Ordinance 20-1882 Updated with Summary and Exhibits
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
CITY OF MERIDIAN ORDINANCE NO.______20-1882________
BY THE CITY COUNCIL: BERNT, BORTON, CAVENER,
HOAGLUN, PERREAULT, STRADER
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MERIDIAN, APPROVING
THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL
PROJECT, WHICH PLAN INCLUDES REVENUE ALLOCATION FINANCING
PROVISIONS; AUTHORIZING THE CITY CLERK TO TRANSMIT A COPY OF THIS
ORDINANCE AND OTHER REQUIRED INFORMATION TO THE COUNTY,
AFFECTED TAXING ENTITIES, AND STATE OFFICIALS; PROVIDING
SEVERABILITY; APPROVING THE SUMMARY OF THE ORDINANCE; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Urban Renewal Agency of the City of Meridian, Idaho, also known as
Meridian Development Corporation (“MDC” or “Agency”) is an independent public body,
corporate and politic, an urban renewal agency created by and existing under the authority of and
pursuant to the Idaho Urban Renewal Law of 1965, Title 50, Chapter 20, Idaho Code, as amended
and supplemented (the “Law”) and the Local Economic Development Act, Chapter 29, Title 50,
Idaho Code, as amended (the “Act”);
WHEREAS, on October 8, 2002, the City Council (the “City Council”) of the City of
Meridian, Idaho (the “City”), after notice duly published conducted a public hearing on the
Meridian Revitalization Plan Urban Renewal Project, which is also referred to as the Downtown
District (the “Downtown District Plan”);
WHEREAS, following said public hearing, the City Council on December 3, 2002, adopted
Ordinance No. 02-987 approving the Downtown District Plan and making certain findings;
WHEREAS, on June 14, 2016, the City Council, after notice duly published, conducted a
public hearing on The Ten Mile Road Urban Renewal Plan (the “Ten Mile Plan”). The public
hearing was continued to June 21, 2016, for further testimony;
WHEREAS, following said public hearing, the City Council adopted its Ordinance No 16-
1695 on June 21, 2016, approving the Ten Mile Plan and making certain findings;
WHEREAS, the Downtown District Plan and the Ten Mile Plan and their project areas are
referred to as the Existing Project Areas;
WHEREAS, pursuant to Idaho Code§ 50-2008, an urban renewal project may not be
planned or initiated unless the local governing body has, by resolution, determined such area to
be a deteriorated area or deteriorating area, or combination thereof, and designated such area as
appropriate for an urban renewal project;
WHEREAS, an urban renewal plan shall (a) conform to the general plan for the
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
municipality as a whole, except as provided in§ 50-2008(g), Idaho Code; and (b) 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, zoning and planning changes, if any, land uses, maximum densities, building
requirements, and any method or methods of financing such plan, which methods may include
revenue allocation financing provisions;
WHEREAS, Idaho Code Section 50-2906, also requires that in order to adopt an urban
renewal plan containing a revenue allocation financing provision, the local governing body must
make a finding or determination that the area included in such plan is a deteriorated area or
deteriorating area;
WHEREAS, based on inquiries and information presented by certain interested parties and
property owners, the Agency commenced certain discussion concerning examination of an area as
appropriate for an urban renewal project;
WHEREAS, in 2019, Kushlan | Associates and SMR Development, LLC commenced an
eligibility study and preparation of an eligibility report for an area about 16 acres in size and located
within the boundaries of the Downtown District Plan. The area is generally east of Main Street,
south of Idaho Avenue, west of E. 3rd Street, and north of the Union Pacific Railroad right-of-way.
The eligibility study area is commonly referred to as the Union District area;
WHEREAS, MDC obtained the Union District Urban Renewal District Eligibility Report,
dated February 2020 (the "Report"), which examined the Union District Area for the purpose of
determining whether such area was a deteriorating area and/or a deteriorated area as defined by
Idaho Code Sections 50-2018(9) and 50-2903(8);;
WHEREAS, pursuant to Idaho Code§§ 50-2018(9) and 50-2903(8), which define a
deteriorating area and a deteriorated area, many of the conditions necessary to be present in such an
area are found in the Union District Area, i.e.,
a. the presence of a substantial number of deteriorated or deteriorating structures;
b. age or obsolescence;
b. predominance of defective or inadequate street layout;
c. faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
d. insanitary or unsafe conditions;
e. defective or unusual conditions of title; and
e. deterioration of site and other improvements;
WHEREAS, the effects of the listed conditions cited in the Report result in
economic underdevelopment of the area, substantially impairs or arrests the sound growth of a
municipality, constitutes an economic or social liability, and is a menace to the public health,
safety, morals, or welfare in its present condition or use;
WHEREAS, the MDC Board, on February 26, 2020, adopted Resolution No. 20-003
accepting the Report and authorized the MDC Chair, Vice-Chair or Administrator to transmit the
Report to the City Council requesting its consideration for designation of an urban renewal area and
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
requesting the City Council to direct MDC to prepare an urban renewal plan for the Union District
Area, which plan may include a revenue allocation area as allowed by the Act;
WHEREAS, the City Council, by Resolution No. 20-2188, dated March 10, 2020, declared
the Union District Area described in the Report to be a deteriorated area or a deteriorating area as
defined by Chapters 20 and 29 of Title 50, Idaho Code, as amended, that such area is appropriate
for an urban renewal project and directed MDC to commence preparation of an urban renewal plan
for the area designated;
WHEREAS, the Union District Area was located within the boundaries of the Downtown
District Plan and Project Area;
WHEREAS, the City Council, after notice duly published, conducted a public hearing on
the First Amendment to the Meridian Revitalization Plan, Urban Renewal Project ("First
Amendment to the Downtown District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance No.
20-1881on June 9, 2020, approving the First Amendment to the Downtown District Plan
deannexing the Union District area and making certain findings;
WHEREAS, the current assessed taxable value of the deannexed parcels is on the tax rolls;
WHEREAS, in order to implement the provisions of the Act and the Law, either the
Agency may prepare a plan or any person, public or private, may submit such plan to the Agency;
WHEREAS, the Agency, developer and its consultants have undertaken the planning
process during 2019 and 2020;
WHEREAS, the Agency prepared the Urban Renewal Plan for the Union District Urban
Renewal Project (the "Union District Plan") and the urban renewal area referred to as the Union
District Project Area (the "Project Area" or "Revenue Allocation Area") for the area designated as
eligible for urban renewal planning;
WHEREAS, the Union District Project Area includes the parcels deannexed from the
existing Downtown District Project Area;
WHEREAS, the Act authorizes urban renewal agencies to adopt revenue allocation
financing provisions as part of their urban renewal plans;
WHEREAS, the Union District Plan contains the provisions of revenue allocation financing
as allowed by the Act;
WHEREAS, the Agency Board considered all comment and information submitted to the
Agency during several earlier Board meetings throughout 2019 and 2020, and the Board meeting
held on March 25, 2020;
WHEREAS, on March 25, 2020, the Agency Board passed Resolution No. 20-009
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
proposing and recommending the approval of the Union District Plan;
WHEREAS, the Agency submitted the Union District Plan to the Mayor and City
Council;
WHEREAS, the Mayor and City Clerk have taken the necessary action in good faith to
process the Union District Plan consistent with the requirements set forth in Idaho Code Sections
50-2906
and 50-2008;
WHEREAS, pursuant to the Law, at a meeting held on April 16, 2020, the Meridian
Planning and Zoning Commission considered the Union District Plan and found by P& Z
Resolution No PZ-20-02 that the Plan is in all respects in conformity with the City of Meridian
Comprehensive Plan, as may be amended (the “Comprehensive Plan”) and forwarded its findings to
the City Council, a copy of which is attached hereto as Exhibit 1;
WHEREAS, the notice of public hearing of the Union District Plan was caused to be
published by the Meridian City Clerk in the Meridian Press on April 24, 2020, and in the Idaho
Statesman on May 1, 2020, a copy of said notices are attached hereto as Exhibit 2;
WHEREAS, as of April 24, 2020, the Plan was submitted to the affected taxing entities,
available to the public, and under consideration by the City Council;
WHEREAS, the City Council during its regular meeting of June 2, 2020 and June 9,
2020, held such public hearings as noticed;
WHEREAS, as required by Idaho Code sections 50-2905 and 50-2906, the Union District
Plan contains the following information with specificity which was made available to the general
public and all taxing districts prior to the public hearing on June 2, 2020, the regular meeting of the
City Council, at least thirty (30) days but no more than sixty (60) days prior to the date set forth
final reading of the ordinance: ( 1) a statement describing the total assessed valuation of the base
assessment roll of the revenue allocation area and the total assessed valuation of all taxable property
within the municipality; (2) the kind, number, and location of all proposed public works or
improvements within the revenue allocation area; (3) an economic feasibility study; (4) a detailed
list of estimated project costs; (5) a fiscal impact statement showing the impact of the revenue
allocation area, both until and after the bonds, notes and/or other obligations are repaid, upon all
taxing districts levying taxes upon property in the revenue allocation area; (6) a description of the
methods of financing all estimated project costs and the time when related cost s or monetary
obligations are to be incurred; (7) a termination date for the plan and the revenue allocation area as
provided for in section 50-2903(20), Idaho Code. 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 urban renewal plan; and (8) a description
of the disposition or retention of any assets of the agency upon the termination date. Prov ided
however, nothing herein shall prevent the agency from retaining assets or revenues generated from
such assets as long as the agency shall have resources other than revenue allocation funds to operate
and manage such assets;
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
WHEREAS, the Union District Plan authorizes certain projects to be financed by revenue
allocation bonds, or loans and proceeds from revenue allocation;
WHEREAS, pursuant to Chapter 14, Title 40, Idaho Code, the Ada County Highway
District (“ACHD”) is granted certain authority an d jurisdiction over public rights of way within the
Project Area, as that term is defined in the Plan;
WHEREAS, appropriate notice of the Union District Plan and revenue allocation
provision contained therein has been given to the taxing districts and to the public as required by
Idaho Code§§ 50-2008 and 50-2906;
WHEREAS, it is necessary and in the best interest of the citizens of the City, to adopt the
Union District Plan and to adopt, as part of the Union District Plan, revenue allocation financing
provisions that will help finance urban renewal projects to be completed in accordance with the
Union District Plan, in order to: encourage private development in the urban renewal area; prevent
and arrest decay of the City due to the inability of existing financing methods to provide needed
public improvements; encourage taxing districts to cooperate in the allocation of future tax
revenues arising in the Project Area in order to facilitate the long-term growth of their common tax
base; encourage private investment within the City; and to further the public purposes of the
Agency;
WHEREAS, the City Council finds that the equalized assessed valuation of the taxable
property in the Project Area is likely to increase, and continue to increase, as a result of ini tiation
and continuation of urban renewal projects in accordance with the Union District Plan;
WHEREAS, under the Law and Act any such plan should provide for (1) a feasible method
for the location of families who will be displaced from the urban renewal area in decent, safe, and
sanitary dwelling accommodations within their means and without undue hardship to such families;
(2) the urban renewal plan should conform to the general plan of the municipality as a whole; (3)
the urban renewal plan should 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 the children residing in the general vicinity of
the site covered by the plan; and (4) the urban renewal plan should afford maximum opportunity,
consistent with the sound needs of the municipality as a whole, for the rehabilitation or
redevelopment of the urban renewal area by private enterprise;
WHEREAS, if the urban renewal area consists of an area of open land to be acquired by
the urban renewal agency, such area sh all not be so acquired unless (1) if it is to be developed
for residential uses, the local governing body shall determine that a shortage of housing of sound
standards and design which is decent, safe, and sanitary exists in the municipality; that the need
for housing accommodations has been or will be increased as a result of the clearance of slums
in other areas; that the conditions of blight in the area and the shortage of decent, safe, and
sanitary housing cause or contribute to an increase in and spread of disease and crime and
constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of
the area for residential uses is an integral part of and essential to the program of the
muni cipality; or (2) if it is to be developed for nonresidential uses, the local governing body shall
determine that such nonresidential uses are necessary and appropriate to facilitate the proper
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
growth and development of the community in accordance with sou nd planning standards and
local community object ives, which acquis ition may require th e exercise of governmental acti on,
as provided in the Law, becau se of defective or unusual conditions of title, diversity of ownership,
t ax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, economic
disuse, unsuitable topography or faulty lot layouts, the need for the correl ation of the area with
other areas of a municipality by streets and modern traffic requirements, or any combination of
such factors or other conditions whi ch r etard development of the area;
WHEREAS, the collective base assessment rolls of the Union District Project Area,
together with the base assessment roll values of the Existing Project Areas, cannot exceed ten
percent (10%) of the current assessed values of all the taxable property in the City;
WHEREAS, the City Council at its regular meeting held on June 9, 2020, considered the
Union District Plan as proposed and made certain comprehensive findings.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF
THE CITY OF MERIDIAN, IDAHO:
SECTION 1: It is hereby found and determined that:
(a) The Project Area as defined in the Union District Plan is a deteriorated or a
deteriorating area as defined in the Law and the Act and qualifies as an eligible
urban renewal area under the Law and Act.
(b) The rehabilitation, conservation, development and redevelopment of the urban
renewal area pursuant to the Union District Plan are necessary in the interests of
public health, safety, and welfare of the residents of the City.
(c) There continues to be a need for the Agency to function in the City.
(d) The Union District Plan conforms to the City of Meridian Comprehensive Plan as a
whole.
(e) The Union District Plan gives due consideration to the provision of adequate park
and recreation areas and facilities that may be desirable for neighborhood
improvement (recognizing the mixed use components of the Plan and the need for
overall public improvements), and shows consideration for the health, safety, and
welfare of any children, residents or businesses in the general vicinity of the urban
renewal area covered by the Union District Plan.
(f) The Union District Plan affords maximum opportunity consistent with the sound
needs of the City as a whole for the rehabilitation and redevelopment of the urban
renewal area by private enterprises.
(g) Pursuant to Idaho Code §§ 50-2007(h) and 50-2008(d)(l), the Union District Plan
provides a feasible method for relocation obligations of any displaced families
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
residing within the Project Area and there is not anticipated to be any activity by the
Agency that would result in relocation.
(h) The collective base assessment rolls for the revenue allocation areas under the
Existing Project Areas and the Union District Project Area, do not exceed ten
percent (10%) of the assessed values of all the taxable property in the City.
(i) The Plan includes the requirements set forth in Idaho Code § 50-2905 with
specificity.
(j) The Union District Plan is 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, zoning
and planning changes (if any) land uses, maximum densities, building requirements,
and any method or methods of financing such plan, which methods may include
revenue allocation financing provisions.
(k) The urban renewal area, which includes the deteriorating area, as defined in Idaho
Code section 50-2018(9) and Idaho Code section 50-2903(8), does not include any
agricultural operation for which the Agency has not received a written consent, or
has not been used for agricultural purposes for three (3) consecutive years.
(1) The portion of the Project Area which is identified for non-residential uses is
necessary and appropriate to facilitate the proper growth and development
standards in accordance with the objectives of the Comprehensive Plan to
overcome economic disuse, the need for improved traffic patterns, and the need
for the correlation of this area with other areas of the City.
(m) The portion -of the Project Area which is identified for residential uses is
necessary and appropriate as there is a shortage of housing of sound standards and
design which is decent, safe and sanitary in the City; that the need for housing
accommodations has been or will be increased as a result of the clearance of
slums in other areas; that the conditions of blight in the area and the shortage of
decent, safe and sanitary housing cause or contribute to an increase in and spread
of disease and crime and constitute a menace to the public health, safety, morals,
or welfare; and that the acquisition of the area for residential uses is an integral
part of and essential to the program of the City.
SECTION 2: The City Council finds that the Project Area does not include a substantial
portion of open land, that the Agency may acquire any open land within the Project Area, and that
the Project Area is planned to be redeveloped in a manner that will include both residential and
nonresidential uses. Provided, however, the City Council finds that for the portions of the Project
Area deemed to be "open land," the criteria set forth in the Law and Act have been met.
SECTION 3: The City Council finds that one of the Union District Plan objectives to
increase the residential opportunity does meet the sound needs of the City and will provide housing
opportunities in an area that does not now contain such opportunities, and the portion of the Union
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
District Project Area which is identified for nonresidential uses are necessary and appropriate to
facilitate the proper growth and development standards in accordance with the objectives of City’s
Comprehensive Plan, to overcome economic disuse, the need for improved traffic patterns, and the
need for the correlation of this area with other areas of the City.
SECTION 4: The Union District Plan, a copy of which is attached hereto and marked as
Exhibit 3 and made a part hereof by attachment, be, and the same hereby is, approved. As directed
by the City Council, the City Clerk and/or the Agency may make certain technical corrections or
revisions in keeping with the information and testimony presented at the June 2, 2020, hearing and
incorporate changes or modifications, if any.
SECTION 5: The City Council declares that nothing within the Union District Plan is
intended or shall be interpreted to usurp the jurisdiction and authority of ACHD as defined in
chapter 14, Title 40, Idaho Code. Further, pursuant to Section 40-1415, Idaho Code, ACHD has
authority over the planning, location, design, construction, reconstruction, and maintenance of t he
City rights of way and accompanying curbs, gutters, culverts, sidewalks, paved medians, bulkheads,
and retaining walls. In the planning process, ACHD shall take into consideration the principles
contained in the Plan.
SECTION 6: No direct or collateral action challenging the Union District Plan shall be
brought prior to the effective date of this Ordinance or after the elapse of thirty (30) days from and
after the effective date of this Ordinance adopting the Union District Plan.
SECTION 7: Upon the effective date of this Ordinance, the City Clerk is authorized and
directed to transmit to the County Auditor and Ada County Assessor, and to the appropriate
officials of Ada County Board of County Commissioners, City of Meridian, Ada County Highway
District, Joint School District No 2, Ada County Ambulance/EMS, Meridian Cemetery District,
College of Western Idaho, Meridian Library District, Mosquito Abatement District, the Western
Ada Recreation District, and the State Tax Commission a copy of this Ordinance, a copy of the
legal description of the boundaries of the Revenue Allocation Area, and a map or plat indicating the
boundaries of the Project Area.
SECTION 8: The City Council h ereby find s and declares that the Revenue Allocation
Area as defin ed in the Union District Plan, the equalized assessed valu ati on of which the City
Council hereby determines is in and is part of the Union District Plan is likely to increase as a
result of th e initiation and completion of urb an renewal project s pursuant to the Union District Plan.
SECTION 9: The City Council hereby approves and adopts the following statement policy
relating to the appointment of City Council members as members of the Agency's Board of
Commissioners: If any City Council members are appointed to the Board, they are not acting in an
ex officio capacity but, rather, as private citizens who, although they are also members of the City
Council, are exercising their independent judgment as private citizens when they sit on the Board.
Except for the powers to appoint and terminate Board members and to adopt the Union District
Plan, the City Council recognizes that it has no power to control the powers or operations of the
Agency.
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
SECTION 10: So long as any Agency bonds, notes or other obligations are outstanding, the
City Council will not exercise its power under Idaho Code section 50 -2006 to designate itself as the
Agency Board.
SECTION 11: This Ordinance shall be in full force and effect immediately upon its
passage, approval, and publication and shall be retroactive to January 1, 2020, to the extent
permitted by the Act.
SECTION 12: The provisions of this Ordinance are severable, and if any provision of this
Ordinance or the application of such provision to any person or circumstance is declared invalid for
any reason, such determination shall not affect the validity of remaining portions of this Ordinance.
SECTION 13: The Summary of this Ordinance, a copy of which is attached hereto as
Exhibit 4, is hereby approved.
SECTION 14: All ordinances, resolutions, orders, or parts thereof in conflict herewith are
hereby repealed, rescinded, and annulled.
SECTION 15: Savings Clause. This Ordinance does not affect an action or proceeding
commenced or right accrued before this Ordinance takes effect.
PASSED by the City Council of the City of Meridian, Idaho, this 9th day of June, 2020.
APPROVED by the Mayor of the City of Meridian, Idaho, this 9th day of June, 2020.
APPROVED: ATTEST:
______________________________ ____________________________
Robert E. Simison, Mayor Chris Johnson, City Clerk
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
EXHIBIT 1
PLANNING AND ZONING
RESOLUTION PZ-20-02
RESOLUTION PZ-20-02
CITY OF MERIDIAN
BY THE PLANNING AND
ZONING COMMISSION
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY
OF MERIDIAN,IDAHO,VALIDATING CONFORMITY OF THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY
OF MERIDIAN'S COMPREHENSIVE PLAN
WHEREAS, the Urban Renewal Agency of the City of Meridian(the "City"), Idaho, also
known as Meridian Development Corporation (hereinafter"MDC"), the duly constituted and
authorized urban renewal agency of the City, has submitted the proposed Urban Renewal Plan
for the Union District Urban Renewal Project(the "Union District Plan")to the City; and
WHEREAS, the Mayor and Meridian City Council referred the Union District Plan to the
City Planning and Zoning Commission for review and recommendations concerning the
conformity of said Union District Plan with the City's Comprehensive Plan, as amended(the
Comprehensive Plan"); and
WHEREAS, on April 16, 2020, the City Planning and Zoning Commission met to
consider whether the Union District Plan conforms with the Comprehensive Plan as required by
Idaho Code § 50-2008(b); and
WHEREAS, the City Planning and Zoning Commission has reviewed said Union District
Plan in view of the Comprehensive Plan; and
WHEREAS, the City Planning and Zoning Commission has determined that the Union
District Plan is in all respects in conformity with the Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION FOR THE CITY OF MERIDIAN, IDAHO:
Section 1. That the Union District Plan, submitted by MDC and referred to this
Commission by the Mayor and City Council for review, is in all respects in conformity with the
City's Comprehensive Plan.
Section 2. That Exhibit A, the memorandum from Caleb Hood, Planning Division
Manager dated April 8, 2020 outlining the findings supporting the determination that the Union
District Plan is in conformity with the City's Comprehensive Plan, is hereby adopted and
incorporated as part of this Resolution.
RESOLUTION OF THE PLANNING AND ZONING,VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN
FOR THE UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE
PLAN-1 of 2
Section 3. That the City Clerk hereby authorized and directed to provide the Mayor
and Meridian City Council with a signed copy of this Resolution relating to said Union District
Plan.
Section 4. That this Resolution shall be in full force and effect immediately upon its
adoption and approval.
ADOPTED by the Planning and Zoning Commission of the City of Meridian, Idaho, this
16th day of April 2020.
APPROVED: ATTEST:
Chair, Planning and Zoning Commission City Clerk
RESOLUTION OF THE PLANNING AND ZONING,VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN
FOR THE UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE
PLAN-2 of 2
Mayor Robert E. Simison
C f IDIAN. City Council Members:
Treg Bernt Brad Hoaglun
Joe Borton Jessica Perreault
D A H O Luke Cavener Liz Strader
0100
EXHIBIT A TO RESOLUTION PZ-20-02
April 9, 2020
MEMORANDUM
TO:Mayor Robert Simison
Meridian City Council
Meridian Planning &Zoning Commission
CC:David Miles, Chief of Staff
Cameron Arial, Community Development Director
Victoria Cleary, Economic Development Administrator
Caleb Hood, Planning Division Manager
FROM: Caleb Hood, Planning Division Manager
Brian McClure, Comprehensive Associate Planner
RE: Urban Renewal Plan for the Union District Urban Renewal Project
This memo is intended to provide Comprehensive Plan related analysis for the proposed Urban
Renewal Plan for the Union District Urban Renewal Project(Union District Plan) in downtown
Meridian. Due to the current COVID-19 outbreak and associated quarantine, Staff is including
analysis within this memo that otherwise would be shared and explained during the meeting.
City Staff will be in virtual attendance at the April 16th Planning & Zoning Commission meeting
to give a brief report and summary and to answer any questions, but does not intend to get into
many details; this memo should be relied on heavily for Staff s analysis.
Application of the City's Comprehensive Plan(Plan)to the proposed Union District area(see
Attachment A) is very relevant. Every major theme (chapter) in the Plan ranging from economic
development and land use to historic preservation and transportation contain policies that are
directly applicable. Additionally,
the Comprehensive Plan adopts other documents by reference, for inclusion in consideration of
land use decisions and to direct staff activities. Many of the referenced documents are relevant
both in geographic area and to the described implementation strategies and goals in the Union
District Plan. The following analysis describes the associated text, policies, and referenced plans.
EXHIBIT A TO P&Z RESOLUTION 20-02
Analysis
Plan Text
The implementation strategies and goals stated in the Union District Plan clearly describe
activities aimed at stimulating private development through the reduction of blight and the
construction or community improvements. Some of the listed activities include: design and
construction of infrastructure improvements; acquisition or support in rehabilitation of real
property; financial assistance for business; advanced funding for development; and public-
private partnership in the construction of a new Community Center. See pages 3-4 and 9-10 of
the plan for how the goals of the plan will be achieved.
The Evolving Community section (Chapter 3) of the City's Comprehensive Plan, defines future
land use typologies. The description for Old Town, the adopted future land use in and around the
project area, states:
This designation includes the historic downtown and the true community center. The
boundary of the Old Town district predominantly follows Meridian's historic plat
boundaries. In several areas, both sides of a street were incorporated into the boundary
to encourage similar uses and complimentary design of the facing houses and buildings.
Sample uses include offices, retail and lodging, theatres, restaurants, and service retail
for surrounding residents and visitors. A variety of residential uses are also envisioned
and could include reuse of existing buildings, new construction of multi family residential
over ground floor retail or office uses.
The City has developed specific architectural standards for Old Town and other
traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via
streetscape standards. Additional public and quasi public amenities and outdoor
gathering area are encouraged. Future planning in Old Town will be reviewed in
accordance with Destination Downtown, a visioning document for redevelopment in
Downtown Meridian. Please see Chapter 2 Premier Community for more information on
Destination Downtown. Sample zoning include O-T.
The Old Town future land use designation is the most diverse in the City's land use portfolio,
with the greatest combined range of residential and non-residential uses and no caps on density
or intensity of developed uses. Further, the City's complimentary zoning, also named Old Town
O-T), has zero setbacks for structures, relaxed parking requirements, and reduced landscape
setbacks (aside from pedestrian streetscape infrastructure.)
Interestingly, the Union District Plan makes numerous references to the City's planning
documents dictating density and character elements,but it is Destination Downtown, developed
by the Meridian Development Corporation(MDC), that dictates general uses, building mass and
character, and intensity of developments. The City has adopted Destination Downtown by
reference, and supports MDC's plan by adopting an eclectic and flexible future land use and
zoning designation. With Destination Downtown nearing a decade of use however, existing
conditions varying in several significant areas, many new stakeholders and community groups,
and with the downtown urban renewal district expiring in the upcoming years, it is likely the
plan is nearing the end of its relevancy.
Plan Policies
The following text relates to the policies found throughout the major themes in the
Comprehensive Plan(Chapters 2 through 6). Not all policies must be addressed or apply to the
Union District Plan, but staff has tried to include all downtown related policies below. Additional
context for these policies can be found in the Related Policies section(see Attachment B), which
EXHIBIT A TO P&Z RESOLUTION 20-02
includes parent Goals and Objectives, for the referenced policies. Note: the first number of a
policy references the Chapter in which the policy can be found.
2.02.01E, Encourage the development of high quality, dense residential and mixed use areas
near in and around Downtown, near employment, large shopping centers,public open spaces
and parks, and along major transportation corridors, as shown on the Future Land Use Map.
A new urban renewal district focused on infrastructure (parking, utilities, etc.)would provide
the tools necessary to support and encourage redevelopment in an area of town that suffers
from significant blight.
2.02.02B, Consider incentives such as density bonuses, reduced open space requirements,
and reduced fees for infill development in key areas near existing services.
A new urban renewal district could provide for incentives such as infrastructure and
infrastructure reimbursement through tax increment financing (TIF).
2.02.02C, Support infill development that does not negatively impact the abutting, existing
development. Infill projects in Downtown should develop at higher densities, irrespective of
existing development.
The Union District Plan does not address how transitions between existing and proposed
redevelopment may take place, but could do so transparently as part of negotiations for
partnerships with the Urban Renewal District, and through public hearing and
administrative approvals with the City. Staff will review future projects for consistency with
this policy. The Union District Plan addresses density increases throughout the document.
2.02.02D, Apply appropriate design and construction standards to infill development in order
to reduce adverse impacts to existing development.
The Union District Plan makes specific references to establishing performance criteria and
design standards in goal `i'(page 4), and duplicated under implementation letter `w' (page
11). They state:
In conjunction with the City, the establishment and implementation ofperformance
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 offunds for planning studies, achieving high standards of
development, and leveraging such development to achieve public objectives and
efficient use of scarce resources.
This is critical work to be done proactively, as the City does not have any site or building
design standards specific to Downtown (just general traditional neighborhood design), or for
policies related to historic preservation and enhancements. NOTE:Development of design
standards downtown has not been preliminarily identified as a high priority project for the
City.
2.09.01 B, Establish incentives to develop gathering spaces and civic facilities within
Downtown.
A new urban renewal district could provide for incentives such as gathering spaces and civic
facilities, which could be reimbursed through tax increment financing(TIF). Part of the
Union District Plan specifically references a public private partnership, including the City,
for the construction of a community center.
2.09.01 C, Work towards mitigating and removing floodplain issues around Downtown.
There is no floodplain in this area of Downtown.
EXHIBIT A TO P&Z RESOLUTION 20-02
2.O9.O2A, Actively implement action items in the Destination Downtown Plan.
Destination Downtown was created by the Meridian Development Corporation for the
downtown Urban Renewal District, and adopted by the City. This plan was extremely broad
in land use diversity, area, and scope. The project area for the Union District Plan is
included within the Destination Downtown area, but previous efforts failed to eliminate
blight that this new district seeks to address. With the existing downtown urban renewal set
to expire in the coming years, this new district is an opportunity for more renewed and
focused efforts, both geographically and in implementation activities.
2.O9.O2B, Pursue grants and public-private partnerships to enhance Downtown.
A new urban renewal district could both provide grants and make more competitive
applications for grants, by utilizing a dedicated funding source such as tax increment
financing(TIF).
2.O9.O2C, Develop programs with local partners to expand art, cultural, and educational
facilities in Downtown.
There are several references to these activities and facilities throughout the Union District
Plan. Art may be done both as public private partnership, or independent of development,
and educational facilities are described in several areas including implementation strategies
letter `o). It should be noted that the Union District Plan describes the Urban Renewal
District's ability to make decisions related to public art independent of the Meridian Arts
Commission, which to date has focused a great deal of time, money, and energy in
downtown. Staff recommends caution with multiple independent entities exercising self
determination of overlapping activities.
2.O9.O2D, Develop and support regular cultural activities and events Downtown, in
partnership with the Downtown Business Association and other organizations.
Supporting events is not described within the Union District Plan directly, but supporting the
development of locations for these to occur is addressed.
2.O9.O2F, Support a compatible mix of land uses Downtown that activate the area during day
and night.
Supporting specific uses at discrete times of the day is not described within the Union
District Plan directly, but supporting the development of mixed-use locations,facilities, and
supporting infrastructure (e.g. —parking) is discussed.
2.O9.O2G, Implement the City of Meridian Design Standards and City of Meridian
Architectural Standards Manual to ensure that Downtown remains the historic center for
mixed-use tourism, business, retail, residential, and governmental activities.
The City has land use authority over the project area and implementation of design and
architectural standards must be met. However, these standards, while allowing for these
types of uses/attractions, does not necessarily cater to or encourage them. Additional work is
necessary if downtown specific and historical context is desired. The Union District Plan
speaks to this work under goal `i'(page 4), and duplicated under implementation letter `w'
page 11).
2.O9.O3B, Promote Ten Mile, Downtown, and The Village as centers of activity and growth.
The Union District Plan seeks to redevelop some of the most blighted property in the City, at
the heart and center of the Downtown area, and which is otherwise adjacent to some of the
most iconic and well used public spaces outside of traditional parks. By successfully
EXHIBIT A TO P&Z RESOLUTION 20-02
redeveloping this highly visible blight, Downtown will be well placed to offer and promote a
dense concentration ofpublic spaces for activity use by many.
2.09.03E, Develop concept plans of potential destination activities and promote appropriate
development, infill, and redevelopment of activity centers.
The Union District Plan does not address this directly, but the intention of the Plan is to
support these types of activities through public private partnerships of community facilities.
3.03.01E, Encourage infill development.
The unstated purpose of the Union District Plan, through virtually all of the goals and
implementation strategies, is to encourage infill development through redevelopment of
blighted lands and development of community facilities through public private partnerships.
3.03.03G, Require urban infrastructure be provided for all new developments, including curb
and gutter, sidewalks, water and sewer utilities.
The City has land use authority over the project area and urban infrastructure will be
required with all redevelopment. Further, the Union District Plan calls out specific
implementation strategies including road, curb, gutter, streetscape, lighting, stormwater, and
others throughout the document(including financial analysis).
4.04.02A, Identify opportunities for new paths that connect residential neighborhoods and
community facilities, such as the library and city hall,parks, schools, athletic facilities,
swimming pools, historic districts, the Downtown, as well as other commercial and retail
activity centers in Meridian.
The City's Pathway Master Plan depicts several options through the project area, and will
be required as part of redevelopment of the site. The Union District Plan references
pathways both through goals and implementation items.
4.05.01E, Assess environmental impact of potential new development, infill, and
redevelopment.
The Union District Plan specifically addresses environmental assessment of brownfield sites,
and more generally towards environmental quality and creating standards to maintain
environmental quality in coordination with the City (goal letter `i). Outside offloodplain
impacts however, the City does not have much in the way of requirements or regulations to
this end.
5.02.01A, Maintain and implement design and building standards for historically significant
buildings and resources in Old Town.
There are no historically significant structures within the project area. The Union District
Plan emphasizes consideration for the historic character and quality of the area. Stronger
efforts by designers to this end are needed, or standards created, to protect and enhance the
general area prior to design and permit approval for structures in this area, if this policy
statement is a priority. It would be difficult to suggest that preliminary concepts for
structures on either the Civic Block or Union Pacific property compliment or lend aid to any
historic themes in the Old Town area. The bulk and mass of concept buildings could easily
overwhelm and minimize other historic structures in the area without further integration of
ideas and themes.
EXHIBIT A TO P&Z RESOLUTION 20-02
6.01.01 C, Improve ingress and egress opportunities for all modes of transportation in
Downtown.
The Union District Plan references improvements to roads, sidewalks,pathways, and a
railroad crossing, as projects for implementation. Improvements to East 3rd Street
specifically would greatly enhance bicycle access into downtown, and provide more options
for local residents and stakeholders.
6.O1.O2D, Consider needed sidewalk, pathway, landscaping, and lighting improvements with
all land use decisions.
The City has land use authority over the project area and redevelopment will be required to
provide infrastructure. The Union District Plan also specifically references all of these
elements as projects for implementation.
6.O1.O2I, Pursue the extension of Idaho Ave. and/or Broadway Ave. to Commercial Dr. and
the extension of East 3rd St. from Fairview Ave. to Pine Ave. in Downtown.
While not directly referencing the extension of these streets,proposed implementation
improvement)projects for both Broadway Ave and East 3rd Street would go a long way in
highlighting the value of these projects and encouraging their construction.
6.O1.O2L, Work with ACHD to implement projects from the 2012 Downtown Meridian
Neighborhood Pedestrian and Bicycle Plan.
While not directly referencing coordination with ACHD on implementation of the 2012
Neighborhood Plan, improvements to East 3rd Street are directly aligned and much needed
for north-south bicycle connectivity through Downtown. Neither Meridian Road nor Main
Street have dedicated bike facilities, and a safe multi-modal, north-south connection is
needed between existing pathway connection on Franklin near Storey Park, and on Pine near
Five Mile Creek.
EXHIBIT A TO P&Z RESOLUTION 20-02
Referenced Plans
The following plans are adopted by reference in the City of Meridian Comprehensive Plan, and
are relevant material to the proposed Union District Plan.
Downtown Meridian Street Cross-section Master Plan
Every road within the project area is included within the Downtown Meridian Street Cross-
section Master Plan. Adopted in 2014, this document includes cross-section concepts
intended to work with minimal impact to available impact, while also serving multiple
modes. Vibrant streetscape activity is especially important in the Old Town area, and
including the Union District Project area. Connectivity both east-west and north-south
through the downtown area is very important.
It is particularly important that East 3rd Street incorporate a pathway element to support
connectivity of the City's Pathway Master Plan through downtown, connecting Storey Park
to Fairview Avenue. Traffic speeds on Meridian Road are unfriendly to pedestrian, and
neither Meridian Road nor Main Street provide safe bicycle connectivity north-south, and
there is no other railroad crossing within the downtown area besides East 3Yd Street.
Historic Preservation Plan
The Historic Preservation Commission and City adopted this plan in 2014. With less than
2.2% of Meridian's housing stock being older than 1960's construction (2017 Existing
Conditions Report), and almost all of it consolidated in the Downtown area, there is very
limited opportunity for historic preservation outside of agricultural themes in the larger
community. Several goals from this plan are relevant to the Union District Plan, including:
o Goal I Preserve and enhance Meridian's historical, cultural and agricultural
heritage.
o Goal 3 Heighten public awareness of historic preservation in the community and
improve preservation education efforts for various audiences.
o Goal 4 Maintain and strengthen support for historic preservation from individuals,
commercial property owners, local organizations and neighborhood groups.
These goals for the Commission (and City) are not just about preserving, but also enhancing
and generating awareness of Meridian's history. Additional objectives for these goals are
described within the plan.
Meridian Rail-With-Trail Action Plan
A portion of the project area includes Union Pacific right-of-way that is apart of the Boise
cut-off. The Meridian Rail-With-Trail Action Plan identified an opportunity for a Treasure
Valley-wide multi-use pathway. This Action Plan has since been supplemented with
numerous planning efforts looking at more detailed cross-sections, street crossings, and
alternatives. Meridian is actively working to construct certain portions, and part of this
network must be constructed within the project area, either along the rail corridor right-of-
way or integrated through site planning.
EXHIBIT A TO P&Z RESOLUTION 20-02
Meridian Parks and Recreation Master Plan
One of the projects described in the proposed Union District Plan is the development of a
community center as part of the Civic Block project. Objective 4.3 of the Meridian Parks and
Recreation Master Plan identifies expanded indoor recreation space as a priority for the
community. Pathways are another significant element of this plan, and further emphasizes
the demand for connectivity improvements to and through downtown, and the project area.
Meridian Pathways Master Plan
The Pathways Master Plan identifies north-south (East 3rd Street) and east-west
Broadway/Rail with Trail)pathway connections through the project site. This plan works in
concert with the Parks and Recreation Master Plan, Meridian Rail-With-Trail Action Plan,
and through many of the policies in the Comprehensive Plan.
Downtown Meridian Transportation Management Plan
This plan has resulted in significant roadway expansions within Meridian, including the split
corridor phase I and phase 2 improvements. Two of the last projects left in the Downtown
Meridian Transportation Management Plan are the East 3rd Street connection north of
Carlton Ave and south of Badley Ave, and the extension of either Broadway Ave or Idaho
Ave east to Commercial Ave (and ultimately to Locust Grove). These projects/connections
are essential in supporting the densities necessary for the larger downtown area to be a
thriving center of activity. The Union District Plan could benefit both of these streets in close
proximity to the areas set for expansion.
Downtown Meridian Neighborhood Pedestrian and Bicycle Plan
Developed by ACHD, this plan identified a number of community drive projects to enhance
the pedestrian and bicycle connectivity in the area. ACHD has been diligent in programming
and constructing these projects, and one of the last significant components is identified
sidewalk improvements on East 3rd Street. There are sidewalk gaps in the project area and
the rail crossing is unsafe and outright impassable for some with mobility disabilities. One of
the projects in the Union District Plan would include street improvements to East 3rd Street
near Broadway, and including the rail crossing.
All of these plans are available on the City's Comprehensive Plan website at:
hops://meridiancity.ora/plannin /e compplan/resources.
Recommendation
Based on the analysis provided in this memo, Staff believes establishing an Urban Renewal
District Plan for the Union Block project to be consistent with the Comprehensive Plan and in
the best interest of the City. Accordingly, Staff recommends that the Commission move to
approve the two related Resolutions on the meeting agenda as follows:
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION
FOR THE CITY OF MERIDIAN,IDAHO,VALIDATING CONFORMITY OF THE
FIRST AMENDMENT TO THE MERIDIAN REVITALIZATION PLAN WITH THE CITY OF
MERIDIAN'S COMPREHENSIVE PLAN
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF
MERIDIAN,IDAHO,VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN FOR THE
UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S
COMPREHENSIVE PLAN
EXHIBIT A TO P&Z RESOLUTION 20-02
Attachment A: Union District Area (Urban Renewal District)
Future Land
Usesr-E
Medium Density
ResidentialIndustrialCivic
Old Town1
0 Mixed Use Community
E
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Feet
EXHIBIT A TO P&Z RESOLUTION 20-02
Attachment B: Related Policies
The policies below are from the City of Meridian Comprehensive Plan. For policy type: G=Goal; O=Objective,
and A=Action. Goals and Objectives are shown with referenced actions for additional context,along with a
referenced section.
ID Policy Policy Section
Type
G Plan for safe,attractive,and well-maintained neighborhoods that have HousingElampleopenspace,and generous amenities that provide varied lifestyle
choices.
2.02.01 O Elevate and enhance the quality and connectivity of residential site and Housing
subdivision planning.
2.02.01E A Encourage the development of high quality,dense residential and mixed use Housing
areas near in and around Downtown,near employment large shopping
centers,public open spaces and parks,and along major transportation
corridors,as shown on the Future Land Use Map.
2.02.02 0 Maximize public services by prioritizing infill development of vacant and Housing
underdeveloped parcels within the City over parcels on the fringe.
2.02.02B A Consider incentives such as density bonuses,reduced open space Housing
requirements,and reduced fees for infill development in key areas near
existing services.
2.02.02C A Support infill development that does not negatively impact the abutting, Housing
existing development. Infill projects in Downtown should develop at higher
densities,irrespective of existing development.
2.02.02D A Apply appropriate design and construction standards to infill development in Housing
order to reduce adverse impacts to existing development.
2.09.00 G Create positive,vibrant,and accessible commercial activity centers within Economic
the community. Excellence
2.09.01 O Support redevelopment and infill opportunities Downtown. Economic
Excellence
2.09.01B A Establish incentives to develop gathering spaces and civic facilities within Economic
Downtown. Excellence
2.09.01C A Work towards mitigating and removing floodplain issues around Downtown. Economic
Excellence
2.09.02 O Integrate and maintain quality public spaces throughout Downtown for Economic
recreation,social,and civic activities. Excellence
2.09.02A A Actively implement action items in the Destination Downtown Plan. Economic
Excellence
2.09.02B A Pursue grants and public-private partnerships to enhance Downtown. Economic
Excellence
2.09.02C A Develop programs with local partners to expand art cultural,and Economic
educational facilities in Downtown. Excellence
2.09.02D A Develop and support regular cultural activities and events Downtown,in Economic
partnership with the Downtown Business Association and other Excellence
organizations.
2.09.02F A Support a compatible mix of land uses Downtown that activate the area Economic
during day and night. Excellence
2.09.02G A Implement the City of Meridian Design Standards and City of Meridian Economic
Architectural Standards Manual to ensure that Downtown remains the Excellence
historic center for mixed-use tourism,business,retail,residential,and
EXHIBIT A TO P&Z RESOLUTION 20-02
governmental activities.
2.09.03 O Cultivate unique and diverse destination-type activities within Meridian's Economic
centers.Excellence
2.09.03E A Promote Ten Mile,Downtown,and The Village as centers of activity and Economic
growth.Excellence
2.09.03E A Develop concept plans of potential destination activities and promote Economic
appropriate development,infill,and redevelopment of activity centers. Excellence
3.03.00 G Direct and prioritize development in strategic areas and in accordance with Growth and
corridor and special area plans.Population
3.03.01 O Plan for an appropriate land use mix,recreational and civic facilities,and Growth and
phased service extension within specific area plans and urban renewal Population
districts.
3.03.01E A Encourage infill development. Growth and
Population
3.03.03G A Require urban infrastructure be provided for all new developments,including Growth and
curb and gutter,sidewalks, water and sewer utilities. Population
4.04.00 G Develop a connected,comfortable,and comprehensive network of multi- Parks and
purpose pathways. Pathways
4.04.02 0 Link pathways to important pedestrian generators,environmental features, Parks and
historic landmarks,public facilities,Town Centers,and business districts. Pathways
4.04.02A A Identify opportunities for new paths that connect residential neighborhoods Parks and
and community facilities,such as the library and city hall,parks,schools, Pathways
athletic facilities,swimming pools,historic districts,the Downtown,as well as
other commercial and retail activity centers in Meridian.
4.05.00 G Preserve,protect,enhance,and wisely use natural resources. Stewardship
4.05.01 0 Protect and enhance existing waterways,groundwater,wetlands,wildlife Stewardship
habitat,air,soils,and other natural resources.
4.05.01E A Assess environmental impact of potential new development,infill,and Stewardship
redevelopment.
5.02.00 G Celebrate Meridian's historical,cultural,and agricultural heritage. Historic
Preservation
5.02.01 0 Enhance and restore the historical quality of Old Town.Historic
Preservation
5.02.01A A Maintain and implement design and building standards for historically Historic
significant buildings and resources in Old Town. Preservation
6.01.00 G Facilitate the efficient movement of people and products to and from the Transportation
City. and Streets
6.01.01 0 Support multi-modal and complete-street transportation improvements. Transportation
and Streets
6.01.01C A Improve ingress and egress opportunities for all modes of transportation in Transportation
Downtown. and Streets
6.01.02 0 Enhance existing transportation systems. Transportation
and Streets
6.01.02D A Consider needed sidewalk,pathway,landscaping,and lighting improvements Transportation
with all land use decisions. and Streets
6.01.021 A Pursue the extension of Idaho Ave.and/or Broadway Ave. to Commercial Dr. Transportation
and the extension of East 3rd St.from Fairview Ave. to Pine Ave.in and Streets
Downtown.
EXHIBIT A TO P&Z RESOLUTION 20-02
L-
Policy Section
6.01.02L A Work with ACHD to implement projects from the 2012 Downtown Meridian Transportation
Neighborhood Pedestrian and Bicycle Plan. and Streets
EXHIBIT A TO P&Z RESOLUTION 20-02
Attachment C: Meridian Pathways Master Plan
Meridian Pathway Plan
L L L L LJ L U J L L L LJ I I r
Alternative Route
Existing Pathway
r
Pr
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Street Route
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Proposed Pathway
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EXHIBIT A TO P&Z RESOLUTION 20-02
Attachment D: Downtown Meridian Street Cross-section Master Plan
Examples
Main Street
MAIN STREET:Ada Street to Carlton Avenue
ynwFacn9 Nadh} p I'
a Oedgn is based on edenls
GY Pres nation e' 'W g:, al mdaling RBW.Mangan
e
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Parking p..Ikllnl perking.
V SidewalksIR1 oin nve
r Pathway f y,t E a VFeStreetscapeBuffer
h
F_ Parkway Buffer
fF* Furniture
F Lighting
Regulred.•Be,lred
ri 7*
Edstngedge d ROW Mddainedding arb Fees L Maiden.dump CL dread Ensting edge d ROW
parki tq
Iti dWrnn ZF'm CLd Road 26'1.Cl el Roeder 1A'Podmlrmn
xdh did
intended to be consistent thematic elements,and must reconfiguration.Future improvements will generally be
Ada Street to Carlton avenue be carried forward appropriately as consistent entryway located behind the back ofcurb,and occur eitherthrough
thematic elements forthe length of the corridor. private redevelopment and infill projects,or im provements
CONSIDERATIONS: by MDC and partner agencies-Driveways and unnecessary Cross-section Width 80-feet(ROW) AO-tent
Main between Ada and Carlton isatradRional downtown DESCRIPTION Or ULTIMATE CONDITIONS:access points to Main should be restricted or removed Road Three laneswith Three lene,wlth'enter
street lined predominately with older buildings and some The onlysignificant variation to thetypical eisting(2013) with redevelopment,particularly near alleyways.
entertorn lane torn lane
Parallel/Angled(bothinfillredevelopment.Restaurants and professional services street cross-section is the potential forshort center median Perking
sides)
Parallel(both side')
are the predominatetypes of existing uses,with some gov- islands.These islands are envisioned to omurwhere traf-
ernment services and a number of historic structures.The fic patterns will be minimally impacted,generally only Perking Cavasltr" NI 82
street is critical for north-south vehicular and pedestrian restricting alleys from becoming through streets,and be walkway,(ea.,lde)
6feet detaehed,
B-feat detaehed.coin.
connectivity,and is the primary arterial access for busi- built to provide additional aesthetic and thematic ben- ea"act
ness and residential uses between Fairview and Franklin. efitsto the street environment.On-street parking should Bnfiar(aa.,lda) Vedas 8 feet per,tenderd,
generally be parallel where it occurs,with angled parking Pethway None Nana
INTENT: discouraged due to traffic and safety impacts,especially 8,ke Suvpvrt None SFarrows
The intent ofthls cross-section into maintain and improve for bicycle users.Parking impaotsand luture valuesare estimates.do not lndicate'mterlm
connectivity,and balance the needs of both automotive 0,en,and aa'ume Tau comprmnce with moss semlen.Brlvawars,fire
and pedestrian uses.Detached walkways and landscape I MPLEMENTATION PROCESS:hydrants.andvtFervvndltivne maraltarfinal count.See Parking'evtivn
buffers arethetop priority,with on-street parking also In most cases the actual roadway for the Main Street cross- ender So-eet Be'Ign.
being critical.Streettrees,signage,pavers,and lighting are section is already built-out with little need for roadway
DOWNTOWN MERIDIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN ®
EXHIBIT A TO P&Z RESOLUTION 20-02
East 2nd Street
EAST 2ND STREET: Broadway Avenue to Carlton Avenue
adesign is b...de oing Nrtoednhts
y of emotions 00W}.Praraton
Fe Parking es I
fiY Sidewalk,F
r Pathway
Fe Streetscape Buffer
Parkway B°Har j . 4•„Wv vinc;
Furniture
F Lighting h
Regnlred.0 Bashed R
a
n
1
a
L f wring edge d POW Edsling edge of ImW
ld'Pedestrian d Road 19`Pad deriae
Note:See the app.odk..for alternatire cross-section designs
While cross-section configu rations wkh increased parking IMPLEMENTATION PROCESS:
Broadway Avenue to Carlton Avenge are provided,in most conditions parking servicing local As a segment,the frequent cross-street and alley breaks
CONSIDERATIONS: businesses should be consolidated off-street or located allow East 2nd to be developed more piecemeal than many Cross-section Width 80-f.WROW) 80-feet
elsewhere,allowing for a more lively and dynamic pedes- other areas ofthe City Core.However,the curb-less nature
East 2nd between Broadway and Carlton consists ofshort trian environment that increases area draw. ofthe identified cross-sections and resulting grade changes
Road I-way No-way.curb-less
block lengths with frequent cross-street and alley inter- DESCRIPTION OF ULTIMATE CONDITIONS: with new facilities will likely require improvements to be Parking Angled and parallel Anglad,parallel and
sections.The only through Cross-street on this segment none
made for the full width ofthe cross-section(both sides of
however is Pine,with all other streets dead-ending within East 2nd is intended to be a charming traditional down- the road).It may be possible for redevelopment to occur Parking Capadty' 79 57(.ay.ary)
a mile.This limited connectivity is less conducive to heavy town street that is able to cater to social shopping and in half-block increments,between a cross-street and alley, Walkway,(ea.side) and mhsd datachad, detached or bollard
traffic movements and provides additional opportunities dining experiences through unique design enhancements but there is like) greater Ion term cost-savings to do a g,agm.n s. separa ed.width caries.
for pedestrian supportive focus and enhancement. and comfortable pedestrian spaces.While trees are kept
y g g
r
5-feet or lass 5-feet ram.
Whole block at a time.Storm-water is an important con-
Vases rain 19'whara
INTENT: to provide a more pedestrian scaled and comfortable sideration.Improvements should occur as public-private Buffer W.,ida) Varies exile,A,ith walkwaypedestrianenvironment,they are pulled further from the partnerships to generate and foster greater place-making,
This street segment is unique in that the short block lengths buildings to allow for more unobstructed business and Pathway None None
raise awareness,and be supportive
f
new businesses or
Bike Se t None Noneandlimitedtrafficallowformultiplecross-sections which community streetscape uses,such as outdoor dining- renovations able to make use of the facilities. pp0f
while consistent in thematic and alignment,offer a vari- Cross-section options exist for medians or other special Parking impacts and fo uracaluas arc asrnoata,do not,,dicata interim
ety of configurations.Priority improvements should be street features such as topiary or artwork.See appendix and e.nma foil,enThe,e with,ro,, tion dri.eway,,fir.
focused on a wider pedestrian environment with emphasis hydrants,and other conditions may altar final count.See Parking seam
on unique and memorable place-making configurations.
andarSlreet design.
DOWNTOWN MERIDIAN CITY CORE STREET CROSS—SECTION MASTER PLAN STREET DESIGN
EXHIBIT A TO P&Z RESOLUTION 20-02
East 3rd Street
Franklin Road to Broadway Avenue
NewFaeinO Nvth} i
Oesign is based eastern edge d
V Pres nation E E ry eAAitg ROW,bmmay vary ifeom
sistem It,—tlouaus segmeote
Fe Parking
V Sidewalks
ri Pathway
F. Street—ii.buffer
f Parkway Buffer V
F— hraiure
W Lighting
Ragulred.0enlrad RNo
s u a
Eristing edge oI ROW
27 Pedsmrimt Il Erlstiq CLnf Road(varies) 7 201m CLnl11-Rwd Alignment W'Pada
M I
INTENT:ample buffers for the detached pathways and sidewalks
Franklin 1.1 Bodw try Avenue The primary intent of this cross-section and any varia- are all important safety and aesthetic elements for the
CONSIDERATIONS: Lion is to provide for safe and convenient north-south long-term health ofthe neighborhoods-Bulbouts should bnnn-nantlnn width 80-fset(ROW) 76 feet
pedestrian connectivity between Franklin and downtown. be developed at street corners to further enhance safety
East3rd between Franklin and Broadway is predominately The required ten-foot detached pathway must be on the and provide additional opportunities forlandscaping and
Read Two-way Iwo-way
residential in nature,but is entirely within the Transit Ori- west side of the road,which has fewer driveway conflicts additional district thematic elements. Parking Parallel Parallel
ented and Cultural district(TOD).Improvements should be and opportunities for further reductions with redevelop- Parking Capacity' Vanes 51
supportive of higher density and transit supportive uses in IMPLEMENTATION PROCESS:
PP g y PP meat taking access from alleyways.Walkways must
ed
Wdkwa s lea.side)
Varian.t,dt.6-feet. (,,tn ad.6-feet in.ultimate conditions,and all efforts should be made with detached,and residential appropriate lighting provided Though implementation may occurwith fragmented parcel y fragmamad gape (aant Hide)
redevelopment to provide for additional enhancements to enhance safety.On-street parking should be provided, specific redevelopment,it is assumed that implementation Buffer( id) Vol-
8-foot land:raga hffe,.
which capitalize on these future services.Alleyways are but angled and perpendicular configurations are heavily of the pathway will require concerted efforts on behalf
ea.se
11,
another important consideration with the corridor,and discouraged to ensure continuity of the pathway and to of MDC and City.The pathway is critical for accessibility, Pathway Na ran.10-feat min.(west
must be adequately signed and enforced to ensure pedes- reduce back-out conflicts with through traffic.safety,and quality of life,and should be implemented in side)
trian safety along the corridor.While alley use is already blocks and segments.Interim redevelopment enhance- Bike Suppo,t Na Shar,aws
predominately one-way forwestbound travel,this should DESCRIPTION OF ULTIMATE CONDITIONS: ments may not require full improvements if MDC and 'P,rkingimpaet df,L,,rma:aTee.Li taa.do U.dinatemt,rim
be verified and coordinated with impacted stakeholders, While Fast 3rd is not intended to serve as an entryway the City are not able to expand and maintain pathway —diti—,and ansnme foil enmpfi ne with crane sennnm Ori,t aysfira hy-
and considered for access with redevelopment. corridor,it is important for connectivity into the down- components,but redevelopment must make allowances dram,and other ennd'ri—may alte,finalceam.See Parking—ti.node,
town area and should be inviting.Tree lined streets with for future installation. Street Oe r,
MCA
DOWNTOWN MERIDIAN I CITY CORE STREET CROSS—SECTION MASTER PLAN STREET DESIGN
EXHIBIT A TO P&Z RESOLUTION 20-02
Broadway Avenue to Carlton Avenue
m
Yew Facing North) G
Bosign is based m easiem edge d
r Preser.au,n
rv A.ing RBW,hm to eeynmm
I. Parking
v —
simem krmmimms segmems
r Sidewalks In-
1E
F Pathway
I. Street—pe Buffer
ri Parkway buffer y
r Fnrmtar,
F Lighting C
R, d.0esired mquirR
II
Edmiog edged ROW
22'Pdam-Idm 17m Edmin CLd Rmd(eaeim) R' 2I'I,1L flI wRoad Ni _.I Whdmttien A
tion south of the tracks,and to help improve pedestrian and provide additional opportunities for landscaping and
Broadway Avenue to Carlton Avenue connectivity with urban uses to the west.Walkways must additional district thematic elements. IF
be detached by landscape buffers with large canopy trees,
CONSIDERATIONS: IM
and residential appropriate lighting must be provided to
PLEMENTATION PROCESS: Cross-se nylon Width 8n-f,et(ROW) 76-feet
Though East 3rd between Broadway and Carlton is pre- enhance safety.On-street parking should be provided, Though implementation may occurwith fragmented parcel Road Iw,wa, Iwo-way
dom irately residential in nature,it is adjacent to three but angled and perpendicular configurations are heavilyspecific redevelopment,it is assumed that implementa- Parking Parallol Pardo]
different commercial districts including the Northern discouraged to ensure continuity ofthe pathway and to tion of the pathway will require more concerted efforts Parking Cgadty' 63 64
Gateway,Washington&Main,and Traditional City Core reduce back outconflicts with through traffic.All rede- on behalf of MDC and the City.Interim redevelopment M.Ikwars attaohad d u B-faet. Bataohad.6-fear min,
districts.While efforts should be made to enhance district velopment must be considerate to and supportive ofthe enhancements may not require full improvements if the frag„mod gaps (oast side)
identities,With the proximity to the commercial districts, residential nature of this corridor segment. City is not able to expand and maintain pathway com- 8-fact landsoaPo baron,
opportunities existto blend boundaries for uses supportive ponents,but redevelopment must make allowances for B,Ifer(aa.sld,) Yari,s
I.
of the overall Destination Downtown vision plan. future installation.
P.thwa No Yes.IB-foet,io:(rest
DESCRIPTION OF ULTIMATE CONDITIONS:
While East 3rd is not intended to serve as an entryway r side)
INTENT:
corridor,it is importantfor connectivity into the downtown Bika Support No harrows
The primary intent ofthis cross-section and anyvariation is area and should be inviting.The tree lined streets with Parking i,pact:and fatnro.alu,s ara e,at.,do not mdiaato don.
to provide for a safe and convenient north-south pathway ample buffers for the detached pathways and sidewalks oonditi......doss,,,fml,,,plians,wither..s...ri-O,i..w.y,.flr,hy-
connectionbetweenCarltonandBroadway.The required are all important safety and aesthetic elements for the dre ta.a ad,thar o,nditl,ns,ay sits final o,,t.Sao Parking...uon,nder
ten-foot detached pathway must be on the west-side ofthe long-term health ofthe neighborhoods.Bulb-outs should So-aet Basig".
road to maintain alignment With the pathway configure- be developed at street corners to further enhance safety
DOWNTOWN MERIDIAN I CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN
EXHIBIT A TO P&Z RESOLUTION 20-02
Broadway Ave
BROADWAYAVENUE: Main Street to East 2nd Street
w
Mew hsing Earl}
Design's based on ROW along
f Preservation
A, e h nmabarn edge
Fe Parking 2
m
SidewalksNnvE
I. Pa hway flevf Y
r Streetscape MN, t
r Parkway Bufler
Furniture 'r'4 v
Fo lighting E
F F
Emitimihipn4ROW no,s sT
20'tn Ixu ingCL d Road(varies) 201n CL d IlmRmd 27Pedulnen
should reflect this.While the ten-foot multi-use pathway alignments across intersections,and to reduce setback
Main street to East 2nd street is required on the south-side of the street,it's possible impacts to neighboring properties and buildings.
that future pathway connectivity may be integrated with
CONSIDERATIONS: redevelopment,and the pathway pulled within the adfa- IMPLEMENTATION PROCESS: Cross-s a cllen Width 79-feet(ROW) 84.5-(eat
Broadway between Main and East 2nd is generally indus- cent property.On-street parking and standard streetscape Curb line changes necessaryto be supportiveof pedestrian Road Icon way I-way
trial storage on the southern side of the roadway,along to improvements are required,and must align and integrate activities and allow businesses greater street presence will Parkmg angled Parallel
the railroad tracks,and dominated by older buildings in with improvements to the east and west. likely require improvements to occur for the full length Parking Capacity' 31 IS
disrepair on the northern side.Sidewalk facilities are also in of the block,on one or both sides of the roadway.Unless oetachad.4 ro 5-fail
disrepair,and non-existent on the south.The streetscape DESCRIPTION OF ULTIMATE CONDITIONS:large scale redevelopment occurs,public participation will Walkways(aa silo) north side.none cn Detached.5-feet(hin)
on the north-side of Broadway has been redeveloped on The north-side of this cross-section includes standard be necessary for implementation and play a large role in south side,
the corridor segments both to the west and east—only required streetscape improvements,and a wider walkway redevelopment of the streetscape,particularly with the Wier W.aide) Varna:8-feat perctandardc
this segment is lacking improvements. consistent with other corridor improvements to the east. multi-use pathway.With eventual removal of existing angled pathway None Ye:
The south-side of the street provides the required path- parking,it is expected that additional off-street surface or Bike Seppt,t Nona None
INTENT: way connection,but may simply mirror improvements on garage parking will need to be provided elsewhereto offset
Future improvements will need to support mixed use the north-side,or'ust meet streetscape standards if the loss and accommodate future downtown parking needs 'Parking impacts and furore rime:are Rh,r esdo net Indicate interimPPP1PP9oonditlons.and assume full eompllanoe with cross sestlon.0rivaways,Orehy-
development and balance the pedestrian environmentwith pathway is integrated into future development through the Improvements on the north-side of the roadway should drams.and other-damne mar altar final court.Si.Parkmg eeceon under
parking provisions.It is expected that future redevelop- southern properties.Parallel parking is provided instead be focus to compliment Idaho and increase demand for Street 0esige.
ment on both sides of the road will be transit supportive of angled to enhance safety and create a more pedestrian land to the south.
higherdensity In ixed uses,and the pedestrian environment friendly corridor,and to lim it wider cross-sections,maintain
DOWNTOWN MERIDIAN I CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN
EXHIBIT A TO P&Z RESOLUTION 20-02
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
EXHIBIT 2-A
NOTICE OF HEARING –
MERIDIAN PRESS
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NOTICE OF REGULAR MEETING AND PUBLIC HEARING BY THE
CITY COUNCIL OF THE CITY OF MERIDIAN,IDAHO
TO CONSIDER THE URBAN RENEWAL PLAN FOR THE
UNION DISTRICT URBAN RENEWAL PROJECT
OF THE URBAN RENEWAL AGENCY OF MERIDIAN,IDAHO,ALSO KNOWN AS MERIDIAN DEVELOPMENT CORPORATION
NOTICE IS HEREBY GIVEN that on Tuesday,June 2,2020,at 6:00 p.m.in City Council Chambers,Meridian City Hall,33 E.
Broadway Avenue,Meridian,Idaho,the City Council of the City of Meridian,Idaho("City")will hold,during its regular meeting,
a public hearing to consider for adoption the proposed Urban Renewal Plan for the Union District Urban Renewal Project(the
Plan"),of the Urban Renewal Agency of Meridian,Idaho,also known as Meridian Development Corporation("Agency").The
urban renewal and revenue allocation area boundary is hereinafter described.The Plan proposes that the Agency undertake
urban renewal projects,including identifying public facilities for funding,pursuant to the Idaho Urban Renewal Law of 1965,
Title 50,Chapter 20,Idaho Code,as amended.The Plan being considered for adoption contains a revenue allocation financing
provision pursuant to the Local Economic Development Act,Title 50,Chapter 29,Idaho Code,as amended,that will cause
property taxes resulting from any increase in equalized assessed valuation in excess of the equalized assessed valuation as shown
on the base assessment roll as of January 1,2020,to be allocated to the Agency for urban renewal purposes.The Agency has
adopted and recommended approval of the Plan.
The general scope and objectives of the Plan are:
a. The engineering,design,installation,construction,and/or reconstruction of streets and streetscapes, including but not
limited to improvements and upgrades to E.Broadway Avenue,N.Main Street,E.2nd Street,and E.3rd Street and related
pedestrian facilities,curb and gutter,intersection and rail crossing improvements,and traffic signals;
b. The engineering,design,installation,construction,and/or reconstruction of storm water management infrastructure to
support compliance with federal,state,and local regulations for storm water discharge and to support private development,
c. The engineering, design, installation, construction, and/or reconstruction of utilities (within and outside of the
Project Area) including but not limited to improvements and upgrades to the water distribution system, water
capacity improvements,water storage upgrades,sewer system improvements and upgrades,gravity interceptor,and
improvements,and upgrades to power,gas,fiber optics,communications and other such facilities.Construction of
utilities outside of the Project Area are directly related to the growth and development within the Project Area,but
cannot be sited within the Project Area;
d. Removal,burying,or relocation of overhead utilities;removal or relocation of underground utilities;extension of electrical
distribution lines and transformers; improvement of irrigation and drainage ditches and laterals; undergrounding or
piping of laterals;addition of fiber optic lines or other communication systems;public parking facilities,and other public
improvements,including but not limited to,fire protection systems,roadways,curbs,gutters,and streetscapes,which for
purposes of this Plan,the term streetscapes includes sidewalks,lighting,landscaping,benches,signage,bike racks,public art,
and similar amenities between the curb and right-of-way line;and other public improvements,including public open spaces
that may be deemed appropriate by the Board;
e. The engineering,design,installation,and/or construction of a community/recreation facility,and related public improvements;
f. The engineering,design,installation,and/or construction of a public parking structure or structures and/or public surface
parking lot and related public improvements;
g. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan;
h. The management of any property acquired by and under the ownership and control of the Agency,
i. The provision for relocation assistance to displaced Project Area occupants and/or businesses as a result of any Agency
activity,as may be required by law;
j. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan;
k. The acquisition of real property for public right-of-way improvements,pedestrian facilities,utility undergrounding,public
parking facilities, useable public space,pathways,and streetscape improvements to create development opportunities
consistent with the Plan,including but not limited to future disposition to qualified developers and for qualified developments,
including economic development,and/or other public entities;
I. The demolition or removal of certain buildings and/or improvements for public rights-of-way,pedestrian facilities,utility
undergrounding,public parking facilities,useable public space,pathways and streetscape improvements to encourage
and enhance transportation and mobility options,decrease underutilized parcels,to eliminate unhealthful,unsanitary,
or unsafe conditions,eliminate obsolete or other uses detrimental to the public welfare or otherwise to remove or to
prevent the spread of deteriorating or deteriorated conditions and to promote economic growth and development or
redevelopment;
m. The disposition of real property through a competitive process in accordance with this Plan,Idaho law,including Idaho Code
50-2011,and any disposition policies adopted by the Agency;
n. The rehabilitation and adaptive reuse and repurposing of existing structures and improvements;
o. The preparation and assembly of adequate sites for the development and construction of facilities for mixed-use,residential,
commercial,retail areas,transit facilities,educational facilities and community and recreation facilities;
p. To the extent allowed by law,lend or invest federal or state funds to facilitate redevelopment;
q. The environmental assessment and remediation of brownfield sites,or sites where environmental conditions detrimental to
redevelopment exist;
r. In collaboration with property owners and other stakeholders,working with the City to amend zoning regulations(if
necessary)and standards and guidelines for the design of streetscape,plazas,pedestrian corridors,parks,open space and
other like public spaces applicable to the Project Area as needed to support implementation of this Plan;
s. Agency and/or owner-developer construction, participation in the construction and/or management of public parking
facilities that support a desired level and form of development to enhance the vitality of the Project Area;
t. The construction and financial support of cultural facilities and the enhancement and construction of parks,open spaces,and
public recreational facilities;
u. The provision of financial and other assistance to encourage and attract business enterprise including but not limited to
start-ups and microbusiness,unique cultural businesses,mid-sized companies,and large-scale corporations;
v. In conjunction with the City,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.
w. Other related improvements to those set forth above as further set forth in the Plan,Attachment 5.
Any such land uses as described in the Plan will be in conformance with zoning for the City of Meridian and the City of Meridian's
Comprehensive Plan as adopted by the City Council.Land made available will be developed by private enterprises or public
agencies as authorized by law.The Plan identifies various public and private improvements which may be made within the
Project Area.
The Urban Renewal Project Area and Revenue Allocation Area herein referred to is described as follows:
An area consisting of approximately 16 acres of underdeveloped land and right-of-way near the City's
downtown core and is generally bounded by E.Idaho Avenue to the north,E.Third Street to the east,a portion
of the railroad right-of-way to the south and N.Main Street to the west,and as more particularly described in
the Plan and depicted in the Map,below:
UNION D15TRICT
CITY OF MFRfDIAN,ADA COUNTY,IDAHO
i
1
E PINE AVE
x
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y N
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E IDAHO AVF Z
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1
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E BROUADWAY AVE
z array oFSFReer
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UNION PACIF:C RAILROAD
I
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11t Ir774
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riir`.vvrw I] 1a i ggaGL NTs
PROAKT, CIPM
2030S.WASHING"AVE
ONION DISTRICT EMMFJT,IDSMI7 12a01 x
ANNEXATION EXHIBIT BI1,LT LAX P;(2m)M-6104 F011IM74
MEROIAN In F: 20A 39"105 IWOSEC, 7, T3N• R I E, El.m. 200-914-6131 h}
AOA COLNTY, IDAHO '
21s020 WWW.S4WM0TH1S.CDN OF'
Copies of the proposed Plan are on file for public inspection and copying at the office of the City Clerk,Meridian City Hall,
33 E.Broadway Avenue,Meridian,Idaho,83642 between the hours of 8:00 o'clock a.m.and 4:00 o'clock p.m.,Monday through
Friday,exclusive of holidays.The Plan can also be accessed online at https•//bit.ly/UnionDistrict.For additional assistance in
obtaining a copy of the written materials,contact the office of the City Clerk at 208-888-4433.
At the hearing date,time,and place noted above(June 2,2020,at 6:00 p.m.),all persons interested in the above matters
may appear and be heard.Because social distancing orders may be in effect at the time of the hearing,written testimony is
encouraged.Written testimony must be submitted at least five working days prior to the hearing.Oral testimony may be limited
to virtual(internet)or telephonic means,and may be limited to three minutes per person.Information on accessing the meeting
remotely and participating in the virtual meeting can be found at www.meridiancity.org under the"Virtual Meeting Information"
tab.Additional information regarding providing testimony in compliance with any social distancing orders in effect may be
obtained by calling 208-888-4433 or by email at cityclerWmeridiancity.ora.
Meridian City Hall is accessible to persons with disabilities.All information presented in the hearing shall also be available
upon advance request in a form usable by persons with hearing or visual impairments,individuals with other disabilities may
receive assistance by contacting the City 24 hours prior to the hearing.
DATED:April 16,2020.
Chris Johnson,City Clerk
Publication date:Idaho Statesman May 1,2020.
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
EXHIBIT 2-B
NOTICE OF HEARING -
IDAHO STATESMAN
Idaho Statesman
Keeping you connected I IdahoStatesman,com
AFFIDAVIT OF PUBLICATION
RECEIVED
MAY 8 2020
CITY OF
t CLERKS OFFICE
Account # I Ad Number I Identification I PO I Amount Cos De th
262513 0004629405 hearing re Union District Plan -1 492.00 3 20.00 In
Attention: Adrienne Weatherly AMBAR LIZARRAGA, being duly
sworn, deposes and says: That she
CITY OF MERIDIAN - LEGAL is the Principal Clerk of The Idaho
33 E BROADWAY AVE SUITE 308 Statesman, a daily newspaper printed
MERIDIAN, ID 836422619 and published at Boise, Ada County,
State of Idaho, and having a
general circulation therein, and which
said newspaper has been
continuously and uninterruptedly
published in said County during a
period of twelve consecutive months
prior to the first publication of the
notice, a copy of which is attached
hereto: that said notice was published
in The Idaho Statesman, in conformity
with Section 60-108, Idaho Code, as
amended, for:
1 Insertions
Beginning issue of: 05/01/2020
r'--
Ep g issue of: 05/01/2020
l
Legals Clerk)
On this 1st day of May in the year of
2020 before me, a Notary Public,
personally appeared before me
Ambar Lizarraga known or identified
to me to be the person whose name
subscribed to the within instrument,
and being by first duly sworn,
declared that the statements therein
are true, and acknowledged to me
that she executed the same.
NOTICE OF REGULAR MEETING AND MEEK HEARING BY THE
CRY COUNOL OF THE CITY OF MERIDIAN, IDAHO
TO CONSIDER THE URBAN RENEWAL PLAN FOR THE
UNION DISTRICT URBAN RENEWAL PROIECT
Of THE URBAN RENEWAL AGENCY OF MERIDIAN, IDAHO, ALSO KNOWN AS MENDIAN DEVELOPMENT CORPORATION
NOTTA IS HEREBY GIVEN&at a Tuesdry. lwe 2, 2020, at&. pm, h G1, C.—A Cham k Mahlon Cly HA 33E
bead,sa,,Awa:e. NwLm, Idahq the C7 Cwod of the G1, of MSM. led. ('G1,')w ) hoK d,vvg 111 meeti%
a wbEk beamg to catidu feoadeptlon the poposed Wba, R—Aal Plan To, the Uric DoD4 Ubao Rin l P,*d (de
a the Urban —.1 Agvuy a1 seervfa^, Mahe also la—, as eferdat DeWopnat Corpaat'.a ('Ag,,q'). 11e
Lrhan renewal ad remove .1—e. aea boada y Is Faei after desMbM. the Pas popose dot &e Agug Lederlake
obas_tpax%loskelg1I fy'agwb^x faDt-fe, Rady.p—,t to&e Idako&ban Re of Izn of 1%5,
Tole SO, Qopea 20, Idaho code, as ame I&I Th, Plan MN mvidnM I. adopea m,uhs a — asa,Ad 6mrsbg
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WoWb V anrewtkrghom aVI-.1 h-.1;,,ed,,—d vafst m In—of tfs<-.k,,d assessedsat aOatass
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adopted aM ruanme,ded appwal 01IHan
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hbr.Ls, doe Idaho Salesman May 1, 2021
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
EXHIBIT 3
UNION DISTRICT PLAN
URBAN RENEWAL DISTRICT ORDINANCE – 20-1882
EXHIBIT 4
SUMMARY OF ORDINANCE
NOTICE AND PUBLISHED SUMMARY
OF ORDINANCE PURSUANT TO I.C. § 50-901(A)
CITY OF MERIDIAN ORDINANCE NO. 20-1882
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MERIDIAN,
APPROVING THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN
RENEWAL PROJECT, WHICH PLAN INCLUDES REVENUE ALLOCATION
FINANCING PROVISIONS; AUTHORIZING THE CITY CLERK TO TRANSMIT A
COPY OF THIS ORDINANCE AND OTHER REQUIRED INFORMATION TO THE
COUNTY, AFFECTED TAXING ENTITIES, AND STATE OFFICIALS ; PROVIDING
SEVERABILITY; APPROVING THE SUMMARY OF THE ORDINANCE; AND
PROVIDING AN EFFECTIVE DATE.
SUMMARY OF UNION DISTRICT PLAN
The Urban Renewal Plan for the Union District Urban Renewal Project (“Union District
Plan”) was prepared by the urban renewal agency of the city of Meridian aka the Meridian
Development Corporation (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 laws and ordinances
and was approved by the Agency. The Union District Plan provides for the Agency to undertake
urban renewal projects pursuant to the Law and the Act. The Union District Plan contains a
revenue allocation financing provision pursuant to the Act that will cause property taxes resulting
from any increases in equalized assessed valuation in excess of the equalized assessed valuation as
shown on the original base assessment roll as of January 1, 2020, to be allocated to the Agency for
the urban renewal purposes. The duration of the Union District Plan is for twenty (20) years and
includes a termination process for the Plan.
The general scope and objectives of the Plan include but are not limited to roadway improvements,
sidewalks and pedestrian ways, drainage improvements, public and private utilities such as sewer
and water, irrigation facility improvements, right-of-way acquisition, remediation of
environmental issues, enhancement of open areas and public recreation facilities, and such other
elements required for the project and authorized by Idaho Code Section 50-2007 and 50-2903(13).
Any such land uses as described in the Plan will be in conformance with zoning for the City of
Meridian and the Meridian Comprehensive Plan.
The Plan identifies various public and private improvements which may be made within the
Project Area, including the engineering, design, installation, and/or construction of a
community/recreation facility, and related public improvements; and the engineering, design,
installation and/or construction of a public parking structure or structures and/or public surface
parking lot and related public improvements.
The Urban Renewal Project Area and Revenue Allocation Area herein referred to is described as
follows:
An area consisting of approximately 16 acres of underdeveloped land and right-of-
way near the City’s downtown core and is generally bounded by E. Idaho Avenue
to the north, E. Third Street to the east, a portion of the railroad right-of-way to the
south and N. Main Street to the west. The area is more particularly described in the
Plan and is depicted in the map below.
EXHIBITS TO THE ORDINANCE
Exhibit 1 Findings of the Planning and Zoning Commission for the City of Meridian, Idaho,
Validating Conformity of the Urban Renewal Plan for the Union District Urban
Renewal Project with the City of Meridian’s Comprehensive Plan
Exhibit 2 Notices of Public Hearing Published in the Meridian Press and the Idaho Statesman
Exhibit 3 Urban Renewal Plan for the Union District Urban Renewal Project
Exhibit 4 Ordinance Summary
This Ordinance shall be in full force and effect immediately upon its passage, approval, and
publication and shall be retroactive to January 1, 2020, to the extent permitted by the Act.
Upon the effective date of this Ordinance, the City Clerk is authorized and directed to transmit to
the County Auditor and Ada County Assessor, and to the appropriate officials of Ada County
Board of County Commissioners, City of Meridian, Ada County Highway District, Joint School
District No 2, Ada County Ambulance/EMS, Meridian Cemetery District, College of Western
Idaho, Meridian Library District, Mosquito Abatement District, the Western Ada Recreation
District, and the State Tax Commission a copy of this Ordinance, a copy of the legal description
of the boundaries of the Revenue Allocation Area, and a map or plat indicating the boundaries of
the Project Area.
A full text of this ordinance and the Plan are available for inspection at City Hall, City of
Meridian, 33 East Broadway Avenue, Meridian, Idaho.
__________________________________________
City of Meridian
Mayor and City Council
By: Chris Johnson, City Clerk
First Reading: 5/26/2020; Second Reading and Public Hearing: 6/02/2020; Third Reading and
Public Hearing: 6/09/2020
STATEMENT OF MERIDIAN CITY ATTORNEY AS TO ADEQUACY OF SUMMARY
OF ORDINANCE NO. 20-1882
The undersigned, William L.M. Nary, City Attorney of the City of Meridian, Idaho, hereby
certifies that he is the legal advisor of the City and has reviewed a copy of the attached Ordinance
No. 20-1882 of the City of Meridian, Idaho, and has found the same to be true and complete and
provides adequate notice to the public pursuant to Idaho Code § 50-901A (3).
DATED this ______ day of June, 2020.
William. L.M. Nary, City Attorney