21-2274 Urban Renewal Idaho Block Annexation Area Eligibility for the Idaho Block Annexation Area as a Urban Renewal Area Item#24.
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MEMO TO CITY COUNCIL
Request to Include Topic on the City Council Agenda
From: Cameron Arial, Community Development Meeting Date: July 6, 2021
Presenter: Cameron Arial Estimated Time: 15 minutes
Topic: Resolution No. 21-2274: A Resolution of the Mayor and the City Council of the City of
Meridian, Idaho,Accepting that Certain Report on Eligibility for the Idaho Block
Annexation Area as an Urban Renewal Area and Revenue Allocation Area and
Justification for Designating the Area as Appropriate for an Urban Renewal Project;
Determining that the Area Identified in the Report as the Proposed Amendment Area
Adjacent and Contiguous to the Existing Union District Revenue Allocation Area
Within the City of Meridian,to be a Deteriorated Area or a Deteriorating Area, or a
Combination Thereof, as Defined by Idaho Code Sections 50-2018(9) and 50-
2903(8); Directing the Urban Renewal Agency of the City of Meridian, Idaho, also
Known as the Meridian Development Corporation, to Commence the Preparation of
an Urban Renewal Plan Amendment, which Plan Amendment May Include Revenue
Allocation Provisions For All or Part of the Area; and Providing an Effective Date
Background
While downtown Meridian is beginning to experience renewed interest, the challenges in
revitalizing aging downtown properties are still apparent. New private investment in the original
downtown Meridian Revitalization District ("original District") has been hampered by the 2008-
2009 recession and, more recently, by uncertainties surrounding COVID-related changes in the
commercial real estate market and rising development costs.
Meridian Development Corporation ("MDC") has been engaged in urban renewal efforts in the
original District since its adoption in late 2002. The original District will sunset in 2026. With
limited time to utilize the urban renewal tools available to assist in funding public infrastructure
improvements, many properties are likely to remain underutilized without intervention.
It is difficult for property owners to justify redevelopment of the small, infill sites that make up the
majority of the original District and fund the required public infrastructure improvements that
condition development.
Based on inquires and interest in the Idaho Block Study Area ("Study Area"), pictured below, MDC
retained Kushlan I Associates to prepare an Eligibility Report to assess the viability of the Study
Area as an urban renewal project and evaluate its concurrence with Idaho Code requirements. The
Eligibility Report (Exhibit A of the proposed resolution) cites the conditions necessary as well as
the financial findings required. The Study Area is proposed to be annexed into the adjacent Union
District, created in 2020.
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Item#24.
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Current market rents cannot support development costs or produce the returns necessary to
secure private equity investment or traditional bank financing for redevelopment of the small
parcels in the Study Area. The assemblage of parcels can spread soft development costs over a
larger area and when coupled with MDC's ability to fund public infrastructure improvements
required of new development, can spur development interest.
MDC accepted the Idaho Block Study Area Eligibility Report and, through MDC Resolution 21-027
adopted on June 9, 2021 (Exhibit B of the proposed resolution), authorized its transmittal to the
City Council for consideration and, if accepted as appropriate for an urban renewal project,
subsequent direction for MDC to proceed with preparation of an amended urban renewal plan
providing for the annexation of the Study Area into the Union District.
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Item#24.
Annexation of the Idaho Block Study Area's 11 parcels will add 1.461 acres to the existing 16-acre
Union District. Idaho Code allows for a one-time amendment to extend the boundary of an existing
revenue allocation area if the new area is contiguous and not more than ten percent of the existing
area.
A study area is required to meet at least one of ten conditions specified in Idaho Code Sections 50-
2018(9) and 50-2903(8) to qualify for urban renewal activities. The Eligibility Report finds that
the Study Area meets four of the ten criteria (Eligibility Report, page 13).
Approval of this resolution provides for:
• Acceptance of the Idaho Block Study Area Eligibility Report,
• Determination that the Study Area is contiguous to the existing Union District and, as
specified in the Eligibility Report, meets the findings and characteristics stipulated in Idaho
Code to establish an urban renewal plan amendment, and
• Directs MDC to prepare a First Amendment to the Union District Urban Renewal Plan to
annex the Study Area into the Union District.
Future Actions
The public hearing and second reading of the ordinance to adopt the Second Amendment to the
Meridian Revitalization Urban Renewal District providing for the deannexation of the Idaho Block
Study Area from the original District also appear on this evening's agenda for Council
consideration.
Following Council acceptance of the Eligibility Report and direction for MDC to begin preparation
of an amendment, staff and consultants will prepare a plan amendment specific to the annexation
of the Study Area into the Union District. City and MDC staff will inform and engage property
owners. In addition, Planning and Zoning Commission must review the proposed plan to validate
its conformity with the City Comprehensive Plan.
The First Amendment to the Union District Urban Renewal Plan will then be brought to the City
Council for consideration and final adoption following three ordinance readings and a public
hearing. It is anticipated that these final actions will occur mid-November through early December
2021.
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Item#24.
CITY OF MERIDIAN RESOLUTION NO. 21-2274
BY THE CITY COUNCIL: BERNT, BORTON, CAVENER,
HOAGLUN, PERREAULT, STRADER
A RESOLUTION OF THE MAYOR AND THE CITY COUNCIL OF THE CITY OF
MERIDIAN, IDAHO, ACCEPTING THAT CERTAIN REPORT ON ELIGIBILITY FOR
THE IDAHO BLOCK ANNEXATION AREA AS AN URBAN RENEWAL AREA AND
REVENUE ALLOCATION AREA AND JUSTIFICATION FOR DESIGNATING THE
AREA AS APPROPRIATE FOR AN URBAN RENEWAL PROJECT; DETERMINING
THAT THE AREA IDENTIFIED IN THE REPORT AS THE PROPOSED
AMENDMENT AREA ADJACENT AND CONTIGUOUS TO THE EXISTING UNION
DISTRICT REVENUE ALLOCATION AREA WITHIN THE CITY OF MERIDIAN, TO
BE A DETERIORATED AREA OR A DETERIORATING AREA, OR A
COMBINATION THEREOF, AS DEFINED BY IDAHO CODE SECTIONS 50-2018(9)
AND 50-2903(8); DIRECTING THE URBAN RENEWAL AGENCY OF THE CITY OF
MERIDIAN, IDAHO, ALSO KNOWN AS THE MERIDIAN DEVELOPMENT
CORPORATION, TO COMMENCE THE PREPARATION OF AN URBAN RENEWAL
PLAN AMENDMENT, WHICH PLAN AMENDMENT MAY INCLUDE REVENUE
ALLOCATION PROVISIONS FOR ALL OR PART OF THE AREA; AND PROVIDING
AN EFFECTIVE DATE.
WHEREAS, the City Council (the "City Council") of the City of Meridian, Idaho (the
"City"), found that deteriorating areas exist in the City, therefore, for the purposes of the Idaho
Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended(the "Law"), created
an urban renewal agency pursuant to the Law, authorizing the agency to transact business and
exercise the powers granted by the Law and the Local Economic Development Act, Chapter 29,
Title 50, Idaho Code, as amended (the "Act") upon making the findings of necessity required for
creating the Urban Renewal Agency of the city of Meridian, Idaho, also known as the Meridian
Development Corporation ("MDC");
WHEREAS, the Mayor has duly appointed the Board of Commissioners of MDC (the
"MDC Board"), which appointment was confirmed by the City Council;
WHEREAS, on October 8, 2002, the City Council, 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 adopted its Ordinance No.
02-987 on December 3, 2002, approving the Downtown District Plan, making certain findings
RESOLUTION NO. 21-2274 - 1 Page 484
Item#24.
and establishing the Downtown District revenue allocation area (the "Downtown District Project
Area");
WHEREAS, 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 hearings, the City Council adopted its Ordinance No.
16-1695 on June 21, 2016, approving the Ten Mile Plan, making certain findings and
establishing the Ten Mile revenue allocation area(the "Ten Mile 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.
20-1881 on June 9, 2020, approving the First Amendment to the Downtown District Plan
deannexing certain parcels and making certain findings (collectively, the Downtown District
Plan, and amendments thereto, are referred to as the "Existing Downtown District Plan," and the
Downtown District Project Area, and amendments thereto, are referred to as the "Existing
Downtown District Project Area");
WHEREAS, the City Council, after notice duly published, conducted a public hearing on
the Urban Renewal Plan for the Union District Urban Renewal Project (the "Union District
Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance No.
20-1882 on June 9, 2020, approving the Union District Plan, making certain findings and
establishing the Union District revenue allocation area(the "Union District Project Area");
WHEREAS, the Existing Downtown District Plan, the Ten Mile Plan, and the Union
District Plan and their project areas are collectively referred to as the "Existing Project Areas;"
WHEREAS, based on inquiries and information presented by certain interested parties
and property owners, MDC commenced certain discussions concerning examination of an
additional area as appropriate for an urban renewal project;
WHEREAS, in 2021, Kushlan I Associates commenced an eligibility study and
preparation of an eligibility report for an area 1.461 acres in size, which is currently located
within the boundaries of the Existing Downtown District Project Area, which area is subject to a
deannexation from the Existing Downtown Project Area. The area is located generally in the
central part of the City on the block bounded by Main Street on the west, Idaho Avenue on the
north, NE 2nd Street on the east, and Broadway Avenue on the south. The area is adjacent and
contiguous to the Union District Project Area. The eligibility study area is commonly referred to
as the Idaho Block Annexation Study Area(the "Study Area");
WHEREAS, MDC obtained an eligibility report entitled Idaho Block Annexation to
Union District (Proposed) Eligibility Report, dated June 2021 (the "Report"), which examined
RESOLUTION NO. 21-2274 - 2 Page 485
Item#24.
the Study Area, for the purpose of determining whether such area is a deteriorating area, a
deteriorated area, or a combination of both a deteriorating area and a deteriorated area, as those
terms are defined by Idaho Code Sections 50-2018(8), (9) and 50-2903(8);
WHEREAS, the Report, a copy of which is attached hereto as Exhibit A, found the
existence of one or more of the statutory criteria for the Study Area to be considered eligible for
urban renewal activities;
WHEREAS, pursuant to Idaho Code Sections 50-2018(8), (9) and 50-2903(8), which
define the qualifying conditions of a deteriorating area and a deteriorated area, several of the
conditions necessary to be present in such an area are found in the Study Area, i.e.,
a. age or obsolescence;
b. faulty lot layout in relation to size, adequacy, accessibility, or usefulness; obsolete
platting;
C. diversity of ownership; and
d. results in economic underdevelopment of the area;
WHEREAS, the effects of the listed conditions cited in the Report result in economic
underdevelopment of the area, 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 Report finds there is no open land within the Study Area as
contemplated in Idaho Code Sections 50-2018(9), 50-2903(8)(c), and 50-2008(d), and there are
not any agricultural operation parcels subject to property owner consent pursuant to Idaho Code
Sections 50-2903(8)(f) and 50-2018(8) and (9);
WHEREAS, MDC, on June 9, 2021, adopted Resolution No. 21-027 (a copy of which is
attached hereto as Exhibit B and incorporated herein by this reference, without attachments
thereto) accepted the Report and authorized the Chair, Vice-Chair, or Administrator of MDC to
transmit the Report to the City Council requesting its consideration for designation of an urban
renewal area and requesting the City Council to direct MDC to prepare an urban renewal plan for
the Study Area, which plan may include a revenue allocation provision as allowed by law;
WHEREAS, the Report includes a preliminary analysis concluding the base assessment
roll value for the Study Area along with the base assessment rolls for the Existing Project Areas
and any proposed revenue allocation areas, do not exceed 10% of the current assessed valuation
of all taxable property within the City;
WHEREAS, the Report includes a preliminary analysis concluding the Study Area does
not exceed 10% of the geographical area contained within the existing Union District Revenue
Allocation Area, and the Study Area is contiguous to the Union District Project Area;
WHEREAS, pursuant to Idaho Code Section 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 a deteriorating area, or combination thereof, and designated such area
as appropriate for an urban renewal project;
RESOLUTION NO. 21-2274 - 3 Page 486
Item#24.
WHEREAS, Idaho Code Section 50-2906 also requires that in order to adopt an urban
renewal plan (or plan amendment) containing a revenue allocation financing provision, the local
governing body must make a finding or determination that the area included in such plan (or plan
amendment) is a deteriorated area, a deteriorating area, or a combination thereof; and
WHEREAS, it is desirable and in the best public interest that MDC prepare an urban
renewal plan amendment for the area identified as the Idaho Block Annexation Study Area in the
Report located in the city of Meridian, county of Ada, state of Idaho.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF MERIDIAN, AS FOLLOWS:
Section 1. That the City Council acknowledges acceptance and receipt of the Report.
Section 2. That the City Council finds and declares that the Idaho Block Annexation
Study Area identified in the Report, attached hereto as Exhibit A, is a deteriorated area, a
deteriorating area, or a combination thereof, existing in the City, as defined in Title 50, Chapters
20 and 29, Idaho Code, as amended, and qualifies as an urban renewal project and justification
exists for designating the area as appropriate for an urban renewal project.
Section 3. That the City Council finds and declares there is a need for MDC, an
urban renewal agency, to function in accordance with the provisions of Title 50, Chapters 20 and
29, Idaho Code, as amended, within a designated area for the purpose of establishing an urban
renewal plan amendment.
Section 4. That having made such designation, the City Council hereby directs MDC
to commence preparation of an urban renewal plan amendment to annex the Study Area into the
existing Union District Project Area for consideration by the MDC Board and, if acceptable,
final consideration by the City Council in compliance with Title 50, Chapters 20 and 29, Idaho
Code, as amended.
Section 5. That this Resolution shall be in full force and effect immediately upon its
adoption and approval.
ADOPTED By the Council of the City of Meridian, Idaho, this 6th day of July 2021.
APPROVED By the Mayor of the City of Meridian, Idaho, this 6th day of July 2021.
APPROVED:
MAYOR Robert E. Simison
ATTEST:
CITY CLERK Chris Johnson
RESOLUTION NO. 21-2274 -4 Page 487
Item#24.
Exhibit A
Idaho Block Annexation to Union District
(Proposed)
Eligibility Report
Prepared for
The Meridian Development Corporation
June 2021
planning and managemenl services
Kushlan I Associates
Boise, Idaho
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Item#24.
Introduction: Kushlan I Associates was retained by the Urban Renewal Agency of
the City of Meridian, Idaho, also known as the Meridian Development Corporation (the
"MDC") to assist in their consideration of annexing a portion of the existing Downtown
District to the Union Urban Renewal District'in the City of Meridian, Idaho.
Elected Officials serving the City of Meridian are:
Mayor: Robert Simison
Council President: Treg Bernt
Council Vice President: Brad Hoaglun
Council Members: Joe Borton
Luke Cavener
Liz Strader
Jessica Perreault
City Staff
Community Development Director: Cameron Arial
Idaho Code § 50-2006 states: "URBAN RENEWAL AGENCY. (a)There is hereby created
in each municipality an independent public body corporate and politic to be known as the
"urban renewal agency" that was created by resolution as provided in section 50-2005,
Idaho Code, before July 1, 2011, for the municipality..." to carry out the powers
enumerated in the statutes.The Meridian City Council adopted Resolution 01-397 on July
24, 2001 bringing forth those powers within the City of Meridian.
The Mayor,with the confirmation of the City Council,has appointed nine members to the
MDC Board of Commissioners(the"MDC Board").The MDC Board currently oversees the
implementation of three urban renewal districts.Two are focused on the revitalization of
downtown Meridian. The first, the Meridian Revitalization Plan Urban Renewal Project
(the "Downtown District") was established by the City Council's adoption of Ordinance
No. 02-987 on December 3, 2002. The second district, the Urban Renewal Plan for the
Union District Urban Renewal Project (the "Union District") was established with the
adoption of Ordinance No. 20-1882 on June 9, 2020. Both the Downtown District and the
Union District are focused on redevelopment activities in and around the City's downtown
core.The third district,the Urban Renewal Plan for the Ten Mile Road-A Urban Renewal
Project (the "Ten Mile District") was established by Ordinance No. 16-1695 adopted on
June 21, 2016, and is focused on economic development outside of the City's core to
support implementation of the Ten Mile Interchange Specific Area Plan.
The current membership of the Commission is as follows:
Chair: David Winder
Vice Chairman Nathan Mueller
Secretary/Treasurer Steve Vlassek
Commissioners Dan Basalone
Rob McCarvel
Treg Bernt
Tammy deWeerd
Diane Bevan
Kit Fitzgerald
' Throughout this Study,urban renewal/revenue allocation area will be referred to as an"urban renewal
district."
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Staff:
Urban Renewal Administrator: Ashley Squyres
Legal Counsel: Todd Lakey
Map of the Downtown District (excluding shaded area)
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Background:
While Native Americans inhabited the area for centuries, the development of the
community of Meridian,as we know it today,evolved through the late nineteenth century.
European settlement started in the 188os and was originally located on a farm owned by
the Onweiler family. A school was opened in 1885. The U.S. Postal Service established a
mail drop along the Oregon Short Line Railroad and the site was named Hunter after its
superintendent. Community activity grew around this mail stop focused on the railroad.
In 1893 an Odd Fellows lodge was organized and called itself Meridian, acknowledging
that it was located on the Boise Meridian the primary North-South survey benchmark for
Idaho. That name grew in primary use as the name of the settlement and the Village of
Meridian was incorporated in 1903 with a population of approximately 200.
The economy had traditionally been focused on the support of the surrounding
agricultural activities. A major creamery was established in the community in 1897 to
support the nearby dairies. Fruit orchards were located throughout the area.
Meridian was a significant stop on the Interurban electric railway from 1908 to 1928.This
service provided convenient access for passengers and freight in both easterly and westerly
directions.
Throughout most of the loth century, Meridian remained a relatively quiet community
focused on its agricultural roots.US Census Bureau data,reflects a igio population of 619
people growing to 2,616 by 1970. However, starting in 1970 the pace of growth in
Southwest Idaho quickened and Meridian's growth initially reflected, and then exceeded
the regional rates by significant margins.Over the past twenty-five years the rate of growth
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has been startling by any reasonable standard.The following table reflects that population
growth over the city's history.
1903 (Incorporation Estimate) 200
1910 619
1920 1,013
1930 1,004
1940 1,465
1950 1,500
196o 2,100
1970 2,600
198o 6,658
1990 9,596
2000 34,919
2010 75,092
2020 114,200
2021 (Estimate) 129,555
When income statistics are compared to statewide numbers, the population of Meridian
compares favorably with the rest of Idaho in these categories. The median household
income in Meridian is $71,389, approximately 28%above the statewide figure of$55,785•
Per capita money income for the Meridian population is $33,328 as compared to the
statewide number of$27,970. The percentage of the Meridian population below poverty
level is 8.6% as compared to the statewide number of 11.2%.
Investment Capacity: Cities across the nation actively participate in the economic
vitality of their communities through investment in infrastructure. Water and sewer
facilities as well as transportation, communication, electrical distribution and other
systems are all integral elements of an economically viable community. Idaho cities have
a significant challenge in responding to these demands along with the on-going need to
reinvest in their general physical plant to ensure it does not deteriorate to the point of
system failure. They face stringent statutory and constitutional limitations on revenue
generation and debt as well as near total dependence upon state legislative action to
provide funding options.These strictures severely constrain capital investment strategies.
The tools made available to cities in Title 50,Chapters 20 and 29,the Urban Renewal Law
and the Local Economic Development Act are some of the few that are available to assist
communities in their efforts to support economic vitality. New sources of State support
are unlikely to become available in the foreseeable future, thus the City of Meridian's
interest in exploring the potential for modifying the Union Urban Renewal District is an
appropriate public policy consideration.
The City of Meridian initially established its Urban Renewal Agency in 2001. As noted
above, the Downtown District's exclusive focus, limited by the boundaries of the district,
is on the traditional downtown area of Meridian.The Ten Mile District was created in 2016
and was designed to support the implementation of the Ten Mile Interchange Specific Area
Plan.A third urban renewal district,the Union District,was created in 2020 from an area
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Item#24.
de-annexed from the original Downtown District to support a significant mixed use-
project.
The proposed Northern Gateway Urban Renewal District would, if approved by the MDC
Board of Commissioners and Meridian City Council, would remove 145 parcels from the
existing Downtown District and combine those with other properties and rights-of-way
north of Fairview Avenue and southeast of Fairview Avenue to establish a new district.
The Union District annexation of the block located in downtown Meridian, bounded by
Main Street, Idaho Avenue, NE end Street and Broadway Avenue is designated for this
study as the Idaho Block. The Idaho Block is currently located within the boundaries of
the Downtown District2 but is being considered for de-annexation to allow for inclusion
into the adjacent Union District.
Comprehensive Plan:
The City of Meridian Comprehensive Plan, updated in 2oig designates the area under
review as Old Town.
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2 The Second Amendment to the Meridian Revitalization Plan seeking to deannex certain parcels from the
existing Downtown District,including what is referred to as the Idaho Block parcels that are contemplated
to be considered for annexation into the existing Union District Project Area pursuant to Idaho Code
Section 50-2033,has been approved by the MDC Board and submitted to the City for its consideration.
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Item#24.
The Meridian Comprehensive Plan details the anticipated land uses in the various
designations throughout the city.Those uses for the Old Town Area are articulated
below.
Old Town Land Uses
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
Steps in Consideration of an Amendment to an Urban
Renewal District:
The first step in consideration of amending an urban renewal district to add area in Idaho
is to define a potential area for analysis as to whether conditions exist within it to qualify
for redevelopment activities under the statute. We have called this the"Study Area."
The next step in the process is to review the conditions within the Study Area to determine
whether the area is eligible for annexation into an existing district. The State Law
governing urban renewal sets out the following criteria, at least one of which must be
found,for an area to be considered eligible for urban renewal activities:
1. The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures and Deterioration of Site or Other Improvements [50-2018(9)
and 50-2903(8)(b); 50-2903(8)(c)]
2. Age or Obsolescence 150-2018(8) and 50-2903(8)(a)]
3. Predominance of Defective or Inadequate Street Layout 150-2018(9) and
50-2903(8)(b)]
71 Page 495
Item#24.
4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or
Usefulness; Obsolete Platting 150-2018(9) and 50-2903(8)(b); 50-
2903(8)(c)]
5. Insanitary or Unsafe Conditions L50-2oi8(9) and 50-2903(8)(b)]
6. Diversity of Ownership 150-2oi8(9) and 50-2903(8)(b); 50-2903(8)(c)]
7. Tax or Special Assessment Delinquency 150-2018(9) and 50-2903(8)(b)]
8. Defective or Unusual Conditions of Title L50-2oi8(9) and 50-2903(8)(b)]
9. Results in Economic Underdevelopment of the Area 150-2903(8)(b); 50-
2903(8)(c)]
10. Substantially Impairs or Arrests the Sound Growth of a Municipality 150-
2018(9) and 50-2903(8)(b); 50-2903(8)(c)]
If the Eligibility Report finds that one or more of the conditions noted above exists within
the Study Area,then the Agency may accept the findings and forward the Eligibility Report
to the City Council for their consideration. If the City Council concurs with the
determination of the Agency, they may direct that an Amendment to the Urban Renewal
Plan be developed for the area that addresses the issues raised in the Eligibility Report.
The Agency then acts to prepare the Amendment to the Urban Renewal Plan annexing the
area into the existing District and establishing a Revenue Allocation Area for the expansion
area to fund improvements called for in the Plan Amendment. Once the Plan Amendment
for the District and Revenue Allocation Area are completed,the Agency Board forwards it
to the City Council for their consideration.
The City Council must refer the Amendment to the Urban Renewal Plan to the Planning
and Zoning Commission to determine whether the Plan Amendment, as presented, is
consistent with the City's Comprehensive Plan and make a corresponding finding.At the
same time, other taxing entities levying property taxes within the boundaries of the
proposed Urban Renewal District are provided a thirty-day opportunity to comment on
the Plan Amendment to the City Council.While the taxing entities are invited to comment
on the Plan Amendment,their concurrence is not required for the City Council to proceed
with formal consideration.
Based on legislative changes to Idaho Code § 50-2908(2)(a), effective July 1, 2020, the
Ada County Highway District (ACHD) is allocated all of the taxes levied by ACHD within
a revenue allocation area first formed or expanded to include property on or after July 1,
2020(including taxes levied on the base and increment values),which would apply to this
proposed district, if formed. However,ACHD and MDC may enter into an agreement for
a different allocation, which agreement shall be submitted to the State Tax Commission
and to the Ada County Clerk by ACHD as soon as practicable after the parties have entered
in the agreement and by no later than September 1 of the year in which the agreement
takes effect. In the case of the Union District Annexation Study Area, the affected taxing
districts are:
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• The City of Meridian
• The West Ada School District(School District No. 2)
• Ada County
• Emergency Medical District/Ada County Ambulance
• Mosquito Abatement District
• The Ada County Highway District
• Meridian Library District
• Meridian Cemetery District
• Western Ada Recreation District
• College of Western Idaho
Once the Planning and Zoning Commission makes their finding of conformity and the
thirty-day comment period has passed, the City Council is permitted to hold a public
hearing and formally consider the adoption of the Plan Amendment annexing the
expansion area into the existing Urban Renewal District and Revenue Allocation Area.
The City Council must also find that the taxable value of the district to be created plus the
Base Assessed Value of any existing Urban Renewal / Revenue Allocation Area does not
exceed the statutory maximum of io%of the citywide assessed valuation.
If the City Council, in their discretion chooses to proceed, they will officially adopt the
Amendment to the Urban Renewal Plan and Revenue Allocation Area and provide official
notification of that action to the affected taxing districts,County Assessor and Idaho State
Tax Commission.
The Agency then proceeds to implement the Plan Amendment.
Description of the Union District Annexation Study Area:
The Study Area subject to the current review is generally located in the central part of
Meridian on the block bounded by Main Street on the west, Idaho Avenue on the north,
NE end Street on the east and Broadway Avenue on the south.It contains 1.165 parcel acres
(1.461 acres including to the centerline of Idaho Avenue) or 45,867.48square feet divided
into eleven separate lots. Three lots3 are vacant with the remaining lots containing
structures built during the early part of the 20g'Century.
The size and value information presented below was derived from the Ada County
Assessor's on-line parcel information system4.
s While R5672000631 and R5672000632 are also vacant,combined these vacant lots represent.005 acres.
4 For purposes of this Study,the 2020 taxable values were reviewed as at the time of this review the 2021
value information was not available.Use of the 2020 values provides a more conservative analysis as it is
generally understood significant value increases will occur in 2021.Further,based on the adoption of
H389,effective retroactive to January 1,2021,the Homeowner Property Tax Exemption will increase to a
maximum of$125,000.This is anticipated to further reduce the base.Again,as the 2021 tax assessments
were not yet available at the time this Study was prepared,the 2020 data has been used.The 10%analysis
set forth below will ultimately be revisited in any further amendment to the urban renewal plan.
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Idaho Block Parcel Data
Table 1
Tax Parcel Site Address Lot Size Assessed Assessed Total Year
Sq.Ft. Value Land Value Assessed Constructed
Improvements Value
R567200068o 105 E Idaho Ave 6,o98 $85,400 $535,100 $620,500 1935
R567200069 72o N Main St 2,178 $28,300 $369,1oo $397,400 1937
R5672000651 113 E Idaho Ave 14,8io $162,900 $927,200 $1,090,100 1947
R5672000642 127 E Idaho Ave 5,314 $74,400 $428,000 $502,400 1905
R5672000636 139 E Idaho Ave 2,875 $37,400 $203,600 $241,000 1915
R5672000630 725 NE end St 3,485 $45,300 $38o,9oo $426,200 1945
R56720006io 13o E Broadway Ave 3,485 $41,800 $o $41,800 Vacant
R5672000615 132 E Broadway Ave 4,356 $52,300 $o $52,300 Vacant
R5672000625 io9 NE end St 3,049 $39,600 $o $39,600 Vacant
R567200063i NE end St 87.12 $1,100 $o $1,100 Vacant
R5672000632 NE end St I 13o.68 1 $1,700 1 $o 1 $1,700 1 Vacant
45,867.48 1 $570,200 1 $2,843,900 $3,414,100
Union Urban Renewal District Annexation
1-7
1
jL 1! r S F
M
The Study Area
The Union District Annexation Study Area consists of eleven (n) tax parcels located in
central Meridian on the block bounded by Main Street on the west, Idaho Avenue on the
north,NE end Street on the east and Broadway Avenue on the south.The properties within
the Study Area carry zoning designations consistent with its historic usage.Old Town(OT)
zoning designations are in place on all eleven parcels.Ada County Assessor records show
that none of the properties reflect a Homeowners Property Tax Exemption indicating there
are no owner-occupied residences. The rights-of way for the afore-mentioned streets are
excluded from the de-annexation with the exception of the south half of Idaho Avenue
between Main Street and NE end Street.
The Study Area is one of the older developed areas in the community. As noted above,
Meridian was established in the 188os and eventually incorporated as a Village under
Idaho law in 1903.All of the structures date from the period from 1905 to 1947•
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When the improvement value assigned to a parcel is less than or approaches the land
value, a deteriorated or deteriorating condition is present.National real estate appraisal
standards suggest that in an economically viable property,land value should contribute
approximately 30% of the total value leaving 70%to the improvements.As that ratio
shifts,with improvement value declining as a proportion of the total, a condition of
disinvestment is determined to be present.At a point when the improvement value
represents less than 50%of the total(i.e.,improvement value is less than land value)
such condition represents a "deteriorated condition" for the purposes of this analysis.
With these benchmarks in mind,we find that none of the properties reflect improvement
values less than land values.
Three properties constituting 0.25 acres (io,890 Sq. Ft.) are currently vacant as the
historic structures formerly located thereon having been razed.
Streets: Only the south half of Idaho Avenue between Main Street and NE end Street would
be included within the boundaries of the annexation. The other abutting streets and
associated rights-of-way will remain either in the Downtown District(North half of Idaho
Avenue and Main Street) or are already included in the Union District(NE end Street and
Broadway Avenue). The portion of Idaho Avenue that is to be included in the annexation
has been improved to urban standards. An alley bisects the block in an East-West
orientation and the pavement reflects a deteriorated condition.
Illumination: Street lighting,to City standards,has been provided along Idaho Avenue.
Sidewalks: Pedestrian facilities on Idaho Avenue within the Study Area are in place and
are in good condition.
Storm Drainage: Street drainage is accommodated by a curb along the south side of Idaho
Avenue carrying storm water to a catch basin located at the intersection of Idaho Avenue
and Main Street.
Water System: The Study Area is served by facilities located within those rights-of-way
that will remain in the Downtown District.The facilities located within the right-of-way of
Idaho Avenue appear sufficient to handle anticipated demands.
Sewage Collection System: No deficiencies in this area were noted.
Analysis of the Study Area:
A review of the Study Area reflects an area in transition. The Union Urban Renewal
District, created in 2020, is anticipated to accommodate a significant mixed-use
commercial and residential development.New high-density housing is being constructed
directly across Main Street. However,the Study Area retains its historic form of small lots
and older buildings.
For the convenience of the reader,the statutory criteria are reiterated,at least one of which
must be found to qualify an area for urban renewal activities.Those conditions are:
1. The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures and Deterioration of Site or Other Improvements 150-2018(9)
and 50-2903(8)(b); 50-2903(8)(c)]
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2. Age or Obsolescence 150-2018(8) and 50-2903(8)(a)]
3. Predominance of Defective or Inadequate Street Layout 150-2018(9) and
50-2903(8)(b)]
4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or
Usefulness; Obsolete Platting 150-2018(9) and 50-2903(8)(b); 50-
2903(8)(c)]
5. Insanitary or Unsafe Conditions 150-2018(9) and 50-2903(8)(b)]
6. Diversity of Ownership 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)]
7. Tax or Special Assessment Delinquency 150-2018(9) and 50-2903(8)(b)]
8. Defective or Unusual Conditions of Title 150-2018(9) and 50-2903(8)(b)]
9. Results in Economic Underdevelopment of the Area 150-2903(8)(b); 50-
2903(8)(c)]
10. Substantially Impairs or Arrests the Sound Growth of a Municipality 150-
2018(9) and 50-2903(8)(b); 50-2903(8)(c)]
Analysis: Union District Annexation of the Idaho Block
Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures;and Deterioration of Site:While all of the buildings within the Study Area are
between 74 and 116 years old,they have been maintained and their assessed values do not
reflect a deteriorated condition as described above.Therefore, criterion #1 is not met.
Criterion #2:Age or Obsolescence:All of the structures within the Study Area date from
the first half of the loth Century. The area around the Study Area is quickly transitioning
into a modern commercial center.The configuration of the block into a series of small lots
does not accommodate modern commercial floorplates making redevelopment
economically infeasible. Three lots at the southeast corner of the Study Area have been
cleared of their former structures and remain vacant.Therefore, criterion #2 is met.
Criterion#3:Predominance of Defective or Inadequate Street Layout:The area is served
by the existing urban street grid and,with the exception of the south half of Idaho Avenue,
will remain outside the annexation area.Therefore, criterion #3 is not met.
Criterion #4: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or
Usefulness; Obsolete Platting:The eleven(11)parcels within the Study Area range in size
from 2,178 square feet5 up to 14,810 square feet with the majority of the lots containing
under 5,000 square feet. Modern commercial structures call for larger lot sizes to
accommodate economical development.Therefore, criterion #4 is met.
5 Note the two sliver parcels R5672000631 and R5672000632 combined represent.005 acres,87.12 and
130.68,respectively,but are negligible to the analysis.
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Criterion #5:Insanitary or Unsafe Conditions:While the structures are old as compared
to those in the broader community,there is no indication that any of them are in an unsafe
condition. Community infrastructure providing services to the Study Area is either
adequate or being upgraded with surrounding redevelopment activities. Therefore,
criterion #5 is not met.
Criterion #6: Diversity of Ownership: The ownership of the eleven lots located on 1.165
acres in the Study Area is in the hands of five (5) entities making a coordinated
redevelopment effort difficult to achieve.Therefore, criterion #6 is met.
Criterion #7. Tax or Special Assessment Delinquency:According to Ada County Assessor
records, no delinquencies exist.Therefore, criterion #7 is not met.
Criterion #8: Defective or unusual condition of title: No defective or unusual conditions
of title are reflected in Ada County records.Therefore, criterion #8 is not met.
Criterion#9:Results in Economic Underdevelopment of the Area:Three lots containing
1o,890 square feet, approximately 31% of the Study Area are vacant, having had their
obsolete structures razed. The remaining lots are of a relatively small size making them
uneconomic for redevelopment consistent with the regenerative activities occurring
around the Study Area.Therefore, criterion #9 is met.
Criterion#1 o:Substantially Impairs orArrests the Sound Growth of a Municipality:The
City of Meridian has expressed its vision for this area in the creation and adoption of the
Comprehensive Plan, and significant redevelopment is occurring around the Study Area.
However,the area represented is relatively small representing only 1.165 acres and eleven
lots.Therefore criterion#10 is met.
Findings: Union District Annexation: Conditions exist within the Study Area to
allow the Board of Commissioners of the Meridian Development Corporation and the
Meridian City Council to determine that the area is eligible for urban renewal activities as
prescribed in State Law.
Summary of Findings
Criteria Met Not
Met
1 The Presence of a Substantial Number of Deteriorated X
or Deteriorating Structures; and Deterioration of Site
2 Age or Obsolescence X
3 Predominance of Defective or Inadequate Street X
Layout
4 Faulty Lot Layout in Relation to Size,Adequacy, X
Accessibility or Usefulness; Obsolete Platting
5 Insanitary or Unsafe Conditions X
6 Diversity of Ownership X
7 Tax or Special Assessment Delinquency X
8 Defective or unusual condition of title X
6 Note the two vacant sliver parcels R5672000631 and R5672000632 combined represent.005 acres, 87.12
and 130.68,respectively,but are negligible to the analysis.
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Item#24.
9 Results in Economic Underdevelopment of the Area X
10 Substantially Impairs or Arrests the Sound Growth of X
a Municipality
Analysis: Open Land Conditions: In addition to the eligibility conditions
identified above, the geographic area under review is also reviewed for compliance with
the"open land"conditions. Idaho Code Section 50-2903(8)(c)states: "[a]ny area which is
predominately open and which because of obsolete platting, diversity of ownership,
deterioration of structures or improvements, or otherwise, results in economic
underdevelopment of the area or substantially impairs or arrests the sound growth of a
municipality. The provisions of section 50-2oo8(d), Idaho Code, shall apply to open
areas."
The eligibility criteria set forth in Idaho Code Section 50-2903(8)(c) for predominantly
open land areas mirror or are the same as those criteria set forth in Idaho Code Sections
50-2oi8(9) and 50-2903(8)(b). "Diversity of ownership" is the same, while "obsolete
platting" appears to be equivalent to "faulty lot layout in relation to size, adequacy,
accessibility,or usefulness.""Deterioration of structures or improvements"is the same or
similar to "a substantial number of deteriorated or deteriorating structures" and
"deterioration of site or other improvements."There is also an additional qualification that
the provisions of Idaho Code Section 50-2oo8(d)shall apply to open areas.
Idaho Code Section 50-2008 primarily addresses the urban renewal plan approval process
and Idaho Code Section 50-2oo8(d)(4) sets forth certain conditions and findings for
agency acquisition of open land as follows:
the urban renewal plan will 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: Provided,
that if the urban renewal area consists of an area of open land to be acquired
by the urban renewal agency, such area shall 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 municipality,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 growth and
development of the community in accordance with sound planning
standards and local community objectives, which acquisition may require
the exercise of governmental action, as provided in this act, because of
defective or unusual conditions of title, diversity of ownership, tax
delinquency, improper subdivisions, outmoded street patterns,
deterioration of site, economic disuse, unsuitable topography or faulty lot
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Item#24.
layouts, the need for the correlation of the area with other areas of a
municipality by streets and modern traffic requirements, or any
combination of such factors or other conditions which retard development
of the area.
In sum,there is one set of findings if the area of open land is to be acquired and developed
for residential uses and a separate set of findings if the land is to be acquired and developed
for nonresidential uses.
Basically,open land areas may be acquired by an urban renewal agency and developed for
nonresidential uses if such acquisition is necessary to solve various problems, associated
with the land or the infrastructure, that have delayed the area's development. These
problems include defective or usual conditions of title, diversity of ownership, tax
delinquency, improper subdivisions, outmoded street patterns, deterioration of site, and
faulty lot layout. All of the stated conditions are included in one form or another in the
definition of a deteriorated area and/or a deteriorating area set forth in Idaho Code
Sections 50-2903(8)(b) and 50-2018(9). The conditions listed only in Section 50-
2oo8(d)(4)(2) (the open land section) include economic disuse, unsuitable topography,
and"the need for the correlation of the area with other areas of a municipality by streets
and modern traffic requirements, or any combination of such factors or other conditions
which retard development of the area."
The conclusion of this discussion concerning open land areas is that the area qualifies if
any of the eligibility conditions set forth in Idaho Code Sections 50-2018(9) and 50-
2903(8)(b) apply. Alternatively, the area under consideration qualifies if any of the
conditions listed only in Idaho Code Section 50-2oo8(d)(4)(2) apply.
Given the historic nature of the Study Area and that it has been developed for several
decades,even though three of the lots are vacant,the area should not be considered"Open
Land"under the statutory definition.
Other Relevant Issues:
Agricultural Landowners Concurrence: None of the properties located
within the Study Area have been used for agricultural operations purposes during the past
three years so property owner concurrence is not required.
CONCLUSION:
Based upon the data and the conditions that exist within the Study Area as noted above,
the Meridian Development Corporation Board and Meridian City Council may determine
that Union District Annexation Study Area is eligible for the annexation to the Union
Urban Renewal District.
to o Valuation Analysis: In addition to the findings reported above,verification
that the assessed value of the proposed Study Area is within the statutory limits is needed.
State Law limits the percentage of values on the combined base assessment rolls that can
be included in urban renewal/revenue allocation districts to io%of the current assessed
valuation of all taxable property within the City. According to Ada County Assessor
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Item#24.
records, the 20207 total certified value for the City of Meridian is $13,230,528,301 (does
not include operating property). This number does not reflect exemptions. Therefore,
taking a more conservative approach, the net taxable value for this calculation is used.
That number is $10,375,837,8O4. As shown in the analysis in Table 1 the 2O20 taxable
value of the entire Study Area is estimated to be $3,414,100. This value then must be
added to the Base Assessed Values of the Downtown District$, the Ten Mile District and
the Union District to test for the 10%limitation. Given that at this time the City and MDC
are considering the potential creation of additional urban renewal districts (the Linder
URD and the Northern Gateway URD), we added their assessed values to this analysis to
provide decision makers with the scale of the various districts compared to the statutory
limitation. The analysis for these purposes in presented in Tables 2 and 3, below. The
combined base assessment roll values remain well below the statutory limit.
Table 2
Statutory 10% Limitation Analysis
Area Taxable Value Percentage
Total City $10,375,837,804 100%
Downtown URD Base Value $146,334,050 1.41%
Ten Mile URD $ 39,539,125 0.38%
Union URD $2,144,360 0.02%
*Proposed Northern Gateway URD $68,832,974 0.66%
*Proposed Linder URD $11,978,500 0.12%
Proposed Union District Annexation(est.) $3,414,100 0.03
Total UR Base Assessed Value $272,2439109 2.62%
Percentage
*The MDC Board has considered and accepted the proposed Linder District Eligibility
Study. The MDC Board is anticipated to consider the eligibility of the proposed
Northern Gateway District in June.
The effect of annexing the Idaho Block into the existing Union District on the capacity of
the City and MDC to consider future districts should they choose to do so is also explored.
The table below shows there is capacity to consider additional districts.
Table 3
Remaining Urban Renewal Capacity
Maximum 10% Limitation $1,O37,583,780 10%
Downtown URD $146,334,050 1.41%
Ten Mile URD $ 39,539,125 0.38%
Union URD $2,144,360 0.02%
Proposed Northern Gateway URD $68,832,947 0.66%
Proposed Linder URD $11,996,035 0.12%
At the time this Study was prepared the 2021 values were not available.It is generally understood the
2021 values will increase;therefore,using the 2020 assessed values may be more conservative than the
current conditions.
8 For purposes of this Study and since the Second Amendment to the Meridian Revitalization Plan has not
yet been adopted,the values of the certain geographic areas to be de-annexed from the Downtown District
have not been adjusted downwards.This presents a more conservative scenario.
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Item#24.
Proposed Union District Annexation $3,414,100 0.03
(est.)
Available AV within limitation $765,340,671 7.38
to% Geographic Analysis: In addition to the findings reported above,
verification that the geographic area proposed to be annexed into the existing Union
District is within the statutory limits is needed. State Law limits the number of acres that
may be annexed into an existing district. Idaho Code Section 50-2033 states, in pertinent
part: "...an urban renewal plan that includes a revenue allocation area may be extended
only one(1)time to extend the boundary of the revenue allocation so long as the total
area to be added is not greater than ten percent(10%) of the existing revenue allocation
area and the area to be added is contiguous to the existing revenue allocation area but
such contiguity cannot be established solely by a shoestring or strip of land which
comprises a railroad or public right-of-way."The existing Union District is 15.86 acres;
therefore,the Union District is permitted to be amended one(1)time to include up to
1.58 acres.The Idaho Block represents 1.461 acres,which is within the permitted
annexation limitation.
A plan amendment to increase the revenue allocation area boundary as permitted in
Idaho Code Section 50-2033 is not a modification pursuant to Idaho Code Section 50-
2903A. Idaho Code Section 50-29O3A(1)(a)(ii).
4852-9840-1516,v.4
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Item#24.
Exhibit B
MERIDIAN DEVELOPMENT CORPORATION
THE URBAN RENEWAL AGENCY OF THE CITY OF MERIDIAN
RESOLUTION NO. 21-027
BY THE BOARD OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY
OF MERIDIAN, IDAHO, AIK/A THE MERIDIAN DEVELOPMENT CORPORATION:
A RESOLUTION OF THE BOARD OF COMMISSIONERS
OF THE URBAN RENEWAL AGENCY OF MERIDIAN,
IDAHO, ALSO KNOWN AS THE MERIDIAN
DEVELOPMENT CORPORATION, ACCEPTING THAT
CERTAIN REPORT ON ELIGIBILITY FOR CERTAIN
PROPERTY REFERRED TO AS THE IDAHO BLOCK
ANNEXATION ADJACENT AND CONTIGUOUS TO THE
EXISTING UNION DISTRICT REVENUE ALLOCATION
AREA AS AN URBAN RENEWAL AREA AND REVENUE
ALLOCATION AREA AND JUSTIFICATION FOR
DESIGNATING THE AMENDMENT AREA AS
APPROPRIATE FOR AN URBAN RENEWAL PROJECT;
TO MAKE ANY NECESSARY TECHNICAL CHANGES TO
THE REPORT; AUTHORIZING AND DIRECTING THE
CHAIR, VICE-CHAIR OR ADMINISTRATOR TO TRANSMIT
THE REPORT AND THIS RESOLUTION TO THE CITY
COUNCIL OF THE CITY OF MERIDIAN REQUESTING ITS
CONSIDERATION FOR DESIGNATION OF AN URBAN
RENEWAL AREA AND SEEKING FURTHER DIRECTION
FROM THE COUNCIL; AND PROVIDING AN EFFECTIVE
DATE.
THIS RESOLUTION, made on the date hereinafter set forth by the Urban
Renewal Agency of Meridian, Idaho, also known as the Meridian Development
Corporation, an independent public body, corporate and politic, authorized under the
authority of the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as
amended (the "Law") and the Local Economic Development Act, Chapter 29, Title 50,
Idaho Code, as amended (the "Act"), a duly created and functioning urban renewal
agency for Meridian, Idaho, hereinafter referred to as the "MDC';
WHEREAS, on July 24, 2001, the City Council (the "City Council") of the City of
Meridian, Idaho (the "City"), adopted Resolution No. 01-367 establishing MDC pursuant
to the Law;
WHEREAS, on October 8, 2002, the City Council, 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");
RESOLUTION NO. 21-027 - 1
Page 506
Item#24.
WHEREAS, following said public hearing, the City Council adopted its Ordinance
No. 02-987 on December 3, 2002, approving the Downtown District Plan, making
certain findings and establishing the Downtown District revenue allocation area (the
"Downtown District Project Area");
WHEREAS, 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 hearings, the City Council adopted its
Ordinance No. 16-1695 on June 21, 2016, approving the Ten Mile Plan, making certain
findings and establishing the Ten Mile revenue allocation area (the "Ten Mile 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. 20-1881 on June 9, 2020, approving the First Amendment to the Downtown District
Plan deannexing certain parcels and making certain findings (collectively, the
Downtown District Plan, and amendments thereto, are referred to as the "Existing
Downtown District Plan," and the Downtown District Project Area, and amendments
thereto, are referred to as the "Existing Downtown District Project Area");
WHEREAS, the City Council, after notice duly published, conducted a public
hearing on the Urban Renewal Plan for the Union District Urban Renewal Project (the
"Union District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance
No. 20-1882 on June 9, 2020, approving the Union District Plan, making certain findings
and establishing the Union District revenue allocation area (the "Union District Project
Area");
WHEREAS, the Existing Downtown District Plan, the Ten Mile Plan, and the
Union District Plan and their project areas are collectively referred to as the "Existing
Project Areas;"
WHEREAS, based on inquiries and information presented by certain interested
parties and property owners, it has become apparent that additional property within the
City, and adjacent and contiguous to the Union District Project Area, may be
deteriorating or deteriorated and should be examined as to whether such an area is
eligible for an urban renewal project;
RESOLUTION NO. 21-027 - 2
Page 507
Item#24.
WHEREAS, in 2021, Kushlan I Associates commenced an eligibility study and
preparation of an eligibility report for an area 1.461 acres in size, which is currently
located within the boundaries of the Existing Downtown Project Area, and which area is
subject to a de-annexation from the Existing Downtown Project Area. The area is
located generally in the central part of the City on the block bounded by Main Street on
the west, Idaho Avenue on the north, NE 2nd Street on the east and Broadway Avenue
on the south. The area is adjacent and contiguous to the Union District Project Area.
The eligibility study area is commonly referred to as the Idaho Block Annexation (the
"Study Area");
WHEREAS, MDC has obtained the Idaho Block Annexation to Union District
(Proposed) Eligibility Report, dated June 2021 (the "Report"), a copy of which is
attached hereto as Exhibit A, which examined the Study 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(8), (9)and 50-2903(8);
WHEREAS, pursuant to Idaho Code Sections 50-2018(8), (9) and 50-2903(8),
which lists the definition of deteriorating area and deteriorated area, many of the
conditions necessary to be present in such an area are found in the Study Area;
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, or is a menace to the
public health, safety, morals, or welfare in its present condition or use;
WHEREAS, the 2021 Study finds there is no open land within the Study Area as
contemplated in Idaho Code Sections 50-2018(9), 50-2903(8)(c), and 50-2008(d);
WHEREAS, under the Law and Act, Idaho Code Sections 50-2903(8)(f) and 50-
2018(8) and (9), the definition of a deteriorating area shall not apply to any agricultural
operation as defined in section 22-4502(2), Idaho Code, absent the consent of the
owner of the agricultural operation except for an agricultural operation that has not been
used for three (3) consecutive years;
WHEREAS, the 2021 Report does not include parcels subject to such consent;
WHEREAS, the Report includes a preliminary analysis concluding the base
assessment roll value for the Study Area along with the base assessment rolls for the
Existing Project Areas and any proposed revenue allocation areas, do not exceed 10%
of the current assessed valuation of all taxable property within the City;
WHEREAS, the Report includes a preliminary analysis concluding the Study
Area does not exceed 10% of the geographical area contained within the existing Union
District Project Area, and the Study Area is contiguous to the existing Union District
Project Area;
RESOLUTION NO. 21-027 - 3
Page 508
Item#24.
WHEREAS, pursuant to Idaho Code Section 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, Idaho Code Section 50-2906, also requires that in order to adopt an
urban renewal plan or plan amendment containing a revenue allocation financing
provision, the local governing body must make a finding or determination that the area
included in such plan or plan amendment is a deteriorated area or deteriorating area;
WHEREAS, the MDC Board finds it in the best public interest to accept the
Report.
NOW, THEREFORE, BE IT RESOLVED BY THE MEMBERS OF THE BOARD
OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY OF MERIDIAN, IDAHO,
AS FOLLOWS:
Section 1. That the above statements are true and correct.
Section 2. That the MDC Board acknowledges acceptance and receipt of the
Report, attached hereto as Exhibit A, recognizing technical changes or corrections
which may be required before transmittal to the City Council for its consideration.
Section 3. That there are one or more areas within the City that are a
deteriorating area or a deteriorated area as defined by Idaho Code Sections 50-2018(9)
and 50-2903(8).
Section 4. That one such area is an area approximately 1.461 in size, which is
currently located within the boundaries of the Existing Downtown District Project Area,
which area is currently subject to a de-annexation from the Existing Downtown Project
Area, and is commonly referred to as the Idaho Block Annexation Study Area, as more
fully described in the Report. The area is adjacent and contiguous to the Union District
Project Area.
Section 5. That the rehabilitation, conservation, and redevelopment, or a
combination thereof, of such area is necessary in the interest of the public health,
safety, and welfare of the residents of the City.
Section 6. That the Study Area does not exceed 10% of the geographical area
contained within the existing Union District Project Area, and the Study Area is
contiguous to the existing Union District Project Area.
Section 7. That the Chair or Vice-Chair of the MDC Board of Commissioners,
or the Administrator, are hereby authorized to transmit the Report to the Meridian City
Council requesting that the City Council:
RESOLUTION NO. 21-027 -4
Page 509
Item#24.
a. Determine whether the Study Area identified in the Report qualifies
as an urban renewal project and there is justification for designating the Study Area, as
appropriate, for an urban renewal project;
b. If such designation is made, whether MDC should proceed with the
preparation of an urban renewal plan amendment for the area, which plan amendment
may include a revenue allocation provision as allowed by law;
Section 8. That this Resolution shall be in full force and effect immediately
upon its adoption and approval.
PASSED AND ADOPTED by the Urban Renewal Agency of the City of Meridian, Idaho,
also known as the Meridian Development Corporation, on June 9, 2021. Signed by the
Chair of the Board of Commissioners and attested by the Secretary to the Board of
Commissioners, on June 9, 2021.
APPROVED:
I -
f •�
Chair of the Board
ATTEST:
Secretary
RESOLUTION NO. 21-027- 5
Page 510
ADVERTISING PROOF
PRESSi>�p
MER7DfAN PREmS PO Box 9399
Lo��News w=<h Holden Emmert 1618 N Midland Blvd, 83651,
BO�SEWEEKLY Messenger Nampa,ID 83652
/ndex
Ph. (208)465-8129 Fax: (907)452-5054
ACCOUNTBILLING DATE: NO:
06/23/21 21410
ADRIENNE WEATHERLY
1 MERIDIAN, CITY OF
33 E. BROADWAYAVENUE
MERIDIAN, ID 83642
AD# DESCRIPTION START STOP TIMES AMOUNT
114071 ord 21-1932 06/25/21 06/25/21 1 $61.24
Payments:
Date Method Card Type Last 4 Digits Check Amount
Discount: $0.00 Gross:$61.24
Surcharge: $0.00 Paid Amount:$0.00
Credits: $0.00
Amount Due:$61.24
We Appreciate Your Business!
114071
AD#114071AD#
LEGAL NOTICE
NOTICE AND PUBLISHED SUMMARY OF ORDINANCE
PURSUANT TO I.C.§50-901(A)
CITY OF MERIDIAN ORDINANCE NO.21-1932
An Ordinance Amending Meridian City Code as Codified at
Title 11,Pertaining To Specific Use Standards In The Old Town
District in Chapter 2; Ditches, Laterals, Canals Or Drainage
Courses in Chapter 3; Comprehensive Map Amendments in
Chapter 5; And Common Driveway Standards in Chapter 6;
And Providing for a Waiver of the Reading Rules;And Provid-
ing an Effective Date.
A full text of this ordinance is available for inspection at City
Hall, City of Meridian, 33 East Broadway Avenue, Meridian,
Idaho.This ordinance shall become effective upon the passage
and publication.
City of Meridian
Mayor and City Council
By:Chris Johnson,City Clerk
First Reading:6/15/2021
Adopted after first reading by suspension of the Rule as
allowed pursuant to Idaho Code§50-902:YES
June 25,2021 114071
MEMO INVOICE
pDRAESS
M 81i[I}[AN Aia855 PO Box 9399
ot�""""•`^'ar`''['a'`""K ^y 1618 N Midland Blvd, 83651,
Are s-n9er
001SIE �IIr R_V mv�x Nampa,ID 83652
Ph. (208) 465-8129 Fax: (907) 452-5054
BILLING r• a NO:
06/07/21 21410
ADRIENNE WEATHERLY
1 MERIDIAN. CITY OF
33 E. BROADWAY AVENUE
MERIDIAN, ID 83642
AD# DESCRIPTION START STOP TIMES AMOUNT
101350 PH 7/6/21 05/21 21 06.u4;'2' 2 $744 70
Payments:
7a1C. M,tl,.:.,i Card Type Last 4 Digits Check Amount
Discount: $0.00 Gross:$744.70
Surcharge: $0.00 Paid Amount.-$0.00
Credits: $0.00
Amount Due:$744.70
We Appreciate Your Business!
101350
AN 101350A1)+a
LEGAL NOTICE
NOTICE OF REGULAR MEETINGAND PUBLIC HEARING BYTHE
CITY COUNCIL OF THE CITY OF MERIDIAN,IOAHO
TO CONSIDERTHE SECONO AMENOMENTTO THE
MERIDIAN REVITALRATION PLAN.URBAN RENEWAL PROJECT
OF THE URBAN RENEWAL AGENCY OF MERIDIAN,IOAIIO.ALSO KNOWN AS
MERIDIAN DEVELOPMENT CORPORATION
NOl ICE 1S l-EREBYGIVENt^al on ..day.My6.2021..16:00 p.m.In C ly C.—d Chem.
bra kt.,idlan City Hall 33 E.Broadway Avr.ua.Mardian.Idaho.the Cdy Ccunrrl of the Cdy
of Mer;man.Idaho('Croy)wal h.Id_dwing as I.9,w erael rig.a➢ubllc hearing M wnsld.r 1:1
'do;1 1A•prepelld BeC.0.Ate^dm.n[as lr•L!P marl R@Ydaeeabon Plan Urban A.—I
Pro,.col Satoh Amendmmfl tedc.r.2 the Lbrgw Awai.man Plan V,..h R.n.wal Pmh
ecl Ala..as ameld.d by the Flrn AmendmeM:Otne Mcrld.an Ra.d.laaflon Plan U•b..Renewal
Pr0,ett i Emshng D.'wAaywR^,isl•t1 Md.C1 Aru I of the Vrban Renews'Ag.ncy of M.rdun,
ltlaho.ally kncwn as Vardnn'3.velo AwC.rpore,cnrAg.xy`l.Tbe9wersluaPAe^d.b-
IpW+o,]f the SOCOnd Amend-0 IS the de-a-nevab;h Of Lm d,shnd gvoglaebic ereaa hash[he
b0urtlar.b of lre E.Isling DOwdlCwn DIlV.CI R.j.it Area.TM pfip0le01e.u[Iw•n In the bOuna•
.ryol Ire Eaislmg DowRlown Aistn:l ProI.CI A—t.harelnafterd.fc+�betl.Th•6eu'+aary Includes
b01h @,oan w"al and reran,@ alo.Ahon.,.a..Tna Seb.nd Amalldmenl b.Ing C.n.dend
toe ad.p:gn opntams a plevl.uty adiplad reven,e al4cahon!naming provdon p.1luanl to
the LOCAI Ewn.mlG OnebCman:A:t ChaCle'29 TAI!50.Itlar.Code_Ina1 w:l COR;in..b
ceusapropsrty ks•a resuhhg�oshanyIxran.m agl+et•sse-1wilad Yf isAillnav 02 or one
egva4ietl ate.f.ld WIVaIIon as in0wR On tr!oasa eeelfimehl ro■as of Jan,Jafy 1 2002.50 be
.11—lad IO the Agamy fcr Mbar IO^ewal purr»leeina Agn1.y nos adopial line•ecammaReeo
app_.I,f the Second Amish 1.ely..
The Sewn6 Am•ndmanl SO in.plan&hall d.•ann•v the I010-9 alea!Slam the Evlikng O.en.
town Dishict RoHct Am&
The ll•el lira.(mark..by halCh+ng1 a^d g.naratry r.len•d W a.!ho'Northlm Gateway Area•
is IM dad m the norineast Corner ld the Ex wp C.wmo.sm O�jt i t Rol•cl Area antl Ili gen—w
hours'!]by M1rb.dn R.atl MIna won antl E.TAi ex Av.nu...Ihen;rm.The•@stun b0uRd•
.fy*.lends sW1h at.ngwhel"ulaba E.dlh Sheet d om-d•o.0v6r to 3v 51r..1.Tho so,awn
b.,r'da•y enund!to E Pine Avn.W barwee.E.3rtl ShlH and E.2ad Slr.e1.eRd mall IraW13
upE.2nd Sheol and ovef E.Vyalh l�SOn A'+lr,o:e.,t�eC:oack lO kl el.d,lh iiO. and as•^CIe
pa+lcuta•y tlebCnbpd In Ira S.M+d Amendmanl to Shr Play a^d o.p Clod iA Ina inatled Ca et.
In the?Ago Cl1.w.
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Th...or,d al.a(marked by hACh.ng)antl paneraDy released 10 of 1Ae'Idaho Bk1CI'is 1!.d
nee•the d.wM9wn core U the Cdy and If g.oe'ay btvlloed by E.Idaho AVenue on the norm
E.2ad 91fae1doIto Dill,aPMOnorBroadway Avenul.n m.fC tall.andE Main Shot On M.
least and a!mOr.palL..Wy delC1 b6dIn the SeC:hd Amardmiq 13 the Flan and dap5:@d m
the ha01d 061C.k In the Map.Caow
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--Broadway- ,ft.,. —---
Ceplaa oI the pr0p.s.d S.tasd Amendment are 0n N.I.,p.bLC'm.p.d..an7 COPying al
the Or-of In.Gily Clark bS11�Vn G:y HdT 3J E.Broadway AV@nu.N..rddn to" B36a2
b•twee+me YOvls.'B'00 a m and 5 OO p.m.Modtlay lnrou'o Friday,e.ctulne.l ,days.The
pr.Polod S.C9n.Am.ndhlenl Can ako be KCe...6 o+Me at rapy+bn.ryAd Rp2rdAm..dm.M.
Fot add venal assRtancq m oblwng A COPY 01 the SeCead Anh roman:1�the evem.1 Nosiness
Oh4o mlariuphon..C011.0 the O1146 01 the Cny Clerk a!209•BS8403-
Al the h.anAg.iu I—and place no146 above(J�%B.2021,M 6.00 p.m J,all PersOns le"'
.sled I^the&nova molars may appeal And be raid. .cevae!.liar d,slaxmp olds:shay ba
n.roll at the IIm..I Ma AS-1119 wri1.A 1-11- 1 M1 fnCOpuged.VAIaeR[e.L-1,mui!ba
lubmlted al 1• 1 Irv.wOrkintl tliy!prgr:o fie hearing.Oral le.hmy,y may b.Iumled to Inroe
minutes Per Pu.a^Intarma[un an eetu..ng lr!mnbng•ammery wasp tIe postal on Ins pu0•
L.rad agandaa,RO lour Ihan aB hOYu prior a Ito m.ahnp A,,
l.mm,tl.amnyor¢r6gendaf
A10.1 onal m101malitn r•geroidg Cmv4.^9 ton mo•y I•:omplianCo wvh any bOC.al tl slanting ar
dare Aelect ma,ldto0talnedbycanng 209,828-4433 or by small at cdVClark*mana.ah0y,a9-
1.I"'J'an Cay".11 Ili acceea-01 to Puts—wah dlsabl.haa.Al IAI_Im31.on pl e.ented at the
hearing atoll ako be aVaeabil, kp t advent*leau.st kn a lotm ufads by pefeoa...Ih h.anng
Or isuatIarat-m.nts.IRd-vdJ As'a.tr.rd.sabe hot may no-4 efSistanCe by e:nletl rig m.
Coy 24 hold!Pl Ol SO Ina hearing.
DATED May 21 2021.
Gnus Johnson Cdy Clerk
May 21 June 4 2021 101350
AFFIDAVIT OF PUBLICATION
STATE OF IDAHO
21410 101350 County of Ada
1 MERIDIAN, CITY OF SHARON JESSEN
of the State of Idaho,being of first duly sworn,deposes
33 E. BROADWAY AVENUE and says:
MERIDIAN, ID 83642 1.That I am a citizen of the United States, and at all
times hereinafter mentioned was over the age of
eighteen years, and not a party to the above entitled
action.
2.That I am the Principle Clerk of the Meridian Press,
a weekly newspaper published in the State of Idaho;
that the said newspaper is in general circulation in the
said county of Ada, and in the vicinity of Meridian,
Idaho and has been uninterruptedly published in said
County during a period of seventy -eight consecutive
weeks prior to the first publication of this notice,a
copy of which is hereto attached.
3.That the notice, of which the annexed is a printed
copy,was published in said newspaper 2 times(s)
in the regular and entire issue of said paper, and
was printed in the newspaper proper,and not in a
supplement
That said notice was published the following: 05/21/2021,
06/04/2021
/SHARON JESSEN
STATE OF IDAHO
County of Canyon and Ada
On this 4th day of June, in the year of 2021 before me a
Notary Public, personally appeared. SHARON JESSEN,
known or identified to me to be the person whose name is
subscribed to the within instrument, and being by me first
duly sworn, declared that the statements therein are true,
and acknowledge to me that he/she executed the same.
.......... •NiF�
ti
Notary Public of Idaho
My commission expires t'tG
AD#101350AD#
LEGAL NOTICE
NOTICE OF REGULAR MEETING AND PUBLIC NEARING BY THE
CITY COUNCIL OF THE CITY OF MERIDIAN.IDAHO
To CONSIDER THE SECOND AMENDMENT T07HE
MERIDIAN REVITALIZATION PLAN.URBAN RENEWAL PROJECT
OFIHE URBAN RENEWAL AGENCY OF MERIDIAN,IDAHO.ALSO KNOWN AS
MERIDIAN DEVELOPMENT CORPORATION
NOTICE IS HEREBYGIVERthat on Tufatlay.Ju"'2o2s,a16:0op.m.m Csy Cdvnccl Cham-
b•rs Meridian Cey Hall 33 E.Broadway Ave-4.Meridian Idaho.the CI,Loured 01 the Cdy
of McM'ian,Idaho CCnq'I evil AOW,tlunng ifs regular mnI ngg.a publr heueug to consider rcr
atlool:on[hl PfOpWatl Second Amendment to In*Manti—Rwilabaa4on Plan Urban Renewal
Pro,ats 1-Sr--one Am*Mmgnl'b connrning rog ktwdlan Rariubw on Plan Urban Ren*W+1 proi•
etlAl6a.as amended by Ina FinsAmMdmenl to the Moodun R.d.1—ton Plan Uvoe Renewal
Pro*CT i'Eaist nq DOwn10Wn Ciatrd P,o,*:I An7 1 01 Ia•Urban Renewal A,anCY or rA W d.an.
Id. also knOwn+s IJardnn Dwelepm,m Corporal on 1'M•nc]rf.TM 9an]nl scope and ob-
,ecliva of Ihg Second Amend,ell 4 the do-.4.00n 011—distinct geoplagi K areas Inm the
bdundah*s of lr•Esisunq Oewmewn piarkl Projat Ana.The pmp0aatl.dtrcVdn in Ine bound-
ary 011na E%�ihng rJown!own DIMicI Prolael Asa]i/heta.aty deschbad.The COUf.Odry M[idtlaf
both Wban ro—A aria ewenue sax ahcn areas.Tdw Second Amandmenl being Wn.d.e•d
for atlophon contains a prwi.usry aa.Ptoo revenue a60Wllan I..- PM4.1 Pti—I to
Ine Ideal Econcimw Dwalpsmanl Ad.Chapter 2*T]IQ 50 Id360 Code.that W41 pen:mue to
uusa property Mus nsulhnp from arty iracnn*n equalu,d a.fanl0 valu]bcn.ere*se of Iha
•quayeed aness*d ralualion as anpwn on ml beef aweaem*rl me as al January I.2002.to be
abcamtl to Ina Agency lu urban renewal purpoava.Tnf Ageri y nos adoDled and nmmm•nde0
approval of the Second Am.A,
The Second Amvrd1mgm t011.o Plan Mal do-anna%the leao-A'•g area!frden the ExHti-q Dmrn.
town Dialtict PMI*tt Area.
The"rat alga l—III:d by hysh nQ'and QenanOy rgterr•tl to as Ihe'NOrmetfl Gateway Al*a-
a i heated ill ma north a.,tOrtN0l Iry EsKLf�i ow.S6wn DiabiKd Pro]acl Ana and n ganeralry
t,.,ded by Varidian Road on•he west and E'•r' Arem sgAthP n-nh The...1 n bound.
aey e%n.dl N'th long what wvutd be Nth Sti..[dealenoi.,over to 31 Slnet The e00lh*rn
b_dory 4r10etas ro E Pin*Ar*—betw.,n E.31d Street antl E 2M Street.and[Net battle
upE 2nd 51re•1 and ever E.Wad,ngAwnA",u.:c-an-e_Sbaex to Mood—Road and as re
paflKul]'V descr,bed in Ine S.ontl mfM1}mfnl I}Irte PIRA a'd deP_lad m Ih1/Nd/d Parcel!
in Ina Mae.tet0e.
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Inel and area pnarkeo by hdlCninQl dntl 9e^Crally rgl•rrebto a!Ihe•IdaNBWL1r'i!Ulalod
no,the d"AWWA Lora cl Ine Cdy and IE g...'apy beUndad by E-Nana Av....en In.—II.
E.2n0 51
e•I on m*east a Demon cl Broadway Avnu•en me scum.and E.Main$[net an the
well]red a!m0,*pirlKUla•ly di-it,bed A the Second Amendment to IN Flan and di ptcmd n
In.4had•b 9arcals in the MAP.0010W-
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1
Copse,or the proposed S•4ind Amendment are err h4 for publK inspection and capyinp H
the oleo et Me City Clark 41eledian Ciy Htll.33 E.BfOad.ay Avenue IAerd.an Idaho 6!l 2
bet....the hows of a 00 a.m.aid 5 00 p.m-,Monday Ih10.9h Friday,a%elusNa o!holidays.Tree
proposal 5a:ond Amendmenl Gen also be ecc•—cl anreta a[nnp'i d.ly/MRP2ndAm..dm.11
Fat add W.1—Islance in oblairmq a Copy of the Second AmenOm•nS in lhl We.101 bul�neae
once Inlertuplwna ce^laeS tn0 otlice ct the C.ly Clerk at 203 968,4433.
At the hearing data time and plan nol*d above 1,,%6,2021.at 6.00 D.m.l•all persons I'll,
e sled en the above rnadna may appset and ba nears. ecavae aauar dolancmg brben may ba
in elect al The time of Ine hlarmg..1m n Ifalimgny'e•ncouNged.VAiaon[e/I.o,.y m V ba
sutxnin•d al tea0 Irv,wwk.g days Prior w the hearing.Deal lesumway may b•amded Ie Inree
minulrs per Doreen,mbrmabgn en secessmp Ina meeting remo:ay will be posted on tn,put,
Ilhed.;anus,n0 briar Iha.4a hours 11.11.hen
nQ a[rnpsAmerWnnolyoeyaggedu.
A1d,Igna1 imormabo.regarding perv'iong Iesl mony in a mpsance wiry any social d slanting oo-
d.M m 01WI may be ebtainfd by call.,206.9ae-4,33 ar by,mad a1 ceyclora0 mo idnnc ty.erg.
Memstan City t1e6 m a ceseicra to persons wan dealt Lhm At mfermal o.preaanted in the
nearing shall also be avadada upon advanu regwsl n a laim usabfs try Porwns wdn hearing
orvisualimpairments,IndividjAh Wdh(IMM da Willies troy-41-sadslanca by contact ng the
Cny 24 hours piv to in,hooting.
DATED May 21.2021.
Cnns Johnson.City Clara
May 21.Jun,4.2021 101750