HomeMy WebLinkAboutFirst Amended Union District Plan (Annexation) 4835-4848-9712 v.7
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 1
FIRST AMENDMENT TO THE
URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL
PROJECT
MERIDIAN URBAN RENEWAL AGENCY
(also known as Meridian Development Corporation)
CITY OF MERIDIAN, IDAHO
Ordinance No. 20-1882
Adopted June 9, 2020
Effective June 19, 2020, publication
First Amendment to the Union District Plan
Ordinance No. _____________
Adopted _______________
Effective ________ 2021, publication
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 2
BACKGROUND
This First Amendment (“First Amendment”) to the Urban Renewal Plan for the Union
District Urban Renewal Project (the “Plan”) amends the Plan for the following purpose: to add
approximately 1.46 acres (including rights-of-way) of land contiguous to the northwestern
boundary of the Union District Project Area and generally bounded by E. Idaho Avenue on the
north, NE 2nd Street on the east, a portion of Broadway Avenue on the south, and E. Main Street
on the west, an area referred to as the “Idaho Block.” The scope of this First Amendment is limited
to addressing the addition of the Idaho Block to the Union District Project Area. It is important to
note this First Amendment to the Plan does not extend the Plan’s duration. The Plan terminates on
December 31, 2040; however, revenue allocation proceeds will be received in 2041 pursuant to
Idaho Code Section 50-2905(7).
This First Amendment to the Plan, seeking to add the Idaho Block to the Union District
Project Area pursuant to Idaho Code Section 50-2033, is not deemed to be a modification under
Idaho Code Section 50-2903A. “Modification shall not be deemed to have occurred when: . . . (ii)
There is a plan amendment to accommodate an increase in the revenue allocation area boundary
as permitted in section 50-2033, Idaho Code…” Idaho Code Section 50-2903A(1)(a)(ii).
Idaho Code Section 50-2033 permits an urban renewal agency, after July 1, 2011, to add
area to an existing revenue allocation area one (1) time “so long as the total area to be added is not
greater than ten percent (10%) of the existing revenue allocation area and the area to be added is
contiguous to the existing revenue allocation area . . . .” Idaho Code § 50-2033. Contiguity cannot
be established solely by a shoestring or public railroad right-of-way. See Idaho Code § 50-2033.
The geographic area to be added to the Union District Project Area is contiguous to the existing
Union District Project Area and is less than ten percent (10%) of the existing revenue allocation
area, which is 15.86 acres.
A separate base assessment value will be established for the area to be added to the Union
District Project Area, effective retroactive to January 1, 2021. The Agency will receive an
allocation of revenues from the added area from any increases in value above the base value
through the remaining years of the Plan. The base values for the original Union District Project
Area will continue to be retroactive to January 1, 2020.
The area to be added to the Union District Project Area was deemed to be a deteriorated
area and/or a deteriorating area under the Law and Act and, therefore, eligible for inclusion into
the existing revenue allocation area pursuant to the Idaho Block Annexation to Union District
(Proposed) Eligibility Report, prepared by Kushlan | Associates, dated June 2021 (the “Eligibility
Report”). The Eligibility Report was submitted to the Agency, which by adoption of Resolution
No. 21-027 on June 9, 2021, found the additional area to be eligible and authorized the
transmission of the Eligibility Report and Resolution to the Meridian City Council, together with
the Agency’s recommendation that the area be designated as appropriate for an urban renewal
project, and seeking direction from the City Council to proceed with urban renewal plan
amendment. The Meridian City Council, by adoption of Resolution No. 21-2274 on July 6, 2021,
found the area under consideration to be a deteriorating area or a deteriorated area in the City, as
defined by the Law and the Act, and authorized preparation of a plan amendment.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 3
AMENDMENTS TO THE PLAN
1. Definitions. Capitalized terms not otherwise defined herein shall have the
respective meanings ascribed to such terms in the Plan.
2. The following defined terms are amended throughout the Plan as follows:
a. Delete “Project Area” and replace with “Amended Project Area” except
where specifically referenced in this First Amendment.
b. Delete references to “Attachment 1” and replace with “Attachment 1, as
supplemented by Attachment 1A” except where specifically referenced in this First Amendment.
c. Delete references to “Attachment 2” and replace with “Attachment 2, as
supplemented by Attachment 2A” except where specifically referenced in this First Amendment.
d. Delete references to “Attachment 4” and replace with “Attachment 4, as
supplemented by Attachment 4A” except where specifically referenced in this First Amendment
e. Delete references to “Attachment 5” and replace with “Attachment 5, as
supplemented by Attachment 5A” except where specifically referenced in this First Amendment.
3. Amendment to List of Attachments. The List of Attachments on page iii of the Plan
is amended by deleting the list of attachments and replacing it as follows:
Attachment 1 Boundary Map of Union District Urban Renewal Project
Area and Revenue Allocation Area
Attachment 1A Boundary Map of the Additional Area
Attachment 2 Legal Description of Union District Urban Renewal Project
Area and Revenue Allocation Area
Attachment 2A Legal Description of the Boundary of the Additional Area
Attachment 3 Properties Which May be Acquired by the Agency
Attachment 4 Map Depicting Expected Land Uses and Current Zoning
Map of the Project Area
Attachment 4A Map Depicting Expected Land Uses and Current Zoning
Within the Area Added by the First Amendment
Attachment 5 Economic Feasibility Study
Attachment 5A Supplement to the Economic Feasibility Study: Financial
Analysis Related to the 2021 Annexation
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 4
4. Amendment to Section 100 of the Plan. Section 100 is amended by deleting the last
sentence of the first paragraph and replacing it as follows:
Attachments 1 through 5, as supplemented by Attachments 1A, 2A,
4A and 5A, attached hereto (collectively, the “Plan Attachments, as
supplemented”) are incorporated herein and shall be considered a part of
this Plan.
5. Amendment to Section 102 of the Plan. Section 102 entitled “Procedures Necessary
to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-
2906” is amended by adding new paragraphs to the end of the existing language as follows:
Subsequent to the adoption of this Plan in 2020, in 2021, the Agency
retained a third-party consultant to review approximately 1.46 acres of land
adjacent and contiguous to the Project Area for an eligibility determination
for an urban renewal project. The area reviewed included land contiguous
to the northwestern boundary of the Union District Project Area and
generally bounded by E. Idaho Avenue on the north, NE 2nd Street on the
east, a portion of Broadway Avenue on the south, and E. Main Street on the
west (the “Idaho Block”).
The Idaho Block was reviewed and determined to be a deteriorated
area and/or a deteriorating area under the Law and the Act and, therefore,
eligible for inclusion into the existing revenue allocation area pursuant to
the Idaho Block Annexation to Union District Eligibility Report (proposed),
prepared by Kushlan | Associates, dated June 2021 (the “Eligibility
Report”). The Eligibility Report was submitted to the Agency, which by
adoption of Resolution No. 21-027 on June 9, 2021, found the additional
area to be eligible and authorized the transmission of the Eligibility Report
and Resolution to the City Council, together with the Agency’s
recommendation that the area be designated as appropriate for an urban
renewal plan amendment. The City Council by adoption of Resolution No.
21-2274 on July 6, 2021, found the area under consideration to be a
deteriorating area or a deteriorated area in the City, as defined by the Law
and the Act, and authorized preparation of a plan amendment. The 1.46
acres being added to the Project Area hereby creates the “Amended Project
Area” as further described and shown in Attachments 1, 1A, 2, and 2A.
This First Amendment to the Plan (the “First Amendment”) adds
certain parcels that were deannexed from the Downtown District Plan and
Project Area in 2021 pursuant to the Second Amendment to the Meridian
Revitalization Plan.
This First Amendment was prepared and submitted to the Agency
for its review and approval. The Agency approved the First Amendment by
the adoption of Resolution No. ___________ on ___________, 2021 and
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 5
submitted the First Amendment to the City Council with its
recommendation for adoption.
In accordance with the Law, this First Amendment was submitted to
the Planning and Zoning Commission of the City. After consideration of
the First Amendment, the Commission filed Resolution _____ dated
______, 2021, with the City Council stating that the First Amendment is in
conformity with the City’s Comprehensive Plan.
Pursuant to the Law and Act, the City Council, having published due
notice thereof, held a public hearing on the First Amendment. Notice of the
hearing was duly published in the Idaho Press, a newspaper having general
circulation in the City. The City Council adopted the First Amendment on
______, 2021, pursuant to Ordinance No. _____.
6. Amendment to Section 103 of the Plan. In Section 103, the term “Project Area” is
now replaced with the term “Amended Project Area.”
7. Amendment to Section 103 of the Plan. Section 103 of the Plan is amended by the
addition of new Section 103.1 entitled “History and Current Conditions of the Expansion Area” as
follows:
During 2021, the City, Agency, and other interested parties began to
examine the need to expand the Project Area to include additional area
adjacent and contiguous to the Project Area that continued to be
underdeveloped.
The approximately 1.46 acres to be added to the Project Area
includes eleven (11) tax parcels with an Old Town (OT) zoning designation
and are located within the older developed area within the community.
None of the parcels appear to be owner-occupied residences. Only the south
half of Idaho Avenue between Main Street and NE 2nd Street is included.
The area reviewed exhibited deteriorated conditions due to the age or
obsolescence of the structures. The area is transitioning to a modern
commercial center and the configuration of small lots does not
accommodate modern commercial development rendering redevelopment
economically infeasible. Similarly, the eleven (11) parcels range in size
with the majority of lots under 5,000 square feet, which is an insufficient
size to accommodate economical economic development. Diversity of
ownership is also present, which makes land assemblage challenging.
These above conditions result in economic underdevelopment of the area
and are conditions that substantially impair and arrest the sound growth of
the City.
The First Amendment embraces the principles set forth in the Plan
and proposes improvements to public infrastructure and other publicly
owned assets throughout the expansion area, creating the framework for the
development of mixed-use, retail, office, commercial, and residential,
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 6
projects, as well as, façade improvements, planning studies and installation
and improvements to other public facilities, including, but not limited to,
streets, streetscapes, water and sewer improvements, environmental and
floodplain remediation/site preparation, public parking, other community
facilities, parks, plazas, open space, and pedestrian/bike amenities. The
expansion area is underdeveloped and is not being used to its highest and
best use due to age and obsolescence, as well as faulty lot layout in relation
to size, adequacy, accessibility or usefulness, obsolete platting, and
diversity of ownership. The foregoing conditions have resulted in economic
underdevelopment of the expansion area and has arrested or impaired
growth in the expansion area.
The preparation and approval of an urban renewal plan amendment
including a revenue allocation financing provision, gives the City additional
resources to solve the public infrastructure problems in this area. Revenue
allocation financing should help to improve the situation. In effect, property
taxes generated by new developments within the Amended Project Area
may be used by the Agency to finance a variety of needed public
improvements and facilities. Finally, some of the new developments may
also generate new jobs in the community that would, in turn, benefit area
residents.
It is unlikely individual developers will take on the prohibitive costs
of constructing the necessary infrastructure in the expansion area without
the ability of revenue allocation to help offset at least some of these costs.
But for urban renewal and revenue allocation financing, the proposed
commercial, office, residential and related public improvements would not
occur.
8. Amendment to Section 200 of the Plan.
a. Section 200 entitled “DESCRIPTION OF THE PROJECT AREA” is
deleted and replaced as follows:
DESCRIPTION OF THE AMENDED PROJECT AREA
The boundaries of the Project Area and of the Revenue Allocation
Area are shown on Attachment 1, Boundary Map of Union District Urban
Renewal Project Area and Revenue Allocation Area, and are described in
Attachment 2, Legal Description of Union District Urban Renewal Project
Area and Revenue Allocation Area.
The boundaries of the area added to the Project Area, pursuant to the
First Amendment, are shown on Attachment 1A, Boundary Map of the
Additional Area, and are described in Attachment 2A, Legal Description of
the Boundary of the Additional Area. Collectively, the Project Area, as
amended, may be referred to as the “Amended Project Area.”
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 7
For purposes of boundary descriptions and use of proceeds for
payment of improvements, the boundary shall be deemed to extend to the
outer boundary of rights-of-way or other natural boundary unless otherwise
specified.
The attachments referenced above are attached hereto and are
incorporated herein by reference.
9. Amendment to Section 301 of the Plan. Section 301 is amended as follows:
a. Section 301 is amended by deleting subsection (t) and replacing it as
follows:
t. The construction and financial support of cultural facilities
and the enhancement, installation and/or construction of parks, open spaces,
plazas, and public recreational facilities;
b. Section 301 is amended by adding a new subsection (x) as follows:
x. The provision of financial and other assistance to encourage
and support the Agency’s façade improvement program
c. Section 301 is amended by adding a new subsection (y) as follows:
y. The funding in whole, or in part, any planning studies within
the Amended Project Area.
10. Amendment to Section 302 of the Plan. Section 302 is amended by deleting the first
paragraph and replacing it as follows:
Urban renewal activity is necessary in the Amended Project Area to
combat problems of physical deterioration or deteriorating conditions. As
set forth in greater detail in Sections 103 and 103.1, the Amended Project
Area has a history of stagnant growth and development compared to the
greater downtown area of the City based on deteriorated or deteriorating
conditions that have arrested or impaired growth in the Amended Project
Area primarily attributed to: underdeveloped properties; inadequate
pedestrian and bicycle connectivity and mobility; the presence of a
substantial number of deteriorating structures; deterioration of site; age and
obsolescence; a predominance of defective or inadequate street layout;
faulty lot layout in relation to size, adequacy, accessibility or usefulness;
unsanitary or unsafe conditions; diversity of ownership; and defective or
very unusual conditions of title. The Plan for the Amended Project Area is
a proposal to work in partnership with public and private entities to improve,
develop, and grow the economy within the Amended Project Area by the
implementation of a strategy and program set forth in Section 301, as
amended.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 8
11. Amendment to Section 502 of the Plan.
a. Section 502 is amended by deleting the first sentence of the first paragraph
and replacing it as follows: The Agency hereby adopts revenue allocation financing provisions as
authorized by the Act, effective retroactively to January 1, 2020, for the original Project Area and
effective retroactively to January 1, 2021, for the area added to the Project Area by the First
Amendment.
b. Section 502 is amended by deleting the first and second sentences of the
fifth paragraph and replacing them as follows: A statement listing proposed public improvements
and facilities, an economic feasibility study, estimated project costs, fiscal impact upon other
taxing districts, and methods of financing project costs required by Idaho Code Section 50-2905
is included in Attachment 5 for the Project Area, and as supplemented in Attachment 5A for the
area added by the First Amendment. The information contained in Attachment 5 incorporated
estimates and projections based on the Agency’s and the consultants’ knowledge and expectations
at that time. The information contained in Attachment 5A necessarily incorporates estimates and
projections based on the Agency’s present knowledge and expectations and includes analysis and
assessment based on the additional 1.461 acres added to the Project Area.1
12. Amendment to Section 502.1 of the Plan. Section 502.1 is amended by deleting
Section 502.1 and replacing it as follows:
Attachment 5 consists of the Economic Feasibility Study for the
Union District Urban Renewal Area prepared by Kushlan | Associates and
SMR Development, LLC for the original Project Area. Attachment 5A
consists of the Economic Feasibility Study for the area added to the Project
Area by the First Amendment prepared by Kushlan | Associates. Portions
of the data from Attachment 5 are restated in Attachment 5A to the extent
additional information was available related to the timing of projects
impacting revenue generation and project funding in the expansion area
(collectively, Attachments 5 and 5A are referred to as the “Study”). The
Study constitutes the financial analysis required by the Act.
13. Amendment to Section 502.3 of the Plan. Section 502.3 of the Plan is amended by
the addition of new Section 502.3.1 entitled “Updated Ten Percent Value Limitation and the Ten
Percent Geographic Limitation” as follows:
Under the Act, the base assessed valuation for all revenue allocation
areas cannot exceed gross/net ten percent (10%) of the current assessed
taxable value for the entire City. According to the Ada County Assessor,
the assessed taxable value for the City as of January 1, 20202 less
1 See also Section 301 to the Plan, as amended.
2 Due to the timing of the assessment process and creation of this Plan, the 2020 values have been
used to establish compliance with the 10% limitation. Using the 2020 values, the total adjusted base value of the
existing and proposed revenue allocation areas combined with the value of this annexation into the Project Area are
less than 2.62% of
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 9
homeowners’ exemption is $10,375,837,804. Therefore, the 10% limit is
$1,037,583,780.
The adjusted base assessed value of each of the existing revenue
allocation areas, plus the expansion area and the proposed revenue
allocation areas, as of January 1, 2020, is as follows:
Downtown District3 $146,334,050
Ten Mile District $39,539,125
Union District $2,144,360
Proposed Union District Project Area Amendment $3,414,100
Proposed Northern Gateway District $68,832,974
Proposed Linder District4 $11,978,500
TOTAL: $272,243,109
The adjusted base values for the combined revenue allocation areas
total $272,243,109, which is less than 10% of the City’s 2020 taxable value.
Further, Idaho Code Section 50-2033 provides that after July 1,
2011: “[a]n urban renewal plan that includes a revenue allocation area may
be extended only one (1) time to extend the boundary of the revenue
allocation area so long as the total are to be added is not greater than ten
percent (10%) of the existing revenue allocation area and the area to be
added is contiguous to the existing revenue allocation area but such
contiguity cannot be established solely by a shoestring or strip of land which
comprises a railroad or public right-of-way.” The Project Area consists of
approximately 15.86 acres; therefore, the 10% geographic limit is
approximately 1.59 acres. The area to be added to the Project Area, which
is adjacent and contiguous to the Project Area, consists of approximately
1.461 acres, which is less than 10% of the acreage included in the Project
Area.
14. Amendment to Section 502.7 of the Plan.
a. Section 502.7 is amended by adding a new sentence at the end of the second
sentence of the second paragraph as follows: The addition of the geographic area to the Project
Area pursuant to the First Amendment does not reset the base5; however, for the area added, the
base value is the assessed value as of January 1 of the year in which the municipality approved the
expansion or, in this instance, January 1, 2021.
the total taxable value of the City. Even assuming an increase in values for 2022, the combined adjusted base values
of the revenue allocation areas would not exceed 10% of the current assessed taxable value for the entire City.
3 Less area deannexed by the First Amendment to the Meridian Revitalization Plan Urban Renewal Project, and the
Second Amendment to the Meridian Revitalization Plan Urban Renewal Project.
4 May not be established until calendar year 2022.
5 See Idaho Code Sections 50-2903A(1)(a)(ii) and 50-2033.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 10
b. Section 502.7 is amended by adding a new footnote following the fourth
sentence of the second paragraph as follows: House Bill 389 passed during the 2021 Legislative
Session, effective in significant part as of January 1, 2021, further limits a taxing entity’s abil ity
to increase the property tax portion of its budget. The Supplement to the Economic Feasibility
Study: Financial Analysis Related to the 2021 Annexation, included as Attachment 5A, has
considered the impact of House Bill 389 on the Project’s overall feasibility.
c. Section 502.7 is amended by adding a new footnote following the first
sentence of the fifth paragraph as follows: House Bill 389 amended Idaho Code Sections 63-802
and 63-301A limiting the value placed on the new construction roll and available to a taxing district
for a budget capacity increase. This could result in lower levy rates over time.
d. Section 502.7 is amended by deleting the last sentence of the fifth paragraph
and replacing it as follows: Upon termination of this Plan, as amended by the First Amendment,
and the Amended Project Area, the taxing entities will be able to include a percentage6 of the
accumulated new construction roll value in setting the following year’s budget (subject to any
applicable cap) pursuant to Idaho Code Sections 63-802 and 63-301A.
e. Section 502.7 is amended by adding new paragraphs following the end of
the seventh paragraph as follows:
Pursuant to the First Amendment and Attachment 5A concerning the
expansion, as 2021 certified levy rates are not determined until late
September 2021, the 2020 certified levy rates have been used in Attachment
5A for purposes of the analysis.7 Those taxing districts and rates are as
follows:
Taxing Districts: Levy Rates:
The City of Meridian .002230856
The West Ada School District (School District No. 2) .000014472
Ada County .002149935
Emergency Medical District/Ada County Ambulance .000118422
Mosquito Abatement District .000021106
The Ada County Highway District .000701539
Meridian Library District .000430489
Meridian Cemetery District .000048343
Western Ada Recreation District .000037736
College of Western Idaho .000124266
TOTAL8 .005877164
6 Pursuant to House Bill 389, 80% of the total eligible increment value is added to the new construction roll.
7 Due to the timing of the taxing districts’ budget and levy setting process, certification of the 20 21 levy rates did
not occur until this First Amendment had been prepared and considered by the Agency. In order to provide a basis to
analyze the impact on the taxing entities, the 2020 levy rates are used. Use of the 2020 levy rates provides a more
accurate base than estimating the 2021 levy rates.
8 Net of voter approved bonds and levies.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 11
House Bill 587, as amended in the Senate, effective July 1, 2020,
amends Idaho Code Section 50-2908 altering the allocation of revenue
allocation funds to the Agency from the Ada County Highway District
levy9. This amendment will apply to the expansion area10 added by this First
Amendment and provides: “[i]n the case of a revenue allocation area first
formed or expanded to include the property on or after July 1, 2020, all taxes
levied by any highway district, unless the local governing body that created
the revenue allocation area has responsibility for the maintenance of roads
or highways” will be allocated to the applicable highway district, which in
this case is the Ada County Highway District.
However, amended Idaho Code Section 50-2908 further provides
the highway district and Agency may enter into an agreement for a different
allocation. A copy of any agreement is required to be submitted to the Idaho
State Tax Commission and to the Ada County Clerk by the Ada County
Highway District as soon as practicable after the parties have entered into
the agreement and by no later than September 1 of the year in which the
agreement takes effect. The Agency intends to work with the Ada County
Highway District to enter into an agreement allowing the Agency to retain
the revenues from the highway district levies for the expansion area. No
agreement is required for the original Project Area.
The Study has made certain assumptions concerning the levy rate.
The levy rate is estimated to be 10% lower than the combined 2020 certified
levy rate to adjust for the impact of House Bill 389, as well as considering
the rapidly increasing property values. The levy rate is anticipated to remain
level for the life of the Project Area. As the actual impact of the property
value fluctuations on the levy rate is unknown, the Study has assumed a
combined conservative levy rate of .0053. Land values are estimated to
inflate at 8%/year for five (5) years and then inflate at a rate of 4%/year for
the remaining duration of the Project Area. Improvement values are
estimated to inflate at a rate of 10%/year for five (5) years, and thereafter
are estimated to inflate at a rate of 5%/year for the duration of the Project
Area. Estimated new development is anticipated occur annually and be
fully on the tax rolls from year 2025 through 2029. If the overall levy rate
is less than projected, or if expected development fails to occur as estimated,
the Agency shall receive fewer funds from revenue allocation. The Study
has also considered the timing of the original projects identified in the Plan
and pushed back the completion timeline where necessary to account for
current market conditions.
9 Senate Bill 1107, as amended in the Senate, effective July 1, 2021, made a corresponding amendment to Idaho
Code Section 40-1415(3) to address the responsibility for funding certain urban renewal projects.
10 The amendment to Idaho Code Section 50-2908 does not apply to the original Project Area.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 12
15. Amendment to Section 800 of the Plan. Section 800 is amended by adding a new
sentence at the end of the first paragraph as follows: The addition of parcels to the original
Project Area pursuant to this First Amendment has no impact on the duration of this Plan.
16. Amendment to Plan to add new Attachment 1A. The Plan is amended to add new
Attachment 1A entitled “Boundary Map of the Additional Area,” attached hereto.
17. Amendment to Plan to add new Attachment 2A. The Plan is amended to add new
Attachment 2A entitled “Legal Description of the Boundary of the Additional Area,” attached
hereto.
18. Amendment to Plan to add new Attachment 4A. The Plan is amended to add new
Attachment 4A entitled “Map Depicting Expected Land Uses and Current Zoning Within the Areas
Added by the First Amendment,” attached hereto.
19. Amendment to Plan to add new Attachment 5A. The Plan is amended to add new
Attachment 5A entitled “Supplement to the Economic Feasibility Study: Financial Analysis
Related to the 2021 Annexation,” attached hereto.
20. Union District Plan Remains in Effect. Except as expressly modified in this First
Amendment, the Plan and the Attachments thereto remain in full force and effect.
Attachment 1A
Boundary Map of the Additional Area
EXHIBIT B
SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION
FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE
NW 1/4 OF THE SW 1/4 OF SECTION 7, TOWNSHIP J NORTH,
RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO
E IDAHO AVENUE
BASIS OF BEARING
S 88-4/59" E 580.05'
POINT OF
BEGINNING
Q-
v§
40.00'18'43 ‘59" E 300.04'40.00
'$\o'
X
No
SoN §•.
'OoUj\Cjo3
\-Q
o oo51O'
X (o ^1-S'fc ►n O'fc'O ^ aS\ft\\5
-.‘o Si$N 88'4359" W 2W.08 ‘.ALL o5 9011g360.02'30.01 ’9 120.05 ’\\N tNO
g ^au>N 9 ^1^O o99a9
\rv\
O'
5
"N
9
940'X\\
/O.Q2‘/\40.0/s\20.0l ‘
N 88‘44'00" W 90.05'
40
\
§
'h
S 88'44 ’00" E 380.18'6-
E BROADWAY AVENUE
LEGEND
URD BOUNDARY
\c-'
URD AREA
'18780 p
tEsj of '?yS
CIVIL SURVEY CONSULTANTS, INC.
2893 SOUTH MERIDIAN ROAD
MERIDIAN, IDAHO 83642
(208)888-4312
4. K00
SCALE: / ”=60 ’
Attachment 2A
Legal Description of the Boundary of the Additional Area
EXHIBIT A
URBAN RENEWAL DISTRICT BOUNDARY DESCRIPTION
FOR
MERIDIAN DEVELOPMENT CORPORATION
IDAHO BLOCK
A description for Urban Renewal District purposes located in the NW 1/4 of the SW 1/4 of
Section 7, Township 3 North, Range 1 East, Boise Meridian, and being a part of Block 4 of the
amended plat of the TOWNSITE OF MERIDIAN as found in Book 1 of plats at Page 30 in the
office of the Recorder, Ada County, Idaho, more particularly described as follows:
Commencing at a 5/8 inch diameter iron pin marking the intersection of N Main Street and
E Idaho Avenue, from which a brass cap monument marking the intersection of NE 2nd Street
and E Idaho Avenue bears S 88°43'59" E a distance of 380.05 feet;
Thence S 88°43'59" E along the centerline of said E Idaho Avenue a distance of 40.00 feet to the
POINT OF BEGINNING;
Thence continuing S 88°43'59" E a distance of 300.04 feet to a point on an extension of the
easterly boundary of said Block 4;
Thence leaving said centerline S 0°31'47" W a distance of 40.00 feet to a point marking the
northeasterly corner of said Block 4;
Thence continuing S 0°31'47" W along said easterly boundary a distance of 256.13 feet to a
point marking the southeasterly corner of said Block 4;
Thence N 88°44'00" W along the southerly boundary of said Block 4 a distance of 90.05 feet to
a point marking the southwesterly corner of Lot 8 of said Block 4;
Thence leaving said southerly boundary N 0°32'12" E along the westerly boundary of said Lot 8
a distance of 120.07 feet to a point marking the northwesterly corner of said Lot 8;
Thence N 88°43'59" W along the northerly boundary of Lots 1 - 7 of said Block 4 a distance of
210.08 feet to a point on the westerly boundary of said Block 4, said point being the
northwesterly corner of Lot 1 of said Block 4;
Thence N 0°33'09" E along said westerly boundary a distance of 136.07 feet to a point marking
the northwesterly corner of said Block 4;
Page 1 of 2
Thence continuing N 0°33'09" E on an extension of said westerly boundary a distance of 40.00
feet to the POINT OF BEGINNING.
This parcel contains approximately 1.461 acres.
NOTE: This description was prepared using record information including Record of Surveys,
Subdivision Plats and Deeds acquired from the Ada County Recorder's office. No field survey has
been performed.
Prepared by: Kyle A. Koomler, PLS
Civil Survey Consultants, Incorporated
May 26, 2021 £1878 otc
33
Page 2 of 2
Attachment 4A
Map Depicting Expected Land Uses and Current Zoning Within the Areas Added by the First
Amendment
were | Civic
Old Town —E-PINE-AVE
i ) [[ Ee T = ss oo =
NE 4TH ST
INN INIEINININ] BYE IDAHO AVE
[a] HIN
oz
Z —_ 3 j ] 2 = g
5 E BROADWAY AVE =
] IN (Cts DE —
—
Ld
<<
EE 2 SI Legend
Cl —.- Annexation Area N
— ——8—s—5—3 35 3 a oo SEES a 1] Union District
E "| Parcels
7 2
= 2 —— Railroad
Z wl 0 200 400
Zz ON | 1 Feet
N MAIN STN MERIDIAN RDE P IN E A V E
NE2NDSTNE 4TH STNE 3RD STNE 2ND STNMERIDI
ANRDE IDAHO AVE
E BROADWAY AVE
Civic
Old Town
OldTow n
Civic
³
Future L and Use sE
E E Civic
Old Tow n
0 400200Feet
Legend
Annexa tio n Area
Union District
Parcels
Ra ilroad
[a] oz
Z <
a =
LL =
Z NE 4TH ST [FIEEE=E EIDAHO AVE 3RD ST E BROADWAY/AVE 1] = = Legend
1 . —.- Annexation Area
[J union District
|| Parcels
—— Railroad
0 200
R-15
I-L
I-L
R-8
R-8
O-T
N MAIN STN MERIDIAN RDE P IN E A V E
NE2NDSTNE 4TH STNE 3RD STNE 2ND STNMERIDI
ANRDE IDAHO AVE
E BROADWAY AVE
³
Zoning
I-L
O-T
R-8
R-15
0 400200Feet
Legend
Annexa tio n Area
Union District
Parcels
Ra ilroad
Attachment 5A
Supplement to the Economic Feasibility Study:
Financial Analysis Related to the 2021 Annexation
4835-4848-9712, v. 7
ATTACHMENT 5.1A
Public Improvements within the Revenue Allocation Area
This attachment includes a projected list of proposed public works or improvements within
the Union District Project Area, as amended by the First Amendment to the Urban Renewal
Plan for the Union District Urban Renewal Project (the “First Amendment”), which added
approximately 1.46 acres to the Union District Project Area pursuant to Idaho Code
Sections 50-2903A(1)(a)(ii) and 50-2033 (the “Amended Project Area”). This Attachment
5A, the Supplement to the Economic Feasibility Study: Financial Analysis Related to the
2021 Annexation, is intended to address the scope of projects related to the expansion
area; however, portions of the Economic Feasibility Study may be restated if additional
information is available related to the timing of projects impacting revenue generation and
project funding in the expansion area. The proposed improvements within the Amended
Project Area include improvements to streets, utilities, and other public rights-of-way
amenities as well as construction and/or improvements to parks, plazas and open space, a
community center, façade improvements, public parking (structured and surface parking),
property acquisition to support development and/or redevelopment goals, and brownfield
and/or environmental clean-up.
The Union District Improvement List set forth below identifies needed investments to
support private investment in capital facilities. Capital facilities generally have long useful
lives and significant costs. The overall project and the infrastructure to support it are all
consistent with the vision articulated in the City of Meridian Comprehensive Plan,
Destination: Downtown Plan, the future land use map and as required in City development
regulations. The cost estimates provided by owner/developers and the City are based
upon prices for similar construction in the area.
Estimated costs expected to be incurred in implementing the Urban Renewal Plan for the
Union District Urban Renewal Project (the “Plan”) as amended by the First Amendment are
as follows:
Union District Improvement List
Community Center Construction $6,450,000
Net District Cost Construction $6,450,000
Community Center Site Improvements $1,615,000
Structured Public Parking $4,250,000
Sub-Total $5,865,000
Total Community Center Cost $12,315,000
Proposed Public Infrastructure, including Engineering, Design, Installation,
Construction, and/or Reconstruction of:
Improvements to 3rd Street
Improvements to Broadway Avenue
Intersection Improvements and Rail Crossing Safety Enhancements
Pedestrian improvements
Streetscape Improvements
Sewer Infrastructure Improvements
Water Infrastructure Improvements
Electrical Distribution Improvements
Right-of-Way Landscaping Improvements
Utility Relocations
Lateral Relocation and Improvements
Irrigation and Drainage Improvements
Public Improvements Sub-total $1,215,000
Additional Public Parking $3,810,000
Other Eligible Public Infrastructure Improvements
Façade Improvements $750,000
Property Acquisition $3,500,000
Public Plazas, Parks & Open Space $3,000,000
Environmental Remediation $2,250,000
Idaho Avenue Improvements $1,000,000
Planning Studies $259,000
Grand Total $28,099,000
The projects and estimated costs have been derived from Galena Opportunity Fund and
updated by the City and the Meridian Development Corporation (MDC) based upon similar
works being carried out in the broader community and existing market conditions. The
costs related to the expansion area improvements are estimated in 2021 dollars and are
not inflated. Costs will likely vary from the costs detailed here, as they will be subject to
inflation and further project refinement and timing. The cost estimates used in this
analysis are considered estimates for the purpose of financial planning.
The Amended Project Area is estimated to generate $25,389,904 in tax increment revenue
between 2020 and 20401 in addition to the initial $100,000 loan from the MDC to activate
the program. Additional potential sources of funding for the identified projects may include
funding in the amount of $3,800,000 from the City to support the Community Center
project recognizing the City is not committing funds to this Project and any commitment
1 As the Idaho property tax system provides for taxes being paid in arears, Revenue Allocation funds will be received
in FY 2041. However, the final year of income has not been considered in determining the economic feasibility of
the Union District, as amended.
would occur through the City’s appropriations/budget process. Further funding may be
available through grants.
The total from all sources is estimated to be $29,289,904. There are presently $28,099,000
of project costs identified in the Union District Improvement List provided by developers,
property owners and the City. The fiscal analysis generally assumes projects will be
implemented by developers as part of certain private developments within the Union
District Project Area, as amended, specifically related to the Meridian Station Project and
the Civic Block Project as contemplated in the original Plan, and the Idaho Block project in
the expansion area. It is assumed that the developers will be reimbursed through Owner
Participation Agreements (OPA) from resources derived from the Amended Revenue
Allocation Area established by the Union District Project Area, as amended by the First
Amendment. Projects are also anticipated to occur on a pay-as-you-go basis, in addition to
funding from other public entities, if available, and any available grant funding.
Administrative costs over the 20-year life of the district are estimated at $920,000 or
approximately 3.16% of total estimated revenue. The initial inter-district loan to support
startup costs is assumed to be repaid at 5% simple interest for a total obligation of
$115,0002.
The total estimated expenditures equal $29,134,000, leaving a $155,903 positive program
balance of at the end of the 20-year term. See attached cash flow analysis for detailed
estimates.
The Plan, as amended by the First Amendment, provides for the Plan and Amended Project
Area to extend through its maximum term of 20 years. This First Amendment will
constitute the one-time annexation to the Union District Project Area as permitted in Idaho
Code 50-2033.
Secure funding includes revenue allocation funds and is money MDC is highly likely to
receive. The funds may not be in MDC’s possession at the beginning of the Plan period, but
it is virtually certain that MDC will receive the funds. MDC may need to take specific
actions to generate the funding, but those actions are within its powers. Despite the high
probability of secure funding, no project can proceed until a specific, enforceable funding
plan is in place.
Potential funding is money that might be received by MDC. In every case MDC is eligible for
the funding, and the source of funding exists under current law. However, each potential
funding source requires one or more additional steps or decisions before MDC can obtain
the resources, and the ultimate decision is outside of MDC’s independent control. The
City’s potential capital contribution and grant funds are an example of potential funding.
Thus, potential funding is not assumed in determining financial feasibility.
2 The amount of revenue allocation proceeds dedicated to the administration of the Union District, as amended
[$802,183 shown in Forecast] is supplemented by the Inter-district loan to produce the full amount over the life of
the District.
Unfunded projects, or portions of projects lack secure or potential funding. At this time, all
projects are anticipated to be funded.
The amount of tax increment contributed to the project will vary depending upon the
actual cost of infrastructure.
The Plan, as amended by the First Amendment, proposes certain public improvements that
will facilitate development in the Amended Project Area. The overall investment package
could be funded from a variety of financing methods and sources. The primary method of
financing MDC’s obligation will be through the use of tax increment revenue (i.e.,
incremental property taxes from the revenue allocation area). This Plan, as amended by
the First Amendment, anticipates that at least a portion of the tax increment revenue will
be used to reimburse an owner/developer through a negotiated agreement for some or all
of the eligible improvement costs or through direct investment by MDC.
Other sources of funding for project may include, but are not limited to:
• Local Improvement District (LID)
• Business Improvement District (BID)
• Development Impact Fees
• Franchise Fees
• Grants from federal, state, local, regional agencies and/or private entities
• Other bonds, notes and/or loans
• Improvements and/or payments by developers
The total project costs and the amount of tax increment are estimates. The estimated
project costs and revenues are based on MDC’s present knowledge and expectations
supported by detailed information from property owners, developers, City and MDC staff
and MDC’s consultants based in part upon current construction projects in the broader
community.
Summary of Projects
Based on the Union District Improvement List, as amended by the First Amendment, set
forth above, the estimated total costs for the public improvements are $28,099,000.
Cost of Operations and Improvements by Year (2020-2041)
Year Secure
Funding
(TIF
&
MDC Loan)
Potential
Funding
District
Operating
Expenses
MDC
Loan
Debt
Service
Funds for
Program,
Capital, and
Debt Service
Expenses
Total
Project
Liabilities
2020 $75,000 $0 $25,000 $0 $25,000
2021 $25,000 $0 $25,000 $0 $25,000
2022 $3,430 $0 $25,000 $0 $25,000
2023 $7,167 $0 $25,000 $0 $0 $25,000
2024 $11,237 $0 $20,000 $0 $0 $20.000
2025 $390,630 *$3,800,000 $50,000 $0 $4,100,000 $4,150,000
2026 $676,794 $0 $50,000 $115,000 $475,000 $640,000
2027 $1,003,700 $0 $50,000 $0 $900,000 $950,000
2028 $1,187,991 $0 $50,000 $0 $1,100,000 $1,150,000
2029 $1,381,483 $0 $50,000 $0 $1,350,000 $1,400,000
2030 $1,452,136 $0 $50,000 $0 $1,400,000 $1,450,000
2031 $1,526,307 $0 $50,000 $0 $1,500,000 $1 ,550,000
2032 $1,604,171 $0 $50,000 $0 $1,550,000 $1,600,000
2033 $1,685,912 $0 $50,000 $0 $1,550,000 $1,600 ,000
2034 $1,771,724 $0 $50,000 $0 $1,800,000 $1,850,000
2035 $1,861,809 $0 $50,000 $0 $1,800,000 $1,850.000
2036 $1,956,381 $0 $50,000 $0 $1,900,000 $1,950,000
2037 $2,055,662 $0 $50,000 $0 $2,000,000 $2,050 ,000
2038 $2,159,889 $0 $50,000 $0 $2,100,000 $2,150 ,000
2039 $2,269,306 $0 $50,000 $0 $2,250,000 $2,300,000
2040 $2,384,174 $0 $50,000 $0 $2,324,000 $2,374 ,000
2041 $0 $0 $0 $0 $0
Total $25,489 903 $3,800,000 $920,000 $115,000 $28,099,000 $29,134,000
Note: This analysis anticipates a positive fund balance of $155,903 the end of the project.
*Potential City contribution to the Community Center Project. Not a binding commitment.
Any City funding would be subject to annual appropriations/budgeting considerations.
ATTACHMENT 5.2A
Economic Feasibility Study
The Plan, as amended by the First Amendment, is economically feasible because the
proposed development is sufficient to fully cover the anticipated cost of the redevelopment
program.
The economic feasibility of the Plan, as amended by the First Amendment, is based on the
following factors:
• The amount of development anticipated in the Amended Project Area
• The timing of the proposed taxable development
• The nature of the proposed development
• The amount of tax revenue to be generated by the proposed development
• The cost of public improvement projects.
• If revenue equals or exceeds project costs, the Plan is economically feasible.
The following is a summary of the analysis and estimates of the factors used to determine
the economic feasibility of the Plan, as amended by the First Amendment.
The Economic Feasibility Analysis
Summary:
Over the course of the Plan and the Union District Project Area, as amended by the First
Amendment, $25,389,904 of Tax Increment Revenue is estimated to be generated using the
development scenarios proposed by property owners/developers within the Union District
Project Area, as amended by the First Amendment, the City and MDC, in consultation with
its consultants. The Economic Feasibility Study assumes 10% of annual revenue allocation
area proceeds, or TIF revenue, will be used for administration of the Union District Project
Area, as amended by the First Amendment, with that amount capped at $50,000 per year,
for a total of $920,000 for administration costs over the 20-year lifespan of the District.
The attached spreadsheets entitled “Union District Revenue Model, as amended by the First
Amendment” and “Union District, as amended by the First Amendment, Cash Flow
Analysis” gives a more detailed outlook on the revenues and expenses of the development
scenario.
The following assumptions were made in the formulation of the Financial Feasibility
Analysis:
o Land Value Increase @ 8%/Year for 5 years then 4%/year through the
remainder of the term
o Improvement Value Increase @ 10%/Year then 5%/year through the
remainder of the term,
o Tax Rate reduced by 10% and then held constant through the life of the Plan
o Total Cost of Improvements over the life of the project: $28,099,000
o Tax rate does not include levies excluded pursuant to Idaho Code 50-2908,
such as voter approved bonds/levies after 2007, judgment levies or the
School District Plant or supplemental levies excluded by law.
The Economic Feasibility Analysis shows that the project will generate adequate funds
within the Amended Project Area to fund the necessary capital improvements.
4831-7174-6294, v. 6
Year
Land Value
(+8% annually
for 5 years
then 4%)
Impr. Value
(+10% for 5
years then
5%)
Total
Assessed
Value
Annual New
Const. Value
on tax roll
Cum. New
Const Value +
Inflation @
10% and 5%
Cumulative
Homeowners'
Exemption
Taxable Value
Increment
Value (H -
Base Value)
Levy Rate
(-10%)
Tax
Increment
Yield
Admin
Costs (10%)
Funding for
Capital Projects
/ Debt Service
2020 4,033,200$ -$ 4,033,200$ -$ -$ -$ 4,033,200$ -$ 0.0053
2021 4,355,856$ 2,987,700$ 7,343,556$ -$ -$ -$ 7,343,556$ -$ 0.0053 -$ -$ -$
2022 4,704,324$ 3,286,470$ 7,990,794$ -$ -$ -$ 7,990,794$ 647,238$ 0.0053 3,430$ 343$ 3,087$
2023 5,080,670$ 3,615,117$ 8,695,787$ -$ -$ -$ 8,695,787$ 1,352,231$ 0.0053 7,167$ 717$ 6,450$
2024 5,487,124$ 3,976,629$ 9,463,753$ -$ -$ -$ 9,463,753$ 2,120,197$ 0.0053 11,237$ 1,124$ 10,113$
2025 5,926,094$ 4,374,292$ 10,300,386$ 70,747,000$ 70,747,000$ -$ 81,047,386$ 73,703,830$ 0.0053 390,630$ 50,000$ 340,630$
2026 6,163,138$ 4,593,006$ 10,756,144$ 50,000,000$ 124,284,350$ -$ 135,040,494$ 127,696,938$ 0.0053 676,794$ 50,000$ 626,794$
2027 6,409,663$ 4,822,656$ 11,232,320$ 54,990,000$ 185,488,568$ -$ 196,720,887$ 189,377,331$ 0.0053 1,003,700$ 50,000$ 953,700$
2028 6,666,050$ 5,063,789$ 11,729,839$ 25,000,000$ 219,762,996$ -$ 231,492,835$ 224,149,279$ 0.0053 1,187,991$ 50,000$ 1,137,991$
2029 6,932,692$ 5,316,979$ 12,249,671$ 25,000,000$ 255,751,146$ -$ 268,000,816$ 260,657,260$ 0.0053 1,381,483$ 50,000$ 1,331,483$
2030 7,209,999$ 5,582,828$ 12,792,827$ -$ 268,538,703$ -$ 281,331,530$ 273,987,974$ 0.0053 1,452,136$ 50,000$ 1,402,136$
2031 7,498,399$ 5,861,969$ 13,360,369$ -$ 281,965,638$ -$ 295,326,007$ 287,982,451$ 0.0053 1,526,307$ 50,000$ 1,476,307$
2032 7,798,335$ 6,155,068$ 13,953,403$ -$ 296,063,920$ -$ 310,017,323$ 302,673,767$ 0.0053 1,604,171$ 50,000$ 1,554,171$
2033 8,110,269$ 6,462,821$ 14,573,090$ -$ 310,867,116$ -$ 325,440,206$ 318,096,650$ 0.0053 1,685,912$ 50,000$ 1,635,912$
2034 8,434,680$ 6,785,962$ 15,220,642$ -$ 326,410,472$ -$ 341,631,113$ 334,287,557$ 0.0053 1,771,724$ 50,000$ 1,721,724$
2035 8,772,067$ 7,125,260$ 15,897,327$ -$ 342,730,995$ -$ 358,628,322$ 351,284,766$ 0.0053 1,861,809$ 50,000$ 1,811,809$
2036 9,122,949$ 7,481,523$ 16,604,472$ -$ 359,867,545$ -$ 376,472,018$ 369,128,462$ 0.0053 1,956,381$ 50,000$ 1,906,381$
2037 9,487,867$ 7,855,599$ 17,343,467$ -$ 377,860,922$ -$ 395,204,389$ 387,860,833$ 0.0053 2,055,662$ 50,000$ 2,005,662$
2038 9,867,382$ 8,248,379$ 18,115,761$ -$ 396,753,969$ -$ 414,869,730$ 407,526,174$ 0.0053 2,159,889$ 50,000$ 2,109,889$
2039 10,262,077$ 8,660,798$ 18,922,876$ -$ 416,591,667$ -$ 435,514,542$ 428,170,986$ 0.0053 2,269,306$ 50,000$ 2,219,306$
2040 10,672,561$ 9,093,838$ 19,766,399$ -$ 437,421,250$ -$ 457,187,649$ 449,844,093$ 0.0053 2,384,174$ 50,000$ 2,334,174$
225,737,000$ 25,389,904$ 802,183$ 24,587,721$
New construction values based upon developer's estimates
Residential units will all be market rate rental units
Balance of Revenue Allocation Yield will be available for capital investment and/or program expenses
Idaho Block Annexed to original Union District in 2021
Earliest C.O for private development projects will be in 2024
Residential units will not be owner occupied and thus not subject to the Homeowners Property Tax Exemption
10% of annual Revenue Allocation yield will be paid to Meridian Development Corporation for administration - Capped at $50,000/year
City of Meridian, subject to available funds pursuant to annual appropriations and budgeting, may provide $3,800,000 in 2025 to support development of a Community
Center within the District. This does not represent a commitment by the City; rather is included to assess potentially available funds to support projects.
Tax Rate reduced by 10% in consideration of impacts of HB389; anticipation of potential further modifications to the property tax system; and the further termination of the Downtown Revitalization District
Assumptions:
Values based on Ada County Assessor 2019 Data for original District properties (latest available) then 2020 values for Idaho Block expansion area
Land values inflate at 8% per year for 5 years, then 4% for the remainder of the Plan term
Improvement values inflate at 10% per year for 5 years then 5% for the remainder of the term
Union District, as amended by the First Amendment,
Cash Flow Analysis
2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030
Beginning Balance -$ 50,000$ 50,000$ 28,430$ 10,597$ 1,834$ 42,464$ 79,258$ 132,958$ 170,949$ 152,432$
Source of Funds
Total Revenue Allocation -$ -$ 3,430$ 7,167$ 11,237$ 390,630$ 676,794$ 1,003,700$ 1,187,991$ 1,381,483$ 1,452,136$
MDC Inter-District Loan *75,000$ 25,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$
City Community Center Contribution 3,800,000$
Total annual Funds Available 75,000$ 75,000$ 53,430$ 35,597$ 21,834$ 4,192,464$ 719,258$ 1,082,958$ 1,320,949$ 1,552,432$ 1,604,568$
Use of Funds
District Operating Expenses 25,000$ 25,000$ 25,000$ 25,000$ 20,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$
Repay Inter-District Loan @ 5%-$ -$ -$ -$ -$ -$ 115,000$ -$ -$ -$ -$
Program, Capital and Debt Service Expenses -$ -$ -$ -$ 4,100,000$ 475,000$ 900,000$ 1,100,000$ 1,350,000$ 1,400,000$
Total Use of Funds 25,000$ 25,000$ 25,000$ 25,000$ 20,000$ 4,150,000$ 640,000$ 950,000$ 1,150,000$ 1,400,000$ 1,450,000$
Ending Balance 50,000$ 50,000$ 28,430$ 10,597$ 1,834$ 42,464$ 79,258$ 132,958$ 170,949$ 152,432$ 154,568$
2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Total
Beginning Balance 154,568$ 130,875$ 135,046$ 220,958$ 142,682$ 154,491$ 160,872$ 166,534$ 176,423$ 145,729$
Source of Funds
Total Revenue Allocation 1,526,307$ 1,604,171$ 1,685,912$ 1,771,724$ 1,861,809$ 1,956,381$ 2,055,662$ 2,159,889$ 2,269,306$ 2,384,174$ 25,389,903$
MDC Inter-District Loan -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 100,000$
City Community Center Contribution 3,800,000$
Total Funds Available 1,680,875$ 1,735,046$ 1,820,958$ 1,992,682$ 2,004,491$ 2,110,872$ 2,216,534$ 2,326,423$ 2,445,729$ 2,529,903$ 29,289,903$
Use of Funds
District Operating Expenses 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 920,000$
Repay Inter-district Loan @ 5%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 115,000$
Program, Capital and Debt Service Expenses 1,500,000$ 1,550,000$ 1,550,000$ 1,800,000$ 1,800,000$ 1,900,000$ 2,000,000$ 2,100,000$ 2,250,000$ 2,324,000$ 28,099,000$
Total Use of Funds 1,550,000$ 1,600,000$ 1,600,000$ 1,850,000$ 1,850,000$ 1,950,000$ 2,050,000$ 2,150,000$ 2,300,000$ 2,374,000$ 29,134,000$
Ending Balance 130,875$ 135,046$ 220,958$ 142,682$ 154,491$ 160,872$ 166,534$ 176,423$ 145,729$ 155,903$
Union District, as amended by the First Amendment,
Cash Flow Analysis
Assumptions
* Includes $3,800,000 City of Meridian contribution to Community Center; not a binding commitment
Land Values will increase at an average of 8% annually for 5 years then at 4% over the remaining life of the District
Improvement Values will increase at an average of 10% annually for 5 years then at 5% over the remaining life of the District
$28,124,000 available for District Program Expenses, Capital Investment and Debt Service *
Initial District Start-up costs supported by MDC Inter-district Loan of $100,000 to be repaid at 5% Interest
10% of annual TIF yield dedicated to Meridian Development Corporation for District operating Expenses, capped at $50,000, Yr.