HomeMy WebLinkAboutTRBC CDBG Application DRAFT
DRAFT Application for an
Idaho Community Development Block Grant
Job Creation Project:
Teton River Business Center Expansion
at
343 East 4th North | Rexburg, Idaho | Madison County
by
The City of Rexburg
December 15, 2021
Mayor Jerry Merrill
TRBC New
Building
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III. Table of Contents
IV. Idaho Community Development Block Grant Application Information Form ................................. 4
V. Economic Advisory Council Page ..................................................................................................... 6
VI. Threshold Factors............................................................................................................................. 7
A. Eligible Applicant ....................................................................................................................... 7
B. Eligible Activity .......................................................................................................................... 7
C. National Objective ..................................................................................................................... 7
D. Citizen Participation Plan and Hearing ...................................................................................... 8
E. Administrative Capacity ............................................................................................................ 8
F. Fair Housing Resolution ........................................................................................................... 10
G. Anti-displacement Plan ........................................................................................................... 10
VII. Program Income............................................................................................................................. 10
VIII. Project Description ........................................................................................................................ 10
IX. Budget Narrative ............................................................................................................................ 12
X. Budget Form .................................................................................................................................. 13
XI. Detailed Cost Analysis .................................................................................................................... 15
XII. Project Schedule ............................................................................................................................ 15
XIII. Financial Profiles ............................................................................................................................ 16
XIV. Project Site – Field Notes Review .................................................................................................. 18
XV. Review and Ranking Narrative (Chapter 9: Economic Development - Job Creation) ................... 21
A. Instructions .............................................................................................................................. 21
B. Ranking Criteria ...................................................................................................................... 22
C. Part B: Business Information ................................................................................................... 30
D. Part C & D: Job Documentation (ATTACHMENT “A” - Jobs to be Created)........................ 33
XVI. Certifications .................................................................................................................................. 41
VII. Appendices ..................................................................................................................................... 45
A. National Objective Documentation (County Stats | Census | HUB Zone) .............................. 45
B. Sub-Recipient Agreement (Authorizing Resolution) ............................................................... 60
C. Citizen Participation Plan & Hearing (Public Notice | Publication) ......................................... 62
D. Fair Housing – Resolution ........................................................................................................ 67
E. Acquisition Documentation (Appraisal | Purchase Agreement | Settlement Statement |
Warranty Deed) ....................................................................................................................... 70
F. Funding Commitments (Detailed Budget | USDA-RD Award | Cash Match) ........................ 141
G. Letters of Collaboration (City of Rexburg | Madison County | CEI | RBDC | Legrande)....... 154
H. Preliminary Drawings (Site Maps | Environmental Comments | PER) ................................. 161
I. Sub Recipient Information (Org Chart | Audit | Lease | Management Policies) .................. 200
J. Job Creation Agreement ........................................................................................................ 241
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IV. Idaho Community Development Block Grant Application Information Form
Applicant (City/County): City of Rexburg Chief Elected Official: Jerry Merrill,
Mayor
Address: 35 North 1st East, Rexburg, ID 83440 Phone: (208) 359-3020
Email Address: mayor@rexburg.org
DUNS # 028566750 CAGE Code 41NK4
Sub recipient (if applicable): East-Central Idaho Planning and Development Association,
Inc. (ECIPDA)
Address: 299 East 4th North Rexburg, ID 83440
Chief Elected Official: Ted Hendricks Phone: (208) 356-4524
Application Prepared by: East-Central Idaho Planning and Development Association, Inc.
(ECIPDA)
Address: 299 East 4th North Rexburg, ID 83440 Phone: (208) 356-4524
Architect/Engineer/Planner (Contact Name): City of Rexburg Phone: (208) 359-3020
Address: 35 North 1st East, Rexburg, ID 83440
NATIONAL OBJECTIVE (MARK ONE)
PROJECT TYPE (MARK ONE)
___ LMI Area ___ LMI Clientele ___ Post Disaster ___ Public Facility ___ Post Disaster
_ X_ LMI Jobs ___ Slum & Blight ___ LMI Housing _X_ Infrastructure for Jobs ___ Senior Center
___ Downtown Revitalize
___ Community Center
___ Public Park
PROJECT POPULATION TO BENEFIT (PERSONS): (Census/Survey/Jobs)
TOTAL # TO BENEFIT: 25,950 TOTAL # LMI TO BENEFIT: 17,470
% LMI TO BENEFIT: 67.3%
PROJECT DESCRIPTION:
The Teton River Business Center Expansion Project will consist of constructing a new 2-story 20,000 square
foot expansion building on a 0.879-acre lot adjacent to and directly East of the current Teton River
Business Center (TRBC) at 343 East 4th North, Rexburg, ID. Some remodeling of the existing building may
also occur on an as-needed basis. Both buildings will be integrated and serve the goals and objectives of
the Teton River Business Center which is owned and operated by East-Central Idaho Planning and
Development Association, Inc. (ECIPDA).
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SOURCE AMOUNT FUNDS COMMITTED/
CONTRACT AWARD DATE
DOCUMENTATION IN
APPENDIX **
ICDBG $500,000 (Applying in Q1 2022) N/A
Local Cash $570,000 ECIPDA Cash Match Appendix F-3
Local Loan*
Local In-Kind** $230,000 ECIPDA Land Match Appendix E
USDA-RD Grant $1,247,312 Awarded on 9/23/2021 Appendix F-2
State Grant
Foundation Grant
Private Investment
Other (identify) (EDA) $3,952,688 (Applying in Dec 2021) N/A
TOTAL PROJECT
FINANCING $6,500,000
* Identify Loan Source(s) ______N/A_________________ Date Bond or Necessary and Ordinary Passed N/A_____
**Identify which appendix corresponding documentation is in. Documentation should be a letter from the appropriate
source.
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V. Economic Advisory Council Page
The Need & how it will be addressed: This project will be located in Madison County, which suffers from low per capita
income and is considered a Persistent Poverty County (see Appendix A-3: Madison County Persistent Poverty). The
project will be a new 2-story 20,000 square foot expansion building on a 0.879-acre lot adjacent to and directly East of the
current Teton River Business Center (TRBC) at 343 East 4th North, Rexburg, ID which East-Central Idaho Planning and
Development Association, Inc. (ECIPDA) constructed with grant funding approximately 13 years ago and still owns and
operates. Since inception, the TRBC has been operating successfully as a hybrid business incubator and workforce
development center. It has provided many start-up companies with the technical assistance and affordable office space
needed to focus on their growing profits and workforce. However, it has exceeded its capacity and an expansion is
necessary to continue serving the area.
Project Cost & Local Ability to Finance: The total project cost will be $6,500,000. ECIPDA has already been awarded a
RISE grant from USDA-Rural Development of $1,247,312 and is applying for an EDA ARPA grant for $3,952,688 as well as
this IDOC CDBG grant for $500,000. If the latter two grants are awarded, ECIPDA’s contribution will be a total of $800,000
through 1) a land match of $230,000 (the appraised value of the project site lot, which has already been purchased by
ECIPDA – see Appendix E: Acquisition Documentation for the Appraisal, Purchase Agreement, Settlement Statement and
Warranty Deed) and 2) cash match of $570,000, which has been set aside for the purposed of this project (see Appendix
F-3: Cash Match for a Letter of Unencumbered Cash Match).
Local Effort & Commitment: The TRBC and its expansion is very well supported by the community and there are several
partners and beneficiaries committed to its success. The City of Rexburg has sponsored grants such as this one and
collaborated in various ways to support ECIPDA’s efforts to further the economic development of the city. Madison County
has also collaborated in various ways, including removing the TRBC facility from its tax roll so the non-profit could instead
apply those funds toward providing services for new startup businesses and subsidizing rents for tenants. The County will
continue to support the center in this way after the new expansion. College of Eastern Idaho (CEI) has been an anchor
tenant in the TRBC and will continue to be after its expansion. CEI will also provide Workforce Training and Continuing
Education services. They together with the Research & Business Development Center (RBDC) who is also expecting to
become a new tenant post-expansion, will collaborate with other TRBC tenants such as entrepreneurs and new businesses
to foster partnerships and new innovative ideas. (See Appendix G: Letters of Collaboration for letters from each of those
partners which go into detail about their efforts, collaboration and commitment to this project.)
Project Impact: ECIPDA anticipates that it will be able to accommodate approximately 65 tenants at one time once the
expansion is complete. With the average tenant occupancy of 3 years, about 195 companies will cycle through the center
within a 9-year period. Based on the numbers seen in our facilities over the years, we’ve found that each tenant creates
an average of 3-5 jobs within a 9-year period so we can extrapolate that approximately 500-1000 new jobs would be
created during that period. Also, the division of Workforce Training and Continuing Education at CEI within the TRBC
works with service providers at the local and state level to address the occupational training needs and supportive services
for underserved populations of the area such as low-income persons, juveniles in correctional facilities, dislocated workers
and persons with disabilities.
This project will also directly support 2 of the 3 main goals of ECIPDA’s current CEDS (Comprehensive Economic
Development Strategy). Goal #1 is to advance individuals by bringing communities & industries together to encourage
education through higher institutions & trade schools. As part of that, ECIPDA is committed to supporting the expansion
of CEI’s footprint in all nine of the counties that ECIPDA represents. This will occur as CEI expands its presence in Rexburg
at the TRBC. Goal #2 is to elevate industries by supporting entrepreneurship & the diversification of developing
businesses. The strategies for that goal are to create a think tank organization to support & encourage new businesses,
especially in the tourism industry and to promote entrepreneurial business start-up development & second stage business
growth. The partnerships and programs within the expanded TRBC will focus on both of these strategies and provide
economic diversification and resilience to the area.
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V. Threshold Factors
A. Eligible Applicant:
The applicant is a city The applicant is a county
If the applicant is sponsoring a sub-recipient or this is a joint application, describe
the relationship and attach a draft agreement between the parties.
The City of Rexburg is sponsoring East-Central Idaho Planning and Development Association,
Inc. (ECIPDA) as a sub-recipient. These two entities have enjoyed a long-standing relationship
for the purposes of economic development. Attached with this application are:
1) An Authorizing Resolution stating that The City of Rexburg sponsors ECIPDA as the sub-
recipient and designates ECIPDA as the sub-grantee (see Appendix B-1: Authorizing
Resolution)
2) A letter of collaboration from The City of Rexburg describing the City’s commitment to
this project (see Appendix G-1: Letter of Collaboration - City of Rexburg)
B. Eligible Activities:
This project will consist of eligible activities under infrastructure for jobs: 1) new construction
of a 2-story 20,000 square foot expansion building on a 0.879-acre lot adjacent to and directly
East of the current Teton River Business Center (TRBC) at 343 East 4th North, Rexburg, ID) and
2) some remodeling of the existing building on an as-needed basis. Both buildings will be
integrated and serve the goals and objectives of the Teton River Business Center, which
include creating LMI Jobs. Included with this application are the following documents:
DOCUMENT Appendix
ECIPDA’s General Lease Agreement for TRBC tenants I-3
ECIPDA’s written Property Management Policies & Practices I-4
Appraisal Report of the project site lot E-1
Real Estate Purchase Agreement E-2
Settlement Statement E-3
Warranty Deed E-4
C. National Objective:
C.4. Low- and Moderate-Income Job Creation
This project will focus on LMI Job Creation. Included in this application is a job creation
agreement between the City of Rexburg and ECIPDA that at least 51% of the jobs on a full-
time equivalent basis will be taken by LMI persons (see Appendix J: Job Creation Agreement).
ECIPDA leases office space in the Teton River Business Center (TRBC) to anchor tenants, new
businesses and entrepreneurs. These tenant businesses are where the job creation comes
from. Those jobs range widely in terms of the types of jobs, salary range and benefits offered.
However, in general, ECIPDA screens applicants and encourages its tenants to provide high
quality jobs with competitive wages and benefits. These tenants will have job applicants
complete the Confidential Income Survey (see page 34) to provide evidence supporting the
total number of jobs created and those “taken by” LMI persons.
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One tenant of the TRBC who will benefit from this project and be able to expand its operations
is LEGRANDE Corporation. Legrande is an online pharmacy that simplifies the prescription
drug market, providing patients with transparent prices and home delivery. They work
directly with doctors, insurance plans and drug manufacturers along with other special
programs to reduce patients’ out of pocket costs. The business has grown very quickly,
especially after Covid started. They expect to inject $2-3 million of private equity into the
business through Series A capital in 2022, Series B capital in 2023 and an IPO in 2024. The
business also expects to create and/or retain over 100 jobs over the next 9 years. Legrande
currently needs more physical space to expand its staff and operations. Its management has
requested to occupy more space within the TRBC once the expansion is complete. When they
are restabilized after their expansion, they will look to graduate to another location. Included
with this application is a Letter of Collaboration from Legrande indicating its willingness to
participate in the LMI Job Creation and supporting evidence documentation (see Appendix G-
5: Letter of Collaboration - Legrande).
D. Citizen Participation: (respond to questions and provide documentation in Appendix)
ICDBG Citizen Participation Plan adopted? _X_ Yes ___ No
(This plan will be executed prior to application submission.)
Did you hold a public hearing prior to application? Yes
Date of Notice 12/3/2021 Date of Hearing 12/15/2021
(See Appendix C: Citizen Participation Plan & Hearing for the draft plan, the public hearing
notice and proof of its publication). After the hearing occurs, the meeting minutes and sign-
in list of attendees will also be included in Appendix C.)
E. Administrative Capacity:
1. Applicant Capacity (1/4 page narrative)
Describe the applicant’s (and if applicable the sub-recipient’s) capacity to
manage the project.
The City of Rexburg (applicant) has received federal funding via numerous State agencies
and has successfully administered federally funded projects as well as complied with all
the monitoring and reporting requirements. ECIPDA (sub-recipient) has been involved in
establishing, securing, & administrating over 300 projects since 1976.
a. The experience of the clerk and public works director (years of experience &
professional credentials)
The City of Rexburg (applicant): Keith Davidson, P.E. has served as Rexburg’s Public
Works Director since January 2017 and as the City Engineer since February 2002. He
received his Master of Business Administration from Brigham Young University in
2014. Mr. Davidson has been responsible for managing all aspects of project
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development including preliminary plans, final design, specifications and estimates,
as well as project schedules and budgets.
Justin V. Beard, P.E. has served as Rexburg’s Assistant Public Works Director since
February 2017. Mr. Beard has over 11 years of planning and design experience with a
focus on infrastructure projects. He received his Master of Science, Civil Engineering
degree from Brigham Young University in 2005.
Matt Nielson, Chief Financial Officer, has worked for the City of 14 years. He
received his Master of Public Administration from Idaho State University in 2011. He
is responsible for overseeing the annual fiscal audit for the City of Rexburg.
ECIPDA (sub-recipient): Under the oversight of Ted Hendricks (Economic
Development Director), Rick Miller and other qualified staff members, ECIPDA has
enjoyed a long-standing relationship with the Idaho Department of Commerce and
has successfully completed several projects together over the last 30 years.
b. The most recent audited financial statements and if there were any material
weaknesses, deficiencies, or findings
ECIPDA (sub-recipient) will be responsible for the project both financially and
managerially. Therefore, please see Appendix I-2: ECIPDA 2020 Audit Report for
ECIPDA’s most recent Audit from FYE 2020. (Refer to page 22 for information on
material weaknesses, deficiencies, or findings.)
c. The most recent ICDBG grant the applicant managed
The City of Rexburg and ECIPDA are both very active in the ICDBG programs. The
most recent grant they managed was probably for the Basic American Foods project
wherein Rexburg was the applicant and ECIPDA helped with grant administration.
d. For sub-recipients, identify the governing structure and if and when last
audited. Also, explain the status of the sub-recipient agreement
ECIPDA’s Organizational Chart which defines its governing structure is included in
Appendix I-1: ECIPDA Organizational Chart.
ECIPDA’s last completed audit was for FYE 2020, which is included in Appendix I-
1: ECIPDA Organizational Chart. ECPDA’s auditors are presently working on the
FYE 2021 audit.
The sub-recipient agreement is documented through the Authorizing Resolution
(see Appendix B-1: Authorizing Resolution) and the Job Creation Agreement (see
Appendix J: Job Creation Agreement)
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2. Grant Administrator. (1/4 page narrative and documentation in Appendix)
Identify whether the applicant is in the process of procuring a certified grant
administrator for the project. Include the necessary procurement
documentation in the appendix.
As a board member of the regional planning district East-Central Idaho Planning &
Development Association (ECIPDA), the City of Rexburg has access to IDC approved grant
administrators who have demonstrated capabilities and experience to administer this
project. EICPDA currently has three certified grant administrators and has successfully
administered ICDBG project grants since 1983 and HUD grants since 1977. ECIPDA is the
owner and operator of this project and therefore its staff has served as the project
developer and application preparer for this project and will also be the grant
administrator.
F. Fair Housing: (Documentation in Appendix)
The most current Fair Housing Resolution was adopted by the City of Rexburg on March 4,
2020 (see Appendix D: Fair Housing - Resolution).
G. Anti-Displacement Resolution:
The applicant certified to this by signing the Certifications Page (see Page 41).
VII. Program Income: (1/3 page narrative and documentation in appendix)
There will be no program income for this project.
VIII. Project Description and Property: Include the project description as outlined in the
instructions.
A. Project Description: (1/2 page narrative)
Existing situation: This project will be located in Madison County, which suffers from low per capita
income and is considered a Persistent Poverty County. The only alternative for this project would be to
simply not expand the TRBC. However, that would be detrimental to the economic growth of the area.
Since inception, the TRBC has been operating successfully as a hybrid business incubator and workforce
development center. It has assisted hundreds of businesses through training, technical assistance, an
environment of stabilization and growth, and affordable office space needed to focus on their growing
profits and workforce. Ultimately, these graduated businesses have created several hundreds of jobs for
the region. It would be very unfavorable to the local economy not to continue and expand upon that
work.
Scope of work: The project will be a new 2-story 20,000 square foot expansion building on a 0.879-acre
lot adjacent to and directly East of the current Teton River Business Center (TRBC) at 343 East 4th North,
Rexburg, ID which East-Central Idaho Planning and Development Association, Inc. (ECIPDA) constructed
with grant funding approximately 15 years ago and still owns and operates. The scope will include: 1) a
slight remodel of the existing building, 2) design of a new building through professional Architectural &
Engineering services. Some expected features of the new building are employee work stations, office
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spaces, 1 traditional classroom, 1 computer classroom, meeting/conference room(s) and open common
space. 3) Construction of new building: Cost of construction is expected to be approximately $275 per
square foot due to the recent increase in costs of labor and building materials. The new facility will need
to include a standby generator. A new parking lot will also be constructed. Once construction is complete,
the new building will be 4) Occupied by Tenants. Some of the expected tenants include the College of
Eastern Idaho (CEI), the Research & Business Development Center (RBDC), and LEGRANDE Corporation.
This project is not expected to be completed in phases.
Expected outcomes: ECIPDA anticipates that it will be able to accommodate approximately 65 tenants at
one time once the expansion is complete. With the average tenant occupancy of 3 years, about 195
companies will cycle through the center within a 9-year period. Based on the numbers seen in our facilities
over the years, we’ve found that each tenant creates an average of 3-5 jobs within a 9-year period so we
can extrapolate that approximately 500-1000 new jobs would be created during that period. Also, the
division of Workforce Training and Continuing Education at CEI within the TRBC works with service
providers at the local and state level to address the occupational training needs and supportive services
for underserved populations of the area such as low-income persons, juveniles in correctional facilities,
dislocated workers and persons with disabilities. A site plan and preliminary drawings of the project are
included in Appendix H-1: Preliminary drawings.
B. Project Property & Permits: Answer the following questions and attach documentation.
1. Does the applicant have current ownership or title to property applicable to the project?
A copy of the deed is included in Appendix E-4: Warranty Deed. _ X_Yes ___No
2. Will any property be needed for this project? ___Yes _ X_No
Status of the purchase:
Estimated date of final purchase:
What funds will be used to make purchase?
3. Will any easements/or rights-of-way be needed for this project? ___Yes _ X_No
Status of the purchase:
Estimated date of final purchase:
What funds will be used to make purchase?
4. Will any lease be needed for this project? ___Yes _ X_No
Status of the lease:
Estimated date of lease execution:
5. Is anyone living on the land or in the structures at the proposed site?
___Yes _ X_No
6. Is any business being conducted on the land or in the structures at the proposed site?
__Yes _ X_No
7. Are there any businesses, individuals, or farms being displaced as a result of this
project? _Yes _ X_No
8. Are there permits that will be needed for the project, i.e.,
well permit ___Yes _ X_No
water rights ___Yes _ X_No
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land application ___Yes _ X_No
demolition permits ___Yes _ X_No
zoning permit ___Yes _ X_No
air quality permit ___Yes _ X_No
building permit _ X_Yes ____No
other (Impact Fees) _ X_Yes ____No
Status of the permits (has application for the permit been submitted, if so, what is
projected date of issue?): The building permit and impact fees will be obtained when
the A&E design has been approved and the project is to begin construction.
9. Describe the ownership or lease arrangements for the property involved in the project.
Both the existing TRBC building as well as the lot on which the new expansion building
will be constructed are owned 100% by ECIPDA.
IX. Budget Narrative: Describe the source and status of all funding for the project according
to the instructions. Provide support documentation in the appendix. (1/2 page narrative)
The total project cost will be $6,500,000.
A. Government: ECIPDA has already been awarded a RISE grant from USDA-Rural Development
of $1,247,312 (See Appendix F-2: USDA-RD Award) and is applying for an EDA ARPA EAA grant
for $3,952,688. Both of these grants will be considered Federal funding.
B. Local: If this IDOC CDBG grant for $500,000 is awarded, it will be conserved Local funding.
C. Private: If the two grants above are awarded, ECIPDA’s contribution will be a total of $800,000
through 1) a land match of $230,000 (the appraised value of the project site lot, which has
already been purchased by ECIPDA – see Appendix E: Acquisition Documentation for the
Appraisal, Purchase Agreement, Settlement Statement and Warranty Deed) and 2) cash
match of $570,000, which has been set aside for the purposed of this project (see Appendix
F-3: Cash Match for a Letter of Unencumbered Cash Match).
If applicable will the city/county/district allow Commerce staff to access RD apply?
___X___ Yes _______ No ______ N/A
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X. Idaho Community Development Block Grant Budget Form
Costs have not been broken out by which funding source(s) will pay for each line item; therefore,
this form is not complete. If that detail is required, it will be determined after EDA funding is
secured. However, included on the next page is a Summary Budget (Project Costs) and anticipated
Sources of Funds.
X. Idaho Community Development Block Grant Budget Form Total *Identify funding source. (USDA-RD Grant, USDA-RD Loan, USACE, DEQ, etc.) **ICDBG funding for “ Administration (1)” cannot exceed 10% of the ICDBG “ Total Costs (2)” Private In-Kind Project Name: Private Cash State* Federal* City In-Kind Cash Applicant or Grantee: ICDBG (1) (2) LINE ITEMS Planning Facilities Plan Administration ** Design Professional Acquisition Soft Cost Construction Materials / Equipment Financing Expenses Legal Property Value TOTAL COSTS
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Following is a Summary Budget (Project Costs). A detailed cost estimate is also included in Appendix F-1:
Detailed Budget.
Project Costs Amount
1. Administrative and Legal Expenses $25,000.00
2. Land, Structures, Rights-of-way, Appraisals, etc. $230,000.00
3. Relocation Expenses and Payments $0.00
4. Architectural and Engineering Fees $441,500.00
5. Other Architectural and Engineering Fees
(Survey/Geotechnical/Flood Plain Permit) $23,500.00
6. Project Inspection Fees $15,000.00
7. Site Work $524,088.00
8. Demolition and Removal $0.00
9. Building Construction $4,831,575.00
10. Equipment $95,000.00
11. Miscellaneous $15,700.00
12. SUBTOTAL $6,201,363.00
13. Contingencies $298,637.00
Total Project Costs $6,500,000.00
The anticipated sources of funds for the project are summarized as follows:
Sources of Funds Amount
% of
Funds
Grant - RISE (Awarded) $ 1,247,312
Grant - EDA (Requesting) $ 3,952,688
Grant/Match - ICDBG (Requesting) $ 500,000
Match - ECIPDA - Cash $ 570,000
Match - ECIPDA - Land $ 230,000
Total Funding $ 6,500,000 100.00%
Total Grants $ 5,200,000 80.00%
Total Match – ECIPDA & ICDBG $ 1,300,000 20.00%
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XI. Detailed Cost Analysis
1. Have plans and specs been submitted to regulatory agencies for review? ___Yes _ X_No
If yes, list date submitted:
If no, list expected date to be submitted:
2. Will project include bid alternatives to meet project budget if necessary? _ X_Yes ___No
3. Are Davis Bacon wage rates applicable to the project? _ X_Yes ___No
If yes, are they included in the project costs? _ X_Yes ___No
4. Design Professional Cost Estimate may be found as Line Item 4.1 in Appendix F-1: Detailed
Budget as follows:
4.1 Architect & Engineering Fee $441,500.00
XII. Project Schedule
Project Activity Date (to be) Completed
Documentation in
Appendix
Design Professional Contract Executed April 2022
Grant Administration Contract Executed N/A – none needed since ECIPDA will do its own.
Environmental Release March/April 2022
Bid Document Approval Feb 2023
Bid Opening Mar 2023
Construction Contract Executed April 2023
Start Construction April 2023
Second Public Hearing Dec 2023
Certificate of Substantial Completion April 2025
Furthering Fair Housing Actions April of 2022, 2023,
2024, 2025
504/ADA Accessibility Actions April 2025
LEP Four Factor Analysis April 2025
Construction 100% Complete April 2025
Final Closeout May 2025
In addition to the items above, include the following for Job Creation projects:
Project Activity Date Completed Date to be Completed
Business’ Job Commitment finalized December 2021
Start Business Construction April 2023
Business Construction 100% Complete April 2025
Job Creation Completed April 2026
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XIII. Grantee and Sub-recipient Financial Profiles
Is the Grantee a (circle one) City County
If a sub-recipient, what type of Organization (circle one)
Water District Sewer District Water Association
For-Profit Company Non-Profit Company Recreation District
Fire District Hospital District Other (explain): Economic Development District
Section III. All Applicants except Sewer and Water:
Grantee or Sub-Recipient:
A. Does the organization have taxing authority? ___Yes _ X_No
1. Do you tax? ___Yes _ X_No
a) If yes:
(1) What is the tax rate? N/A
(2) What is the annual tax amount generated? N/A
2. If your organization does not tax, how are operational costs sustained? Examples: bonds,
donations, assessments, etc.: ECIPDA receives economic development grants to sustain
its economic development activities, as well as project administration and / or grant
administration fees and revenues from tenants of its business parks and business
development centers such as the TRBC.
Section IV. All Applicants (City or County)
Furthering Fair Housing
As part of the CDBG program, cities and counties are required to further fair housing within your community.
In 2016, Commerce and Idaho Housing and Finance Association conducted an assessment to fair housing.
The assessment examined policies and practices among Idaho’s cities, counties, and housing industry to
determine fair housing issues and contributing factors.
For some of these contributing factors there are steps cities and counties can take to achieve the goal of
reducing or mitigating the factors, thereby furthering fair housing.
Contributing Factor #1 - There is the lack of cities and counties providing for the allowance of group
homes in designated residential zones or their narrow definitions of the types of group homes allowed (e.g.,
nursing and rest homes). Why is this a contributing factor? The regulation may treat residents who are
disabled, differently. Therefore;
Has the City /County reviewed its zoning codes specific to group homes to ensure that they are in
compliance with the Fair Housing Act? (group homes are allowed in residential zones and that the City
/County definition of a group home is not too restrictive) _ X_Yes ___ No
If No, what steps are you taking to address the issue?
____________________________________________________________________________________
___________________________________________________________________________
Contributing Factor #2 - Idaho’s fair housing law does not provide protection based on familial status.
Familial status is the presence of one or more children under the age of 18, pregnant woman, or someone
in the process of acquiring legal custody of a child. Why is this a contributing factor? Residents who are
unfamiliar with fair housing law may believe that they are not protected from housing discrimination based
on familial status because Idaho’s law does not cover familial status.
Does the City / County have an ordinance, resolution, or proclamation that prohibits discrimination against
individuals based on their familial status? Note: this is not the same as the Fair Housing Resolution.
_ X_Yes ___ No
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If No, has the council or commission discussed the issue and/or are willing to pass such an ordinance,
resolution, or proclamation? Explain.
____________________________________________________________________________________
___________________________________________________________________________
Contributing Factor #3 – Lack of public transportation in rural areas. Also, insufficient transportation
services to support independent and integrated community living for seniors and persons with disabilities.
In accordance with Idaho’s Local Land Use Planning Act, has the City or County completed their
Comprehensive Plan? _ X_Yes ____ No
If Yes, when was the Plan last updated? _In 2020______________________________________
Under the transportation component of the Plan has the City / County evaluated:
Existing (or feasibility of) public transportation options such as – bus or van?
_ X_Yes ___ No
Bicycle paths?
_ X_Yes ___ No
Contributing Factor #4 – Low wages in economically disadvantaged rural areas due to limited economic
growth and growth in low wage industries (e.g. service jobs)
Does the City or County belong to an economic development organization whose objective is to advance
job growth or training opportunities in the area? If yes, identify the organization(s)
Yes. The Mayor of the City of Rexburg is a board member of East-Central Idaho Planning and Development
Association, Inc. (ECIPDA)_______________________________________________________________
Contributing Factor #5 – Housing in rural areas developed without visitable / accessible features due to
limited development in some rural areas and when housing was developed.
What is the most current edition of the International Building Code the City / County has adopted?
They always adopt the most recent code when it becomes available.
What is the most current edition of the International Residential Code the City / County has adopted?
They always adopt the most recent code when it becomes available.
In addition to the International Residential Code, has the City / County adopted a building standard or
ordinance that requires or encourages visit ability in single family housing? (basic requirement: one zero-
step entrance, doors with 32 inches of clear passage space, and one bathroom on the main floor you can
get into in a wheelchair) ___ Yes _ X_No
If Yes, identify when the ordinance or resolution was adopted.___________________________________
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XIV. Project Site – Field Notes Review
The purpose of this review is to identify potential environmental related issues that could delay, hamper
or derail the proposed project. The information will assist in understanding what studies,
documentation, and mitigation measures could be applicable in order to commence project
construction.
1. Limitations on Activities
Is the Grantee planning or in the process of acquiring property for this proposed project?
___Yes _ X_No
If yes, is the Applicant aware that land acquired or site work after submission of the ICDBG application
is subject to 24 CFR 58.22 Limitation on Activities Requiring Clearance? Meaning once an application
for ICDBG funds is submitted, neither Applicant or sub recipient, may commit Non-HUD funds to a
project for land acquisition or site work (except for minor testing) before the environmental review is
complete, unless the land acquisition or contract is conditioned on completion of the ICDBG
environmental review.
2. Historic Preservation
Has the SHPO or THPO been notified of the project?
_ X_Yes ___No
Have tribes with possible cultural and religious sites been notified of the project?
_ X_Yes ___No
3. Floodplain
Is the project located within a floodway or floodplain designated on a current FEMA map? Check Web
site www.store.msc.fema.gov _ X_Yes ___No ___Not Sure
If yes what is the floodplain map number? It is attached in Appendix H-2: Site Maps
If the project is located in a floodway or floodplain, is the community where the project is taking place
a participant in the National Flood Insurance Program. Check Web site
www.idwr.idaho.gov/water/flood _ X_Yes ___No
4. Wetlands
Are there ponds, marshes, bogs, swamps, drainage ways, streams, rivers, or other wetlands on or
near the site? ___Yes _ X_No
If yes, has the Army Corps of Engineers (Corps) been notified? _ X_Yes ___No
Has the Corps indicated what permit level will be required? ___Yes _ X_No ___N/A
5. Asbestos and/or Lead Based Paint
For building renovations, remodeling or demolition, has an asbestos analysis been planned for or
conducted? ___Yes ___No _ X_N/A
For housing rehabilitation, has a lead based paint assessment been planned for or conducted?
___Yes ___No _ X_N/A
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6. Noise Sensitive Use
Is the project new construction or rehabilitation of noise sensitive use (i.e., housing, mobile home
parks, nursing homes, hospitals, and other uses where quiet is integral to the project functions)?
___Yes _ X_No
If yes, is the project located within 5 miles of an airport, 1000 feet of a major highway or busy road, or
3,000 feet of a railroad?
___Yes ___No
7. Explosive and Flammable Operations
Is the physical structure (not necessarily infrastructure) intended for residential, institutional,
recreational, commercial or industrial use? _ X_Yes ___No ___Unknown at this time
If yes, are there any above ground explosives, flammable fuels or chemical containers within one mile
of the physical structure? ___Yes _ X_No
If yes, have you been able to identify what the container is holding and the container’s size?
___Yes ___No
8. Site or Soil Contamination
Are there any known hazardous materials, contamination, chemicals, gases, and radioactive
substance on or near the site?
___Yes _ X_No ___Unknown at this time
If yes, explain
During the visual inspection of the site, are there signs of distressed vegetation, vents or fill pipes,
storage/oil tanks, stained soil, dumped material, questionable containers, foul or noxious odors, etc.
___Yes _ X_No
If yes, explain
At this time, are the site’s previous uses known to have been gasoline stations, train depots, dry
cleaners, agricultural operations, repair shops, landfill, etc.? ___Yes _ X_No
Are other funding agencies requiring the Grantee to perform an American Society for Testing Materials
(ASTM) environmental assessment? ASTM assessment involves analysis of site uses and ownership,
inspection of site, and possible testing. ___Yes _ X_No (N/A)
9. Other Agency Environmental Reviews
Have facilities studies or other environmentally related site reviews been conducted or in the process
of being conducted? ___Yes _ X_No
If yes, identify who is conducting the review.
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10. Information Letters
The advanced mailing of environmental information letters is sought in an effort to minimize the
project’s timeline in waiting for necessary documentation or information. It will assist in earlier
responses to required mitigation measures should the proposed project receive grant funding.
Check the agencies that have been mailed an environmental information letter.
Note: If other funding agencies have sought comment, in writing, from the agencies listed below for
the same project, you may not need to send an information letter. Contact your Specialist if other
environmental information or scoping letters have been sent.
_ X_ Idaho State Historic Preservation Officer
_ X_ Tribal Historic Preservation Officer or Tribal Office
_ X_ Army Corps of Engineers (if wetlands are applicable)
_ X_ U.S. Fish and Wildlife
N/A_NOAA Fisheries (if salmon and/or steelhead are applicable)
_ X_ Idaho Fish and Game
N/A_USDA Natural Resource Conservation Service (if farmlands are applicable)
_ X_ Idaho Department of Environmental Quality
_ X_ Local Government – Planning Department
_ X_ Others: Office of Environmental Assessment, EPA Region 10
_ X_ Others: Idaho Department of Water Resources
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XV. Review and Ranking Narrative
Chapter 9: Economic Development – Job Creation
Instructions
Economic Development-Job Creation projects are typically for the expansion and/or improvement of
public infrastructure or utilities that are necessary to allow for a business to expand and create new
jobs.
A. Threshold Factors for Economic Development – Job Creation Projects
In addition to the requirements set forth in Chapter 5 of this Application Handbook, all
Economic Development/Job Creation projects are subject to the following:
The project must benefit low-and-moderate-income persons through job creation. At
least 51 percent of all the new jobs created must be “taken by” a member of a low-
and-moderate-income family. Family income must be certified by the employee at the
time of hire or be documented through a Commerce-approved screening referral
agency. The confidential job survey found in Part C of this chapter should be given to
each person filling a job. Family income levels must be reported as low, moderate or
high. County income levels can be found at
http://commerce.idaho.gov/communities/community-grants/grant-resources .
The grantee and business must complete and sign the Job Creation Agreement form
found in Part C of this chapter.
The jobs are measured in full-time equivalents (FTE) and must have been created as
a direct result of the grant activity. These newly created positions must exist above
and beyond the NON-PROFIT’s workforce prior to the grant application.
Any job creation application that costs more than $30,000 per job will not be
awarded.
Job creation must occur within two years from completion of the project.
If the ICDBG Grant assistance is under $10,000 per job, then only businesses
applying for grant assistance need to be assessed for low-and-moderate-income job
creation. If the grant assistance equals $10,000 or more per job, then any business
benefiting from the public infrastructure for a period of up to one year after the
physical completion of the project must be assessed for low-and-moderate-income
job creation.
For projects that involve more than one business, such as industrial parks, the
aggregate number of low-and-moderate-income jobs created must equal at least 51
percent.
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Ranking Criteria
B. Quality of New Jobs (100 points): This category measures the quality of the jobs created
or retained by comparing the full-time equivalent (FTE) wages or salaries created to the
average county starting salary (not including benefits). If the project results in part-time or
seasonal positions, take the total number of hours of employment created for a given pay
rate and divide it by1,560. This will give you the FTE for those positions. Also note that if the
average county wage exceeds the state average wage, Commerce will compare the FTE
wages to the state average instead. Points will be awarded based upon the percentage of
FTE wages exceeding the county or state average wage.
$34,312 Madison County’s average starting annual wage. Average county wage
information can be found here: http://lmi.idaho.gov/region
__TBD__ Percentage of full-time equivalent jobs that exceed the starting average
county/state wages.
Writer’s Guide: Fill in blanks above.
C. Fringe benefits (100 points): This category measures the quality of benefits the NON-
PROFIT provides for its employees. Fifty points will be awarded for an employer-funded
health plan and 50 points for an employer-funded retirement plan.
ECIPDA leases office space in the Teton River Business Center (TRBC) to anchor tenants, new
businesses and entrepreneurs. These tenant businesses are where the job creation comes from.
Those jobs range widely in terms of the types of jobs, salary range and benefits offered. However,
in general, ECIPDA screens applicants and encourages its tenants to provide high quality jobs with
competitive wages and benefits.
Identify () fringe benefits provided by the employer or business(es)
N/A_ Sick Leave
N/A_ Vacation Leave
N/A_ Paid Time off (combined sick and vacation leave)
N/A_ Health Insurance
N/A Medical
N/A Dental
N/A Vision
N/A Prescription
N/A_ Retirement Program (requires employer contribution)
N/A Pension
N/A IRA
N/A 401(k) – identify match percentage
N/A Other (describe :________________________________)
Are fringe benefits provided for part time employees? If Yes, describe below. N/A
Writer’s Guide: Fill out the Fringe Benefit Checklist
above; include documentation of fringe benefit plans
provided by the employer.
22
D. Business risk and management (140 points):
Writer’s Guide: Complete a narrative addressing all of
the criteria identified below and/or attach any supporting
documentation. Narrative length not including
attachments should be approximately three pages.
1. History of the NON-PROFIT
East-Central Idaho Planning & Development Association, Inc. (ECIPDA) was created in 1976 as a private,
non-profit corporation serving nine counties in eastern Idaho, with the purpose of providing community
and economic development. East-Central Idaho Development Company (ECIDC) was then created in 1982,
to act in concert with ECIPDA to provide small business lending and assistance. They now work together
as “The Development Company”.
The Development Company is based on voluntary associations of local governments and community
organizations. The Board of Directors for each of the companies consists of representatives from each of
the participating units of government as well as from various community organizations and private
enterprises. These independent Boards direct the work of the corporations.
We were organized to assist local entities and citizens in seeking cost-effective solutions to area wide
problems; to provide a forum for area wide policy development, community planning, program
management, small business lending and technical assistance; and to serve as a coordinating link between
cities, counties, small business, and regional, state and federal agencies. Additionally, we provide staffing
to the State of Idaho for services through the Workforce Investment Act.
In 1992, ECIPDA received the Economic Development Administration’s Region X Award of Excellence, for
the creation of the Business Development Center in Rexburg, Idaho. There are now several other
Development Centers, created by ECIPDA, working in other areas throughout the region. In 1990, 1994,
and 2002, ECIDC received the NADCO Top Production Award for CDCs in the nation, of the same size
category. These awards only demonstrate our basic motto, which is: “Our Future Success is built on the
efforts we make today.”
2. Market information:
What does NON-PROFIT manufacture and or produce?
ECIPDA represents Economic Development District VI of Idaho. As such, it participates in projects
and activities that increase overall economic development, wealth and growth in the area. It
owns and operates the existing Teton River Business Center (TRBC), through which it the leases
office space to anchor tenants, new businesses and entrepreneurs. Since inception, the TRBC
has been operating successfully as a hybrid business incubator and workforce development
center. It has assisted hundreds of businesses through training, technical assistance, an
environment of stabilization and growth, and affordable office space needed to focus on their
growing profits and workforce. Ultimately, these graduated businesses have created several
hundreds of jobs for the region. So, in essence, ECIPDA and the TRBC produce economic
development and job creation.
23
Eight of the nine counties within Economic District VI have business incubator and/or development &
training centers that ECIPDA established; two of those counties have had multiple centers. Due to our
rural nature, all of the centers have to facilitate a wide range of industries, businesses and types of
assistance. Therefore, ECIPDA establishes one center to meet all the needs of the rural communities for
each county. The model that we have found to be most successful utilizes both general business
development and job training as the base services for the community. ECIPDA has found it most effective
to focus mainly on technology, general business, biotech and manufacturing but will accommodate most
any industry or business.
From the three business incubators / training centers that ECIPDA still owns and operates, the district
receives approximately 35% of its annual operating revenue and contributes approximately $10 million in
net assets to the district. We believe that the establishment and success of the centers described above
over the last 30 years provides ample evidence of community support and market demand.
Over the last two years is production and sales increasing or decreasing?
The TRBC, which ECIPDA constructed approximately 13 years ago and still owns and operates, is now
completely full with no vacancy and has been operating at 85 - 90% capacity for several years. Because it
has exceeded its capacity, an expansion is necessary to continue serving the area. We anticipate the new
expansion building to be at 75% capacity within 24 months after completion.
Explain if markets are domestic and/ or international.
ECIPDA itself works in local markets, mainly within Idaho’s 9-county Economic District VI. However,
tenants of the TRBC and the other incubators / training centers it operates vary greatly and many work in
national and even international markets.
Does the NON-PROFIT have patents in place? No, ECIPDA does not have any patents in place.
The section below (#3 through 8) is to be completed under part B, Business Information. This
section is exempt from public disclosure as per Idaho Code 9-340D and can be separate from the
application.
E. Planning, schedule, cost and field notes review (170 points): Provide a short narrative about
the project’s land use planning efforts and preparedness
1. Planning (110 points): Describe the status of each of the following land use planning
efforts and permit requirements.
Business
a. Annexation approval Not Applicable.
b. Zoning approval
The project site lies within Commercial Zoning Community Business Center (CBC) as
is indicated in the “Zoning Map” included in Appendix H-2: Site Maps and so will allow
construction of this type of building without a conditional use permit.
24
c. Design reviews
ECIPDA collaborated with the City of Rexburg to prepare a Preliminary Engineering
Report for the Teton River Business Center (TRBC) expansion project by the City’s
engineering staff. Preliminary drawings showing the conceptual general layout of the
building and site are attached (see Appendix H-1: Preliminary drawings).
Procurement for Architectural and Engineering design services is expected to take
place in February / March of 2022. The design phase of the project is expected to
commence in April of 2022 and be completed in October / November of 2022.
d. Building permits
Building Permits for the remodel of the existing building and construction of the new
building as well as a Floodplain Development Permit for construction of new building
will be requested from the City of Rexburg once the plans are completed and
approved. This is expected to be in December of 2022. It is anticipated to take 1
month to receive these permits after submission of the plans.
e. Developer’s agreement Not Applicable.
f. Historic Preservation or Architectural Review
ECIPDA consulted the appropriate SHPO office and received a letter back with
comments. In the letter it was stated that “Based on the information received on 5
October 2021, we concur the proposed project actions will have no effect to historic
properties.” For more details, please see their response letter in Appendix H-3:
Environmental Comments.
g. Public frontage improvements This has already been completed.
h. Easements / Rights-of-way permits Not Applicable.
i. Air quality permits Not Applicable.
j. Surface water drainage requirements
ECIPDA contacted the Environmental Protection Agency who responded with the
following comments:
“We have completed our review of the Teton River Business Center Expansion in
Rexburg, Idaho. We find that the project, as described in your submission, will not
have a significant adverse impact on the Eastern Snake River Plain Aquifer Area SSA.
Therefore, the federal funding for the project may proceed.
The finding of no significant adverse impact is conditioned on the assumption that
best management practices will be implemented to protect any wells that may be
25
impacted by runoff from the construction site. Please consider in the design of the best
management practices for this site that the Idaho Department of Water Resources
Find-A-Well website indicates that there is an injection well across the street from the
site at the Health and Welfare Department Office.
This correspondence only addresses requirements of the EPA Sole Source Aquifer
Program. You are responsible for complying with any other federal environmental
requirements.”
ECIPDA also contacted the Division of Environmental Quality who provided the
following responses:
Willie Teuscher, Regional Manager Engineering of DEQ stated, “After our review of
the proposed project, DEQ is of the opinion that there will be no significant impact on
surface waters or ground water quality if the contractor implements Best
Management Practices for handling any storm water runoff to any surface water. The
contractor will need to prepare and follow a Storm Water Pollution Prevention Plan
(SWPPP).”
Alex Bell, Water Quality Manager of DEQ stated, “After reviewing the details of this
proposed construction project, DEQ has determined that there shouldn’t be a
significant risk of negatively affecting the nearby surface water--if the construction
project follows the plans as laid in the document you shared. Please note that a storm
water permit may be necessary for this project if it disturbs more than one acre or if
this project is part of a larger development that exceeds one acre. Additional
information can be found here:” https://www.deq.idaho.gov/water-
quality/wastewater/storm-water/
ECIPDA also contacted Idaho Department of Water Resources who responded with
the following comments:
“The lowest floor in the building must be at or above 4868.0 ft plus any freeboard the
City or County may require.
§60.3 Flood plain management criteria for flood-prone areas.
… Minimum standards for communities are as follows: …”
For more details, please see the responses in Appendix H-3: Environmental
Comments.
k. Environmental mitigation requirements
The only known impact of the project is that it borders the South Fork Teton River
and does lie within a flood plain as can be seen on the “FEMA Flood Map” included in
Appendix H-2: Site Maps. However, after the Teton Flood in 1976, the Army Corps
of Engineers built a dike along the south side of the river which borders the north end
of the lot. It can be seen in the “GIS Map” and “Aerial Photograph of Subject Site”
included in Appendix H-2: Site Maps below as a bike/walking path on top of the dike.
To further mitigate risk of flooding, ECIPDA will be elevating the building site with pit
26
run to build above the flood plain. ECIPDA will also work under the guidance of the
City of Rexburg to ensure compliance of all requirements regarding this.
l. Other N/A
Writer’s Guide: Provide status and timeline of approval
for each requirement listed above if applicable.
City/County
a. Design and engineering of public infrastructure
ECIPDA collaborated with the City of Rexburg to prepare a Preliminary Engineering
Report for the Teton River Business Center (TRBC) expansion project by the City’s
engineering staff. Preliminary drawings showing the conceptual general layout of the
building and site are attached (see Appendix H-1: Preliminary drawings).
Procurement for Architectural and Engineering design services is expected to take
place in February and March of 2022. The design phase of the project is expected to
commence in April of 2022 and be completed in October / November of 2022.
b. Easements / Rights-of-Way Not Applicable.
c. Public frontage improvements Not Applicable.
Writer’s Guide: Provide status and timeline of approval
for each requirement listed above if applicable.
2. Schedule (15 points):
Writer’s Guide: Commerce will use the Project Schedule
you completed as part of the general application in
Chapter 5.
3. Cost (25 points):
Writer’s Guide: Commerce will use Detailed Cost
Analysis and Design Professional Cost Estimate you
completed in the general application in Chapter 5.
4. Project site - Field Notes Review (20 points):
Writer’s Guide: You completed the Project Site - Field
Notes Review you completed in the general application
as part of Chapter 5.
F. Local match (100 points): This category measures the percentage of local match (in-kind, cash,
fee waiver, donation, etc.) committed to the project.
Writer’s Guide: Commerce will use the Budget Sheet
you completed as part of the general application in
Chapter 5 in order to determine local match.
27
G. Distressed areas (20 points): Maximum points will be given if the project is located in a SBA
historically underutilized business (HUB) zone.
Is the community located in a HUB zone?
__X_ Yes _____ No
Writer’s Guide: Identify if the business is located in a
HUB zone. You may find this information at
www.sba.gov/hubzone.
H. Existing Idaho business (20 points): If the business has a significant Idaho presence it may
receive full points.
ECIPDA was created in 1976 in Rexburg, Idaho as a private, non-profit corporation serving the 9-
county Economic District VI of east-central Idaho, with the purpose of providing community and
economic development services. ECIPDA is based on voluntary associations of local governments and
community organizations. The Board of Directors consists of representatives from each of the
participating units of government as well as from various community organizations and private
enterprises. This independent Board directs the work of ECIPDA.
We were organized to assist local entities and citizens in seeking cost-effective solutions to area wide
problems; to provide a forum for area wide policy development, community planning, program
management, small business lending and technical assistance; and to serve as a coordinating link
between cities, counties, small business, and regional, state and federal agencies. Additionally, we
provide staffing to the State of Idaho for services through the Workforce Investment Act.
In 1992, ECIPDA received the Economic Development Administration’s Region X Award of Excellence,
for the creation of the Teton River Business [Development] Center in Rexburg, Idaho. There are now
several other Development Centers, created by ECIPDA, working in other areas throughout the region.
Writer’s Guide: Provide a narrative, describing the
business’s Idaho presence. Include how long the
business has been in Idaho and if its corporate
headquarters is located in Idaho.
I. Private leverage (100 points): The dollar investment from the business to construct their
facilities, acquire equipment, purchase land, and/or construct public infrastructure.
ECIPDA has the financial resources to provide the required match, unencumbered, for this
construction project. ECIPDA’s contribution will be a total of $800,000 through 1) a land match of
$230,000 (the appraised value of the project site lot, which has already been purchased by ECIPDA –
see Appendix E: Acquisition Documentation for the Appraisal, Purchase Agreement, Settlement
Statement and Warranty Deed) and 2) cash match of $570,000, which has been set aside for the
purposed of this project (see Appendix F-3: Cash Match for a Letter of Unencumbered Cash Match).
Writer’s Guide: Commerce will use the Budget Sheet
you completed as a part of the general application in
Chapter 5. Documentation should also include a letter
from the business identifying the value of their private
leverage for this project.
28
J. Activities (25 points): Points will be awarded based upon the percentage of the grant
committed to acquisition, construction or reconstruction of public infrastructure or to publicly-
owned commercial building rehabilitation for the purpose of assisting a business or businesses.
Writer’s Guide: Commerce will use the Budget Sheet
you completed as a part of the general application in
Chapter 5 to make this determination.
K. Grant management (25 points): Previous track record of grantee and/or experience of grantee
and grant administrator.
Writer’s Guide: You answered this in the Administrative
Capacity section as part of the general application in
Chapter 5.
29
Part B:
Business Information
This section is exempt from public disclosure as per Idaho Code 9-340D. And can be separate from
the application.
A. Trends and Outlook:
Identify the reasons why the NON-PROFIT sales are expected to grow.
Since inception, the TRBC has been operating successfully as a hybrid business incubator and
workforce development center. It has provided many start-up companies with the technical
assistance and affordable office space needed to focus on their growing profits and workforce.
However, the center has been operating at 85 - 90% capacity for several years and has now
exceeded its capacity with no vacancy. Therefore, an expansion is necessary to continue serving
the area. We anticipate the new expansion building to be at 75% capacity within 24 months after
completion.
B. Rationale for Expansion:
What are the factors for selecting this location (i.e. city infrastructure,
transportation routes, access to labor, access to west coast markets, operating
costs, education opportunities, etc.)
The location of the lot for this expansion project was chosen because it is adjacent to the already
successful TRBC building, which has exceeded its capacity. Its close proximity will allow the TRBC
to continue to serve this geographical area by growing its business incubator, workforce
development and training programs. This location is in the heart of Rexburg, ID where there is
existing infrastructure and access to labor and education.
C. Financial Capabilities:
How is NON-PROFIT financing its expansion?
ECIPDA is funding this expansion project (total project cost of $6,500,000) through grants and
private match.
What is the financing source of the NON-PROFIT’s expansion?
ECIPDA has already been awarded a RISE grant from USDA-Rural Development of $1,247,312 (see
Appendix F-2: USDA-RD Award) and is applying for an EDA ARPA grant for $3,952,688. Both of
these grants will be considered Federal funding. If this IDOC CDBG grant for $500,000 is awarded,
it will be conserved Local funding.
ECIPDA would provide the required match, unencumbered, for the remainder of the budget: a
total contribution of $800,000 through 1) a land match of $230,000 (the appraised value of the
project site lot, which has already been purchased by ECIPDA in December of 2020 – see Appendix
E: Acquisition Documentation for the Appraisal, Purchase Agreement, Settlement Statement and
Warranty Deed) and 2) cash match of $570,000, which has been set aside for the purposed of this
project (see Appendix F-3: Cash Match for a Letter of Unencumbered Cash Match).
30
D. Managerial Capabilities:
Provide experience and / or resumes of top management.
ECIPDA has been involved in establishing, securing, & administrating over 300 projects since 1976.
Under the oversight of Ted Hendricks (Economic Development Director), Rick Miller and other
qualified staff members, ECIPDA has enjoyed a long-standing relationship with the EDA and has
successfully completed several projects together over the last 30 years.
ECIPDA has developed, built and managed over 10 business incubator / training centers in our 9-
County region over the last 30 years with EDA’s financial support including the TRBC. In fact, the
district has received special recognition from the EDA, the Small Business Administration (SBA),
and US Department of Agriculture – Rural Development (USDA-RD) in late 1992 and early 1993
for establishing and building this successful network of business training and incubation centers
to facilitate small business in Southeast Idaho.
ECIPDA also constructed a 7500 Ft2 Daycare Center in partnership with Madison County &
TaylorCorp with $600,000 of borrowed funds. When constructed, it was state of the art and the
largest daycare in south-eastern Idaho. TaylorCorp employees received childcare services at
subsidized rates. ECIPDA owned and operated the daycare for 25 years before selling it to a
private business in 2020, which is now operating the daycare successfully today.
ECIPDA also constructed, and/or owns and operates three Industrial Parks in the cities of Rexburg,
Sugar City, and Saint Anthony. The three business incubator / training centers that ECIPDA still
owns and operates are detailed below (further detail about each park and its respective tenants
can be provided upon request):
- Teton River Business Center | Rexburg, ID | 46 Tenants
- Teton Business and Education Center | Driggs, ID | 11 Tenants
- Fort Hall Building | Saint Anthony, ID | 3 Tenants
Among the many projects mentioned above, there has been at least one building construction
project has been successfully completed in each of the counties within Region VI (with the
exception of Jefferson), as detailed below:
- Bonneville: Idaho Falls - 2 Projects: 1 Technical lab for INL; Business Development Center
(several buildings)
- Butte: Arco - 1 Project: 1 Building
- Clark: Dubois - 1 Project: 1 Building
- Custer: Mackay - 1 Project: 1 Manufacturing Facility; 1 Office Building
- Freemont: St Anthony - 2 Projects: 2 Buildings
- Jefferson: N/A - 0 Projects
- Lemhi: Salmon - 2 Projects: 1 building at Salmon Airport; 1 building Downtown
- Madison: Rexburg - 3 Projects: 1 building on 2nd Street; 1 building - Teton River Business
Center; 1 Daycare facility
- Teton: Driggs - 2 Projects: 1 Manufacturing facility; 1 building - Teton Business & Education
Center
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As has been evidenced above, ECIPDA’s staff has the experience and capacity to oversee the
construction and implementation of building projects as well as fulfil the financial and progress
reporting requirements of EDA awards. Upon completion of this project, ECIPDA has the technical
ability to own and operate the proposed new facility and continue to provide business
development services therein as it has been since the construction of the existing facility.
E. Expansion Information: What is the status of the following. Provide explanation beyond
a Yes or No response.
Has NON-PROFIT’s property and/or easement purchases been completed?
Yes. The lot adjacent to the current Teton River Business Center at 343 East 4th North, Rexburg,
ID was purchased by ECIPDA in December 2020 specifically for this project (see Appendix E:
Acquisition Documentation for the Appraisal, Purchase Agreement, Settlement Statement and
Warranty Deed).
Does the NON-PROFIT have design professional firm under contract?
No. Procurement for Architectural and Engineering design services is expected to take place in
February / March of 2022. ECIPDA plans to follow 2 CFR 200 Procurement Procedures for
procuring Architectural & Engineering services for the entire project, from preliminary design
through the end of construction.
Have site and building plans been prepared? If so please submit site plan and
building elevation plan.
Preliminary drawings showing the conceptual general layout of the building and site have been
prepared (see Appendix H-1: Preliminary drawings).
Does the NON-PROFIT have a contractor secured?
No. ECIPDA plans to follow federal procurement procedures for procuring its contractor.
Procurement for a contractor is expected to take place in February / March of 2023.
What public infrastructure or utilities are needed, including upgrades?
None. All public infrastructure and utilities are already in place.
What is the square footage of the expansion?
A new 2-story 20,000 ft2 building will be constructed on a 0.879-acre lot.
F. Business plan or prospectus: Not required but if available provide copy.
N/A
32
Part C:
Pre-Job Documentation
33
1) Circle the
Family size
2) Then select
the income
range on the
same row as
the family
size circled
Confidential Income Survey
NON-PROFIT Name:
Applicant/Employee Name:
Job Title:
Anticipated Hours to be worked per week:
Annual Family Income – Instructions:
1. Using the chart below, CIRCLE the number of people in your family.
2. Read across the same row for the size of family identified and place an X in the box that
represents your total annual family income range, prior to you being hired.
*Note: your total annual family income is the same as the adjusted gross income as defined under
Internal Revenue Service (IRS) annual income tax Form 1040 forms.
# of
people
in
Family
TOTAL ANNUAL FAMILY INCOME RANGE
1 $0 to $12,880 $12,881 to $20,850 $20,851 and Above
2 $0 to $17,420 $17,421 to $23,800 $23,801 and Above
3 $0 to $21,960 $21,961 to $26,800 $26,801 and Above
4 $0 to $26,500 26,501 to $29,750 $29,751 and Above
5 $0 to $31,040 $31,041 to $32,150 $32,151 and Above
6 $0 to $34,550 $34,551 and Above
7 $0 to $36,900 $36,901 and Above
8 $0 to $39,300 $39,301 and Above
Certification: I hereby certify that the total income for my family is the level identified above, and that
I am employed in the job described above.
Name: Date:
34
1) Marque#
de personas
en su familia
2) Despues,
marque el
rango anual
de ingresos
familiars de
la misma fila.
Encuesta Confidencial de Ingresos
Nombre de empresa:
Nombre del solicitante/empleado
Título profesional:
Horas previstas para ser trabajadas por semana:
El ingreso total de la familia – Instrucciones:
1. Utilizando la tabla siguiente, haga un círculo marcando el numero de personas en su
familia.
2. Mire hacia la derecha y marque en ingreso salarial annual de su familia con la cantidad en
dólares que se encuentra en el recuadro de esa misma fila, antes de ser contratado.
*Nota: El ingreso total de la famila es el mismo que el ingreso bruto ajustado que aparece en la
declaracíon de impuestos con el IRS (formularios 1040).
# de
personas
en su
familia
Rango anual total de ingresos familiares
1 $0 to $12,880 $12,881 to $20,850 $20,851 and Above
2 $0 to $17,420 $17,421 to $23,800 $23,801 and Above
3 $0 to $21,960 $21,961 to $26,800 $26,801 and Above
4 $0 to $26,500 26,501 to $29,750 $29,751 and Above
5 $0 to $31,040 $31,041 to $32,150 $32,151 and Above
6 $0 to $34,550 $34,551 and Above
7 $0 to $36,900 $36,901 and Above
8 $0 to $39,300 $39,301 and Above
Certificación: Certifico que el ingreso total para mi familia es el nivel identificado arriba, y que estoy
empleado en el trabajo descrito arriba
Nombre: Fecha:
35
ATTACHMENT “A” – Jobs to be Created
NON-PROFIT ____________________________________________
Job Title
Full or
part
time
position
Wage
or
Salary
Range
Identify the
special skills,
certification or
education, if
any, that are
required for the
specific job.
Number of
People
Required
(FTE), per
job title
Approximate
Date of Hire
Likely a job
taken by an
LMI person -
Yes/No
(ECIPDA will provide this information based on jobs indicated by LEGRANDE Corporation prior to application submission.)
36
Part D:
Post-Job Documentation
37
Section 3 Summary Report
Economic Opportunities for
U.S. Department of Housing
and Urban Development
Office of Fair Housing
Low- and Very Low-Income Persons and Equal Opportunity
See back of page for Public Reporting Burden statement
1. Recipient Name & Address: (street, city,
state, zip)
2. ICDBG Grant #:
(contract/award no.)
3. Dollar Amount of
Award:
4. Contact Person:
5. Phone: (include area
code)
6. Reporting Period:
7. Date Report
Submitted:
8. Program Code: * (Use a
separate sheet
for each
program code)
9. Program Name:
Part I: Employment and Training (** Include New Hires in columns E & F.)
A
Job Category
B
Number of New Hires
C
Number of New Hires that
are Sec. 3 Residents
D**
Number of Section 3
Employees & Trainees
Managers
Supervisors
Technicians
Sales
Craft Workers
Assembly Line
Operator
Laborers
Service Workers
Production
Truck Drivers
Warehouse
Others (list)
Total
____________________________________________________________________________________________________
ref 24 CFR 135
8
38
Part II: Contracts Awarded
1. Construction Contracts:
A. Total dollar amount of all contracts awarded on the project $
B. Total dollar amount of contracts awarded to Section 3 businesses $
C. Percentage of the total dollar amount that was awarded to Section 3 businesses %
D. Total number of Section 3 businesses receiving construction contracts
2. Non-Construction Contracts: (i.e. Administration, Engineering, Architectural, etc.)
A. Total dollar amount of all non-construction contracts awarded on the project/activity $
B. Total dollar amount of non-construction contracts awarded to Section 3 businesses $
C. Percentage of the total dollar amount that was awarded to Section 3 businesses %
D. Total number of Section 3 businesses receiving non-construction contracts
Part III: Summary
Indicate the efforts made to direct the employment and other economic opportunities generated by HUD financial
assistance for housing and community development programs, to the greatest extent feasible, toward low- and very
low-income persons, particularly those who are recipients of government assistance for housing. (Check all that
apply.)
___ Attempted to recruit low-income residents through: local advertising media, signs prominently displayed at
the project site, contacts with community organizations and public or private agencies operating within the
metropolitan area (or nonmetropolitan county) in which the Section 3 covered program or project is located,
or similar methods.
___ Participated in a HUD program or other program which promotes the training or employment of Section 3
residents.
___ Participated in a HUD program or other program which promotes the award of contracts to business
concerns which meet the definition of Section 3 business concerns.
___ Coordinated with Youthbuild Programs administered in the metropolitan area in which the Section 3 covered
project is located.
___ Other; describe below.
____________________________________________________________________________________________
Public reporting burden for this collection of information is estimated to average 2 hours per response, including the time for
reviewing instructions, searching existing data sources, gathering and maintaining the data needed, and completing and reviewing
the collection of information. This agency may not collect this information, and you are not required to complete this form, unless it
displays a currently valid OMB control number.
Section 3 of the Housing and Urban Development Act of 1968, as amended, 12 U.S.C. 1701u., mandates that the Department
ensure that employment and other economic opportunities generated by its housing and community development assistance
programs are directed toward low- and very low income persons, particularly those who are recipients of government assistance for
housing. The regulations are found at 24 CFR Part 135. The information will be used by the Department to monitor program
recipients’ compliance with Section 3, to assess the results of the Department’s efforts to meet the statutory objectives of Section 3,
to prepare reports to Congress, and by recipients as a self-monitoring tool. The data is entered into a data base and will be analyzed
and distributed. The collection of information involves recipients receiving Federal financial assistance for housing and community
development programs covered by Section 3. The information will be collected annually to assist HUD in meeting its reporting
requirements under Section 808(e)(6) of the Fair Housing Act and Section 916 of the HCDA of 1992. An assurance of confidentiality is not applicable to this form.
The Privacy Act of 1974 and OMB Circular A-108 are not applicable. The reporting requirements do not contain sensitive questions.
Data is cumulative; personal identifying information is not included.
________________________________________________________________________________________________________
ref 24 CFR 135
39
Job Creation Documentation as of Close-out
Last Name First Name Title / Classification Hourly Wage earned Employment Unemployment Low Mod Above Male Female
1 e.g. Smith John Operator 10.50$ X X
2 e.g. Smith Jane Miller 12.75$ X X
3 e.g. Blanco Juan Supervisor 18.50$ X X
4 e.g. Polk Sam Operator 10.50$ X
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
Total 11.63$ 0 0 2 0 1 2 2
Gender
Project Name ____________________________________________________
Income LevelNew Hires Employment Status Prior to
Being Hired
Business Name __________________________________________________________
40
XVI. CERTIFICATIONS
I certify the data in this application is true and correct, that this document has been duly authorized by the
governing body of the City of Rexburg and we will comply with the following laws and regulations if this
application is approved and selected for funding.
Specific CDBG Provisions:
Section 110 of the Housing and Community Development Act of 1974, as amended, by the Housing and
Urban-Rural Recovery Act of 1983 and the Housing and Community Development Act of 1987, 24 CFR
570.603, and State regulations regarding the administration and enforcement of labor standards;
It will comply with all parts of Title I of the Housing and Community Development Act of 1974, as amended,
which have not been cited previously as well as with other applicable laws;
Conduct and administer its program in conformance with Title VI and Title VIII, and affirmatively further fair
housing;
Provide opportunities for citizen participation comparable to the state’s requirements (those described in
Section 104(a) of the Act, as amended);
Not use assessments or fees to recover the capital costs of CDBG funded public improvements from low
and moderate income owner occupants;
Minimize displacement as a result of activities assisted with CDBG funds by following the Idaho Department
of Commerce’s anti-displacement and relocation assistance plan and the Uniform Relocation Assistance
and Real Property Acquisition Act of 1970, as amended (49 CFR Part 24);
Policy on the Prohibition of the Use of Excessive Force:
It hereby prohibits any law enforcement agency operating within its jurisdiction from using excessive force
against any individuals engaged in nonviolent civil rights demonstrations. In addition, it hereby agrees to
enforce any applicable state or local laws against physically barring entrances or exits from a facility or
location that is the subject of a non-violent protest demonstration.
It further pledges enforcement of this policy within its jurisdiction and encourages any individual or group
who feels that it has not complied with this policy to file a complaint.
Civil Rights and Equal Opportunity Provisions:
Title VI of the Civil Rights Act of 1964 (Public Law 88-352), and the regulations issued pursuant thereto (24
CFR Part 1), which provides that no person in the United State shall on the grounds of race, color, or
national origin, be excluded from participation in, be denied the benefits of, or be otherwise subject to
discrimination under any program or activity for which the applicant received Federal financial assistance
and will immediately take any measures necessary to effectuate this assurance. If any real property or
structure thereon is provided or improved with the aid of Federal financial assistance extended to the
applicant, this assurance shall obligate the applicant, or in the case of any transfer of such property, any
transferee, for the period during which the real property or structure is used for a purpose for which Federal
financial assistance is extended, or for another purpose involving the provision of similar services or
benefits;
The Fair Housing Act (previously known as Title VIII of the Civil Rights Act of 1968) (Public Law 90-284),
as amended, administering all programs and activities relating to housing and community development in
a manner to affirmatively further fair housing in the sale or rental of housing, the financing of housing, and
the provision of brokerage services;
41
Section 109 of Title I of the Housing and Community Development Act of 1987, as amended, and the
regulations issued pursuant thereto (24 CFR 570.602), which provides that no person in the United States
shall, on the grounds of race, color, national origin, religion, or sex, be excluded from participation in, be
denied the benefits of, or be subjected to discrimination on the basis of age under the Age Discrimination
Act of 1975 or with respect to otherwise qualified handicapped individuals as provided in Section 504 of the
Rehabilitation Act of 1973 shall also apply to any such program activity;
Executive Order 11063, as amended by Executive Order 12259 on equal opportunity in housing and non-
discrimination in the sale or rental of housing built with Federal assistance, and requiring that programs and
activities relating to housing and urban development be administered in a manner affirmatively to further
the goals of Title VIII of the Civil Rights Act of 1968;
Executive Order 11246 as amended by Executive Order 11375 and 12086, and the regulations issued
pursuant hereto (24 CFR Chapter 60), which provides that no person shall be discriminated against on the
basis of race, color, religion, sex or national origin in all phases of employment during the performance of
Federal or federally assisted construction contracts. Contractors and subcontracts on Federal and federally
assisted construction contracts shall take affirmative action to insure fair treatment in employment,
upgrading, demotion, or transfer; recruitment or recruitment advertising; layoff or termination; rates of pay
or other forms of compensation and selection for training and apprenticeship;
It will comply with Section 3 of the Housing and Urban Development Act of 1968, as amended, requiring
that to the greatest extent feasible opportunities for training and employment be given to lower income
residents of the project area and contracts for work in connection with the project be awarded to eligible
business concerns which are located in, or owned in substantial part by, persons residing within the unit of
local government;
Property Acquisition Provision:
It will comply with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970,
as amended, and Federal implementing regulation at 49 CFR Part 24, and the requirements of section
570.496a and it is following a residential anti-displacement and relocation assistance plan under section
104(d) of Title I of the Housing & Community Development Act of 1974, as amended;
Environmental Standards and Provisions:
Its chief executive official:
1) Consents to assume the status of a responsible Federal official under the National
Environmental Policy Act of 1969 (NEPA) (42 U.S.C. S 4321 et seq.) and other provisions of
Federal law, as specified at 24 CFR 58.1 (a) (3) and (a) (4), which further the purposes of
NEPA insofar as the provisions of such Federal law apply to the Idaho Community
Development Block Grant Program; and
2) Is authorized and consents on behalf of the applicant and himself/herself to accept the
jurisdiction of the Federal courts for the purpose of enforcement of his/her responsibilities as
such an official.
It will comply with:
1) The National Environmental Policy Act of 1969 (42 U.S.C. S 4321 et seq.) and 24 CFR Part
58, and in connection with its performance of environmental assessments under the National
Environmental Policy Act of 1969, comply with Section 106 of the National Historic Preservation
Act of 1966 (16 U.S.C. 470), Executive Order 11593, and the Preservation of Archaeological
and Historical Data Act of 1966 (U.S.C. 469a-1, et seq.) by:
a) Consulting with the State Historic Preservation Officer to identify properties listed in or
eligible for inclusion in the National Register of Historic Places that are subject to adverse
effects (see 36 CFR Part 800.8) by the proposed activity; and
42
b) Complying with all requirements established by the State and to avoid or mitigate adverse
effects upon such properties.
2) Executive Order 11988, Floodplain Management;
3) Executive Order 11990, Protection of Wetlands;
4) Endangered Species Act of 1973, as amended, (16 U.S.C. Section 1531 et seq.);
5) The Fish and Wildlife Coordination Act of 1958, as amended, (16 U.S.C. Section 661 et seq.);
6) The Wild and Scenic Rivers Act of 1968, as amended, (16 U.S.C. Section 1271);
7) The Safe Drinking Water Act of 1974, as amended, (42 U.S.C. Section 300f et seq.);
8) Section 401(f) of the Lead-Based Paint Poisoning Prevention Act, as amended, (42 U.S.C.
Section 4831 (b);
9) The Clean Air Act of 1970, as amended, (42 U.S.C. Section 7401 et seq.);
10) The Federal Water Pollution Control Act of 1972, as amended, (33 U.S.C. Section 1251 et
seq.);
11) The Clean Water Act of 1977 (Public Law 95-217); and
12) The Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act
of 1976 (42 U.S.C. Section 6901 et. seq.);
13) Section 202(a) of the Flood Disaster Protection Act of 1973 (42 U.S.C. 4106) as it relates to
the mandatory purchase of flood insurance for special flood hazard areas.
Labor Standards and Provisions:
The provisions of the Davis-Bacon Act (46 U.S.C. S 276a-5) with respect to prevailing wage rates (except
for projects for rehabilitation of residential properties of fewer than eight units);
Contract Work Hours and Safety Standards Act of 1962, 40 U.S.C. 327-332, requiring that mechanics and
laborers (including watchmen and guards) employed on federally assisted contracts be paid wages of not
less than one and one-half times their basic wage rates for all hours worked in excess of forty in a work-
week;
Federal Fair Labor Standards Act, 29 U.S.C. S 102 et seq., requiring that covered employees be paid at
least the minimum prescribed wage, and also that they be paid one and one-half times their basic wage
rate for all hours worked in excess of the prescribed work-week;
Anti-kickback (Copeland) Act of 1934, 18 U.S.C. S 874 and 40 U.S.C. S 276c, which outlaws and
prescribes penalties for “kickbacks” of wages in federally financed or assisted construction activities;
Anti-Lobbying Certification:
No federal appropriated funds have been paid or will be paid, by or on behalf of the undersigned to any
person for influencing or attempting to influence an officer or employee of any federal agency, a member
of, employee of a member of, officer of or employee of Congress in connection with the awarding of any
federal contract, the making of any federal grant or loan, the entering into any cooperative agreement and
the extension, renewal, modification or amendment of any federal contract, grant, loan or cooperative
agreement.
If any funds other than federal appropriated funds have been paid or will be paid to any person for
influencing or attempting to influence an officer or employee of any federal agency, a member of, employee
of a member of, officer of or employee of Congress in connection with this federal grant, the undersigned
shall complete and submit Standard Form-LLL, “Disclosure Form to Report Lobbying,” in accordance with
its instructions.
The applicant shall require that the language of this certification be included in the award documents for all
subawards at all tiers (including subcontracts, subgrants, and contracts under grants, loans, and
cooperative agreements) and that all subrecipients shall certify and disclose accordingly. This certification
is a material representation of fact upon which reliance was place when this transaction was made or
entered into. Submission of this certification is a prerequisite for making or entering into this transaction
43
imposed by Section 1352, Title 31, US Code. Any person who fails to file the required certification shall be
subject to a civil penalty of not less than $10,000 and not more than $100,000 for each such failure.
Administrative and Financial Provisions:
2 CFR Part 200, Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal
Awards
Miscellaneous:
It will establish safeguards to prohibit employees from using positions for a purpose that is or gives the
appearance of being motivated by a desire for private gain for themselves or others, particularly those with
whom they have family, business or other ties;
It will comply with the provisions of the Hatch Act, which limits the political activity of employees;
It will give State, HUD and the Comptroller General through any authorized representatives, access to and
the right to examine all records, books, papers, or documents related to the grant; and
The local government hereby certifies that it will comply with the above stated assurances.
Signed by Chief Elected Official Date
Jerry Merrill, Mayor of Rexburg
Printed Name
(This agreement will be executed if EDA funding goes through and this ICDBG application is moved forward.)
44
APPENDIX A:
National Objective
Documentation
A-1 Madison County Profile
A-2 Madison County Distress - StatsAmerica
A-3 Madison County Persistent Poverty
A-4 2019 Census - District VI
A-5 HUB Zone
45
Last Updated: November 2021
Madison County Labor Force And Economic
Profile
Unemployment Rate (Oct 2021)
Median Household Income (2019)$39,160
40,318
23,753
1.5%
Civilian Labor Force (Oct 2021)
Population (2020)
Per Capita Personal Income (2019)$28,780
30.9%Poverty Rate (2019)
Madison County Economic Overview
46
1. County Demographic Characteristics, 2019
2. Labor Force
Madison County Labor Force And Economic Profile
Madison
County
Total Population 39,100
White alone, not hispanic 34,525
Black or African American alone, not hispanic 65
Native American alone, not hispanic 53
Asian alone, not hispanic 610
Hispanic, or Latino (of any race)2,964
Male 19,881
Female 19,219
Median age 23.5
Under 18 years 10,679
Over 18 years 28,421
Over 65 years 2,590
16,345
0.1%
100.0%
7.6%
49.2%
27.3%
72.7%
41.8%
88.3%
0.2%
1.6%
50.8%
-
6.6%
1,717,750
0.7%
82.0%
1.1%
1.3%
12.5%
50.1%
49.9%
40.3
25.7%
15.4%
38.1
64.9%
State of
Idaho (%)
21 years and over
Race and Ethnicity
Gender
Age
Less than 9th grade 242
High school graduate (with equivalencies)2,485
Some college, no degree 4,445
Associate's degree 2,799
Bachelor's degree 4,103
Graduate or professional degree 1,845
Educational Attainment (Population 25 years and Over)
2.2%
17.8%
16.9%
6.4%
12.1%
5.8%
0.6%
6.4%
11.4%
7.2%
10.5%
4.7%
$39,160 -$56,605Median Household Income
United
States (%)
324,697,795
60.7%
12.3%
0.7%
5.5%
18.0%
$62,843
8.4%
13.4%
5.8%
13.9%
18.3%
3.5%
15.6%
67.9%
77.4%
22.6%
50.8%
49.2%
74.3%
Madison
County (%)
Source: US Census Bureau, American Community Survey 2019 5-Year Estimates
Labor Force Employment Unemployed Unemployment Rate
23,753 23,399 354 1.5%October 2021
24,040 23,311 729 3.0%October 2020
Source: Idaho Department of Labor
Page 2 of 8Idaho Department of Labor, Communications & Research 47
Madison County Labor Force And Economic Profile
3. Seasonally-Adjusted Unemployment Rate, 2009 - Current
0%
2%
4%
6%
8%
10%
12%2009201020112012201320142015201620172018201920202021-012021-022021-032021-042021-052021-062021-072021-082021-092021-10County State of Idaho United States
4. Seasonally-Adjusted Labor Force and Employment, 2009 - Current
0
5,000
10,000
15,000
20,000
25,000
2009201020112012201320142015201620172018201920202021-012021-022021-032021-042021-052021-062021-072021-082021-092021-10Labor Force Employment
Source: Idaho Department of Labor
Source: Idaho Department of Labor
Page 3 of 8Idaho Department of Labor, Communications & Research 48
Madison County Labor Force And Economic Profile
5. Industry Employment and Wages - 2010, 2019 and 2020
Supersector Average
Wages
Average
Employment
Average
Employment
Average
Wages
Average
Employment
Average
Wages
202020102019
Total Covered Wages $34,31215,83711,750 $27,836 15,724 $32,210
Natural Resources and Mining $34,453357336$28,826 350 $32,948
Construction $35,745622371$27,677 608 $35,593
Manufacturing $37,6641,023701$32,025 1,057 $36,268
Trade,Transportation, and
Utilities
$33,2213,2003,152 $23,318 3,120 $31,658
Information $23,07915381$22,732 131 $22,803
Financial Activities $39,080656438$27,366 646 $33,323
Professional and Business
Services
$27,3962,6611,215 $23,447 2,431 $25,525
Education and Health Services $44,5224,7603,754 $37,334 4,746 $42,438
Leisure and Hospitality $12,5131,5301,081 $10,154 1,738 $11,202
Other Services $22,346293157$19,033 313 $20,740
Public Administration $42,257576450$32,487 577 $38,564
Source: Idaho Department of Labor
Page 4 of 8Idaho Department of Labor, Communications & Research 49
Madison County Labor Force And Economic Profile
6. Top Employers, 2020
7. Real Per Capita Income, 2009 - 2019
0
10,000
20,000
30,000
40,000
50,000
60,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
County State of Idaho United States
Source: U.S. Bureau of Economic Analysis
Employer Ownership Range
Brigham Young University-idaho Private 1,000+
Madison School District Local Gov 500 - 999
Madison Memorial Hospital Local Gov 500 - 999
Wal-mart Private 250 - 499
Melaleuca Private 250 - 499
Progrexion Private 250 - 499
City Of Rexburg Local Gov 250 - 499
Madison County Local Gov 100 - 249
The Homestead Senior Living Private 100 - 249
Sugar-salem School District Local Gov 100 - 249
NOTE: Only employers that have given the Department permission to release employment range data are
listed. Source: Idaho Department of Labor
Page 5 of 8Idaho Department of Labor, Communications & Research 50
Madison County Labor Force And Economic Profile
9. Top 10 Cities Where People Who Work in Madison County Live, 2018
8. Labor Force Commuting Patterns, 2019
It is estimated that 8,240 workers lived and worked in Madison County in 2019. Another 7,668
workers were employed in Madison County but lived outside, while 6,403 workers commuted to
other counties for work.
Source: US Census BureauLongitudinal Employer-Household Dynamics (LEHD)
All Jobs PercentageCity of Residence
4,924 31.0%Rexburg
960 6.0%Idaho Falls
492 3.1%St. Anthony
436 2.7%Sugar City
325 2.0%Pocatello
286 1.8%Ammon
286 1.8%Rigby
91 0.6%Blackfoot
82 0.5%Lincoln
78 0.5%Chubbuck
Note: "All Jobs" includes private and public sector jobs. It also includes a count of workers with multiple jobs. Source: US
Census Bureau
Page 6 of 8Idaho Department of Labor, Communications & Research 51
Madison County Labor Force And Economic Profile
10. Top 10 Cities Where People Who Live in Madison County Work, 2018
Bonang Seoela, Labor Economist, Idaho Department of Labor • 420 Falls Ave., Twin Falls, ID 83301 •
(208) 332-3570 ext. 3820 •bonang.seoela@labor.idaho.gov • Labor Market Information website:
lmi.idaho.gov
For more Information, Contact:
PercentageAll JobsCity of Employment
Rexburg 6,709 45.8%
Idaho Falls 1,671 11.4%
Boise City 457 3.1%
Sugar City 324 2.2%
Ammon 239 1.6%
Pocatello 238 1.6%
Rigby 217 1.5%
St. Anthony 200 1.4%
Meridian 164 1.1%
Twin Falls 150 1.0%
Note: "All Jobs" includes private and public sector jobs. It also includes a count of workers with multiple jobs. Source: US
Census Bureau
Page 7 of 8Idaho Department of Labor, Communications & Research 52
53
54
55
Teton River Business Center
Madison County – Persistent Poverty
For purposes of determining Special Need, the Idaho Department of Commerce – Economic
Development Administration (EDA) uses the term “Persistent Poverty County” to mean any
county that has had 20 percent or more of its population living in poverty over the past 30 years,
as measured by the 1990 and 2000 decennial censuses and the most recent Small Area Income and
Poverty Estimates.
(https://www.grants.gov/web/grants/view-opportunity.html?oppId=321695)
Below are the poverty statistics which qualify for Madison County as a Persistent Poverty County.
Percent of Population with Incomes Below Poverty:
1990 Decennial Census 28.6% 2010 SAIPE 28.4%
2000 Decennial Census 30.5% 2019 SAIPE 27.4%
56
QUICK FACTS 9 COUNTIES (SOURCE: US CENSUS 2010 & 2019 ESTIMATES)Fact
Fact Note Jefferson Fremont Custer Butte Bonneville Clark Teton Madison Lemhi Totals
Population estimates, July 1, 2019, (V2019)29,871 13,099 4,315 2,597 119,062 845 12,142 39,907 8,027 229,865
Population estimates base, April 1, 2010, (V2019)26,144 13,237 4,366 2,893 104,294 982 10,165 37,548 7,936 207,565
Population, percent change - April 1, 2010 (estimates base) to July 1, 2019, (V2019)14.30%-1.00%-1.20%-10.20%14.20%-14.00%19.40%6.30%1.10%Change Pop
Population, Census, April 1, 2010 26,140 13,242 4,368 2,891 104,234 982 10,170 37,536 7,936 207,499 -10.74%
Population, Census, April 1, 2020 X X X X X X X X X
Persons under 5 years, percent 8.30%6.30%4.70%5.70%8.30%5.60%5.80%9.70%4.90%
Persons under 18 years, percent 33.70%24.70%17.20%24.30%30.30%22.00%23.80%26.80%18.60%
Persons 65 years and over, percent 11.60%17.50%30.10%23.60%13.50%19.40%13.10%7.10%30.60%
Female persons, percent 48.90%47.60%48.90%49.00%50.10%48.90%47.50%49.30%49.50%
White alone, percent 95.60%96.00%95.90%95.70%94.40%92.30%96.60%95.10%95.70%
Black or African American alone, percent (a)0.50%0.80%0.60%0.40%0.70%1.20%0.50%0.80%0.40%
American Indian and Alaska Native alone, percent (a)1.40%1.10%1.00%1.10%1.30%3.10%0.90%0.50%1.30%
Asian alone, percent (a)0.60%0.40%0.30%0.30%1.10%1.10%0.60%1.50%0.40%
Native Hawaiian and Other Pacific Islander alone, percent (a)0.10%0.40%Z 0.20%0.10%0.20%0.20%0.30%Z
Two or More Races, percent 1.70%1.30%2.20%2.30%2.30%2.10%1.40%1.90%2.20%
Hispanic or Latino, percent (b)10.60%12.50%4.60%5.40%13.40%44.50%16.70%7.80%3.50%
White alone, not Hispanic or Latino, percent 86.50%84.90%91.80%90.90%82.50%51.20%81.30%88.20%93.10%
Veterans, 2015-2019 1,443 686 539 211 6,126 28 289 873 910
Foreign born persons, percent, 2015-2019 3.80%6.00%0.60%0.70%5.30%33.10%7.80%4.60%2.20%
Housing units, July 1, 2019, (V2019)9,768 9,186 3,161 1,381 44,564 562 6,172 15,366 4,948
Owner-occupied housing unit rate, 2015-2019 80.70%81.20%78.60%82.30%69.60%62.40%77.70%44.60%77.60%
Median value of owner-occupied housing units, 2015-2019 $203,700 $169,900 $191,600 $128,900 $181,200 $98,100 $346,600 $219,100 $177,000
Median selected monthly owner costs -with a mortgage, 2015-2019 $1,296 $1,125 $1,151 $878 $1,214 $930 $1,632 $1,274 $1,145
Median selected monthly owner costs -without a mortgage, 2015-2019 $354 $346 $282 $345 $359 $355 $443 $388 $297
Median gross rent, 2015-2019 $796 $798 $608 $656 $819 $592 $881 $723 $657
Building permits, 2020 291 136 11 2 880 X 247 648 36
Households, 2015-2019 8,791 4,347 1,774 967 39,768 290 3,707 11,016 3,582
Persons per household, 2015-2019 3.24 2.87 2.29 2.62 2.84 3.07 3.08 3.51 2.13
Living in same house 1 year ago, percent of persons age 1 year+, 2015-2019 89.60%85.60%87.20%90.20%80.90%78.90%83.10%64.40%81.90%
Language other than English spoken at home, percent of persons age 5 years+, 2015-2019 9.20%11.10%1.90%1.60%11.40%48.90%14.40%11.00%2.00%
Households with a computer, percent, 2015-2019 94.60%88.80%85.90%91.50%94.40%79.00%93.30%97.00%85.10%
Households with a broadband Internet subscription, percent, 2015-2019 86.40%80.20%76.40%80.80%88.20%66.60%90.40%76.00%76.70%
High school graduate or higher, percent of persons age 25 years+, 2015-2019 90.20%86.60%89.40%92.80%92.00%59.80%93.80%95.90%92.10%
Bachelor's degree or higher, percent of persons age 25 years+, 2015-2019 24.70%21.70%24.40%16.20%31.30%12.20%41.00%36.40%22.90%
With a disability, under age 65 years, percent, 2015-2019 7.00%9.90%16.80%10.20%11.10%3.10%4.50%6.10%10.30%
Persons without health insurance, under age 65 years, percent 14.40%15.10%15.80%13.70%11.50%27.20%17.40%10.90%13.80%
In civilian labor force, total, percent of population age 16 years+, 2015-2019 67.30%56.50%42.30%49.10%64.00%60.50%70.30%66.60%51.20%
In civilian labor force, female, percent of population age 16 years+, 2015-2019 56.60%48.10%42.90%42.00%55.40%47.30%61.90%59.40%47.90%
Total accommodation and food services sales, 2012 ($1,000)(c)D 10,749 D D 198,320 D 15,028 32,324 10,344
Total health care and social assistance receipts/revenue, 2012 ($1,000)(c)D 12,824 D D 845,957 D 21,075 131,833 28,230
Total manufacturers shipments, 2012 ($1,000)(c)214,840 5,729 D X 630,968 D D 184,638 12,159
Total merchant wholesaler sales, 2012 ($1,000)(c)D 114,525 X D 3,049,582 D D 221,191 D
Total retail sales, 2012 ($1,000)(c)116,388 73,396 39,421 21,795 1,956,459 D 66,098 370,688 98,352
Total retail sales per capita, 2012 (c)$4,362 $5,665 $9,102 $7,954 $18,339 NA $6,576 $9,897 $12,677
57
Mean travel time to work (minutes), workers age 16 years+, 2015-2019 24 25 18.3 18.6 19.3 25.2 29.3 14.2 15.7
Median household income (in 2019 dollars), 2015-2019 $63,048 $58,065 $40,875 $42,132 $60,615 $46,154 $74,216 $39,160 $39,324
Per capita income in past 12 months (in 2019 dollars), 2015-2019 $24,677 $23,577 $23,805 $30,294 $28,671 $18,860 $31,191 $16,585 $25,075
Persons in poverty, percent 9.20%12.70%13.00%14.60%9.30%14.50%7.70%27.40%13.50%
Total employer establishments, 2019 561 329 175 54 3,681 15 545 971 298
Total employment, 2019 4,287 1,784 766 334 54,154 81 2,700 19,380 1,914
Total annual payroll, 2019 ($1,000)154,564 71,740 28,815 10,136 2,656,200 2,790 118,008 483,600 62,602
Total employment, percent change, 2018-2019 2.50%2.90%-3.00%-3.20%5.90%3.80%3.10%2.20%0.90%
Total nonemployer establishments, 2018 2,488 1,230 464 195 9,129 76 1,647 3,199 795
All firms, 2012 1,918 1,325 433 160 11,115 47 1,559 2,759 797
Men-owned firms, 2012 975 671 196 71 5,369 33 713 1,154 369
Women-owned firms, 2012 485 308 137 40 2,962 F 596 681 325
Minority-owned firms, 2012 123 98 F F 708 F 97 90 F
Nonminority-owned firms, 2012 1,739 1,195 405 144 9,824 41 1,411 2,538 734
Veteran-owned firms, 2012 87 131 68 F 836 F 100 108 41
Nonveteran-owned firms, 2012 1,725 1,126 335 144 9,407 41 1,371 2,433 721
Population per square mile, 2010 23.9 7.1 0.9 1.3 55.9 0.6 22.6 80 1.7
Land area in square miles, 2010 1,093.50 1,863.53 4,920.94 2,231.67 1,866.08 1,764.19 449.46 469.21 4,563.39
FIPS Code "16051""16043""16037""16023""16019""16033""16081""16065""16059"
NOTE: FIPS Code values are enclosed in quotes to ensure leading zeros remain intact.
Value Notes
None
Fact Notes
(a)
(c)
(b)
Value Flags
-
F
D
N
FN
X
S
NA
Z
Not available
Value greater than zero but less than half unit of measure shown
Fewer than 25 firms
Suppressed to avoid disclosure of confidential information
Data for this geographic area cannot be displayed because the number of sample cases is too small.
Footnote on this item in place of data
Not applicable
Suppressed; does not meet publication standards
Includes persons reporting only one race
Economic Census - Puerto Rico data are not comparable to U.S. Economic Census data
Hispanics may be of any race, so also are included in applicable race categories
Either no or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated
because one or both of the median estimates falls in the lowest or upper interval of an open ended distribution.
58
Small Business Administration | HUBZone Assertion Report generated Dec 10, 2021 21:31 UTC
HUBZone Qualification Report
View on HUBZone Map
343 E 4th N, Rexburg, ID 83440, USA
43.834750°, -111.773954°
Qualified HUBZone
Census Tract
County
Designation Details
Census Tract
Tract ID:16065950400
County:Madison County
State:ID
County
County ID:16065
County:Madison County
State:ID
Page 1 of 159
APPENDIX B:
Sub-Recipient Agreement
(Authorizing Resolution)
60
61
APPENDIX C:
Citizen Participation Plan
& Hearing
C-1 Citizen Participation Plan
C-2 Public Hearing Notice & Publication
62
XVIII. A. Idaho Community Development Block Grant
(CDBG) Citizen Participation Plan
City of Rexburg
Pursuant to citizen participation requirements for Idaho Community Block Grant participants, the City of
Rexburg hereby certifies the following activities will be completed:
Provide for and encourage citizen participation, particularly for low and moderate income persons who
reside in slum or blighted areas and areas in which CDBG funds are proposed to be used. Provide technical
assistance to group’s representative of low and moderate income persons that request assistance in
developing proposals in accordance with procedures developed by the department. Such assistance need
not include providing funds to such groups.
Hold a minimum of two public hearings, each at a different stage of the program, for the purpose of obtaining
citizens’ views. The first public hearing shall include a description of the proposed project, scope of work,
budget, schedule, location, and beneficiaries. Any earned program income must also be noted. The
application, related documents, and the Application Handbook shall be available for citizens to review.
The second public hearing on the status of funded activities and accomplishments to date; a general
description of remaining work and a general description of changes made to the CDBG project scope of
work, budget, schedule, location or beneficiaries.
A public hearing shall also be held in the event CDBG project activities are added, deleted or substantially
changed from the application. Substantially changed means changes made in terms or purpose, scope,
location or beneficiaries as defined by the CDBG program.
Provide reasonable and timely access to local meetings, information and records pertaining to the local
government’s proposed and actual use of CDBG funds. Public hearings shall be conducted at times and
locations convenient to local citizens.
Public hearings shall be advertised in a local newspaper no less than seven (7) twenty-four (24) hour days
prior to the hearing date. If there is no local newspaper, public notification will occur through some other
method where there is wide distribution to citizens within the project area. The Community Development
staff must approve this method.
A copy of the publication and/or affidavit of publication shall be submitted to the department. The notice
should identify all of the topics to be addressed in the public hearing including the assurances that hearings
shall be held in facilities that are accessible to persons with disabilities and that alternative formats shall be
available to persons with disabilities where practicable, and with advance notice to the unit of local
government.
Citizens shall also be notified they will be given the opportunity to comment orally or in writing at a minimum
of 5 days prior to and at the hearing. Special accommodations shall be available for persons with disabilities
who may wish to comment within this period.
Public hearings shall be conducted in a manner to meet the needs of non-English speaking residents where
a significant number of non-English speaking residents can be expected to participate.
Local citizen participation records which shall be made available to the state and local citizens shall include:
A copy of the public notice and/or affidavit of publication which describes proposed or actual project
activities, scope of work, location, budget, schedule, objectives, and beneficiaries. Notices shall also
contain the accessibility clause for persons with disabilities.
63
Grantees must provide the address, telephone number, and times for submitting complaints and
grievances, and provide timely written answers to written complaints and grievances within fifteen (15)
working days where practicable.
Local staff shall be familiar with citizen’s complaint procedures. These procedures shall provide local
citizens with the opportunity to protest project activities or related issues. A written complaint or grievance
is formal notification of a concern, allegation or protest to a proper authority. A formal complaint will be
considered filed at the time it is delivered to the appropriate authority’s office. To file a complaint, citizens
must provide enough information to allow an investigation. The complaint should be clear and concise and
include the following information:
A. Identification of the project, project location, and program activities.
B. Reason for the complaint (hearsay and innuendo will not be considered valid).
C. Sufficient data to substantiate any claims or charges. If possible, supporting documentation should
be included.
D. If desired, citizens may propose a solution to the problem.
If the complaint is concerning local activities or project implementation, complaints and grievances shall
first be filed with the appropriate elected official. If this is the case, grantees shall be required to notify the
department of the complaint. A copy of the response shall also be submitted to the department. Every
attempt must be made to respond to citizens within fifteen (15) days where practicable.
If a citizen feels the response from the local jurisdiction is unsatisfactory, he or she may appeal to the
department for resolution. The department at that time may request additional information. Every effort
will be made by the department to provide a full response within thirty (30) days.
If valid and sufficient data has been provided to substantiate the complaint, an investigation will be
conducted. The extent of an investigation depends on the scope and depth of the issues involved.
If the complaint is more appropriately directed toward the CDBG program activities, the same procedure
will be followed except all communications are between the state and the complainant.
This plan shall become effective ____________________.
(Date)
____________________________________
Chief Elected Official
Jerry Merrill, Mayor of Rexburg
Printed Name
(This agreement will be executed if EDA funding goes through and this ICDBG application is moved forward.)
64
65
66
APPENDIX D:
Fair Housing - Resolution
67
68
69
APPENDIX E:
Acquisition
Documentation
E-1 Appraisal
E-2 Settlement Statement
E-3 Warranty Deed
70
APPRAISAL REPORT
Of
The Development Company
Potential Land Purchase
363± E 4th N, Rexburg
Madison County, Idaho 83440
Current Market Value Date
July 27, 2020
Appraisal Report Date
August 6, 2020
Prepared For
Mr. Ken Poulsen
The Development Company
299 E 4th N
Rexburg, ID 83440
Prepared by
REAL POINT APPRAISAL, LLC
Brad Linford, ID-CGA# 3642
File Name:
The Development Company; Land
Purchase
71
REAL POINT APPRAISAL, LLC
6369 E Tower Castle Loop
Ammon, Idaho 83406
(208) 521-2645
realpointappraisal@gmail.com
August 6, 2020
Mr. Ken Poulsen
The Development Company
299 E 4th N
Rexburg, ID 83440
Re: Appraisal Report, Real Estate Appraisal
The Development Company
Potential Land Purchase
363± E 4th N, Rexburg
Madison County, Idaho 83440
File Name: The Development Company; Land Purchase
Dear Mr. Poulsen:
At your request, I have prepared an appraisal for the above referenced property, which may be
briefly described as follows:
The subject property consists of a site with 0.879± acres with an average central location. It is
located on a secondary road with minimal traffic patterns. Public utility services are adequate for
a range of potential uses. Current zoning would permit a variety of commercial uses. This is a
growing market, which positions the subject for good long-term demand.
Please reference Page 9 of this report for important information regarding the scope of research
and analysis for this appraisal, including property identification, inspection, highest and best use
analysis and valuation methodology. To the best of my knowledge, this report conforms to the
guidelines set forth in the Financial Institutions Reform, Recovery and Enforcement Act
(FIRREA) and adheres to the current version of the Uniform Standards of Professional Appraisal
Practice (USPAP) and meets interagency and The Development Company’s appraisal guidelines.
Your attention is directed to the Limiting Conditions and Assumptions section of this report
(Page 7). Acceptance of this report constitutes an agreement with these conditions and
assumptions. This Letter of Transmittal is inseparable from the ensuing appraisal report in its
entirety.
72
Based on the appraisal described in the accompanying report, subject to the Limiting Conditions
and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made
the following value conclusion(s):
Current As Is Market Value:
The current as is market value of the Fee Simple estate of the property, as of July 27, 2020, is
Two Hundred Thirty Thousand Dollars ($230,000)
More importantly when buying/selling a property, it is vital to also understand the range of
values posed by the adjusted comparable sales. This may help in your risk assessment. The
adjusted comparable sales support a unit range of about $4.25 to $9.06 per square foot, which
equates to a total value range of about $163,000 and $347,000. The appraiser placed a unit
value of $6.00 per square foot.
The reasonable market exposure time(s) preceding the valuation date(s) would have been 12
months and the estimated marketing period(s) as of the valuation date(s) is 12 months. These
estimates are supported by the days on market (DOM) of the comparable sales.
This report is intended for use only by The Development Company and its representatives. Use of
this report by others is not intended by the appraiser. This report is intended only for portfolio
management purposes. This report is not intended for any other use.
Respectfully submitted,
Real Point Appraisal, LLC
Brad Linford,
ID Certified General Appraiser-3642
Mr. Poulsen
The Development Company
August 6, 2020
Page 2
73
TABLE OF CONTENTS
Summary of Important Facts and Conclusions ............................................................................... 5
Limiting Conditions and Assumptions ........................................................................................... 7
Scope of Work ................................................................................................................................ 9
Market Value ............................................................................................................................ 10
Market Area Analysis ................................................................................................................... 14
Summary of Competitive Market Analysis .............................................................................. 15
Idaho Department of Labor Market Report .............................................................................. 16
Area and Neighborhood Aerial Maps ....................................................................................... 18
Market Area and Property Characteristics ................................................................................ 20
Property Description ..................................................................................................................... 25
Legal Description ...................................................................................................................... 25
GIS Map .................................................................................................................................... 28
FEMA Flood Map ..................................................................................................................... 29
Aerial Photograph of Subject .................................................................................................... 30
Subject Photographs.................................................................................................................. 32
Assessment and Taxes .................................................................................................................. 34
Zoning ........................................................................................................................................... 35
Zoning Map ................................................................................................................................... 36
Highest and Best Use .................................................................................................................... 37
Valuation Methodology ................................................................................................................ 39
Analyses Applied ...................................................................................................................... 39
Cost Approach .............................................................................................................................. 40
Land Value ................................................................................................................................ 41
Sales Comparison Approach – Land Valuation ............................................................................ 41
Land Comparables .................................................................................................................... 41
Comparables Maps.................................................................................................................... 49
Analysis Grid ............................................................................................................................ 50
Comparable Land Sale Adjustments ......................................................................................... 52
Sales Comparison Approach Conclusion – Land Valuation..................................................... 54
Site Valuation Conclusion ........................................................................................................ 54
Sales Comparison Approach ......................................................................................................... 55
Income Approach .......................................................................................................................... 56
Direct Capitalization Analysis .................................................................................................. 56
Final Reconciliation ...................................................................................................................... 57
Value Indications ...................................................................................................................... 57
Certification Statement ................................................................................................................. 58
Addenda ........................................................................................................................................ 59
74
Real Point Appraisal 5
Summary of Important Facts and Conclusions
GENERAL
Subject:
The Development Company
Potential Land Purchase
363± E 4th N, Rexburg
Madison County, Idaho 83440
Owner:
Hansen DM Enterprises LLC
Date of Appraisal Report:
August 6, 2020
Assessment:
Real Estate Assessment and Taxes
Tax ID Land Improvements Other Total Tax Rate Taxes
RPR000W201004B $76,580 $0 $0 $76,580 1.66%$1,274
Notes: Tax rates and assessments have remained relatively level the past few years, which trend is
anticipated in the future. Assessements are not reevaluated upon transfer of a property in this district.
Land:
Land Summary
Parcel ID Gross Land
Area (Acres)
Gross Land
Area (Sq Ft)
Usable Land
Area (Acres)
Usable Land
Area (Sq Ft)
Topography Shape
RPR000W201004B 0.88 38,637 0.88 38,637 Level nearly rectangular
Zoning:
CBC
Highest and Best Use
of the Site:
office development
Type of Value: Market Value (see Scope of Work for definition)
75
Real Point Appraisal 6
VALUE INDICATIONS
Land Value: $230,000
Cost Approach: N/A
Sales Comparison Approach: N/A
Income Approach:
Direct Capitalization
N/A
Reconciled Value(s): Current (As Is) Upon Completion Upon Stabilization
Value Conclusion(s) $230,000 n/a n/a
Effective Date(s) July 27, 2020 n/a n/a
Property Rights Fee Simple n/a n/a
(Value of FF&E associated with operation of the real estate: $0; no FF&E included with
this property.)
The reasonable market exposure time(s) preceding the valuation date(s) would have been
12 months and the estimated marketing period(s) as of the valuation date(s) is 12 months.
These estimates are supported by the days on market (DOM) of the comparable sales.
76
Real Point Appraisal 7
Limiting Conditions and Assumptions
Acceptance of and/or use of this report constitutes acceptance of the following limiting
conditions and assumptions; these can only be modified by written documents executed
by both parties.
This appraisal is to be used only for the purpose stated herein. While distribution of this
appraisal in its entirety is at the discretion of the client, individual sections shall not be
distributed; this report is intended to be used in whole and not in part.
No part of this appraisal, its value estimates, or the identity of the firm or the appraiser(s)
may be communicated to the public through advertising, public relations, media sales, or
other media.
All files, work papers and documents developed in connection with this assignment are
the property of Real Point Appraisal, LLC. Information, estimates, and opinions are
verified where possible, but cannot be guaranteed. Plans provided are intended to assist
the client in visualizing the property; no other use of these plans is intended or permitted.
No hidden or unapparent conditions of the property, subsoil, or structure, which would
make the property more or less valuable, were discovered by the appraiser(s) or made
known to the appraiser(s). No responsibility is assumed for such conditions or
engineering necessary to discover them. Unless otherwise stated, this appraisal assumes
there is no existence of hazardous materials or conditions, in any form, on or near the
subject property.
Unless otherwise stated in this report, the existence of hazardous substances, including
without limitation asbestos, polychlorinated biphenyl, petroleum leakage, or agricultural
chemicals, which may or may not be present on the property, was not called to the
attention of the appraiser nor did the appraiser become aware of such during the
appraiser’s inspection. The appraiser has no knowledge of the existence of such materials
on or in the property unless otherwise stated. The appraiser, however, is not qualified to
test for such substances. The presence of such hazardous substances may affect the value
of the property. The value opinion developed herein is predicated on the assumption that
no such hazardous substances exist on or in the property or in such proximity thereto,
which would cause a loss in value. No responsibility is assumed for any such hazardous
substances, nor for any expertise or knowledge required to discover them.
Unless stated herein, the property is assumed to be outside of areas where flood hazard
insurance is mandatory. Maps used by public and private agencies to determine these
areas are limited with respect to accuracy. Due diligence has been exercised in
interpreting these maps, but no responsibility is assumed for misinterpretation.
Good title, free of liens, encumbrances and special assessments is assumed. No
responsibility is assumed for matters of a legal nature.
77
Real Point Appraisal 8
Necessary licenses, permits, consents, legislative or administrative authority from any
local, state, or Federal government or private entity are assumed to be in place or
reasonably obtainable.
It is assumed there are no zoning violations, encroachments, easements, or other
restrictions which would affect the subject property, unless otherwise stated.
The appraiser is not required to give testimony in Court in connection with this appraisal.
If the appraiser is subpoenaed pursuant to a court order, the client agrees to pay the
appraiser with Real Point Appraisal, LLC’s regular per diem rate plus expenses.
Appraisals are based on the data available at the time the assignment is completed.
Amendments/modifications to appraisals based on new information made available after
the appraisal was completed will be made, as soon as reasonably possible, for an
additional fee.
Americans with Disabilities Act (ADA) of 1990
A civil rights act passed by Congress guaranteeing individuals with disabilities equal
opportunity in public accommodations, employment, transportation, government
services, and telecommunications. Statutory deadlines become effective on various dates
between 1990 and 1997. Real Point Appraisal, LLC has not made a determination
regarding the subject’s ADA compliance or non-compliance. Non-compliance could
have a negative impact on value; however, this has not been considered or analyzed
in this appraisal.
78
Real Point Appraisal 9
Scope of Work
According to the Uniform Standards of Professional Appraisal Practice, it is the
appraiser’s responsibility to develop and report a scope of work that results in credible
results that are appropriate for the appraisal problem and intended user(s). Therefore, the
appraiser must identify and consider:
● the client and intended users
● the intended use of the report
● the type and definition of value
● the effective date of value
● assignment conditions
● typical client expectations
● typical appraisal work by peers for similar assignments
This appraisal is prepared for Mr. Ken Poulsen, senior loan officer with The
Development Company. The problem to be solved is to estimate the current as is market
value. The intended use is for determining the fair market value of real estate to be
purchased. This appraisal is only intended for the use of client, The Development
Company. Use of this report by others is not intended by the appraiser. This report is
intended only for use for portfolio management. This report is not intended for any other
use.
79
Real Point Appraisal 10
Market Value
Type of Value Presented: Market Value
Description of Market Value
Market Value is a major focus of most real property appraisal assignments. Both economic
and legal definitions of market value have been developed and refined.
1. The most widely accepted components of market value are incorporated in the following
description: The most probable price that the specified property interest should sell for in
a competitive market after a reasonable exposure time, as of a specified date, in cash, or
in terms equivalent to cash, under all conditions requisite to a fair sale, with the buyer
and seller each acting prudently, knowledgeably, for self-interest, and assuming that
neither is under duress.
2. Market value is described in the Uniform Standards of Professional Appraisal Practice
(USPAP) as follows: A type of value, stated as an opinion, that presumes the transfer of a
property (i.e., a right of ownership or a bundle of such rights), as of a certain date, under
specific conditions set forth in the definition of the term identified by the appraiser as
applicable in an appraisal. (USPAP, 2018-2019 ed.) USPAP also requires that certain
items be included in every appraisal report. Among these items, the following are directly
related to the definition of market value:
• Identification of the specific property rights to be appraised.
• Statement of the effective date of the value opinion.
• Specification as to whether cash, terms equivalent to cash, or other precisely
described financing terms are assumed as the basis of the appraisal.
• If the appraisal is conditioned upon financing or other terms, specification as to
whether the financing or terms are at, below, or above market interest rates and/or
contain unusual conditions or incentives. The terms of above—or below—market
interest rates and/or other special incentives must be clearly set forth; their
contribution to, or negative influence on, value must be described and estimated; and
the market data supporting the opinion of value must be described and explained.
The following definition of market value is used by agencies that regulate federally
insured financial institutions in the United States and is the applied definition for this
appraisal:
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Definition of Market Value
Source: (12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as
amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7,
1994)
Effective Date(s) of Value and Property Rights Appraised
Reconciled Value(s): Current (As Is) Upon Completion Upon Stabilization
Effective Date (s) July 27, 2020 n/a n/a
Property Rights Fee Simple n/a n/a
ASSIGNMENT CONDITIONS
Report Type: This is an Appraisal Report as defined by Uniform
Standards of Professional Appraisal Practice under
Standards Rule 2-2(a). This format provides a
summary or description of the appraisal process,
subject and market data and valuation analyses. This
appraisal conforms to the standards required by
FIRREA (Federal Financial Institutions Reform,
Recovery and Enforcement Act of 1989) including the
USPAP (Uniform Standards of Professional Appraisal
Practice) established by the Appraisal Standards Board
of the Appraisal Foundation. It also meets interagency
and The Development Company’s appraisal
guidelines.
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Property Identification: The subject has been identified by the assessors' parcel
number and legal description.
Inspection: An inspection of the subject property has been made
from all four corners on July 27, 2020 and
photographs taken.
Market Area and Analysis of
Market Conditions:
A complete analysis of market conditions has been
made. The appraiser maintains and has access to
comprehensive databases for this market area and has
reviewed the market for sales and listings relevant to
this analysis.
Highest and Best Use Analysis:
A complete as vacant highest and best use analysis for
the subject has been made. Physically possible, legally
permissible and financially feasible uses were
considered, and the maximally productive use was
concluded.
Type of Value: Market Value (see Scope of Work for definition)
Valuation Analyses
Cost Approach:
A cost approach was applied as the valuation of the
land is typically completed as the first step of the Cost
Approach; however, the remainder of this approach
was not feasible to develop because there are minimal
improvements to the site.
Sales Comparison Approach:
A sales approach was not applied as the valuation of
the land using the sales comparison method was
completed in the first step of the Cost Approach.
Income Approach:
An income approach was not applied as the highest
and best use of this property is for an owner-occupant.
While the subject could generate an income stream,
the income from leasing the land would support a
much lower value than a typical tract of land in this
market.
Hypothetical Conditions:
There are no hypothetical conditions for this
appraisal.
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Extraordinary Assumptions:
An extraordinary assumption is made that the
acreage figures provided by the county of the
subject property were accurate. It is assumed
there are no hidden or undisclosed environmental
or other problems. Perhaps a professional
inspection is recommended to discover any
potential problems, such as environmental or
significant potential structural problems. I am not
an expert in structural, mechanical, or
environmental issues.
Information Not Available: All pertinent information was provided for the
subject property. However, a survey or legal
description for the subject property was not
provided.
Comments
As part of this appraisal, the appraiser made several investigations and analyses. This
included research into recent sales and listings of similar properties in the neighborhood,
town and region. The MLS, several appraisers, several developers, the assessor’s office
and a few private individuals have been contacted to obtain the best and most comparable
recent sales and market data. A street inspection was done for all the comparable sales to
identify relevant characteristics to the extent possible. The appraiser also used data
contained in office files, which are updated regularly. The investigations included an
inspection of the subject’s site on July 27, 2020 to identify relevant property
characteristics. The appraiser has not completed appraisal services on the subject property
within three years of procurement of this assignment.
By personal observations and survey of other knowledgeable participants, the appraiser
feels he could conclude a reliable indication of supply and demand and provide a narrow
range of market values by the approaches applied.
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Market Area Analysis
The analysis of supply and demand for the subject property type is presented in the
Market Area Analysis. The purpose of this section of the report is to delineate the
subject’s competitive market area and provide support for the supply and demand
conclusions for the subject’s property type.
The subject property’s highest and best use is for office development. This sector of the
market is primarily influenced by changes in population, growth of the university and
employment, which in turn provides demand for land for commercial development. The
primary focus of the market analysis is on these sectors of the economy.
The following is a summary of the market area analysis. It is followed by support of the
general economy of Madison County from the Idaho Department of Labor. Then a
presentation of maps is provided, which provides information about surrounding property
uses. After the maps, a narrative is provided of a more in-depth presentation of the
analysis for the subject’s competitive market.
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Summary of Competitive Market Analysis
Area Description & Boundaries
Area & Property Use Characteristics
Up Dn
Location X Urban Suburban Rural Population Trend X
Build Up X Over 75%25% to 75%Under 25%Employment Trend X
Built Up Fully Dev.Rapid X Steady Slow Personal Income Level X
Property Values X Increasing Stable Declining Retail Sales X
Demand/Supply Shortage X In Balance Over Supply New Construction X
Vacancy Trend Increasing X Stable Declining Vacancy Trend X
Change in Economic Base Likely X Unlikely Taking Place Rental Demand X
Land Use Trends
Present Land Use Under In Bal.Over Vacancy
25%1 Family X 1%
10%Retail X 85%
15%Multifamily X 5%
10%Office X 6%
5%Industrial X 6%
35%Vacant/Ag X
100%
Change in Land Use Likely
Not Likely X
Taking Place
Age Range for Subject Property Type to 2020
Rent Range for Subject Property Type to n/a /square foot
Adjacent Property Use
1960
n/a
The subject is located on a secondary road without good exposure to heavy traffic patterns. The immediate neighborhood is anchored
by Albertsons Grocery. The former Walmart space had remained vacant for about five years since the store relocated to the north;
however, Harbor Frieght reported that they will be occupying the large space in the near future. There is moderate ingress/egress
onto 2nd East from 4th North. Second East is the primary arterial road nearby the subject. Land uses in the neighborhood consist of
commercial uses along the arterial roads, multifamily development nearby the university campus, and single-family development
farther away from campus and along secondary/tertiary roads. There is farm land on the outskirts of town.
The neighborhood boundaries basically consists of 12 West to the west, Pole Line Road to the south, Hwy 20 to the north, and
Rexburg Bench to the east. (see the following maps)
Stbl
Supply/Demand
Surrounding properties are generally compatible. All employment
centers, highways, schools, places of worship, support services
and shopping facilities are within typical, market expected
proximity. There is an adequate population base to support a
variety of retail, medical and professional office, service
commercial and light industrial activities in and near Rexburg. The
economic outlook over the long term for this neighborhood is
favorable.
25%
10%
15%10%
5%
35%
Land Use
1 Family Retail
Multifamily Office
Industrial Vacant/Ag
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Idaho Department of Labor Market Report
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Area and Neighborhood Aerial Maps
Subject’s Area Market
Subject’s Neighborhood Boundaries
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Subject’s Immediate Neighborhood Map
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Market Area and Property Characteristics
The subject’s parcel is located on 4th North in the City of Rexburg, Idaho. The BYU-
Idaho campus is the primary influence in Rexburg, especially within six blocks of the
campus. Rexburg’s business district extends east and west along Main Street and north
along Second East and south along the South Yellowstone Highway area.
Rexburg is 25 miles north of Idaho Falls, which is about the fourth largest city in
Idaho. Approximately 250,000 persons from the Upper Snake River Valley, Lost River
Valley, Teton Basin, Jackson Hole, and Star Valley make up the trading population.
This area at the mouth of the upper Snake River Valley makes Idaho Falls a major
business hub as well as a cultural center of southeast Idaho. Rexburg is becoming more
of a major business hub, as well.
Rexburg and Idaho Falls are surrounded by rich farm and ranch land, making these
markets important transportation centers for potatoes, livestock, and other agriculture
products grown in the region. The climate of Eastern Idaho is comparatively dry and
consists of four seasonal periods. The average humidity at noon during the summer is
only 28% with summer nights being cool. Underneath Upper Snake River Valley lies
one of the largest aquifer systems in the world, yet the annual precipitation in the area
averages a meager nine inches. Area summers are generally long and mild. Winters are
also comparatively long, but not too severe. The location, on the warmer valley floor,
keeps the snow from presenting major transportation problems.
All utilities including natural gas, electrical, communication services and public water
and sewer are available near town. Private wells and septic systems are generally
allowed and acceptable on the outskirts of town. Private and party wells and private
septic systems are also common in the county. Utility costs are reasonably low.
Idaho ranks comparatively low in taxation rates. There is no corporate franchise tax,
and no inventory tax. State sales taxes are 6%. Property tax rates in Rexburg area are
acceptable at about 1.5% to 2.2% of assessed value, but lower in outlying areas at about
0.9 % of assessed value. State and local taxes are expected to remain more or less stable
in the near future.
Streets are all wide avenues in the city core area of Rexburg. This spaciousness is
evident throughout the city in its parks, public building areas and, more recently in the
city’s commercial off-street parking area acquisitions. The downtown commercial
buildings are a mixture of some newer, but mostly older buildings. Many of the older
properties have had extensive renovation in both the private and public sectors,
especially since the Teton Dam disaster in 1976. Dilapidated structures are practically
nonexistent; however, some of the upper floors above grade level have little or no use
in some of the properties. Parking is often less than adequate in the older downtown
commercial district. Vacancy rates are higher in some of the less well-maintained
properties.
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The two primary newer commercial districts are in the northeast and southwest
quadrants of town. The northeast district includes the older Valley River Plaza,
formerly anchored by K-Mart and the Mountain River Plaza and formerly a Wal-Mart
and Albertsons. Several newer medical and professional offices have been built near
North and South Second East. About five years ago, Wal-Mart relocated to a new
super-store a half-mile north of its former location along North Second East. K-Mart
closed their store about four years ago, but Cal-Ranch Stores has relocated across the
street to the newly remodeled northern portion of this former K-Mart building. Current
vacant box stores/spaces that are vacant are portions of the former K-Mart, former Ace
Hardware, former Beal’s, and former Cal-Ranch Store. The retail sector of box stores
currently experiences high levels of vacancies near 15%. This excess is expected to be
absorbed into the market in the next five years. It has been reported by multiple sources
that the new Wal-Mart has far exceeded expectations of retail sales, which could
indicate additional demand for other retailers in Rexburg.
Most sectors, other than the retail sector, have occupancy rates that are stable with
ongoing development, which has met and is expected to meet the anticipated increases
in demand. Below are other market indications and their impact on the subject property
type.
Population Trends
In 2019, Rexburg had a population of about 30,000 according to the city reports, which
is deemed more accurate than census records that likely understate the population of the
student base portion of the population. The Rexburg area had about a 4% growth rate
over the past 15 years and is expected to continue to grow by about 2% per year in the
foreseeable future. Rexburg has experienced relatively rapid growth and development
since 2000 when it was announced that Ricks College would be converted to BYU-
Idaho, expanding enrollment from about 8,500 to about 19,000 students over a twenty-
year period. Local enrollment at the university is anticipated to grow past 23,000
students in the next five years. This will be a positive influence for the commercial
sector, which is directly impacted by increases in population.
Traffic Patterns
There are good traffic patterns along North 2nd East, which would be conducive to a
variety of commercial uses. Average daily traffic patterns are reported to be about
17,000 per day along North 2nd East, which is a positive externality for retail or service
commercial development. However, there are only minimal traffic patterns along 4th
North, a secondary road. The subject has minimal exposure to arterial roads and heavy
traffic patterns. Ingress and egress onto 2nd East from 4th North moderate without a
traffic signal.
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Housing Trends
The median home purchase price for 3-bedroom, 1-bath, and a single-garage
dwelling is only about $150,000. Median single-family residential prices the past
12 months was about $230,000. For new construction starter homes, prices
typically start at about $230,000. There have been moderate amounts of new
development to meet the demand for the increase in the number of households.
One significant driver for new development in this market is that there currently is
a low supply of dwellings available for sale in this market. This will continue to
drive up home values until new dwellings are built to offset demand.
The multifamily sector of the residential market has seen the most increase in
demand with the expansion of the university. Rental rates have moderately
increased with the new demand, but new development has offset the potential for
significant increases in rents. The growth of the university has dramatically
affected residential development and the redevelopment of properties within five
blocks of campus. This sector only has minimal influence on the subject with the
subject being located a little farther from campus and being zoned for a
commercial use.
Lease and Occupancy Trends
Lease rates for newer retail/office space in Eastern Idaho are generally
$0.75/sq.ft./month to $1.75/sq.ft./month. Properties with good locations that are newer
and have more upgrades have higher rates. Most properties in the neighborhood are
generally compatible. Overall vacancy rates are estimated to be about 4% to 8% for
smaller retail/office space that could be a reasonable substitute for the subject space
with occupancies expected to remain steady.
The big box retail sector has experienced significant vacancies the past five years more
than 75%. Most recently Harbor Freight, a tool retailer, reported that it would be
occupying the former Walmart space, which has remained vacant for about five years.
However, the remainder of the vacant retail space should find purpose in the next five
years, which is anticipated to moderately benefit the subject’s neighborhood.
Income Trends
Per Capita Income annually has increased about 3.8% over the past decade. This trend
is anticipated to continue with current trends. Madison County generally has a lower
per capita income because the higher percentage of students. This increase in wages is
a positive influence for the subject property. Wages should continue to improve with
historic trends.
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Major Employers
BYU-Idaho is the major employer in this college town. Agricultural operations and
related industries, and the Idaho National Laboratory (INL) are the major industries in
the area. BYU-Idaho is expected to be a strong employer in town with planned future
expansions of enrollment. Agricultural commodity prices have moderated in the past
couple of years. Ag commodity prices are expected to remain reasonably strong in the
future with interim fluctuations, which should continue to drive agricultural related
jobs.
Approximately 7,000 INL-related employees live in the market area. This constitutes
the heaviest concentration of technology professionals in the northern Rocky Mountain
region. Because of the INL work force, Idaho Falls has a higher than average
household income and effective buying power. Currently job levels are anticipated to
strong at the INL.
Economic diversification efforts are on-going by community groups and commercial
and residential developers in the area. Growth is expected to continue at a moderate
sustainable rate. There are no known major industries/businesses that are anticipated to
enter or exit this market in the next few years, which would cause a dramatic change in
current trends. This economic indicator has significant impact on the subject’s sector of
the market.
Unemployment Trends
The unemployment rate has been between 1.7% and 6.0% in the past 10 years in
Madison County. It stands at about 4.2% right now, which is extremely strong
considering the impacts of the partial shutdown of the economy due to COVID-19. It is
expected to stay near that level the next few years. There are no known major
industries/businesses that are anticipated to enter or exit this market, which would
cause a dramatic change in current trends. A very strong unemployment rate will be a
positive influence for this market and demand for future development.
Land Use Trends
The immediate neighborhood is about 80% developed. (See prior Market Report and
Maps). Multifamily residential has seen the most growth of any property type in the
past two decades between the subject property and the university campus. Moderate
new residential development has taken place near Rexburg due to the growth of the
university. Commercial development has occurred in the past decade; however, outside
the development of the new Walmart on the northside of Rexburg, a few new
bank/credit union branches and retail development nearby campus, there has been only
moderate development in town. On the southwest side of town, three newer
hotels/motels have been built; these hotels likely absorbed any pent-up demand for
hotel rentals. Moderate new development is expected to continue in and near town, and
only limited amounts of new development is expected farther away from town.
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Agricultural Market
Agricultural commodity prices more recently have been weaker, but the other portions
of the economy have shown improvement. Commodity prices are one of the key
elements that drive this market. Although, there has been a slump in commodity prices,
this is likely for just for the interim. Commodity prices historically have fluctuated and
should improve in the future.
COVID-19 Pandemic Risk Assessment
There are many uncertainties about the long-term impacts on the general economy due
to the current COVID-19 Pandemic. There is limited economic data to point the
direction of the future markets. The appraiser has interviewed many real estate
managers and owners the past few weeks about the current situation to guide his
opinion of the long-term impacts on the subject’s submarket. They reported minimal
impact of the pandemic on their current market conditions and occupancies; however,
few new buyers have entered the market. No noticeable increases in lease defaults have
been reported, yet. The only noticeable negative impact has been in the approved
single-student housing nearby campus, which is a different submarket from the
subject’s market. The consensus of market participants is that occupancies and rents
should remain strong through the partial shutdown of the economy and there may be a
slight increase in collection losses, which will likely be a small fraction of the market.
Most market participants are optimistic of future growth of the region and anticipated
good long-term demand for residential rentals. It should be noted that the federal
stimulus money that has been issued was based upon the average impact on the typical
citizen throughout the nation. Because there is less impact on unemployment in this
market, the stimulus money will likely stimulate this market rather than just stabilize
the market.
Market Area Conclusions
The economic outlook for both the immediate future and over the long term for the
Rexburg market is expected strong. There is anticipated to be growing demand for
commercial development along the busier roads and multi-family development set
back from the busier streets. Access to the subject is average for office space. Exposure
of the subject property is average for office space without any major traffic patterns by
the subject property. It is likely that demand will continue to increase as this market
continues to have an expanding population, higher wages, and a lower unemployment
rate. There are no known negative externalities that would significantly impact the use
of the subject with a commercial use. This is an average potential office site for the
competitive market.
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Property Description
The subject property consists of a site with 0.879± acres with an average central location.
It is located on a secondary road with minimal traffic patterns. Public utility services are
adequate for a range of potential uses. Current zoning would permit a variety of
commercial uses. This is a growing market, which positions the subject for good long-
term demand.
Subject’s History
The subject property has not been openly offered for sale or transferred ownership in the
prior three years. It is currently an unimproved commercial lot. It has been held by the
owner of the property to the adjoining east for many years. Currently, the Development
Company, the adjoining property to the west, is attempting to facilitate the purchase of
the subject property. No offer has been extended, yet.
Legal Description
West 0.879 Acres of Lot 4, Block 1, Walker Addition, Division No. 2, an Addition to the
City of Rexburg, Madison County, Idaho.
Subject to easements, if any, of record or in existence for road, streets, pipelines,
hereditaments and appurtenances thereto. Subject to zoning and restrictive covenants, if
any, of record.
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SITE
Location: Average
Current Use of the
Property:
Undeveloped land
Site Size: Total: 0.879± acres; 38,637± square feet
Usable: 0.879± acres; 38,637± square feet
Shape: The site has a nearly rectangular shape.
Frontage/Access: The subject property has average access and frontage on a
secondary road.
Topography: Level; slightly elevated above street grade
Soil Conditions: The soil conditions observed at the subject appear to be typical
of the region and adequate to support development and
cultivate crops.
Utilities:
Electricity: The site is served by public electricity
Sewer: City sewer
Water: City water
Natural Gas: Natural gas is available from Intermountain Gas
Co.
Site Improvements: Minimal
Flood Zone: The subject is in an area mapped by the Federal Emergency
Management Agency (FEMA). The subject is located in
FEMA flood zone AE, which is classified as a flood hazard
area. (See flood map)
FEMA Map Number: 16065C0020D
FEMA Map Date: June 3, 1991
The subject has likely been removed from the 500-year flood
plain, which is the case of most reported properties within the
neighborhood. The appraiser is not an expert in this matter and
is reporting data from FEMA maps.
Wetlands/Watershed: No wetlands were observed during the site inspection.
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Environmental Issues:
There are no known adverse environmental conditions on the
subject site. Please reference Limiting Conditions and
Assumptions.
Encumbrance /
Easements:
There are no known adverse encumbrances or easements.
Please reference Limiting Conditions and Assumptions.
Site Comments: This is a typical, moderate sized commercial site without any
improvements. There are curb and gutters along 4th North.
There is also a walking path along the Teton River, which is
maintained by the city, along the north boundary line of the
subject property.
Americans With Disabilities Act
Please reference the Limiting Conditions and Assumptions section of this report on Page
7.
Hazardous Substances
Please reference the Limiting Conditions and Assumptions section of this report on Page
7.
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GIS Map
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FEMA Flood Map
Subject
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Aerial Photograph of Subject
100
Real Point Appraisal 31
Survey Map of Subject’s Site
Subject
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Subject Photographs
Street Scene Along 4th North
Street Scene Along 4th North
Subject Property Looking North from
the Southeast Corner
Subject Property Looking South from
the Northeast Corner
Walking Path behind Subject Property
Subject Property Looking South from
the Northwest Corner
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Subject Property Looking North from
the Southwest Corner
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Assessment and Taxes
Taxing Authority
Madison County
Assessment Year
2019
Real Estate Assessment and Taxes
Tax ID Land Improvements Other Total Tax Rate Taxes
RPR000W201004B $76,580 $0 $0 $76,580 1.66%$1,274
Notes: Tax rates and assessments have remained relatively level the past few years, which trend is
anticipated in the future. Assessements are not reevaluated upon transfer of a property in this district.
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Zoning
LAND USE CONTROLS
Zoning Code:
CBC
Zoning Description:
Community Business Center
Zoning Density/FAR:
Adequate
Actual Density of Use:
The Community Business Center Zone is established
to provide an area in which a general shopping center
facility can be established to satisfy the specialty
shopping needs of a community or a group of
neighborhoods. It is intended that the CBC zone will
be characterized by specialty shops situated in an
attractively designed shopping center complex
surrounded by appropriate landscaping.
Current Use Legally
Conforming:
The subject potential use with retail, office, or service
commercial type uses are legal and conforming uses.
Zoning Change Likely:
No
Zoning Change Description:
N/A
Set Back Distance:
10 feet
Side Yard Distance:
10 feet
Zoning Comments
This is my best interpretation of potential zoning of
restrictions of the subject property. The subject parcel
would legally allow for a variety of commercial uses.
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Zoning Map
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Real Point Appraisal 37
Highest and Best Use
The purpose of this section of the report is determining the highest and best use (HBU) of
the subject property so that it can be compared to similar type properties in this market.
Also, this section of the report assists in determining the appropriate methods in
developing value for the subject based upon the most likely occupant.
The HBU may be defined as the reasonably probable use of property that results in the
highest value. The four criteria that the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum productivity. The
following are the four filtering agents to determine the HBU.
1. Physically Possible: To what use is the site physically adaptable?
2. Legally Permissible: What uses are permitted by zoning and other legal
restrictions?
3. Financially Feasible: Which possible and permissible use will produce any net
return to the owner of the site?
4. Maximally Productive. Among the feasible uses which use will produce the
highest net return, (i.e., the highest present worth)?
Highest and Best Use as Vacant
The highest and best use of the site, as vacant, is for office development. Below is the
presentation of the application and analysis of the four steps in determining the HBU of
the subject property. Each of the steps below filters out potential uses of the subject,
which reduces the potential uses down to a single HBU.
Physically Possible
There is adequate space and infrastructure for most smaller to medium sized type
facilities found in this area. Power, natural gas, city water and sewer, and
communication services are found nearby. This is a smaller parcel that is unlikely to be
subdivided into many smaller tracts of land. This test does not reduce or limit many
possibilities of potential uses of this site.
Legally Permissible
This test filters out most potential uses because the zoning could allow for commercial
type uses under the City of Rexburg Development Code the subject’s potential zoning.
There are setback requirements that moderately impact the siting of building
improvements.
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Financially Feasible
There is limited demand for retail along this secondary road. Most office and service
commercial uses have proven to be feasible in the past five years within the
competitive market with average locations like the subject. These uses will likely
continue to be feasible in the future based upon employment and population trends.
Maximally Productive Use
Considering a marketing period of 18 months, the maximally productive use of the
subject property, as is, would be office development. The most likely user would be an
owner user; although, there is moderate potential for an investor to develop and lease
out the property. There is adequate demand for development to begin immediately. The
highest and best use of this property is not anticipated to change in the next five to ten
years.
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Valuation Methodology
Three basic approaches may be used to arrive at an estimate of market value. They are:
1. The Cost Approach
2. The Income Approach
3. The Sales Comparison Approach
Cost Approach
The Cost Approach is summarized as follows:
Cost New
- Depreciation
+ Land Value
= Value
Income Approach
The Income Approach converts the anticipated flow of future benefits (income) to a present value
estimate through a capitalization and or a discounting process.
Sales Comparison Approach
The Sales Comparison Approach compares sales of similar properties with the subject property.
Each comparable sale is adjusted for its inferior or superior characteristics. The values derived
from the adjusted comparable sales form a range of value for the subject. By process of
correlation and analysis, a final indicated value is derived.
Final Reconciliation
The appraisal process concludes with the Final Reconciliation of the values derived from the
approaches applied for a single estimate of market value. Different properties require different
means of analysis and lend themselves to one approach over the others.
Analyses Applied
A cost analysis was considered and was developed because the valuation of the land is typically
completed as the first step of the Cost Approach; however, the remainder of this approach was
not feasible to develop because there are minimal improvements to the site.
A sales comparison analysis was considered and was not developed because the valuation of the
land using the sales comparison method was completed in the first step of the Cost Approach.
An income analysis was considered and was not developed because the highest and best use of
this property is for an owner-occupant. While the subject could generate an income stream, the
income from leasing the land would support a much lower value than a typical tract of land in this
market.
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Cost Approach
The Cost Approach is based on the principle of substitution - that a prudent and rational
person would pay no more for a property than the cost to construct a similar and
competitive property, assuming no undue delay in the process. The Cost Approach tends
to set the upper limit of value before depreciation is considered. Because there are not
significant improvements to the subject’s site, this approach is not fully developed;
however, the valuation of the site is performed within this approach. The applied process
of the Cost Approach, when fully developed, is as follows:
• Estimate the land value according to its Highest and Best Use. I have used the
Sales Comparison Approach; the process is as follows:
o Comparable sales, contracts for sale and current offerings are researched
and documented.
o Each comparable is analyzed and adjusted to equate with the subject
property.
o The value indication of each comparable is analyzed and the data
reconciled for a land value indication.
• Estimate the replacement cost of the building and site improvements.
• Estimate the physical, functional and/or external depreciation accrued to the
improvements.
• Sum the depreciated value of the improvements with the value of the land for an
indication of value.
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Real Point Appraisal 41
Land Value
The subject’s land value has been developed via the sales comparison approach
methodology.
Sales Comparison Approach – Land Valuation
The Sales Comparison Approach is based on the premise that a buyer would pay no more
for a specific property than the cost of obtaining a property with the same quality, utility,
and perceived benefits of ownership. It is based on the principles of supply and demand,
balance, substitution, and externalities. The following steps describe the applied process
of the Sales Comparison Approach.
• The market in which the subject property competes is investigated; comparable
sales, contracts for sale and current offerings are reviewed.
• The most pertinent data is further analyzed, and the quality of the transaction is
determined.
• The most meaningful unit of value for the subject property is determined.
• Each comparable sale is analyzed and where appropriate, adjusted to equate with
the subject property.
• The value indication of each comparable sale is analyzed, and the data reconciled
for a final indication of value via the Sales Comparison Approach.
Land Comparables
I have researched six comparables for this analysis; these are documented on the
following pages followed by a location map and analysis grid. The unit of comparison
applied is the price per square foot because it is commonly used by market participants.
All sales have been researched through numerous sources, inspected, and verified by a
party to the transaction where possible.
111
Real Point Appraisal 42
Comp Address Date Acres Land SF
Comp City Price Price Per Acre Price Per Land SF
Subject 363± E 4th N 2/4/2020 0.88 38,637
Subject Rexburg $500,000 $568,828 $12.94
1 336 Main St 5/20/2020 0.50 21,780
1 Rexburg $185,000 $370,000 $8.49
2 Stocks Ave 10/31/2018 0.45 19,602
2 Rexburg $95,000 $211,111 $4.85
3 374 E. 4th N.7/1/2012 0.40 17,380
3 Rexburg $89,000 $222,500 $5.12
4 Lot 1 Bond Ave 10/2/2017 0.42 18,295
4 Rexburg $138,000 $328,571 $7.54
5 236 Lorene Drive 11/22/2017 0.40 17,424
5 Rexburg $159,900 $397,761 $9.18
6 L3-4 B1 Bond Avenue 4/14/2017 0.84 36,590
6 Rexburg $240,000 $285,714 $6.56
112
Real Point Appraisal 43
ID 10606 Date 5/20/2020
Address 336 Main St Price $185,000
City Rexburg Price Per Land SF $8.49
State ID Financing Cash
Tax ID RPRRXB10294462 Recorded Instrument W.D # 430957
Grantor Reginal Wight Conditions of Sale Arms-Length
Grantee Roger Sorensen Verification Listing Agent; County
Legal Description TAX 3855; L3; B29 Rexburg
Acres 0.5 Topography level
Land SF 21,780 Zoning Mixed Use
Road Frontage --Flood Zone no
Shape rectangular Encumbrance or none reported
Utilities city utilities Environmental Issues none reported
Site
Comments
This is the last parcel left on the block that is undeveloped. It has mixed use zoning, which would allow for a variety of commercial and residential uses. It was
listed for $199,995 before it sold. The property has an above average location along an arterial road, but is surrounded primarily by residential uses.
Land Comparable 1
Transaction
113
Real Point Appraisal 44
ID 10209 Date 10/31/2018
Address Stocks Ave Price $95,000
City Rexburg Price Per Land SF $4.85
State ID Financing Cash
Tax ID RPRARBP0010060 Recorded Instrument W.D. # 419753
Grantor Lerwill Conditions of Sale arms-length
Grantee KAYO PROPERTIES LLC Verification listing; county; secondary source
Legal Description ARTCO BUSINESS PARK SUB LOT 6 BLK 1
Acres 0.5 Topography level
Land SF 19,602 Zoning CBC
Road Frontage Stocks Ave Flood Zone no
Shape rectangular Encumbrance or none reported
Utilities city Environmental Issues none reported
Site
Comments
The property comprises of a commercial lots near the new Rexburg Walmart. The property was bought in conjunction with the three other adjoining. City utilities
are available to the property. The property was purchases with the intent to construct an office building. It has good exposure to 2nd E, an arterial road.
Land Comparable 2
Transaction
114
Real Point Appraisal 45
ID 4081 Date 7/1/2012
Address 374 E. 4th N.Price $89,000
City Rexburg Price Per Land SF $5.12
State ID Financing cash
Tax ID RPR000W2020025 Recorded Instrument --
Grantor Dr. Hansen Conditions of Sale arms-length
Grantee Dr. Andrew Summers (Smileguys LLC)Verification
Legal Description Walker Addition Division No. 2 Block 2 Lot 3; Less
W. 67.55' Sec. 20 T6N R40 EBM SW1/4;
RPR000W2020025
Acres 0.4 Topography level
Land SF 17,380 Zoning Community Business Center
Road Frontage --Flood Zone --
Shape rectangular Encumbrance or --
Utilities typical city Environmental Issues --
Verified with Dr. Summers - 356-3621
Site
Comments
This was the site of the new 3200 sq.ft. Orthodontist office in the center of a newer medical district.
Land Comparable 3
Transaction
115
Real Point Appraisal 46
ID 9985 Date 10/2/2017
Address Lot 1 Bond Ave Price $138,000
City Rexburg Price Per Land SF $7.54
State ID Financing Cash
Tax ID RPRARBP0010010 Recorded Instrument W.D. # 412436
Grantor WBC Investments Conditions of Sale arms-length
Grantee McWhorter Properties LLC Verification Buyer-Dr. McWhorter
Legal Description ARTCO BUSINESS PARK SUB LOT 1 BLK 1
Acres 0.4 Topography level
Land SF 18,295 Zoning CBC
Road Frontage Stocks Ave Flood Zone no
Shape rectangular Encumbrance or none reported
Utilities city Environmental Issues none reported
Transaction
Site
Comments
The property comprises of a commercial lot near the new Rexburg Walmart. The property is located on a corner. It was purchased with the intent to build a
dental clinic. City utilities are available to the property. It has good exposure to 2nd E, an arterial road.
Land Comparable 4
116
Real Point Appraisal 47
ID 9973 Date 11/22/2017
Address 236 Lorene Drive Price $159,900
City Rexburg Price Per Land SF $9.2
State ID Financing cash to seller
Tax ID RPRXBCA0203330 Recorded Instrument W.D. # 413459
Grantor Christopher Cornilius Conditions of Sale arms-length
Grantee Scott L & Suzanne Brewer Verification listing; county
Legal Description REXBURG CITY ACREAGE TAX 2590 NW 1/4, NW
1/4, Sec 20, T6N, R40 EBM
Acres 0.4 Topography level
Land SF 17,424 Zoning CBC
Road Frontage Lorene Drive Flood Zone no
Shape rectangular Encumbrance or none reported
Utilities city Environmental Issues none reported
Transaction
Site
Comments
Commercial land next to the old Rexburg Walmart. City utilities to the property.
Land Comparable 5
117
Real Point Appraisal 48
ID 9975 Date 4/14/2017
Address L3-4 B1 Bond Avenue Price $240,000
City Rexburg Price Per Land SF $6.56
State ID Financing Cash
Tax ID RPRARBP0010030 & RPRARBP0010040 Recorded Instrument W.D. # 409106
Grantor Price Conditions of Sale arms-length
Grantee KAYO PROPERTIES LLC Verification listing; county
Legal Description ARTCO BUSINESS PARK SUB LOT 3 & 4 BLK 1
Acres 0.8 Topography level
Land SF 36,590 Zoning CBC
Road Frontage Bond Ave Flood Zone no
Shape rectangular Encumbrance or none reported
Utilities city Environmental Issues none reported
Transaction
Site
Comments
The property comprises of two commercial lots near the new Rexburg Walmart. It was bought in conjunction with lot to the east. City utilities are available to the
property. The property was purchased with the intent to construct an office building. It has good exposure to 2nd E, an arterial road.
Land Comparable 6
118
Real Point Appraisal 49
Comparables Maps
119
Real Point Appraisal 50
Analysis Grid
The previous sales have been analyzed and compared with the subject property. I have
considered adjustments in the areas of:
Property Rights Sold
Financing
Conditions of Sale
Market Trends
Location
Physical Characteristics
The following is a sales comparison grid displaying the subject property, the comparables
and the adjustments applied.
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Real Point Appraisal 51
Address
City
State
Date
Price
Land SF
Land SF Unit Price
Property Rights Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%Fee Simple 0.0%
Financing Cash 0.0%Cash 0.0%cash 0.0%Cash 0.0%cash to seller 0.0%Cash 0.0%
Conditions of Sale Arms-Length 0.0%arms-length 0.0%arms-length 0.0%arms-length 0.0%arms-length 0.0%arms-length 0.0%
Market Trends Through 7/27/2020 3.5%
Location
% Adjustment
$ Adjustment
Acres
% Adjustment
$ Adjustment
Topography
% Adjustment
$ Adjustment
Shape
% Adjustment
$ Adjustment
Utilities
% Adjustment
$ Adjustment
Zoning
% Adjustment
$ Adjustment
Net Adjustments
Gross Adjustments 26.9%17.5%14.8%29.5%9.9%20.4%
-26.9%-17.5%-14.8%-29.5%-9.9%-20.4%
Adjusted Land SF Unit Price $6.25 $4.25 $5.76 $5.86 $9.06 $5.84
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00
0.0%0.0%0.0%0.0%0.0%0.0%
CBC Mixed Use CBC Community Business
Center
CBC CBC CBC
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00
0.0%0.0%0.0%0.0%0.0%0.0%
City Utilities city utilities city typical city city city city
$0.00 $0.00 $0.00 $0.00 $0.00 $0.00
0.0%0.0%0.0%0.0%0.0%0.0%
Regular rectangular rectangular rectangular rectangular rectangular rectangular
0.0%0.0%
$0.00 $0.00 $0.00
0.0%0.0%0.0%0.0%
$0.00 $0.00 $0.00
Level level level level level level level
-$0.80 -$0.90 -$1.00 -$0.95 -$1.00 $0.00
-9.4%-17.5%-14.8%-11.4%-9.9%0.0%
0.88 0.50 0.45 0.40 0.42 0.40 0.84
-$1.50 $0.00 $0.00 -$1.50 $0.00 -$1.50
-17.5%0.0%0.0%-18.0%0.0%-20.4%
Average Ave+Average Average Ave+Average Ave+
Adjusted Land SF Unit Price $8.55 $5.15 $6.76 $8.31 $10.06 $7.34
0.6%6.2%32.0%10.2%9.7%12.0%
Adjusted Land SF Unit Price $8.49 $4.85 $5.12 $7.54 $9.18 $6.56
Fee Simple
Conventional
Cash
Transaction Adjustments
$13.06 $8.49 $4.85 $5.12 $7.54 $9.18 $6.56
38,289 21,780 19,602 17,380 18,295 17,424 36,590
$500,000 $185,000 $95,000 $89,000 $138,000 $159,900 $240,000
7/27/2020 5/20/2020 10/31/2018 7/1/2012 10/2/2017 11/22/2017 4/14/2017
ID ID ID ID ID ID ID
Rexburg Rexburg Rexburg Rexburg Rexburg Rexburg Rexburg
363± E 4th N 336 Main St Stocks Ave 374 E. 4th N.Lot 1 Bond Ave 236 Lorene Drive L3-4 B1 Bond
Avenue
Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Comp 6
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Real Point Appraisal 52
Comparable Land Sale Adjustments
Adjustments were made to reflect the difference between the subject and the
comparables, which equates the comparable properties to the subject property. It is
critical that all the elements of comparison are bracketed by or similar to the comparables
applied. In the instance of this analysis, the subject’s elements of comparison were
bracketed well by the comparables applied, which strengthens the conclusions of this
approach. Below are the various elements of comparison and the explanation for the
adjustments applied in the prior sales comparison grid.
Property Rights
The subject and the comparables all have similar property rights of fee simple interest.
No adjustments were warranted.
Financing
When a comparable property sells with favorable or unfavorable financing, an adjustment
is applied to equate the sales price to a transaction that likely would have occurred with
typical financing terms. All the comparables were considered cash equivalent
transactions with typical financing. No adjustments were needed.
Conditions of Sale
Consideration was given to the amount of time that each property had been on the market
and the amount of interest there was for each property at their given prices. All the
comparable sales were listed for a reasonable amount of time. No adjustments were
needed.
Economic Trends
There has been a significant amount of appreciation in this market the past few years with
improvement in the economy. The comparables were adjusted up about 3.5% annually.
Most of the comparable sales are more recent, which minimizes these adjustments.
Location
The primary driver for the value of land is its location. Comparables located farther away
from town are generally inferior. Also, the comparables with locations with better
exposure to traffic patterns and good ingress and egress are generally superior. The
subject has an average central location, but it does not have any exposure to arterial
roads. Comparables #1, #4 and #6 have superior locations with exposure to arterial roads;
therefore, they were adjusted down to equate them to a similar location as the subject
property. Comparables #2, #3 and #5 have similar locations as the subject and did not
require any adjustments.
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Real Point Appraisal 53
Acres
Adjustments are made to reflect the typical inverse relationship between size and unit
value. Moderate upward adjustments were necessary for the first five sales because they
were significantly smaller than the subject property. Comparable #6 was instrumental in
bracketing the size of the subject property and did not warrant any adjustments.
Topography
Adjustments are made for sites with slopes or uneven terrain because they are more
expensive to develop. All the comparables were relatively similar in topography and did
not warrant any adjustments.
Shape
Irregular tracts of land are less efficient to develop. Often irregular tracts have surplus
land left over after development or it is more difficult to site building improvements
because of the irregular shape. The subject is regular in shape, as were all the comparable
sales; therefore, no adjustments were required.
Utilities
Adjustments were made for the overall contributory value of various utility services. All
six comparables have similar access to city utilities as the subject property and did not
warrant any adjustments.
Zoning/Use
All the comparables have similar type zoning as the subject and do not require any
adjustments. Conditional use permits are common for typical uses found within the
neighborhood. No adjustments were needed.
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Real Point Appraisal 54
Sales Comparison Approach Conclusion – Land Valuation
Number of Comparables:6 % Δ
-12%
-1%
-11%
$6.33 -8%
$92,000.00 $92,000.00 land sf
Indicated Value:$229,735
Reconciled Final Value:$230,000
Two Hundred Thirty Thousand Dollars
Average:$6.96 $6.17
Median:$5.85
Reconciled Value/Unit Value:$6.00
Subject Size:38,289
Land Value Ranges & Reconciled Value
Unadjusted Adjusted
Low:$4.85 $4.25
High:$9.18 $9.06
The comparables with the fewest gross adjustments typically are the most representative
of the subject property and are quantifiably the best substitutes for the subject. Also,
recent sales and the comparables with the most similar highest and best uses and
locations are likely the best substitutes for the subject. In this analysis, all the
comparables are relatively similar to the subject property. Comparable #3 is located
across the street from the subject, but is an older sale; therefore, it receives just a little
more weight within this analysis with the most similar location as the subject property.
Conclusions
All of the value indications have been considered, and in the final analysis, Comparable
#3 receives the most weight in arriving at my final reconciled per land sf value of $6.00.
This comparable supports a value below the adjusted average of six comparable sales
applied; hence, a value a little below the adjusted average of the six comparable sales was
selected for the conclusion of the sales comparison approach.
Site Valuation Conclusion
Based on the analysis detailed on the previous pages, as of July 27, 2020, I have
reconciled to a current value of the subject’s site of:
$230,000
Two Hundred Thirty Thousand Dollars
124
Real Point Appraisal 55
Sales Comparison Approach
The Sales Comparison Approach is based on the premise that a buyer would pay no more
for a specific property than the cost of obtaining a property with the same quality, utility,
and perceived benefits of ownership. It is based on the principles of supply and demand,
balance, substitution and externalities. Because the valuation of land is typically
completed as the first step of the Cost Approach using the sales comparison method,
it would be repetitive to complete it again within this approach; therefore, this
approach is not developed. The following steps describe the applied process of the Sales
Comparison Approach when it is fully developed.
• The market in which the subject property competes is investigated; comparable
sales, contracts for sale and current offerings are reviewed.
• The most pertinent data is further analyzed, and the quality of the transaction is
determined.
• The most meaningful unit of value for the subject property is determined.
• Each comparable sale is analyzed and where appropriate, adjusted to equate with
the subject property.
• The value indication of each comparable sale is analyzed, and the data reconciled
for a final indication of value via the Sales Comparison Approach.
125
Real Point Appraisal 56
Income Approach
The Income Approach to value is based on the present worth of the future rights to
income. This type of analysis considers the property from an investor's point of view, the
basic premise being that the amount and quality of the income stream are the basis for
value of the property. This approach was not employed because it was less applicable,
and this property would not be a strictly income producing property, as indicated
by the HBU Analysis. However, below is the process of this approach when it is
developed.
Direct Capitalization Analysis
The steps involved in capitalizing the subject's net operating income are as follows:
• Develop the subject's Potential Gross Income (PGI) through analysis of the
subject’s actual historic income and an analysis of competitive current market
income rates.
• Estimate and deduct vacancy and collection losses to develop the Effective Gross
Income (EGI).
• Develop and subtract operating expenses to derive the Net Operating Income
(NOI).
• Develop the appropriate capitalization rate (Ro).
• Divide the net operating income by the capitalization rate for an estimate of value
through the income approach.
126
Real Point Appraisal 57
Final Reconciliation
The process of reconciliation involves the analysis of each approach to value. The quality
of data applied, the significance of each approach as it relates to market behavior and
defensibility of each approach are considered and weighed. Finally, each is considered
separately and comparatively with each other.
Value Indications
Land Value: $230,000
Cost Approach: N/A
Sales Comparison Approach: N/A
Income Approach (Direct Capitalization): N/A
Cost Approach
This approach was employed because the land valuation is typically performed within the
cost approach by using the sales comparison methods. This approach provided a narrow
range of values after adjustments were made. This was an adequate sample of six
comparables for credible and reliable conclusions. As such, this approach is a reliable
indicator of value. Because the other two approaches were not developed, this approach
receives sole weight in the reconciliation of values.
Sales Comparison Approach
Methods of the sales comparison approach were applied in the valuation of the land
within the cost approach. This approach was not developed separately.
Income Approach – Direct Capitalization
This approach was not developed because the most likely user of the subject is an owner-
occupant. Therefore, this approach was not developed to avoid misleading the reader that
this land would be an income producing property.
Value Conclusion
Based on the data and analyses developed in this appraisal, I have reconciled to the
following value conclusion(s), as of July 27, 2020, subject to the Limiting Conditions and
Assumptions of this appraisal.
Reconciled Value(s):
Current As Is Market Value:
The current as is market value of the Fee Simple estate of the subject property as of July
27, 2020 is:
$230,000 – Two Hundred Thirty Thousand Dollars
The reasonable market exposure time(s) preceding July 27, 2020 would have been 12
months and the estimated marketing period(s) as of July 27, 2020 is 12 months. These
estimates are supported by the days on market (DOM) of the comparable sales.
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Real Point Appraisal 58
Certification Statement
I certify that, to the best of my knowledge and belief:
− The statements of fact contained in this report are true and correct.
− The reported analyses, opinions, and conclusions are limited only by the reported assumptions and
limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and
conclusions.
− I have no present or prospective interest in the property that is the subject of this report and no
personal interest with respect to the parties involved.
− I have not performed services, as an appraiser or in any other capacity, regarding the property that
is the subject of this report within the three-year period immediately preceding acceptance of this
assignment other than the assignment to complete this appraisal that was put on hold.
− I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
− My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
− My compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent
event directly related to the intended use of this appraisal.
− My analyses, opinions, and conclusions were developed, and this report has been prepared, in
conformity with the Uniform Standards of Professional Appraisal Practice.
− I have made a personal inspection of the property that is the subject of this report.
− No individual provided significant real property appraisal assistance to the person signing this
certification.
− The reported analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Code of Professional Ethics and Standards of Professional Appraisal
Practice of the Appraisal Institute.
− The use of this report is subject to the requirements of the Appraisal Institute relating to review by
its duly authorized representatives.
− As of the date of this report, I have completed the continuing education programs of the
Appraisal Institute and the Board of Real Estate Appraisers for the State of Idaho certification.
Brad Linford, CGA; ID-3642
August 6, 2020
128
Real Point Appraisal 59
Addenda
Letter of Engagement
129
Real Point Appraisal 60
130
Real Point Appraisal 61
131
Real Point Appraisal 62
132
Real Point Appraisal 63
133
Real Point Appraisal 64
Qualifications Placeholder Page
134
Real Point Appraisal 65
Appraiser’s License
135
136
137
138
139
140
APPENDIX F:
Funding Commitments
F-1 Detailed Budget
F-2 USDA-RD Award
F-3 Cash Match Letter
141
1. Administrative and Legal Expenses
Quantity Unit Cost Cost
General
1 25,000.00$ 25,000.00$
25,000.00$
2. Land, Structures, Rights-of-way, Appraisals, etc.
Quantity Unit Cost Cost
General
1 230,000.00$ 230,000.00$
230,000.00$
3. Relocation Expenses and Payments
Quantity Unit Cost Cost
General
1 -$ -$
-$
4. Architectural and Engineering Fees
Quantity Unit Cost Cost
Professional
Project 441,500.00$ 441,500.00$
441,500.00$
5. Other Architectural and Engineering Fees
Quantity Unit Cost Cost
Professional
Project 4,250.00$ 4,250.00$
Project 4,250.00$ 4,250.00$
Project 15,000.00$ 15,000.00$
23,500.00$
6. Project Inspection Fees
Quantity Unit Cost Cost
Professional
Project 15,000.00$ 15,000.00$
15,000.00$
6.1 Special Inspection Allowance
5.1 Geotechnical Investigation Report Allowance
5.3 Flood Plain Permit and Studies Allowance
Subtotal
Div/Sec Description Units
Subtotal
Not Applicable Lump Sum
Subtotal
Div/Sec Description Units
4.1 Architect & Engineering Fee Fixed
Subtotal
5.2 Survey Allowance
Div/Sec Description Units
PROBABLE CONSTRUCTION COST
The Development Company - ECIPDA
Teton River Business and Entrepreneurial Center Expansion
Rexburg, Idaho
11/29/21
Div/Sec Description Units
1.1 Miscellaneous Administrative and Legal Expenses Lump Sum
Div/Sec Description Units
Subtotal
Div/Sec Description Units
2.1 Purchase of Building Lot Lump Sum
Subtotal
142
7. Site work
Quantity Unit Cost Cost
Site
1 3,750.00$ 3,750.00$
1 1,000.00$ 1,000.00$
600 3.50$ 2,100.00$
2 500.00$ 1,000.00$
1 1,000.00$ 1,000.00$
850 1.00$ 850.00$
1 500.00$ 500.00$
1 1,000.00$ 1,000.00$
1 1,000.00$ 1,000.00$
30250 0.65$ 19,663.00$
1 4,500.00$ 4,500.00$
1100 60.00$ 66,000.00$
1400 6.00$ 8,400.00$
1140 20.00$ 22,800.00$
180 15.00$ 2,700.00$
1900 140.00$ 266,000.00$
Project 20,000.00$ 20,000.00$
3300 6.50$ 21,450.00$
8750 2.00$ 17,500.00$
8750 6.50$ 56,875.00$
Project 4,500.00$ 4,500.00$
1 1,500.00$ 1,500.00$
524,088.00$
8. Demolition and Removal
Quantity Unit Cost Cost
Not Applicable
-$
7.20 Landscape Square Foot
7.21 Site Monument Sign Allowance
7.22 Site Furnishings & Equipment Allowance
Subtotal
7.15 Backfill Cubic Yard
7.16 Asphalt Square Yard
7.17 Storm Infiltration Allowance
7.18 Site Concrete Square Foot
7.19 Landscape Irrigation Square Foot
Square Foot
7.11 Survey, Layout & Staking Lump Sum
7.12 Excavation Cubic Yard
7.13 Removal of Excess Material from Site Cubic Yard
7.14 Building Pad Cubic Yard
Allowance
7.3 Temporary Fencing Linear Foot
7.4 Temporary Vehicle Gates Each
Div/Sec Description
Subtotal
Div/Sec Description Units
Units
7.1 Temporary Parking Allowance
7.5 Temporary Tree & Plant Protections Allowance
7.6 SWPPP- Silt Fencing Linear Foot
7.7 SWPPP - Inlet Protection Each
7.8 SWPPP- Dust Control Lump Sum
7.9 SWPPP- Maintenance Lump Sum
7.10 Site Demolition / Clear / Grub
7.2 Traffic Control
143
9. Construction
Unit Cost Cost
Building Cost
1 17,500.00$ 17,500.00$
19000 0.35$ 6,650.00$
115 90.00$ 10,350.00$
10 85.00$ 850.00$
80 90.00$ 7,200.00$
9760 2.25$ 21,960.00$
9760 2.75$ 26,840.00$
125 145.00$ 18,125.00$
80 145.00$ 11,600.00$
135 145.00$ 19,575.00$
135 145.00$ 19,575.00$
490 27.50$ 13,475.00$
1 1,750.00$ 1,750.00$
24 350.00$ 8,400.00$
24000 0.70$ 16,800.00$
1 4,500.00$ 4,500.00$
1 5,500.00$ 5,500.00$
8950 14.00$ 125,300.00$
24 2,250.00$ 54,000.00$
1 4,500.00$ 4,500.00$
24 3,000.00$ 72,000.00$
22 4,000.00$ 88,000.00$
40 4,250.00$ 170,000.00$
9760 10.00$ 97,600.00$
9760 12.50$ 122,000.00$
5 9,500.00$ 47,500.00$
2 20,000.00$ 40,000.00$
Project 8,000.00$ 8,000.00$
535 75.00$ 40,125.00$
1750 55.00$ 96,250.00$
Project 1,500.00$ 1,500.00$
Project 1,500.00$ 1,500.00$
Project 6,987.50$ 6,988.00$
Project 30,000.00$ 30,000.00$
Project 15,000.00$ 15,000.00$
19520 0.25$ 4,880.00$
60 40.00$ 2,400.00$
12840 0.50$ 6,420.00$
1600 1.50$ 2,400.00$
19520 0.40$ 7,808.00$
19520 2.00$ 39,040.00$
1600 3.75$ 6,000.00$
12840 1.00$ 12,840.00$
9760 1.50$ 14,640.00$
15450 20.00$ 309,000.00$
1 4,000.00$ 4,000.00$
19520 0.15$ 2,928.00$
47 2,000.00$ 94,000.00$
3 2,750.00$ 8,250.00$
4 800.00$ 3,200.00$
9 4,500.00$ 40,500.00$
245 55.00$ 13,475.00$
42000 1.75$ 73,500.00$
2000 2.85$ 5,700.00$
17600 5.00$ 88,000.00$
1550 25.00$ 38,750.00$
2050 40.00$ 82,000.00$
9.55 Suspended Acoustical Ceiling
9.56 Resilient Sheet Flooring
9.57 Carpet
Square Foot
Square Yard
Square Yard
9.50 Access Doors & Panels
9.51 Aluminum Store Front Entrance Assembly
9.52 Windows
9.53 Gypsum board - Walls
9.54 Gypsum board - Ceiling Assembly
Each
Each
Square Foot
Square Foot
Square Foot
9.45 Roofing, Metal
9.46 Roof Accessories
9.47 Roof Flashing
9.48 Solid Core Wood Door Assembly
9.49 Hollow Metal Door & Frame Assembly
Square Foot
Lump Sum
Square Foot
Each
Each
9.40 Fire Stopping
9.41 Sound Attenuation Insul.
9.42 Foundation Insulation
9.43 Exterior Wall Insulation
9.44 Roof Insulation
Square Foot
Square Foot
Square Foot
Square Foot
Square Foot
9.35 Cabinets - upper
9.36 Joint Sealers
9.37 Expansion Joint
9.38 Air Barrier
9.39 Dampproofing
Allowance
Square Foot
Linear Foot
Square Foot
Square Foot
9.30 Interior Wall Framing
9.31 Interior Blocking
9.32 Misc. Framing - Screws, adhesive, etc.
9.33 Finish Carpentry/Trim
9.34 Cabinets - base
Linear Foot
Allowance
Allowance
Allowance
Allowance
9.25 Steel Decking - Roof
9.26 Miscellaneous Steel Erection
9.27 Steel Stairs
9.28 Misc. Rough Carpentry
9.29 Exterior Wall Framing
Square Foot
Ton
Each
Allowance
Linear Foot
9.20 CMU - Bucks & Supports
9.21 Structural Steel
9.22 Steel Joists & Girders - Floor
9.23 Steel Joists & Girders - Roof
9.24 Steel Decking - Floor
Lump Sum
Ton
Ton
Ton
Square Foot
9.15 CMU Reinforcing - Walls (2#/sf)
9.16 Masonry Inserts & Anchors
9.17 Masonry Grouting - cells
9.18 CMU - Split Faced Color
9.19 CMU - Pilasters & Caps
Pounds
Lump Sum
Lump Sum
Square Foot
Each
9.8 Concrete Footings
9.9 Concrete Foundation Walls Cubic Yard
9.10 Concrete Slab on Grade
9.11 Concrete Slab on Deck
9.12 Concrete Pumping
9.13 Non-Shrink Grouting
9.14 Non-Shrink Grouting - Column Base Plates
Cubic Yard
Cubic Yard
Cubic Yard
Allowance
Each
Div/Sec Description Units Quantity
9.1 Concrete Reinforcing
9.2 Concrete Reinforcing Installation
9.3 Concrete Labor - Continuous Footings
9.4 Concrete Labor - Spot Footings
9.5 Concrete Labor - Foundation Walls
9.6 Concrete Labor - Slab on Grade
9.7 Concrete Labor - Slab on Deck
Lump Sum
Pounds
Cubic Yard
Cubic Yard
Cubic Yard
Square Foot
Square Foot
Cubic Yard
144
4050 3.00$ 12,150.00$
19520 2.75$ 80,520.00$
12840 1.00$ 19,260.00$
19520 0.40$ 7,808.00$
12 500.00$ 6,000.00$
1 10,000.00$ 10,000.00$
19520 22.00$ 429,440.00$
19520 7.50$ 146,400.00$
19520 4.25$ 82,960.00$
19520 24.00$ 468,480.00$
19520 1.00$ 19,520.00$
19520 10.00$ 195,200.00$
1 1,000.00$ 1,000.00$
1 1,500.00$ 1,500.00$
1 72,179.00$ 72,179.00$
1 445,257.00$ 445,257.00$
1 430,257.00$ 430,257.00$
1 250,000.00$ 250,000.00$
1 32,000.00$ 32,000.00$
1 31,000.00$ 31,000.00$
4,831,575.00$
10. Equipment
Unit Cost Cost
Building Cost
1 95,000.00$ 95,000.00$
95,000.00$
11. Miscellaneous
Unit Cost Cost
General
1 15,700.00$ 15,700.00$
15,700.00$
12. SUBTOTAL (sum of lines 1-11) $ 6,201,363.00
13. Contingencies
Unit Cost Cost
General
1 298,637.00$ 298,637.00$
298,637.00$
TOTAL PROJECT COST: $ 6,500,000.00
Div/Sec Description Units Quantity
10.1 Onsite Generator
9.68 Security Cameras
Div/Sec Description Units Quantity
Subtotal
9.73 Construction General Conditions
9.70 Temporary Construction Signage
9.71 Temporary Project Sign
9.72 Construction Bonds / Insurance
9.74 Construction Overhead & Profit (5% OH & 5%)
9.65 Plumbing
9.66 Fire Suppression
9.67 Electrical
9.69 IT / Telecommunications
Square Foot
Square Foot
Square Foot
9.60 Exterior Sealant (1.5 x SF)
9.61 Interior Signage
9.62 Fire Extinguishers & Cabinets
9.63 Window Treatment
9.64 HVAC
Square Foot
Square Foot
Each
Lump Sum
Square Foot
9.58 Wall Base
9.59 Interior Paint (1.5x BSF)
Linear Foot
Square Foot
11.1 Miscellaneous
Units Quantity
13.1 Contingencies
Subtotal
Div/Sec Description
Lump Sum
Subtotal
Lump Sum
Subtotal
9.76 City Building Permit Fee
9.77 City Impact Fees Lump Sum
Lump Sum
Lump Sum
Lump Sum
Lump Sum
Lump Sum
Lump Sum
Each
9.75 Remodel of Existing Building
Lump Sum
Square Foot
Square Foot
145
146
147
148
149
150
151
152
153
APPENDIX G:
Letters of Collaboration
G-1 City of Rexburg
G-2 Madison County
G-3 College of Eastern Idaho
G-4 Research & Business Development Center
G-5 LEGRANDE Corporation
154
June 15, 2021
To Whom It May Concern:
The City of Rexburg fully supports the East‐Central Idaho Planning & Development Association,
Inc. (ECIPDA) in their application for a grant to further develop their Teton River Business Center
(TRBC) at the heart of our city. We are excited to collaborate with ECIPDA, Madison County,
Madison Economic Partners, the Research and Business Development Center (RBDC), the College
of Eastern Idaho (CEI), and other partners along with the EDA to do so. We have a unique
opportunity to capitalize on the skills and services offered by each of these organizations as well
as current trends within the economic development field to greatly benefit the city of Rexburg,
Madison County, our micropolitan statistical area, as well as the surrounding communities.
The City of Rexburg and ECIPDA have been partners in promoting business development services
within Rexburg and Madison County for many years. Since its inception with EDA funding 10
years ago, ECIPDA’s existing Teton River Business Center has been benefiting the region and
contributing to the community’s small business eco‐system and workforce development
infrastructure. Its objectives are to (1) increase jobs through economic growth; (2) promote small
business growth and workforce development in the County; and (3) help companies get
established and rooted in the community so that after graduation they become permanent
contributors to the overall vitality, diversity, and growth of the local economy.
Due to the impact that Covid has had, the City of Rexburg is committed to proactively improving
its economic resiliency by augmenting and diversifying its base of local businesses. Since the
TRBC is completely full and unable to keep up with current demand, the first step in doing so is
the proposed expansion which will allow for the continuation and amplification of its objectives.
It will provide more space for new business incubation, entrepreneurial co‐working, meetings,
and provide opportunities for startups and young companies to collaborate and succeed. It will
also allow CEI to expand their vocational training, which is critical to the success of our residents
and businesses and provides expanded economic opportunities for our city and surrounding
areas.
The City and ECIPDA have agreed to manage and utilize this space collaboratively. Rexburg’s
Department of Economic Development currently works with small businesses and entrepreneurs.
ECIPDA will provide the day‐to‐day management of this facility that the city cannot provide at
155
this time, as well as collect rents and offer business development services through the SBA and
other resources.
Again, I urge you to fund ECIPDA’s grant request for the Teton River Business Center expansion
project.
Sincerely,
Jerry Merrill
Mayor, City of Rexburg
156
Telephone (208) 359-6200
Fax (208) 356-8396
P.O. Box 389 / 134 E Main
Rexburg, ID 83440
July 1, 2021
To Whom It May Concern:
Madison County would like to express its full support of the East-Central Idaho Planning
& Development Association, Inc. (ECIPDA) as a collaborative partner to further advance
their Teton River Business Center (TRBC) in our county.
Madison County lies in a rural area that suffers from low per capita income. It is the only
persistent poverty county in Idaho. There is limited availability of family-wage jobs in
the county. Therefore, we need to grow and diversify its small business ecosystem and
workforce development infrastructure. Post-Covid, the county is taking steps to improve
its economic resiliency. The TRBC has been benefiting Madison County and the
surrounding region in these ways since it was originally constructed. Through its efforts,
we have seen many new businesses become successfully established as permanent
contributors to the county's and region's economy.
The expanded TRBC will be able to generate even more opportunity for new businesses
to collaborate and succeed. We have a unique opportunity to facilitate entrepreneurial
collaboration across multiple organizations: students of Brigham Young University —
Idaho (BYU-I), College of Eastern Idaho (CEI), the Research and Business Development
Center (RBDC) and young entrepreneurs in a high-tech, think-tank incubator
environment. The College of Eastern Idaho will also be able to expand its CTE program,
workforce development efforts, and other training, which is an essential contribution to
the county's residents and overall economy.
Please give this application for the Teton River Business Center expansion project your
highest consideration.
Sincerely,
Madison County Commissioners
Todd Smith Chairman Brent endenhall
4(S‘4,,,
Doug smith
157
June 17, 2021
To Whom It May Concern;
College of Eastern Idaho (CEI) is a regional two-year college located in Idaho Falls,
Idaho with a mission “to provide open-access to affordable, quality education that
meets the needs of students, regional employers, and community.” As president of
CEI, it is with great enthusiasm that I write this letter of collaboration on behalf of
ECIPDA’s application to EDA for the expansion of the existing Teton River Business
Center (TRBC) in Rexburg, Idaho.
CEI is currently limited by teaching space in the Rexburg area. In order to aid in the
region’s recovery post-pandemic, we have decided to begin expanding our outreach
into Rexburg and the rest of the Upper Valley area in the fall of this year. CEI will
support the TRBC expansion project by continuing to play an active role as an anchor
tenant for the facility as we extend our workforce development and training mission
to the north of our existing campus in Idaho Falls.
This expansion will provide more workforce and career training opportunities in our
Region 6. CEI has utilized numerous advisory committees as we select programs that
provide hands-on skills to our regional workforce. Areas the College intends to
expand include Health Professions (CNA), Cyber Security, IT, Software Coding, Data
Analytics, and Entrepreneurship. These skills will support high school students
through technical dual credit (CTE) as well as high school graduates working toward
family-wage jobs, training and retraining of the existing workforce, and an outreach
into rural Idaho. This expansion will greatly enhance the backfill of a graying
workforce in many local businesses, IT-related companies, and the Idaho National
Laboratory.
CEI also anticipates collaboration with ECIPDA, the Research and Business
Development Center and other tenants that occupy co-working space in the incubator
to promote entrepreneurship and foster the success of new business ventures.
I fully support this application.
Regards,
Dr. Rick Aman
President, College of Eastern Idaho
158
June 18, 2021
Re: Letter of Support
As former Executive Directors of the Research & Business Development Center (RBDC), we would like to unitedly
provide our support for the grant application for the ECIPDA Regional Technology Center. The benefit provided to the
RBDC though a coordinated collaboration has provided measurable benefits to university students, as well as
local/regional employers through a better-trained workforce.
Starting in 2006, the EDA provided Technical Assistance Grants that led to the formation of the organization that
eventually became the RBDC. Since that period of EDA investments, the RBDC has been self-sustaining with a steady
increase in funding from state and federal grants, project fees, service contracts and charitable donations that currently
exceed $1.1M annually. The number of experiential work projects over this period of time started with a few and now
exceed 200 per year. The total number of student experiential work-projects over this period of time exceed 2,200. The
biggest impact has been to the student-interns, where over 5,000 have found experiential work and internship
opportunities through the RBDC, and these led to meaningful employment post-graduation. Some of the areas of
project-related training include:
• Software development
• Business Management
• Finance
• Communication
• Data Science
• Plant Science
• Supply Chain
• Entrepreneurship
• Economics
• EE, ME
• Physics
• Cyber Security
• Social Sciences
• Public Relations
• Marketing
Thousands of college students have obtained meaningful work experience because of the initial investment 15 years
ago. Thousands of work projects for nearly 1,000 industry clients have provided a talent pool vital to the growth of
eastern Idaho. We enthusiastically support the current ECIPDA grant proposal to enhance and accelerate technical
projects and workforce skills through a proven pattern of collaboration and partnership.
Going forward, the RBDC supports the proposal for the Tech Center funded by this EDA grant. As in the past support,
we see and expanded and active role in the success of the facility by incubating and supporting a tech-centric business
operation focused on 3D point cloud annotation, data analytics and cyber security. The partnerships with CEI provides
the RBDC with an expanded student pool to see this startup company.
With EDA funding for the Tech Center, the RBDC can expand our collaboration with CEI and other regional clients to
spawn tech companies that are location-neutral (cloud computing, work from anywhere), these will benefit the
community’s small business eco-system and workforce development infrastructure. High-tech data analytics and
computer engineering will be housed in this facility, which can allow for expansion into Ag-tech with farm/field data
analytics. Our service delivery model is fueled by local college graduates (or certificate earning) students that have
skills in machine learning, data science, computer science and cyber security. The facility will form the nucleus of the
service company, and can support a training facility, remote learning hub and a Security Operations Center (SOC) for
the region.
Best regards
David Merrill Corey Smith Bob Pothier
Current Executive Director, RBDC Former Executive Director Former Executive Director
DocuSign Envelope ID: 2514B1B6-9D72-4A03-BEF6-39988630B02B
159
(This is a draft letter that is in the process of being edited and signed by Legrande.)
December 7, 2021
Tom Kealey, Director
Idaho Department of Commerce
P.O. Box 83720
Boise, ID 83720-0093
Dear Director,
LEGRANDE Corporation (Legrande) is an online pharmacy that simplifies the prescription drug
market, providing patients with transparent prices and home delivery. Legrande is currently a
tenant of the Teton River Business Center (TRBC) in Rexburg. Because of our rapid growth, we
have requested to expand our tenancy within the TRBC as we invest private money into expanding
the business and adding to our workforce. As such, we are pleased to express our intended
collaboration with East-Central Idaho Planning & Development Association, Inc. (ECIPDA) on
an application for an Idaho Community Development Block Grant (ICDBG) for its Teton River
Business Center (TRBC) expansion project.
Legrande has agreed to provide the necessary information about the jobs it creates during the
period in which it is a tenant of the TRBC. ECIPDA will use that information for ICDBG job
creation documentation purposes. Legrande is aware that for each job, family income must be
certified by the employee at the time of hire or be documented through a Commerce-approved
screening referral agency. Therefore, Legrande will request each person filling a job to complete
the Confidential Income Survey that is found in the CDBG Handbook, Chapter 9: Economic
Development – Job Creation, Part C, which will be provided to Legrande by ECIPDA.
Thank you for your consideration of this application and its benefit to our company.
Sincerely,
Anthony Sine, CEO of LEGRANDE Corporation
160
APPENDIX H:
Preliminary Drawings
H-1 Preliminary Drawings
H-2 Site Maps
H-3 Environmental Comments
H-4 Preliminary Engineering Report
161
4TH NORTH
4TH NORTH3RD EAST THEDEVELOPMENTCOMPANYTETON RIVERBUSINESS CENTERPROPOSEDANNEXScaleProject Name and AddressEXBURGRPlot ScaleDateDescriptionSheetFirm Name and AddressCITYOFAmerica's Family CommunityCITY
O
F
REXBURG,IDAHOESTABLISHEDI
883
TETON RIVER BUSINESS CENTER ANNEXSITE PLAN12-7-20211" = 60'162
ScaleProject Name and AddressEXBURGRPlot ScaleDateDescriptionSheetFirm Name and AddressCITYOFAmerica's Family CommunityCITY
O
F
REXBURG,IDAHOESTABLISHEDI
883
TETON RIVER BUSINESS CENTER ANNEX1ST FLOOR12-7-20211/16" = 1'-0"163
RefrigeratorRefrigerator
ScaleProject Name and AddressEXBURGRPlot ScaleDateDescriptionSheetFirm Name and AddressCITYOFAmerica's Family CommunityCITY
O
F
REXBURG,IDAHOESTABLISHEDI
883
TETON RIVER BUSINESS CENTER ANNEX2ND FLOOR12-7-20211/16"=1'-0"164
GIS Map
TRBC New
Building
165
Aerial Photograph of Subject Site
TRBC New
Building
166
Zoning Map
TRBC New
Bldg
167
FEMA Flood Map
Subject
168
Survey Map of Subject Site
169
Teton River Business Center Expansion
Comments from Agencies regarding
Environmental Review Letters
170
1
Calisa Olinquevitch
From:William.Teuscher@deq.idaho.gov
Sent:Tuesday, October 12, 2021 8:31 AM
To:Calisa Olinquevitch
Subject:RE: Request for Environmental Review - DEQ Water
Calisa,
After our review of the proposed project DEQ is of the opinion that there will be no significant impact on surface waters
or ground water quality if the contractor implements Best Management Practices for handling any storm water runoff to
any surface water. The contractor will need to prepare and follow a Storm Water Pollution Prevention Plan (SWPPP).
Sincerely,
Willie Teuscher
DEQ-IFRO
From: Calisa Olinquevitch [mailto:calisa@ecipda.net]
Sent: Tuesday, October 5, 2021 3:09 PM
To: William Teuscher
Cc: Ted Hendricks
Subject: Request for Environmental Review - DEQ Water
Hello Mr. Teuscher,
Please see the attached letter requesting official comment from your office for our proposed construction project.
Thank you,
Calisa Clayton Olinquevitch
calisa@ecipda.net
208-754-4711
171
1
Calisa Olinquevitch
From:Alex.Bell@deq.idaho.gov
Sent:Thursday, October 7, 2021 10:43 AM
To:Calisa Olinquevitch
Cc:Troy.Saffle@deq.idaho.gov
Subject:RE: Request for Environmental Review - DEQ
Hello Calisa,
After reviewing the details of this proposed construction project, DEQ has determined that there shouldn’t be a
significant risk of negatively affecting the nearby surface water--if the construction project follows the plans as laid in
the document you shared.
Please note that a storm water permit may be necessary for this project if it disturbs more than one acre or if this
project is part of a larger development that exceeds one acre. Additional information can be found here:
https://www.deq.idaho.gov/water-quality/wastewater/storm-water/
Don’t hesitate at all to call or email anytime with questions or if you have any additional project information to provide.
Thanks,
Alex Bell | Regional Monitoring and Assessment Coordinator
Idaho Department of Environmental Quality
900 Skyline Dr # B, Idaho Falls, ID, 83402
Office: (208) 528-2679
http://www.deq.idaho.gov/
From: Calisa Olinquevitch [mailto:calisa@ecipda.net]
Sent: Tuesday, October 5, 2021 2:10 PM
To: Troy Saffle
Cc: Ted Hendricks
Subject: Request for Environmental Review - DEQ
Hello Mr. Saffle / DEQ Water Quality Manager,
Please see the attached letter requesting official comment from your office for our proposed construction project.
Thank you,
Calisa Clayton Olinquevitch
calisa@ecipda.net
208-754-4711
172
1
Calisa Olinquevitch
From:Gross, Ryan <Gross.Ryan@epa.gov>
Sent:Wednesday, November 3, 2021 12:30 AM
To:Calisa Olinquevitch
Cc:Ted Hendricks
Subject:EPA Sole Source Aquifer Project Review- TRBC Expansion
Good afternoon,
Thank you for submitting your project information to the US EPA Region 10 Sole Source Aquifer Program. The Sole
Source Aquifer Program reviews projects that are both proposed in a federally-designated Sole Source Aquifer review
area and receive federal financial assistance. We review information submitted by project proponents to determine if
the action has a potential to endanger human health by contaminating the aquifer.
We have completed our review of the Teton River Business Center Expansion in Rexburg, Idaho. We find that the
project, as described in your submission, will not have a significant adverse impact on the Eastern Snake River Plain
Aquifer Area SSA. Therefore, the federal funding for the project may proceed.
The finding of no significant adverse impact is conditioned on the assumption that best management practices will be
implemented to protect any wells that may be impacted by runoff from the construction site. Please consider in the
design of the best management practices for this site that the Idaho Department of Water Resources Find-A-Well
website indicates that there is an injection well across the street from the site at the Health and Welfare Department
Office.
This correspondence only addresses requirements of the EPA Sole Source Aquifer Program. You are responsible for
complying with any other federal environmental requirements.
Please retain this email for your records.
V/R,
Ryan Gross, P.E. (he/him)
Groundwater Protection Program
US EPA Region 10 – Water Division
1200 Sixth Ave, Suite 155, MS 19-H16, Seattle, WA 98101
ph. 206-553-6293
From: Calisa Olinquevitch <calisa@ecipda.net>
Sent: Friday, October 22, 2021 1:04 PM
To: Gross, Ryan <Gross.Ryan@epa.gov>
Cc: Ted Hendricks <Ted.Hendricks@ecipda.net>
Subject: RE: Request for Environmental Review - EPA
Hello Ryan,
Attached is the completed checklist as per your request. Please let me know if you have any further questions.
Thank you!
Calisa Clayton Olinquevitch
173
1
Calisa Olinquevitch
From:Gray,Jacob <jacob.gray@idfg.idaho.gov>
Sent:Friday, November 5, 2021 1:17 PM
To:Calisa Olinquevitch
Cc:Ted Hendricks
Subject:RE: Request for Environmental Review - IDFG
Calisa,
The proximity of the proposed action to what are already substantial developments means that any impacts to fish and
wildlife populations from development in this area have already been realized. I have reviewed the materials that you
have sent at the time, given the information you provided IDFG has no comments or recommendations pertaining to
this project at this time. If this project requires modification or further review I would be happy to provide that as well,
upon request.
Sorry for the delay, you did have the correct person.
Sincerely,
Jacob
From: Calisa Olinquevitch <calisa@ecipda.net>
Sent: Friday, November 5, 2021 12:23 PM
To: Gray,Jacob <jacob.gray@idfg.idaho.gov>
Cc: Ted Hendricks <Ted.Hendricks@ecipda.net>
Subject: FW: Request for Environmental Review - IDFG
Hello Mr. Gray,
I’m following up to see if you received our Request for Environmental Review (attached) and see if you have any
questions for me? If you are not the correct person for this request, could you please direct me to whom I should be
speaking about this?
Thank you!
Calisa Clayton Olinquevitch
calisa@ecipda.net
208-754-4711
From: Calisa Olinquevitch
Sent: Friday, October 15, 2021 9:23 AM
To: 'jacob.gray@idfg.idaho.gov' <jacob.gray@idfg.idaho.gov>
Cc: Ted Hendricks <ted.hendricks@ecipda.net>
Subject: RE: Request for Environmental Review - IDFG
Good morning, I just wanted to check to make sure you received my email request below and see if you have any
questions for me?
Thanks!
174
1
Calisa Olinquevitch
From:O’Shea, Maureen <Maureen.OShea@idwr.idaho.gov>
Sent:Friday, October 15, 2021 11:05 AM
To:Calisa Olinquevitch
Subject:Re: Request for Environmental Review - IDWR - 343 E 4th N, Rexburg
Calisa,
Revised comments for Environmental Review - IDWR - 343 E 4th N, Rexburg
343 E 4th N is located in the AE Zone with a BFE of about 4868.0 ft.
The lowest floor in the building must be at or above 4868.0 ft. plus any freeboard the City or County may
require.
§60.3 Flood plain management criteria for flood-prone areas.
… Minimum standards for communities are as follows:
(a) … the community shall:
(2) Review proposed development to assure that all necessary permits have been received from those
governmental agencies from which approval is required by Federal or State law, including section 404 of the
Federal Water Pollution Control Act Amendments of 1972, 33 U.S.C. 1334;
(3) Review all permit applications to determine whether proposed building sites will be reasonably safe from
flooding. If a proposed building site is in a flood-prone area, all new construction and substantial
improvements shall
(i) be designed (or modified) and adequately anchored to prevent flotation, collapse, or lateral
movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of
buoyancy,
(ii) be constructed with materials resistant to flood damage,
(iii) be constructed by methods and practices that minimize flood damages, and
(iv) be constructed with electrical, heating, ventilation, plumbing, and air conditioning equipment and
other service facilities that are designed and/or located so as to prevent water from entering or
accumulating within the components during conditions of flooding.
(4) Review subdivision proposals and other proposed new development, including manufactured home parks
or subdivisions, to determine whether such proposals will be reasonably safe from flooding. If a subdivision
proposal or other proposed new development is in a flood-prone area, any such proposals shall be reviewed
to assure that
(i) all such proposals are consistent with the need to minimize flood damage within the flood-prone
area,
(ii) all public utilities and facilities, such as sewer, gas, electrical, and water systems are located and
constructed to minimize or eliminate flood damage, and
(iii) adequate drainage is provided to reduce exposure to flood hazards;
(5) Require within flood-prone areas new and replacement water supply systems to be designed to minimize
or eliminate infiltration of flood waters into the systems; and
(6) Require within flood-prone areas
(i) new and replacement sanitary sewage systems to be designed to minimize or eliminate infiltration
of flood waters into the systems and discharges from the systems into flood waters and
175
2
(ii) onsite waste disposal systems to be located to avoid impairment to them or contamination from
them during flooding.
(b) … the community shall:
(1) Require permits for all proposed construction and other developments including the placement of
manufactured homes, within Zone A on the community's FIRM;
(2) Require the application of the standards in paragraphs (a) (2), (3), (4), (5) and (6) of this section to
development within Zone A on the community's FIRM;
(5) Where base flood elevation data are utilized, within Zone A on the community's FHBM or FIRM:
(i) Obtain the elevation (in relation to mean sea level) of the lowest floor (including basement) of all new
and substantially improved structures, and
(ii) Obtain, if the structure has been floodproofed in accordance with paragraph (c)(3)(ii) of this section,
the elevation (in relation to mean sea level) to which the structure was floodproofed, and
(iii) Maintain a record of all such information with the official designated by the community under §59.22
(a)(9)(iii);
(7) Assure that the flood carrying capacity within the altered or relocated portion of any watercourse is
maintained;
(8) Require that all manufactured homes to be placed within Zone A on a community's FIRM shall be installed
using methods and practices which minimize flood damage. For the purposes of this requirement,
manufactured homes must be elevated and anchored to resist flotation, collapse, or lateral movement.
Methods of anchoring may include, but are not to be limited to, use of over-the-top or frame ties to ground
anchors. This requirement is in addition to applicable State and local anchoring requirements for resisting
wind forces. (This includes construction trailers)
(c) … the community shall:
(1) Require the standards of paragraph (b) of this section within all AE zones, on the community's FIRM;
(3) Require that all new construction and substantial improvements of non-residential structures within Zone
AE on the community's firm
(i) have the lowest floor (including basement) elevated to or above the base flood level or,
(ii) together with attendant utility and sanitary facilities, be designed so that below the base flood level
the structure is watertight with walls substantially impermeable to the passage of water and with
structural components having the capability of resisting hydrostatic and hydrodynamic loads and
effects of buoyancy;
(4) Provide that where a non-residential structure is intended to be made watertight below the base flood
level,
(i) a registered professional engineer or architect shall develop and/or review structural design,
specifications, and plans for the construction, and shall certify that the design and methods of
construction are in accordance with accepted standards of practice for meeting the applicable
provisions of paragraph (c)(3)(ii) or (c)(8)(ii) of this section, and
(ii) a record of such certificates which includes the specific elevation (in relation to mean sea level) to
which such structures are floodproofed shall be maintained with the official designated by the
community under §59.22(a)(9)(iii);
(5) Require, for all new construction and substantial improvements, that fully enclosed areas below the lowest
floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement
and which are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on
exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must
either be certified by a registered professional engineer or architect or meet or exceed the following minimum
criteria: A minimum of two openings having a total net area of not less than one square inch for every square
foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be no higher than
176
3
one foot above grade. Openings may be equipped with screens, louvers, valves, or other coverings or devices
provided that they permit the automatic entry and exit of floodwaters.
(10) Require until a regulatory floodway is designated, that no new construction, substantial improvements, or
other development (including fill) shall be permitted within Zone AE on the community's FIRM, unless it is
demonstrated that the cumulative effect of the proposed development, when combined with all other existing
and anticipated development, will not increase the water surface elevation of the base flood more than one
foot at any point within the community.
(13) Notwithstanding any other provisions of §60.3, a community may approve certain development in Zone
AE, on the community's FIRM which increase the water surface elevation of the base flood by more than one
foot, provided that the community first applies for a conditional FIRM revision, fulfills the requirements for
such a revision as established under the provisions of §65.12, and receives the approval of the Federal
Insurance Administrator.
(14) Require that recreational vehicles placed on sites within Zones AE on the community's FIRM either
(i) Be on the site for fewer than 180 consecutive days,
(ii) Be fully licensed and ready for highway use, or
(iii) Meet the permit requirements of paragraph (b)(1) of this section and the elevation and anchoring
requirements for “manufactured homes” in paragraph (c)(6) of this section.
A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site
only by quick disconnect type utilities and security devices, and has no permanently attached additions. (This
includes construction trailers)
177
4
Thank you,
Maureen O'Shea, AICP, CFM
NFIP State Coordinator
178
5
Idaho Dept. of Water Resources
322 E Front St, P.O. Box 83720, Boise, ID 83720
Office # 208-287-4928
Cell # 208-830-4174
Maureen.OShea@idwr.idaho.gov
www.idwr.idaho.gov/floods
From: Calisa Olinquevitch <calisa@ecipda.net>
Sent: Friday, October 15, 2021 10:43
To: O’Shea, Maureen <Maureen.OShea@idwr.idaho.gov>
Subject: RE: Request for Environmental Review - IDWR - 343 E 4th N, Rexburg
Maureen,
Thank you very much for your feedback. I believe this will NOT be considered a “Critical Facility”. Following is
a summary of the purpose & uses of the new building:
As mentioned in the letter, this project will be an expansion to the current Teton River Business Center (TRBC) at
343 East 4th North, Rexburg, ID that ECIPDA constructed approximately 15 years ago and still owns and
operates. The TRBC has been operating as a hybrid business incubator and workforce development center. The
TRBC currently has no vacancy and there is a waiting list of businesses interested in using its services. Therefore,
an expansion is necessary to continue and expand upon its services provided to the region. This will consist of
the construction of a new 2-story 20,000 ft2 building on a 0.879 acre lot, which was purchased by ECIPDA in
December 2020 for this purpose. The lot is adjacent to and directly East of the existing TRBC building. Some
remodeling of the existing building may also occur on an as-needed basis. Both buildings will be integrated and
serve the goals and objectives of the Teton River Business Center.
The College of Eastern Idaho (CEI) has been an anchor tenant in the existing facility and has provided workforce
development services for the center. They will also leverage a new partnership with another expected tenant,
the Research and Business Development Center (RBDC). This new partnership will allow both RBDC and CEI to
augment their programs collaboratively. It will also lend perfectly to creating thriving co-working relationships
among other entrepreneurs that will occupy the open-format space in the facility as well as other start-up business
tenants. The resulting environment will encourage collaboration among a much broader pool of potential
entrepreneurs and future business leaders.
Please let me know if you need more information about the project.
Thanks!
Calisa Clayton Olinquevitch
calisa@ecipda.net
208-754-4711
From: O’Shea, Maureen <Maureen.OShea@idwr.idaho.gov>
Sent: Wednesday, October 6, 2021 10:47 AM
To: Calisa Olinquevitch <calisa@ecipda.net>
Cc: Ted Hendricks <Ted.Hendricks@ecipda.net>; Justin Beard <Justin.Beard@rexburg.org>; bpetersen@co.madison.id.us
Subject: RE: Request for Environmental Review - IDWR - 343 E 4th N, Rexburg
Calisa,
The site 343 E 4th N is located in the AE Zone with a BFE of about 4868.0 ft.
179
9
Thank you,
Maureen O’Shea, AICP, CFM
State NFIP Coordinator
Idaho Dept. of Water Resources
322 E. Front Street, PO Box 83720,
Boise, ID 83720-0098
Office # 208-287-4928
Cell # 208-830-4174
Maureen.OShea@idwr.idaho.gov
https://www.idwr.idaho.gov/floods/
From: Calisa Olinquevitch <calisa@ecipda.net>
Sent: Tuesday, October 5, 2021 2:39 PM
To: O’Shea, Maureen <Maureen.OShea@idwr.idaho.gov>
180
10
Cc: ted.hendricks@ecipda.net
Subject: Request for Environmental Review - IDWR
Hello Ms. O’Shea / State NFIP Coordinator,
Please see the attached letter requesting official comment from your office for our proposed construction project.
Thank you,
Calisa Clayton Olinquevitch
calisa@ecipda.net
208-754-4711
181
Brad Little
Governor of Idaho Janet Gallimore Executive Director State Historic Preservation Officer Administration: 2205 Old Penitentiary Rd. Boise, Idaho 83712 208.334.2682 Fax: 208.334.2774 Idaho State Museum: 610 Julia Davis Dr. Boise, Idaho 83702 208.334.2120 Idaho State Archives and State Records Center:
2205 Old Penitentiary Rd. Boise, Idaho 83712
208.334.2620 State Historic Preservation Office:
210 Main St. Boise, Idaho 83702
208.334.3861 Old Idaho Penitentiary and Historic Sites:
2445 Old Penitentiary Rd. Boise, Idaho 83712
208.334.2844
HISTORY.IDAHO.GOV
Preserving the past, enriching the future.
8 October 2021
Calisa Clayton Olinquevitch
East-Central Idaho Planning & Development Association, Inc.
299 East 4th North
Rexburg, Idaho 83440
Calisa@ecipda.net
Via Email
RE: Teton River Business Center – New Building Expansion Project
Request for Comments for Preparation of an Environmental
Information Document / SHPO Rev. No. 2022
Dear Calisa:
Thank you for consulting with our office on the above-referenced project. The
State Historic Preservation Office is providing comments to the U.S.
Department of Agriculture-Rural Development and the U.S. Department of
Commerce-Economic Development Administration pursuant to Section 106
of the National Historic Preservation Act and its implementing regulations, 36
CFR § 800. Consultation with the SHPO is not a substitution for consultation
with Tribal Historic Preservation Offices, other Native American tribes, local
governments, or the public.
It is our understanding that the scope of the undertaking will construct a new
20,000 square foot expansion building adjacent to its existing Teton River
Business Center (TRBC) in Rexburg, Idaho as well as a slight remodel of
the existing building. The project is located at 343 East 4th North,
Rexburg, Madison County, Idaho.
Pursuant to 36 CFR § 800.5, we have applied the criteria of effect to the
proposed undertaking. Based on the information received on 5 October
2021, we concur the proposed project actions will have no effect to historic
properties.
If cultural material is inadvertently encountered during the implementation of
this project, work shall be halted in the vicinity of the finds until they can be
inspected and assessed by the appropriate consulting parties.
Thank you for the opportunity to comment. Please note that our response
does not affect the review timelines afforded to other consulting parties.
182
Additionally, the information provided by other consulting parties may cause
us to revise our comments. If you have any questions or the scope of work
changes, please contact me via phone or email at 208.488.7463 or
ashley.molloy@ishs.idaho.gov.
Sincerely,
Ashley Molloy, M.A.
Historical Review Officer
Idaho State Historic Preservation Office
183
1
Calisa Olinquevitch
From:Parlette, Alicia A <alicia_parlette@fws.gov>
Sent:Thursday, November 4, 2021 3:26 PM
To:Calisa Olinquevitch
Subject:Teton River Business Center New Building Expansion Project (01EIFW00-2022-TA-0163)
Dear Ms. Olinquevitch:
The U.S. Fish and Wildlife Service received your October 5, 2021, letter regarding the Teton River Business
Center New Building Expansion Project, located on the vacant lot adjacent to and directly to the east of 343
East 4th North, Rexburg, ID. Based on our understanding of the nature and location of the project, we have
not identified any conflicts with any species federally listed as threatened or endangered, or proposed for
listing, under the Endangered Species Act.
Thank you for your interest in the conservation of threatened and endangered species. Please contact me if
you have any questions or require further information.
Alicia Parlette
Fish & Wildlife Biologist
U.S. Fish & Wildlife Service
Idaho Fish & Wildlife Office
4425 Burley Drive, Suite A
Chubbuck, Idaho 83202
(208) 237-6975 ext. 105
(740) 243-9113 (TEMPORARY, please use)
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IPaC resource list
This report is an automatically generated list of species and other resources such as critical habitat
(collectively referred to as trust resources) under the U.S. Fish and Wildlife Service's (USFWS)
jurisdiction that are known or expected to be on or near the project area referenced below. The list
may also include trust resources that occur outside of the project area, but that could potentially be
directly or indirectly a ected by activities in the project area. However, determining the likelihood
and extent of e ects a project may have on trust resources typically requires gathering additional
site-speci c (e.g., vegetation/species surveys) and project-speci c (e.g., magnitude and timing of
proposed activities) information.
Below is a summary of the project information you provided and contact information for the USFWS
o ce(s) with jurisdiction in the de ned project area. Please read the introduction to each section
that follows (Endangered Species, Migratory Birds, USFWS Facilities, and NWI Wetlands) for
additional information applicable to the trust resources addressed in that section.
Location
Madison County, Idaho
Local o ce
Idaho Fish And Wildlife O ce
(208) 378-5243
(208) 378-5262
1387 South Vinnell Way, Suite 368
Boise, ID 83709-1657
U.S. Fish & Wildlife ServiceIPaC
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Endangered species
This resource list is for informational purposes only and does not constitute an analysis of
project level impacts.
The primary information used to generate this list is the known or expected range of each species.
Additional areas of in uence (AOI) for species are also considered. An AOI includes areas outside of
the species range if the species could be indirectly a ected by activities in that area (e.g., placing a
dam upstream of a sh population even if that sh does not occur at the dam site, may indirectly
impact the species by reducing or eliminating water ow downstream). Because species can move,
and site conditions can change, the species on this list are not guaranteed to be found on or near
the project area. To fully determine any potential e ects to species, additional site-speci c and
project-speci c information is often required.
Section 7 of the Endangered Species Act requires Federal agencies to "request of the Secretary
information whether any species which is listed or proposed to be listed may be present in the area
of such proposed action" for any project that is conducted, permitted, funded, or licensed by any
Federal agency. A letter from the local o ce and a species list which ful lls this requirement can
only be obtained by requesting an o cial species list from either the Regulatory Review section in
IPaC (see directions below) or from the local eld o ce directly.
For project evaluations that require USFWS concurrence/review, please return to the IPaC website
and request an o cial species list by doing the following:
1. Draw the project location and click CONTINUE.
2. Click DEFINE PROJECT.
3. Log in (if directed to do so).
4. Provide a name and description for your project.
5. Click REQUEST SPECIES LIST.
Listed species and their critical habitats are managed by the Ecological Services Program of the U.S.
Fish and Wildlife Service (USFWS) and the sheries division of the National Oceanic and Atmospheric
Administration (NOAA Fisheries ).
Species and critical habitats under the sole responsibility of NOAA Fisheries are not shown on this
list. Please contact NOAA Fisheries for species under their jurisdiction.
1. Species listed under the Endangered Species Act are threatened or endangered; IPaC also shows
species that are candidates, or proposed, for listing. See the listing status page for more
information. IPaC only shows species that are regulated by USFWS (see FAQ).
2. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an o ce of the
National Oceanic and Atmospheric Administration within the Department of Commerce.
The following species are potentially a ected by activities in this location:
Insects
1
2
NAME STATUS
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Flowering Plants
Critical habitats
Potential e ects to critical habitat(s) in this location must be analyzed along with the endangered
species themselves.
THERE ARE NO CRITICAL HABITATS AT THIS LOCATION.
Migratory birds
The birds listed below are birds of particular concern either because they occur on the USFWS Birds
of Conservation Concern (BCC) list or warrant special attention in your project location. To learn
more about the levels of concern for birds on your list and how this list is generated, see the FAQ
Monarch Butter y Danaus plexippus
Wherever found
No critical habitat has been designated for this species.
http://ecos.fws.gov/ecp/species/9743
Candidate
NAME STATUS
Ute Ladies'-tresses Spiranthes diluvialis
Wherever found
No critical habitat has been designated for this species.
http://ecos.fws.gov/ecp/species/2159
Threatened
Certain birds are protected under the Migratory Bird Treaty Act and the Bald and Golden Eagle
Protection Act .
Any person or organization who plans or conducts activities that may result in impacts to migratory
birds, eagles, and their habitats should follow appropriate regulations and consider implementing
appropriate conservation measures, as described below.
1. The Migratory Birds Treaty Act of 1918.
2. The Bald and Golden Eagle Protection Act of 1940.
Additional information can be found using the following links:
Birds of Conservation Concern http://www.fws.gov/birds/management/managed-species/
birds-of-conservation-concern.php
Measures for avoiding and minimizing impacts to birds
http://www.fws.gov/birds/management/project-assessment-tools-and-guidance/
conservation-measures.php
Nationwide conservation measures for birds
http://www.fws.gov/migratorybirds/pdf/management/nationwidestandardconservationmeasures.pdf
1
2
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below. This is not a list of every bird you may nd in this location, nor a guarantee that every bird on
this list will be found in your project area. To see exact locations of where birders and the general
public have sighted birds in and around your project area, visit the E-bird data mapping tool (Tip:
enter your location, desired date range and a species on your list). For projects that occur o the
Atlantic Coast, additional maps and models detailing the relative occurrence and abundance of bird
species on your list are available. Links to additional information about Atlantic Coast birds, and
other important information about your migratory bird list, including how to properly interpret and
use your migratory bird report, can be found below.
For guidance on when to schedule activities or implement avoidance and minimization measures to
reduce impacts to migratory birds on your list, click on the PROBABILITY OF PRESENCE SUMMARY at
the top of your list to see when these birds are most likely to be present and breeding in your
project area.
NAME BREEDING SEASON (IF A
BREEDING SEASON IS INDICATED
FOR A BIRD ON YOUR LIST, THE
BIRD MAY BREED IN YOUR
PROJECT AREA SOMETIME WITHIN
THE TIMEFRAME SPECIFIED,
WHICH IS A VERY LIBERAL
ESTIMATE OF THE DATES INSIDE
WHICH THE BIRD BREEDS
ACROSS ITS ENTIRE RANGE.
"BREEDS ELSEWHERE" INDICATES
THAT THE BIRD DOES NOT LIKELY
BREED IN YOUR PROJECT AREA.)
Bald Eagle Haliaeetus leucocephalus
This is not a Bird of Conservation Concern (BCC) in this area, but
warrants attention because of the Eagle Act or for potential
susceptibilities in o shore areas from certain types of development
or activities.
http://ecos.fws.gov/ecp/species/1626
Breeds Dec 1 to Aug 31
Cassin's Finch Carpodacus cassinii
This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
http://ecos.fws.gov/ecp/species/9462
Breeds May 15 to Jul 15
Evening Grosbeak Coccothraustes vespertinus
This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
Breeds May 15 to Aug 10
Franklin's Gull Leucophaeus pipixcan
This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
Breeds May 1 to Jul 31
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Probability of Presence Summary
The graphs below provide our best understanding of when birds of concern are most likely to be
present in your project area. This information can be used to tailor and schedule your project
activities to avoid or minimize impacts to birds. Please make sure you read and understand the FAQ
"Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting to
interpret this report.
Probability of Presence ()
Each green bar represents the bird's relative probability of presence in the 10km grid cell(s) your
project overlaps during a particular week of the year. (A year is represented as 12 4-week months.)
A taller bar indicates a higher probability of species presence. The survey e ort (see below) can be
used to establish a level of con dence in the presence score. One can have higher con dence in the
presence score if the corresponding survey e ort is also high.
How is the probability of presence score calculated? The calculation is done in three steps:
1. The probability of presence for each week is calculated as the number of survey events in the
week where the species was detected divided by the total number of survey events for that
week. For example, if in week 12 there were 20 survey events and the Spotted Towhee was
found in 5 of them, the probability of presence of the Spotted Towhee in week 12 is 0.25.
2. To properly present the pattern of presence across the year, the relative probability of presence
is calculated. This is the probability of presence divided by the maximum probability of presence
across all weeks. For example, imagine the probability of presence in week 20 for the Spotted
Lesser Yellowlegs Tringa avipes
This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
http://ecos.fws.gov/ecp/species/9679
Breeds elsewhere
Marbled Godwit Limosa fedoa
This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
http://ecos.fws.gov/ecp/species/9481
Breeds elsewhere
Olive-sided Flycatcher Contopus cooperi
This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
http://ecos.fws.gov/ecp/species/3914
Breeds May 20 to Aug 31
Rufous Hummingbird selasphorus rufus
This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
http://ecos.fws.gov/ecp/species/8002
Breeds Apr 15 to Jul 15
Willet Tringa semipalmata
This is a Bird of Conservation Concern (BCC) throughout its range in
the continental USA and Alaska.
Breeds Apr 20 to Aug 5
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no data survey e ort breeding season probability of presence
Towhee is 0.05, and that the probability of presence at week 12 (0.25) is the maximum of any
week of the year. The relative probability of presence on week 12 is 0.25/0.25 = 1; at week 20 it is
0.05/0.25 = 0.2.
3. The relative probability of presence calculated in the previous step undergoes a statistical
conversion so that all possible values fall between 0 and 10, inclusive. This is the probability of
presence score.
To see a bar's probability of presence score, simply hover your mouse cursor over the bar.
Breeding Season ()
Yellow bars denote a very liberal estimate of the time-frame inside which the bird breeds across its
entire range. If there are no yellow bars shown for a bird, it does not breed in your project area.
Survey E ort ()
Vertical black lines superimposed on probability of presence bars indicate the number of surveys
performed for that species in the 10km grid cell(s) your project area overlaps. The number of
surveys is expressed as a range, for example, 33 to 64 surveys.
To see a bar's survey e ort range, simply hover your mouse cursor over the bar.
No Data ()
A week is marked as having no data if there were no survey events for that week.
Survey Timeframe
Surveys from only the last 10 years are used in order to ensure delivery of currently relevant
information. The exception to this is areas o the Atlantic coast, where bird returns are based on all
years of available data, since data in these areas is currently much more sparse.
SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC
Bald Eagle
Non-BCC
Vulnerable (This is
not a Bird of
Conservation
Concern (BCC) in
this area, but
warrants attention
because of the
Eagle Act or for
potential
susceptibilities in
o
shore areas
from certain types
of development or
activities.)
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Cassin's Finch
BCC Rangewide
(CON) (This is a
Bird of
Conservation
Concern (BCC)
throughout its
range in the
continental USA
and Alaska.)
Evening Grosbeak
BCC Rangewide
(CON) (This is a
Bird of
Conservation
Concern (BCC)
throughout its
range in the
continental USA
and Alaska.)
Franklin's Gull
BCC Rangewide
(CON) (This is a
Bird of
Conservation
Concern (BCC)
throughout its
range in the
continental USA
and Alaska.)
Lesser Yellowlegs
BCC Rangewide
(CON) (This is a
Bird of
Conservation
Concern (BCC)
throughout its
range in the
continental USA
and Alaska.)
Marbled Godwit
BCC Rangewide
(CON) (This is a
Bird of
Conservation
Concern (BCC)
throughout its
range in the
continental USA
and Alaska.)
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Olive-sided
Flycatcher
BCC Rangewide
(CON) (This is a
Bird of
Conservation
Concern (BCC)
throughout its
range in the
continental USA
and Alaska.)
Rufous
Hummingbird
BCC Rangewide
(CON) (This is a
Bird of
Conservation
Concern (BCC)
throughout its
range in the
continental USA
and Alaska.)
Willet
BCC Rangewide
(CON) (This is a
Bird of
Conservation
Concern (BCC)
throughout its
range in the
continental USA
and Alaska.)
Tell me more about conservation measures I can implement to avoid or minimize impacts to migratory birds.
Nationwide Conservation Measures describes measures that can help avoid and minimize impacts to all birds at
any location year round. Implementation of these measures is particularly important when birds are most likely to
occur in the project area. When birds may be breeding in the area, identifying the locations of any active nests and
avoiding their destruction is a very helpful impact minimization measure. To see when birds are most likely to
occur and be breeding in your project area, view the Probability of Presence Summary. Additional measures or
permits may be advisable depending on the type of activity you are conducting and the type of infrastructure or
bird species present on your project site.
What does IPaC use to generate the migratory birds potentially occurring in my speci ed location?
The Migratory Bird Resource List is comprised of USFWS Birds of Conservation Concern (BCC)and other species
that may warrant special attention in your project location.
The migratory bird list generated for your project is derived from data provided by the Avian Knowledge Network
(AKN). The AKN data is based on a growing collection of survey, banding, and citizen science datasets and is
queried and ltered to return a list of those birds reported as occurring in the 10km grid cell(s) which your project
intersects, and that have been identi ed as warranting special attention because they are a BCC species in that
area, an eagle (Eagle Act requirements may apply), or a species that has a particular vulnerability to o shore
activities or development.
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Again, the Migratory Bird Resource list includes only a subset of birds that may occur in your project area. It is not
representative of all birds that may occur in your project area. To get a list of all birds potentially present in your
project area, please visit the AKN Phenology Tool.
What does IPaC use to generate the probability of presence graphs for the migratory birds potentially
occurring in my speci ed location?
The probability of presence graphs associated with your migratory bird list are based on data provided by the
Avian Knowledge Network (AKN). This data is derived from a growing collection of survey, banding, and citizen
science datasets .
Probability of presence data is continuously being updated as new and better information becomes available. To
learn more about how the probability of presence graphs are produced and how to interpret them, go the
Probability of Presence Summary and then click on the "Tell me about these graphs" link.
How do I know if a bird is breeding, wintering, migrating or present year-round in my project area?
To see what part of a particular bird's range your project area falls within (i.e. breeding, wintering, migrating or
year-round), you may refer to the following resources: The Cornell Lab of Ornithology All About Birds Bird Guide, or
(if you are unsuccessful in locating the bird of interest there), the Cornell Lab of Ornithology Neotropical Birds
guide. If a bird on your migratory bird species list has a breeding season associated with it, if that bird does occur
in your project area, there may be nests present at some point within the timeframe speci ed. If "Breeds
elsewhere" is indicated, then the bird likely does not breed in your project area.
What are the levels of concern for migratory birds?
Migratory birds delivered through IPaC fall into the following distinct categories of concern:
1. "BCC Rangewide" birds are Birds of Conservation Concern (BCC) that are of concern throughout their range
anywhere within the USA (including Hawaii, the Paci c Islands, Puerto Rico, and the Virgin Islands);
2. "BCC - BCR" birds are BCCs that are of concern only in particular Bird Conservation Regions (BCRs) in the
continental USA; and
3. "Non-BCC - Vulnerable" birds are not BCC species in your project area, but appear on your list either because
of the Eagle Act requirements (for eagles) or (for non-eagles) potential susceptibilities in o shore areas from
certain types of development or activities (e.g. o shore energy development or longline shing).
Although it is important to try to avoid and minimize impacts to all birds, e orts should be made, in particular, to
avoid and minimize impacts to the birds on this list, especially eagles and BCC species of rangewide concern. For
more information on conservation measures you can implement to help avoid and minimize migratory bird
impacts and requirements for eagles, please see the FAQs for these topics.
Details about birds that are potentially a ected by o shore projects
For additional details about the relative occurrence and abundance of both individual bird species and groups of
bird species within your project area o the Atlantic Coast, please visit the Northeast Ocean Data Portal. The Portal
also o ers data and information about other taxa besides birds that may be helpful to you in your project review.
Alternately, you may download the bird model results les underlying the portal maps through the NOAA NCCOS
Integrative Statistical Modeling and Predictive Mapping of Marine Bird Distributions and Abundance on the Atlantic
Outer Continental Shelf project webpage.
Bird tracking data can also provide additional details about occurrence and habitat use throughout the year,
including migration. Models relying on survey data may not include this information. For additional information on
marine bird tracking data, see the Diving Bird Study and the nanotag studies or contact Caleb Spiegel or Pam
Loring.
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What if I have eagles on my list?
If your project has the potential to disturb or kill eagles, you may need to obtain a permit to avoid violating the
Eagle Act should such impacts occur.
Proper Interpretation and Use of Your Migratory Bird Report
The migratory bird list generated is not a list of all birds in your project area, only a subset of birds of priority
concern. To learn more about how your list is generated, and see options for identifying what other birds may be
in your project area, please see the FAQ "What does IPaC use to generate the migratory birds potentially occurring
in my speci ed location". Please be aware this report provides the "probability of presence" of birds within the 10
km grid cell(s) that overlap your project; not your exact project footprint. On the graphs provided, please also look
carefully at the survey e ort (indicated by the black vertical bar) and for the existence of the "no data" indicator (a
red horizontal bar). A high survey e ort is the key component. If the survey e ort is high, then the probability of
presence score can be viewed as more dependable. In contrast, a low survey e ort bar or no data bar means a lack
of data and, therefore, a lack of certainty about presence of the species. This list is not perfect; it is simply a
starting point for identifying what birds of concern have the potential to be in your project area, when they might
be there, and if they might be breeding (which means nests might be present). The list helps you know what to
look for to con rm presence, and helps guide you in knowing when to implement conservation measures to avoid
or minimize potential impacts from your project activities, should presence be con rmed. To learn more about
conservation measures, visit the FAQ "Tell me about conservation measures I can implement to avoid or minimize
impacts to migratory birds" at the bottom of your migratory bird trust resources page.
Facilities
National Wildlife Refuge lands
Any activity proposed on lands managed by the National Wildlife Refuge system must undergo a
'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to
discuss any questions or concerns.
THERE ARE NO REFUGE LANDS AT THIS LOCATION.
Fish hatcheries
THERE ARE NO FISH HATCHERIES AT THIS LOCATION.
Wetlands in the National Wetlands Inventory
Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section 404
of the Clean Water Act, or other State/Federal statutes.
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For more information please contact the Regulatory Program of the local U.S. Army Corps of
Engineers District.
THERE ARE NO KNOWN WETLANDS AT THIS LOCATION.
Data limitations
The Service's objective of mapping wetlands and deepwater habitats is to produce reconnaissance level
information on the location, type and size of these resources. The maps are prepared from the analysis of high
altitude imagery. Wetlands are identi ed based on vegetation, visible hydrology and geography. A margin of error
is inherent in the use of imagery; thus, detailed on-the-ground inspection of any particular site may result in
revision of the wetland boundaries or classi cation established through image analysis.
The accuracy of image interpretation depends on the quality of the imagery, the experience of the image analysts,
the amount and quality of the collateral data and the amount of ground truth veri cation work conducted.
Metadata should be consulted to determine the date of the source imagery used and any mapping problems.
Wetlands or other mapped features may have changed since the date of the imagery or eld work. There may be
occasional di erences in polygon boundaries or classi cations between the information depicted on the map and
the actual conditions on site.
Data exclusions
Certain wetland habitats are excluded from the National mapping program because of the limitations of aerial
imagery as the primary data source used to detect wetlands. These habitats include seagrasses or submerged
aquatic vegetation that are found in the intertidal and subtidal zones of estuaries and nearshore coastal waters.
Some deepwater reef communities (coral or tuber cid worm reefs) have also been excluded from the inventory.
These habitats, because of their depth, go undetected by aerial imagery.
Data precautions
Federal, state, and local regulatory agencies with jurisdiction over wetlands may de ne and describe wetlands in a
di erent manner than that used in this inventory. There is no attempt, in either the design or products of this
inventory, to de ne the limits of proprietary jurisdiction of any Federal, state, or local government or to establish
the geographical scope of the regulatory programs of government agencies. Persons intending to engage in
activities involving modi cations within or adjacent to wetland areas should seek the advice of appropriate federal,
state, or local agencies concerning speci ed agency regulatory programs and proprietary jurisdictions that may
a ect such activities.
195
(This report was prepared for the application ECIPDA is preparing to submit for an ARPA EAA Grant from EDA.)
Teton River Business Center Expansion
ED-900C C. Preliminary Engineering Report
East-Central Idaho Planning & Development Association, Inc. (ECIPDA) collaborated with the City of Rexburg to prepare
this Preliminary Engineering Report for the Teton River Business Center (TRBC) expansion project by the City’s engineering
staff. The City of Rexburg employs four licensed professional engineers with a combined experience of over 68 years, plus
support staff. The engineers provide planning, design, and construction administration services for municipal projects
within the City, oversight of development, and administration of public works departments.
Any questions regarding this report can be directed to the following contacts:
Name Title Organization Email Phone
Keith Davidson P.E., City Engineer City of Rexburg keith.davidson@rexburg.org 208-359-3020
Ted Hendricks Economic Development Director ECIPDA Ted.Hendricks@ecipda.net 208-390-4524
Calisa Clayton Project Administrator ECIPDA Calisa@ecipda.net 208-754-4711
C.1. Description of project components. Provide a general description of all project components involved in the project.
Indicate whether the project involves the construction of new infrastructure or facilities or the renovation or replacement
of existing ones. Describe each of the project components in terms of dimensions, quantities, capacities, square footage,
etc.
This project will be an expansion to the current Teton River Business Center (TRBC) located at 343 East 4th North, Rexburg,
Idaho. The existing facility was constructed approximately 13 years ago.
This project will expand the TRBC by remodeling (as needed) the existing facility and constructing a new building adjacent
to the current building. The new construction will consist of a new 2-story 20,000 square foot building on a 0.879 acre lot,
which was purchased by ECIPDA in December 2020 for this purpose. The lot is adjacent to and directly east of the existing
TRBC building.
The new facility will include state of the art communication systems, including access to standby power. The existing TRBC
building has a parking lot that will be expanded to serve both buildings.
C.2. A statement verifying that the project components described in the engineering report are consistent with the EDA
investment project description that is provided in Section B.2 of Form ED-900. Engineering reports that describe project
components that are inconsistent with the EDA investment project description in Section B.2 of Form ED-900 will not be
considered valid.
All project components described in this report are consistent with the EDA investment project description in ED-900
Section B.2.
196
C.3. Drawings showing the general layout and location of the existing site conditions and of the project components as
well as location of any project beneficiary identified in Section B.9 of Form ED-900 that provide economic justification for
the project, if any. Rough dimensions and quantities for major project components should be shown and labeled on the
drawings. Drawings should clearly identify the project components that are being proposed. Applicants are encouraged
to clarify such drawings, for example, through color coding, labeling, and other appropriate methods.
Preliminary drawings showing the conceptual general layout of the building and site are attached (see Appendix H-1:
Preliminary drawings).
C.4. A feasibility analysis for the constructability of the project. Include a review of the existing conditions and note
particular features, alignments, and circumstances affecting construction of project components.
It is not anticipated that the location will affect the constructability of the project. The building site is a lot in an existing
business park on an existing city street with existing water, sewer, electrical service, and communication service;
therefore, access and utilities are not anticipated to be an issue.
The building site is located within the Special Flood Hazard Area as identified on the current FEMA Flood Insurance Rate
Map. This will require the building to be elevated so the lowest floor and all mechanical and electrical equipment is at
least 1 foot above the base flood elevation, per the City ordinance. This appears to be feasible—the existing building is
also located within the floodplain and was elevated to this height.
The cost of construction is expected to be approximately $275 per square foot due to the recent increase in costs of labor
and building materials; however, it is anticipated that building materials will be obtainable.
The land is zoned as Community Business Center (CBC) and so will allow construction of this type of building without a
conditional use permit.
C.5. The proposed method of construction. Indicate whether construction procurement will be done through competitive
bid or other method. Indicate if any portion of the project is to be done by design/build, construction management at risk,
the applicant’s own forces, or a third-party construction manager. If an alternate construction procurement method (other
than traditional design/bid/build with sealed competitive bid process) is proposed, a construction services procurement
plan must be provided to EDA for approval in accordance with EDA’s regulation at 13 C.F.R. § 305.6(a).
ECIPDA plans to follow EDA’s traditional design/bid/build procedures for the procurement of construction services. The
design for the improvements will be conducted by a licensed architect procured under Federal guidelines utilizing the
qualification-based request for proposal method. The project will be advertised and bid to select the construction
contractor through a federally approved competitive bid process.
C.6. The number of construction contracts anticipated. If multiple contracts are proposed, describe the project
components included in each contract. If separate contracts are anticipated for demolition or site work, the budget
information cost classification should reflect the estimated costs for these components. If project phasing is proposed, a
project phasing request must be provided to EDA for approval per EDA’s regulation at 13 C.F.R. § 305.9(a).
It is anticipated that the entire project will be included in a single general contract. Any required subcontracting will be
done by the general contractor.
It is not anticipated that the project will be bid out in phases.
197
C.7. A current detailed construction cost estimate for each of the project components. Show quantities, unit prices, and
total costs and provide a basis for the determination of construction contingencies. The total of this estimate should match
the construction line item of the SF-424C.
A detailed construction cost estimate which matches the SF-424C is attached (see Appendix F-1: Detailed Budget).
C.8. Real property acquisition. If the budget includes costs for acquisition of real property, include a current fair market
value appraisal completed by a certified appraiser for the property to be purchased.
The land was purchased by ECIPDA in December 2020 and the appraisal value of $230,000 will be utilized in the project as
local match to any federal funding partners.
C.9. A list of all permits required for the proposed project and their current status. Identify all permits required; include
the timeline to obtain the permits and discuss how the permitting relates to the overall project schedule. If the project
crosses a railroad right-of-way or is within a railroad right-of-way, explain any permitting or approvals that may be required
from the railroad or other authority and the timeframe for obtaining these permits or approvals.
The following permits are anticipated:
Building Permit for remodel of existing building from the City of Rexburg. To be requested once the plans are
completed. Anticipated to take 1 month to receive after submission of plans.
Building Permit for construction of new building from the City of Rexburg. To be requested once the plans are
completed. Anticipated to take 1 month to receive after submission of plans.
Floodplain Development Permit from the City of Rexburg. To be requested along with the building permit for the
new building. Anticipated to take 1 month to receive after submission of plans.
C.10. An overall estimated project schedule. This schedule should agree with the project schedule outlined in the ED-900.
Include the number of months for each of the following:
i. design period;
ii. period of time to obtain required permits;
iii. period of time to obtain any required easements or rights-of-way;
iv. solicitation of bids and awarding of contracts, and
v. construction period.
The following schedule is anticipated:
i. Design – 6 months
ii. Permitting – 1 month
iii. Required easement or rights-of-way – None needed
iv. Solicitation of Bids and Award of Construction Contract – 2 months
v. Construction –18 to 24 months
198
C.11. Overall project budget breakdown. For each “cost classifications” line item that the applicant indicates will be
included in the project budget on Form SF-424C, the applicant must provide a breakdown of the proposed project costs
and tasks that is consistent with the detailed construction cost estimate for the project provided in the PER.
Following is a Summary Budget (Project Costs). A detailed cost estimate is also included in Appendix F-1: Detailed Budget.
Project Costs Amount
1. Administrative and Legal Expenses $25,000.00
2. Land, Structures, Rights-of-way, Appraisals, etc. $230,000.00
3. Relocation Expenses and Payments $0.00
4. Architectural and Engineering Fees $441,500.00
5. Other Architectural and Engineering Fees
(Survey/Geotechnical/Flood Plain Permit) $23,500.00
6. Project Inspection Fees $15,000.00
7. Site Work $524,088.00
8. Demolition and Removal $0.00
9. Building Construction $4,831,575.00
10. Equipment $95,000.00
11. Miscellaneous $15,700.00
12. SUBTOTAL $6,201,363.00
13. Contingencies $298,637.00
Total Project Costs $6,500,000.00
The anticipated sources of funds for the project are summarized as follows:
Sources of Funds Amount % of Funds
Grant - RISE (Awarded) $ 1,247,312
Grant - EDA (Requesting) $ 3,952,688
Match - ECIPDA - Cash $ 1,070,000
Match - ECIPDA - Land $ 230,000
Total Funding $ 6,500,000 100.00%
Total Grants $ 5,200,000 80.00%
Total Match - ECIPDA $ 1,300,000 20.00%
199
APPENDIX I:
Sub Recipient Information
I-1 ECIPDA Organizational Chart
I-2 ECIPDA 2020 Audit Report
I-3 ECIPDA General Lease Agreement
I-4 TRBC Management Policies
200
ECIDC President Managing Director Director
Terry Butikofer Terry Butikofer Ted Hendricks
STAFF STAFF CONSULTANT
Katie Cook - Loan Closing/Servicing Specialist & Rick Miller - Economid Development Team Leader Calisa Oliquevitch
Assistant to the Managing Director Krisi Staten - Community Development Planner
Katie Jensen - Loan Processor Elise Kahuhu - Project Administrator
Leslie Giles - Assistant Loan Closing/Servicing
Specialist
Forrest Grigg - Loan Officer
Fiscal:
Preston Condie - Bookkeeper
Searle and Hart - Payroll
Personnel & Budget Committee
GENERAL BOARD
President: Melanee Sutton; Vice-President: Rod Bitsoi; Secretary: Blair Coates
Managing Director
Terry Butikofer
Fiscal & Staff Support
Economic Development
Activities
Members at Large: Bruce Sutherland; Brent Mendenhall
Loan
Department
Community Development
Oversees and assigns all organizational operations including; human resources, policy, finances and fixed assets.
Also, currently acts as the Director of Workforce Development and fulfills WIOA contract witih the Idaho State Department of Labor
Department
201
EAST-CENTRAL IDAHO PLANNING AND
DEVELOPMENT ASSOCIATION, INC.
REXBURG, IDAHO
with
INDEPENDENT AUDITOR'S REPORT
Years Ended September 30, 2020 and 2019
202
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
TABLE OF CONTENTS
ITEM
Independent Auditor's Report — Financial Statements
FINANCIAL STATEMENTS
Statement of Financial Position
Statement of Activities
Statement of Functional Expenses
Statement of Cash Flows
Notes to the Financial Statements
SUPPLEMENTAL INFORMATION
Schedule of Expenditures of Federal Awards
Notes to Schedule of Expenditures of Federal Awards
Schedule of ECIPDA Income & Expenses
Schedule of Receipts and Disbursements of Revolving Loan Fund Administration
Schedule of Loan Receivables of Revolving Loan Fund Administration
Report — Internal Control and Compliance - GAAS
Report — Compliance with Each Major Program — Uniform Guidance
Schedule of Audit Findings and Responses
203
JENSEN POULSEN & COMPANY, PLLC
CERTIFIED PUBLIC ACCOUNTANTS
P.O. BOX 50700
185 S. CAPITAL
IDAHO FALLS, IDAHO 83405-0700
ERNEST M JENSEN, M.B.A., C.P.A. TELEPHONE: (208) 522-2295
ROBERT B. POULSEN, C.P.A. (208) 522-133o
SHERI L. POULSEN, C.P.A. FAX: (208) 522-2297
INDEPENDENT AUDITOR'S REPORT
To the Board of Directors of
East-Central Idaho Planning
And Development Association
Rexburg, Idaho
We have audited the accompanying financial statements of East-Central Idaho Planning and Development
Association, (a nonprofit organization) which comprise the statement of financial position as of September
30, 2020 and 2019, and the related statements of activities, functional expenses, and cash flows for the
years then ended, and the related notes to the financial statements.
Management's Responsibility for the Financial Statements
Management is responsible for the preparation and fair presentation of these financial statements in
accordance with accounting principles generally accepted in the United States of America; this includes the
design, implementation, and maintenance of internal control relevant to the preparation and fair
presentation of financial statements that are free from material misstatement, whether due to fraud or error.
Auditor's Responsibility
Our responsibility is to express an opinion on these financial statements based on our audits. We conducted
our audit in accordance with auditing standards generally accepted in the United States of America. Those
standards require that we plan and perform the audit to obtain reasonable assurance about whether the
financial statements are free from material misstatement.
An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the
financial statements. The procedures selected depend on the auditor's judgment, including the assessment of
the risks of material misstatement of the financial statements, whether due to fraud or error. In making
those risk assessments, the auditor considers internal control relevant to the entity's preparation and fair
presentation of the financial statements in order to design audit procedures that are appropriate in the
circumstances, but not for the purpose of expressing an opinion on the effectiveness of the entity's internal
control. Accordingly, we express no such opinion. An audit also includes evaluating the appropriateness of
accounting policies used and the reasonableness of significant accounting estimates made'by management,
as well as evaluating the overall presentation of the financial statements.
We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our
audit opinion.
Opinion
In our opinion, the financial statements referred to above present fairly, in all material respects, the
financial position of East-Central Idaho Planning and Development Association as of September 30, 2020
and 2019, and the changes in its net assets and its cash flows for the years then ended in conformity with
accounting principles generally accepted in the United States of America.
204
Other Matter
Required Supplementary Information
Management has omitted management's discussion and analysis and budgetary comparison information
that accounting principles generally accepted in the United States of America require to be presented to
supplement the basic financial statements. Such missing information, although not a part of the basic
financial statements, is required by the Governmental Accounting Standards Board, who considers it to be
an essential part of financial reporting for placing the basic financial statements in an appropriate
operational, economic, or historical context. Our opinion on the basic financial statements is not affected by
this missing information.
Other Information
Our audit was conducted for the purpose of forming an opinion on the financial statements as a whole. The
accompanying schedule of expenditures of federal awards, as required by Title 2 U.S. Code of Federal
Regulations Part 200, Uniform Administrative Requirements, Cost Principles, and Audit Requirements for
Federal Audits, and the schedule of receipts and disbursements of revolving loan administration, schedule
of loan receivables of revolving loan administration, and schedule of ECIPDA income and expenses on
pages 16-17 are presented for purposes of additional analysis and are not a required part of the financial
statements. Such information is the responsibility of management and was derived from and relates directly
to the underlying accounting and other records used to prepare the financial statements. The information
has been subjected to the auditing procedures applied in the audit of the financial statements and certain
additional procedures, including comparing and reconciling such information directly to the underlying
accounting and other records used to prepare the financial statements or to the financial statements
themselves, and other additional procedures in accordance with auditing standards generally accepted in the
United States of America. In our opinion, the information is fairly stated, in all material respects, in relation
to the financial statements as a whole.
Other Reporting Required by Government Auditing Standards
In accordance with Government Auditing Standards, we have also issued our report dated January 28,
2021, on our consideration of East-Central Idaho Planning and Development Association's internal control
over financial reporting and on our tests of its compliance with certain provisions of laws, regulations,
contracts, and grant agreements and other matters. The purpose of that report is to describe the scope of our
testing of internal control over financial reporting and compliance and the results of that testing, and not to
provide an opinion on internal control over financial reporting or on compliance. That report is an integral
part of an audit performed in accordance with Government Auditing Standards in considering East-Central
Idaho Planning and Development Association's internal control over financial reporting and compliance.
JENSEN POULSEN & COMPANY, PLLC
Certified Public Accountants
Idaho Falls, ID
January 28, 2021
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EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
STATEMENT OF FINANCIAL POSITION
as of September 30, 2020 and 2019
ASSETS
WITHOUT DONOR WITH DONOR
RESTRICTIONS RESTRICTIONS
TOTAL
2020 2019
Cash and Cash Equivalents $ 3,483,558 $ 2,635,575 $ 6,119,133 $ 3,219,651
Receivables
Due from Other Agencies 159,554 - 159,554 124,861
Interest Earned 7,249 25,963 33,212 29,559
Rent Receivable 2,767 - 2,767 12,445
Grants Receivable 20,386 20,386 323,850
Miscellaneous Receivable 1,174,886 - 1,174,886 1,207,127
Revolving Loan Fund Receivables 2,087,174 5,564,977 7,652,151 8,279,123
Property Plant and Equipment-net 4,800,407 5,153,911 9,954,318 10,309,564
TOTAL ASSETS $ 11,735,981 $ 13,380,426 $ 25,116,407 $ 23,506,180
LIABILITIES AND FUND EQUITY
Liabilities
Accounts Payable $ 12,781 $ 34,117 $ 46,898 $ 118,852
Accrued Payroll 41,183 41,183 36,152
Current Portion of Long Term Debt 126,281 126,281 125,226
Accrued Leave Payable 177,681 177,681 161,045
Security Deposits 16,664 16,664 23,980
Accrued Interest Payable 5,956 5,956 4,973
Unearned Revenue 938,138 938,138 966,641
Other Liabilities 58,725 58,725 46,876
Long-Term Liabilities 1,961,907 1,961,907 1,398,805
TOTAL LIABILITIES $ 1,245,172 $ 2,128,261 $ 3,373,433 $ 2,882,550
Net Assets
Without Donor Restrictions $ 10,490,809 $ - 10,490,809 10,523,065
With Donor Restrictions - 11,252,165 11,252,165 10,100,565
TOTAL NET ASSETS $ 10,490,809 $ 11,252,165 $ 21,742,974 $ 20,623,630
TOTAL LIABILITIES AND
NET ASSETS $ 11,735,981 $ 13,380,426 $ 25,116,407 $ 23,506,180
The notes to the financial statements are an integral part of this statement. 1
206
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
STATEMENT OF ACTIVITIES
For the Years Ended September 30, 2020 and 2019
REVENUES
WITHOUT DONOR
RESTRICTIONS
WITH DONOR
RESTRICTIONS
TOTAL
2020 2019
Federal Grants $ 191,895 $ 803,770 995,665 819,611
Administration 770,462 1,333 771,795 743,046
Interest Earned 164,531 320,836 485,367 484,358
Rents Received 407,429 - 407,429 381,027
Other Revenues - 48,821
Gain (Loss) on Sale of Fixed Assets 77,666 77,666 5,629
Reimbursements - 11,874
Grants (Local) 8,920 259,205 268,125 125,000
Return on Investments 28,504 - 28,504 33,359
Net Assets Released from
Restrictions and Satisfaction
of Program Restrictions
TOTAL REVENUES AND
RELEASED NET ASSETS $ 1,649,407 $ 1,385,144 3,034,551 2,652,725
EXPENSES
Program Expenses $ 1,170,962 $ 159,738 1,330,700 1,494,640
Management and General 510,701 73,806 584,507 385,665
TOTAL EXPENSES $ 1,681,663 $ 233,544 1,915,207 1,880,305
CHANGE IN NET ASSETS $ (32,256) $ 1,151,600 1,119,344 772,420
NET ASSETS AT BEGINNING OF YEAR 10,523,065 10,100,565 20,623,630 19,851,210
NET ASSETS AT END OF YEAR $ 10,490,809 $ 11,252,165 21,742,974 20,623,630
The notes to the financial statements are an integral part of this statement. 2
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EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
STATEMENT OF FUNCTIONAL EXPENSES
For the Years Ended September 30, 2020 and 2019
EXPENSES
PROGRAM
SERVICES
MANAGEMENT
AND GENERAL
2020
TOTAL
2019
TOTAL
Salaries $ 560,208 $ 74,521 $ 634,729 $ 585,344
Personnel Burden 207,392 168,037 375,429 319,274
Administrative 148,182 148,182 164,245
Payback on Investments 8,550 8,550 56,837
Supplies 27,229 17,818 45,047 18,633
Postage 1,243 1,219 2,462 1,755
Fuel for Autos 1,320 4,702 6,022 9,951
Audit - 17,165 17,165 16,605
Interest 15,822 15,822 18,084
Commissions and Closing Fees 17,718 17,718 4,891
Consultants / Memberships 30,544 48,527 79,071 85,719
Printing 3,313 1,724 5,037 992
Insurance 891 23,528 24,419 25,840
Travel and Entertainment 7,870 2,214 10,084 17,885
Marketing 6,505 2,655 9,160 8,534
Janitorial 26,862 1,140 28,002 23,767
Telephone 874 5,700 6,574 5,970
Maintenance & Repairs 32,420 8,663 41,083 48,648
Automobile 7,643 4,988 12,631 8,333
Board Activities 430 605 1,035 730
Staff Education 1,055 6,932 7,987 1,596
Utilities 80,034 1,947 81,981 81,814
Miscellaneous 19,595 4,016 23,611 16,792
Grant match 125,000 - 125,000
Bad Debt Expense - - - 255,862
Depreciation 188,406 188,406 102,204
TOTAL EXPENSES $ 1,330,700 $ 584,507 $ 1,915,207 $ 1,880,305
The notes to the financial statements are an integral part of this statement. 3 208
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
STATEMENT OF CASH FLOWS
For the Years Ended September 30, 2020 and 2019
CASH PROVIDED (USED) BY OPERATING ACTIVITIES 2020 2019
Increase (decrease) in net assets $ 1,119,344 $ 772,420
Adjustments to reconcile increase (decrease) in net assets
provided (used) by operations
Depreciation & amortization 188,406 102,204
(Increase) decrease in:
Due from other agencies (34,693) 5,531
Interest receivable-net of doubtful loans (3,653) (6,403)
Rent receivable - net of doubtful rents 9,678 9,491
Increase (decrease) in:
Accounts payable (60,105) 34,476
Payroll liabilities 21,667 19,520
Accrued interest payable 983 (1,179)
Security deposits (7,316) 2,665
Deferred revenue (28,503) (33,359)
(Gain) loss on sale of assets (77,666) (5,629)
NET CASH PROVIDED (USED) BY OPERATING ACTIVITIES $ 1,128,142 $ 899,737
CASH FLOWS FROM INVESTING ACTIVITIES
Purchase of equipment - $
Construction costs (19,060) (945,876)
NET CASH PROVIDED (USED) BY INVESTING ACTIVITIES $ (19,060) $ (945,876)
CASH FLOWS FROM FINANCING ACTIVITIES
Issuance of new long term debt $ 669,860 $
Net effect of RLF loans made and principal collected 1,226,243 (172,819)
Principle payment on long term debt (105,703) (143,263)
NET CASH PROVIDED (USED) BY FINANCING ACTIVITIES $ 1,790,400 $ (316,082)
INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS $ 2,899,482 $ (362,221)
BEGINNING CASH AND CASH EQUIVALENTS 3,219,651 3,581,872
ENDING CASH AND CASH EQUIVALENTS $ 6,119,133 $ 3,219,651
SUPPLEMENTAL CASH DISCLOSURES
Interest expense paid for the fiscal years ended September 30, 2020 and 2019 were $ 15,822 and $ 18,084, respectively.
The notes to the financial statements are an integral part of this statement. 4
209
NOTES TO THE FINANCIAL STATEMENTS
210
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
The purpose of East-Central Idaho Planning & Development Association is to encourage economic development
in a nine-county area in Idaho normally referred to as Region VI by the State of Idaho. The organization helps
government agencies procure grants, fund bond issues, and procure federal loans to expand economic
development, as well as lend funds to small businesses from federal, state and local sources to help expand and
start up. The company collects revenues from the administration of grants, and collects interest and fees for loans
made. The company also operates several Business Incubators, to support new and emerging businesses with a
place to get started, and then when strong enough, to go out into the community. The company collects sufficient
rents from these businesses to cover the costs of operating the incubators.
The financial statements are presented in conformity with generally accepted accounting principles as applicable
to nonprofit units. The following is a summary of the more significant accounting policies affecting their
presentation:
a. Income Taxes
East-Central Idaho Planning & Development Association is exempt from Federal Income Taxes under
Section 501(c)(4) of the Internal Revenue Code. Therefore, no provision for income tax is reflected in these
fmancial statements. The Association is not classified as a private foundation by the Internal Revenue
Service. The tax returns for fiscal tax years ending 2015, 2016, 2017, 2018, and 2019 are subject to
examination as of the report date of these financial statements.
b. Basis of Accounting
The accounting policies of East-Central Idaho Planning & Development Association conform to generally
accepted accounting principles as applicable to nonprofit units. The accrual basis of accounting is followed.
Under the accrual basis of accounting, revenues are recorded in the period in which they are earned, and
expenses are recorded when incurred
c. Depreciation and Capitalization Policy
Depreciation has been provided using the straight-line method over the estimated useful lives of the assets.
The company policy for capitalizing equipment is anything over $5,000. Property and equipment are
recorded at cost.
d. Pervasiveness of Estimates
The preparation of financial statements in conformity with generally accepted accounting principles requires
management to make estimates and assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts
of revenues and expenses during the reporting period. Actual results could differ from those estimates,
e. Cash and Cash Equivalents
Cash and cash equivalents consist of instruments with a maturity of less than twelve months. Cash and cash
equivalents are insured by the FDIC up to $250,000 per institution. Amounts that exceeded federal deposit
insurance were as follows:
2020 2019
Key Bank $ 3,370,781 $ 966,095
5
211
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (Continued)
East-Central Idaho Planning and Development Association has invested $2,498,353 as of September 30, 2020
and $1,690,627 as of September 30, 2019 with the Idaho State Investment pool which is an unrated fund and
is backed by Government Backed Securities but is not FDIC insured. Temporary and permanent restrictions
of cash are based on federally mandated revolving loan fund restriction requirements for the respective fund
program to which they belong.
f. Allowance for Doubtful Accounts and Non-Accrual Status
All accruals for doubtful accounts are based on management's assessment of the collectability of the
accounts on an individual basis. Additionally, ECIPDA does not have a formal policy for putting loans on
non-accrual status, the decision is made on a case-by-case basis at management's discretion.
2. RETIREMENT PLANS
East-Central Idaho Planning and Development Association participates in a retirement plan under Section 401(k)
of the Internal Revenue Code. This plan allows eligible employees to defer a portion of their income on a pretax
basis through plan contributions. All employees working more than 1,000 in a single year are eligible to
participate. The company contributes 5% of the employee's salary without any required match by the employee.
However, the company will also contribute up to an additional 5%, matching the employee's contribution dollar
for dollar. The employer's cost of the plan was $67,408 for 2020 and $60,952 in 2019.
3. REVOLVING LOAN FUND RECEIVABLE
East-Central Idaho Planning and Development owns and operates several Revolving Loan Funds, These funds
were capitalized by a Federal Grant, a Federal Loan, and/or Local Funds. The Federal Grant from the EDA is
listed on the Schedule of Federal Awards, and the Federal Loans are shown here. The loans receivable from all
the RLF accounts consist of the following at September 30, 2020.
EDA RLF
BALANCE
2020
BALANCE
2019
ORIGINAL
AMOUNT
Duffy & Connie Enterprises $ 32,254 $ 48,093 $ 179,754
Mill Iron Staple Leather 67,096 76,324 133,000
Speedy CPS LLC 145,548 153,911 212,000
The Pets Center LLC 73,122 79,806 105,897
Let Us Clip Ya LLC 45,018 46,986 52,800
Benjamin and Serena Adams 138,429 143,884 159,899
Teton Peaks Land Holding 353,194 367,179 400,000
MCA LLC 97,365 100,950 108,500
Challis Liquor LLC 52,196 118,000
Weiner, Larry 29,893 33,485 73,733
KK Development LLC 184,163 219,121 254,700
Ashley Properties 88,209 91,500 92,000
Straightedge Sandblasting 64,417 73,602 75,615
Sentinel Land Company 39,944 49,141 51,215
Kimble Oil & Gas 121,420 125,000 125,000
KongCrete Solutions 41,806 48,469 50,000
Moose Tracks Vacation Rentals 100,000 100,000
T&R Holding Flying W Pellets 164,928 165,680
$ 1,785,806 $ 1,709,647 $ 2,457,793
6
212
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
3. REVOLVING LOAN FUND RECEIVABLE (Continued)
BALANCE BALANCE
EDA #1 2020 2019
ORIGINAL
AMOUNT
Summit School of the Arts $ 59,060 $ - $ 60,000
$ 59,060 $ - $ 60,000
BALANCE BALANCE ORIGINAL
EDA #2 2020 2019 AMOUNT
K&R Commercial Properties $ 83,786 $ $ 83,786
The Mehr's LLC 200,000 200,000
AFS Plumbing Service, Inc. 27,458 27,458
$ 311,244 $ $ 311,244
LOCAL RLF
BALANCE
2020
BALANCE
2019
ORIGINAL
AMOUNT
Payroll Express $ $ 72,292 $ 107,000
Zach Hillman Insurance 120,543 127,657 165,000
Challis Lodge & Lounge 236,762 292,500
Swope Enterprises 39,405 41,947 57,750
GCJ Holding 134,789 145,877 190,412
Finish Line Auto Sales 10,245 70,000
Nava's Western Wear 81,235 85,266 100,000
Eagle Rock Engineering 31,139 35,408 51,000
King Investments 96,965 101,055 113,623
Statewide Interiors 55,638 57,896 64,800
Merrill Edwards Holdings 18,421 20,277 30,000
Genesis Investments 250,481 259,201 280,000
S2M Properties 359,333 370,147 380,762
Snarr Properties 53,737 55,527 57,666
Dry Thumb Properties 313,039 316,723
CRC Property Holdings 242,004 247,481 249,893
950 Memorial Drive LLC 161,505 166,792 249,894
Lupa Inc. 100,864 100,864
Challis Roadhouse, LLC 231,041 231,041
Hansen & Harper LLC 141,221 143,500
Empyrean Lux Prop, LLC 69,716 70,000
$ 2,087,173 $ 2,447,733 $ 2,322,428
7
213
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
3. REVOLVING LOAN FUND RECEIVABLE (Continued)
BALANCE BALANCE
USDA IRP #2 2020 2019
ORIGINAL
AMOUNT
BN Property Management $ 44,995 $ 150,000
Paradise Garden & Pond 10,604 80,560
Back to Health Chiropractic 108,719 150,000
Banta & Banta Investments 55,735 63,113 110,000
Straight up, LLC 29,365 117,200
Omni Properties LLC 13,228 19,364 94,800
Robertson Taylor LLC 70,093 76,668 143,200
Ellis, Terrie 26,645 75,000
Bonneville Foods Inc. 73,188 77,112 110,000
Gatekeeper Enterprises LLC 33,565 91,200
Beloved Health and Beauty 39,591 47,925 70,000
Wenlau Enterprises LLC 57,925 61,318 79,800
Red Mountain Car Wash 210,310 219,346 250,000
Wiggles N' Waggles Pet 81,054 84,808 98,337
Karie Anne's Frozen Desserts 5,783 17,189 61,991
Speedy CPS 137,613 144,241 173,592
Woodcock Custom Meats 46,171 48,499 57,642
Tony Ventures LLC 219,464 250,000
Tran Investments LLC 66,987 69,717 78,929
FASST LLC 91,139 99,680
Straightedge Properties 222,080 229,433 250,000
Jake's Automotive 202,159 213,006 250,000
Blair Coates 223,265 231,287 250,000
JAK Holdings, LLC 231,778 250,000
Del Riata Investments Holdings 175,981 180,000 180,000
Landmark Properties LLC 226,958 233,069 250,000
Great Oaks Landholdings LLC 122,298 134,482 150,000
NWKW West LLC 235,273 242,577 250,000
Apple Tree Dental 240,911 250,000
Legacy Millwork & Furniture 27,422 30,447 53,540
Advanced Eyecare 156,601 159,917 162,244
Intermountain Construction 174,431 175,766
Bighorn Cabin Rentals LLC 194,439 194,439
$ 2,818,585 $ 3,620,703 $ 5,007,920
USDA IRP #4
BALANCE
2020
BALANCE
2019
ORIGINAL
AMOUNT
Morr Venture LLC $ 241,663 $ 245,693 $ 250,000
2J Bee Storage LLC 132,995 137,999 150,000
Roundy Shop LLC 65,865 66,348 66,348
The Mehr's LLC 50,000 50,000
U Store, LLC 149,762 150,000
$ 590,285 $ 500,040 $ 666,348
8
214
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
4. MISCELLANEOUS RECEIVABLES
A personal loan was made to an employee in the amount of $37,500. This note is to be paid back in bimonthly
payments withdrawn from the employee's pay, at 2% interest, The balance on the note as of September 30, 2020
and 2019 was $18,120 and $21,703 respectively.
Additionally, Sugar City and St. Anthony Business Park receivables are included in miscellaneous receivables
with balances as of September 30, 2020 of $718,628 and $438,138, and balances as of September 30, 2019 of
$718,628 and $466,642 respectively
5. LONG TERM DEBT
a. East-Central Idaho Planning and Development Association borrowed $500,000 (loan #04 in a previous year)
from USDA Rural Development to set up a revolving loan fund. The money was then loaned to various businesses
(see Note 3). The note is payable in annual installments of $20,565 including interest at 1% from the RLF fund.
The original loan was for 30 years, and the loan matures October 2023. The loan is secured by the receivables in
the IRP Revolving Loan Fund. The balance at September 30, 2020 and 2019 was $79,989 and $99,563
respectively. The 1% interest rate is a typical rate for this type of loan. USDA Rural Development charges this
rate to encourage economic development in the region.
b. East-Central Idaho Planning and Development Association borrowed $1,000,000 (loan #7 in a previous year)
from USDA Rural Development to recapitalize the existing IRP Revolving Loan Fund. The money was then
loaned to various businesses (see Note 3). The note is payable in animal installments of $42,450 including interest
at 1%, from the RLF fund. The original loan was for 30 years, and the loan matures February 2026. The loan is
secured by the receivables in the Revolving Loan Fund. The balance at September 30, 2020 and 2019 was
$245,514 and $285,306 respectively.
c. East-Central Idaho Planning and Development Association borrowed $500,000 (loan #12 in a previous year)
from USDA Rural Development to set up another Revolving Loan Fund named the IRP #3, which has now been
consolidated with the original IRP. The money was then loaned to various businesses (see Note 3). The note is
payable in an annual installment of $21,225 including interest at 1% from the RLF fund. The original loan was
for 30 years, and the loan matures June 2028. The loan is secured by receivables in the Revolving Loan Fund.
The balance at September 30, 2020 and 2019 was $162,101 and $181,466 respectively. The 1% interest rate is a
typical rate for this type of loan, USDA Rural Development charges this rate to encourage economic development
in the region.
d. East-Central Idaho Planning and Development Association borrowed $500,000 (loan #13 in a previous year)
from USDA Rural Development to recapitalize the IRP Revolving Loan Fund. The money was then loaned to
various businesses (see Note 3). The note is payable in annual installments of $21,225 including interest at 1%
from the RLF fund. The original loan was for 30 years, and the loan matures July 2030. The loan is secured by
receivables from the Revolving Loan Fund. The balance at September 30, 2020 and 2019 was $200,693 and
$219,787 respectively. The 1% interest rate is a typical rate for this type of loan. USDA Rural Development
charges this rate to encourage economic development.
e. East-Central Idaho Planning and Development Association borrowed $750,000 (loan #14 in a previous year)
from USDA Rural Development to recapitalize the IRP Revolving Loan Fund. The money was then loaned to
various businesses (see Note 3). The note is payable in monthly installments of $31,838 annually including
interest at 1% from the RLF fund. The original loan was for 30 years, and the loan matures June 2034, The
balance at September 30, 2020 and 2019 was $413,541 and $440,993. The 1% interest rate is a typical rate for
this type of loan. USDA Rural Development charges this rate to encourage economic development in the region.
9
215
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
5. LONG TERM DEBT (Continued)
f. East-Central Idaho Planning and Development Association borrowed $1,000,000 from USDA Rural
Development to capitalize a new IRP Revolving Loan Fund. The money is being loaned to various businesses
(see Note 3). The note is being disbursed as loans are being made. The loan is payable in interest only installments
for the first three years of the life of the loan. Thereafter the loan will be paid annually including interest at 1%
from the RLF fund. The original loan was for 30 years, and the loan matures in 2039. The balance at September
30, 2020 and 2019 was $986,350 and $316,490. The 1% interest rate is a typical rate for this type of loan. USDA
Rural Development charges this rate to encourage economic development in the region.
The maturities of the notes over the next five years consist of the following:
For the Year Ended September 30:
2021 126,281
2022 127,544
2023 161,406
2024 162,834
2025 144,083
Total Maturities (Five Years) $ 722,148
6. NET ASSETS
Net assets of the organization consist of the following:
• Without Donor Restrictions: These net assets are available for general activities.
• With Donor Restrictions: These net assets are restricted by donor to be used for some specific purpose,
and then may be released upon certain conditions.
7. PROPERTY, PLANT AND EQUIPMENT
ECIPDA currently owns or operates four buildings, of which three are small business development centers. This
is an economic tool used to help qualified small businesses who need assistance bridging the gap between where
they are, and where they need to be to survive in the small business community. All our facilities have been
determined as tax exempt as to property taxes since their inception, and the counties have never required the
payment of property taxes. However, there has been pressure of late by the Madison County Commissioners to
convert one of these buildings to the tax rolls. This tax-exempt status is critical to the operation of the facilities,
which are to assist the small business community. This exemption has been based on Idaho Statute, Section 63,
Chapter 6, "Exemptions from Taxation".
On July 30, 2020, the East-Central Idaho Planning and Development Association sold the Day Care in Rexburg.
The building was sold for $522,768. Per the ownership agreement between ECIPDA and ECIDC, each entity was
paid $261,384.
On January 12, 2015, the East-Central Idaho Planning & Development Associations sold a business development
center located at 310 North 2" East in Rexburg. This building was used to provide office space for multiple
tenants, ECIPDA sold the building for $950,000, received a down payment of $75,000 and financed the
remaining $875,000 with the buyer. The loan terms of the promissory note call for monthly payments for twenty
years at an annual rate of 5%, The building was sold, and the note was retired in 2019.
10
216
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
7. PROPERTY, PLANT AND EQUIPMENT (Continued)
The St. Anthony ED building has been transferred to the City of St. Anthony to maintain its tax-exempt status. It
is the opinion of management that since ECIPDA retains all income generated from the facility as per contract,
and has all responsibility for expenses, including capital costs; they are viewed as totally responsible for the
property. Therefore, management has elected to keep the building on its books and continue depreciating it.
ECIPDA currently owns a building in Driggs, Idaho which initially was treated as an investment. Due to the
receipt of an EDA grant in the amount of $1,521,000 and an Idaho Department of Transportation grant totaling
$325,000 in previous years, this building has been remodeled and converted into a business development center
and light industrial commercial rental space. The costs associated with this building were moved from work in
progress to buildings & improvements upon completion of the remodel during the fiscal year.
The final building is our administrative offices, of which ECIPDA owns half the building, and ECIDC, its sister
organization, owns the other half.
BALANCE
9/30/2019 ADDITIONS DELETIONS
BALANCE
9/30/2020
Land $ 383,824 $ (5,950) $ 377,874
Buildings & Improvements 6,400,662 4,581,272 (255,717) 10,726,217
Work in Progress 4,562,212 19,060 (4,581,272)
Less Accumulated Depreciation (1,117,687) (174,929) 75,767 (1,216,849)
Net Buildings & Improvements 9,845,187 4,425,403 (4,761,222) 9,509,368
Equipment 570,846 (10,768) 560,078
Less Accumulated Depreciation (490,293) (13,477) 10,768 (493,002)
Net Equipment 80,553 (13,477) 67,076
Capitalized Interest 18,310 (18,310)
Less Accumulated Amortization (18,310) 18,310
Net Capitalized Interest
Total Property, Plant, and
Equipment $ 10,309,564 $ 4,411,926 $ (4,767,172) $ 9,954,318
8. SUBSEQUENT EVENTS
Subsequent events have been evaluated from September 30, 2020, until January 28, 2021, the date the financials
were available to be issued. No events have occurred that require disclosure.
9. RELATED PARTY TRANSACTIONS
East-Central Idaho Planning & Development Association (ECIPDA) and East-Central Idaho Development
Company (ECIDC), an entity under common management, have entered into a contract agreement whereby
ECIDC reimburses ECIPDA for all administrative costs incurred on their behalf
11
217
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
NOTES TO THE FINANCIAL STATEMENTS
For the Years Ended September 30, 2020 and 2019
9. RELATED PARTY TRANSACTIONS (Continued)
This is an hourly rate fee which totaled $333,539 for the year ending September 30, 2020 and $318,557 for the
year ending September 30, 2019. ECIPDA shows an account receivable of $64,403 from ECIDC on September
30, 2020 and $79,816 on September 30, 2019. Receivables from ECIDC as of September 30, 2020 consist of
administrative costs.
In addition, the Local RLF which is part of ECIPDA collects rent on a building which is distributed equally
between ECIPDA and ECIDC. Building rent income for fiscal year 2020 and 2019 was $9,575 and $22,800,
respectively, and $9,575 and $15,200 of rent payable has been booked as of September 30, 2020 and September
30, 2019, respectively. In addition, an investment payback was recorded in the amount of $23,687 and $15,137
as of September 30, 2020 and September 30, 2019 respectively.
10. ASSETS RELATED TO ST. ANTHONY AND SUGAR CITY BUSINESS PARKS
East-Central Idaho Planning & Development Association, Inc. has entered into memorandums of understanding
with both the City of St. Anthony and the City of Sugar City regarding the development of business parks in the
respective cities. The agreements state that ECIPDA would help provide cash for the initial infrastructure costs
of these business parks. As the lots in these parks sell, the cities will reimburse ECIPDA for the initial capital
outlay. Additionally, these cities will remit an additional $500,000 from the lot sales to fund an RLF which is
intended to give preference to businesses within the city, but the RLF will be available within their respective
counties. These amounts have been recognized as receivables within the Local Revolving Loan Fund and reported
on the financial statements as unrestricted loan receivables. The additional $500,000 for the RLF has also been
recorded in the receivable but is tracked on the balance sheet as unearned income. There will be no payment
schedule, maturity date, or interest charged on the loans.
11. UNEARNED INCOME
ECIPDA is reporting unearned revenue in the amount of $938,138 which represents the amounts referred to in
Note 10 applicable to creating the revolving loan funds, which have not yet been earned. Since the amounts will
be paid with future business park lot sales, these receivables have been reported as unearned income and will be
recognized as cash is received.
12. ADOPTION OF ASU 2016-14 ACCOUNTING STANDARD
The Financial Accounting Standards Board (FASB) has issued an accounting standard update to improve the net
asset classification requirements and the information presented in the financial statements and notes about a not-
for-profit entity's (NFP's) liquidity, financial performance, and cash flows. The main provisions of the update
require an NFP to present on the face of the statement of fmancial position amounts for two classes of net assets
at the end of the period, rather than for the currently required three classes. Under the provisions of the update an
NFP will report amounts for net assets with donor restrictions and net assets without donor restrictions, as well
as the currently required amount for total net assets.
The adoption of this accounting standard has required the changing of account names on the face of the financial
statement. However, this has not required reclassification of or restatements of assets for East-Central Idaho
Planning and Development Association, Inc. for the period ending September 30, 2020.
12
218
SUPPLEMENTAL INFORMATION
219
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
SCHEDULE OF EXPENDITURES OF FEDERAL AWARDS
For the Years Ended September 30, 2020 and 2019
Name
CFDA
Number
Passthrough
Number
2020
Disbursements
2019
Disbursements
US Department of Commerce
EDA Planning Grant
ED17SEA 3020033 11.302 92,423 $ 54,248
EDA Planning Grant
07-83-0714914-01 11.302 98,139 63,123
EDA RLF — Legacy Fund
07-39-02771/01/02 & 07-39-02401 11.307 1,576,425 1,511,844
EDA RLF Competitive Grant #1
07-79-07541 11307 201,521
EDA RLF COVID Grant #2
07-79-07587 11.307 811,244
EDA COVID CARES Act Planning Grant
ED2OSEA 3070071 11.307 15,645
Public Works and Economic
Development Facilities Program 11.300 587,053
Total US Department of Commerce $ 2,795,397 $ 2,216,268
US Department of Labor
Passed Through the Idaho Dept. of Labor
ECPS Z6Z-600 17.258 IJOT 30,508
ECPT Z6Z-600 17.258 ISX2 18,150
ECPT Z6Z-600 17.258 IFX2 4,144
ECPU Z6Z-600 17.258 ISX2 1,112
ECPU Z6Z-600 17.258 IFX2 4,447
ECPS Z6Z-600 17.259 IFX2 32,477
ECPT Z6Z-600 17.259 ISX2 19,157
ECPT Z6Z-600 17.259 IFXZ 4,373
ECPU Z6Z-600 17.259 ISX2 1,174
ECPU Z6Z-600 17.259 IFX2 4,694
ECPS Z6Z-600 17.278 UO2 37,212
ECPS Z6Z-600 17.278 IFX2 9,374
ECPT Z6Z-600 17.278 ISX2 29,255
ECPT Z6Z-600 17.278 IFX2 6,679
ECPU Z6Z-600 17.278 ISX2 1,792
ECPU Z6Z-600 17.278 IFX2 7,168
Total US Department of Labor 102,145 109,571
TOTAL FEDERAL AWARDS
ASSISTANCE $ 2,897,542 $ 2,325,839
13
220
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
SCHEDULE OF EXPENDITURES OF FEDERAL AWARDS
For the Years Ended September 30, 2020 and 2019
1. EDA PLANNING GRANT
The EDA Planning Grant has a different fiscal year than East Central Idaho Planning & Development Association,
The fiscal year of the EDA Planning Grant is April 1 to March 31. The match required by Grant number
ED17SEA3020033 for the 2020 fiscal period is $37,500. The following schedule reconciles the cash match for
September 30, 2020, as of the periods indicated below:
Cash over expenditure match 10/1/19 to 3/31/20 $ 60,639
Cash over expenditure match 4/1/20 to 9/30/20 54,923
Total cash over expenditure match for grant $ 115,562
The EDA Planning Grant has a different fiscal year than East Central Idaho Planning & Development Association.
The fiscal year of the EDA Planning Grant is April 1 to March 31. The match required by Grant number
ED17SEA3020033 for the 2019 fiscal period is $37,500. The following schedule reconciles the cash match for
September 30, 2019, as of the periods indicated below:
Cash over expenditure match
Cash over expenditure match
10/1/18 to 3/31/19 $ 78,333
4/1/19 to 9/30/19 35,471
Total cash over expenditure match for grant $ 113,804
2. EDA COVID 19 CARES ACT GRANT
ECIPDA was awarded COVID-19 funds to help with the various programs. This award was for $400,000.
3. EDA RLF BALANCES — Legacy and EDA RLF #1
The total balance of the loans outstanding at September 30, 2020 was $1,785,805. The total balance of the loans
outstanding on September 30, 2019 was $1,709,648.
The total balance of loans outstanding in EDA-RLF #1 on September 30, 2020 was $59,060.00. This federal
EDA RLF grant of $1,000,000 is disbursed as we originate loans. As of September 30, 2020, $60,000
dollars had been disbursed,
4. EDA COVID RLF BALANCES
ECIPDA applied for and was awarded $2,266,000 in CARES ACT dollars as an EDA-RLF in late July, This
federal award had no match requirement but included approximately $206,000 (ten percent) in administration
allowance to help support the operation of the project and getting the fund lent out within 24 months. As of
September 30, 2020, the total balance of loans outstanding was $311,245.
5. BASIS OF ACCOUNTING
The Schedule of Federal Awards is prepared on the accrual basis of accounting.
6. INDIRECT COST RATE
ECIPDA elected not to use the 10 percent de minimis indirect cost rate.
14
221
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
SCHEDULE OF ECIPDA INCOME & EXPENSES
For the Years Ended September 30, 2020 and 2019
INCOME
Government Grants
Administration
Building Rents
Interest Earned
Other
TOTAL INCOME
PROGRAM
SERVICES
MANAGEMENT
AND GENERAL
TOTAL
2020
TOTAL
2019
$ 191,895
756,036
407,429
29,411
88,466
$ $ 191,895
756,036
407,429
29,411
88,466
$ 819,611
743,046
381,027
11,338
8,229
$ 1,473,237 $ $ 1,473,237 $ 1,963,251
EXPENSES
Salaries $ 560,208 $ 74,521 $ 634,729 $ 585,344
Personnel Burden 207,392 168,037 375,429 319,274
Administrative 9,320 9,320 19,801
Payback on Investments 8,550 8,550 56,837
Supplies 27,022 17,818 44,840 18,801
Postage 1,115 1,219 2,334 1,571
Fuel for Autos 1,320 4,702 6,022 9,950
Audit 17,165 17,165 16,605
Consultants / Memberships 28,901 48,527 77,428 82,805
Printing 3,313 1,724 5,037 992
Insurance 891 23,528 24,419 25,840
Travel 7,870 2,214 10,084 17,885
Marketing 6,505 2,655 9,160 8,534
Janitorial 26,862 1,140 28,002 23,767
Telephone 874 5,700 6,574 5,970
Maintenance & Repairs 32,421 8,663 41,084 48,782
Automobile 7,643 4,988 12,631 8,333
Board Activities 430 605 1,035 730
Staff Education 1,055 6,932 7,987 1,596
Utilities 80,034 1,947 81,981 79,853
Miscellaneous 1,825 4,016 5,841 15,990
Grant Match 125,000 125,000
Transfer to Local RLF 375,000
Depreciation 188,406 188,406 102,204
TOTAL EXPENSES $ 1,138,551 $ 584,507 $ 1,723,058 $ 1,826,464
NET SURPLUS(LOSS) $ 334,686 $ (584,507) $ (249,821) $ 136,787
15
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EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
SCHEDULE OF RECEIPTS AND DISBURSEMENTS OF
REVOLVING LOAN FUND ADMINISTRATION
For the Years Ended September 30, 2020 and 2019
1. RLF FUNDS MANAGED BY ECIPDA
Headwaters Development Company RLF funds have been managed by ECIPDA based on a professional services
contract between the two entities, In prior years, the Custer County RLF was also managed by ECIPDA, but
was approved for consolidation into the ECIPDA EDA RLF. Therefore, all of the cash and loans were then
transferred to ECIPDA and are now being reported in the financial statements as a part of the consolidated
financial statements. The results of operations of the Headwater Development Company RLF are as follows;
HEADWATERS DEVELOPMENT COMPANY
2019
Cash and certificates of deposit - 9/30/18
Loans receivable - 9/30/18
$ 78,407
411,694
TOTAL FUNDS - 9/30/18 490,101
Interest received from loans and banks 21,739
Administrative fees (5,394)
TOTAL GOVERNMENTAL FUNDS $ 506,446
Cash and certificates of deposit - 9/30/19
Loans receivable - 9/30/19
$ 104,551
401,895
TOTAL GOVERNMENTAL FUNDS $ 506,446
2020
Cash and certificates of deposit - 9/30/19 $ 104,551
Loans receivable - 9/30/19 401,895
TOTAL FUNDS - 9/30/19 506,446
Interest received from loans and banks
Administrative fees
20,867
(6,650)
TOTAL GOVERNMENTAL FUNDS $ 520,663
Cash and certificates of deposit - 9/30/20
Loans receivable - 9/30/20
$ 140,698
379,965
TOTAL GOVERNMENTAL FUNDS $ 520,663
16
223
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC.
SCHEDULE OF RECEIPTS AND DISBURSEMENTS OF
REVOLVING LOAN FUND ADMINISTRATION
For the Years Ended September 30, 2020 and 2019
HEADWATERS — RLF
2020 2019
May Family Ranch loan receivable, with monthly interest payments for one year of
$400, then principal and interest at $735, including interest at 4.0%, maturity date of
November 2033. Repayment Amounts were modified during the past fiscal year to
accommodate a modification made to this loan to allow them to make some repairs to
their facilities. Payments were modified to $750.00 for five months and then raised to
830 a month when the loan amount was modified. Original loan was $120,000. The
loan modification was for $10,250.00.
Wild Idaho Adventures loan receivable, with monthly payments of $1,375, including
interest at 5.5%, maturity date of October 2036. Original loan was $170,639.
Jake and Lacey Windsor loan receivable in monthly payments of $750, including
interest at 5.5%, maturity date of June 2031. Original loan was $85,194.
REM Properties, LLC loan receivable is in monthly payments of $572, including
interest at 5.5% maturity date of November 2032. Original loan was $70,000.
$ 101,681 $ 107,382
147,064 154,973
70,830 75,739
60,390 63,801
$ 379,965 $ 401,895
17
224
JENSEN POULSEN & COMPANY, PLLC
CERTIFIED PUBLIC ACCOUNTANTS
P.O. BOX 50700
185 S. CAPITAL
IDAHO FALLS, IDAHO 83405
ERNEST M JENSEN, M.B.A., C.P.A. TELEPHONE: (208) 522-2295
ROBERT B. POULSEN, C.P.A. (208) 527-1330
SHERI L. POULSEN, C.P.A. FAX: (208) 522-2297
INDEPENDENT AUDITOR'S REPORT ON INTERNAL CONTROL OVER FINANCIAL REPORTING AND ON
COMPLIANCE AND OTHER MATTERS BASEED ON AN AUDIT OF FINANCIAL STATEMENTS PERFORMED
IN ACCORDANCE WITH GOVERNMENT AUDITING STANDARDS
To the Board of Directors of
East-Central Idaho Planning
And Development Association
Rexburg, Idaho
We have audited, in accordance with the auditing standards generally accepted in the United State of America and the standards
applicable to financial audits contained in Government Auditing Standards issued by the Comptroller General of the United States, the
financial statements of East-Central Idaho Planning and Development Association (a nonprofit organization) which comprise the
statement of financial position as of September 30, 2020 and 2019, and the related statements of activities and cash flows for the years
then ended, and the related notes to the financial statements, and have issued our reports thereon dated January 28, 2021, and May 13,
2020, respectively.
Internal Control over Financial Reporting
In planning and performing our audit of the financial statements, we considered East-Central Idaho Planning and Development
Association's internal control over financial reporting (internal control) to determine the audit procedures that are appropriate in the
circumstances for the purpose of expressing our opinion on the financial statements, but not for the purpose of expressing an opinion on
the effectiveness of East-Central Idaho Planning and Development Association's control. Accordingly, we do not express an opinion on
the effectiveness of the Organization's internal control.
A deficiency in internal control exists when the design or operation of a control does not allow management or employees, in the
normal course of performing their assigned functions, to prevent, or detect and correct, misstatements on a timely basis. A material
weakness is a deficiency, or a combination of deficiencies, in internal control such that there is a reasonable possibility that a material
misstatement of the entity's financial statements will not be prevented, or detected and corrected on a timely basis. A significant
deficiency is a deficiency, or a combination of deficiencies, in internal control that is less severe than a material weakness, yet important
enough to merit attention by those charged with governance.
Our consideration of the internal control was for the limited purpose described in the first paragraph of this section and was not designed
to identify all deficiencies in internal control that might be material weaknesses or significant deficiencies, Given these limitations,
during our audit we did not identify any deficiencies in internal control that we consider to be material weaknesses. However, material
weaknesses may exist that have not been identified.
Compliance and Other Matters
As part of obtaining reasonable assurance about whether East-Central Idaho Planning and Development Association's financial
statements are free from material misstatement, we performed tests of its compliance with certain provisions of laws, regulations,
contracts, and grant agreements, noncompliance with which could have a direct and material effect on the determination of financial
statement amounts. However, providing an opinion on compliance with those provisions was not an objective of our audit, and
accordingly, we do not express such an opinion. The results of our tests disclosed no instances of noncompliance that are required to be
reported under Government Auditing Standards.
18
225
Purpose of this Report
The purpose of this report is solely to describe the scope of our testing of internal control and compliance and the results of that testing,
and not to provide an opinion on the effectiveness of the organization's internal control or on compliance. This report is an integral part
of an audit performed in accordance with Government Auditing Standards in considering the organization's internal control and
compliance. Accordingly, this communication is not suitable for any other purpose.
Jensen Poulsen & Company, PLLC
JENSEN POULSEN & COMPANY, PLLC
Certified Public Accountants
Idaho Falls, Idaho
January 28, 2021
19
226
JENSEN POULSEN & COMPANY, PLLC
CERTIFIED PUBLIC ACCOUNTANTS
P.O. BOX 50700
185 S. CAPITAL
IDAHO FALLS, IDAHO 83405
ERNEST M JENSEN, M.B.A., C.P.A. TELEPHONE: (208) 522-2295
ROBERT B. POULSEN, C.P.A. (208) 522-1330
SHERI L. POULSEN, C.P.A. FAX: (208) 522-2297
INDEPENDENT AUDITOR'S REPORT ON COMPLAINCE FOR EACH MAJOR PROGRAM
AND ON INTERNAL CONTROL OVER COMPLIANCE REQUIRED BY THE UNIFORM GUIDANCE
To the Board of Directors of
East-Central Idaho Planning
And Development Association
Rexburg, Idaho
Report on Compliance for Each Major Federal Program
We have audited East-Central Idaho Planning and Development Association's compliance with the types of compliance requirements
described in the OMB Compliance Supplement that could have a direct and material effect on each of East-Central Idaho Planning and
Development Association's major federal programs for the years ended September 30, 2020 and 2019. East-Central Idaho Planning and
Development Association's major federal programs are identified in the summary of auditor's results section of the accompanying
schedule of findings and questioned costs.
Management's Responsibility
Management is responsible for compliance with the requirements of laws, regulations, contracts, and grants applicable to its federal
programs.
Auditor's Responsibility
Our responsibility is to express an opinion on compliance for each of East-Central Idaho Planning and Development Association's
major federal programs based on our audit of the types of compliance requirements referred to above. We conducted our audit of
compliance in accordance with auditing standards generally accepted in the United States of America; the standards applicable to
financial audits contained in Government Auditing Standards, issued by the Comptroller General of the United States; and the audit
requirements of Title 2 U.S. Code of Federal Regulations Part 200, Uniform Administrative Requirements, Cost Principles, and Audit
Requirements for Federal Awards (Uniform Guidance). Those standards and the Uniform Guidance require that we plan and perform
the audit to obtain reasonable assurance about whether noncompliance with the types of compliance requirements referred to above that
could have a direct and material effect on a major federal program occurred. An audit includes examining, on a test basis, evidence
about East-Central Idaho Planning and Development Association's compliance with those requirements and performing such other
procedures as we considered necessary in the circumstances.
We believe that our audit provides a reasonable basis for our opinion on compliance for each major federal program. However, our audit
does not provide a legal determination of East-Central Idaho Planning and Development Association's compliance.
Opinion on Each Major Federal Program
In our opinion, East-Central Idaho Planning and Development Association's complied, in all material respects, with the types of
compliance requirements referred to above that could have a direct and material effect on each of its major federal programs for the year
ended September 30, 2020 and 2019.
20
227
Report on Internal Control over Compliance
Management of East-Central Idaho Planning and Development Association is responsible for establishing and maintaining effective
internal control over compliance with the types of compliance requirements referred to above. In planning and performing our audit of
compliance, we considered East-Central Idaho Planning and Development Association's internal control over compliance with the types
of requirements that could have a direct and material effect on each major federal program to determine the auditing procedures that are
appropriate in the circumstances for the purpose of expressing an opinion on compliance for each major federal program and to test and
report on internal control over compliance in accordance with the Uniform Guidance, but not for the purpose of expressing an opinion
on the effectiveness of internal control over compliance. Accordingly, we do not express an opinion on the effectiveness of East-Central
Idaho Planning and Development Association's internal control over compliance.
A deficiency in internal control over compliance exists when the design or operation of a control over compliance does not allow
management or employees, in the normal course of performing their assigned functions, to prevent, or detect and correct,
noncompliance with a type of compliance requirement of a federal program on a timely basis. A material weakness in internal control
over compliance is a deficiency, or combination of deficiencies, in internal control over compliance, such that there is a reasonable
possibility that material noncompliance with a type of compliance requirement of a federal program will not be prevented, or detected
and corrected, on a timely basis. A significant deficiency in internal control over compliance is a deficiency, or a combination of
deficiencies, in internal control over compliance with a type of compliance requirement of a federal program that is less severe than a
material weakness in internal control over compliance, yet important enough to merit attention by those charged with governance.
Our consideration of internal control over compliance was for the limited purpose described in the first paragraph of this section and
was not designed to identify all deficiencies in internal control over compliance that might be material weaknesses or significant
deficiencies. We did not identify any deficiencies in internal control over compliance that we consider to be material weaknesses.
However, material weaknesses may exist that have not been identified.
The purpose of this report on internal control over compliance is solely to describe the scope of our testing of internal control over
compliance and the results of that testing based on the requirements of the Uniform Guidance. Accordingly, this report is not suitable
for any other purpose.
Jensen Poulsen & Company, PLLC
JENSEN POULSEN & COMPANY, PLLC
Certified Public Accountants
Idaho Falls, ID
January 28, 2021
21
228
EAST-CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION
Schedule of Findings and Responses
September 30, 2020
Section I — Summary of Auditors' Results
Financial Statements
Type of auditors' report issued: Unmodified
Internal control over financial reporting:
Material Weaknesses identified? No
Significant Deficiencies identified? No
Noncompliance material to financial statements noted? No
Federal Awards
Internal control over major programs:
Material Weaknesses identified? No
Significant Deficiencies identified? No
Type of auditors' report issued on compliance for major programs? Unmodified
Any audit findings disclosed that are required to be reported in accordance
with 2 CFR section 200.514? No
Identification of Major Programs
CFDA Number: Name of Federal Program:
#11.307 US Department of Commerce EDA RLF
Dollar Threshold Used to Distinguish Between Type A and Type B Programs: $750,000.
Auditee Qualified as Low Risk Auditee: Yes,
Section II — Financial Statement Findings
None
Section III —Federal Award Programs Findings
None
22
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LEASE - Page 1
ECIPDA.Lease
LEASE
THIS AGREEMENT, made and entered into this XXst day of ______by and between
EAST CENTRAL IDAHO PLANNING AND DEVELOPMENT ASSOCIATION, INC., an
Idaho not-for- Profit Corporation, of 299 East 4th North, Rexburg, Idaho 83440, hereinafter
called "Lessor", and NAME OR BUSINESS NAME hereinafter called "Lessee",
WITNESSETH:
1. Premises Leased.
Lessor does hereby lease to Lessee and Lessee does hereby lease from Lessor those
certain premises described as suite ______ located at the Teton River Business Center building at
343 E. 4th N. in Rexburg, Madison County, Idaho.
2. Term of Lease.
The lease shall be for a period of 12 months beginning, ______________________. The
parties may renew the within Lease at the end of the term thereof by mutual agreement.
3. Rental.
Lessee shall pay to Lessor as rent for the lease the sum of $ XXX.00 per month for each
month of the term of the lease. Payment shall be due and payable on the first day of each month
during the term of this lease. Should the Lessee fail to make any rental payment on or before the
tenth day of the month for which it is due, the Lessee shall pay to the Lessor, in addition to the
monthly rental amount, a late charge equal to five (5) percent of the monthly rental amount.
There will be a $15.00 service charge on all returned checks. Nothing said herein regarding late
charge and service charge shall be deemed a waiver by Lessor of the obligation of the Lessee to
timely make all payments on or before the first day of each month of the term of this lease.
XXX to XXX $XXX.00/month
4. Security Deposit. $XXX.00
The Lessee shall, prior to occupancy; pay to Lessor a security deposit equal to one
month’s rent. The Lessor, without in any way limiting its remedies or rights of recovery, may
apply or retain the whole or any part of the security deposit for the payment of any rent or other
230
LEASE - Page 2
ECIPDA.Lease
sum or debt as to which the Lessee is in default, or for the repair and/or replacement of any
damage for which Lessee is responsible and/or for any sum which the Lessor may expend or
incur by reason of the Lessee’s default in any terms of this lease. In the event the Lessee shall
comply with all of the terms of this lease, the security deposit shall be returned to the Lessee
without interest, after the day fixed as the end of the lease and after the delivery of the leased
premises and all keys to the Lessor, provided, however, that Lessor may retain a sum of
$XXX.00
from the security deposit for cleaning.
5. Use of Premises.
The leased premises shall be used by the Lessee solely for business purposes and all use
by Lessee shall be consistent with the Covenant of Purpose, Use and Ownership and all
conditions and restrictions regarding use of the premises to which Lessor is subject pursuant to
the terms of all grants and loans pertaining to the property made to Lessor by the Economic
Development Administration United States Department of Commerce and all other entities from
whom Lessor has received grants and/or loans pertaining to the premises.
Lessee shall actively conduct such business on the premises during the term hereof, and
may not change the use of the premises without written consent of Lessor. Lessee shall not open
carry or conceal carry any firearms or allow any clients or visitors to knowingly carry as well.
The Teton River Business Center has a No Firearm Policy.
6. Utilities.
Lessor shall furnish and provide at Lessor’s own expense all electric power, water, heat,
air conditioning, janitorial services within common areas. Lessee shall furnish at Lessee’s
expense telephone, internet, and other utilities in connection with the use of the premises.
7. Repairs and Maintenance.
Lessor, at Lessor’s expense, shall make all necessary repairs and provide all maintenance
to the basic structure of the building, including roof, outer walls, and support of floors, to
maintain in good condition the common areas of the building, consisting of halls, restrooms,
stairway, elevator and entryway and also to make such repairs as are due to Lessor’s own
negligence or neglect, to keep the building in good order, repair and condition during the term of
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LEASE - Page 3
ECIPDA.Lease
this lease.
Lessee at Lessee’s own expense shall provide all other repairs and all other maintenance
to keep the leased premises in good order, condition, and repair during the term of this lease.
Lessee shall, at Lessee’s own expense, repair, replace and maintain all portions of the
premises and common areas required as a result of Lessee’s acts and/or omissions and as a result
of the acts and/or omissions of Lessee’s employees and/or agents.
Each party shall in any construction, maintenance or repair of the premises observe all
applicable laws, rules and regulations pertaining thereto.
8. Insurance.
Each party shall, during the continuance of this lease, have the right to insure, against fire
and other casualty, its own interest in any improvements upon or personal property within the
premises and neither party shall have the duty to insure the interest of the other party.
Lessor and Lessee and all parties claiming under them (including any insurer) hereby
mutually release and discharge the other from all claims and liabilities arising from or caused by
loss or damage to the premises, improvements thereon, or any personal property therein, by fire
or other casualty, regardless of the cause of damage or loss. It is the intent of this agreement
that the property and interest of each party hereto, shall be fully insured by the holder and owner
of the respective property and interest of each holder and owner, in the amount selected by him,
and that neither party shall make claim against the other for loss by fire or other casualty, which
may be so insured, regardless of the cause of damage or loss.
Lessee shall continuously maintain public liability insurance on and for the use of the
premises, insuring Lessor and Lessee from public liability from ownership, use, and/or
occupation of the premises, with limits of not less than $100,000 for each person injured or killed
and for limits of not less than $100,000 for claims of property damage. Any policy carried by
Lessor shall not in any way cover Lessee.
Lessee shall make no claim for recovery against the Lessor for damage to or loss of the
demised premises, improvements thereon, or personal property within or upon, which damage is
caused by or results from any acts of carelessness or negligence of the Lessor, Lessor’s officers,
agents, employees, or other persons under Lessor’s control.
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ECIPDA.Lease
9. Taxes.
Lessor shall pay all real property taxes levied and assessed against the leased premises
during the term of this lease. Lessee shall pay any personal property taxes levied and assessed
against Lessee’s property.
All taxes on personal property are to be paid timely to the county tax assessor or to the
entity to which such taxes are owed. If at any time personal property taxes become delinquent,
Lessor may evict Lessee and keep any security deposit to pay taxes.
10. Destruction of Premises.
If the premises are destroyed or rendered untenantable by fire, flood, the elements, or act
of God, during the continuance of this lease, Lessor shall have the option, to be exercised by
notice in writing to Lessee within thirty (30) days after the event, requiring the election to either
(1) terminate this lease, or (2) rebuild and restore that part of the premises provided by Lessor,
within a reasonable time, and no rental need be paid during the time the premises are
untenantable.
11. Quiet Enjoyment.
Lessor covenants and agrees that Lessee, upon payment of the rent and performance of
Lessee’s agreements herein, shall and may peaceably and quietly have, hold, and enjoy the
premises during the continuance of this lease.
12. Removal at End of Term.
Upon termination of the lease, Lessee shall surrender possession of the premises to
Lessor in good order and repair, and in a clean, neat and tidy condition, subject to the other
provisions hereof.
Lessee shall not without prior written consent of Lessor, make alterations, additions,
changes, or improvements to the premises, building nor to fixtures. Any such improvements
shall be solely at the expense of Lessee, shall be done in a good workmanlike fashion, shall not
structurally weaken the building, and no liens shall be suffered to be placed against the premises.
Upon termination of the lease, Lessee shall not have the right to remove the same nor the duty to
restore the premises to the condition prior to such approved alterations, additions, changes, or
improvements. Any alterations, additions or improvements left within and/or upon the premises
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LEASE - Page 5
ECIPDA.Lease
after the termination of this lease shall become the property of the Lessor. If tenant
improvements are approved by Lessor, at the end of the lease term, Lessor may require Lessee to
return premises to original condition at Lessee’s expense.
13. Remedies for Default by Lessee.
In the event that Lessee shall be in arrears in payment of rent, or shall fail to comply with
any of the other covenants, terms, or conditions of this lease, within fifteen (15) days written
notice given by certified mail, return receipt requested, or personally delivered to Lessee of such
defaults, or shall abandon or vacate the premises, then Lessee shall not have the right to continue
to occupy the premises, and Lessor shall have the right to re-enter and repossess the premises.
In that event, although the lease shall be otherwise terminated, Lessee shall remain liable to
Lessor for the loss or damage resulting from the breach of the lease, and Lessee shall remain
liable for any unpaid rent for the remaining term of the lease which may all be declared due and
owing; subject, however, to any appropriate credit for rent received by Lessor by re-letting the
premises to a third party, after deducting any expenses incident to the re-letting of the premises
or otherwise. Lessor is granted a Lessor's lien on all personal property of the Lessee upon the
premises, to secure payment of rent, and in the event of such default may retain possession of the
same to secure payment of the rent.
Failure of Lessor to insist upon the strict performance of the provisions of this lease shall
not be construed as a relinquishment or waiver of Lessor's right to thereafter enforce any such
provisions.
Lessee shall pay all costs, expenses and reasonable attorneys' fees that are incurred by
Lessor in enforcing the covenants and agreements of this lease or collecting damages for the
breach hereof, with or without suit.
Lessor shall, in event of breach by Lessee, have such other remedies as are afforded in
law or equity.
Lessee shall, upon the last day of the lease term, or upon sooner termination of the term,
peaceably and quietly surrender the leased premises to the Lessor, including all alterations or
improvements thereto, in as good condition and repair as at the commencement of the lease or as
at the construction of the alteration or improvement, reasonable wear and tear excepted.
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ECIPDA.Lease
Should the Lessee abandon or surrender the premises for any reason, the Lessor may
immediately remove and store any personal property belonging to the Lessee left on the
premises. Thirty days after the date of abandonment or surrender, the property shall be deemed
abandoned by the Lessee and shall become the property of the Lessor.
14. Remedies for Default by Lessor.
In the event the Lessor shall fail to perform the covenants of this lease on Lessor’s part,
then Lessee may give written notice of the defaults of Lessor by mailing the same to them
certified mail, return receipt requested, and if said defaults are not corrected within fifteen (15)
days after the mailing of the notice, then Lessee at their option may either terminate and cancel
this lease on a date after the expiration of said fifteen (15) day period, which date shall be
selected and designated by the Lessee in the written notice to Lessor, or Lessee may remedy said
breach and the cost of such action may be deducted from unpaid rents which shall accrue under
the unexpired term of this lease.
Lessor shall pay to Lessee all costs, expenses and reasonable attorneys' fees that are
incurred by Lessee in enforcing the covenants and agreements of this lease or collecting damages
for the breach thereof, with or without suit, in the event of default by Lessor.
Lessee shall also have such other remedies as are afforded in law or equity in the event of
any breach by Lessor hereunder.
15. Use of Conference Room.
Lessee may reserve for exclusive use for a short-limited period from time to time the
conference room located in the building. One free use is permitted a month. If the tenant desires
to use the space more then a fee can be negotiated with lessor. Such use may be had on the
condition that Lessee enters into a specific use agreement with Lessor prior to the time of such
exclusive use of the conference room and the use by Lessee of the conference on such occasions
shall be subject to the provisions of the specific use agreement entered into by the parties for
each specific occasion.
16. Miscellaneous.
This lease cannot be assigned by Lessee, nor mortgaged or encumbered, nor the premises
or any part thereof sub-let, without the prior written consent of Lessor.
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LEASE - Page 7
ECIPDA.Lease
All of the provisions of this lease shall be binding upon the heirs, personal
representatives, successors, and assigns of the parties hereto.
The terms "Lessor", "Lessee", "his", "he" and "him" shall be construed, as used herein, to
include singular and plural and masculine and feminine gender and a corporate entity, to
conform to the actual parties hereto.
Lessor shall have the right to enter upon the premises at any reasonable time to inspect or
examine any and all parts thereof.
Lessee shall indemnify and save Lessor harmless and defend Lessor of, from and against
any and all loss, liability, claims, damages, actions, and/or causes of action that may arise out of
and/or be related in any way to Lessee’s occupation and use of the premises.
Lessee shall indemnify and save the Lessor harmless and defend Lessor of, from and
against any and all loss, liability, claims, damages, actions, and/or causes of action occasioned
by, growing out of or arising or resulting from: 1) any default hereunder by the Lessee; 2) any of
the Lessee’s products; or 3) any tortious or negligent action of the Lessee, its agents or
employees.
Any short-term lease extension, after the expiration of the term of this lease, shall be
made only upon written agreement by both parties hereto and shall be construed to be a tenancy
from month to month at a monthly rent as agreed upon by both parties.
In addition to the leased premises, the Lessee shall have a non-exclusive right to use the
conference room, restrooms, employee lunch/break room and such other common areas under
such conditions and restrictions and shall also have a non-exclusive right to utilize any
audio/visual and other equipment provided by the Lessor under such conditions and restrictions
as shall periodically be determined by the Lessor.
All notices and demands, which may or are required to be given by either party to the
other shall be in writing. All notices and demands by the Lessor to the Lessee shall be delivered
personally or sent by the United States certified or registered mail, postage prepaid, addressed to
the Lessee at the premises, or to such other place as Lessee may designate. All notices and
demands by Lessee to the Lessor shall be delivered personally or sent by United States certified
or registered mail, postage prepaid, addressed to the Lessor at the Development Company office
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ECIPDA.Lease
building.
No hazardous materials, products or waste will be allowed on the premises without prior
written consent of the Lessor.
All signage associated with the leased premises and the building itself must be approved,
in advance of its installation, by the Lessor.
This lease document, including all attachments referred to herein, constitutes the entire
agreement between the Lessor and the Lessee.
No promises or representations expressed or implied, either written or oral, not herein set
forth shall be binding upon the Lessor or the Lessee. This lease shall not be modified by any
oral agreement, either expressed or implied, and any modifications shall be in writing and signed
by both the Lessor and the Lessee. This lease shall in all respects be governed by the laws of
the State of Idaho.
If any provision of this lease or the application thereof to any person or circumstances
shall be invalid or unenforceable to any extent, the remainder of this lease and the application of
such provisions to other persons or circumstances shall not be affected thereby and shall be
governed by the laws of the State of Idaho.
If any provision of this lease or the application thereof to any person or circumstances
shall be invalid or unenforceable to any extent, the remainder of this lease and the application of
such provisions to other persons or circumstances shall not be affected thereby and shall be
enforced to the greatest extent permitted by law.
If any proceedings in bankruptcy or insolvency be filed against Lessee, or if any writ of
attachment or writ of execution be levied upon the interest herein of Lessee, and such
proceedings or levy shall not be released or dismissed within sixty (60) days thereafter, or if any
sale of the leasehold interest hereby created or any part thereof, should be made under any
execution or other judicial process or if Lessee shall make any assignment for the benefit of
creditors or shall voluntarily institute bankruptcy or insolvency proceedings, Lessor, at its
election, may reenter and take possession of said premises and remove all persons there from and
may, at its option, terminate this lease.
In the event of any litigation between the parties arising out of this lease or the leased
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LEASE - Page 9
ECIPDA.Lease
premises, the prevailing party shall be allowed all reasonable attorneys’ fees expended or
incurred in such litigation.
The Lessee shall not use or permit anything to be done in or about the premises which
will violate any law, statute, ordinance or governmental rule, regulation or requirement now or
hereafter in force, or the requirements of any board of fire underwriters or other similar body
now or hereafter constituted, relating to or affecting the condition, use or occupancy of the
premises.
IN WITNESS WHEREOF, The parties have executed this lease.
"LESSOR" "LESSEE"
EAST CENTRAL IDAHO PLANNING NAME OR BUSINESS NAME
AND DEVELOPMENT ASSOCIATION
BY:________________________________ BY:________________________________
DATE:_____________________________ DATE:______________________________
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Teton River Business Center
Management Policies
ECIPDA staff members are evaluating the policies currently in place and will be presenting their
recommendations to the Board of Directors during their next meeting. They will also be voting to
elect a small Management Policy Board to assist in the implementation of and adherence to these
processes and policies.
I. Tenant/client selection policy: Currently, prospective tenants are required to submit an
application which is then reviewed by two of ECIPDA’s staff members. This application
process is being revamped to also capture a variety of demographic information, financials,
job creation estimates and a business plan. The new process will be presented to the Board
of Directors for approval during their next meeting. Afterwards, applications will be
reviewed by ECIPDA staff under the direction of the Management Policy Board to
determine acceptability of the proposed tenant. In the event that a potential tenant does not
meet the criteria, they will be referred to services both within and outside of the TRBC to
develop their business plan and/or other qualifications in order to complete an acceptable
application package.
ECIPDA has been successful by marketing its business incubator services mainly through
its extensive business network and through word-of-mouth. However, it also promotes
Equity as defined in EDA’s Investment Priorities by specifically targeting the two
traditionally underserved populations of this area: Women and Hispanic communities. The
demographic information collected during the application process will be used to track
equity statistics.
II. Tenant lease or license agreement: The general lease agreement for the TRBC is
attached as “Attachment 3 ECIPDA General Lease.pdf”. Leases are generally from 1 to
3 years with a rent amount that increases over time until the tenant is at or above market
rates. If a tenant requires special accommodations, ECIPDA provides that on a case-by-
case basis. However, anchor tenants such as CEI and RBDC have a different type of lease
agreement without the intention of graduation to keep them in the facility long term to
continue providing workforce development and technical assistance services (see III.
Business assistance policy below).
III. Business assistance policy: All businesses vary in their need for assistance, which is
provided on a case-by-case basis. ECIPDA has a number of small business loan programs
that offer fixed asset financing as well as some working capital. Technical assistance is
provided by ECIPDA, anchor tenants such as CEI, RBCD as well as our Small Business
Development Center (SBDC) which is located in Idaho Falls and partners with Idaho State
University, and other local resources. Our services include assistance with workforce
development & training, marketing, website development, business plan development,
employment screening, finding qualified contractors to work with, financing (ie. fixed
asset, operational, venture capital), finding a new location after graduation, and etc.
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IV. Staffing plan: ECIPDA has valuable human resources that have managed its network
of business development centers for over 30 years. Currently, there are four staff members
who are actively engaged in the operation of the TRBC facility and we anticipate they will
continue to do so into the future. Resumes and individual bios of key staff can be provided
upon request.
V. Tenant graduation policy: Due to our rural demographics and business community,
ECIPDA has adopted a policy of escalating rents as the tenants mature and reach
profitability. The rent increases on an annual basis until it reaches or exceeds local market
rents, corresponding to progress in the business. This has been a successful policy in
encouraging graduation and movement out into the local commercial market.
VI. Performance plan: ECIPDA staff members are creating a new performance plan to
present to the Board of Directors for approval during their next meeting. This plan will
consist of the regular collection of financial information and monitoring of performance
measurements such as financial ratios, job retention / creation and training & certifications
when applicable. The job retention / creation information will include a request for
demographic information of those positions in order to promote EDA’s investment priority
of Equity and track equity statistics.
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APPENDIX J:
Job Creation Agreement
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Job Creation Agreement
between the City of Rexburg and
ECIPDA, a Non-Profit Economic Development District
Whereas, the City of Rexburg is applying for an Idaho Community Development Block Grant
(ICDBG) to provide construction assistance and support the expansion of Teton River Business Center,
owned and operated by East‐Central Idaho Planning & Development Association, Inc. (ECIPDA), a Non-
Profit representing Idaho’s Economic Development District VI, and the subgrantee of the ICDBG.
Therefore, as a result of the ICDBG assistance, ECIPDA agrees it will create 20 new full-time equivalent
(FTE) jobs and that of these jobs at least 51% will be taken by low and moderate income (LMI) persons.
The City of Rexburg and ECIPDA further agree to abide by all the following conditions of this
Agreement.
Definitions
A. The City of Rexburg, hereafter is known as the LOCAL GOVERNMENT.
B. East‐Central Idaho Planning & Development Association, Inc. (ECIPDA), the subgrantee, hereafter is
known as the NON-PROFIT.
C. Funding Source: The Idaho Community Development Block Grant (ICDBG) program is funded by the
U.S. Department of Housing and Urban Development (HUD) and managed by the Idaho Department
of Commerce (COMMERCE).
D. Low and Moderate Income (LMI): Family median income standards are set annually by HUD at a county
level and by family size. Families having income 80% or less of the median income are defined as
moderate-income families. Families having income 50% or less are defined as low-income families.
E. LMI Person: A member of a LMI family.
F. Full-Time Equivalent (FTE): Job creation must be calculated in FTE’s. An FTE job is the equivalent of
30 hours or more per week. Part-time jobs must be aggregated into FTE’s.
The Project
The LOCAL GOVERNMENT agrees to provide construction assistance and support the NON-PROFIT with
its planned expansion or location in the LOCAL GOVERNMENT’S jurisdiction.
The Teton River Business Center Expansion Project will consist of constructing a new 2-story 20,000
square foot expansion building on a 0.879 acre lot adjacent to and directly East of the current Teton River
Business Center (TRBC) at 343 East 4th North, Rexburg, ID. Some remodeling of the existing building
may also occur on an as-needed basis. Both buildings will be integrated and serve the goals and objectives
of the Teton River Business Center which is owned and operated by East-Central Idaho Planning and
Development Association, Inc. (ECIPDA).
In the event project cost exceeds the total dollars budgeted for the project, the NON-PROFIT shall be
responsible for providing the additional funds needed to complete the project.
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Job Creation
The NON-PROFIT commits that by April 01, 2026, it will create 20 new FTE jobs above its current
employment number as established by December 21, 2021. The NON-PROFIT further commits that at
least 51% (11) of the new jobs will be taken by LMI persons. The new jobs to be created are identified
and incorporated into this agreement in Attachment “A” - Jobs to be Created.
Claw-Back
The NON-PROFIT agrees to reimburse the LOCAL GOVERNMENT a pro rata ICDBG dollar amount per
job not created if (i) the total number of new jobs created does not meet or exceed the number of jobs
committed above and (ii) the LOCAL GOVERNMENT is required to reimburse such amounts to
COMMERCE. The ICDBG dollars per job ratio is $25,000.
Regardless of the number of new jobs created, the NON-PROFIT agrees to reimburse the LOCAL
GOVERNMENT the entire amount of the ICDBG if (i) less than 51% of all new jobs created are taken by
LMI persons and (ii) the LOCAL GOVERNMENT is required to reimburse the ICDBG dollars to
COMMERCE.
The NON-PROFIT and LOCAL GOVERNMENT agree that the decision of COMMERCE will be final in
judging the level of job creation and percentage of jobs taken by LMI persons.
Estimated Project Schedule
Activity
Date
Supporting Documentation to
Submit to COMMERCE
The Project:
Start Construction
04/01/2023
Contract and Notice to Proceed
Construction Complete 04/01/2025 Certificate of Substantial Completion
NON-PROFIT’s Building / Facility:
Start Construction 04/01/2023 Notice to Proceed
Construction Complete 04/01/2025 Occupancy Permit
Job Creation Complete 04/01/2026 Employee Job Listing and Income
Surveys
Recordkeeping and Reports
The NON-PROFIT will provide evidence and documentation of the new jobs created and the persons hired
to fill the new jobs. To document that at least 51% of the jobs are taken by LMI persons, the following
information must be provided before project closeout:
1) The completed ICDBG income surveys of each employee hired. (The income survey must be in
the format as designated by COMMERCE).
2) An employee job listing which identifies the new employee, job title, LMI status before hire, full or
part time position, and wage.
3) Contact information for the NON-PROFIT’S human resource representative.
This information will be retained by the LOCAL GOVERNMENT for a period of four (4) years after project
closeout.
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Monitoring Rights of Government Officials
The information and all records related to this project and its associated job creation will be made available
to the LOCAL GOVERNMENT, COMMERCE, and HUD officials.
The NON-PROFIT upon request will allow the above officials access to the records during regular working
hours. The NON-PROFIT shall, upon request, allow for visual inspection of the NON-PROFIT expansion
and provide for interviews with employees to verify job creation.
Effectiveness
This agreement is effective from the signature date and will remain in effect until the jobs are created and
the grant is closed out by COMMERCE. Closeout occurs after COMMERCE determines the LOCAL
GOVERNMENT has complied with all ICDBG conditions, regulations, and the NON-PROFIT has created
the jobs per this agreement.
Signatures
I certify by my signature that I have the authority to commit East‐Central Idaho Planning & Development
Association, Inc. (ECIPDA) to this Agreement.
Signed: Date:
Name and Title: Melanee Sutton, ECIPDA Board President
I certify by my signature that I have the authority to commit the City of Rexburg to this Agreement.
Signed: Date:
Name and Title: Jerry Merrill, Mayor of Rexburg
This agreement will be executed if EDA funding goes through and this ICDBG application is moved forward.
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