First Amendment_Union District_Agency Resolution 4818-8263-4746 v.5 MERIDIAN DEVELOPMENT CORPORATION
THE URBAN RENEWAL AGENCY OF THE CITY OF MERIDIAN
RESOLUTION NO. 21-038
BY THE BOARD OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY
OF MERIDIAN, IDAHO, A/K/A THE MERIDIAN DEVELOPMENT CORPORATION:
A RESOLUTION OF THE BOARD OF COMMISSIONERS
OF THE URBAN RENEWAL AGENCY OF MERIDIAN,
IDAHO, ALSO KNOWN AS THE MERIDIAN
DEVELOPMENT CORPORATION, RECOMMENDING AND
ADOPTING THE FIRST AMENDMENT TO THE URBAN
RENEWAL PLAN FOR THE UNION DISTRICT URBAN
RENEWAL PROJECT, WHICH PLAN SEEKS TO ANNEX A
CERTAIN AREA COMMONLY REFERRED TO AS THE
IDAHO BLOCK TO THE EXISTING UNION DISTRICT
PROJECT AREA, WHICH PLAN AMENDMENT INCLUDES
REVENUE ALLOCATION FINANCING PROVISIONS
SUBJECT TO CERTAIN CONDITIONS; AUTHORIZING
AND DIRECTING THE CHAIR, VICE-CHAIR, OR
ADMINISTRATOR AND THE SECRETARY OF THE
AGENCY TO MAKE CERTAIN TECHNICAL CHANGES;
AUTHORIZING AND DIRECTING THE CHAIR, VICE-
CHAIR AND ADMINISTRATOR TO TAKE APPROPRIATE
ACTION; PROVIDING FOR THIS RESOLUTION TO BE
EFFECTIVE UPON ITS PASSAGE AND APPROVAL; 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, 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
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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 (the "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;
WHEREAS, the City Council, after notice duly published, conducted a public
hearing on 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, which included the
parcels deannexed pursuant to the First Amendment to the Downtown District Plan (the
"Union District Project Area");
WHEREAS, the City Council, after notice duly published, conducted a public
hearing on the Second Amendment to the Meridian Revitalization Plan Urban Renewal
Project (the "Second Amendment to the Downtown District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance
No. 21-1933 on July 13, 2021, approving the Second 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 Existing Downtown District Plan, the Ten Mile Plan, and the
Union District Plan are collectively referred to as the "Existing Urban Renewal Plans"
and their respective revenue allocation project areas are collectively referred to as the
"Existing Project Areas;"
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,
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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, 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, MDC authorized Kushlan I Associates to commence an
eligibility study and preparation of an eligibility report for an area 1.461 acres in size,
which area was deannexed from the 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 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, 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; and
C. diversity of ownership;
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);
RESOLUTION NO. 21-038 - 3
WHEREAS, the MDC Board, on June 9, 2021, adopted Resolution No. 21-027
accepting the Report and authorizing 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 amendment for the Study Area, which plan amendment may include a
revenue allocation provision as allowed by the Act;
WHEREAS, the City Council on July 6, 2021, adopted Resolution No. 21-2274,
declaring the Study Area described in the Report to be a deteriorated area or a
deteriorating area, or a combination thereof, as defined by Chapters 20 and 29 of Title
50, Idaho Code, as amended, that such Study Area is appropriate for an urban renewal
project, and directed MDC to commence preparation of an urban renewal plan
amendment for the area designated;
WHEREAS, MDC seeks to amend the Union District Plan pursuant to Idaho
Code Sections 50-2033 and 50-2903A(1)(a)(ii), which amendment contains provisions
of revenue allocation financing, to redevelop a portion of the City pursuant to the Law
and the Act, as amended;
WHEREAS, pursuant to the Law and Act, as amended, the First Amendment to
the Urban Renewal Plan for the Union District Urban Renewal Project (the "First
Amendment to the Union District Plan") seeks to add the Study Area to the Union
District Project Area and further, to provide updates to certain provisions and financial
information from the Union District Plan, to provide a projection concerning the existing
and additional improvements, projected expenses, and anticipated revenues through
the Union District Plan termination;
WHEREAS, a modification is not deemed to have occurred under Idaho Code
Section 50-2903A when there is a plan amendment to accommodate an increase in the
revenue allocation area boundary as permitted in Idaho Code Section 50-2033. The
First Amendment to the Union District Plan is not a modification pursuant to Idaho Code
Sections 50-2033 and 50-2903A(1)(a)(ii), and therefore, the base value will not be
adjusted upwards;
WHEREAS, the area to be added to the Union District Project Area is shown on
the "Boundary Map of the Additional Area" and described in the "Legal Description of
the Boundary of the Additional Area," which are attached to the First Amendment to the
Union District Plan as Attachments 1A and 2A respectively;
WHEREAS, in order to implement the provisions of the Act and the Law either
MDC may prepare a plan, or any person, public or private, may submit such plan to
MDC;
WHEREAS, MDC and its consultants have prepared the proposed First
Amendment to the Union District Plan for the additional area previously designated as
eligible for urban renewal planning;
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WHEREAS, the Act authorizes MDC to adopt revenue allocation financing
provisions as part of an urban renewal plan or plan amendment;
WHEREAS, the First Amendment to the Union District Plan contains revenue
allocation financing provisions as allowed by the Act;
WHEREAS, in order to implement the provisions of the Law and the Act, MDC
shall prepare and adopt the First Amendment to the Union District Plan and submit the
First Amendment to the Union District Plan and recommendation for approval thereof to
the City;
WHEREAS, MDC reviewed and considered the proposed public improvements
within the First Amendment to the Union District Plan during a joint meeting with the City
Council on August 24, 2021;
WHEREAS, as required by the Law and the Act, MDC has reviewed the
information within the First Amendment to the Union District Plan concerning the use of
revenue allocation funds and approved such information and considered the First
Amendment to the Union District Plan at its meeting on September 22, 2021;
WHEREAS, the First Amendment to the Union District Plan will be tendered to
the Planning and Zoning Commission and to the City Council for their consideration and
review as required by the Law and the Act;
WHEREAS, under the Act, the First Amendment to the Union District Plan shall
include with specificity the following: (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) a statement listing
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 are repaid, upon all taxing districts levying taxes
upon property in the revenue allocation area; and (6) a description of the methods of
financing all estimated project costs and the time when related costs or monetary
obligations are to be incurred; (7) a termination date for the plan and the revenue
allocation area as provided for in Idaho Code § 50-2903(20); and (8) a description of the
disposition or retention of any assets of the agency upon the termination date;
WHEREAS, it is necessary and in the best interests of the citizens of the City to
recommend approval of the First Amendment to the Union District Plan and to adopt, as
part of the First Amendment to the Union District Plan, revenue allocation financing
provisions that will help finance urban renewal projects to be completed in accordance
with the First Amendment to the Union District Plan in order to (1) encourage private
development in the urban renewal area; (2) to prevent and arrest decay of the additional
area added by the First Amendment to the Union District Plan due to the inability of
existing financing methods to provide needed public improvements; (3) to encourage
taxing districts to cooperate in the allocation of future tax revenues arising in the
additional area added by the First Amendment to the Union District Plan in order to
RESOLUTION NO. 21-038 - 5
facilitate the long-term growth of their common tax base; (4) to encourage the long-term
growth of their common tax base; (5) to encourage private investment within the City
and (6) to further the public purposes of MDC;
WHEREAS, the MDC Board finds that the equalized assessed valuation of the
taxable property in the revenue allocation area described in Attachments 1A and 2A of
the First Amendment to the Union District Plan is likely to increase as a result of
initiation of urban renewal projects in accordance with the First Amendment to the Union
District Plan;
WHEREAS, the MDC Board further finds that the equalized assessed valuation
of the taxable property in the existing Union District Project Area will continue to
increase as a result of initiation and continuation of urban renewal projects in
accordance with the Union District Plan, as amended by the First Amendment to 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, the base assessment roll of the area added by the First Amendment
to the Union District Plan, together with the base assessment roll values of the Existing
Project Areas, and the proposed Northern Gateway Project Area and the proposed
Linder District Project Area, cannot exceed ten percent (10%) of the current assessed
values of all the taxable property in the City;
WHEREAS, the area to be added by the First Amendment cannot exceed ten
percent (10%) of the area within the Union District Project Area, and the additional area
is contiguous to the Union District Project Area;
WHEREAS, the boundaries of the area added to the Union District Project Area
pursuant to the First Amendment to the Union District Plan overlap the boundaries of
the Ada County Highway District, which has the responsibility for the maintenance of
roads and highways within the City. MDC is currently negotiating an agreement with the
Ada County Highway District pursuant to Idaho Code Section 50-2908(2)(a)(iv)for the
additional area;
WHEREAS, MDC staff and consultants recommend the MDC Board accept the
First Amendment to the Union District Plan and forward it to the City Council;
RESOLUTION NO. 21-038 - 6
WHEREAS, the MDC Board finds it in the best interests of MDC and the public to
formally adopt the First Amendment to the Union District Plan, as set forth in Exhibit 1
attached hereto, and to forward it to the Mayor and City Council, and recommend its
adoption, subject to certain conditions.
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. It is hereby found and determined that the additional area as
defined in the First Amendment to the Union District Plan is a deteriorated area, a
deteriorating area, or a combination thereof, as defined in the Law and the Act and
qualifies as an eligible urban renewal area under the Law.
Section 3. That MDC specifically adopts the First Amendment to the Union
District Plan along with any changes discussed at the September 22, 2021, MDC Board
meeting, including but not limited to finalization of the Attachments to the First
Amendment to the Union District Plan, confirmation of levy rates, confirmation of the
affected taxing districts, updated list of projects, updated map or legal description and
any modifications to the supplement to the economic feasibility study prepared by MDC
consultant Kushlan I Associates.
Section 4. That MDC recommends that the First Amendment to the Union
District Plan, a copy of which is attached hereto as Exhibit 1, and incorporated herein
by reference, be adopted by the City Council, including those sections, modifications,
text, and/or replacement of Attachments as discussed at the September 22, 2021, MDC
Board meeting.
Section 5. That this Resolution constitutes the necessary action of MDC under
the Act, Idaho Code § 50-2905, recommending approval by the City and that the First
Amendment to the Union District Plan includes with specificity the following: (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) a statement listing 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 are repaid, upon all taxing districts levying taxes upon property in the revenue
allocation area; and (6) a description of the methods of financing all estimated project
costs and the time when related costs or monetary obligations are to be incurred; (7) a
termination date for the plan and the revenue allocation area as provided for in Idaho
Code § 50-2903(20); and (8) a description of the disposition or retention of any assets
of the agency upon the termination date.
RESOLUTION NO. 21-038 - 7
Section 6. It is hereby found and determined that:
(a) The First Amendment to 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 residential and
commercial components of the First Amendment to the Union
District Plan and the need for public improvements), and shows
consideration for the health, safety, and welfare of any residents or
businesses in the general vicinity of the urban renewal area
covered by the First Amendment to the Union District Plan.
(b) The First Amendment to the Union District Plan affords maximum
opportunity consistent with the sound needs of the City as a whole
for the rehabilitation, development and redevelopment of the Union
District Project Area as amended by the First Amendment to the
Union District Plan by private enterprises.
(c) The First Amendment to the Union District Plan provides a feasible
method for relocation of any displaced families residing within the
Union District Project Area, if any.
(d) The area added by the First Amendment to the Union District Plan
does not contain `open land" areas, or areas of agricultural
operation. MDC may acquire land and the First Amendment to the
Union District Project Area is planned to be redeveloped in a
manner that may include residential and non-residential uses.
(e) The portion of the area added by the First Amendment to the Union
District Plan which may be identified for residential uses is
necessary and appropriate as the City Council may find 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.
(f) The portion of the area added by the First Amendment to the Union
District Plan which may be identified for non-residential uses, the
City Council may find 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.
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(g) The base assessment roll of the area added by the First
Amendment to the Union District Project Area, together with the
base assessment roll values of the Existing Project Areas, and the
proposed Northern Gateway Project Area and the proposed Linder
District Project Area, do not exceed ten percent (10%) of the
current assessed values of all the taxable property in the City.
(h) The area to be added by the First Amendment to the Union District
Plan does not exceed ten percent (10%) of the geographical area
contained within the existing Union District Project Area and the
area to be added is contiguous to the existing Union District Project
Area.
(i) The First Amendment to the Union District Plan includes a revenue
allocation provision and MDC has determined that the equalized
assessed valuation of the revenue allocation area as described in
Attachments 1A and 2A of the First Amendment to the Union
District Plan will likely increase as the result of the initiation of an
urban renewal project, and the equalized assessed valuation of the
revenue allocation area in the existing Union District Project Area
will likely increase and/or continue to increase as a result of the
initiation and/or continuation of an urban renewal project pursuant
to the Union District Plan, as amended by the First Amendment to
the Union District Plan.
Section 7. That this Resolution constitutes the necessary action of MDC under
the Law, Section 50-2008, Idaho Code, and the Act.
Section 8. The Chair, Vice-Chair, or Administrator, and the Secretary of MDC
are hereby authorized and directed to take all steps necessary and convenient to submit
the proposed First Amendment to the Union District Plan for approval by the City
Council, including but not limited to the preparation of the notice of public hearing on
adoption of the revenue allocation financing provisions by the City and submittal of the
First Amendment to the Union District Plan to the various taxing entities as required by
Idaho Code § 50-2906.
Section 9. A modification is not deemed to have occurred under Idaho Code
Section 50-2903A when there is a plan amendment to accommodate an increase in the
revenue allocation area boundary as permitted in Idaho Code Section 50-2033. The
First Amendment to the Union District Plan is not a modification pursuant to Idaho Code
Sections 50-2033 and 50-2903A(1)(a)(ii), and therefore, the base value will not be
adjusted upwards.
Section 10. That this Resolution shall be in full force and effect immediately
upon its adoption and approval.
RESOLUTION NO. 21-038 - 9
PASSED by the Urban Renewal Agency of Meridian, Idaho, on September 22,
2021. Signed by the Chair of the Board of Commissioners and attested by the
Secretary to the Board of Commissioners, on September 22, 2021.
APPROVED:
By
Chair of the Board
ATTEST:
By
Se etary
RESOLUTION NO. 21-038 - 10
Exhibit 1
The First Amendment to the Urban Renewal Plan for the Union District Urban Renewal
Project
4818-8263-4746, v. 3
RESOLUTION NO. 21-038 - 11