17-2052 CDBG Redevelopment Report and Area DesignationCITY OF MERIDIAN RESOLUTION NO. 17 — �L D J
BY THE CITY COUNCIL: BIRD, BORTON, CAVENER, MILAM,
LITTLE ROBERTS, PALMER
A RESOLUTION APPROVING SUBMISSION AND ADOPTION OF THE CITY OF
MERIDIAN REDEVELOPMENT REPORT AND REDEVELOPMENT AREA
DESIGNATION TO THE UNITED STATES DEPARTMENT OF HOUSING AND URBAN
DEVELOPMENT; AUTHORIZING THE MAYOR AND CITY CLERK TO EXECUTE
AND ATTEST THE SAME ON BEHALF OF THE CITY OF MERIDIAN; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, any federal Community Development Block Grant ("CDBG") entitlement
program can utilize the federal program's national objective focused on eradicated slum and blight
in the entitlement community; and
WHEREAS, the United States Department of Housing and Urban Development ("HUD")
requires any entitlement community to assess, define, and designate a particular geographic area in
the given community as experiencing conditions indicating or precluding slum and blight in order
to fund projects based on that slum and blight national objective; and
WHEREAS, HUD requires that the use of CDBG funds and other funding sources in such
areas requires that such areas be assessed and formally designated as "redevelopment areas" in
order to prevent or eliminate the physical decline of an area and create a safe, healthy, and pleasing
environment for resident, the business community, adjacent neighborhoods, and its residents and
Meridian residents at -large, as well as persons visiting the area; and
WHEREAS, HUD requires any such assessment and designation be performed and
approved in accordance with local and state code defining the characteristics of a redevelopment
area; and
WHEREAS, HUD requires any such plan and redevelopment area designation be formally
approved by local government officials and submitted to HUD for final approval and acceptance of
the redevelopment area designation and allowance to fund projects under the slum and blight
national objective; and
WHEREAS, the City of Meridian has not ever officially planned, designated, or submitted
a redevelopment report or area plan within City's geography; and
WHEREAS, the City has completed the Meridian, Idaho Redevelopment Report: A
Housing and Urban Development Slum & Blight Assessment ("Redevelopment Area Report"),
defining and designating a redevelopment area in Meridian for approval, designation, and
submission to HUD; and
WHEREAS, the real property and improvements situated within the specified mapped
areas (as defined in the Redevelopment Area Report) of the City of Meridian, Idaho are in need of
economic development, rehabilitation of deteriorated property, and the improvement of and/or new
construction of infrastructure.
RESOLUTION ADOPTING CDBG DOCUMENTS —Page I OF 2
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF MERIDIAN, IDAHO:
Section 1. That the Redevelopment Area Report, as attached hereto, be, and the same
hereby are, adopted as to both form and content.
Section 2. That the real property and improvements situated in the specified mapped areas
of the City of Meridian (as defined in the Redevelopment Area Report) are hereby designated a
"redevelopment area" in accordance with 24 CFR 570.208(b).
Section 3. That the Mayor and the City Cleric be, and they hereby are, authorized to
respectively execute and attend the certifying documents for the Redevelopment Area Report.
Section 4. That this Resolution shall be in full force and effect immediately upon its
adoption and approval.
_ ADOPTED by the City Council of City of Meridian, Idaho this AR day of
ON()C ff Y , 2018.
APPROVED by the Mayor of the City of Meridian, Idaho, this day of
Cv✓UG�'p , 2018.
APPROVED:
ATTEST:
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RESOLUTION ADOPTING CDBG DOCUMENTS —Page 2 OF 2
REDEVELOPMENT REPORT
A Housing And Urban Development Slum & Blight Assessment
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TABLE OF CONTENTS
Executive Summary ....................................................................................................................................... 1
Introduction .................................................................................................................................................. 2
Methodology ................................................................................................................................................. 3
Findings ........................................................................................................................................................ 8
Recommendations ...................................................................................................................................... 13
LIST OF FIGURES
1 – Study Area ............................................................................................................................................... 1
2 – Slum and Blight Rating Scale ................................................................................................................... 6
3 – Condition Assessment Results ............................................................................................................... 7
4 – Contributing Factor (Sidewalks) ............................................................................................................. 9
5 – Contributing Factor (Facades) .............................................................................................................. 10
6 – Contributing Factor (Landscaping) ....................................................................................................... 11
TABLES
1 – Improvement Projects .......................................................................................................................... 14
2 – Slum and Blight Projects and Inventory Tracking ................................................................................. 15
APPENDICES
A – Local Slum and Blight (Substandard) Criteria
B – Blank Inventory Form
C – Inventory Information Spreadsheet
D – Map Book & Inventory Forms
E – Resolutions
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ACKNOWLEDGEMENTS
COMMITTEE MEMBERS
Ashley Squyres, Meridian Development Corp. Administrator
Brenda Sherwood, Economic Development Coordinator
Brian McClure, Associate City Planner
Caleb Hood, AICP, Planning Division Manager
Chris Pope, Meridian CDBG Administrator
Hillary Bodnar, Commissions and Committees Specialist
Karen Wooddell, Accountant
Keith Watts, Purchasing Manager
CONSULTANT
Lisa Bachman, AICP, PCED, Project Manager/Planner
Travis Jeffers, Planner
Addison Coffelt, Planning Technician
Ryan Cosby, GISP, Mapping Specialist
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EXECUTIVE SUMMARY
In the spring of 2017, the City of Meridian initiated a slum and blight inventory assessment of
several properties within the downtown area. The purpose of this assessment is to evaluate whether
the study area, or redevelopment area, shown in Figure 1, displays “Slum and Blight” conditions as
defined by the U.S. Department of Housing and Urban Development (HUD); Idaho State Code Title 50,
Chapter 20, Section 50-2009; Idaho State Code Title 50, Chapter 29, Section 8; and further defined at the
local level through this study process. If 25% or more properties within the redevelopment area meet
the criteria for slum and blight, the City of Meridian would attain the opportunity to utilize Community
Development Block Grant (CDBG) entitlement funds to prevent or eliminate slum and blight conditions
within the redevelopment area. After collecting all pertinent data, photos and performing onsite field
inspections, the overall assessment of the area concluded that 78 of the 212 (36.79%) properties
evaluated fell within the fair to poor rating category.
FIGURE 1: STUDY AREA
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Slum and Blight Criteria and Qualifications
In order to meet the criteria for slum and blight under HUD’s definition, the “designated area” which
the activity occurs must meet the definition of slum, blighted, deteriorated or deteriorating area under
state or local law. The area must meet either one of two principle conditions:
1. Public Improvements throughout the area are in a general state of deterioration; or
2. At least 25% of the properties throughout the area must exhibit one or more of the following:
Physical deterioration of buildings/improvements
Abandonment of properties
Chronic high occupancy turnover rates or chronic high vacancy rates in commercial or
industrial buildings
Significant declines in property values or abnormally low property values relative to
other areas in the community; or
Known or suspected environmental contamination
Based on field inspections, photos, and documentation collected, the redevelopment area shown in
Figure 1 meets the HUD definition for slum and blight. The assessment concludes that more than 25%
(36.79%) of the properties inventoried exhibit at least one of the above principle conditions, are in
either fair or poor condition, display a general state of deterioration, and thus satisfy the state and local
criteria for slum and blight.
INTRODUCTION
Established in 1893, the City of Meridian was once known for its farming and dairy presence
throughout the state. As the fastest-growing city in Idaho, Meridian’s population has increased by 81.5%
since 2000 (U.S. Census Bureau). The City’s
agricultural history is remembered and
celebrated during the Meridian Dairy Days
annual event. The interurban railway was
developed in 1908 as a means to ship dairy and
fruit, and to provide convenient transportation
for residents. Meridian, positioned around the
railway, has since become the “Center of the
Treasure Valley” and central hub for commercial
and retail development in southwest Idaho.
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The City of Meridian, now home to an estimated 98,300 people [Community Planning Association of
Southwest Idaho (COMPASS)], receives an annual CDBG distribution from HUD as an entitlement city.
CDBG resources help fund various activities including the prevention or elimination of slum and blight.
The section of downtown Meridian identified in Figure 1 was selected as the area to evaluate for slum
and blight conditions. There is a mixture of commercial, industrial and residential properties throughout
the study area. Some of the City’s oldest structures are located within the slum and blight study area .
The historic and community-recognized properties throughout the study area demonstrate a place of
historical importance, as well as an area going through transition. A combination of age, lack of newer
development, competing outer growth and
declining infrastructure contribute to the visible
deterioration displayed throughout the study
area. The slum and blight designation in this area
would provide the opportunity to utilize CDBG
entitlement funds to prevent or eliminate slum
and blight conditions within the redevelopment
area.
METHODOLOGY
The methodology to conduct this assessment was developed through a collaborative effort among
City of Meridian staff and consultants that made up the overall project committee.
State and Local Slum and Blight (Substandard) Criteria
A definition of “substandard area” was developed by the committee based upon criteria defined by
HUD, Idaho State Code 50-2903 (8) (b), and Meridian City Code, as well as a review of studies performed
by neighboring cities.
The qualifying factors per state and local definition include:
The existence of buildings and structures, or any part thereof, used or intended to be used for
residential, commercial, industrial or other purposes, or any combination of those uses, which is
conducive to ill health or endangers life by any cause.
The existence of inadequate infrastructure, public facilities, open spaces lacking accessibility or
usefulness; streetscape and faulty lot layouts which contribute to the economic
underdevelopment and deterioration of the area.
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The economic underutilization of property resulting from inadequate planning, zoning or
building code enforcement, such as obsolete platting, deterioration of structures or
improvements, and diversity of ownership impairing sound growth of the surrounding
community.
Continued depreciation and disinvestment to such an extent that the continued deterioration of
the area negatively impacts the social and economic infrastructure of surrounding
neighborhoods.
A loss of investment, population and utilization of an area, resulting in continued deterioration
and added costs to the taxpayer for the creation of new public facilities, infrastructure and
services elsewhere.
A state in which, by any reason, property is disadvantaged in the ability to attract private
investment causing hindrance on the continued growth of the community.
A document containing the Local Slum and Blight (Substandard) Criteria is included in Appendix A.
Study Area
In order to define the study area, core areas of concern were first identified by the committee. The
study area focused primarily on downtown properties located outside of existing low-to-moderate (LMI)
areas. Furthermore, natural features and barriers including principal arterial roadways (Meridian Road,
Pine Avenue and Franklin Road) and the rail corridor further distinguished the study area. A thorough
assessment of existing conditions (i.e. sidewalk gaps, capital improvement projects, etc.) and a review of
qualified LMI boundaries, the committee established the study area shown in Figure 1. In total, the
study area encompasses 141.92 acres and approximately 280 individual parcels including a mix of
residential, commercial, industrial and vacant properties.
The boundaries of a study (Slum and Blighted) area were determined by the domination of
properties exhibiting neglect, abuse, or misuse. An area is presumed to be “dominated” by properties
exhibiting these contributing factors if [no less than 50% of the properties within the area exhibit two or
more of the eight conditions listed below OR no less than 25% of properties within the area exhibit
three or more of the eight conditions listed below]. Conditions indicating neglect, abuse and/or misuse
of property include, but are not strictly limited to, the above criteria as well as those factors noted in
Appendix A.
Meridian’s downtown district satisfies the state criterion through a combination of deteriorated or
deteriorating structures, predominance of defective or inadequate street layout, accessibility and usefulness
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and the existence of conditions which endanger life or property by fire and other causes resulting in the
economic underdevelopment of the area substantially impairing the sound growth of the City of Meridian
and retarding the provision of housing accommodations, and which constitutes an economic liability.
Additionally, the area meets both of the conditions below (see Findings on Page 7 for detailed information):
Public improvements throughout the area are in a general state of deterioration; and by having at least 25%
of the properties throughout the area exhibit one of more of the following:
Physical deterioration of buildings/improvements;
Abandonment of properties;
Chronic high occupancy turnover rates or chronic high vacancy rates in commercial or industrial
buildings;
Significant declines in property values or abnormally low property values relative to other areas in
the community; or
Known or suspected environmental contamination.
Or
The public improvements throughout the area are in general state of deterioration.
Field Inventory
Once the definition of a substandard area was established and the study area identified, a slum and
blight inventory form was developed. The inventory form captures the established local slum and blight
criteria by separating each contributing factor individually. Data collected using the inventory form
included: parcel number, property address, land use description, building age/year built, and property
characteristics contributing to slum and blight conditions. An unmarked inventory form is included in
Appendix B for reference. An Inventory Information Spreadsheet (Appendix C) was then developed to
input field data from the inventory forms to provide both a historical point of reference for the City, and
to produce a visual map of the data utilizing Geographic Information System (GIS).
Field work commenced once the study area, local slum and blight criteria, inventory form, and
inventory information spreadsheet were collaboratively established and finalized by the committee.
Within the study area, 21 properties are owned/used for public purposes, including the City of Meridian,
Ada County Highway District (ACHD), Idaho Power and Nampa Meridian Irrigation District, etc. These
properties were excluded from the in-field study, but were factored into the overall slum and blight
study area percentage (see Figure 3). Property photos were taken to capture each contributing factor
documented at each property within the redevelopment boundary. The pictures were then linked to the
inventory forms digitally for reference and all information collected from each property was added to
the inventory information spreadsheet and uniquely identified by parcel number and physical address.
Based upon the data collected, each property was then determined to be in excellent, good, fair, or poor
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condition. A numeric rating system was established to delineate the overall rating for each property. The
scale shown in Figure 2 was used.
FIGURE 2 – SLUM AND BLIGHT RATING SCALE
Properties falling within the fair or poor rating scale qualify for slum and blight, per local definition.
Figure 3 shows the condition assessment results. Appendix D includes a map book reflecting parcel
numbers and conditions, along with completed inventory forms. A web-based GIS map file with clickable
links containing inventory data can be accessed here: http://arcg.is/0e0Lfy
The City’s Planning Division Manager, Caleb Hood, who has code interpretation authority oversaw,
conducted, and certified all inventory assessments for each property reviewed in this study.
Overall Rating
Excellent
Good
Fair
Poor
No. of Contributing Factors
(Per Local Substandard Criteria Established)
0-1
2-3
4-5
6 or more
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FIGURE 3 – CONDITION ASSESSMENT RESULTS
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FINDINGS
The results of the assessment demonstrate that 36.79% of the properties evaluated meet the City’s
slum and blight, or “substandard” criteria. HUD defines a redevelopment area by economic
underdevelopment, deterioration of property, inadequate, unimproved and underperforming
infrastructure, amenities and facilities, or any combination of these contributing factors that could be
detrimental to the public’s safety, health or welfare.
The local highway jurisdiction, ACHD, maintains roughly 4.6 miles of paved roadway including local,
collector, and arterial roadways within the study area. In addition to the roadway, an estimated 23,945
linear feet of existing sidewalks and an additional 10,246 linear feet of sidewalk gaps exist within the
redevelopment area.
A total of 212 slum and blight inventory forms and several supporting pictures were documented
on-site through a collaborative effort between consultants and City of Meridian staff. Approximately 48
parcels were not assigned individual inventory forms but were instead combined with other adjacent
properties due to their related ownership status and/or existing land use.
Using the rating system outlined herein, properties exhibiting four or more slum and blight
characteristics rated either fair or poor and were considered eligible for slum and blight designation. The
overall assessment of the area demonstrates that 78 of the 212 (36.79%) properties evaluated fall
within the fair to poor rating category.
Contributing Factor Results
The top three leading factors that contribute to the slum and blight conditions within the study area
include:
1. Contributing Factor 5B (Sidewalks) – Damaged or Missing Sidewalk, 94 Properties. See Figure 4.
2. Contributing Factor 3A (Facades) – Facades Characterized by Cracks, Holes, Peeling and/or
Discoloration, 88 Properties. See Figure 5.
3. Contributing Factor 5F (Landscaping) – Neglected Landscaping, 60 Properties. See Figure 6.
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FIGURE 4 – CONTRIBUTING FACTOR (SIDEWALKS)
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FIGURE 5 – CONTRIBUTING FACTOR (FACADES)
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FIGURE 6 – CONTRIBUTING FACTOR (LANDSCAPING)
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Conclusion
As shown in Figure 3, several properties along the north and south sides of the railroad corridor fall
in the fair or poor category. The railroad corridor is predominately utilized for industrial and commercial
purposes and makes up a significant share of land within the study area. Because of this, the rail corridor
has a strong aesthetic impact on downtown Meridian and its surrounding uses.
Throughout the area, inconsistent infrastructure exists including sidewalks, curb, lighting, parking,
landscaping, and roadway improvements. As shown in Figure 4, 1.94 miles of sidewalk gaps exist in the
study area, along with damaged, aged, cracked, up-rooted and non-compliant ADA (Americans with
Disabilities Act) public facilities present throughout.
Residential land uses occur throughout the study area, primarily concentrated south of the railroad
tracks and east of Meridian Road. While this area is clearly defined by its age and location, it also
provides great potential. Of the properties inspected, 57.5 percent had structures 50 years or older, five
of which are designated historic through the National Register of Historic Places (NRHP). Several of the
structures contribute to the slum and blight of the area because of their age, but also due to sustained
deferred maintenance and inadequate surrounding infrastructure. Figure 5 shows that many of the
older properties have façade-related contributing factors. Figure 6 shows properties with neglected
landscaping/property. The examples below depict actual field photos of properties within the study area
that provide an illustration of the existing conditions within the residential neighborhoods.
The findings of this assessment establish a strong basis for defining the study area as a mix of older properties and
intermittent newer development that presents characteristics often associated with slum and blight.
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RECOMMENDATIONS
Improvement Projects
Improvement projects to address slum and blight conditions may include but are not limited to
sidewalks, ADA ramps, façade improvements, drainage facilities, curb, gutter, and other public
infrastructure. Improvements would typically be coordinated/addressed/funded by the Meridian
Development Corporation (MDC), Meridian Arts Commission (in some instances), COMPASS, ACHD,
Idaho Transportation Department (ITD) or other agencies. Private property owners may also be willing
to help address substandard conditions. Public-private partnerships could also be explored to address
slum and blight conditions.
FAÇADE PROGRAM
Façade improvement programs are a good way to encourage and promote private investment. The
MDC has an existing façade improvement program1 that could provide up to 50% in funding towards
eligible projects that provide a public purpose or benefit. The City of Meridian could apply CDBG funds
towards eligible projects if a viable opportunity arises, if funding levels permit, and as long as the project
falls within the slum and blight redevelopment boundary.
SIDEWALK IMPROVEMENTS
The City of Meridian, MDC and/or ACHD could allocate a certain amount of funding on an annual
basis to go towards sidewalk improvements. A funding request can be made to ACHD each year through
the annual project prioritization process. Funding requests can also be made to COMPASS through the
Communities in Motion (CIM) program, or ITD through the Transportation Alternatives Program (TAP).
1 MDC Façade Improvement Application link: http://www.meridiandevelopmentcorp.com/fy17-facade-
improvement-application
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PROJECT COORDINATION & COLLABORATION
Table 1 includes a list of known planned and future improvements within the study area and
identifies the possibility of leveraging CDBG funds to address slum and blight conditions.
Table 1 – Improvement Projects
Planned/
Possible Project
Location
Description Lead
Agency
In Study
Area
Expands
Beyond
Study
Area
In URA
Area
Possibility of
leveraging CDBG
funds
E 3rd St,
Franklin
Rd/Carlton St
Community Program: Construct
streetscape improvements, including curb,
gutter, sidewalk, and improved UPRR
crossing, from Franklin Rd to Carlton Ave.
ACHD X X X Yes, there are
documented sidewalk
gaps, façade issues,
and neglected
landscaping within the
project limits. See
Figures 4, 5 & 6.
Main St, Central
Dr/Fairview Ave
Micro-seal, pavement management project
scheduled for 2017 construction.
ACHD X X X Not likely, 2017
construction; does not
include any sidewalk
improvements.
Railroad
Corridor
through
downtown and
beyond
A proposed pathway is identified for future
development along the north side of the
railroad corridor.
City of
Meridian
X X X Possibly, there are
documented sidewalk
gaps, façade issues,
and neglected
landscaping within the
project limits. See
Figures 4, 5 & 6.
Main St, Pine
Ave/Carlton St
Historic lighting on both sides of Main
Street. Design of this phase of a larger
master lighting plan effort has recently
been completed. Funds have yet to be
officially allocated/budgeted for
construction. Additionally, there are façade
improvement applications in the works for
El Tenapa and Slyce properties within this
project area.
MDC X X X Possibly, façade
issues are
documented along
Main Street within the
project location.
Lighting and the
potential façade
projects noted in the
description would help
with aesthetics and
slum and blight
conditions in the area.
See Figure 5.
Pine Ave,
Meridian
Rd/Locust
Grove Rd
Roadway improvements, sewer, water and
irrigation improvements; historic lighting;
and landscaping.
ACHD,
City of
Meridian
& MDC
X X X Possibly, there are
documented sidewalk
gaps, façade issues,
and neglected
landscaping within the
project limits. See
Figures 4, 5 & 6.
703 & 713 N
Main St
Façade improvements: These projects are
slated for a new, four-story, mixed-use
development. These projects are slated for
a new, four-story, mixed-use development.
There is a Development Agreement in
place for the project. 703 N Main will begin
construction this summer (2017). 713 N
Main is Phase II and will likely occur in
2019.
MDC X X Yes, there are
documented façade
and neglected
landscaping issues
identified for these
properties. See
Figures 5 & 6.
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On-going Evaluation
Table 2 includes a summary of recommended action items, descriptions and timing associated with
slum and blight projects and inventory tracking.
Table 2 – Slum and Blight Projects and Inventory Tracking
Item Description Timing
Committee Meetings Conduct regular committee meetings to discuss project programming, funding
coordination, progress, etc.
Bi-Annually or
Annually
Project Tracking As projects are completed within the study area, update the Inventory Information
Spreadsheet and Inventory Forms for tracking and reporting purposes. Bi-Annually
Redevelopment Boundary As projects and requests/interest for improvements occur, re-evaluate the
redevelopment boundary for potential expansion. Once expanded, conduct inventory
field work of the properties within the expanded redevelopment area and update
Inventory Information Spreadsheet and GIS file to reflect the new redevelopment
boundary and inventory results.
Annually
Local Definition When and if the redevelopment boundary is expanded, re-evaluate the Local
Definition for Slum and Blight conditions, Blank Inventory Form and Inventory
Information Spreadsheet before conducting field work.
Annually
(minimum);
5 years
(maximum)
Inventory Form
Inventory Information
Spreadsheet
GIS File Update the GIS shape file to reflect new conditions as projects are completed. Annually
Redevelopment Report Update this Redevelopment Report when and if conditions change significantly
within the study area and/or when and if the redevelopment area is expanded. This
can be done in-house or with assistance from a consultant.
5 years
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APPENDICES
A – Local Slum and Blight (Substandard) Criteria
B – Blank Inventory Form
C – Inventory Information Spreadsheet
D – Map Book & Inventory Forms
E – Resolutions
APPENDIX A
Local Slum and Blight (Substandard) Criteria
APPENDIX B
Blank Inventory Form
APPENDIX C
Inventory Information Spreadsheet
APPENDIX D
Map Book & Inventory Forms
APPENDIX E
Resolutions
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM
33. E. Broadway Ave., Suite 102
Meridian, ID 83642
(208) 884-5533 Ext: 1572