The HRA heard a presentation on whether the city should use Tax Increment Financing (TIF)—a tool that captures future property tax increases to pay for development costs—to help fund the Enclave project at the Macy's site on France Avenue. City Manager Patrick Nindorf told the board that "without the use of tax increment financing to reimburse them for some cost in the future this project is unable to proceed it's unable to secure debt and Equity to move forward."

Staff presented two scenarios: one with TIF that includes affordable housing, green building standards, and infrastructure improvements, and another without TIF that would require the city to waive those requirements. Developer Brahma sketched out what a non-TIF project would look like—significantly larger in scale and lacking affordable units—to illustrate why financial assistance is necessary.

However, Commissioner Risser voiced strong objections to both the process and the substance of the proposal. He criticized the city for "bundling" site plans with zoning decisions and questioned whether a pedestrian tunnel under France Avenue—one of the promised public benefits—actually serves the community. "I as a member of the HRA do not see a tunnel at this location under France as a public benefit," Risser said.

City Attorney Dave Kendall clarified an important legal point: the HRA has independent authority to reject TIF financing even though the City Council has already approved the underlying zoning for the project. "The HRA is free to decide not to approve Tiff," Kendall stated. "The HRA is not required to approve Tiff simply because the city council has approved PUD zoning."

The board took no vote on the TIF proposal, leaving the decision pending. The meeting highlighted a fundamental tension in the project: whether the promised public benefits—park maintenance fees, affordable housing, and pedestrian improvements—justify using public tax dollars to subsidize private development.