[0:02] Test, test. Good evening, everyone.
Sorry, we're having difficulties with
[0:05] our streaming
services tonight. So, we're going to go
[0:08] ahead and record. Confirm we are
recording.
[0:11] All right. Welcome, everyone. Tonight's
August 3rd, 2026 City Council workshop
[0:17] starting at 5:10, almost 5:11 p.m.
Um we're just short one counselor, but
[0:22] since this is a workshop, um
we're going to go ahead and start with a
[0:25] report on a
possible urban renewal area for the
[0:28] Caldwell Executive Airport. Our economic
development staff, who's here tonight,
[0:32] will be discussing the concept and
and then afterward there's going to be
[0:35] time for council
to ask questions. With that, thank you
[0:38] for everyone for being here tonight.
And welcome, economic development.
[0:50] » Good evening, mayor, council members. My
name is Ophelia Morales. I'm the
[0:54] assistant economic development director
for the city of Caldwell, as well as
[0:58] executive director for urban renewal.
And my team today is Dan Torres, our
[1:03] economic development director, Mark
Hilty, our urban renewal attorney, Scott
[1:08] Swanson, our executive director of the
airport, Ryan Kida, our economic
[1:12] development specialist, and I do have a
few members of our urban renewal board
[1:17] here as well.
Um so, thank you so much for your time
[1:21] this evening. Um again, we're bringing
to you a possible concept of a hopefully
[1:28] future urban renewal district for the
airport area. So, the airport should be
[1:32] viewed as a catalyst for economic
development rather than simply
[1:36] transportation facility. Businesses rely
on efficient air access to move people,
[1:41] goods, and services, making the airport
an important piece of the community's
[1:45] economic infrastructure. Investing in
airport improvements enhances the
[1:49] region's competitiveness, attracts new
business, supports existing employers,
[1:53] and creates opportunities for future
commercial and industrial development.
[1:57] Urban renewal can play a strategic role
by helping finance the infrastructure
[2:00] improvements that encourages investment
in and around the airport. However, it
[2:05] should be used selectively and in
coordination with other funding source.
[2:09] By leveraging urban renewal alongside
federal and state grants, airport
[2:13] revenues, and other financing tools, the
community can maximize investment while
[2:18] preserving flexibility for future
projects. The goal is not to simply
[2:22] improve the airport, but use the airport
as an engine for broader economic
[2:26] strategic infrastructure investments
that can stimulate business expansion,
[2:30] increase employment opportunities for
our community, strengthen the local tax
[2:34] base, and position the community as a
regional hub for commerce, aviation, and
[2:39] industry. And I do have a PowerPoint
there, and
[2:43] our economic development director will
be joining me here at the podium
[2:48] to cover the the financial component of
an urban renewal district.
[2:57] So
a little bit about how tax increment
[3:01] finance works through an urban renewal
district, the district's tax value is
[3:06] fixed at the formation. Every existing
taxing district keeps collecting on that
[3:11] base, and so
where urban renewal isn't new to the
[3:14] city, we've had a district, a 1998
district that was a fairly large
[3:19] district that sunsetted a few years ago.
So here at the city, we're a little
[3:22] familiar of how that works where we
capture that increment and utilize that
[3:26] increment only for that specific
district.
[3:33] And then again here, the airport is a
strategic asset for the city, like I've
[3:36] mentioned before.
In many other places, we've looked at
[3:40] airports
that do have an airport urban renewal
[3:44] district. Hailey, Pocatello being some
of those examples on how they leverage
[3:48] their airport to again bring that
investment into their community.
[3:55] And so, why now? Um again, we're
supporting the airport. Again, we want
[3:59] to make sure that it is one of the
greatest assets that we have here in the
[4:03] city that can help us again bring in
that much-needed tax base that we need
[4:09] and some of those businesses that um
will help support our community.
[4:14] And so, we are again looking to capture
that tax increment finance again to help
[4:19] in in in that area. Now, I will make a
note that I did let our urban renewal
[4:24] board know that we at one point had um
asked if we can create this district by
[4:31] the end of the year. There was a
catalyst project it there in that area
[4:35] that we were hoping to cap capture some
of that increment finance to help uh
[4:40] this district get a head start. Um we
did meet with the assessor last week,
[4:45] the King County Assessor, and he did let
us know that that project is actually on
[4:49] the tax roll already. So, what we're
asking for today here is just your
[4:54] thumbs up, thumbs down if we are moving
the right direction so that we can
[4:57] continue having that conversation in
regards to this specific district. And
[5:02] so, here's our proposed district
boundary. It does in again include some
[5:06] of that county area. Um and again, we
will be having conversations with our
[5:11] stakeholders. Again, this is just early
dialogue with you all to see if there's
[5:16] any interest, if we should move forward
or not.
[5:20] And then, here shows you again that area
um in that area of course has been
[5:26] planned through our comprehensive map
here. You can see where our employment
[5:30] center is. There's a a huge employment
center within that those boundaries as
[5:35] well as mixed-use center. So, kind of
give you that. And then, now I'll have
[5:40] our economic development director join
me to talk a little bit about the
[5:44] project list.
[5:48] » Good afternoon.
Um so, a little background uh
[5:54] the the fact that Caldwell has an
airport is a phenomenal asset and we
[5:58] really
the opinion is that we should be taking
[6:00] advantage of that. Um this initial
project list um comes from the airport
[6:05] capital improvement plan that was
adopted um I want to say in 2020 2021.
[6:11] Um what uh Scott and I did is we looked
at projects within that
[6:16] uh uh master plan that scored a 70 or
above and front-loaded this project. Um
[6:20] we imagine that this list will probably
change over time
[6:24] um as we meet with the different
stakeholders, um as we look at um
[6:28] items that would have a catalytic
economic uh development um
[6:33] um
Is that the correct word? Um impact uh
[6:38] or a life safety. The other thing that
we brought on this uh project list was
[6:42] we looked at the transportation master
plan. I think it's called the Caldwell
[6:46] Area Transportation System Plan. Um and
looked at roadway improvements within um
[6:52] the proposed boundaries. We included
that in this list. We also
[6:56] um plan on meeting with other
stakeholders um both within the city and
[7:00] outside on the public sector uh to
refine this list uh further, but the
[7:05] initial list is about a hundred and ten
million dollars worth of projects. The
[7:09] idea uh of this uh district is to
advance these where possible uh to bring
[7:15] an additional funding source to bring
some of these to fruition faster. As an
[7:19] example for FAA projects at the airport,
uh the FAA generally pays 90% of the
[7:25] cost of these um improvements. Uh the
10% is a split between the city and
[7:30] other agencies usually that the state,
um but you have to get on a list for
[7:33] that. And again, in order to help the
airport become an economic catalyst, we
[7:38] want to see if we can advance these
where were
[7:41] So, this one.
Um some initial um estimations uh
[7:47] looking at the assessed value within the
uh the proposed boundary is that there's
[7:51] a base um assess uh assessed value of
about $604 million. Um
[7:56] um using kind of a straight-line uh
estimation where we look at the increase
[8:01] of uh appreciated values as well as the
um
[8:05] uh an increase in levy rate over that
time, that um we project that there'll
[8:10] be $157 million in tax revenue um
generated within this district. However,
[8:16] one of the things that we're here before
you today is to uh help fund a
[8:20] feasibility study, which will dial in um
these projections, not just the project
[8:25] list, but also um the tax increment that
would be generated within this district.
[8:32] Um I need this one, too. Some key key
assumptions here are that growth will
[8:37] occur in this area. Again, um this is in
line with what we believe uh to be in
[8:41] the comprehensive plan. Um as I feel I
mentioned, they are identified as
[8:45] employment centers um
and kind of a commercial corridor along
[8:49] Ustick. Um so, we believe that we've
done our land use uh planning correctly.
[8:54] Um we anticipate growth to happen in
here. Uh what we're looking for is a
[8:58] mechanism to help offset um any
potential uh costs, extraordinary costs,
[9:03] uh to development and to have advanced
um identified projects and to address
[9:08] any life safety issues that we find in
this area.
[9:11] Um some risks that always occur are
always potential um in setting up a
[9:16] urban renewal district is slower growth
that doesn't happen uh as fast as we
[9:20] want, um
the variabilities of market interest
[9:23] rates,
um cost escalations. Um again, going
[9:27] back to that uh capital project list, it
was um
[9:31] 3 or 4 years old already, and as we've
seen the cost of projects rise, um those
[9:36] are always subject uh, to change. Um,
and then we also want this to be, uh, a
[9:41] living plan. So, we'll we'll start it
with identified projects, um, but we
[9:45] will
the order that they're listed is not
[9:48] necessarily the order that will happen.
They'll happen as development occurs
[9:51] and, uh, the need is presented.
[9:57] » Okay, so again, um, like I mentioned
earlier before, the purpose of the
[10:01] district is a greater airport area
strategy. So, it's not just specific for
[10:06] the airport, but it's specific more to
the area that will be identified by,
[10:10] again, working with our, um, many
stakeholders in the area. So, it
[10:15] benefits the entire community, not just
the airport.
[10:20] And so, again, here what we want to use
is we want to use urban renewal as a
[10:25] tool. Um, again, we'll continue to look
at other state of state incentives,
[10:30] community improvement districts, revenue
bonds, foreign trade zone, etc. Just
[10:34] Again, just making sure that you're all
aware that this is a tool that can help
[10:39] that area and many other areas in
Caldwell.
[10:43] And then again, here going back to that
coordinated approach of development,
[10:48] um, we will look at an airport area
special area plan. Again, just to kind
[10:54] of help guide the, um, the
infrastructure to help guide what that
[10:59] area would look like in the future. And
here again, who are the the
[11:04] stakeholders? City Council, city staff,
airport board, URA. And again, like I
[11:09] mentioned, I have presented this to our
urban renewal board. I've also presented
[11:13] this to our airport board to kind of
give them, um,
[11:17] let them know what we're thinking in
terms of, uh, utilizing this tool.
[11:22] And then, what are the next steps? So,
we'll fund a feasibility study,
[11:27] um, and the airport does have a retainer
with a JUB,
[11:32] um, at the moment. So, we're looking at
potentially working with a JUB or others
[11:39] to do that feasibility study. And then,
number three is really the district
[11:44] adoption process, what that looks like.
Again, we're here just to kind of get
[11:48] your feedback if this is something that
you want to move forward or not. Then,
[11:53] we if you if there's something that you
do want to move forward, then we'll go
[11:55] back to our urban renewal board for
again that ask. And then, we can start
[12:01] the process of creating this
district.
[12:07] And with that, I will stand for any
questions that you may have.
[12:12] » Thank you, Evilyn and Dan. We really
appreciate the work you guys put into
[12:15] this. And as we know,
the airport has a lot of things in
[12:19] motion right now. So,
this could be an important tool that we
[12:23] could utilize, but ultimately it's up to
the council
[12:26] or urban renewal agency. And with that,
council, do you have questions?
[12:29] Councilman Denver.
>> Thank you, Mr. Mayor. Can you go back to
[12:32] a couple slides?
Let's start with the one that is
[12:35] anticipated benefits. It says a bunch.
Okay.
[12:40] Right there. So, you have on here the
benefits as the infrastructure, tax
[12:43] base, jobs.
I I understand those those benefits. But
[12:48] then, if you scroll back to your capital
improvements list,
[12:52] right there. So, I don't see anything on
here for infrastructure, road, water,
[13:01] um any sort of a public utility.
Uh would those necessarily be included
[13:07] in this list?
>> We could include those in the list as
[13:09] we're working with our stakeholders. Um
here, we will be able to identify what
[13:16] of what those projects look like and
what projects could potentially benefit
[13:20] this area. So, uh this again was taken
from the airport um
[13:26] area of the airport list of projects as
well as like uh
[13:30] Dan mentioned the
the transportation uh list as well. So,
[13:35] that's where this was taken from. But,
yes, we could include others as we're
[13:39] having those conversations with those
stakeholders within that area.
[13:42] » Sure, and I understand urban renewal is,
you know, one of your one of your
[13:45] stakeholders in this and they're going
to take whatever, you know, approach to
[13:50] this that they take to it. But, when we
talk about those items that would
[13:55] be considered, you know, catalyst for
development, um
[14:00] are all of these items on this list
potential catalyst for development or
[14:06] are these more
maintenance issues for the airport?
[14:10] » Uh
no, they're they're not. And so, I think
[14:12] Dan mentioned that they had taken that
scoring from this list to see which rise
[14:18] above those projects that would impact
the total total area, not just the
[14:23] airport specifically.
>> Okay.
[14:26] » Do you do you mind if if I add to that?
I think it's a good question. It's not
[14:29] an exhausted exhaustive list. Um we
still have to look at parks needs and
[14:34] other needs. The thought here was to
front-load it with a clearly ident-
[14:39] itemized uh known list of projects um to
help give uh the agency um kind of some
[14:45] guide posts of of known projects.
Uh the other piece of the question uh I
[14:49] think was what what are catalytic. Um
and so, we do want to go through that
[14:52] list. Again, the initial the initial um
list was generated 17 and above, but we
[14:57] do want to dive deeper into that in
consultation with the airport board uh
[15:00] to really look at again, life safety. Um
one of the things that's been talked
[15:04] about a lot is a tower um that allows uh
uh greater, how do you call it, uh
[15:10] diversity of of flights and uh times and
safety and stuff. So, we really wanted
[15:14] to to dial it in to that piece. And and
the other side is we do talk a lot about
[15:19] economic development. Um one of the
things that talk about this a little bit
[15:22] in my later presentation, but is how do
we quantify need and how do we
[15:27] um
help the development uh community
[15:31] make the case for but for. I can't do
this but for this investment. So, kind
[15:36] of change the narrative from um giving
money just because it's happening to
[15:41] reserving the money for things that are
extraordinary.
[15:47] » Just to clarify, Council Dinner, you'd
like to see infrastructure projects in
[15:51] there?
[15:54] » Mr. Mayor, I'm not saying I need to see
infrastructure projects in there, but we
[15:58] just had a discussion a couple weeks ago
about electrical needs, you know, and
[16:03] you know, would the the electrical needs
of the airport fall under a capital
[16:09] improvement list
uh that could be addressed?
[16:13] » It's an excellent uh question. Urban
renewal is uh kind of
[16:16] circumscribed
um by the state, so it has to have a
[16:19] uh a public benefit. You can't uh
anymore you cannot uh give money to
[16:24] something that doesn't have a that
public benefit nexus. So, um I think at
[16:27] this point since we're in the
feasibility well, potentially in the
[16:29] feasibility side, it's identifying all
the all the known needs and then finding
[16:34] out which ones are actually statutorily
able to be addressed.
[16:38] » We'll definitely take a look at those.
Thank you, Council Dinner. Mayor Council
[16:41] Tilman,
um that kind of falls into my question.
[16:44] Um
you're including the control tower, and
[16:48] this may be a question for Scott. I'm
not 100% sure. Um
[16:53] how would urban renewal
would that then fall all the cost on the
[16:58] tower if it is allowed?
Would that then fall under urban renewal
[17:03] and not on the taxpayers that we're
looking at right now? And how would that
[17:06] possibly affect any grants or funding
that we might get for the tower?
[17:10] » So
[17:17] Uh Mr. Mayor, Councillor Tilmont, Scott
Swanson, Director of Aviation. Um
[17:22] with that question saying if uh the use
of URA funds were used to construct the
[17:26] control tower as opposed to uh like the
general fund or allocated funding from
[17:32] the taxpayers in the community.
>> Correct. I mean, when we talked before,
[17:35] you were saying that it may cost us
upwards of
[17:39] 3 to 4 million dollars to build the
tower if we got the grants from the FAA.
[17:43] It's now being listed as a 6 and 1/2
million dollar project and I'm just
[17:46] wondering would that then fall under a
URA project or would that fall under
[17:50] You kind of see where I'm coming with
this.
[17:52] » Yes, I do. Absolutely. Uh Councillor
Tilmont, so this project list that was
[17:56] put together by uh Dan, myself, and
Ophelia is kind of just a a first go. Um
[18:03] this was taken out of the 2020 Airport
Master Plan where at the time you could
[18:07] do a control tower for 6 and 1/2 7
million dollars. At this time now, that
[18:12] is a lot of the pricing on here would
need to get updated before it was
[18:15] finalized into a legitimate project
list. Um and a lot of things I look at
[18:20] is kind of like um
Councillor Dittenber pointed out is, you
[18:23] know, the utility of the area and what's
that being looked like. Uh for me, one
[18:27] of the highest priorities would be a
curb gutter sidewalk along the north
[18:30] side of Aviation Way, at least from
Eustick to Linden. Uh just get some
[18:35] walkability in those areas and then that
road on the north side for access into
[18:39] the undeveloped area of the airport or
kind of area. So, this was taken to
[18:43] populate the project list. I would not
look at the pricing on this project list
[18:47] as finite or, you know, never changing
because we know that's not the case. Um
[18:53] back to your question though, if we
utilize URA funding to meet a federal
[18:57] grant match, I have found nothing in
regulation that says you can't do that.
[19:01] URA doesn't have it within the state
code.
[19:04] Uh federal guidance doesn't talk
anything about it. Um I think really
[19:09] it's whether or not the sponsor has a
match capable and I think that would be
[19:13] a deeper discussion with legal on
whether a urban renewal agency counts as
[19:19] a sponsor for the city if they're an
agency for that city that owns the
[19:23] airport. So, that would take some
looking into
[19:25] on whether or not that would even I do
not expect to be able to use URA funding
[19:29] for a control tower. I would expect it
to come how it always comes
[19:34] and then we'd get that 90 to 95% match
from the feds to do it.
[19:37] » Okay. That was my question. Thank you.
>> And with that Council Tilmont, we can
[19:42] follow up with a grant
um coordinator and stuff for the FAA
[19:46] just to clarify if we're that's a
allowed
[19:49] option.
[19:52] Council Allgood?
>> Yeah, I'll feel you. I realize this is
[19:56] very early, but just just my two cents
uh going along the lines of what Council
[20:01] Dinnenberg talked about
things like the Ustick I-84 interchange,
[20:06] those kind of things.
I see those as much more important and
[20:10] much more of a catalyst to that area
than doing runway lights or you know
[20:15] what I'm saying?
>> Mhm.
[20:16] » Uh runway lights are something we can
budget for, but something big like an
[20:20] interchange at Ustick would would change
the entire environment out there.
[20:24] » Absolutely.
>> And and so um yeah, as we move forward I
[20:29] I I would like to see that kind of stuff
move up on the list.
[20:32] » Thank you for that. Thank you for that
comment.
[20:36] » Thank you Council Allgood and I agree
that with that. Um anything else from
[20:39] Council?
[20:45] All right, thank you. And that
concludes Thank you Economic Development
[20:50] for putting this together. Obviously,
this is a working list.
[20:53] This is not an action item tonight, just
a workshop to give Council
[20:56] some information and with that we'll go
ahead and conclude at 5:31 tonight's
[21:00] workshop
and we'll see you back at 6:00 p.m.
[21:11] » Mhm.