Hooper Crossing's draft deal leaves any city contribution to later agreements

Hooper, Utah's council is weighing a commercial and residential development called Hooper Crossing near 5500 South and 4700 West. The records before the council set out how public money could be used for it, but leave any dollar amount to later agreements. ^[4]

The incentive policy

On March 19, 2026, the council voted 3-0 to table the economic development policy after discussion; Councilmember Ryan Hill proposed tabling it for more review and added language. ^[7]

On April 16, the council approved the policy "as written," with the motion noting that it does not obligate the city to any specific actions. Councilmembers Larry Ropelato and Ray Hancock voted aye, Hill and Dale Fowers voted nay, and Mayor Sheri Bingham voted aye to break the tie. ^[1]

On May 7, the council approved the April 16 minutes with a correction showing Councilmember David Craig present for the closed session and adjournment. ^[2]

The policy says community reinvestment area reimbursements are funded only from new tax revenue a project generates and paid after performance is demonstrated. It requires participation agreements to include post-performance reimbursement structures, clearly defined performance standards, clawback or repayment provisions for non-performance and ongoing reporting. For public infrastructure districts, it states: "No City guarantee of district debt." ^[3]

The policy says the council decides whether a fiscal impact or cost-benefit analysis should be prepared, by an independent consultant if directed, and that nothing in it obligates the city to approve any incentive request. ^[3]

The draft agreement

The Sept. 17 council agenda lists a public hearing and resolution on a development agreement with Terra Strada LLC and an ordinance rezoning parcels near 4700 West and 5500 South, conditioned on a master development agreement. ^[4]

The draft agreement in the packet has a blank effective date and no signatures. It allocates about 23 acres to commercial use, about 12 acres to R3, about 12 acres to a planned unit development and about 5 acres to flex use, and caps residential units at 125. ^[4]

It assigns project improvements to the developer unless the agreement or a separate council-approved reimbursement or public-financing agreement provides otherwise. It treats a city-maintained regional sewer lift station as a system improvement eligible for city or agency funding, while internal collection lines remain the developer's responsibility. ^[4]

Possible funding sources it lists include community reinvestment agency funds, public infrastructure district bonds or revenues, impact fee reimbursements, grants, interlocal revenues and special assessments. Section 5.5 requires a separate council-approved agreement to set the amount, timing, source and conditions of any city contribution. Section 5.6 says the agreement does not pledge the city's full faith and credit or unrestricted general fund revenues absent separate council authorization. ^[4]

Section 4.1.4 calls for a good-faith review if residential permits would exceed 70% of approved units before substantial commercial construction starts. The city may keep processing residential applications if it finds the developer made commercially reasonable efforts and delays stem mainly from market or transportation timing. ^[4]

The reinvestment area

The Sept. 17 agency packet includes Resolution No. 2026-06, which would designate a survey area, tentatively name it the Hooper Crossing Community Reinvestment Project Area and direct staff to prepare a draft project area plan and budget and negotiate with taxing entities. Its signature and attest lines are blank. ^[5]

As of Oct. 16, the city's meeting page listed no minutes for either Sept. 17 meeting. ^[6]