -5 Q 0> ■o E o 5 OT CO c CO 0> (ft O) 52 CO 05 CD CO 05 CO 05 (ft 05 ^ O O > CD (ft 05 O oi O) I— ●● % /OahO ■o County Board of Canvassers vW' ’'n/'NJilil"' Attest: Clerk STATE OF IDAHO COUNTY OF BONNEVILLE I, Christopher Poulter, County Clerk of said county and state, do hereby certify that the attached is a full, true and complete copy of the abstract of votes for the candidate/issue therein named as appeared on the ballot for the election held December 2, 2025, as shown by the record of the Board of Canvassers filed in my office this 8th day of December, 2025. - ^ND F}^ 'o O V O ✓> N Q O §/ BONNEVILLE \ COUNTY iT» 33 County Clerk 's* /OahO IDAHO FALES City Council December 18, 2025 IDAHO FALES Final Plat PLT25-019 Idaho Traffic Safety Division No. 1 PLT25-019 Idaho Traffic Safety Div. 1 A Aerial PLT25-019 Idaho Traffic Safety Div. 1 PLT25-019 Idaho Traffic Safety Div. a a wa fom 1 7] 1am R2 Goo rmeh} C__)] 22 BR ce CC paeeg < ities i ied | frseany pom emen ~~ -Hemmert’Ave — f 0 _ Pop Kroll\Way Et NR 1 cpa ec ye Wy | Se) Tilt tees TTLitlibe PLULELERE PLiTEVER IDAHO TRAFFICSAFETYDIVISIONNO.l A NOHrN(A&TCO0l(* UOMt; TWnM>2 PlOMTh lUMi UU5TSM C^NQ 13«*a9» t A SUBDIVISION IN THE CITY OF IDAHO FALLS, BONNEVILLE COUNTY IDAHO A PARCEL OF LAND SITUATED IN THE NORTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER AND THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 7, TOWNSHIP 2 NORTH, RANGE 38 EAST OF THE BOISE MERIDIAN SHEFTIOF? I b I mirn ● ubfuncs KMOvai HpbMd (ASTiy«CQIIHt« UCHOM7 TOW««Hr2HCIIIN CTfNo ●U&SCA^ .y*'0\ UUt lAM ●»r«rt in M04« iM| kWi/ -o- Hi IT 410 20 lUJii I urs&oci 1 CrHTTII VACOtMl rOMNV*** 2 WMm «AM4I UIAST4M i I POuNO U2I HvVISt CCftN|AOT*« ’1.'4 1/4 * l/UTHUCTKM 7] S* MHTIH' u ,«i.s v«»c4nin i ii' 2 loritiodi f R I a Si Ml irw» JB inMisor' ia*iKocxi t 'i HkOUl ‘?ll 5 * 2 s 3i 2 i! «v / i&.oo* < a iii a 2 i 'i t s b las a SrS|g Z M r 6 uToT €=:: UTl C* E2M0 R vuno UWII MIMWI >>«mMhTllO 151M1 ttv® T voSTT .rrt« iMPiAnro bUflAITID BOUNDARY DESCRtPTlON iiaUhiUQ AT A POiNT THAT 1$ $ M‘J7 2$'W AJ?N<» ThL U&T.WbSl OMEASiCTON UfiL 2M.90 F6kl ^KUM iHbEA^T l/4CUMSLMOSbCIION 7, >{7WNSHIA KANCSfc ^AS7 (}^ MHOIAK, :WU1> POtNf etMCj iHfc NOKtHWl&( CCMNER Of LUf 1. tiUXK PIOKIH nCLMES OIVlWCM NUMBfR 1 AN AtJUrllON TO r»l( ntT Of l0A2<0 ^A4lS. BONNEVUU COUNTY. IDAHO. R JNNING 7HCNCE ACONO ThC BOUNOAAV l\Ut OF SAIO HORTh HOUSES BUSNCSE KOUTC, DIVISION NUMBER *. TNf FO.LOW1N6 FOUR |4| COURSES. U) THENCE $.00'a2*C5*W. 3QS.4T ^Ecr. (2) iHfcNCb lib.1/ 7UI: iMLNCb S SS^. ^tET 10 A PONT Qt CURVE WiTN A RADIUS Of 20.00 FET AND A CHORD N 45*29 26*E. 2B.3S FEH. |4| tHENCE TO THE LE^TAlONQ SAID CURVE 31.S0 FEET THROUOH A CENTRAL ANOlE OF 90*IS Or TO A PONT ON THE WEST Ri(dHr^-WAY UNE OF NONIH HOMES AVENUe SAID PONT SEIMS A PONT ON A NON-TANGENT CURVE Wmi A RADIUS OF 114141,^6 FEH ANO A CMOAO BEARING S acr»'S6*^ 40.01 FEET- THENCE TO ThI AlGHT AlONO MuQ NON-TANGENT CURVE 4001 FEET ThAOIAjH A CENTRAL ANCia OF 02*29^* 1HEMLE N49*34 Ol'W 209 07 FEET; THENCE N49*37*44'W 1C74 74 FEET TO Tkl WEST UNE Of NORTHWEST 1/4 0^ THE SOCTHEAST J/4 OF SAiD SECTION 7, THENCE NOraSaS'E ALONG SAID WEST UNE 264.47 FEET, THENCE 5,49*3 7 SrE. 4IQ.00 FEET, THCNCE N 00*2505*1. 207 S FfFT To SAID FAST WEST CENTER SECT ON UNE OF SAID SECTION 7, TV4ENCE NM*37 29*E AlONu kAST WtSI UNIER SACTTOK UNE b44 U Fi£T 10 THE f^Nl OF SE^ S NINO, C ON TAIN > N 0 >.9S7 ^C5. If J KMIM) 1/r IRON KIWANII RIPLACtbWIlHVS' IRON ROD WITH PlASnCCAP MAKKMJP.I.&.RttR cui-l ,AU JtUM_ CttA MC ■APVt IURW6 pftTAiia I «0*ui Mrann ‘ntfw*y 4j*r 4441' [ iiisiriy 2AM* >401 I FOUUOimtlUM wirTHe^orcowift SCCTICN7 IOWHSfW 2 IClATM AMI CH LEGEND p.o.a. POINT OFftlGINNiNG SECTION LINE AQIACENI LOT LME PIAT AOLINDAIIV ERTSIINOUniirY EASEMENT AS NOTED lOUNO 1/2' X24* IRON ROD WfTH YELLOW PLASTIC CAP MARiaDP.tS. 9469 OR AS NOTED lOilNO S/B* X 24* IRON ROD WnTN YELLOW PLASTIC CAP MARKED P.i.S. 9469 OR AS NOTCO VET S/8* X 30* MON ROD WITH YEl lOW PlASTIC CAP PIS 9469 OR AS MARKED Pl.S.S. CORNER AS NOTED SuRjECfTO EKP>'IN<>(ASFMfNTVCH-RICORO E AGLE ROCK / NGINEERING NARRATIVE EAOU ROCK Iftij.HLEX NU WAS LOMM HOHIO B* lUAHO SAfCTV INC. TO SURVCT LAKC FUNSUAMT TO DFED INSTRUMENT NUMBER *.747969 A RECORD Of SURVfV WAS COMmETTO ANC A tCOADf U H M AT UP <024 tN BONNE Vi(. i COUN T T RECORDS PU»UAN 110 INSmUMEN T NUMBER :747354. MONUMENTS WERE FOUND AS SHOWN ON 'HE FAST R£COAS€D SURVrr AS kAlF tNC» WON HODS WUHPJ^SMC CAPS L> MONUMtNIi Vtl WU 46 E.W UUHliS<*«CH MUM RUO> W TH PLASnC CAPS SIAMFCO LS 9369 SCC'lON CORNUl uSED FOR CONTROL Of SoRVET ARE iHf FAST 1/4 (ORNfR PURSUANT TO H5'Rl>MFN1 Nl>veE*( 1S9BUS7. SOUTHEAST CCftNEk PURSUANT TO INSTRUMENT NUMBER 1594DSB AND THE CINT^R 1/4 COANST PtRSUAN*^ TO INSTRUMENT NUMUR 1447319 ALl B&UBPA3 SK7WN h£R£0N RelATE QIRK^;T TO THE Ci*V OF IDAHO COORDINATE S«STEM OF 2004. WMCn Q DEAivEO FROM The IDAHO STATE PLANE COORDINATE SYSTEM {EAST 2CWC llOlJ J S SUNVtT HH AND LAIN3 A COM8NES SCALE FFCTOA Of 1.000277244 FOR A i»RlD TO GROUND CCWVERS>ON. {REHRCNCE FRAME NAD U I2D01J. EPOO 2010 QOOQ THF SYSTEM OZENTAT^ON rS BASED ON OAiD NORTH ALONG THE CAST aNTRA MER DIAN. hi) LONVERuENCE AM E HAS BEEN AFPllEU. I n GMIP PLWMNGD 5.\Fh'niNC o VlUkUi^.- A4 Ui**A >»I K4J6M MAM SURvrYEDST: Off ICES A1 0 4 1>KAWWB»: M/IR 1331 Rrmont Ave. Idaho F«lb. kUhoS3402 ytUAKl pm MKiS HAND APPRO/rneY: «0' MT A( PMUEO NO. 24075 343 E4lhN, Sun* 119 Rcaburg. Kliho 63440 SYAI-t: r-8ff DATE: ■202S CAD NAME. I.DW6 PLT25-019 Idaho Traffic Safety Div 1 Site Photo Site Photo Looking west from N Holmes Ave ■j Ws,:.?, m <● 5 Site Photo PLT25-019 Idaho Traffic Safety Div 1 Site Photo Looking west from N Holmes Ave (interior) V ■ -fs* 6 Urban Renewal Plan for the Riverwalk Urban Renewal Project daho Falls City Counci December 18, 2025 7^ ff* . Apt 13U .106 ‘AfX IM This Project Area includes an estimated 10 acres (including public rights-of- way). / t Project Area Plan Approval Process ● June 18, 2025-Agency Board adopted Resolution No. 2025-07 accepting the Riverwalk Eligibility Report, prepared by Brad Cramer, Perspective Planning & Consulting LLC, and, thereafter, submitted the Report to the City Council for its consideration ● July 10, 2025- City Council adopts Resolution No. 2025-11, adopting the River\walk Eligibility Report and directs Agency to commence preparation of a plan ● October 16, 2025-Agency Board adopts Resolution No. 2025-15 approving the Urban Renewal Plan for the Riverwalk Urban Renewal Project and directing transmittal of the Riverwalk Plan to the Mayor and City Clerk to take the necessary action to process the Riverwalk Plan ♦ November 5, 2025- City Planning Commission meeting to find the Riverwalk Plan conforms to the City's Comprehensive Plan ● November 14, 2025- Notice of public hearing published in the newspaper of record and the Riverwalk Plan received by the affected taxing districts. ● November 28, 2025- Second notice of public hearing published in the newspaper ● December 18, 2025- City Council public hearing, consider public comment, and City Council Ordinance approving the Riverwalk P an E ements M' Idaho Code § 50-2905 identifies what information the Plan must include with specificity as follows; (1) A statement describing the total assessed valuation of the base assessment roll of the revenue allocation area and the total assessed valuation of all taxable property within the municipality; ● Section 502.3 A statement listing the kind, number, and location of all proposed public works or improvements within the revenue allocation area; ● Section 301 and Attachment 5 An economic feasibility study; ● Attachment 5 A detailed list of estimated project costs; ● Attachment 5 A fiscal impact statement showing the impact of the revenue allocation area, both until and after the bonds are repaid, upon all taxing districts levying taxes upon property on the revenue allocation area; ● Section 502.8 and Attachment 5 A description of the methods of financing all estimated project costs and the time when related costs or monetary obligations are to be (2) (3) (4) (5) (6) incurred; ● Sections 303, 304, 309, 501, 502, 503, 504 and Attachment 5 A termination date for the plan and the revenue allocation area as provided for in section 50-2903(20), Idaho Code. In determining the termination date, the plan shall recognize that the agency shall receive allocation of revenues in the calendar year following the last year of the revenue allocation provision described in the urban renewal plan; and ● Section 800 A description of the disposition or retention of any assets of the agency upon the termination date. Provided, however, nothing herein shall prevent the agency from retaining assets or revenues generated from such assets as long as the agency shall have resources other than revenue allocation funds to operate and manage such assets. ● Section 800 (7) (8) Additional Plan Requirements The adjusted base assessed value of the existing revenue allocation areas, plus the new Project Area is estimated as follows (2025): Total Taxable Value of the City: $8,103,605,399 $ 810,360,540 10% Value Limitation: $107,473,839 993,015 $108,466,854 Existing Plans:* New Area: Total: $ The existing base value, plus the current value of the proposed Area is well within the 10% value limitation. *lncludes estimated values for Snake River West District, Yellowstone Square District, and proposed Riverside District River Commons Distiict^ Eaele Ridse District Jackson Hole Junction District Paiiclieri East Bank District Anderson Bush District Stanley Boge District Snake Ri\'er West District (Estunated) Yellowstone Square District (Estimated) Ri\'erside District Proposed (Estunated)^ Ri\"erwalk District Proposed (Estimated) $ 154,412 $ 7,549,640 ■ $ 864,666 $ 5,965,637 , $ 6,536,2691 $ 4230S;702 i $ "547III5 ' $ 9,533^697' $ 34,013,401 : $ ’ 9931015 : Total of Existing and Proposed Districts ,S54.00 i ® Adjusted to show removal of values from deannexed parcels. ® Includes current value of deannexed parcels. Taxing Districts ●Bonneville County ●Bonneville County Ambulance ●Bannock County Road & Bridge ●City of Idaho Falls ●College of Eastern Idaho ●Flood Control No. 1 ●Idaho Falls School District # 91 RIVERWALK Po (a) =) — ” = Sa = faa) 7, < Li im 2 > O Zz O U Lu STUDY APPROACH ●Reviewed potential private development projects, timelines, and valuations ●Reviewed known and potential public infrastructure projects, timelines and costs ●Considered two revenue scenarios based on trends in city valuations and levies ●Considered one potential Owner Participation Agreement STUDY AREA BOUNDARIES . .. -'●'■●V ●Vv . . * ,V , f- *J ) \Y.'A ●,U « » .● V :k;> 1 1 ANTICIPATED PRIVATE INVESTMENT AND PUBLIC PROJECT COSTS Estimated 2025 Value Project Name $27,000,000 Site I Hote $3,000,000 Site 2 Office $ 10,000,000 Site 3 Mixed Use $40,000,000 Total ANTICIPATED ELIGIBLE PROJECT COSTS Project Estimated Cost Site I Blasting and Fill Site 2 Blasting and Fill Site 3 Blasting and Fill Sidewalk on Utah Power Pole Relocation Canal Pathway Total $808,889 $622,222 $2,485,124 $ 10,000 $75,000 $ 150,000 $4,151,235 LEVY AND VALUATION TRENDS Levy Rate City Valuation $9,000,000,000 $8,000,000,000 $7,000,000,000 $6,000,000,000 $5,000,000,000 $4,000,000,000 $3,000,000,000 $2,000,000,000 $1,000,000,000 0.016 0.014 0.012 0.01 0.008 0.006 0.004 $- 0.002 2017 2018 2019 2020 2021 2022 2023 2024 2025 0 2017 2018 2019 2020 2021 2022 2023 2024 City Valuation CONSERVATIVE REVENUE ASSUMPTIONS Conservative Revenue.Total valuation increases 2% per year Applicable tax levy decreases I % per year Moderate Revenue:Total valuation increases 5% per year Applicable tax levy decreases 2% per year Base value remains unchanged Revenues collected year after valuation year ●Project area will be approved by the end of 2025 Total Project Area Annual Revenue Comparisons $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 $- o o o o o o o o o o o o o o o ro ro to ro cn O 'O 00 nO O s> to to to lO to o o o o o o ^ 4^ 4^ 4x 4^ 4^ to OJ 4^ Cn OJ CO CO CO to co 4:>. cn o^ 'O OO sO O CO CO Conservative Revenue Moderate Revenue Total Project Area Cumulative Revenue Comparisons $7,000,000 $6,000,000 $5,000,000 $4,000,000 $3,000,000 $2,000,000 $1,000,000 Conservative Revenue Moderate Revenue TOTAL PROJECT AREA CASH FLOW ASSUMPTIONS ●Accounts for respective revenue assumptions ●Estimated revenues reflects actual year revenues received, based on prior year’s valuations ●Accounts for one Owner Participation Agreement 75% ofTIF revenues go towards ORA payments ●IFRA will collect 10% ofTIF revenues for district administration ●All funds will be expended on projects by the end of the district TOTAL PROJECT AREA CASH FLOW WITH CONSERVATIVE REVENUE TOTAL PROJECT AREA CASH FLOW WITH MODERATE REVENUE FINDINGS The Riverwalk project is economically feasible with a 75% ORA With a conservative revenue model, there may need to be a small payment in the final year of revenue receipts QUESTIONS? aD PERSPECTIVE PLANNING &€ CONSULTING FLUM and ZONING a Houston S p4« WPt ’I . Albany h' *: Ssison St* ‘ t /A/ ● ●P r ▼ ■ ●-< ● .c* ■.' '‘i.- Post-July 1, 2016, Plan anc ● Limitations on Amendments to the Plan-I.C. 50-2903A ● Base reset ●Exceptions RAA ●December 18, 2025 - City Couna public hearing, consider public comment, and City Council ordinance readings ● Thereafter: publication of the ordinance summary; recordation of ordinance and separately recorded map/legal; transmittal of documents to County officials, STC and affected taxing districts ● Deadline to complete tasks 12/31/2025 Next Steps n "X-. ‘●'■V r-? '●I ^● i .‘■'V V ● 7’..1 iitr. -^1^; ●l ^ jy? p*»v ●■^ , - .» < i-. f T ?? i w.’-- i 'rji^ 1 7 ●; V'. / Questions/Com merits? ri>.JLa&U/ Suggested Motion: Move to waive readings and approve Ordinance approving the Urban Renewal Plan for the RiverwalkUrban Renewal Project and give authorization for the Mayor and City Clerk to execute the necessary documents (or take other action deemed appropriate). Action "Chris Canfield" 1/10/2023 8:38:03 PM "matt.smith@summitbuildinggroup.com" "Naysha Foster" , ’"Kurt Roland"' , "Brian Cunningham' , "Kent Fugal" , "Kerry Beutler" FW: Terrace Gate/Barnwood Estates Impact Fees From: Sent: To: Cc: Subject: Matt Your request to present your concerns regarding impact fees to Council was forwarded to us. I have the following notes from the discussions in our meettngs: ● Wastewater Connection: Concordia requested that the construcdon of the Sewer for a gravity line to the South to be installed to serve the developmentbe offset with the applicable Impact fees. It was clarified that as impact Fees are to offset costs associated with Transportation, police, fire, and parks, that the sewer improvements required by the development cannot be interchanged or offset the applicable impact fees. In our meeting on December 23, 2022 with yourself and the Engineering department. Wastewater Mainline Connection fees were questioned regarding the development. The question was if the Mainline connection fees could be waived in the event that the line in front of the development was not used. We reviewed this further and would recommend if the gravity line to the south is constructed by this development that the mainline connection fees would not be applicable and handled in the DevelopmentAgreement accordingly. The other item we can offer is the reimbursement clause for future connections made to the wastewater main that is constructed by the developer outside of His development. ● There was also discussion about the ability to reimburse the Developer from the Transportation Impact fees for capacity improvements completed along the frontage of Skyline. This could be reimbursed and handled in the development agreement as well, however please note that the reimbursement is subject to construcdon bids and costs that can be verified prior to reimbursement of public funds. We would be happy to work with you on this further as the development progresses. ● The subject of a potential Redevelopment district that could be set up through Community Development Services in an effort to mitigate some of the development costs to support mutual goals accordingly. IT was recommended to review this with the Idaho Falls Redevelopment Agency and see what can be done. Regarding your question on the appeal of the Impact Fees pertaining to your project, a fee payer is entitled to an appeal for Impact fees when the fee payer applies for a Building Permit. Impact fees are calculated by the City, using the City’s fee schedule at the time of application for a building permit. Idaho Falls City Code § 10-8-5(A). Alternatively, you can submit a written appticatton for an individual assessment for the project. Idaho Falls City Code § 10-8-5(D). it is after the City has determined the specific impact fee applied to the proposed construcdon (either at the time of building permit application or review and acceptance/denial of a developer's written application for individual assessment) that you can present an appeal to the Impact fee administrator for consideration. Thanks. IDAHO FALLS WORKS [im Chris Canfield, P.E. t Assistant Public Works Director 380 Constitution Way Box 50220 Idaho Falls. Idaho 83405-0220 Work (208)612-8259 Cell (208)201-5695 From: matt.smith@summitbuildineeroupj:Qm Sent: Tuesday, January 3,2023 11:40 AM To: Naysha Foster Cc: 'Kurt Roland' Subject: Terrace Gate/Barnwood Estates Impact Fees CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Naysha, Good morning. Hope you had a good New Year and Christmas break. Would it be possible for us to schedule some time at a future City Council meeting to address the impact fees for Terrace Gate/Barnwood Estates? Kurt Roland and I discussed the possibility of with the Engineering Dept, to revisit the issue with the City Council a week or so ago and while Kent was pessimistic about the outcome, he thought we could still bring up the impact fees for their reconsideration. Kurt is away for a couple of weeks but as soon as he gets back, we can come in to discuss the specifics of what we would like to present. Thanks, Matt Smith Land Development Summit Building Group/Concordia Development Group (928) 241-2298M % CONCORDIA [f DEVELOPMENT INGROUP APPLICATION FOR DEVELOPMENT INSTRUCTIONS: Please fill all applicable blanks in completely and accurately. This application should accompany your Special Conditions exhibit that will be attached to the standard-form agreement which contains the standard terms and conditions for all annexation or development agreements. A form Annexation or Development Agreement and sample special conditions have been provided to you separately. No deviations will be allowed from the standard terms and conditions in the form Annexation/Development Agreement. Your special Conditions exhibit should be uniquely drafted to fit the particular circumstances of your subdivision, however you should follow the sample special conditions as closely as possible. You should also prepare an “Exhibit A” which sets forth the legal description of your subdivision. Name of Subdivision: Terrace Gate Apartments & Barnwood Estates Name of Developer: Summit Development Group, LLC Address: 901 Pier View Dr, Suite 204 Idaho Falls, ID 83402 Form of Business Entity: Limited Liability Company Corporation Trust Other Individual Partnership Government (Check One) State of Incorporation/Principal Place of Business: Idaho Name, Brandt Monette Office: Managing Member Authorized Signator: Location Where Agreement Will Be Signed: ' j Anticipated Date of Development: January 2024 Consulting Engineer: Firm Name:, Eagle Rock Engineering Contact Person: Kurt Roland Address: 1331 Fremont Ave City/Zip: Idaho Falls , ID 83402 Telephone: 208 757 7625 Names of Corporate Guarantors (if applicable): Brandt M, Monette State: Idaho County: Bonneville -EXHIBIT A- TERRACE GATE APARTMENTS AND BARNWOOD ESTATES LEGAL DESCRIPTION BEGINNING AT A POINT THAT IS S.00"1Z’14”E. ALONG THE SECTION LINE 300.01 FEET AND S 89'57’52”W. 40.00 FEET FROM THE EAST 1/4 CORNER OF SECTION 23, TOWNSHIP 2 NORTH RANGE 37 EAST OF THE BOISE MERIDIAN, SAID POINT BEING ON THE WEST RIGHT-OF-WAY LINE OF SKYLINE DRIVE; RUNNING THENCE S.00‘12’14”E. ALONG SAID WEST RIGHT-OF-WAY LINE 460.12 FEET; THENCE N.89“47’46’’E. 40.00 FEET TO THE EAST LINE OF SAID SECTION 23; THENCE S.00“12’14”E. ALONG SAID EAST LINE 276.51 FEET; THENCE N 89°59’57”W. 270.02 FEET; THENCE S.00"12’14”E. 281.70 FEET TO THE SOUTHLINE OF THE NORTHEAST 1 /4 OF THE SOUTHEAST 1 /4 OF SAID SECTION 23; THENCE N 89°59’25”W. ALONG SAID SOUTH LINE 312.92 FEET TO THE EAST BOUNDARY LINE OF SCHOOL DISTRICT NUMBER 91; THENCE FOLLOWING ALONG SAID BOUNDARY LINE OF SAID SCHOOL DISTRICT NUMBER 91 THE FOLLOWING SIX (6) COURSES; (1) THENCE N.00°10’03”E. 350.90 FEET; (2) THENCE N.89‘50’43”E. 108.38 FEET; (3) THENCE N.01'16’54’’E. 6.90 FEET; (4) THENCE N.01 ”13’41”E. 208.76 FEET; (5) THENCE N.89"59’57”W. 112.37 FEET; (6) THENCE N.OO°10’O3”E. 451.00 FEET TO THE SOUTHWEST CORNER OF WESTGATE PROFESSIONAL PARK, A CONDOMINIUM PROJECT, PURSUANT TO IDAHO CODE, TITLE 55, CHAPTER 15, A PART OF THE CITY OF IDAHO FALLS, BONNEVILLE COUNTY, IDAHO; THENCE N.89"57’52”E. ALONG THE SOUTH LINE OF SAID WESTGATE PROFESSIONAL PARK AND THE SOUTH LINE OF SAFARI 66, DIVISION NUMBER 1ST AMENDED, TO THE CITY OF IDAHO FALLS, BONNEVILLE COUNTY IDAHO A DISTANCE OF 536.34 FEET TO THE POINT OF BEGINNING. CONTAINING 10.831 ACRES -EXHIBIT B- SPECiAL CONDITIONS FOR TERRACE GATE APARTMENTS AND BARNWOOD ESTATES s; r. i.nn.TrnffirSi|jns. Developer agrees to install all street signs designating the names of all streets within the Subdivision. Street signs designating the name of public streets shall be constructed with white letters over green background. Street signs designating the name of private streets shall be constructed with white lettering over blue background. Such signs shall be installed in the manner and locations as directed by the City Engineer. s r. 2.nn. to Skyline Drive. Shall be in accordance with the Bonneville Metropolitan Planning Organization Access Management Plan. St r ;;.on infrastrnchire. When it is necessary to move or remove existing infrastructure not belonging to the CITY and not within the CITY Right-of-Way, the DEVELOPER will coordinate such activities with the applicable owner, (e.g. poles owned by Pacificorp dba Rocky Mountain Power). Any existing electrical infrastructure owned by Pacificorp dba Rocky Mountain Power will require a buy-out from the DEVELOPER prior to receipt of electrical service from the CITY. Request for the buy-out is to be initiated by the DEVELOPER after annexation. s; r. 4.01). Artprial Street Section Improvements. DEVELOPER shall design and construct the Roadway improvements in Skyline Drive in accordance with the City Approved Improvement Drawings/Siie Plan. DEVELOPER shall be reimbursed for this work and be subject the requirements of this Agreement. The reimbursement schedule is subject to the City’s ability to collect impact fees and final acceptance of the Roadway. DEVELOPER shall also provide for the landscaping in the park strip between the curb and the sidewalk. Maintenance of the landscape buffer shall be the responsibility of the DEVELOPER or the DEVELOPER’S heirs, successors, or assigns. to s r. fS.nn water rinp rnnnection. The City agrees to allow the Developer to connect to the water main located in Skyline Drive, subject to the Developer's payment of the water main connection fees in the amount of One Thousand Seven Hundred Fifty-One Dollars and Eighty Cents ($ 1.751 -80; 38 feet currently al $46.10 per foot), upon execution of this agreement, pursuant to section 8-4-14 (C) of the City Code. Pursuant to section 8-4-14 (B) of the City Code, the Developer or his heirs or assigns shall also pay individual water system connection fees each time an individual water service line is connected to the City water systems. Such fees shall be paid in the amounts and manner set forth in such Code Sections. S.r. 6.nn spwer Main Connection Fee. The City agrees to allow the Developer to connect to the sewer previously constructed within the development, subject to the Developer's payment of the sewer main connection charge pursuant to section 8-l-23(C) of the City Code in the amount of l\vcm\ Thousand One Hundred Sixty-Nine Dollars and Ninety Cents ($20,169.00; 747 feet; currently at $27.00 per foot). Mainline connection fee costs will be adjusted accordingly if the connections are not made at a time when the City fee resolution reflects the rate referenced herein. Pursuant to section 8-1-23(3) of the City Code, the Developer or his heirs or assigns shall also pay individual sewer connection fees each time an individual sewer service line is connected to the City sewer system. Such fees shall be paid in the amounts and manner set forth in such Code Section. The sewer main in Sk\ line Drive, where this development will connect, is shallow with respect to other developments in this area. The Developer will address this issue with the building design and provide additional measures necessary to mitigate the potential freezing of sewer service lines. The Developer acknowledges that sewer service lines will be maintained by the Developer or the Developer's heirs, successors, or assigns. S.C. 7.00 Storm Drainage. Storm Drainage will be designed and constructed to accommodate drainage of the lots within the development by the Developer. The storm drainage system shall meet the volume rcqiiircmcnis of the City Storm Drainage Policy. The storm pond will be constructed as shown on the improvement drawings and Site Plan. Maintenance of the storm pond shall be the responsibility of the Developer or the Developer's heirs, successors, or assigns. Requested Amount Land Credit - 0.17 Acre Strip for Road 106,931 Road Construction 328.213 Land Credit - 0.423 Acres Right of Way 266,070 Exemption for Prior Home (Granted) 5,273 706,487 Total 3.02 Acres appraised for $1,900,000 = $14.44 per SQFT 7,405.2 SQFT X $14.44= $106,931 0.17 Acres =7,405.2 SQFT 18,425.88 SQFT x 14.44 = $266,070 0.423 Acres = 18,425.88 SQFT (43,560 SQFT per Acre) APPRAISAL REPORT OF PROPOSED Terrace Gate Condominiums Buildings 1 and 2 And Foundation of Building 3 To be located at Approximately 1020 South Skyline Drive Idaho Fails, Idaho 83401 Appraisal No. 25-118 FOR CITIZENS COMMUNITY BANK, A DIVISION OF GLACIER BANK BY CHAD RIGBY, MAI RIGBY & COMPANY APPRAISERS AND CONSULTANTS LARS RIGBY MAI CHAI L. RIGBY MAI JEFF H. RIGBY Ma> 9,2025 Laima Ditto Citi2 ens Community Bank a Division of Glacier Bank Re: Appraisal of two condominium buildings consisting of a total of 48 units, and one proposed building to be completed up to the foundation, located at approximately 1020 South Skyline Drive, Idaho Falls, Idaho 83402 Dear Ms. Ditto: Pursiant your request, I have perfonned an appraisal on the above referenced property This appraisal considers the market value of the subject underlying land as well as the two proposed cond 3ramum buildmgs to contain a total of 48 units with each building having 24 units with a unit 3f one-bedroom, two-bedroom and three-bedroom condominium units. Building 3 is also dered up to the point of completion of the foundation. The value calculations m“ade in this apprusal are considered m an as is condition as well as at completion of the proposed unprovements. Please refer to the Description of Improvements section of the appraisal for intor nation regarding the proposed improvements. mix consi ollowing narrative appraisal report is in full conformance with USPAP regulations. This app^isal also conforms to the reporting requirements set forth by FIRREA. The appraisal also confc rms to the Code of Ethics of the Appraisal Institute. The The iharketing time estimated in this report is less than one year with exposure time also estimated to be ess than one year with no additional discounting necessary. The L itended user of this appraisal is Citizens Community Bank a Division of Glacier Bank. iTothetical conditions are considered as part of this appraisal. It is the extraordinary assun ption of this appraisal that the subject proposed improvements will be built according to the plans and cost mformation provided to the appraiser. The use of these extraordinary assumptions may i npact assigned results. ^ No h 14^6 North Highway 89, Suite 220, Farmington, Utah 84025, (801) 298-3205 Fax (801)451-0443 E-mail: t:hadr]ebvmai a:Bmail i-om Ms. Ditto Pag 12 Maj 9,2025 It IS my opinion that the market values per the respective dates of appraisal in fee simple estate are: Mai ket value—as is—April 23.202j> ONE MILLION NINE HUNDRED THOUSAND DOLLARS ($1,900,000) pective market value at completion of vertical improvements—^Buildings 1 and 2. with Bniiping 3 fonndatioii—bulk valae—April 1.2026 TWELVE MILLION NINE HUNDRED THOUSAND DOLLARS ($12,900,000) bined retail value at completion—^Buildings I and 2 only—^Aoril 1. 2026 Con Unit types No. units Value/unit Retail value 1-bed 12 @ $230,000 $255,000 $275,000 $300,000 $2,760,000 $3,060,000 $3,300,000 $3.600.000 $12,720,000 2-bed 2-bed 3-bed 12 @ 12 @ 12 @ Total Shou d you have any questions concerning this analysis, please do not hesitate to contact my office. Resp ictflilly submitted, Chad L. Rigby, MAI Idaho Certi^cate CGA-4690 &qDires 5-3-26 State-Certified General Appraiser CERTIFICATION The nyJersigned does hereby certify that* The statements of efet contained in this erport are true and correct The erported analyses, opinions, and conclusions are limited only by the erported assumptions and limiting conditions, and are my personal, impartial, unbiased professional analyses, opinions, and conclusions. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest with respect to the parties involved. I have no bias wife erspect to the property efat is the subject of this report or to efe parties involved with this assignment My mgagement in this assignment was not contmgent upon developing or rqwrting predetermined results. My compensation for completing this assignment is not contingent upon efe development or reporting of a predetermined value or direction in value that efvors fee cause of efe client, the amount of the value opinion, fee ^tainment of a stipulated result, or the occunence of a subsequent event directly erlated to efe intended use of efis ^praisal. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in confotmily wife the requirements of efe Code of Professional Ethics & Standards of Professional AoDraisal Practice ofthe Appraisal histitute. " The reported^ analyses, opinions, and conclusions were developed, and efis erport has been prepared, in conformity wife efe Uniform Standards of Professional Appraisal Practi The use of this report is subject to efe requirements of efe Appraisal Institute relating to erview by its duly authorized representatives. ^ I have made a personal inspection ofthe subject property. I have primed no services, as an appraiser or in any other capacity, on efe property that is efe subject of this appraisal in efe pnor three years. No person has provided professional assistance to the person signing efe certification. As ofthe date ofthis report, I have completed efe continuing education program of efe Appraisal Institute. ce. May 9.2025 Date Chad L. Rigby, MAI Idaho State-Ceitified General Appraiser Certificate CGA-4690 Expires 5-3-26 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS Idei tificatioD of the properly: The subject of this appraisal is Buildings 1 and 2, with Building 3 foundation value also included as part of the proposed Terrace Gate Condominiums to be located approximately 1020 South Skyline Drive, Idaho Falls, Idaho 83402. at Proj erty right appraised: Fee simple estate Effe :tive date of appraisal: April 23,2025 April 1,2026—prospective date of completion May 9.2025 ■as IS Dah of report: Land size: 8.055 acres 3.02 acres allocated to subject Buildings 1,2, and 3 Proposed development Proposed HigI est and best use: Yeai built: Unit 1-bed sizes: 691 SF 964 SF 1,045 SF 1,317 SF 2-bed 2-bed 3-bed Desc ription of improvements: The subject is proposed to be built out with two condominium buildings—Buildings 1 and 2. The buildings will have a combined area of 48,204 square feet with a gross area including the breeze ways and patios at 54,618 square feet The unit mix is six one-bedroom, six three-bedroom, and 12 two-bedroom units. The subject also considers Building 3 at completion of die foundiion before vertical improvements take place. Please erfer to the Description of Improvements section of the appraisal for detailed information regarding the proposed improvements. Value Indicators As is At completion As is Cost approach Sales comparison approach Income approach $1,900,000 $14,100,000 $12,900,000 $12,400,000 Values $1,900,000 $12,900,000 The ^alue calculations above for the subject in an as is condition considers the pad value associated with Buildings 1,2, and 3. Amounts paid by Terrace Gate Properly Fund for Knife River to widen Skyline Drive Item Scheduled Nutek Unit Cost Quemrtv Units Speiificelxin SesIwnNo Uescriplion $2 00 SS.J8UOJ 1740 1 SjuvCurtme 30 S7.h97 SO $9 75 HIO cr t fteim»4lul PevenienlSeciiwi Sliylloe 50 $3,395 00 53,>95 00 1 L5 1 ConnccHotsisimKWileilinc 90 571,775 00 $99 00 725 u 1 Insult 12' Ajieiline 100 $1,275.00 5:,550 00 2 £A 1 InsUU 12'WjlnlH1mi!S|regtPU)gl no 5io,nooQ $5.070.00 £A l-lnsuil 12'Vatu' 120 $9,665 00 515,330 00 Tneie weteShyOiafils in phase 1, 2yirateonst|l'n<- £A 160 1 Install iecHyaijni 525,000 00 AicasanO 7 weteioitttiineg AiBaSisonsHylen: ana wasa0oui25n $25,000 00 l lnsLill UndeigiounO Heltiilion S/slem [Area S&7; 15 290 $37.00 528,490 00 7/0 If 1 Insl.ill 30‘Cui6jihJ Cullei 330 550 31000 $?G 00 lftisvi4S<)iii;injllYcaiW'ti ixjl ll^■^llc^ i„iniL' scct«m,islli<;teslQHneaevi:lui>nw;nl. jllei Onl 1935 V lull IOihIiI itieiniiiiJicocity scctiiin SY l-PavenicmSi;Clionlui Ssylmi-(7~/4‘/9*l 360 $20 00 54,lbO.CO IbO SY 2 Patemt-nlSeaionlut SSvliiH'(2V4*/9*| 780 (SS4.47U.C0l l$2fa U0| 2095 PEtCUPanemenlScrlionSKYlINf (ITtM360&76Q| SY 4 $53 00 5111,035 00 2095 ADD Ntf* P4>«iiu:iil Scclioii SKYLINb SY 4.1 $15.00 510,920 00 729 CY ftOD AdUilH)iMl I X lot SKYIIWI 4 2 534,,●'00 00 lt)l.il