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HomeMy WebLinkAbout11-03-2025 JDA Agenda Packet Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project JDA MEETING AGENDA Monday, November 3, 2025, 5:30 p.m. at Arden Hills City Hall 1. Roll Call 2. Approval of Agenda 3. Approval of Minutes 4. Public Input 5. Consent Agenda 6. Old Business 7. Public Hearings 8. New Business a. Receive Building 116 Presentation b. Approve 2026 Budget c. Review Road Map 9. Administrative Director’s Report 10. Development Director’s Report 11. Commissioner Updates 12. Adjournment Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 2 MEMORANDUM DATE: November 3, 2025 TO: Joint Development Authority Board of Commissioners FROM: Directors Jagoe and Mitchell SUBJECT: Approval of Agenda The agenda for the November 3, 2025, JDA Meeting is presented for approval. Action Requested: Approve the agenda for November 3, 2025. Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 3 MEMORANDUM DATE: November 3, 2025 TO: Joint Development Authority Board of Commissioners FROM: Directors Jagoe and Mitchell SUBJECT: Approval of Minutes The minutes for the previous JDA meetings and work sessions are presented for approval. Attachments: • June 25 Special JDA Meeting Minutes • September 9 JDA Meeting Minutes • October 6 JDA Work Session Minutes Action Requested: Approve the minutes from June 25, September 9, and October 6, 2025. Special Joint Development Authority Wednesday, June 25, 2025 Arden Hills City Council Chambers Minutes 7:00 pm Roll Call Joint Development Authority: Chair Jon Wicklund, Commissioner Tara Jebens-Singh, Commissioner Kurt Weber, Commissioner Mary Jo McGuire, Commissioner Tena Monson Also present: Jessica Jagoe (Arden Hills); Ella Mitchell (Ramsey County), Rachel Tierney (Kennedy & Graven) Roll call taken. Approval of Agenda Motion by Commissioner McGuire seconded by Commissioner Weber to approve the agenda as presented. Motion carried. Approval of Minutes Motion by Commissioner Monson seconded by Commissioner McGuire to approve the June 2, 2025 JDA meeting minutes as presented. Motion carried. Public Input Bob Lux, Alatus, encouraged the JDA to provide Alatus with a 74 day extension until September 7, 2025 which will allow him the time he needs to work through the final details of the development agreement with the JDA Advisory Committee and attorneys. He reported he has made great progress in the past month. He commented over the past five or six months he has been working to secure a clear path for the entire project. He discussed the final plan that he was proposing to move forward and was pleased to report he has brought Mario Cocchiarella with Maplewood Development on board to assist with completing this project. He reported Mr. Cocchiarella was one of the largest land developers in the metro area and he knows this project. Mario Cocchiarella, Owner of Maplewood Development Company and Belair Sitework Services, introduced himself to the JDA and provided background information on the master plans he has completed in the metro area. He noted the most recent project he completed was Amber Fields near the University of Minnesota. He indicated he also completed the Willow Brook project in Oakdale and Southwest Crossroads development in Maple Grove. He stated as the owner of Belair Sitework he was a national earthwork and utility contractor with offices in Denver, Forth Worth, Fort Myers and Minneapolis. He explained the work completed by Belair Sitework was complimentary to this kind of project as it required large amounts of mass grading and utility work. Consent Agenda None. Old Business None. Public Hearings None. New Business a. Consider Request for Preliminary Development Agreement Extension Director Mitchell stated on December 4, 2023, the JDA and Alatus executed a Preliminary Development Agreement (PDA) for the California Parcel at Rice Creek Commons. This PDA outlines the parties’ agreement to attempt to negotiate the terms of a Final Development Agreement by June 30, 2025. The agreement expires by its own terms after June 30, 2025, unless extended by the parties. At the June 2, 2025, JDA meeting, Bob Lux from Alatus verbally requested that the term of the Preliminary Development Agreement between Alatus and the JDA be extended to 30 days past the date that the 90% plans for the Spine Road and related infrastructure are expected. The target date for the 90% plans is August 8, 2025, so 30 days beyond that would be September 7, 2025. She described how the PDA is connected to the Purchase and Sale Agreement (PSA). Further information was provided regarding the proposed development and cost to complete the mass grading. The financials provided by Ehlers and Alatus were reviewed by staff. Staff commented further on the term sheet requirements and explained the JDA could consider approval, approval as amended, or denial of the PDA extension to September 7, 2025. It was noted, if the JDA takes no action, the PDA will expire on June 30, 2025. Chair Wicklund asked if the JDA Advisory Committee members had anything additional to add at this time. Commissioner Monson explained she had a soft recommendation to not extend the PDA to September 7, 2025. She stated this was a really tough moment and a tough decision after sitting in all of the meetings. She indicated after looking back at the last two years, she was of the opinion there was not a great deal of engagement from the developer. She commented on how this had changed in the last five or six weeks in order to get this project across the finish line. She explained she and Chair Wicklund were serving on the JDA in 2024 when the County was trying to work to complete a purchase agreement and this did not happen. She commented she has liked the activity from the last five or six weeks, but she questioned if this was enough and inquired why this activity had not been taken sooner. She indicated this also had her asking what would be accomplished in the next 60 days. She was of the opinion more progress would be made in 60 days, but a development agreement would be finalized. She reported the reason she was making a soft recommendation for denial was because there was a Commissioner that really wanted to see another 60 days of negotiations, she would be willing to have that conversation. She stated she wanted everyone to be comfortable with how this project moved forward, but noted she did not see value in a 60 day extension. Commissioner Jebens-Singh commented she came onto the JDA in January. She explained she had hoped this would spur negotiations by the developer and this did not occur, except for the last few weeks. She stated this was unfortunate because there were a number of complex issues that have yet to be addressed. She believed there was an outline in place, but the group has not been able to put flesh on the bones. She was of the opinion an extension to September 7, 2025 would not get this development to the place it needs to be. She believed the extension would just lead to another extension in September. For this reason, she was not recommending the extension be approved. Commissioner McGuire thanked staff and the JDA Advisory Committee members for all of their efforts. She noted this was her first time serving on the JDA. She stated everyone wants to see this development move forward but she too was concerned about he lack of movement from the developer. She agreed that another 60 days may not be enough time to address all of the outstanding issues for this project. She asked if an extension was already granted to the developer. Director Mitchell explained this PDA has not had any extensions. She noted the previous PDA from 2016 received an extension. Commissioner Weber expressed concern with what the purchase price would be for the land. He stated Alatus had proposed the purchase price being $1, but then it appears this is contingent on the cost for the mass grading. Director Mitchell explained these differences were describing to the different deal structures that had been proposed over the past year. She commented the current deal structure would have the mass grading privately financed, the land conveyed in one transaction and the purchase price would be $1. Commissioner Weber asked what the holdup was on this proposal. Director Mitchell indicated the holdups were time and a number of unknowns. She commented every time a new structure was proposed, staff had to complete a great deal of due diligence in addition to recalculating risk. She reported Attachment C was a good overview of what information staff had gathered to date. Commissioner Jebens-Singh commented further on how staff had just not had enough time to complete the necessary due diligence or vetting on the current plan that was being proposed because it was a flip from the previous plan. Commissioner Monson added she did not believe the current proposal was bad, but it was very complicated given the environmental liabilities. She commented on how much time it would take to work through all of the complexities within the proposal, noting this was just on the County side and there were still issues that would have to be worked through with the City. She indicated the path forward was very long and 60 days would not get the project there. Commissioner McGuire expressed her gratitude to the JDA Advisory Committee members for all of their time and efforts in working with staff and Alatus to reach an agreement. Commissioner Weber thanked the JDA Advisory Committee members for all of their time and attention to this matter. Commissioner Monson stated she was aware of the gravity and impact of the decision before the JDA. She commented she wanted to see this project get done and she believed the proposed recommendation would lead the JDA in this direction. Commissioner McGuire commented the JDA was very committed to getting this development completed and the JDA wanted to find a partner that can get this accomplished in the best way possible. Commissioner Weber stated he cared a lot about the future of this development and he wanted to see it move forward. He explained he made a statement several months ago, the he would support an extension. He commented on how the looming deadline lit a fire under the developer. He was pleased by the work that had been accomplished in the last five or six weeks, but he agreed 60 days was not enough time to complete the work that needs to be done. He stated he was not happy to see this agreement coming to an end, but he did not see an alternative at this time. Commissioner Jebens-Singh commented she had hope that the continued momentum would push this project forward. She indicated she came onto the JDA with an open mind, but meeting after meeting, she was not getting the responses she needed from Alatus. She explained the doing was not getting done on Alatus’ part. She believed it was her job to ask what was best for this project and she could not in good faith move this project forward in a timely manner with the current folks. Chair Wicklund asked what would have to get done between now and September 7, 2025 that would make the JDA supportive of an extension. Commissioner Weber stated the JDA was supposed to have a development agreement on August 7, 2024. He explained the development agreement was a year overdue and the purchase agreement was no where near being completed. He was of the opinion the clock has run out. Commissioner McGuire commented she believed Commissioner Weber had stated this well. Commissioner Jebens-Singh reported the collective development team that started at the beginning has shifted over time and even with the newest proposal, additional partners are being brought in and the JDA Advisory Committee does not have all of the details and vision from these partners. She indicated this gives her pause because she was questioning who would need to be around the table to negotiate the final terms. Commissioner Monson stated the intent was to have a development agreement by June 30, 2025. She commented if a purchase and sale agreement could be reached in 60 days and the complexities could be worked through after that time could be convincing enough to provide an extension. She reported if an extension was to be considered she would need very clear milestones in place. Chair Wicklund explained he has history with this project as he was involved in 2017 and 2018. He understood this was a very complicated project and he heard that the JDA was not confident the current timeline could be achieved. He indicated he also heard the JDA was very supportive of moving the project forward and the group appreciated the efforts that have been made in the past five to six weeks. He stated the ramifications of not approving the extension were significant. He commented this had him leaning in the same manner as Commissioner Monson where an extension for a short amount of time with an objective was something he could support. He indicated he could not support an extension for another year, but if there were elements to move the project forward he could support this. Commissioner Jebens-Singh asked what the specific requirements would be, if an extension were to be considered. Chair Wicklund stated he would recommend the specific requirements be determined by the JDA Advisory Committee members. Commissioner Jebens-Singh commented in her opinion activity does not necessarily mean productivity. She indicated one of her frustrations with the progress was that the requests for information were only being met with some of the information or hints to it is coming. She believed that if the extension were granted, the JDA would just be buying another 60 days of the same. Commissioner McGuire stated she was feeling much the same. While she appreciated the fact there has been activity, she did not believe all of the necessary actions could be taken in 60 days, which meant another extension would be required. She understood the JDA has come a long way in determining what was wanted in this development and she believed it was time to move on. Commissioner Weber stated this decision weighed heavy on him because this development was a big deal for the City of Arden Hills. He wanted to see progress and to see this development moving forward. He commented that even if an extension were approved, an agreement could not be reached in 60 days. Commissioner Monson explained she would not be making a motion to approve the extension and noted she appreciated the support she was receiving from the County Commissioners. Commissioner Jebens-Singh stated she appreciated the deliberative partnership between the City, the County and the community representative. In addition, she appreciated all of staff’s thoughtful efforts throughout the negotiation process. The JDA directed staff to inform Alatus that the PDA term would expire on June 30, 2025. b. Review Road Map Director Mitchell reviewed the Road Map with the JDA noting the JDA would meet next on Monday, July 7, 2025. Chair Wicklund recommended the July 7 meeting be a worksession meeting and he asked that staff prepare an agenda that allows the JDA to respond to Item 8A. The JDA was in agreement with this recommendation. Administrative Director’s Report Director Mitchell reported staff continues to have conversations with Xcel Energy regarding the thermal energy network pilot. She explained she was in the process of finalizing the details for the Department of Commerce Geothermal Planning grant that the County received. She was hoping one test well could be able to be drilled with the grant funds to explore the geological conditions and begin plans for a Town Center district energy system. Development Director’s Report Director Jagoe had no updates for the JDA. Commissioner Updates Commissioner McGuire thanked the JDA members and the City of Arden Hills for their strong partnership with the County. Commissioner Weber stated the City appreciates the strong partnership that has been achieved with the County as well. Commissioner Jebens-Singh thanked Alatus for all of their efforts and noted she was looking forward to what came next. Commissioner Monson explained she heard the Timberwolves sold and that they were looking for a new stadium. Adjournment Meeting adjourned at 8:12 pm. Approved _____________________________________ _______________________ Jon Wicklund, Chair Date Joint Development Authority Monday, September 9, 2025 Arden Hills City Council Chambers Minutes 5:30 pm Roll Call Joint Development Authority: Chair Jon Wicklund, Commissioner Tara Jebens-Singh, Commissioner Kurt Weber, Commissioner Mary Jo McGuire, Commissioner Tena Monson Also present: Jessica Jagoe (Arden Hills); Ella Mitchell (Ramsey County), Rachel Tierney (Kennedy & Graven) Roll call taken. Approval of Agenda Motion by Commissioner Monson seconded by Commissioner Jebens-Singh to approve the agenda as presented. Motion carried. Approval of Minutes Motion by Commissioner Jebens-Singh seconded by Commissioner Weber to approve the July 2, 2025 Closed JDA meeting minutes, July 7, JDA meeting minutes, July 21 Closed JDA meeting minutes and August 4, JDA work session minutes. as presented. Motion carried. Public Input Steve Scott, 4286 Norma Avenue, addressed the JDA regarding the County’s mismanagement of this project, especially over the past eight years. He indicated the early phases of TCAAP had Ryan Companies working on a plan only to withdraw after a number of years noting tackling the largest superfund site in the State was too risky for their investors. He explained an NFL stadium was once proposed by several County Commissioners. Concerns soon rose about where the residents of Arden Manor would live and one Commissioner stated they would have to find somewhere else to live, which sparked an outcry from Arden Hills residents. He stated affordable housing did not appear to be a priority for the County at that time. After the NFL chose downtown the County purchased the TCAAP site from the federal government. He reported a joint powers agreement was drafted and the JDA was formed. He indicated the JDA was responsible for the cleanup and sale of the property, while the City was tasked with zoning the parcel, producing a master development agreement and an AUAR. He noted all of these deliverables were accomplished and delivered on time. He stated late in 2016 the County members of the JDA presented an extensively redlined project vision vastly increasing the proposed housing density, levels of affordability and demanding the City front a much larger financial contribution. The County insisted the City sign off on this within four days, which occurred over a holiday weekend. The City indicated they would have to take this matter back to the taxpayers but offered the opportunity to negotiate the differences/sticking points. He explained the County agreed to special worksession in early 2017 to hammer out the sticking points but never showed up for the meeting. In fact, the County boycotted all subsequent JDA meetings for the next four years and ultimately sued the City for being an unwilling partner despite the City continuing to show up at all scheduled meetings. He reported the County withdrew its funding and participation in the JDA and focused on other redevelopment projects in the County, one being the Rivers Edge Project in St. Paul. He noted the Rivers Edge Project was completed with zero affordable housing units in downtown St. Paul. Meanwhile, the County sued the City of Arden Hills for being an unwilling partner and sought to have the County nullify the joint powers agreement citing a hopeless impasse. He reported during court ordered mediations, the City offered a higher level of density, which was rejected by the County. After the court rejected the County’s claim that the City was the unwilling partner, the court suggested the City and developer start direct negotiations and this was done. He stated a new term sheet was produced where the developer greatly reduced the financial risk for Arden Hills taxpayers. He indicated the County then rejected that agreement insisting that the City accept higher housing density and affordable levels or else. Chair Wicklund asked that Mr. Scott get to his conclusion. Mr. Scott noted from 2016 to 2022 was considered a golden time to start construction because interest rates were low, construction costs were low and the job market was strong. However, the County squandered this opportunity for reasons that have not been explained. He asked at what point do the taxpayers get an honest and transparent of the projects viability and costs. He noted a current member of the JDA recently vowed to move the project forward but he stated at the edge of a cliff moving forward may not be the most prudent action. He explained Ryan Companies saw this many years ago and now the Arden Hills taxpayers are wondering how much of their funding will be poured into this risky project. Megan Howard, 1323 Watson Avenue in St. Paul, supported this development moving forward because the Twin Cities desperately need more housing. She encouraged the JDA not let perfect become the enemy of good. She recommended the proposed plan move forward in order to provide more housing. Paige Kahle, resident of St. Paul, explained she was with Yes in my Backyard. She questioned if now was the time to talk about the development. Chair Wicklund stated now would be the time to speak. Ms. Kahle thanked Director Mitchell for reaching out to her today regarding this project. She indicated she has been in communications with Bob Lux with Alatus as well as Maplewood Development. She commented she has heard their side of the story and understood the JDA decided to allow the agreement with Alatus to expire back in June. She explained after watching the June JDA meeting, it appears there was frustration with Alatus and their lack of response. She expressed frustration with the fact the JDA let this frustration get in the way of a 10 year partnership with Alatus. She stated Alatus had millions of dollars invested in this project. She was of the opinion there were two members on the JDA that may have voted to extend the agreement, but the majority was unhappy with Alatus. She encouraged the JDA not to throw the baby out with the bath water. She reported this development was becoming a national case study for what was wrong with getting housing on the ground. She indicated she lived in St. Paul and she saw homeless people every day. She explained she had a lot of emotions when it came to the JDA’s inability to get this much needed project off the ground with the housing that was so desperately needed for the region. She stated Alatus has pledged tens of millions of dollars of private financing to make this project happen and the JDA does not want to see this project move forward. She indicated she was an environmentalist and she understood sustainability guidelines were important, but she also knew it was important for people to have housing. She questioned what the cost of the sustainability guidelines would be. She reported one of the members of the JDA was the vice president of a solar panel company and this was not a good look for the JDA. She stated Alatus would gladly come back to the table and negotiate with the JDA, but in the meantime has filed a lawsuit against the JDA. She understood the judge has stated Alatus has a case and that Ramsey County, the JDA and taxpayers will have to pay millions of dollars to Alatus. She encouraged the JDA to renegotiate with Alatus. She suggested the JDA members do what was right as public servants. Lyle Salmela, 1480 Arden Vista Court, stated for his 30 years of involvement with the RAB, ERAB and the JDA, he believed Rice Creek Commons was a tremendous opportunity for the growth of Arden Hills and the metro area. He supported building the roads next year as this will set the development on a path of major development occurring in 2030. He wished the JDA all the best with its visions and goals. Alex Polinsky, 16025 37th Avenue N in Plymouth, noted he was an employee of Alatus. He understood there was a lawsuit between Alatus and the JDA team. He commented he was the head of construction for Alatus and he does all of the fun finish details. He reported Alatus wants to complete this development and would be willing to drop the lawsuit. He asked that he be allowed to meet with the JDA team as soon as possible in order to get this project moving forward. He stated Alatus had a great team assembled to complete this project. Noah Schneider, 808 Airy Street in St. Paul, stated in listening to recent JDA meetings, he understood there was a vision to have an all-electric development on Rice Creek Commons. He explained he agreed with this, but noted he has not heard how much this will cost and add to each home price. He reported there was a need for more housing, especially affordable housing. He asked if these costs were being considered. He feared that the sustainability goals would greatly impact the affordable units within this development. It was his hope the JDA could prioritize the additional housing and not let perfect be the enemy of good. Consent Agenda None. Old Business None. Public Hearings a. Planning Case 25-003 and Resolution 2025-002 – Preliminary Plat and Final Plat – Outlot C, TCAAP – Ramsey County Director Jagoe stated Ramsey County (“Applicant”) has requested approval of a Preliminary Plat and Final Plat to subdivide Outlot C (“Subject Property”), often referred to as the “California Parcel”, of the TCAAP Plat for Rice Creek Commons. The Rice Creek Commons site is in the northwest corner of the City located to the east of U.S. Highway 10 and I-35W, north of Highway 96, west of the Arden Hills Army Training Site, and south of County Road I. Director Jagoe reported the purpose of this platting process is for dedication of the public road right-of-way for the Spine Road. Two large Outlots would be created as part of the plat for the future Rice Creek Commons development. These Outlots would be further subdivided and replatted at the time of the future development. The current platting process is not associated with any specific development on the site. A copy of the proposed Preliminary and Final Plat named “Rice Creek Commons Second Addition” was reviewed with the JDA. The following is a description of the proposed Outlots and right-of-way dedication on the plat: • Outlot A = 93.25 acres (4,062,028 s.f.) o This parcel will be further subdivided and developed in the future as part of the Rice Creek Commons development. • Outlot B = 252.88 acres (11,015,634 s.f.) o This parcel will be further subdivided and developed in the future as part of the Rice Creek Commons development • Rice Creek Boulevard Right-of-Way = 25.92 acres (1,128,912 s.f.) Overall Subject Property Platted Area = 372.04 acres Director Jagoe stated future further subdivisions of the newly created Outlot A and Outlot B within the Rice Creek Commons development area would be brought forward for review by the Joint Development Authority (JDA) in accordance with the TCAAP Redevelopment Code (TRC). Director Jagoe commented further on the Plan Evaluation and offered the following Findings of Fact: • The former Twin Cities Army Ammunitions Plant (TCAAP) site is in the northwest corner of the city located to the east of U.S. Highway 10 and I-35W, north of Highway 96, west of the Arden Hills Army Training Site, and south of County Road I. • Ramsey County has requested a Preliminary Plat and Final Plat of the TCAAP, Outlot C site in order to subdivide the parcel for delineation and dedication of the public right-of way for the Spine Road. • The current platting process is not associated with any specific development on the site. • The future subdivision and replatting of Outlots A & B - Rice Creek Commons Second Addition for the Rice Creek Commons development would be evaluated at that time based on all applicable provisions and regulations in the City Code and the TCAAP Redevelopment Code. • The proposed Preliminary Plat and Final Plat are consistent with the Arden Hills Zoning Map, TCAAP Regulating Plan, and the 2040 Comprehensive Plan. Director Jagoe reviewed the options available to the JDA, noting staff recommended approval of JDA Planning Case 25-003 and adopt Resolution 2025-002 for a Preliminary Plat and Final Plat of Outlot C a 372.04 acre parcel within Rice Creek Commons, based on the findings of fact and the submitted plans, as amended by the conditions in the September 9, 2025 Report to the Joint Development Authority Board: 1. The Applicant shall record the Final Plat with Ramsey County within sixty (60) days of the JDA’s approval and a copy of the recorded plat shall be provided to the City. 2. All items identified in the September 2, 2025, City PW/Engineering Division memo shall be addressed prior to the recording of the Final Plat. All comments shall be adopted herein by reference. Chair Wicklund opened the public hearing at 5:59 p.m. Ian Adams, 1328 Watson Avenue in St. Paul, thanked the JDA for their service and for allowing him to speak. He questioned why it was advantageous for the JDA to pursue another developer, given that the Alatus contract had expired. He suggested the JDA consider hiring a real estate or legal professional that has experience in doing projects close to $1 billion to negotiate with Alatus to see if a deal could be struck. He encouraged the JDA to reduce friction instead of increasing power as this project moves forward. He stated the United States was behind when it came to building costs compared to Europe. Chair Wicklund closed the public hearing at 6:02 p.m. Commissioner McGuire thanked staff for all of their efforts on this matter. She asked if this action was for platting to allow the public road right of way to be installed, which was a basic step to move this project forward. Director Jagoe reported this was the case. She noted this process would dedicate the public right of way for the spine road and would allow the County to continue with their design plans and construction in 2026. Commissioner McGuire stated she appreciated how this action would move the project forward. Commissioner Weber expressed concern with the fact the proposed right of way would be 130 to 140 feet wide. He was of the opinion this width was exceptionally wide. Director Jagoe reported the 130 to 140 foot width was correct noting this aligns with the TRC and would allow for the trails, public sidewalks and roadway. Commissioner Weber indicated he would have liked to review the 60% design plans. He was of the opinion 100 feet would have been adequate for the trail, sidewalk and roadway right of way. He did not believe the County should be taking more than they needed, even if this was only 10 to 20 feet on each side of the roadway. He feared this was wasted space. Director Jagoe commented the standard the County was proposing for the right of way corridor meets the TRC standards. She indicated the tree plantings, utility installation, street lighting, sidewalks, right of way, and roadway does cover the proposed expanse. She anticipated the County could come back to the JDA with design plans for the roadway corridor. Commissioner Weber stated he would like to see the plans to ensure the JDA was not over dedicating. Chair Wicklund commented he would like to see the plans. Commissioner Monson explained the corridor has to be this wide because the TRC requires it. Director Jagoe indicated this was the case. Commissioner Monson reported if the corridor was to be narrowed, adjustments would have to be made to the TRC. Director Jagoe explained standards would have to be reviewed to see where adjustments could be made. Commissioner Monson stated a traffic study was completed for this project. Director Jagoe indicated a traffic study was completed through the AUAR process. Commissioner Monson inquired if the proposed roadway width was necessary for the traffic that would be flowing through this area. Director Jagoe explained she did not have the engineering background to answer this question. However, she understood the layers of amenities included along this corridor would require 130 to 140 feet of right of way. John Mazzitello, Deputy Director of Public Works for Ramsey County, introduced himself to the JDA. He explained he designed all of the construction projects for Ramsey County. He reported he was the project manager for the spine road. He stated the right of way was established based on the need of the infrastructure that needs to be built with the spine road that includes the roadway width, curb and gutter, storm drainage, boulevard, sidewalk, trails and lighting. In addition, to having space for a district energy or geothermal component. Commissioner Monson questioned if this roadway would be wide enough to handle the level of traffic that would be flowing through this area. Mr. Masatello indicated he was comfortable with the proposed roadway width for the traffic that would be generated by the site. Commissioner Monson stated she appreciated having this information and thanked Mr. Mazzitello for addressing the JDA. Motion by Commissioner Weber seconded by Commissioner McGuire to approve Planning Case JDA Planning Case 25-003 and adopt Resolution 2025-002 for a Preliminary Plat and Final Plat of Outlot C a 372.04 acre parcel within Rice Creek Commons, based on the findings of fact and the submitted plans, as amended by the conditions in the September 9, 2025 Report to the Joint Development Authority Board. Commissioner Monson explained being able to put the spine road in is key to any future development. She understood the history of this project and indicated the JDA was doing its best to get this project across the finish line. She reported the plan was to move forward with the construction of the spine road in 2026. She discussed how the JDA had new faces and these individuals would continue to work to move this project forward. Commissioner McGuires stated Ramsey County was in the budgeting process right now and supported this item coming forward. She indicated the County Board was aligned as a Board in getting this project done. Motion carried. New Business a. Approve Revised Sustainability Design Guidelines Director Mitchell stated at the August JDA work session, the JDA reviewed updates from the Energy Advisory Committee and consultants, including proposed revisions to the Sustainability Design Guidelines. These revisions clarify language and requirements around electric vehicle chargers. Commissioner McGuire commented she believed these guidelines were a great step forward and reflect the values of both the County and JDA. Commissioner Weber assured the public that the energy committee had considered the cost of the proposed sustainability guidelines. He indicated this was a big concern and noted Ryan Companies reviewed and provided the JDA with feedback on the sustainability process, noting no major hurdles were reported. Commissioner Jebens-Singh explained these guidelines were revisited in order to build a process that walks along side any future developers and meets with them with the technical guidance that was necessary, while also having ways to request waivers. Commissioner Monson indicated when it came to the sustainability guidelines, the JDA was pragmatic while also trying to do big things. She was disappointed that there was a narrative that sustainability was in contrast to affordability. She reported experts have been brought in to assist the JDA with this project. She commented on how much residents in Arden Hills were paying for energy bills each year. She discussed how important it was for homes to have tight envelopes in order to reduce energy costs. Motion by Commissioner McGuire seconded by Commissioner Jebens-Singh to approve the revised Sustainability Design Guidelines. Motion carried. b. Review Draft Request for Interest Director Mitchell stated a Request for Information (RFI) has been drafted for JDA review and approval. As stated in the RFI document, its purpose is to gain information to inform a future solicitation for development at Rice Creek Commons. The Anticipated Timeline section is not yet filled in as the timing may vary depending on the need for revisions or additional promotion. Staff will distribute the RFI through channels including but not limited to DemandStar, the Rice Creek Commons newsletter, and RiceCreekCommons.com. Commissioner McGuire commented she was curious to see what new interests there may be in this site and what new ideas people may have. She supported the JDA moving forward with an RFI. She questioned how long the RFI process would take. Director Mitchell proposed keeping the RFI process open for four weeks, noting there would always be an option to extend. Commissioner Weber stated he was pleased to see the RFI got put together so quickly. He noted he had no proposed changes. Commissioner Jebens-Singh indicated the RFI was drafted after considering the sustainability goals and missions for this project. She explained the JDA was interested in learning if there were developers that would engage with this project. She appreciated the fact that all founding documents have been put in one place as this would provide all future developers with the goals and requirements for this development, which included having at least 20% of the total housing units will be affordable at 60% AMI or below and 10% of the total for sale housing will be eligible for Ramsey County down payment assistance. She thanked staff for the quick turnaround on the RFI. She indicated the JDA was being mindful and responsible as this project moves forward. Commissioner Monson inquired if staff should draft a question for Page 9 that addresses the challenges surrounding district energy within the RFI. Chair Wicklund supported staff adding this question to the RFI. Commissioner Weber indicated district energy was important to him and he wanted to see this move forward. Commissioner Monson explained she wanted to see district energy called out to ensure developers understand this was a requirement and that feedback would be helpful. Director Mitchell noted district energy was mentioned on Page 6 and was addressed within the sustainability guidelines. She suggested a sentence be written into the RFI that encourages developers to read the supporting documents, which would include the Sustainability Guidelines. Commissioner Monson suggested further language be written into the RFI that addresses how the developers will create foot traffic. Director Mitchell stated she could draft language to address this matter. Commissioner McGuire supported this recommendation noting she wanted to see this development becoming a walkable community. Commissioner Jebens-Singh recommended the language speak to all levels of accessibility and not just walking. Commissioner Monson inquired if the JDA would be able to speak to the developers who respond to the RFI in person. She commented she was interested in speaking with a developer that has a unique vision for this property. She suggested this be a recommendation but not a requirement. She recommended the City use its channels to advertise the RFI. Chair Wicklund questioned how fast the RFI would be put out the door. Director Mitchell indicated she was confident the RFI could be put out prior to the next JDA meeting. Chair Wicklund stated if this was the case, he would like the JDA to receive an update on the RFI process at the October JDA meeting. He discussed how this project moved from 10% to 20% affordable units as well as moving from 1,460 to 1,900 housing units. He understood the pace of the development may not feel great for everyone, but stated the JDA would continue to move this project forward. Motion by Commissioner Jebens-Singh seconded by Commissioner Weber to approve Request for Information as amended. Motion carried. c. Discuss Community Engagement Proposal Director Mitchell stated there was a discussion at the August JDA meeting about organizing digital informational sessions instead of an in-person community event this fall. Some of the advantages of an online format include more accessibility to residents, less time commitment for both residents and staff, and the ability to post the recording online for viewing at any time. After discussing with consultants, staff propose organizing a webinar focused on sustainability and clean energy that will include a presentation on the advances made over the past two years and time for questions and answers. This webinar could also include a review of how residents can learn more about the project and a request for topic suggestions for future info sessions. The webinar would be advertised on the project website and through the newsletter, and the recording would also be posted on the website. If the webinar is successful, then the JDA may consider repeating this format on other topics. Director Mitchell explained staff has noted comments on the materials available on the project website and are working to strategize, within technical constraints, on how to ensure as much information is readily accessible as possible. Residents are encouraged to use the comment box on RiceCreekCommons.com or reach out to JDA members or staff to request information or documents. Chair Wicklund stated doing an electronic webinar would save time and could assist with focusing the topic for the event. He questioned what success would look like for this type of event. Commissioner McGuire explained she loved the idea of an informational webinar. She suggested the JDA consider hosting at least two webinar events. Commissioner Weber commented he was interested in documents being readily available on the Rice Creek Commons website. He hoped that people would attend the webinar events and come forward with questions. He believed success would be people asking questions and providing new topics. Commissioner Jebens-Singh stated a webinar like this would allow for multiple audiences to engage with this topic in a transparent manner over time. She asked how these events would overlap with the RFI. Director Mitchell indicated she would be open to feedback from the JDA on this, noting the event could be geared towards the public, or RFI responders were also welcome to join. Commissioner Monson explained she liked the idea of surveying people about future topics. She anticipated these events would be successful. She recommended the webinar event be well marketed and suggested the event be open to the public. Chair Wicklund asked how urgent it was to get this project completed. He questioned if staff could begin working out details and the JDA could finalize the plans for the webinar in October. Commissioner McGuire wanted to see the website updated as quickly as possible and noted she could wait for the webinar to be finalized in October. Commissioner Weber stated the RFI was the priority and he did not believe the webinar had to inform the RFI. Commissioner Jebens-Singh commented she liked the idea of making sure staff can stagger this work in order to get the RFI out first and that the webinar would be finalized in October. Commissioner Monson stated she would like to see the community engagement done before the end of the year because people want to know what’s going on. Director Mitchell inquired if the JDA wanted to see the material from the consultants before it is released. Chair Wicklund recommended the content be reviewed on October 6 before being released to the public. He suggested the webinar be 30 to 35 minutes, noting success to him would be having at least 50 people in attendance. He encouraged the JDA members to consider what topic should be covered in the second webinar. d. Review Road Map Director Mitchell reviewed the Road Map with the JDA. Administrative Director’s Report Director Mitchell stated she had nothing further for the JDA. Development Director’s Report Director Jagoe stated she had nothing further for the JDA. Commissioner Updates Commissioner McGuire thanked staff for all of their efforts to keep this project moving forward. Commissioner Weber indicated he ran for city council in order to move the Rice Creek Commons projects forward and to get affordable housing in Arden Hills. He stated this project remains a high priority for him and he thanked the public for voicing their concerns. Commissioner Jebens-Singh thanked the public for voicing their concerns surrounding affordable housing. She indicated she has felt the same frustrations but noted the County and City were in alignment when it came to affordable housing and a commitment to moving this project forward. Adjournment Meeting adjourned at 7:19 pm. Approved _____________________________________ _______________________ Jon Wicklund, Chair Date Joint Development Authority Worksession Meeting Monday, October 6, 2025 Arden Hills City Council Chambers Minutes 5:30 pm Roll Call Joint Development Authority: Chair Jon Wicklund, Commissioner Tara Jebens-Singh, Commissioner Kurt Weber, Commissioner Mary Jo McGuire, Commissioner Tena Monson Also present: Jessica Jagoe (Arden Hills); Ella Mitchell (Ramsey County), Rachel Tierney (Kennedy & Graven) Roll call taken. Public Input Rich Straumann, 4380 Arden View Court, explained he has been a resident since 1974. He commented on the mission and goals of Active Living and discussed the value of the Rice Creek Regional Trail which was ran along the northwest portion of Rice Creek Commons. He reviewed the trails that surround this development and urged the JDA to consider trails that would integrate physical activity throughout Rice Creek Commons. Lynn Diaz, 1143 Ingerson Road, stated she would like to see individual lots available for home building within Rice Creek Commons. She discussed how selling the land to developers limits options for future homeowners that would like to build their own sustainable home. New Business a. Rice Creek Boulevard Infrastructure Improvements Update Director Mitchell stated following the approval of the plat for Rice Creek Boulevard (formerly known as the spine road) at the September JDA meeting, Ramsey County staff and consultants from Kimley Horn have been working on the infrastructure improvements. She reported Kimley Horn had representatives in attendance to provide an overview of the schedule, plans, and regulatory agency coordination for the proposed public infrastructure improvements. Larina DeWalt, Ramsey County staff member, introduced herself and the team that has been working on the Rice Creek Boulevard infrastructure improvements. Eric Fosmo, Kimley Horn representative, introduced himself to the JDA and reviewed the project schedule for Rice Creek Boulevard. He explained construction was slated to begin in the summer of 2026 with the project being completed in the fall of 2027. He commented on the final design plans and described how the roadway would transition from five to three lanes. The location of the two roundabouts was discussed. The proposed utility corridor and streetscape improvements were reviewed with the JDA. Commissioner Weber explained he would like to see the public utilities under the trails rather than private utilities in order to ensure the trails are properly maintained going forward. Commissioner McGuire questioned if the proposed walking and biking paths were adequate. Mr. Fosmo explained different options have been considered for the trails and noted the proposed paths fit within the TRC. He noted he could bring back alternatives if this was the desire of the JDA. He explained a separate trail with sidewalks for pedestrians could be considered. Commissioner McGuire stated she would like to see a dedicated path for bikers separate from the sidewalk for pedestrians. Commissioner Weber indicated the Midtown Greenway would be worth looking at for their pedestrian and bike paths. He asked how the maintenance would be managed for the bike paths and trails within this development. John Mazzitello, Ramsey County Public Works Director, stated this would be part of cooperative agreement between the County and the City. He indicated the trees would be the City’s responsibility. Commissioner Monson commented she was not in favor of bikes and cars sharing the road when they do not have to. She supported there being separation for the bike path. She asked if the TRC would limit the function of the sidewalks and trails. Director Jagoe indicated the TRC was followed for the streetscape and noted she would be following up on this item to see if there was any room for flexibility or changes. Commissioner Monson inquired if the proposed roundabout would manage the traffic coming into the development if the proposed Costco site were turned into a sports facility or concert venue and now a lot of people would be coming into the site all at once. Mr. Fosmo reported those types of uses were super unique and he would want to know what type of events the tournament center would be holding. He stated this would be a hard question for him to answer without this information. He indicated he had the flexibility to make some adjustments within the right of way. Mr. Mazzitello reported the preliminary models did consider all of the land uses including a big box retail, which was the most intensive traffic developers. He stated as he gets more detailed information on users the models can be altered and updated. Mr. Fosmo further discussed the plans for the Rice Creek crossing and regional trails. He noted the bridge would match the current aesthetics. Commissioner Weber stated it would be nice to consider a City indicator on this bridge. Commissioner Monson supported this recommendation. Commissioner Jebens-Singh explained this property was part of a larger watershed district and asked if this project was being considered within a broader plan. Mr. Fosmo reported there is a comprehensive stormwater management plan (CSMP) that was completed for Rice Creek Commons and noted he would continue to coordinate with the Rice Creek Watershed District. Mr. Fosmo reviewed the location of potential environmental/protected species noting he would continue to work through this process with the proper regulatory agencies. He commented further on the regulatory agencies that he was having to coordinate with for this project which included the US Army, MPCA/EPA, DNR and the Rice Creek Watershed District. Mr. Mazzitello reported all of the individuals within these agencies has been very cooperative and support the Rice Creek Commons development moving forward. Commissioner McGuire requested further information regarding the PFA’s testing. Ms. DeWalt discussed the PFAS testing that would be required going forward by the EPA given that this was former US Army property. She reported screening would begin this fall and test results would be available early next year. Chair Wicklund questioned what the biggest miss was within the plans at this time. Mr. Mazzitello stated the biggest lift within this project was the relocation of the TGRS system. Chair Wicklund inquired if there were any items within the plan that should be amended now before this project moves forward. Mr. Fosmo commented he did not have any recommendations at this time. He indicated coordinating with the Army on the TGRS system was the only hold up at this time. b. Review Sustainability Information Session Presentation Director Mitchell stated a draft slideshow for the Sustainability Information Session was being provided to the JDA for feedback. After getting feedback from the JDA, staff will make edits, refine existing content, and clean up formatting. She reported early November was being targeted for this virtual informational session due to schedules and to allow time for promotion. Commissioner Monson thanked staff for their efforts on the sustainability slideshow. She stated this information was being presented just how she envisioned and expected. She suggested the value of the proposed development be further addressed within the slideshow. Chair Wicklund stated the JDA wanted to communicate with the City’s constituents regarding the sustainability efforts being pursued through this development and noted this would be done via webinar. Commissioner Jebens-Singh supported residents being allowed to submit questions whenever they view the webinar and that these questions be forwarded to staff. Chair Wicklund questioned who would be presenting the slideshow within the webinar. Director Mitchell reported this would be done by herself and Rick Carter along with Ryan or Michael from Evergreen Energy who would address district energy. Chair Wicklund stated he believed it would be nice to have a JDA Commissioner open the webinar. Commissioner Monson volunteered to open the webinar on behalf of the JDA. Commissioner McGuire suggested the introduction include information regarding the partnership between the City and the County through the JDA. Commissioner Jebens-Singh recommended the presenters walk through the presentation with an individual not on the JDA to see if the information being presented was too technical in nature, in case some of the information needs to be further explained. Commissioner Weber commended staff for pulling this slideshow presentation so quickly and comprehensively. Commissioner McGuire encouraged staff not to use too many acronyms within the presentation as the public may not be familiar. Commissioner Monson recommended a map of the project area be included in this slideshow. Commissioner Jebens-Singh suggested staff provide links to more detailed information regarding the JDA’s sustainability efforts be provided for those individuals that would like to take a deeper dive into this topic. c. Communications Update Director Mitchell stated Goff Public worked with Ramsey County to prepare and distribute the fall Rice Creek Commons newsletter. The newsletter was sent to 3,398 subscribers on Monday, September 29. Topics included the release of the Request for Information, the approval of the plat for Rice Creek Boulevard, and a construction update on Outlot A. The newsletter had a 2% click rate and 19% open rate, which is similar to the last newsletter. There have been three recent inquiries through the Rice Creek Commons microsite contact portal on topics including opportunities for development, plans for senior housing, and construction at Outlot A. Staff responded to each inquiry directly. Commissioner McGuire requested staff forward the most recent newsletter to her. Chair Wicklund asked if anyone has responded to the RFI to date. Director Mitchell stated the RFI was available on the County’s webpage and she had reached out to several project partners to see if they could assist with distributing the RFI. She noted she had received on RFI response to date. She indicated the deadline for submittal was October 24, 2025. d. Review Road Map Director Mitchell reviewed the Road Map with the JDA. Administrative Director’s Report Director Mitchell stated she submitted for precertification for LEED for Communities last week. She reported the goal still remains to achieve platinum certification. Development Director’s Report Director Jagoe introduced the City’s new Community Development Director Jacob Reilly to the JDA. Commissioner Updates Commissioner Monson asked how conversations were going with the Army regarding the TGRS system and Building 116. Director Mitchell stated Larina and John were having the conversations with the Army. Commissioner Monson supported the JDA having a conversations regarding Building 116 to ensure this building is moved. Commissioner Weber supported the JDA having this conversation as well. Commissioner Jebens-Singh indicated she was uncertain who was responsible for Building 116 and she had no objection to the JDA holding a conversation. Commissioner McGuire agreed and stated the Ramsey County Board would be reaffirming their commitment to Rice Creek Commons at their meeting tomorrow. Adjournment Meeting adjourned at 6:56 pm. Approved _____________________________________ _______________________ Jon Wicklund, Chair Date Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 4 MEMORANDUM DATE: November 3, 2025 TO: Joint Development Authority Board of Commissioners FROM: Directors Mitchell and Jagoe SUBJECT: Public Input The public is invited to provide input. Comments will be limited to three minutes per person. Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 8a MEMORANDUM DATE: November 3, 2025 TO: Joint Development Authority Board of Commissioners FROM: Director Mitchell and Larina DeWalt, Ramsey County SUBJECT: Receive Building 116 Presentation At the October 2025 JDA work session, JDA members requested an overview of Building 116, which is located on the Rice Creek Commons property. Staff have prepared a presentation with background information and considerations for JDA discussion. Attachment: Building 116 Overview Presentation Action Requested: Staff request for JDA consideration: • Affirm Building 116 as an existing condition in upcoming RFP • Affirm any modifications would need to be incorporated into negotiations with future development partners RICE CREEK COMMONS BUILDING 116 OVERVIEW JOINT DEVELOPMENT AUTHORITY NOVEMBER 3rd, 2025 Building 116 -Former Twin Cities Army Ammunition Plant (TCAAP) Building 116 Building 116 – Overview Originally constructed in 1942 as a water treatment plant Building 116 is: Located on Ramsey County property Owned by the Army, who are also the Responsible Party for groundwater contamination at the site Operated by contractors for the Army Building 116 is a primary component of the Boundary Groundwater Recovery System (BGRS) treatment system BGRS is part of the TCAAP Groundwater Recovery System (TGRS) Building 116 – Overview TGRS was established to treat groundwater in 1989 The BGRS captures groundwater contaminated with volatile organic compounds (VOCs) at the southwestern boundary of the RCC site BGRS extraction wells along the southwestern property line send water through a network of pipes to Building 116, which houses the groundwater treatment system Treated water is then piped and discharged to a gravel pit to the east of RCC located on the Arden Hills Army Training Site (AHATS) TCAAP Groundwater Recovery System (TGRS) Building 116 *Exhibit from Army TGRS Optimization Plan California Parcel ARDEN HILLS ARMY TRAINING SITE Building 116 – Roles/Responsibilities Ownership Authority/Approvals Primary Governing Documents Site Ramsey County County JDA Others as required Property Deed Environmental Covenant (EC) TCAAP Regulating Code (TRC) TGRS Army Army EPA MPCA Property Deed Environmental Covenant (EC) Federal Facility Agreement (FFA ) Record of Decision (ROD) Building 116 Army Army EPA MPCA Property Deed Environmental Covenant (EC) Federal Facility Agreement (FFA) Record of Decision (ROD) Building 116 – Development Considerations Building 116 is an existing condition and was listed as such in the 2016 RFP for a development partner. 2023 Term Sheet included as an agreed-upon term: “Building 116: The JDA will support the developer’s exploration of the feasibility of moving Building 116 off the site, including identifying a way to pay for the relocation.” Previous development discussions have included the following: Location Aesthetics Space (building size) Public perception (air emissions) Energy Capture (district energy) Building 116 – Development Considerations Location – Building 116 is located in an area zoned for open space in the TRC Aesthetics – Building 116 has not undergone any significant updates since it was constructed Space – It is possible that the building is oversized for the current system Building 116 - Development Considerations Public perception of safety due to air emissions 2023 Army optimization project significantly reduced emissions from air stripping towers Only the BGRS (lower levels of impacted groundwater) is pumped to Building 116 The SGRS treats the more heavily impacted water The Army is required to complete updated emissions modeling and sampling before any construction of homes or businesses on Rice Creek Commons This work will be overseen by regulators to ensure that emissions will not pose a risk to future residents or visitors of Rice Creek Commons Building 116 - Development Considerations Energy Capture Consistent water flow of TGRS is a potential source of thermal energy for district energy system 2015 Energy Integration and Resiliency Framework (EIRF)first proposed and analyzed this concept Exploratory conversations with the Army were generally favorable, but paused around 2018 2024 Clean Energy Analysis Report modeled of TRGS energy capture: This energy capture could meet 30% of site heating load and 13% of site cooling load Estimated $6.6 million in capital cost savings due to fewer geothermal wells needed Future of Building 116 The groundwater remedy is mandated by the federal government under a 1997 EPA Record of Decision (ROD) and subsequent amendments. There is currently no anticipated end date for the operation of the TGRS. There has been coordination with the Army and regulators as it relates to TGRS modifications necessary for the Rice Creek Boulevard infrastructure project Process is paused due to government shut down Any modification of Building 116 would require approval from Army, EPA, and MPCA, at a minimum Unknown associated cost and schedule impacts JDA Considerations Staff request for JDA consideration Affirm Building 116 as an existing condition in upcoming RFP Affirm any modifications/relocations would need to be incorporated into negotiations with future development partners (consistent with 2016 RFP) Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 8b MEMORANDUM DATE: November 3, 2025 TO: Joint Development Authority Board of Commissioners FROM: Directors Mitchell and Jagoe SUBJECT: Adopt 2026 JDA Budget The proposed 2026 JDA budget is presented for adoption, consistent with the budget processes outlined in the Joint Powers Agreement. For informational purposes, an overview of JDA expenditures for 2023 and 2024 is provided. Preliminary expenditures for January 1, 2025, to September 30, 2025, are also provided, though note that these numbers are subject to change due to potential future reimbursements and anticipated invoices. Attachments: •Proposed 2026 JDA Budget •Overview of 2023-2025 expenditures Requested Action: Adopt the 2026 JDA Budget JDA Budget 2026 Estimated Revenues Grants JDA Application fees JDA Permit fees Contributions from Ramsey County 381,100.00$ Reserves Developer escrow/fees Miscellaneous revenues TOTAL 381,100.00$ Estimated Expenditures Personnel services Contract Services Legal 60,000.00$ Engineering Fiscal/Audit (including Fiscal Agent)60,000.00$ Planning Administrative 3,600.00$ Communications & Community Engagement 50,000.00$ Green Energy & Sustainability 200,000.00$ Services other than personnel or consultants Supplies and materials Office administration Capital outlay (office rent, computer equipment, etc.) Payment of invoices for services to the JDA provided by a Party Insurance 2,500.00$ Miscellaneous expenditures 5,000.00$ TOTAL 381,100.00$ 2026 JDA Expenditures Budget Actuals Budget Actuals Budget Preliminary Actuals (Jan 1-Sept 30) Budget Public Finance Consultant 60,000$ 49,500$ 60,000$ -$ 60,000$ Legal 60,000$ 30,468$ 60,000$ 21,515$ 60,000$ 86,715$ 60,000$ Communications and Community Engagement 170,000$ 24,661$ 50,000$ 19,899$ 50,000$ 25,800$ 50,000$ Green Energy Consultant 125,000$ 196,778$ 224,229$ 126,544$ 200,000$ Insurance 2,035$ 2,035$ 2,035$ 2,038$ 2,500$ 2,041$ 2,500$ Meeting Expense 3,600$ 3,600$ 3,600$ 4,012$ 3,600$ 2,334$ 3,600$ Contingency 5,000$ 809$ 5,000$ -$ 5,000$ -$ 5,000$ Total 240,635$ 61,574$ 305,635$ 293,741$ 405,329$ 243,434$ 381,100$ 2023 2024 2025 Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 8c MEMORANDUM DATE: November 3, 2025 TO: Joint Development Authority Board of Commissioners FROM: Directors Mitchell and Jagoe SUBJECT: Review Road Map The Road Map has been updated to include recent schedule updates and proposed dates for 2026. Attachment: 2025-2026 JDA Road Map Month Date Meeting/Action or Deadline Topics or Notes JDA Commissioner Onboarding City/County onboarding of respective new commissioners 21 JDA Meeting Organizational Items, Sustainability Design Guidelines, Outlot A Concept Review 3 JDA Work Session 2024 JDA Annual Report, Legislative and Communications Update 15 17 JDA Meeting Outlot A Entitlements Review, Committee Assignments 27 JDA Advisory Committee Meeting Discuss Development Agreement 7 JDA Meeting Outlot A Development Agreement, Budget Review 9 JDA Advisory Committee Meeting Discuss Development Plans 16 Energy Advisory Committee Meeting Onboarding 1 5 JDA Meeting Budget Amendment 7 JDA Advisory Committee Meeting Discuss Development Agreement 14 JDA Advisory Committee Meeting Discuss Development Agreement 16 Energy Advisory Committee Meeting District Energy 30 JDA Advisory Committee Meeting Discuss Development Agreement 2 JDA Meeting 4 JDA Advisory Committee Meeting Discuss Development Agreement 11 JDA Advisory Committee Meeting Discuss Development Agreement 18 JDA Advisory Committee Meeting Discuss Development Agreement 23 JDA Advisory Committee Meeting Discuss Development Agreement 25 Special JDA Meeting Consider extension to Preliminary Development Agreement 30 Jan Rice Creek Commons 2025 Roadmap Feb Deadline: JDA Annual Report due to City and County Deadline: Draft 2026 JDA Budget Mar Apr May Jun Expiration: Preliminary Development Agreement with Alatus 2 Special Closed JDA Meeting Litigation 7 JDA Work Session Solicitation Process 21 Special Closed JDA Meeting Litigation 23 Energy Advisory Committee Meeting Updates Aug 4 JDA Work Session Solicitation Discussion, Energy Advisory Committee Updates 1 Deadline: Coordinate JDA Budget with City and County budget processes 9 JDA Meeting Request for Information Review 26 6 JDA Work Session Infrastructure Update, Sustainability Webinar Review 24 3 JDA Meeting Adopt 2026 JDA budget, Building 116 Presentation 13 Sustainability Webinar 14 15 Deadline: Report back on City/County approval of JDA budget Dec 1 JDA Work Session RFI Discussion [tentative] Sept Jul Oct Nov Request for Information (RFI) released Initial RFI response deadline Extended RFI response deadline Month Date Meeting/Action or Deadline Topics or Notes Jan 5 JDA Meeting Organizational Items 2 JDA Work Session 2025 JDA Annual Report 15 Mar 2 JDA Meeting Apr 6 JDA Work Session 1 4 JDA Meeting Jun 1 JDA Work Session Jul 6 JDA Meeting Aug 3 JDA Work Session 1 Deadline: Coordinate JDA Budget with City and County budget processes TBD JDA Meeting Oct 5 JDA Work Session 2 JDA Meeting 15 Deadline: Report back on City/County approval of JDA budget Dec 7 JDA Work Session Sept Nov Deadline: Draft 2027 JDA Budget May Rice Creek Commons 2026 Roadmap Feb Deadline: JDA Annual Report due to City and County Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 9 MEMORANDUM DATE: November 3, 2025 TO: Joint Development Authority Board of Commissioners FROM: Director Mitchell SUBJECT: Administrative Director’s Report A verbal update will be provided by staff. Joint Development Authority TCAAP Redevelopment Project Joint Development Authority TCAAP Redevelopment Project AGENDA ITEM 10 MEMORANDUM DATE: November 3, 2025 TO: Joint Development Authority Board of Commissioners FROM: Director Jagoe SUBJECT: Development Director’s Report A verbal update will be provided by Director Jagoe.