River's Edge Development (Playland Park)

[Louie]

That is cool.

[omahahawk]

That is cool.

very

[ita]

This excerpt is taken from yesterday's council meeting (does any know a national developer that can take a crack at this development?):

Background
On February 14, 2022, the Council Bluffs City Council approved Resolution No. 22-48 which authorized the Community Development Department to release a Request for Proposals (RFP) for the following six parcels of land in River’s Edge Subdivision:

 Parcel A: Block 1, River’s Edge Subdivision (1.72 acres)
 Parcel B: Lot 2, Block 3, River’s Edge Subdivision, Replat 2 (.81 acres)
 Parcel C: Block 4, River’s Edge Subdivision (.86 acres)
 Parcel D: Lot 1, Block 5, River’s Edge Subdivision, Replat 2 (.75 acres)
 Parcel E: Lot 3, Block 5, River’s Edge Subdivision, Replat 2 (.35 acres)
 Parcel F: Lot 2, Block 5, River’s Edge Subdivision, Replat 2 (.42 acres)

The purpose of the RFP was to find a qualified developer/development team to build a mixture of condominiums, multi-family apartments, mixed commercial/residential structures, and/or townhomes on the above six lots, in accordance with the adopted River’s Edge Master Development Plan.

Discussion

On February 15, 2022, the City released the River’s Edge RFP through their IonWave online bidding portal, as well as, directly emailed it to approximately 50 real estate developers/brokers throughout the Council Bluffs-Omaha Metropolitan Area and Midwest region. The advertisement was active for at least 30-days (March 25, 2022), as required by Iowa Urban Renewal laws. A total of two responses were received by the City. The first response was a letter from Broadmoor stating they are interested in developing the subject properties, but have a different vision for how these parcels should be developed as compared to the adopted River’s Edge Master Plan (see Attachment A). Specifically, Broadmoor prefers to develop Parcel A: Block 1, River’s Edge Subdivision with apartments, as opposed to, the condominium tower(s) shown in the adopted River’s Edge Master Plan. The second response was from Baxter Development whose proposal includes a 200-unit apartment building, to be known as Moselle on Parcel A, along with 54 townhomes and 25 rowhouses throughout Parcels B-F. Baxter Development’s total estimated project costs are $60 million and they are requesting TIF and/or a special tax assessment in order for their project to be financially viable.

From 2017 through 2021, the City had signed agreements with the firm “Argent”, then later “ArgentBaxter”, to develop Parcel A. Argent’s original development proposal was to build two residential towers (one with apartments and one with condominiums) on the property; however, they were unable to move forward with the project due to bank financing and not being able to “pre-sell” a certain percentage of the condominium units. The City and Argent then renegotiated and transferred the agreement to an associated firm known as, Argent-Baxter, so they could develop the property with one 13-story residential building that included 210 apartments and 24 condominium units. The City ultimately had to terminate this agreement due to lack of performance by Argent-Baxter.

Council Communication
April 11, 2022 City Council Meeting
The Community Development Department and the Mayor’s office have reviewed Baxter’s proposal and recommend it be rejected, and that City Council direct the Community Development Department to readvertise a separate RFP for Parcel A and a separate RFP for Parcels B-F, in order to attract a wider range of development interest for these properties.

Here are some pictures from Baxter's proposal:

[TitosBuritoBarn]

That's uh... quite a bit shorter.

[ita]

That's uh... quite a bit shorter.

Yeah, I am happy that Council Bluffs is sticking to their guns and not moving from getting a mid/high rise(s) built on Lot 1. River's Edge will be an awesome place for some nice condos; easy vehicular/bike/pedestrian access to Omaha and CB's retail and entertainment districts and proximity to a lot of nice public amenities once Phase 4 is complete.

[skinzfan23]

I agree, good choice to hold out for CB, that area could at least use something over 10 floors.

[Athomsfere]

Agreed this was the right move. Too important of a project, and too important of a staple the development in general to scale this back too much.

[PotatoeEatsFish]

God what a lame proposal. I hate when developers absolutely ignore what cities are asking for on lots. They really thought the city would just accept their boring suburban idea out of desperation. Curious if other developers are also eyeing the lot right now.

[buildomaha]

God what a lame proposal. I hate when developers absolutely ignore what cities are asking for on lots. They really thought the city would just accept their boring suburban idea out of desperation. Curious if other developers are also eyeing the lot right now.

CB clearly has a stronger back than its big brother…

[ita]

God what a lame proposal. I hate when developers absolutely ignore what cities are asking for on lots. They really thought the city would just accept their boring suburban idea out of desperation. Curious if other developers are also eyeing the lot right now.

That's what I would hope. Since the RFP closed, the master plan was released and CB has made it clear they want the streetcar to come across the river. I think that would help boost interest in River's Edge. I mean with housing being so tight, I would think some developer/investor would be willing try a 10+ story tower there. There is just too much momentum for CB to settle for anything less.

[Hawkeye]

God what a lame proposal. I hate when developers absolutely ignore what cities are asking for on lots. They really thought the city would just accept their boring suburban idea out of desperation. Curious if other developers are also eyeing the lot right now.

CB clearly has a stronger back than its big brother…

I can see how you would characterize it that way. We've all been dismayed at some of the proposals Omaha has allowed over the years--especially downtown--as well as some they've passed on that we wish would have come to fruition.

But in Ol' Hawkeye's mind, the main difference is the number of developable options. If Omaha gives in (or appears to) and allows what many might consider an underwhelming or out-of-place project to take up a prime spot, they can do so knowing they have many more prime spots--either currently vacant or with obsolete structures on them currently--where things like the new MOO tower for example, can go. So when a developer balks at building on lot A, Omaha can say, "Oh, no problem. Howsabout lot B or C or D or E or this lot that has a crappy old building on it?"

As far as Rivers Edge, CB has basically one shot. If a developer balks at building a 10-15 story tower on that plot, CB's response almost has to be, "Oh. Okay. Welp, that's pretty much all we've got. Thanks for playing." Don't get me wrong...as a native son, I'm all-in on them getting some form of relatively significant tower on that site and I'm glad they're not settling. I'm just saying perhaps it becomes a tiny bit easier to show a stronger back as you put it, when you have few, if any, backup options to counter with.

[iamjacobm]

50 developers got sent an RFP, only two responded. One with the proposal above and one with a single-page letter basically saying what you are asking for isn't going to work, give us a call when you realize that.

Not exactly bullish on some tower on that site any time soon.

[ita]

I took this picture a couple weeks ago of the new small park in front of the office building.

[Athomsfere]

50 developers got sent an RFP, only two responded. One with the proposal above and one with a single-page letter basically saying what you are asking for isn't going to work, give us a call when you realize that.

Not exactly bullish on some tower on that site any time soon.

Does anyone have a copy of that RFP?

Was too much risk on the developer?

Because as much as I do believe this project will work, I don't think it's going to have the ROI timeline that a developer would want. It's a great project for Omaha / CB. But if the developer does most of the financing, it's probably going to take twice as long as a normal development to break even (at this scale).


My gut feelings at least.

[Coyote]

Lewis and Clark Landing at The RiverFront Virtual Tour



The RiverFront

Lewis and Clark Landing is currently undergoing renovations as a part of the Riverfront Revitalization project in downtown Omaha. Lewis and Clark Landing at The RiverFront will open in the late summer of 2023.

[nebraska]

[skinzfan23]

Nice pic, that looks great. I feel like the Pelican needs some eyes.

[nebraska]

Didn't notice the eyes until you said something. Here's a shot from the other side, for the curious.

[Coyote]

Tom Hanafan River's Edge Park



This is a cinematic video of Tom Hanafan River's Edge Park recorded with a drone. Tom Hanafan River's Edge Park is located at 4200 Avenue B, Council Bluffs, IA 51501 in controlled air space. Laance authorization was received to fly here.

[Coyote]

Summer Fest at River's Edge taking place in Council Bluffs Saturday



KMTV 3 News Now

Summer Fest at River's Edge taking place in Council Bluffs Saturday

[ita]

I just pulled (I think) a new rendering of the tower from the updated project website. Hopefully they are starting it soon. I noticed a couple weeks ago that the giant mulch piles were almost gone, so they must be working on the ground level trails.

[ita]

A couple more pictures. I think this is the first time they have shown what the treetop boardwalk might look like:

https://mbj.com/home-base-council-bluff ... r-workers/





It would be nice to see an overhead layout of where everything is going to be, but the renderings so far look very interesting. The stuff happening here will be a very nice complement to Omaha's riverside/parks.

[ita]

50 developers got sent an RFP, only two responded. One with the proposal above and one with a single-page letter basically saying what you are asking for isn't going to work, give us a call when you realize that.

Not exactly bullish on some tower on that site any time soon.

Does anyone have a copy of that RFP?

Was too much risk on the developer?

Because as much as I do believe this project will work, I don't think it's going to have the ROI timeline that a developer would want. It's a great project for Omaha / CB. But if the developer does most of the financing, it's probably going to take twice as long as a normal development to break even (at this scale).


My gut feelings at least.

https://councilbluffs.novusagenda.com/a ... tingID=534

August 22 council meeting will discuss the RFP's. Check out resolution 22-211 in the linked agenda. It clarifies that the previous RFP required any interested developers to submit plans for all 6 of the 7 parcels remaining for development (the seventh is the office site south of the current office building; city will issue a separate RFP for that project). As part of this council meeting, the city will issue an RFP that will allow any developer to submit plans for individual parcel or whole hog. I think this will help get additional developers into the mix, particularly for the tower. If you check out the RFP, it lists the prices for each parcel. Parcel A is listed at $190k; that's not too bad from a land acquisition standpoint, for a potential high rise development. The City is still expecting a 10-12 story residential tower(s) in Parcel A, and good for them for not lowering their expectations. RFP's are due back on 10/4 with public hearing on 10/24. So, I will keep an eye on the agendas after 10/4 and post as soon as I see anything about the submissions.

[Athomsfere]

50 developers got sent an RFP, only two responded. One with the proposal above and one with a single-page letter basically saying what you are asking for isn't going to work, give us a call when you realize that.

Not exactly bullish on some tower on that site any time soon.

Does anyone have a copy of that RFP?

Was too much risk on the developer?

Because as much as I do believe this project will work, I don't think it's going to have the ROI timeline that a developer would want. It's a great project for Omaha / CB. But if the developer does most of the financing, it's probably going to take twice as long as a normal development to break even (at this scale).


My gut feelings at least.

[url]file:///C:/Users/isaiah.ang/Downloads/Agenda_2022_8_22_Meeting(534).pdf[/url]

August 22 council meeting will discuss the RFP's. Check out resolution 22-211 in the linked agenda. It clarifies that the previous RFP required any interested developers to submit plans for all 6 of the 7 parcels remaining for development (the seventh is the office site south of the current office building; city will issue a separate RFP for that project). As part of this council meeting, the city will issue an RFP that will allow any developer to submit plans for individual parcel or whole hog. I think this will help get additional developers into the mix, particularly for the tower. The City is still expecting a 10-12 story residential tower(s) in Parcel A, and good for them for not lowering their expectations. RFP's are due back on 10/4 with public hearing on 10/24. So, I will keep an eye on the agendas after 10/4 and post as soon as I see anything about the submissions.

Ummm... Isaiah ? I have no idea what you did there but a link to your hard drive isn't readable for me ;)

[ita]

50 developers got sent an RFP, only two responded. One with the proposal above and one with a single-page letter basically saying what you are asking for isn't going to work, give us a call when you realize that.

Not exactly bullish on some tower on that site any time soon.

Does anyone have a copy of that RFP?

Was too much risk on the developer?

Because as much as I do believe this project will work, I don't think it's going to have the ROI timeline that a developer would want. It's a great project for Omaha / CB. But if the developer does most of the financing, it's probably going to take twice as long as a normal development to break even (at this scale).


My gut feelings at least.

[url]file:///C:/Users/isaiah.ang/Downloads/Agenda_2022_8_22_Meeting(534).pdf[/url]

August 22 council meeting will discuss the RFP's. Check out resolution 22-211 in the linked agenda. It clarifies that the previous RFP required any interested developers to submit plans for all 6 of the 7 parcels remaining for development (the seventh is the office site south of the current office building; city will issue a separate RFP for that project). As part of this council meeting, the city will issue an RFP that will allow any developer to submit plans for individual parcel or whole hog. I think this will help get additional developers into the mix, particularly for the tower. The City is still expecting a 10-12 story residential tower(s) in Parcel A, and good for them for not lowering their expectations. RFP's are due back on 10/4 with public hearing on 10/24. So, I will keep an eye on the agendas after 10/4 and post as soon as I see anything about the submissions.

Ummm... Isaiah ? I have no idea what you did there but a link to your hard drive isn't readable for me ;)

Haha, on no, my name is out. I fixed the link (hopefully) in the original post. Try this:

https://councilbluffs.novusagenda.com/a ... tingID=534

[Athomsfere]

50 developers got sent an RFP, only two responded. One with the proposal above and one with a single-page letter basically saying what you are asking for isn't going to work, give us a call when you realize that.

Not exactly bullish on some tower on that site any time soon.

Does anyone have a copy of that RFP?

Was too much risk on the developer?

Because as much as I do believe this project will work, I don't think it's going to have the ROI timeline that a developer would want. It's a great project for Omaha / CB. But if the developer does most of the financing, it's probably going to take twice as long as a normal development to break even (at this scale).


My gut feelings at least.

[url]file:///C:/Users/isaiah.ang/Downloads/Agenda_2022_8_22_Meeting(534).pdf[/url]

August 22 council meeting will discuss the RFP's. Check out resolution 22-211 in the linked agenda. It clarifies that the previous RFP required any interested developers to submit plans for all 6 of the 7 parcels remaining for development (the seventh is the office site south of the current office building; city will issue a separate RFP for that project). As part of this council meeting, the city will issue an RFP that will allow any developer to submit plans for individual parcel or whole hog. I think this will help get additional developers into the mix, particularly for the tower. The City is still expecting a 10-12 story residential tower(s) in Parcel A, and good for them for not lowering their expectations. RFP's are due back on 10/4 with public hearing on 10/24. So, I will keep an eye on the agendas after 10/4 and post as soon as I see anything about the submissions.

Ummm... Isaiah ? I have no idea what you did there but a link to your hard drive isn't readable for me ;)

I think I like this better. Forcing the developer to be on the hook for 6 or 7 parcels was not a smart move. Hopefully this pans out and the midrise / highrise makes it there.

Also, say the word and I remove all references to your name too

[ita]

50 developers got sent an RFP, only two responded. One with the proposal above and one with a single-page letter basically saying what you are asking for isn't going to work, give us a call when you realize that.

Not exactly bullish on some tower on that site any time soon.

Does anyone have a copy of that RFP?

Was too much risk on the developer?

Because as much as I do believe this project will work, I don't think it's going to have the ROI timeline that a developer would want. It's a great project for Omaha / CB. But if the developer does most of the financing, it's probably going to take twice as long as a normal development to break even (at this scale).


My gut feelings at least.

[url]file:///C:/Users/isaiah.ang/Downloads/Agenda_2022_8_22_Meeting(534).pdf[/url]

August 22 council meeting will discuss the RFP's. Check out resolution 22-211 in the linked agenda. It clarifies that the previous RFP required any interested developers to submit plans for all 6 of the 7 parcels remaining for development (the seventh is the office site south of the current office building; city will issue a separate RFP for that project). As part of this council meeting, the city will issue an RFP that will allow any developer to submit plans for individual parcel or whole hog. I think this will help get additional developers into the mix, particularly for the tower. The City is still expecting a 10-12 story residential tower(s) in Parcel A, and good for them for not lowering their expectations. RFP's are due back on 10/4 with public hearing on 10/24. So, I will keep an eye on the agendas after 10/4 and post as soon as I see anything about the submissions.

Ummm... Isaiah ? I have no idea what you did there but a link to your hard drive isn't readable for me ;)

I think I like this better. Forcing the developer to be on the hook for 6 or 7 parcels was not a smart move. Hopefully this pans out and the midrise / highrise makes it there.

Also, say the word and I remove all references to your name too

You're good, don't worry about it.

Yes, for sure, this is a much better arrangement. Hopefully, CB is able to pull in more developers aside from Broadmoor and Baxter.

[Athomsfere]

You're good, don't worry about it.

Yes, for sure, this is a much better arrangement. Hopefully, CB is able to pull in more developers aside from Broadmoor and Baxter.

What I'd love is a nice ~15 story building, surrounded by 45% apartments and 50% condos / townhouses in ~4 - 10 story buildings. Fill in the last 5% or so with retail and commercial, and maybe a public service or two. Then make it a super TOD zone with something like 1 parking space per 3 beds or or 2000 sqft... I mean, we should be able to make it work being right on a bike lane... And then run the ORBT there for ~10 years until maybe the LRT/ streetcar could finish it all up.

But I know, I am far too much of a liberal car-hating urbanite for my plans to mesh well with the region

[ita]

You're good, don't worry about it.

Yes, for sure, this is a much better arrangement. Hopefully, CB is able to pull in more developers aside from Broadmoor and Baxter.

What I'd love is a nice ~15 story building, surrounded by 45% apartments and 50% condos / townhouses in ~4 - 10 story buildings. Fill in the last 5% or so with retail and commercial, and maybe a public service or two. Then make it a super TOD zone with something like 1 parking space per 3 beds or or 2000 sqft... I mean, we should be able to make it work being right on a bike lane... And then run the ORBT there for ~10 years until maybe the LRT/ streetcar could finish it all up.

But I know, I am far too much of a liberal car-hating urbanite for my plans to mesh well with the region

Let's save your plans for the Dodge Park golf course redevelopment! While River's Edge has been building out for while now, I really hope developers see what is planned for Phase 4 of the amenities, ie. the tower, trails, etc.. Additionally, the streetcar and everything happening on the Omaha side, which was not public when the previous RFP was released. I don't know if the current interstate expansion project just east hurts River's Edge, but River's Edge has a lot going for it and has a lot of potential. While I would be happy with one, I really want to see the two tower vision come to fruition. Do a mix of apartments and condos, maybe some retail on the south side of the development, and it'd be golden. I am still advocating for a CLT residential mid/high rise here.

[Athomsfere]

You're good, don't worry about it.

Yes, for sure, this is a much better arrangement. Hopefully, CB is able to pull in more developers aside from Broadmoor and Baxter.

What I'd love is a nice ~15 story building, surrounded by 45% apartments and 50% condos / townhouses in ~4 - 10 story buildings. Fill in the last 5% or so with retail and commercial, and maybe a public service or two. Then make it a super TOD zone with something like 1 parking space per 3 beds or or 2000 sqft... I mean, we should be able to make it work being right on a bike lane... And then run the ORBT there for ~10 years until maybe the LRT/ streetcar could finish it all up.

But I know, I am far too much of a liberal car-hating urbanite for my plans to mesh well with the region

Let's save your plans for the Dodge Park golf course redevelopment! While River's Edge has been building out for while now, I really hope developers see what is planned for Phase 4 of the amenities, ie. the tower, trails, etc.. Additionally, the streetcar and everything happening on the Omaha side, which was not public when the previous RFP was released. I don't know if the current interstate expansion project just east hurts River's Edge, but River's Edge has a lot going for it and has a lot of potential. While I would be happy with one, I really want to see the two tower vision come to fruition. Do a mix of apartments and condos, maybe some retail on the south side of the development, and it'd be golden. I am still advocating for a CLT residential mid/high rise here.

Dodge Park is of course on my personal radar too, as a hobbyist urbanist... But the way I see it is if we can do it once on this scale with the Bob right there... Imagine how much easier it would be to do it even better at Dodge Park, or anywhere else in downtown / North Downtown?

[ita]

I just watched the council meeting when they talk about the resolution to release RFP's for the individual parcels at River's Edge. One of the councilmen specifically said they are hoping for developers other than those who have submitted proposals in the past, ie. Broadmoor and Baxter. Hopefully, splitting up the parcels will get the results they are seeking.

[Jins123]

Did some walking over by the apartments and saw they’ll have a Thai restaurant opening in the former bar store bay and a fitness center too

[ita]

Update on the RFP, per the agenda for the 10/24/22 city council meeting, city is pushing public comments meeting to 11/14 from 10/24. The City received a grand total of 2 proposals...so likely the same stuff they got last time, unfortunately. My expectations are low, based on current market conditions, but if they can start building on the other parcels and leave Parcel A for that mid/high rise development, that might be the best option.

[Coyote]

The challenges of drawing businesses to River's Edge in CB:
'Everybody kind of just stopped'

COUNCIL BLUFFS, Iowa. (KMTV) — It can take years to attract more businesses and amenities to an area. One example is River's Edge in Council Bluffs. It features public spaces and a prime view of the Missouri River. One business owner taking a change in the area is Bablue Taddy. He's opening a restaurant called Mercy Thai at River's Edge Parkway. Taddy saw it as a good opportunity since it is the first Thai restaurant in the area, but he sees a need for some growth. "I think I might have to do a lot of advertisement and stuff like that since it's not a business area yet," Taddy said. Over the past 15 years, there have been plans to develop along the riverfront in Council Bluffs. Three years ago, an office building at 4201 Rivers Edge Parkway opened.

[ita]

Well, public hearing on the RFP's are being pushed from 11/14 to 11/28. Hopefully this is the last postponement so we can see what was proposed. However, based on the the delay, the proposals likely do not conform to the master plan.

[ita]

This continues to be one of my most anticipated portions of the Riverfront Revitalization Plan, but I am glad it is getting recognition by AIA, as shown in the MBJ. Just another rendering as we wait for construction to start.

[ita]

So council bluffs is settling for the Baxter plan, 7 stories for the tower site. Disappointed but I get it. It's about 200 apartments, so it's sa good number of units added to the riverfront. Public discussion is scheduled for the 24th. Lots b, d, and e will be developed by Broadmoor, townhome style apartment mostly. They are also planning for additional retail space, so that will be nice.

[PotatoeEatsFish]

So council bluffs is settling for the Baxter plan, 7 stories for the tower site. Disappointed but I get it. It's about 200 apartments, so it's sa good number of units added to the riverfront. Public discussion is scheduled for the 24th. Lots b, d, and e will be developed by Broadmoor, townhome style apartment mostly. They are also planning for additional retail space, so that will be nice.

This makes me wonder if the future plans to turn the golf course into a neighborhood will work. A streetcar would fuel some development but I think Council Bluffs is just kind of a cursed place to develop because of the interstate making it feel like islands of development.

[ita]

So council bluffs is settling for the Baxter plan, 7 stories for the tower site. Disappointed but I get it. It's about 200 apartments, so it's sa good number of units added to the riverfront. Public discussion is scheduled for the 24th. Lots b, d, and e will be developed by Broadmoor, townhome style apartment mostly. They are also planning for additional retail space, so that will be nice.

This makes me wonder if the future plans to turn the golf course into a neighborhood will work. A streetcar would fuel some development but I think Council Bluffs is just kind of a cursed place to develop because of the interstate making it feel like islands of development.

I understand the concern and it's totally legitimate. There is a trail connecting River's Edge and Dodge Park, but under the interstate needs some sprucing up to make that transition more seamless.

I think (and hoping) that the Streetcar and UNMC NExT changes the equation. I think whether Dodge Park is successful will depend on our expectations. I really want incredibly dense, walkable, livable residential district. In my mind, that's more than more 4+1 and/or suburban style apartment complexes. I want to see new urbanism, missing middle type housing, some residential towers, and buildings in the size of what's being proposed by Baxter at River's edge. By my calculations, this is a 90 acre property (I couldn't find actual numbers, just a rough measure via Google Maps). I think it needs to be built to house a few thousand, at least. I may be very disappointed by the ultimate outcome, but I am looking forward to what happens across the river.

[Athomsfere]

So council bluffs is settling for the Baxter plan, 7 stories for the tower site. Disappointed but I get it. It's about 200 apartments, so it's sa good number of units added to the riverfront. Public discussion is scheduled for the 24th. Lots b, d, and e will be developed by Broadmoor, townhome style apartment mostly. They are also planning for additional retail space, so that will be nice.

This makes me wonder if the future plans to turn the golf course into a neighborhood will work. A streetcar would fuel some development but I think Council Bluffs is just kind of a cursed place to develop because of the interstate making it feel like islands of development.

I understand the concern and it's totally legitimate. There is a trail connecting River's Edge and Dodge Park, but under the interstate needs some sprucing up to make that transition more seamless.

I think (and hoping) that the Streetcar and UNMC NExT changes the equation. I think whether Dodge Park is successful will depend on our expectations. I really want incredibly dense, walkable, livable residential district. In my mind, that's more than more 4+1 and/or suburban style apartment complexes. I want to see new urbanism, missing middle type housing, some residential towers, and buildings in the size of what's being proposed by Baxter at River's edge. By my calculations, this is a 90 acre property (I couldn't find actual numbers, just a rough measure via Google Maps). I think it needs to be built to house a few thousand, at least. I may be very disappointed by the ultimate outcome, but I am looking forward to what happens across the river.

I don't mind that section of the trail. It's where it runs along that truck road that it sucks.

That said, I like everything you said there. Add in minimal parking, and greenways.