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Ordinance 20-1882 Approving the Urban Renewal Plan for the Union District Urbal Renwal Project-2� ADA COUNTY RECORDER Phil McGrane 2020-076281 BOISE IDAHO Pgs=112 BONNIE 06/22/2020 02:45 PM CITY OF MERIDIAN, IDAHO NO FEE CITY OF MERIDIAN ORDINANCE NO.2 -188 BY THE CITY COUNCIL: BERNT,BO TO , CAVENE , HOAGLUN,PERREAULT, STRADER AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MERI]DIAN,APPROVING THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT, WHICH PLAN INCLUDES RE VENUE ALLOCATION FINANCING PROVISIONS; AUTHORIZING THE CITY CLERK TO TRANSMIT A COPY OF THIS ORDINANCE AND OTHER RE'QUIRED INFORMATION TO THE COUNTY, AFFECTED TAXING ENTITIES, AND STATE OFFICIALS; PROVIDING SEVE PILIT ; APPROVING THE SUMMARY OF THE ORDINANCE; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Urban Renewal Agency of the City of Meridian, Idaho, also known as Meridian Development Corporation ("MDC" or "Agency") is an independent public body, corporate and politic, an urban renewal agency created by and existing under the authority of and pursuant to the Idaho Urban Renewal Law of 1965, Title 50, Chapter 20, Idaho Code, as amended and supplemented (the "Law") and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended(the"Act"); WHEREAS, on October 8,'2002, the City Council (the "City Council") of the City of Meridian, Idaho (the "City") after notice duly published conducted a public hearing on the Meridian Revitalization Plan Urban Renewal Project, which is also referred to as the Downtown District(the"Downtown District Plan"); WHEREAS, following said public hearing; the City Council on December 3,2002, adopted Ordinance No. 02-987 approving the Downtown District Plan and making certain findings, jWHEREAS, on June 14, 2016, the City Council, after notice duly published, conducted a public hearing on The Ten Mile Road Urban Renewal Plan (the "Ten Mile Plan"). The public hearing was continued to June 21, 2016, for further testimony; j WHEREAS, fallowing said public:hearing, the City Council adopted its Ordinance No 16- 1695 on June 21,2016, approving the Ten Mile Plan and making certain findings; WHEREAS,the Downtown District Plan and the Ten Mile Plan and their project areas are referred to as the Existing Project Areas; WHEREAS,pursuant to Idaho Code§ 50-2008, an urban renewal project may not be planned or initiated unless the local governing body has, by resolution,determined such area to be a deteriorated area or deteriorating area, or combination thereof, and designated such area as appropriate for an urban renewal project; WHEREAS,an urban renewal plan shall (a) conform to the general plan for the URBAN RENEWAL DISTRICT ORDINANCE—20-18 82 municipality as a whole, except as provided in§ 50-2008(g), Idaho Code; and (b) shall be sufficiently complete to indicate such land acquisition, demolition and removal of structures, redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the urban renewal area,zoning and planning changes, if any, land uses,maximum densities, building requirements, and any method or methods of financing such plan,which methods may include revenue allocation financing provisions; WHEREAS,Idaho Code Section 50-2906, also requires that in order to adopt an urban renewal plan containing a revenue allocation financing provision,the local governing body must make a finding or determination that the area included in such plan is a deteriorated area or deteriorating area; WHEREAS, based on inquiries and information presented by certain interested parties and property owners, the Agency commenced certain discussion concerning examination of an area as appropriate for an urban renewal project; WHEREAS, in 2019, Kushlan I Associates and SMR Development, LLC commenced an eligibility study and preparation of an eligibility report for an area about 16 acres in size and located within the boundaries of the Downtown District Plan. The area is generally east of Main Street, south of Idaho Avenue, west of E. 3rd Street, and north of the Union Pacific Railroad right-of-way. The eligibility study area is commonly referred to as the Union District area; WHEREAS, MDC obtained the Union District Urban Renewal District Eligibility Report, dated February 2020 (the 'Report"), which examined the Union District Area for the purpose of determining whether such area was a deteriorating area and/or a deteriorated area as defined by Idaho Code Sections 50-2018(9) and 50-2903(8);; WHEREAS, pursuant to Idaho Code§§ 50-2018(9) and 50-2903(8), which define a deteriorating area and a deteriorated area, many of the conditions necessary to be present in such an area are found in the Union District Area, i.e., a. the presence of a substantial number of deteriorated or deteriorating structures; b. age or obsolescence; b. predominance of defective or inadequate street layout; C. faulty lot layout in relation to size, adequacy, accessibility, or usefulness; d. insanitary or unsafe conditions; e. defective or unusual conditions of title; and e. deterioration of site and other improvements; WHEREAS,the effects of the listed conditions cited in the Report result in economic underdevelopment of the area, substantially impairs or arrests the sound growth of a municipality, constitutes an economic or social liability, and is a menace to the public health, safety,morals, or welfare in its present condition or use; WHEREAS, the MDC Board, on February 26, 2020, adopted Resolution No. 20-003 accepting the Report and authorized the MDC Chair, Vice-Chair or Administrator to transmit the Report to the City Council requesting its consideration for designation of an urban renewal area and URBAN RENEWAL DISTRICT ORDINANCE-20-1882 i requesting the City Council to direct MDC to prepare an urban renewal plan for the Union District Area, which plan may include a revenue allocation area as allowed by the Act; WHEREAS,the City Council, by Resolution No. 20-2188, dated March 10, 2020, declared the Union District Area described in the Report to be a deteriorated area or a deteriorating area as defined by Chapters 20 and 29 of Title 50, Idaho Code, as amended, that such area is appropriate for an urban renewal project and directed MDC to commence preparation of an urban renewal plan for the area designated; WHEREAS, the Union District Area was located within the boundaries of the Downtown District Plan and Project Area; WHEREAS, the City Council, after notice duly published, conducted a public hearing on the First Amendment to the Meridian Revitalization Plan, Urban Renewal Project ("First Amendment to the Downtown District Plan"); WHEREAS, following said public hearing, the City Council adopted its Ordinance No. 20-1881on June 9, 2020, approving the First Amendment to the Downtown District Plan deannexing the Union District area and making certain findings; WHEREAS,the current assessed taxable value of the deannexed parcels is on the tax rolls; WHEREAS, in order to implement the provisions of the Act and the Law, either the Agency may prepare a plan or any person, public or private, may submit such plan to the Agency; WHEREAS, the Agency, developer and its consultants have undertaken the planning process during 2019 and 2020; WHEREAS, the Agency prepared the Urban Renewal Plan for the Union District Urban Renewal Project (the "Union District Plan") and the urban renewal area referred to as the Union District Project Area (the "Project Area" or "Revenue Allocation Area") for the area designated as eligible for urban renewal planning; WHEREAS, the Union District Project Area includes the parcels deannexed from the existing Downtown District Project Area; WHEREAS, the Act authorizes urban renewal agencies to adopt revenue allocation financing provisions as part of their urban renewal plans; j WHEREAS,the Union District Plan contains the provisions of revenue allocation financing as allowed by the Act; WHEREAS,the Agency Board considered all comment and information submitted to the Agency during several earlier Board meetings throughout 2019 and 2020, and the Board meeting held on March 25,2020; WHEREAS,on March 25, 2020,the Agency Board passed Resolution No. 20-009 URBAN RENEWAL DISTRICT ORDINANCE-20-1882 proposing and recommending the approval of the Union District Plan; WHEREAS,the Agency submitted the Union District Plan to the Mayor and City Council; WHEREAS,the Mayor and City Clerk have taken the necessary action in good faith to process the Union District Plan consistent with the requirements set forth in Idaho Code Sections 50-2906 and 50-2008; WHEREAS, pursuant to the Law, at a meeting held on April 16, 2020, the Meridian Planning and Zoning Commission considered the Union District Plan and found by P& Z Resolution No PZ-20-02 that the Plan is in all respects in conformity with the City of Meridian Comprehensive Plan, as may be amended (the"Comprehensive Plan") and forwarded its findings to the City Council, a copy of which is attached hereto as Exhibit l; WHEREAS, the notice of public hearing of the Union District Plan was caused to be published by the Meridian City Clerk in the Meridian Press on April 24, 2020, and in the Idaho Statesman on May 1, 2020, a copy of said notices are attached hereto as Exhibit 2; WHEREAS, as of April 24, 2020, the Plan was submitted to the affected taxing entities, available to the public, and under consideration by the City Council; WHEREAS, the City Council during its regular meeting of June 2, 2020 and June 9, 2020, held such public hearings as noticed; WHEREAS, as required by Idaho Code sections 50-2905 and 50-2906, the Union District Plan contains the following information with specificity which was made available to the general public and all taxing districts prior to the public hearing on June 2,2020,the regular meeting of the City Council, at least thirty (30) days but no more than sixty (60) days prior to the date set forth final reading of the ordinance: ( 1) a statement describing the total assessed valuation of the base assessment roll of the revenue allocation area and the total assessed valuation of all taxable property within the municipality; (2) the kind, number, and location of all proposed public works or improvements within the revenue allocation area; (3) an economic feasibility study; (4) a detailed list of estimated project costs; (5) a fiscal impact statement showing the impact of the revenue allocation area, both until and after the bonds, notes and/or other obligations are repaid, upon all taxing districts levying taxes upon property in the revenue allocation area; (6) a description of the methods of financing all estimated project costs and the time when related costs or monetary obligations are to be incurred; (7) a termination date for the plan and the revenue allocation area as provided for in section 50-2903(20), Idaho Code. In determining the termination date,the plan shall recognize that the agency shall receive allocation of revenues in the calendar year following the last year of the revenue allocation provision described in the urban renewal plan; and (8) a description of the disposition or retention of any assets of the agency upon the termination date. Provided however, nothing herein shall prevent the agency from retaining assets or revenues generated from such assets as long as the agency shall have resources other than revenue allocation funds to operate and manage such assets; URBAN RENEWAL DISTRICT ORDINANCE-20-1882 WHEREAS, the Union District Plan authorizes certain projects to be financed by revenue allocation bonds, or loans and proceeds from revenue allocation; WHEREAS, pursuant to Chapter 14, Title 40, Idaho Code, the Ada County Highway District ("ACHD") is granted certain authority and jurisdiction over public rights of way within the Project Area, as that term is defined in the Plan; WHEREAS,appropriate notice of the Union District Plan and revenue allocation provision contained therein has been given to the taxing districts and to the public as required by Idaho Code§§ 50-2008 and 50-2906; WHEREAS, it is necessary and in the best interest of the citizens of the City, to adopt the Union District Plan and to adopt, as part of the Union District Plan, revenue allocation financing provisions that will help finance urban renewal projects to be completed in accordance with the Union District Plan, in order to: encourage private development in the urban renewal area; prevent and arrest decay of the City due to the inability of existing financing methods to provide needed public improvements; encourage taxing districts to cooperate in the allocation of future tax revenues arising in the Project Area in order to facilitate the long-term growth of their common tax base; encourage private investment within the City; and to further the public purposes of the Agency; WHEREAS, the City Council finds that the equalized assessed valuation of the taxable property in the Project Area is likely to increase, and continue to increase, as a result of initiation and continuation of urban renewal projects in accordance with the Union District Plan; WHEREAS,under the Law and Act any such plan should provide for(1) a feasible method for the location of families who will be displaced from the urban renewal area in decent, safe, and sanitary dwelling accommodations within their means and without undue hardship to such families; (2) the urban renewal plan should conform to the general plan of the municipality as a whole; (3) the urban renewal plan should give due consideration to the provision of adequate park and recreational areas and facilities that may be desirable for neighborhood improvement, with special consideration for the health, safety, and welfare of the children residing in the general vicinity of the site covered by the plan; and (4) the urban renewal plan should afford maximum opportunity, consistent with the sound needs of the municipality as a whole, for the rehabilitation or redevelopment of the urban renewal area by private enterprise; WHEREAS, if the urban renewal area consists of an area of open land to be acquired by the urban renewal agency, such area 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 URBAN RENEWAL DISTRICT ORDINANCE-20-1882 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 the Law, 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 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; WHEREAS, the collective base assessment rolls of the Union District Project Area, together with the base assessment roll values of the Existing Project Areas, cannot exceed ten percent(10%) of the current assessed values of all the taxable property in the City; WHEREAS, the City Council at its regular meeting held on June 9, 2020, considered the Union District Plan as proposed and made certain comprehensive findings. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF MERIDIAN,IDAHO: SECTION 1: It is hereby found and determined that: (a) The Project Area as defined in the Union District Plan is a deteriorated or a deteriorating area as defined in the Law and the Act and qualifies as an eligible urban renewal area under the Law and Act. (b) The rehabilitation, conservation, development and redevelopment of the urban renewal area pursuant to the Union District Plan are necessary in the interests of public health, safety, and welfare of the residents of the City. (c) There continues to be a need for the Agency to function in the City. (d) The Union District Plan conforms to the City of Meridian Comprehensive Plan as a whole. ! (e) The Union District Plan gives due consideration to the provision of adequate park and recreation areas and facilities that may be desirable for neighborhood improvement (recognizing the mixed use components of the Plan and the need for overall public improvements), and shows consideration for the health, safety, and welfare of any children, residents or businesses in the general vicinity of the urban renewal area covered by the Union District Plan. (f) The Union District Plan affords maximum opportunity consistent with the sound needs of the City as a whole for the rehabilitation and redevelopment of the urban renewal area by private enterprises. (g) Pursuant to Idaho Code §§ 50-2007(h) and 50-2008(d)(1), the Union District Plan provides a feasible method for relocation obligations of any displaced families URBAN RENEWAL DISTRICT ORDINANCE-20-1882 residing within the Project Area and there is not anticipated to be any activity by the Agency that would result in relocation. (h) The collective base assessment rolls for the revenue allocation areas under the Existing Project Areas and the Union District Project Area, do not exceed ten percent(10%) of the assessed values of all the taxable property in the City. (i) The Plan includes the requirements set forth in Idaho Code § 50-2905 with specificity. (j) The Union District Plan is sufficiently complete to indicate such land acquisition, demolition and removal of structures, redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the urban renewal area, zoning and planning changes (if any) land uses, maximum densities, building requirements, and any method or methods of financing such plan, which methods may include revenue allocation financing provisions. (k) The urban renewal area, which includes the deteriorating area, as defined in Idaho Code section 50-2018(9) and Idaho Code section 50-2903(8), does not include any agricultural operation for which the Agency has not received a written consent, or has not been used for agricultural purposes for three(3) consecutive years. (1) The portion of the Project Area which is identified for non-residential uses is necessary and appropriate to facilitate the proper growth and development Pl standards In accordance with the objectives of the Comprehensive an to overcome economic disuse,the need for improved traffic patterns, and the need for the correlation of this area with other areas of the City. (m) The portion-of the Project Area which is identified for residential uses is necessary and appropriate as there is a shortage of housing of sound standards and design which is decent, safe and sanitary in the City;that the need for housing accommodations has been or will be increased as a result of the clearance of slums in other areas;that the conditions of blight in the area and the shortage of decent, safe and sanitary housing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety,morals, or welfare; and that the acquisition of the area for residential uses is an integral part of and essential to the program of the City. SECTION 2: The City Council finds that the Project Area does not include a substantial portion of open land, that the Agency may acquire any open land within the Project Area, and that the Project Area is planned to be redeveloped in a manner that will include both residential and nonresidential uses. Provided, however, the City Council finds that for the portions of the Project Area deemed to be 'open land,"the criteria set forth in the Law and Act have been met. SECTION 3: The City Council finds that one of the Union District Plan objectives to increase the residential opportunity does meet the sound needs of the City and will provide housing opportunities in an area that does not now contain such opportunities, and the portion of the Union URBAN RENEWAL DISTRICT ORDINANCE-20-1882 District Project Area which is identified for nonresidential uses are necessary and appropriate to facilitate the proper growth and development standards in accordance with the objectives of City's Comprehensive Plan, to overcome economic disuse, the need for improved traffic patterns, and the need for the correlation of this area with other areas of the City. SECTION 4: The Union District Plan, a copy of which is attached hereto and marked as Exhibit 3 and made a part hereof by attachment, be, and the same hereby is, approved. As directed by the City Council, the City Clerk and/or the Agency may make certain technical corrections or revisions in keeping with the information and testimony presented at the June 2, 2020, hearing and incorporate changes or modifications, if any. SECTION 5: The City Council declares that nothing within the Union District Plan is intended or shall be interpreted to usurp the jurisdiction and authority of ACHD as defined in chapter 14, Title 40, Idaho Code. Further, pursuant to Section 40-1415, Idaho Code, ACHD has authority over the planning, location, design, construction, reconstruction, and maintenance of the City rights of way and accompanying curbs, gutters, culverts, sidewalks,paved medians, bulkheads, and retaining walls. In the planning process, ACHD shall take into consideration the principles contained in the Plan. SECTION 6: No direct or collateral action challenging the Union District Plan shall be brought prior to the effective date of this Ordinance or after the elapse of thirty (30) days from and after the effective date of this Ordinance adopting the Union District Plan. SECTION 7: Upon the effective date of this Ordinance, the City Clerk is authorized and directed to transmit to the County Auditor and Ada County Assessor, and to the appropriate officials of Ada County Board of County Commissioners, City of Meridian, Ada County Highway District, Joint School District No 2, Ada County Ambulance/EMS, Meridian Cemetery District, College of Western Idaho, Meridian Library District, Mosquito Abatement District, the Western Ada Recreation District, and the State Tax Commission a copy of this Ordinance, a copy of the legal description of the boundaries of the Revenue Allocation Area, and a map or plat indicating the boundaries of the Project Area. SECTION 8: The City Council hereby finds and declares that the Revenue Allocation Area as defined in the Union District Plan, the equalized assessed valuation of which the City Council hereby determines is in and is part of the Union District Plan is likely to increase as a result of the initiation and completion of urban renewal projects pursuant to the UnionDislrictPlan. SECTION 9: The City Council hereby approves and adopts the following statement policy relating to the appointment of City Council members as members of the Agency's Board of Commissioners: If any City Council members are appointed to the Board, they are not acting in an ex officio capacity but, rather, as private citizens who, although they are also members of the City Council, are exercising their independent judgment as private citizens when they sit on the Board. Except for the powers to appoint and terminate Board members and to adopt the Union District Plan, the City Council recognizes that it has no power to control the powers or operations of the Agency. URBAN RENEWAL DISTRICT ORDINANCE-20-1882 SECTION 10: So long as any Agency bonds, notes or other obligations are outstanding, the City Council will not exercise its power under Idaho Code section 50-2006 to designate itself as the Agency Board. SECTION 11: This Ordinance shall be in full force and effect immediately upon its passage, approval, and publication and shall be retroactive to January 1, 2020, to the extent permitted by the Act. SECTION 12: The provisions of this Ordinance are severable, and if any provision of this Ordinance or the application of such provision to any person or circumstance is declared invalid for any reason, such determination shall not affect the validity of remaining portions of this Ordinance. SECTION 13: The Summary of this Ordinance, a copy of which is attached hereto as Exhibit 4, is hereby approved. SECTION 14: All ordinances, resolutions, orders, or parts thereof in conflict herewith are hereby repealed,rescinded, and annulled. SECTION 15: Savings Clause. This Ordinance does not affect an action or proceeding commenced or right accrued before this Ordinance takes effect. PASSED by the City Council of the City of Meridian, Idaho,this 9th day of June,2020. APPROVED by the Mayor of the City of Meridian, Idaho,this 9th day of June, 2020. APPROVED: 0440 �ACFDnUCvsT TEST: �City of EP,IDI- obert E Simi on, Mayor SF.A�T� o Cit - �F yr URBAN RENEWAL DISTRICT ORDINANCE—20-1882 EXHIBIT 1 PLANNING AND ZONING RESOLUTION PZ-20-02 URBAN RENEWAL DISTRICT ORDINANCE-20-1882 RESOLUTION PZ-20-02 CITY OF MERIDIAN I BY THE PLANNING AND ZONING COMMISSION A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN,IDAHO,VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE PLAN WHEREAS,the Urban Renewal Agency of the City of Meridian(the"City"), Idaho, also known as Meridian Development Corporation (hereinafter"MDC"), the duly constituted and authorized urban renewal agency of the City, has submitted the proposed Urban Renewal Plan for the Union District Urban Renewal Project(the"Union District Plan") to the City; and WHEREAS,the Mayor and Meridian City Council referred the Union District Plan to the City Planning and Zoning Commission for review and recommendations concerning the conformity of said Union District Plan with the City's Comprehensive Plan, as amended(the "Comprehensive Plan"); and WHEREAS, on April 16, 2020, the City Planning and Zoning Commission met to consider whether the Union District Plan conforms with the Comprehensive Plan as required by Idaho Code § 50-2008(b); and WHEREAS,the City Planning and Zoning Commission has reviewed said Union District Plan in view of the Comprehensive Plan; and WHEREAS, the City Planning and Zoning Commission has determined that the Union District Plan is in all respects in conformity with the Comprehensive Plan. NOW, THEREFORE,BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN, IDAHO: Section 1. That the Union District Plan, submitted by MDC and referred to this Commission by the Mayor and City Council for review, is in all respects in conformity with the City's Comprehensive Plan. Section 2. That Exhibit A, the memorandum from Caleb Hood,Planning Division Manager dated April 8, 2020 outlining the findings supporting the determination that the Union District Plan is in conformity with the City's Comprehensive Plan, is hereby adopted and incorporated as part of this Resolution. RESOLUTION OF THE PLANNING AND ZONING,VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN's COMPREHENSIVE PLAN-1 OF 2 Section 3. That the City Clerk hereby authorized and directed to provide the Mayor and Meridian City Council with a signed copy of this Resolution relating to said Union District Plan. Section 4. That this Resolution shall be in full force and effect immediately upon its adoption and approval. ADOPTED by the Planning and Zoning Commission of the City of Meridian, Idaho, this 16th day of April 2020. APPROVED: ATTES • air, tannin and Zoning Commission City Clerk RESOLUTION OF THE PLANNING AND ZONING,VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE PLAN-2 OF 2 Mayor Robert E.Simison E IDIAN � City Council Members: Treg Be rnt Brad Hoaglun Joe Borton Jessica Perreault Luke Cavener Liz Strader EXHIBIT A TO RESOLUTION PZ-20-02 April 9, 2020 MEMORANDUM TO: Mayor Robert Simison Meridian City Council Meridian Planning&Zoning Commission CC: David Miles, Chief of Staff Cameron Arial, Community Development Director Victoria Cleary, Economic Development Administrator Caleb Hood,Planning Division Manager FROM: Caleb Hood,Planning Division Manager Brian McClure, Comprehensive Associate Planner RE: Urban Renewal Plan for the Union District Urban Renewal Project This memo is intended to provide Comprehensive Plan related analysis for the proposed Urban Renewal Plan for the Union District Urban Renewal Project (Union District Plan) in downtown Meridian. Due to the current COVID-19 outbreak and associated quarantine, Staff is including analysis within this memo that otherwise would be shared and explained during the meeting. City Staff will be in virtual attendance at the April 161h Planning&Zoning Commission meeting to give a brief report and summary and to answer any questions,but does not intend to get into many details; this memo should be relied on heavily for Staff's analysis. Application of the City's Comprehensive Plan(Plan) to the proposed Union District area(see Attachment A) is very relevant. Every major theme(chapter) in the Plan ranging from economic development and land use to historic preservation and transportation contain policies that are directly applicable. Additionally, the Comprehensive Plan adopts other documents by reference, for inclusion in consideration of land use decisions and to direct staff activities. Many of the referenced documents are relevant both in geographic area and to the described implementation strategies and goals in the Union District Plan. The following analysis describes the associated text,policies, and referenced plans. EXHIBIT A TO P&Z RESOLUTION 20-02 Analysis Plan Text The implementation strategies and goals stated in the Union District Plan clearly describe activities aimed at stimulating private development through the reduction of blight and the construction or community improvements. Some of the listed activities include: design and construction of infrastructure improvements; acquisition or support in rehabilitation of real property; financial assistance for business; advanced funding for development; and public- private partnership in the construction of a new Community Center. See pages 3-4 and 9-10 of the plan for how the goals of the plan will be achieved. The Evolving Community section(Chapter 3) of the City's Comprehensive Plan, defines future land use typologies. The description for Old Town,the adopted future land use in and around the project area, states: This designation includes the historic downtown and the true community center. The boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas, both sides of a street were incoaporated into the boundary to encourage similar uses and complimentary design of the facing houses and buildings. Sample uses include offices, retail and lodging, theatres, restaurants, and service retail for surrounding residents and visitors. A variety of residential uses are also envisioned and could include reuse of existing buildings, new construction of multi family residential over ground floor retail or office uses. The City has developed specific architectural standards for Old Town and other traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via streetscape standards.Additional public and quasi public amenities and outdoor gathering area are encouraged. Future planning in Old Town will be reviewed in accordance with Destination Downtown, a visioning document for redevelopment in Downtown Meridian. Please see Chapter 2 Premier Community for more information on Destination Downtown. Sample zoning include O-T. The Old Town future land use designation is the most diverse in the City's land use portfolio, with the greatest combined range of residential and non-residential uses and no caps on density or intensity of developed uses. Further, the City's complimentary zoning, also named Old Town (O-T),has zero setbacks for structures, relaxed parking requirements, and reduced landscape setbacks (aside from pedestrian streetscape infrastructure.) Interestingly, the Union District Plan makes numerous references to the City's planning documents dictating density and character elements, but it is Destination Downtown, developed by the Meridian Development Corporation (MDC), that dictates general uses,building mass and character, and intensity of developments. The City has adopted Destination Downtown by reference, and supports MDC's plan by adopting an eclectic and flexible future land use and zoning designation. With Destination Downtown nearing a decade of use however, existing conditions varying in several significant areas,many new stakeholders and community groups, and with the downtown urban renewal district expiring in the upcoming years, it is likely the plan is nearing the end of its relevancy. Plan Policies The following text relates to the policies found throughout the major themes in the Comprehensive Plan(Chapters 2 through 6).Not all policies must be addressed or apply to the Union District Plan, but staff has tried to include all downtown related policies below. Additional I context for these policies can be found in the Related Policies section (see Attachment B), which EXHIBIT A TO P&Z RESOLUTION 20-02 I includes parent Goals and Objectives,for the referenced policies.Note: the first number of a policy references the Chapter in which the policy can be found. • 2.02.01 E, Encourage the development of high quality,dense residential and mixed use areas near in and around Downtown,near employment, large shopping centers,public open spaces and parks, and along major transportation corridors,as shown on the Future Land Use Map. A new urban renewal district focused on infrastructure (parking,utilities, etc.)would provide the tools necessary to support and encourage redevelopment in an area of town that suffers from significant blight. • 2.02.02B, Consider incentives such as density bonuses,reduced open space requirements, and reduced fees for infill development in key areas near existing services. A new urban renewal district could provide for incentives such as infrastructure and infrastructure reimbursement through tax increment financing(TY). • 2.02.02C, Support infill development that does not negatively impact the abutting, existing development. Infill projects in Downtown should develop at higher densities, irrespective of existing development. The Union District Plan does not address how transitions between existing and proposed redevelopment may take place, but could do so transparently as part of negotiations for partnerships with the Urban Renewal District, and through public hearing and administrative approvals with the City. Stuff will review future projects for consistency with this policy. The Union District Plan addresses density increases throughout the document. • 2.02.02D,Apply appropriate design and construction standards to infill development in order to reduce adverse impacts to existing development. The Union District Plan makes specific references to establishing performance criteria and design standards in goal `i'(page 4), and duplicated under implementation letter `w'(page I1). They state: In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of funds for planning studies, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources. This is critical work to be done proactively, as the City does not have any site or building design standards specific to Downtown (just general traditional neighborhood design), or for policies related to historic preservation and enhancements. NOTE: Development of design standards downtown has not been preliminarily identified as a high priority project for the City. • 2.09.0113,Establish incentives to develop gathering spaces and civic facilities within Downtown. A new urban renewal district could provide for incentives such as gathering spaces and civic facilities, which could be reimbursed through tax increment financing(TIF). Part of the Union District Plan specifically references a public private partnership, including the City, for the construction of a coinmunio) center. • 2.09.01C,Work towards mitigating and removing floodplain issues around Downtown. There is no floodplain in this area of Downtown. EXHIBIT A TO P&Z RESOLUTION 20-02 • 2.09.02A,Actively implement action items in the Destination Downtown Plan. Destination Downtown was created by the Meridian Development Corporation for the downtown Urban Renewal District, and adopted by the Cit}�. This plan was extremely broad in land use diversio), area, and scope. The project area for the Union District Plan is included within the Destination Downtown area, but previous efforts failed to eliminate blight that this new district seeks to address. With the existing downtown urban renewal set to expire in the coming years, this new district is an opportunity for more renewed and focused efforts, both geographically and in implementation activities. • 2.09.02B,Pursue grants and public-private partnerships to enhance Downtown. A new urban renewal district could both provide grants and make more competitive applications for grants, by utilizing a dedicated funding source such as tax increment financing(TIF). • 2.09.02C,Develop programs with local partners to expand art, cultural, and educational facilities in Downtown. There are several references to these activities and facilities throughout the Union District Plan. Art may be done both as public-private partnership, or independent of development, and educational facilities are described in several areas including implementation strategies (letter `o). It should be noted that the Union District Plan describes the Urban Renewal District's abiliiy to make decisions related to public art independent of the Meridian Arts Commission, which to date has focused a great deal of time, money, and energy in downtown. Staffrecommends caution with multiple independent entities exercising self- determination of overlapping activities. • 2.09.02D,Develop and support regular cultural activities and events Downtown,in partnership with the Downtown Business Association and other organizations. Supporting events is not described within the Union District Plan directly, but supporting the development of locations for these to occur is addressed. • 2.09.02F, Support a compatible mix of land uses Downtown that activate the area during day and night. Supporting specific uses at discrete times of the day is not described within the Union District Plan directly, but supporting the development of mixed-use locations,facilities, and supporting infrastructure (e.g. —parking) is discussed. • 2.09.02G,Implement the City of Meridian Design Standards and City of Meridian Architectural Standards Manual to ensure that Downtown remains the historic center for mixed-use tourism,business,retail,residential, and governmental activities. The City has land use authority over the project area and implementation of design and architectural standards must be met. However, these standards, while allowing for these types of uses/attractions, does not necessarily cater to or encourage them. Additional work is necessary if downtown specific and historical context is desired. The Union.District Plan speaks to this work under goal `i'(page 4), and duplicated under-implementation letter `w' (page 11). • 2.09.03B,Promote Ten Mile,Downtown, and The Village as centers of activity and growth. The Union District Plan seeks to redevelop some of the most blighted property in the City, at the heart and center of the Downtown area, and which is otherwise adjacent to some of the most iconic and well used public spaces outside of traditional parks. By successfully EXHIBIT A TO P&Z RESOLUTION 20-02 i redeveloping this highly visible blight, Downtown will be well placed to offer and promote a dense concentration of public spaces for activio,use by many. • 2.09.03E,Develop concept plans of potential destination activities and promote appropriate development,infill,and redevelopment of activity centers. The Union District Plan does not address this directly, but the intention of the Plan is to support these types of activities through public private partnerships of community facilities. • 3.03.01 E,Encourage infill development. The unstated purpose of the Union District Plan, through virtually all of the goals and implementation strategies, is to encourage infill development through redevelopment of blighted lands and development of community facilities through public-private partnerships. • 3.03.03G, Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities. The City has land use authority over the project area and urban infrastructure will be required with all redevelopment. Further, the Union District Plan calls out specific implementation strategies including road, curb, gutter, streetscape, lighting, stormwater, and others throughout the document (includingfinancial analysis). • 4.04.02A, Identify opportunities for new paths that connect residential neighborhoods and community facilities, such as the library and city hall,parks, schools, athletic facilities, swimming pools,historic districts,the Downtown, as well as other commercial and retail activity centers in Meridian. The City's Pathway Master Plan depicts several options through the project area, and will be required as part of redevelopment of the site. The Union.District Plan references pathways both through goals and implementation items. • 4.05.01E,Assess environmental impact of potential new development, infill, and redevelopment. The Union District Plan specifically addresses environmental assessment of brownfaeld sites, and more generally towards environmental quality and creating standards to maintain environmental quality in coordination with the City (goal letter `i). Outside offloodplain impacts however, the City does not have much in the way of requirements or regulations to this end. • 5.02.01 A,Maintain and implement design and building standards for historically significant buildings and resources in Old Town. There are no historically significant structures within the project area. The Union District Plan emphasizes consideration for the historic character and quality of the area. Stronger efforts by designers to this end are needed, or standards created, to protect and enhance the general area prior to design and permit approval for structures in this area, if this policy statement is a priority. It would be difficult to suggest that preliminary concepts for structures on either the Civic Block or Union Pacific property compliment or lend aid to any historic themes in the Old Town area. The bulk and mass of concept buildings could easily overwhelm and minimize other historic structures in the area without further integration of ideas and themes. EXHIBIT A TO P&Z RESOLUTION 20-02 • 6.01.01 C,Improve ingress and egress opportunities for all modes of transportation in Downtown. The Union District Plan references improvements to roads, sidewalks,pathways, and a railroad crossing, as projects for implementation. Improvements to East 3"d Street specifically would greatly enhance bicycle access into downtown, and provide more options for local residents and stakeholders. • 6.O1.O2D, Consider needed sidewalk,pathway, landscaping, and lighting improvements with all land use decisions. The City has land use authority over the project area and redevelopment will be required to provide infrastructure. The Union District Plan also specifically references all of'these elements as projects for implementation. • 6.O1.O2I,Pursue the extension of Idaho Ave. and/or Broadway Ave.to Commercial Dr. and the extension of East 3rd St. from Fairview Ave.to Pine Ave. in Downtown. While not directly referencing the extension of these streets,proposed implementation (improvement)projects for both Broadway Ave and East 3'*d Street would go a long way in highlighting the value of these projects and encouraging their construction. • 6.01.O2L,Work with ACHD to implement projects from the 2012 Downtown Meridian Neighborhood Pedestrian and Bicycle Plan. While not directly referencing coordination with ACHD on implementation of the 2012 Neighborhood Plan, improvements to East 3""Street are directly aligned and much needed for north-south bicycle connectivity through Downtown. Neither Meridian Road nor Main Street have dedicated bike facilities, and a safe multi-modal, north-south connection is needed between existing pathway connection on Franklin near Storey Park, and on Pine near Five Mile Creek. EXHIBIT A TO P&Z RESOLUTION 20-02 Referenced Plans The following plans are adopted by reference in the City of Meridian Comprehensive Plan, and are relevant material to the proposed Union District Plan. • Downtown Meridian Street Cross-section Master Plan Every road within the project area is included within the Downtown Meridian Street Cross- section Master Plan. Adopted in 2014, this document includes cross-section concepts intended to work with minimal impact to available impact, while also serving multiple modes. Vibrant streetscape activity is especially important in the Old Town area, and including the Union District Project area. Connectivity both east-west and north-south through the downtown area is very important. It is particularly important that East 3''`r Street incorporate a pathway element to support connectivity of the City's Pathway Master Plan through downtown, connecting Storey Park to Fairview Avenue. Traffic speeds on Meridian Road are unfriendly to pedestrian, and neither Meridian Road nor Main Street provide safe bicycle connectivity north-south, and there is no other railroad crossing within the downtown area besides East 3rd Street. • Historic Preservation Plan The Historic Preservation Commission and City adopted this plan in 2014. With less than 2.2%of Meridian's housing stock being older than 1960's construction (2017 Existing Conditions Report), and almost all of it consolidated in the Downtown area, there is very limited opportunity for historic preservation outside of agricultural themes in the larger community. Several goals ji•om this plan are relevant to the Union District Plan, including: o Goal I Preserve and enhance Meridian's historical, cultural and agricultural heritage. o Goal 3 Heighten public awareness of historic preservation in the community and improve preservation education efforts for various audiences. o Goal 4 Maintain and strengthen support for historic preservation from individuals, commercial property owners, local organizations and neighborhood groups. These goals for the Commission (and City) are not just about preserving, but also enhancing and generating awareness of Meridian's history. Additional objectives.for these goals are described within the plan. • Meridian Rail-With-Trail Action Plan A portion of the project area includes Union Pacific right-of-way that is a part of the Boise cut-off. The Meridian Rail-With-Trail Action Plan identified an opportunity for a Treasure Valley-wide multi-use pathway. This Action Plan has since been supplemented with numerous planning effbrts looking at more detailed cross-sections, street crossings, and alternatives. Meridian is actively working to construct certain portions, and part of this network must be constructed within the project area, either along the rail corridor right-of- way or integrated through site planning. EXHIBIT A TO P&Z RESOLUTION 20-02 • Meridian Parks and Recreation Master Plan One of'the projects described in the proposed Union District Plan is the development of a community center as part of the Civic Block project. Objective 4.3 of the Meridian Parks and Recreation Master Plan identifies expanded indoor recreation space as a priority for the community. Pathways are another significant element of this plan, and further emphasizes the demand for connectivity improvements to and through downtown, and the project area. • Meridian Pathways Master Plan The Pathways Master Plan identifies north-south (East 3"d Street) and east-west (Broadway/Rail with Trail)pathway connections through the project site. This plan works in concert with the Parks and Recreation Master Plan, Meridian Rail-With-Trail Action Plan, and through many of the policies in the Comprehensive Plan. • Downtown Meridian Transportation Management Plan This plan has resulted in significant roadway expansions within Meridian, including the split corridor phase 1 and phase 2 improvements. Two of the last projects left in the Downtown Meridian Transportation.Management Plan are the East 3'*d Street connection north of Carlton Ave and south of Badley Ave, and the extension of either Broadway Ave or Idaho Ave east to Commercial Ave(and ultimately to Locust Grove). These projects/connections are essential in supporting the densities necessary for the larger downtown area to be a thriving center of activity. The Union District Plan could benefit both of these streets in close proximity to the areas set for expansion. • Downtown Meridian Neighborhood Pedestrian and Bicycle Plan Developed by ACHD, this plan identified a number of community drive projects to enhance the pedestrian and bicycle connectivity in the area. ACHD has been diligent in programming and constructing these projects, and one of the last significant components is identified sidewalk improvements on East Y'd Street. There are sidewalk gaps in the project area and the rail crossing is unsafe and outright impassable for some with mobility disabilities. One of the projects in the Union District Plan would include street improvements to East Y'd Street near Broadway, and including the rail crossing. All of these plans are available on the City's Comprehensive Plan website at: httys://meridiancity.org/planningLcoinpplan/resources. Recommendation Based on the analysis provided in this memo, Staff believes establishing an Urban Renewal District Plan for the Union Block project to be consistent with the Comprehensive Plan and in the best interest of the City. Accordingly, Staff recommends that the Commission move to approve the two related Resolutions on the meeting agenda as follows: A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN,IDAHO,VALIDATING CONFORMITY OF THE FIRST AMENDMENT TO THE MERIDIAN REVITALIZATION PLAN WITH THE CITY OF MERIDIAN'S COMPREHENSIVE PLAN A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN,IDAHO,VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE PLAN EXHIBIT A TO P&Z RESOLUTION 20-02 Attachment A: Union District Area Urban Renewal District) Future Land Uses I I I (-] l ` �I Medium Density Residential Industrial E STATE AVE z _�\\ Civic �old yawn- U J�L�L f Mixed Use Community ILePIN -AVE � FEE y, N IM M, IL zc ,��r,z W IDAHO AVE. r. �E� F■a■� Z - h I—_ ■ E IDAHO AVE N � Z�Z _ � � �❑ i ti WBROADWAYAVE EBROADWAYAVE ------ - Z Q LOAD,'ST-- --- i - 1 I 1 T-W-BO,WER:ST ��— _E BOWER ST —-- -- --- [FL O IF r �_ 9 4z�K E q` �qST-N ,' Legend N � I (— w � Z_ l _.�J?� 5.:Urban Renewal District VJ TAYLOR AVE Q; ❑ Parcels - EKING ST Railroad 0 23 Feet EXHIBIT A TO P&Z RESOLUTION 20-02 Attachment B: Related Policies The policies below are from the City of Meridian Comprehensive Plan.For policy type:G=Goal;O=Objective, and A=Action.Goals and Objectives are shown with referenced actions for additional context,along with a referenced section. ID Policy Policy Section - 2.02.00 G Plan for safe,attractive,and well-maintained neighborhoods that have Housing ample open space,and generous amenities that provide varied lifestyle choices. 2.02.01 O Elevate and enhance the quality and connectivity of residential site and Housing subdivision planning. 2.02.01E A Encourage the development of high quality,dense residential and mixed use Housing areas near in and around Downtown,near employment,large shopping centers,public open spaces and parks,and along major transportation corridors,as shown on the Future Land Use Map. 2.02.02 0 Maximize public services by prioritizing infill development of vacant and Housing underdeveloped parcels within the City over parcels on the fringe. 2.02.02E A Consider incentives such as density bonuses,reduced open space Housing requirements,and reduced fees for infill development in key areas near existing services. 2.02.02C A Support infill development that does not negatively impact the abutting, Housing existing development.Infill projects in Downtown should develop at higher densities,irrespective of existing development. 2.02.02D A Apply appropriate design and construction standards to infill development in Housing order to reduce adverse impacts to existing development. 2.09.00 G Create positive,vibrant,and accessible commercial activity centers within Economic the community. Excellence 2.09.01 0 Support redevelopment and infill opportunities Downtown. Economic Excellence 2.09.01E A Establish incentives to develop gathering spaces and civic facilities within Economic Downtown. Excellence 2.09.01C A Work towards mitigating and removing floodplain issues around Downtown. Economic Excellence 2.09.02 O Integrate and maintain quality public spaces throughout Downtown for Economic recreation,social,and civic activities. Excellence 2.09.02A A Actively implement action items in the Destination Downtown Plan. Economic Excellence 2.09.02E A Pursue grants and public-private partnerships to enhance Downtown. Economic Excellence 2.09.02C A Develop programs with local partners to expand art cultural,and Economic educational facilities in Downtown. Excellence 2.09.02D A Develop and support regular cultural activities and events Downtown,in Economic partnership with the Downtown Business Association and other Excellence organizations. 2.09.02F A Support a compatible mix of land uses Downtown that activate the area Economic during day and night. Excellence 2.09.02G A Implement the City of Meridian Design Standards and City of Meridian Economic Architectural Standards Manual to ensure that Downtown remains the Excellence historic center for mixed-use tourism,business,retail,residential,and EXHIBIT A TO P&Z RESOLUTION 20-02 I Cy governmental activities. 2.09.03 O Cultivate unique and diverse destination-type activities within Meridian's Economic centers. Excellence 2.09.03E A Promote Ten Mile,Downtown,and The Village as centers of activity and Economic growth. Excellence 2.09.03E A Develop concept plans of potential destination activities and promote Economic appropriate development infill,and redevelopment of activity centers. Excellence 3.03.00 G Direct and prioritize development in strategic areas and in accordance with Growth and corridor and special area plans. Population 3.03.01 O Plan for an appropriate land use mix,recreational and civic facilities,and Growth and phased service extension within specific area plans and urban renewal Population districts. 3.03.01E A Encourage infill development. Growth and Population 3.03.03G A Require urban infrastructure be provided for all new developments,including Growth and curb and gutter,sidewalks,water and sewer utilities. Population 4.04.00 G Develop a connected,comfortable,and comprehensive network of multi- Parks and purpose pathways. Pathways 4.04.02 O Link pathways to important pedestrian generators,environmental features, Parks and historic landmarks,public facilities,Town Centers,and business districts. Pathways 4.04.02A A Identify opportunities for new paths that connect residential neighborhoods Parks and and community facilities,such as the library and city hall,parks,schools, Pathways athletic facilities,swimming pools,historic districts,the Downtown,as well as other commercial and retail activity centers in Meridian. 4.05.00 G Preserve,protect,enhance,and wisely use natural resources. Stewardship 4.05.01 0 Protect and enhance existing waterways,groundwater,wetlands,wildlife Stewardship habitat,air,soils,and other natural resources. 4.05.01E A Assess environmental impact of potential new development,infill,and Stewardship redevelopment. 5.02.00 G Celebrate Meridian's historical,cultural,and agricultural heritage. Historic Preservation 5.02.01 O Enhance and restore the historical quality of Old Town. Historic Preservation 5.02.01A A Maintain and implement design and building standards for historically Historic significant buildings and resources in Old Town. Preservation 6.01.00 G Facilitate the efficient movement of people and products to and from the Transportation City. and Streets 6.01.01 0 Support multi-modal and complete-street transportation improvements. Transportation and Streets 6.01.01C A Improve ingress and egress opportunities for all modes of transportation in Transportation Downtown. and Streets 6.01.02 0 Enhance existing transportation systems. Transportation and Streets 6.01.02D A Consider needed sidewalk,pathway,landscaping,and lighting improvements Transportation with all land use decisions. and Streets 6.01.021 A Pursue the extension of Idaho Ave.and/or Broadway Ave.to Commercial Dr. Transportation and the extension of East 3rd St.from Fairview Ave.to Pine Ave.in and Streets Downtown. EXHIBIT A TO P&Z RESOLUTION 20-02 6.01.021. A Work with ACHD to implement projects from the 2012 Downtown Meridian Transportation Neighborhood Pedestrian and Bicycle Plan. and Streets I EXHIBIT A TO P&Z RESOLUTION 20-02 Attachment C: Meridian Pathways Master Plan Meridian Pathway Plan ......Alternative Route a —Existing Pathway ----- ._.._.__. — Street Route -- E STATE AVE. Pr •-•- Proposed Pathway MFiB , E-PINE. N N W_L1J�i N Z Z .4E ill - W IDAHO AVE -F-- IDAHO AVE _-- -- - H 3�z —T--W BROADWAYAVE -- C� t L L tJ-z ...... ..... Q ................ ....... �EBROADWAYAVE-- rc� Q M W 2 "- W RAILROAD ST ................................... Z................ ....................... !.................................................... ---[W--BOW-W JS BOWER ST — -- - ---._ 9y�o\ c Za r - .E-AQArST�N..r---��- Legend N Urban Renewal District - —NI-TAYLORAVE - -r�r��-�--p� ❑ Parcels_ �aLLJ_J—LI E KING ST 1 — Railroad 500® I H �_LL_LL] 2�Feel EXHIBIT A TO P&Z RESOLUTION 20-02 Attachment D: Downtown Meridian Street Cross-section Master Plan Examples Main Street MAIN STREET.Ada Street to Carlton Avenue I IW.r:igNrtk) aGWUMMOD g.1",t,yaY.N.fa.,Cate d Pre:ncat,ca y'.�� € a a _• dria.gRB :o d96g turhtn.d.y zl (Y BJnalls m ` V 1 I '� NAAl (( Vjstiq Edfngrdq.dldl7 dnCyrornnpiaah.dan90.dnJ Ib[rg dq.daar wIA P�Fd wring BrP1 intended to be consistent thematic elements,and must reconfiguration-Future improvements will generally be Ado SrreeE to Cadron Avenue be carried forward appropriately as consistent entryway located behind the back ofcurb,and occur either through thematic elements for the length of the corridor private redevelopment and infill projects,or impmvements DESCRIPTION OF ULTIMATE CONDITIONS: CONSIDERATIONS: by MIX and p rineragencies-Driveways and unnecessary Erwa-unrnrdlh B�dntIPUMI BBdru lkree beec.:lh Ihn.lmar'.ilh<amer Main between Ada and Carlton isa traditional drnvntown access points to Main should he restricted or removed P.>i nrbrl.rn lava coca lone street lined predominately with older buildings and some The only significant variation to the typical existing(2013) with redevelopment,particularly near alleyways p,n1M/AcEledl6rth infill redevelopment.Restaurants and professional services street cross-section is the potential for short center median 'Pedo-q PaAdlem6 edet j are the predom inate typo ofexisdiig uses,vdth some gov islands These islands are envisioned to occur where tmf- 'Ides) ernment services and a number of historic structures.The fic patterns will be minimally impacted,generally only P.dirgCpd.i N 82 street is critical for north south vehicularand pedestrian restricting alleys from becoming through streets,and be ral.ar:(e.:rid 61'3Naaraed. 6d..E den<F.d n�.. connectivity,and is the primary arterial access for busi. built to provide additional aesthetic and thematic ben- ' ness and residential uses between Fairviewand Franklin efitsto the street environment On street parking should Let rranE.rd, INI ENT. generally be parallel where it occurs,vdth angled parking PaE„I None Nma discouraged due to traffic and safety impacts,especially B',k.sepgen Nrea sh,noas The lntentofthb cross-section is to maintain and improve for bicycle users •&rltnglnpas curd IaU;..esunamc d.nn ;,mnmsnm connectivity,and balance the needs of both automotive o tiie.v nd esma»IullunFLenron6.I....It-06—n.L,. and pedestrian uses.Detached walkways and landscape IMPLEMENTATION PROCESS: Egdra,t and.Lk.rea.dlli.nsnq.br(inal aad.Sn Plriing sedlcn buffers are thetop priority,with on-street parking also Inmost cases the actual roadway forthe Main Street cross- rrdvSvoE Beelga. being critical.Streettrees,signage,pavers,ald lightingare section is already built-out with little need for roadway DOWNTOWN MERIDIAN I CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN it EXHIBIT A TO P&Z RESOLUTION 20-02 it East 2nd Street EAST 2ND STREET.Broadway Avenue to Carlton Avenue v a ltsr,fia ng Norlhl !✓ Praverval en e' -714i 1'..7 r- P,rM,y vxrc Rs .+f wd (i Street;mpe Boflar ` �� 1- Partr,y Boner Y f!N„ap' r f.Htere Is tyhllr,9 �Rar.aea.•Bi;ir.d '.�� E bliml.dg.d R7'N FddutEdg.d RIM - _� Mar.Se.the;pew aferdt.rmNn rrvis-iM(m d.dgs While cross-section configurations with increased parking IMPLEMENTATION PROCESS: Broadway Avenue to CarllonAvenue are provided,in most conditions parking servicing local As a segment,the frequent crossstreet and alley breaks CONS --------- businesses should be consolidated off-street or located allow East 2nd to be developed more piecemeal than man CONSIDERATIONS: P y Cro;rsec6cn yildlh SOdaa(ROW) 80feat elsewhere,allowing fora more livetyand dynamic pedes- otherareas ofthe City Core However,the curb-less nature I ' East 2nd between Broadwayand Carlton consistsofshort trian environment that increases area draw. md f.o-.ay of the identified cross-sections and resulting grade ciwnges R block lengths With frequent cross-street and alley inter- DESCRIPTION OF ULTIMATE CONDITIONS: Wlth new facilities will likely require improvements to be NAmg A,9led and panllei M57ed,pualld,aed sections.The only through cross-street on this segment made for the Poll width of the cross-section(both sides of °^0 however is Pine,with all other streets dead-endingwithin East 2nd is intended to be a charming traditional down- -1'arBngGpadq'.-.. -.79 571miy,aryi - the road}It may be possible for rede%vlopment to occur a mile.This limited connectivity is less conduclveto heavy town street that is able to cater to social shopping and in half-block increments,between a cross-street and alleg Au i h 610.d 09nhed cr Nnl traffic movements and provides additional opportunities dining experiences through unique design enhancements but there is likely greater long term cost-savings to do a' Wdh.ardea.lid.) ad Se 3arle.ceteeet:. Seo`e1hd.aldth whole block at a time.Storm water is an i aadn.', for pedestrian supportive focus and enhancement and comfortable pedestrian spaces.While trees are kept important.on- to provide a more pedestrian scaled and comfortable sideration Improvements should occuras public-private Buflerlaa.ride) Y,ri+r er�a%^�^IS'+here INTENT: P p P tsellhr,l6" pedestrian environment,they are pulled further from the partnershipsto generate and foster greater place-making, Pith. N» 1one Nora Thisstreetsegmentis unique inthat the short block lengths buildings to allow for more unobstructed business and raise awareness,and be supportive of newbuslnesses or and limited trafficallow for multiple cross-sections,which community streetscape uses,such as outdoor dining. renovations able to make use of the facilities. Bit,Supirl Nacre Now While consistent in thematic and alignment,offer vari- Cross-section options exist for medians or other special •N,skglmp:4 a,d fatuw,0--enW;4s.da not Wa to mNrim ety of configurations.Priority improvements should be street features such as topiary or artwork.See appendix uaame fail—plo— Ith.roa.. 0,4e y;.fire focused on a wider pedestrian environment with emphasis hydrantsand alhe—dow,,Aar AR fiul,a 1.Sea Nrsiq vain, on unique and memorable place-making configurations- a+d.r Svut ec;g^. lu ^r DOWNTOWN MERIDIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN I it EXHIBIT A TO P&Z RESOLUTION 20-02 East 3rd Street t: Franklin Road to Broadway Avenue a n tr.rr wxa L) f)S S LAW �,.!'�`�''i�..� BeaiSn wined s odened9e d Cyr 6', .P, � � ua,� admeg R08.lat nap my iron f✓Freeen,tian C 10 dtlul br mMinwrrgmMa F Parting ',S � f• 9rezlsrapa Bnlfer � �, � 1 V PadndB�lur y f fumlture �^W �'W F.lights+g � � �R,gewa.•Bt:Ind , :A m " na�aaati EdM'vg dead RO'd 3.( 7YPkrM'a+ I.;. 'd'iaF—'""'ttrfRr:dG�la) .. INTENT: ample buffers for the detached pathways and sidewalks Franktin Roadto BroadwayAvenue The primary Intent of this cross-section and any vada- are all important safety and aesthetic elements for the CONSIDERATIONS: tan is to provide for safe and convenient north-south long-term health ofthenelghborhoods.Bulboutsshould Cromcertmexldth 80-holkox) 76-tot pedestrian connectivity between Franklin and downtown. be developed at street corners to further enhance safety Fast 3rd between Franklin and Broadway is predominately The required ten-foot detached pathway must be on the and provide additional opportunities for landscaping and Rmd I.a.ar twoe:r residertialinnature,butisentirelywithinthe Transit Od- Kest-side of the road,which has fewer driveway conflicts additional district thematic elements. P.Img Pardld Panrd anted and Cultural district(TOD).Improvements should be and opportunities for further reductions with redevelop- IMPLEMENTATION PRocfss: ParVmg Capadtr Wri.s 51 supportive of higher density and transit supportive uses in ment taking access from alleyways.Walkways must be Mannpc pa,Idg yuiac.d co 5dcet, 0nxhef.8dcat nh I ultimate conditions,and all efforts should be made with detached,and residential appropriate lighting provided Though implementation mayoccurwith fragmented parcel Iragneatadgrp, (eastedr) redevelopment to Provide for additional enhancements to enhance safety.On-street parking should be provided, specific redevelopment,it lsassumed that implementation Buifer(ea.add vaa>: 8 hu ludreapa lulu,. which capitalize on these future services.Alleyways are but angled and perpendicular configurations are heavily of the pathway will require concerted efforts on behalf r.,.. another Important consideration with the corridor,and discouraged to ensure continuity of the pathway and 0 of MDC and City.The pathway is critical for accessibility, pathnr Kr YralO.ho..n.fn;t i must be adequately signed and enforcedto ensure pedes- reduce back-out conflicts with through traffic. safety,and quality del trian safety along the corridor.While alley use is already blocks and seg of life,and should be implemented in Vments.Interim redevelopment enhance- Bit,Supput Na start predominately one-way for westbound travel,this should DESCRIPTION Of ULTIMATECONDITIONS: ments may not require full improvements if MDC and '•p,rhingiaqulr a,d lmrr..alae:rr eMimlea do ratirzdfote inbrin be verified and coordinated with impacted stakeholders, While Fast 3rd Is not Intended to serve as an entryway the City are not able to expand and maintain pathway ondtuas,aadasunafoaennpl6,rorat wu cacuon:Ortae.areura h and considered for access with redevelopment. corridor,It Is important for connectivity into the dawn- components,but redevelopment must make allowances dram:.and nF rand;u,a;nap alit,fsal tou,t.S,t P,,N sect r oed,r town area and should be inviting.Tree lined streets with for future installation Sr•eu Oruq�. DOWNTOWN MERIDIAN I CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN EXHIBIT A TO P&Z RESOLUTION 20-02 AST 3 RAJ S R'I< :: Broadway Avenue to Carlton Avenue 09kM_"M\ tk.ratM u = Mw C � Oaign k4admmaemedyad h, 'u� E { �' �- eiairy mY,6anryrartlroe V Paernetira e � oC enlyd lrrmd'vumrrepwvJs —__ Palinr A - r. slre�lrreFa6elrer '= � .� r fnmarrn �Ratuire f.�8a,ireJ � .A f dairq rdge dR0'b' e Y7Prda m 1rfn tars.UdRwdbain) I: 41 if _--'Ault Pcl.drrve tion south of the tracks,and to help improve pedestrian and provide additional opportunities for landscaping and 8roed.Yvy1Tuef.CorllmaAverat, connectivitywith urban uses to the West Walkways must additional district thematic elements. CON SIDE RATIONS: be detached by landscape buffers With large Canopy trees, IMPLEMENTATION PROCESS: Cross-;nnhn pidlF 86hr1(EfiY) 78deet and residential appropriate lighting must be provided to Though East 3rd between Broadway and Carlton Is pre- enhance safety.On-street parking should be providect Though implementation mayoccurwith fragmented parcel Rcad In—, I.e.el dominately residential in nature,it is adjacent to three but angled and perpendicular Configurations are heavily specific redevelopment,It is assumed that Implements Pager P-11d h,jil different commercial districts including the Northern discouraged to ensure continuity of the pathway and to Lion of the pathway will require more concerted efforts PerFiq Cepndti 63 61 .,a..,Washington&Main,and Traditional City Core reduce back-out Conflicts with through traffic All rede- on behalf of MDC and the City.Interim redevelopment pa.nrs lu,id d Ile 5deet Nu,hed-6dea ou. districts.While efforts should be made to enhance district velopment must be considerate to and supportive of the enhancements may not requlre full improvements if the Intr,naedESFc (e 344.) identities,withthe proximityto the Commercial districts, residential nature of this corridor segment City is not able to expand and maintain pathway Com- BAhrp>.edel v>nrs 8dnmh,iwerehft, opportunities exist to blend boundaries for uses supportive ponents,but redevelopment must make allowances for ofthe overall Destination Dovmtmvn vision plan. DESCRIPTION Of ULTIMATE CONDITIONS: future installation FotMry Rn Y�,'Bd i utma(.nrl � INTENT: While East 3rd is not intended to serve as an entryway corridor,it is importantfor connectivityinto the downtown Ban SerfarE 6 S;nr The primary intent of this crossaection and aryvariation is area and should be inviting.The tree lined streets with •prtbyfnvaacead hire,elnnr ve eni.xa;.dennt,ndioh io.n. to provide for a safe and convenient north-south pathway ample buffers for the detached pathways and sidewalks c>c66--d U..Dri I,r.I, connection between Cadton and Broadway.The required are all important safety and aesthetic elements for the dnntr.WeE,rreed,uameryeR.,i-I en,t.S.,Nd,guown d,r ten-foot detached pathway must be on the west-side of the long-term health ofthe reghborhoods.Bulb outs should SunnI Dndsn. road to maintain alignment with the pat}avay configure- be developed at street corners to further enhance safety DOWNTOWN MERIDIANI CITY CORE STREET CROSS-SECTION MASTf R PI AN , STREET DFS16N IN EXHIBIT A TO P&Z RESOLUTION 20-02 Broadway Ave BROADWAYAVENUE:Main Street to East 2nd Street umlfflmmw -' U.*b WeedemAU'de�mg 5551 A PorNn, 2 ,� Strum:pe Biller - p r P,rinp Belle, 8 V Y I. Farnilsre Xr-v -1 I Fret grip elR3'h' yen<r 1 ) 2a'te4ilM,ekmddt 71 Rie = _ _ B Dd,arim l 21'la[zd [idlAmd(n', Should reflect this While the ten-foot multi-use pathway alignments across intersections,and to reduce setback Main Street to.IMF,ect is required on the south-side of the street,it's possible impacts to neighboring properties and buildings that future pathway connectivity may be integrated with CONSIDERATIONS: 1 PL[MENTATION PROCESS: Iru;saecuan Width 73-lest(ROW) A{Sdmt redevelopment,and the patiwny pulled whin the adja- Broadway between Main and East 2rdis generally Indus- cent property.On-st reet parkirg and standard streetscape Curb line changes necessary to be supportive of pedestrian kraal Inn.a, Ga rap trial storage on the southern side of the roadway,along to Improvements a re required,and must aligIt and Integrate activhles and al low businesses greater street presence will Feding aeg'ad P-1.1 the railroad tracks,and dominated by older buildings In with improvements to the east and west. likely require Improvements to occur for the full length Pxhng C,Aaut� 31 le disrepalronthe northern side.Sidewalkfacilities are also In DESCRIPTION OF UETIMAnE CONDITIONS: of the Nock,on one or both sides of the roadway.Unless Oeuctad.dto 5-lea disrepair,and non-existent on the south The streetscape large scale redevelopment occurs,public participation will Y,lin,t h,-ud,l ntnk ud,.eore ee Oeu;E,d.Sand(R�) onthe north-side of Broadway has been redeveloped on The north-side of this cross-section Includes standard be necessary for implementation and play a large role in nea6:Id,. the corridorsegments both to the west and east—only required streetscape improvements,and a wider walkway redevelopment onthe streetscape,particularly with the &ff.ree.,ld,) ,He; B-Lan;.n,nLrd: _I this segment is lacking improvements consistent with other corridor improvements to the east. multiuse pathway.With eventual removal of existing angled Fms.at N,n, Ye: The south-side,of the street provides the required path parking,it is expected that additional off-street surface or Eilr Sane, N,ve 8— 1 INTENT. way connection,but may simply mlrror improvements on garage parking will need to be provided elsewhere to offset Future improvements will need to support mixed use the north-side,or'ust meet streetsca a standards if the loss and accommodate future downtown parking needs a1tie91Ppio,ii,tz d6t r<nLe,re,aumms dpnotlelica,rmein P PP 1 P P ay nSnaI'mdertnme LBcem,B wfi,st cnu»ainnit'g nl...0'r-: developmen[and balance the pedestrian environment with pathway is integrated into hRuredesebpmentthrough the Improvements on the north-side ofthe roadway should do,tr.;nd other roaAtancn„iterfina roual.Sn Parriey nsneeunfer� parking provisions.It is expected that future redevelop- southern properties.Parallel parking is provided instead be a focusto compliment Idaho and increase demand for StreetUsig,,. merit on both sides of the road will be transit supportive ofangled to enhance safety and Create a more pedestrian land to the south. higher density re&ad uses,and the pedestrian environment friendly corridor,and to lim it wider cross-sections,maintain DOWNTOWN MERIDIAN I CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN iEXHIBIT A TO P&Z RESOLUTION 20-02 EXHIBIT 2-A NOTICE OF HEARING - MERIDIAN PRESS URBAN RENEWAL DISTRICT ORDINANCE-20-18 82 IDAHO PRESS-TRIBUNE EMMETT MERIDIAN KUNA BOISE WKLY C/O ISJ PAYMENT PROCESSING CENTER PO BOX 1570 POCATELLO ID 83204 (208) 467-9251 Fax (208) 475-2321 ORDER CONFIRMATION Salesperson: LEGALS Printed at 04/17/20 11:23 by sje14 ----------------------------------------------------------------------------- Acct #: 351462 Ad # : 2009284 Status : New CHOLD 1 MERIDIAN, CITY OF Start: 04/24/2020 Stop: 04/24/2020 33 E. BROADWAY AVENUE Times Ord: 1 Times Run: *** MERIDIAN ID 83642 LEG 4 . 00 X 174 . 00 Words: 1515 Total LEG 696 . 00 Class: 0006 GOVERNMENT NOTICES Rate: L4 Cost: 616.78 # Affidavits: 1 Contact : MACHELLE HILL Ad Descrpt: PH 6/2/2020-URBAN RENEWAL Phone: Given by: ADRIENNE WEATHERLY Fax#: P.O. #: Email : accountspayable@meridiancity Created: sje14 04/17/20 11 : 10 Agency: Last Changed: sje14 04/17/20 11 : 21 ----------------------------------------------------------------------------- PUB ZONE EDT TP RUN DATES MP A 96 S 04/24 ----------------------------------------------------------------------------- AUTHORIZATION Under this agreement rates are subject to change with 30 days notice. In the event of a cancellation before schedule completion, I understand that the rate charged will be based upon the rate for the number of insertions used. Name (print or type) Name (signature) (CONTINUED ON NEXT PAGE) IDAHO PRESS-TRIBUNE EMMETT MERIDIAN KUNA BOISE WKLY C/O ISJ PAYMENT PROCESSING CENTER PO BOX 1570 POCATELLO ID 83204 (208) 467-9251 Fax (208) 475-2321 ORDER CONFIRMATION (CONTINUED) Salesperson: LEGALS Printed at 04/17/20 11 :23 by sje14 ----------------------------------------------------------------------------- Acct #: 351462 Ad #: 2009284 Status : New CHOLD CHOI ELALNMCE OFgECULRBIAEE11N0AHOti1BLIC HEAAlg6MM CRY ANHENTHEcrtYcFIJEAIBIAN,IB— O cONSIOEA THE URBAN AFAEWN.PLAta Fdl TKE UHlde dsrPlcr UAAM AENEWpI PAdIECT a THE VAegN EWpL AGENCYOF MFAIgAN,IOpHO,ALgO KH01YX ASMEPIOWN BEV¢LOPMF¢IT COAPOMTIOH A FJI Plvl me[m�Tuemy.June P0.as ECO m'Gry Comal f.Yxbwa.a4r'6an Lay Ha0.3T E BmaMsyAaae,Abidan NNio,. 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DAIfD:Apll l6.Eo20. QmaJmwm Cay Lla(a Apb Pya6'A '1WPR1 NOTICE OF REGULAR MEETING AND PUBLIC HEARING BY THE CITY COUNCIL OF THE COY OF MERIDIAN,IDAHO TO CONSIDER THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT OF THE UREAN RENEWAL AGENCY OF MERIDIAN,IDAHO,ALSO KNOWN AS MERIDIAN DEVELOPMENT CORPORATION HOME IS HEREBY GIVEN RAI on Tuesday,June 2.9020,at 6.00 pm in City Cw.l Chambers,Meriden City Halo 31 E. Braadrmy Averse Mwlda%Who,it. City Cwrold she City of Men"Idaho('City')will hold dakgb regoi rmeeti% a pbic having m con al,w adoption the popos d IAban Awe"PW la the Won Di,r Usban Renewal project(Ne Plan').of the Udan Renewal A9erq of Me�rid�WayenI,'�Wh%also Snuvn as Meddan Develop 1 CMAOM on('Agony).The tab,imeml and remise allos,t on area bata is hm"fier&wfthad.She PW popoxs that the Agen[y A dank, ,ban renewal p,*M kabdng ldm*,g plslk fa[Rides for foAft WAAW m she Idaho LYb,R,md Wv of 1965, Td,%Chaps,30,Idaho Code as amended Th,Han being catHde[d Ion adoption contalm a riven,,ABOAsllon Ron I g podskn pasuant to to Local Ecwwk Oerelopm,t Aq Inde 50.Chap,19.Who Cale as-Add that wA o pap"lanes,.WSN hart a leaeaxn mu r.dasenedwlvation meals ofth,".Wassessdvaluationasshovm An the box assessment toll a,.1lan y 1,2010,m be alwatd la the Aq—y for b..AA,—al ptvposes.The Apn[y has adopld and re-..dedaW.M of the Han. the general uop adobje[CvaoI Ne1W one: a The esgf a 64 design ImullaGat mstsu at and[v rtt,sNrctian of streets and streemai es.I duly bon tat Weld no Lnpomments and tggndes to E.Braadwq Avaue N Main Sumt E.3d Suety,And E 3d 51.1 and Mated pedesW,f..Td!{[ub ad gone,btenmkna JA basing IAP, .AA,ad traffic signals, b. edng,design I atelatiaR[omw,tiat ad/a ran,.—of s—wain martagernent Nhawmee le Z=p wl.AAP 11den{stateand oval teTA4-la smtmwaterdx3wgeaMbsupponpiraledevebpment c. The..91 deg,design nstalletbn,[ons—tion,ard'a reconsinxtion of ni ides(dthin and onside of the Psalm Area)Includ but not Bmlld to Impore—and upgdes 0.the water itLbA;an apt-water Opaoly iapwement,water linage epsra se,s—,Yalem Wproamtenis and oWa les,WaMly intencepta,and WpAmo enq and uMade,to pbaar,gas,hbe,optkt comntuimNons and the soh Wilde CAAAWOAn of .Aides..Wde wf the N.J.,ken are dncily net iAl to the growth and devebpnent within the Prof.ken.but oat be sitd Wlhin the PAdeakes; d R.—a{olanhad"Iftremoral a rtro.dot.1 un dwgoud&AAKes;—pion f lesAW dsubadon Ines ad trxnlomws;Srryrwement of bigdon ad drainage no.And u Anah,Mdergroedng a pf prg of UteraH;addtl,Offiber optic Ides a otter Caro w[d,systmu;WbFc pastingiwl'2es aanndd lMr phik hnpaement,idudrg but not Gold to,fire Palntion syslemt madmyt mb%gdteq ad sueelwpm efkh w puposa ofhe/Wt tlxtam sbeetuapes kxk*s sMkxa'ks,Ighby kndscaphg,Nuhay siguge bda red%pubfkan, xd s'anla arwidube—thenab and e*.f Mfire and oMrwHIinian entt Iodndng pudk op.,p.n that may be deemed appopdafe IN the Roark e ThAw4maiy dnk,,heN6atmn awn mtnuuctlon of eamoa.i inebeafion Wft ad Mated Palk imp ownentH L Tse en¢neeirg,design,imWIAArt anew mmwc4on AT pvbk peaUrg awmae A,0 Wan pd6[swfm PIN fit and Mated!pbil,kpmme M 9. The pmbbn I.patldpUon by pW q oaatsad dndapen,,ONtthe Pmjenk.maid--6R ob LCm ofdh Aw It T,A—Asiem,t of Any popeny 11AAid by aM tM,the—Alp ad-.cI of 0.Agony. L The VWW.fa rd-d..,ha to 6splxd P q.Area ampavn and'.busbnsn As.,—it al.1 Agency x W icy as may be negbd by Lunen J. r dnebpmbea,adeWlAeAentd Did byprMz,lerpmeaptliicagerakswCoonhmadxaevets 0.Pt, k. The Asoanion of mal property for VAR,dght<f-way IAAA w K pedettrlan faafteA,vtiiry udo,g o A&r4 pbik p sin IaoTUa-able ph pAAA pa6twayt.d so pe bpovem,U 1U[nano daWLAanA a oppawnid,; dAV.ihtbe Platkakdrg baa.sah pAk Atkan; ifianioquafdtdderM.apersadlaWaificddeek¢neMt h[pdag.anomk devebpnenG,don oMr fabh endue;; I. The demoidon.Annoal of,nAan kOdngs aA&.,Fproremenh I.Ptbk dghUof wA%pdmAss,,lw'fitiM utity ondeegro ng,pubic peaking fz[ifi,%—able plc space pauwaH and streetuape[mprwments to encourage ad eMaroe uansporlatlon ad Sty"dons debease undiAuufed pwIk m eimkale udeahh(v{onsadaarT urwfa[adUoni eimba[e obsolete on tinier uses tlevb,,ntal to the publk wNla2 a okwdu w rtnav'e a to peens the sped of detedo,dig a&A ioaAAJ conddons and to pmnote,onomk gf w and dene4ment a redevelopment m The d'apNtion Of. property Mva9hatwtpetitive pansbutadaroe Ydtlh this Hatt Who Uwkxkdn9ldafw Cade 1503011,ad arty dspoildon pdtfn adopted Ey the Agents n iberthabilution addaphe reuxad raarpoilngdnhtlng shu,vn ad bporenent; o. The pveninon ad assembMofadsfate snawtla dmbp—A ad comasnbn d!.likes la Maeduse resMenlial, [armada{tesnd a boonfaeifie%edo.-W f.U.And!coramNty and,ebeaskn fadUnt p To6,,nOentabmd by"lend A,knell federal a lute fads a feditate redevelopment q. The mitonmental assessment ad remedatlon d lrowMeM sRe;or dtes wham AWA—Al edtddaa deuM,W to rad,ebarnd eisC r. In cokbaadon wiN property omen ad other stak axe eholders,waing nit,Me City k d Rabg rags lation,Of rawsxy)ad wadads ad gaideM,,s fee the"than of,eettsnpe pinta ped.W.<anMat peak,open space ad .0w Eke pub&sp.n AppfkahN to the RoJatken as nmded to wpponMpHa,udon of NhHam A Agerq.,&.own-&edopa[anwnlac pvo,gadan In the comiwdbn adw mare9eneAt of pbk pakag la3nin thatstpp.Adesbd LAW and lam al drniopn,lm edwaetle Maid/d Ole haled Arai L Theean 6,nal thsel agponofnlhval ld6ties andtlxerthanementad[watrvction dpark;open y.a ad pkB[rematwW fdikea u. The pAmNoA of Swain and whr asilsunce to tmo rage and atom luilness eniaplae Fthtdig but not 6mhd to s Aq.and mib Iaas.L*.edawal brAlnnsa Md.shed coTw ken And IAge .Ie[oq..Aone; A In,.j—IbA ntrh the CA,tbe nubishment ad implemene6,d pmfaname bkeda to asswe high lie desl, standads ad,rkonmenul Walky ad oNa design element,vNc h povde Arhy Ad btegdty As she Andre Pnofem Area is Ag mmitmant of bads w planning siude%a,h"high staidads of dm",t Ad to mni g welt develapnent to adim pblfc abjecWes and ercdent use of scam reswma w.Oka,reused bhprbwnmts lu dose xt SAM above.Rather set forth In the Plan AtWJnmt S. Any,udt lad uxs A,desbRd in me Man wHbeln mnfamaxe with nni.9 I.h City of Medal.W to City ofMddan i Coepehentre PW a Adopted by t,,City Cooed.lad made angable 7 be deMopd by pmate enkrpixs a pkdk aged,As mh kd by lax The Plan Identifies vadws pthk And pine loptoemenU vrld[h may be made witnn Ca pto)e[t The l ban Alan"RojedAma and Re—Allocation Area k,dn M(wed to H dnabed as fol m: M sea malstrg al appoWrxaly 16 abet of undadeWI pod Ind And dghlafwry On.Cats dovanu o n cone ad is gew*banded by E Meta Awnue to to north,F.TNd Street a the east a Ww of U.,.ikdrkft4 ay to Ifesoub ad N.Man Suet to the w %".A none paW&t d—?diin to Plan ad depktd b the MaR bebw- UNION 0 5FRICr CytYOimEwri ANI ADACT31R",,law LLl L� LA L E P,aP AYE EIMYca AVE A• -"— a^^IIIIJ��'"' tea'��a_.. ] E EEfiP.MYAYAK_ -- ry uwcxrACP.c rwwaaD k X K. j�k4 aL, 574 y Iq{3 M) EA ANSLHS RD ter I>A_._._.'o'T`d_'on��•U ya._._._.__._ �I d6hG�6i t I01p5.WA9r1AGTDYAYE sac asEXA D�STRIDT Fl4ETt,JOpyHN, sntl 1 ANNE.(A SN.EI01 Bti s n R(lW)1P1J101 BED,7,TdN, 10 0 rf F:( l�wdl0f AOA COLNiY.IDAHO L/�LF�!S�a/1Uy`/H1bV51aYTpDi1ES.lk1N� 33 El�aMal,AM Merldatna ZBe3613 b=, ref B�.W�o[bdam.ard a.90 o�dedtpmMMadry Meg, Isiday,n6.W 91 holiday,The Plan[an dw be.tend of-at hLUsl@iUYNP19nDi3tsiO.Fa addtiwal assbtaae In cbulArq Aoopy title nTt.--anal,mnuci the oif a of the City CIeh at 30BJ8&AM3. As the beaktg dale doneaM SAamrole oboe(Arag,30g0,at6."pmh allpts ,Mw tdfinto,bmm�H,rs may appea and be head Beuun social%.=adA,may be In effect at she tone of if,ha.i4 witim mst"Is enwmgdYAMm esdmaby mat be ssbvdtd ai Loan five—tkg dry,pea.the hexing.pal leatimay mq be Meld to fitly aatemeQw drgb gc*Aw dmaYbefm'id Io Mee mimes pmpwxn.htwmationon As sassvg Ne-1. tamud adalhf—ay.awe"mee6rgc,a—y In ionro A,M A y W the'YknAdes,In Wamau be ab Additional m HU.on regxdvg pai5hg Cottony b,mp0asce with airy saint dslanug a0ert n!rem mry be .bubo bl[.fig 30R�BBBd133 aby wnaE ataeRkA6merlisndn,,pp. MerlS,CRY Hal is.c,s bb by mars wi[h[babig6es All Womadm Mustd In to hexing M also be miable upon ad—«qwl b a lam,abLo a petsom with haabg a vHwl ngaim,tt bdriduals WN oiber dxbTUa may mine asilstaae by con ucus9 the Dig 34laas pw to the beaing. DATEI3:Apr016,1030. (foals I—A,Cq Clerk PtbimmkoA chit.Idaho St..—May I,3030. EXHIBIT 2-11 NOTICE OF HEARING - IDAHO STATESMAN G f URBAN RENEWAL DISTRICT ORDINANCE-20-18 82 f 6 t Idaho Statesman ,ECEIVED Keeping you connected I IdahoStatesman.com MAY 8 2020 CITY OFC,(0VL'"°J CITY CLERKS OFFICE AFFIDAVIT OF PUBLICATION Account k I Ad N, her I Identiricaflon I PO I Amount I Cos De t 262513 0004629405 :hearing re Union District Plan-I $492.00 3 120.00 In Attention: Adrienne Weatherly AMBAR LIZARRAGA,being duly sworn,deposes and says:That she CITY OF MERIDIAN-LEGAL is the Principal Clerk of The Idaho 33 E BROADWAYAVE SUITE 308 Statesman,a daily newspaper printed MERIDIAN, ID 836422619 and published at Bolse,Ada County, State of Idaho,and having a ..._.. general circulation therein,and which said newspaper has been continuously and uninterruptedly published in said County during a period of twelve consecutive months prior to the first publication of the notice,a copy of which Is attached hereto:that said notice was published In The Idaho Statesman,in conformity with Section 60-108,Idaho Code,as amended,for: 1 Insertions i Beginning Issue of: 05/01/2020 ding Issue of: 05/01/2020 l I (Legals Clerk) On this 1st day of May in the year of 2020 before me,a Notary Public, personally appeared before me Ambar Lizarraga known or identified i to me to be the person whose name subscribed to the within Instrument, and being by first duly sworn, declared that the statements therein I are true,and acknowledged to me that she executed the same. _ I Nota Public In and for the state of ElE -_ s,residing in Dallas County I /1 .. �S I fp�t[��'{f��if f€ t etc •s�-� i i r.: i;l�;• f:�,. `' Extra charge for lost or duplicate affidavits, - .";,i :1 1:7lttia!t1';_j;'s {((1 Legal document please do not destroy] V� ..,.•...y..w. .,...c::.F^w r.,;:,;�,xugoa:L�ar`}��Jv� I i i I t NORCEOFAIGVW MEETNO AND PU.UC HfMHO BY THE CRY COUHOI OF THE CITY OF MINDIAN,IDAHO TO COHNDTA THE UASAN AENEWALPLAN FOATHE UNION DISTRICT URSAM[ENWAL FAURCr Of THE ULSAN RENEWAL AGUIV Of NUUM NMHO.ALSO KNOWN AS ME."OIY[101NINT COIVOIATION HOKE IS IEMSY GHifN Oal m bdq Ars 1,VIA.a140 Rm,h Gq Cea<I Oa kMv 6,Dyy Nd,]lE 1,W.mA—N✓duaIhlp tk Ci/-4 d W OU N WrWE U'I kW4('0xR IsU.db9ShrrRb 11,, �Ma�,'LdJ,�r Ibha,Ibreil lhµbde Par>a!d Vla,Rrrcn+I M br d<V.timONV4 UAu,Fn(nal hqM(Jt Agas}d McUaa Hda Na bsxl m NddmOMgmmlCope,+Cm('Agaq'lrt< sA+n rmnd rd mmae✓artlm.u=1ZryN/v,W dl Ile Xtp W. 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NnlfiE Crt}Xa16 uvnYeb Ferm rla dh[bTfn AS Was,dmpeuMedN Wl,,ht tNF,Ibh,n1+U! �inaa�ue ngYnlNa bx tarlN bl Feua akN,] J.rv,I NppavatkOAdnh Mb.da da,bSdaM 'bee bf[o+adrg WClyll anpbm Wluhy o.vto.Ap1147e7a OYE Wmoa4tt OvN R6[alb,lnc Nils Winx,Nrr I,fOta EXHIBIT 3 UNION DISTRICT PLAN URBAN RENEWAL DISTRICT ORDINANCE-20-1882 URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT MERIDIAN URBAN RENEWAL AGENCY (also known as Meridian Development Corporation) CITY OF MERIDIAN, IDAHO Ordinance No. Adopted Effective TABLE OF CONTENTS Page 100 INTRODUCTION.............................................................................................................. 1 101 General Procedures of the Agency.........................................................................4 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906............................................................5 103 History and Current Conditions of the Area...........................................................5 104 Purpose of Activities...............................................................................................7 200 DESCRIPTION OF PROJECT AREA............................................................................... 9 300 PROPOSED REDEVELOPMENT ACTIONS.................................................................. 9 301 General.................................................................................................................... 9 302 Urban Renewal Plan Objectives ........................................................................... 12 303 Participation Opportunities and Participation Agreements................................... 13 304 Cooperation with Public Bodies........................................................................... 15 305 Property Acquisition............................................................................................. 16 305.1 Real Property 16 305.2 Personal Property...................................................................................... 17 306 Property Management.......................................................................................... 17 307 Relocation of Persons(Including Individuals and Families),Business Concerns, and Others Displaced by the Project..................................................................... 17 308 Demolition, Clearance and Site Preparation......................................................... 18 309 Property Disposition and Development................................................................ 18 309.1. Disposition by the Agency........................................................................ 18 309.2 Disposition and Development Agreements .............................................. 19 309.3. Development by the Agency.....................................................................20 310 Development Plans............................................................................................... 21 311 Personal Property Disposition..............................................................................21 312 Participation with Others...................................................................................... 21 313 Conforming Owners..............................................................................................22 314 Arts and Cultural Funding....................................................................................22 400 USES PERMITTED IN THE PROJECT AREA..............................................................22 401 Designated Land Uses...........................................................................................22 402 Public Rights-of-Way...........................................................................................22 403 Other Public, Semi-Public,Institutional, and Nonprofit Uses............................. 23 23 404 Interim Uses................... ... .....................................................................................405 Development in the Project Area Subject to the Plan...........................................23 406 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards.................................................24 407 Minor Variations...................................................................................................24 408 Design for Development under a Disposition and Development Agreement or OwnerParticipation Agreement...........................................................................24 409 Nonconforming Uses............................................................................................25 I 500 METHODS OF FINANCING THE PROJECT...............................................................26 501 General Description of the Proposed Financing Methods....................................26 502 Revenue Allocation Financing Provisions............................................................26 502.1 Economic Feasibility Study......................................................................27 502.2 Assumptions and Conditions/Economic Feasibility Statement................28 502.3 Ten Percent Limitation.............................................................................29 502.4 Financial Limitation..................................................................................29 502.5 Participation with Local Improvement Districts and Business i Improvement Districts .............................................................................. 31 502.6 Issuance of Debt and Debt Limitation...................................................... 31 502.7 Impact on Other Taxing Districts and Levy Rate..................................... 31 503 Lease Revenue,Pal-king Revenue, and.Bonds...................................................... 33 504 Membership Dues and Support of Community Economic Development............ 34 600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES......................................34 601 Maintenance of Public Improvements.................................................................. 35 700 ENFORCEMENT............................................................................................................. 36 800 DURATION OF THIS PLAN,TERMINATION, AND ASSET REVIEW....................36 900 PROCEDURE FOR AMENDMENT OR MODIFICATION..........................................37 j1000 SEVERABILITY.................................................................................................I............ 38 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS.......................... 38 1200 APPENDICES,ATTACHMENTS, EXIIIBITS, TABLES............................................. 38 i i I ii Attachments Attachment 1 Boundary Map of Union District Urban Renewal Project Area and Revenue Allocation Area i Attachment 2 Legal Description of Union District Urban Renewal Project Area and Revenue Allocation Area Attachment 3 Properties Which May be Acquired by the Agency G Attachment 4 Map Depicting Expected Land Uses and Current Zoning Map of the Project Area Attachment 5 Economic Feasibility Study l f lIl i I f 100 INTRODUCTION This is the Urban Renewal Plan (the"Plan") for the Union District Urban Renewal Project(the"Project") in the city of Meridian (the"City"), county of Ada, state of Idaho. Attachments 1 through 5 attached hereto (collectively,the"Plan Attachments")are incorporated herein and shall be considered a part of this Plan. The term"Project"is used herein to describe the overall activities defined in this Plan and conforms to the statutory definition of an urban renewal project. Reference is specifically made to Idaho Code §§ 50-2018(10) and 50-2903(13)for the various activities contemplated by the term"Project." Such activities include both private and public development of property within the urban renewal area. The term "Project" is not meant to refer to a specific activity or development scheme. The Union District Project Area is also referred to as the"Project Area." This Plan was prepared by the Board of Commissioners (the"Agency Board") of the Meridian Urban Renewal Agency, also known as Meridian Development Corporation (the "Agency"),its consultants and staff and reviewed and recommended by the Agency pursuant to the Idaho Urban Renewal Law of 1965, Chapter 20,Title 50,Idaho Code, as amended (the "Law"), the Local Economic Development Act, Chapter 29,Title 50,Idaho Code, as amended (the "Act"), and all applicable local laws and ordinances. Idaho Code § 50-2905 identifies what infon-nation the Plan must include with specificity as follows: (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 on the revenue allocation area; (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 section 50-2903(20), Idaho Code. In determining the termination date,the plan shall recognize that the agency shall receive allocation of revenues in the calendar i 1 year following the last year of the revenue allocation provision described in the urban renewal plan; and (8) A description of the disposition or retention of any assets of the agency upon the termination date. Provided however,nothing herein shall prevent the agency from retaining assets or revenues generated from such assets as long as the agency shall have resources other than revenue allocation funds to operate and manage such assets. This Plan includes the above information with specificity. The proposed redevelopment of the Project Area as described in this flan conforms to the City of Meridian Comprehensive Plan (the"Comprehensive Plan"), adopted by the Meridian City Council (the"City Council") on December 17,2019, by Resolution No. 19-2179, The Agency intends to rely heavily on the City's applicable zoning and design standards. This Plan is subject to the Plan modification limitations and reporting requirements set forth in Idaho Code§50-2903A. Subject to limited exceptions as set forth in Idaho Code § 50-2903A, if this Plan is modified by City.Council ordinance,then the base value for the year immediately following the year in which modification occurs shall include the current year's equalized assessed value of the taxable property in the revenue allocation area, effectively eliminating the Agency's revenue stream, Should the Agency have any outstanding financial obligations,the City shall not adopt an ordinance modifying this Plan unless modification is deemed to have not occurred as provided in Idaho Code § 50- 2903A(1)(a)(1)-(iv) and written consent has been obtained by any creditors,including but not limited to lending institutions and developers who have entered into reimbursement agreements with the Agency. A modification shall not be deemed to occur when "[t]here is a plan amendment to support growth of an existing commercial or industrial project in an existing revenue allocation area . . . ." Idaho Code§ 50-2903A(l.)(a)(iv). The proposed development of the Project Area is primarily a commercial and/or industrial project. Any adjustment to the list of improvements and/or revenue stream to support growth of the proposed commercial and/or industrial project is not a modification under Idaho Code § 50-2903A. Further,a modification shall not be deemed to occur when 11[t]here is a plan amendment to make technical or ministerial changes to a plan that does not involve an increase in the use of revenues allocated to the agency." Idaho Code §50-2903A(1)(a)(i). Annual adjustments as more specifically set forth in the Agency's annual budget will be required to account for more/less estimated revenue and prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not modifications under Idaho Code§ 50-2903A. This Plan provides the Agency with powers, duties, and obligations to implement and further the program generally formulated in this Plan for the redevelopment,rehabilitation, and 2 revitalization of the area within the boundaries of the Project Area. The Agency retains all powers allowed by the Law and Act. This Plan presents a process and a basic framework within which plan implementation, including contracts,agreements and ancillary documents will be presented and by which tools are provided to the Agency to fashion, develop, and proceed with plan implementation. The Plan has balanced the need for flexibility over the twenty(20)-year timeframe of the Plan to implement the improvements identified in Attachment 5,with the need for specificity as required by Idaho Code § 50-2905. The Plan narrative addresses the required elements of plan set forth in Idaho Code § 50-2905(l), (5), (7) and (8). Attachment 5, together f with the Plan narrative,meets the specificity requirement for the required plan elements set forth in Idaho Code § 50-2905(2)-(6),recognizing that actual Agency expenditures are prioritized each fiscal year during the required annual budgeting process. f Allowed projects are those activities which comply with the Law and the Act and meet the overall objectives of this Plan. The public-private relationship is crucial in the successful development and redevelopment of the Project Area. Typically, the public will fund enhanced f public improvements like utilities, streets,and sidewalks which, in turn, establish the necessary infrastructure to support adjacent private investment,which in this case includes industrial and commercial facilities. The purposes of the Law and Act will be attained through, and the major goals of this Plan, are: i a. The installation and construction of public improvements,improvements to existing roadways and intersections, including the installation of traffic signals; installation of curbs, gutters and streetscapes,which for purposes of this Plan, the term "streetscapes"includes sidewalks, lighting, landscaping, benches, bike racks, public art and similar amenities between the curb and right of way line; installation and/or improvements to fiber optic facilities; improvements to public utilities including water and sewer improvements, and fire protection systems; removal, burying, or relocation of overhead utilities; extension of electrical distribution lines and transformers; improvement of irrigation and drainage ditches and laterals; and improvement of storm drainage facilities; b. The planning, design and construction of a community center,useable public gathering space and a public structured parking facility or facilities; i C. The planning, design and construction of a private development multi-purpose commercial and residential facility,and a public surface parking lot; d. The replanning, redesign,and development of undeveloped or underdeveloped areas which are stagnant or improperly utilized because of unusual conditions of title,underserved utilities, and other-site conditions; 3 i e. The strengthening of the economic base of the Project Area and the community by the installation of needed public improvements to stimulate new private development providing employment and economic growth; f The provision of adequate land for open space, street rights-of-way and pedestrian rights-of-way, including pathways; g. The reconstruction and improvement of street corridors to allow traffic flows to move through the Project Area along with the accompanying utility connections, through the Project Area; I h. The provision of public service utilities,which are necessary to the development r of the Project Area,such as water system improvements,sewer system improvements and improvements to storm drainage facilities; i i. In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of fiinds for planning studies, achieving high standards of development,and leveraging such development to achieve public F objectives and efficient use of scarce resources; I j. The strengthening of the tax base by encouraging private development,thus increasing the assessed valuation of properties within the Project Area as a whole and benefiting the various taxing districts in which the urban renewal area is located;and k. The funding of necessary public infrastructure to accommodate both public and private development. 101 General Procedures of the Agency The Agency is a public body, corporate and politic,as defined and described under the Law and the Act. The Agency is also governed by its bylaws as authorized by the Law and adopted by the Agency. Under the Law,the Agency is governed by the Idaho open meeting law, the Public Records Act and the Ethics in Government Act of 2015, Chapters 1, 2 and 4 of Title 74, Idaho Code; reporting requirements pursuant to Idaho Code §§ 67-450B, 67-450E, 50-2903A and 50-2913; and the competitive bidding requirements under Chapter 28, TitIe 67,Idaho Code, as well as other procurement or other public improvement delivery methods. i Subject to limited exceptions, the Agency shall conduct all meetings in open session and allow meaningful public input as mandated by the issue considered or by any statutory or regulatory provision. i i 4 i i The Agency may adopt separate policy statements. Any modification to any policy statement is a technical or ministerial adjustment and is not a modification to this Plan under Idaho Code § 50-2903A. 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906 Idaho law requires that the City Council,by resolution, must determine a geographic area be a deteriorated area or a deteriorating area or a combination thereof, and designate such area � � � as appropriate for an urban renewal project prior to preparation of an urban renewal plan. A consultant was retained to study a proposed project area and prepare an eligibility report. The area studied was originally reviewed for eligibility in 2001, and was deannexed from the boundaries of the existing Meridian Revitalization Plan Urban Renewal Project, adopted by City Council Ordinance No. 02-987, on December 3,2002 (the"Downtown District Plan"), by the First Amendment to the Downtown District Plan, adopted by City CoLuicil Ordinance No. on 2020. The eligibility report was submitted to the Agency.The Agency accepted the eligibility report by Agency Resolution No. 20-003 on February 26,2020, and thereafter submitted the eligibility report to the City Council for its consideration. The area studied was deemed by the City Council to be a deteriorating area and/or a deteriorated area and therefore eligible for an urban renewal project by adoption of Resolution No. 20-2188 on March 10, 2020. With the adoption of Resolution No. 20-2188,the City Council authorized the preparation of an urban renewal plan. The Plan was prepared and submitted to the Agency for its review and approval. The Agency approved the Plan by the adoption of Agency Resolution No. on ,2020, and submitted the Plan to the City Council with its recommendation for adoption. In accordance with the Law, this Plan was submitted to the Planning and Zoning Commission of the City. After consideration of the Plan,the Commission,by resolution, reported to the City Council that this Plan is in conformity with the City's Comprehensive Plan. Pursuant to the Law and Act,the City Council having published due notice thereof, a public hearing was held on this Plan. Notice of the hearing was published in the Meridian Press, a newspaper having general circulation in the City. The City Council adopted this Plan on r _J,2020,by Ordinance No. r 103 History and Current Conditions of the Area The Project Area is geographically discrete and contains approximately 16 acres of underdeveloped land and right-of-way near the City's downtown core and is generally bounded by E. Idaho Avenue to the north, E. Third Street to the east, a portion of the railroad right-of-way 5 i I to the south and N. Main Street to the west. The Project Area is zoned Old Town (OT),which is intended to encourage a"centralized activity center and to encourage its renewal,revitalization and growth as the public, quasi-public,cultural,financial and recreational center of the City. Public and quasi-public uses integrated with general business, and medium high to high density residential is encouraged to provide the appropriate mix and intensity of activities necessary to establish a truly urban City center." Currently, a significant portion of the Project Area is under the ownership of public entities and older commercial buildings on the northerly end of the Project Area have been converted to public use as adjunct library space and an interim community center. This portion of the Project Area also includes a small, City park. The southerly end of the Project Area is occupied by older dilapidated structures located on large parcels and previously used for the sale and storage of building materials. This area also includes a portion of railroad right-of-way. The Project Area includes a total of fifteen (15)tax parcels. Despite the increasing development in the City,the Project Area has remained virtually unchanged over the last nineteen(19)years and does not reflect the vision for the area provided in City planning documents. While generally the roadways surrounding the block north of E. Broadway Avenue have been improved to current City standards with curbs, gutters, street lighting and storm drainage facilities,the area south of E. Broadway Avenue requires further investment in the public improvements. A portion of the south side of E. Broadway Avenue remains unimproved as does the east side of E. 3 rd Street. The west side of E. 3Yd Street south of E.Broadway Avenue has curb and gutters in place with an adjacent narrow sidewalk,which is interrupted by several unused curb cuts. The sidewalk appears unmaintained and is of insufficient width to accommodate the high-density activity envisioned in City planning documents. Improvements to the pedestrian facilities will serve the increased number of pedestrians anticipated in the Project Area and will help with connectivity. While water lines serve the Project Area, the water line located on the south side of the railroad property does not extend the%I I length of the property and therefore is not looped into the Main Street line. Further, the water main located in E, 3Yd Street will likely need to be upsized to a 12"main to serve the Project Area. These deficiencies are critical and require remediation to support the necessary fire flows required for increased density in the Project Area. A significant impediment to development has been the railroad parcels with attendant title issues. Multiple attempts at conveyance and development have occurred over the last several decades;however,the unusual conditions of title have likely stalled development, resulting in vacant,underutilized parcels. The E. 3rd Street railroad crossing is currently protected only by stop signs. With increased density, additional protections at the crossing may be needed as the rail line is active and serves as the primary transit corridor for freight movements from Boise and Meridian to the railroad mainline connection in Nampa. Finally,the Project Area includes a portion of an open ditch lateral, the Hunter Lateral, which crosses E. 3rd Street near the intersection with Broadway. As the lateral turns north across 6 E. Broadway Avenue,the lateral is piped and undergrounded. The open ditch in this area creates safety concerns for pedestrians. The Plan proposes improvements to public infrastructure and other publicly-owned assets throughout the Project Area, creating the framework for the development of a mixed-use,retail, office,residential project, including the development of a community/recreation center, as well as other public facilities and improvements, including but not limited to streets, streetscapes, water and sewer improvements, environmental and floodplain remediation/site preparation, public parking, other community facilities,parks, and pedestrian/bike paths and trails. The Project Area is underdeveloped and is not being used to its highest and best use due to the presence of a substantial number of deteriorating structures, deterioration of site, age and obsolescence, a predominance of defective or inadequate street layout, faulty lot layout in relation to size,adequacy, accessibility or usefulness, insanitary or unsafe conditions,and defective or unusual conditions of title. The foregoing conditions have resulted in economic underdevelopment of the area and has arrested or impaired growth in the Project Area. The preparation and approval of an urban renewal plan, including a revenue allocation financing provision, gives the City additional resources to solve the public infrastructure problems in this area. Revenue allocation financing should help to improve the situation. In effect,property taxes generated by new developments within the area may be used by the Agency to finance a variety of needed public improvements and facilities. Finally, some of the new developments may also generate new jobs in the community that would, in turn,benefit area residents. It is unlikely individual developers will take on the prohibitive costs of constructing the necessary infrastructure in the Project Area without the ability of revenue allocation to help offset at least some of these costs. But for urban renewal and revenue allocation financing the proposed commercial and community developments and related public improvements would not occur. 104 Purpose of Activities Attachment 5 includes identification of the proposed public improvements necessary for the contemplated development in the Project Area with specificity. The description of activities, public improvements, and the estimated costs of those items are intended to create an outside limit of the Agency's activity. Due to the inherent difficulty in projecting future levy rates, future taxable value, and the future costs of construction, the Agency reserves the right to: a. Change funding amounts from one Project to another b. To re-prioritize the Projects described in this Plan and the Plan Attachments c. Retain flexibility in funding the various activities in order to best meet the Plan and the needs of the Project Area. d. Retain flexibility in determining whether to use the Agency's funds or funds generated by other sources. 7 e. Alter the location of proposed improvements set forth in Attachment 5 to support development when it occurs. The information included in Attachment 5 presents realistic alternative development scenarios recognizing it is difficult to project with any certainty where the improvements will be sited until any future projects submit plans to the City for design review and permitting. I The Agency intends to discuss and negotiate with any owner or developer of the parcels within the Project Area seeking Agency assistance during the duration of the Plan and Project Area. During such negotiation, the Agency will determine, on an individual basis, the eligibility of the activities sought for Agency funding, the amount the Agency may fund by way of percentage or other criteria including the need for such assistance. The Agency will also take into account the amount of revenue allocation proceeds estimated to be generated fiom the developer's activities. The Agency also reserves the right to establish by way of policy, its funding percentage or participation,which would apply to all developers and owners and may prioritize certain projects or types of projects. Throughout this Plan, there are references to Agency activities,Agency funding,and the acquisition, development, and contribution of public improvements. Such references do not necessarily constitute a full, final, and formal commitment by the Agency but,rather,grant to the Agency the discretion to participate as stated subject to achieving the objectives of this Plan and provided such activity is deemed eligible under the Law and the Act. The activities listed in Attachment 5 will be determined or prioritized as the overall Project Area develops and through the annual budget setting process. The activities listed in Attachment 5 are also prioritized by way of importance to the Agency by the amounts funded, and by year of flrnding,with earlier years reflecting the more important activities,achievement of higher objectives, long term goals,and commitments.The projected timing of funding is primarily a function of market conditions and the availability of financial resources but is also strategic, considering the timing of private development partnership opportunities and the ability of certain strategic activities to stimulate development at given points in time within the planned 20-year period of the urban renewal district and revenue allocation area. The Study(Attachment 5)has described a list of prioritized public improvements and other related activities with an estimated cost in 2020 dollars of approximately$15,040,000.00 for improvements related to construction of a community center,public open spaces, construction of a public parking structure or structures and/or public surface parking facilities, and public improvements related to private development of mixed-use commercial, office, and residential buildings. This amount does not take into account inflationary factors,such as increasing construction costs,which would increase that figure depending on when the owner, developer and/or Agency is able to develop, construct or initiate those activities. The Study has concluded the capacity of revenue allocation funds through the term of the Plan based on the assumed development projects and assessed value increases will likely generate an estimated $16,286,437.00. Subject to the City's annual budgeting requirements and the availability of fronds, the City may contribute to the construction of the community facility in the amount of 8 i $3,000,000.00. The Agency reserves the discretion and flexibility to use revenue allocation proceeds in excess of the amounts predicted in the event higher increases in assessed values occur during the term of the Plan for the improvements and activities identified. Additionally, the Agency reserves the discretion and flexibility to use other sources of hinds unrelated to revenue allocation to assist in the funding of the improvements and activities identified. 200 DESCRIPTION OF PROJECT AREA The boundaries of the Project Area and the Revenue Allocation Area are shown on the Project Area and Revenue Allocation Boundary Map,attached hereto as Attachment l and incorporated herein by reference, and are described in the Legal Description of the Project Area and Revenue Allocation Area, attached hereto as Attachment 2 and incorporated herein by reference. For purposes of boundary descriptions and the use of proceeds for payment of improvements, the boundary shall be deemed to extend to the outer boundary of rights-of-way or other natural boundary unless otherwise stated. 300 PROPOSED REDEVELOPMENT ACTIONS 301 General The Agency proposes to eliminate and prevent the spread of deteriorating conditions and deterioration in the Project Area by employing a strategy to improve and develop public and private lands, and to grow the economy in the Project Area. Implementation of the strategy includes, but is not limited to the following actions: a. The engineering, design, installation,construction, and/or reconstruction of streets and streetscapes, including but not limited to improvements and upgrades to E. Broadway Avenue,N. Main Street,E. 2"d Street, and E. 3`d Street and related pedestrian facilities, curb and gutter,intersection and rail crossing improvements, and traffic signals; b. The engineering, design, installation, construction, and/or reconstruction of storm water management infrastructure to support compliance with federal, state,and local regulations for storm water discharge and to support private development; C. The engineering, design, installation,construction,and/or reconstruction of utilities(within and outside of the Project Area)including but not limited to improvements and upgrades to the water distribution system,water capacity improvements,water storage upgrades,sewer system improvements and upgrades, gravity interceptor, and improvements, and upgrades to power, gas, fiber optics, communications and other such facilities. Construction of utilities outside of the Project Area are directly related to the growth and development within the Project Area,but cannot be sited within the Project Area; 9 d. Removal,burying, or relocation of overhead utilities; removal or relocation of underground utilities, extension of electrical distribution lines and transformers; improvement of irrigation and drainage ditches and laterals; undergrounding or piping of laterals; addition of fiber optic lines or other communication systems; public parking facilities, and other public improvements, including but not limited to,fire protection systems, roadways, curbs,gutters, and streetscapes,which for purposes of this Plan, the term streetscapes includes sidewalks, lighting, landscaping,benches, signage,bike racks,public art, and similar amenities between the curb and right-of-way line; and other public improvements,including public open spaces that may be deemed appropriate by the Board; e. The engineering, design, installation, and/or construction of a community/recreation facility, and related public improvements; f-. The engineering, design, installation,and/or construction of a public parking structure or structures and/or public surface parking lot and related public improvements; g. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan; h. The management of any property acquired by and under the ownership and control of the Agency; i. The provision for relocation assistance to displaced Project Area occupants and/or businesses as a result of any Agency activity,as may be required by law; j. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan; lc. The acquisition of real property for public right-of-way improvements,pedestrian facilities,utility undergrounding,public parking facilities, useable public space, pathways, and streetscape improvements to create development opportunities consistent with the Plan,including but not limited to future disposition to qualified developers and for qualified developments,including economic development, and/or other public entities; 1. The demolition or removal of certain buildings and/or improvements for public rights-of-way,pedestrian facilities,utility undergrounding,public parking facilities, useable public space,pathways and streetscape improvements to encourage and enhance transportation and mobility options, decrease underutilized parcels,to eliminate unhealthful,unsanitary, or unsafe conditions, eliminate obsolete or other uses detrimental to the public welfare or otherwise to remove or to prevent the spread of deteriorating or deteriorated conditions and to promote economic growth and development or redevelopment; 10 m. The disposition of real property through a competitive process in accordance with this Plan, Idaho law, including Idaho Code § 50-2011, and any disposition policies adopted by the Agency; n. The rehabilitation and adaptive reuse and repurposing of existing structures and improvements; o. The preparation and assembly of adequate sites for the development and construction of facilities for mixed-use,residential, commercial,retail areas, transit facilities, educational facilities and community and recreation facilities; P. To the extent allowed by law,lend or invest federal or state funds to facilitate redevelopment; q. The environmental assessment and remediation of brownfield sites, or sites where environmental conditions detrimental to redevelopment exist; r. In collaboration with property owners and other stakeholders,working with the City to amend zoning regulations(if necessary) and standards and guidelines for the design of streetscape,plazas,pedestrian corridors,parks, open space and other like public spaces applicable to the Project Area as needed to support implementation of this Plan; S. Agency and/or owner-developer construction,participation in the construction and/or management of public parking facilities that support a desired level and form of development to enhance the vitality of the Project Area; t. The construction and financial support of cultural facilities and the enhancement and construction of parks, open spaces, and public recreational facilities; U. The provision of financial and other assistance to encourage and attract business enterprise including but not limited to start-ups and microbusiness,unique cultural businesses,mid-sized companies, and large-scale corporations; V. In conjunction with the City,the establishment and implementation of performance criteria to assure high site design standards and environmental quality and other design elements which provide unity and integrity to the entire Project Area, including commitment of funds for planning studies, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources. W. Other related improvements to those set forth above as further set forth in Attachment 5. I1 it In the accomplishment of these purposes and activities and in the implementation and furtherance of this Plan, the Agency is authorized to use all the powers provided in this Plan and as permitted by the Law and the Act. 302 Urban Renewal Plan Objectives i Urban renewal activity is necessary in the Project Area to combat problems of physical deterioration or deteriorating conditions. As set forth in greater detail in Section 103,the Project Area has a history of stagnant growth and development compared to the greater downtown area of the City based on deteriorated or deteriorating conditions that have arrested or impaired growth in the Project Area primarily attributed to: underdeveloped properties; inadequate pedestrian and bicycle connectivity and mobility; the presence of a substantial number of deteriorating structures; deterioration of site; age and obsolescence; a predominance of defective or inadequate street layout; faulty lot layout in relation to size, adequacy,accessibility or usef ulness; unsanitary or unsafe conditions; and defective or very unusual conditions of title, The Plan for the Project Area is a proposal to work in partnership with public and private entities to improve, develop, and grow the economy within the Project Area by the implementation of a strategy and program set forth in Section 301. The provisions of this Plan are applicable to all public and private property in the Project Area, The provisions of the Plan shall be interpreted and applied as objectives and goals, recognizing the need for flexibility in interpretation and implementation,while at the same time not in any way abdicating the rights and privileges of the property owners which are vested in the present and future zoning classifications of the properties. All development under an owner participation agreement shall conform to those standards specified in Section 303 of this Plan. It is recognized that the Ada County Highway District has exclusive jurisdiction over all public street rights-of-way within the Project Area, except for state highways. Nothing in this PIan shall be construed to alter the powers of the Ada County Highway District pursuant to Title 40,Idaho Code. This Plan must be practical in order to succeed. Particular attention has been paid to how it can be implemented, given the changing nature of market conditions. Transforming the Project Area into a vital,thriving part of the community requires a proactive strategy. The following represents the key elements of that effort: a. Initiate simultaneous projects designed to revitalize the Project Area. From street and utility improvements to significant new public or private development,the Agency plays a key role in creating the necessary momentum to get and keep things going. b. Develop new mixed-use residential,commercial, and retail areas including the development of a community and recreation facility, as well as encourage other economic development opportunities. 12 C. Secure and improve certain public open space in critical areas. i d. Initiate projects designed to encourage affordable and workforce housing options and increased transportation and mobility options. Without direct public intervention,the Project Area has and could conceivably remain unchanged and in a deteriorated and/or deteriorating condition for the next twenty(20)years. The Plan creates the necessary flexible framework for the Project Area to support the City's economic development while complying with the"specificity"requirement set forth in Idaho Code§ 50-2905. Land use in the Project Area may be modified to the extent that the existing brownfields, and underutilized,underdeveloped, deteriorated, deteriorating and vacant land,and land now devoted to scattered inconsistent uses may be converted to a mixed-use,commercial,retail, and residential area,including a community recreation facility,public open spaces,and a public parking structure and/or a public surface parking lot. In implementing the activities described in this Plan, the Agency shall give due consideration to the provision of adequate park,open space and community and recreational areas and facilities that may be desirable for neighborhood improvement,with special consideration for the health, safety, and welfare of residents in the general vicinity of the Project Area covered by the Plan, recognizing the mixed-use nature of the Project Area, 303 Participation Opportunities and Participation Agreements The Agency may enter into various development participation agreements with any existing or future owners of property in the Project Area,in the event such a property owner seeks and/or receives assistance from the Agency in the development and/or redevelopment of the property. The term"participation agreement" is intended to include all participation agreements with a property owner, including reimbursement agreements,grant agreements, disposition and development agreements or owner participation agreements. Tn that event,the Agency may allow for an existing or future owner of property to remove the property and/or structure fi•om future Agency acquisition subject to entering into an owner participation agreement. It is anticipated the Agency will enter into an owner participation agreement with the current owner/developer of property within the Project Area and/or its related entities. The Agency may also enter into owner participation agreements with other future owners and developers within the Project Area throughout the duration of this Plan in order to implement the infrastructure improvements set forth in this Plan. Each structure and building in the Project Area to be rehabilitated or to be constructed as a condition of the owner participation agreement between the Agency and the owner pursuant to this Plan will be considered to be satisfactorily rehabilitated and constructed pursuant to the requirements of the Law and Act, if the rehabilitated or new structure meets the standards set forth in an executed owner participation agreement and complies with the applicable provisions of this Plan, local codes and ordinances and the Tdaho Code. 13 i All owner participation agreements will address development timing, justification and efi ibiiliity of project costs, and achievement of the objectives of the Plan. The Agents shall retain its discretion in the funding level of its participation. Obligations under owner participation agreements shall terminate no later than the termination date of this Plan— December 31,2040. The Agency shall retain its discretion to negotiate an earlier date to accomplish all obligations under any owner participation agreement. In al I owner participation agreements,participants who retain real property shall be required to join in the recordation of such documents as may be necessary to make the provisions of this Plan applicable to their properties. 'Whether or not a participant enters into an owner participation agreement with the Agency,the provisions of this Plan are applicable to all public and private property in the Project Area. In the event a participant under an owner participation agreement fails or refuses to rehabilitate,develop, use, and maintain its real property pursuant to this Plan and an owner participation agreement,the real property or any interest therein may be acquired by the Agency in accordance with Section 305.1 of this Plan and sold or leased for rehabilitation or development in accordance with this Plan. Owner participation agreements may be used to implement the following objectives: • Encouraging property owners to revitalize and/or remediate deteriorated areas or deteriorating areas of their parcels to accelerate development in the Project Area. Subject to the limitations of the Law and the Act,providing incentives to property i owners to encourage utilization and expansion of existing permitted uses during the transition period to prevent a decline in the employment base and a proliferation of vacant and deteriorated parcels in the Project Area during the extended development and/or redevelopment of the Project Area. I • To accommodate improvements and expansions allowed by City regulations and generally consistent with this Plan for the Project Area. • Subject to the limitations of the Law and Act,providing incentives to improve nonconforming properties so they implement the design guidelines contained in this Plan to the extent possible and to encourage an orderly transition from nonconforming to conforming uses through the term of the Plan. • Provide for advance funding by the developer/owner participant of those certain public improvements related to or needed for the private development and related to the construction and certain public improvements related to the community/recreation facility,public open spaces, and public parking structures and/or surface lots. In that event,the Agency will agree as set out in the owner participation agreement to reimburse a portion of, or all of, the costs of public 14 improvements identified in the participation agreement from the revenue allocation generated by the private development. 304 Cooperation with Public Bodies Certain public bodies are authorized by state Iaw to aid and cooperate,with or without consideration, in the planning,undertaking, construction, or operation of this Project. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate this Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and the highest public good. The Agency, by law,is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. All plans for development of property in the Project Area by a public body shall be subject to Agency approval, in the event the Agency is providing any financial assistance. Subject to applicable authority,the Agency may impose on all public bodies the planning and design controls contained in this Plan to ensure that present uses and any future development by public bodies will conform to the requirements of this Plan;provided,however, the Ada County Highway District has exclusive jurisdiction over Ada County Highway District streets. The Agency is authorized to financially(and otherwise)assist any public entity in the cost of public land,buildings,facilities, structures, or other improvements of the Project Area as allowed by the Law and Act. The Agency intends to cooperate to the extent allowable with the City and ACHD, as the case may be, for the engineering,design, installation, construction, and/or reconstruction of public infi-astructure improvements, including, but not limited to water,sewer, storm drainage, electrical,natural gas, telecommunication, or other similar systems and lines, streets,roads, curbs,gutters, sidewalks, walkways, public parking facilities and a community/recreation facility. The Agency shall also cooperate with the City and ACHD oil various relocation, screening, or underground projects and the providing of fiber optic capability. To the extent any public entity, including the City, has funded certain improvements such as roadway improvements,pedestrian facilities,water and sewer facilities or storm drainage improvements, the Agency may reimburse those entities for those expenses. The Agency also intends to cooperate and seek available assistance from state,federal and other sources for economic development. In the event the Agency is participating in the public development by way of financial incentive or otherwise, the public body shall enter into an agreement with the Agency and then shall be bound by the Plan and other land use elements and shall take into consideration those standards specified in Section 303 of this Plan. This Plan does not financially bind or obligate the Agency to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain 15 projects and expenditures have been estimated and included in the analysis. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in any owner participation agreement and in the annual budget adopted by the Agency Board. 305 Property Acquisition 305.1 Real Property Only as specifically authorized herein, the Agency may acquire, through the voluntary measures described below, but is not required to acquire, any real property located in the Project Area where it is determined that the property is needed for construction of public improvements, required to eliminate or mitigate the deteriorated or deteriorating conditions,to facilitate economic development, including acquisition of real property intended for disposition to qualified developers through a competitive process, and as otherwise allowed by law. The acquisition shall be by any means authorized by law,including, but not limited to, the Law, the Act, and the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended,but shall not include the right to invoke eminent domain authority except as authorized by Idaho law and provided herein. The Agency is authorized to acquire either the entire fee or any other interest in real property less than a fee, including structures and fixtures upon the real property, without acquiring the land upon which those structures and fixtures are located. The Agency intends to acquire any real property through voluntary or consensual gift, devise, exchange, or purchase. Such acquisition of property may be for the development of the public improvements identified in this Plan. Acquisition of property may be for the assembly of properties for redevelopment to achieve Plan goals including public benefits. Such properties may include properties owned by private parties or public entities. This Plan anticipates the Agency's use of its resources for property acquisition. In the event the Agency identifies certain property which should be acquired to develop certain public improvements intended to be constructed under the provisions of this Plan, the Agency shall coordinate such property acquisition with any other public entity(e.g.,without limitation, the City,the state of Idaho,or any of its authorized agencies), including the assistance of Agency fiinds to acquire said property either through a voluntary acquisition or the invocation of eminent domain authority as limited by Idaho Code § 7-701A. The Agency is authorized by this Plan and Idaho Code §§ 50-2010 and 50-2018(12) to acquire the properties identified in Attachment 3 hereto for the purposes set forth in this Plan. The Agency has identified its intent to acquire and/or participate in the development of certain public improvements, including, but not limited to streets, streetscapes, lighting,water and sewer improvements, improvements to the lateral, drainage facilities, intersection improvements, including the installation of traffic signals and/or rail crossings, parking,parks and open space, multi-use paths and trails,power and gas improvements and/or relocations, and other related public infrastructure improvements, such as a community recreation facility and public structured parking facility and/or surface lots. Further, the Agency may acquire real property to 16 i i facilitate commercial development by assembling and disposing of developable parcels. The Agency's property acquisition will result in remediating deteriorating conditions in the Project Area by facilitating the development of a mixed-use, office,residential,commercial,and retail area, as well as a community recreation facility and public structured parking and/or surface lots. The public improvements are intended to be dedicated to the City upon completion. The Agency reserves the right to determine which properties identified, if any, should be acquired. It is in the public interest and is necessary,in order to eliminate the conditions requiring development and/or redevelopment and in order to execute this Plan, for the power of eminent domain to be employed by the Agency to acquire real property in the Project Area for the public improvements identified in this Plan,which cannot be acquired by gift, devise, exchange, purchase, or any other lawful method, subject to the limitations set forth in Idaho Code § 7- 701A. Under the provisions of the Act, the urban renewal plan"shall be sufficiently complete to indicate such land acquisition,demolition, and removal of structures,redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the urban renewal area." Idaho Code § 50-2018(12). The Agency has generally described those properties by use as set out in Attachment 3 for acquisition for the construction of public improvements. The Agency may also acquire property for the purpose of developing streetscape and public utilities. The Agency reserves the right to determine which properties identified, if any, should be acquired. 305.2 Personal Property Generally,personal property shall not be acquired. However, where necessary in the execution of this Plan,the Agency is authorized to acquire personal property in the Project Area by any lawful means, including eminent domain as litnited by Idaho Code § 7-701A for the purpose of developing the public improvements described in section 305.1. 306 Property Management During the time real property, if any,in the Project Area is owned by the Agency, such property shall be under the management and control of the Agency. Such property may be rented or leased by the Agency pending its disposition for development and/or redevelopment, and such rental or lease shall be pursuant to such policies as the Agency may adopt. 307 Relocation of Persons (Including Individuals and Families),Business Concerns, and Others Displaced by the Project If the Agency receives federal fiinds for real estate acquisition and relocation,the Agency shall comply with 24 C.F.R. Part 42, implementing the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended. The Agency reserves the right to extend benefits for relocation to those not otherwise entitled to relocation benefits as a matter of state law under the Act or the Law. The Agency I i 17 i may determine to use as a reference the relocation benefits and guidelines promulgated by the federal government,the state government, or local government,including the State Department of Transportation and the Ada County Highway District. The intent of this section is to allow the Agency sufficient flexibility to award relocation benefits on some rational basis, or by payment of some lump-sum per case basis. The Agency may also consider the analysis of replacement value for the compensation awarded to either owner occupants or businesses displaced by the Agency to achieve the objectives of this Plan. The Agency may adopt relocation guidelines which would define the extent of relocation assistance in non-federally- assisted projects and which relocation assistance to the greatest extent feasible would be uniform. The Agency shall also coordinate with the various local, state, or federal agencies concerning relocation assistance as may be warranted. In the event the Agency's activities result in displacement of families, the Agency shall comply with, at a minimum,the standards set forth in the Law. The Agency shall also comply with all applicable state laws concerning relocation benefits and shall also coordinate with the various local, state, or federal agencies concerning relocation assistance. 308 Demolition, Clearance and Site Preparation The Agency is authorized (but not required)to demolish and clear buildings,structures, and other improvements from any real property in the Project Area as necessary to carry out the purposes of this Plan. Further, the Agency is authorized(but not required)to prepare, or cause to be prepared, as building sites any real property in the Project Area owned by the Agency including site preparation and/or environmental remediation. 309 Property Disposition and Development 309.1. Disposition by the Agency For the purposes of this Plan, the Agency is authorized to sell, lease, lease/purchase, exchange, subdivide, transfer, assign,pledge, encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property under the reuse provisions set forth in Idaho law,including Idaho Code § 50-2011 and pursuant to any disposition policies adopted by the Agency. To the extent permitted by law,the Agency is authorized to dispose of real property by negotiated lease, sale, or transfer without public bidding. Real property acquired by the Agency may be conveyed by the Agency and,where beneficial to the Project Area, without charge to any public body as allowed by law. All real property acquired by the Agency in the Project Area shall be sold or leased to public or private persons or entities for development for the uses permitted in this Plan. Air rights and subterranean rights may be disposed of for any permitted use within the Project Area boundaries. 18 309.2 Disposition and Development Agreements To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and to prevent the recurrence of deteriorating conditions, all real property sold,leased, or conveyed by the Agency is subject to the provisions of this Plan. The Agency shall reserve such powers and controls in the disposition and development documents as the Agency deems may be necessary to prevent transfer, retention, or use of property for speculative purposes and to ensure that development is carried out pursuant to this Plan. Leases,lease/purchases, deeds, contracts, agreements, and declarations of restrictions of the Agency may contain restrictions, covenants,covenants running with the land,rights of reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Plan. Where appropriate, as determined by the Agency, such documents, or portions thereof, shall be recorded in the office of the Recorder of Ada County, Idaho. All property in the Project Area is hereby subject to the restriction that there shall be no discrimination or segregation based upon race,color, creed, religion, sex, age,national origin, or ancestry in the sale,lease, sublease, transfer,use, occupancy, disability/handicap, tenure,or enjoyment of property in the Project Area. All property sold, leased, conveyed,or subject to a disposition and development agreement shall be expressly subject by appropriate documents to the restriction that all deeds, leases, or contracts for the sale, lease, sublease,or other transfer of land in the Project Area shall contain such nondiscrimination and nonsegregation clauses as required by law. As required by law or as determined in the Agency's discretion to be in the best interest of the Agency and the public, the following requirements and obligations shall be included in the disposition and development agreement. That the developers,their successors, and assigns agree: a. That a detailed scope and schedule for the proposed development shall be submitted to and agreed upon by the Agency, b. That the purchase or lease of the land and/or subterranean rights and/or air rights is for the purpose of redevelopment and not for speculation. C. That the building of improvements will be commenced and completed as jointly scheduled and determined by the Agency and the developer(s). d. That the site and construction plans will be submitted to the Agency for review as to conformity with the provisions and purposes of this Plan. 19 e. All new construction shall have a minimum estimated life as may be reasonable for the proposed development. f. That rehabilitation of any existing structure must assure that the structure is safe and sound in all physical respects and be refurbished and altered to bring the property to an upgraded marketable condition which will continue throughout an estimated useful life as may be reasonable for the proposed development. g That the Agency receives adequate assurance acceptable to the Agency to ensure performance under the contract for sale. h. All such buildings or portions of the buildings which are to remain within the Project Area shall be reconstructed in conformity with all applicable codes and ordinances of the City. i. All disposition and development documents shall be.governed by the provisions of Section 408 of this Plan. The Agency also reserves the right to determine the extent of its participation based upon the achievements of the objectives of this Plan. Obligations under any disposition and development agreement and deed covenants, except for covenants which run with the land, beyond the termination date of this Plan, shall terminate no later than December 31,2040. The Agency shall retain its discretion to negotiate an earlier date to accomplish all obligations under any disposition and development agreement. 309.3. Development by the Agency To the extent now or hereafter permitted by law, the Agency is authorized to pay for, develop, or construct public improvements within the Project Area for itself or for any public body or entity,which public improvements are or would be of benefit to the Project Area. Specifically, the Agency may pay for, install, or construct the public improvements authorized under Tdaho Code Section 50-2007, 50-2018(10) and(13),and 50-2903(9), (13), and(14), and as otherwise identified in Attachment 5 and may acquire or pay for the land required therefore. Any public facility ultimately owned by the Agency shall be operated and managed in such a manner to preserve the public purpose nature of the facility. Any lease agreement with a private entity or management contract agreement shall include all necessary provisions sufficient to protect the public interest and public purpose. The Agency may enter into contracts, leases, and agreements with the City or other public body or private entity pursuant to this section, and the obligation of the Agency under such contract, lease,or agreement shall constitute an indebtedness of the Agency as described in Idaho Code § 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Tdaho Code § 50-2908(2)(b) and Section 504 to this Plan or out of any other available funds. 20 310 Development Plans All development plans (whether public or private)prepared,pursuant to disposition and development agreement or owner participation agreement, shall be submitted to the Agency Board for approval and review. All development in the Project Area must conform to those standards specified in Section 408 and all applicable City ordinances. 311 Personal Property Disposition For the purposes of this PIan,the Agency is authorized to lease, sell, exchange,transfer, assign,pledge, encumber, or otherwise dispose of personal property which is acquired by the Agency. 312 Participation with Others Under the Law, the Agency has the authority to lend or invest fiords obtained fl•om the federal goverment for the purposes of the Law if allowable under federal Iaws or regulations. The federal funds that may be available to the Agency are governed by regulations promulgated by the Department of Housing and Urban Development for the Community Development Block Grant Program ("CDBGU),the Economic Development Administration,the Small Business Administration, or other federal agencies. In order to enhance such grants,the Agency's use of revenue allocation funds is critical. Under those regulations the Agency may participate with the private sector in the development and financing of those private projects that will attain certain federal objectives. The Agency may, therefore, use the federal funds for the provision of assistance to private for-profit business, including, but not limited to, grants, loans, loan guarantees, interest supplements, technical assistance, and other forms to support, For any other activity necessary or appropriate to carry out an economic development project. As allowed by law,the Agency may also use funds from any other-sources or participate with the private or public sector with regard to any programs administered by the Idaho Department of Commerce for any purpose set forth under the Law or Act. The Agency may enter into contracts, leases,and agreements with the City, or other public body or private entity,pursuant to this section, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in Idaho Code § 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code § 50-2908(2)(b)and Section 504 to this Plan or out of any other available funds. 21 313 Conforming Owners The Agency may,at the Agency's sole and absolute discretion, determine that certain real property within the Project Area presently meets the requirements of this Plan. 314 Arts and Cultural Funding The Agency may dedicate resources for the construction or purchase of facilities for the placement and maintenance of public art and arts projects may be selected and provided by the Agency, separately fiorn any construction costs of developers. Though not required, the Agency Board generally makes selections of the works of art with assistance from the City and the Meridian Arts Commission and may include review and approval of the City Council. When possible, any Agency arts funding will be used to leverage additional contributions from developers, other private sources, and public or quasi-public entitles for purposes of including public art within the streetscape projects identified in this Plan. 400 USES PERMITTED IN THE PROJECT AREA 401 Designated Land Uses The Agency intends to rely upon the overall land use designations and zoning classifications of the City,as may be amended, and as tentatively depicted on Attachment 4 and as set forth in the City's Comprehensive Plan and within the Meridian zoning ordinance and requirements, including the future land use map and zoning classifications, as may be amended. For the most part,the Project Area will include a mixed-use commercial,retail, office and residential project, as well as,a community recreation facility,public open spaces, and public structured parking and/or surface lots. Such improvements are consistent with the OT zoning designation. Provided,however,nothing herein within this Plan shall be deemed to be granting any particular right to zoning classification or use. 402 Public Rights-of-Way The Project Area contains existing maintained public rights-of-way as set forth on Attachment 1, including but not limited to E.Broadway Avenue, E. Idaho Avenue,E. 2"d Avenue and E. 3 d Avenue. Additional public streets, alleys, and easements may be created in the Project Area as needed for development. Existing streets, alleys, and easements may be improved, abandoned, closed,vacated,expanded or modified as necessary for proper development of the Project Area, in accordance with any applicable policies and standards of the Idaho Transportation Department, the City or Ada County Highway District regarding changes to dedicated rights-of-way. Any development,maintenance and future changes to the existing interior or exterior street layout shall be in accordance with the objectives of this Plan, and the City,the Ada County Highway District, or the Idaho Department of Transportation's design standards as may be 22 i applicable shall be effectuated in the manner prescribed by State and local law; and shall be guided by the following criteria: a. A balancing of the needs of proposed and potential new developments for adequate pedestrian and vehicular access (including cars,trucks,bicycles, etc.), vehicular parking, and delivery loading docks with the similar needs of any existing developments permitted to remain. Such balancing shall take into consideration the rights of existing owners and tenants under the rules for owner and tenant participation adopted by the Agency for the Project and any participation agreements executed thereunder; b. The requirements imposed by such factors as topography, traffic safety, and aesthetics; and C. The potential need to serve not only the Project Area and new or existing developments, but to also serve areas outside the Project Area by providing convenient and efficient vehicular access and movement. The public rights-of-way may be used for vehicular and/or pedestrian traffic,as well as for public improvements,public and private utilities, and activities typically found in public rights-of-way. 403 Other Public,Semi-Public,Institutional, and Nonprofit Uses The Agency is also authorized to permit the maintenance, establishment,or enlargement of public, semi-public, institutional, or nonprofit uses,including park and recreational facilities; educational, fraternal, employee;philanthropic and charitable institutions;utilities; governmental facilities;railroad rights-of-way and equipment; and facilities of other similar associations or organizations. All such uses shall, to the extent possible, conform to the provisions of this Plan applicable to the uses in the specific area involved. The Agency may impose such other reasonable requirements and/or restrictions as may be necessary to protect the development and use of the Project Area. 404 Interim Uses Pending the ultimate development of land by developers and participants,the Agency is authorized to use or allow the use of any land in the Project Area for interim uses that are not in conformity with the uses permitted in this Plan. However, any interim use must comply with applicable City Code. 405 Development in the Project Area Subject to the Plan f All real property in the Project Area,under the provisions of either a disposition and development agreement or an owner participation agreement, is made subject to the controls and requirements of this Plan, No such real property shall be developed, rehabilitated, or otherwise I 23 changed after the date of the adoption of this Plan, except in conformance with the provisions of this Plan. 406 Construction Shall Comply with Applicable Federal,State, and Local Laws and Ordinances and Agency Development Standards All construction in the Project Area shall comply with all applicable state laws, the Meridian City Code, as may be amended from time to time, and any applicable City Council ordinances pending codification, including but not limited to,regulations concerning the type, size, density, and height of buildings; open space, landscaping, light, air, and privacy; the undergrounding of utilities; limitation or prohibition of development that is incompatible with the surrounding area by reason of appearance,traffic, smoke,glare, noise, odor, or similar factors;parcel subdivision;off-street loading and off-street parking requirements. In addition to the Meridian City Code, ordinances, or other requirements governing development in the Project Area, additional specific performance and development standards may be adopted by the Agency to control and direct redevelopment activities in the Project Area in the event of a disposition and development agreement or owner participation agreement, 407 Minor Variations Under exceptional circumstances,the Agency,in its discretion,is authorized to allow a variation from the limits,restrictions, and controls established by this Plan. In order to allow such variation, the Agency must determine that the variation is not contrary to the objectives of this Plan, is not materially detrimental to the public interest and is not contrary to Idaho law, No variation shall be granted which permits other than a minor departure from the provisions of this Plan, In allowing any such variation, the Agency shall impose such conditions as are necessary to protect the public peace,health, safety, or welfare and to assure compliance with the purposes of the Plan. Any variation allowed by the Agency hereunder shall not supersede any other approval required under City codes and ordinances and shall not be considered a modification to the Plan. 408 Design for Development under a Disposition and Development Agreement or Owner Participation Agreement Within the limits,restrictions, and controls established in this flan, the Agency is authorized to incorporate heights of buildings,density, land coverage, setback requirements, design criteria,traffic circulation, traffic access, and other development and design controls necessary for proper development of both private and public areas within the Project Area as conditions of approval in applicable Agency agreements, including but not limited to disposition and development agreements and owner participation agreements. Any development must also comply with the City's zoning ordinance regarding heights, setbacks, density and other like standards. 24 i In the case of property which is the subject of a disposition and development agreement or an owner participation agreement with the Agency, no new improvement shall be constructed, and no existing improvement shall be substantially modified, altered,repaired, or rehabilitated, except in accordance with this Plan. Under those agreements the architectural, landscape, and site plans shall be submitted to the Agency and approved in writing by the Agency. One of the objectives of this Plan is to create an attractive and pleasant environment in the Project Area. Therefore, such plans shall give consideration to good design, open space, and other amenities to enhance the aesthetic quality of the Project Area. The Agency shall find that any approved plans do comply with this Plan. The Agency reserves the right to impose such design standards n an p Y g Y g p grr ds o ad hoc, case by case basis through the approval process of the owner participation agreement or disposition and development agreement. Any change to such approved design must be consented to by the Agency and such consent may be conditioned upon reduction of Agency's financial participation towards the Project. In the event the Agency adopts design standards or controls related to receipt of assistance from the Agency,those provisions will thereafter apply to each site or portion thereof in the Project Area. Those controls and standards will be implemented through the provisions of any disposition and development agreement or owner participation agreement. These controls are in addition to any standards and provisions of any applicable City building or zoning ordinances;provided,however, each and every development shall comply with all applicable City zoning and building ordinance. 409 Nonconforming Uses This Section applies to property owners seeking assistance fiom the Agency regarding their property. The Agency may allow an existing use to remain in an existing building and site usage in good condition,which use does not conform to the provisions of this Plan,provided that such use is generally compatible with existing and proposed developments and uses in the Project Area. The owner of such a property must be willing to enter into an owner participation agreement and agree to the imposition of such reasonable restrictions as may be necessary to protect the development and use of the Project Area. The Agency may authorize additions, alterations,repairs, or other improvements in the Project Area for uses which do not conform to the provisions of this Plan where such improvements are within a portion of the Project Area where, in the determination of the Agency, such improvements would be compatible with surrounding Project uses and development. All nonconfonuing uses shall also comply with the City codes and ordinances. 25 500 METHODS OF FINANCING THE PROJECT 501 General Description of the Proposed Financing Methods The Agency is authorized to finance this Project with revenue allocation fiends, financial assistance from the City(loans, grants,other financial assistance),state of Idaho,federal government or other public entities,interest income, developer advanced funds,donations, loans from private financial institutions (bonds,notes, line of credit), the lease or sale of Agency- owned property,public parking revenue, or any other available source,public or private, including assistance from any taxing district or any public entity. The Agency is also authorized to obtain advances, lines of credit, borrow funds, and create indebtedness in carrying out this Plan. The Agency may also consider an inter-fund transfer from other urban renewal project areas. The principal and interest on such advances, funds, and indebtedness may be paid from any funds available to the Agency. The City,as it is able,may also supply additional assistance through City loans and grants for various public facilities. As allowed by law and subject to restrictions as are imposed by law, the Agency is authorized to issue notes or bonds from time to time, if it deems appropriate to do so,in order to finance all or any part of the Project. Neither the members of the Agency nor any persons executing the bonds are liable personally on the bonds by reason of their issuance. 502 Revenue Allocation Financing Provisions The Agency hereby adopts revenue allocation financing provisions as authorized by the Act, effective retroactively to January 1,2020. These revenue allocation provisions shall apply to all taxing districts which are located in or overlap the Revenue Allocation Area shown and described on Attachments 1 and 2 to this flan. The Agency shall take all actions necessary or convenient to implement these revenue allocation financing provisions. The Agency specifically finds that the equalized assessed valuation of property within the Revenue Allocation Area is likely to increase as a result of the initiation of the Project. The Agency, acting by one or more resolutions adopted by its Board, is hereby authorized to apply all or any portion of the revenues allocated to the Agency pursuant to the Act to pay as costs are incurred (pay-as-you-go) or to pledge all or any portion of such revenues to the repayment of any moneys advance-funded by developers or owners,borrowed, indebtedness incurred, or notes or bonds issued by the Agency to finance or to refinance the Project Costs (as defined in Idaho Code § 50-2903(14))of one or more urban renewal projects. The Agency may consider a note or line of credit issued by a bank or lending institution premised upon revenue allocation funds generated by a substantial private development contemplated by the Study as defined in section 502.1, which would allow the Agency to more quickly fiend the public improvements contemplated by this Plan. Likewise, a developer/owner advanced funding could achieve the same purpose. I 26 i Upon enactment of a City Council ordinance finally adopting these revenue allocation financing provisions and definuig the Revenue Allocation Area described herein as part of the Plan,there shall hereby be created a special fund of the Agency into which the County Treasurer shall deposit allocated revenues as provided in Idaho Code § 50-2908. The Agency shall use such funds solely in accordance with Idaho Code § 50-2909 and solely for the purpose of providing funds to pay the Project Costs, including any incidental costs, of such urban renewal projects as the Agency may determine by resolution or resolutions of its Board. A statement listing proposed public improvements and facilities, a schedule of improvements, an economic feasibility study,estimated project costs, fiscal impact upon other taxing districts, and methods of financing project costs required by Idaho Code§ 50-2905 is included in this Plan and in Attachment 5 to this Plan. This statement necessarily incorporates estimates and projections based on the Agency's and the consultants' present knowledge and expectations. The Agency is hereby authorized to adjust the presently anticipated urban renewal projects and use of revenue allocation financing of the related Project Costs if the Board deems such adjustment necessary or convenient to effectuate the general objectives of the Plan in order to account for revenue inconsistencies,market adjustments, Ri ure priorities,and unknown future costs. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in the annual budget. The Agency may appropriate funds consisting of revenue allocation proceeds on an annual basis without the issuance of notes or bonds. The Agency may also obtain advances or loans from the City or Agency, or private entity and financial institutions in order to immediately commence construction of certain of the public improvements. Developer advanced funding of public improvements could also achieve the same purpose. The revenue allocation proceeds are hereby irrevocably pledged for the payment of the principal and interest on the advance of monies or making of loans or the incurring of any indebtedness such as bonds,notes, and other obligations (whether funded,refunded, assumed, or otherwise)by the Agency to finance or refinance the Project in whole or in part, including reimbursement to developers for the cost of eligible public improvements. Revenues will continue to be allocated to the Agency until termination of the revenue allocation area as set forth in Section 800. Attachment 5 incorporates estimates and projections based on the Agency's and the consultants' present knowledge and expectations concerning the length of time to complete the improvements and estimated future revenues. The activity may take longer depending on the significance and timeliness of development. Alternatively,the activity may be completed earlier if revenue allocation proceeds are greater or the Agency obtains additional funds. 502.1 Economic Feasibility Study Attachment 5 constitutes the Economic Feasibility Study("Study")for the urban renewal area prepared by Kushlan E Associates and SMR Development, LLC. The Study constitutes the 27 i i i financial analysis required by the Act and is based upon existing information from property owners, developers, the Agency, City and others. 502.2 Assumptions and Conditions/Economic Feasibility Statement The information contained in Attachment 5 assumes certain completed and projected actions. All debt is projected to be repaid no later than the duration period of the Plan. The total amount of bonded indebtedness, developer reimbursement and all other loans or indebtedness, and the amount of revenue generated by revenue allocation are dependent upon the extent and timing of private development. Should all of the proposed development take place as projected, the project indebtedness could be extinguished earlier, dependent upon the bond sale documents or other legal obligations. Should private development take longer to materialize, or should the private development be substantially less than projected, then the amount of revenue generated will be substantially reduced and debt may continue for its full term. i The Plan and the Plan Attachments incorporate estimates and projections based on the Agency's and consultants'present knowledge and expectations. The Plan proposes certain public improvements as set forth in Attachment 5,which will facilitate mixed-use commercial, residential, office and retail development in the Revenue Allocation Area. The assumptions set forth in the Study are based upon the best information available to the Agency and consultants through public sources or discussions with property owners, developers, City staff and others. The information has been analyzed by the Agency and its consultants in order to provide an analysis that meets the requirements set forth under the Law and Act. At the point in time when the Agency may seek a loan from lenders or others, a more detailed and then-current financial pro forma will be presented to those lenders or underwriters for analysis to determine the borrowing capacity of the Agency. As set forth herein, the Agency reserves the right to fund the Project on a"pay as you go"basis. The Agency Board will prioritize the activities set forth in this Plan and determine what funds are available and what activities can be funded. The Agency will establish those priorities through its mandated annual budgetary process. The list of public improvements,or activities within Attachment 5 are prioritized by way of importance to the Agency,by feasibility based on estimated revenues to be received, amounts funded, and by year of fimding. The projected timing of funding is primarily a function of the availability of financial resources and market conditions but is also strategic, considering the timing of private development partnership opportunities and the ability of certain strategic activities to stimulate development at given points in time within the duration of the Plan and Project Area. The assumptions concerning revenue allocation proceeds are based upon certain anticipated development, assessed value increases and assumed levy rates as more specifically set forth in Attachment 5. Further,the financial analysis set forth in Attachment 5 has taken into 28 account and excluded levies that do not flow to the Agency consistent with Idaho Code § 50- 2908. The types of new construction expected in the Project Area are mixed-use,residential, commercial,office and retail projects, and related public improvements, as well as a community recreation facility,public open spaces, and public structured parking facility and/or surface parking lots. The Project Area has potential for a significant increase in residential, commercial, and retail growth due to the location of the Project Area. However,without a method to construct the identified public improvements such as water lines,street infrastructure,and pedestrian amenities, development is unlikely to occur in much of the Project Area, 502.3 Ten Percent Limitation Under the Act, the base assessed valuation for all revenue allocation areas cannot exceed gross/net ten percent(10%) of the current assessed taxable value for the entire City. According to the Ada County Assessor,the assessed taxable value for the City as of January I,20191, less homeowner's exemptions is$9,465,760,011.00. Therefore, the 10%limit is $946,576,001.00. The adjusted base assessed value of each of the existing or proposed revenue allocation areas as of January 1,2019, is as follows: Meridian Revitalization Plan (Downtown District Plan)Z $131,252,900 Ten Mile District $12,582,900 Union District $2,163,380 The adjusted base values for the combined revenue allocation areas total$145,998,180, which is less than 10%of the City's 2019 taxable value. 502.4 Financial Limitation The Study identifies several capital improvement projects. Use of any particular financing or funding source for any particular purpose is not assured or identified. Use of the fiinding source shall be conditioned on any limitations set forth in the Law, the Act,by contract, or by other federal regulations. If revenue allocation funds are unavailable,then the Agency will need to use a different funding source for that improvement. The amount of funds available to the Agency from revenue allocation financing is directly related to the assessed value of new improvements within the Revenue Allocation Area. Under the Act, the Agency is allowed the revenue allocation generated from inflationary r Due to the timing of the assessment process and creation of this Plan,the 2019 values have been used to establish compliance with the 10%limitation. Using the 2019 values,the total adjusted base value of the existing and proposed revenue allocation areas combined with the value of this Project Area are less than 2%of the total taxable value of the City. Even assurning an increase in values for 2020,the combined adjusted base values of the revenue allocation areas would not exceed 10%of the current assessed taxable value for the entire City. =Less area deannexed by the First Amendment to the Meridian Revitalization Plan Urban Renewal Project,adopted by City Council Ordinance No. on June_,2020. 29 increases and new development value. Increases have been assumed based upon the projected value of new development as that development occurs along with possible land reassessment based on a construction start. The Study,with the various estimates and projections, constitutes an economic feasibility study. Costs and revenues are analyzed,and the analysis shows the need for public capital funds during the project. Multiple financing sources including annual revenue allocations, developer contributions, City contributions, interfund loan,property disposition, and other funds are shown. This Study identifies the kind, number, and location of all anticipated public works or improvements, a detailed list of estimated project costs, a description of the methods of financing the estimated project costs, and the time when related costs or monetary obligations are to be incurred. See Idaho Code § 50-2905. Based on these funding sources,the conclusion is that the project is feasible. The Agency reserves the discretion and flexibility to use revenue allocation proceeds in excess of the amounts projected in the Shady for the purpose of funding the additional identified projects and improvements. The projections in the Study are based on reasonable assumptions and existing market conditions. However, should the Project Area result in greater than anticipated revenues, the Agency specifically reserves the ability to 'fund the additional activities and projects identified in this Plan. Further,the Agency reserves the discretion and flexibility to use other sources of funds unrelated to revenue allocation to assist in the handing of the improvements and activities identified, including but not limited to owner participation agreements and disposition and development agreements. The Agency may also,re-prioritize projects pursuant to market conditions,project timing, funding availability, etc. as more specifically detailed in the annual budget. The proposed timing for the public improvements may very well have to be adjusted depending upon the availability of some of the funds and the Agency's ability to finance any portion of the Project. Any adjustment to Project timing or funding is technical or ministerial in nature and shall not be considered a modification of the Plan pursuant to Idaho Code § 50-2903A. Attachrrient 5 lists those public improvements the Agency intends to construct through the term of the Plan. The costs of improvements are estimates only as it is impossible to know with any certainty what the costs of improvements will be in future years. There is general recognition that construction costs fluctuate and are impacted by future unknowns, such as, the cost of materials and laborers. Final costs will be determined by way of construction contract public bidding or by an agreement between the developer/owner and Agency. The listing of public improvements does not commit the City or Agency to any particular level of funding; rather,identification of the activity in the Plan allows the Agency to negotiate the terins of any reimbursement with the developer and/or City. This Plan does not financially bind or obligate the City or Agency to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain projects and expenditures have been estimated and included in the analysis. Agency revenue and the ability to fund reimbursement of eligible 30 Project Costs is more specifically detailed in any participation agreement and in the annual budget adopted by the Agency Board. The Agency reserves its discretion and flexibility in deciding which improvements are more critical for development, and the Agency intends to coordinate its public improvements with associated development by private developers/owners. The Agency also intends to coordinate its participation in the public improvements with the receipt of certain grants or loans which may require the Agency's participation in some combination with the grant and loan funding. Generally, the Agency expects to develop those improvements identified in Attachment 5 first, in conjunction with private development within the Project Area generating the increment as identified in Attachment 5. The Plan has shown that the equalized valuation of the Revenue Allocation Area as defined in the Plan is likely to increase as a result of the initiation and completion of urban renewal projects pursuant to the Plan. 502.5 Participation with Local Improvement Districts and Business Improvement Districts Under the Idaho Local Improvement("LTD")District Code, Chapter 17,Title 50,Idaho Code, the City has the authority to establish local improvement districts for various public facilities, including,but not limited to, streets, curbs,gutters, sidewalks, stoiin drains, landscaping, and other like facilities. To the extent allowed by the Law and the Act, the Agency reserves the authority, but not the obligation, to participate in the handing of local improvement district facilities. This participation may include either direct funding to reduce the overall cost of the LID or to participate as an assessed entity to finance the LID project. Similarly,to the extent allowed by the Law and the Act, the Agency reserves the authority,but not the obligation, to participate in the funding of the purposes specified under the Business Improvement Districts, Chapter 26,Title 50, Idaho Code. 502.6 Issuance of Debt and Debt Limitation Any debt incurred by the Agency as allowed by the Law and Act shall be secured by revenues identified in the debt resolution or revenue allocation funds as allowed by the Act. All such debt shall be repaid within the duration of this Plan, except as may be authorized by law. 502.7 Impact on Other Taxing Districts and Levy Rate An estimate of the overall impact of the revenue allocation project on each taxing district is shown in the Study through the new development projections set forth in Attachment 5. The assessed value for each property in a revenue allocation area consists of a base value and an increment value. The base value is the assessed value as of January 1 of the year in 31 which a revenue allocation area is approved by a municipality, with periodic adjustments allowed by Idaho law. The increment value is the difference between the adjusted base assessed value and current assessed taxable value in any given year while the property is in a revenue allocation area. Under Idaho Code § 63-802,taxing entities are constrained in establishing levy rates by the amount each budget of each taxing district can increase on an annual basis. Taxing entities submit proposed budgets to the County Board of Commissioners,which budgets are required to comply with the limitations set forth in Idaho Code § 63-802. Therefore,the impact of revenue allocation is more of a product of the imposition of Idaho Code § 63-802,than the effect of urban renewal. The County Board of Commissioners calculates the levy rate required to produce the proposed budget amount for each taxing entity using the assessed values which are subject to each taxing entity's levy rate. Assessed values in urban renewal districts which are subject to revenue allocation (incremental values)are not included in this calculation. The combined levy rate for the taxing entities is applied to the incremental property values in a revenue allocation area to determine the amount of property tax revenue which is allocated to an urban renewal agency. The property taxes generated by the base values in the urban renewal districts and by properties outside revenue allocation areas are distributed to the other taxing entities. Properties in revenue allocation areas are subject to the same levy rate as they would be outside a revenue allocation area. The difference is how the revenue is distributed. If the overall levy rate is less than assumed, the Agency will receive fewer funds from revenue allocation. In addition,without the Revenue Allocation Area and its ability to pay for public improvements and public facilities, fewer substantial improvements within the Revenue Allocation Area would be expected during the term of the Plan; hence, there would be lower increases in assessed valuation to be used by the other taxing entities. The Study's analysis is premised upon the fact the proposed development would not occur but for the ability to use revenue allocation funds to fund certain significant public infrastructure improvements. One result of new construction occurring outside the revenue allocation area (Idaho Code §§ 63-802 and 63-301A) is the likely reduction of the levy rate as assessed values increase for property within each taxing entity's jurisdiction. From and after December 31,2006,Idaho Code § 63-301A prohibits taxing entities from including, as part of the new construction roll, the increased value related to new construction within a revenue allocation area until the revenue allocation authority is terminated. Any new construction within the Project Area is not available in the short term for inclusion by the taxing entities to increase their budget capacity, Under current law,upon termination of this Plan or deannexation of area,the taxing entities will be able to include the accumulated new construction roll value in setting the following year's budget and revenue from such value is not limited to the three percent increase allowed in Idaho Code§ 63- 802(1)(a). 32 i i As 2019 certified levy rates are not determined until late September 2020,the 2019 certified levy rates have been used in the Study for purposes of the analysis.3 Those taxing districts and rates area as follows: Taxing District Levies: Ada County .002549212 Ada County Highway District .000771526 City of Meridian .003083910 West Ada School District .000014448 Ada County Ambulance .000121963 Mosquito Abatement District .000021765 College of Western Idaho .000128506 Meridian Cemetery .000037985 Meridian Free Library .000441567 Western Ada Recreation .000042391 TOTAL: .007213273 The Study has made certain assumptions concerning the levy rate primarily based on the Idaho Legislature's intended study of the property tax system, as well as the recognition of the termination of the Meridian Revitalization Plan Urban Renewal Project during the life of this Plan and Project Area. For purposes of this Plan and the Study, the levy rate is estimated conservatively to be .0065,which is an almost 10%reduction of the estimated applicable levy rate set forth above. The levy rate is estimated to stay level for the life of the revenue allocation area. if the overall levy rate is less than projected, or the land values do not increase as expected, or expected development fails to occur as estimated, the Agency shall receive fewer funds from revenue allocation. Pursuant to Idaho Code § 50-2908,the Agency is not entitled to revenue allocation proceeds from certain levy increases which are allowed by either specific statutory authorization or approved by an election of the qualified electors of the particular taxing district. Therefore, for any levy election, the Agency will not receive revenue allocation funds which would have been generated by imposing that levy on the assessed valuation within the Project Area. The Study has taken this statute into account. 503 Lease Revenue,Parking Revenue,and Bonds j Under the Law (Idaho Code § 50-2012), the Agency is authorized to issue revenue bonds to finance certain public improvements identified in the Plan. Under that type of financing,the public entity would pay the Agency a lease payment annually which provides certain funds to the Agency to retire the bond debt. Another variation of this type of financing is sometimes referred to as conduit financing,which provides a mechanism where the Agency uses its bonding i s Due to the timing of the taxing districts' budget and levy setting process,certification of the 2020 levy rates did not occur until after this Plan had been prepared and considered by the Agency. In order to provide a basis to analyze the impact on the taxing entities,the 2019 levy rates are used. Use of the 2019 levy rates provides a more accurate base than estimating the 2020 levy rates. 33 authority for the Project,with the end user making payments to the Agency to retire the bond debt. These sources of revenues are not related to revenue allocation funds and are not particularly noted in the Study,because of the "pass through"aspects of the financing. Under the Act, the economic feasibility study focuses on the revenue allocation aspects of the Agency's financial model. These financing models typically are for a longer period of time than the 20-year period set forth in the Act. However,these financing models do not involve revenue allocation fiends, but rather funds from the end users which provide a funding source for the Agency to continue to own and operate the facility beyond the term of the Plan as allowed by Idaho Code§ 50-2905(8) as those resources involve fiends not related to revenue allocation fluids. i SO4 Membership Dues and Support of Community Economic Development The Act is premised upon economic development being a valid public purpose. To the extent allowed by the Law and the Act, the Agency reserves the authority to use revenue allocation funds to contract with non-profit and charitable organizations established for the purpose of supporting economic development and job creation. Additionally,the Agency reserves the authority to expend revenue allocation funds to join,participate and support non- profit organizations established to support Agency best practices and administration. The District Operating Expenses identified in the Study shall be deemed to include expenditures for the purposes described in this section as may be deemed appropriate during the annual budgetary f process. 600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES i The City shall aid and cooperate with the Agency in carrying out this Plan and shall take all actions necessary to ensure the continued fulfillment of the purposes of this Plan and to prevent the recurrence or spread in the area of conditions causing deterioration. Actions by the City shall include, but not be limited to,the following: a. Institution and completion of proceedings necessary for changes and improvements in private and publicly owned public utilities within or affecting the Project Area. b. Revision of zoning(if necessary)within the Project Area to permit the land uses and development authorized by this Plan. C. Imposition wherever necessary of appropriate controls within the limits of this p y Plan upon parcels in the Project Area to ensure their proper development and use. d. Provision for administrative enforcement of this Plan by the City after development. The City and the Agency may develop and provide for enforcement of a program for continued maintenance by owners of all real 34 property,both public and private,within the Project Area throughout the duration of this Plan. e. Building Code enforcement. f. Performance of the above actions and of all other functions and services relating to public peace, health, safety, and physical development normally rendered in accordance with a schedule which will permit the development and/or redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. g. The undertaking and completing of any other proceedings necessary to carry out the Project. h. Administration of Community Development Block Grant funds that may be made available for this Project. i. Appropriate agreements with the Agency for administration, supporting services, funding sources, and the like. j. Use of public entity labor, services, and materials for construction of the public improvements listed in this Plan. k. Coordination of the development agreements entered into by the City and developer with the goals of the Plan. 1. Assist with coordinating and implementing the public improvements in the Project Area identified in the Study. Tn addition to the above, the City may elect to waive hookup or installation fees for sewer,water, or other utility services for any facility owned by any public entity or Agency facility and waive any city impact fee for development within the Project Area. The foregoing actions to be taken by the City do not constitute any commitment for financial outlays by the City or other applicable public entity. 601 Maintenance of Public Improvements The Agency has not identified any commitment or obligation for Iong-term maintenance of the public improvements identified. The Agency will need to address this issue with the appropriate entity,public or private,who has benefited from or is involved in the ongoing preservation of the public improvement. The Agency expects to dedicate public improvements to the City. 35 i i i 700 ENFOR.CEME'NT The administration and enforcement of this Plan,including the preparation and execution of any documents implementing this Plan, shall be performed by the Agency and/or the City. 800 DURATION OF THIS PLAN,TERMINATION,AND ASSET REVIEW The provisions of this Plan shall be effective,and the provisions of other documents formulated pursuant to this Plan, shall be effective for twenty (20)years from the effective date of the Plan subject to modifications and/or extensions set forth in Idaho Code §§ 50-2904 and 50-2905(7). The revenue allocation authority will expire on December 31, 2040, except for any revenue allocation proceeds received in calendar year 2041, as contemplated by Idaho Code § 50-2905(7). The Agency may use proceeds in 2041 to complete the projects set forth herein. As stated in the Plan, any owner participation agreement or disposition and development agreement obligations will cease as of December 31,2040. Idaho Code§ 50-2903(5)provides the Agency shall adopt a resolution of intent to terminate the revenue allocation area by September 1 of the ten nination year. In order to provide f sufficient notice of termination to the affected taxing districts to allow them to benefit from the f increased budget capacity,the Agency will use its best efforts to provide notice of its intent to terminate this Plan and its revenue allocation authority by May 1,2041, or if the Agency determines an earlier terminate date,then by May I of the early termination year; a. When the Revenue Allocation Area plan budget estimates that all financial obligations have been provided for, the principal of and interest on such moneys, indebtedness,and bonds have been paid in full or when deposits in the special fund or funds created under this chapter are sufficient to pay such principal and interest as they come due, and to fiord reserves, if any, or any other obligations of the Agency funded through revenue allocation proceeds shall be satisfied and the Agency has determined no additional project costs need be funded through revenue allocation financing, the allocation of revenues under Idaho Code § 50- 2908 shall thereupon cease; any moneys in such fund or funds in excess of the amount necessary to pay such principal and interest shall be distributed to the affected taxing districts in which the Revenue Allocation Area is located by the County Clerk in the same manner and proportion as the most recent distribution to the affected taxing districts of the taxes on the taxable property located within the Revenue Allocation Area; and the powers granted to the urban renewal agency under Idaho Code § 50-2909 shall thereupon terminate. b. In determining the termination date,the Plan shall recognize that the Agency shall receive allocation of revenues in the calendar year following the last year of the revenue allocation provision described in the Plan. I C. For the fiscal year that immediately predates the termination date,the Agency shall adopt and publish a budget specifically for the projected revenues and 36 i expenses of the Plan and make a determination as to whether the Revenue Allocation Area can be terminated before January 1 of the termination year pursuant to the terms of Idaho Code§ 50-2909(4). In the event that the Agency determines that current tax year revenues are sufficient to cover all estimated expenses for the current year and all future years,by May 1,but in any event,no later than September 1, the Agency shall adopt a resolution advising and notifying the local governing body,the county auditor, and the State Tax Commission, recommending the adoption of an ordinance for termination of the Revenue Allocation Area by December 31 of the current year, and declaring a surplus to be distributed as described in Idaho Code § 50-2909 should a surplus be determined to exist. The Agency shall cause the ordinance to be filed with the office of the county recorder and the Idaho State Tax Commission as provided in Idaho Code§ G 63-215. i Upon termination of the revenue allocation authority of the Plan to the extent the Agency owns or possesses any assets,the Agency shall dispose of any remaining assets by granting or conveying or dedicating such assets to the City. kAs allowed by Idaho Code§ 50-2905(8), the Agency may retain assets or revenues generated fl•om such assets as loans; the Agency shall have resources other than revenue allocation funds to operate and manage such assets. Similarly, facilities which provide a lease income stream to the Agency for Rill retirement of the facility debt will allow the Agency to meet debt services obligations and provide for the continued operation and management of the facility. For those assets which do not provide such resources or revenues,the Agency will likely convey such assets to the City, depending on the nature of the asset. 900 PROCEDURE FOR AMENDMENT OR MODIFICATION To the extent there are any outstanding loans or obligations, this Plan shall not be modified pursuant to the provisions set forth in Idaho Code§ 50-2903A. Modification of this Plan results in a reset of the base value for the year immediately following the year in which the modification occurred to include the current year's equalized assessed value of the taxable property in the revenue allocation area, effectively eliminating the Agency's revenue stream as more fully set forth in Idaho Code § 50-2903A subject to certain limited exceptions contained therein, including the exception to allow an amendment to support growth of an existing commercial or industrial project. T.C. § 50-2903A(1)(a)(iv).. As more specifically identified above,the Agency's projections are based on estimated values, estimated levy rates, estimated future development, and estimated costs of future construction/improvements. Annual adjustments as more specifically set forth in the Agency's annual budget will be required to account for unore/less estimated revenue and prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not deemed a modification under Idaho Code§ 50-2903A(1)(a)(i). 37 1000 SEVERABILITY If any one or more of the provisions contained in this Plan to be performed on the part of the Agency shall be declared by any court of competent jurisdiction to be contrary to law,then such provision or provisions shall be null and void and shall be deemed separable from the remaining provisions in this Plan and shall in no way affect the validity of the other provisions of this Plan. 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS Under the Law, the Agency is required to file with the City, on or before March 31 of each year, a report of the Agency's activities for the preceding calendar year,which report shall include a complete financial statement setting forth its assets,liabilities, income, and operating expenses as of the end of such calendar year. This annual report shall be considered at a public meeting to report these findings and take comments from the public. Additionally, the Agency must comply with certain other reporting requirements as set forth in Idaho Code § 67-450E, the local government registry portal, Idaho Code § 50-2913, the tax commission plan repository, and Idaho Code § 50-2903A,the tax commission's plan modification annual attestation, Failure to report the information requested under any of these statutes results in significant penalties, including loss of increment revenue,and the imposition j of other compliance measures by the Ada County Board of County Commissioners. i i 1200 APPENDICES, ATTACHMENTS,EXHIBITS,TABLES All attachments and tables referenced in this Plan are attached and incorporated herein by their reference. All other documents referenced in this Plan but not attached are incorporated by their reference as if set forth fully. 38 UNION DISTRICT CITY OF MERIDIAN, ADA COUNTY, IDAHO i i I j s E PINE AVE z 3z 1 z m m m if N w X1 D z 0 z 0 Q z —�i �17 S 8°38'29"E 454,8 ` E IDAHO AVE v fN ................................ ti, n, is u, n, M o s:tc: N Z •ii:•"s a1 S8 ° ::•::: r� 8 42 24 E 380.05 B WA AVE ROADWAY Y A - r :: .............................. 3 :.::::::::::::::...... .................. ............ Z N <S ?i 0 N ::fif7Y :. {'•i W H _M M O y� S :•:..: 41k1.:.EA .1tE:t. . ............. •:. j N 88°30'19"W 831.04' w 1 574 tirsCb 12 17 � ,/2'e R _ _ E FRANKLIN RD ?+ 13 �18 �!�� F BENG NTs PROJECT: OWNER/DEVELOPER; 2030 S. WASHINGTON AVE. DWG# UNION DISTRICT BILL EMMETT,ID 83617 120018-Ex ANNEXATION EXHIBIT MERIDIAN.I �� P. 208)398-8104 PROJECT# AMERIDIAN,ID. F, f 208)398-8105 120018 SEC, 7, T3N, R1E, B.M. 208-914.6131 r/ ADA COUNTY, IDAHO SHEET DATE: 2/202o La�d�urvcJi /_LG WWW,SAVVT007HLS,COM 1 OF 1 Attachment t Project Area and Revenue Allocation Area Boundary Map Attachment 2 Legal Description of Project Area and Revenue Allocation Area An area consisting of approximately 16 acres as more particularly described as follows: 5awtooth Land 5urveyine, LLC �W �T P: (208) 398-8104 F: (208) 398-8105 2030 S. Wa5hington Ave., Emmett, ID 83G 17 i De-Annexation & Annexation Legal Description for Union District A tract of land consisting of approximately 15,90 acres being a portion of Section 7,Township 3 North, Range 1 East, Boise Meridian, City of Meridian,Ada County,Idaho,more particularly described as follows: COMMENCING at the Section Corner common to Sections 12 and 13 of Township 3 North, Range I West and Sections 7 and 18 of Township 3 North,Range 1 East of the Boise Meridian,thence along the section line common to said Sections 12 and 13,being the centerline of Franklin Road North 89°32'43" West 1328.12 feet to the East 1/16th Corner on said section line;thence North 53'01'09" East, 2291.26 feet to the intersection of the southerly right of way of Union Pacific Railroad and the westerly right of way of N.Main St. and the POINT OF BEGINNING; thence I North 0°33'1 l"East,coincident with said westerly right of way of N. Main St., 639.69 feet to the northerly right of way of E. Broadway Ave.; thence South 88042'24"East, coincident with said northerly right of way of E. Broadway Ave., 380.05 feet to the westerly right of way of E.2nd St.; thence North 0°33'15" East,coincident with said westerly right of way of E.2nd St., 336.24 feet to the northerly right of way of E. Idaho Ave.;thence South 88°38'29"East,coincident with said northerly right of way of E. Idaho Ave.,464.82 feet to the easterly right of way of E. 3rd St.;thence South 1°21'54"West,coincident with said easterly right of way of E. 31 St.,978.24 feet to said southerly right of way of Union Pacific Railroad;thence North 88030'19"West,coincident with said southerly right of way of Union Pacific Railroad, 831.04 feet to the POINT OF BEGINNING, I G 1574 'P 9/'1 f 1!j o OF 8EPA, '. _ t Attachment 3 Properties (Public and/or Private)Which May Be Acquired by Agency 1. Properties which may be subject to acquisition by the Agency included parcels to: a) assemble with adjacent parcels to facilitate development and/or redevelopment; b) assemble with adjacent rights-of-way to improve configuration and enlarge parcels for development and/or redevelopment; c) reconfigure sites for development and possible extension of streets or pathways d) assemble for future transfer to qualified developers to facilitate the development of mixed-use,residential,commercial, office and retail areas. e) assemble for the construction of certain public improvements, including but not limited to streets, streetscapes,water and sewer improvements, environmental and floodplain remediation/site preparation,public parking, community and recreation facilities,parks, pedestrian/bike paths and trails, and open space. 2. The Agency reserves the right to acquire any additional right-of--way or access routes near or around existing or planned rights-of-way. 3. The Agency reserves the right to acquire property needed to provide adequately sized sites for high priority projects for the development of public improvements (the exact location of which has not been determined). 4. Other parcels may be acquired for the purpose of facilitating catalyst or demonstration projects, constructing public parking, constructing new streets or pathways, enhancing public spaces, or to implement other elements of the urban renewal plan strategy and/or the Plan for the Project Area. Attachment 4 Map Depicting Expected Land Uses and Current Zoning Within Revenue Allocation Area and Project Area i L NI n AHIV Hi9 3NL CD (D W) (D u 3AV C-4 IS H19 3N H19 RN no Ei IS Hilp 3N o _ hi 0 >Uj -J, El ls,GWAN' S�QWIRN; lk- -ILU 17, of Mimi al., Am Z _ _ QZ�I-! uj W ; ----- ca < IS ISL MN Ax > MONZ I]MN J-1 9 0 U U 0 cx � 13 IS ONE MN P"Q 0 Lw / � N LTNI�i 0 AHlb� 1S'H19AN_ � o� « N 1S HtS 3N- 1S Hlti 3N ❑ 3nd ` 'a O N — ti� 0 t ' -�-� o 0 -- a W 0 aIng o _ m W-V 1-0-1- ew O1 #-m F-M. a TI—EDL Im W WfM.—H ri lwl-A 1S.C1NZ3N An � i ! l WL� _ �W Y' L _ _ LU --� - - a, _ z o o _0 m- a _ ) C: 1S 1S L MN w 0 3_ — gig a �� E 0 '3 N U 1S ONZ(MIN_l 4 H E �QI a 3 m - N o < U >< S U O o1(S ab£MN u1 u Ll 3I�� n � n Attachment 5 Economic Feasibility Study 4840-3668-4470,v.4 ECONOMIC FEASIBILITY STUDY ATTACHMENT 5.1 Public Improvements within the Revenue Allocation Area This Attachment includes a statement listing the kind, number, and proposed location of all proposed public works or improvements proposed to be installed within the Project Area,together with the estimated costs of such improvements pursuant to Idaho Code § 50-2905. This Attachment also sets forth a finding as to the economic feasibility of the proposed Project recognizing the specific assumptions used in the modeling, including a description of the methods of financing the estimated project costs,the timing of development and cash flow analysis. As more fully set forth in the Plan,the proposed Project to be funded by revenue allocation funds includes fully improved streets, utilities, and other public rights-of-way amenities, as well as park and open spaces, a community center and associated public parking facilities and/or structures. The Meridian Development Corporation ("MDC") Public Improvement List set forth below identifies with specificity needed investments to support private investment in capital facilities. Capital facilities generally have long useful lives and significant costs. The overall Project and the infrastructure to support it are all consistent with the vision articulated in the City of Meridian Comprehensive Plan and as required in City development regulations. The cost estimates provided by architects and consulting engineers are based upon prices for similar construction in the broader area for 2020 and have not been adjusted for inflation. Estimated costs proposed to be incurred in implementing the Plan are as follows: Public Improvement List Proposed Public Infrastructure, Including Engineering, Design, Installation, Construction, and/or Reconstruction of: Improvements to 3rd Street Improvements to Broadway Avenue Intersection Improvements and Rail Crossing Safety Enhancements Pedestrian Improvements Streetscape Improvements Sewer Infrastructure Improvements Water Infrastructure Improvements Electrical Distribution Improvements Right-of-Way Landscaping Improvements Utility Relocations Lateral Relocation and Improvements Attachment 5- 1 i I Irrigation and Drainage Improvements Sub-total $1,215,000 Additional Public Parking Facilities and Open Space $1,510,000 Civic Block Improvements Civic Block Site Improvements $1,615 000 Structured Public Parking $4,250,000 Sub-Total $5,865,000 Community Center Construction $6,450,000 City of Meridian Community Center Contribution ($3,000,000) Net Project Area Cost Construction $3,450,000 Total Civic Block and Structure Parking Cost $12,315,0001 Grand Total $12,040,000 It is understood the estimated costs detailed above will change over the life of the Plan due to inflation,further project refinement,timing and bidding. The cost estimates are a necessary assumption in determining economic feasibility and are estimates for the purpose of financial planning. Based on the assumptions made in the Study,the Project Area is estimated to generate $16,286,437 in tax increment/revenue allocation proceeds between 2020 and 2040. Initial urban renewal planning costs are estimated to be funded by a $75,000 interfund loan from MDC. Additionally, the Study assumes a $3,000,000 contribution from the City to support the construction of the proposed community center.The City's anticipated contribution is from Parks and Recreation impact fees that have been collected for a community center, At this time the City has not obligated any funds from impact fees or the general fund for the proposed community center.The estimated total resources for the Project are estimated to be$19,361,437. As identified above,there are presently$12,040,000 of estimated total Project Costs related to the Project after the City of Meridian's contribution.The feasibility analysis assumes Projects will be implemented and advance-funded by property owners and/or I Includes City Community Center Contribution. Attachment 5-2 developers. For purposes of Idaho Code § 50-2905 and the Study, it is assumed that any owner or developer participant in the Project will be reimbursed with tax increment/revenue allocation proceeds through an owner participation agreement (OPA) negotiated by and between MDC and any owner and/or developer participant. Based on information from MDC staff, MDC currently administers OPAs in existing project areas utilizing 75% or 90% reimbursement to the owner or developer participant from tax increment/revenue allocation proceeds. In analyzing the economic feasibility of the proposed Project, an assumption of a 75/25 split is used recognizing the actual split will be subject to any negotiated OPA. For purposes of determining economic feasibility of the Project, administrative costs (District Operating Expenses) over the 20-year life of the Project Area are estimated to be$968,105 or approximately 6% of total estimated revenue. This amount was calculated using the assumption of 10%of annual tax increment/revenue allocation proceeds for administration of the Project Area or$50,000 per year. The actual amount of administrative costs will be set forth and determined in the MDC's annual budget; however,for purposes of economic feasibility an estimate of costs is necessary.The initial interfund loan from MDC for preliminary Project Area costs is estimated in the Study to be repaid at 5%simple interest for a total obligation of$112,500. Considering the estimated revenue allocation proceeds over the life of the Project Area less the estimated Project costs,there is estimated to be a$100,000 positive balance of at the end of the 20-year term, rendering the Project economically feasible. Attachments 5.3 and 5.4 provide detailed information concerning revenue estimates and cash flow analysis. In analyzing the methods of financing, secure funding includes revenue allocation funds and is money the MDC is highly likely to receive should private development occur within the Project Area. The funds may not be in the MDC's possession at the beginning of the Plan period, but it is virtually certain MDC will receive the funds should private development proceed as proposed. MDC may need to take specific actions to generate the funding, but those actions are within its powers. Despite the high probability of N secure funding, no Project can proceed until a specific, enforceable funding plan is in place. Potential funding is money that might be received by the MDC over the life of the Project Area. It is funding the MDC is eligible for and exists under current law; however, each potential funding source requires one or more additional steps or decisions before the MDC can obtain the resources, and the ultimate decision is outside of the MDC's independent control. The proposed City capital contribution to the community center and grant funds are examples of potential funding. Additionally, the issuance of bonds is not anticipated in this analysis. Potential funding is not assumed in determining economic feasibility. I Attachment 5 -3 I Unfunded Projects,or portions of Projects are those lacking secure or potential funding. Unfunded Projects are not considered or assumed in determining economic feasibility. It is generally understood, the amount of tax increment/revenue allocation contributed to the Project will vary from the assumptions and estimates used in the economic feasibility study depending upon actual revenue and the actual cost of the Projects. Other sources of funding for Projects may include, but are not limited to: • Local Improvement Districts (LID) • Business Improvement Districts (BID) • Development Impact Fees • Franchise Fees • Grants from federal,state, local, regional agencies and/or private entities • Other bonds, notes and/or loans Summary of Estimated Cost of Operations and Improvements by Year Based on Assumptions(2020-2041) Ilr� ears xt'rr5r s rsiir S q [ fea y w- r * t k is e f•• u � i ��.t��, , , �� ,,C � �`l�, �� tb.C�,l,°a � �,`��•-•A�?? b�� °'�l`j'�P eaC�,. h>� tk•.�:��7sr:.'2°�> ^iP'j�tnu`";�T,�e� y,3.i �� 'r�'hs'tts Y �{3f3,�~�v.��prs� ��i�Y`!,�'`�i"# �"° �.<�'.-te, t.x ��,.. LDS; 2020 $75,000 $0 $25,000 $02.500p: 2021 1 $0 $0 $25000 $0 `' "p $L5<OOp 2022 $0 $0 $25,000 $0 xx$250;00 2023 $447,366 $0 $44,737 $40,000 $335,525 <Ix' Y$42`,C12`6 2024 $456,578 $0 $48,368 $45,000 $342,434 °`_ $435$Q ;` 2025 $823,409, $0 $50,000 $27,500 $617,557 ry $65'05?7 2026 $840,141 $0 $50,000 $0 $630,106 ; .f ;Q ':Obf 2027 $857,207 $0 $50,000 $0 $643,475 ifliftgj ;9: ~ 2028 $874,615 $0 $50,000 $0 $824,615 0`` 3 ;6 2029 $892,371 $0 $50,000 $0 $842,371 2030 $910,482 $0 $50,000 $0 $860,482 #=+z r_ $ YQB`2 2031 $928,955 $0 $50,000 $0 $878,955 E' 92N.89`._5 2032 $947,797 $0 $50,000 $0 $897,797 J $ 47�79Af 2033 $967,016 $0 $50,000 $0 $917,016 2034 $986,619 $0 $50,000 $0 $936,619 a $ 866r1;9 2035 $1,006,614 $0 $50,000 $0 $956,615 2036 $1,027,008 $0 $50,000 $0 $977,008 2037 $1047 811 $0 $50,000 $0 $997,811 >�';� �� 04•;81 2038 $1,069,029 $0 $50,000 $0 $1,019,029 Iffifl $ >060?i s 2039 $1,090,672 $0 $50,000 $0 $1,040,672z$ % 9atl;5;72 2040 $1,112,747 $0 $50,000 $0 $1,462,746 "W`0 2041 $0 $0 0 $0 s0 '-^ ,�:y�_«9 "Y'"3„„may. 'f,llln F:'Y�....rr., Oyu _ _..r• 'x�;'.y-r.„.yam-• -:y., ✓:ry �'t'�o1:�06��62�`�3 i Attachment 5-4 i ATTACHMENT 5.2 Determination of Economic feasibility Based on Assumptions Based upon reasonable assumptions and recognizing MDC's ability to prioritize Projects in its budget and negotiate the terms of any owner participation agreement with an owner and/or developer,the Plan is deemed to be economically feasible as the estimated revenue in the Project Area exceeds the estimated Project costs. The economic feasibility of the Plan is based, in part,on the following factors: • The value of new taxable private development proposed in the Project Area • The timing of the proposed taxable development • The nature of the propose taxable development The amount of tax increment/revenue allocation proceeds to be generated by proposed development • The estimated cost of public improvement projects in 2020 dollars • That the Projects are assumed to be advance funded by any owner or developer in the Project Area to be reimbursed with tax increment/revenue allocation proceeds overtime pursuant to negotiated owner participation agreements. • If estimated revenue projections equal or exceed estimated project costs,the Plan is deemed to be economically feasible. The following is a summary of the analysis and estimates of the factors used to determine the economic feasibility of the MDC Union District Urban Renewal Plan. Attachments 5.3 and 5.4 provide a more detailed outlook on the revenues and expenses in determining economic feasibility. The following assumptions were used in Attachments 5.3 and 5.4 to support of finding the Project meets the requirements of economic feasibility: o Land Value Increases @ 1%/Yr. o Improvement Value Increases @ 2%/Yr. o Applicable Levy Rate is reduced from the 2019 certified applicable levy rates by an estimated 10%and held constant through the life of the Plan and Project Area. The Applicable Levy Rate does not include any exempted levies as identified in Idaho Code §50-2908 o Total estimated Cost of Improvements over the life of the project: $12,040,000, after the City of Meridian's contribution to the community center in the amount of$3,000,000 o Attachment 5.4 assumes 75%of the annual available tax increment/revenue allocation will be committed to reimburse an owner Attachment 5-5 or developer for advance-funded public improvements. It is understood and recognized the actual reimbursement percentage is a term to be negotiated under any OPA o Attachment 5.4 provides for"Additional Principal" payments to any owner or developer if sufficient funds are available and provided for in any OPA In summary, based on the assumptions as set forth in Attachments 5.1 and 5.2, and as supported by Attachments 5.3 and 5.4, it is evident the Project will generate adequate revenue within the Project Area to fund the necessary Projects rendering the Project economically feasible. 4852-5500-2807,v.7 Attachment 5 -6 III �I 'i s,.`„ -✓- w w m "1 n n H N m n w m v 0 H m ry n w n O V O � w m m W H H H N n V M m v H N w M V m n O w w d 0] d w n n• lD M O' n V N O CO n• n l0 l0 t` n` Oi C] N .t m O n m O N V l0 n m H m m n m H v w m v n n m 0o w m m m m m m m m o 0 0 .} pp (.y O 0 od pO d 0 O O 0 0 00 0o O O O C N0 O 4 O O O O O m m lOn m in m mv0j tdf7 1pn 0 l0n !06 VOI Ln 1pn Ln l0n VY V? 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A a e c a 9 cn C y� CD Cn R f rf Z3 ^�^_ R s€ N X C a m 7 Z3 (D $ (D e 1 N mp 1 s O. r _ CD � � O G _ G r � n fi MERIDIAN DEVELOPMENT CORPORATION THE URBAN RENEWAL AGENCY OF THE CITY OF MERIDIAN RESOLUTION NO. 20-009 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 URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT, WHICH PLAN INCLUDES REVENUE ALLOCATION FINANCING PROVISIONS; AUTHORIZING AND DIRECTING THE CHAIR OR VICE-CHAIR OF THE AGENCY, OR THE AGENCY ADMINISTRATOR, TO TAKE APPROPRIATE ACTION; AUTHORIZING AND DIRECTING THE AGENCY ADMINISTRATOR AND SECRETARY OF THE AGENCY TO MAKE CERTAIN TECHNICAL CHANGES; 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; 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 and making certain findings; RESOLUTION NO. 20-eJ - 1 WHEREAS, on June 14, 2016, the City Council, after notice duly published, conducted a public hearing on The Ten Mile Road Urban Renewal Plan (the "Ten Mile Plan"). The public hearing was continued to June 21, 2016, for further testimony; WHEREAS, following said public hearing, the City Council adopted its Ordinance No. 16-1695 on June 21, 2016, approving the Ten Mile Plan and making certain findings; WHEREAS, the Downtown District Plan and the Ten Mile Plan and their project areas are referred to as the Existing Project Areas; WHEREAS, pursuant to Idaho Code § 50-2008, an urban renewal project may not be planned or initiated unless the local governing body has, by resolution, determined such area to be a deteriorated area or deteriorating area, or combination thereof, and designated such area as appropriate for an urban renewal project; WHEREAS, Idaho Code § 50-2906, also requires that in order to adopt an urban renewal plan containing a revenue allocation financing provision, the local governing body must make a finding or determination that the area included in such plan is a deteriorated area or deteriorating area; WHEREAS, based on inquiries and information presented by certain interested parties and property owners, MDC commenced certain discussions concerning examination of an area as appropriate for an urban renewal project; WHEREAS, in 2019, Kushlan I Associates and SMR Development, LLC commenced an eligibility study and preparation of an eligibility report for an area about 16 acres in size and currently located within the boundaries of the Downtown District Plan, which area is currently the subject of a plan amendment to the Downtown District Plan to de-annex the proposed area. The area is generally east of Main Street, south of Idaho Avenue, west of E. 3rd Street, and north of the Union Pacific Railroad right-of-way. The eligibility study area is commonly referred to as the Union District area; WHEREAS, MDC obtained the Union District Urban Renewal District Eligibility Report, dated February 2020 (the "Report"), which examined the Union District Area for the purpose of determining whether such area was a deteriorating area and/or a deteriorated area as defined by Idaho Code Sections 50-2018(9) and 50-2903(8); WHEREAS, pursuant to Idaho Code §§ 50-2018(9) and 50-2903(8), which define a deteriorating area and a deteriorated area, many of the conditions necessary to be present in such an area are found in the Union District Area; WHEREAS, the effects of the listed conditions cited in the Report result in economic underdevelopment of the area, substantially impairs or arrests the sound RESOLUTION NO. 20- - 2 i i I growth of a municipality, constitutes an economic or social liability, and is a menace to the public heath, safety, morals, or welfare in tis present condition or use; WHEREAS, the MDC Board, on February 26, 2020, adopted Resolution No. 20- 00E accepting the Report and authorized the MDC Chair, Vice-Chair or Administrator to transmit the Report to the City Council requesting its consideration for designation of an urban renewal area and requesting the City Council to direct MDC to prepare an urban renewal plan for the Union District Area, which plan may include a revenue allocation area as allowed by the Act; WHEREAS, the City Council, by Resolution No. 20-2188, dated March 10, 2020, declared the Union District Area described in the Report to be a deteriorated area or a deteriorating area as defined by Chapters 20 and 29 of Title 50, Idaho Code, as amended, that such area is appropriate for an urban renewal project and directed MDC to commence preparation of an urban renewal plan for the area designated; WHEREAS, MDC has embarked on an urban renewal project referred to as the Urban Renewal Plan for the Union District Urban Renewal Project ("Union District Plan") to redevelop a portion of the City, pursuant to the Law and the Act, as amended; WHEREAS, the Union District Plan proposes to create an urban renewal area commonly known as the Union District Project Area, which area is shown on the Project Area and Revenue Allocation Boundary Map and generally described in the Description of the Project Area and Revenue Allocation Area, which are attached to the Union District Plan as Attachments 1 and 2 respectively. The Union District Project Area includes area to be deannexed from the Downtown District Plan, to be amended by the First Amendment to the Meridian Revitalization Plan; 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 interested property owners, developers and consultants have prepared the proposed Union District Plan for the area previously designated as eligible for urban renewal planning; WHEREAS, the Act authorizes MDC to adopt revenue allocation financing provisions as part of an urban renewal plan; WHEREAS, the Union District Plan also contains provisions of revenue allocation financing as allowed by the Act; WHEREAS, in order to implement the provisions of the Law and the Act, MDC shall prepare and adopt the Union District Plan and submit the Union District Plan and recommendation for approval thereof to the City; RESOLUTION NO. 20- -3 WHEREAS, as required by the Law and the Act, MDC has reviewed the information within the Union District Plan concerning the use of revenue allocation funds and approved such information and considered the Union District Plan at its meeting on March 25, 2020; WHEREAS, the MDC Board, at several MDC Board meetings during 2020, has considered public improvements related to the Union District Project Area; WHEREAS, the Union District Plan will be tendered to the Planning and Zoning Commission and to the City for their consideration and review as required by the Law and the Act; WHEREAS, under the Act, 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 Union District Plan and to adopt, as part of the Union District Plan, revenue allocation financing provisions that will help finance urban renewal projects to be completed in accordance with the Union District Plan in order to (1) encourage private development in the urban renewal area; (2)to prevent and arrest decay of the Union District Project Area 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 Union District Project Area in order to 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 1 and 2 of the Union District Plan is likely to increase as a result of initiation of urban renewal projects in accordance with the Union District Plan; RESOLUTION NO. 20- -4 WHEREAS, under the Law and Act, any such plan should provide for(1)a feasible method for the location of families who will be displaced from the urban renewal area in decent, safe and sanitary dwelling accommodations within their means and without undue hardship to such families; (2) the urban renewal plan should conform to the general plan of the municipality as a whole; (3) the urban renewal plan should give due consideration to the provision of adequate park and recreational areas and facilities that may be desirable for neighborhood improvement, with special consideration for the health, safety and welfare of the children residing in the general vicinity of the site covered by the plan; and (4)the urban renewal plan should afford maximum opportunity, consistent with the sound needs of the municipality as a whole, for the rehabilitation or redevelopment of the urban renewal area by private enterprise; WHEREAS, if the urban renewal area consists of an area of open land to be acquired by the urban renewal agency, such area 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 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; WHEREAS, the base assessment roll of the proposed Union District Project Area., together with the base assessment roll values of the Existing Project Areas, cannot exceed ten percent (10%) of the current assessed values of all the taxable property in the City; WHEREAS, the MDC Administrator and consultants recommend the MDC Board accept the Union District Plan and forward it to the City Council; WHEREAS, the MDC Board finds it in the best interests of MDC and the public to formally adopt 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. RESOLUTION NO. 20- 5 i I 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 Union District Project Area as defined in the Union District Plan is a deteriorated area or a deteriorating area 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 Union District Plan along with any changes discussed at the March 25, 2020, MDC Board meeting, including but not limited to confirmation of levy rates, impacted taxing districts, updated list of projects, estimated location or siting of improvements, updated map or legal description, or other attachments, and any modifications to the financial analysis previously prepared by consultants, Kushlan I Associates and SMR Development, LLC, Section 4. That MDC recommends that 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, or text, or replacement of attachments as discussed at the March 25, 2020, 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 Council and that 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. Section 6. It is hereby found and determined that: (a) 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 RESOLUTION NO. 20- -6 i I commercial and mixed-use components of 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 Union District Project Area covered by the Union District Plan. (b) 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 Project Area by private enterprises. (c) The Union District Plan provides a feasible method for relocation of any displaced families residing within the Union District Project Area. (d) The portion of the Union District Project Area which is identified for residential uses is necessary and appropriate as there is a shortage of housing of sound standards and design which is decent, safe and sanitary in the City; that the need for housing accommodations has been or will be increased as a result of the clearance of sl ums lums 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 p Y� acquisition of the area of residential uses is an integral part of and essential to the program of the City. (e) The portion of the Union District Project Area which is identified for non-residential uses is necessary and appropriate to facilitate the proper growth and development standards in accordance with the objectives of the Comprehensive Plan to overcome economic disuse, the need for improved traffic patterns and the need for the correlation of this area with other areas of the City. (f) The base assessment roll of the proposed Union District Project Area, together with the base assessment roll values of the Existing Project Areas, do not exceed ten percent (10%) of the current assessed values of all the taxable property in the City. (g) The Union District Plan includes a revenue allocation provision and MDC has determined that the equalized assessed valuation of the revenue allocation area will likely increase as the result of the initiation of an urban renewal project. RESOLUTION NO. 20- -7 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 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 Union District Plan to the various taxing entities as required by Idaho Code § 50-2906. Section 9. 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 March 25, 2020, Signed by the Chairman of the Board of Commissioners and attested by the Secretary to the Board of Commissioners, on March 25, 2020. APPROVED: By 4� Chair of the Board ATTEST: Secret 4832-1165-1255, v. 1 RESOLUTION NO. 20- -8 EXHIBIT 4 SUMMARY OF ORDINANCE URBAN RENEWAL DISTRICT ORDINANCE-20-1882 i I NOTICE AND PUBLISHED SUMMARY OF ORDINANCE PURSUANT TO I.C. § 50-901(A) CITY OF MERIDIAN ORDINANCE NO. 20-1882 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MERIDIAN, APPROVING THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT, WHICH PLAN INCLUDES REVENUE ALLOCATION FINANCING PROVISIONS; AUTHORIZING THE CITY CLERK TO TRANSMIT A COPY OF THIS ORDINANCE AND OTHER REQUIRED INFORMATION TO THE COUNTY, AFFECTED TAXING ENTITIES, AND STATE OFFICIALS; PROVIDING SEVERABILITY; APPROVING THE SUMMARY OF THE ORDINANCE; AND PROVIDING AN EFFECTIVE DATE. SUMMARY OF UNION DISTRICT PLAN The Urban Renewal Plan for the Union District Urban Renewal Project ("Union District Plan") was prepared by the urban renewal agency of the city of Meridian aka the Meridian Development Corporation(the "Agency") pursuant to the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended (the "Law"), the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended (the "Act"), and all applicable laws and ordinances and was approved by the Agency. The Union District Plan provides for the Agency to undertake urban renewal projects pursuant to the Law and the Act. The Union District Plan contains a revenue allocation financing provision pursuant to the Act that will cause property taxes resulting from any increases in equalized assessed valuation in excess of the equalized assessed valuation as shown on the original base assessment roll as of January 1, 2020, to be allocated to the Agency for the urban renewal purposes. The duration of the Union District Plan is for twenty (20) years and includes a termination process for the Plan. The general scope and objectives of the Plan include but are not limited to roadway improvements, sidewalks and pedestrian ways, drainage improvements, public and private utilities such as sewer and water, irrigation facility improvements, right-of-way acquisition, remediation of environmental issues, enhancement of open areas and public recreation facilities, and such other elements required for the project and authorized by Idaho Code Section 50-2007 and 50-2903(13). Any such land uses as described in the Plan will be in conformance with zoning for the City of Meridian and the Meridian Comprehensive Plan. The Plan identifies various public and private improvements which may be made within the Project Area, including the engineering, design, installation, and/or construction of a community/recreation facility, and related public improvements; and the engineering, design, installation and/or construction of a public parking structure or structures and/or public surface parking lot and related public improvements. IDAHO PRESS-TRIBUNE EMMETT MERIDIAN KUNA BOISE WKLY C/O ISJ PAYMENT PROCESSING CENTER PO BOX 1570 POCATELLO ID 83204 (208) 467-9251 Fax (208) 475-2321 ORDER CONFIRMATION (CONTINUED) Salesperson: LEGALS Printed at 06/15/20 09 : 12 by sje14 ----------------------------------------------------------------------------- Acct # : 351462 Ad # : 2020247 Status : New LEGAL NOTICE NOTICE AND PULISED SUMMARY OF ORDINANCE PURSUANT TO JBC.g 60.801(A)CITY OF MERIDIAN ORDINANCE NO.-I.. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MERIDIAN,APPROVING THE URBAN RENEWAL PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT,WIDCH PLAN INCLUDES REVENUE ALLOCA- TION FINANCING PROVISIONS;AUTHORIZING THE CITY CLERK TC TRANSMIT A COPY OF THIS ORDINANCE AND OTHER REQUIRED INFORMATION TO THE COUN- TY,AFFECTED TAXING ENTITIES,AND STATE OFFI- CIALS;P G SEVERABILITY;APPROVING THE SUMMARY OF THE ORDINANCE;AND PROVIDING AN EFFECTIVE DATE. SMMMARY OF UNION DISTRICT PLAN The UPo Renewal Plan for Me Union DI%irbt Uroan Re- wal Protect(Union Dlslrict Plan"f we%preperetl Me urv n renewal ag9ency of the city of Meriden aka Me Eian e opment COPoratbn gM1e"Agency")pursuant to IKA Itla- ho Uroan Renewal Law of 1865.CM1apt r D,TIHM SD,Idaho �eAct,GM1aperd2(9,e¢50,htlaeho C.A.E.N,amid tl�elop- Acl,j,a I I.applbade laws antl oMinances antl was(ap- povad by_AgU.eny.The Unlon Dlatriydy Plan pyy.M_br MB LOwnantl U.AU_U...D....Planle�n,alnsua rev will causpropaNynctaxeaPr�bllihn9 Irom arty Inbn�18 at eau 4-d assessetl veluationn erccess M fM1e eeualiutl as- e d valuation as 6M1own on th,original base assessment Me uroanJre ewal1�2020,IDTM1eaduretIon of tMhe bn Dh, ft Plan is Ior twenty(20)years antl in.,1.11 atermination process Ior fM1e Plan. The general sw I and aYYblacEves of iM1e Plan inclutle but petlasidalnmw W drainage ImprovemeMsmpubI antlks rb Wate uNlBi�ouch es sewer end water.imaetipn fecilitq imprevo- .dgMoi-way acguisifian,remedlation of ennronmenWl enhencemeM of open areas antl public recreafion f�- euMes,orb sucM1 fiber elemen6 raeuiratl ford project antl Odzed br,u.K.Code Secfian h,UK,T ana 5D2ri&). Anr%ppM1 Iona aae%as ae%pdbea in me Plan wall b.M ppm -manta will wing far iM1e Ciry of Meridian end iM1e Merbi- an Cmprehensive Plan. Th,Plan idenfifies iou public M r ate improve- Me es Ineerin ay be made,.the Pmjecl Area,inclutling m�unitylreneafipng fealiry.11etbn,anN�ar cyublic Ph.h M a mprwe- end Ma en9irreeri g.d,sig instal�fian tar con-m nt%n f a public paMlr�q rA or m res andlor publici audape MI. lot antl relaretl Wblc Improvement.. geh—h,Rend am is a-d ae foliowenpe ulocadon dram re dr8 ng ofeppro%%1.y 18 eaes al underda vNppetl lantl antl rMM1[-oi way near Me gry's t.1..n rare tl is generally bauntletl by E.W,of Avenue to the nonM1,E. TNIM Street 1P Me dent,a pcUlon M Vre railroad right-M-way to Me soutM1 antl N.Main Street W Me west.The area is more b�Nn—dy tlesctlbetl In Me PMn ant is tlep-d In Me map ❑❑❑❑❑ —P 1 74 EXHIBITS TO THE ORDINANCE EXhibit f Rntlings of IM1e Planning antl ZonIr Commis MenUroen Renewal Plan Ior Me U_D MrblgUroenRemw- d Project—Me Ciry of Meddian's Compr h—,Plan Merkiian Press enitl Me ld.ho StatesmaII Publishetl In Exhibit 3 Urt Renewal Plan for Me Unton District Ur- Rdndwal Proj,d EFhibit4 OrY.—Summary This Ordinance aM1ell be in full-A end e8ect immediately 1, to January 1r 2020 todMeue lirlec nt perrni d by Me rA., Upon the affective date d Mis Ordinance,th�ery Ciry Clerk ks Atle C wry A%seasor,tlarA tonMe epproprCa a oXklals of Ada County Board Pf CcuMy Cammiesionen,Ciry of Meritlian, Atle County Hghwey Dislrid.Jdnt SCM1ooI District Atle C Weate daao fAmE�laMn Lftlo snNCDatnreciryMwsyuib Abalgee nl Di%Mcl,Me We%hero Atle Recreation Dlatrcl,arM Me Slat,Tex Commi%sign a copy W Mis Ord h ge�ncopy f dan�Ar e�entll anmap GB plalnbtllcaing M.Eoundarie%M the Pmjact A.A. I,.I, ,.h At ChyaHA,Cz of Mdrtdean.Ea ivBroedway Avenue,Meddrrivv�an,ItleM1o. yy Figg BNZ2020 TNrd Reefing and tlP%,,H erirg: 8I_io STATEMENT OF MERIDIAN Cm ATTORNEY AS TO ADEQUACY OF SUMMARY OF ORDINANCE NO.2y-882 City DiuMaeidiagn,8 yaalwll herebylwrlM'th'lat!.toga Me legal om"P,0,1 z�ien°BZh.a 7 rya�elof Ml.Aft e has Muntl iM mme tp be True end compMe and prat. �epu'3fa nahce ro the pudic Wrsuant b Idaho Cade§SO DATED-18M day of June,202D. Illam.LM.Nary,ON Atrorney June 19,2020 IDAHO PRESS-TRIBUNE EMMETT MERIDIAN KUNA BOISE WKLY C/O ISJ PAYMENT PROCESSING CENTER PO BOX 1570 POCATELLO ID 83204 (208) 467-9251 Fax (208) 475-2321 ORDER CONFIRMATION Salesperson: LEGALS Printed at 06/15/20 09 : 12 by sje14 ----------------------------------------------------------------------------- Acct # : 351462 Ad # : 2020247 Status : New 1 MERIDIAN, CITY OF Start : 06/19/2020 Stop: 06/19/2020 33 E . BROADWAY AVENUE Times Ord: 1 Times Run: *** MERIDIAN ID 83642 LEG 2 . 00 X 176 . 00 Words : 838 Total LEG 352 . 00 Class : 0006 GOVERNMENT NOTICES Rate : L2 Cost : 308 . 78 # Affidavits : 1 Contact : MACHELLE HILL Ad Descrpt : ORD 20-1882 + MAP Phone : Given by: ADRIENNE WEATHERLY Fax# . P.O. # . Email : accountspayable@meridiancity Created: sje14 06/12/20 11 : 55 Agency: Last Changed: sje14 06/15/20 09 : 12 ----------------------------------------------------------------------------- PUB ZONE EDT TP RUN DATES MP A 96 S 06/19 ----------------------------------------------------------------------------- AUTHORIZATION Under this agreement rates are subject to change with 30 days notice . In the event of a cancellation before schedule completion, I understand that the rate charged will be based upon the rate for the number of insertions used. Name (print or type) Name (signature) (CONTINUED ON NEXT PAGE) UNION DISTRICT CITY OF MERIDIAN, ADA COUNTY, IDAHO E PINE AVE z 9: z m m m if_ D z z S 8°3819"E 464,8 E IDAHO AVE ^' - w �n ... S 88°g1'1q"E 380.05' .. E BROADWAY AVE ,; .:. 3 vrozaN r�srl�t °; 1s�6A #tEs N :. ... - M - .':.. �.l .. '. :..:..: ... .:..::. M . ° : .. -..: Z - . t t I N PACIP ... ....... . ... / N 88030'19"W 831.04' t?/ti9 4 Iuj/ uj 1 574 �lilsco / �I lA�t5 R _ _ _ 18 _l2 7 E FRANKLIN RD 9�, tp�' 8OF 9032'93"W 13 1328.1r ------------- �'1•'BEAG NTs PROJECT: OWNERIDEVELOPER: 2030 S. WASHINGTON AVE. DWG# UNION DISTRICT BILL EMMETT, ID 83617 120018-Ex MERIDIAN.TAN,ID. ANNEXATION EXHIBIT „ P: 208 398-8104 PROTECT#SEC, 7, T3N, R1E, B.M. 208-914-6131 5 wroor F: ZOS 398-8105 120018 ADA COUNTY, IDAHO SHEET DATE: 2/2020 Lanr/5uveyiry LLG MW.SAWTOOTHLS.COM 1 OF 1 The Urban Renewal Project Area and Revenue Allocation Area herein referred to is described as follows: An area consisting of approximately 16 acres of underdeveloped land and right-of- way near the City's downtown core and is generally bounded by E. Idaho Avenue to the north, E. Third Street to the east, a portion of the railroad right-of-way to the south and N. Main Street to the west. The area is more particularly described in the Plan and is depicted in the map below. EXHIBITS TO THE ORDINANCE Exhibit 1 Findings of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating Conformity of the Urban Renewal Plan for the Union District Urban Renewal Project with the City of Meridian's Comprehensive Plan Exhibit 2 Notices of Public Hearing Published in the Meridian Press and the Idaho Statesman Exhibit 3 Urban Renewal Plan for the Union District Urban Renewal Project Exhibit 4 Ordinance Summary This Ordinance shall be in full force and effect immediately upon its passage, approval, and publication and shall be retroactive to January 1, 2020, to the extent permitted by the Act. Upon the effective date of this Ordinance, the City Clerk is authorized and directed to transmit to the County Auditor and Ada County Assessor, and to the appropriate officials of Ada County Board of County Commissioners, City of Meridian, Ada County Highway District, Joint School District No 2, Ada County Ambulance/EMS, Meridian Cemetery District, College of Western Idaho, Meridian Library District, Mosquito Abatement District, the Western Ada Recreation District, and the State Tax Commission a copy of this Ordinance, a copy of the legal description of the boundaries of the Revenue Allocation Area, and a map or plat indicating the boundaries of the Project Area. A full text of this ordinance and the Plan are available for inspection at City Hall, City of Meridian, 33 East Broadway Avenue, MeridiaLQ�ali+vUc�STrf i 90� cityof IDIA;NT* Cit erItyCouncil -� YDAHU 71 Mayor and �F� SEAL k By: Chris Johnson City Clerk T`q First Reading: 5/26/2020; Second Reading and Public Hearing: 6/02/2020; Third Reading and Public Hearing: 6/09/2020 STATEMENT OF MERIDIAN CITY ATTORNEY AS TO ADEQUACY OF SUMMARY OF ORDINANCE NO. 20-1882 The undersigned, William L.M. Nary, City Attorney of the City of Meridian, Idaho, hereby certifies that he is the legal advisor of the City and has reviewed a copy of the attached Ordinance No. 20-1882 of the City of Meridian, Idaho, and has found the same to be true and complete and provides adequate notice to the public pursuant to Idaho Code § 50-901A (3). DATED this 10 day of June, 2020. � \a / ri �� William. L.M. Nary, City Attor y