Live Report: Convention center host hotel, Hopewell rezoning
This is a live report from the Dec. 15, 2025 meeting of the Bloomington redevelopment commission. The agenda includes a resolution about land for a convention center host hotel, and a rezoning request for Hopewell South.
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The regular meeting of Bloomington’s redevelopment commission starts at 5 p.m. on Dec. 15, 2025. Information on how to connect to the Zoom electronic meeting platform can be found in the RDC’s meeting information packet.
Names of key people that might be mentioned below include: Deborah Myerson, Sue Sgambelluri, John West, Laurie McRobbie, Randy Cassady (RDC members); Anna Killion-Hanson (RDC executive director); Jessica McClellan (RDC treasurer); Jane Kupersmith (economic and sustainable development director for the city).
7:46 p.m. End of transmission.
7:44 p.m. The final word at the meeting goes to Randy Cassady who cites two people who have had a significant positive impact on economic development in Bloomington recently: "Hats off to Curt Cignetti and Fernando Mendoza," says Randy Cassady.
7:43 p.m. Motion to adopt Resolution 25-136: Supporting the Convention Center Host Hotel on the College Square Property. It passes, as amended, with support from everyone except John West.
7:42 p.m. Responding to a question from Cassady, Kupersmith is describing the next steps which sounds like it will be reporting to the CIB that no deal will be done with Dora Hospitality by this Wednesday.
7:39 p.m. The amendment passes with support from Myerson, Cassady, and McRobbie. Dissenting were West and Sgambelluri.
7:37 p.m. Myerson makes a final pitch for her amendment saying it straddles may different points of view and find a middle ground.
7:36 p.m. Cassady says he thinks everyone agrees that the land in question is a good site for a hotel.
7:34 p.m. Killion-Hanson is reading aloud a statement that was submitted by email by Jerry Hays. The statement calls the term "nominal cost" vague.
7:33 p.m. Eric Ost is now at the public mic. He supports what has been said by Myerson and Keough. He asks that someone come open the door at city hall, because they are locked. Mayor Thomson gets up from her seat to let Ost into the building.
7:31 p.m. A few other people have taken the public mic opposing the idea that the land should be donated to the host hotel project, and i support of Myerson's amendment. Kevin Keough is at the public mic. He asks RDC members to reduce things to simple terms that answer the question: What is it that we're trying to accomplish?
7:24 p.m. A resident of Seminary Square Pointe apartments is at the public mic supporting Myerson's amendment.
7:23 p.m. Bingham says he shares the view of the councilmembers. He says $7 million is an enormous subsidy that should be spent on other things.
7:19 p.m. The council memo calls for an issuance of a new RFP.
7:17 p.m. Next up at the public mic is Daniel Bingham. He is reading aloud the written feedback from four city councilmembers.
7:16 p.m. Whikehart describes the potential impact of the resolution, with its amendment, on the CIB's work on a new RFP. Whikehart: "If Dora can't close the gap they need to go home."
7:13 p.m. Whikehart points to a past amendment from "would" to "may" which Whikehart says gives the RDC as much flexibility as it needs. If the RFP has to be re-opened, Whikehart says, the resolution would just historical and retrospective. As amended, he does not see "how the ball moves down the field."
7:12 p.m. John Whikehart, president of the CIB, is next up at the public mic.
7:10 p.m. Fernandez says that his understanding of the resolution was to signal that Bloomington is open to nominal land cost as a part of the deal. The amendment sends the message that an investment of the land by the RDC is off the table. If the amendment passes it doesn't make sense to pass the resolution, Fernandez says.
7:10 p.m. First at the public mic on the amendment is John Fernandez.
7:09 p.m. It looks like we are headed towards a vote on Myerson's amendment.
7:08 p.m. Cassady says that he thinks it can be made to work without giving the land away. Cassady says he supports Myerson's amendment.
7:07 p.m. Cassady points to the total amount of property taxes that are paid by the hotels in Bloomington.
7:04 p.m. Cassady says that the proposal that Dora made became impossible with the passage of SEA 1. He quotes Thomson, saying we have to do "less with less."
7:03 p.m. Cassady points to the lost tax revenue since the city purchased the property.
7:02 p.m. Sgambelluri doesn't see the wording about "nominal cost" as making a concession, given the other tentative wording in the resolution.
7:00 p.m. West wants to know if Myerson will consider including "reduced cost." Briefly, Myerson doesn't want to include any concession on cost—nominal or reduced. It amounts to the RDC giving up leverage, Myerson. Let the developer ask for it. The concession doesn't need to be put in the resolution.
6:57 p.m. Thomson says the only thing the city can offer is the land, there's nothing else to offer.
6:57 p.m. Thomson says if we're trying to signal a ceiling, the amendment would not do that, it would just say we're open to talking.
6:56 p.m. Myerson says the amendment is an attempt to straddle a fine line.
6:56 p.m. (West and Cassady were the two RDC members who were a part of the negotiations.)
6:55 p.m. West says with the amendment there is no point to the resolution.
6:54 p.m. Rice is asked to define "nominal." She gives the dictionary definition.
6:52 p.m. Robbie says from the point of view of the developer "nominal cost" would basically say to a developer that they can get the RDC to give them the land. It yields leverage that the RDC could hold.
6:50 p.m. Kupersmith says tempering the language doesn't advance the current negotiations with Dora, and the resolution is really about future negotiations.
6:50 p.m. Kerr: "Without a subsidy from someone ... the hotel will not be built."
6:49 p.m. Kerr says if the amendment is passed, it doesn't change anything. The resolution as written describes a possibility going forward.
6:48 p.m. But Kerr says without the amendment by Myerson, the resolution says the RDC might provide the land for a nominal amount.
6:46 p.m. Kerr says nearly all other host hotels in other communities have significant public assistance. He points to SEA 1 as having a big impact on the financing. Any deal on a host hotel will require a significant contribution from public sources, says Kerr.
6:45 p.m. (So it looks like the point of the resolution is to set the stage or the next potential developer of the land, so that expectations are clear.)
6:45 p.m. In the November executive session, Kerr said, it was clear that even if the land were given to Dora there would be no deal.
6:43 p.m. Assistant city attorney Dana Kerr said the expectation that there would be compensation for the purchase cost of the land persisted through June of this year. Only then did it become clear that Dora Hospitality would require some kind of public subsidy.
6:42 p.m. Killion-Hanson says the resolution, amended or not, is not going to fix the issue with Dora Hospitality.
6:42 p.m. Killion-Hanson said that removal of the "nominal cost" part of the resolution, it no longer expresses the idea of a "ceiling".
6:41 p.m. Sgambelluri wants to know from West and Cassady if there is any point to the resolution with its softened language.
6:38 p.m. There are two changes. The second one would make the third "resolved" clause read: "The Bloomington redevelopment commission hereby provides notice of its further commitment to the host hotel project by making known that the real estate at College Square, if necessary, for the host hotel, may be made available in some form and on terms to be determined by the RDC and structure to protect the city of bloomington's best interest and limit public risk."
6:36 p.m. Myerson says she has a proposed amendment to the key resolved clause. She is distributing hard copies of her amendment, centered on the word "nominal."
6:35 p.m. Margie Rice is comparing an contrasting the county and city contributions to the convention center project.
6:33 p.m. Corporation counsel Margie Rice says that the resolution is not part of a binding negotiation. The resolution says the RDC may make the College Square available at no or nominal cost. She points out that two of the RDC members are appointed by the city council and three are appointed by the mayor. (The mayor is still here.)
6:30 p.m. Here's some written feedback from city councilmembers from city councilmembers.
6:29 p.m. The basic idea: Dora Hospitality and Bloomington RDC have been negotiating over the use of the former Bunger & Robertson property. Soil borings have been done, but no design work has started, according to Kupersmith.
6:27 p.m. Resolution 25-136: Supporting the Convention Center Host Hotel on the College Square Property. Jane Kupersmith, director of economic and sustainable development for Bloomington, is presenting the background. She's starting with background on the host hotel RFP that was made in mid-2024.
6:27 p.m. Motion to approve Resolution 25-154: Approval of Lease Agreement with Prometheus Energetics, LLC at The Forge. It passes unanimously.
6:26 p.m. Fernandez says approval of the lease would mean 86% occupancy at The Mill.
6:24 p.m. Fernandez says there's a COLA adjustment that means the base rent is higher than others the RDC has approved.
6:22 p.m. Resolution 25-154: Approval of Lease Agreement with Prometheus Energetics, LLC at The Forge. The Mill's executive director, John Fernandez is presenting this item. He says Prometheus is in the defense sector and is planning a big facility in Greene County.
6:21 p.m. Motion to approve Resolution 25-153: Approval of Change Order Package #1 for Hopewell West. It passes unanimously.
6:19 p.m. Myerson asks that when this kind of resolution is drafted, the numbers are presented and added and presented with the sums, with the exhibits label to correspond to the descriptions. "Put it really clearly in there," Myerson says. Dana Kerr says the legal department will discuss Myerson's suggestions.
6:16 p.m. West questions whether the title of the resolution covers all of the change order amounts.
6:14 p.m. Resolution 25-153: Approval of Change Order Package #1 for Hopewell West. Kendall Knoke, with the city's engineering department is explaining the change in costs for the Jackson Street road construction.
6:13 p.m. Motion to approve Resolution 25-152: Conceptual Approval of Comprehensive and Coordinated Design of Hopewell South Blocks 8, 9 & 10 for Request to Rezone. It passes unanimously.
6:12 p.m. Killion-Hanson notes that the house types are not a part of this approval. It's just the zoning.
6:10 p.m. Myerson points people to the Hopewell South presentation that the city council received a couple hours ago.
6:08 p.m. Even factoring in the needed city council approval of the rezoning, Killion-Hanson thinks mid-May could mark the conclusion of the platting process.
6:06 p.m. Cassady asks for the number of homes that the proposed zoning would support. Killion-Hanson says it would allow 98 homes, starting at $83,00 to $653,000 (only two of them).
6:06 p.m. Killion-Hanson says changes can be made up to Dec. 29, but tonight the RDC would be conceptually approving what has been filed.
6:05 p.m. This proposed rezone will be up in front of plan commission on Jan. 12, 2026, Killion-Hanson says
6:04 p.m. Resolution 25-152: Conceptual Approval of Comprehensive and Coordinated Design of Hopewell South Blocks 8, 9 & 10 for Request to Rezone. Now we are getting a presentation on Hopewell south from Killion-Hanson.
6:03 p.m. Motion is to approve Resolution 25-151: Approval of adoption of the Citizen Advisory Committee’s recommendations for the 2026 Community Development Block Grant Funds. It passes unanimously.
6:03 p.m. Myerson calls the committee work to make the recommendations really hard work.
5:59 p.m. The organizations recommended for allocations are: Boys & Girls Club, LifeDesigns, Middle Way House Inc., My Sister’s Closet, New Hope For Families, Summit Hill Community Development Corp., Bloomington Housing Authority. Here's the breakdown of recommended allocations.
5:58 p.m. Here's how that breaks down: $505,890.45 for Physical Improvements; $116,743.95 for Social Services; $155,658.60 for the Administration of the program;
5:57 p.m. The estimated allocation for the upcoming cycle is: $778,293.
5:54 p.m. We're now on the presentation of Resolution 25-151: Approval of adoption of the Citizen Advisory Committee’s recommendations for the 2026 Community Development Block Grant Funds.
5:53 p.m. Motion is to postpone Resolution 25-141: Approval of Agreement with Adaptive Commons for Comprehensive and Coordinated Design of Hopewell West Block 4. It passes unanimously. But it's not clear at which meeting it will be taken up. Early 2026 in any case.
5:51 p.m. Conversation turns to future meeting schedule—so that RDC members can figure out whether a postponement of the Adaptive Commons agreement would work. Assistant city attorney Dan Kerr points out that RDC appointments are all for just one year.
5:51 p.m. Sgambelluri asks if Killion-Hanson can say something to make West and Myerson feel better about this.
5:50 p.m. John West echoes Myerson's concern. He doesn't want the RDC to be a resume builder for them. West is convinced they are ready for this work.
5:49 p.m. Myerson said her reason for hesitation is that she didn't see a portfolio of projects on their website. She wants some examples of previous deliverables they have produced. She wants to move things forward but wants to ensure she's doing due diligence to ensure there is previous work that would indicate a good fit.
5:47 p.m. Killion-Hanson says RDC staff does not have capacity to handle this project and that what's required is somebody who knows what they are doing.
5:47 p.m. Given that this would be yet another out-of-state firm, Cassady wants to ensure the goal it to bring in local builders and architects.
5:44 p.m. John West asks why planning Block 4 is not a project that Flintlock can do. Flintlock is firm that is handling Hopewell South. Killion-Hanson responds by saying the two firms know each other. Large form residential is not in Flintlock's wheelhouse, Killion-Hanson says.
5:43 p.m. Mayor Kerry Thomson has arrived. She calls the site visit with Adaptive Commons "phenomenal." Their ability to plan capital stacks is something that's needed in this community, Thomson says.
5:43 p.m. Cassady draws out the fact that the scope of work for Adaptive Commons is just Block 4.
5:41 p.m. Cassady calls the timeline aggressive. Here's the timeline: Block 4 Pre-Development (phase I) – January 2026 – July 2026; Block 4 Financing & Development – August 2026 start
5:38 p.m. Cassady wants to know if other firms besides Adaptive Commons were considered. Was an RFP issued? Killion-Hanson indicates not RFP for the work of Adaptive Commons was issued. Adaptive Commons is supposed to help the city put together the RFP for the development of Block 4.
5:37 p.m. Myerson moves to deliberations among RDC members on: Resolution 25-141: Approval of Agreement with Adaptive Commons for Comprehensive and Coordinated Design of Hopewell West Block 4
5:34 p.m. Cassady wants to understand how the residential part of project would be financed—the answer it debt financing. The expectation will be that Bloomington retains ownership of the land, through a ground lease.
5:34 p.m. Cassady wants to know if Adaptive Commons has seen the most recent structural analysis of the parking garage.
5:33 p.m. Myerson wants to have a clearer understanding of the team from Adaptive Commons who would be handling the Hopewell project to see if it is a good fit.
5:31 p.m. The firm Adaptive Commons is two years old as a business. Myerson wants to see some examples from the firm's portfolio.
5:27 p.m. Sue Sgambelluri asks about the amount of public subsidy that would be required. The relevant page from the meeting information packet has the title: Catalytic capital & partnerships at play. Also a part of the financing approach could include LIHTC, which stands for Low-Income Housing Tax Credit.
5:27 p.m. Killion-Hanson says that the work that Adaptive Commons would be doing here is to avoid the weakness of the city of Bloomington's previous public offerings—namely, they were not specific enough to be successful.
5:25 p.m. John West is concerned that the use of New Markets would limit the kind of commercial uses that could be allowed.
5:24 p.m. One of the financing proposals from Adaptive Commons is New Markets Tax Credits—federal incentives that encourage private investment in low-income communities by providing tax credits to investors who finance qualified development projects through certified community development entities.
5:22 p.m. Kupersmith says that Adaptive Commons has a clearer idea of how to integrate the parking garage into the planning for Block 4. The idea is not to compete with Hopewell South, says the Adaptive Commons representative.
5:20 p.m. Killion-Hanson points out the Block 4 includes the Hopewell parking garage.
5:19 p.m. The agreement with Adaptive Commons is worth $125,200.
5:17 p.m. Also among the deliverables for Adaptive Commons: Block 4 schematic massing options; Updated unit count, unit mix, rent and ownership mix, and affordability targets for Hopewell Block 4 based on current market conditions and available capital sources; Capital stack for each component of Block 4 (i.e., parking garage upgrades, homeownership model)
5:15 p.m. Adaptive Commons is supposed to deliver: Block 4 site plan, which includes: Open space plan; Pedestrian, bike, and vehicular access; Building placement and proposed programming (commercial, residential, etc.)
5:14 p.m. A bit later on the agenda, the RDC will take up an item related to Hopewell South—Resolution 25-152: Conceptual Approval of Comprehensive and Coordinated Design of Hopewell South Blocks 8, 9 & 10 for Request to Rezone.
5:10 p.m. Upstairs in city hall in the Allison Conference Room, the city council is getting a presentation on the PUD proposal for Hopewell South. On the ground floor here in the McCloskey Conference Room, the RDC is getting a presentation on a different part of Hopewell, namely Block 4. Hopewell is the planned new neighborhood to be constructed at and around the site of the former IU Health hospital, which has been demolished—except for the parking garage and the administration building.
5:06 p.m. The RDC is now getting a presentation from Adaptive Commons on the planning for Hopewell West Block 4.
5:05 p.m. No director's report. No legal report. No treasurer's report. McClellan is upstairs at the special meeting of the city council.
5:04 p.m. Payroll registers are also approved.
5:02 p.m. Claims are now approved.
5:02 p.m. Minutes are up for approval. They are approved without controversy.
5:01 p.m. The meeting has been called to order. Everybody is here.
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