Northern Gateway_Option B_Agency Resolution 4850-3179-2890 v.4 MERIDIAN DEVELOPMENT CORPORATION
THE URBAN RENEWAL AGENCY OF THE CITY OF MERIDIAN
RESOLUTION NO. 21-037
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 (OPTION B) URBAN RENEWAL PLAN
FOR THE NORTHERN GATEWAY DISTRICT URBAN
RENEWAL PROJECT, WHICH PLAN INCLUDES
REVENUE ALLOCATION FINANCING PROVISIONS
SUBJECT TO CERTAIN CONDITIONS; AUTHORIZING
AND DIRECTING THE CHAIR, VICE-CHAIR, OR
ADMINISTRATOR AND THE SECRETARY OF THE
AGENCY TO MAKE CERTAIN TECHNICAL CHANGES;
AUTHORIZING AND DIRECTING THE CHAIR, VICE-
CHAIR AND ADMINISTRATOR TO TAKE APPROPRIATE
ACTION; PROVIDING FOR THIS RESOLUTION TO BE
EFFECTIVE UPON ITS PASSAGE AND APPROVAL; AND
PROVIDING AN EFFECTIVE DATE.
THIS RESOLUTION, made on the date hereinafter set forth by the Urban
Renewal Agency of Meridian, Idaho, also known as the Meridian Development
Corporation, an independent public body, corporate and politic, authorized under the
authority of the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as
amended (the "Law") and the Local Economic Development Act, Chapter 29, Title 50,
Idaho Code, as amended (the "Act"), a duly created and functioning urban renewal
agency for Meridian, Idaho, hereinafter referred to as the "MDC";
WHEREAS, on July 24, 2001, the City Council (the "City Council") of the City of
Meridian, Idaho (the "City"), adopted Resolution No. 01-367 establishing MDC pursuant
to the Law;
WHEREAS, the City Council, after notice duly published, conducted a public
hearing on the Meridian Revitalization Plan Urban Renewal Project, which is also
referred to as the Downtown District (the "Downtown District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance
No. 02-987 on December 3, 2002, approving the Downtown District Plan, making
certain findings, and establishing the Downtown District revenue allocation area (the
"Downtown District Project Area");
RESOLUTION NO. 21-037 - 1
WHEREAS, the City Council, after notice duly published, conducted a public
hearing on the Ten Mile Road Urban Renewal Plan (the "Ten Mile Plan"). The public
hearing was continued to June 21, 2016, for further testimony;
WHEREAS, following said public hearings, the City Council adopted its
Ordinance No. 16-1695 on June 21, 2016, approving the Ten Mile Plan, making certain
findings and establishing the Ten Mile revenue allocation area (the `Ten Mile Project
Area);
WHEREAS, the City Council, after notice duly published, conducted a public
hearing on the First Amendment to the Meridian Revitalization Plan Urban Renewal
Project (the "First Amendment to the Downtown District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance
No. 20-1881 on June 9, 2020, approving the First Amendment to the Downtown District
Plan deannexing certain parcels and making certain findings;
WHEREAS, the City Council, after notice duly published, conducted a public
hearing on the Union District Urban Renewal Project (the "Union District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance
No. 20-1882 on June 9, 2020, approving the Union District Plan, making certain
findings, and establishing the Union District revenue allocation area (the "Union District
Project Area");
WHEREAS, the City Council, after notice duly published, conducted a public
hearing on the Second Amendment to the Meridian Revitalization Plan Urban Renewal
Project (the "Second Amendment to the Downtown District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance
No. 21-1933 on July 13, 2021, approving the Second Amendment to the Downtown
District Plan deannexing certain parcels and making certain findings (collectively, the
Downtown District Plan, and amendments thereto, are referred to as the "Existing
Downtown District Plan," and the Downtown District Project Area, and amendments
thereto, are referred to as the "Existing Downtown District Project Area");
WHEREAS, the Existing Downtown District Plan, the Ten Mile Plan, and the
Union District Plan are collectively referred to as the "Existing Urban Renewal Plans"
and their respective revenue allocation project areas are collectively referred to as the
"Existing Project Areas;"
WHEREAS, pursuant to Idaho Code Section 50-2008, an urban renewal project
may not be planned or initiated unless the local governing body has, by resolution,
determined such area to be a deteriorated area or deteriorating area, or combination
thereof, and designated such area as appropriate for an urban renewal project;
WHEREAS, Idaho Code Section 50-2906, also requires that in order to adopt an
urban renewal plan containing a revenue allocation financing provision, the local
RESOLUTION NO. 21-037 - 2
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 public
entities, certain interested parties and property owners, MDC commenced certain
discussions concerning examination of an area, most of which is located within the City,
and a portion of which is located within the City's area of operation within
unincorporated Ada County and subject to a pending voluntary annexation into the City,
may be deteriorating or deteriorated and should be examined as to whether such an
area is eligible for an urban renewal project;
WHEREAS, in 2021, MDC authorized Kushlan I Associates to commence an
eligibility study and preparation of an eligibility report for an area 126.226 acres in size,
approximately 77 acres of which was deannexed from the boundaries of the Downtown
District Project Area. The area is generally located in the central part of Meridian,
northeast of the City's downtown core, and east of Meridian Road and south of Fairview
Avenue extending to Pine Avenue between NE 2nd Street and E. 3rd Street, and which
area also includes a commercial area east of Meridian Road fronting Fairview Avenue
on the north and a 17.64-acre parcel located on the northwest corner of Meridian Road
and Cherry Lane. The eligibility study area is commonly referred to as the Northern
Gateway District Study Area (the "Study Area");
WHEREAS, MDC obtained an eligibility report entitled Northern Gateway Urban
Renewal District (Proposed) Eligibility Report, dated May 2021 (the "Report"), which
examined the Study Area, which area also included real property located within
unincorporated Ada County that is currently subject to a pending voluntary annexation,
for the purpose of determining whether such area was a deteriorating area, a
deteriorated area, or a combination of both a deteriorating area and a deteriorated area,
as those terms are defined by Idaho Code Sections 50-2018(8), (9) and 50-2903(8);
WHEREAS, pursuant to Idaho Code Sections 50-2018(8), (9) and 50-2903(8),
which define the qualifying conditions of a deteriorating area and a deteriorated area,
several of the conditions necessary to be present in such an area are found in the Study
Area, i.e.,
a. the presence of a substantial number of deteriorated or deteriorating
structures; and deterioration of site;
b. age or obsolescence;
G. the predominance of defective or inadequate street layout;
d. faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
obsolete platting;
e. insanitary or unsafe conditions; and
f. diversity of ownership;
WHEREAS, the Study Area contains open land;
WHEREAS, under the Act a deteriorated area includes any area which is
predominantly open and which, because of obsolete platting, diversity of ownership,
deterioration of structures or improvements, or otherwise, results in economic
RESOLUTION NO. 21-037 - 3
underdevelopment of the area or substantially impairs or arrests the sound growth of a
municipality. See, Idaho Code § 50-2903(8)(c);
WHEREAS, Idaho Code Sections 50-2018(9), 50-2903(8) and 50-2008(d) list the
additional conditions applicable to open land or open areas, including open land areas
to be acquired by MDC, which are the same or similar to the conditions set forth in the
definitions of"deteriorating area" and "deteriorated area;"
WHEREAS, the Study Area is not "predominantly" open; however, the Report
addresses the necessary findings concerning including open land within any urban
renewal area as defined in Idaho Code Sections 50-2018(9), 50-2903(8)(c), and 50-
2008(d);
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 June 9, 2021, adopted Resolution No. 21-026,
accepting the Report and authorized the Chair, Vice-Chair, or Administrator of MDC to
transmit the Report to the City Council requesting its consideration for designation of an
urban renewal area and requesting the City Council to direct MDC to prepare an urban
renewal plan for the Study Area, which plan may include a revenue allocation provision
as allowed by the Act;
WHEREAS, the City Council on July 6, 2021, adopted Resolution No. 21-2273,
declared the Study Area described in the Report to be a deteriorated area or a
deteriorating area, or a combination thereof, as defined by Chapters 20 and 29 of Title
50, Idaho Code, as amended, that such Study Area is appropriate for an urban renewal
project, and directed MDC to commence preparation of an urban renewal plan for the
area designated;
WHEREAS, MDC has embarked on an urban renewal project referred to as the
(Option B) Urban Renewal Plan for the Northern Gateway District Urban Renewal
Project (the "Northern Gateway District Plan") to redevelop a portion of the City,
pursuant to the Law and the Act, as amended;
WHEREAS, the Northern Gateway District proposes to create an urban renewal
area commonly known as the Northern Gateway District Project Area, which area is
shown on the "Boundary Map of Northern Gateway District Urban Renewal Project Area
and Revenue Allocation Area" and described in the "Legal Description of Northern
Gateway District Urban Renewal Project Area and Revenue Allocation Area," which are
attached to the Northern Gateway District Plan as Attachments 1 and 2 respectively;
WHEREAS, the Northern Gateway District Project Area is smaller than the Study
Area as the 17.64-acre parcel located on the northwest corner of Meridian Road and
Cherry Lane and currently located within unincorporated Ada County is not included;
RESOLUTION NO. 21-037 -4
WHEREAS, under the Law and Act, Idaho Code Sections 50-2903(8)(f) and 50-
2018(8) and (9), the definition of a deteriorating area shall not apply to any agricultural
operation as defined in Section 22-4502(2), Idaho Code, absent the consent of the
owner of the agricultural operation except for an agricultural operation that has not been
used for three (3) consecutive years;
WHEREAS, the Northern Gateway District Project Area does not include any
parcels subject to such consent;
WHEREAS, in order to implement the provisions of the Act and the Law either
MDC may prepare a plan, or any person, public or private, may submit such plan to
MDC;
WHEREAS, MDC and its consultants have prepared the proposed Northern
Gateway 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 Northern Gateway District Plan contains revenue allocation
financing provisions as allowed by the Act;
WHEREAS, in order to implement the provisions of the Law and the Act, MDC
shall prepare and adopt the Northern Gateway District Plan and submit the Northern
Gateway District Plan and recommendation for approval thereof to the City;
WHEREAS, MDC reviewed and considered the proposed public improvements
within the Northern Gateway District Plan during a joint meeting with the City Council on
August 24, 2021;
WHEREAS, as required by the Law and the Act, MDC has reviewed the
information within the Northern Gateway District Plan concerning the use of revenue
allocation funds and approved such information and considered the Northern Gateway
District Plan at several MDC Board meetings in 2021, including at its meeting on
September 22, 2021;
WHEREAS, the Northern Gateway District Plan will be tendered to the Planning
and Zoning Commission and to the City Council for their consideration and review as
required by the Law and the Act;
WHEREAS, under the Act, the Northern Gateway 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
RESOLUTION NO. 21-037 - 5
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 Northern Gateway District Plan and to adopt, as part of the
Northern Gateway District Plan, revenue allocation financing provisions that will help
finance urban renewal projects to be completed in accordance with the Northern
Gateway District Plan in order to (1) encourage private development in the urban
renewal area; (2) to prevent and arrest decay of the Northern Gateway District Plan due
to the inability of existing financing methods to provide needed public improvements; (3)
to encourage taxing districts to cooperate in the allocation of future tax revenues arising
in the Northern Gateway District Plan 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
Northern Gateway District Plan is likely to increase as a result of initiation of urban
renewal projects in accordance with the Northern Gateway 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
RESOLUTION NO. 21-037 - 6
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 Northern Gateway District Plan,
together with the base assessment roll values of the Existing Project Areas, and the
proposed First Amendment to the Union District Project Area and the proposed Linder
District Project Area, cannot exceed ten percent (10%) of the current assessed values
of all the taxable property in the City;
WHEREAS, the boundaries of the Northern Gateway District Project Area
overlap the boundaries of the Ada County Highway District, which has the responsibility
for the maintenance of roads and highways within the City. MDC is currently
negotiating an agreement with the Ada County Highway District pursuant to Idaho Code
Section 50-2908(2)(a)(iv) for the Northern Gateway District Project Area;
WHEREAS, MDC staff and consultants recommend the MDC Board accept the
Northern Gateway 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 Northern Gateway District Plan, as set forth in Exhibit 1 attached
hereto, and to forward it to the Mayor and City Council, and recommend its adoption,
subject to certain conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE MEMBERS OF THE BOARD
OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY OF MERIDIAN, IDAHO,
AS FOLLOWS:
Section 1. That the above statements are true and correct.
Section 2. It is hereby found and determined that the Northern Gateway
District Project Area as defined in the Northern Gateway District Plan is a deteriorated
area, a deteriorating area, or a combination thereof, as defined in the Law and the Act
and qualifies as an eligible urban renewal area under the Law.
Section 3. That MDC specifically adopts the Northern Gateway District Plan
along with any changes discussed at the September 22, 2021, MDC Board meeting,
including but not limited to finalization of the Attachments to the Northern Gateway
District Plan, confirmation of levy rates, confirmation of the affected taxing districts,
updated list of projects, estimated location or siting of improvements, updated map or
legal description and any modifications to the economic feasibility study prepared by
MDC consultant Kushlan I Associates.
RESOLUTION NO. 21-037 - 7
Section 4. That MDC recommends that the Northern Gateway District Plan, a
copy of which is attached hereto as Exhibit 1, and incorporated herein by reference, be
adopted by the City Council, including those sections, modifications, text, and/or
replacement of Attachments as discussed at the September 22, 2021, MDC Board
meeting.
Section 5. That this Resolution constitutes the necessary action of MDC under
the Act, Idaho Code § 50-2905, recommending approval by the City and that the
Northern Gateway 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 Northern Gateway District Plan gives due consideration to the
provision of adequate park and recreation areas and facilities that
may be desirable for neighborhood improvement (recognizing the
mixed-use residential and commercial components of the Northern
Gateway District Plan and the need for public improvements), and
shows consideration for the health, safety, and welfare of any
residents or businesses in the general vicinity of the urban renewal
area covered by the Northern Gateway District Plan.
(b) The Northern Gateway District Plan affords maximum opportunity
consistent with the sound needs of the City as a whole for the
rehabilitation, development, and redevelopment of the Northern
Gateway District Project Area by private enterprises.
(c) The Northern Gateway District Plan provides a feasible method for
relocation of any displaced families residing within the Northern
Gateway District Project Area.
(d) The Northern Gateway District Project Area contains areas, which
may be considered "open land" areas, that MDC may acquire any
open land, that the Northern Gateway District Project Area is
planned to be redeveloped in a manner that may include both
RESOLUTION NO. 21-037 - 8
residential and non-residential uses and that the "open land" criteria
set forth in the Law and Act have been met.
(e) The portion of the area added by the Northern Gateway District
Plan which may be identified for residential uses is necessary and
appropriate as the City Council may find there is a shortage of
housing of sound standards and design which is decent, safe and
sanitary in the City; that the need for housing accommodations has
been or will be increased as a result of the clearance of slums in
other areas; that the conditions of blight in the area and the
shortage of decent, safe and sanitary housing cause or contribute
to an increase in and spread of disease and crime and constitute a
menace to the public health, safety, morals, or welfare; and that the
acquisition of the area for residential uses is an integral part of and
essential to the program of the City.
(f) The portion of the area added by the Northern Gateway District
Plan which may be identified for non-residential uses, the City
Council may find is necessary and appropriate to facilitate the
proper growth and development standards in accordance with the
objectives of the Comprehensive Plan to overcome economic
disuse, the need for improved traffic patterns and the need for the
correlation of this area with other areas of the City.
(g) The base assessment roll of the Northern Gateway District Project
Area, together with the base assessment roll values of the Existing
Project Areas, and the proposed First Amendment to the Union
District Project Area and the proposed Linder District Project Area,
do not exceed ten percent (10%) of the current assessed values of
all the taxable property in the City.
(h) The Northern Gateway 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.
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 Northern Gateway 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 Northern
Gateway District Plan to the various taxing entities as required by Idaho Code § 50-
2906.
RESOLUTION NO. 21-037 - 9
Section 9. That this Resolution shall be in full force and effect immediately
upon its adoption and approval.
PASSED by the Urban Renewal Agency of Meridian, Idaho, on September 22,
2021. Signed by the Chair of the Board of Commissioners and attested by the
Secretary to the Board of Commissioners, on September 22, 2021.
APPROVED:
By
Chair of the Board
ATTEST:
ByzA I ;a- 'c�
S cretary
RESOLUTION NO. 21-037 - 10
Exhibit 1
The Urban Renewal Plan for the Northern Gateway District Urban Renewal Project
4850-3179-2890,v.2
RESOLUTION NO. 21-037 - 11