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Test, test. Good evening, everyone.
Sorry, we're having difficulties with

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our streaming
services tonight. So, we're going to go

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ahead and record. Confirm we are
recording.

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All right. Welcome, everyone. Tonight's
August 3rd, 2026 City Council workshop

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starting at 5:10, almost 5:11 p.m.
Um we're just short one counselor, but

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since this is a workshop, um
we're going to go ahead and start with a

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report on a
possible urban renewal area for the

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Caldwell Executive Airport. Our economic
development staff, who's here tonight,

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will be discussing the concept and
and then afterward there's going to be

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time for council
to ask questions. With that, thank you

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for everyone for being here tonight.
And welcome, economic development.

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» Good evening, mayor, council members. My
name is Ophelia Morales. I'm the

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assistant economic development director
for the city of Caldwell, as well as

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executive director for urban renewal.
And my team today is Dan Torres, our

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economic development director, Mark
Hilty, our urban renewal attorney, Scott

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Swanson, our executive director of the
airport, Ryan Kida, our economic

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development specialist, and I do have a
few members of our urban renewal board

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here as well.
Um so, thank you so much for your time

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this evening. Um again, we're bringing
to you a possible concept of a hopefully

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future urban renewal district for the
airport area. So, the airport should be

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viewed as a catalyst for economic
development rather than simply

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transportation facility. Businesses rely
on efficient air access to move people,

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goods, and services, making the airport
an important piece of the community's

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economic infrastructure. Investing in
airport improvements enhances the

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region's competitiveness, attracts new
business, supports existing employers,

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and creates opportunities for future
commercial and industrial development.

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Urban renewal can play a strategic role
by helping finance the infrastructure

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improvements that encourages investment
in and around the airport. However, it

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should be used selectively and in
coordination with other funding source.

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By leveraging urban renewal alongside
federal and state grants, airport

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revenues, and other financing tools, the
community can maximize investment while

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preserving flexibility for future
projects. The goal is not to simply

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improve the airport, but use the airport
as an engine for broader economic

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strategic infrastructure investments
that can stimulate business expansion,

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increase employment opportunities for
our community, strengthen the local tax

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base, and position the community as a
regional hub for commerce, aviation, and

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industry. And I do have a PowerPoint
there, and

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our economic development director will
be joining me here at the podium

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to cover the the financial component of
an urban renewal district.

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So
a little bit about how tax increment

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finance works through an urban renewal
district, the district's tax value is

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fixed at the formation. Every existing
taxing district keeps collecting on that

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base, and so
where urban renewal isn't new to the

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city, we've had a district, a 1998
district that was a fairly large

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district that sunsetted a few years ago.
So here at the city, we're a little

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familiar of how that works where we
capture that increment and utilize that

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increment only for that specific
district.

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And then again here, the airport is a
strategic asset for the city, like I've

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mentioned before.
In many other places, we've looked at

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airports
that do have an airport urban renewal

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district. Hailey, Pocatello being some
of those examples on how they leverage

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their airport to again bring that
investment into their community.

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And so, why now? Um again, we're
supporting the airport. Again, we want

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to make sure that it is one of the
greatest assets that we have here in the

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city that can help us again bring in
that much-needed tax base that we need

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and some of those businesses that um
will help support our community.

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And so, we are again looking to capture
that tax increment finance again to help

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in in in that area. Now, I will make a
note that I did let our urban renewal

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board know that we at one point had um
asked if we can create this district by

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the end of the year. There was a
catalyst project it there in that area

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that we were hoping to cap capture some
of that increment finance to help uh

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this district get a head start. Um we
did meet with the assessor last week,

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the King County Assessor, and he did let
us know that that project is actually on

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the tax roll already. So, what we're
asking for today here is just your

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thumbs up, thumbs down if we are moving
the right direction so that we can

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continue having that conversation in
regards to this specific district. And

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so, here's our proposed district
boundary. It does in again include some

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of that county area. Um and again, we
will be having conversations with our

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stakeholders. Again, this is just early
dialogue with you all to see if there's

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any interest, if we should move forward
or not.

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And then, here shows you again that area
um in that area of course has been

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planned through our comprehensive map
here. You can see where our employment

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center is. There's a a huge employment
center within that those boundaries as

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well as mixed-use center. So, kind of
give you that. And then, now I'll have

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our economic development director join
me to talk a little bit about the

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project list.

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» Good afternoon.
Um so, a little background uh

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the the fact that Caldwell has an
airport is a phenomenal asset and we

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really
the opinion is that we should be taking

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advantage of that. Um this initial
project list um comes from the airport

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capital improvement plan that was
adopted um I want to say in 2020 2021.

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Um what uh Scott and I did is we looked
at projects within that

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uh uh master plan that scored a 70 or
above and front-loaded this project. Um

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we imagine that this list will probably
change over time

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um as we meet with the different
stakeholders, um as we look at um

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items that would have a catalytic
economic uh development um

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um
Is that the correct word? Um impact uh

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or a life safety. The other thing that
we brought on this uh project list was

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we looked at the transportation master
plan. I think it's called the Caldwell

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Area Transportation System Plan. Um and
looked at roadway improvements within um

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the proposed boundaries. We included
that in this list. We also

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um plan on meeting with other
stakeholders um both within the city and

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outside on the public sector uh to
refine this list uh further, but the

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initial list is about a hundred and ten
million dollars worth of projects. The

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idea uh of this uh district is to
advance these where possible uh to bring

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an additional funding source to bring
some of these to fruition faster. As an

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example for FAA projects at the airport,
uh the FAA generally pays 90% of the

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cost of these um improvements. Uh the
10% is a split between the city and

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other agencies usually that the state,
um but you have to get on a list for

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that. And again, in order to help the
airport become an economic catalyst, we

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want to see if we can advance these
where were

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So, this one.
Um some initial um estimations uh

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looking at the assessed value within the
uh the proposed boundary is that there's

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a base um assess uh assessed value of
about $604 million. Um

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um using kind of a straight-line uh
estimation where we look at the increase

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of uh appreciated values as well as the
um

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uh an increase in levy rate over that
time, that um we project that there'll

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be $157 million in tax revenue um
generated within this district. However,

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one of the things that we're here before
you today is to uh help fund a

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feasibility study, which will dial in um
these projections, not just the project

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list, but also um the tax increment that
would be generated within this district.

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Um I need this one, too. Some key key
assumptions here are that growth will

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occur in this area. Again, um this is in
line with what we believe uh to be in

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the comprehensive plan. Um as I feel I
mentioned, they are identified as

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employment centers um
and kind of a commercial corridor along

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Ustick. Um so, we believe that we've
done our land use uh planning correctly.

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Um we anticipate growth to happen in
here. Uh what we're looking for is a

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mechanism to help offset um any
potential uh costs, extraordinary costs,

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uh to development and to have advanced
um identified projects and to address

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any life safety issues that we find in
this area.

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Um some risks that always occur are
always potential um in setting up a

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urban renewal district is slower growth
that doesn't happen uh as fast as we

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want, um
the variabilities of market interest

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rates,
um cost escalations. Um again, going

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back to that uh capital project list, it
was um

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3 or 4 years old already, and as we've
seen the cost of projects rise, um those

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are always subject uh, to change. Um,
and then we also want this to be, uh, a

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living plan. So, we'll we'll start it
with identified projects, um, but we

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will
the order that they're listed is not

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necessarily the order that will happen.
They'll happen as development occurs

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and, uh, the need is presented.

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» Okay, so again, um, like I mentioned
earlier before, the purpose of the

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district is a greater airport area
strategy. So, it's not just specific for

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the airport, but it's specific more to
the area that will be identified by,

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again, working with our, um, many
stakeholders in the area. So, it

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benefits the entire community, not just
the airport.

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And so, again, here what we want to use
is we want to use urban renewal as a

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tool. Um, again, we'll continue to look
at other state of state incentives,

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community improvement districts, revenue
bonds, foreign trade zone, etc. Just

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Again, just making sure that you're all
aware that this is a tool that can help

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that area and many other areas in
Caldwell.

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And then again, here going back to that
coordinated approach of development,

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um, we will look at an airport area
special area plan. Again, just to kind

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of help guide the, um, the
infrastructure to help guide what that

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area would look like in the future. And
here again, who are the the

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stakeholders? City Council, city staff,
airport board, URA. And again, like I

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mentioned, I have presented this to our
urban renewal board. I've also presented

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this to our airport board to kind of
give them, um,

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let them know what we're thinking in
terms of, uh, utilizing this tool.

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And then, what are the next steps? So,
we'll fund a feasibility study,

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um, and the airport does have a retainer
with a JUB,

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um, at the moment. So, we're looking at
potentially working with a JUB or others

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to do that feasibility study. And then,
number three is really the district

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adoption process, what that looks like.
Again, we're here just to kind of get

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your feedback if this is something that
you want to move forward or not. Then,

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we if you if there's something that you
do want to move forward, then we'll go

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back to our urban renewal board for
again that ask. And then, we can start

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the process of creating this
district.

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And with that, I will stand for any
questions that you may have.

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» Thank you, Evilyn and Dan. We really
appreciate the work you guys put into

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this. And as we know,
the airport has a lot of things in

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motion right now. So,
this could be an important tool that we

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could utilize, but ultimately it's up to
the council

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or urban renewal agency. And with that,
council, do you have questions?

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Councilman Denver.
>> Thank you, Mr. Mayor. Can you go back to

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a couple slides?
Let's start with the one that is

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anticipated benefits. It says a bunch.
Okay.

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Right there. So, you have on here the
benefits as the infrastructure, tax

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base, jobs.
I I understand those those benefits. But

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then, if you scroll back to your capital
improvements list,

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right there. So, I don't see anything on
here for infrastructure, road, water,

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um any sort of a public utility.
Uh would those necessarily be included

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in this list?
>> We could include those in the list as

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we're working with our stakeholders. Um
here, we will be able to identify what

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of what those projects look like and
what projects could potentially benefit

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this area. So, uh this again was taken
from the airport um

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area of the airport list of projects as
well as like uh

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Dan mentioned the
the transportation uh list as well. So,

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that's where this was taken from. But,
yes, we could include others as we're

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having those conversations with those
stakeholders within that area.

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» Sure, and I understand urban renewal is,
you know, one of your one of your

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stakeholders in this and they're going
to take whatever, you know, approach to

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this that they take to it. But, when we
talk about those items that would

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be considered, you know, catalyst for
development, um

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are all of these items on this list
potential catalyst for development or

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are these more
maintenance issues for the airport?

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» Uh
no, they're they're not. And so, I think

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Dan mentioned that they had taken that
scoring from this list to see which rise

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above those projects that would impact
the total total area, not just the

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airport specifically.
>> Okay.

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» Do you do you mind if if I add to that?
I think it's a good question. It's not

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an exhausted exhaustive list. Um we
still have to look at parks needs and

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other needs. The thought here was to
front-load it with a clearly ident-

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itemized uh known list of projects um to
help give uh the agency um kind of some

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guide posts of of known projects.
Uh the other piece of the question uh I

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think was what what are catalytic. Um
and so, we do want to go through that

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list. Again, the initial the initial um
list was generated 17 and above, but we

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do want to dive deeper into that in
consultation with the airport board uh

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to really look at again, life safety. Um
one of the things that's been talked

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about a lot is a tower um that allows uh
uh greater, how do you call it, uh

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diversity of of flights and uh times and
safety and stuff. So, we really wanted

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to to dial it in to that piece. And and
the other side is we do talk a lot about

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economic development. Um one of the
things that talk about this a little bit

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in my later presentation, but is how do
we quantify need and how do we

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um
help the development uh community

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make the case for but for. I can't do
this but for this investment. So, kind

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of change the narrative from um giving
money just because it's happening to

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reserving the money for things that are
extraordinary.

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» Just to clarify, Council Dinner, you'd
like to see infrastructure projects in

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there?

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» Mr. Mayor, I'm not saying I need to see
infrastructure projects in there, but we

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just had a discussion a couple weeks ago
about electrical needs, you know, and

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you know, would the the electrical needs
of the airport fall under a capital

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improvement list
uh that could be addressed?

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» It's an excellent uh question. Urban
renewal is uh kind of

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circumscribed
um by the state, so it has to have a

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uh a public benefit. You can't uh
anymore you cannot uh give money to

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something that doesn't have a that
public benefit nexus. So, um I think at

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this point since we're in the
feasibility well, potentially in the

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feasibility side, it's identifying all
the all the known needs and then finding

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out which ones are actually statutorily
able to be addressed.

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» We'll definitely take a look at those.
Thank you, Council Dinner. Mayor Council

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Tilman,
um that kind of falls into my question.

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Um
you're including the control tower, and

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this may be a question for Scott. I'm
not 100% sure. Um

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how would urban renewal
would that then fall all the cost on the

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tower if it is allowed?
Would that then fall under urban renewal

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and not on the taxpayers that we're
looking at right now? And how would that

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possibly affect any grants or funding
that we might get for the tower?

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» So

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Uh Mr. Mayor, Councillor Tilmont, Scott
Swanson, Director of Aviation. Um

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with that question saying if uh the use
of URA funds were used to construct the

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control tower as opposed to uh like the
general fund or allocated funding from

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the taxpayers in the community.
>> Correct. I mean, when we talked before,

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you were saying that it may cost us
upwards of

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3 to 4 million dollars to build the
tower if we got the grants from the FAA.

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It's now being listed as a 6 and 1/2
million dollar project and I'm just

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wondering would that then fall under a
URA project or would that fall under

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You kind of see where I'm coming with
this.

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» Yes, I do. Absolutely. Uh Councillor
Tilmont, so this project list that was

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put together by uh Dan, myself, and
Ophelia is kind of just a a first go. Um

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this was taken out of the 2020 Airport
Master Plan where at the time you could

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do a control tower for 6 and 1/2 7
million dollars. At this time now, that

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is a lot of the pricing on here would
need to get updated before it was

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finalized into a legitimate project
list. Um and a lot of things I look at

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is kind of like um
Councillor Dittenber pointed out is, you

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know, the utility of the area and what's
that being looked like. Uh for me, one

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of the highest priorities would be a
curb gutter sidewalk along the north

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side of Aviation Way, at least from
Eustick to Linden. Uh just get some

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walkability in those areas and then that
road on the north side for access into

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the undeveloped area of the airport or
kind of area. So, this was taken to

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populate the project list. I would not
look at the pricing on this project list

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as finite or, you know, never changing
because we know that's not the case. Um

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back to your question though, if we
utilize URA funding to meet a federal

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grant match, I have found nothing in
regulation that says you can't do that.

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URA doesn't have it within the state
code.

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Uh federal guidance doesn't talk
anything about it. Um I think really

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it's whether or not the sponsor has a
match capable and I think that would be

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a deeper discussion with legal on
whether a urban renewal agency counts as

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a sponsor for the city if they're an
agency for that city that owns the

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airport. So, that would take some
looking into

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on whether or not that would even I do
not expect to be able to use URA funding

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for a control tower. I would expect it
to come how it always comes

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and then we'd get that 90 to 95% match
from the feds to do it.

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» Okay. That was my question. Thank you.
>> And with that Council Tilmont, we can

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follow up with a grant
um coordinator and stuff for the FAA

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just to clarify if we're that's a
allowed

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option.

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Council Allgood?
>> Yeah, I'll feel you. I realize this is

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very early, but just just my two cents
uh going along the lines of what Council

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Dinnenberg talked about
things like the Ustick I-84 interchange,

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those kind of things.
I see those as much more important and

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much more of a catalyst to that area
than doing runway lights or you know

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what I'm saying?
>> Mhm.

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» Uh runway lights are something we can
budget for, but something big like an

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interchange at Ustick would would change
the entire environment out there.

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» Absolutely.
>> And and so um yeah, as we move forward I

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I I would like to see that kind of stuff
move up on the list.

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» Thank you for that. Thank you for that
comment.

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» Thank you Council Allgood and I agree
that with that. Um anything else from

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Council?

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All right, thank you. And that
concludes Thank you Economic Development

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for putting this together. Obviously,
this is a working list.

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This is not an action item tonight, just
a workshop to give Council

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some information and with that we'll go
ahead and conclude at 5:31 tonight's

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workshop
and we'll see you back at 6:00 p.m.

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» Mhm.