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Northern Gateway Plan_option A 4837-9029-4001 v.7(Option A) URBAN RENEWAL PLAN FOR THE NORTHERN GATEWAY DISTRICT URBAN RENEWAL PROJECT MERIDIAN URBAN RENEWAL AGENCY (also known as Meridian Development Corporation) CITY OF MERIDIAN, IDAHO Ordinance No. ________ Adopted _________ Effective _________ i TABLE OF CONTENTS Page 100 INTRODUCTION .............................................................................................................. 1 101 General Procedures of the Agency ......................................................................... 4 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906 ............................................................ 5 103 History and Current Conditions of the Area ........................................................... 6 104 Purpose of Activities ............................................................................................... 7 105 Open Land Criteria ................................................................................................. 9 200 DESCRIPTION OF PROJECT AREA ............................................................................. 10 300 PROPOSED REDEVELOPMENT ACTIONS ................................................................ 10 301 General .................................................................................................................. 10 302 Urban Renewal Plan Objectives ........................................................................... 13 303 Participation Opportunities and Agreements ........................................................ 14 303.1 Participation Agreements .......................................................................... 14 304 Cooperation with Public Bodies ........................................................................... 16 305 Property Acquisition ............................................................................................. 17 305.1 Real Property ............................................................................................ 17 305.2 Personal Property ...................................................................................... 19 306 Property Management .......................................................................................... 19 307 Relocation of Persons (Including Individuals and Families), Business Concerns, and Others Displaced by the Project ..................................................................... 19 308 Demolition, Clearance and Site Preparation ......................................................... 20 309 Property Disposition and Development ................................................................ 20 309.1 Disposition by the Agency ........................................................................ 20 309.2 Disposition and Development Agreements .............................................. 20 309.3 Development by the Agency ..................................................................... 22 310 Development Plans ............................................................................................... 23 311 Personal Property Disposition.............................................................................. 23 312 [Reserved] ............................................................................................................ 23 313 Participation with Others ...................................................................................... 23 314 Conforming Owners.............................................................................................. 24 315 Arts and Cultural Funding .................................................................................... 24 400 USES PERMITTED IN THE PROJECT AREA.............................................................. 24 401 Designated Land Uses........................................................................................... 24 402 [Reserved] ............................................................................................................. 24 403 Public Rights-of-Way ........................................................................................... 24 ii 404 Other Public, Semi-Public, Institutional, and Nonprofit Uses .............................. 25 405 Interim Uses .......................................................................................................... 26 406 Development in the Project Area Subject to the Plan ........................................... 26 407 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards ................................................. 26 408 Minor Variations ................................................................................................... 26 409 Nonconforming Uses ............................................................................................ 27 410 Design Guidelines for Development under a Disposition and Development Agreement or Owner Participation Agreement .................................................... 28 500 METHODS OF FINANCING THE PROJECT ............................................................... 28 501 General Description of the Proposed Financing Method ...................................... 28 502 Revenue Allocation Financing Provisions ............................................................ 29 502.1 Economic Feasibility Study ...................................................................... 31 502.2 Assumptions and Conditions/Economic Feasibility Statement ................ 31 502.3 Ten Percent Limitation ............................................................................. 32 502.4 Financial Limitation .................................................................................. 33 502.5 [Reserved] ................................................................................................ 35 502.6 Participation with Local Improvement Districts and/or Business Improvement Districts .............................................................................. 35 502.7 Issuance of Debt and Debt Limitation ...................................................... 35 502.8 Impact on Other Taxing Districts and Levy Rate ..................................... 35 503 Phasing and Other Fund Sources .......................................................................... 38 504 Lease Revenue, Parking Revenue, and Bonds ...................................................... 38 505 Membership Dues and Support of Community Economic Development ............ 39 600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES ...................................... 39 601 Maintenance of Public Improvements .................................................................. 40 700 ENFORCEMENT ............................................................................................................. 40 800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW .................... 40 900 PROCEDURE FOR AMENDMENT OR MODIFICATION .......................................... 42 1000 SEVERABILITY .............................................................................................................. 42 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS .......................... 42 1200 APPENDICES, ATTACHMENTS, EXHIBITS, TABLES ............................................. 43 iii Attachments Attachment 1 Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area Attachment 2 Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area Attachment 3 Private Properties Which May be Acquired by the Agency Attachment 4 Map Depicting Expected Land Use and Current Zoning Map of the Project Area Attachment 5 Economic Feasibility Study Attachment 6 Agricultural Operation Consent 1 100 INTRODUCTION This is the Urban Renewal Plan (the “Plan”) for the Northern Gateway District Urban Renewal Project (the “Project”) in the city of Meridian (the “City”), county of Ada, state of Idaho. Attachments 1 through 6 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 Sections 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 Northern Gateway District Project Area is also referred to as the “Project Area” or the “Revenue Allocation 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” or “MDC”), its consultants, and staff, and reviewed and recommended by the Agency pursuant to the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended (the “Law”), the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended (the “Act”), and all applicable local laws and ordinances. Idaho Code Section 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 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 2 year following the last year of the revenue allocation provision described in the urban renewal plan; and (8) A description of the disposition or retention of any assets of the agency upon the termination date. Provided however, nothing herein shall prevent the agency from retaining assets or revenues generated from such assets as long as the agency shall have resources other than revenue allocation funds to operate and manage such assets. This Plan includes the above information with specificity. The proposed development and 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 any applicable City zoning and design standards. This Plan also conforms to the goals set forth in Destination: Downtown, which is a vision plan for the long-term future of the downtown area of the City, which seeks to establish downtown as a premier destination and home to local business. This Plan is subject to the Plan modification limitations and reporting requirements set forth in Idaho Code Section 50-2903A. Subject to limited exceptions as set forth in Idaho Code Section 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. A modification shall not be deemed to occur when “[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 project timing, including prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not modifications under Idaho Code Section 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 development, redevelopment, rehabilitation, and 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 Section 50-2905. The Plan narrative addresses the required elements of a plan set forth in Idaho Code Section 50-2905(1), (2), (5), (7) and (8). Attachment 5, together with the Plan narrative, meet the specificity requirement for the 3 required plan elements set forth in Idaho Code Section 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 public improvements like utilities, streets, and sidewalks which, in turn, create an attractive setting for adjacent private investment for a mix of uses including residential, (including but not limited to increased density, and mixed income projects such as affordable and/or workforce housing), light industrial, commercial facilities, including office and retail, recreational, or other community facilities. The purpose of the Law and Act will be attained through the implementation of the Plan. The priorities of this Plan are: a. The installation and construction of public improvements, including new local, collector and arterial streets; improvements to existing roadways and intersections, including the installation of traffic signals; installation of curbs, gutters and streetscapes, which for purposes of this Plan, the term “streetscapes” includes sidewalks, lighting, landscaping, benches, bike racks, public art, signage, way-finding, and similar amenities between the curb and right-of-way line, and other public improvements; 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; installation and construction of pathways; and improvement of storm drainage facilities; b. The planning, design, construction and reconstruction of local roads and pathways to support access management, connectivity, and pedestrian mobility; c. The replanning, redesign, and development of undeveloped or underdeveloped areas which are stagnant or improperly utilized because of limited traffic access, underserved utilities, and other site conditions; d. 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 greater housing density and diversity of housing stock, increased employment opportunities and economic growth; e. The provision of adequate land for open space, street rights-of-way and pedestrian rights-of-way, including pathways along Meridian Road, East Fairview Avenue/West Cherry Lane, future 3rd Street, and Washington Avenue; 4 f. The reconstruction and improvement of street corridors to allow traffic flows to move through the Project Area, along with the accompanying utility connections; g. 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 the storm drainage facilities; h. 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. 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; j. The acquisition of real property to support development and/or redevelopment initiatives consistent with the Law and Act; and k. The funding of necessary public infrastructure to accommodate both public and private development. 101 General Procedures of the Agency The Agency is a public body, corporate and politic, as defined and described under the Law and the Act. The Agency is also governed by its bylaws as authorized by the Law and adopted by the Agency. Under the Law, the Agency is governed by the Idaho open meeting law; the Public Records Act; the Ethics in Government Act of 2015, Chapters 1, 2 and 4 of Title 74, Idaho Code; reporting requirements pursuant to Idaho Code Sections 67-450B, 67-10761, 50- 2903A and 50-2913; and the competitive bidding requirements under Chapter 28, Title 67, Idaho Code, as well as other procurement or other public improvement delivery methods. 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. 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 Section 50-2903A. 1 Pursuant to House Bill 73, passed during the 2021 Legislative Session, significantly effective as of January 1, 2021, with the remaining sections in full force and effect on and after January 1, 2022, Idaho Code Section 67-450E is superseded by Idaho Code Section 67-1076. 5 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906 Idaho law requires that the City Council, by resolution, must determine a geographic area be a deteriorated area or a deteriorating area, or a combination thereof, and designate such area as appropriate for an urban renewal project prior to preparation of an urban renewal plan. A consultant was retained to study a proposed project area (the “Study Area”) and prepare an eligibility report. The Northern Gateway Urban Renewal District (Proposed) Eligibility Report (the “Report”) was submitted to the Agency. The Agency accepted the Report by Agency Resolution No. 21-026 on June 9, 2021, and thereafter submitted the Report to the City Council for its consideration2. The Study Area 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. 21-2273 on July 6, 2021. With the adoption of Resolution No. 21-2273, the City Council declared the Study Area described in the Report to be a deteriorated area and/or a deteriorating area as defined by the Law and Act, and further directed the Agency to commence preparation of an urban renewal plan. Under the Law and Act, Idaho Code Sections 50-2903(8)(f) and 50-2018(8) and (9), the definition of a deteriorating area shall not apply to any agricultural operation as defined in Section 22-4502(2), Idaho Code, absent the consent of the owner of the agricultural operation except for an agricultural operation that has not been used for three (3) consecutive years. In accordance with the Law and Act, the necessary agricultural operation consent was obtained from the owner of the agricultural operation within the Project Area for property that has been used as an agricultural operation within the last three (3) years. A copy of the agricultural operation consent is attached hereto as Attachment 6. An underdeveloped seventeen (17) acre parcel located in the northwest corner of the Project Area and generally bounded by Meridian Road on the east and Cherry Lane on the south was originally located within unincorporated Ada County. The parcel was annexed into the City prior to City Council consideration of this 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 ____________, 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 reported to the City Council that this Plan is in conformity with the City’s Comprehensive Plan. 2 Following adoption of Agency Resolution No. 21-026, technical minor edits were made to the Report. 6 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 duly published in the Idaho Press, a newspaper having general circulation in the City. The City Council adopted this Plan on ___________ __, ________, by Ordinance No. _____. 103 History and Current Conditions of the Area As more specifically described in the Report, this Project Area is generally located in central Meridian, northeast of the City’s downtown core. The Project Area contains approximately 126 acres, inclusive of rights-of-way, and is generally east of Meridian Road and south of Fairview Avenue. A portion of the Project Area fronts the north side of Fairview Avenue east of Meridian Road. The Project Area also includes a 17.64-acre parcel located at the northwest corner of Meridian Road and Cherry Lane. The Project Area includes mixed zoning for primarily commercial and residential uses. Current uses may not be wholly consistent with zoning and/or the City’s vision set forth in the Comprehensive Plan and/or Destination: Downtown, wherein the vision for this area contemplates four (4) main goals promoting livability, mobility, prosperity, and sustainability. The use of the urban renewal tool to support these goals is critical to the success of the vision. Current conditions reflect aged residences converted to commercial uses over time with nineteen (19) vacant parcels. More than half of the Project Area is devoted to commercial uses and/or vacant parcels zoned for commercial use, with residential uses being the next most significant land use category. The Project Area’s largest single parcel is the 17.64-acre underdeveloped parcel located in the northwest corner of Meridian Road and Cherry Lane. In its totality the Project Area is reflective of the shifting urban geography of the City. The Report cites a number of deteriorating conditions existing within the Project Area, including a substantial number of deteriorating or deteriorated structures, deterioration of site, age or obsolescence, the predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, obsolete platting, insanitary and unsafe conditions, and diversity of ownership. Together with deteriorating infrastructure, diversity of ownership represents a significant impediment to development: 105.63 parcel acres in the Project Area are owned by one hundred and fifty (150) entities, which can create issues with necessary property assemblage to support economic development and/or housing opportunities. The foregoing conditions have arrested or impaired growth in the Project Area. The Plan proposes installation and improvements to rights-of-way (arterials, collectors, and local roads), pathways, sidewalks, curbs, gutters, and other streetscape improvements; transit infrastructure; public parking facilities; public infrastructure, including improvements to sewer and water infrastructure, power and fiber installation and/or upgrades; property acquisition to support economic development and housing opportunities and other publicly owned assets throughout the Project Area, as more specifically set forth in Attachment 5, creating the opportunity to revitalize the Project Area and to support transportation infrastructure, as well as mixed-use residential and commercial development consistent with the City’s Comprehensive Plan and Destination: Downtown. Other identified improvements include façade improvements; historic lighting; wayfinding/signage; installation and/or improvements to public plazas, parks, 7 and open space; environmental remediation; and related planning studies to best implement the proposed public infrastructure improvements. The 17-acre undeveloped parcel, together with the other approximately 19 vacant parcels are underdeveloped and are not being used to their highest and best use. A goal of this Plan is to support development opportunities of this site that will ultimately contribute significantly to the tax base. The preparation and approval of an urban renewal plan, including a revenue allocation financing provision, gives the City additional resources to solve the transit, public infrastructure, and development impediment issues in this area. Revenue allocation financing should help to improve the situation. In effect, property taxes generated by new developments within the 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 long-term. Additionally, the proposed infrastructure improvements could support a variety of housing opportunities with diverse rental and income ranges, which supports and adds to the fabric of the Project Area. It is unlikely individual developers or public partners 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 public improvements to support revitalization of the Project Area would not occur. 104 Purpose of Activities Attachment 5 includes the public improvements lists identifying with specificity the proposed public improvements and projects contemplated in the Project Area. 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. 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. e. Alter the location of proposed improvements set forth in Attachment 5 to support development when it occurs. The information included in Attachment 5 describes a realistic development scenario recognizing it is difficult to project with any 8 certainty where the improvements will be sited until any future projects submit plans to the City for design review and permitting. The Agency intends to discuss and negotiate with any owner or developer of the parcels within the Project Area seeking Agency assistance during the duration of the Plan and Project Area. During such negotiation, the Agency will determine 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 from 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 not prioritized but are anticipated to be completed as determined by available funds. As required by the Law and Act, the Agency will adopt more specific budgets annually. The projected timing of funding is primarily a function of the availability of market conditions and 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 public improvements and other related activities with an estimated cost in 2021 dollars of approximately $33,925,000. 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 $35,085,665. 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. 9 105 Open Land Criteria This Plan contemplates Agency acquisition of property within the Project Area, in part, to support economic development/demonstration projects and housing. The Project Area is not predominantly open, and it does not include any agricultural zoning districts; however, the Project Area includes parcels that are vacant and/or transitioning agricultural operations that could meet the undefined “open land” requiring the area meet the conditions set forth in Idaho Code Section 50-2008(d). These conditions include defective or unusual conditions of title, diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, and faulty lot layout, all of which are included in one form or another in the definitions of deteriorated area or deteriorating area set forth in Idaho Code Sections 50-2018(8), (9) and 50-2903(8). The issues listed only in Idaho Code Section 50-2008(d)(4)(2) (the open land section) include economic disuse, unsuitable topography, and “the need for the correlation of the area with other areas of a municipality by streets and modern traffic requirements, or any combination of such factors or other conditions which retard development of the area.” Open land areas qualify for Agency acquisition and development for residential uses if the City Council determines 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 will be increased as a result of the clearance of deteriorated areas, that the conditions of blight in the area and the shortage of decent, safe and sanitary housing contributes to an increase in the spread of disease and crime and constitutes and 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. Due to the City’s expected growth, the need for housing, including affordable and/or workforce housing, is significant and integral to a successful mixed-use Project Area. Further, the existing zoning designations in the Project Area allow for mixed-density residential, and the future land use map shows areas of projected increased residential density, including surrounding potential commercial projects. Open land areas qualify for Agency acquisition and development for primarily nonresidential uses if acquisition is necessary and appropriate to facilitate the proper growth and development of the community in accordance with sound planning standards and local community objectives if any of the deteriorating area conditions set forth in Idaho Code Sections 50-2018(8), (9) and 50-2903(8) apply. But such areas also qualify if any of the issues listed only in Idaho Code Section 50-2008(d)(4)(2) apply. The substantial number of deteriorating structures, a predominance of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, and economic disuse, are all conditions which delay or impair development of the open land areas and satisfy the open land conditions as more fully supported by the Report, which was prepared by Kushlan | Associates. This Plan does anticipate Agency acquisition of property within the Project Area; however, the acquisition of specific parcels is unknown at this time. Should the Agency determine the need to acquire property as further set forth in Attachment 3, then the open land areas qualify for Agency acquisition and development. 10 200 DESCRIPTION OF PROJECT AREA The boundaries of the Project Area and the Revenue Allocation Area are shown on the Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area, attached hereto as Attachment 1, and incorporated herein by reference, and are described in the Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area, attached hereto as Attachment 2, and incorporated herein by reference. 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 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, to increase connectivity and transit options, 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 portions of Northeast 2nd Street, Northeast 2 ½ Street, Northeast 3rd Street, Carlton Avenue, Washington Avenue, Main Street, Northeast 4th Street, Badley Avenue, Gruber Avenue, State Avenue, Pine Avenue, Meridian Road frontage north of Fairview, and Fairview Avenue frontage and related pedestrian facilities, curb and gutter, intersection and rail crossing improvements, and traffic signals; b. The engineering, design, installation, construction, and/or reconstruction of storm water management infrastructure to support compliance with federal, state, and local regulations for storm water discharge and to support private development; c. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan; d. The engineering, design, installation, construction and/or reconstruction of sidewalks and related pedestrian facilities, curb and gutter and streetscapes, including but not limited to improvements to portions of Northeast 2nd Street, Northeast 2 ½ Street, Northeast 3rd Street, Carlton Avenue, Washington Avenue, Main Street, Northeast 4th Street, Badley Avenue, Gruber Avenue, State Avenue, Pine Avenue, Meridian Road frontage north of Fairview, and Fairview Avenue frontage; e. The engineering, design, installation, construction, and/or reconstruction of utilities including but not limited to improvements and upgrades to the water 11 distribution system, including extension of the water distribution system, water capacity improvements, water storage upgrades, sewer system improvements and upgrades, including extension of the sewer collection system, lift station, and improvements, and upgrades to power, gas, fiber optics, communications, and other such facilities; f. 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, floodway and flood zone mitigation; and other public improvements that may be deemed appropriate by the Board; g. The engineering, design, installation, and/or construction of a public parking structure or structures and/or public surface parking lots and related public improvements; h. The acquisition of real property for public right-of-way and streetscape improvements, utility undergrounding, extension, upgrades, public parks and trails, pedestrian facilities, pathways and trails, recreational access points and to encourage and enhance housing affordability and housing diversity, enhance transit options and connectivity, decrease underutilized parcels, create development opportunities consistent with the Plan, including but not limited to future disposition to qualified developers for qualified developments; i. The disposition of real property through a competitive process in accordance with this Plan, Idaho law, including Idaho Code Section 50-2011, and any disposition policies adopted by the Agency; j The demolition or removal of certain buildings and/or improvements for public rights-of-way and streetscape improvements, pedestrian facilities, utility undergrounding extension and upgrades, public facilities, and to encourage and enhance housing affordability and housing diversity, enhance mobility options and connectivity, decrease underutilized parcels and surface parking lots, 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; k. The management of any property acquired by and under the ownership and control of the Agency; l. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan; 12 m. The construction and financial support of infrastructure necessary for the provision of improved transit and alternative transportation; n. The engineering, design, installation, construction, and/or reconstruction of below ground infrastructure to support the construction of certain municipal buildings pursuant to Idaho Code Section 50-2905A; o. The provision of financial and other assistance to encourage and attract business enterprise, including but not limited to start-ups and microbusinesses, mid-sized companies, and large-scale corporations; p. The provision of financial and other assistance to encourage greater density and a diverse mix of rental rates and housing options; q. The rehabilitation of structures and improvements by present owners, their successors, and the Agency; r. The preparation and assembly of adequate sites for the development and construction of facilities for mixed-use residential (including affordable and/or workforce housing when and if determined to be a public benefit), commercial, office, retail areas, medical facilities, and educational facilities; s. The environmental assessment and remediation of brownfield sites, or sites where environmental conditions detrimental to redevelopment exist; t. 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 multi-use pathways, parks, and open space and other like public spaces applicable to the Project Area as needed to support implementation of this Plan; u. 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; v. To the extent allowed by law, lend or invest federal funds to facilitate development and/or redevelopment; w. The provision for relocation assistance to displaced Project Area occupants, as required by law, or within the discretion of the Agency Board for displaced businesses; 13 x. Agency and/or owner-developer construction, participation in the construction and/or management of public parking facilities and/or surface lots that support a desired level and form of development to enhance the vitality of the Project Area; y. Other related improvements to those set forth above as further set forth in Attachment 5. 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 all the powers now or hereafter permitted by Law and 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 other areas of the City based on deteriorated or deteriorating conditions that have arrested or impaired growth in the Project Area primarily attributed to: a substantial number of deteriorating or deteriorated structures, widespread deterioration of site, underdeveloped properties; inadequate connectivity; lack of multi-use paths; the predominance of defective or inadequate street layout, faulty lot layout, , insanitary and unsafe conditions, and diversity of ownership. 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 and in Attachment 5. 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 303.1 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 an assertive strategy. The following list 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 14 Agency plays a key role in creating the necessary momentum to get and keep things going. b. Develop new mixed-use residential, retail, office and commercial areas including opportunities for community, cultural, educational, medical, and recreational facilities, as well as encourage economic development opportunities. c. Secure and improve certain public open space in critical areas. d. Initiate projects designed to increase affordable and workforce housing options and increased transportation and connectivity options. Without direct public intervention, much of the Project Area 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 Section 50-2905. Land use in the Project Area will be modified to the extent that underutilized, underdeveloped, deteriorated, deteriorating and vacant land and land now devoted to uses inconsistent with the future land uses of the area will be converted to mixed-use, retail residential (including affordable and/or workforce housing) and commercial areas, cultural centers, food halls, transit oriented development, educational facilities, other public facilities and improvements, including but not limited to streets, streetscapes, water and sewer improvements, environmental and floodplain remediations/site preparation, public parking, community facilities, façade improvements, parks, plazas and pedestrian/bike pathways. In implementing the activities described in this Plan, the Agency shall give due consideration to the provision of adequate open space, park 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. 303 Participation Opportunities and Agreements 303.1 Participation Agreements The Agency may enter into various development participation agreements with any existing or future owner of property in the Project Area, in the event the property owner seeks and/or receives assistance from the Agency in the development and/or redevelopment of the property. The terms “owner participation agreement,” “participation agreement,” or “development agreement” are intended to include all participation agreements with a property owner, including reimbursement agreements, grant agreements or other forms of participation agreements. In 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. The Agency may also enter into owner participation agreements 15 with other future owners and developers within the Project Area throughout the duration of the 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, and the Agency will so certify, 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 Idaho Code. Additional conditions described below: • Any such property within the Project Area shall be required to conform to applicable provisions, requirements, and regulations of this Plan. The owner participation agreement may require as a condition of financial participation by the Agency a commitment by the property owner to meet the greater objectives of the land use elements identified in the Comprehensive Plan, Destination: Downtown and applicable zoning ordinances and other requirements deemed appropriate and necessary by the Agency. Upon completion of any rehabilitation each structure must be safe and sound in all physical respects and be refurbished and altered to bring the property to an upgraded marketable condition that will continue throughout an estimated useful life for a minimum of twenty (20) years. • All such buildings or portions of buildings which are to remain within the Project Area shall be rehabilitated or constructed in conformity with all applicable codes and ordinances of the City. • Any new construction shall also conform to all applicable provisions, requirements, and regulations of this Plan, as well as all applicable codes and ordinances of the City. All owner participation agreements will address development timing, justification and eligibility of project costs, and achievement of the objectives 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, 2041. The Agency shall retain its discretion to negotiate an earlier date to accomplish all obligations under the owner participation agreement. In all owner participation agreements, participants who retain real property shall be required to join in the recordation of such documents as may be necessary to make the provisions of this Plan applicable to their properties. Whether or not a participant enters into an owner participation agreement with the Agency, the provisions of this Plan are applicable to all public and private property in the Project Area. In the event a participant under an owner participation agreement fails or refuses to rehabilitate, develop, use, and maintain its real property pursuant to this Plan and an owner 16 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: a. Encouraging property owners to revitalize and/or remediate deteriorated areas or deteriorating areas of their parcels to accelerate development in the Project Area. b. 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 redevelopment of the Project Area. c. To accommodate improvements and expansions allowed by City regulations and generally consistent with this Plan for the Project Area. d. 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. e. 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 of certain public improvements. In that event, the Agency will agree as set out in the participation agreement to reimburse a portion of, or all of, the costs of public improvements identified in the participation agreement from the revenue allocation generated by the private development. Though no specific advance funding by a developer/owner participant is shown in the cash analysis attachments, this Plan specifically allows for such an advance. 304 Cooperation with Public Bodies Certain public bodies are authorized by state law 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. 17 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 the Ada County Highway District (or the Idaho Transportation Department), as the case may be, for the engineering, design, installation, construction, and/or reconstruction of public infrastructure improvements, including, but not limited to those improvements set forth in Section 301 and in Attachment 5. The Agency shall also cooperate with the City and the Ada County Highway District (or the Idaho Transportation Department) on various relocation, screening, or undergrounding projects and the providing of fiber optic capability. To the extent any public entity, including the City and/or the Ada County Highway District, has funded certain 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 a participation agreement with the Agency and then shall be bound by the Plan and other land use elements and shall conform to those standards specified in Section 303.1 of this Plan. This Plan does not financially bind or obligate the City, Agency and/or any other public entity to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain projects and expenditures have been estimated and included in the analysis. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in any 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, 18 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 as affordable and/or workforce housing. 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 funds to acquire said property either through a voluntary acquisition or the public entity’s invoking of its eminent domain authority as limited by Idaho Code Section 7-701A. The Agency is authorized by this Plan to acquire the properties for the uses identified in Attachment 3 hereto, including but not limited to property to be acquired for the extension or expansion of certain rights-of-way. The Agency is authorized by this Plan and Idaho Code Sections 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 those identified in Section 301 of the Plan and/or Attachment 5 hereto. Further, the Agency intends to acquire real property to facilitate commercial and/or economic development projects and/or high-density residential 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 mixed-use, residential (including affordable and/or workforce housing), commercial and retail areas. The public improvements are intended to be dedicated to the City and/or other appropriate public entity, as the case may be, upon completion. The Agency reserves the right to determine which properties identified, if any, should be acquired. The open land areas qualify for Agency acquisition as further set forth in Section 105 of this Plan. It is in the public interest and may be necessary, in order to eliminate the conditions requiring redevelopment and in order to execute this Plan, for the power of eminent domain to be employed by the Agency, or by the City with the Agency acting in an advisory capacity3, 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. 3 House Bill 1044, adopted by the Idaho Legislature during the 2021 Legislative Session, limited the Agency’s ability to exercise eminent domain. 19 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 Section 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, as well as to pursue disposition to third parties pursuant to a competitive process as set forth in Section 309. The Agency reserves the right to determine which properties, 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 Section 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 funds 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 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. 20 In the event the Agency’s activities result in displacement of families, the Agency shall comply with, at a minimum, the standards set forth in the Law. The Agency shall also comply with all applicable state laws concerning relocation benefits and shall also coordinate with the various local, state, or federal agencies concerning relocation assistance. 308 Demolition, Clearance and Site Preparation The Agency is authorized (but not required) to demolish and clear buildings, structures, and other improvements from any real property in the Project Area as necessary to carry out the purposes of this Plan. Further, the Agency is authorized (but not required) to prepare, or cause to be prepared, as building sites any real property in the Project Area owned by the Agency including site preparation and/or environmental remediation. In connection therewith, the Agency may cause, provide for, or undertake the installation or construction of streets, utilities, parks, pedestrian walkways, public parking facilities, drainage facilities, and other public improvements necessary to carry out this Plan. 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 Section 50-2011 and pursuant to any disposition policies adopted by the Agency. To the extent permitted by law, the Agency is authorized to dispose of real property by negotiated lease, sale, or transfer without public bidding. Real property acquired by the Agency may be conveyed by the Agency and, where beneficial to the Project Area, without charge to any public body as allowed by law. All real property acquired by the Agency in the Project Area shall be sold or leased to public or private persons or entities for development for the uses permitted in this Plan. Air rights and subterranean rights may be disposed of for any permitted use within the Project Area boundaries. 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 21 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. e. All new construction shall have a minimum estimated life of no less than twenty (20) years. 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 for a minimum of twenty (20) years. 22 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 410 of this Plan. j. All other requirements and obligations as may be set forth in any participation policy established and/or amended by the Agency. 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, 2041. 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 Idaho Code Sections 50-2007, 50-2018(10) and (13), and 50-2903(9), (13), and (14), and as otherwise identified in Attachment 5, attached hereto, and incorporated herein by reference, and this Plan, 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, the Ada County Highway District 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 Section 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code Section 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds. 23 310 Development Plans All development plans (whether public or private) prepared pursuant to disposition and development agreements or participation agreements shall be submitted to the Agency Board for approval and architectural review. All development in the Project Area must conform to those standards specified in Section 410. Additionally, development must be consistent with all City ordinances. 311 Personal Property Disposition For purposes of this Plan, 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 [Reserved] 313 Participation with Others Under the Law, the Agency has the authority to lend or invest funds obtained from the federal government for the purposes of the Law if allowable under federal laws 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 financing of those private projects that will attain certain federal objectives including the creation or redevelopment of affordable and/or workforce housing or transit improvements. The Agency may, therefore, use the federal funds for the provision of assistance to private for-profit business, including, but not limited to, grants, loans, loan guarantees, interest supplements, technical assistance, and other forms to support, for any other activity necessary or appropriate to carry out an economic development project. As allowed by law, the Agency may also use funds from any other sources or participate with the private or public sector with regard to any programs administered by the Idaho Department of Commerce, or other State or federal agencies, for any purpose set forth under the Law or Act. The Agency may enter into contracts, leases, and agreements with the City, ACHD, 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 Section 50-2909 which may be made payable out of the taxes levied in 24 the Project Area and allocated to the Agency under Idaho Code Section 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds. 314 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, and the owner of such property will be permitted to remain as a conforming owner without an owner participation agreement with the Agency, provided such owner continues to operate, use, and maintain the real property within the requirements of this Plan. 315 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 from 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 entities 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 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 includes a mix of uses including mixed-use residential (mixed density and income), commercial, retail and office development, as well as public open spaces, and public structured parking and/or surface lots. Such improvements are consistent with the current zoning designations. Provided, however, nothing herein within this Plan shall be deemed to be granting any particular right to zoning classification or use. 402 [Reserved] 403 Public Rights-of-Way The Project Area contains existing maintained public rights-of-way included within the boundaries, as set forth on Attachments 1. Any new roadways, including new collectors and/or local roads to be engineered, designed, installed, and constructed in the Project Area, will be constructed in conjunction with any applicable policies and design standards of the City or Ada 25 County Highway District (and State and Federal standards, as the case may be) regarding dedicated rights-of-way. Additional public streets, alleys, and easements may be created in the Project Area as needed for proper development, and other potential roadways generally described in this Plan and in Attachment 5. Additional improvements to existing streets, alleys and easements may be created, improved, or extended in the Project Area as needed for development. Existing dirt roadways, streets, easements, and irrigation or drainage laterals or ditches may be abandoned, closed, 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, and appropriate irrigation or drainage districts regarding changes to laterals or ditches. Any development, maintenance and future changes in the existing interior or exterior street layout shall be in accordance with the objectives of this Plan and the standards of the City, the Ada County Highway District, or the Idaho Department of Transportation as may be applicable; shall be effectuated in the manner prescribed by State and local law; and shall be guided by the following criteria: a. A balancing of the needs of proposed and potential new developments for adequate pedestrian and vehicular access (including cars, trucks, bicycles, etc.), vehicular parking, and delivery loading docks with the similar needs of any existing developments permitted to remain. Such balancing shall take into consideration the rights of existing owners and tenants under the rules for owner and tenant participation adopted by the Agency for the Project and any participation agreements executed thereunder; b. The requirements imposed by such factors as topography, traffic safety, and aesthetics; and c. The potential need to serve not only the Project Area and new or existing developments, but to also serve areas outside the Project Area by providing convenient and efficient vehicular access and movement. The public rights-of-way may be used for vehicular and/or pedestrian traffic, as well as for public improvements, public and private utilities, and activities typically found in public rights-of-way. 404 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, and employee facilities; 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 26 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. 405 Interim Uses Pending the ultimate development of land by developers and participants, the Agency is authorized to use or permit 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 or Ada County Code. 406 Development in the Project Area Subject to the Plan All real property in the Project Area, under the provisions of either a disposition and development agreement or participation agreement, is made subject to the controls and requirements of this Plan. No such real property shall be developed, redeveloped, rehabilitated, or otherwise changed after the date of the adoption of this Plan, except in conformance with the provisions of this Plan. 407 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards All construction in the Project Area shall comply with all applicable state laws, the Meridian City Code, as may be amended from time to time, and any applicable City Council ordinances pending codification, including but not limited to, regulations concerning the type, size, density and height of buildings; open space, landscaping, light, air, and privacy; the undergrounding of utilities; limitation or prohibition of development that is incompatible with the surrounding area by reason of appearance, traffic, smoke, glare, noise, odor, or similar factors; parcel subdivision; off-street loading and off-street parking requirements. In addition to applicable codes, 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 participation agreement. 408 Minor Variations Under exceptional circumstances, the Agency 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: a. The application of certain provisions of this Plan would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Plan; 27 b. There are exceptional circumstances or conditions applicable to the property or to the intended development of the property which do not apply generally to other properties having the same standards, restrictions, and controls; c. Allowing a variation will not be materially detrimental to the public welfare or injurious to property or improvements in the area; and d. Allowing a variation will not be contrary to the objectives of this Plan. No variation shall be granted which changes a basic land use or 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. 409 Nonconforming Uses This Section applies to property owners seeking assistance from the Agency regarding their property. The Agency may permit 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 a participation agreement and agree to the imposition of such reasonable restrictions as may be necessary to protect the development and use within 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. 28 410 Design Guidelines 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 establish 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. Any development must also comply with the City’s zoning ordinance regarding heights, setbacks, density, and other like standards. In the case of property which is the subject of a disposition and development agreement or 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 a disposition and development agreement or owner participation agreement, the design guidelines and land use elements of the Plan shall be achieved to the greatest extent feasible, though the Agency retains the authority to grant minor variations under this Plan and subject to a negotiated agreement between the Agency and the developer or property owner. Under those agreements, the architectural, landscape, and site plans shall be submitted to the Agency and approved in writing by the Agency. In such agreements, the Agency may impose additional design controls. One of the objectives of this Plan is to create an attractive pedestrian environment in the Project Area. Therefore, such plans shall give consideration to good design and 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 basis through the approval process of the disposition and development agreement or owner participation 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, those provisions will thereafter apply to each site or portion thereof in the Project Area. These additional design standards or controls 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 ordinances. 500 METHODS OF FINANCING THE PROJECT 501 General Description of the Proposed Financing Method The Agency is authorized to finance this Project with revenue allocation funds, financial assistance from the City (loans, grants, other financial assistance), the state of Idaho, the federal government or other public entities, interest income, developer advanced funds, donations, loans 29 from private financial institutions (bonds, notes, line of credit), the lease or sale of Agency- owned property, public parking revenue, or any other available source, public or private, including assistance from any taxing district or any public entity. The Agency is also authorized to obtain advances, lines of credit, borrow funds, and create indebtedness in carrying out this Plan. The Agency may also consider an inter-fund transfer from other urban renewal project areas. The principal and interest on such advances, funds, and indebtedness may be paid from any funds available to the Agency. The City, as it is able, may also supply additional assistance through City loans and grants for various public improvements and facilities. The City, or any other public agency, as properly budgeted, may expend money to assist the Agency in carrying out this Project. 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, 2021. 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 advance-funded by developers or property 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 Section 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 fund the public improvements contemplated by this Plan. Likewise, a developer/owner advanced funding of certain eligible public infrastructure improvements to be reimbursed pursuant to an owner participation agreement could achieve the same purpose. 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 30 shall deposit allocated revenues as provided in Idaho Code Section 50-2908. The Agency shall use such funds solely in accordance with Idaho Code Section 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 Section 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 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 to effectuate the general objectives of the Plan in order to account for revenue inconsistencies, market adjustments, future priorities, developers/owners seeking Agency assistance pursuant to an owner participation agreement, and unknown future costs. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in the annual budget. The Agency may appropriate funds consisting of revenue allocation proceeds on an annual basis without the issuance of notes or bonds. The Agency may also obtain advances or loans from the City or Agency, or private entity and financial institutions in order to immediately commence construction of certain of the public improvements. Developer advanced funding of public improvements could also achieve the same purpose. The revenue allocation proceeds are hereby irrevocably pledged for the payment of the principal and interest on the advance of monies or making of loans or the incurring of any indebtedness such as bonds, notes, and other obligations (whether funded, refunded, assumed, or otherwise) by the Agency to finance or refinance the Project in whole or in part, including reimbursement to developers for the cost of eligible public improvements. Revenues will continue to be allocated to the Agency until termination of the revenue allocation area as set forth in Section 800. Attachment 5 incorporates estimates and projections based on the Agency’s and its 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 from another source. The revenue allocation proceeds are hereby irrevocably pledged for the payment of the principal and interest on the advance of monies or making of loans or the incurring of any indebtedness such as bonds, notes, and other obligations (whether funded, refunded, assumed, or otherwise) by the Agency to finance or refinance the Project in whole or in part, including reimbursement to any owner/developer for the cost of eligible public improvements pursuant to an owner participation agreement. The Agency is authorized to make such pledges as to specific advances, loans, and indebtedness as appropriate in carrying out the Project. 31 The Agency reserves the right to either pay for Project Costs from available revenue (pay-as-you-go basis) or borrow funds by incurring debt through notes or other obligations. Revenue allocation proceeds are deemed to be only a part of the proposed funding sources for the payment of public improvements and other project improvements. Additionally, project funding is proposed to be phased for the improvements, allowing various sources of funds to be accumulated for use. 502.1 Economic Feasibility Study Attachment 5 constitutes the Economic Feasibility Study (the “Study”), prepared by Kushlan | Associates. The Study constitutes the financial analysis required by the Act and is based upon existing information from property owners, developers, the Agency, the 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 (and all other loans or indebtedness), developer reimbursement 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. 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 this Plan and in Attachment 5, which will facilitate mixed- use commercial, residential, office and retail development in the Revenue Allocation Area. The assumptions set forth in the Study are based upon the best information available to the Agency and its consultants through public sources or discussions with property owners, developers, the City, and others. The information has been analyzed by the Agency and its consultants in order to provide an analysis that meets the requirements set forth under the Law and Act. At the point in time when the Agency may seek a loan from lenders or others, a more detailed and then-current financial pro forma will be presented to those lenders or underwriters for analysis to determine the borrowing capacity of the Agency. As set forth herein, the Agency reserves the right to fund the Project on a “pay-as-you-go” basis. The Agency Board will prioritize the activities set forth in this Plan and determine what funds are available and what activities can be funded. The Agency will establish those priorities through its mandated annual budgetary process. 32 The list of public improvements, or activities within Attachment 5 are prioritized by way of feasibility based on estimated revenues to be received, amounts funded, and by year of funding. The projected timing of funding is primarily a function of the availability of financial resources and market conditions but is also strategic, considering the timing of anticipated or projected private development partnership opportunities and the ability of certain strategic activities to stimulate development at a given point in time within the duration of the Plan and Project Area. The assumptions concerning revenue allocation proceeds are based upon certain anticipated or projected new developments, assessed value increases, and assumed tax levy rates as more specifically set forth in Attachment 5. Further, the financial analysis set forth in Attachment 5 has taken into account and excluded levies that do not flow to the Agency consistent with Idaho Code § 50-2908. In projecting new construction, the Study considered parcels identified as expected to develop over the life of the Project Area, communications with potential developers and City staff, and historical market absorption rates for commercial, office, retail, and residential improvements. The types of new construction expected in the Project Area are mixed-use residential (including affordable and workforce housing), commercial, office and retail projects, and related public improvements, including streetscapes, installation and/or improvements to public open spaces and plazas. The Project Area has potential for a significant increase in mixed-use, high- density residential, commercial, office and retail growth due to the location of the Project Area. However, without a method to construct the identified public improvements such as main water and sewer lines, street infrastructure, and pedestrian amenities, development is unlikely to occur in much of the Project Area. It is understood that application of certain exemptions, including the homeowner’s exemption and Idaho Code Section 63-602K, which provides for personal property tax exemption to businesses may have the effect of reducing the increment value, which in turn reduces revenue. 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 1, 2020,4 less homeowners’ exemptions, is $10,375,837,804. Therefore, the 10% limit is $1,037,583,780. 4 Due to the timing of the assessment process and creation of this Plan, the 2020 certified 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 Project Area are less than 2.62% of the total taxable value of the City. Even assuming an increase in values for 2021, the combined adjusted base values of the revenue allocation areas would not exceed 10% of the current assessed taxable value for the entire City. 33 The adjusted base assessed value of each of the existing revenue allocation areas as of January 1, 2020, is as follows: Downtown District5 $146,334,050 Ten Mile District $39,539,125 Union District $2,144,360 Proposed Northern Gateway District $68,832,974 Proposed Linder District6 $11,978,500 Proposed Union District Addition $3,414,100 The adjusted base values for the combined existing and proposed revenue allocation areas and the estimated base value for the proposed Project Area, less homeowners’ exemptions, is $272,243,109, which is less than 10% of the City’s 2020 taxable value. 502.4 Financial Limitation The Study identifies a number of capital improvement projects. Use of any particular 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 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 may be utilized including annual revenue allocations, developer contributions, city contributions, interfund loan, federal funding, grants, property disposition and other financing sources as permitted by law. This Study identifies the kind, number, and location of all proposed public works or improvements, a detailed list of estimated project costs, a description of the methods of financing illustrating project costs, and the time when related costs or monetary obligations are to be incurred.7 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 Study for the purpose of funding the additional identified 5 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. 6 May not be established until calendar year 2022. 7 See Idaho Code § 50-2905. 34 projects and improvements. The projections in the Study are based on reasonable assumptions and existing market conditions. However, should the Project Area result in greater than anticipated revenues, the Agency specifically reserves the ability to fund the additional activities and projects identified in this Plan. Further, the Agency reserves the discretion and flexibility to use other sources of funds unrelated to revenue allocation to assist in the funding of the improvements and activities identified, including but not limited to disposition and development agreements and owner participation agreements. The Agency may also re-prioritize projects pursuant to market conditions, project timing, funding availability, and other considerations as more specifically detailed in the annual budget. The proposed timing for the public improvements may 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 Section 50- 2903A. Attachment 5 lists those public improvements the Agency intends to construct or fund 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 Agency, City, or other public entity, 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 the public entities. This Plan does not financially bind or obligate the Agency, City or other public entity to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain projects and expenditures have been estimated and included in the analysis. The City has not committed to fund any public infrastructure improvements within the Project Area. Such decisions concerning capital improvement projects and/or other expenditures are made by the City annually pursuant to its budget and appropriations process. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in any participation agreement and in the annual budget adopted by the Agency Board. The proposed location and siting of the proposed public infrastructure and other improvement projects in the Project Area are generally described in Attachment 5 recognizing that the specific location of the projects will depend on the type and timing of development. The change in the location of the improvements shown in Attachment 5 does not constitute a modification to the Plan. The Agency reserves its discretion and flexibility in deciding which improvements are more critical for development or redevelopment, and the Agency intends to coordinate its public improvements with associated development by private developers/owners. Where applicable, 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. 35 Generally, the Agency expects to develop those improvements identified in Attachment 5 first, in conjunction with private development within the Project Area generating the increment as identified in Attachment 5. The Plan has shown that the equalized valuation of the Revenue Allocation Area as defined in the Plan is likely to increase as a result of the initiation and completion of urban renewal projects pursuant to the Plan. 502.5 [Reserved] 502.6 Participation with Local Improvement Districts and/or Business Improvement Districts Under the Idaho Local Improvement District (“LID”) 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 Code, Chapter 26, Title 50, Idaho Code. 502.7 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. 502.8 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 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 Section 63-802, taxing entities are constrained in establishing levy rates by the amount each budget of each taxing district can increase on an annual basis8. 8 House Bill 389 passed during the 2021 Legislative Session, effective in significant part as of January 1, 2021, further limits a taxing entity’s ability to increase the property tax portion of its budget. The Study has considered the impact of House Bill 389 on the Project’s overall feasibility. 36 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 Section 63-802. Therefore, the impact of revenue allocation on the taxing entities is more of a product of the imposition of Idaho Code Section 63-802, then the effect of urban renewal. The County Board of Commissioners calculates the levy rate required to produce the proposed budget amount for each taxing entity using the assessed values which are subject to each taxing entity’s levy rate. Assessed values in urban renewal districts which are subject to revenue allocation (incremental values) are not included in this calculation. The combined levy rate for the taxing entities is applied to the incremental property values in a revenue allocation area to determine the amount of property tax revenue which is allocated to an urban renewal agency. The property taxes generated by the base values in the urban renewal districts and by properties outside revenue allocation areas are distributed to the other taxing entities. Properties in revenue allocation areas are subject to the same levy rate as they would be outside a revenue allocation area. The difference is how the revenue is distributed. If the overall levy rate is less than assumed, the Agency will receive fewer funds from revenue allocation. In addition, without the Revenue Allocation Area and its ability to pay for public improvements and public facilities, fewer substantial improvements within the Revenue Allocation Area would be expected during the term of the Plan; hence, there would be lower increases in assessed valuation to be used by the other taxing entities. The Study’s analysis is premised upon the fact the proposed development would not occur but for the ability to use revenue allocation funds to fund certain significant public infrastructure improvements. One result of new construction occurring outside the revenue allocation area (see Idaho Code §§ 63-802 and 63-301A) is the likely reduction of the levy rate as assessed values increase for property within each taxing entity’s jurisdiction9. From and after December 31, 2006, Idaho Code Section 63-301A prohibits taxing entities from including, as part of the new construction roll, the increased value related to new construction within a revenue allocation area until the revenue allocation authority is terminated. Any new construction within the Project Area is not available for inclusion by the taxing entities to increase their budgets. Upon termination of this Plan and Project Area or deannexation of area, the taxing entities will be able to include a percentage10 of the accumulated new construction roll value in setting the following year’s budget and revenue pursuant to Idaho Code Sections 63-802 and 63-301A. As the 2021 certified levy rates are not determined until late September or October 2021, the 2020 certified levy rates have been used in the Study for purposes of the analysis.11 Further, it is anticipated that the parcel located in unincorporated Ada County will be annexed in prior to 9 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. 10 Pursuant to House Bill 389, 80% of the total eligible increment value is added to the new construction roll. 11 Due to the timing of the taxing districts’ budget and levy setting process, certification of the 2021 levy rates did not occur until this Plan had been prepared. 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. 37 City Council consideration of this Plan, and therefore, the affected taxing districts for the City have been identified. Those taxing districts and their 2020 certified levy rates are as follows:12 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 TOTAL13 .005877164 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 levy14. This amendment will apply to this Project Area 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 Plan includes significant transportation elements, and 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. 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 12 It is unclear how the personal property tax exemption set forth in Idaho Code Section 63-602KK, and as amended by House Bill 389, effective January 1, 2022, may impact the levy rate. 13 Net of voter approved bonds and levies. 14 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. 38 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 to be fully on the tax rolls in years 2025, 2027, 2028, 2029, 2030, 2032, 2033 and 2035. It is further estimated the properties in the district will generate $500,000 in taxable value annually. 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. Pursuant to Idaho Code Section 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 Phasing and Other Fund Sources The Agency anticipates funding only a portion of the entire cost of the public improvements shown on Attachment 5. Other sources of funds may include City, other public entity partners, and developer participation. It is important to note this Plan does not financially bind or obligate the City, Agency and/or any other public entity to any project or property acquisition. Agency and/or other public entity participation in any project shall be determined by the amount of revenue allocation funds generated and pursuant to the annual budgeting process. 504 Lease Revenue, Parking Revenue, and Bonds Under the Law (see Idaho Code § 50-2012), the Agency is authorized to issue revenue bonds to finance certain public improvements identified in the Plan. Under that type of financing, the public entity would pay the Agency a lease payment annually which provides certain funds to the Agency to retire the bond debt. Another variation of this type of financing is sometimes referred to as conduit financing, which provides a mechanism where the Agency uses its bonding 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 funds, 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 Section 50- 2905(8) as those resources involve funds not related to revenue allocation funds. 39 505 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 may include, but not be limited to, the following: a. Institution and completion of proceedings necessary for changes and improvements in private and publicly owned public utilities within or affecting the Project Area. b. Revision of zoning (if necessary) within the Project Area to permit the land uses and development authorized by this Plan. c. Imposition, wherever necessary, of appropriate controls within the limits of this 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 property, both public and private, within the Project Area throughout the duration of this Plan. e. Building Code enforcement. f. Performance of the above actions and of all other functions and services relating to public peace, health, safety, and physical development normally rendered in accordance with a schedule which will permit the development and/or redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. g. The undertaking and completing of any other proceedings necessary to carry out the Project. 40 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. Joint funding of certain public improvements, including but not limited to those identified in this Plan and Attachment 5 to the Plan. k. Use of public entity labor, services, and materials for construction of the public improvements listed in this Plan. l. Assist with coordinating and implementing the public improvements in the Project Area identified in the Study. The foregoing actions, if taken by the City and/or the Ada County Highway District, do not constitute any commitment for financial outlays by the City. In addition to the above, other public entities 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. 601 Maintenance of Public Improvements The Agency has not identified any commitment or obligation for long-term maintenance of the public improvements identified. The Agency will need to address this issue with the appropriate entity, public or private, who has benefited from or is involved in the ongoing preservation of the public improvement. The Agency expects to dedicate public improvements to the City. 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 Except for the nondiscrimination and nonsegregation provisions which shall run in perpetuity, 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 extensions set forth in Idaho Code Section 50-2904. The revenue allocation authority will expire on December 31, 2041, except for any revenue allocation proceeds received in calendar year 2042, as contemplated by Idaho Code Section 50-2905(7). The Agency may use proceeds in 2042 to complete the projects set forth herein. As stated in the Plan, any disposition 41 and development agreement or owner participation agreement obligations will cease as of December 31, 2041. Idaho Code Section 50-2903(5) provides the Agency shall adopt a resolution of intent to terminate the revenue allocation area by September 1. 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, 2042, 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 interest as they come due, and to fund 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 Section 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 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 Section 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 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 Section 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 Section 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 Section 63-215. 42 Upon termination of the revenue allocation authority of the Plan to the extent the Agency owns or possesses any assets, subject to the following paragraph, the Agency intends to dispose of any remaining assets by granting or conveying or dedicating such assets to the City, unless based on the nature of the asset, disposition to another public entity is more appropriate. As allowed by Idaho Code Section 50-2905(8), the Agency may retain 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. 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 should not be modified pursuant to the provisions set forth in Idaho Code Section 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 Id aho Code Section 50-2903A subject to certain limited exceptions contained therein. 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 Section 50-2903A(1)(a)(i). 1000 SEVERABILITY If any one or more of the provisions contained in this Plan to be performed on the part of the Agency shall be declared by any court of competent jurisdiction to be contrary to law, then such provision or provisions shall be null and void and shall be deemed separable from the remaining provisions in this Plan and shall in no way affect the validity of the other provisions of this Plan. 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS Under the Law, the Agency is required to file with the City, on or before March 31 of each year, a report of the Agency’s activities for the preceding calendar year, which report shall include the financial data and audit reports required under sections 67-1075 and 67-1076, Idaho Code. This annual report shall be considered at a public meeting to report these findings and take comments from the public. 43 Additionally, the Agency must comply with certain other reporting requirements as set forth in Idaho Code Section 67-107615, the tax commission plan repository, see Idaho Code § 50- 2913, and the tax commission’s plan modification annual attestation, see Idaho Code § 50- 2903A. Failure to report the information requested under any of these statutes results in significant penalties, including loss of increment revenue, and the imposition of other compliance measures by the Ada County Board of County Commissioners. 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. 15 House Bill 73, passed during the 2021 Legislative Session, significantly effective as of January 1, 2021, with the remaining sections in full force and effect on and after January 1, 2022, establishes a uniform accounting system for local governmental entities, including urban renewal agencies, which is to be administered by the State Controller. Going forward, Idaho Code Section 67-450E is superseded by Idaho Code Section 67-1076. Attachment 1 Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area EXHIBIT B SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION POP MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE SE 1/4 OE THE SE 1/4 OE SECTION 1, AND IN THE NE 1/4 OE THE NE 1/4 OE SECTION 12, TOWNSHIP J NORTH, RANGE 1 WEST, ALSO BEING IN THE S 1/2 OE THE SW 1/4 OE SECTION 6, AND IN THE NW 1/4 OE SECTION 7, AND IN THE N 1/2 OE THE SW 1/4 OE SECTION 7, TOWNSHIP J NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO 1/4 -ih JN LEGEND !"') § ^URD BOUNDARY * $CS 1/16S 1/165 5 /V 89'08'51 " E 2404.26tPURD AREA Uj Oi' 'Q Oi<;'V siSEE SHEET 2 OF 5 5'V.SiSj'SN ’n/'n SiSEE SHEET 3 OF 5 S:'/5: .BASIS OF BEARING^ /1 A//5' /X/Ns OP/K---i /‘////He aPn7e/ A 1/41/4 * S 89-26’53“ E 2655.27’ W CHERRY LANE A SEE SHEET 3 OE 5 2?/ E 5/4 OF 5 "'•I ^ ^1 1 ^ 9»I N '> < o N- Si /Pen//k/nheS i:Ft SHEET 5 OF 5 <*.C 1/4£1/4 18780 /Zfu-U / U or '3^ N 89-J5 22" E 2394.97’ E PINE AVENUE 'f-.Pie Ey4. KOQ i CIVIL SURVEY CONSULTANTS. INC. 2893 SOUTH MERIDIAN ROAD MERIDIAN, IDAHO 83642 (208)888-4312 SCALE: 1"=1000 ’ SHEET / OE 5 EXHIBIT B (CONTINUED) SEE SHEET 3 OF S SEE DETAIL B12 1 S 1/16 43.51 N 0'18‘09" E 1324.40'o / / / / / /~E7 7erIdue'A / . /-N 1'26'19'E W: ^97:79' 7 c.//L-12 ■o/I --j7 C\| //I C-l Q L-i/'T '0.00'-____\ N Q-18'09" EI’.^L S // /I /]V 28.88'\/ N 1'26‘19° E 197.79'$-2>CQ / y/*i/MK DETAIL B NO SCALE // //&/,•1/I (V■ / /CS 1/16/ CoS 5gp/ U> I ; 11 p; SCALE: 1 "=300 ‘ LEGENDL—5 k c o#■URD BOUNDARY1878a.7D /^'ZlsrtiS 7^,Nf/URD AREA7-£ Of -4. KO‘h V0%7 §\N/ CIVIL SURVEY CONSULTANTS, INC. 2893 SOUTH MERIDIAN ROAD MERIDIAN, IDAHO 83642 (208)888-4312 /*z SEE n DETAIL A 62.19 ’ 7.07'- L—4 L — 1 LINE DATAAL—3 6.32'BEARING DISTANCELINEPL-2POINT OF BEGINNING S 88-35’17" W 35.08'L—1L-2 N T24'43" IV 54.39'u E BARBARA ^ DRIVE L-2 N 27'07’54" IV 75.58 ’L—3 N 51'W'43" W 78.50'L —4 N O'29 '39 " E 5.24'L—5 S 88'51'10" IV 100.83'DETAIL A NO SCALE L—6 N 64'55 ‘1 1 " IV 91. 10 ‘L — 7 N O'18(19" E S 38'12'39" IV 48.77'L-81/4 -O N 89'42’29" W 183.94'L—91300.92’CS 1/16 N 65'44 '09 " W 8.70’L—10 4.50'N 89'37’07" WL — 11 N O'W'OO" E 90.62'L-12 CURVE DATA TANGENT CHORD CHORD BRNG.ARCCURVE DELTA RADIUSSHEET 2 OE 5 S 64'15'05" W17. 10 30.7352'04 '52"31.81C-1 35.00 EXHIBIT B (CONTINUED)1/4 bl SI/ s I<Po, S i 5 ^'N i V- S 1/16 y'y N 89'41 ’51" W 669.50'^77%/48.00 X—/Yz'621.50/ / /Cl /SCALE: 1 “=300'/ /“a /> / co ■oLEGEND90bI'l 'N fc </) /URD BOUNDARY IP?->■zClk (oURD AREA A zz Wv°P\rJsz3r/A 6ZZM z 18/bo )s X/'ZUl\/ zz 1979.77'T/S .8926'54" E%^7///IT7.318.39’—S 8926’54 “ E 2655.27 ’ W CHERRY LANE 1,HE\ I/*L—13 U L—14 /, L-15 G I L-16 L—18 co/•sk 'N - , 89'90L-19 CQA /CNII £/IL-21 Z ^ Q L-22 co Co 5 1 «lO) § k. cn, ^ Q Jo ^ ^ '^1 1 I <o ll ILINE DATA DISTANCELINEBEARING ki5 O'33‘06" W 57.00'L- 13 c\ 5 62'43‘15 “ E 12.62'L-14 S 86'48'50" E 60.07'L-15 N 6624'13" E 12.07’L-16 §5 8926'54" E 182.01'L-17 CIVIL SURVEY CONSULTANTS, INC. 2893 SOUTH MERIDIAN ROAD MERIDIAN, IDAHO 83642 (208)888-4312 1/4S 45'34'48" E 41.81 'L-18 5 325’19" E 81.40'L-19 S 02329" IV 119.26 ’L-20 S 89'36’31" E 57.50'L-21 SHEET 3 OE 5N 02329" E 9.32'L-22 EXHIBIT B (CONTINUED) N MERIDIAN ROAD N 0'23'29" E 2652.1! SEE SHEET 3 OE 5 12 1/ L-2? 46.00' L-25/n /233.00 /L-24 /S 023'i/ ///k?;7/ ZJ ^ 1///zz vZ / / / A X//v /./7 7 7 7SCALE: 1 "=300’z////%77 zz/7 z /z77 / / 7 to LEGEND /yx7NE 2ND 1/2 STREET A?—, ' ' 1 /' /' 7~7*/ / // / / 7z 7.7 7 Z 7 7 7 . 7 01 ^ §/ TV - ^ $7/7 / / /7 7 /7 7 77777//z 7■c URD BOUNDARY /^ ZZZ // Z-Z-fti ^7Z:«7>0 CO i*- 5 577IURD AREA TZg rz vl-7>zz i ^Z Z Z x T / // / / / // / / / /z z z z z z z zSj/// 7 // /4 7NE 3RD. STREET 7^VZ/^/ 777/ 7Z/7'47 z/NE, 4JH 7z4/0'34 '47“ 349.78'\J-741 /N O'35'00" E 7714,62"l 71652.57' 18780 7 z N)762.05'$ 26Q.06' / 7 7/s of, TZko?^V N 036'25\E ‘ -----310.05'\ POINT OF BEGINNING LINE DATA 1/4 DISTANCE 4BEARINGLINEN 0'34‘47" E 2694.28'N O'23'29 " E 9.32’L-22 N 89'36'58" E 240.02'L-23 $S 89'36'58" W 50.01 ’L-24 CIVIL SURVEY CONSULTANTS, INC. 2893 SOUTH MERIDIAN ROAD MERIDIAN, IDAHO 83642 (208)888-4312 5 0'23‘29" W 106.39'L-25 S 89'36'05" IV 150.01 ’L -26 N 45'34‘47" E 27.80‘L-27 27.80'N 45'34'47" E SHEET 4 OE 5L-40 S 88'23'46" E 62.38'L-41 EXHIBIT B (CONTINUED) N MERIDIAN ROAD V4 N 0-23'29 " E 2652. / 1'SCALE: 1 "=300'o L Li i L —28/ V,LEGEND %3!sj /3 5 // URD BOUNDARY X,l1 /hjKN Oi 7F7s0303 03URD AREA to //Ia<o 5:/ki S /03 /3^/Uj ^ V ,256.24 N n-.l.Y?4" FN MAIN STREET 4a 70380.00' • 05^•si03 Ol 05 ©s-*3340.01' S 0'33'24‘‘ W 03 ,m-y-L-29 cs, * 290.72' ? p'33'24'' W, /-4L-31 '/ppy.o I18780 ^ ^t\ ^ 4 0f^ A. KOQ lTO 80,011 ^ I / /256.02'255.99' K, CzjtV^T/ z /I7v/ ■0/7l7 /j80.01'bic+y 1/£<r /ZZ1 ^////?3 /zz /kIN/ /yc /_+ _ . , . . . NE 2ND 1/2 STREET-//) ^ ' ' V/zY/V^ fc /77/a/a t / / // /4 Qzz037 / Qi zkiZZ/z3 //4:^4, .TzzzzZ /,/ El 03713 E SOTOS7// _T^ 256.03'E/ior 1 // ZZQ80.04'73 05/I 255 93'4 // Uj L-32 3- 03 'N 0;34'4 Z—/—Z349,78' N-P)1O^ ‘N os kj ZAZZ / Pi / k,/7zy&zM 301.48’ STREET h ZZ5 NE 4TH STREET.Pi L-37 •iD fc-3812.32'60.0l?s t3403 NE 40305 3 i'-s 3 § ■o;i >NE 5TH STREET ^ NE 5TH STREET- S3335:LINE DATA to 5:3DISTANCELINEBEARINGIkkj5 23'44 ’59 " E 9.44 ’L-28 CCN 89'26‘36" W 37.00'L -29 kjN 89-35’47" E 87. 19'L—30 S 0-32'08" W 80.01'L-31 C 1/4 N O'34 ’47" E 2694.28’N 058'55" E 30.02'L-32 N O'34 ’47" E 60.01'L—33 §5 89-35‘47" //71.98'L—34 CIVIL SURVEY CONSULTANTS. INC. 2893 SOUTH MERIDIAN ROAD MERIDIAN, IDAHO 83642 (208)888-4312 N 0-35'03" E 120.38'L—35 N 89'35‘47" E 11.00'L—36 120.38'N 0-35'00“ EL-37 10.60'N 89-35'47" EL-38 SHEET 5 OE 5S 89'36'17" W 10.00'L-39 Attachment 2 Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue Allocation Area Attachment 3 Private Properties Which May Be Acquired by the Agency 1. The Agency has not identified any particular parcel for the construction of public improvements or for private redevelopment. Properties which may be subject to acquisition include 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 (including affordable and/or workforce housing), commercial, office and retail areas; or 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 facilities, parks, pedestrian/bike paths and trails, recreation access points, and other public facilities. 2. The Agency reserves the right to acquire any additional right-of-way or access routes near or around existing or planned rights-of-way. 3. The Agency reserves the right to acquire property needed to provide adequately sized sites for high priority projects for the development of public improvements (the exact location of which has not been determined). 4. Other parcels may be acquired for the purpose of facilitating catalyst or demonstration projects, constructing public parking, constructing new streets or pathways, enhancing public spaces, or to implement other elements of the urban renewal plan strategy and/or any master plan for the Project Area, including support for affordable and/or workforce housing projects. Attachment 4 Map Depicting Expected Land Uses and Current Zoning Map of the Project Area Future Land Uses EEN ERE SC WilLowsrook Medium Density Residential | High Density Residential 1 WZ Commercial w © office sss : i Civic = < = Old Town No = OB Mixed Use Neighborhood ty S || Mixed Use Community (a) oc (y¢) W.CHERRY4LN I Zz — EZFASIRV/I EWZASV/E a1 ns z N-MAIN:ST om 1ST “MIDTOWN 3 2] T 0 I m bad ~ =< JILL (an SLL LIT | AS Z @ — Oo Zz Legend —- Northern Gateway District N 1 Meridian Urban Renewal #1 —+— Railroad | Parcels 0 250 500 Es W CHERRY LN E F A I R V I E W A V E N MERIDIAN RDN MAIN STE P I N E A V E CRITERION CARLTON 3RDCRANMER 4TH2NDBADLEY LAKESAPPLEGATE LONGFORD CATHYWILLOWBROOK 2ND3RD4TH5THGRUBER 4THM A PL E JANIETEARECARLTON INEZ3RDSTONEHENG E CATHYC A R M E L 7THCREST MONTCRE S T MONTASHFOR D4THWASHINGTON1STCHERRY WASHINGTON MAPLE ELM 2 AND A HALFJOYIBERIS PACK STATEPARKSHIRESPINOSA6TH CAROL BARBARALA WN D A L E BUENAVISTAMIDTOWNWINSL OW CEDARBURG MAPLECREEK3RDLYNN MediumDensityResidential HighDensityResidential Medium DensityResidentialOffice Civic MediumDensityResidential MU-C High DensityResidential Commercial MU-C MU-C Old Town MU-N ³ Future L and Use s Medium Density Residential High Density Resid entia l Commercial Office E EECivic Old Tow n Mixed Use Neighb orhood Mixed Use C ommunity 0 500 1,000250Feet Legend No rthern Ga tewa y District Meridia n Urb an Renewa l #1 Ra ilroad Parcels CN || R CARMEL Tt E:FAIRVIEW 1 muti £110 R= 0 m — ii CT [I LI 110 Legend —- Northern Gateway District 1 Meridian Urban Renewal #1 —+— Railroad | Parcels 0 250 500 1,000 Feet LST (TTA TC fi -AVE— [ye] GRUBER BADLEY A | Oe ee [IL WILLOWBROOK TREE E is oT [1] [ww [T1 |] 2 JH n Li ¥_CAROL x — oJ] \ — NM jr — fe [1H a [| AIN; ST “WASHINGTON =—— 5 = Z HE Ser] N=] I ERE HUA, = Tre mf R-15 R-15 L-O RUT C-C R-8 C-C R-15 R-15 O-T R-2 R-40 O-T L-O R-15 R-4 R-40 C-N R1 C-N R1 R-8 C-G O-T R-15 R-8 R-40 W CHERRY LN E F A I R V IE W A V E E P I N E A V EN MAIN STN MERIDIAN RDCRITERION CARLTON 3RDCRANMER 4TH2NDBADLEY CRESTLEYLAKESAPPLEGATE LONGFORD CATHYWILLOWBROOK 2ND3RD4TH5THGRUBER 4THMAPLE JANIETEARECARLTON INEZ3RDSTONE H E N G E CATHYC A R M E L 7THCRE STMO N TCR E S T MO NT 4THWASHINGTON1STCHERRY WASHINGTON MAPLE ELM 2 AND A HALFJOYIBERIS PACK STATEPARKSHIRESPINOSA6TH CAROL BARBARALAWNDALEBUENAVISTAMIDTOWNWINSL OW CEDARBURG MAPLECREEK3RDLYNN ³ Zoning C-N C-C C-G L-O O-T R-2 R-4 R-8 R-15 R-40 0 500 1,000250Feet Legend No rthern Ga tewa y District Meridia n Urb an Renewa l #1 Ra ilroad Parcels Attachment 5 Economic Feasibility Study ATTACHMENT 5.1 (Option A) Public Improvements within the Revenue Allocation Area This attachment includes a projected list of proposed public works or improvements within the Northern Gateway District Project Area (the “Project Area”). The proposed improvements within the Project Area include improvements to streets, utilities, and other public rights-of- way amenities as well as improvements to parks and open space, transit improvements, façade improvements, historic lighting, wayfinding, environmental remediation, planning studies and public parking. Property acquisition to support development goals is also contemplated. The Northern Gateway 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 the City are based upon prices for similar construction in the area. Estimated costs expected to be incurred in implementing the urban renewal plan are as follows: Northern Gateway District Improvement List Open Area Development Costs Utilities $3,000,000 Collector Roadways $1,000,000 Sub-total Open Area Development Costs $4,000,000 Redevelopment Project Area Costs Street Improvements $11,000,000 Other Streetscapes $1,000,000 Utilities $5,200,000 Transit improvements $1,500,000 Façade Improvements $1,000,000 Historic Lighting $750,000 Property Acquisition $3,000,000 Wayfinding / Signage $250,000 Public Parking $2,000,000 Public Plazas, Parks & Open Space $2,500,000 Environmental Remediation $1,500,000 Planning Studies $236,000 Sub-total Redevelopment Area Costs $29,925,000 Grand Total $33,925,000 The projects and estimated costs have been derived from the City of Meridian, the Meridian Development Corporation (MDC) and Vitruvian Planning, the transportation consultant, in part, based upon similar works being carried out in the broader community. The costs 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 Project Area is estimated to generate $35,085,665 in tax increment revenue between 2022 and 2041 in addition to the initial $75,000 loan from MDC to activate the program1. The total from both sources is estimated to be $35,160,665. There are presently $33,925,000 of project costs identified in the Northern Gateway District Improvement List. It is generally understood that projects will occur on a pay-as-you-go basis recognizing there may be an opportunity for owner/developer advanced funding of projects, which eligible costs would then be reimbursed through an Owner Participation Agreement (OPA), or other similar agreement, from resources derived from the Project Area. Administrative costs over the 20-year life of the district are estimated at $975,000 or approximately 2.6% of total estimated revenue. The initial inter-district loan to support startup costs is assumed to be repaid at 5% interest for a total obligation of $112,500. The total estimated expenditures equal $35,012,500, leaving a $148,165 positive program balance of at the end of the 20-year term. See attached cash flow analysis for detailed estimates. The Urban Renewal Plan for the Northern Gateway District Project (the “Plan”) provides for the Plan and Project Area to extend through its maximum term of 20 years. Project Funding 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 capital 1 As the Idaho property tax system provides for taxes being paid in arears, revenue allocation proceeds will be received in FY 2042. However, the final year of income has not been considered in determining the economic feasibility of the District. contributions or Community Development Block Grant funding are examples of potential funding. Thus, potential funding is not assumed in determining financial feasibility. 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 may vary depending upon the actual cost of infrastructure. The Plan proposes certain public improvements that will facilitate development in the Project Area. The overall investment package will 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 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. The issuance of bonds is not anticipated in this analysis of financial feasibility. 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 pri vate 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, City and MDC staff and MDC’s consultants based in part upon current construction projects in the broader community. Map of Proposed Northern Gateway District Summary of Projects Based on the Northern Gateway District Improvement List set forth above, the estimated total costs for the public improvements are $33,925,000. Cost of Operations and Improvements by Year (2021-2042) Year Secure Funding (TIF & MDC Loan) Potential Funding District Operating Expenses Capital and Program Expenses And Repay Inter- district Loan Total Project Liabilities 2021 $75,000 $0 $0 $0 2022 $38,172 $0 $25,000 $25,000 2023 $79,830 $0 $50,000 $50,000 $100,000 2024 $125,301 $0 $50,000 $125,000 $175,000 2025 $333,941 $0 $50,000 $262,500 $312,500 2026 $475,588 $0 $50,000 $400,000 $450,000 2027 $598,223 $0 $50,000 $550,000 $600,000 2028 $912,403 $0 $50,000 $850,000 $900,000 2029 $1,215,713 $0 $50,000 $1,000,000 $1,050,000 Legend Northern Gateway City Limits Parcels Future Road Nor ther n Gateway 0 1,000500 Feet [ The information shown on this map is compiled from various sources and is subject to constant revision. The City of Meridian makes no warranty or guarantee as to the content, accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Print Date: 4/21/2021 | User: bmcclure 2030 $1,428,075 $0 $50,000 $1,500,000 $1,550,000 2031 $1,756,969 $0 $50,000 $1,700,000 $1,750,000 2032 $1,863,706 $0 $50,000 $1,800,000 $1,850,000 2033 $2,055,176 $0 $50,000 $2,000,000 $2,050,000 2034 $2,362,110 $0 $50,000 $2,300,000 $2,350,000 2035 $2,631,278 $0 $50,000 $2,600,000 $2,650,000 2036 $2,781,286 $0 $50,000 $2,700,000 $2,750,000 2037 $2,938,672 $0 $50,000 $2,900,000 $2,950,000 2038 $3,103,800 $0 $50,000 $3,100,000 $3,150,000 2039 $3,277,052 $0 $50,000 $3,200,000 $3,250,000 2040 $3,458,829 $0 $50,000 $3,400,000 $3,450,000 2041 $3,649,551 $0 $50,000 $3,600,000 $3,650,000 2042 $0 $0 0 $0 Total $35,160,665 $0 $975,000 $34,037,500 $35,012,500 Note: This analysis anticipates a positive fund balance of $148,165 the end of the project. ATTACHMENT 5.2 (Option A) Economic Feasibility Study The Plan, as currently envisioned, is economically feasible because the proposed development is sufficient to fully cover the anticipated cost of redevelopment program. The economic feasibility of the Plan is based on the following factors: • The amount of development anticipated in the 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. The Economic Feasibility Analysis Summary: Over the course of the Plan and the Northern Gateway District, $35,085,665 of Tax Increment Revenue will be generated using the development scenarios proposed by the City and MDC, in consultation with its consultants and property owners within the Northern Gateway District . The Economic Feasibility Study assumes a minimum of 10% of annual revenue allocation area proceeds, or TIF revenue, will be used for administration of the Northern Gateway District with that amount capped at $50,000 per year, for a total of $975,000 for administration costs over the 20-year lifespan of the District. The attached spreadsheets entitled “Northern Gateway District Revenue Model” and “Northern Gateway District 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 for the balance of the term. o Improvement Value Increase @ 10% / Year for 5 years, then 5% / year for the balance of the term. o Tax Rate is reduced 10% and held constant through the life of the Plan o Total Cost of Improvements over the life of the project: $33,925,000 (City and consultants’ estimates) o Tax rate does not include levies excluded pursuant to Idaho Code 50-2908, such as voter approved bonds/levies after 2007, judgment levies or the School District Plant or supplemental levies excluded by law. The Economic Feasibility Analysis shows that the project will generate adequate funds within the Project Area to fund the necessary capital improvements. 4820-9976-3190, v. 6 Street Improvements – More Detailed Description Estimated Location of Utility Upgrades Within the Project Area Red – Water and Wastewater Main Lines In Need of Expansion or Replacement Blue – Water Main Lines Planned for Replacement Green – Wastewater Lines Northern Gateway District Revenue Model Year Land Value (+8% annually for 5 years then 4%) Initial Imprv. Value (+ 10% Annually for 5 years then 5%) Total Assessed Value Annual New Const. Value on tax roll Cum. New Const Value + Inflation @ 10% for 5 years then 5%) Cum total Taxable Value Cumulative Homeowne rs' Exemption Taxable Value Increment Value (I - Base Value) Levy Rate (Flat) Tax Increment Yield Admin Costs (10%) Funding for Capital Projects / Debt Service 2021 27,641,100$ 46,297,100$ 73,938,200$ -$ -$ 73,938,200$ 2,775,726$ 71,162,474$ $ - 0.0053 2022 29,852,388$ 50,926,810$ 80,779,198$ 500,000$ 500,000$ 81,279,198$ 2,914,512$ 78,364,686$ 7,202,212$ 0.0053 38,172$ 3,817$ 34,355$ 2023 32,240,579$ 56,019,491$ 88,260,070$ 500,000$ 1,025,000$ 89,285,070$ 3,060,238$ 86,224,832$ 15,062,358$ 0.0053 79,830$ 7,983$ 71,847$ 2024 34,819,825$ 61,621,440$ 96,441,265$ 500,000$ 1,576,250$ 98,017,515$ 3,213,250$ 94,804,266$ 23,641,792$ 0.0053 125,301$ 12,530$ 112,771$ 2025 37,605,411$ 67,783,584$ 105,388,996$ 30,500,000$ 32,155,063$ 137,544,058$ 3,373,912$ 134,170,146$ 63,007,672$ 0.0053 333,941$ 33,394$ 300,547$ 2026 40,613,844$ 74,561,943$ 115,175,787$ 15,500,000$ 49,262,816$ 164,438,602$ 3,542,608$ 160,895,995$ 89,733,521$ 0.0053 475,588$ 47,559$ 428,029$ 2027 42,238,398$ 78,290,040$ 120,528,438$ 15,500,000$ 67,225,956$ 187,754,394$ 3,719,738$ 184,034,656$ 112,872,182$ 0.0053 598,223$ 50,000$ 548,223$ 2028 43,927,934$ 82,204,542$ 126,132,476$ 50,500,000$ 121,087,254$ 247,219,730$ 3,905,725$ 243,314,005$ 172,151,531$ 0.0053 912,403$ 50,000$ 862,403$ 2029 45,685,051$ 86,314,769$ 131,999,820$ 45,500,000$ 172,641,617$ 304,641,437$ 4,101,011$ 300,540,426$ 229,377,952$ 0.0053 1,215,703$ 50,000$ 1,165,703$ 2030 47,512,453$ 90,630,507$ 138,142,961$ 25,500,000$ 206,773,698$ 344,916,658$ 4,306,062$ 340,610,596$ 269,448,122$ 0.0053 1,428,075$ 50,000$ 1,378,075$ 2031 49,412,952$ 95,162,033$ 144,574,984$ 45,500,000$ 262,612,383$ 407,187,367$ 4,521,365$ 402,666,002$ 331,503,528$ 0.0053 1,756,969$ 50,000$ 1,706,969$ 2032 51,389,470$ 99,920,134$ 151,309,604$ 500,000$ 276,243,002$ 427,552,606$ 4,747,433$ 422,805,172$ 351,642,698$ 0.0053 1,863,706$ 50,000$ 1,813,706$ 2033 53,445,048$ 104,916,141$ 158,361,189$ 15,500,000$ 305,555,152$ 463,916,341$ 4,984,805$ 458,931,536$ 387,769,062$ 0.0053 2,055,176$ 50,000$ 2,005,176$ 2034 55,582,850$ 110,161,948$ 165,744,798$ 35,500,000$ 356,332,909$ 522,077,708$ 5,234,045$ 516,843,662$ 445,681,188$ 0.0053 2,362,110$ 50,000$ 2,312,110$ 2035 57,806,164$ 115,670,045$ 173,476,210$ 25,500,000$ 399,649,555$ 573,125,765$ 5,495,748$ 567,630,017$ 496,467,543$ 0.0053 2,631,278$ 50,000$ 2,581,278$ 2036 60,118,411$ 121,453,548$ 181,571,958$ 500,000$ 420,132,033$ 601,703,991$ 5,770,535$ 595,933,456$ 524,770,982$ 0.0053 2,781,286$ 50,000$ 2,731,286$ 2037 62,523,147$ 127,526,225$ 190,049,372$ 500,000$ 441,638,634$ 631,688,007$ 6,059,062$ 625,628,945$ 554,466,471$ 0.0053 2,938,672$ 50,000$ 2,888,672$ 2038 65,024,073$ 133,902,536$ 198,926,609$ 500,000$ 464,220,566$ 663,147,175$ 6,362,015$ 656,785,161$ 585,622,687$ 0.0053 3,103,800$ 50,000$ 3,053,800$ 2039 67,625,036$ 140,597,663$ 208,222,699$ 500,000$ 487,931,594$ 696,154,294$ 6,680,116$ 689,474,178$ 618,311,704$ 0.0053 3,277,052$ 50,000$ 3,227,052$ 2040 70,330,038$ 147,627,546$ 217,957,584$ 500,000$ 512,828,174$ 730,785,758$ 7,014,121$ 723,771,636$ 652,609,162$ 0.0053 3,458,829$ 50,000$ 3,408,829$ 2041 73,143,239$ 155,008,923$ 228,152,163$ 500,000$ 538,969,583$ 767,121,745$ 7,364,827$ 759,756,918$ 688,594,444$ 0.0053 3,649,551$ 50,000$ 3,599,551$ 310,000,000$ 35,085,665$ 855,283$ 34,230,382$ Northern Gateway District Revenue Model Note 1: (Non-equalized) 2021 Assessed Values Used in forecast. Note 2: MDC will receive revenue allocation funds in 2042, but that amount has not been considered in determining economic feasibility. Note 3: The 17 acre parcel at Meridian Road and Cherry is currently outside the city limits but is seeking annexation. Notes Note 4: It is anticipated that the annexation will be completed prior to plan adoption Project F: C.O. in 2035 ~ 25,000,000 Project B: C.O. in 2027 ~ $20,000,000 Project C - Phase 2: C.O. in 2030 ~ $30,000,000 Project D - Phase 1: C.O. in 2028 ~ $30,000,000 Project D - Phase 2: C.O. in 2029 ~ 10,000,000 Project D - Phase 3: C.O. in 2033 ~ $20,000,000 Project E: C.O. in 2032 ~ $15,000,000 Potential Development Projects within District based upon staff discussions with Developers (Total Taxable Investment @ $210,000,000) Value estimates based upon 2021 projects in Meridian Project A- Phase 1: C.O. in 2025 ~ $15,000,000 Project A - Phase 2: C.O. in 2027 ~ $30,000,000 Project C - Phase 1: C.O. in 2028 ~ $15,000,000 Minimum of 10% of annual revenue allocation yield will be paid to the Meridian Development Corporation for administrative costs Balance of Revenue Allocation yield will be available for capital investment and program expenses Assumptions Land Values inflate at 8% per year for 5 years (consistent with recent assessed value history ) then at 4% for remainder of the Plan term Improvement Values inflate at 10% per year for 5 years (consistent with recent assessed value history ) then at 5% for remainder of the Plan term Tax rate reduced by 10% from 2020 certified rate then held constant for the remainder of the Plan term Homeowners' Property Tax Exemption increases at 5% per year Revenue Allocation proceeds flow to the District in the year after Certificate of Occupancy (C.O.) Unincorporated area taxable investment estimated at: (uninflated cost estimate ) Other properties within District will generate $500,000 in taxable investment annually $30,000,000 with C.O. in 2024 $15,000,000 with C.O in 2026 $15,000,000 with C.O. in 2030 $15,000,000 with C.O. in 2031 $15,000,000 with C.O. in 2034 Northern Gateway District Cash Flow Analysis 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 A B C D E F G H I J K L 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 Beginning Balance -$ 75,000$ 88,172$ 68,002$ 18,303$ 39,744$ 65,332$ 63,555$ 75,958$ 241,661$ 119,736$ Source of Funds Total Revenue Allocation -$ 38,172$ 79,830$ 125,301$ 333,941$ 475,588$ 598,223$ 912,403$ 1,215,703$ 1,428,075$ 1,756,969$ MDC Inter-District Loan *75,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Total Funds Available 75,000$ 113,172$ 168,002$ 193,303$ 352,244$ 515,332$ 663,555$ 975,958$ 1,291,661$ 1,669,736$ 1,876,705$ Use of Funds District Operating Expenses -$ 25,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ Repay Inter-District Loan @ 5%-$ -$ 50,000$ 50,000$ 12,500$ -$ -$ -$ -$ -$ -$ Capital & Program Expenses -$ -$ 75,000$ 250,000$ 400,000$ 550,000$ 850,000$ 1,000,000$ 1,500,000$ 1,700,000$ Total Use of Funds -$ 25,000$ 100,000$ 175,000$ 312,500$ 450,000$ 600,000$ 900,000$ 1,050,000$ 1,550,000$ 1,750,000$ Ending Balance 75,000$ 88,172$ 68,002$ 18,303$ 39,744$ 65,332$ 63,555$ 75,958$ 241,661$ 119,736$ 126,705$ 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 Total Beginning Balance 126,705$ 140,411$ 145,587$ 157,697$ 138,975$ 170,261$ 158,933$ 112,733$ 139,785$ 148,614$ Source of Funds Total Revenue Allocation 1,863,706$ 2,055,176$ 2,362,110$ 2,631,278$ 2,781,286$ 2,938,672$ 3,103,800$ 3,277,052$ 3,458,829$ 3,649,551$ 35,085,665$ MDC Inter-District Loan -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 75,000$ Total Funds Available 1,990,411$ 2,195,587$ 2,507,697$ 2,788,975$ 2,920,261$ 3,108,933$ 3,262,733$ 3,389,785$ 3,598,614$ 3,798,165$ 35,160,665$ 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$ 975,000$ Repay Inter-district Loan @ 5%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 112,500$ Capital & Program Expenses 1,800,000$ 2,000,000$ 2,300,000$ 2,600,000$ 2,700,000$ 2,900,000$ 3,100,000$ 3,200,000$ 3,400,000$ 3,600,000$ 33,925,000$ Total Use of Funds 1,850,000$ 2,050,000$ 2,350,000$ 2,650,000$ 2,750,000$ 2,950,000$ 3,150,000$ 3,250,000$ 3,450,000$ 3,650,000$ 35,012,500$ Ending Balance 140,411$ 145,587$ 157,697$ 138,975$ 170,261$ 158,933$ 112,733$ 139,785$ 148,614$ 148,165$ Assumptions 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 a rate of 10% for 5 years then at 5% over the remaining life of the District Includes $90,000,000 in taxable investment on the property currently located in unincorporated Ada County but will be annexed to the City of Meridian prior to development Initial District Start-up costs supported by MDC Inter-district Loan of $75,000 to be repaid at 5% Interest A minimum of 10% of annual TIF yield dedicated to Meridian Development Corporation for District operating Expenses, capped at $50,000, Yr. Attachment 6 Agricultural Operation Consent 4837-9029-4001, v. 7 1 | Page Northern Gateway Urban Renewal District (Proposed) Eligibility Report Prepared for The City of Meridian and The Meridian Development Corporation May 2021 Kushlan | Associates Boise, Idaho 2 | Page Introduction: Kushlan | Associates was retained by the Urban Renewal Agency of the City of Meridian, Idaho, also known as the Meridian Development Corporation (the “MDC”) to assist in their consideration of establishing a new urban renewal district 1 in the City of Meridian, Idaho, and its area of operation. Elected Officials serving the City of Meridian are: Mayor: Robert Simison Council President: Treg Bernt Council Vice President: Brad Hoaglun Council Members: Joe Borton Luke Cavener Liz Strader Jessica Perreault City Staff Community Development Director: Cameron Arial Idaho Code § 50-2006 states: “URBAN RENEWAL AGENCY. (a) There is hereby created in each municipality an independent public body corporate and politic to be known as the "urban renewal agency" that was created by resolution as provided in section 50-2005, Idaho Code, before July 1, 2011, for the municipality…” to carry out the powers enumerated in the statutes. The Meridian City Council adopted Resolution 01-397 on July 24, 2001 bringing forth those powers within the City of Meridian. The Mayor, with the confirmation of the City Council, has appointed nine members to the MDC Board of Commissioners (the “MDC Board”). The MDC Board currently oversees the implementation of three urban renewal districts. Two are focused on the revitalization of downtown Meridian. The first, the Meridian Revitalization Plan Urban Renewal Project (the “Downtown District”) was established by the City Council’s adoption of Ordinance No. 02-987 on December 3, 2002. The second district, the Urban Renewal Plan for the Union District Urban Renewal Project (the “Union District”) was established with the adoption of Ordinance No. 20-1882 on June 9, 2020. Both the Downtown District and the Union District are focused on redevelopment activities in and around the City’s downtown core. The third district, the Urban Renewal Plan for the Ten Mile Road- A Urban Renewal Project (the “Ten Mile District”) was established by Ordinance No. 16-1695 adopted on June 21, 2016, and is focused on economic development outside of the City’s core to support implementation of the Ten Mile Interchange Specific Area Plan. The current membership of the Commission is as follows: Chair: David Winder Vice Chairman Nathan Mueller Secretary/ Treasurer Steve Vlassek Commissioners Dan Basalone Rob McCarvel Treg Bernt Tammy deWeerd Diane Bevan Kit Fitzgerald 1 Throughout this Study, urban renewal/revenue allocation area will be referred to as an “urban renewal district.” 3 | Page Staff: Urban Renewal Administrator: Ashley Squyres Legal Counsel: Todd Lakey Map of the Downtown District (excluding shaded area) 4 | Page Map of Union District 5 | Page Map of Ten Mile Road District Background: While Native Americans inhabited the area for centuries, the development of the community of Meridian, as we know it today, evolved through the late nineteenth century. European settlement started in the 1880s and was originally located on a farm owned by the Onweiler family. A school was opened in 1885. The U.S. Postal Service established a mail drop along the Oregon Short Line Railroad and the site was named Hunter after its superintendent. Community activity grew around this mail stop focused on the railroad. In 1893 an Odd Fellows lodge was organized and called itself Meridian, acknowledging that it was located on the Boise Meridian the primary North-South survey benchmark for Idaho. That name grew in primary use as the name of the settlement and the Village of Meridian was incorporated in 1903 with a population of approximately 200. The economy had traditionally been focused on the support of the surrounding agricultural activities. A major creamery was established in the community in 1897 to support the nearby dairies. Fruit orchards were located throughout the area. Meridian was a significant stop on the Interurban electric railway from 1908 to 1928. This service provided convenient access for passengers and freight in both easterly and westerly directions. Throughout most of the 20th century, Meridian remained a relatively quiet community focused on its agricultural roots. US Census Bureau data, reflects a 1910 population of 619 people growing to 2,616 by 1970. However, starting in 1970 the pace of growth in Southwest Idaho quickened and Meridian’s growth initially reflected, and then exceeded 6 | Page the regional rates by significant margins. Over the past twenty-five years the rate of growth has been startling by any reasonable standard. The following table reflects that population growth over the city’s history. 1903 (Incorporation Estimate) 200 1910 619 1920 1,013 1930 1,004 1940 1,465 1950 1,500 1960 2,100 1970 2,600 1980 6,658 1990 9,596 2000 34,919 2010 75,092 2020 114,200 2021 (Estimate) 129,555 When income statistics are compared to statewide numbers, the population of Meridian compares favorably with the rest of Idaho in these categories. The median household income in Meridian is $71,389, approximately 28% above the statewide figure of $55,785. Per capita money income for the Meridian population is $33,328 as compared to the statewide number of $27,970. The percentage of the Meridian population below poverty level is 8.6% as compared to the statewide number of 11.2%. Investment Capacity: Cities across the nation actively participate in the economic vitality of their communities through investment in infrastructure. Water and sewer facilities as well as transportation, communication, electrical distribution and other systems are all integral elements of an economically viable community. Idaho cities have a significant challenge in responding to these demands along with the on-going need to reinvest in their general physical plant to ensure it does not deteriorate to the point of system failure. They face stringent statutory and constitutional limitations on revenue generation and debt as well as near total dependence upon state legislative action to provide funding options. These strictures severely constrain capital investment strategies. The tools made available to cities in Title 50, Chapters 20 and 29, the Urban Renewal Law and the Local Economic Development Act are some of the few that are available to assist communities in their efforts to support economic vitality. New sources of State support are unlikely to become available in the foreseeable future, thus the City of Meridian’s interest in exploring the potential for establishing another urban renewal district is an appropriate public policy consideration. The City of Meridian initially established its Urban Renewal Agency in 2001. As noted above, the Downtown District’s exclusive focus, limited by the boundaries of the district, is on the traditional downtown area of Meridian. The Ten Mile District was created in 2016 and was designed to support the implementation of the Ten Mile Interchange Specific Area Plan. A third urban renewal district was created in 2020 from an area de- 7 | Page annexed from the original Downtown District to support a significant mixed use-project. The Northern Gateway Urban Renewal District would, if approved by the MDC Board of Commissioners and Meridian City Council, would remove 133 parcels from the existing Downtown District2 and combine those with other properties and rights-of-way north of Fairview Avenue and southeast of Fairview Avenue to establish a new district. One large property (Kobe property ~ 17.64 acres) currently under consideration for inclusion in the district remains outside the city limits and in unincorporated Ada County. To include this parcel in a district under the jurisdiction of MDC, an agreement would be required between the City and Ada County to permit this inclusion. Should annexation of this parcel be effectuated prior to the establishment of the district by the City Council, no agreement would be required. Comprehensive Plan: The City of Meridian Comprehensive Plan, updated in 2019 calls for a mixture of Office, High Density Residential, Commercial and Mixed-Use development in the Study Area under current review. The Study Area is in transition from a predominately single-family residential area dating back to the early years of the community. While many of the residences remain in their original use, many others have been converted to office uses creating a patchwork of uses with more intense commercial activity along the arterial streets. 2 The Second Amendment to the Meridian Revitalization Plan seeking to deannex certain parcels from the existing Downtown District, including those parcels that are contemplated to be considered for inclusion in the proposed Northern Gateway District, has been approved by the MDC Board and submitted to the City for its consideration. 8 | Page Steps in Consideration of an Urban Renewal District: The first step in consideration of establishing an urban renewal district in Idaho is to define a potential area for analysis as to whether conditions exist within it to qualify for redevelopment activities under the statute. We have called this the “Study Area.” The next step in the process is to review the conditions within the Study Area to determine whether the area is eligible for creating a district. The State Law governing urban renewal sets out the following criteria, at least one of which must be found, for an area to be considered eligible for urban renewal activities: 1. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures and Deterioration of Site or Other Improvements [50-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 2. Age or Obsolescence [50-2018(8) and 50-2903(8)(a)] 3. Predominance of Defective or Inadequate Street Layout [50-2018(9) and 50-2903(8)(b)] 9 | Page 4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness; Obsolete Platting [50-2018(9) and 50-2903(8)(b); 50- 2903(8)(c)] 5. Insanitary or Unsafe Conditions [50-2018(9) and 50-2903(8)(b)] 6. Diversity of Ownership [50-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 7. Tax or Special Assessment Delinquency [50-2018(9) and 50-2903(8)(b)] 8. Defective or Unusual Conditions of Title [50-2018(9) and 50-2903(8)(b)] 9. Results in Economic Underdevelopment of the Area [50-2903(8)(b); 50- 2903(8)(c)] 10. Substantially Impairs or Arrests the Sound Growth of a Municipality [50- 2018(9) and 50-2903(8)(b); 50-2903(8)(c)] If the Eligibility Report finds that one or more of the conditions noted above exists within the Study Area, then the Agency may accept the findings and forward the Eligibility Report to the City Council for their consideration. If the City Council concurs with the determination of the Agency, they may direct that an Urban Renewal Plan be developed for the area that addresses the issues raised in the Eligibility Report. The Agency then acts to prepare the Urban Renewal Plan for the new District and establishing a Revenue Allocation Area to fund improvements called for in the Plan. Once the Plan for the District and Revenue Allocation Area are completed, the Agency Board forwards it to the City Council for their consideration. The City Council must refer the Urban Renewal Plan to the Planning and Zoning Commission to determine whether the Plan, as presented, is consistent with the City’s Comprehensive Plan and make a corresponding finding. At the same time, other taxing entities levying property taxes within the boundaries of the proposed Urban Renewal District are provided a thirty-day opportunity to comment on the Plan to the City Council. While the taxing entities are invited to comment on the Plan, their concurrence is not required for the City Council to proceed with formal consideration. Based on legislative changes to Idaho Code § 50-2908(2)(a), effective July 1, 2020, the Ada County Highway District (ACHD) is allocated all of the taxes levied by ACHD within a revenue allocation area first formed or expanded to include property on or after July 1, 2020 (including taxes levied on the base and increment values), which would apply to this proposed district, if formed. However, ACHD and MDC may enter into an agreement for a different allocation, which agreement shall be submitted to the State Tax Commission and to the Ada County Clerk by ACHD as soon as practicable after the parties have entered in the agreement and by no later than September 1 of the year in which the agreement takes effect. In the case of the Northern Gateway Study Area, the affected taxing districts for those properties located within the city limits of Meridian are: • The City of Meridian • The West Ada School District (School District No. 2) • Ada County 10 | Page • Emergency Medical District/Ada County Ambulance • Mosquito Abatement District • The Ada County Highway District • Meridian Library District • Meridian Cemetery District • Western Ada Recreation District • College of Western Idaho For the parcel located in unincorporated Ada County, the affected taxing districts are: • The West Ada School District (Joint School District No. 2) • Ada County • Emergency Medical District/Ada County Ambulance • Mosquito Abatement District • The Ada County Highway District • Meridian Library District • Meridian Cemetery District • Western Ada Recreation District • College of Western Idaho • Meridian Fire District • Pest Extermination District Once the Planning and Zoning Commission makes their finding of conformity and the thirty-day comment period has passed, the City Council is permitted to hold a public hearing and formally consider the adoption of the Plan creating the new Urban Renewal District and Revenue Allocation Area. The City Council must also find that the taxable value of the district to be created plus the Base Assessed Value of any existing Urban Renewal / Revenue Allocation Area does not exceed the statutory maximum of 10% of the citywide assessed valuation. If the City Council, in their discretion chooses to proceed, they will officially adopt the Urban Renewal Plan and Revenue Allocation Area and provide official notification of that action to the affected taxing districts, County Assessor and Idaho State Tax Commission. The Agency then proceeds to implement the Plan. Description of the Northern Gateway Study Area: The Study Area subject to the current review is generally located in the central part of Meridian, northeast of the City’s downtown core, and is generally bounded by Meridian Road on the west to the intersection of Meridian Road and W. Cherry Lane travelling west and E. Fairview Avenue travelling east. The Study Area then includes a large 17.64-acre parcel (Kobe Property) bounded by W. Cherry Lane to the south and Meridian Road to the east. The Study Area also includes the commercial area east of Meridian Road and north of Fairview Avenue. The eastern boundary extends south along NE 5th Avenue and then over to what would be NE 4th Street if extended, and then over to NE 3rd Street. The southern boundary extends to E. Pine Avenue between NE 3rd Street and NE 2nd Street, and then travels up NE 2nd Street and over E. Washington Avenue to connect back to Meridian Road. 11 | Page The size and value information presented in Attachment 1 was derived from the Ada County Assessor’s on-line parcel information system3. The 2020 taxable value of the portion of the Study Area located in unincorporated Ada County, represents exceptionally low assessed value as compared to the more developed area surrounding it located within the corporate limits of the City of Meridian. Land values in the more developed, commercially zoned areas range from approximately $5.00 to $15.00 per square foot. The unincorporated agricultural land reflects a current assessed value of $.04 per square foot consistent with assessed values assigned to agricultural properties in the broader area. As a comparison, the vacant parcel across Meridian Road within the city limits and zones for commercial purposes has an assessed value of $8.50 per square foot. Northern Gateway Urban Renewal Area The Study Area The Northern Gateway Study Area consists of one hundred fifty (150) tax parcels located in central Meridian, northeast of the City’s downtown core, and generally east of Meridian Road and south of Fairview Avenue. A portion of the Study Area fronts the north side of Fairview Avenue east of Meridian Road and there is a 17.64 acre parcel (Kobe Property) 3 For purposes of this Study, the 2020 taxable values were reviewed as at the time of this review the 2021 value information was not available. Use of the 2020 values provides a more conservative analysis as it is generally understood significant value increases will occur in 2021. Further, based on the adoption of H389, effective retroactive to January 1, 2021, the Homeowner Property Tax Exemption will increase to a maximum of $125,000. This is anticipated to further reduce the base. Again, as the 2021 tax assessments were not yet available at the time this Study was prepared, the 2020 data has been used. The 10% analysis set forth below will ultimately be revisited in any further urban renewal plan. 12 | Page located at the northwest corner of Meridian Road and Cherry Lane included as well. The Kobe Property is undeveloped and retains its historic agricultural use. The Kobe Property is currently located in unincorporated Ada County necessitating an inter-governmental agreement between MDC and Ada County to permit its inclusion within the boundaries of any future revenue allocation area. The area contains 105.63 acres in 150 separate tax parcels not including public rights-of-way. The properties within the Study Area carry zoning designations consistent with its historic usage. Commercial zoning designations are in place on 59.55 acres (56.4% of the district). Residential zoning of R-8 and R-15 predominate in the area. One parcel is zoned R-40. Commercial zoning is in place on 104 of the parcels. Residential zoning of R-8 occupies 11.61 acres, R-15 occupies 14.54 acres and R-40 occupies 2.29 acres. Properties designated as residential constitute 26.9% of the total acreage. The balance of the area is zoned Rural Urban Transition (RUT) in unincorporated Ada County. Ada County Assessor records show that 28 of the residential properties reflect a Homeowners Property Tax Exemption indicating they are owner occupied residences. Nineteen (19) vacant parcels represent 28.75% of the total land area of the Study Area. Religious and fraternal institutions and governmental entities occupy 13 tax parcels representing 8% of the total. The Study Area is one of the older developed areas in the community. As noted above, Meridian was established in the 1880s and eventually incorporated as a Village under Idaho law in 1903. Most of the structures constructed as residences date to the first 20 years of the 20th Century and most predate 1960. Many of these residential structures have transitioned into commercial uses over time. When the improvement value assigned to a parcel is less than or approaches the land value, a deteriorated or deteriorating condition is present. National real estate appraisal standards suggest that in an economically viable property, land value should contribute approximately 30% of the total value leaving 70% to the improvements. As that ratio shifts, with improvement value declining as a proportion of the total, a condition of disinvestment is determined to be present. At a point when the improvement value represents less than 50% of the total (i.e. improvement value is less than land value) such condition represents a “deteriorated condition” for the purposes of this analysis. We have assumed for this Study that those properties with improvement values less than 150% of land value approach the “deteriorated condition” and thus can be classified as “deteriorating” under the definitions in state law. With these benchmarks in mind, we find that 33 properties (20.4%) reflect improvement values less than land values and an additional 23 properties (14.2%) reflect improvement values less than 150% of land values. When considered together, 56 properties representing 34.6% of the total taxable parcels reflect a deteriorated or deteriorating condition. Streets: Fairview /Cherry Lane, Meridian Road, Main Street and Pine Avenue constitute the backbone of the street network in the Study Area. These streets have received recent investment with their condition reflecting current urban standards. The 17.64-acre Kobe property has not been subdivided to accommodate the vision expressed in the City’s Comprehensive Plan, so no street network has been established in this property which represents the largest single land holding in the Study Area. The 4.0-acre parcel located at the extreme northerly edge of the Study Area has no direct access to a public street and therefore is landlocked. The area south of Fairview reflects a fine-grained grid pattern 13 | Page common to communities developed in the early 20th century. However, the grid is incomplete in a number of places. For example, NE 3rd Street is interrupted in three places. Similar interruptions can be found on Gruber Avenue, Bradley Avenue and Washington Avenue. Improvement conditions reflecting current City and ACHD standards are in place in parts of the Study Area, but significant portions still lack curb, gutter and sidewalks. Pavement conditions vary from Good to Poor. Sections of East Washington and East Carlton located east of NE 2½ Street appear to provide only half of the street width. Illumination: Street lighting levels are inconsistent creating a hazard as drivers’ eyes must frequently adjust to differing light levels potentially obscuring pedestrians and roadway obstructions. Spacing between standard lighting fixtures varies throughout the Study Area and some arterial sections have smaller-scale decorative lighting in lieu of the standard fixture. Sidewalks: Pedestrian facilities are incomplete. Even where curb and gutter sections have been installed, sidewalks are often nonexistent. The fine-grained street grid pattern invites movements through the area on foot. Yet, in many situations in the Study Area, pedestrian traffic is forced to walk in the street due to a lack of facilities to accommodate that type of traffic. Storm Drainage: Those areas without modern curb and gutter sections in place also do not provide a means to collect and dispose of storm drainage or snow melt. This condition allows for surface ponding undermining the integrity of the street surface and obscuring hazards in wet conditions. Water System: A major portion of the Study Area is served by an 8” pipe grid providing looping for sufficient redundancy in case of a failure of a section of pipe. However, the City’s Water System Master Plan notes several locations where 6” pipes remain in place and one location, north of Pine Avenue, on NE 2nd Street is served by a 4” pipe. These 6” and 4” pipes would provide insufficient capacity to support fire flows as the area redevelops as envisioned in the Comprehensive Plan. Sewage Collection System: No deficiencies in this area were noted. Analysis of the Study Area: A review of the Study Area reflects an area in transition. Much of the traditional housing stock has been converted to commercial uses and investment in multi-family structures has occurred in some instances. These investments reflect the vision expressed in the City’s Comprehensive Plan. However, many of the residential structures remain in that use suggesting an area in transition. Substantial investment in public infrastructure throughout the entire Study Area will be required to support the achievement of the City’s vision. The Kobe property will require investment as it currently has no infrastructure, other than the peripheral arterial streets, to support development consistent with the Comprehensive Plan. Meaningful progress may depend upon some level of public intervention to support the private investment envisioned in the Plan. For the convenience of the reader, the statutory criteria are reiterated, at least one of which must be found to qualify an area for urban renewal activities. Those conditions are: 14 | Page 1. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures and Deterioration of Site or Other Improvements [50-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 2. Age or Obsolescence [50-2018(8) and 50-2903(8)(a)] 3. Predominance of Defective or Inadequate Street Layout [50-2018(9) and 50- 2903(8)(b)] 4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness; Obsolete Platting [50-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 5. Insanitary or Unsafe Conditions [50-2018(9) and 50-2903(8)(b)] 6. Diversity of Ownership [50-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 7. Tax or Special Assessment Delinquency [50-2018(9) and 50-2903(8)(b)] 8. Defective or Unusual Conditions of Title [50-2018(9) and 50-2903(8)(b)] 9. Results in Economic Underdevelopment of the Area [50-2903(8)(b); 50- 2903(8)(c)] 10. Substantially Impairs or Arrests the Sound Growth of a Municipality [50-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] Analysis: Northern Gateway Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating Structures; and Deterioration of Site: We found that 33 properties (20.4%) reflect improvement values less than land values and an additional 23 properties (14.2%) reflect improvement values less than 150% of land values. When considered together, 56 properties representing 34.6% of the total taxable parcels reflect a deteriorated or deteriorating condition. Therefore, criterion #1 is met. Criterion #2: Age or Obsolescence: Most of the structures within the Study Area date from the first half of the 20th Century. Most were constructed as residential buildings and while many having been converted to office uses, modern requirements for commercial use suggests the converted homes will eventually transition into more up-to-date office/commercial designs. A manufactured home community occupies land along NE 3rd Street that is designated for High Density Residential uses in the Comprehensive Plan. Over 28 acres in the Study Area, which is located in the central part of the City, northeast of the City’s downtown core, remains vacant despite the City’s articulated vision calling for a significantly more intense development pattern. Therefore, criterion #2 is met. Criterion #3: Predominance of Defective or Inadequate Street Layout: As noted above, certain streets in the Study Area are interrupted creating breaks in the traditional street grid pattern, which impairs traffic circulation and mobility goals. Several sections do not meet current urban street development standards. Therefore, criterion #3 is met. 15 | Page Criterion #4: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness; Obsolete Platting: One 4-acre parcel located north of Fairview Avenue has no direct access to a public right-of-way. The Kobe 17.67-acre parcel has not been subdivided to accommodate the development pattern envisioned in City planning documents. Large vacant parcels south of Fairview interrupt the historic grid pattern of streets. The small residential parcel sizes impair development consistent with the Comprehensive Plan as property assembly would be necessary. Therefore, criterion #4 is met. Criterion #5: Insanitary or Unsafe Conditions: The lack of a complete system of sidewalks forcing pedestrians into the street creates an unsafe condition. This condition forces vehicles, bicycles and pedestrians to share roadways in an inconsistent manner and impairs multi-modal usages and overall mobility. Inconsistent street lighting patterns contribute to an unsafe driving situation. Therefore, criterion #5 is met. Criterion #6: Diversity of Ownership: The ownership of the 105.63 acres in the Study Area is in the hands of one hundred fifty (150) entities. Such diversity of ownership creates significant issues with property assemblage necessary to support the goals of the City’s Comprehensive Plan. Therefore, criterion #6 is met. Criterion #7: Tax or Special Assessment Delinquency: According to Ada County Assessor records, no delinquencies exist. Therefore, criterion #7 is not met. Criterion #8: Defective or unusual condition of title: No defective or unusual conditions of title are reflected in Ada County records. Therefore, criterion #8 is not met. Criterion #9: Results in Economic Underdevelopment of the Area: Current uses within the Study Area are inconsistent with the goals set forth in the City’s Comprehensive Plan. Additionally, as set forth above, a significant number of parcels reflect deteriorated or deteriorated conditions showing significant disinvestment in the Study Area. More than Twenty-eight (28.75) vacant acres in the central part of the City, one of the fastest growing communities in the nation, further suggests “Economic Underdevelopment” exists in the Study Area. Therefore, criterion #9 is met. Criterion #10: Substantially Impairs or Arrests the Sound Growth of a Municipality: The State of Idaho, the City of Meridian and the Ada County Highway District have made substantial investment in the transportation and utility facilities serving this and the surrounding areas. The City of Meridian has expressed its vision for this area in the creation and adoption of the Comprehensive Plan, but without the capacity to provide full public infrastructure, the Study Area will remain an under-utilized area in the midst of the fastest growing area in the State of Idaho. Criterion #10 is met. Findings: Northern Gateway: Conditions exist within the Study Area to allow the Board of Commissioners of the Meridian Development Corporation and the Meridian City Council to determine that the area is eligible for urban renewal activities as prescribed in State Law. Summary of Findings Criteria Met Not Met 1 The Presence of a Substantial Number of Deteriorated or Deteriorating Structures; and Deterioration of Site X 16 | Page 2 Age or Obsolescence X 3 Predominance of Defective or Inadequate Street Layout X 4 Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness; Obsolete Platting X 5 Insanitary or Unsafe Conditions X 6 Diversity of Ownership X 7 Tax or Special Assessment Delinquency X 8 Defective or unusual condition of title X 9 Results in Economic Underdevelopment of the Area X 10 Substantially Impairs or Arrests the Sound Growth of a Municipality X Analysis: Open Land Conditions: In addition to the eligibility conditions identified above, the geographic area under review also considers the “open land” conditions. Idaho Code Section 50-2903(8)(c) states: “[a]ny area which is predominately4 open and which because of obsolete platting, diversity of ownership, deterioration of structures or improvements, or otherwise, results in economic underdevelopment of the area or substantially impairs or arrests the sound growth of a municipality. The provisions of section 50-2008(d), Idaho Code, shall apply to open areas.” The eligibility criteria set forth in Idaho Code Section 50-2903(8)(c) for predominantly open land areas mirror or are the same as those criteria set forth in Idaho Code Sections 50-2018(9) and 50-2903(8)(b). “Diversity of ownership” is the same, while “obsolete platting” appears to be equivalent to “faulty lot layout in relation to size, adequacy, accessibility, or usefulness.” “Deterioration of structures or improvements” is the same or similar to “a substantial number of deteriorated or deteriorating structures” and “deterioration of site or other improvements.” There is also an additional qualification that the provisions of Idaho Code Section 50-2008(d) shall apply to open areas. Idaho Code Section 50-2008 primarily addresses the urban renewal plan approval process and Idaho Code Section 50-2008(d)(4) sets forth certain conditions and findings for agency acquisition of open land as follows: the urban renewal plan will afford maximum opportunity, consistent with the sound needs of the municipality as a whole, for the rehabilitation or redevelopment of the urban renewal area by private enterprise: Provided, that if the urban renewal area consists of an area of open land to be acquired by the urban renewal agency, such area shall not be so acquired unless (1) if it is to be developed for residential uses, the local governing body shall determine that a shortage of housing of sound standards and design which is decent, safe and sanitary exists in the municipality; that the need for 4 The statutes governing urban renewal set forth in Title 50, Chapters 20 and 29, Idaho Code, do not provide any guidance as to the definition of “predominantly.” It is assumed for purposes of this Study that predominantly means more than 50% of the Study Area is “open land.” Less than 25% of the parcels within the Study Area could conceivably fall within an open land designation. While the Study Area includes parcels that likely qualify as “open land,” making the findings pursuant to Idaho Code Section 50- 2903(8)(c) is not required. 17 | Page 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. In sum, there is one set of findings if the area of open land is to be acquired and developed for residential uses and a separate set of findings if the land is to be acquired and developed for nonresidential uses. Basically, open land areas may be acquired by an urban renewal agency and developed for nonresidential uses if such acquisition is necessary to solve various problems, associated with the land or the infrastructure, that have delayed the area’s development. These problems include defective or usual conditions of title, diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, and faulty lot layout. All of the stated conditions are included in one form or another in the definition of a deteriorated area and/or a deteriorating area set forth in Idaho Code Sections 50-2903(8)(b) and 50-2018(9). The conditions listed only in Section 50- 2008(d)(4)(2) (the open land section) include economic disuse, unsuitable topography, and “the need for the correlation of the area with other areas of a municipality by streets and modern traffic requirements, or any combination of such factors or other conditions which retard development of the area.” The conclusion of this discussion concerning open land areas is that the area qualifies if any of the eligibility conditions set forth in Idaho Code Sections 50-2018(9) and 50- 2903(8)(b) apply. Alternatively, the area under consideration qualifies if any of the conditions listed only in Idaho Code Section 50-2008(d)(4)(2) apply. The size of some of the parcels, the lack of water and sewer facilities in the undeveloped portion of the Study Area; a nonexistent access and internal street system; an inadequate storm drain system; and lack of fire protection, are all conditions which delay development of the large undeveloped properties in the Study Area. Based on the above analysis, to the extent the Study Area is “predominantly open land,” which is not a defined term, obsolete platting/faulty lot layout and economic underdevelopment are conditions found in the Study Area, and therefore, the open land condition is satisfied. 18 | Page Other Relevant Issues: Agricultural Landowners Concurrence: The statutory provisions concerning the creation of an urban renewal district prohibit inclusion of any land used for an agricultural operation without the express written consent of the property owner. An agricultural operation is broadly defined in Idaho Code § 22-4502(2) and means “an activity or condition that occurs in connection with the production of agricultural products for food, fiber, fuel and other lawful uses…” One method of determining whether there exists an agricultural operation on a parcel is the presence of an agricultural property tax exemption 5. As of the date of this Eligibility Study, one parcel, the Kobe property, particularly located in the northwest corner of the Study Area, maintains assessed values consistent with other agricultural lands and appears, from a visual inspection, to be an active agricultural operation. As a result, property owner consent is required prior to final consideration of the proposed district’s creation. CONCLUSION: Based upon the data and the conditions that exist within the Study Area as noted above, the Meridian Development Corporation Board and Meridian City Council may determine that the Northern Gateway Study Area is eligible for the establishment of an urban renewal district. 10% Analysis: In addition to the findings reported above, verification that the assessed value of the proposed Study Area is within the statutory limits is needed. State Law limits the percentage of values on the combined base assessment rolls that can be included in urban renewal / revenue allocation districts to 10% of the current assessed valuation of all taxable property within the City. According to Ada County Assessor records, the 2020 6 total certified value for the City of Meridian is $13,230,528,301 (does not include operating property). This number does not reflect exemptions. Therefore, taking a more conservative approach, the net taxable value for this calculation is used. That number is $10,375,837,804. As shown in the analysis in Table 1 the current taxable value of the entire Study Area is estimated to be $68,832,947. This value then must be added to the Base Assessed Values of the Downtown District, the Ten Mile District and the Union District to test for the 10% limitation. Given that at this time the City and MDC are considering the potential creation of an additional urban renewal district (the Linder URD) and an amendment to the Union URD to add additional area pursuant to Idaho Code Section 50-2033, we added their assessed values to this analysis to provide decision makers with the scale of the various districts compared to the statutory limitation. The analysis for these purposes in presented in Table 1, below. The combined base assessment roll values remain well below the statutory limit. Table 1 Statutory 10% Limitation Analysis 5 With House Bill 560 (2020) effective July 1, 2020, eliminating the property tax exemption for agricultural land and replacing it with a method to value agricultural land, going forward the method to determine the existence of an agricultural operation will change. 6 At the time this Study was prepared the 2021 values were not available. It is generally understood the 2021 values will increase; therefore, using the 2020 assessed values may be more conservative than the current conditions. 19 | Page Area Taxable Value Percentage Total City $10,375,837,804 100% Downtown URD Base Value $146,334,050 1.41% Ten Mile URD $ 39,539,125 0.38% Union URD $2,144,360 0.02% Proposed Northern Gateway URD $68,832,974 0.66% *Proposed Linder URD $11,978,500 0.12% *Proposed Union District Addition (est.) $3,414,100 0.03% Total UR Base Assessed Value Percentage $272,243,109 2.62% *The MDC Board has considered and accepted the proposed Linder District Eligibility Study. The MDC Board is anticipated to consider the eligibility of the proposed Union District Addition in June. The effect of creating this district on the capacity of the City and MDC to consider future districts should they choose to do so is also explored. The table below shows there is capacity to consider additional districts. Table 2 Remaining Urban Renewal Capacity Maximum 10% Limitation $1,037,583,780 10% Downtown URD $146,334,779 1.41% Ten Mile URD $39,539,125 0.38% Union URD $2,144,360 0.02% Proposed Northern Gateway URD $68,832,947 0.66% Proposed Linder URD $11,996,035 0.12% Proposed Union District Addition (est.) $3,414,100 0..03% Available AV within limitation $765,340,671 7.38% 20 | Page ATTACHMENT 1 (Parcel Information) 4852-0604-1321, v. 6 Parcel Number Site Address Lot size Acres Lot Size Sq Feet Zoning Total Land Assessed Value Total Improvement Assessed Value Total Taxable Homeowners Exemption Net Taxable Value R6129020781 35 East Fairview Avenue 1.78 77406 Com Bus 967,600$ 1,714,000$ 2,681,600$ -$ 2,681,600$ R6129020742 1615 N Main St 0.36 15812 Com Misc 189,700$ 126,300$ 316,000$ -$ 316,000$ R6129020725 1603 N Main 0.68 29708 Com Bus 356,500$ 44,400$ 400,900$ -$ 400,900$ R6129020670 1635 N Main 0.59 25700 Com Misc 308,400$ 581,100$ 889,500$ -$ 889,500$ R6129020650 1519 N Main Street 0.72 31363 Com Misc 282,300$ 111,400$ 393,700$ -$ 393,700$ R6129020611 1508 N Meridian RD 0.53 23087 Com Bus 127,300$ 156,100$ 283,400$ -$ 283,400$ R6129020520 1434 N Meridian Rd 0.26 11238 Com Misc 112,400$ 172,800$ 285,200$ -$ 285,200$ R6129020540 1428 N Meridian Rd 0.2 8712 Com Bus 91,400$ 121,200$ 212,600$ -$ 212,600$ R6129020490 1422 N Meridian Rd 0.2 8712 Com Bus 91,400$ 173,200$ 264,600$ -$ 264,600$ R6129020500 1423 N Main St 0.31 13504 Com Misc 121,500$ 187,300$ 308,800$ -$ 308,800$ R6129020510 1414 N Meridian Rd 0.14 6184 Com Bus 79,500$ 135,200$ 214,700$ -$ 214,700$ R6129020532 1402 N Meridian Rd 0.28 12284 Com Bus 96,400$ 132,700$ 229,100$ -$ 229,100$ R6129020560 1332 N Meridian Rd 0.64 28096 Com Bus 210,700$ -$ 210,700$ -$ 210,700$ R6129020360 1324 N Meridian Rd 0.4 17424 Com Bus 115,100$ 244,600$ 359,700$ 100,000$ 259,700$ R6129020330 1308 N Meridian Rd 0.22 9583 Com Misc 105,400$ 5,100$ 110,500$ -$ 110,500$ R6129020311 N Meridian Rd 0.07 2919 Com Misc 32,100$ -$ 32,100$ -$ 32,100$ R6129020300 1304 N Meridian Rd 0.2 8712 Com Bus 91,400$ 140,500$ 231,900$ 100,000$ 131,900$ R6129020295 1234 N Meridian Rd 0.68 29839 Com Bus 145,500$ 118,700$ 264,200$ -$ 264,200$ R8193140010 1220 N Meridian RD 0.39 16945 Com Misc 152,500$ 332,400$ 484,900$ -$ 484,900$ R6129020167 16 E. Washington Ave 0.23 9975 R-15 86,300$ 165,000$ 251,300$ 100,000$ 151,300$ R6129020180 26 E Washington Ave 0.24 10454 R-15 91,400$ 108,600$ 200,000$ 100,000$ 100,000$ R6129020195 38 E Washington Ave 0.16 6970 R-15 82,900$ 147,700$ 230,600$ 82,276$ 148,324$ R6129020205 46 E Washington 0.16 6970 R-15 82,900$ 8,900$ 91,800$ -$ 91,800$ R6129020215 1203 N Main Street 0.4 17424 Com Misc 191,700$ 82,600$ 274,300$ -$ 274,300$ R8193140020 1225 N Main Street 0.44 19123 Old Town 115,100$ 215,000$ 330,100$ -$ 330,100$ R6129020260 1233 N Main Street 0.22 9583 Com Misc 95,800$ 210,100$ 305,900$ -$ 305,900$ R6129020320 1303 N Main Street 0.29 12632 Com Misc 126,300$ 64,200$ 190,500$ -$ 190,500$ R6129020315 1311 N Main Street 0.54 23653 Com Misc 236,500$ 164,200$ 400,700$ -$ 400,700$ R6129020341 1323 N Main Street 0.64 27878 Com Misc 278,600$ 231,400$ 510,000$ 100,000$ 410,000$ R6129020370 1335 N Main Street 0.14 6098 Com Misc 61,000$ 167,600$ 228,600$ -$ 228,600$ R6129020385 1403 Nmain Street 0.52 22521 Com Misc 225,200$ 100,000$ 325,200$ -$ 325,200$ R6129020431 1409 N Main Street 0.23 10019 Com Misc 100,200$ 101,500$ 201,700$ -$ 201,700$ R6129020450 N Main Street 0.27 11761 Com Misc 105,800$ 9,000$ 114,800$ -$ 114,800$ R6129020420 N Main Street 0.3 13068 Com Misc 130,700$ -$ 130,700$ -$ 130,700$ R6129020400 1423 N Main St 0.32 13939 Com Misc 139,400$ 227,400$ 366,800$ -$ 366,800$ R6129020570 1515 N Main St 0.52 22651 Com Misc 226,500$ 143,400$ 369,900$ -$ 369,900$ S1107223270 1682 N Main St 0.92 40075 Com Misc 521,000$ 493,200$ 1,014,200$ -$ 1,014,200$ S1107223280 1626 N Main St 0.89 38768 Com Misc 310,100$ 981,000$ 1,291,100$ -$ 1,291,100$ S1107223268 207 E Fairview Ave 1.1 48134 Com Misc 575,600$ 477,600$ 1,053,200$ -$ 1,053,200$ S1107223200 1600 N Main St 2.72 118483 Com Bus 947,900$ 2,836,200$ 3,784,100$ -$ 3,784,100$ S1107223350 1518 N Main St 0.62 27007 Com Misc 270,100$ 640,200$ 910,300$ -$ 910,300$ S1107223370 1510 N Main St 0.28 12197 Com Misc 122,000$ 216,800$ 338,800$ -$ 338,800$ S1107223380 1504 N Main St 0.25 10890 Com Misc 108,900$ 79,700$ 188,600$ -$ 188,600$ S1107223400 1420 N Main St 0.35 15246 Com Misc 152,500$ 103,300$ 255,800$ -$ 255,800$ S1107223420 1412 N Main St 0.35 15246 Com Misc 152,500$ 189,600$ 342,100$ -$ 342,100$ S1107223435 1406 N Main St 0.72 31363 Com Bus 282,300$ 1,135,600$ 1,417,900$ -$ 1,417,900$ S1107223480 1404 N Main St 0.35 15246 Com Bus 152,500$ 839,100$ 991,600$ -$ 991,600$ S1107223500 1332 N Main St 0.35 15246 Com Bus 152,500$ 147,400$ 299,900$ -$ 299,900$ S1107223510 1326 N Main St 0.35 15246 Com Bus 152,500$ 145,700$ 298,200$ -$ 298,200$ S1107223520 1320 N Main St 0.35 15246 Com Bus 97,100$ 81,800$ 178,900$ -$ 178,900$ S1107223530 1310 N Main St 0.35 15246 Com Bus 152,500$ 136,400$ 288,900$ -$ 288,900$ S1107223599 1302 N Main St 0.51 22216 R-15 222,200$ 320,800$ 543,000$ -$ 543,000$ S1107223160 1435 NE 2nd 1/2 Street 0.32 13939 Old Town 97,600$ -$ 97,600$ -$ 97,600$ S1107223150 1431 NE 2nd 1/2 Street 0.32 13939 Old Town 97,100$ -$ 97,100$ -$ 97,100$ S1107223125 1421 NE 2nd 1/2 Street 0.18 7841 Old Town 81,500$ -$ 81,500$ -$ 81,500$ S1107223100 1421 NE 2nd 1/2 Street 0.48 21127 Old Town 147,900$ -$ 147,900$ -$ 147,900$ S1107223090 1411 NE 2nd 1/2 Street 0.06 2744 Old Town 19,200$ -$ 19,200$ -$ 19,200$ S1107223085 1411 NE 2nd 1/2 Street 0.16 7187 Old Town 50,300$ -$ 50,300$ -$ 50,300$ S1107223082 1403 NE 2nd 1/2 Street 0.15 6534 Old Town 45,700$ -$ 45,700$ -$ 45,700$ S1107223080 1403 NE 2nd 1/2 Street 0.24 10280 Old Town 72,000$ -$ 72,000$ -$ 72,000$ S1107223070 1349 NE 2nd 1/2 Street 0.49 21344 Old Town 149,400$ -$ 149,400$ -$ 149,400$ S1107223065 NE 2nd 1/2 Street 0.35 15290 Old Town 107,000$ -$ 107,000$ -$ 107,000$ S1107223055 1331 NE 2nd 1/2 Street 0.25 10890 R-15 92,600$ -$ 92,600$ -$ 92,600$ S1107223040 1323 NE 2nd 1/2 Street 0.33 14375 R-15 122,200$ -$ 122,200$ -$ 122,200$ S1107223030 1313 NE 2nd 1/2 Street 0.33 14375 R-15 97,100$ 94,400$ 191,500$ -$ 191,500$ S1107223020 1305 NE 2nd 1/2 Street 0.33 14375 R-15 97,100$ 74,700$ 171,800$ -$ 171,800$ S1107223010 1237 NE 2nd 1/2 Street 0.33 14375 R-15 97,100$ -$ 97,100$ -$ 97,100$ R7745460030 1225 NE 2nd 1/2 Street 1.35 58719 L-O -$ -$ -$ -$ -$ R7745460040 1175 NE 2nd 1/2 Street 0.22 9409 L-O -$ -$ -$ -$ -$ R7745460020 1153 NE 2nd 1/2 Street 0.53 23087 R-15 -$ -$ -$ -$ -$ R7745460010 200 E Carlton Ave 1.32 57281 L-O -$ -$ -$ -$ -$ R6129010210 211 E Carlton Ave 0.32 13939 Old Town -$ -$ -$ -$ -$ R1578000275 211 E Carlton Ave 0.14 6098 Old Town -$ -$ -$ -$ -$ R1578000280 1029 NE Third St.0.28 12197 Old Town 96,400$ 259,900$ 356,300$ 100,000$ 256,300$ R1578000262 1013 NE Third Ave 0.15 Old Town 79,500$ 183,900$ 263,400$ -$ 263,400$ R1578000264 234 E State Street 0.12 Old Town 71,100$ 171,900$ 243,000$ -$ 243,000$ Parcel Number Site Address Lot size Acres Lot Size Sq Feet Zoning Total Land Assessed Value Total Improvement Assessed Value Total Taxable Homeowners Exemption Net Taxable Value R1578000270 226 E State Ave 0.14 6098 Old Town 79,500$ 153,300$ 232,800$ 100,000$ 132,800$ R6129010205 216 E State Ave 0.08 3485 Old Town 71,100$ 77,100$ 148,200$ -$ 148,200$ R6129010195 206 E State Ave 0.16 6970 Old Town 82,900$ 112,200$ 195,100$ -$ 195,100$ R6129010190 1014 NE 2nd St 0.08 3485 Old Town 55,000$ 109,700$ 164,700$ -$ 164,700$ R6129010170 211 E State Ave 0.32 13939 Old Town 102,800$ 50,100$ 152,900$ -$ 152,900$ R1578000242 221 E State Ave 0.19 8276 Old Town 86,300$ 169,500$ 255,800$ 100,000$ 155,800$ R1578000246 E State St 0.16 6970 Old Town 82,900$ 5,000$ 87,900$ -$ 87,900$ R1578000251 237 E State Ave 0.18 7841 Old Town -$ -$ -$ -$ -$ R1578000220 238 E Pine Ave 0.14 6098 Old Town 75,300$ 134,500$ 209,800$ 100,000$ 109,800$ R1578000225 232 E Pine Ave 0.1 4356 Old Town 71,100$ 94,400$ 165,500$ -$ 165,500$ R1578000230 226 E Pine Ave 0.1 4356 Old Town 71,100$ 127,500$ 198,600$ 100,000$ 98,600$ R1578000235 220 E Pine Ave 0.11 4792 Old Town 75,300$ 104,300$ 179,600$ -$ 179,600$ R6129000160 214 E Pine Ave 0.22 9365 Old Town 91,400$ 133,600$ 225,000$ -$ 225,000$ R6129000150 914 NE 2nd St 0.16 6970 Old Town 79,500$ 121,500$ 201,000$ -$ 201,000$ R5672000940 211 E Pine Ave 0.42 18208 Old Town 163,900$ 538,600$ 702,500$ -$ 702,500$ R7596000010 235 E Pine Ave 0.53 23217 Old Town -$ -$ -$ -$ -$ R7596000040 240 E Idaho Ave 0.47 20473 Old Town -$ -$ -$ -$ -$ R5672000915 800 NE 2nd St 0.32 13939 Old Town -$ -$ -$ -$ -$ S1107244450 1108 NE 2nd 1/2 St 3.55 154725 R-15 -$ -$ -$ -$ -$ S1107244600 1210 NE 2nd 1/2St 0.39 16988 R-15 97,100$ 50,400$ 147,500$ -$ 147,500$ S1107244572 272 E Washington Ave 0.23 9975 R-15 86,300$ 91,500$ 177,800$ 100,000$ 77,800$ S1107244550 302 E Washington Ave 0.36 15812 R-15 102,800$ 78,200$ 181,000$ -$ 181,000$ S1107244500 312 E Washington Ave 0.48 21083 R-15 115,100$ 81,900$ 197,000$ 100,000$ 97,000$ S1107244425 358 E Washington Ave 0.22 9583 R-15 91,400$ 62,500$ 153,900$ 93,450$ 60,450$ S1107244410 372 E Washington Ave 0.44 19166 R-15 115,100$ 218,900$ 334,000$ -$ 334,000$ S1107244400 1233 NE 4th St 1.08 47045 R-15 235,200$ 981,300$ 1,216,500$ -$ 1,216,500$ S1107244650 1226 NE 2nd 1/2 St 0.36 15551 Old Town 77,800$ 277,000$ 354,800$ -$ 354,800$ R8533900020 123 NE 2nd 1/2 St 0.17 7536 R-15 82,900$ 219,200$ 302,100$ -$ 302,100$ R5518460010 NE 2nd 1/2 St 0.5 21562 R-15 -$ -$ -$ -$ -$ R5518460030 1260 NE 2nd 1/2 St 0 0 R-15 -$ 119,900$ 119,900$ -$ 119,900$ R5518460050 1266 NE 2nd 1/2 St 0 0 R-15 -$ 113,700$ 113,700$ -$ 113,700$ R5518460060 1278 NE 2nd 1/2 St 0 0 R-15 -$ 121,200$ 121,200$ -$ 121,200$ R5518460080 1296 NE 2nd 1/2 St 0 0 R-15 -$ 115,000$ 115,000$ -$ 115,000$ R5739800100 1304 NE 2nd 1/2 St 0.14 6098 R-15 75,100$ 109,500$ 184,600$ -$ 184,600$ R5739800010 1312 NE 2nd 1/2 St 0.25 10860 R-15 86,300$ 191,700$ 278,000$ -$ 278,000$ R5739800050 NE 3rd St 1.72 74923 R-15 206,000$ -$ 206,000$ -$ 206,000$ R6492000005 1335 NE 4th St 0.31 13373 R-8 97,100$ -$ 97,100$ -$ 97,100$ R6492000015 1330 NE 3rd St 0.14 6142 R-8 75,100$ 154,300$ 229,400$ -$ 229,400$ R6492000045 1331 NE 3rd St 0.14 6142 R-8 75,100$ 154,300$ 229,400$ -$ 229,400$ R6492000055 1328 NE 2nd 1/2 St 0.35 15246 R-8 97,100$ 161,900$ 259,000$ 100,000$ 159,000$ R6492000065 1334 NE 2nd 1/2 St 0.14 6098 R-8 75,100$ 154,300$ 229,400$ -$ 229,400$ R6492000075 206 E Badley Ave 0.18 7841 R-8 81,500$ 146,400$ 227,900$ -$ 227,900$ R6492000085 1335 NE 3rd St 0.14 6098 R-8 75,100$ 154,300$ 229,400$ -$ 229,400$ R6492000025 1336 NE 3rd St 0.14 6098 R-8 75,100$ 154,300$ 229,400$ -$ 229,400$ R6492000036 371 E Badley Ave 0.16 7144 R-8 78,300$ 137,600$ 215,900$ 100,000$ 115,900$ R6492000037 399 E Badley Ave 0.16 7144 R-8 78,300$ 156,300$ 234,600$ 100,000$ 134,600$ R1366010075 1410 NE 2nd 1/2 St 0.26 11326 R-8 91,100$ 131,400$ 222,500$ 100,000$ 122,500$ R1366010080 276 E Badley Ave 0.26 11326 R-8 91,100$ 194,100$ 285,200$ 100,000$ 185,200$ R1366010070 1420 NE 2nd 1/2 St 0.38 16727 R-8 103,100$ 173,500$ 276,600$ 100,000$ 176,600$ R1366010062 1432 NE 2nd 1/2 St 0.15 6534 R-8 75,100$ 130,300$ 205,400$ -$ 205,400$ R1366010060 301 E Gruber Ave 0.11 4748 R-8 67,100$ 105,400$ 172,500$ -$ 172,500$ R1366010065 303 E Gruber Ave 0.4 17293 R-8 103,100$ 169,400$ 272,500$ 100,000$ 172,500$ S1107212707 403 E Fairview Ave 7.64 332886 R-8 1,952,900$ 2,191,500$ 4,144,400$ -$ 4,144,400$ R1366010020 302 E Gruber Ave 2.29 99752 R-40 498,800$ 3,829,900$ 4,328,700$ -$ 4,328,700$ R1366010013 1620 NE 2nd 1/2 St 0.25 11021 R-8 76,100$ 108,900$ 185,000$ 100,000$ 85,000$ R1366010015 225 E Fairview Ave 0.3 12937 R-8 129,400$ 232,100$ 361,500$ -$ 361,500$ R1366010005 227 E Fairview Ave 0.21 9191 CG 110,300$ 130,900$ 241,200$ -$ 241,200$ S1107212556 519 E Fairview Ave 1.44 62639 C-G 626,400$ 1,001,200$ 1,627,600$ -$ 1,627,600$ S1106346911 412 E Fairview Ave 0.46 20038 C-G 152,500$ 149,400$ 301,900$ -$ 301,900$ S1106346900 400 E Fairview Ave 0.63 27443 C-G 237,300$ 126,100$ 363,400$ -$ 363,400$ S1106346834 360 E Fairview Ave 0.47 20473 C-G 143,800$ 439,400$ 583,200$ -$ 583,200$ S1106346832 300 E Fairview Ave 1.24 54014 C-G 480,900$ 836,700$ 1,317,600$ -$ 1,317,600$ S1106346750 220 E Fairview Ave 0.75 32670 C-G 257,900$ 176,500$ 434,400$ -$ 434,400$ S1106346540 216 E Fairview Ave 0.8 34848 C-G 290,100$ 618,200$ 908,300$ -$ 908,300$ S1106336530 210 E Fairview Ave 1.75 76230 C-G 686,100$ 1,541,100$ 2,227,200$ -$ 2,227,200$ S1106336410 200 E Fairview Ave 0.38 16553 C-G 165,500$ 213,300$ 378,800$ -$ 378,800$ S1106336401 132 E Fairview Ave 1.46 63554 C-G 572,000$ 484,700$ 1,056,700$ -$ 1,056,700$ R8956180200 34 E Fairview Ave 4.52 196717 C-G 1,672,100$ 5,560,000$ 7,232,100$ -$ 7,232,100$ R8956180100 14 E Fairview Ave 0.48 20952 C-G 314,300$ -$ 314,300$ -$ 314,300$ S1106336370 20 E Fairview Ave 3.85 167837 C-G 1,426,600$ 2,518,900$ 3,945,500$ -$ 3,945,500$ S1106336197 1830 N Meridian Rd 1 43560 C-G 290,800$ 891,000$ 1,181,800$ -$ 1,181,800$ S1106336086 55 E Carmel Dr 1.11 48352 C-G -$ -$ -$ -$ -$ S1106336200 255 E Carmel Dr 4 174240 C-G 609,800$ -$ 609,800$ -$ 609,800$ S1201449707 104 W Cherry Ln 17.64 768573 Ada RUT 27,500$ -$ 27,500$ -$ 27,500$ 103.34 26,665,100$ 44,343,600$ 71,008,700$ 2,175,726$ 68,832,974$