First Amended Union District Plan (Annexation) 4835-4848-9712 v.7
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 1
FIRST AMENDMENT TO THE
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. 20-1882
Adopted June 9, 2020
Effective June 19, 2020, publication
First Amendment to the Union District Plan
Ordinance No. _____________
Adopted _______________
Effective ________ 2021, publication
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 2
BACKGROUND
This First Amendment (“First Amendment”) to the Urban Renewal Plan for the Union
District Urban Renewal Project (the “Plan”) amends the Plan for the following purpose: to add
approximately 1.46 acres (including rights-of-way) of land contiguous to the northwestern
boundary of the Union District Project Area and generally bounded by E. Idaho Avenue on the
north, NE 2nd Street on the east, a portion of Broadway Avenue on the south, and E. Main Street
on the west, an area referred to as the “Idaho Block.” The scope of this First Amendment is limited
to addressing the addition of the Idaho Block to the Union District Project Area. It is important to
note this First Amendment to the Plan does not extend the Plan’s duration. The Plan terminates on
December 31, 2040; however, revenue allocation proceeds will be received in 2041 pursuant to
Idaho Code Section 50-2905(7).
This First Amendment to the Plan, seeking to add the Idaho Block to the Union District
Project Area pursuant to Idaho Code Section 50-2033, is not deemed to be a modification under
Idaho Code Section 50-2903A. “Modification shall not be deemed to have occurred when: . . . (ii)
There is a plan amendment to accommodate an increase in the revenue allocation area boundary
as permitted in section 50-2033, Idaho Code…” Idaho Code Section 50-2903A(1)(a)(ii).
Idaho Code Section 50-2033 permits an urban renewal agency, after July 1, 2011, to add
area to an existing revenue allocation area one (1) time “so long as the total area to be added is not
greater than ten percent (10%) of the existing revenue allocation area and the area to be added is
contiguous to the existing revenue allocation area . . . .” Idaho Code § 50-2033. Contiguity cannot
be established solely by a shoestring or public railroad right-of-way. See Idaho Code § 50-2033.
The geographic area to be added to the Union District Project Area is contiguous to the existing
Union District Project Area and is less than ten percent (10%) of the existing revenue allocation
area, which is 15.86 acres.
A separate base assessment value will be established for the area to be added to the Union
District Project Area, effective retroactive to January 1, 2021. The Agency will receive an
allocation of revenues from the added area from any increases in value above the base value
through the remaining years of the Plan. The base values for the original Union District Project
Area will continue to be retroactive to January 1, 2020.
The area to be added to the Union District Project Area was deemed to be a deteriorated
area and/or a deteriorating area under the Law and Act and, therefore, eligible for inclusion into
the existing revenue allocation area pursuant to the Idaho Block Annexation to Union District
(Proposed) Eligibility Report, prepared by Kushlan | Associates, dated June 2021 (the “Eligibility
Report”). The Eligibility Report was submitted to the Agency, which by adoption of Resolution
No. 21-027 on June 9, 2021, found the additional area to be eligible and authorized the
transmission of the Eligibility Report and Resolution to the Meridian City Council, together with
the Agency’s recommendation that the area be designated as appropriate for an urban renewal
project, and seeking direction from the City Council to proceed with urban renewal plan
amendment. The Meridian City Council, by adoption of Resolution No. 21-2274 on July 6, 2021,
found the area under consideration to be a deteriorating area or a deteriorated area in the City, as
defined by the Law and the Act, and authorized preparation of a plan amendment.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 3
AMENDMENTS TO THE PLAN
1. Definitions. Capitalized terms not otherwise defined herein shall have the
respective meanings ascribed to such terms in the Plan.
2. The following defined terms are amended throughout the Plan as follows:
a. Delete “Project Area” and replace with “Amended Project Area” except
where specifically referenced in this First Amendment.
b. Delete references to “Attachment 1” and replace with “Attachment 1, as
supplemented by Attachment 1A” except where specifically referenced in this First Amendment.
c. Delete references to “Attachment 2” and replace with “Attachment 2, as
supplemented by Attachment 2A” except where specifically referenced in this First Amendment.
d. Delete references to “Attachment 4” and replace with “Attachment 4, as
supplemented by Attachment 4A” except where specifically referenced in this First Amendment
e. Delete references to “Attachment 5” and replace with “Attachment 5, as
supplemented by Attachment 5A” except where specifically referenced in this First Amendment.
3. Amendment to List of Attachments. The List of Attachments on page iii of the Plan
is amended by deleting the list of attachments and replacing it as follows:
Attachment 1 Boundary Map of Union District Urban Renewal Project
Area and Revenue Allocation Area
Attachment 1A Boundary Map of the Additional Area
Attachment 2 Legal Description of Union District Urban Renewal Project
Area and Revenue Allocation Area
Attachment 2A Legal Description of the Boundary of the Additional Area
Attachment 3 Properties Which May be Acquired by the Agency
Attachment 4 Map Depicting Expected Land Uses and Current Zoning
Map of the Project Area
Attachment 4A Map Depicting Expected Land Uses and Current Zoning
Within the Area Added by the First Amendment
Attachment 5 Economic Feasibility Study
Attachment 5A Supplement to the Economic Feasibility Study: Financial
Analysis Related to the 2021 Annexation
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 4
4. Amendment to Section 100 of the Plan. Section 100 is amended by deleting the last
sentence of the first paragraph and replacing it as follows:
Attachments 1 through 5, as supplemented by Attachments 1A, 2A,
4A and 5A, attached hereto (collectively, the “Plan Attachments, as
supplemented”) are incorporated herein and shall be considered a part of
this Plan.
5. Amendment to Section 102 of the Plan. Section 102 entitled “Procedures Necessary
to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-
2906” is amended by adding new paragraphs to the end of the existing language as follows:
Subsequent to the adoption of this Plan in 2020, in 2021, the Agency
retained a third-party consultant to review approximately 1.46 acres of land
adjacent and contiguous to the Project Area for an eligibility determination
for an urban renewal project. The area reviewed included land contiguous
to the northwestern boundary of the Union District Project Area and
generally bounded by E. Idaho Avenue on the north, NE 2nd Street on the
east, a portion of Broadway Avenue on the south, and E. Main Street on the
west (the “Idaho Block”).
The Idaho Block was reviewed and determined to be a deteriorated
area and/or a deteriorating area under the Law and the Act and, therefore,
eligible for inclusion into the existing revenue allocation area pursuant to
the Idaho Block Annexation to Union District Eligibility Report (proposed),
prepared by Kushlan | Associates, dated June 2021 (the “Eligibility
Report”). The Eligibility Report was submitted to the Agency, which by
adoption of Resolution No. 21-027 on June 9, 2021, found the additional
area to be eligible and authorized the transmission of the Eligibility Report
and Resolution to the City Council, together with the Agency’s
recommendation that the area be designated as appropriate for an urban
renewal plan amendment. The City Council by adoption of Resolution No.
21-2274 on July 6, 2021, found the area under consideration to be a
deteriorating area or a deteriorated area in the City, as defined by the Law
and the Act, and authorized preparation of a plan amendment. The 1.46
acres being added to the Project Area hereby creates the “Amended Project
Area” as further described and shown in Attachments 1, 1A, 2, and 2A.
This First Amendment to the Plan (the “First Amendment”) adds
certain parcels that were deannexed from the Downtown District Plan and
Project Area in 2021 pursuant to the Second Amendment to the Meridian
Revitalization Plan.
This First Amendment was prepared and submitted to the Agency
for its review and approval. The Agency approved the First Amendment by
the adoption of Resolution No. ___________ on ___________, 2021 and
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 5
submitted the First Amendment to the City Council with its
recommendation for adoption.
In accordance with the Law, this First Amendment was submitted to
the Planning and Zoning Commission of the City. After consideration of
the First Amendment, the Commission filed Resolution _____ dated
______, 2021, with the City Council stating that the First Amendment is in
conformity with the City’s Comprehensive Plan.
Pursuant to the Law and Act, the City Council, having published due
notice thereof, held a public hearing on the First Amendment. Notice of the
hearing was duly published in the Idaho Press, a newspaper having general
circulation in the City. The City Council adopted the First Amendment on
______, 2021, pursuant to Ordinance No. _____.
6. Amendment to Section 103 of the Plan. In Section 103, the term “Project Area” is
now replaced with the term “Amended Project Area.”
7. Amendment to Section 103 of the Plan. Section 103 of the Plan is amended by the
addition of new Section 103.1 entitled “History and Current Conditions of the Expansion Area” as
follows:
During 2021, the City, Agency, and other interested parties began to
examine the need to expand the Project Area to include additional area
adjacent and contiguous to the Project Area that continued to be
underdeveloped.
The approximately 1.46 acres to be added to the Project Area
includes eleven (11) tax parcels with an Old Town (OT) zoning designation
and are located within the older developed area within the community.
None of the parcels appear to be owner-occupied residences. Only the south
half of Idaho Avenue between Main Street and NE 2nd Street is included.
The area reviewed exhibited deteriorated conditions due to the age or
obsolescence of the structures. The area is transitioning to a modern
commercial center and the configuration of small lots does not
accommodate modern commercial development rendering redevelopment
economically infeasible. Similarly, the eleven (11) parcels range in size
with the majority of lots under 5,000 square feet, which is an insufficient
size to accommodate economical economic development. Diversity of
ownership is also present, which makes land assemblage challenging.
These above conditions result in economic underdevelopment of the area
and are conditions that substantially impair and arrest the sound growth of
the City.
The First Amendment embraces the principles set forth in the Plan
and proposes improvements to public infrastructure and other publicly
owned assets throughout the expansion area, creating the framework for the
development of mixed-use, retail, office, commercial, and residential,
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 6
projects, as well as, façade improvements, planning studies and installation
and improvements to other public facilities, including, but not limited to,
streets, streetscapes, water and sewer improvements, environmental and
floodplain remediation/site preparation, public parking, other community
facilities, parks, plazas, open space, and pedestrian/bike amenities. The
expansion area is underdeveloped and is not being used to its highest and
best use due to age and obsolescence, as well as faulty lot layout in relation
to size, adequacy, accessibility or usefulness, obsolete platting, and
diversity of ownership. The foregoing conditions have resulted in economic
underdevelopment of the expansion area and has arrested or impaired
growth in the expansion area.
The preparation and approval of an urban renewal plan amendment
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 Amended Project 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 expansion 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, office, residential and related public improvements would not
occur.
8. Amendment to Section 200 of the Plan.
a. Section 200 entitled “DESCRIPTION OF THE PROJECT AREA” is
deleted and replaced as follows:
DESCRIPTION OF THE AMENDED PROJECT AREA
The boundaries of the Project Area and of the Revenue Allocation
Area are shown on Attachment 1, Boundary Map of Union District Urban
Renewal Project Area and Revenue Allocation Area, and are described in
Attachment 2, Legal Description of Union District Urban Renewal Project
Area and Revenue Allocation Area.
The boundaries of the area added to the Project Area, pursuant to the
First Amendment, are shown on Attachment 1A, Boundary Map of the
Additional Area, and are described in Attachment 2A, Legal Description of
the Boundary of the Additional Area. Collectively, the Project Area, as
amended, may be referred to as the “Amended Project Area.”
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 7
For purposes of boundary descriptions and 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
specified.
The attachments referenced above are attached hereto and are
incorporated herein by reference.
9. Amendment to Section 301 of the Plan. Section 301 is amended as follows:
a. Section 301 is amended by deleting subsection (t) and replacing it as
follows:
t. The construction and financial support of cultural facilities
and the enhancement, installation and/or construction of parks, open spaces,
plazas, and public recreational facilities;
b. Section 301 is amended by adding a new subsection (x) as follows:
x. The provision of financial and other assistance to encourage
and support the Agency’s façade improvement program
c. Section 301 is amended by adding a new subsection (y) as follows:
y. The funding in whole, or in part, any planning studies within
the Amended Project Area.
10. Amendment to Section 302 of the Plan. Section 302 is amended by deleting the first
paragraph and replacing it as follows:
Urban renewal activity is necessary in the Amended Project Area to
combat problems of physical deterioration or deteriorating conditions. As
set forth in greater detail in Sections 103 and 103.1, the Amended 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 Amended 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 usefulness;
unsanitary or unsafe conditions; diversity of ownership; and defective or
very unusual conditions of title. The Plan for the Amended Project Area is
a proposal to work in partnership with public and private entities to improve,
develop, and grow the economy within the Amended Project Area by the
implementation of a strategy and program set forth in Section 301, as
amended.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 8
11. Amendment to Section 502 of the Plan.
a. Section 502 is amended by deleting the first sentence of the first paragraph
and replacing it as follows: The Agency hereby adopts revenue allocation financing provisions as
authorized by the Act, effective retroactively to January 1, 2020, for the original Project Area and
effective retroactively to January 1, 2021, for the area added to the Project Area by the First
Amendment.
b. Section 502 is amended by deleting the first and second sentences of the
fifth paragraph and replacing them as follows: A statement listing proposed public improvements
and facilities, an economic feasibility study, estimated project costs, fiscal impact upon other
taxing districts, and methods of financing project costs required by Idaho Code Section 50-2905
is included in Attachment 5 for the Project Area, and as supplemented in Attachment 5A for the
area added by the First Amendment. The information contained in Attachment 5 incorporated
estimates and projections based on the Agency’s and the consultants’ knowledge and expectations
at that time. The information contained in Attachment 5A necessarily incorporates estimates and
projections based on the Agency’s present knowledge and expectations and includes analysis and
assessment based on the additional 1.461 acres added to the Project Area.1
12. Amendment to Section 502.1 of the Plan. Section 502.1 is amended by deleting
Section 502.1 and replacing it as follows:
Attachment 5 consists of the Economic Feasibility Study for the
Union District Urban Renewal Area prepared by Kushlan | Associates and
SMR Development, LLC for the original Project Area. Attachment 5A
consists of the Economic Feasibility Study for the area added to the Project
Area by the First Amendment prepared by Kushlan | Associates. Portions
of the data from Attachment 5 are restated in Attachment 5A to the extent
additional information was available related to the timing of projects
impacting revenue generation and project funding in the expansion area
(collectively, Attachments 5 and 5A are referred to as the “Study”). The
Study constitutes the financial analysis required by the Act.
13. Amendment to Section 502.3 of the Plan. Section 502.3 of the Plan is amended by
the addition of new Section 502.3.1 entitled “Updated Ten Percent Value Limitation and the Ten
Percent Geographic Limitation” as follows:
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 1, 20202 less
1 See also Section 301 to the Plan, as amended.
2 Due to the timing of the assessment process and creation of this Plan, the 2020 values have been
used to establish compliance with the 10% limitation. Using the 2020 values, the total adjusted base value of the
existing and proposed revenue allocation areas combined with the value of this annexation into the Project Area are
less than 2.62% of
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 9
homeowners’ exemption is $10,375,837,804. Therefore, the 10% limit is
$1,037,583,780.
The adjusted base assessed value of each of the existing revenue
allocation areas, plus the expansion area and the proposed revenue
allocation areas, as of January 1, 2020, is as follows:
Downtown District3 $146,334,050
Ten Mile District $39,539,125
Union District $2,144,360
Proposed Union District Project Area Amendment $3,414,100
Proposed Northern Gateway District $68,832,974
Proposed Linder District4 $11,978,500
TOTAL: $272,243,109
The adjusted base values for the combined revenue allocation areas
total $272,243,109, which is less than 10% of the City’s 2020 taxable value.
Further, Idaho Code Section 50-2033 provides that after July 1,
2011: “[a]n urban renewal plan that includes a revenue allocation area may
be extended only one (1) time to extend the boundary of the revenue
allocation area so long as the total are to be added is not greater than ten
percent (10%) of the existing revenue allocation area and the area to be
added is contiguous to the existing revenue allocation area but such
contiguity cannot be established solely by a shoestring or strip of land which
comprises a railroad or public right-of-way.” The Project Area consists of
approximately 15.86 acres; therefore, the 10% geographic limit is
approximately 1.59 acres. The area to be added to the Project Area, which
is adjacent and contiguous to the Project Area, consists of approximately
1.461 acres, which is less than 10% of the acreage included in the Project
Area.
14. Amendment to Section 502.7 of the Plan.
a. Section 502.7 is amended by adding a new sentence at the end of the second
sentence of the second paragraph as follows: The addition of the geographic area to the Project
Area pursuant to the First Amendment does not reset the base5; however, for the area added, the
base value is the assessed value as of January 1 of the year in which the municipality approved the
expansion or, in this instance, January 1, 2021.
the total taxable value of the City. Even assuming an increase in values for 2022, the combined adjusted base values
of the revenue allocation areas would not exceed 10% of the current assessed taxable value for the entire City.
3 Less area deannexed by the First Amendment to the Meridian Revitalization Plan Urban Renewal Project, and the
Second Amendment to the Meridian Revitalization Plan Urban Renewal Project.
4 May not be established until calendar year 2022.
5 See Idaho Code Sections 50-2903A(1)(a)(ii) and 50-2033.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 10
b. Section 502.7 is amended by adding a new footnote following the fourth
sentence of the second paragraph as follows: House Bill 389 passed during the 2021 Legislative
Session, effective in significant part as of January 1, 2021, further limits a taxing entity’s abil ity
to increase the property tax portion of its budget. The Supplement to the Economic Feasibility
Study: Financial Analysis Related to the 2021 Annexation, included as Attachment 5A, has
considered the impact of House Bill 389 on the Project’s overall feasibility.
c. Section 502.7 is amended by adding a new footnote following the first
sentence of the fifth paragraph as follows: House Bill 389 amended Idaho Code Sections 63-802
and 63-301A limiting the value placed on the new construction roll and available to a taxing district
for a budget capacity increase. This could result in lower levy rates over time.
d. Section 502.7 is amended by deleting the last sentence of the fifth paragraph
and replacing it as follows: Upon termination of this Plan, as amended by the First Amendment,
and the Amended Project Area, the taxing entities will be able to include a percentage6 of the
accumulated new construction roll value in setting the following year’s budget (subject to any
applicable cap) pursuant to Idaho Code Sections 63-802 and 63-301A.
e. Section 502.7 is amended by adding new paragraphs following the end of
the seventh paragraph as follows:
Pursuant to the First Amendment and Attachment 5A concerning the
expansion, as 2021 certified levy rates are not determined until late
September 2021, the 2020 certified levy rates have been used in Attachment
5A for purposes of the analysis.7 Those taxing districts and rates are as
follows:
Taxing Districts: Levy Rates:
The City of Meridian .002230856
The West Ada School District (School District No. 2) .000014472
Ada County .002149935
Emergency Medical District/Ada County Ambulance .000118422
Mosquito Abatement District .000021106
The Ada County Highway District .000701539
Meridian Library District .000430489
Meridian Cemetery District .000048343
Western Ada Recreation District .000037736
College of Western Idaho .000124266
TOTAL8 .005877164
6 Pursuant to House Bill 389, 80% of the total eligible increment value is added to the new construction roll.
7 Due to the timing of the taxing districts’ budget and levy setting process, certification of the 20 21 levy rates did
not occur until this First Amendment had been prepared and considered by the Agency. In order to provide a basis to
analyze the impact on the taxing entities, the 2020 levy rates are used. Use of the 2020 levy rates provides a more
accurate base than estimating the 2021 levy rates.
8 Net of voter approved bonds and levies.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 11
House Bill 587, as amended in the Senate, effective July 1, 2020,
amends Idaho Code Section 50-2908 altering the allocation of revenue
allocation funds to the Agency from the Ada County Highway District
levy9. This amendment will apply to the expansion area10 added by this First
Amendment and provides: “[i]n the case of a revenue allocation area first
formed or expanded to include the property on or after July 1, 2020, all taxes
levied by any highway district, unless the local governing body that created
the revenue allocation area has responsibility for the maintenance of roads
or highways” will be allocated to the applicable highway district, which in
this case is the Ada County Highway District.
However, amended Idaho Code Section 50-2908 further provides
the highway district and Agency may enter into an agreement for a different
allocation. A copy of any agreement is required to be submitted to the Idaho
State Tax Commission and to the Ada County Clerk by the Ada County
Highway District as soon as practicable after the parties have entered into
the agreement and by no later than September 1 of the year in which the
agreement takes effect. The Agency intends to work with the Ada County
Highway District to enter into an agreement allowing the Agency to retain
the revenues from the highway district levies for the expansion area. No
agreement is required for the original Project Area.
The Study has made certain assumptions concerning the levy rate.
The levy rate is estimated to be 10% lower than the combined 2020 certified
levy rate to adjust for the impact of House Bill 389, as well as considering
the rapidly increasing property values. The levy rate is anticipated to remain
level for the life of the Project Area. As the actual impact of the property
value fluctuations on the levy rate is unknown, the Study has assumed a
combined conservative levy rate of .0053. Land values are estimated to
inflate at 8%/year for five (5) years and then inflate at a rate of 4%/year for
the remaining duration of the Project Area. Improvement values are
estimated to inflate at a rate of 10%/year for five (5) years, and thereafter
are estimated to inflate at a rate of 5%/year for the duration of the Project
Area. Estimated new development is anticipated occur annually and be
fully on the tax rolls from year 2025 through 2029. If the overall levy rate
is less than projected, or if expected development fails to occur as estimated,
the Agency shall receive fewer funds from revenue allocation. The Study
has also considered the timing of the original projects identified in the Plan
and pushed back the completion timeline where necessary to account for
current market conditions.
9 Senate Bill 1107, as amended in the Senate, effective July 1, 2021, made a corresponding amendment to Idaho
Code Section 40-1415(3) to address the responsibility for funding certain urban renewal projects.
10 The amendment to Idaho Code Section 50-2908 does not apply to the original Project Area.
FIRST AMENDMENT TO THE URBAN RENEWAL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL PROJECT- 12
15. Amendment to Section 800 of the Plan. Section 800 is amended by adding a new
sentence at the end of the first paragraph as follows: The addition of parcels to the original
Project Area pursuant to this First Amendment has no impact on the duration of this Plan.
16. Amendment to Plan to add new Attachment 1A. The Plan is amended to add new
Attachment 1A entitled “Boundary Map of the Additional Area,” attached hereto.
17. Amendment to Plan to add new Attachment 2A. The Plan is amended to add new
Attachment 2A entitled “Legal Description of the Boundary of the Additional Area,” attached
hereto.
18. Amendment to Plan to add new Attachment 4A. The Plan is amended to add new
Attachment 4A entitled “Map Depicting Expected Land Uses and Current Zoning Within the Areas
Added by the First Amendment,” attached hereto.
19. Amendment to Plan to add new Attachment 5A. The Plan is amended to add new
Attachment 5A entitled “Supplement to the Economic Feasibility Study: Financial Analysis
Related to the 2021 Annexation,” attached hereto.
20. Union District Plan Remains in Effect. Except as expressly modified in this First
Amendment, the Plan and the Attachments thereto remain in full force and effect.
Attachment 1A
Boundary Map of the Additional Area
EXHIBIT B
SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION
FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE
NW 1/4 OF THE SW 1/4 OF SECTION 7, TOWNSHIP J NORTH,
RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO
E IDAHO AVENUE
BASIS OF BEARING
S 88-4/59" E 580.05'
POINT OF
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LEGEND
URD BOUNDARY
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URD AREA
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CIVIL SURVEY CONSULTANTS, INC.
2893 SOUTH MERIDIAN ROAD
MERIDIAN, IDAHO 83642
(208)888-4312
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SCALE: / ”=60 ’
Attachment 2A
Legal Description of the Boundary of the Additional Area
EXHIBIT A
URBAN RENEWAL DISTRICT BOUNDARY DESCRIPTION
FOR
MERIDIAN DEVELOPMENT CORPORATION
IDAHO BLOCK
A description for Urban Renewal District purposes located in the NW 1/4 of the SW 1/4 of
Section 7, Township 3 North, Range 1 East, Boise Meridian, and being a part of Block 4 of the
amended plat of the TOWNSITE OF MERIDIAN as found in Book 1 of plats at Page 30 in the
office of the Recorder, Ada County, Idaho, more particularly described as follows:
Commencing at a 5/8 inch diameter iron pin marking the intersection of N Main Street and
E Idaho Avenue, from which a brass cap monument marking the intersection of NE 2nd Street
and E Idaho Avenue bears S 88°43'59" E a distance of 380.05 feet;
Thence S 88°43'59" E along the centerline of said E Idaho Avenue a distance of 40.00 feet to the
POINT OF BEGINNING;
Thence continuing S 88°43'59" E a distance of 300.04 feet to a point on an extension of the
easterly boundary of said Block 4;
Thence leaving said centerline S 0°31'47" W a distance of 40.00 feet to a point marking the
northeasterly corner of said Block 4;
Thence continuing S 0°31'47" W along said easterly boundary a distance of 256.13 feet to a
point marking the southeasterly corner of said Block 4;
Thence N 88°44'00" W along the southerly boundary of said Block 4 a distance of 90.05 feet to
a point marking the southwesterly corner of Lot 8 of said Block 4;
Thence leaving said southerly boundary N 0°32'12" E along the westerly boundary of said Lot 8
a distance of 120.07 feet to a point marking the northwesterly corner of said Lot 8;
Thence N 88°43'59" W along the northerly boundary of Lots 1 - 7 of said Block 4 a distance of
210.08 feet to a point on the westerly boundary of said Block 4, said point being the
northwesterly corner of Lot 1 of said Block 4;
Thence N 0°33'09" E along said westerly boundary a distance of 136.07 feet to a point marking
the northwesterly corner of said Block 4;
Page 1 of 2
Thence continuing N 0°33'09" E on an extension of said westerly boundary a distance of 40.00
feet to the POINT OF BEGINNING.
This parcel contains approximately 1.461 acres.
NOTE: This description was prepared using record information including Record of Surveys,
Subdivision Plats and Deeds acquired from the Ada County Recorder's office. No field survey has
been performed.
Prepared by: Kyle A. Koomler, PLS
Civil Survey Consultants, Incorporated
May 26, 2021 £1878 otc
33
Page 2 of 2
Attachment 4A
Map Depicting Expected Land Uses and Current Zoning Within the Areas Added by the First
Amendment
were | Civic
Old Town —E-PINE-AVE
i ) [[ Ee T = ss oo =
NE 4TH ST
INN INIEINININ] BYE IDAHO AVE
[a] HIN
oz
Z —_ 3 j ] 2 = g
5 E BROADWAY AVE =
] IN (Cts DE —
—
Ld
<<
EE 2 SI Legend
Cl —.- Annexation Area N
— ——8—s—5—3 35 3 a oo SEES a 1] Union District
E "| Parcels
7 2
= 2 —— Railroad
Z wl 0 200 400
Zz ON | 1 Feet
N MAIN STN MERIDIAN RDE P IN E A V E
NE2NDSTNE 4TH STNE 3RD STNE 2ND STNMERIDI
ANRDE IDAHO AVE
E BROADWAY AVE
Civic
Old Town
OldTow n
Civic
³
Future L and Use sE
E E Civic
Old Tow n
0 400200Feet
Legend
Annexa tio n Area
Union District
Parcels
Ra ilroad
[a] oz
Z <
a =
LL =
Z NE 4TH ST [FIEEE=E EIDAHO AVE 3RD ST E BROADWAY/AVE 1] = = Legend
1 . —.- Annexation Area
[J union District
|| Parcels
—— Railroad
0 200
R-15
I-L
I-L
R-8
R-8
O-T
N MAIN STN MERIDIAN RDE P IN E A V E
NE2NDSTNE 4TH STNE 3RD STNE 2ND STNMERIDI
ANRDE IDAHO AVE
E BROADWAY AVE
³
Zoning
I-L
O-T
R-8
R-15
0 400200Feet
Legend
Annexa tio n Area
Union District
Parcels
Ra ilroad
Attachment 5A
Supplement to the Economic Feasibility Study:
Financial Analysis Related to the 2021 Annexation
4835-4848-9712, v. 7
ATTACHMENT 5.1A
Public Improvements within the Revenue Allocation Area
This attachment includes a projected list of proposed public works or improvements within
the Union District Project Area, as amended by the First Amendment to the Urban Renewal
Plan for the Union District Urban Renewal Project (the “First Amendment”), which added
approximately 1.46 acres to the Union District Project Area pursuant to Idaho Code
Sections 50-2903A(1)(a)(ii) and 50-2033 (the “Amended Project Area”). This Attachment
5A, the Supplement to the Economic Feasibility Study: Financial Analysis Related to the
2021 Annexation, is intended to address the scope of projects related to the expansion
area; however, portions of the Economic Feasibility Study may be restated if additional
information is available related to the timing of projects impacting revenue generation and
project funding in the expansion area. The proposed improvements within the Amended
Project Area include improvements to streets, utilities, and other public rights-of-way
amenities as well as construction and/or improvements to parks, plazas and open space, a
community center, façade improvements, public parking (structured and surface parking),
property acquisition to support development and/or redevelopment goals, and brownfield
and/or environmental clean-up.
The Union District Improvement List set forth below identifies 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,
Destination: Downtown Plan, the future land use map and as required in City development
regulations. The cost estimates provided by owner/developers and the City are based
upon prices for similar construction in the area.
Estimated costs expected to be incurred in implementing the Urban Renewal Plan for the
Union District Urban Renewal Project (the “Plan”) as amended by the First Amendment are
as follows:
Union District Improvement List
Community Center Construction $6,450,000
Net District Cost Construction $6,450,000
Community Center Site Improvements $1,615,000
Structured Public Parking $4,250,000
Sub-Total $5,865,000
Total Community Center Cost $12,315,000
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
Irrigation and Drainage Improvements
Public Improvements Sub-total $1,215,000
Additional Public Parking $3,810,000
Other Eligible Public Infrastructure Improvements
Façade Improvements $750,000
Property Acquisition $3,500,000
Public Plazas, Parks & Open Space $3,000,000
Environmental Remediation $2,250,000
Idaho Avenue Improvements $1,000,000
Planning Studies $259,000
Grand Total $28,099,000
The projects and estimated costs have been derived from Galena Opportunity Fund and
updated by the City and the Meridian Development Corporation (MDC) based upon similar
works being carried out in the broader community and existing market conditions. The
costs related to the expansion area improvements are estimated in 2021 dollars and are
not inflated. Costs will likely vary from the costs detailed here, as they will be subject to
inflation and further project refinement and timing. The cost estimates used in this
analysis are considered estimates for the purpose of financial planning.
The Amended Project Area is estimated to generate $25,389,904 in tax increment revenue
between 2020 and 20401 in addition to the initial $100,000 loan from the MDC to activate
the program. Additional potential sources of funding for the identified projects may include
funding in the amount of $3,800,000 from the City to support the Community Center
project recognizing the City is not committing funds to this Project and any commitment
1 As the Idaho property tax system provides for taxes being paid in arears, Revenue Allocation funds will be received
in FY 2041. However, the final year of income has not been considered in determining the economic feasibility of
the Union District, as amended.
would occur through the City’s appropriations/budget process. Further funding may be
available through grants.
The total from all sources is estimated to be $29,289,904. There are presently $28,099,000
of project costs identified in the Union District Improvement List provided by developers,
property owners and the City. The fiscal analysis generally assumes projects will be
implemented by developers as part of certain private developments within the Union
District Project Area, as amended, specifically related to the Meridian Station Project and
the Civic Block Project as contemplated in the original Plan, and the Idaho Block project in
the expansion area. It is assumed that the developers will be reimbursed through Owner
Participation Agreements (OPA) from resources derived from the Amended Revenue
Allocation Area established by the Union District Project Area, as amended by the First
Amendment. Projects are also anticipated to occur on a pay-as-you-go basis, in addition to
funding from other public entities, if available, and any available grant funding.
Administrative costs over the 20-year life of the district are estimated at $920,000 or
approximately 3.16% of total estimated revenue. The initial inter-district loan to support
startup costs is assumed to be repaid at 5% simple interest for a total obligation of
$115,0002.
The total estimated expenditures equal $29,134,000, leaving a $155,903 positive program
balance of at the end of the 20-year term. See attached cash flow analysis for detailed
estimates.
The Plan, as amended by the First Amendment, provides for the Plan and Amended Project
Area to extend through its maximum term of 20 years. This First Amendment will
constitute the one-time annexation to the Union District Project Area as permitted in Idaho
Code 50-2033.
Secure funding includes revenue allocation funds and is money MDC is highly likely to
receive. The funds may not be in MDC’s possession at the beginning of the Plan period, but
it is virtually certain that MDC will receive the funds. MDC may need to take specific
actions to generate the funding, but those actions are within its powers. Despite the high
probability of secure funding, no project can proceed until a specific, enforceable funding
plan is in place.
Potential funding is money that might be received by MDC. In every case MDC is eligible for
the funding, and the source of funding exists under current law. However, each potential
funding source requires one or more additional steps or decisions before MDC can obtain
the resources, and the ultimate decision is outside of MDC’s independent control. The
City’s potential capital contribution and grant funds are an example of potential funding.
Thus, potential funding is not assumed in determining financial feasibility.
2 The amount of revenue allocation proceeds dedicated to the administration of the Union District, as amended
[$802,183 shown in Forecast] is supplemented by the Inter-district loan to produce the full amount over the life of
the District.
Unfunded projects, or portions of projects lack secure or potential funding. At this time, all
projects are anticipated to be funded.
The amount of tax increment contributed to the project will vary depending upon the
actual cost of infrastructure.
The Plan, as amended by the First Amendment, proposes certain public improvements that
will facilitate development in the Amended Project Area. The overall investment package
could be funded from a variety of financing methods and sources. The primary method of
financing MDC’s obligation will be through the use of tax increment revenue (i.e.,
incremental property taxes from the revenue allocation area). This Plan, as amended by
the First Amendment, anticipates that at least a portion of the tax increment revenue will
be used to reimburse an owner/developer through a negotiated agreement for some or all
of the eligible improvement costs or through direct investment by MDC.
Other sources of funding for project may include, but are not limited to:
• Local Improvement District (LID)
• Business Improvement District (BID)
• Development Impact Fees
• Franchise Fees
• Grants from federal, state, local, regional agencies and/or private entities
• Other bonds, notes and/or loans
• Improvements and/or payments by developers
The total project costs and the amount of tax increment are estimates. The estimated
project costs and revenues are based on MDC’s present knowledge and expectations
supported by detailed information from property owners, developers, City and MDC staff
and MDC’s consultants based in part upon current construction projects in the broader
community.
Summary of Projects
Based on the Union District Improvement List, as amended by the First Amendment, set
forth above, the estimated total costs for the public improvements are $28,099,000.
Cost of Operations and Improvements by Year (2020-2041)
Year Secure
Funding
(TIF
&
MDC Loan)
Potential
Funding
District
Operating
Expenses
MDC
Loan
Debt
Service
Funds for
Program,
Capital, and
Debt Service
Expenses
Total
Project
Liabilities
2020 $75,000 $0 $25,000 $0 $25,000
2021 $25,000 $0 $25,000 $0 $25,000
2022 $3,430 $0 $25,000 $0 $25,000
2023 $7,167 $0 $25,000 $0 $0 $25,000
2024 $11,237 $0 $20,000 $0 $0 $20.000
2025 $390,630 *$3,800,000 $50,000 $0 $4,100,000 $4,150,000
2026 $676,794 $0 $50,000 $115,000 $475,000 $640,000
2027 $1,003,700 $0 $50,000 $0 $900,000 $950,000
2028 $1,187,991 $0 $50,000 $0 $1,100,000 $1,150,000
2029 $1,381,483 $0 $50,000 $0 $1,350,000 $1,400,000
2030 $1,452,136 $0 $50,000 $0 $1,400,000 $1,450,000
2031 $1,526,307 $0 $50,000 $0 $1,500,000 $1 ,550,000
2032 $1,604,171 $0 $50,000 $0 $1,550,000 $1,600,000
2033 $1,685,912 $0 $50,000 $0 $1,550,000 $1,600 ,000
2034 $1,771,724 $0 $50,000 $0 $1,800,000 $1,850,000
2035 $1,861,809 $0 $50,000 $0 $1,800,000 $1,850.000
2036 $1,956,381 $0 $50,000 $0 $1,900,000 $1,950,000
2037 $2,055,662 $0 $50,000 $0 $2,000,000 $2,050 ,000
2038 $2,159,889 $0 $50,000 $0 $2,100,000 $2,150 ,000
2039 $2,269,306 $0 $50,000 $0 $2,250,000 $2,300,000
2040 $2,384,174 $0 $50,000 $0 $2,324,000 $2,374 ,000
2041 $0 $0 $0 $0 $0
Total $25,489 903 $3,800,000 $920,000 $115,000 $28,099,000 $29,134,000
Note: This analysis anticipates a positive fund balance of $155,903 the end of the project.
*Potential City contribution to the Community Center Project. Not a binding commitment.
Any City funding would be subject to annual appropriations/budgeting considerations.
ATTACHMENT 5.2A
Economic Feasibility Study
The Plan, as amended by the First Amendment, is economically feasible because the
proposed development is sufficient to fully cover the anticipated cost of the redevelopment
program.
The economic feasibility of the Plan, as amended by the First Amendment, is based on the
following factors:
• The amount of development anticipated in the Amended Project Area
• The timing of the proposed taxable development
• The nature of the proposed development
• The amount of tax revenue to be generated by the proposed development
• The cost of public improvement projects.
• If revenue equals or exceeds project costs, the Plan is economically feasible.
The following is a summary of the analysis and estimates of the factors used to determine
the economic feasibility of the Plan, as amended by the First Amendment.
The Economic Feasibility Analysis
Summary:
Over the course of the Plan and the Union District Project Area, as amended by the First
Amendment, $25,389,904 of Tax Increment Revenue is estimated to be generated using the
development scenarios proposed by property owners/developers within the Union District
Project Area, as amended by the First Amendment, the City and MDC, in consultation with
its consultants. The Economic Feasibility Study assumes 10% of annual revenue allocation
area proceeds, or TIF revenue, will be used for administration of the Union District Project
Area, as amended by the First Amendment, with that amount capped at $50,000 per year,
for a total of $920,000 for administration costs over the 20-year lifespan of the District.
The attached spreadsheets entitled “Union District Revenue Model, as amended by the First
Amendment” and “Union District, as amended by the First Amendment, Cash Flow
Analysis” gives a more detailed outlook on the revenues and expenses of the development
scenario.
The following assumptions were made in the formulation of the Financial Feasibility
Analysis:
o Land Value Increase @ 8%/Year for 5 years then 4%/year through the
remainder of the term
o Improvement Value Increase @ 10%/Year then 5%/year through the
remainder of the term,
o Tax Rate reduced by 10% and then held constant through the life of the Plan
o Total Cost of Improvements over the life of the project: $28,099,000
o Tax rate does not include levies excluded pursuant to Idaho Code 50-2908,
such as voter approved bonds/levies after 2007, judgment levies or the
School District Plant or supplemental levies excluded by law.
The Economic Feasibility Analysis shows that the project will generate adequate funds
within the Amended Project Area to fund the necessary capital improvements.
4831-7174-6294, v. 6
Year
Land Value
(+8% annually
for 5 years
then 4%)
Impr. Value
(+10% for 5
years then
5%)
Total
Assessed
Value
Annual New
Const. Value
on tax roll
Cum. New
Const Value +
Inflation @
10% and 5%
Cumulative
Homeowners'
Exemption
Taxable Value
Increment
Value (H -
Base Value)
Levy Rate
(-10%)
Tax
Increment
Yield
Admin
Costs (10%)
Funding for
Capital Projects
/ Debt Service
2020 4,033,200$ -$ 4,033,200$ -$ -$ -$ 4,033,200$ -$ 0.0053
2021 4,355,856$ 2,987,700$ 7,343,556$ -$ -$ -$ 7,343,556$ -$ 0.0053 -$ -$ -$
2022 4,704,324$ 3,286,470$ 7,990,794$ -$ -$ -$ 7,990,794$ 647,238$ 0.0053 3,430$ 343$ 3,087$
2023 5,080,670$ 3,615,117$ 8,695,787$ -$ -$ -$ 8,695,787$ 1,352,231$ 0.0053 7,167$ 717$ 6,450$
2024 5,487,124$ 3,976,629$ 9,463,753$ -$ -$ -$ 9,463,753$ 2,120,197$ 0.0053 11,237$ 1,124$ 10,113$
2025 5,926,094$ 4,374,292$ 10,300,386$ 70,747,000$ 70,747,000$ -$ 81,047,386$ 73,703,830$ 0.0053 390,630$ 50,000$ 340,630$
2026 6,163,138$ 4,593,006$ 10,756,144$ 50,000,000$ 124,284,350$ -$ 135,040,494$ 127,696,938$ 0.0053 676,794$ 50,000$ 626,794$
2027 6,409,663$ 4,822,656$ 11,232,320$ 54,990,000$ 185,488,568$ -$ 196,720,887$ 189,377,331$ 0.0053 1,003,700$ 50,000$ 953,700$
2028 6,666,050$ 5,063,789$ 11,729,839$ 25,000,000$ 219,762,996$ -$ 231,492,835$ 224,149,279$ 0.0053 1,187,991$ 50,000$ 1,137,991$
2029 6,932,692$ 5,316,979$ 12,249,671$ 25,000,000$ 255,751,146$ -$ 268,000,816$ 260,657,260$ 0.0053 1,381,483$ 50,000$ 1,331,483$
2030 7,209,999$ 5,582,828$ 12,792,827$ -$ 268,538,703$ -$ 281,331,530$ 273,987,974$ 0.0053 1,452,136$ 50,000$ 1,402,136$
2031 7,498,399$ 5,861,969$ 13,360,369$ -$ 281,965,638$ -$ 295,326,007$ 287,982,451$ 0.0053 1,526,307$ 50,000$ 1,476,307$
2032 7,798,335$ 6,155,068$ 13,953,403$ -$ 296,063,920$ -$ 310,017,323$ 302,673,767$ 0.0053 1,604,171$ 50,000$ 1,554,171$
2033 8,110,269$ 6,462,821$ 14,573,090$ -$ 310,867,116$ -$ 325,440,206$ 318,096,650$ 0.0053 1,685,912$ 50,000$ 1,635,912$
2034 8,434,680$ 6,785,962$ 15,220,642$ -$ 326,410,472$ -$ 341,631,113$ 334,287,557$ 0.0053 1,771,724$ 50,000$ 1,721,724$
2035 8,772,067$ 7,125,260$ 15,897,327$ -$ 342,730,995$ -$ 358,628,322$ 351,284,766$ 0.0053 1,861,809$ 50,000$ 1,811,809$
2036 9,122,949$ 7,481,523$ 16,604,472$ -$ 359,867,545$ -$ 376,472,018$ 369,128,462$ 0.0053 1,956,381$ 50,000$ 1,906,381$
2037 9,487,867$ 7,855,599$ 17,343,467$ -$ 377,860,922$ -$ 395,204,389$ 387,860,833$ 0.0053 2,055,662$ 50,000$ 2,005,662$
2038 9,867,382$ 8,248,379$ 18,115,761$ -$ 396,753,969$ -$ 414,869,730$ 407,526,174$ 0.0053 2,159,889$ 50,000$ 2,109,889$
2039 10,262,077$ 8,660,798$ 18,922,876$ -$ 416,591,667$ -$ 435,514,542$ 428,170,986$ 0.0053 2,269,306$ 50,000$ 2,219,306$
2040 10,672,561$ 9,093,838$ 19,766,399$ -$ 437,421,250$ -$ 457,187,649$ 449,844,093$ 0.0053 2,384,174$ 50,000$ 2,334,174$
225,737,000$ 25,389,904$ 802,183$ 24,587,721$
New construction values based upon developer's estimates
Residential units will all be market rate rental units
Balance of Revenue Allocation Yield will be available for capital investment and/or program expenses
Idaho Block Annexed to original Union District in 2021
Earliest C.O for private development projects will be in 2024
Residential units will not be owner occupied and thus not subject to the Homeowners Property Tax Exemption
10% of annual Revenue Allocation yield will be paid to Meridian Development Corporation for administration - Capped at $50,000/year
City of Meridian, subject to available funds pursuant to annual appropriations and budgeting, may provide $3,800,000 in 2025 to support development of a Community
Center within the District. This does not represent a commitment by the City; rather is included to assess potentially available funds to support projects.
Tax Rate reduced by 10% in consideration of impacts of HB389; anticipation of potential further modifications to the property tax system; and the further termination of the Downtown Revitalization District
Assumptions:
Values based on Ada County Assessor 2019 Data for original District properties (latest available) then 2020 values for Idaho Block expansion area
Land values inflate at 8% per year for 5 years, then 4% for the remainder of the Plan term
Improvement values inflate at 10% per year for 5 years then 5% for the remainder of the term
Union District, as amended by the First Amendment,
Cash Flow Analysis
2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030
Beginning Balance -$ 50,000$ 50,000$ 28,430$ 10,597$ 1,834$ 42,464$ 79,258$ 132,958$ 170,949$ 152,432$
Source of Funds
Total Revenue Allocation -$ -$ 3,430$ 7,167$ 11,237$ 390,630$ 676,794$ 1,003,700$ 1,187,991$ 1,381,483$ 1,452,136$
MDC Inter-District Loan *75,000$ 25,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$
City Community Center Contribution 3,800,000$
Total annual Funds Available 75,000$ 75,000$ 53,430$ 35,597$ 21,834$ 4,192,464$ 719,258$ 1,082,958$ 1,320,949$ 1,552,432$ 1,604,568$
Use of Funds
District Operating Expenses 25,000$ 25,000$ 25,000$ 25,000$ 20,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$
Repay Inter-District Loan @ 5%-$ -$ -$ -$ -$ -$ 115,000$ -$ -$ -$ -$
Program, Capital and Debt Service Expenses -$ -$ -$ -$ 4,100,000$ 475,000$ 900,000$ 1,100,000$ 1,350,000$ 1,400,000$
Total Use of Funds 25,000$ 25,000$ 25,000$ 25,000$ 20,000$ 4,150,000$ 640,000$ 950,000$ 1,150,000$ 1,400,000$ 1,450,000$
Ending Balance 50,000$ 50,000$ 28,430$ 10,597$ 1,834$ 42,464$ 79,258$ 132,958$ 170,949$ 152,432$ 154,568$
2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Total
Beginning Balance 154,568$ 130,875$ 135,046$ 220,958$ 142,682$ 154,491$ 160,872$ 166,534$ 176,423$ 145,729$
Source of Funds
Total Revenue Allocation 1,526,307$ 1,604,171$ 1,685,912$ 1,771,724$ 1,861,809$ 1,956,381$ 2,055,662$ 2,159,889$ 2,269,306$ 2,384,174$ 25,389,903$
MDC Inter-District Loan -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 100,000$
City Community Center Contribution 3,800,000$
Total Funds Available 1,680,875$ 1,735,046$ 1,820,958$ 1,992,682$ 2,004,491$ 2,110,872$ 2,216,534$ 2,326,423$ 2,445,729$ 2,529,903$ 29,289,903$
Use of Funds
District Operating Expenses 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 920,000$
Repay Inter-district Loan @ 5%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 115,000$
Program, Capital and Debt Service Expenses 1,500,000$ 1,550,000$ 1,550,000$ 1,800,000$ 1,800,000$ 1,900,000$ 2,000,000$ 2,100,000$ 2,250,000$ 2,324,000$ 28,099,000$
Total Use of Funds 1,550,000$ 1,600,000$ 1,600,000$ 1,850,000$ 1,850,000$ 1,950,000$ 2,050,000$ 2,150,000$ 2,300,000$ 2,374,000$ 29,134,000$
Ending Balance 130,875$ 135,046$ 220,958$ 142,682$ 154,491$ 160,872$ 166,534$ 176,423$ 145,729$ 155,903$
Union District, as amended by the First Amendment,
Cash Flow Analysis
Assumptions
* Includes $3,800,000 City of Meridian contribution to Community Center; not a binding commitment
Land Values will increase at an average of 8% annually for 5 years then at 4% over the remaining life of the District
Improvement Values will increase at an average of 10% annually for 5 years then at 5% over the remaining life of the District
$28,124,000 available for District Program Expenses, Capital Investment and Debt Service *
Initial District Start-up costs supported by MDC Inter-district Loan of $100,000 to be repaid at 5% Interest
10% of annual TIF yield dedicated to Meridian Development Corporation for District operating Expenses, capped at $50,000, Yr.
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 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 ,
be age or obsolescence ,
be predominance of defective or inadequate street layout;
ca faulty lot layout in relation to size, adequacy, accessibility, or usefulness ;
do insanitary or unsafe conditions ;
e . defective or unusual conditions of title ; and
es deterioration of site and other improvements ;
WHEREAS , the effects of the listed conditions cited in the Report result in
economic underdevelopment of the area, substantially impairs or arrests the sound growth of a
municipality, constitutes an economic or social liability, and is a menace to the public health,
safety, morals, or welfare in its present condition or use;
WHEREAS , the MDC Board, on February 26 , 2020, adopted Resolution No . 20 -003
accepting the Report and authorized the MDC Chair, Vice-Chair or Administrator to transmit the
Report to the City Council requesting its consideration for designation of an urban renewal area and
URBAN RENEwAL DISTRICT ORDINANCE - 20- 1882
requesting the City Council to direct MDC to prepare an urban renewal plan for the Union District
Area, which plan may include a revenue allocation area as allowed by the Act;
WHEREAS , the City Council, by Resolution No . 20 -2188, dated March 10, 2020, declared
the Union District Area described in the Report to be a deteriorated area or a deteriorating area as
defined by Chapters 20 and 29 of Title 50 , Idaho Code, as amended, that such area is appropriate
for an urban renewal project and directed MDC to commence preparation of an urban renewal plan
for the area designated,
WHEREAS, the Union District Area was located within the boundaries of the Downtown
District Plan and Project Area;
WHEREAS, the City Council, after notice duly published, conducted a public hearing on
the First Amendment to the Meridian Revitalization Plan, Urban Renewal Project ( "First
Amendment to the Downtown District Plan") ,
WHEREAS, following said public hearing, the City Council adopted its Ordinance No .
20- 188lon June 9, 2020, approving the First Amendment to the Downtown District Plan
deannexing the Union District area and making certain findings;
WHEREAS , the current assessed taxable value of the deannexed parcels is on the tax rolls ;
WHEREAS, in order to implement the provisions of the Act and the Law, either the
Agency may prepare a plan or any person, public or private, may submit such plan to the Agency;
WHEREAS , the Agency, developer and its consultants have undertaken the planning
process during 2019 and 2020 ;
WHEREAS , the Agency prepared the Urban Renewal Plan for the Union District Urban
Renewal Project (the "Union District Plan ") and the urban renewal area referred to as the Union
District Project Area (the "Project Area" or "Revenue Allocation Area") for the area designated as
eligible for urban renewal planning;
WHEREAS , the Union District Project Area includes the parcels deannexed from the
existing Downtown District Project Area,
WHEREAS, the Act authorizes urban renewal agencies to adopt revenue allocation
financing provisions as part of their urban renewal plans ;
WHEREAS , the Union District Plan contains the provisions of revenue allocation financing
as allowed by the Act;
WHEREAS , the Agency Board considered all comment and information submitted to the
Agency during several earlier Board meetings throughout 2019 and 2020, and the Board meeting
held on March 25 , 2020 ;
WHEREAS, on March 25 , 2020 , the Agency Board passed Resolution No . 20-009
URBAN RENEWAL DISTRICT ORDINANCE - 204 882
proposing and recommending the approval of the Union District Plan;
WHEREAS , the Agency submitted the Union District Plan to the Mayor and City
Council;
WHEREAS , the Mayor and City Clerk have taken the necessary action in good faith to
process the Union District Plan consistent with the requirements set forth in Idaho Code Sections
50-2906
and 50-2008 ;
WHEREAS , pursuant to the Law, at a meeting held on April 16, 2020, the Meridian
Planning and Zoning Commission considered the Union District Plan and found by P& Z
Resolution No PZ-20 -02 that the Plan is in all respects in conformity with the City of Meridian
Comprehensive Plan, as may be amended (the "Comprehensive Plan") and forwarded its findings to
the City Council, a copy of which is attached hereto as Exhibit 1 ,
WHEREAS, the notice of public hearing of the Union District Plan was caused to be
published by the Meridian City Clerk in the Meridian Press on April 24, 2020, and in the Idaho
Statesman on May 1 , 2020, a copy of said notices are attached hereto as Exhibit 2 ;
WHEREAS, as of April 24, 2020, the Plan was submitted to the affected taxing entities,
available to the public, and under consideration by the City Council;
WHEREAS, the City Council during its regular meeting of June 2, 2020 and June 9,
2020, held such public hearings as noticed;
WHEREAS , as required by Idaho Code sections 50 -2905 and 50-2906, the Union District
Plan contains the following information with specificity which was made available to the general
public and all taxing districts prior to the public hearing on June 2, 2020, the regular meeting of the
City Council, at least thirty (30) days but no more than sixty (60) days prior to the date set forth
final reading of the ordinance : ( 1 ) a statement describing the total assessed valuation of the base
assessment roll of the revenue allocation area and the total assessed valuation of all taxable property
within the municipality, (2) the kind, number, and location of all proposed public works or
improvements within the revenue allocation area; (3 ) an economic feasibility study; (4) a detailed
list of estimated project costs ; (5 ) a fiscal impact statement showing the impact of the revenue
allocation area, both until and after the bonds, notes and/or other obligations are repaid, upon all
taxing districts levying taxes upon property in the revenue allocation area; (6) a description of the
methods of financing all estimated project costs and the time when related 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 - 204 882
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 - 204 882
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 I : 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
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.
(in) 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 - 204 882
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 404415 , 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 UnionDistrictPlan.
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" 18 82
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 .
0SATED A UC
APPROVED : G0 TEST .
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URBAN RENEWAL DISTRICT ORDINANCE — 20" 1882
EXHIBIT 1
PLANNING AND ZONING
RESOLUTION PZ - 20 - 02
URBAN RENEWAL DISTRICT ORDINANCE - 204 882
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, . lannin and Zoning Commission Cit 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 I DIA Nj City Council Members:
` �1/ Treg Bernt 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 161I' 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 developments and public -
private partnership in the construction of a new Community Center. See pages 34 and 9- 10 of
the plan for how the goals of the plan will be achieved .
The Evolving Community section (Chapter 3 ) of the City ' s Comprehensive Plan , defines future
land use typologies . The description for Old Town , the adopted future land use in and around the
project area, states :
This designation includes the historic downtown and the true community center. The
boundary of the Old Town district predominantly follows Meridian 's historic plat
boundaries. In several areas, both sides of a street were incorporated into the boundary
to encourage similar uses and complimentary design of the facing houses and buildings.
Sample uses include offices, retail and lodging, theatres, restaurants, and service retail
for surrounding residents and visitors. A variety of residential uses are also envisioned
and could include reuse of existing buildings, new construction of multifamily residential
over ground floor retail or office uses.
The City has developed specific architectural standards for Old Town and other
traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via
streetscape standards. Additional public and quasi public amenities and outdoor
gathering area are encouraged. Future planning in Old Town will be reviewed in
accordance with Destination Downtown, a visioning document for redevelopment in
Downtown Meridian. Please see Chapter 2 Premier Community for more information on
Destination Downtown . Sample zoning include O- T.
The Old Town future land use designation is the most diverse in the City ' s land use portfolio ,
with the greatest combined range of residential and non-residential uses and no caps on density
or intensity of developed uses . Further, the City ' s complimentary zoning, also named Old Town
(O-T) , has zero setbacks for structures , relaxed parking requirements , and reduced landscape
setbacks (aside from pedestrian streetscape infrastructure. )
Interestingly, the Union District Plan makes numerous references to the City ' s planning
documents dictating density and character elements, but it is Destination Downtown, developed
by the Meridian Development Corporation (MDC), that dictates general uses , building mass and
character, and intensity of developments . The City has adopted Destination Downtown by
reference, and supports MDC ' s plan by adopting an eclectic and flexible future land use and
zoning designation . With Destination Downtown nearing a decade of use however, existing
conditions varying in several significant areas, many new stakeholders and community groups,
and with the downtown urban renewal district expiring in the upcoming years , it is likely the
plan is nearing the end of its relevancy.
Plan Policies
The following text relates to the policies found throughout the major themes in the
Comprehensive Plan (Chapters 2 through 6) . Not all policies must be addressed or apply to the
Union District Plan , but staff has tried to include all downtown related policies below. Additional
context for these policies can be found in the Related Policies section (see Attachment B), which
EXHIBIT A TO P & Z RESOLUTION 20-02
includes parent Goals and Objectives, for the referenced policies . Note : the first number of a
policy references the Chapter in which the policy can be found.
• 2 . 02 . 01E, Encourage the development of high quality, dense residential and mixed use areas
near in and around Downtown, near employment, large shopping centers, public open spaces
and parks, and along major transportation corridors, as shown on the Future Land Use Map .
A new urban renewal district focused on infrastructure (parking, utilities , etc . ) would provide
the tools necessary to support and encourage redevelopment in an area of town that suffers
from significant blight.
• 2 .02 . 02B , Consider incentives such as density bonuses, reduced open space requirements,
and reduced fees for infill development in key areas near existing services .
A new urban renewal district could provide for incentives such cis infrastructure and
in f*astructure 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. Staff will review future projects for consistency with
this policy. The Union District Plan addresses density increases throughout the document.
• 2 . 02 . 02D, Apply appropriate design and construction standards to infill development in order
to reduce adverse impacts to existing development.
The Union District Plan makes specific references to establishing performance criteria and
design standards in goad T (page 4), and duplicated under implementation letter `w ' (page
11) . 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
designn 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 communio) center.
• 2. 09 .01C, Work towards mitigating and removing floodplain issues around Downtown.
There is no floodplair in this area of Downtown .
EXHIBIT A TO P & Z RESOLUTION 2M2
• 2 , 09 . O2A, Actively implement action items in the Destination Downtown Plan.
Destination Downtown was created by the Meridian Development Corporation fir the
downtown Urban Renewal District, and adopted by the City. This plan was extremely broad
in land use diversity, area, and scope. The project area for the Union District Plan is
included within the Destination Downtown area, but previous efforts failed to eliminate
blight that this new district seeks to address. With the existing downtown urban renewal set
to expire in the coming years, this new district is an opportunity for more renewed and
focused efforts, both geographically and in implementation activities.
• 2 . O9 . O2B , Pursue grants and public-private partnerships to enhance Downtown.
A new urban renewal district could both provide grants and make more competitive
applications for grants, by utilizing a dedicated funding source such as tax increment
financing (TIF) .
• 2 . O9 . O2C , Develop programs with local partners to expand art, cultural , and educational
facilities in Downtown.
There are several references to these activities and facilities throughout the Union District
Plan. Art may be done both as public private partnership, or independent of development,
and educational facilities are described in several areas including implementation strategies
(letter `o ) . It should be noted that the Union District Plan describes the Urban Renewal
District 's abiliiy to make decisions related to public art independent of the Meridian Arts
Commission, which to date has focused a great deal Qf time, money, and energy in
downtown. Staffrecommends caution with multiple independent entities exercising self=
determination of overlapping activities.
• 2 . O9 . O2D, Develop and support regular cultural activities and events Downtown, in
partnership with the Downtown Business Association and other organizations .
Supporting events is not described within the Union District Plan directly, but supporting the
development of locations for these to occur is addressed.
• 2 . O9 . 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 . O9 . O2G, Implement the City of Meridian Design Standards and City of Meridian
Architectural Standards Manual to ensure that Downtown remains the historic center for
mixed-use tourism, business, retail, residential, and governmental activities .
The City has land use authority over the project area and implementation of'design and
architectural standards must be met. However, these standards, while allowing for these
types of uses/attractions, does not necessarily cater to or encourage them . Additional work is
necessary if downtown specific and historical context is desired. The Union District Plan
speaks to this work under goal `i ' (page 4), and duplicated under- implementation letter `w '
(page H) .
• 2. O9 . 03B , Promote Ten Mile, Downtown, and The Village as centers of activity and growth.
The Union District Plann seeks to redevelop some of the most blighted property in the City, at
the heart and center of the Downtown area, and which is otherwise adjacent to some of the
most iconic and well used public spaces outside of traditional parks. By successfully
EXHIBIT A TO P & Z RESOLUTION 20-02
redeveloping this highly visible blight, Downtown will be well placed to offer and promote a
dense concentration of public spaces for activioJ 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 pui pose 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 authoi r ty 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, stormwatet, and
others throughout the document (including financial analysis).
• 4 . 04 . 02A, Identify opportunities for new paths that connect residential neighborhoods and
community facilities , such as the library and city hall, parks, schools, athletic facilities,
swimming pools , historic districts, the Downtown, as well as other commercial and retail
activity centers in Meridian.
The City 's Pathway Master Plan depicts several options through the project area, and will
be required as part of redevelopment of the site. The Union. District Plan references
pathways both through goals and implementation items.
• 4 . 05 . 01E, Assess environmental impact of potential new development, infill, and
redevelopment.
The Union District Plan specifically addresses environmental assessment of brownfield sites,
and more generally towards environmental quality and creating standards to maintain
environmental quality in coordination with the City (goal letter `i ) . Outside offloodplain
impacts however, the City does not have much in the way of requirements or regulations to
this end.
• 5 . 02 .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 . O1 . 01C, 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 314d Street
specifically would greatly enhance bicycle access into downtown, and provide more options
for local residents and stakeholders.
• 6601 . 02D, Consider needed sidewalk, pathway, landscaping, and lighting improvements with
all land use decisions .
The City has land use authorioJ 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 . 01 . 02I, 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 .
• 6001 . 02L, 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 nort&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 S 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 inchided 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'#d Street incorporate a pathway element to support j
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 3'*d 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 fi4om 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 efforts looking at more detailed cross-sections, street crossings, and
alternatives. Meridian is actively working to construct certain portions, and part of this
network must be constructed within the project area, either along the rail corridor right-of-
way or integrated through site planning.
EXHIBIT A TO P & Z RESOLUTION 20-02
• Meridian Parks and Recreation Master Plan
One of' the projects described in the proposed Union District Plan is the development of a
community center as part of the Civic Block project. Objective 4. 3 of the Meridian Parks and
Recreation Master Plan identifies expanded indoor recreation space as a priority for the
community. Pathways are another significant element of this plan, and further emphasizes
the demand for connectivity improvements to and through downtown, and the project area.
• Meridian Pathways Master Plan
The Pathways Master Plan identifies nort&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- Wit& 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`1 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 3'*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 310`i Street
near Broadway, and including the rail crossing.
All of these plans are available on the City' s Comprehensive Plan website at:
hllps://meridiancity. org/planningiconplan/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 ( III I J J f I I LLL (W� L�� F�
Medium Density Residential t_J J—I—I �_.
Industrial E STATE AVE —\
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111 LLLJJJ E KING ST - - f - Railroad
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EXHIBIT A TO P & Z RESOLUTION 20-02
i
Attachment B : Related Policies
The policies below are from the City of Meridian Comprehensive Plan . For policy type : G = Goal ; O = Objective,
and A = Action . Goals and Objectives are shown with referenced actions for additional context, along with a
referenced section .
ID Policy Policy Section
Type
10Z00 G Plan for safe, attractive, and well-maintained neighborhoods that have Housing
ample open space, and generous amenities that provide varied lifestyle
choices .
2402 , 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 .
2402002E 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. 018 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 ,09002 0 Integrate and maintain quality public spaces throughout Downtown for Economic
recreation, social, and civic activities . Excellence
2, OR02A A Actively implement action items in the Destination Downtown Plan. Economic
Excellence
2409002E 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. 09002F 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
I
EXHIBIT A TO P & Z RESOLUTION 20-02
governmental activities.
2. 09. 03 O Cultivate unique and diverse destination-type activities within Meridian 's Economic
centers. Excellence
2. 09. 03E A Promote Ten Mile, Downtown, and The Village as centers of activity and Economic
growth . Excellence
2. 09. 03E A Develop concept plans of potential destination activities and promote Economic
appropriate development infill, and redevelopment of activity centers. Excellence
3, 03. 00 G Direct and prioritize development in strategic areas and in accordance with Growth and
corridor and special area plans. Population
3. 03. 01 O Plan for an appropriate land use mix, recreational and civic facilities, and Growth and
phased service extension within specific area plans and urban renewal Population
districts.
3. 03. 01E A Encourage infill development. Growth and
Population
3003003G 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
4005601 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
5002.01 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
6601 , 02 0 Enhance existing transportation systems . Transportation
and Streets
6401 . 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 . 02L A Work with ACHD to implement projects from the 2012 Downtown Meridian Transportation
Neighborhood Pedestrian and Bicycle Plan . and Streets
EXHIBIT A TO P & Z RESOLUTION 20-02
Attachment C : Meridian Pathways Master Plan 1
Meridian Pathway Plan I I I I I I ( ( I I I I I I I I I I I I I =
-• III,• -I Alternative Router a 73
Existing Pathway FFM
- - -- —
— On Street Route ESTATE AVE —
- • - - - Proposed Pathway 14 [TTM 1111
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EXHIBIT A TO P & Z RESOLUTION 20-02
Attachment Do Downtown Meridian Street Cross - section Master Plan
j Examples
Main Street
MAIN STREET: Ada Street to Carlton Avenue
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intended to be consistent thematic elements, and must reconfiguration. Future improvements will generally be
Ada StrePere Cadron Avenue be carried forward appropriately as consistent entryway located behind the back ofcurb, and occur either through
thematic elements forthe length of the corridor private redevelopment and infill projects, orimpmvereents
CONSIDERATIONS: by MDC and partneragencies. Driveways and unnecessary rrwe'ucn:nitltA D6de,l Well
OF ULTIMATE CONDITIONS: kbreelaIn nea Rill three Ines elnh re.aer
Main between Ada and Carlton isatraditionaldmvntown access points to Main should be restricted or removed feet ,nUrltrn firelane rare hie
street lined predominately with older buildings and some The onlysignificant variation to the typical eAsting (2013) with redevelopment, particularly near alleyways p,rdkl/Ao;hdlkath
infill redevelopment. Restaurants and professional services street cross-swtion is the potential forshort center median ' P,do-q Peratar (beth sti)
arethe preeominatetypes ofexistig uses,vafth some gov islands These islands are envisioned to occurwhere traf- tldes)
emment services and a numberof historic structures. The fic patterns will be minimally impacted, generally only P,rLinq C,pdtf 111 82
street is critical for north south vehicular and pedestrian restricting alleys from becoming through streets, and be raReatf (to. $IJA) 6-hat daarher. 64tat (Samfoi elv.
connectivity, and is the primary arterial access far bull - built to provide additional aesthetic and thematic ben- Rar0t i
tress and residential uses between Fairview and Franklin efits to the street environment On street parking should Belief W. SUS) varJee 8 feet fef nlulardc
INTENT: generally be parallel where it occurs, with angled parking pnna,t Aaee Mole
discouraged due to traffic and safety impacts, especially like Support Nita Sharcas
The Intent OF this cross-section is to maintain and improve for bicycle users • Pulial lnpets III faam I-abes are euleaon It eu iodismfalerier
connectivity, and balance the needs of both automotive mdiuomold use Irll cceffonco dtb vote adieu. Orife.ays. Lry
and pedestrian uses. Detached walkways and landscape IMPLEMENTATION PROCESS: Fgdra,n, and other noditions eq altrfinal covet. Bee Parhnq sediw
buffers are the top priority, with on-street parking also In most cosesthe actual madwayforthe Main Street cross- tcderstre>t oeslpe
being critical, Streettrees, sgnage, pavers, and lighting are section is already built-out with little need for roadway
DOWNTOWN MERIDIAN I CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN
EXHIBIT A TO P & Z RESOLUTION 20-02
East 211d Street
EAST 2ND STREET: Broadway Avenue to Carlton Avenue
a v of base cng Menu
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While cross-section configuratdorewith increased parking IMPLEMENTATION PROCESS:
BroadwayAvenueto CardtanAvenue are provided, In most conditions parking servicing local As a segment, the frequent cross-street and alley breaks
CONSIDERATIONS: businesses should be consolidated off-street or located allow East 2nd to be developed more piecemeal then many Cross secoca Nidlh 80 feet (ROW ) 80 feet
elsewhere, allowing fora more livehyand dynamic pedes- otherareas ofthe City Core. However, the curb-less nature
East 2nd between Broadwayand Carlton consistsof short trian envireartaent that increases area draw. Road Lower Iuo-.at. re-;!ass
of the identified cross-sections and resulting grade changes i
block lengths with frequent cross-street and alley inter- DESCRIPTION OF ULTIMATE CONDITIONS: with new facilities will likely require improvements to be Peking Aegled and parallel An Jed. parallel, and
sections. The only through cross-street on this segment made for the full width of the cross-section (both sides of emo
however is Piney with all other streets dead-ending within East 2nd is intended to be a charming traditional doom- Parklnsf:pacNt-- -79. - _- --_571 r ryl - -
the roadj may be possible for redevelopment to Caur
traffic movements andpoa mile. This limited vides aity Is hess concluchmto heavy town street thatdditonal opportunities dining experiences through unique design enhs able to cater to social anchng and ements but therein ikely greater
etween a long termcross-street and
to
walFnrsto. side) aid i;tiq cecr,ut:. Oewramdridt8rariea. 1
but there is likely greater long term cost-savings to doe 5 feat arleu 5 feet win.
for pedestrian supportive focus and enhancement and comfortable pedestrian spaces. While trees are kept whole block at a time. Storm water is an important con -
to provide a more pedestrian scaled and comfortable sideration Improvements should occuras public-private Bufferlea. dde) Varbc ewes min IS' +here
INTENT: P P P time
with wilbay
pedestrian ervironment, they are pulled further from the partnerships to generate and foster greater place-making,
This street segment is unique in that the short block lengths buildings to allow for more unobstructed business and Pathway None Nora
raise awareness, and be supportive of new businesses or Bile Suppart None Nona
and limited traffic allow for multiple cross-sections, whkh community sVeetscape uses, such as outdoor dining. renovations able to make use of the facilities.
while consistent in thematic and alignment, offer vari- Cross-section options exist for medians or other special • Farling impa:ts aid feiva slues are enimites, do not iadic:ta interim
ety of Configurations. Priority improvements should be street features such as topiary or artwork. See appendix CoRdoicnl. and insane foil compliance with cross secua,. Or;,e.ari. Yre
focused on a wider pedestrian environment with emphasis hydrants. and other conditb,s may eher fdnalhocm. Sea Paring section
on unique and memorable place-making configurations. eider Streot Deign.
^ r
DOWNTOWN MERIDIAN CITY CORE STREET CROSS-SECTION MASTER PIAN STREET DESIGN
k
I
{
V
EXHIBIT A TO P & Z RESOLUTION 20-02
East 3rd Street
Franklin Road to Broadway Avenue
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INTENT: ample buffers forthe detached pathways and sidewalks
Franklin Roodro BroadwayAwntre The primary intent of this cross-section and any varia- are all important safety and aesthetic elements for the
CONSIDERATIONS: tion is to provide for safe and convenient north-south long-term health of the nelghborhoods. Bulbouts should crou'lectmrtnalh 80-1ee1 Will) 76last
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 Road Iwa wad Two War
residential in nature, but is entirely within the Transit Ori- west-side of the road, which has fewer driveway conflicts additional district thematic elements. Parting P:rallat Parade
ented and Cultural district (TOD). Improvements should be and opportunities for further reductions with redevelop- IMPLEMENTATION PROCESS: Parking C ap¢itr' Vanes 51
supportive of higher density and transit supportive uses In ment taking access from alleyways. Walkways must be . side) Vedas. a to 5lset 011111 LBloatI
ultimate conditions, and all efforts should be made with detached, and residential appropriate lighting provided Though im llahngs (as a
plementation may occurwith fragmented parcel Ingnentaagap (east aide)
redevelopment to provide for additional enhancements to enhance safety. On-street parking should be provided, specific redevelopment, it is assumed that implementation Duffer (ea. ads) Verret 8loa l ardecapa buffer.
which capitalize on these future services. Alleyways are but angled and perpendicular configurations are heavily of the pathway will require concerted efforts on behalf Mr.
another important consideration with the corridor, and discouraged to ensure continuity of the pathway and to of MDC and City The pathway is crifical for accessibility, Pathwag Ka Yao. lO feet ,aln. (west
must be adequately signed and enforced to ensure pedes- reduce back-out conflicts vrith through traffic. safety, and quality of life, and should be implemented in side)
trian safety along the corridor. While alley use is already blocks and segments. Interim redevelopment enhance- Oils 51 No Sfarrrwa
predominately one-way forwestbound travel, this should DESCRIPTION Of ULTIMATE CONDITIONS: ments may not require full improvements if MDC and 6Parlissirends aid gmsf. ealar: are e511m1en. da roUrdlnte hudn
be verified and coordinated with impacted stakeholders, While East 3rd Is not Intended to serve as an entryway the City are not able to expand and maintain pathway onduons, a,daocunalaaeosA6+cawat emu ;ecn aaaa on. onrt. liraby.
and considered for access with redevelopment. corridor, It is important for connectivity Into the down- components, but redevelopment must make allowances dreme. and otF rcmdutm: nag alter oral eougt. Soe PI I order
town area and should be inviting. Tree lined streets with forfuture installation Streit Oaugn.
DOWNTOWN MERIDIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN EM
EXHIBIT A TO P & Z RESOLUTION 2M2
AEEAST 3RD STREET: Broadway Avenue to Carlton Avenue
. (vanlac::sRatu t
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17tatiad Ctd Rudivaii a• F 4B4a[Ed War lowl4 - .. . - ._ Ki-"' `-.... .- .tion south of the tracks, and to help improve pedestrian and provide additional opportunities for landscaping and
Bro(TvyAwriLi to Carlton Averse connectivitywith urban usesto the west Walkways must additional district thematic elements.
CONSIDERATIONS: be detached bylandscape buffers with large canopytree5, IMPLEMENTATION PROCESS: Croas-aerlhe CIA BD Ire1 (PE'Y) 76deet
and residential appropriate lighting must be provided to
Though East 3rd between Broadway and Carlton Is pre - enhance safety. On-street parking should be provided, Though implementation mayoccurwith fragmented parcel Road tii Two nl
dominately residential in nature, it is adjacent to three but angled and perpendicular Configurations are heavily specific redevelopment, It is assumed that Implements Newel pwa,Icl ParaAal
different commercial districts including the Northern discouraged to ensure continuity of the pathway and to tion of the pathway will require more concerted efforts Parlinl Cai 63 64
Gateway, Washington & Main, and Traditional City Core reduce back-out Conflicts with through traffic All rede- on behalf of MDC and the City. Interim redevelopment warki At:arLM Ito 54orc Datichri 6-hot nx.
districts. While efforts should be made to enhance district velopment must be considerate to and supportive of the enhancements may not require full improvements if the InAii (uataldr)
identities, with the proximity to the Commercial districts, residential nature of this corridor segment. City is not able to expand and maintain pathway com- Bdbrpaadd vanes 8loot hnduape Lollar.
opportunities exist to blend boundaries for uses supportive ponents, but redevelopment must make allowances for mil.
of the overall Destination Downtown vision pi DESCRIPTION Of ULTIMATE CONDITIONS:n future installation Pahaay No Yet, ID-Teetaim (.rat
While East 3rd Is not intended to serve as an entryway odd
INTENT: corridor, it is lmportantforconnectivityinto thedowmown Bde Sspryrl No Si,rrmas
The primary intent of this crossaection and anyvariation is area and should be inviting. The tree lined streets with • prkbg ;o-paur andfWare aalerr vew;axaedemet �md¢ae ;medn
to provide fora safeand convenient north-south pathway ample buffers for the detached pathways and sidewalks sorilume. and autratfaR comflh,naahcreu ioaue. 8dra.ara firs to.
connection between Carlton and Broadway. The required are all important safety and aesthetic elements for the draoto. and atfercemddana may aeerfiml coant.soa Parking nnlommnder
ten-foot detached pathway mustbe onthewest-side ofthe long-term health of the neighborhoods. Bulb outtsshoukl Strait Doti
road to maintain alignment with the pathway conBgura- be developed at street corners to further enhance safety
DOWNTOWN MFRIDIAN CITY CORE STREET CROSS-SECTION MASTER PIAN STREET DESIGN
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EXHIBIT A TO P & Z RESOLUTION 20-02
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Broadway Ave
BROADWAYAVENUE : Main Street to East 2nd Street
-per.. _ psovr,ay0aj ( 7M
Do Eosed enAA'to6y
V P ilia+
y S Iwt aa+hen edge
W P rwAl I2 m �
Is P116sa e �► f ,v.
Struucapa8a11ar
r ParF.ar Ealler � S y
F frrniureto
h lyyeng �tl. _ i
Ct
Ewto-gdpe of ROW tart. tT
M'pad,a - i ;2tleCaamtt� Amajn ' ,
Should reflect this, While the ten-foot multi-use pathway alignments across intersections, and to reduce setback
MafnStreet to East 7ndSlmd 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: IMPLEMENTATION PROCESS: bass-sedianriidlh R8-feef (ROW) 84.5 feat
redevelopment, and the pathway a pulled within adja- .
Broadway between Main and Fas[ 2M is generally Indus- cent property. Omstreet parking and standard streetscape Curb line changes necessary to be supportive of pedestrian kaod Irorar too eat
trial storage on the southern side of the roadway, along to improvements a re required, and must align and Integrate activRkes and al low businesses greater street presence will filling payed ParaAd
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 Parhng6oyautyo 31 le
disrepair on the northern side. Sidewalk facilities are also In of the block, on one or both sides of the roadway. Unless Eatoried. 1 to 5-he
disrepair, and non-existent on the south The streetscape DESCRIPTION Of ULTIMATE CONDITIONS: largescale redevelopment occurs, public partiupation will north udo. aora an Dot aehId. Said IFS)
on the north-side of Broadway has been redeveloped on The north-side of this cross-section includes standard be necessary for implementation and play a large role in 1e4t5 :id,.
the Corridor segments both to the west and east — only required streetscape improvements, and a wider walkway redevelopment ofthe streetscape, particularly with the Eolfor (msieo) Vint: A-krttrr ,tanla,ds i
this segment is lacking improvements. consistentwith othercorridar Improvements to the east. multiuse pathway. With eventual removal of existing angled P26011 Ii3n Yu
The south-s'Ids of the street provides the required path- parking, it is expectedthat additional off-street surfaceor EAlsi"ert Nut Noes I
INTENT. way connection, but may simply mirror 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 streetscape standards if the loss and accommodate future downtown parking needs coarunr , ad as zefulccoo'eesanath enti eamArio not I atanAe9n :
P PP 1 P P ay rviu. ;4 ondnmRe NII « IT altea .at cnuafo Paring sutilanhr- :
developmen[and balance Ilse pedestrian elrvironment with pathway is Integrated into future development through the Improvements on the north-side of the roadway should dmu. a.d other ronktamau olu: line saual. Sw Paring ndioeunhr I
parking provisions. It is expected that future redevelop- southern properties. Parallel parking is provided instead be a focusto compliment Idaho and increase demand for Streotkodgn.
ment on both sides of the road will be transit supportive ofangked to enhancesafetyand Create a more pedestrian land to the south.
higher density m ixed uses, and the pedestrian ervironment friendly corridor, and to lim it wider cross-sections, maintain
��fl�7f�
DOWNTOWN MERIDIn�ITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN
EXHIBIT A TO P & Z RESOLUTION 20-02
EXHIBIT 2 -A
NOTICE OF HEARING -
MERIDIAN PRESS
URBAN RENEWAL DISTRICT ORDINANCE - 2M 882
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
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PUB ZONE EDT TP RUN DATES
MP A 96 S 04 / 24
AUTHORIZATION
I
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 )
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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
LEOALNOTICE
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DATETY.APJ. 16, 2021.
crosJmmM Cry VcN
Apd E446N 2LOaYst
NOTICE OF REGULAR MEETING AND PUBLIC HEARING BY THE
CRY COUNCIL OF THE CITY OF MERIDIAN, IDAHO
TO CONSIDER THE URBAN RENEWAL PLAN FOR THE
UNION DISTRICT URBAN RENEWAL PROJECT
OF THE URBAN RENEWAL AGENCY OF MERIOhW, IOAHO,ALSO KNOWN AS MERIDIAN DEVELOPMENT CORPORATION
NONE IS HEREBY GIVEN that on Tuesday June 3, 1020, at 6.00 on in City Couml Chambers, Meridian City Hall. 33 E.
limadxad Avenp hleddArt Idaho the City Cwml of the City of Meriden. Idaho ('Coy') wil hold during Its regular meatus,
a pubic hearing a consider for adopton the proposed Urban Renewal Pssn for the Union District Urban Renewal Project (the
'Hai t of the Urban Renewal Agency of Meridlaq Idaho, also kmvn as Meddan Development Corporation ('Agency').The
ubn renewal and feroae allocation area handary is hathud c shouted. The Plan proposes that de Agency udeNke
urban renevd pf*M Icbdog Identifying public faciides for fun&g, prawam a the Idaho Urban Re ewer law of 1965,
Title Ss, Chapter 104 Idaho Code as amended De Han being considered far adopton cmtahu a vNesae allocation Bouncing
provision pursuant to the Local Economic Dewlopmsnt As, Tde S0, Chapter 19, Idaho Code as amended, that wa Ouse
property taxes resulting henna increase in equalised assessed valiaton in esess of the es,abed assessed volution as shown
on the base assessment M as of January 1, 2010, in be allocated to the Agency for when renewal pupmes The Agency has
adopted and recommended approval of the Plan.
The general scope and cbjectses of the Plan am:
a The engireeft design, Imalata, consbuldM andror rttmstrudian of shoes and sheetaapA Including but out
inked to npoaements and upgrades to E. Broadway Aveae, H Main Street E. 3nd Street xd E. 3d icons and elated
pedeva facTids curb and gene, nteneNon and real crossing Ipronmens and uafk signal;
b The engineering &sign, W Water, ccmv (vw, and/or fmonf Wttimn of storm water management Nhxwmee to
support compliance with federal,state,and local re9shlatom for S oml water dsewge and to support Fiwaledenbpment
c. The englrree'rs, design, Installation, constructiom ard'a reconstruction of utilities (within and outside of the
Project Area) hedudkg but not limped to knprovements old upgrades to the water distribution system, water
capacity Impoaements water storage upgrade; senor system kmproaaaents and upgrades Brady Interceptor, and
imprwemens and upgrades to poor, gas, fiber opHct mmmudeadna W other such faciims. Construction of
aides Outside Of the Piojest Area at directly related t0 the growth and development within the Project Arm but
mot be sited within the Prefect Area:
d RennovA buryig, a relocation of ambead utilities; rennord a relocation of underground uUllles; etmsian of electrical
dstrbaon Imo and trarsfofmer; krywement of Mgation and drainage dNrhe W Mara'; wadergrandrg or
piling of Lateral; addition of fiber optic Iwo; or other caonxvhkaton yams; publil paling fade A aryl pubic
krprwements including but not Bmited to, fire protection systems mada/t I^ States W sveetsapes wW fa
purpwes of this Pia, the tear su"Wapas Includes stairwells; fighting wMsaft kndes sIgI Me reds WHk act
W strb amvYds between the rob and dghtofway Sw xd other pbic nproswams Including public open spaces
that may be deemed appropriate by the Road;
e The engmew'rg desigt hstahatIm W'acawhuction of a carmhmiMrweaWn faciy and related pblk IrmownrI
L The engrutrng. design, hsNlhlbsxWa construction of a public perking 3h e a structures adroc public surface
pkhg lot and related public kmwwemens
9. The prmkbn for pYtdpaton by Property orris and dndopns within de ProfeetArm W addew the ob( d?m of Plat
IL The rwegeneot of any popery acquired by and uds the owmwdip W tonmol of N Ageny,
L The pwision for rdwton assistance to displaced Project Area occupants xd'or bnkessn as a result of any Agency
ad". as may be required by W,
J. The dewkprzat or reclawkE wow lad by pd'ae an surprise or pubic agencies for wax n aoodarce with its Man;
k. The xgdurioer of real property for pink dgh(of-way krpowemhms Wasulan fac3tl4 a Say undogroundng public
parking faoTt u, useable public span, pathways and strewscape knpro mcnts to create dvebpmt o-gaamides
asstwInith the Plan Including Most linkedbhrture dspwifion to quafdIeddevehpers ad furge6led dealopnens.
kdud'ag xmcank desNapmeot "or other pink entries;
I. the demoldon or rerrgnl of certain buildings aster nprovenens for Plink dghsaf way pedestries Iw'Rties MEy
ondee9nandn9, public Parking facifies useable public space, pathways W soeetseap npaYmwns to etaurage
W eMarsce hansponatbn and mobility "does decrase uderuiiaed pertain, to eliminate urkahblut unsanhay
re ureafe conditions, e0minate obsolete or other uses detrimental to the "k "fare or otmwise to remove or to
Furrows the spread of deteriorating a deteriorated condm'ons and to promote economic growth and development or
redevelopment
m The dapositon of real property icough a congetKse process in accordance with this Plat Idaho law including Idaho Cade
1 %20114 and cry dspiltw poldes adopted by the AgerAy;
h It. The rehabilitation and adpthe reuse and rryvpoilngofastigstnxwes aid
lrwwemms
o. The preparation W aumby ofadNeu sites bathe dewloprest adcomwnlon of facilities for mind-use residential,
commercial, real areas transit facitie; eNatanal fasSdes and co m oriy W recreation fKAdo;
p To the want allowed bylaw, lend or kwed federal or issue fobs To Witate redekdppnent
q. IhemhonmenW assessment aid remedatm of economists III does,a dies Mere anWawental mdvocs dethrenW to
redevelopment eis;
. In collaboration with property owners rd other stalcAlsa s, waking with hie City to amend zoning regulations Of
necasay) W standards W gddeirts for the design of strmisape, places pedoulav couldi parks open space W
oiler Eke pubic spaces applkahle inthe ProjeaArea as needed to support loom antatmn of this Man;
s Agency a dror owner-0evelopv mmmxffW parochpatbn In the comtrudim ad'a management of public parking
fadids that support a desked kid and farm ofdrnIwmtawhl etlwtitaTMofdeh*dkea
L Iheeanncton Wfinandalagpatofctlseal laci6ks and tlwerhharhlehhentandmrshwionNpark; open spore; W
pubkrweatW W latlitles;
u. The Provision M fnacle W Who asdsunce to encarap and amid business emuplae including but not limited to
stamps W mdaobniess unique culawal businesses mM.siced companies and large-male ceperatore;
w to conjunction whh the CAR the atableahment W impiemenation of per{aruame after i to Uwe high Joe design
ttWad xd enwonmenW qu0y and ocher design dements which pewide urtry W Integrity a one entire Project
key lr h ng cmmNhant of furls for plamNng studies achteang high ssadxds of dew opment W levwaglag sud
deselmpnent To adhiew pubic ob(ecbws ad ercdmt use of scarce INouces
w. Corr related Improvements a dose set fad above as hither set bid In the Plan,Attachment 5.
Any such lard uses as described in the PW ME be in confe maze with seeing far the City of Meddm W Me City ofMMdan i
Canhprehendre Plan as adopted by to Crry Coml. lad made awlable will be developed by where enterprises or puck
agsdes as anhaired by ssw The Plan Identifies verlovs public W private Improaments which may be made within the
PmjMara.
The Urban R o rwol AojmtArea and ResmealaationArea hnein referred to Is described as poll
An area Iomstrg of apportnatey 16 acres of undadwloped tad W dghtal ar the Oys
downtowncone W is generally basndedby EdNDAstnrtadenod, E.TNfd Sveeta hie east a portion
of the railroad rigMofvny a In south and HMan Street W the wU% end as owe Paiutlery deacribed in
don Plan ad depicted In The MaR bale.
__. UNICIYDE5TRILT
QIYOFMENDIAk ADA CICI Rln; IDIM
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ERROAJDWAYAYE . .
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Qa Q M ) EFRANkIIN RD �?rA t�
� .I, �/� 1030S WA9reaGaOYAYE a
WON DISTRICT N tm,Aw gpaDDlErr��y)E)�diba sawn
ANNEIATON Es01BUoAv_n F. (MJ3WltOf shine
SEC, 7. T.IN, RIE, 8.4.
ADA OOt N1Y, IOaiO L>•J.M.y UC, µNW511Y1WTHSCaN aroar
m
Copksaf hie proposed Plan are on Rio for pink kupecton W c" M@ office ofthe Chy Chid,Meridian Ciy Nat
33 ERmadayaswp Merldi^daba483641 between the hags of B00 oclodam,W 400 o'dod pm, Maly through
RidaA esdahhe of holidays, The Plan can else be xcessed ahfira at MgsdNiUYAllbnD'utlkL For add*ml asssta oe In
obtaining a coy of the mhem mauedak mmtact the office of the City CIei at 208404433.
At the hearing dale that W Eyre noted atom (Aye 1, 2010, at 600 park all psms neexted in the abm maNers
may appear W be hard Because Social dstandg orders may be In effect at the BUD of the harm; written Mtirmrry Is
ocoumgedYAnm testmmmy most be 9"tudi at kart fen wvdeg doh prism the haring Oral testimony maybe kaed
to vkbal (named a tdephak means W my be limited to three mlmdes Par person. Idwmadon on accessing %e meeting
remotely W participating In Use venal mmtng can be ours!at Yldn thStidlxiyar8 under the 'ykW Meeting Wamalfmn'
tat. yddhtlnal ofomtaton regardag pwideg testimony IncmpOr a Mhh any social dstancig orders In effect may be
obuMbyWn910B88 33a emai at DertkARmerkWndxaO.
Merkfiah CRy Hall is xce bkapersons MthdaaNE6es All Womedm presented tithe hearing doll also be m IALI
upon ada nce Items in a fare usable by Forswear with hearing or vsval npakmms individuals with other disabiin may
she assistance by contacting the 0y 14 hours price a the h eas g.
DAHMApil 16, 3010.
Chris Johanson, Cry Clerk
Ptb W do Jahn Mateo Saf esnwh May 1, 1010.
EXHIBIT 2 - 11
NOTICE OF HEARING -
IDAHO STATESMAN
URBAN RENEWAL DISTRICT ORDINANCE - 204 882
.,
Idaho Statesmanpv
Keeping you connected I IdahoStatesman . com MAY 8 2020
CITY OF C/VrAT,�W'
CITY CLERKS OFFICE
AFFIDAVIT OF PUBLICATION
Account # I Ad N, ber I Idenlificallon PO Amount cos De t
262513 0004629405 ; hearing re Union District Plan - 1 $492,00 3 20.OD 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 Boise, Ada County,
State of Idaho, and having a
general circulation therein , and which
said newspaper has been
continuously and uninterruptedly
published in said County during a
period of twelve consecutive months
prior to the first publication of the
notice , a copy of which Is attached
hereto: that said notice was published
In The Idaho Statesman, in conformity
with Section 60-108 , Idaho Code, as
amended , for:
1 Insertions
i
Beginning Issue of: 05/01 /2020 C
ding issue of: 05/01 /2020
MORROW
(Legals Clerk)
On this 1st day of May in the year of
2020 before me, a Notary Public,
personally appeared before me
Ambar Lizarraga known or identified
to me to be the person whose name
subscribed to the within Instrument,
and being by first duly sworn ,
declared that the statements therein I
are true, and acknowledged to me
that she executed the same.
I I
Not Public In and for the state of Meet
s , residing in Dallas County
It
--
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NOTICE OF AEGVIAA MEMNO AND PUCUC HFARIHO BY THE
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TO COHNDTA THE UAMN AENEWAL FLAN MATNE
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EXHIBIT 3
UNION DISTRICT PLAN
URBAN RENEWAL DISTRICT ORDINANCE - 204 882
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 Genera ! Procedures of the Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
102 Procedures Necessary to Meet State and Local Requirements : Conformance with
Idaho Code Sections 50-2008 and SO-2906 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
103 History and Current Conditions of the Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
104 Purpose of Activities . . . . 04 % & Ease go be V a 0 0 0 0 0 a 16 0 6 0 4 9 4 0 0 0 0 0 # 1 4 a I * a Do 0 at r a 0 9 0 a be a D 6 be f I safe 00 9 a I a I to 9 1 go 0404 R 4 0 a a 2 a A a 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 . . . . . . . . . . . . 0 1 0 1 6 a 0 0 0 a 6 0 a 6 1 1 a 1 0 s * 0 * 0 0 a t t a 1 0 q due a 4 0 4 0 4 0 4 118 9 0 1 7
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 . . . . . * * at # I at * I o4vtootoo to to at due I do lost Ittfoo % as 18
309 Property Disposition and Development . . 9 4 & 0 0 f 9 9 a 4 0 0 4 0 4 a 9 0 8 9 a I DO V * 99 00 at 90 Of W If 0 * 0 V 0 9 4 0 % 49 0 1 04 9 0 * 4 0 a 6 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. . a 6 a & a * a a a a a a a a a a 0 a a d 0 6 a a I I a a A, 9 6 a 0 a a a a 0 0 a a a 4 a a a a a 0 9 6 9 f b d 1 9 1 1 0 4 P 5 a a 0 6 a I a a a a 04 6 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 . . . . . . . 08199009491 qf # flof do 14q * 44901 6 * 9909 Do to do so I * qgvtoovov we a dead evades room 4veace guavas@ 22
402 Public Rights-of--Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
403 Other Public, Semi-Public, Institutional , and Nonprofit Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . 123
404 Interim Uses , . 9 r v 4 0 9 1 4 1 1 a a 0 0 4 0 4 a 1 4 6 4 0 4 0 4 a a 0 4 0 4 4 a 9 0 0 a 0 0 1 a 0 a 0 , . . . . . . . . . . , . . . . . . , . . . . . . . . . . , . . . . . . . . . . . . . . . . , . . . . . , . 23
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 . . 64 sea 6492 Doofteefool sodded 0940tooda of as # 24
407 Minor Variations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
408 Design for Development under a Disposition and Development Agreement or
Owner Participation Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
409 Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
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500 METHODS OF FINANCING THE PROJECT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
501 General Description of the Proposed Financing Methods . . . # * love % 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
ImprovementDistricts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
502 . 6 Issuance of Debt and Debt Limitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
502 . 7 Impact on Other Taxing Districts and Levy Rate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
503 Lease Revenue, Parking 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 . . . . . to I a ovow9ptro rq to 001 ovo * oj a & 4 & 0 0 a 0 4 b A b a 0 d 0 a p 0 0 10 a & # ft 0 P a # I * a 0 & 9 a 0 6 ff * a 0 9 0 9 * 0 0 0 4 t 4 0 a 0 a 9 0 a 9 0 1 0 0 1 4 0 0 % 4 3 6
800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW . . . pop 40 36
900 PROCEDURE FOR AMENDMENT OR MODIFICATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1000 SEVERABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1200 APPENDICES , ATTACHMENTS , E)(HIBITS , TABLES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
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Attachments
Attachment 1 Boundary Map of Union District Urban Renewal Project Area and
Revenue Allocation Area
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
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Attachment 4 Map Depicting Expected Land Uses and Current Zoning Map of the
fProject Area
Attachment 5 Economic Feasibility Study
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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 b the Agency pursuant to
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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 information 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
j section 50-2903 (20), Idaho Code. In determining the termination date, the plan
j shall recognize that the agency shall receive allocation of revenues in the calendar
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year following the last year of the revenue allocation provision described in the
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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 Plan 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(1 ) (a) ft). 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 § 50m2903A .
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
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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 ( 1 ) , (5) , (7) and (8) . Attachment 5 , together
! 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 .
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 :
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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 "streetseapes" 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 ;
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 ;
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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-of4ay, 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;
h . The provision of public service utilities, which are necessary to the development
of the Project Area, such as water system improvements , sewer system
improvements and improvements to storm drainage facilities ;
L 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 ;
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
ke 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 6745013, 67450E, 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 ,
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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.
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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 50m2008 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 Council 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 �], 2020 , by Ordinance No . [ .
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
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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 . 3rd 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 fiill 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
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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 orusefiulness , 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.
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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.
The Agency uitends 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 flom 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 finding, 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
fiends , the City may contribute to the construction of the community facility in the amount of
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$ 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 funds 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 I 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. 2Id 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
Plocal regulations for storem water discharge and to support private development;
c . The engineering, design , installation, construction, and/or reconstruction of
4 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
j 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
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within the Project Area, but cannot be sited within the Project Area;
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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 fixture 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;
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m. The disposition of real property through a competitive process in accordance with
this Plan, Idaho law, including Idaho Code § 5M011 , 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 .
I w. Other related improvements to those set forth above as further set forth in
Attachment 5 .
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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
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
usefitlness ; 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 Plan 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 .
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c . Secure and improve certain public open space in critical areas .
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. Tn 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 from 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.
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All owner participation agreements will address development timing, justification
and efi ibillty of nrolect costs, and achievement of the obieetives of the Plan. The Agency
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 l 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.
Tn 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
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.
• 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
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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 ACT41), 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 on various relocation,
screening, or underground projects and the providing of fiber optic capability. To the extent any
public entity, including the City, has fiinded 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
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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 hinds 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
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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 limited 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 fiends 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
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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 buildingsites an real property in the Project Area owned b the Agency including site
Y p P Y J Y g Y g
preparation aration 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 § 5M011 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 lights may be disposed of for any permitted use within the
Project Area boundaries .
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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 .
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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 .
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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 government 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 ("CDBG"), 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 financuig of those private projects that will attain certain federal objectives .
The Agency may, therefore, use the federal fiinds 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 .
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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 fiom 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 mixe&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'id
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
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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-of4ay 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
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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 ; Iimitation 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 Plan, 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 .
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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 on an
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 from 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 nonconforming uses shall also comply with the City codes and ordinances .
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500 METHODS OF FINANCING THE PROTECT
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,
fiords , 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 Plan. 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 advancc4unded 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 fndd the public improvements contemplated by this Plan . Likewise, a developer/owner
advanced funding could achieve the same purpose.
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Upon enactment of a City Council ordinance finally adopting these revenue allocation
financing provisions and defining 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 § 5M908 . 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, future priorities, and unknown future
costs . Agency revenue and the ability to fnind 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, refiinded, 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 I Associates and SMR Development, LLC . The Study constitutes the
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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 .
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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 mixe&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 infaiination 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 'mportance to the Agency, by feasibility based on estimated revenues to be received, amounts
funded, and by year of ftmding . The projected timing of funding is primarily a ftinction 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
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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)2 $ 13122527900
Ten Mile District $ 12, 5823900
Union District $ 23163 , 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
funding 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 assuming 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 .
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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 Tdaho 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 fiend 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 § 504903A.
Attachment 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 terms 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 acquisitions 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
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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 Alan 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, storm 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 funding 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
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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 § 6M02, 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 § 6M02. Therefore, the impact
of revenue allocation is more of a product of the imposition of Idaho Code § 6M02 , 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 5tudy ' 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 occuil ing outside the revenue allocation area (Idaho Code
§ § 63402 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 fiorn including, as part of the new construction roll , the
increased value related to new constriction 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) .
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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 9002549212
Ada County Highway District . 000771526
City of Meridian 9003083910
West Ada School District .000014448
Ada County Ambulance .000121963
Mosquito Abatement District .000021765
College of Western Idaho .000128506
Meridian Cemetery . 000037985
Meridian Free Libraty . 000441567
Western Ada Recreation 9000042391
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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 fiends 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
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
j to as conduit financing, which provides a mechanism where the Agency uses its bonding
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3 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 taking entities, the 2019 levy rates are used. Use of the 2019 levy rates provides a more accurate
base than estimating the 2020 levy rates.
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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 Rinds,
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 funds not related to revenue allocation fluids .
504 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
process .
600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES
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.
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c . Imposition wherever necessary of appropriate controls within the limits of this
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
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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
witliout 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.
In 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-tern 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.
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700 ENFORCEMENT
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 termination year. In order to provide
sufficient notice of termination to the affected taxing districts to allow them to benefit from the
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 1 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
M 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 .
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 §
t 63 -215 .
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.
As allowed by Idaho Code § 50-2905 (8), the Agency may retain assets or revenues
generated fi•om such assets as loans; the Agency shall have resources other than revenue
allocation fiends to operate and manage such assets. Similarly, facilities which provide a lease
income stream to the Agency for full 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) (%v) . . 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 more/ 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) (*
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 shalt 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 § 67450E, the local government registry portal , Idaho Code § 50-2913 , the
I 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
fstatutes results in significant penalties , including loss of Increment revenue, and the imposition
f 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
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Dare: 2r2020 LandSurvcJi /_LG WWW, SAWTOOTHLS, COM 1 OF 1
Attachment 1
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 5urveylne , LLC
P : ( 208) 398 -8104 P : ( 208) 398 -8105
2030 5 . Wa5hin9ton Ave . , Emmett , ID 53G 17
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 1328012 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
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 88 °42 ' 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 l °2 P 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 88°30 ' 19 " West, coincident with said southerly right of way of Union Pacific Railroad , 831 ,04 feet to the
POINT OF BEGINNING ,
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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- of4ay 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
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Attachment 5
Economic Feasibility Study
4840-3668A470 , 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
RigWof-Way Landscaping Improvements
Utility Relocations
Lateral Relocation and Improvements
Attachment 5 - 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 $ 50865 ,000
Community Center Construction $ 6j450, 000
City of Meridian Community Center Contribution ( $3 , 000 , 0001
Net Project Area Cost Construction $ 3,450,000
Total Civic Block and Structure Parking Cost $ 12, 31510001
Grand Total $ 12, 0401000
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 $1913611437 .
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 advance4unded by property owners and /or
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
secure funding, no Project can proceed until a specific, enforceable funding plan is in
place .
I
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.
Attachment 5 - 3
i
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)
�# . . 4,:rtc� � w,::hr ,� � 4At�r� ,s #� k� ra ii y q Y` f'' ''� � �� «w-fi-u r . �;�,�. q " .c rs n - .,�,�,..;f••
s � izy, • i,t - v'` ��:tp 1 .P��vZh is z'� z # S,. . C sue -3# + i r . df 3 �'.`�x a �.ei""� .,�'�' �:��. y y � .c tqr �� i a
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2020 $75 , 000 $0 $25,000 $0 � " 2500�.
p ;
4' L90 2021 $0 $ 0 $ 25 000 $0
2022 $ 0 $ 0 $ 25,000 $ 0
2023 $447, 366 $ 0 $44,737 $40,000 $335, 525 Ya . 7 411, $4 wee;C12`t
2024 $456, 578 $ 0 $48,368 $45,000 $342A34 1
2025 $823 ,4091 $ 0 $ 50,000 $27, 500 $ 617,557 $'65y;Q5?7
2026 $840, 141 $ 0 $ 50,000 $0 $ 630, 106 .' a. r 6 ;Q4'
2027 $857,207 $ 0 $ 50,000 $0 $ 643,475
2028 $874, 615 $ 0 $ 50,000 $0 $8241615 1
2029 $892,371 $ 0 $ 50,000 $0 $842,371 }kg/Mil3
2030 $910,482 $ 0 $ 50,000 $0 $8601482 `0 B`2
2031 $928,955 $ 0 $ 50,000 $0 $ 878,955 E92N.89`._5`
2032 $947, 797 $ 0 $ 50,000 $0 $ 897,797 1 $ w47;79Af
2033 $967, 016 $ 0 $ 50,000 $0 $917, 016
2034 $ 986, 619 $ 0 $ 50,000 $0 $936, 619866`1;9
2035 $ 1,006, 614 $ 0 $ 500000 $0 $956, 615
2036 $ 11027, 008 $ 0 $ 50,000 $0 $977, 008
2037 $ 1,047, 811 $ 0 $50,000 $0 $9974811 0:4 $1
2038 $ 1, 069, 029 $ 0 $500000 $0 $ 1,019, 029fi `$�:;Oa7�
2039 $ 1109072 $ 0 $50,000 $0 $ 11040, 672y $ : 9dEi;72
2040 $ 11112, 747 $ 0 $ 500000 $0 $ 1,462, 746 7 6
2041 $ 0 $0 0 $0WE % >Q
- _ �4x.'.5 `. . .:y.�:.. ,:-.� �,:r';< „r//r . .. . n..:x� Yi.. - ..r . :• ; . ' . i+x "}�,•„ry -•✓ • _. .� . _ • .va�y�e'+- _
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Attachment 5 - 4
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
I
n 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 .
486M500-2807, v. 7
�I
Attachment 5 - 6
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Attachment 5.3 Union District Urban Renewal Project
Estimated Tax Increment Yield
Assumptions:
Values based on Ada County Assesor 2019 Data (latest certified numbers)
20%of Parcel R596000545 included in development parcel
Included portion of Parcel R7596000545 rezones to Old Town from Light Industrial to be consistent with other included parcels
Value of included portion of R7596000545 adjusted to reflect average assessed value of other two parcels($8.63/sq.ft.)
Land values inflate at 1% per year
Existing structures will be demolished and have no value
Improvement values inflate at 2% per year
Tax rate remains constant through life of the District with 10% reduction from 2019 rate
New construction values based upon estimates
Residential units will not be owner occupies and thus not subject to the Homeowners Property Tax Exemption
Residential units will all be market rate rental units
District Operating Expenses estimated at$50,000/year
Balance of Revenue Allocation Yield will be available for capital investment and/or debt service
Total balance($12.39 m) not necessarily available for reimbursement to any developer—subject to negotiated OPA
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Cash Flow Analysis - Current Tax Rate Reduced by 10%
AssuMerin,1
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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 - e 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
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, Vlce- 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 , 20201
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
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.
I
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
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
g
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
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
Chair of the Board
ATTEST:
ja
�-
5ecret
4832- 1165- 1255 , v . 1
RESOLUTION NO . 20 - - 8
EXHIBIT 4
SUMMARY OF ORDINANCE
URBAN RENEWAL DISTRICT ORDINANCE - 204 882
1
I
NOTICE AND PUBLISHED SUMMARY
OF ORDINANCE PURSUANT TO I.C. § 50-901 (A)
CITY OF MERIDIAN ORDINANCE NO. 204882
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
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Acct # : 351462 Ad # : 2020247 Status : New
LEGAL NOTICE
ORDINANCE
PURISUANT TO JBC.g 60.901(A)CITY OF MERIDIAN
ORDINANCE NO.Z.—
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF MERIDIAN.APPROVING THE URBAN R E AL
PLAN FOR THE UNION DISTRICT URBAN RENEWAL
PROJECT.WICCH PLAN INCLUDES REVENUE ALLOCA-
CLERK TO TRAFINANCINNSMIT PROVIAIOORpy AUTHORIZING THISI ORDINANCE THE
AND OTHER REQUIRED INFORMATION TO TE COUN-
TY,AFFECTED TAXING ENTITIES AND STATE OFFI-
SUMMARY OFIDTHE ORDINANCE;;A APPROVING THE
ND PROVIDING AN
EFFECTIVE DATE.
SDNNARY OF UNION DISTRICT PLAN
The Jb Renewal Plan for me Union G-St Uroan F.-
al Project('Union District PI.,,was p,e d byy me ur-
"n renew.)agency of the city of Merid`aka the M dtlian
e npment CORoralion(1M1e'Agency")pursuant fo Me...
ho Uroan Renewal Law of 1865 CM1apt r 0,Tifle ,Id
Catle,es amrentled(m T..A),tie Local Economic Develop
ArrlA na"a"Vlkelwe1easwe'aana ommancea ana wsatap-
provetl by me Agency.The Union Dlatnycyl Plan pyyroWtlea I"
Me Lawnantl rM1. ,a_U.I.District Plan�'N'n,al bus rev
will ca nc�
s�pmpeityvrovlslling Irpm ofM1 Y Increases In
izeltl assessetl valuation9n excess of e squalizetl as-
u�aryat,2020.Ko all—d to meaAgency for
M1e tl
Union DIs-
twenry(20f years an Inclutlas eterminetlon
p TM1es e P generalscope and oblectives of the Plan inclutle but
mbe0 to roadway im s'ltlewalks antl
petles ys,tlrai smpublic antl private
utildiesnsgh�es sewer'ena we er,Im9enon teamty improve-
s,rigMoi-way acRuisi4m,remedlat'lon of envlranmenlel
enhencemem of open areas antl public rcreaton fe-
cslilles,antl sucM1 dher elemen6 raqulretl forme project antl
authorized III
Code Section 50-200T and 5O29D0(13).
AnY such Jana us S.tl—n—m the Plan will be in tort
folamce w'llh Iva Plain r the Ciry of Meritlian end the Merbi-
pre ens
Th;Plan itlentit' iou public M rate imprave-
Me es Ineerin ay be made wimin the Projeq Area,inclutling
munirylreneagpng feclliy,lletbn,anN�cPnblic ction al a
mprp e-
ana me en in.eatro,dearg win:tN�apnwtmmr pon-
Po""" a prcbRa partsr�p re r red raa sorter
public)auaace parkitg lot antl relafetl public Improvemanta.
gehuroan Rened al PA.A c h e R..—Allocation
AAn area—.1ng olseppreximately o15 saes al un—
vNapea)antl antl rOM1I-oi way near me Glry's tlownown core
TM1is aeerelly bonndea by E mahp A.<npe m me noon,E.
ird S1reef to the esaL a p0alon of the reilroad aght-oi-way
ana N.Main srceetro Inewest.T
pan nI.Ily --d in the Plan antl is ep d m the map
arv6iAMµm�,mp
uuuuL
❑ J L] f
O Mewrawrwo I1
` 1 74 1
EXHUNTS TO THE ORDINANCE
xhibitI Findings of the Planning a
me Cgy of MerlHan,ltlaho,Valinatingnconmrmiry of
menuroan Renewal Plan forme Unbn Dislrict Uroan Renew
al Project wim me Ciry of Meritlian's CompreM1ensive Plan
Merkian Press antl the ltlaho Statesmang Pubh.M1etl In
N.
EXhibit 9 Uk Renewal Pmn mr me U.I.District Ur-
Reewal Projeef
E.hibit4 ONire Summary
This Ordinance shall be m lull force end eXect immediately
rve ro January tpr P020 todmeue lxtec nt pe m d by IM1e
Aq�m
Upon ma enective seta M this Ordinance,th��eryryCiry Clerk'ls
Atle Co my AsselasortlaTE IonMe epproprpa a oXklals of Ada
Courtly Boazd M CouMy Cammiesionem,Ciry al Meritlian,
Atle Count,Hghwey District."t School District Ada
f WeatemXdth Mmd—Llbre'CPlatnt'ciry`A UI,CA--h
nt DiatricL the Western Ada Recreation DiatrlcL aM the
Stets Tex Commiasian a c, M mis Ordinance,.coFY al
e legal tleaipbon of me bound"'of me Revenue Nb
Area,antl A map ur plat malcatlng me Eountlaries of
the Project Are..
In.
at City'Hv Cgy of M...,aSS Ea ivBlroadway
Avenue,Meridian,ltlaho.
rr��pp.0 SSS20;Second R pp
H.g BI02120 ;Thl,d Rearing antl tlP%,,i Hearitg:
N092020
STATEMENT OF MERIDIAN Clry ATTORNEY AS TO
ADEQUACY OF SUMMARY OF ORDINANCE NO.2-BU
The undersigned,WMI.m L.M.Nary,Clry Attorney ai 1he
Ciry Di Meridi.n,dlyyldaho,hereby ceatlles thppaYYt M1e is the Ie9N
OMlneocetN 21,..Eho1 .C'dot V.,d anmld t And
haespbUMJ its ems m be Ime end compM.and provides
eotpa131.1K.tc ins pudic Wrsuant to Idaho Catle¢SD
DATED this 10m day of June,2020.
illlam.LM.Nary,ON Atmrney
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
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PUB ZONE EDT TP RUN DATES
MP A 96 S 06/19
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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)
i
i
UNION DISTRICT
CITY OF MERIDIAN, ADA COUNTY, IDAHO
E PINE AVE
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PROJECT: OWNERIDEVELOPER: 2030 S. WASHINGTON AVE. DWG #
UNION DISTRICT EMMEIT, ID 83617 120018-EX
ANNEXATION EXHIBIT BILL TRUAX „ P; 208 398-8104 PROTECT#
MERIDIAN , ID. F; 208 398-8105 120018
SEC , 7 , T3N , R1E , B . M . 208-914 -6131
ADA COUNTY, IDAHO SHEET
DATE: 2/2020 LanSSuveyirq LLG WWW. 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 , Meridia�Q� +CAI Qt2 rf
�" i City of
Cit erMili
Mayor andCouncil �F� SEAL 4
By : Chris Johnson, City Clerk
First Reading : 5/26/2020 ; Second Reading and Public Hearing : 6/02/2020 ; Third Reading and
Public Hearing : 6/09/2020
STATEMENT OF MERIDIAN CITY ATTORNEY AS TO ADEQUACY OF SUMMARY
OF ORDINANCE NO . 204882
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- 18 82 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 § 50M901A (3 ) .
DATED this day of June , 2020 . \l/
William . L . M . Nary, City Attor y