Proposed Ten Mile Urban Renewal Plan and MDC ResolutionsMERIDIAN DEVELOPMENT CORPORATION
THE URBAN RENEWAL AGENCY OF THE CITY OF MERIDIAN
RESOLUTION NO. 16-018
BY THE BOARD OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY
OF MERIDIAN, IDAHO, A/K/A THE MERIDIAN DEVELOPMENT CORPORATION:
A RESOLUTION OF THE BOARD OF COMMISSIONERS
OF THE URBAN RENEWAL AGENCY OF MERIDIAN,
IDAHO, ADOPTING AND APPROVING THE PROPOSED
URBAN RENEWAL PLAN FOR THE TEN MILE ROAD
URBAN RENEWAL PROJECT (PLAN) AND
RECOMMENDING THAT THE CITY OF MERIDIAN
APPROVE SAID PLAN; AUTHORIZING THE CHAIRMAN
OR ADMINISTRATOR TO TRANSMIT THE PLAN AND
THIS RESOLUTION TO THE CITY COUNCIL OF THE CITY
OF MERIDIAN REQUESTING ITS APPROVAL OF THE
PROPOSED PLAN; AND PROVIDING AN EFFECTIVE
DATE.
THIS RESOLUTION, made on the date hereinafter set forth by the Urban
Renewal MDC of the City of Meridian, Idaho, an independent public body corporate and
politic, authorized under the authority of the Idaho Urban Renewal Law of 1965, as
amended, Chapter 20, Title 50, Idaho Code, a duly created and functioning urban
renewal MDC of the City of Meridian, Idaho, hereinafter referred to as the "MDC."
WHEREAS, the MDC, an independent public body, corporate and politic, is an
urban renewal MDC created by and existing under the authority of and pursuant to the
'Idaho Urban Renewal Law of 1965, being Idaho Code title 50, chapter 20, as amended
and supplemented, and the Local Economic Development Act of 1988, being Idaho
Code, Title 50, Chapter 29; as amended and supplemented (collectively the "Act");
WHEREAS, the MDC was established by Resolution No. 01-367 of the City
Council of the City of Meridian, Idaho (hereinafter the "City Council"), adopted July 24,
2001;
WHEREAS, the City Council of the City of Meridian, Idaho (the "City"), on
October 8, 2002, after notice duly published, conducted a public hearing on the
Meridian Revitalization Plan (the "Revitalization Plan");
WHEREAS, following said public hearing the City adopted its Ordinance No. 02-
987 on December 3, 2002, approving the Revitalization Plan and making certain
findings;
RESOLUTION NO. 16-018 (Ten Mile Urban Renewal Plan) - 1
WHEREAS, based on inquiries and information presented, it has become
apparent that additional property within the City may be deteriorating or deteriorated
and should be examined as to whether such an area is eligible for urban renewal
planning purposes;
WHEREAS, the City and MDC commenced certain discussions concerning
examination of the additional area as appropriate for an urban renewal project;
WHEREAS, during 2015, the City and MDC authorized the commencement of an
eligibility study and preparation of an eligibility report of an area located between 1-84
and the West Franklin Road east of Ten Mile Road;
WHEREAS, both MDC and the City approved the findings in the eligibility report
dated November 2015 which noted that the proposed area met the criteria for the
establishment of an Urban Renewal District with a revenue financing provision;
WHEREAS, based upon the eligibility report MDC worked with Phil Kushlan with
Kushlan Associates to gather the necessary information and prepare the proposed Ten
Mile Urban Renewal Plan which contains the necessary components and analysis
required under Idaho Code Title 50, Chapter 20 and 29;
WHEREAS, the proposed Plan is attached hereto as Exhibit A;
NOW, THEREFORE, BE IT RESOLVED BY THE MEMBERS OF THE BOARD
OF COMMISSIONERS OF THE URBAN RENEWAL MDC OF MERFIDIAN, IDAHO, AS
FOLLOWS:
Section 1. That the above statements are true and correct.
Section 2. That the Board approves and adopts the proposed Plan and
recommends that the City approve the Plan.
Section 3. That the Chair of the Board of Commissioners or Administrator is
hereby authorized to transmit the Plan to the Meridian City Council
requesting that the Council consider and approve the proposed
Plan which includes a revenue allocation financing provision.
Section 4. That this Resolution shall be in full force and effect immediately
upon its adoption and approval.
RESOLUTION NO. 16-018 (Ten Mile Urban Renewal Plan) - 2
PASSED AND ADOPTED by the Urban Renewal Agency of the City of
Meridian, Idaho, a/k/a, the Meridian Development Corporation, on April 27th, 2016.
Signed by the Chairman of the Board of Commissioners, and attested by the Secretary
to the Board of Commissioners, on this 27th day of April, 2016.
APPROVED:
By
Jim Esco ar, hairman
ATTEST:
S
By
Dave Winder, Secretary
RESOLUTION NO. 16-018 (Ten Mile Urban Renewal flan) - 3
Exhibit A
URBAN RENEWAL PLAN FOR THE
TEN MILE ROAD URBAN RENEWAL PROJECT
RESOLUTION NO. 16-018 (Ten Mile Urban Renewal Plan) - 4
MERIDIAN DEVELOPMENT CORPORATION
THE URBAN RENEWAL AGENCY OF THE CITY OF MERIDIAN
RESOLUTION NO. 16-019
BY THE BOARD OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY
OF MERIDIAN, IDAHO, A/KIA THE MERIDIAN DEVELOPMENT CORPORATION:
A RESOLUTION OF THE BOARD OF COMMISSIONERS
OF THE URBAN RENEWAL AGENCY OF MERIDIAN,
IDAHO, ADOPTING AND APPROVING THE PROPOSED
MODIFICATIONS TO ITS PREVIOUSLY APPROVED
URBAN RENEWAL PLAN FOR THE TEN MILE ROAD
URBAN RENEWAL PROJECT (PLAN) AND
RECOMMENDING THAT THE CITY OF MERIDIAN
APPROVE SAID PLAN INCLUDING THE ATTACHED
MODIFICATIONS; AUTHORIZING THE CHAIRMAN OR
ADMINISTRATOR TO TRANSMIT THE PLAN
MODIFCIATIONS AND THIS RESOLUTION TO THE CITY
COUNCIL OF THE CITY OF MERIDIAN REQUESTING ITS
APPROVAL OF THE PROPOSED PLAN MODIFICATIONS;
AND PROVIDING AN EFFECTIVE DATE.
THIS RESOLUTION, made on the date hereinafter set forth by the Urban
Renewal MDC of the City of Meridian, Idaho, an independent public body corporate and
politic, authorized under the authority of the Idaho Urban Renewal Law of 1965, as
amended, Chapter 20, Title 50, Idaho Code, a duly created and functioning urban
renewal MDC of the City of Meridian, Idaho, hereinafter referred to as the "MDC."
WHEREAS, the MDC, an independent public body, corporate and politic, is an
urban renewal MDC created by and existing under the authority of and pursuant to the
'Idaho Urban Renewal Law of 1965, being Idaho Code title 50, chapter 20, as amended
and supplemented, and the Local Economic Development Act of 1988, being Idaho
Code, Title 50, Chapter 29; as amended and supplemented (collectively the "Act");
WHEREAS, the MDC was established by Resolution No. 01-367 of the City
Council of the City of Meridian, Idaho (hereinafter the "City Council"), adopted July 24,
2001;
WHEREAS, the City Council of the City of Meridian, Idaho (the "City"), on
October 8, 2002, after notice duly published, conducted a public hearing on the
Meridian Revitalization Plan (the "Revitalization Plan");
WHEREAS, following said public hearing the City adopted its Ordinance No. 02-
987 on December 3, 2002, approving the Revitalization Plan and making certain
RESOLUTION NO. 16-019 (Modifications to Ten Mile Urban Renewal. Plan) - 1
findings;
WHEREAS, MDC approved the proposed Plan at its meeting on April 27, 2016
and after that meeting one of the property owners that would be included in the
proposed Ten Mile Urban Renewal District inquired about whether improvements to the
Kennedy Lateral needed to be included in the specifically listed improvements attached
to the proposed Plan:
WHEREAS, the MDC acknowledges that the current version of the Plan
approved on April 27, 2016 already includes references to irrigation and drainage
facilities and other public infrastructure and improvements as being part of what may be
funded by MDC;
WHEREAS, MDC feels that although the current proposed plan covers the
potential for reimbursement of irrigation and drainage facility improvements by MDC the
Board desires to include a section of the Kennedy Lateral and corresponding costs in
the maps and charts attached to the proposed plan;
WHEREAS, MDC desires that the City include the attached modifications as part
of the Ten Mile Urban Renewal Plan that it is considering for approval;
WHEREAS, the proposed modifications to the Plan are attached hereto as
Exhibit A;
NOW, THEREFORE, BE IT RESOLVED BY THE MEMBERS OF THE BOARD
OF COMMISSIONERS OF THE URBAN RENEWAL MDC OF MERFIDIAN, IDAHO, AS
FOLLOWS:
Section 1. That the above statements are true and correct.
Section 2. That the Board approves and adopts the proposed modifications to
the Plan and recommends that the City approve the Plan with said
modifications.
Section 3. That the Chair of the Board of Commissioners or Administrator is
hereby authorized to transmit the modifications to the Plan to the
Meridian City Council requesting that the Council consider and
approve the proposed Plan modifications.
Section 4. That this Resolution shall be in full force and effect immediately
upon its adoption and approval.
RESOLUTION NO. 16-019 (Modifications to Ten Mile Urban Renewal Plan) - 2
PASSED AND ADOPTED by the Urban Renewal Agency of the City of
Meridian, Idaho, a/k/a, the Meridian Development Corporation, on May 10th, 2016.
Signed by the Chairman of the Board of Commissioners, and attested by the Secretary
to the Board of Commissioners, on this 10th day of May, 2016.
APPROVED:
By
_ 0 2
Jim Esco ar, Chairman
ATTEST:
By
Da finder, Secretary
RESOLUTION NO. 16-019 (Modifications to Ten Mile Urban Renewal Plan) - 3
Exhibit A
MODIFICATIONS TO URBAN RENEWAL PLAN FOR THE
TEN MILE ROAD URBAN RENEWAL PROJECT
RESOLUTION NO. 16-019 (Modifications to Ten Mile Urban Renewal Pian) - 4
Developer Projects: Ten Mile A Urban Renewal District
Secure
Funding
(TIF
City of
Meridian
Loan)
Potenti
al
Funding
Segment 1
$462,308
$690,685
$1,160,586
$1,967,642
$1,094,947
$1,645,222
$4,284,734
$3,442,813
$2,223,384
$959,575
$905,984
$3,000,000
$251,570
$1,100,000
$223,850
$23,413,300
Segment 2
Segment 3
Segment 4
Segment 5
Segment 6
Segment 7
Segment 8
Segment 9
Segment 10
Segment 11
Segment 12 Kennedy lateral
Segment 13 (street Lights on Ten Mile & Franklin Rd)
Segment 14 (Trafric signals at 4 intersections)
Segment 15 (Ten Mile and Franklin Street Frontage Improvements)
Total Project Costs (un -inflated dollars)
Cost of Operations and Improvements bv Year (2017-2037)
Year
Secure
Funding
(TIF
City of
Meridian
Loan)
Potenti
al
Funding
District
Operating
Expenses
OPA
Debt Service
City Loan
Debt
Service
Add'I
Principal
Payment
Total Project
Liabilities
2017
$50,000
$0
$25,000
$0
$0
$0
$25,000
2018
$3,535
$0
$25,000
$0
$0
$0
$25,000
2019
$358,006
$0
$35,901
$287,205
$11,000
$0
$334,105
2020
$429,474
$0
$42,947
$343,579
$11,000
$0
$397,527
2021
$685,569
$0
$50,000
$548,455
$11,000
$0
$609,455
2022
$764,912
$0
$50,000
$611,930
$11,000
$0
$672,930
2023
$1,037,504
$0
$50,000
$830,003
$11,000
$0
$891,003
2024
$1,061,572
$0
$50,000
$849,258
$0
$0
$899,258
2025
$1.,924,457
$0
$50,000
$1,539,566
$0
$500,000
$2,089,566
2026
$1,690,202
$0
$50,000
$1,352,162
$0
$500,000
$1,902,162
2027
$1,967,722
$0
$50,000
$1,574,178
$0
$100,000
$1,724,178
2028
$2,797,673
$0
$50,000
$2,234,138
$0
$900,000
$3,184,138
2029
$2,577,728
$0
$50,000
$2,062,182
$0
$250,000
$2,362,1.82
2030
$2,887,603
$0
$50,000
$2,310,082
$0
$500,000
$2,860,082
2031
$3,592,793
$0
$50,000
$2,874,234
$0
$500,000
$3,424,234
2032
$3,623,529
$0
$50,000
$2,898,823
$0
$750,000
$3,698,823
2033
$3,737,660
$0
$50,000
$2,990,128
$0
$1,000,000
$4,040,128
2034
$4,689,811
$0
$50,000
$3,759,049
$0
$0
$3,809,049
2035
$4,526,256
$0
$50,000
$3,621,005
0
$0
$50,000
2036
$4,923,647
$0
$50,000
$0
$0
$0
$50,000
2037
$4,807,043
$0
$50,000
$0
$0
$0
$50,000
2038
$o
$0
0
0
0
$0
rotas $4H,141,9b9 $0 $978,848 $30,685,977 $55,000 $5,000,000 $36,719,825
tD
r�#
N
a
N
a
a
m O m
m
N
N
n
T
O
H O
n"I
n-
00
kp
O
co
m
O
m
0
rnf
7 O 7
a
M
Q1
10'
1
.-€
O
00
. e
1p
m
06
Ch
ui
O Ch
o in
ui
Q1
1D
10
1n
i� O n
N_
H
N
n
m
~
N
1 ~
~
V'
O
M
d
!N']
m
0
10
C �
n
7
v
ry
m
ui cn
p
M
'A
ifF
t+
NF
dT
H}
Vi VY V�
VF
iJF
in-
bf
AA
Y}
W
if}
b}
Vf H}
V}
HT
In
N
m
O
N ON
N
1p
M
#
O
N
C
#
O
O
#
N
.�-€
co
#
G
O
#
�
N
rn
m
ON
1n
O N
1n o 1n
N
o
O
V
1n
r
#
#
M
cCl
O
M N m
T
'D
.+
ll
o
SO
vai
uoi
�
#
#
#
L}
4#
yt
SR
Ui
Vk
IPr �R i7F
iif
S(♦•
SR
:R
49'
Ni
V!
'tom
7
ai
n
r1
O
�D
o
w
m
^'�
a
o
a
m
N
n
o
O
In O Ifl
'
in
m'"
H
1L
rm+r
m
O
•
'
a
00
n
r
O
O m
m
n
f
er
O
M
1n
N
cl
10
to
m
vs v1 O
O
M
"
R
a1
n
N
a1
n
n
in
fail
w
£
rl
N
.r N
N
r1
f
1p
bF
il}
H}
Vi
t&
+h
#/F 4. y}
O
#
#
o
m m
m
IT
a
#
#
G
#
#k
Yk
O
r N
#
#
G1
#
#
N
N
'
6Mi
n
#
r 7
M
'
M
1.0'i
aoi
m
?
#
#
#
at
#
#
#
#
In m
m
'n
»k
#
#
Xk
#
#
ar
ar yr
yr
er
to
;
+�r
ur
ur
a+
ur
N0
#
a#k
o
a 0
0
o
$
co
#
#
O
O O
am
tY
r,°
l0
#
#
p
Kk
#
#
vl
r1
#
�k
1n
M M
eW
6t
n
V'
#
�k
Vl
#
44
#
;tj
M
'
~
#
NF
#
VP
V} HF
VT
4T
UY
Vi•
#
IR
th
#
UM
#
#
V}
#
VF
X
m
a
o
rn
a
M
an+
m
o
o
O
m
N
o 0,
a
m
m
r
(31
_
a1
V:
'p
N
4
.-I
O
b
1a
Q
N
O
wl
N
m
m'
1�
1p
O
O
O O'
o
O
c0
m
.y .-1
H
n
N
Ir
M
m
Sn
0
O m
V'
7
W
1p
N
i
M
n
O
61
O Cn
O
r
iR
VF
Ih
Ih
+M
N}
4A- 4f,
VT
ii}
Uf
i{}
F
(h
1)}
{/t
V!
Vi 4f
V!•
ii}
{y
0
j
C
0
N
s
CDak
#
O
U
O #
�k
1p
0 0
1n
110
1n
11
m
o
tm u�1
v
o
1M
n
v
M
v
m
m
#
qc
#
k
o
o
#
#
O k
o #
#
#
M
r
10
00
tan
tlm' 7
,
O
M
N
#
#
*k
#
#
co
O
n
m In
1D
ri
n #
#
M
iR
41F
YF
W
b}
Ht
i!F UT
Hi
L4
VY
W
+h
iA
dY
ifr
iFr
kR
INCH,
1A
M
V
n
O
.�,
n
a
01 N
n n
o
n
M
M
¢
o
�
o
`
tl'
N
T
01
3n 1n
O
KN]
Ili
a
M
n
'
1
ti
O
N
O N
1
N
M
.
CA
n
N
s+'1 m
w
n.
0%°
h
ul
O n
N
N
-
m
M M
fR
VF
NF
-VI
f/t
v}
d} V!
ih
iFt
4*
+Pr
M
Vt
M
N
M
M
#
flt
u}
VP
xk
H}
Nf
+Fy iPr
Mr
+R
V}
In
111
so
O
1
H
L'1
N
01
Ln m
N N
O
O
m
W
tq
�
.-S
m
O
N
In
M
n N
N N
ri
m
N
�
#
#
11'1
#
O ak
ik
Inrq
M
(h
4Ff
i`l
y}
Ui
y} Ni
4!
fR
VY
a
1NV
VF
#
4&
s
--"
O
o
lfl
M
In
M
O
o
O
o
In
M
m
m
M
o
a
o
N
°.+
O N
m
N
m
0
V]
1n
M
1n
co
a
1n
IA
vMi
(�Y
N
n
n
O'
O
N
O
N
r:
N
N
N
n
1f1
al
L
In
O
.N-1`
N
'
N
N
N
M
N
A
N
N
bh
4&
ilr
{q
VF
ih
L}
�Pr tlf
+Pr
+h
Vft
a
o
O
O
i
1
O
n
#
#
O
#
0 #
ak
O
O
O
d
1
O
1
1
1
SOn
larl
N
N
N
O
#
#
O #
#
4 /f
#
%ih
d
C u
us
O
a
G
to
D
u
o
L
C
7
•L:
N
C
w
C
p
V
C
f6
m
m
9
J
to
G
R
C c1
M
a
`
d
Q)
a
a
m
[a
w
u
o
m7°
O
y
n
La
4
m
w
p a
p
rs
C
c.
�.-
�'
¢
a
'd
:°
ro
V
wa
u
O7
N
V
•7
C
10
}
cn
C
0)
V O
G
1
H
U
C
W
01
7
41
A
t
cn
C
V
C
J
C
«
10
to
EVER--
O
a
R
Q
'�
h
C
C
a
F
h
m
0
z
u
7
Q
d
A
r
U
A
''
m
m
7
`
tv
'c
u
G1
00
y
€>
C
V
o�T
Q
0
o�
/lIquoods
1
H
Iq
Illquood$
3 Inds)lao-I
3*jll
D
wlalnDl
f -
CD
r
M
Sf
�
r
N
M
lc:r
Lo
CD
f-
M
07
r
.+.
4-
w+
-
r-+
r-.
r-+
-1-
-1--
-I-+
�
a--,
4-1
+r
=
J
a
H
0
t)
rn
0)
CD
0)
co
t)
cn
0)
cn
tD
cn
t)
cn
t)
cn
to
cn
cn
cn
to
cn
CD
cn
CD
cn
m
cn
tm
cn
f -
MDC APPROVED
(4/27/2016 MDC Resolution 16-018 and 5/10/201.6 MDC Resolution 16-019)
URBAN RENEWAL PLAN FOR THE
TEN MILE ROAD -A URBAN RENEWAL PROJECT
THE URBAN RENEWAL AGENCY FOR THE CITY OF MERIDIAN
A/K/A THE MERIDIAN DEVELOPMENT CORPORATION CITY OF
MERIDIAN, IDAHO
Ordinance No.
Adopted
Effective
TABLE OF CONTENTS
Page
100 INTRODUCTION.................................................................................................................. 1
101
General Procedures of the Agency.........................................................................
4
102
Provisions Necessary to Meet State and Local Requirements ................................
4
102.1 Conformance with the Idaho Urban Renewal Law of 1965, as Amended.
5
103
History and Current Conditions of the Area...........................................................
5
104
Purpose of Activities...............................................................................................
6
105
Open Land Criteria.................................................................................................
7
200 DESCRIPTION OF PROJECT AREA...............................................................................
8
300 PROPOSED REDEVELOPMENT ACTIONS..................................................................
8
301
General....................................................................................................................8
302
Urban Renewal Plan Objectives.............................................................................
9
303
Participation Opportunities and Agreement..........................................................
11
303.1 Participation Agreements..........................................................................
11
303.2 City Fees...................................................................................................
12
304
Cooperation with Public Bodies...........................................................................
13
305
Property Acquisition.............................................................................................
13
305.1 Real Property............................................................................................
13
305.2 Personal Property......................................................................................
16
306
Property Management...........................................................................................
16
307
Relocation of Persons (Including Individuals and Families), Business Concerns,
and Others Displaced by the Project.....................................................................
16
308
Demolition, Clearance, and Building and Site Preparation ..................................
17
308.1 Demolition and Clearance.........................................................................
17
308.2 Preparation of Building Sites....................................................................
17
309
Property Disposition and Development................................................................
18
309.1 Real Property Disposition and Development ............................................
18
309.1.1 General..............................................................................18
309.1.2 Disposition and Development Documents ........................
18
309.1.3 Development by the Agency .............................................
20
309.1.4 Development Plans...........................................................
21
310
Personal Property Disposition...............................................................................
21
311
Rehabilitation and Conservation...........................................................................
21
312
Participation with Private Development or Public Development .........................
21
313
Conforming Owners..............................................................................................
22
314
Arts Funding.........................................................................................................
22
400 USES PERMITTED IN THE PROJECT AREA..............................................................
22
401
Redevelopment Plan Map and Development Strategy .........................................
22
402
Designated Land Uses...........................................................................................
23
403
[Reserved].............................................................................................................
23
404
Public Rights-of-Way...........................................................................................
23
405
Other Public, Semi -Public, Institutional, and Nonprofit Uses ..............................
24
500
•11
406
Interim Uses.......................................................................................................... 24
407
General Controls and Limitations.........................................................................
24
407.1 Construction..............................................................................................24
407.2 Rehabilitation and Retention of Properties ...............................................
24
407.3 Limitation on Type, Size, and Height of Buildings ..................................
25
407.4 Open Spaces, Landscaping, Light, Air, and Privacy ................................
25
407.5 Signs.......................................................................................................25
407.6 Utilities......................................................................................................25
407.7 Incompatible Uses.....................................................................................
25
407.8 Nondiscrimination and Nonsegregation...................................................
25
407.9 Subdivision of Parcels...............................................................................
25
407.10 Minor Variations.......................................................................................
25
408
Design for Development.......................................................................................
26
409
Off -Street Loading................................................................................................
27
410
Off -Street Parking.................................................................................................
27
411
Nonconforming Uses............................................................................................
27
412
Design Guidelines for Development under a Disposition and Development
Agreement or Owner Participation Agreement ....................................................
27
METHODS OF FINANCING THE PROJECT...............................................................
28
501
General Description of the Proposed Financing Method ......................................
28
502
Revenue Bond Funds............................................................................................
28
503
Other Loans and Grants........................................................................................
28
504
Revenue Allocation Financing Provisions............................................................
29
504.1 Economic Feasibility Study......................................................................
30
504.2 Assumptions and Conditions/Economic Feasibility Statement ................
30
504.3 Ten Percent Limitation.............................................................................
31
504.4 Financial Limitation..................................................................................
32
504.5 [Reserved]................................................................................................
33
504.6 Participation with Local Improvement Districts .......................................
33
504.7 Issuance of Debt and Debt Limitation......................................................
33
504.8 Impact on Other Taxing Districts and Levy Rate .....................................
33
505
Phasing and Other Fund Sources..........................................................................
37
506
Lease Revenue, Parking Revenue, and Bonds ......................................................
37
507
Capital Improvement Contribution Policy............................................................
37
508
Improved Street Design and Construction............................................................
37
509
Engineers Estimate................................................................................................
38
510
Time of Payment...................................................................................................
38
511
Sidewalks..............................................................................................................
39
512
Memorialization of Agreement.............................................................................
39
513
Meanings...............................................................................................................39
514
Retained Authority................................................................................................
39
515
Developer/Owner Initiated Improvements...........................................................
39
516
Variance................................................................................................................
40
517
Agency Contribution.............................................................................................
40
ACTIONS BY THE CITY AND THE COUNTY...........................................................
40
11
601 Maintenance of Public Improvements.......................................................
700 ENFORCEMENT..................................................................................................
800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW .........
900 PROCEDURE FOR AMENDMENT....................................................................
1000 SEVERABILITY...................................................................................................
1100 ANNUAL REPORT..............................................................................................
1101 APPENDICES, ATTACHMENTS, EXHIBITS, TABLES..................................
iii
Attachments
Attachment 1
Attachment 2
Attachment 3
Attachment 4
Attachment 5.1
Attachment 5.2
Map of Urban Renewal Project Area and Revenue Allocation Area
Description of Urban Renewal Project Area and Revenue Allocation Area
Private Properties Which May be Acquired by the Agency (Limited to
Public Improvements and Facilities)
Map Depicting Expected Land Use and Current Zoning Map of the Project
Area
Public Improvements within the Revenue Allocation Area
Economic Feasibility Study
Attachment 5.3 Estimated Net Taxable Value of Growth and New Private Development
and Annual Revenue Allocation in the Ten Road -A Urban Renewal
Proj ect
Attachment 5.4 Estimated Annual Revenues and Costs in the Ten Mile Road — A Urban
Renewal Project
Attachment 6 Ten Mile Urban Renewal District Eligibility Report — September 2015
Attachment 7 Agricultural Consent
uv
URBAN RENEWAL PLAN FOR THE
TEN MILE ROAD -A URBAN RENEWAL PROJECT
THE URBAN RENEWAL AGENCY FOR THE CITY OF MERIDIAN A/K/A THE
MERIDIAN DEVELOPMENT CORPORATION
CITY OF MERIDIAN, IDAHO
100 INTRODUCTION
This is the Urban Renewal Plan (the "Plan") for the Ten Mile Road —A Urban Renewal
Project (the "Project") in the city of Meridian (the "City"), state of Idaho, and consists of the text
contained herein and the following attachments:
Map of the Urban Renewal Project Area and Revenue Allocation Area Map
(Attachment 1),
The Description of the Urban Renewal Project Area Boundaries and Revenue
Allocation Area (Attachment 2),
Private Properties Which May be Acquired by Agency (Limited to Public
Improvements and Facilities) (Attachment 3),
Map Depicting Expected Land Uses and Current Zoning within Project Area
(Attachment 4),
Public Improvements within the Revenue Allocation Area (Attachment 5. 1),
Economic Feasibility Study (Attachment 5.2),
Net Estimated Taxable Value of Growth and New Private Development and
Annual Revenue Allocation in the Ten Mile Road — A Urban Renewal Project
(Attachment 5.3),
Estimated Annual Revenues and Costs in the Ten Mile Road - A Urban Renewal
Project (Attachment 5.4),
Agricultural Consent (Attachment 6).
The term "Project" is used herein to describe the overall activities defined in this Plan
and conforms to the statutory definition of an urban renewal project. Reference is specifically
made to Idaho Code Sections 50-2018(10) and 50-2903(13) for the various activities
contemplated by the term "Project." Such activities include both private and public development
of property within the urban renewal area. The term "Project" is not meant to refer to a specific
activity or development scheme. The Ten Mile Road — A Project Area is also referred to as the
Project Area.
This Plan was prepared by the Board of Commissioners, consultants, and staff of the
Urban Renewal Agency for the City of Meridian, also known as the Meridian Development
Corporation (the "Agency") and reviewed and recommended by the Agency pursuant to the
Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended (the "Law"),
the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended (the
"Act"), and all applicable local laws and ordinances.
The proposed redevelopment of the Project Area as described in this Plan conforms to
The City of Meridian 2013 Comprehensive Plan, as amended (the "Comprehensive Plan"), and
adopted by the City Council (the "City Council"). The Project Area is part of the Ten Mile
Interchange Specific Area Plan within the Comprehensive Plan. The application of the
Comprehensive Plan is contained in the eligibility report included as Attachment 6.
Development activities within the Project Area are to conform with the Comprehensive Plan.
The Agency may create several planning and implementation documents that generally
describe the overall Project and identify certain specific public and private capital improvement
projects. Because of the changing nature of the Project, these documents, by necessity, must be
dynamic and flexible. The Agency anticipates that these documents will be refined as
circumstances warrant. Any refinement, however, shall not be deemed as an amendment or
modification of this Plan. No refinement will be deemed effective if it is in conflict with this
Plan. The planning and implementation documents are purposely flexible and do not constitute
specific portions of the Plan. Provided, however, prior to the adoption of any planning or
implementation document or proposed refinement to any planning or implementation document,
the Agency shall notify the City and publish a public notice of such proposed refinement at least
thirty (30) days prior to the consideration of such proposed refinement, thus providing the City
and any other interested person or entity an opportunity to comment on said proposed
refinement. The Board of Commissioners of the Agency (the "Board") shall consider any such
comments and determine whether to adopt the refinement. The planning and implementation
documents apply to redevelopment activity within the Project Area as described herein. In the
event of any conflict between this Plan and the appended documents, the provisions of this Plan
shall control. The Agency intends to rely heavily on any applicable City design standards which
may cover all or part of the Project Area.
This Plan provides the Agency with powers, duties, and obligations to implement and
further the program generally formulated in this Plan for the redevelopment, rehabilitation, and
revitalization of the area within the boundaries of the Project Area. The Agency retains all
powers allowed by the Law and Act. Because of the long-term nature of this Plan, and the need
to retain in the Agency flexibility to respond to market and economic conditions, property owner
and developer interests, and opportunities from time to time presented for redevelopment, this
Plan does not present a precise plan or establish specific projects for the redevelopment,
rehabilitation, and revitalization of any area within the Project Area, nor does this Plan present
specific proposals in an attempt to solve or alleviate the concerns and problems of the
2
community relating to the Project Area. Instead, this Plan presents a process and a basic
framework within which specific sub -plans will be presented, specific sub -projects will be
established, and specific solutions will be proposed, and by which tools are provided to the
Agency to fashion, develop, and proceed with such specific sub -plans, sub -projects, and
solutions. Sub -plans and sub -projects and narrower more defined plans and projects within the
Plan and Project.
Implementation of this Plan will require public co -investment to help stimulate desired
private development. Typically, the public will fund enhanced public improvements such as
utilities, streets, and sidewalks which, in turn, create an attractive setting for adjacent private
investment for residential, industrial, office, and commercial facilities.
The particular projects or redevelopment projects by private entities described herein are
not intended to be an exclusive or exhaustive list of potential redevelopment activity. Allowed
projects are those activities which comply with the Law and the Act and meet the overall
objectives of this Plan. The public-private relationship is crucial in the successful redevelopment
of the Project Area.
The purpose of the Urban Renewal Law will be attained through and the major goals of
this Plan are:
a. The elimination of environmental deficiencies in the Project Area, including,
among others, inadequate public improvements including certain streets and
improvements; improvements to public utilities including water and sewer
improvements and fire protection systems; streetlights; other public improvements
(including public buildings and facilities); removal, burying, or relocation of
overhead utilities; extension of electrical distribution lines and transformers;
improvement of irrigation and drainage ditches and laterals; improvement of
storm drainage facilities; and environmental remediation of Brownfield sites;
b. The assembly of land into parcels suitable for modern, integrated development
with improved pedestrian and vehicular circulation in the Project Area;
The re -planning, redesign, and development of undeveloped or underdeveloped
areas which are stagnant or improperly utilized because of limited traffic access,
underserved utilities, and other site conditions;
d. The strengthening of the economic base of the Project Area and the community
by the installation of needed site improvements to stimulate new private
development providing, employment, and economic growth;
The provision of adequate land for parks, open space, street rights-of-way and
pedestrian/bicycle facility rights-of-way;
3
f. The reconstruction and improvement of street corridors to allow traffic flows to
move through and around the Project Area along with the accompanying utility
connections, through the Project Area;
g. The provision of public service utilities such as water system improvements,
sewer system improvements and improvements to storm drainage facilities (as
part of larger City systems, much of which may be located outside the Project
Area);
h. The establishment and implementation of performance criteria to assure high site
design standards and environmental quality and other design elements which
provide unity and integrity to the entire Project Area, including commitment of
funds for planning studies, achieving high standards of development, and
leveraging such development to achieve public objectives and efficient use of
scarce resources;
The strengthening of the tax base by encouraging private development, thus
increasing the assessed valuation of properties within the Revenue Allocation
Area and the Project Area as a whole and benefiting the various taxing districts in
which the urban renewal area is located; and
The funding of necessary public infrastructure to accommodate both public and
private development.
101 General Procedures of the Agency
The Agency is an established public body, corporate and politic, as defined and described
under the Law and the Act. The Agency is also governed by its bylaws as authorized by the Law
and adopted by the Agency. Under the Law, the Agency is governed by the Idaho open meeting
law, the Public Records Act, the Ethics in Government Act, financial reporting requirements, and
the competitive bidding requirements under Chapter 28, Title 67, Idaho Code.
Generally, the Agency conducts its business in open session and allows meaningful
public input as needed by the issue considered or by any statutory or regulatory provision.
Whenever in this Plan it is stated that the Agency may refine, modify, change, or adopt certain
policy statements or contents of this Plan not requiring a formal amendment to the Plan as
required by the Law or the Act, it shall be deemed to mean a consideration by the Board of such
policy or procedure, duly noticed upon the Agency meeting agenda and considered by the
Agency at an open public meeting and adopted by a majority of the Board members present,
constituting a quorum, unless any bylaw, provision of law, or provision herein provides
otherwise.
102 Provisions Necessary to Meet State and Local Requirements
4
102.1 Conformance with the Idaho Urban Renewal Law of 1965, as
Amended
a. The laws of the state of Idaho require that an urban renewal plan be
prepared for an area certified as an urban renewal area by the City
Council. The Project Area was originally certified by the City Council by
Resolution No. 16-1119 on February 9, 2016.
b. With the adoption of Resolution No. 16-1119, the City Council found the
Project Area a deteriorated and deteriorating area existing in the City as
defined by the Law and Act, and authorized the preparation of an urban
renewal plan.
C. In accordance with the Law and Act, the necessary agricultural consents
were obtained from owners of any agricultural operations within the
Project Area that have been used as an agricultural operation for three
consecutive years. A copy of the agricultural consent is attached hereto as
Attachment 6
d. In accordance with the Law, this Plan was submitted to the Planning and
Zoning Commission of the City. After consideration of the Plan, the
Commission reported to the City Council stating that this Plan is in
conformity with the Comprehensive Plan of the City of Meridian.
e. Pursuant to the Law, and Act, the City Council having published due
notice thereof, a public hearing was held on this Plan. Notice of the
hearing was duly published in a newspaper having general circulation.
The City Council adopted this Plan on 2016, by
Ordinance No.
103 History and Current Conditions of the Area
This Project Area is located north of Interstate 84, east of Ten Mile Road and south of Franklin
Road. The area is part of a larger planning area designated as the Ten Mile Interchange Specific
Area Plan adopted by the Meridian City Council in June of 2007. The area consists of
approximately 301acres, included in 16 tax parcels under three separate ownerships. The Plan
calls for inclusion of adjacent public rights-of-way not included in the totals above. While the
Ten Mile Interchange Specific Area Plan calls for intense residential and commercial
development consistent with proximity to major transportation access, the implementation of that
Plan has not materialized due to the high cost of infrastructure development and the lack of
public and private funding mechanisms to support the cost burden. Therefore, the
implementation of the Plan and thus the normal growth of the city has been impeded.
5
The Project Area remains in agricultural use with no urban level infrastructure existing within
the area except for the area improvements made within the adjacent arterial rights-of-way (Ten
Mile and Franklin Roads). Thus the current development pattern remains inconsistent with the
established vision for the area as expressed in both the Ten Mile Interchange Specific Area Plan
and the City of Meridian Comprehensive Plan, of which it is a part. Implementation activities as
provided for in this Plan will allow for development consistent with the adopted plans.
What development does exist within the Project Area relates to the historic agricultural uses, and
while perhaps appropriate for the continuation of that use, is functionally obsolete when
considered in the context of the adopted plans of the City of Meridian.
Part of the original Study Area considered for this Project Area was located within
unincorporated Ada County. Including such properties is permissible under State Law with an
intergovernmental agreement between the City and the County. However, most of the properties
included with the Study Area were annexed into the city limits resulting in the final boundaries
of the Project Area fully under the jurisdiction of the City of Meridian obviating any need for an
intergovernmental agreement.
The Plan primarily includes improvements to public infrastructure, creating the
framework for the development of residential and commercial property and the provision of
public parks, open spaces and/or other public recreation areas. The Plan also includes
remediation of environmental conditions that may exist in the Project Area. Most of the Project
Area is underdeveloped or vacant and is not being used to its highest and best use due to
deteriorating structures, the age and obsolescence of infrastructure, the predominance of
defective or inadequate street layout, outmoded street patterns, need for modern traffic
requirements, insanitary and unsafe conditions, faulty lot layout and inadequate utility
infrastructure needed for a larger development. The foregoing conditions have arrested or
impaired growth in the Project Area.
The preparation and approval of an urban renewal plan, including a revenue allocation
financing provision, gives the community additional resources to solve the public infrastructure
problems in this area. Revenue allocation financing will help to improve the situation. In effect,
property taxes generated by new developments within the Project Area may be used by the
Agency to finance a variety of needed public improvements and facilities. Finally, the new
developments will also generate new jobs in the community that will, in turn, benefit the Project
Area, city and county residents.
Additional history of the Project Area is contained in the Eligibility Report which is
included as Attachment 6.
104 Purpose of Activities
The description of activities, public improvements, and the estimated costs of those items
are intended to define the limit of the Agency's activity. The Agency reserves the right to
change amounts from one category to another. The aforementioned costs are estimated and may
fluctuate based on market conditions and the passage of time. The Agency does not anticipate
that the overall total amount estimated will substantially exceeded but projections are based on
current information and conditions. The items and amounts are not intended to relate to any one
particular development, developer, or owner. Rather, the Agency intends to discuss and
negotiate with any owner or developer who seeks Agency assistance. During such negotiation,
the Agency will determine, on an individual basis, the eligibility of the activities sought for
Agency funding, the amount the Agency may fund by way of percentage or other criteria
including the need for such assistance. The Agency will also take into account the amount of
revenue allocation proceeds estimated to be generated from the developer's activities. The
Agency also reserves the right to establish by way of policy, its funding percentage or
participation, which would apply to all developers and owners.
Throughout this Plan, there are references to Agency activities, Agency funding, and the
acquisition, development, and contribution of public improvements. Such references do not
necessarily constitute a full, final, and formal commitment by the Agency but, rather, grant to the
Agency the discretion to participate as stated subject to achieving the objectives of this Plan and
provided such activity is deemed eligible under the Law and the Act. In some respects, the
activities listed in Attachments 5.1-5.4 are concepts which will be determined or prioritized as
the overall Project Area develops.
The Agency reserves the right to prioritize the projects described in this Plan. The
Agency also reserves the right to retain its flexibility in funding the various activities. The
Agency also reserves its discretion and flexibility in deciding which improvements should be
funded and what level, whether using its own funds or funds generated by other sources. One of
the purposes of this Plan is to facilitate the creation of family wage jobs as defined by the State
of Idaho.
The activities listed in Attachments 5.1-5.4 are also prioritized by way of importance to
the Agency by the amounts funded, and by year of funding, with earlier years reflecting the more
important activities, achievement of higher objectives, long-term goals, and commitments. As
required by the Law and Act, the Agency will adopt more specific budgets annually.
105 Open Land Criteria
Such open land areas may be acquired by the Agency and developed if such acquisition is
needed to solve various problems, associated with the land or the public infrastructure, that have
retarded its development. These problems may include defective or unusual conditions of title,
diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns,
deterioration of site, and faulty lot layout, all of which are included in one form or another in the
Section 50-2903(8)(b) definition of deteriorated area. The problems that are listed only in
Section 50-2008(d)(4)(2) (the open land section) include economic disuse, unsuitable
topography, and "the need for the correlation of the area with other areas of a municipality by
streets and modern traffic requirements, or any combination of such factors or other conditions
which retard development of the area."
VA
Such areas qualify if any of the standard 50-2018(8), (9) and 50-2903(8) characteristics
apply. But such areas also qualify if any of the problems listed only in 50-2008(d)(4)(2)
apply. Clearly, lack of water and sewer facilities, a deficient street system and lack of fire
protection facilities are all conditions which retard development of the open land areas.
200 DESCRIPTION OF PROJECT AREA
The boundaries of the Project Area and the Revenue Allocation Area are shown on the
Project Area and Revenue Allocation Boundary Map, attached hereto as Attachment 1 and
incorporated herein by reference, and are described in the Description of the Project Area and
Revenue Allocation Area, attached hereto as Attachment 2 and incorporated herein by reference.
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 located within the
corporate limits of the City of Meridian or other natural boundary unless otherwise stated.
300 PROPOSED REDEVELOPMENT ACTIONS
301 General
The Agency proposes to eliminate and prevent the spread of deteriorating conditions and
deterioration in the Project Area by any of the following means:
a. The acquisition of certain real property (if needed);
b. The demolition or removal of certain buildings and improvements for public
rights-of-way for streets, utilities, walkways, and other improvements, for public
facility building sites, to eliminate unhealthful, unsanitary, or unsafe conditions,
enhance density, eliminate obsolete or other uses detrimental to the public welfare
or otherwise to remove or to prevent the spread of deteriorating or deteriorated
conditions;
The provision for participation by property owners within the Project Area to
achieve the objectives of this Plan;
d. The management of any property acquired by and under the ownership and
control of the Agency;
The provision for relocation assistance to displaced Project Area occupants, as
needed and required by law;
f. The installation, construction, or reconstruction of streets, utilities, including
electrical distribution and transmission lines in underground configuration, if
needed to encourage new developments, fiber optic or other communication
systems, parking facilities, and other public improvements, including, but not
limited to, irrigation and drainage laterals and ditches, canal crossings, storm
M.
drain systems, water and sewer improvements, fire protection systems, traffic
signals, streetlights, sidewalks, curbs, gutters, and other public improvements,
including public or other community facilities or buildings owned or occupied by
the Agency or other public agencies, including the City's walkways, public open
spaces, community centers, cultural centers and visitors or information centers as
may be deemed appropriate by the Board;
g. The disposition of property for uses in accordance with this Plan;
h. The redevelopment of land by private enterprise or public agencies for uses in
accordance with this Plan;
i. The rehabilitation of structures and improvements by present owners, their
successors, and the Agency;
The preparation and assembly of adequate sites for the development and
construction of facilities for industrial, commercial, retail, residential and
governmental use;
k. To the extent allowed by law, lend or invest federal funds to facilitate
redevelopment; and
The construction of foundations, platforms, and other like structural forms
necessary for the provision or utilization of air rights, sites for buildings to be
used for residential, commercial, industrial, and other uses contemplated by the
Plan, and to provide utilities to the development site.
In the accomplishment of these purposes and activities and in the implementation and
furtherance of this Plan, the Agency is authorized to use all the powers provided in this Plan and
all the powers now or hereafter permitted by law.
302 Urban Renewal Plan Objectives
Urban renewal action is necessary in the Project Area to combat problems of physical
deterioration or deteriorating conditions.
The Project Area and revenue allocation area consist of approximately 301.45 acres of
property. The Project Area boundaries are specifically identified on Attachments 1 and 2. As set
forth in greater detail in Section 103, the Project Area has a history of a slow-growing tax base
primarily attributed to undeveloped or underdeveloped properties, a number of deteriorating
and/or deteriorated structures, deteriorated and vacant lots, faulty lot layout, lack of adequate
public infrastructure, potential environmental issues and other deteriorating factors.
Site preparation, remediation of any environmental issues, enhancement of open areas
and public recreation facilities, enhancement of infrastructure, including sidewalk, curb, gutter,
improvements to water and sewer facilities, as well as, remediating any drainage issues will
enhance the overall development of the Project Area.
Hence, the Plan for the Project Area is a proposal for street and utility improvements to
provide an improved environment for new retail, residential and commercial facilities, public
improvements or facilities, including but not limited to construction of public facilities or
buildings, the elimination of unsafe conditions, and to otherwise prevent the extension of
deterioration and reverse the deteriorating action of the area.
Air rights and subterranean rights may be disposed of for any permitted use within the
Project Area boundaries.
Less than fee acquisition may be utilized by the Agency when and if necessary to
promote redevelopment in accordance with the objectives of the Plan.
Temporary project improvements may be provided to facilitate adequate vehicular and
pedestrian circulation.
The provisions of this Plan are applicable to all public and private property in the Project
Area. The provisions of the Plan shall be interpreted and applied as objectives and goals,
recognizing the need for flexibility in interpretation and implementation, while at the same time
not in any way abdicating the rights and privileges of the property owners which are vested in
the present and future zoning classifications of the properties. All development under an owner
participation agreement shall conform to those standards specified in Section 303.1 of this Plan.
This Plan must be practical in order to succeed. Particular attention has been paid to how
it can be implemented, given the changing nature of market conditions. Transforming the
Project Area into a vital, thriving part of the community requires an assertive strategy. The
following list represents the key elements of that effort:
a. Initiate simultaneous projects designed to revitalize the Project Area. From street
and utility improvements to significant new development, the Agency plans a key
role in creating the necessary momentum.
b. Develop new residential and commercial opportunities encouraging economic
development.
Without direct public intervention, much of the Project Area could conceivably remain
unchanged for the next several years. It is anticipated that success will come through public-
private partnerships as appropriate to accomplish Plan goals. The Plan creates the necessary
flexible framework for the Project Area to support the City's economic development.
Land use in the Project Area will be modified to the extent that obsolete buildings and
land now devoted to inconsistent uses will be converted to professional offices, residential
housing, commercial structures, public and private parking, and/or public/semi-public uses. In
10
implementing the activities described in this Plan, the Agency shall give due consideration to the
provision of adequate park and recreational areas and facilities that may be desirable for
neighborhood improvement, with special consideration for the health, safety and welfare of
residents in the general vicinity of the site covered by the Plan.
303 Participation Opportunities and Agreement
303.1 Participation Agreements
The Agency may enter into an owner participation agreement with any existing or future
owner of property, in the event the property owner seeks and/or receives assistance from the
Agency in the redevelopment of the property. In that event, the Agency may allow for an
existing or future owner of property to remove the property and/or structure subject to such an
agreement from future Agency acquisition.
Each structure, infrastructure and building in the Project Area to be rehabilitated or to be
constructed as a condition of the owner participation agreement between the Agency and the
owner pursuant to this Plan will be considered to be satisfactorily rehabilitated and constructed,
and the Agency will so certify, if the rehabilitated or new structure or infrastructure meets the
following standards through an executed owner participation agreement to meet conditions
described below.
a. Any such property within the Project Area shall be required to conform to all
applicable provisions, requirements, and regulations of this Plan. The owner
participation agreement may require as a condition of financial participation by
the Agency a commitment by the property owner to meet the greater objectives of
the land use elements identified in the Comprehensive Plan, and applicable zoning
ordinances. Upon completion of any rehabilitation each structure must be safe
and sound in all physical respects and be refurbished and altered to bring the
property to an upgraded marketable condition that will continue throughout an
estimated useful life for a minimum of twenty (20) years.
b. All such buildings or portions of buildings which are to remain within the Project
Area shall be rehabilitated in conformity with all applicable codes and ordinances
of the City.
Any new construction shall also conform to all applicable provisions,
requirements, and regulations of this Plan.
d. Any new construction shall also conform to all applicable codes and ordinances of
the City of Meridian as well as other applicable local, state and federal laws and
regulations.
11
All such agreements will address phasing issues (as needed), iustification and eligibility of
proiect costs, and achievement of the obiectives of the Plan. Agency shall retain its
discretion in the funding level of its participation.
In such participation agreements, participants who retain real property shall be required
to join in the recordation of such documents as may be necessary to make the provisions of this
Plan applicable to their properties. Whether or not a participant enters into a participation
agreement with the Agency, the provisions of this Plan are applicable to all public and private
property in the Project Area as those owning said property seek any form of assistance,
cooperation or support from the Agency.
In the event a participant fails or refuses to rehabilitate, develop, use, and maintain its real
property pursuant to this Plan and a participation agreement, the real property or any interest
therein may be acquired by the Agency in accordance with Section 305.1 of this Plan and sold or
leased for rehabilitation or development in accordance with this Plan.
Owner participation agreements may be used to implement the following objectives:
a. Encouraging established businesses to revitalize any deteriorating areas of their
parcels to accelerate the enhancement of the street environment in the Plan area.
b. Subject to the limitations of the Law and the Act, providing incentives to existing
business owners to encourage continued utilization and expansion of existing
permitted uses to prevent properties from falling into disuse, a proliferation of
vacant and deteriorated parcels and a reduction in area employment.
Recognizing the right of existing nonconforming uses to continue in accordance
with applicable law and to accommodate improvements and expansions as
allowed by applicable law.
d. Subject to the limitations of the Act, providing incentives to improve
nonconforming properties so they implement the design guidelines contained in
this Plan to the extent possible and to encourage an orderly transition from
nonconforming to conforming uses over the next twenty (20) years.
e. Provide reimbursement for previously constructed public infrastructure
improvements if the Agency determines that said improvements were completed
recently enough to be sufficiently connected to the purposes, goals and objectives
of the Plan and otherwise meet the criteria and requirements of the Plan.
303.2 Public Agency Fees
For any development covered by an owner participation agreement or disposition and
development agreement, the Agency shall have the authority, but not the obligation, to consider
the payment of all or part of any public agency fee assessed on the development from revenue
allocation proceeds to the extent allowed by law.
12
304 Cooperation with Public Bodies
Certain public bodies are authorized by state law to aid and cooperate, with or without
consideration, in the planning, undertaking, construction, or operation of this Project. The
Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate
this Plan with the activities of such public bodies in order to accomplish the purposes of
redevelopment and the highest public good.
The Agency, by law, is not authorized to acquire real property owned by public bodies
without the consent of such public bodies. The Agency will seek the cooperation of all public
bodies which own or intend to acquire property in the Project Area. All plans for development
of property in the Project Area by a public body shall be subject to Agency approval, in the event
the Agency is providing any financial assistance.
Subject to applicable authority, the Agency may impose on all public bodies the planning
and design controls contained in this Plan to insure that development or redevelopment of
property within the Project Area owned by public bodies will conform to the requirements of this
Plan. Subject to applicable law, the Agency is authorized to financially (and otherwise) assist
any public entity in the cost of public land, buildings, facilities, structures, or other
improvements of the Project Area.
The Agency specifically intends to cooperate to the extent allowable with the City of
Meridian and the Ada County Highway District (ACHD) (as the case may be) for the
construction of street and utility improvements. The Agency shall also cooperate with the City
of Meridian and ACHD on various relocation, screening, or underground projects, the providing
of fiber optic capability, and the funding of water and sewer improvements. To the extent any
public entity, including the City of Meridian, has funded certain improvements such as water and
sewer facilities, the Agency may, at the discretion of the Agency Board, reimburse those entities
for those expenses should funding be available. The Agency shall also cooperate with any public
entity having jurisdiction over rights-of-way for the improvement of roads within the Project
Area and with the public bodies responsible for water and sewer improvements. The Agency
also intends to cooperate and seek available assistance from state and federal sources for
economic development.
In the event the Agency is participating in public development, by way of financial
incentive or otherwise, the public body receiving assistance from the Agency shall enter into a
participation agreement with the Agency and then shall be bound by the Plan and other land use
elements and shall conform to those standards specified in Section 303.1 of this Plan.
305 Property Acquisition
305.1 Real Property
13
Generally, the Agency intends to acquire any real property or interests in real property
through voluntary measures; however, the Agency is not required to acquire any real property
located in the Project Area. Any acquisition shall be by any means authorized by law, including,
but not limited to, the Law, the Act, the Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970, and the Idaho Eminent Domain laws set forth in Title 7,
Chapter 7, Idaho Code. The Agency is authorized to acquire either the entire fee or any other
interest in real property less than a fee, including structures and fixtures upon the real property
without acquiring the land upon which those structures and fixtures are located.
The Agency may, in considerations of the obligations of the developer or owner in any
development agreement, waive its rights to acquire the real property covered by the development
agreement, if the developer or owner fully performed under the development agreement.
Idaho Code Section 7-701A specifically limits the Agency's ability to exercise eminent
domain to involuntarily acquire real property in the Project Area for purposes of conveying
property for non-public uses:
7-701A. Limitation on eminent domain for private parties, urban renewal or
economic development purposes. (1) This section limits and restricts the use of
eminent domain under the laws of this state or local ordinance by the state of
Idaho, its instrumentalities, political subdivisions, public agencies, or bodies
corporate and politic of the state to condemn any interest in property in order to
convey the condemned interest to a private interest or person as provided herein.
(2) Eminent domain shall not be used to acquire private property:
(a) For any alleged public use which is merely a pretext for the transfer of the
condemned property or any interest in that property to a private party; or
(b) For the purpose of promoting or effectuating economic development; provided
however, that nothing herein shall affect the exercise of eminent domain:
(i) Pursuant to chapter 15, title 70, Idaho Code, and title 42, Idaho Code;
or
(ii) Pursuant to chapters 19, 20 or 29, title 50, Idaho Code, except that no
private property shall be taken through exercise of eminent domain within
the area of operation of a housing authority or within an urban renewal
area or within a deteriorated or deteriorating area or within a competitively
disadvantaged border community area unless the specific property to be
condemned is proven by clear and convincing evidence to be in such
condition that it meets all of the requirements:
1. The property, due to general dilapidation, compromised
structural integrity, or failed mechanical systems, endangers life or
endangers property by fire or by other perils that pose an actual
identifiable threat to building occupants; and
14
2. The property contains specifically identifiable conditions that
pose an actual risk to human health, transmission of disease,
juvenile delinquency or criminal content; and
3. The property presents an actual risk of harm to the public health,
safety, morals or general welfare; or
(iii) For those public and private uses for which eminent domain is
expressly provided in the constitution of the state of Idaho.
(3) This section shall not affect the authority of a governmental entity to condemn
a leasehold estate on property owned by the governmental entity.
(4) The rationale for condemnation by the governmental entity proposing to
condemn property shall be freely reviewable in the course of judicial proceedings
involving exercise of the power of eminent domain.
It is in the public interest and is necessary, in order to eliminate the conditions requiring
redevelopment and in order to execute this Plan, for the power of eminent domain to be retained
by the Agency to acquire real property in the Project Area, which cannot be acquired by gift,
devise, exchange, purchase, or any other lawful method, for a public purpose or for private
redevelopment within the limits described above. However, the Agency's authority to invoke
eminent domain to acquire real property for disposition to private parties for economic
development is limited by Idaho Code § 7-701A.
Under the provisions of the Act, the urban renewal plan "shall be sufficiently complete to
indicate such land acquisition, demolition, and removal of structures, redevelopment,
improvements, and rehabilitation as may be proposed to be carried out in the urban renewal
area." Idaho Code § 50-2018(12). At the present time the Agency has not identified any
particular parcel for acquisition for the construction of public improvements or for private
redevelopment. These activities are generally described in Attachment 3. Properties which
may be subject to acquisition are those parcels which may be vacant or abandoned, parcels which
are currently limited in use such as small parcels that could be assembled for redevelopment and
those which are significantly deteriorated, parcels which maybe adjacent to right-of-way to
improve configuration and enlarge parcels for redevelopment, adapt and possibly enlarge an
existing building for a new use, reconfigure sites for development and possible extension street
or pathway. Other parcels may be acquired for the purpose of facilitating catalyst or
demonstration projects, constructing public parking, constructing new streets or pathways,
enhancing public spaces, or to implement other elements of the Plan strategy.
Generally, the Agency reserves the right to determine which properties, if any, should be
acquired. The Agency intends to acquire any real property through voluntary or consensual gift,
devise, exchange, or purchase. Such acquisition of property may be for the development of any
public improvements identified in this Plan, for the assembly of properties for the purpose of
redevelopment of those properties to achieve the objectives of this Plan, and/or for purposes of
redevelopment and reuse as identified in the Plan. Such properties may include properties
15
owned by private parties or public entities. The Agency shall coordinate any voluntary property
acquisition with any other public entity, as may be necessary.
305.2 Personal Property
Generally, personal property shall not be acquired. However, where necessary in the
execution of this Plan, the Agency is authorized to acquire personal property in the Project Area
by any lawful means, including eminent domain. For purposes of this Plan, acquisition of certain
permanent fixtures or improvements upon real property shall be governed by this section. The
Agency retains the right to purchase those fixtures or improvements (including buildings) for the
purpose of eliminating certain deteriorated or deteriorated structures to facilitate the
redevelopment the real property upon which the buildings and structures are located. Such
acquisition shall be based upon appraised value of the structures and negotiation with the owner
of the structures. The Agency shall take into account, before committing to such acquisition, any
environmental or other liability present or potentially present in such structures. In the event, the
Agency determines to acquire such property; it shall do so upon the successful negotiation of an
owner participation agreement in compliance with the terms of Section 303.1 of this Plan. In
addition, such owner shall commit to the redevelopment of the real property and to maintain the
real property in a safe and clean manner. The Agency shall acquire such property by way of any
acceptable conveyance.
306 Property Management
During such time such property, if any, in the Project Area is owned by the Agency, such
property shall be under the management and control of the Agency. Subject to applicable law,
such property may be rented or leased by the Agency pending its disposition for redevelopment,
and such rental or lease shall be pursuant to such policies as the Agency may adopt.
307 Relocation of Persons (Including Individuals and Families), Business
Concerns, and Others Displaced by the Project
If the Agency receives federal funds for real estate acquisition and relocation, the Agency
shall comply with 24 C.F.R. Part 42, implementing the Uniform Relocation Assistance and Real
Property Acquisition Policies Act of 1970, as amended. The Agency may also undertake
relocation activities for those not entitled to benefit under federal law, as the Agency may deem
appropriate for which funds are available. The Agency's activities should not result in the
displacement of families within the area. In the event the Agency's activities result in
displacement, the Agency shall compensate such residents by providing reasonable moving
expenses into decent, safe, and sanitary dwelling accommodations within their means and
without undue hardship to such families. The Agency will not participate in any private
redevelopment activity which will result in displacement of families unless a method exists for
the relocation of displaced families in decent, safe, and sanitary dwelling accommodations within
their means and without undue hardship to such families. For any other activity, the Agency will
comply with the provisions of the Law regarding relocation.
IV
The Agency reserves the right to extend benefits for relocation to those not otherwise
entitled to relocation benefits as a matter of state law under the Act or the Law. The Agency
may determine to use as a reference the relocation benefits and guidelines promulgated by the
federal government, the state government, or local government, including the State Department
of Transportation. The intent of this section is to allow the Agency sufficient flexibility to award
relocation benefits on some rational basis, or by payment of some lump sum per case basis. The
Agency may also consider the analysis of replacement value for the compensation awarded to
either owner occupants or businesses displaced by the Agency to achieve the objectives of this
Plan. The Agency may adopt relocation guidelines which would define the extent of relocation
assistance in non -federally -assisted projects and which relocation assistance to the greatest extent
feasible would be uniform. The Agency shall also coordinate with the various local, state, or
federal agencies concerning relocation assistance.
For displacement of families, the Agency shall comply with, at a minimum, the standards
set forth in the Law. The Agency shall also comply with all applicable state laws concerning
relocation benefits. If such a program is considered, it shall be adopted by resolution of the
Agency Board.
308 Demolition, Clearance, and Building and Site Preparation
308.1 Demolition and Clearance
The Agency is authorized (but not required) to lawfully demolish and clear buildings,
structures, and other improvements from any real property in the Project Area as necessary to
carry out the purposes of this Plan.
308.2 Preparation of Building Sites
The Agency is authorized (but not required) to prepare, or cause to be prepared, as
building sites, any real property in the Project Area owned by the Agency, including rock
removal and site preparation. In connection therewith, the Agency may cause, provide for, or
undertake the installation or construction of streets, utilities, storm drainage facilities, and other
public improvements necessary to carry out this Plan. The Agency is also authorized (but not
required) to construct foundations, platforms, and other structural forms necessary for the
provision or utilization of air rights sites for buildings to be used for industrial, commercial,
private, public, and other uses provided in this Plan. To the extent allowed by the Law and Act,
the Agency may assist in the preparation of building sites by way of reclamation, remediation, or
elimination of deteriorated conditions. The Agency is also authorized (but not required) to
purchase certain site or building improvements for purpose of site preparation and development.
17
309 Property Disposition and Development
309.1 Real Property Disposition and Development
309.1.1 General
For the purposes of this Plan, the Agency is authorized to sell, lease, exchange,
subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose
of any interest in real property under the reuse provisions set forth in the Law. To the extent
permitted by law, the Agency is authorized to dispose of real property by negotiated lease, sale,
or transfer without public bidding.
Real property acquired by the Agency may be conveyed by the Agency and, where
beneficial to the Project Area, without charge to any public body as allowed by law. All real
property acquired by the Agency in the Project Area shall be sold or leased to public or private
persons or entities for development for the uses permitted in this Plan.
All purchasers or lessees of property acquired from the Agency shall be obligated to use
the property for the purposes designated in this Plan, to begin and complete development of the
property within a period of time, if any, which the Agency fixes as reasonable, and to comply
with other conditions which the Agency deems necessary to carry out the purposes of this Plan.
The Agency shall give due consideration to the provision of adequate park and
recreational areas and facilities that may be desirable for neighborhood improvement, with
special consideration for the health, safety and welfare of residents residing in the general
vicinity of the site covered by the Plan.
309.1.2 Disposition and Development Documents
To provide adequate safeguards to ensure that the provisions of this Plan will be carried
out and to prevent the recurrence of deteriorating conditions, all real property sold, leased, or
conveyed by the Agency, as well as all property subject to participation agreements, is subject to
the provisions of this Plan.
The Agency shall reserve such powers and controls in the disposition and development
documents as may be necessary to prevent transfer, retention, or use of property for speculative
purposes and to ensure that development is carried out pursuant to this Plan.
Leases, deeds, contracts, agreements, and declarations of restrictions of the Agency may
contain restrictions, covenants, covenants running with the land, rights of reverter, conditions
subsequent, equitable servitudes, or any other provisions necessary to carry out this Plan. Where
appropriate, as determined by the Agency, such documents, or portions thereof, shall be recorded
in the office of the Recorder of Ada County.
V.
All property in the Project Area is hereby subject to the restriction that there shall be no
discrimination or segregation based upon race, color, creed, religion, sex, age, national origin, or
ancestry in the sale, lease, sublease, transfer, use, occupancy, disability/handicap, tenure, or
enjoyment of property in the Project Area. All property sold, leased, conveyed, or subject to a
participation agreement shall be expressly subject by appropriate documents to the restriction
that all deeds, leases, or contracts for the sale, lease, sublease, or other transfer of land in the
Project Area shall contain such nondiscrimination and nonsegregation clauses as required by
law.
The land and/or air rights and subterranean rights acquired by the Agency will be
disposed of subject to an agreement between the Agency and the developers. The developers
(including owner/participants) will be required by the contractual agreement to observe the Land
Use and Building Requirements provision of this Plan and to submit a redevelopment schedule
satisfactory to the Agency. Schedule revisions will be made only at the option of the Agency.
As required by law or as determined in the Agency's discretion to be in the best interest
of the Agency and the public, the following requirements and obligations shall be included in the
agreement.
That the developers, their successors, and assigns agree:
a. That a plan and time schedule for the proposed development shall be submitted to
the Agency.
b. That the purchase or lease of the land and/or subterranean rights and/or air rights
is for the purpose of redevelopment and not for speculation.
That the building of improvements will be commenced and completed as jointly
scheduled and determined by the Agency and the developer(s).
d. That there will be no discrimination or segregation based upon race, color, creed,
religion, sex, age, national origin, or ancestry in the sale, lease, sublease, transfer,
use, occupancy, disability/handicap, tenure, or enjoyment of the premises or any
improvements erected or to be erected thereon, therein conveyed; nor will the
Developer himself or any person claiming under or through him establish or
permit any such practice or practices of discrimination or segregation with
reference to the selection, location, number, use, or occupancy of tenants, lessees,
sublessees, or vendees in the premises or any improvements erected, or to be
erected thereon, therein conveyed. The above provision will be perpetual and will
be appended to the land disposed of within the Project Area by the Agency.
That the site and construction plans will be submitted to the Agency for review as
to conformity with the provisions and purposes of this Plan.
11%
f. All new construction shall have a minimum estimated life of no less than twenty
(20) years.
g. That rehabilitation of any existing structure must assure that the structure is safe
and sound in all physical respects and be refurbished and altered to bring the
property to an upgraded marketable condition which will continue throughout an
estimated useful life for a minimum of twenty (20) years.
h. That the Agency receives adequate assurance acceptable to the Agency to ensure
performance under the contract for sale.
All such buildings or portions of the buildings which are to remain within the
Project Area shall be reconstructed in conformity with all applicable codes and
ordinances of the City.
All disposition and development documents shall be governed by the provisions
of Section 408 and 412 of this Plan.
The Agency also reserves the right to determine the extent of its participation based upon the
achievements of the objectives of this Plan
309.1.3 Development by the Agency
To the extent now or hereafter permitted by law, the Agency is authorized to pay for,
develop, or construct any publicly -owned building, facility, structure, or other improvement
within the Project Area for itself or for any public body or entity, which buildings, facilities,
structures, or other improvements are or would be of benefit to the Project Area. Specifically,
the Agency may pay for, install, or construct the buildings, facilities, structures, and other
improvements identified in Attachments 5.1-5.4, attached hereto and incorporated herein by
reference, and may acquire or pay for the land required therefore.
The Agency may also prepare properties for development by renovation or other means
as allowed by law. The Agency may also, as allowed by law, assist in the development of
private projects.
In addition to the public improvements authorized under Idaho Code Section 50-2007,
50-2018, and 50-2903(9), (13), and (14), the Agency is authorized to install and construct, or to
cause to be installed and constructed, within the Project Area for itself or for any public body or
entity, public improvements and public facilities, including, but not limited to, the following:
(1) utilities; (2) telecommunications (including fiber-optic) facilities; (3) parks, plazas, open
space, recreational facilities and pedestrian paths; (4) landscaped areas; (5) street improvements;
(6) sanitary sewers; (7) flood control facilities and storm drains; (8) water mains; (9) canal
crossings; (10) fire prevention; (11) community facilities; (12) remediation of environmental
conditions; and (13) other public infrastructure or improvements, including but not limited to
construction of public buildings and facilities as authorized by law.
20
Any public facility ultimately owned by the Agency shall be operated and managed in
such a manner to preserve the public purpose nature of the facility. Any lease agreement with a
private entity or management contract agreement shall include all necessary provisions sufficient
to protect the public interest and public purpose.
The Agency may enter into contracts, leases, and agreements with the City, County or
other public body or private entity pursuant to this section, and the obligation of the Agency
under such contract, lease, or agreement shall constitute an indebtedness of the Agency as
described in Idaho Code Section 50-2909 which may be made payable out of the taxes levied in
the Project Area and allocated to the Agency under subdivision (2)(b) of Section 50-2908 of the
Act and Section 504 to this Plan or out of any other available funds.
309.1.4 Development Plans
All development plans (whether public or private) prepared pursuant or related to
assistance or support received from the Agency or owner participation agreements, shall be
submitted to the Agency for approval and architectural review. All such development in the
Project Area must conform to those standards specified in Sections 408 and 412, infra.
310 Personal Property Disposition
For the purposes of this Plan, the Agency is authorized to lease, sell, exchange, transfer,
assign, pledge, encumber, or otherwise dispose of personal property which is acquired by the
Agency.
311 Rehabilitation and Conservation
The Agency is authorized to rehabilitate, renovate, and conserve, or to cause to be
rehabilitated, renovated, and conserved, any building or structure in the Project Area owned by
the Agency for preparation of redevelopment and disposition. The Agency is also authorized
and directed to advise, encourage, and assist in the rehabilitation and conservation of property in
the Project Area not owned by the Agency.
As necessary in carrying out this Plan, the Agency is authorized to move, or to cause to
be moved, any substandard structure or building or any structure or building which can be
rehabilitated to a location within or outside the Project Area.
312 Participation with Private Development or Public Development
Under the Law, the Agency has the authority to lend or invest funds obtained from the
federal government for the purposes of the Law if allowable under federal laws or regulations.
The federal funds that may be available to the Agency are governed by regulations promulgated
by the Department of Housing and Urban Development for the Community Development Block
Grant Program ("CDBG"), the Economic Development Administration, the Small Business
21
Administration, or other federal agencies. In order to enhance such grants, the Agency's use of
revenue allocation funds is critical.
Under those regulations the Agency may participate with the private sector in the
development and financing of those private projects that will attain certain federal objectives.
The Agency may, therefore, use the federal funds for the provision of assistance to
private for-profit business, including, but not limited to, grants, loans, loan guarantees, interest
supplements, technical assistance, and other forms to support, for any other activity necessary or
appropriate to carry out an economic development project.
As allowed by law, the Agency may also use funds from any other sources for any
purpose set forth under the Law or Act.
The Agency may enter into contracts, leases, and agreements with the City, or other
public body or private entity, pursuant to this section, and the obligation of the Agency under
such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in
Idaho Code Section 50-2909 which may be made payable out of the taxes levied in the Project
Area and allocated to the Agency under subdivision 2(b) of Section 50-2908 of the Local
Economic Development Act and Section 504 to this Plan or out of any other available funds.
313 Conforming Owners
The Agency may, at the Agency's sole and absolute discretion, determine that certain real
property within the Project Area presently meets the requirements of this Plan, and the owner of
such property will be permitted to remain as a conforming owner, provided such owner
continues to operate, use, and maintain the real property within the requirements of this Plan.
314 Arts Funding
The Agency encourages public art and performing arts through joint ventures with private
developers and in cooperation with the City. Whenever possible, any Agency arts funding will
be used to leverage additional contributions from developers, other private sources, and public or
quasi -public entitles.
400 USES PERMITTED IN THE PROJECT AREA
401 Redevelopment Plan Map and Development Strategy
The Urban Renewal Project Area Map, the Revenue Allocation Map, and the Description
of the Urban Renewal Project Area Boundaries, are attached hereto as Attachments 1 and 2, and
are incorporated by reference. The proposed land uses and permitted land uses in the Project
Area for all land, public and private, are described in Attachment 4.
22
402 Designated Land Uses
The Agency intends to rely upon the overall land use designations and zoning
classifications of the City of Meridian, as depicted on Attachment 4 and as set forth in the City
Comprehensive Plan, including the future land use map and zoning classifications. For the most
part, the Project Area is proposed as residential, retail, office, and commercial development.
Provided, however, nothing herein within this Plan shall be deemed to be granting any particular
right to zoning classification or use.
403 [Reserved]
404 Public Rights -of -Way
The major public streets currently within the Project Area are portions of Ten Mile Road,
and Franklin Road, and any others not listed, but within the boundaries of the Project Area as
more specifically set forth in Attachment 1.
Additional improvements to existing streets and easements may be created, improved, or
extended in the Project Area as needed for development. Existing streets, easements, and
irrigation or drainage laterals or ditches may be abandoned, closed, or modified as necessary for
proper development of the Project Area, in conjunction with any applicable policies and
standards of the City regarding changes to dedicated rights-of-way, and appropriate irrigation or
drainage districts regarding changes to laterals or ditches.
Any changes in the existing interior or exterior street layout shall be in accordance with
the objectives of this Plan and the City's and ACHD's design standards; shall be effectuated in
the manner prescribed by State and local law; and shall be guided by the following criteria:
a. A balancing of the needs of proposed and potential new developments for
adequate vehicular access, vehicular parking, and delivery loading docks with the
similar needs of any existing developments permitted to remain. Such balancing
shall take into consideration the rights of existing owners and tenants under the
rules for owner and tenant participation adopted by the Agency for the Project and
any participation agreements executed thereunder;
b. The requirements imposed by such factors as topography, traffic safety, and
aesthetics; and
The potential need to serve not only the Project Area and new or existing
developments, but to also serve areas outside the Project Area by providing
convenient and efficient vehicular access and movement.
The public rights-of-way may be used for vehicular and/or pedestrian traffic, as well as
for public improvements, public and private utilities, and activities typically found in public
rights-of-way.
23
405 Other Public, Semi -Public, Institutional, and Nonprofit Uses
The Agency is also authorized to support, subject to applicable law, the maintenance,
establishment, or enlargement of public, semi-public, institutional, or nonprofit uses, including
park and recreational facilities; educational, fraternal, employee; philanthropic and charitable
institutions; utilities; governmental facilities; equipment; and facilities of other similar
associations or organizations. All such uses shall, to the extent possible, conform to the
provisions of this Plan applicable to the uses in the specific area involved. The Agency may
impose such other reasonable requirements and/or restrictions on those seeking its assistance or
support as the Agency determines may be necessary to protect the development and use of the
Project Area.
406 Interim Uses
Pending the ultimate development of land by developers and participants, the Agency is
authorized to use or permit the use of any land in the Project Area for interim uses that are not in
conformity with the uses permitted in this Plan. However, any interim use must comply with
applicable City Code.
407 General Controls and Limitations
All real property in the Project Area, under the provisions of either a disposition and
development agreement or owner participation agreement, is made subject to the controls and
requirements of this Plan. No such real property shall be developed, rehabilitated, or otherwise
changed after the date of the adoption of this Plan, except in conformance with the provisions of
this Plan.
407.1 Construction
All construction in the Project Area shall comply with all applicable state and local laws
and codes in effect from time to time. In addition to applicable codes, ordinances, or other
requirements governing development in the Project Area, additional specific performance and
development standards may be adopted by the Agency to control and direct redevelopment
activities in the Project Area in the event of a disposition and development agreement or owner
participation agreement.
407.2 Rehabilitation and Retention of Properties
Any existing structure within the Project Area, subject to either a disposition and
development agreement or owner participation agreement, approved by the Agency for retention
and rehabilitation, shall be repaired, altered, reconstructed, or rehabilitated in such a manner that
it will be safe and sound in all physical respects and be attractive in appearance and not
detrimental to the surrounding uses.
24
407.3 Limitation on Type, Size, and Height of Buildings
Except as set forth in other sections of this Plan, the type, size, and height of buildings
shall be as limited by applicable federal, state, and local statutes, ordinances, and regulations.
407.4 Open Spaces, Landscaping, Light, Air, and Privacy
The issues of open space, landscaping, light, air, and privacy shall be governed by
applicable federal, state, and local laws and ordinances.
407.5 Signs
All signs shall conform to City of Meridian sign ordinances as they now exist or are
hereafter amended.
407.6 Utilities
The Agency shall require that all utilities be placed underground whenever physically and
economically feasible.
407.7 Incompatible Uses
No use or structure which by reason of appearance, traffic, smoke, glare, noise, odor, or
similar factors which would be incompatible with the surrounding areas or structures shall
receive any support or assistance from the Agency in any part of the Project Area.
407.8 Nondiscrimination and Nonsegregation
There shall be no discrimination or segregation based upon race, color, creed, religion,
sex, age, marital status, disability/handicap, national origin, or ancestry permitted in the sale,
lease sublease, transfer, use, occupancy, tenure, or enjoyment of property in the Project Area.
407.9 Subdivision of Parcels
Any parcel in the Project Area shall be subdivided only in compliance with the City of
Meridian subdivision ordinance.
407.10 Minor Variations
Under exceptional circumstances, the Agency is authorized to permit a variation from the
limits, restrictions, and controls established by this Plan. In order to permit such variation, the
Agency must determine that:
25
a. The application of certain provisions of this Plan would result in practical
difficulties or unnecessary hardships inconsistent with the general purpose and
intent of this Plan;
b. There are exceptional circumstances or conditions applicable to the property or to
the intended development of the property which do not apply generally to other
properties having the same standards, restrictions, and controls;
Permitting a variation will not be materially detrimental to the public welfare or
injurious to property or improvements in the area; and
d. Permitting a variation will not be contrary to the objectives of this Plan.
No variation shall be granted which permits other than a minor departure from the
provisions of this Plan. In permitting any such variation, the Agency may impose such
conditions as it deems necessary to protect the public peace, health, safety, or welfare and to
assure compliance with the purposes of the Plan. Any variation permitted by the Agency
hereunder shall not supersede any other approval required under City codes and ordinances.
408 Design for Development
Within the limits, restrictions, and controls established in this Plan, the Agency is
authorized to establish heights of buildings, land coverage, setback requirements, design criteria,
traffic circulation, traffic access, and other development and design controls necessary for proper
development of both private and public areas within the Project Area. Any individual or entity
seeking the Agency's assistance, support or cooperation must comply with Agency standards and
must also comply with the City's zoning ordinance regarding heights, setbacks, and other like
standards.
In the case of property which is the subject of a disposition and development or
participation agreement with the Agency, no new improvement shall be constructed, and no
existing improvement shall be substantially modified, altered, repaired, or rehabilitated, except in
accordance with this Plan. Under those agreements the architectural, landscape, and site plans
shall be submitted to the Agency and approved in writing by the Agency. One of the objectives
of this Plan is to create an attractive and pleasant environment in the Project Area. Therefore,
such plans shall give consideration to good design, open space, and other amenities to enhance
the aesthetic quality of the Project Area. The Agency shall not approve any plans that do not
comply with this Plan. The Agency reserves the right to impose such design standards on an ad
hoc, case-by-case basis through the approval process of the owner participation agreement or
disposition and development agreement. Any change to such approved design must be
consented to by the Agency and such consent may be conditioned upon reduction of Agency's
financial participation towards the Project.
In the event the Agency adopts design standards or controls, those provisions will
thereafter apply to each site or portion thereof in the Project Area. Those controls and standards
W
will be implemented through the provisions of any disposition and development agreement or
owner participation agreement or by appropriate covenants appended to the land and instruments
of conveyance executed pursuant thereto. These controls are in addition to any standards and
provisions of any applicable City building or zoning ordinances; provided, however, each and
every development shall comply with all applicable City zoning and building ordinance.
409 Off -Street Loading
Any development and improvements shall provide for off-street loading as required by
the City ordinances as they now exist or are hereafter amended.
410 Off -Street Parking
All new construction in the area shall provide off-street parking as required by the City
ordinances as they now exist or are hereafter amended. The off-street parking requirement may
be met by a public parking facility, including a parking garage and/or parking lot within
proximity to the new construction.
411 Nonconforming Uses
As part of the Agency's development, redevelopment and rehabilitation efforts. the
Agency may permit an existing use to remain in an existing building and site usage in good
condition, which use does not conform to the provisions of this Plan, provided that such use is
generally compatible with existing and proposed developments and uses in the Project Area. If
the owner of such a property is retaining said property, then they must be willing to enter into a
participation agreement and agree to the imposition of such reasonable restrictions as may be
necessary to protect the development and use of the Project Area.
The Agency may assist with or support additions, alterations, repairs, or other
improvements in the Project Area for uses which do not conform to the provisions of this Plan
where such improvements are within a portion of the Project Area where, in the determination of
the Agency, such improvements would be compatible with surrounding compliant uses and
development.
All nonconforming uses shall also comply with applicable law.
412 Design Guidelines for Development under a Disposition and Development
Agreement or Owner Participation Agreement
Under an owner participation agreement or a development and disposition agreement the
design guidelines and land use elements of the Plan shall be achieved to the greatest extent
feasible, though the Agency retains the authority to grant minor variations under Section 407.10
of this Plan and subject to a negotiated agreement between the Agency and the developer or
property owner.
27
Under those agreements, the architectural, landscape, and site plans shall be submitted to
the Agency and approved in writing by the Agency. In such agreements, the Agency may
impose additional design controls. One of the objectives of this Plan is to create an attractive
pedestrian environment in the Project Area. Therefore, such plans shall give consideration to
good design and amenities to enhance the aesthetic quality of the Project Area. These additional
design standards or controls will be implemented through the provisions of any development and
disposition agreement or owner participation agreement or by appropriate covenants appended to
the land and instruments of conveyance executed pursuant thereto. These controls are in
addition to any standards and provisions of any applicable City building or zoning ordinances;
provided, however, each and every development shall comply with all applicable City zoning
and building ordinances.
500 METHODS OF FINANCING THE PROJECT
501 General Description of the Proposed Financing Method
The Agency is authorized to finance this Project with financial assistance from the City,
state of Idaho, federal government, interest income, Agency bonds, donations, loans from private
financial institutions, the lease or sale of Agency -owned property, or any other available source,
public or private, including assistance from any taxing district or any public entity.
The Agency is also authorized to obtain advances, borrow funds, and create indebtedness
in carrying out this Plan. The Agency may also consider an inter -fund transfer from other urban
renewal project areas. The principal and interest on such advances, funds, and indebtedness may
be paid from any funds available to the Agency. The City, as it is able, may also supply
additional assistance through City loans and grants for various public facilities.
The City or any other public agency may expend money to assist the Agency in carrying
out this Project.
502 Revenue Bond Funds
As allowed by law and subject to restrictions as are imposed by law, the Agency is
authorized to issue bonds from time to time, if it deems appropriate to do so, in order to finance
all or any part of the Project. Neither the members of the Agency nor any persons executing the
bonds are liable personally on the bonds by reason of their issuance.
503 Other Loans and Grants
Any other loans, grants, guarantees, or financial assistance from the United States, the
state of Idaho CDBG funds, or any other public or private source will be utilized if available.
The Agency may consider funding sources through Local Improvement Districts as authorized
by state law. Neither the members of the Agency nor any persons executing such loans or grants
shall be liable on the loans or grants by reason of their issuance.
W.
The Agency also intends to seek appropriate private contributions, where applicable, to
assist in the funding of the activities described herein.
504 Revenue Allocation Financing Provisions
The Agency hereby adopts revenue allocation financing provisions as authorized by the
Act, effective retroactively to January 1, 2016. These revenue allocation provisions shall apply
to all taxing districts which are located in or overlap the Revenue Allocation Area described on
Attachments 1 and 2 to this Plan. The Agency shall take all actions necessary or convenient to
implement these revenue allocation financing provisions. The Agency specifically finds that the
equalized assessed valuation of property within the Revenue Allocation Area is likely to increase
as a result of the initiation of the Project.
The Agency, acting by one or more resolutions or agreements, as applicable, adopted by
its Board, is hereby authorized to apply all or any portion of the revenues allocated to the Agency
pursuant to the Act to pay as costs are incurred or to pledge all or any portion of such revenues to
the repayment of any moneys borrowed, indebtedness incurred, or bonds issued by the Agency to
finance or to refinance the Project Costs (as defined in Idaho Code Section 50-2903(14)) of one
or more urban renewal projects.
Upon enactment of an ordinance by the governing body of the City of Meridian finally
adopting these revenue allocation financing provisions and defining the Revenue Allocation
Area described herein as part of the Plan, there shall hereby be created a special fund of the
Agency into which the County Treasurer shall deposit allocated revenues as provided in Idaho
Code Section 50-2908. The Agency shall use such funds solely in accordance with Idaho Code
Section 50-2909 and solely for the purpose of providing funds to pay the Project Costs, including
any incidental costs, of such urban renewal projects as the Agency may determine by resolution
or resolutions of its Board.
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 Attachments 5.1-5.4 to this
Plan. This statement necessarily incorporates estimates and projections based on the Agency's
present knowledge and expectations. The Agency is hereby authorized to refine the presently
anticipated urban renewal projects and use of revenue allocation financing of the related Project
Costs if the Board deems such refinement necessary or convenient to effectuate the general
objectives of the Plan.
The Agency may also appropriate funds consisting of revenue allocation proceeds on an
annual basis without the issuance of bonds. The Agency has also provided for obtaining
advances or loans from the City or Agency, or from the Agency's other revenue allocation area,
or pursuant to the terms of an owner participation agreement, or private entity and financial
institutions in order to immediately commence construction of certain of the public
improvements. Revenues will continue to be allocated to the Agency until the improvements
identified in Attachments 5.1-5.4 are completely constructed or until any obligation to the City or
Wt
any other public entity, other revenue allocation area, or private entity are fulfilled. Attachments
5.1-5.4 incorporate estimates and projections based on the Agency's present knowledge and
expectations concerning the length of time to complete the improvements. The activity may take
longer depending on the significance and timeliness of development. Alternatively, the activity
may be completed earlier if revenue allocation proceeds are greater or the Agency obtains
additional funds.
The revenue allocation proceeds are hereby irrevocably pledged for the payment of the
principal and interest on the advance of monies or making of loans or the incurring of any
indebtedness such as bonds, notes, and other obligations (whether funded, refunded, assumed, or
otherwise) by the Agency to finance or refinance the Project in whole or in part.
The Agency is authorized to make such pledges as to specific advances, loans, and
indebtedness as appropriate in carrying out the Project.
The Agency reserves the right to either pay for Project Costs from available revenue (pay
as you go basis) or borrow funds by incurring debt through notes or other obligations.
The Agency is authorized to make such pledges as to specific advances, loans, and
indebtedness as appropriate in carrying out the Project.
Revenue allocation proceeds are deemed to be only a part of the proposed funding
sources for the payment of public improvements and other project improvements. Additionally,
project funding is proposed to be phased for the improvements, allowing various sources of
funds to be accumulated for use.
504.1 Economic Feasibility Study
Attachment 5.2 constitutes the Economic Feasibility Study ("Study") as supported by
Attachments 5.1, 5.3 and 5.4, for the urban renewal area prepared by Phil Kushlan, Kushlan and
Associates. The Study constitutes the financial analysis required by the Act and is based upon
existing information from the Agency, City and developers. Projections are based upon input
from the Agency, property owners, developers, and others.
504.2 Assumptions and Conditions/Economic Feasibility
Statement
The information contained in Attachments 5.1-5.4 assumes certain completed and
projected actions. Under the provisions of the Act, the revenue allocation shall continue until the
debt or other obligations or other project activity is completed or satisfied. All debt is projected
to be repaid no later than the duration period of the Plan. The total amount of bonded
indebtedness (and all other loans or indebtedness) and the amount of revenue generated by
revenue allocation are dependent upon the extent and timing of private development. Should all
of the development take place as projected, the project indebtedness could be extinguished
earlier, dependent upon the bond sale documents or other legal obligations. Should private
30
development take longer to materialize or should the private development be substantially less
than projected, then the amount of revenue generated will be substantially reduced and debt may
continue for its full term.
The Plan and attachments incorporate estimates and projections based on the Agency's
present knowledge and expectations. The Agency may refine the project if the Board deems
such refinements necessary to effectuate the Plan. The Plan proposes certain public
improvements, including utility and street improvements, which will facilitate development in
the Revenue Allocation Area.
The assumptions set forth in the Study are based upon the best information available to
the Agency through public sources or discussions with property owners, developers, and others.
The information has been analyzed by the Agency and its consultants in order to provide an
analysis that meets the requirements set forth under the Law and Act. At the point in time when
the Agency may seek a loan from lenders or others, a more detailed and then -current financial
pro forma will be presented to those lenders or underwriters for analysis to determine the
borrowing capacity of the Agency. As set forth herein, the Agency reserves the right to fund the
Project on a "pay as you go" basis. The Agency Board will prioritize the activities set forth in
this Plan and determine what funds are available and what activities can be funded. The Agency
will establish those priorities through its mandated annual budgetary process.
The assumptions concerning revenue allocation proceeds are based upon certain assessed
value increases and assumed tax levy rates.
House Bill 1 adopted by the 58th Idaho Legislature convening in Special Session in
August 2006 (codified at Idaho Code Section 33-802) repealed the operation and maintenance
property tax levy imposed by school districts. House Bill 1 also repealed Idaho Code
Section 50-2908(2)(a)(iii) which required certain revenue allocation funds to be disbursed to
school districts. The financial analysis set forth in Attachments 5.1-5.4 has taken into account
the provisions of Idaho Code § 33-802.
House Bill 315 adopted by the 62"d Idaho Legislature amends Idaho Code Section 63-
602KK, and provides for personal property tax exemption to businesses. Application of the
exemption may have the effect of reducing the increment value and the base value. The Agency,
for this Project Area, will not receive any backfill funds from the State to replace revenue lost by
the imposition of the personal property tax exemption. The feasibility study has taken HB315
into account.
504.3 Ten Percent Limitation
Under the Act, the base assessed valuation for all revenue allocation areas cannot exceed
gross/net ten percent (10%) of the current assessed valuation for the entire City. According to the
Ada County Assessor, the base assessment roll for the Project Area as of January 1, 2015, is
$39,539,125. The total assessed value for the City as of January 1, 2015, is $6,848,682,967.
Therefore, the 10% limit is $684,868,297. The estimated adjusted base value for the existing
31
Downtown Meridian URD, is $146,334,050; The base values for the combined revenue
allocation areas total $185,873,125, which is 2.714% of the City's 2015 value, which is
significantly below the 10% maximum.
504.4 Financial Limitation
The Study identifies several capital improvement projects. Use of any particular
financing source for any particular purpose is not assured or identified. Use of the funding
source shall be conditioned on any limiting authority. If revenue allocation funds are
unavailable, then the Agency will need to use a different funding source for that improvement.
The amount of funds available to the Agency from revenue allocation financing is
directly related to the assessed value of new improvements within the Revenue Allocation Area.
Under the Act, the Agency is allowed the revenue allocation generated from inflationary
increases and new development value. Increases have been assumed based upon the projected
value of new development as that development occurs along with possible land reassessment
based on a construction start.
The Study, with the various estimates and projections, constitutes an economic feasibility
study. Costs and revenues are analyzed, and the analysis shows the need for public capital funds
during the project. Multiple financing sources including proposed revenue allocation notes and
bonds, annual revenue allocations, developer contributions, city contributions, and other funds
are shown. This Study identifies the kind, number, and location of all proposed public works or
improvements, a detailed list of estimated project costs, a description of the methods of financing
illustrating project costs, and the time when related costs or monetary obligations are to be
incurred. See Idaho Code § 50-2905. Based on these funding sources, the conclusion is that the
project is feasible.
The information contained in the Study assumes certain projected actions. First, the
Agency has projected an advance from the City and owner participation agreements. Under the
provisions of the Act, the revenue allocation may continue until the end of the Plan term.
Second, the total amount of indebtedness and the amount of revenue generated by revenue
allocation is dependent upon the extent and timing of private development. Should the
development take place as projected, indebtedness would be extinguished earlier, dependent
upon the note documents and legal obligations therein. Should private development take longer
to materialize or should the private development be substantially less than projected, then the
amount of revenue generated will be substantially reduced and bonds or other legal obligations
may continue for their full term.
The proposed timing for the public improvements may very well have to be refined
depending upon the availability of some of the funds and the Agency's ability to sell an initial
issue of notes or bonds, or the ability to execute an owner participation agreement.
Attachments 5.1-5.4 list those public improvements the Agency intends to be constructed
through the term of the Plan. The costs of improvements are estimates only. Final costs will be
32
determined by way of construction contract, public bidding or by an agreement between the
developer/owner and Agency.
The listing of public improvements does not commit the Agency to any particular
improvement, any particular cost, or any particular order of construction. The Agency reserves
its discretion and flexibility in deciding which improvements are more critical for
redevelopment, and the Agency intends to coordinate its public improvements with associated
development by private developers/owners.
Generally, the Agency expects to develop those improvements identified in
Attachments 5.1-5.4 first, in conjunction with private development within the Project Area
generating the increment as identified in Attachments 5.1-5.4.
The Plan has shown that the equalized valuation of the Revenue Allocation Area as
defined in the Plan is likely to increase as a result of the initiation and completion of urban
renewal projects pursuant to the Plan.
504.5 [Reserved]
504.6 Participation with Local Improvement Districts
Under the Idaho Local Improvement District Code, Chapter 17, Title 50, Idaho Code, the
City has the authority to establish local improvement districts for various public facilities,
including, but not limited to, streets, curbs, gutters, sidewalks, storm drains, landscaping, and
other like facilities. To the extent allowed by the Law and the Act, the Agency reserves the
authority to participate in the funding of local improvement district facilities. This participation
may include either direct funding to reduce the overall cost of the LID or to participate as an
assessed entity to finance the LID project.
504.7 Issuance of Debt and Debt Limitation
Any debt incurred by the Agency as allowed by the Law and Act shall be secured by
revenues identified in the debt resolution or revenue allocation funds as allowed by the Act. All
such debt shall be repaid within the duration of this Plan, except as may be authorized by law.
504.8 Impact on Other Taxing Districts and Levy Rate
A specific delineation of tax dollars generated by revenue allocation upon each taxing
district has not been prepared. The overall impact of the revenue allocation project is shown in
the Study. Pursuant to Idaho Code, Section 63-802, taxing entities are constrained in
establishing levy rates by a function of the amount each budget of each taxing district can
increase on an annual basis. The amounts set forth in the Study would constitute the amounts
distributed to other taxing entities from the Revenue Allocation Area if there were no urban
renewal project. Each individual district's share of that amount would be determined by its
particular levy rate as compared to the other districts in any given year. Therefore, the impact of
33
revenue allocation is more of a product of the imposition of Section 63-802. In addition, without
the revenue allocation district and its ability to pay for public improvements and public facilities,
fewer substantial improvements within the Revenue Allocation Area would be expected in the
next five to ten years, hence there would be lower increases in assessed valuation to be used by
the taxing entities.
If the overall levy rate is less than assumed, the Agency will receive fewer funds from
revenue allocation. The assessed value for each property in a revenue allocation area consists of
a base value and an increment value. The base value is the assessed value as of January 1 of the
year in which a revenue allocation area is approved by a municipality, with periodic adjustments
allowed by Idaho state code. The increment value is the difference between the base assessed
value and current assessed value in any given year while the property is in a revenue allocation
area. Under Section § 63-802, Idaho Code, taxing entities are constrained in establishing levy
rates by the amount each budget of each taxing district can increase on an annual basis. Taxing
entities submit proposed budgets to the County Board of Commissioners, which budgets are
required to comply with the limitations set forth in Section 63-802, Idaho Code.
The County Board of Commissioners calculates the levy rate required to produce the
proposed budget amount for each taxing entity using the assessed values which are subject to
each taxing entity's levy rate. Assessed values in urban renewal districts which are subject to
revenue allocation (incremental values) are not included in this calculation. The combined levy
rate for the taxing entities is applied to the incremental property values in a revenue allocation
area to determine the amount of property tax revenue which is allocated to an urban renewal
agency. The property taxes generated by the property values in the urban renewal districts that
are not subject to revenue allocation and by properties outside revenue allocation areas are
distributed to the other taxing entities. Properties in revenue allocation areas are subject to the
same levy rate as they would be outside a revenue allocation area. The difference is how the
revenue is distributed.
In addition, without the Revenue Allocation Area and its ability to pay for public
improvements and public facilities, fewer substantial improvements within the Revenue
Allocation Area would be expected in the next five to ten years; hence, there would be lower
increases in assessed valuation to be used by the other taxing entities. If the overall levy rate is
less than as assumed, the Agency shall receive fewer funds from revenue allocation.
One result of Section 63-802, Idaho Code and Section 63-301A, Idaho Code is the likely
reduction of the levy rate as assessed values increase for property within each taxing entity's
jurisdiction. If the overall levy rate is less than as assumed, the Agency shall receive fewer funds
from revenue allocation. Section 63-301A, Idaho Code, prohibits taxing entities from including,
as part of the new construction roll, the increased value related to new construction within a
revenue allocation area until the revenue allocation authority is terminated. Any new
construction within the Project Area will no longer be available for inclusion by the taxing
entities to increase their budgets. Less tax revenue will be available to those taxing entities.
Upon termination of this Plan, the taxing entities will be able to include the accumulated new
34
construction roll value in setting the following year's budget and revenue from such value is not
limited to the three percent increase allowed in Section 63-802(1)(a).
Section 63-802, Idaho Code, may have the effect of reducing the levy rate as assessed values
increase for property within each taxing entity's jurisdiction; however, it is unclear how Section
63-602KK may impact the levy rate. The Study has made certain assumptions concerning the
levy rate. The levy rate is estimated to stay level for the life of the revenue allocation area. The
annual increment value is expected to increase by approximately 3% (1% increase in land values
and 2% increase in improvement values) a year with larger increases expected throughout the life
of the District due to probable commercial and residential developments. If the overall levy rate
is less than projected, the Agency shall receive fewer funds from revenue allocation.
The 2008 Idaho Legislature passed and Governor Otter signed House Bill 470 as
amended in the Idaho Senate, which bill became effective retroactive to January 1, 2008 (Session
Laws, Chapter 253). The bill amended Idaho Code Sections 50-2908, 63-803, and 63-811. In
brief, the bill provided that an urban renewal agency shall not be entitled to revenue allocation
proceeds from certain levy increases which are allowed by either specific statutory authorization
or approved by an election of the qualified electors of the particular taxing district. Therefore,
for any levy election held after January 1, 2008, the Agency will not receive revenue allocation
funds which would have been generated by imposing that levy on the assessed valuation within
the Project Area. Additionally, as this Plan has been adopted after January 1, 2008, any voter
approved levy adopted prior to January 1, 2008, will not be available for use by the Agency. The
Study which is attached as Attachments 5.1-5.4 has taken this statute into account. The levy
rates for the West Ada School District and the County shown above are the aggregate levy rates
for the school district and County as of 2016 less voter approved levies. The Study has assumed
the impact of House Bill 470.
Generally, the impact on the taxing entities would be to determine the Agency's projected
revenue and disburse those funds in the same ratio as the respective levy rates in the Revenue
Allocation Area of each taxing district. For Tax Year 2015, those districts and rates are as
follows for properties located within the City:
Taxing District
Total Levy Rate
Exempt From
Urban Renewal
Urban Renewal
Applicable
Ada County
Current Expense
0.002278652
0
0.002278652
Tort
0
0
0
Bond
0
0
0
Chant / Indigent
0.000308508
0
0.000308508
District Court
0.00026101
0
0.00026101
Health
0.000059924
0
0.000059924
Noxious Weeds
0.000015996
0
0.000015996
Parks and Recreation
0.000005486
0
0.000005486
Revaluation
0.000094225
0
0.000094225
Veterans' Memorial
0.000000631
0.000000631
35
Total Ada County
0.003024432
0
0.003024432
City of Meridian
General Fund
0.004005842
0
0.004005842
Total City of Meridian
0.004005842
0
0.004005842
West Ada School District #2
M&O
0
0
0
Tort
0.000018532
0.000018532
0
Bond
0.001573513
0.001573513
0
Emergency
0.000078696
0.000078696
0
Plant Facility
0.001425011
0.001425011
0
Permanent Override
0
0
0
Supplemental
0.000991475
0.000991475
0
63-1035 Judgment
0.000000193
0.000000193
0
Total West Ada #2
0.00408742
0.00408742
0
Ada County EMS
M&O
0.000157028
0
0.000157028
Total EMS
0.000157028
0
0.000157028
Meridian Cemetery
M&O
0.000072285
0
0.000072285
Total Cemetery
0.000072285
0
0.000072285
Ada County Highway
M&O
0.001083315
0
0.001083315
Total ACHD
0.001083315
0
0.001083315
CWI
M&O
0.00016628
0
0.00016628
Total CWI
0.00016628
0
0.00016628
Meridian Free Library
M&O
0.000559958
0
0.000559958
Total Library
0.000559958
0
0.000559958
Mosquito Abatement
M & O
0.000030348
0
0.000030348
Total Mosquito Abatement
0.000030348
0
0.000030348
West Ada Recreation
M & O
0.000086663
0
0.000086663
Total West Ada Recreation
0.000086663
0
0.000086663
ust
Total Levy 0.013273571 0.00408742 0.00918615
505 Phasing and Other Fund Sources
The Agency anticipates funding a major portion of the cost of the public improvements
shown on Attachments 5.1-5.4. Other sources of funds shall include developer contributions and
City and other public agency participation. Agency participation shall be determined by the
amount of revenue allocation funds generated.
506 Lease Revenue, Parking Revenue, and Bonds
Under the Law, the Agency is authorized to issue revenue bonds to finance certain public
improvements identified in the Plan. Under that type of financing, the public entity would pay
the Agency a lease payment annually, which provides certain funds to the Agency to retire the
bond debt. Another variation of this type of financing is sometimes referred to as conduit
financing, which provides a mechanism where the Agency uses its bonding authority for the
Project, with the end user making payments to the Agency to retire the bond debt. These sources
of revenues are not related to revenue allocation funds and may not be particularly noted in the
Study, because of the "pass through" aspects of the financing. Under the Act, the economic
feasibility study focuses on the revenue allocation aspects of the Agency's financial model.
These financing models typically are for a longer period of time than the 20 -year period
set forth in the Act. However, these financing models do not involve revenue allocation fiends,
but rather funds from the end users which provide a funding source for the Agency to continue to
own and operate the facility beyond the term of the Plan as allowed by Idaho Code Section 50-
2905(8) as those resources involve funds not related to revenue allocation funds.
507 Capital Improvement Contribution Policy
The Agency does hereby establish and fix the following policy for the Agency supported
design, acquisition, and construction costs of the development of new utilities, streets or bridges
or the extension of any existing street within the Project Area as described and defined in the
Plan.
507.1 Streets
All streets constructed within the boundaries of the Ten Mile Urban Renewal District
shall be developed in accordance with the adopted standards of the Ada County Highway
District. Design of all streets will be subject to review and approval of the ACHD and the
Agency.
37
507.2 Utilities
All public and private utilities constructed within the boundaries of the Ten Mile Urban
Renewal District shall be developed in accordance with the adopted standards of the entity who
will ultimately assume responsibility for on-going operations and maintenance of such facility.
Design of such utilities will be subject to the review and approval of the City of Meridian, the
applicable private utility provider and the Agency
507.3 Pedestrian and Bicycle Facilities
All sidewalks and bicycle lanes constructed in conjunction with streets within the Ten
Mile Urban Renewal District shall be developed in accordance with the adopted standards of the
Ada County Highway District. Off-street pedestrian and bicycle facilities shall be developed
accordance with the adopted standards of the City of Meridian. Design of such facilities shall be
subject to the review and approval of ACHD or the City of Meridian as appropriate and the
Agency.
508 Improvement Design and Construction
It is anticipated that the public improvements to be installed in the District will be
designed and constructed by the Developer in accordance with the design requirements of the
City of Meridian, the Ada County Highway District, the Idaho Department of Transportation
("ITD") and relevant utility providers in the area, as applicable. The terms and conditions of
reimbursement for the design and construction costs will be set forth in the agreement between
the Developer and the Agency.
509 Engineer's Estimate
The Developer's obligation shall be calculated based upon an engineer's estimate of the
costs described above. Upon completion of construction, the actual costs shall be determined by
the project engineer. If the actual costs are less than the engineer's estimate, the difference shall
be reimbursed to the Developer.
510 Time of Payment
The Developer shall pay such amount no later than the commencement of construction of
the street project; provided, however, the Agency, in its sole discretion, may agree to defer the
Developer's payment until completion of the project or until the time the Developer actually
commences improvements on the Developer's property. In the event the payment is deferred,
the Developer's contribution shall be based upon the actual cost of construction for the
improvements described above. Additionally, in the event the payment is deferred, the
Developer's obligation to pay shall be contained within the agreement referenced below, and an
appropriate memorandum of agreement shall be filed against the property through the County
Recorder's office. The Agency shall request that the City not issue a building permit until the
payment is made.
W.
511 Sidewalks
The Developer shall be solely responsible for the design and construction of sidewalks
adjacent to the street along the property frontage of the Developer. The sidewalk shall be
constructed upon commencement of construction of improvements to the Developer's property.
The design shall be approved by the Agency and must meet Agency standards. This obligation
by the Developer shall be contained within the agreement and subject to the other provisions of
Section 507.5 above.
512 Memorialization of Agreement
The obligations of the Developer as described herein shall be memorialized in either an
owner -participation agreement or a disposition and development agreement as defined in the
Plan. Such agreement shall also commit the Developer to a specific scope of development for
the Developer's property in compliance with the Plan, which agreement or memorandum of
agreement shall be recorded.
513 Meanings
Words and phrases used in Section 507 shall have the meanings ascribed in the City of
Meridian and Ada County Highways District ordinances
514 Retained Authority
The Agency retains its authority to decide in its sole discretion not to proceed with the
construction of any new street, street extension, or bridge in the event a Developer does not
voluntarily agree to contribute to the cost of construction as described herein.
515 Developer/Owner Initiated Improvements
The Agency recognizes the right and possible interest of Developers/Owners to initiate
the construction of designated new streets and utilities in the Project Area through such methods:
(a) One or more Local Improvement Districts ("LID");
(b) Private financing; or
(c) Direct payment of construction costs.
Any LID would be established by the City of Meridian or the Ada County Highway District.
Any of the three alternatives listed above would provide a means of financing necessary public
improvements before the Agency would have the necessary funds to pay for such improvements.
As an incentive for such Developer/Owner financed improvements, the Agency may establish
wt
provisions for reimbursement from available annual revenue allocation funds in an owner
reimbursement agreement between the Agency and said Developer/Owner.
For purposes of this section, "available annual revenue allocation funds" shall mean those
incremental tax (revenue allocation) revenues received by the Agency after all necessary
payments have been made to:
(a) Pay the obligations of the Agency as described in Section 504G or any other
obligations of the Agency;
(b) Fund the Administration Fund;
(c) Fund any Debt Service Reserve Fund deposits; and
(d) Fund any other pre-existing obligations of the Agency.
516 Variance
The Agency reserves the right to grant minor variations from these standards under the
guidelines established under Section 407.10 of this Plan.
517 Agency Contribution
The Agency reserves the discretion to provide additional contributions which may
deviate from the above sections to more closely achieve the important objectives of the Plan,
including increased or more desirable private development and land use in the Plan area. In
those circumstances, the Agency may achieve the objectives of this Plan (such as greater open
areas, more pedestrian -friendly environments, and the like) by funding the greater percentages of
the street and utility contributions required herein. In those circumstances, the Agency shall
provide an amount determined in an agreement with project participants. Provided, however,
the private development under any circumstances must be completed no later than the
termination date of this Plan as set forth in Section 800. The Agency reserves the right to adopt,
by resolution, more detailed policies to implement this Section 507. Additionally, this
commitment by the Agency and developer shall be included in an owner participation agreement
as described in Section 303 of this Plan.
600 ACTIONS BY THE CITY
The City has agreed to aid and cooperate with the Agency in carrying out this Plan and
shall take all actions necessary to ensure the continued fulfillment of the purposes of this Plan
and to prevent the recurrence or spread in the area of conditions causing blight. Actions by the
City will include, but not be limited to, the following:
a. Institution and completion of proceedings necessary for changes and
improvements in private and publicly owned utilities within or affecting the
Project Area.
M
b. Revision of zoning (if necessary) within the Project Area to permit the land uses
and development authorized by this Plan.
Imposition wherever necessary of appropriate controls within the limits of this
Plan upon parcels in the Project Area to ensure their proper development and use.
d. Provision for administrative enforcement of this Plan by the City after
development. The City and the Agency may develop and provide for
enforcement of a program for continued maintenance by owners of all real
property, both public and private, within the Project Area throughout the duration
of this Plan.
Building Code enforcement.
f. Performance of the above actions and of all other functions and services relating
to public peace, health, safety, and physical development normally rendered in
accordance with a schedule which will permit the redevelopment of the Project
Area to be commenced and carried to completion without unnecessary delays.
g. Institutional and completion of proceedings necessary for the establishment of
local improvement districts under Chapter 17, Title 50, Idaho Code as
appropriate.
h. The undertaking and completing of any other proceedings necessary to carry out
the Project.
Administration of Community Development Block Grant funds that may be made
available for this Project.
Appropriate agreements with the Agency for administration, supporting services,
funding sources, and the like.
k. Imposition, whenever necessary of controls within the limits of this Plan upon
parcels in the Project Area to ensure their proper development and use.
Joint funding of certain public improvements, including but not limited to
improvements to sewer treatment facilities as needed.
in. Use of public entity labor, services, and materials for construction of the public
improvements listed in this Plan, if required.
n. Preservation of historical sites (if possible).
41
The foregoing actions to be taken by the City do not constitute any commitment for
financial outlays by the City.
601 Maintenance of Public Improvements
The Agency has not identified any commitment or obligation for long-term maintenance
of the public improvements identified. The Agency will need to address this issue with the
appropriate entity, public or private, who has benefited from or is involved in the ongoing
preservation of the public improvement.
700 ENFORCEMENT
The administration and efforts to assure compliance with this Plan, including the
preparation and execution of any documents implementing this Plan, will be performed by the
Agency and/or the City, as applicable.
The provisions of this Plan or other documents entered into pursuant to this Plan may
also be enforced by court litigation instituted by either the Agency or the City. Such remedies
may include, but are not limited to, specific performance, damages, reentry, injunctions, or any
other remedies appropriate to the purposes of this Plan. In addition, any recorded provisions
which are expressly for the benefit of owners of property in the Project Area may be enforced by
such owners.
800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW
Except for the nondiscrimination and nonsegregation provisions which shall run in
perpetuity, the provisions of this Plan shall be effective, and the provisions of other documents
formulated pursuant to this Plan, shall be effective for twenty (20) years from the effective date
of the Plan subject to modifications and/or extensions set forth in Idaho Code § 50-2904. The
revenue allocation authority will expire on December 31, 2036, except for any revenue allocation
proceeds received in calendar year 2037.
This Plan shall terminate no later than December 31, 2036, except for revenues which
may be received in 2037. In order to provide sufficient notice of termination to the affected
taxing districts, either on May 1, 2036, or if the Agency determines an earlier terminate date:
a. When the Revenue Allocation Area plan budget estimates that all financial
obligations have been provided for, the principal of and interest on such moneys,
indebtedness, and bonds have been paid in full or when deposits in the special
fund or funds created under this chapter are sufficient to pay such principal and
interest as they come due, and to fund reserves, if any, or any other obligations of
the Agency funded through revenue allocation proceeds shall be satisfied and the
Agency has determined no additional project costs need be funded through
revenue allocation financing, the allocation of revenues under Section 50-2908,
Idaho Code, shall thereupon cease; any moneys in such fund or funds in excess of
42
the amount necessary to pay such principal and interest shall be distributed to the
affected taxing districts in which the Revenue Allocation Area is located in the
same manner and proportion as the most recent distribution to the affected taxing
districts of the taxes on the taxable property located within the Revenue
Allocation Area; and the powers granted to the urban renewal agency under
Section 50-2909, Idaho Code, shall thereupon terminate.
b. In determining the termination date, the Plan shall recognize that the Agency shall
receive allocation of revenues in the calendar year following the last year of the
revenue allocation provision described in the Plan.
For the fiscal year that immediately predates the termination date, the Agency
shall adopt and publish a budget specifically for the projected revenues and
expenses of the Plan and make a determination as to whether the Revenue
Allocation Area can be terminated before January 1 of the termination year
pursuant to the terms of Section 50-2909(4), Idaho Code. In the event that the
Agency determines that current tax year revenues are sufficient to cover all
estimated expenses for the current year and all future years, by May 1, but in any
event, no later than September 1, the Agency shall adopt a resolution advising and
notifying the local governing body, the county auditor, and the State Tax
Commission, recommending the adoption of an ordinance for termination of the
Revenue Allocation Area by December 31 of the current year, and declaring a
surplus to be distributed as described in Section 50-2909, Idaho Code, should a
surplus be determined to exist. The Agency shall cause the ordinance to be filed
with the office of the county recorder and the Idaho State Tax Commission as
provided in Section 63-215, Idaho Code.
Upon termination of the revenue allocation authority of the Plan to the extent the Agency
owns or possesses any assets, the Agency shall dispose of any remaining assets by granting or
conveying or dedicating such assets to the appropriate public entity.
As allowed by Idaho Code Section 50-2905(8), the Agency may retain assets or revenues
generated from such assets as loans; the Agency shall have resources other than revenue
allocation funds to operate and manage such assets. Similarly, facilities which provide a lease
income stream to the Agency for full retirement of the facility debt will allow the Agency to
meet debt services obligations and provide for the continued operation and management of the
facility.
For those assets which do not provide such resources or revenues, the Agency will likely
convey such assets to the City or other public entity, depending on the nature of the asset.
Upon termination of the revenue allocation authority of the Plan, to the extent the Agency
owns or possesses any assets, the Agency shall dispose of any remaining assets by granting or
conveying or dedicating such assets to the City or other public entity.
43
900 PROCEDURE FOR AMENDMENT
The Plan may be further refined at any time by the Agency provided that, if refined after
disposition of real property in the Project Area, the modifications must be consented to by the
developer or developers or his successor or successors of such real property whose interest is
substantially affected by the proposed refinement to be effective against such persons or entities.
Where the proposed refinement will substantially change the Plan, the refinements must be
approved by the City Council in the same manner as the original Plan. Substantial changes for
City Council approval purposes shall be regarded as revisions in project boundaries, land uses
permitted, land acquisition, and other changes which will violate the objectives of this Plan.
Amendments are subject to certain limitations as set forth in Idaho Code § 50-2033; however,
amendments that do not seek to increase the geographic area of the plan, or do not seek to extend
the years of the plan beyond the maximum term allowed are permissible, and include
amendments to add additional substantially different sub -projects that were not originally
anticipated and included in the Plan.
1000 SEVERABILITY
If any one or more of the provisions contained in this Plan to be performed on the part of
the Agency shall be declared by any court of competent jurisdiction to be contrary to law, then
such provision or provisions shall be null and void and shall be deemed separable from the
remaining provisions in this Plan and shall in no way affect the validity of the other provisions of
this Plan.
1100 ANNUAL REPORT
Under the Law, the Agency is required to file with the City, on or before March 31 of
each year, a report of the Agency's activities for the preceding calendar year, which report shall
include a complete financial statement setting forth its assets, liabilities, income, and operating
expenses as of the end of such calendar year. This annual report shall be considered at a public
meeting to report these findings and take comments from the public.
Additionally, House Bill 560 adopted by the 62nd Idaho Legislature, Second Regular
Session, codified at Idaho Code Section 67-450E, requires the Agency to comply with certain
reporting requirements. On or before December 1 of each year, the Agency must submit to the
online central registry certain administrative information and financial information, including
information regarding bonds or other indebtedness. Failure to comply with the mandatory
reporting requirements may result in compliance measures imposed by the Ada County Board of
County Commissioners.
1101 APPENDICES, ATTACHMENTS, EXHIBITS, TABLES
All attachments and tables referenced in this Plan are attached and incorporated herein by
their reference. All other documents referenced in this Plan but not attached are incorporated by
their reference as if set forth fully.
Attachment 1
Project Area and Revenue Allocation Area Boundary Map
Franklin i
C rest
r � Wood i
N
J
r r �
m G{eenhead Kimra
C
H Pintaif
Bayeux °ck loon
Gander
Wallman ` Brown -D
Trout o° o Eider
Verbena Jack
Interstate 84
Legend
bora
ITasa —_-Ten Mile Specific Area Plan N
Silver Terrace i M Rev —All—tii.,A—
�a s Dutch N
Farm �y -,Thorn Overland
o soo 1.000
• O Feet
Attachment 2
Description of Project Area and Revenue Allocation Area
This Project Area is located within the City of Meridian between 1-84 and Franklin Road east of
Ten Mile Road.
The Project Area consists of approximately 301.45 acres (Excluding public rights-of-
way) as more particularly described as follows:
April 29, 2016
Project No. 115055
THE LAND GROUP, INC.
Exhibit "A"
TEN MILE URBAN RENEWAL DISTRICT DESCRIPTION
A parcel of land located in the North One Half, and the Southwest One Quarter of Section 14, Township 3 North,
Range 1 West, Boise Meridian, Meridian, Ada County, Idaho, being more particularly described as follows:
Commencing at the Northwest Corner of Section 14 of said Township 3 North, Range 1 West, said point being
the POINT OF BEGINNING;
Thence South 89°09'27" East, a distance of 2657.99 feet on the northerly line of said Section 14 to the
North One Quarter Corner of said Section 14;
Thence South 89°13'26" East, a distance of 786.90 feet on the northerly line of said Section 14 to the
Northwest corner of the "Parcel 2" as described in Record of Survey Number 5870, recorded as
Instrument Number 102077543, Ada County Records;
Thence South 00°33'13" West, a distance of 234.03 feet to the Southwest corner of said "Parcel 2";
Thence South 76°26'48" East, a distance of 556.62 feet to the Southeast corner of said "Parcel 2", said
point being an the north -south 1/16th Section line of the NE 1/4 of said Section 14;
Thence South 00'34'59" West, a distance of 2009.77 feet on said 1/16th line to an angle point in the
southerly boundary line of the parcel described in Record of Survey Number 8353, recorded as
Instrument Number 108074837, Ada County Records;
Thence North 89°13'39° West, a distance of 450.00 feet on the boundary line described in said Record
of Survey Number 8353;
Thence South 00°35'31" West, a distance of 290.40 feet on the boundary line described in said Record
of Survey Number 8353;
Thence North 89°11'30" West, a distance of 879.81 feet on the boundary line described in said Record
of Survey Number 8353 to the Northeast corner of the parcel described in Record of Survey Number
10438, recorded as Instrument Number 2016-024674, said point also being the Center One Quarter
Corner of said Section 14;
Thence South 00°35'32" West, a distance of 1344.58 feet on the easterly boundary of the parcel
described in said Record of Survey Number 10438 to a point on the Southerly boundary of the parcel
described in said Record of Survey Number 10438, said point being on the northerly right-of-way line of
Interstate Highway 1-84;
Thence on the southerly boundary of the parcel described in said Record of Survey Number 10438 and
the northerly right-of-way line of Interstate Highway 1-84 for the following courses and distances;
Thence North 89°34'03" West, a distance of 501.32 feet;
Thence North 81°01'33" West, a distance of 83.12 feet;
Thence North 85°34'01" West, a distance of 670.00 feet;
Thence North 04°25'59" East, a distance of 25.00 feet;
Thence North 85°34'01" West, a distance of 110.00 feet;
Thence South 04°25'59" West, a distance of 15.00 feet;
Thence North 81°28'53" West, a distance of 421.07 feet;
Site Planning • Landscape Architecture - Civil Engineering • Golf Course Irrigation & Engineering • Graphic Design ■ Surveying
462 E. Shore Drive, Suite 100 • Eagle, Idaho 93616 • P 208.939.4041 • www.thelandgroupinc.com
Thence North 82'36'22" West, a distance of 580.78 feet;
Thence North 73°55'01" West, a distance of 104.00 feet;
Thence North 46°58'34" West, a distance of 166.76 feet;
Thence North 12°05'45" West, a distance of 92.20 feet;
Thence leaving the northerly right-of-way line of Interstate Highway 1-84 and on the easterly right-of-
way line of South Ten Mile Road for the following courses and distances:
Thence North 01°31'40" West, a distance of 468.03 feet;
Thence North 89°42'50" West, a distance of 4.00 feet;
Thence North 00°30'10" East, a distance of 177.37 feet to a point on the westerly boundary of the parcel
described in said Record of Survey Number 10438;
Thence North 89°29'57" West, a distance of 35.97 feet to a point on the section line common to said
Section 14 and Section 15 of said Township 3 North, Range 1 West;
Thence North 0029'59" East, a distance of 279.65 feet on said section line to the West One Quarter
Corner of said Section 14;
Thence North 00°33'32" East, a distance of 2658.34 feet on said Section line to the point of beginning.
The above described parcel contains 312.23 acres more or less.
PREPARED 8Y:
THE LAND GROUP, INC.
James R. Washburn
4fi1 N ST lvb
N 7850 2
'A-�q-zor�
dqlr 0i=
R wp,
Site Planning • Landscape Architecture � Civil Engineering - Golf Course Irrigation & Engineering • Graphic Design • Surveying
462 E. Shore Drive, Suite 100 • Eagle, Idaho 83616 - P 208.939.4041 - F 208.939.4445 • www.thelandgroupinc.com
its
POINT OF BEGINNING
NW CORNER S. 14
T. 3 N., R. 1 W., B M.
S.1G5.11 WEST FRANKLIN ROAD
5.15 x`5.14
5.15 5.14 5.14 1/4 J02
5.22 5.23 5.23 99Nv,
Exhibit "B" roar 200G
HORIZONTAL SCALE: 1' 1008
eA[[e iss
LAND GROUP
WWRFORA= na.�mramr
462 East Shore Drove. Sune 100 Exhibit `3 B"
r""'y °Y.
fa91e. . - 83875 SncciNo. �
Mane 203.939,4041
939�A0�1RFvY43.939.4aaS Ten Bile Urban Renewal
District Description Idaho 1 p f 1
Meridian
l-`
Ten Mile URA Ownerships
SCS Brighton LLC
12601 W EXPLORER DR STE 200
BOISE, ID 83713
Parcel Number: S1214314810
Parcel description: PAR #4810 @ NE COR NW4SW4 SEC 14 3N 1W #314807-C, #325415-C,
#325505-C
Parcel Number: S1214223260
Parcel description: PAR #3260 @ SE COR NW4NW4 SEC 14 3N 1W #223250-C, #223015-C
Parcel Number: 51214212560
Parcel description: PAR #2560 @ W SIDE NE4NW4 SEC 14 3N 1W #223207-B
Parcel Number: S1214212800
Parcel description: PAR #2800 @ SW COR NE4NW4 SEC 14 3N 1W #223405-13
Parcel Number: 51214212580
Parcel description: PAR #2580 NR N SIDE NE 4NW4 SEC 14 3N 1W #212620S
Parcel Number: 51214212820
Parcel description: PAR #2820 @ S SIDE NE4NW4 SEC 14 3N 1W #2126205
Parcel Number: S1214212740
Parcel description: PAR #2740 POR NE4NW4 TEN MILE STUB DRAIN SEC 14 3N 1W
#121170S
Parcel Number: 51214212720
Parcel description: PAR #2720 @ W SIDE NE4NW4 TEN MILE STUB DRAIN SEC 14 3N 1W
#121170S
Treasure Valley Investments
4313 Mansville Dr.
Danville, CA 94506
Parcel Number: S1214233665
Parcel Description: PAR #36665 OF S2N2 SEC 14 3N 1W
Parcel Number: S1214234020
Parcel Description: PAR #4020 @ SW COR SW4NW4 SEC 14 3N 1W
Parcel Number: S1214223567
Parcel Description: PAR #3567 NW4NW4 S OF KENNEDY LATERAL EXC R/W SEC 14 3N
1W #223565-13
Kostka and Calnon, LLC
2215 W. Franklin Road
Meridian, Idaho 83642
Parcel Number: S1214120710
Parcel Description: PAR #0710 @N SIDE NW4NE4 SEC 14 3N 1W #120700-13
Parcel Number: S1214121172
Parcel Description: PAR #1172 POR N2 NWNE4 NE4NW TEN MILE STUB DRAIN SEC 14 3N
1W #121170-13
Parcel Number: S1214121133
Parcel Description: PAR #1130 S'LY POR NW4NE4 &NE4NW4 SEC 14 3N 1W #121130-8
Parcel Number: S1214212622
Parcel Description: PAR #2622 POR NW4NE4 & NE4NW4 SEC 14 3N 1W #212620-13
Parcel Number: 51214121134
Parcel Description: PAR #1134 POR NW4NE4 SEC 14 3N 1W PARCEL B R/S 8885 #121132-
S
Attachment 3
Private Properties Which May Be Acquired by Agency
1. Property is intended to be acquired that is necessary for the extension or expansion of certain
rights-of-way for streets, utilities and pedestrian / bicycle trails. No other particular properties
have been identified for acquisition by the Agency. The Agency does not intend to purchase
property for future development by private persons.
2. The Agency reserves the right to acquire any additional right-of-way or access routes near or
around existing or planned rights-of-way.
3. The Agency reserves the right to acquire property needed for the development of public
improvements and public facilities and/or to further remediation of environmental conditions that
may exist on private property.
4. The Agency reserves the right to acquire deteriorated or deteriorating property in the Project
Area for subsequent public use or other lawful disposition as part of its efforts to clean up,
revitalize, rehabilitate, develop and/or redevelop property in the Project Area.
Attachment 4
Maps Depicting Expected Land Uses and Current Zoning
Within Revenue Allocation Area and Project Area
Future Land Uses
LDR
MUN
MDR
TM -Civic
MHDR
Pipe
HDR
LDE
- COM
- HDE
- OFF
— Park
- IND
lJME
Civic
MU -Res
OT®
MU -Com
MUC
LC
,�..,
ine Pine C°
t
Jayton _ a
Idaho rn, r
~ a 3 Broadway -Si
a1
a Bower
o Taylor Ada
\\� J m Jo 0 1 King
7.7 Franklin• — • r\ \ I Cre
\' I W
" Greenhead
Pinta
+ Brow
d IrOL
+ . Verbena
!r
dew a'9U."
Silver
Terrace
Lamont
! 7asa
1 IOve
k� arae o ; I
I-
� �e s
I o T;y�veY
I r
I a
ea
x1114
Zoning
t' - L;
� a
-Y
ate
Pine Pine �
GN
- 0 -Tr
JaytonF c �,, Idaho �,
r
_ o -c
R-2
a 3 Broadway
c
- L -O
R.,g
`CI
Bower
- 11
- R-15
�f E c y Taylor
hi .I m J o P
Ada
King
STN-c
R-40
J
crest
�TMR
Wood ti
v
T�
•
I LY Greenheaa +tura fy
y M
I O
wood
Pintail
E9,e
( t
Corporate
r+ +� Brown °On Waltman
Trout Eider
o
Verbena �Onk"r
ed 44e
!
° Silver 7asa
:..
Terrace ! /y
Overland
�^
age
- 1
r 1
'
N
~ i
° e �
Legend
Z
� — hbL
t—� Revenue Allocation
Area
I1 1 I B
`�� ■ Ten Mile Specific Area Flan
-
Lamon —
tPsPer,.
. �. —. �. �. �- o r
�e ram �o a7 eoot.oao 2.000
a,00Foeet
Attachments 5.1-5.4
ATTACHMENT 5.1
Public Improvements within the Revenue Allocation Area
This attachment includes a projected list of proposed public works or improvements within the
Project area. The Project area includes streets and other public rights-of-way.
The Meridian Development Corporation (MDC) Improvement List identifies needed investments
in capital facilities. Capital facilities generally have long useful lives and significant costs. Some
of the improvement projects contained in the MDC Public Improvement List are also contained
in the Ten Mile Interchange Specific Area Plan. Some improvement projects included in the
MDC Public Improvement List have evolved upon consideration of these and various other City
plans and polices, including the Comprehensive Plan, and may have potential grant funding.
The project list is not an appropriation or approval of any specific project. The identification of
projects needs to be flexible and updated periodically to respond to changing circumstances.
The Ten Mile Urban Renewal Plan covers the 20 -year period 2017 to 2037.
The Ten Mile A URD is estimated to generate $48,091,696 in tax increment revenue between
2018 and 2037 in addition to the initial $50,000 loan from the City of Meridian to activate the
program. The total from both sources is estimated to be $48,141,696. There is presently
$20,413,300 of project costs identified in the Public Improvement List for public improvement
costs provided by the developer. Interest on the debt incurred through the anticipated Owner
Participation Agreement (OPA) and City loan is estimated at $5,240,540. Administrative costs
over the 20 -year life of the district are estimated at $978,848. Total estimated expenditures
therefore, equal $33,098,820 leaving a positive program balance of $15,042,876 at the end of
the 20 -year term. See attached cash flow analysis for detailed estimates.
Secure funding includes revenue allocation funds and is money the MDC is highly likely to
receive. The funds may not be in the MDC's possession at the beginning of the Plan period, but
it is virtually certain that the Agency will receive the funds. The MDC may need to take specific
actions to generate the funding, but those actions are within their 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 the MDC. In every case the 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 the MDC can
obtain the resources, and the ultimate decision is outside of the MDC's independent control.
Grant funds are an example of potential funding. Thus potential funding is not assumed in
determining financial feasibility.
Unfunded projects, or portions of projects lack secure or potential funding.
The amount of tax increment contributed to each project will vary. These projects may be
funded in part from a variety of other revenue sources. The timing of each project and the
availability of all revenue sources will determine the final combination of funding sources.
The plan proposes certain public improvements that will facilitate development and support
rehabilitation in the Project area. The investments will be funded from a variety of financing
methods and sources. The primary method of financing will be through the use of tax
increment revenue (i.e., incremental property taxes from the revenue allocation area). This
plan anticipates that the tax increment revenue may be used to pay for improvements through
an Owner Participation Agreements with developers of property located within the district.
The issuance of bonds is not anticipated in this analysis of financial feasibility but may be an
option to be pursued during the life of the district.
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 contributed to each project are
estimates. The estimated project costs and revenues are based on the MDC's present
knowledge and expectations supported by detailed information from development interests
associated with the properties in the District. The MDC may modify the projects and/or the
plan if the Board deems such modifications necessary to effectuate the plan. The timing of
each project and the availability of all revenue sources will determine the final combination of
funding sources.
Assuming the Ten Mile Urban Renewal Plan is adopted and in force before July 1, 2016, such
modifications to the Plan will be permissible. If the Plan is adopted after July 1, 2016, the
provisions of legislation adopted by the Idaho Legislature in 2016 may cause any modification
to the Plan to trigger the resetting of the base value to the then -current market value thus
eliminating any incremental value accrued to that date.
Summary of Projects
The following tables summarize the estimated total costs for each project category. Specific
project funding will be reviewed by the MDC Board during the development of the Owner
Participation Agreements, the execution of and any up -dates to such agreements. The
numbers displayed below represent the full public improvement costs including right -of way
acquisition and full roadway improvements, sidewalks and pedestrian ways, drainage
improvements as well as public and private utilities. The improvements and estimated costs
are listed by street segment as reflected in the attached map of the District. The costs
presented are in 2016 dollars and are not inflated over time.
Developer Projects: Ten Mile Urban Renewal District
Segment 1
$462,308
$690,685
$1,160,586
$1,967,642
$1,094,947
$1,645,222
$4,284,734
$3,442,813
$2,223,384
$959,575
$905,984
$3,000,000
$251,570
$1,100,000
$223,850
$23,413,300
Segment 2
Segment 3
Segment 4
Segment S
Segment 6
Segment 7
Segment 8
Segment 9
Segment 10
Segment 11
Segment 12 (Kennedy Lateral)
Segment 13 (Street Lights on Ten Mile & Franklin Rd)
Segment 14 (Traffic Signals at 4 intersections)
Segment 1S (Ten Mile and Franklin Street Frontage Improvements)
Total Project Costs (un -inflated dollars)
Legend
Parcels
Segments
Segment #1
Segment #2
Segment #3
Segment #4
Segment #5
Segment #6
Segment #7
Segment #8
Segment #9
0 Segment #10
Segment #11
Segment #12
ow Segment #13
Segment #14
Segment #15
0 500 1,000 2,000
Feet
Greenhead
m C0161e
o �
°'panzer
Cost of Operations and Improvements by Year (2017-2037)
Year
Secure
Funding
(TIF
City of
Meridian
Loan)
Potenti
al
Funding
District
Operating
Expenses
OPA
Debt Service
City Loan
Debt
Service
Add'I
Principal
Payment
Total Project
Liabilities
2017
$50,000
$0
$25,000
$0
$0
$0
$25,000
2018
$3,535
$0
$25,000
$0
$0
$0
$25,000
2019
$358,006
$0
$35,901
$287,205
$11,000
$0
$334,105
2020
$429,474
$0
$42,947
$343,579
$11,000
$0
$397,527
2021
$685,569
$0
$50,000
$548,455
$11,000
$0
$609,455
2022
$764,912
$0
$50,000
$611,930
$11,000
$0
$672,930
2023
$1,037,504
$0
$50,000
$830,003
$11,000
$0
$891,003
2024
$1,061,572
$0
$50,000
$849,258
$0
$0
$899,258
2025
$1,924,457
$0
$50,000
$1,539,566
$0
$500,000
$2,089,566
2026
$1,690,202
$0
$50,000
$1,352,162
$0
$500,000
$1,902,162
2027
$1,967,722
$0
$50,000
$1,574,178
$0
$100,000
$1,724,178
2028
$2,797,673
$0
$50,000
$2,234,138
$0
$900,000
$3,184,138
2029
$2,577,728
$0
$50,000
$2,062,182
$0
$250,000
$2,362,182
2030
$2,887,603
$0
$50,000
$2,310,082
$0
$500,000
$2,860,082
2031
$3,592,793
$0
$50,000
$2,874,234
$0
$500,000
$3,424,234
2032
$3,623,529
$0
$50,000
$2,898,823
$0
$750,000
$3,698,823
2033
$3,737,660
$0
$50,000
$2,990,128
$0
$1,000,000
$4,040,128
2034
$4,689,811
$0
$50,000
$3,759,049
$0
$0
$3,809,049
2035
$4,526,256
$0
$50,000
$3,621,005
0
$0
$50,000
2036
$4,923,647
$0
$50,000
$0
$0
$0
$50,000
2037
$4,807,043
$0
$50,000
$0
$0
$0
$50,000
2038
$0
$0
0
0
0
$0
Total $48,141,969 $0 $978,848 $30,685,977 $55,000 $5,000,000 $36,719,825
Note: This analysis anticipates a positive fund balance of $15,042,876 the end of the project. If
Revenue Allocation funding exceeds the forecast amounts, earlier termination of the may be
possible
ATTACHMENT 5.2
Economic Feasibility Study
The Meridian Development Corporation (MDC) Ten Mile Urban Renewal Plan is economically
feasible because the proposed development is consistent with the City's Comprehensive Plan,
the amount of growth in the area is consistent with the growth projected in the Comprehensive
Plan and the revenue from the MDC Ten Mile Urban Renewal District equals or exceeds the
estimated costs of the projects to be funded by the District.
The economic feasibility of the MDC Ten Mile Urban Renewal Plan is based on the following
factors:
• The amount of development proposed in the Project area
• The amount of tax revenue to be generated by the proposed development
• The amount of other revenue to be received for MDC public improvement projects
• The cost of public improvement projects is to be funded by the MDC's tax increment
revenue.
• If revenue equals or exceeds project costs, the URA Plan is economically feasible.
The following is a summary of the analysis and estimates of the factors used to determine the
economic feasibility of Meridian's Ten Mile Urban Renewal Plan.
Meridian Development Corporation Ten Mile Urban Renewal Plan Financial Feasibility
Analysis
Summary:
It is estimated that over the course of the Revenue Allocation District, $48,091,696 of Tax
Increment Revenue will be generated. It is also estimated that ten percent (10%) will be used
annually for administration of the Urban Renewal District (capped at $50,000 / year for a total
of $978,848 for administration costs over the 20 -year lifespan of the District.
At this time, no Revenue bonds are planned for the Project Area; however, debt scenarios
may be feasible as ultimate costs are determined and the cash flow refined should these
estimates prove conservative.
At the conclusion of the Ten Mile Urban Renewal District in 2037, the termination plan will
submit any unspent funds by September 2038 to the County Treasurer to distribute to the
taxing districts according to their levy percentages. The Cash Flow analysis indicates that there
may be potential to terminate the district at an earlier point than suggested by the conservative
estimates.
The graph entitled "Ten Mile Urban Renewal District Cash Flow Analysis 2016" gives a more
detailed outlook on the revenues and expenses of the MDC Ten Mile Urban Renewal District.
The following assumptions were made in the formulation of the Financial Feasibility
Analysis:
o Land Value Increase @ 1% / Yr
o Improvement Value Increase @ 2% / Yr.
o Tax Rate remains constant
o Total Cost (inflated) of Improvements over the life of the project: $21,829,432
o Developer installed improvements would be subject to an Owner Participation
Agreement with MDC repaying the developer for such costs from the tax
increment revenue generated by the project.
o The Cash Flow Analysis assumes 80% Of the annual Revenue Allocation funds will
be committed to repayment of the debt created through the OPA.
o Additional principal payments are assumed as excess cash accumulates in the
Ten Mile URD A Fund at the discretion of the MDC Board.
0 10% of annual tax increment revenue would be allocated for District operational
expenses, however that amount would be capped at $50,000 per year.
o Tax rate does not include debt service for bonds issued after 2007, judgment
levies or the School District Plant or supplemental levies excluded by law.
The Financial Feasibility Analysis shows that the project is 100% financially feasible and
will generate adequate funds within the project area to fund the necessary capital
improvements. The Agency is committed to closing the district as soon as the project is
deemed complete and all infrastructure improvements are made and financial obligations
satisfied. This would result in a benefit to the taxing districts and taxpayers supporting
those districts.
a
y
Z
cr
3
W
Wv
z
n
°c
m
y
C
0 O
n
-,
O
O
I
Z'
°
E
O
a
<
9
c
°
m
a
GL
m
c
m
n
„
c
y
a
3
T
W
s
a
ILAEL
3
m
c
n
d
tb Y
C
y
n
m n
o
d
CW
a
U
n »
�
H
C
W
r
.d..
_
� n M
N
w
W
W N
W
N
t-
LS
iJ
N
Oo
A
O W
? O A
U
O
�p
P
Ip
N
b
W
W
In
In
O
V
w
wO
M
Vr
W
W
M
M
W O W
W O W
ip W d4
o
O
W
A
A
tla
ip
tR
J
W
M
fA
o
O
o
O
a
o
O
N
0
O
W
N
N N
N
N
N
W
r N O
U
U
O
N
O
Ir
V
N
N O W
O
O
V
N
b
W
lNn
m
W
N
[n
m
m
O
O
O
V
W
Ln
O
NI
N
O
M
IR
W
Jp
Y+
W O W
iR M Nr
O
IR
W
IR
N
fh
N
M
O
M
M
O
IA
!R
to
W
4r
fP
W
IH
O
N
N N
N
N
N
N
W
W U W
W
N
O
W
N N
w
W
O
N
O
O 6 O
O
M
J
V
O
m
$
r
J N
M
N
tfi
W
b
W
O
O OQ
O
$
O�
W
A
O
N N
tO
M
O
M
V
W
W O W
O
U
O
U
W
O
O
O O
O
$
O
W
W
W N
W
W
N
N
N
W
N
$
V O V
? O A
M
O
A�
�➢
M
W
t0
A A
A
N
N
NW
N
W
w N
A
W
N
N
w
pt
Ot J m
D
pt
A
�
m
M M
J
OI
O
W
W
W o w
O
J
W
w
W
N
pi
ip
w W
v
+n
U
o
T
W
O6
N
^00 O W
N O N
O
O
d
M
(II
N
aL!
W
A
A
M
O
O
A A
M M
O
O
W
M
UI
Ot
w
m
O+
h
W
M
1H
W O W
M M *A
O
+A
�O
tl+
aFl
W
�O
M
O
i0
M
tR
O
M
M U
M
O
M
W
+R
M
H
�➢
M
W
A
W r N
A
W
N
N
O
W O Ib
O
J
W
O
1d
v
pI
U Oi
�O
J
r
O
N
A
A
t0 O w
M
W
W
A
V
M
O
T
W
W
W
W O W
O
Ot
O
O+
�➢
O
Q
O O
O
tp
N
V
W
M
O
Io
M M
+n m
M
Q
A
a
tD
W
A
m
w
A
J
p
W
W W
o 0
M
o
T
M
W
v
N
W
N
W
0
W
V+
$
w
? A
O
tR
+w
tR
O
O O
O
fn
W
O
J
A
N
r
r
N
�
r
N r
O
N
N
twit
N
W
O
M
O O
M M
O
O
W
O�
M
Os
W
O
W
A
UI
m
N M
m m
O
O
M
N
V
N
(u
O
b
O
o
O M
w
A
N
M
O
61
U
U
N
w
J
m
W O W
U
m
N
W
N
W
O
O
W
M
M O M
O
V
$
N
M
o
o
N
N
M
iR
iR
41
A
fA
m
m
rn
M
M
m O rn
W to M
a
to
M
+N
ip
fR
In
N
�
fli
m
O
O
W
O
W
O
O
W
N
M
L9
fR M
M
N
M
yR
m
M
fR
W
b
iR
(P iA iA
fA
+Pr
N
M
dA
to
m
twrt M o
vNi
vi
m
w
-i
�N
N
H
l0
Ut
VI
m O m
M O M
J
m
M
FT
N
J
m
M
O
r
w
Ot
Y
�
O
W
N
A
V O J
A O A
UI
O
N
J
Qt
J
T
O
N
V
N
III
O
O
V Q V
V O J
$
W
O
V
W
W
W
O
O
W
CT
W
J
V
V
m
V O V
(n O W
O
O
$
M
N
N
T
a
y
Z
cr
3
W
Wv
z
n
O
0
r4
=
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
N
O
M U
- U
3
W
W
W
W
W
W
W
W
N
N
W
N
v
N
O
N
In
N
A
N
W
N
N
N
�
N
O
r
IO
r
Oo
t+
V
W V
V V
w
N
o'
N
R
m w
F+ V
V W
W W
A UI
R
N
IO
w
Cn
o W
n
a
T O
%0411(1
W w
01
V
N CP
0 w•+
Cl (n
O In
J
w
01 J
W W
01
W
J N
N N
A
J
W w
N A
(n
W
N l
R
J
A
O In
O w
m In
m
—
w
7 Q
N
A
?
A
?
w
w
w
w
w
W
W
w
W
w
w
w
w
w
W
w
w
d
O
S
••
�-`
N
O
W
O
A
O
O
W
(A
10
N
W
W
W
A
W
O
J
V
V
W
0+
ID
0
N
m
N
CA
W
Cn
r
R
W
A
A
A
W
V
v y
x K e
=
— —
— as
—
— —
v �
R W
J
J R
(n
In
A
m m
W N
A
R
J
W
v U
✓-'
W
m
W
N
_ o
W A
m W
R
V
W N
m N
(T N
O <D
3
� N
O N
W m
w
m
W
[n
W
W
N
A
r'
H
N
O
R
I
Cnn
N
N N
R
00 W
iO
In
l0
m
m
d
H
J
W
m
In
O
W
r
N
W
W
O
-4
J
Fi
m
W
m
V
W
lSl
W
(A
W
T
N
N
A
O
W
W
W
d
O
o
01
M
9
—
o
�'
a
m 3
d o
y
O
—
ry
10
w
w
N
r
W
O
N
p
N
d
N
ID
N
W
W
A
W
W
W
V
V
O
J
N
0+
IJI
M
�0
V+
W
W
V
W
W
A
A
V
A
W
A
O
D
d rD
w µ
'O
y-
W
W
m
w
m
W
w
Y
R
+'
-
F+
N
O
to
R
I
W
-
N
mw
N
-
R
W
-
ID
ID
—
m
m
O
-
H
J
m
w
m
In
O
-
m
d
r
-
N
t0
W
-
O
m
J
-
F+
I
w
—
0+
J
W
-
r
W
-
W
•0
T
-
N
N
A
—
O
IO
W
-
O
d
-
sroi N
Q"
A
tP
W
A
Of
A
R
VI
�D
R
III
Cn
R
W
O
0,+w
R
A
6s
R
R
N J
A
W
V
W
A
A
w
W
O
R
N
W
V
W
R
N
A
A
W
R
N
O
N
W
R
N
6+
N
R
F+
N
d
O
A
O
V
�D
N
R
O
w
W
W
W
t0
'O
W
W
w
o
(,
'O
N
w
IO
N
O
O
w
W
O2
N
W
W
A
N
W
q
C
!{
Q
0�
(n
O
.y} —
W
sD
m
-
V
W
m
-
W
W
N
to
O
W
N
-
W
W
w
-
Fi
-
W
N
W
—
W'
O
Cn
-
O
J
A
-
VI
m
m
-
w
O
CJI
-
N
m
w
-
F+
W
-
N
(n
—
W
V
-
R
t0
-
lfl
T
-
IJI
4n
-
R
W
-
In
W
-1.
Du
K
q
A
W
O
J
W
W
IO
N
W
N
m
?
V
V
N
In
O
m
N
In
In
0"
IO
N
J
N
O�
W
W
N
O
A
J
m
m
0)
V
W
N
O
.n
W
W
O
O
0
A
N
O
(n
J
V
O
V
(n
41
VI
R
O
Vs
W
W
(n
W
O
d
O
U7
�...
O
O
K a
m
3
A
W
W
V
W
Cl
N
W
A
m
�-`
J
A
W
w
N
O
O
O
v�
(n
F+
Ln
O'
A
V
?
R
w
m
W
01
W
W
N
W
N
W
N
R
H
ID
H
W
N
N
N
O
W
m
UI
W
H
m 3
A
W
F+
`0
V
`O
R
9b
A
`Gl
Ln
J
Lrl
F-
W
�D
W
N
O
A
N
O
!n
CO
V
O
`l
m
Cn
O
W
v
H
H
N
W
VI
W
N
ID
A
0,
W
R
w
O
R
VI
O
j
N
�D
v
N
WO
A
�D
N
-
00I
W
O
O
�+
V
N
w
V
O
OI
In
O
O
O
O
O
O
O
d
�
N
kP
W
M
-
-
-
-
A
N
W
-
-
-
W
-
-
M
H
-
N
Z
O
W
In
1
4n
A
R
R
w
w
W
e i
ti
W
O
N
J
w
V
W
V
J
Ot
W
O
N
W
fn
R
YJ
W
r
V
R
R
C+
In
N
O
W
N
N
a
IO
N
m
0
a0
In
IO
VI
N
N
W
`ON
Or
F+
m
O+
[Jl
W
Oti
A
F1+
10
t0
W
N
IJI
W
N
O
W
N
Sn
N
�D
R
01
W
m
W
d
to
W
OI
N
A
N
N
O
w
W
IO
N
In
O
W
V
H
ID
0+
A
O
W
O
m
?
J
A
O
4n
+D
W
W
W
N
W
in
W �
m c
A m
W W
w
W
M
N
N
[n
w
(n
A
O
N
In
H
O
A
O
m
W
W
W
W
W
O
W
Fi
W
N
W
O
W
O
W
N
N
W
r
W
W
N
O
t0
F+
IJI Fn
F+
F+
N
W
W
V
A
A
T
W
to
m
W
V
N
W
In
W
In
W
V
W
V
In
0+
O
N
w
A
C
—
Of
IT
O
W
W
N
W
?
W
V
W
Da
O
Ol
W
W
V
W
W
tb
W
O�
CJI
d7
O
ti
N
F+
Q�
M
A
W
V
cp
N
A
4]
N
N
ID
O
0
O
0
O O
0 0
O O
0 0
O
0
d O
0 0
O
0
O O
0 0
O
0
O O
0 0
O O
o a
O
o
O O O
0 0 0
- -
RW
-
- -
M -
M
- -
-
- -
Af
M U
- U
M
- -
A
�O 00
A
�0
R R
VI 61
W W
V
W
VI
N N
00 l!I
N
V
�0 61
�0
O O
w O
F` V
N
W
N w
01 W
6e
w N
V W
w
N
W V
V V
w
N
m w
V O
N
R
m w
F+ V
V W
W W
A UI
R
N
IO
w
Cn
o W
n
a
T O
%0411(1
W w
01
V
N CP
0 w•+
Cl (n
O In
J
w
01 J
W W
01
W
J N
N N
A
J
W w
N A
(n
W
N l
R
J
A
O In
O w
m In
m
—
w
— —
— —
—
— —
—
— —
—
— —
— as
—
- —
q
n
fA
d
If1
d
UI lP
o o
In [n
O d
lfl
o
fA (h
d o
(n
0
to In
0 0
(n
0
In fn
0 0
[P m
o ca
R
N
w
yl
"
O
n
0
O
a
0
O O
o n
0 0
O O
n n
0 0
O
n
0
4 O
n n
0 0
O
a
0
O O
n n
0 0
O
o
0
O O
n n
0 0
O Ln
n to
o v
10
R
v
10 w
o vl
r A
O
—
- —
- —
—
— —
w
— —
—
— —
— as
—
— —
v �
R W
J
J R
m 0
m V
In
A
m m
W N
A
R
J
W
v U
✓-'
W
m
W
N
_ o
W A
m W
R
V
W N
m N
(T N
O <D
t0
W
O N
W m
V
W
N O
N N
A
I
J
J O
N A
H H
1 1
N
61
O W
(S N
P A
y
Attachment 6
Ten Mile Urban Renewal District Eligibility Report — September 2015
Ten Mile
Urban Renewal District
(Proposed)
Eligibility Report
Prepared for
The City of Meridian
and
The Meridian Development Corporation
November 2015
Kushlan I Associates
Boise, Idaho
Introduction: Kushlan I Associates was retained by the City of Meridian to assist in their
consideration of establishing a new urban renewal district in the City of Meridian, Idaho.
Elected Officials serving the City of Meridian are:
Mayor:
Council President:
Council Vice President:
Council Members:
City Staff
Community Development Director:
Planning Division Manager:
Economic Development Administrator
Tammy de Weerd
Charles Rountree
Keith Bird
Joe Borton
Luke Cavener
Genesis Milam
David Zaremba
Bruce Chatterton
Caleb Hood
Brenda Sherwood
Idaho statutes, at Title 50-2006 states: "URBAN RENEWAL AGENCY. (a) There is hereby
created in each municipality an independent public body corporate and politic to be known as
the "urban renewal agency" that was created by resolution as provided in section 50-2005" to
carry out the powers enumerated in the statutes." The Meridian City Council adopted
Resolution 01-397 on July 24, 2001 bringing forth those powers within the City of Meridian.
The Mayor, with the confirmation of the City Council, has appointed nine members to the Urban
Renewal Agency of the City of Meridian, also doing business as the Meridian Development
Corporation (MDC). The MDC currently oversees the implementation of one urban renewal
district focused on the revitalization of downtown Meridian that was established by the City
Council's adoption of Ordinance No. 02-987 on December 3, 2002. The current membership of
the Commission is as follows:
Chair:
Jim Escobar
Vice Chairman
Dan Basalone
Secretary
David Winder
Commissioners
Calvin Barrett
Keith Bird
Tammy de Weerd
Kit Fitzgerald
Eric Jensen
Callie Zamzow
Staff:
Urban Renewal Administrator:
Ashley Squyres
Legal Counsel:
Todd Lakey
Map of Existing Downtown Meridian Urban Renewal District
---Cherry- Fairview
N
Elm Gruber I
r ^ 'Maple o Badley
00
_c _
Q I 3
JCherry N ¢ _ U
Washington - —
r C Carlton I S I �s/)ford
Applegate
Criterion �
State �•
Pine
Idaho
L Broadway
L City
• 1
_ 2, Boyer. —
N �
- d Ada
Taylor
Williams
Franklin
,
I _I
'4as� •
O
r-{ Gem
•1
Pennwood .� Watertower
• Corporate
- Waltman a
al I Central -
ol
U
• , O
2 10 -ISS
I
Interstate 84 Legend
Urban Renewal
0 250 500 1,000
Feet
Background:
While Native Americans inhabited the area for centuries, the development of the community of
Meridian, as we know it today, evolved through the late nineteenth century. European
settlement started in the 188os and was originally located on a farm owned by the Onweiler
family. A school was opened in 1885. The U.S. Postal Service established a mail drop along the
Oregon Short Line Railroad and the site was named Hunter after its superintendent.
Community activity grew around this mail stop focused on the railroad. In 1893 an Odd Fellows
lodge was organized and called itself Meridian, acknowledging that it was located on the Boise
Meridian the primary North-South survey benchmark for Idaho. That name grew in primary
use as the name of the settlement and the Village of Meridian was incorporated in 1903 with a
population of approximately 200.
The economy had traditionally been focused on the support of the surrounding agricultural
activities. A major creamery was established in the community in 1897 to support the nearby
dairies. Fruit orchards were located throughout the area.
Meridian was a significant stop on the Interurban electric railway from 1908 to 1928. This
service provided convenient access for passengers and freight in both easterly and westerly
directions.
Throughout most of the 20th century, Meridian remained a relatively quiet community focused
on its agricultural roots. US Census Bureau data, reflects a 1910 population of 619 people
growing to 2,616 by 1970. However, starting in 1970 the pace of growth in Southwest Idaho
quickened and Meridian's growth initially reflected, and then exceeded the regional rates by
significant margins. Over the past twenty-five years the rate of growth has been startling by any
reasonable standard. The following table reflects that population growth over the city's history.
1903 (Incorporation Estimate)
200
1910
619
1920
1,013 I
1930
1,004
1940
1,465 11
1950
2,081 I
1960
2,616
1970
6,658
1990
9,596
2000
34,919
2010
75,092 I
2014 (Estimate)
85,000
When income statistics are compared to statewide numbers, the population of Meridian
compares favorably with the rest of Idaho in these categories. The median household income in
Meridian is $63,571, approximately 37% above the statewide figure of $46,767. Per capita
money income for the Meridian population is $26,377 as compared to the statewide number of
$22,568. The percentage of the Meridian population below poverty level is 8.4% as compared
to the statewide number of 15.5%•
Investment Capacity: Cities across the nation actively participate in the economic vitality of
their communities through investment in infrastructure. Water and sewer facilities as well as
transportation, communication, electrical distribution and other systems are all integral
elements of an economically viable community. Idaho cities have a significant challenge in
responding to these demands along with the on-going need to reinvest in their general physical
plant to ensure it does not deteriorate to the point of system failure. They face stringent
statutory and constitutional limitations on revenue generation and debt as well as near total
dependence upon state legislative action to provide funding options. These strictures severely
constrain capital investment strategies.
The tools made available to cities in Title 50, Chapters 20 and 29, the Urban Renewal Law and
Economic Development Act are some of the few that are available to assist communities in their
efforts to support economic vitality. New sources of State support are unlikely to become
available in the foreseeable future, thus the City of Meridian's interest in exploring the potential
for establishing their second urban renewal district is an appropriate public policy
consideration.
The City of Meridian initially established its Urban Renewal Agency in 2001. As noted above, its
exclusive focus, limited by the boundaries of the district, is on the traditional downtown area of
Meridian.
Ten Mile Interchange Specific Area Plan
The Idaho Transportation Department initiated planning for the development of a new
interchange with Interstate 84 at Ten Mile Road in the 199os. Construction of the interchange
was completed in 2012. In support of the State's investment and in anticipation of the resultant
development pressure from the opening of the new interchange on the area immediately west of
the Meridian City limits, the City initiated a broad-based planning effort for the general area.
The Plan that was produced was the Ten Mile Interchange Specific Area Plan and was adopted
by the City Council on June 19, 2007. The Plan remains in effect and is intended to guide
development decisions within the study area. A map of the Ten Mile Interchange Specific Area
Plan is provided below:
As indicated in the Plan map, substantial public infrastructure is called for in implementing the
development patterned envisioned. Thus far, development opportunities considered for the
area covered by the Plan have been insufficient in scale to support the required public facility
investment. This imbalance has thwarted the orderly implementation of the planning
undertaken by the City and the property owners. This lack of progress has stimulated the
current interest in exercising the powers granted under State Law in the establishment of a
second urban renewal district in Meridian.
Steps in Consideration of an Urban Renewal District:
The first step in consideration of establishing an urban renewal district in Idaho is to define a
potential area for analysis as to whether conditions exist within it to qualify for redevelopment
activities under the statute. In this report, the lands evaluated are called the "Study Area".
The next step in the process is to review the conditions within the Study Area to determine
whether the area is eligible for creating a district. The State Law governing urban renewal sets
out the following criteria, at least one of which must be found, for an area to be considered
eligible for urban renewal activities.
1. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures; and
Deterioration of Site; 150-2018(9); and 50-2903(8)(b) and (8)(c); and 52oo8(d)(4)(2)
2. Age or Obsolescence L50-2018(8) and 50-2903(8)(a)]
3. Predominance of Defective or Inadequate Street Layout L50-2018(9) and
a. 50-2903(8)
4. Outmoded Street Patterns L50-2oo8(d)(4)(2)
5. Need for Correlation of Area with Other Areas of a Municipality by Streets; and Modern
Traffic Requirements L50-2oo8(d)(4)(2)].
6. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness L50-2018(9)
and 50-2903(8)(b)]
7. Unsuitable Topography or Faulty Lot Layouts [50-2oo8(d)(4)(2)]
L,
Lagena
As indicated in the Plan map, substantial public infrastructure is called for in implementing the
development patterned envisioned. Thus far, development opportunities considered for the
area covered by the Plan have been insufficient in scale to support the required public facility
investment. This imbalance has thwarted the orderly implementation of the planning
undertaken by the City and the property owners. This lack of progress has stimulated the
current interest in exercising the powers granted under State Law in the establishment of a
second urban renewal district in Meridian.
Steps in Consideration of an Urban Renewal District:
The first step in consideration of establishing an urban renewal district in Idaho is to define a
potential area for analysis as to whether conditions exist within it to qualify for redevelopment
activities under the statute. In this report, the lands evaluated are called the "Study Area".
The next step in the process is to review the conditions within the Study Area to determine
whether the area is eligible for creating a district. The State Law governing urban renewal sets
out the following criteria, at least one of which must be found, for an area to be considered
eligible for urban renewal activities.
1. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures; and
Deterioration of Site; 150-2018(9); and 50-2903(8)(b) and (8)(c); and 52oo8(d)(4)(2)
2. Age or Obsolescence L50-2018(8) and 50-2903(8)(a)]
3. Predominance of Defective or Inadequate Street Layout L50-2018(9) and
a. 50-2903(8)
4. Outmoded Street Patterns L50-2oo8(d)(4)(2)
5. Need for Correlation of Area with Other Areas of a Municipality by Streets; and Modern
Traffic Requirements L50-2oo8(d)(4)(2)].
6. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness L50-2018(9)
and 50-2903(8)(b)]
7. Unsuitable Topography or Faulty Lot Layouts [50-2oo8(d)(4)(2)]
8. Insanitary or Unsafe Conditions [50-2018(9)] and [50-2903(8)(b)]
9. Diversity of Ownership 150-2018(9); 150-2903(8)(b) and (8)(c)]; and 150-
9. 2oo8(d)(4)(2)]
10. Tax or Special Assessment Delinquency; 150-2018(9)
11. Defective or unusual condition of title; 150-2018(9)
12. Substantially Impairs or Arrests the Sound Growth of a Municipality
a. 150-2018(9) and 150-2903(8)(b)
13. Conditions Which Retard Development of the Area [50-2008(d)(4)(2)]
14. Results in Economic Underdevelopment of the Area L50 -2903(8)(b)]; and Economic
Disuse L50-2oo8(d)(4)(2)]
If the Eligibility Report finds that one or more of the conditions noted above exist within the
Study Area, then the Urban Renewal Agency may adopt it and forward it to the City Council
for their consideration. If the City Council concurs with the determination of the Urban
Renewal Agency, they may direct that an Urban Renewal Plan be developed for the area that
addresses the issues raised in the Eligibility Report.
The Urban Renewal Agency, then acts to prepare the Urban Renewal Plan for the new
District and determines whether to also recommend the establishment of a Revenue
Allocation Area to fund improvements called for in the Plan. Once the Plan for the District
and Revenue Allocation Area are completed, the Urban Renewal Board of Commissioners
forwards it, along with their recommendation, to the City Council for their formal
consideration.
The City Council must refer the proposed Urban Renewal Plan to the Planning and Zoning
Commission for a finding that the Plan, as presented, is consistent with the City's
Comprehensive Plan. The Planning and Zoning Commission has 6o days to complete their
review. At the same time, other taxing entities levying property taxes within the boundaries
of the proposed Urban Renewal District are provided a thirty -day opportunity to comment
on the Plan to the City Council. While the taxing entities are invited to comment on the
Plan, their concurrence is not required for the City Council to proceed with their
consideration. In the case of the Ten Mile Study Area, the effected taxing districts for those
properties located within the city limits of Meridian are:
• The City of Meridian
• The West Ada School District (School District No. 2)
• Ada County
• Emergency Medical District
• Mosquito Abatement District
• The Ada County Highway District
• Meridian Library District
• Meridian Cemetery District
• Western Ada Recreation District
• College of Western Idaho
For those properties located in unincorporated Ada County, the effected taxing districts are:
• The West Ada School District (Joint School District No. 2)
• Ada County
• Emergency Medical District
• Mosquito Abatement District
• The Ada County Highway District
• Meridian Library District
• Meridian Cemetery District
• Western Ada Recreation District
• College of Western Idaho
• Meridian Fire District
• Pest Extermination District
Once/If the Planning and Zoning Commission makes their finding of consistency and the
thirty -day comment period for the various taxing entities has passed, the City Council is
permitted to hold a public hearing and formally consider the Adoption of the Plan creating
the new Urban Renewal District and Revenue Allocation Area.
The City Council also must find that the taxable value within the district to be created, plus
the Base Assessed Value of any existing Urban Renewal / Revenue Allocation areas do not
exceed the statutory maximum of io% of the citywide assessed valuation.
If the City Council, in their discretion, chooses to proceed, they will officially adopt the
Urban Renewal Plan and Revenue Allocation Area and provide official notification of that
action to the County Assessor and Idaho State Tax Commission.
The Urban Renewal Agency then proceeds to implement the Plan.
Description of the Ten Mile Study Area:
The Study Area subject to the current review is located on the east side of Ten Mile Road, north
of the Interstate 84 right-of-way and south of Franklin Road. All properties included are within
the boundaries of the Ten Mile Interchange Specific Area Plan. The Study Area consists of
twenty (20), relatively large, tax parcels. To provide the Agency and the City maximum
flexibility in considering the ultimate extent of the District, the Study Area has been divided into
sub -districts, defined primarily by ownership, for analysis. This will allow convenient decision-
making by the Agency and City on which properties to include in the formation of a District
should that be their determination.
The Study Area has been divided into four Sub -districts designated as TM -i through TM -4 as
noted in the following map and table. The size and value information presented in Table 1 was
derived from the Ada County Assessor's on-line parcel information system. The current taxable
value of the Study Area is $4,482,400. However, a substantial portion of that area maintains an
agricultural property tax exemption. This is important because State Law requires that when
such properties transition from this exemption, the resultant increase in taxable value accrues to
the Base Assessed Value instead of the Incremental Value. This requires estimating the impact
of this transition. In reviewing the values ascribed to the various parcels, values range from
$.04 to $.o8 per square foot for agricultural exempt land. The consultant met with the staff of
the Ada County Assessor to determine the value they place on the subject parcels before the
exemption is applied. They indicated that a per square foot value of between $2.00 and $3.00
would be consistent with values they place on similarly zoned properties within the immediate
area. They indicated that value, absent other information, is what should be used in considering
the non-exempt values. Therefore, the taxable values have been adjusted to reflect this higher
number as a basis for making the 1o% calculation. Using the higher value ($3.00) to be
conservative, we calculate that the Base Assessed Value of the Ten Mile URD moves from the
$4,482,400 amount with the agricultural exemptions to $39,539,125 with those exemptions
removed. It should be noted that the mere inclusion of a parcel within an urban renewal district
does not have any effect on the agricultural exemption. That status would change only upon a
change of use away from agricultural
Ten Mile Urban Renewal District Study Area & Sub -Districts
Table 1
Ownership Parcel # Acreage 2015 Est. 2015
Sub -District Taxable AV Base AV w/o
ag.
Exemption
TM -1 SCS Bri on LLC
South Parcel
S1214314810 75.52 $265,600 $9,868,954
F�nanWin
3
M
Crest
Wood
y
•'
i Greenhead
F(lmra
�
C
H
Pintail
->. Bayeux
6
°�°k Cook
Waltman
Gander
Brown v
CL
n
� Trout o°y Eider
s
C_ mti
Verbena
Legend
- -
interstate84
M e sPe r A— P a�
L I i -7
- -- _ -
Proposed Districts
T
JM N
�Tasa
T
JMTM -2
7 Ri O '
ars Dutch
JfTM
Y.CU/! TM -3
i Farm
N
my oThorn
Overland
TM -4
Q
o soo 000
— Feet
Table 1
Ownership Parcel # Acreage 2015 Est. 2015
Sub -District Taxable AV Base AV w/o
ag.
Exemption
TM -1 SCS Bri on LLC
South Parcel
S1214314810 75.52 $265,600 $9,868,954
Note: These acreages are exclusive of adjacent public rights-of-way for Ten Mile and
Franklin Roads that should be included in the ultimate boundaries of any district
established. Publicly owned properties are assigned no value in Idaho assessments,
so including them makes no difference to the value calculation, but will slightly
increase the ultimate acreage. Only half of the right -of way for Ten Mile Road and
Franklin Road adjacent to TM -1 (northern portion) are included as only half of the
right -of way has been annexed into the City.
Description of the sub -districts:
North Parcels
S121422326o
34.63
$2,494,200
$4,525,448
S121421256o
3.631
$138,500
$474,499
S1214212800
2.875
$4,600
$375,705
Sub -District TM -1 Total
116.656
$2,902,900
$15,244,6o6
TM -2
Treasure Valley
Investments LLC
S1214233665
111.572
$235,300
$14,580,229
S1214234020
4.211
$9,500
$550,293
51214223567
2.131
$4,800
$278,479
Sub -District TM -2 Total
117.914
$249,600
$15,409,002
TM -3
SCS Brighton LLC
S121421258o
6.557
$10,700
$856,869
S1214212820
5.443
$8,900
$711,291
S1214212140
1.286
0
0
S1214212720
o.686
0
0
SCS Brighton LLC Sub-
total
13.912
$19,600
$1,568,16o
Kostka Calnon
Enterprises Limited
Partnership
S1214120710
2.201
$163,100
$287,1627
S1214121133
20.18
$32,600
$2,637,122
51214212622
12.912
$21,000
$1,687,340
S1214121134
12.2
$47,700
$1,594,296
S1214121172
5.41
0
0
Sub -total Kostka Calnon
52.903
$264,400
$6,2o6,385
Bainbridge
S121412o631
0.972
$167,300
$127,021
S1214120331
2.104
$169,600
$274,951
Sub -total Bainbridge
3.076
$336,9oo
$401,972
Sub -District TM -3 Total
69.951
$620,900
$8,1763561
TM -4
Twelve Oakes LLC
R8580480010
1.438
$1o8,174
$io8,174
R8580480020
7.987
$6o0,826
$600,826
Sub -District TM -4 Total
9.425
$709,000
$709,000
Consolidated
313.946
$4,482,400
$399539,125
Note: These acreages are exclusive of adjacent public rights-of-way for Ten Mile and
Franklin Roads that should be included in the ultimate boundaries of any district
established. Publicly owned properties are assigned no value in Idaho assessments,
so including them makes no difference to the value calculation, but will slightly
increase the ultimate acreage. Only half of the right -of way for Ten Mile Road and
Franklin Road adjacent to TM -1 (northern portion) are included as only half of the
right -of way has been annexed into the City.
Description of the sub -districts:
Sub -District TM -i; As noted in the table above, Sub -District TM -i consists of four tax parcels.
The largest parcel (75.25 acres) is located at the southern limits of the Sub -district immediately
adjacent to the freeway interchange. It remains primarily in agricultural use. Of the total
acreage, 4.o acres has been designated by the Assessor as the homesite and thus not subject to
the agricultural exemption accruing to the balance of the property. The homesite is assessed at
$1-43,1-00. Associated with the homesite, there was a residence constructed in 1-969 with an
assessed value of $1-4,1-00. However, that residence has been removed from the property, but a
large equipment shed remains on the property and in use. The balance of the property (67.8
acres) carries a valuation of $1-08,400. The relatively low taxable value of the majority of the
land is a result of the agricultural land property tax exemption available to owners of property
dedicated to agricultural uses under Idaho law.
When the improvement value assigned to a parcel is less than the land value, a deteriorated or
deteriorating condition is present. National real estate appraisal standards suggest that in an
economically viable property, land value should contribute approximately 30% of the total value
leaving 70% to the improvements. As that ratio shifts, with improvement value declining as a
proportion of the total, a condition of disinvestment is determined to be present. At a point
when the improvement value represents less than 50% of the total (i.e. improvement value is
less than land value) such condition represents a "deteriorating condition" for the purposes of
this analysis.
A random survey of Ada County Assessor property records of parcels in the immediate
proximity of the proposed Ten Mile Urban Renewal District Study Area reflects these ratios.
Sample residential properties constructed within the past 20 years reflect a land value of
between 27% and 39% of the total values. Commercial properties, where appraisals are
determined on an income basis instead of cost or comparable properties, reflected land values of
between 20% and 29% of total value.
When the homesite in Subdistrict TM -1- is analyzed, an improvement value was found that is less
than 1-o% (9.85%) of the land value. However, the residence and various outbuildings on the
property have been removed, even though they are still recognized on Ada County Assessor
records.
The Ten Mile Road frontage has been improved to current urban standards but the balance of
the property has no public infrastructure to support the development pattern envisioned in the
Ten Mile Interchange Specific Area Plan.
A short portion of the Ten Mile Drain extends from the east into the northern Brighton
properties, but is not part of that ownership and various maps show this small parcel remains
outside the incorporated area of the City of Meridian. Since this small parcel is not in the city
limits, it is included in TM -3, not TM -1. The drain physically continues in a northwesterly
direction cross the Brighton parcels, but it is not recognized as a separate parcel in this area.
The parcels located within the northerly portion of the sub -district have recently been platted for
commercial development, but no investment has been made. Some preliminary planning has
been conducted on potential development consistent with the Specific Area Plan, but no formal
process implementing the Plan has been pursued.
One lot (51-21-421-2800) containing 2.875 acres has no access to a public street.
While the parcels included in Sub-District TM-1 are under one ownership, they are not all
contiguous. The statute does not require contiguity in the establishment of a district, however,
the State Tax Commission maintains a policy that does. This contiguity can be achieved by
including the Ten Mile Road right-of-way that is adjacent to the intervening parcel to establish
one contiguous district boundary should the City determine to not include the TM-2 Sub-
District.
Sub-District TM-2: This Sub-District consists of three (3) parcels, all of which remain in
active agricultural use. One parcel contains 111.572 acres, one contains 4.211 acres and one
contains 2.131 acres for a total of 117.914 areas. As in TM-1, the properties located in TM-2 have
no infrastructure installed other than the improvements to Ten Mile Road. No structures or
other improvements are located within the boundaries of Sub-District TM-2.
One lot (51214223567) has no access to a public street. A dedicated but unimproved right-of-
way separates the larger parcel from the 4-acre lot. Questions exist with regard to the sufficiency
of the right-of-way, both in terms of width and alignment.
According to representatives of the property owner, a low spot exists at the extreme southeast
corner of the larger parcel allowing for the ponding of run-off from neighboring properties.
The Kennedy Lateral extends in an east-west direction across most of the site.
These properties are annexed and a general concept for development of the sub-district exists
but no active progress has been made toward implementation.
Sub-District TM-3: Sub-District TM-3 contains eleven (11) parcels under three ownerships.
SCS Brighton LLC owns four parcels consisting of 6.065 acres located along the westerly edge of
the sub-district and adjacent to their holdings in TM-1. The lot located south of the Ten Mile
Drain has no access to a public street. One of the parcels is the extension of the Ten Mile Drain
and another is designated as "wasteland" by the County Assessor, and thus carry no value.
Steven J. Bainbridge owns two residential parcels located at the easterly end of the sub-district
fronting on West Franklin Road and consisting of 3.076 acres. One parcel (51214120631)
consists of 0.972 acres and carries a land value of $93,20o and improvement value of $74,100
(80% of land value) thus suggesting disinvestment. The other parcel (51214120661) is 2.104
acres in size and has a land value of $117,70o and improvement value of $51,900 (44% of land
value) also suggesting a condition of disinvestment.
The majority of the sub-district is held in the ownership of Kostka-Calnon Limited Partnership.
This ownership is made up of five (5) parcels containing 52.903 acres. The Ten Mile drainage
facility consisting of 5.41 acres traverses the Kostka-Calnon ownership and is classified as
"wasteland" by the Ada County Assessor and therefore has been assigned no assessed value for
taxation purposes. The total area of Sub-District TM-3, including the three ownerships and the
"waste" parcels is 69.951 acres.
The Kostka — Calnon parcels also remain in active agricultural usage, but 1.5 acres have been
designated as the homesite (51214121134), with an assessed value of $20,000. The residential
improvement on the homesite includes a residence constructed in 1916 and carries a valuation
of $10,300 or 51.5% of the associated land value. The remaining value on the homesite parcel
($17,400) and the values of the other two parcels ($53,600) used for agricultural purposes are
subject to the agricultural exemption. An additional residential parcel (51214120710) consists of
2.201 acres and has an assessed value of $163,100 for both land and improvement values. In
this case the improvement value is assessed at 40% of the land value, suggesting disinvestment.
An open irrigation lateral runs through the properties.
The Brighton parcels remain fully in agricultural usage and no structures are present on the
properties. The Ten Mile drain separates the two Brighton parcels creating a land- locked
parcel.
One lot under Kostka — Calnon ownership (51214121133) consisting of 20.18 acres is situated
south of the Ten Mile Drain and, like the Brighton parcel, has no access to a public street.
No active development planning is evident on the properties located within the sub -district.
The entire extent of Sub -District TM -3 remains in unincorporated Ada County. Should the
Agency and City conclude that the properties located within this area be included in an urban
renewal district, the parcels to be included would need to be either annexed into the City of
Meridian prior to the effective date of the creation of the district, or be subject to an agreement
between the City of Meridian and Ada County permitting the unincorporated parcels to be
included. The Brighton and Kostka / Calnon properties have petitioned for annexation and that
process is currently underway. The Bainbridge properties are not part of the annexation
petition.
Sub -District TM -4: Sub -District TM -4 consists of two tax parcels under the ownership of
Twelve Oakes LLC, according to the records of the Ada County Assessor. The ownership is
divided between a commercial tract located along the Franklin Road frontage and the majority
(7.987 acres) designated for mixed-use development. There are no improvements or structures
on the property.
As noted above, the property has received initial entitlements for development but no schedule
for installation of improvements has been established. The only public infrastructure serving the
site, at this time, is the fully improved frontage of Franklin Road and an irrigation lateral located
along the west property line. The north -south portion of the irrigation lateral separating TM -4
from TM -3 has been piped as required by City approvals.
Analysis of the Study Area:
A review of the Study Area reflects a pattern of delayed investment or an area in transition. This
is particularly notable given the area's proximity to substantial public investment in the Ten
Mile interchange and street and utility improvements to both Ten Mile Road and Franklin Road.
The Ten Mile Interchange Specific Area Plan provides a clearly articulated vision for a high-
density mixed-use development pattern in this area that would capitalize on the access and
utility investments already made by public entities. To date, however, while some planning has
been done consistent with the Plan, little progress has been made to implement the vision. The
Plan calls for substantial investment in public infrastructure but the market to date has proven
incapable of supporting the capital costs. It appears as though meaningful progress may depend
upon some level of public intervention to support the desired private investment to bring the
Plan to reality. The individual sub -districts will be analyzed in the context of the adopted
Specific Area Plan, and then the Study Area as a whole will be looked at to determine a final
recommendation.
For the convenience of the reader, the statutory criteria are reiterated, at least one of which must
be found to qualify an area for urban renewal activities. Those conditions are:
i. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures; and
Deterioration of Site; 150-2018(9); and 50-2903(8)(b) and (8)(c); and 52008(d)(4)(2)]
2. Age or Obsolescence 150-2018(8) and 50-2903(8)(a)]
3. Predominance of Defective or Inadequate Street Layout 150-2018(9) and
50-2903(8)]
4. Outmoded Street Patterns [50-2oo8(d)(4)(2)]
5. Need for Correlation of Area with Other Areas of a Municipality by Streets; and Modern
Traffic Requirements L50 -2008(d)(4)(2)].
6. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness 150-2018(9)
and 50-2903(8)(b)]
7. Unsuitable Topography or Faulty Lot Layouts [50-2oo8(d)(4)(2)]
8. Insanitary or Unsafe Conditions [50-2018(9)] and [50-2903(8)(b)]
9. Diversity of Ownership [50-2018(9)]; 150-2903(8)(b) and (8)(c)]; and [50-
2008(d)(4)(2)]
10. Tax or Special Assessment Delinquency; [50-2018(9)]
11. Defective or unusual condition of title; [50-2018(9)]
12. Substantially Impairs or Arrests the Sound Growth of a Municipality
a. 150-2018(9) and [50-2903(8)(b)]
13. Conditions Which Retard Development of the Area [50-2008(d)(4)(2)]
14. Results in Economic Underdevelopment of the Area [50-2903(8)(b)]; and Economic
Disuse [50-2008(d)(4)(2)]
Analysis: Sub -District TM -1
Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures; and Deterioration of Site: The structures associated with these properties are
located at the extreme south end of the Study Area and are adjacent to the recently constructed
interchange. As noted above, the house and other outbuildings on the homesite have been
removed, leaving only a large equipment shed on the property. That structure is relatively new
and is appropriate to support a continued agricultural use but is inconsistent with the vision
inherent in the Specific Area Plan. Since the majority of the structures previously located on the
property have been removed, no deteriorated or deteriorating structures remain. Therefore,
criterion #i is not met.
Criterion #2: Age or Obsolescence: Again, as noted above the structures were built to serve the
historic agricultural use. While the remaining structure is not old, it is not of a nature to support
the high-density mixed-use envisioned in the Plan. Additionally a significantly large and open
drainage channel traverses the northerly parcels. This remains a common method of providing
drainage to agricultural lands, but is inconsistent with high-density urban uses envisioned for
the area. Therefore the remaining equipment shed and the open drainage channel are obsolete
in this context and as such, criterion #2 is met.
Criterion #3: Predominance of Defective or Inadequate Street Layout: As noted above, it is
recommended to include the Ten Mile Road and Franklin Road rights -of- way within the
boundaries of the sub -district. As such, the improvements made to these facilities in recent
years appear adequate to serve the anticipated development. However, there are no streets in
place to serve the internal development of these relatively large parcels. Implementation of the
Specific Area Plan requires circulation throughout the planning area and since no streets
currently exist to serve the anticipated interior development, criterion #3 is met.
Criterion #4: Outmoded Street Patterns: This criterion is addressed in the same manner as the
previous one and since there is no interior circulation pattern in place, criterion #4 is met.
Criterion #5: Need for Correlation of Area with Other Areas of a Municipality by Streets; and
Modern Traffic Requirements: While the Ten Mile Interchange and the Ten Mile Road and
Franklin Road improvements provide good access to the area for the broader Meridian and
regional community, the internal circulation system is non-existent at this point in time. The
Specific Area Plan calls -out specific locations for access points into the sub -district so as to
coordinate access into adjacent properties and thus allowing future signalization enhancing
traffic safety in the area. While curb returns have been installed at specific locations, no means
of providing streets connecting to these access points is currently in place so criterion #5 is met.
Criterion #6: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness: The
parcels in the sub -district are of a size and configuration appropriate for the historic agricultural
use for which they have been deployed for several decades. However, as the City and region
have developed around these properties, the large lots in the sub -district are not properly
configured to accommodate the development pattern envisioned in the Specific Area Plan. A
more fine-grained and high-density development pattern is represented in the adopted Plan.
Also, as noted above, one of the lots in the northerly section of TM -i- has no access to a public
right-of-way. Therefore criterion #6 is met.
Criterion #7. Unsuitable Topography or Faulty Lot Layouts: While the topography of the sub-
district presents no difficulty for implementation of the Plan the lot layout as noted above is
inappropriate for the uses envisioned and one parcel is land -locked. Thus criterion # 7 is met.
Criterion #8: Insanitary or Unsafe Conditions: Again, given the current agricultural use
"insanitary and unsafe conditions" are not present. However, when considering the anticipated
development pattern, the sub -area is completely devoid of public water supply and distribution
facilities. No provision for required fire flows nor any provision of sanitary sewer or storm
drainage facilities adequate to the demand has been made. Therefore, criterion #8 is met.
Criterion #9: Diversity of Ownership: There are four parcels included in Sub -District TM -1.
All of these parcels are under the ownership of a single entity. Therefore, criterion # 9 is not
met.
Criterion #1o: Tax or Special Assessment Delinquency: According to Ada County Assessor
records, no delinquencies exist. Therefore, criterion #10 is not met
Criterion #11: Defective or unusual condition of title: The two smaller parcels in the northern
section of TM -1 appear to have been created by an informal "Lot split" and not through formal
subdivision. Therefore they do not represent a legal lot of record, but merely a separate parcel
for taxation purposes. While this is a legal process in the State of Idaho such tax parcels may not
comply with zoning and other site requirements. This can be viewed as an unusual condition of
title. Therefore, criterion #11 is met.
Criterion #12: Substantially Impairs or Arrests the Sound Growth of a Municipality: The State
of Idaho, the City of Meridian and the Ada County Highway District have made substantial
investment in the transportation and utility facilities serving this and the surrounding areas.
The City of Meridian has expressed its vision for this area in the creation and adoption of the
Ten Mile Interchange Specific Area Plan, but without the capacity to provide public
infrastructure, the Study Area will remain an under-utilized area in the midst of the fastest
growing area in the State of Idaho. Criterion #12 is met.
Criterion #13: Conditions Which Retard Development of the Area: See discussion of Criterion
#12 above. Criterion #13 is met.
Criterion #14: Results in Economic Underdevelopment of the Area: See discussion of Criterion
#12 above. Criterion #14 is met.
Findings: Sub -District TM -1: Conditions exist within the sub -district to allow the Board of
Commissioners of the Meridian Development Corporation and the Meridian City Council to determine
that the area is eligible for urban renewal activities as prescribed in State Law.
Analysis: Sub -District TM -2
Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures; and Deterioration of Site: Sub -District TM -2 consists of approximately 118 acres of
undeveloped farmland. The entire acreage is used for agricultural purposes with no structures
present on the properties. Therefore, criterion #1 is not met.
Criterion #2: Age or Obsolescence: Again, no structures are present on the property and the
only infrastructure serving the property is the recently improved Ten Mile Road which meets
current standards. The Kennedy Lateral serves the current agricultural uses, but the open
nature of the facility is not compatible with the development pattern envisioned in the Specific
Area Plan and thus can be considered obsolete. Therefore, criterion #2 is met.
Criterion #3: Predominance of Defective or Inadequate Street Layout: The only street serving
this sub -district is Ten Mile Road which fronts the westerly edge of the sub -district. An
unimproved right-of-way exists in the Southwest corner of the Sub -district This dedicated right-
of-way extending into the property in a curvilinear fashion is viewed by the property owner as
inadequate both in terms of width and alignment to support development plans for the property.
No mechanism is in place to install required infrastructure. Effective development of the 118
acres requires public street access to the full extent of the property. Such street network does
not exist at this time. Therefore, criterion # 3 is met.
Criterion #4: Outmoded Street Patterns: This criterion is addressed in the same manner as the
previous one and since there is no interior circulation pattern in place, criterion #4 is met.
Criterion #5: Need for Correlation of Area with Other Areas of a Municipality by Streets; and
Modern Traffic Requirements: While the Ten Mile Interchange and the Ten Mile Road and
Franklin Road improvements provide good access to the area for the broader Meridian and
regional community, the internal circulation system is non-existent at this point in time. The
Specific Area Plan calls out specific locations for access points into the sub -district so as to
coordinate access into adjacent properties and thus allowing future signalization enhancing
traffic safety in the area. While curb returns have been installed at specific locations, no means
of providing streets connecting to these access points is currently in place. The right-of—way
extending into the property is viewed as inadequate by the property owner. Therefore, criterion
#5 is met.
Criterion #6: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness: The
parcels in the sub -district are of a size and configuration appropriate for the historic agricultural
use for which they have been deployed for several decades. However, as the City and region has
developed around these properties, the large lots in the sub -district are not properly configured
to accommodate the development pattern envisioned in the Specific Area Plan. A more fine-
grained and high-density development pattern is represented in the adopted Plan. One land-
locked lot has no access to public right-of-way. Therefore, criterion #6 is met.
Criterion #7. Unsuitable Topography or Faulty Lot Layouts: A low area at the southeast corner
of the largest parcel acts as an informal drainage basin, receiving run-off from adjacent
residential properties. The topography of the rest of the sub -district presents no difficulty for
implementation of the Specific Area Plan. The lot layout as noted above is inappropriate for the
uses envisioned. Again, one lot has no access to a public street. Thus, criterion # 7 is met.
Criterion #8: Insanitary or Unsafe Conditions: Again, given the current agricultural use
"insanitary and unsafe conditions" are not present. However, when considering the anticipated
development pattern, the sub -district is completely devoid of public water supply and
distribution facilities. No provision for required fire flows nor any provision of sanitary sewer or
storm drainage facilities adequate to the demand has been made. The open configuration of the
Kennedy Lateral would create an unsafe condition under the development pattern envisioned in
the Specific Area Plan. Therefore, criterion #8 is met.
Criterion #9: Diversity of Ownership: There are three parcels included in Sub -District TM -2.
All of these parcels are under the ownership of a single entity. Therefore, criterion # 9 is not
met.
Criterion #1o: Tax or Special Assessment Delinquency: According to Ada County Assessor
records, no delinquencies exist. Therefore, criterion #10 is not met.
Criterion #11: Defective or unusual condition of title: No defective or unusual conditions of title
exist. Therefore, criterion #11 is not met.
Criterion #12: Substantially Impairs or Arrests the Sound Growth of a Municipality: The State
of Idaho, the City of Meridian and the Ada County Highway District have made substantial
investment in the transportation and utility facilities serving this and the surrounding areas.
City of Meridian has expressed its vision for this area in the creation and adoption of the Ten
Mile Interchange Specific Area Plan, but without the capacity to provide public infrastructure,
the Study Area will remain and under-utilized area in the midst of the fastest growing areas in
the State of Idaho. Criterion #12 is met.
Criterion #13: Conditions Which Retard Development of the Area: See discussion of Criterion
#12 above. Criterion #13 is met.
Criterion #14: Results in Economic Underdevelopment of the Area: See discussion of Criterion
#12 above. Criterion #14 is met.
Findings: Sub -District TM -2: Conditions exist within the sub -district to allow the Board of
Commissioners of the Meridian Development Corporation and the Meridian City Council to
determine that the area is eligible for urban renewal activities as prescribed in State Law.
Analysis: Sub -District TM -3
Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures; and Deterioration of Site: As with the other sub -districts previously reviewed, the
properties included within Sub -District TM -3 have been dedicated to agricultural pursuits for
many decades. Structures, both residences and outbuildings were developed on the properties
fronting on West Franklin Road to support that use. The Ada County Assessor recognizes four
residential structures and several outbuildings in this sub -district, all of which reflect
improvement values less than the values assigned to the parcels on which they are located.
These residences reflect values ranging from 28% to 8o% of the land value. This situation
suggests a deteriorating condition of the improvements. While the condition of many of the
structures remains serviceable for their historic use, the higher intensity uses envisioned in the
Specific Area Plan are incompatible with the older buildings. Therefore, criterion #1 is met.
Criterion #2: Age or Obsolescence: The County Assessor recognizes four residential structures
in the sub -district two of which approach loo years of age and one being 85 years old. The other
dwelling was constructed in 1980. A variety of out buildings exist on the properties. The age of
the majority of the buildings suggests that the structures on the properties are functionally
obsolete. It is most likely that implementation of the City's plans for the area will require
demolition or relocation of most of the structures currently in place.
Another infrastructure element located in the sub -district is the Ten Mile Drainage facility. It is
an open ditch that traverses the sub -district actually separating the southerly lot from those
fronting on Franklin Road and thus creating a relatively large parcel with no public access.
The ditch may be adequate for the current use of the property, but the higher density uses
envisioned in the planning documents render this facility obsolete in the more urban context
that has evolved around this property.
Finally, the property is served by an irrigation lateral (Vaughan Lateral) that runs along the east
boundary of the sub -district then traverses the area in an east -west configuration before
returning to the north boundary at Franklin Road. As long as the properties remain in
agricultural use the open facility functions adequately. However, as the development on the
properties intensifies, the open nature of the lateral will present a potentially hazardous
condition and therefore would be rendered obsolete. The lateral has been piped along the
easterly boundary of TM -3 suggesting that a similar treatment of the east -west section will be
required as a condition of development at some time in the future. Therefore, criterion #2 is
met.
Criterion #3: Predominance of Defective or Inadequate Street Layout: West Franklin Road
has been improved to full urban standards across the northerly frontage of this sub -district. An
unimproved private roadway provides the only access to the interior part of the sub -district. To
fully respond to the vision expressed in the Specific Area Plan, a more robust system of public
streets will be required. The southerly lot has no access to a public street. Since those streets do
not exist at this time, criterion #3 is met.
Criterion #4: Outmoded Street Patterns: This criterion is addressed in the same manner as the
previous one and since there is no interior circulation pattern in place, criterion #4 is met.
Criterion #5: Need for Correlation of Area with Other Areas of a Municipality by Streets; and
Modern Traffic Requirements: While the Ten Mile Interchange and the Ten Mile Road and
Franklin Road improvements provide good access to the area for the broader Meridian and
regional community, the internal circulation system is non-existent at this point in time. The
Plan called out specific locations for access points into the sub -district so as to coordinate access
into adjacent properties and thus allowing future signalization enhancing traffic safety in the
area. While curb returns have been installed at specific locations, no means of providing streets
connecting to these access points is currently in place so criterion #5 is met.
Criterion #6: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness: The
parcels in the sub -district are of a size and configuration appropriate for the historic agricultural
use for which they have been deployed for several decades. Three parcels fronting West
Franklin Road have been divided off from the original property but even these lots range from
approximately one acre to 2.2 acres making them ill-suited for the type of development
envisioned in the adopted plans. A more fine-grained and high-density development pattern is
represented in the adopted Plan. The largest lot in TM -3 (20.13 acres) has no public access.
Therefore, criterion #6 is met.
Criterion #7: Unsuitable Topography or Faulty Lot Layouts: While the topography of the sub-
district presents no difficulty for implementation of the Specific Area Plan the lot layout as noted
above is inappropriate for the uses envisioned. The largest lot has no access to a public right-of-
way. Thus, criterion # 7 is met.
Criterion #8: Insanitary or Unsafe Conditions: While public water and sewer facilities are
available to the site in the recently improved Franklin Road, City policy precludes providing
utility service to properties outside the city limits. Therefore the existing residences located in
Sub -District TM -3 do not currently have access to public water and sewer service. This
condition will be rectified if the current annexation petition ultimately results in their inclusion
within the city limits.
The property is served by an open irrigation channel (Vaughan Lateral). That portion of the
Lateral running along the east property line of Sub -District TM -3 has recently been piped. The
portion traversing the area in an east -west direction remains open and unprotected creating a
potentially hazardous condition as activities intensify in the area. Criterion #8 is met.
Criterion #9: Diversity of Ownership: The 62.485 acres included within Sub -District TM -3 are
held under three separate ownerships: (Brighton, Kostka / Calnon and Bainbridge) with the
majority (53 acres) being controlled by Kostka / Calnon. A large number of small parcels with
diverse ownerships make reinvestment difficult. However, the properties located here are
relatively large and one can expect three sophisticated property owners to work together.
Therefore, it is determined that criterion#9 is not met.
Criterion #so: Tax or Special Assessment Delinquency: According to Ada County Assessor
records, no delinquencies exist. Therefore, criterion #10 is not met.
Criterion #11: Defective or unusual condition of title: The two smaller parcels at the westerly
end of TM -3 appear to have been created by an informal "Lot split" and not through formal
subdivision. Therefore they do not represent a legal lot of record, but merely a separate parcel
for taxation purposes. The larger 20 acre parcel appears to be created in a similar manner.
While this is a legal process in the State of Idaho such tax parcels may not comply with zoning
and other site requirements. This can be viewed as an unusual condition of title. Therefore,
criterion #11 is met.
Criterion #12: Substantially Impairs or Arrests the Sound Growth of a Municipality: The State
of Idaho, the City of Meridian and the Ada County Highway District have made substantial
investment in the transportation and utility facilities serving this and the surrounding areas.
City of Meridian has expressed its vision for this area in the creation and adoption of the Ten
Mile Interchange Specific Area Plan, but without the capacity to provide public infrastructure,
the Study Area will remain and under-utilized area in the midst of the fastest growing areas in
the State of Idaho. Criterion #12 is met.
Criterion #13: Conditions Which Retard Development of the Area: See discussion of Criterion
#12 above. Criterion #13 is met.
Criterion #14: Results in Economic Underdevelopment of the Area: See discussion of Criterion
#12 above. Criterion #14 is met.
Findings: Sub -District TM -3: Conditions exist within the sub -district to allow the Board of
Commissioners of the Meridian Development Corporation and the Meridian City Council to determine
that the area is eligible for urban renewal activities as prescribed in State Law.
While the entire area of Sub -District TM -3 currently remains in unincorporated Ada County a petition for
annexation to the City of Meridian has been filed for the Brighton and Kostka / Calnon properties.
Should that annexation become effective prior to the creation of an f urban renewal district in this area, the
inclusion of these parcels could occur without hindrance.
The Bainbridge parcels were not included in the annexation petition. And while statute allows for
inclusion of unincorporated areas in an urban renewal district created by a city in Idaho, that can only be
accomplished by way of an intergovernmental agreement between the city and the county permitting such
inclusion. This option would create complexity and potential delay, especially if any opposition surfaces.
We are unaware of any interest of this ownership to be included.
Analvsis: Sub -District TM -
Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures; and Deterioration of Site: The properties located within this sub -district have no
structures on them; therefore, criterion #1 is not met.
Criterion #2: Age or Obsolescence: Again, given the fact that no structures exist on the
properties, age and obsolescence are not an issue. The irrigation lateral, previously existing in
an open -ditch condition has been enclosed in a piped system. Therefore, criterion #2 is not met.
Criterion #3: Predominance of Defective or Inadequate Street Layout: While the property
fronts on a street improved to full urban standards, no internal circulation is currently in place.
However, this sub -district is relatively small and current plans call for the property to be served
by private streets. Given that this development is planned in isolation from the surrounding
properties and the relatively small traffic demand anticipated, the private streets should be
adequate. Therefore, criterion #3 is not met.
Criterion #4: Outmoded Street Patterns: The analysis for this criterion is essentially the same
as for criterion #3 and thus, criterion #4 is not met.
Criterion #5: Need for Correlation of Area with Other Areas of a Municipality by Streets; and
Modern Traffic Requirements: Again, Sub -District TM -4 is relatively small (9.425 acres) and
the proposed development does not negatively impact development potential around it. The
Ten Mile Interchange Specific Area Plan that covers this property does not call for street
extensions through this area. Therefore, criterion #5 is not met.
Criterion #6: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness: The
property within this sub -district has recently been divided to accommodate a specific
development scheme; therefore the lot layout is appropriate for the anticipated uses. Criterion
#6 is not met.
Criterion #7: Unsuitable Topography or Faulty Lot Layouts: As noted above, the lot
configuration is suitable for the proposed development having recently been divided and the site
is relatively flat allowing services to be extended. Therefore, criterion #7 is not met.
Criterion #8: Insanitary or Unsafe Conditions: No insanitary conditions exist on the site and
public sewers will be extended throughout the property with the proposed development. The
Vaughan Lateral has been piped thereby eliminating that potentially unsafe condition. Criterion
#8 is not met.
Criterion #9: Diversity of Ownership: The entire sub -district is under one ownership; therefore
Criterion #9 is not met.
Criterion #1o: Tax or Special Assessment Delinquency: According to Ada County Assessor
records, no delinquencies exist. Therefore, criterion #10 is not met
Criterion #11: Defective or unusual condition of title: No defective or unusual conditions of title
exist. Therefore, criterion #11 is not met.
Criterion #12: Substantially Impairs or Arrests the Sound Growth of a Municipality: The State
of Idaho, the City of Meridian and the Ada County Highway District have made substantial
investment in the transportation and utility facilities serving this and the surrounding areas.
City of Meridian has expressed its vision for this area in the creation and adoption of the Ten
Mile Interchange Specific Area Plan. The proposed development is consistent with the Plan.
The relatively small area and isolation from the rest of the Specific Area Plan properties suggest
no substantial impact on the development of nearby areas or the community as a whole. The
sub -district is separated from the other in -city sub -districts by the unincorporated areas
included in Sub -District TM -3. Criterion #12 is not met.
Criterion #13: Conditions Which Retard Development of the Area: See discussion of Criterion
#12 above. Criterion #13 is not met.
Criterion #14: Results in Economic Underdevelopment of the Area: See discussion of Criterion
#12 above. Criterion #14 is not met.
Findings: Sub -District TM -4: Conditions do not exist within the sub -district to allow the Board of
Commissioners of the Meridian Development Corporation and the Meridian City Council to determine
that the area is eligible for urban renewal activities as prescribed in State Law. Should the Agency and
City Council want to bring urban renewal tools to assist in the development of this sub -district, appending
it to Sub -District TM -3 may be a better option than a stand-alone, geographically isolated district.
Consolidated Sub -District Analysis: Having reviewed the existing conditions in the four
sub -districts separately, the Study Area as a whole will be evaluated. Conditions exist in Sub -
Districts TM -1, TM -2 and TM -3 that warrant a finding that these areas may be included in an
urban renewal district. Sub -District TM -4, in a stand-alone condition, would prove difficult to
justify. However, it could legitimately be included in a larger district, associated with an area or
areas where the conditions/findings were met.
A significant issue in determining what areas to include is the timing of potential development.
Recent amendments to the Urban Renewal Law and Economic Development Act have limited
the maximum life of a district to 20 years. The longer development is delayed after creation of
an urban renewal district, the fewer years of incremental revenue are thus available to support
required infrastructure investments. Should the City Council direct the creation of an urban
renewal plan in this area, one of the required elements of that Plan is a financial feasibility
analysis. In that analysis, one will need to consider the cost of installation of public facilities
against the anticipated revenue produced by the private, taxable investment. This suggests that
a district wherein development in not foreseen in the very near future may prove financially
infeasible.
Another significant factor is the type of development anticipated in the area under
consideration. Of particular concern is the proportion of owner -occupied residential properties.
These uses enjoy a substantial property tax exemption prescribed by State Law, thereby
reducing the revenue yield needed to support infrastructure investment. Such residential uses
need properties carrying their full tax burden to supplement their limited yields.
CONCLUSION:
Based upon the data and the conditions that exist within the Study Area as noted above, the
Meridian Development Corporation Board and Meridian City Council may determine that Sub-
Districts TM -1, TM -2 and TM -3 are eligible for the establishment of an urban renewal district
and could be combined into a single urban renewal district. Sub -District TM -4 appears ineligible
as a stand-alone district but could be included in a larger district. A variety of configurations are
available at the discretion of the City Council.
lo% Analysis: In addition to the findings reported above, verification that the assessed
value of the proposed Study Area is within the statutory limits is needed. As noted above, State
Law limits the percentage of assessed value that can be included in urban renewal / revenue
allocation districts to 1o% of the total valuation of the City. According to Ada County Assessor
records, the most recent total certified value for the City of Meridian is $ 8,890,841,600. This
number does not reflect exemptions. Therefore taking a more conservative approach, the net
taxable value for this calculation is used. That number is $6,848,682,967. As shown in the
analysis in Table 1 the current taxable value of the entire Study Area after the agricultural
exemptions are lifted is estimated to be $39,539,125• This value then must be added to the Base
Assessed Value of the Downtown Meridian Urban Renewal District to test for the 1o%
limitation. The Base Assessed Value of the Downtown District established at the time of its
creation, is $146,334,050. The analysis for these purposes in presented in Table 2, below. The
combined amounts are well below the statutory limit. Reducing the area to be included in the
new district would reduce the percentage.
Table 2
Statutory io % Limitation Analysis
Area
Taxable Value
Percentage
Total City
$6,848,682,967
100%
• Proposed Ten Mile URA
$ 39,539,125
(0.58%)
Downtown Meridian URA Base Value
$146,334,050
2.14%
Proposed Ten Mile URA
$ 39,539,125
0.58%
Total UR Base Assessed Value Percentage
$185,873,175
2.714%
The effect of creating this district on the capacity of the City and MDC to consider future
districts should they choose to do so is also explored. The table below shows that even if a new
district similar to the Ten Mile URD were to be established, approximately 7.66% of the citywide
taxable value would remain uncommitted.
Remaining Urban Renewal Capacity
• Maximum 1o% Limitation
$684,868,297
10%
• Downtown Meridian URA
$146,334,779
(2.14%)
• Proposed Ten Mile URA
$ 39,539,125
(0.58%)
Available AV within limitation
$498,994,393
7.286%
Images: Sub -District #1
Images: Sub -District #2
Images: Sub -District #3
Images: Sub -District #4
Attachment 7
Agricultural Consent Forms