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PZ-21-07 Validating Conformity of the Urban Renewal Plan for the Linder District Urban Renewal Project Mayor Robert E. Simison City Council Members: ERJDnIAN'I Treg Bernt Brad Hoaglun Joe Borton Jessica Perreault Luke Cavener Liz Strader October 26, 2021 MEMORANDUM TO: Mayor Robert Simison Meridian City Council Meridian Planning &Zoning Commission CC: David Miles, Chief of Staff Cameron Arial, Community Development Director Victoria Cleary, Economic Development Administrator Caleb Hood, Planning Division Manager FROM: Brian McClure, Comprehensive Associate Planner RE: Urban Renewal Plan for the Linder District Urban Renewal Project This memo is intended to provide Comprehensive Plan related analysis for the proposed Urban Renewal Plan for the Linder District Urban Renewal Project(Linder District). The Linder District operates within the framework provided by State statute related to general Urban Renewal, and is intended to spur private investment and development enabling further implementation of the City's adopted Comprehensive Plan and Ten Mile Interchange Specific Area Plan(Ten Mile SAP). The implementation strategies and goals of the Linder District,which are well defined, describe projects and activities aimed 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 and employment opportunities in the Project Area, while recognizing the importance of high design as set forth in the Ten Mile SAP." The three primary projects described include: support developing the Linder Overpass Project; support developing the Local Road Project; and support ,developing the SewerMain-Project. The Linder.istfict also includes several other activities, some'ofwhich-include: support developing-other,,infrastructure, such as stormwater; supporting ommunity Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 Phone 208-884-5533 . Fax 208-888-6854 . www.meridiancity.org public-private-partnerships; site demolition and cleanup including addressing environmental quality; and other financial assistance for business. All of the described projects are intended to directly implement the Ten Mile SAP. None of the other listed activities are inconsistent with the Comprehensive Plan, and all of them may help to achieve the desired vision with future activities and development within the district boundaries. Recommendation Based on the outlined activities in the Linder District, Staff believes establishing an Urban Renewal District Plan in this area of town may be an effective tool in implementing the City of Meridian Comprehensive Plan and Ten Mile Interchange SAP. Accordingly, Staff recommends that the Commission move to approve the associated Resolution identifying the proposed Linder District as conforming to the City of Meridian's Comprehensive Plan. General Comprehensive Plan Analysis While the Linder District is limited in scope outside of the three projects, the following text describes general applicable policies that should be considered with future activities and development of the urban renewal district area. This analysis is in consideration of future needs, concerns, and activities, and how the Linder District may fit within this context,but not of the proposed plan itself. Application of the City's Comprehensive Plan(Comp Plan) to the proposed district area(see Attachment A) is very relevant. Most every major theme (chapter) in the Comp Plan ranging from economic development and land use to transportation contain policies that are directly applicable. Additionally, the Comp Plan adopts other documents by reference, for inclusion in consideration of land use decisions and to direct staff activities. The future land use designations,policies, and Ten Mile SAP adopted by reference in the Comprehensive Plan, should be considered with all future Urban Renewal Agency, City of Meridian, and private development activity whenever applicable. The following analysis describes the associated text, policies, and referenced plans. Note: The Ten Mile SAP has its own future land use designations; see the General Ten Mile Interchange Analysis section for those descriptions. Plan Text General Compliance: With the Linder District entirely integrated within the existing boundaries of a specific area plan, expectations are clearly described. Aside from being listed as adopted by reference in the beginning of the Comprehensive Plan, the primary text referencing the Ten Mile SAP is in the Evolving section(Chapter 3). This section of text states, The City developed a specific plan for approximately 2,800 acres bordered(roughly) by Linder Road to the east;McDermott Road to the west: the Union Pacific Railroad line to the north and% mile south of Overland Road on the south. The specific area plan is an 2 addendum to this Comprehensive Plan and places an emphasis on a mix of uses, both residential and commercial; new employment areas; higher density residential; a planned collector road network and design guidelines. The Linder District indicates a strong correlation to the Ten Mile SAP in the Introduction section, and which states, In this case,pursuant to the Ten Mile SAP, and the City's Future Land Use Map, development within the Project Area will be focused on a diverse employment center, including office, research facilities and light industrial opportunities, which can include start-ups to regional/national enterprises. A portion of the Project Area contemplates mixed- use commercial, which focuses on increased commercial and employment, and some residential uses. All intended development scenarios will focus on transportation connectivity for all types of users (vehicle traffic,pedestrian and bicycle uses), as well as ensuring open space amenities, such as pathways,plazas, and other urban amenities that will fit into the overall area designs and support a strong employment base. Plan Policies The following text relates to the policies found throughout the major themes in the Comprehensive Plan(Chapters 2 through 6). Additional context for these policies can be found in the Related Policies section(see Attachment B),which includes parent Goals and Objectives, for the referenced policies. The first number of a policy ID references the Chapter. • 2.06.02B, Pursue public-private partnerships and economic development grants that bring additional job opportunities to the community. The Linder District will provide an additional funding mechanism which may be used in public private partnerships, and for the specific purpose of furthering the Ten Mile SAP vision. Not just development that increases the tax levy, but local jobs paying family-wages that further the local economy long-after entitlements are gained and a new building is constructed. • 2.09.03B, Promote Ten Mile, Downtown, and The Village as centers of activity and growth. The Linder District seeks to encourage development of the Ten Mile area by addressing infrastructure deficiencies in support of employment opportunities needed for the local and citywide job base. • 3.03.03G, Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. The City has land use authority over the project area and urban infrastructure will be required with all redevelopment. Further, the Linder District calls out specific implementation projects to support new development with local and regional improvements that are needed to support community benefit. An overpass will enhance life-safety through improved emergency response efficiencies, and greatly improve stakeholder access to 3 ■ services and jobs. Local roadway and utility infrastructure improvements will increase opportunities for new jobs and services. • 4.05.01E, Assess environmental impact of potential new development, infill, and redevelopment. The Linder District includes addressing environmental quality and remediation as participating activities. Outside of floodplain impacts however, which do not exist in the project area, the City does not have much in the way of requirements towards this end. • 6.01.021), Consider needed sidewalk, pathway, landscaping, and lighting improvements with all land use decisions. The City has land use authority over the project area and redevelopment will be required to provide infrastructure. The Linder District specifically references all of these elements as projects for implementation. Referenced Plans The following plans are adopted by reference in the City of Meridian Comprehensive Plan, and are relevant material to the proposed Gateway Plan. • Ten Mile Interchange Specific Area Plan This was the City s first and only specific area plan. Where Destination Downtown and other subarea plans have stayed within the realm of vision, or worked exclusively within the realm of existing land uses and other citywide standards, the Ten Mile SAP addresses local context both through land use and transportation. The plan has a number of vision and goal statements, but what perhaps describes the reason for the plan, is its statement on The Use of a Limited Resource. This states, ...the Ten Mile Interchange Area has a number of unique and highly desirable attributes that make the land in the area a key resource for the City ofMeridian's future. Meridian has one area left within its Area of Impact with the access and visibility this area offers. The area is a key to Meridian's long term prosperity. Meridian is the next community in the Treasure Valley to run out of land for future development. Hemmed in by Boise and Garden City to the east and northeast, Eagle to the north, Nampa to the west, and Kuna to the south, Meridian has a limited land base with which to secure its future. Another guiding element of the Ten Mile SAP, the mission,provides the following context, In the Ten Mile Interchange Area, the mission is to create a place that will add to the long-term economic stability of the City of Meridian, not just respond to immediate market forces and trends. To achieve the economic development vision for Meridian as a place that is "Built for Business and Designed for Living,"the Ten Mile Interchange Specific Area Plan promotes a complete and integrated mix of uses that will create a place where people can live, work and raise a family. The Ten Mile SAP represents the integration of transportation and land use through a framework defined by location. Freeway visibility creates new opportunities for long-term economic resiliency through a diversity of employment opportunities, and that is purposefully 4 considerate of jobs-housing, accessibility, and the intentional buildout of commensurate land uses. • Ada County Highway District Master Street Map The ACHD Master Street Map (MSM) is a key element of implementing the Ten Mile SAP. This MSM is part of a broader Transportation and Land Use Integration Plan, and which succinctly summarizes a core tenant of the Ten Mile SAP. Jobs and housing balance, mix, transition, and access are critical in preserving quality of life and ensuring opportunities for economic development. The wrong use or the right use in the wrong location could undermine this effort. The MSM has been updated to include all arterial and collector roadways shown in the Ten Mile SAP, including references and support for identified cross- section and intersection treatments. All of these plans are available on the City's Comprehensive Plan website at: https://meridiancity.org/planning/coMp]21an/resources. General Ten Mile Interchange SAP Analysis Future Land Use Mixed Employment, which states: The purpose of the Mixed Employment areas is to encourage a diversity of compatible land uses that may include a mixture of office, research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community. However, a small amount of retail and service establishments,primarily serving employees and users of the Mixed Employment areas or nearby industrial areas, are allowed. Such retail would be the exception and not the rule. Mixed Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. Mixed Employment areas should be designed to encourage multimodal travel and convenient circulation to supporting uses located within the area. This would include multiple access points to help disperse traffic, and a complete system of streets, sidewalks and pedestrian and bicycle paths 5 to provide circulation within the area and connections to the surrounding roadway, pedestrian and trail systems. Mixed Employment areas should be designed as lower density suburban-style developments. Design and development standards are recommended that would help to make developments more attractive, engaging and accessible places. While there are no fixed limits on size of establishment or development intensity in Mixed Employment areas, it is anticipated that buildings will range in height from 1-4 stories, have total floor areas of 10,000-1,000,000 square feet, and that FAR will exceed.75. Land Use Types in Mixed Employment Areas • Corporate and business offices • Research facilities and laboratories • Light Industrial uses including manufacturing and assembly • Occasional, complementary uses which focus on serving area employees and users, such as business services, child care, and convenience retail The bulk of the future land use designation for the Linder District is Mixed Employment. This is a hybrid designation intended primarily to support the local job base. The designation usually functions as a transitional land use nearer to residential, and separating other more intense employment areas that are incompatible with local residential uses. The local roadway network is essential in distributing traffic away from arterial roadways. In the context of the Linder District, uses should seek to maximize freeway visibility by realizing increased FAR and higher job to acre ratios. The purpose is in providing for employment opportunities near to significant residential developments, and to limit trip generation and distance. The employment focus is on the creation of goods and ideas, and those jobs that pay a higher wage to more people. Mixed Use Commercial, which states: The purpose of the Mixed Use Commercial designation is to encourage the development of a mixture of office, retail, recreational, employment, and other miscellaneous uses, with supporting multifamily or single family attached residential uses. While the focus of these areas is on commercial and employment uses, the horizontal and vertical integration of residential uses is essential to securing entitlements. As with all mixed use areas, this designation requires developments to integrate the three major use categories—residential, commercial, and employment. In Mixed Use Commercial areas three or more significant uses also tend to be larger scale projects. This designation is intended to provide flexibility and encourage developers to build innovative projects. Traditional neighborhood design concepts with a strong pedestrian-oriented focus are essential. The goal in these areas is to achieve a FAR of 1.00- 1.25 or more. Development within these areas exhibit quality building and site design and an attractive pedestrian environment with a strong street character. The mix of residential uses may be achieved vertically within buildings; however, some horizontal mixes may be allowed. Where existing parcel sizes are small, development plans should be prepared in collaboration with the adjacent property owners in order to establish an integrated mixed use project across 6 several parcels. This land use designation calls for an overall target density of 8-12 dwelling units per acre, with higher densities allowed on individual projects. No more than 30 percent of the ground level development within the Mixed Use Commercial designation should be used for residences. There is very little mixed use commercial within the project area. Most of this designation within the Ten Mile SAP falls to the south, or north across I-84 and Ten Mile Road. As stated, the focus of Mixed Use Commercial is commercial and employment uses, but some supporting residential is allowed. The previously entitled land(application H-2021-0014)within the Linder District, on the north-west corner of Linder and Overland, includes an employment area with supporting commercial uses. This project incorporates a north-south public street connection across Overland at Spanish Sun Way, and then heading west which will eventually connect into Tasa Drive. Transportation The transportation element of the Ten Mile SAP is essential. The interconnectivity and balance of residential and employment uses is critical to the proposed street network presented. Within the Linder District, Tasa Drive is expected to be connected on the west near the roundabout at Jersey Way, and east towards a planned northward extension of Spanish Sun Way(see Attachment Q. This will limit impacts to Overland Road,by providing safe and consistent access to future development in the area. The exact alignment of this road may vary, but the beginning and ending points have already been set. The Linder District identifies this local roadway as a project that tax increment financing could support. Complete streets are also important to the Ten Mile SAP,with sidewalk, bike lanes (or equivalent), refuge medians, and other landscape and street furnishings being required. Building Form and Character The Ten Mile SAP identifies what is the equivalent of a blend between traditional zoning and form based code, as the basis for development and building development. The City's Architectural Standards Manual is the presiding document for design review, but entitlements should consider and set the stage for future design review activities within development agreements. Consideration for floor area ratio (FAR), building form, and described design principles such as "Base, Body, and Top" should not be forgotten. 7 Attachment A: Linder/District (Urban Renewal District) filly,NAVfGfGATOR V I VER6EIY,4 f=Aiw E. 1 I 1 II` TGATO U _ _ _ _ d. VERBENA- l JqC'S SILVER:T l` - ,• - SA LAAON .. - ------ a-1-ala�aalrslal■1■�y TASA i � DUTCH FARM e j v W!N RSFY oy o 1 tis 1 z 4 6y LLI W 40 � . S , \� O�DTNOR� E Future Land Uses Low Density Residential WO, Medium Density Residential C 0 Med-High Density Residential High Density Residential Commercial Legend -N Industrial y a�Linder District r Civic O I Mixed Use Neighborhood Existing Urban Renewal District High Density Employment Parcels 04 ;, Mixed Employment 0 250 500 1,000 - - - \ y z Feet f�.� a Mixed Use Commercial g Attachment B: Related Policies The policies below are from the City of Meridian Comprehensive Plan. For policy type: G= Goal; O= Objective, and A=Action. Goals and Objectives are shown with referenced actions for additional context, along with a referenced section. 0 • Enhance ian's economic vitality and posi 'on in the local and regional Econom' economy ExcellenM 2.06.02 O Support economic opportunities for a community with diverse income levels. Economic Excellence 2.06.02B A Pursue public-private partnerships and economic development grants that Economic bring additional job opportunities to the community. Excellence 2.09.00 G Create positive,vibrant,and accessible commercial activity centers within Economic the community. Excellence 2.09.03 O Cultivate unique and diverse destination-type activities within Meridian's Economic ■ centers. M. Excellence 2.09.03B A Promote Ten Mile,Downtown,and The Village as centers of activity and Economic growth. Excellence 3.03.00'IIr G Direct and prioritize development in strategic areas and in accordance with Growth and corridor and special area plans. Population 3.03.01 0 Plan for an appropriate land use mix,recreational and civic facilities,and Growth and phased service extension within specific area plans and urban renewal Population districts. Require urban infrastructure be provided for all new developments,including Growth and curb and gutter,sidewalks, water and sewer utilities. Population 4.05.00 G Preserve,protect,enhance,and wisely use natural resources. Stewardship 4.05.01 O Protect and enhance existing waterways,groundwater,wetlands,wildlife wardship habitat,air,soils,and other natural resources. 4.05.01E A Assess environmental impact of potential new development,infill,and Stewardship redevelopment. -6 G Facilitate the efficient movement of people and products to and from the Transportation City. � .OL and Streets M 6.01.02 O Enhance existing transportation systems. Transportation and Streets A Consider needed sidewalk,pathway,landscaping,and lighting improvements Transportation WL� with all land use decisions. and Streets 9 Attachment C: Urban\\Renewal District Projects `VERBEH NAVIGATOR— VERBiNA— — � `SILVE% SALMON` ''�� 00000000000000000 00 00000000000000 00000 00000ao 000 0o0on 0 Q - TASA 0 uui m VIS DUTCH FARM +O•V,E'RrL�kNfD}R'D� WINDY 0 �0R RID GE a OtDThO AtkAi '4'Rly,\ �lB �� FORK LLO im i/p 9! ` Legend Linder District URD District Improvements 0 Existing Urban Renewal District a o Linder Road Approach 0 Parcels L/W Local Roadway N W-LAMONT-RD Projects by Others 000 Sewer Mainline •••• Roadway Note:Location of district oft = Linder Road Bridge improverrients subject to change. �AVMSTA ff 0 250 500 1,000 Feef 10 PZ-21-07 CITY OF MERIDIAN BY THE PLANNING AND ZONING COMMISSION A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN,IDAHO,VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN FOR THE LINDER DISTRICT URBAN RENEWAL PROJECT WITH THE CITY OF MERIDIAN'S COMPREHENSIVE PLAN WHEREAS, the Urban Renewal Agency of the City of Meridian (the "City"), Idaho, also known as Meridian Development Corporation (hereinafter"MDC"), the duly constituted and authorized urban renewal agency of the City, has submitted the proposed Urban Renewal Plan for the Linder District Urban Renewal Project (the "Linder District Plan")to the City; and WHEREAS, the Mayor and Meridian City Council referred the Linder District Plan to the City Planning and Zoning Commission for review and recommendations concerning the conformity of said Linder District Plan with the City's Comprehensive Plan, as amended(the "Comprehensive Plan"); and WHEREAS, on November 4, 2021, the City Planning and Zoning Commission met to consider whether the Linder District Plan conforms with the Comprehensive Plan as required by Idaho Code § 50-2008(b); and WHEREAS, the City Planning and Zoning Commission has reviewed said Linder District Plan in view of the Comprehensive Plan; and WHEREAS, the City Planning and Zoning Commission has determined that the Linder District Plan is in all respects in conformity with the Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MERIDIAN, IDAHO: Section 1. That the Linder District Plan, submitted by MDC and referred to this Commission by the Mayor and City Council for review, is in all respects in conformity with the City's Comprehensive Plan. Section 2. That Exhibit A, the memorandum from Brian McClure, Comprehensive Associate Planner dated October 26, 2021, outlining the analysis supporting the determination that the Linder District Plan is in conformity with the City's Comprehensive Plan, is hereby adopted and incorporated as part of this Resolution. Section 3. That the City Clerk is hereby authorized and directed to provide the Mayor and Meridian City Council with a signed copy of this Resolution relating to said Linder District Plan. Section 4. That this Resolution shall be in full force and effect immediately upon its adoption and approval. PZ-21-07 ADOPTED by the Planning and Zoning Commission of the City of Meridian, Idaho, this 4th day of November 2021. APPROVED: ATTEST: Chair, Planning and Zoning Commission City Clerk By By Adrienne Weatherly, Deputy Clerk 4866-4420-0704,v. 1 URBAN RENEWAL PLAN FOR THE LINDER DISTRICT URBAN RENEWAL PROJECT MERIDIAN URBAN RENEWAL AGENCY (also known as Meridian Development Corporation) CITY OF MERIDIAN, IDAHO Ordinance No. Adopted Effective TABLE OF CONTENTS Page 100 INTRODUCTION.............................................................................................................. 1 101 General Procedures of the Agency ......................................................................... 5 102 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........................................................... 7 104 Purpose of Activities............................................................................................... 8 105 Open Land Criteria ............................................................................................... 10 200 DESCRIPTION OF PROJECT AREA............................................................................. 11 300 PROPOSED REDEVELOPMENT ACTIONS................................................................ 11 301 General.................................................................................................................. 11 302 Urban Renewal Plan Objectives ........................................................................... 13 303 Participation Opportunities and Agreement.......................................................... 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 .............................................. 21 309.3 Development by the Agency..................................................................... 22 310 Development Plans ............................................................................................... 23 311 Participation with Others ...................................................................................... 23 312 Conforming Owners.............................................................................................. 24 400 USES PERMITTED IN THE PROJECT AREA..............................................................24 401 Designated Land Uses........................................................................................... 24 402 [Reserved]............................................................................................................. 24 403 Public Rights-of-Way........................................................................................... 24 404 Interim Uses.......................................................................................................... 25 405 Development in the Project Area Subject to the Plan........................................... 25 406 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards................................................. 25 407 [Reserved]............................................................................................................. 26 408 Nonconforming Uses............................................................................................ 26 409 Design Guidelines for Development under a Disposition and Development Agreement or Owner Participation Agreement ....................................................26 500 METHODS OF FINANCING THE PROJECT ............................................................... 27 i 501 General Description of the Proposed Financing Method...................................... 27 502 Revenue Allocation Financing Provisions ........................................................ 28 502.1 Economic Feasibility Study...................................................................... 29 502.2 Assumptions and Conditions/Economic Feasibility Statement................ 29 502.3 Ten Percent Limitation ............................................................................. 31 502.4 Financial Limitation.................................................................................. 31 502.5 [Reserved]................................................................................................ 33 502.6 Participation with Local Improvement Districts and/or Business Improvement Districts .............................................................................. 33 502.7 Issuance of Debt and Debt Limitation...................................................... 34 502.8 Impact on Other Taxing Districts and Levy Rate..................................... 34 503 Phasing and Other Fund Sources.......................................................................... 37 504 Lease Revenue and Bonds.................................................................................... 37 505 Membership Dues and Support of Community Economic Development ............ 38 600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES...................................... 38 601 Maintenance of Public Improvements.................................................................. 39 700 ENFORCEMENT.............................................................................................................40 800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW....................40 900 PROCEDURE FOR AMENDMENT OR MODIFICATION..........................................41 1000 SEVERABILITY.............................................................................................................. 42 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS.......................... 42 1200 APPENDICES, ATTACHMENTS, EXHIBITS, TABLES............................................. 42 ii Attachments Attachment 1 Boundary Map of Linder District Urban Renewal Project Area and Revenue Allocation Area Attachment 2 Legal Description of Linder 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 Consents Attachment 7 Ada County Board of County Commissioners Resolution No. 2676 (eligibility) Attachment 8 Ada County Board of County Commissioners Ordinance No. (Intergovernmental Agreement and Transfer of Powers Ordinance) Attachment 9 City Council Resolution No. (Intergovernmental Agreement) iii 100 INTRODUCTION This is the Urban Renewal Plan(the "Plan") for the Linder District Urban Renewal Project(the "Project") in the City of Meridian (the "City"), county of Ada, state of Idaho. Attachments 1 through 9 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 Linder 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"), 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 1 year following the last year of the revenue allocation provision described in the urban renewal plan; and (8) A description of the disposition or retention of any assets of the agency upon the termination date. Provided however, nothing herein shall prevent the agency from retaining assets or revenues generated from such assets as long as the agency shall have resources other than revenue allocation funds to operate and manage such assets. This Plan includes the above information with specificity. The Project Area includes parcels within the City limits, as well as parcels outside of the City limits and within unincorporated Ada County. Pursuant to Idaho Code Sections 50-2018(18) and 50-2906(l), the Ada County Board of County Commissioners has deemed the Project Area eligible for an urban renewal project (Attachment 7). Further, for purposes of implementing this Plan, the Ada County Board of County Commissioners entered into an intergovernmental agreement and adopted a transfer of powers ordinance (Attachment 8). The City and County intend for the Project Area to be fully annexed into the City prior to or simultaneous with development of the Project Area. 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 and supports the design and planning goals set forth in the Ten Mile Interchange Specific Area Plan: A Strategy to Enhance Meridian's Prosperity, adopted June 2007 (the "Ten Mile SAP"), which is a vision plan for the long-term future of the development of the area in and around the Ten Mile Interchange,which seeks to become a mixed-use employment and commercial center. As one of the last open land areas to support the development goals of the City, particular attention will be paid to proposed developments within the Project Area to confirm such projects are meeting the City's overall goals set forth in the Ten Mile SAP. 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 1 As the Project Area will ultimately be annexed into the City prior to development,the City's Comprehensive Plan will guide development as addressed in the intergovernmental agreement between the City and the County. 2 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 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. In this case,pursuant to the Ten Mile SAP, and the City's Future Land Use Map, development within the Project Area will be focused on a diverse employment center, including office, research facilities and light industrial opportunities, which can include start-ups to regional/national enterprises. A portion of the Project Area contemplates mixed-use commercial, which focuses on increased commercial and employment, and some residential uses. All intended development scenarios will focus on transportation connectivity for all types of users (vehicle traffic,pedestrian and bicycle uses), as well as ensuring open space amenities, such as pathways, plazas, and other urban amenities that will fit into the overall area designs and support a strong employment base. The purpose of the Law and Act will be attained through the implementation of the Plan. The master goals of this Plan are: a. To support the planning, design, and construction of a new Linder overpass site, focusing on the funding participation with the Ada County Highway District and others on the southern approach to the overpass bridge; b. The installation and construction of a new local roadway to provide additional east-west connectivity north of Overland Road, which would minimize impacts to Overland Road between S. Linder Road and S. Ten Mile Road, and related intersection improvements, including the installation of traffic control measures, 3 including traffic signals; installation of curbs, gutters and streetscapes, which for purposes of this Plan, the term"streetscapes" includes sidewalks, lighting, landscaping, benches, bike racks, wayfinding, public art and similar amenities between the curb and right of way line; and installation of storm drainage facilities; C. The installation and construction of a new sewer main extension proposed to be located south of and parallel to Interstate 84, which is necessary to serve more than sixty (60%)percent of the Project Area. Installation of this public infrastructure would allow the Project Area to develop consistent with the Ten Mile SAP and the Future Land Use Map; d. 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 to incent new mixed-use employment and commercial centers as identified in the Ten Mile SAP and the Future Land Use Map; e. The strengthening of the economic base of the Project Area and the community by the installation of needed public improvements to stimulate new private development providing for economic growth through diverse, resilient, regionally supportive, enhanced employment opportunities; f. The provision of adequate land for open space,plazas, and pedestrian rights-of- way, to promote the goals set forth in the Ten Mile SAP; g. 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 achieving high standards of development, and leveraging such development to achieve public objectives as set forth in the Ten Mile SAP and efficient use of scarce resources; h. 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; i. The acquisition of real property as may be necessary consistent with the Law and Act to support right-of-way and utility improvements, particularly, the southern approach to the proposed Linder overpass bridge; and j. The funding of necessary public infrastructure to accommodate both public and private development. 4 101 General Procedures of the Agency The Agency is a public body, corporate and politic, as defined and described under the Law and the Act. 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 §§ 67-450B, 67-1076, 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. The Agency is also governed by its bylaws as authorized by the Law and adopted by the Agency. 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 § 50-2903A. 102 Procedures Necessary to Meet State and Local Requirements: Conformance with Idaho Code Sections 50-2008 and 50-2906 Idaho law requires that the City Council,by resolution, must determine a geographic area be a deteriorated area or a deteriorating area, or a combination thereof, and designate such area as appropriate for an urban renewal project prior to preparation of an urban renewal plan. A consultant was retained to study a proposed project area (the "Study Area") and prepare an eligibility report. The Study Area included parcels located within the City limits as well as outside the boundaries of the City and within unincorporated Ada County. The Linder Urban Renewal District(Proposed) Eligibility Report, dated May 2021 (the "Report"),was submitted to the Agency. The Agency accepted the Report by Agency Resolution No. 21-024 on May 26, 2021, and thereafter submitted the Report to the Ada County Board of County Commissioners and the City Council for their consideration. As properties within the Study Area included parcels that were within the City limits as well as outside the boundaries of the City and within unincorporated Ada County, and in accordance with Idaho Code § 50-2018(18), the Ada County Board of County Commissioners considered adoption of a resolution finding the Study Area to be a deteriorated area and/or deteriorating area and finding a need for the urban renewal plan. On June 14, 2021, representatives of the City and the Agency presented the Report to the Ada County Board of County Commissioners. The Commissioners did not take action at that time, and the Agency was directed to obtain the agricultural operation consents from the property owners located within unincorporated Ada County prior to the Commissioners considering the adoption of a resolution. 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 5 a F-1 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. Following transmittal of the Report to the Ada County Board of County Commissioners and the presentation of the Report, and based on ongoing discussions, it was determined the proposed Project Area would be smaller than the Study Area. Specifically, the parcels located north of Interstate 84 and west of Linder Road included within the Study Area boundary would not ultimately be included in any proposed urban renewal plan or project area boundary. The necessary agricultural operation consents (attached hereto as Attachment 6), together with additional information concerning any proposed future project area boundary adjustments, was transmitted to the Ada County Board of County Commissioners to support consideration of the necessary resolution pursuant to Idaho Code § 50-2018(18). The Ada County Board of County Commissioners adopted the Agency's findings concerning the proposed Study Area by adopting Resolution No. 2676 on September 30, 2021. A copy of Resolution No. 2676 is attached hereto as Attachment 7. Thereafter, 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. 21-2289 on October 5, 2021. With the adoption of Resolution No. 21-2289, the City Council declared the Study Area described in the Report to be a deteriorated area and/or a deteriorating area as defined by Chapters 20 and 29, Title 50, Idaho Code, as amended, that such area is appropriate for an urban renewal project, that the Ada County Board of County Commissioners directed the parcels north of Interstate 84 and west of Linder Road should not be included in any proposed Linder District project area, and directed the Agency to commence preparation of an urban renewal plan. In addition to the discussions occurring at several Ada County Board of County Commissioners, Ada County Highway District, City Council and Agency Board meetings in 2021, and the establishment of the Linder overpass task force, City staff met with property owners, taxing districts and other stakeholders regularly in an effort to provide an opportunity for all to weigh in on the scope of the Plan and Project Area. 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 Board of County Commissioners and 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.2 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 It is anticipated the parcels currently located within the boundaries of unincorporated Ada County will be annexed into the City prior to development occurring on those parcels. 6 a F-1 In accordance with the Law and the Act, the City Council and Ada County Board of County Commissioners entered into an intergovernmental agreement concerning the administration and implementation of the Plan and the Ada County Board of County Commissioners adopted a transfer of powers ordinance on , 2021, by Ordinance No. (Attachment 8). 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 This Project Area includes an estimated 171 acres (including right-of-way), and is an area generally bounded by Ten Mile Road on the west, Interstate 84 on the north, Overland Road on the south and what would be an unimproved section of Linder Road on the east. The Project Area includes parcels within the City limits, as well as parcels outside the City limits, within unincorporated Ada County. The Project Area is, or will be upon annexation into the City be, zoned for primarily commercial, industrial, and residential uses. The Project Area is fully within the boundaries of the Ten Mile SAP. The Project Area represents an area of transition from historical agricultural uses to a proposed mix of residential, commercial, and industrial uses. The Ten Mile SAP refers to the current Future Land Use Map to support the desired development goals to support Mixed Employment and Mixed-Use Commercial Uses. A significant impediment to development is the extent of infrastructure necessary to develop the Project Area. The Report cites a number of deteriorating conditions existing within the Project Area, including age or obsolescence; predominance of defective or inadequate street layout; and faulty lot layout in relation to size, adequacy, accessibility, or usefulness/obsolete platting. Current infrastructure within the Project Area is not of a nature to support the high-density mixed-uses identified in the Ten Mile SAP. As a result, development potential within the Project Area is currently restricted. The impact of the lack of necessary capital facilities on growth in this area is evidenced by the significant growth occurring north of the Ten Mile Interchange, which has not yet been able to spur development south of Interstate 84. The majority of the Project Area lacks an internal street network to serve interior development creating connectivity issues. Further, existing parcel sizes appropriate for historic agricultural uses are not properly configured for the development patterns envisioned in the Ten Mile SAP. Extension of a sewer main is necessary in order to develop 60% of the Project Area consistent with uses contemplated in the Ten Mile SAP. In order to implement a broader transportation plan for the Project Area, an east-west local road is necessary to relieve some of the traffic burden from Overland Road in this area. Finally, for long-range planning in this area and to relieve congestion at the Ten Mile Interchange, a Linder Overpass is critical from a land use and transportation planning perspective. At this time, the Project Area lacks the public infrastructure necessary to properly serve economic development as contemplated by the City's Comprehensive Plan and the Ten Mile SAP. 7 a F-1 The Plan is limited in scope and proposes three (3)public infrastructure improvements within the Project Area to encourage development in this area to support Mixed Employment and Mixed-Use Commercial Uses: 1)to participate in the funding of a portion of the Linder Overpass, in partnership with the City, the Ada County Highway District and the Idaho Transportation Department, which participation would be limited to the southern approach to the overpass bridge and related real property acquisition(the "Linder Overpass Project"). The Linder Overpass Project is a priority; 2) the installation of a new sewer main extension south of and parallel to Interstate 84, and related real property acquisition (the "Sewer Main Project"); and 3) the design and construction of an east-west local road(including streetscape improvements and any traffic control measures) to aid in the overall transportation plan for the Project Area and related real property acquisition (the "Local Road Project"). These projects will aid in removing the development impediments in this Project Area and will create additional opportunities to work with private property owners and developers to develop this area in a way that is supportive of the goals set forth in the Ten Mile SAP, including any related design and/or zoning overlays for this Project Area. A significant portion of the Project Area is underdeveloped and/or vacant and is not being used to its highest and best use due to the deteriorating conditions present within the Project Area. As noted above, these conditions have arrested or impaired growth in the Project Area. The preparation and approval of an urban renewal plan, including a revenue allocation financing provision, gives the City additional resources to solve the public infrastructure, transportation/connectivity, 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 these needed public improvements and facilities. Finally, a significant goal of the new developments within the Project Area is to support growth in employment opportunities, from start-ups to regional/national enterprises and planned designs that support the land use and transportation planning goals set forth in the Ten Mile SAP. This includes office and commercial spaces, which may be mixed with research and light industrial uses. A portion of the Project Area also contemplates mixed residential, employment and commercial uses, with a design supportive of increased pedestrian activity. It is unlikely individual developers will take on the prohibitive costs of constructing the necessary infrastructure in the Project Area without the ability of revenue allocation funds to help offset at least some of these costs. But for urban renewal and revenue allocation financing, the proposed public improvements to support development of the Project Area into a thriving mixed-use commercial, industrial and employment center 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 8 F-I 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 presents a realistic siting of improvements recognizing it is difficult to project with any certainty where the improvements will be sited until any future projects submit plans to the City for design review and permitting. The Agency intends to discuss and negotiate with any owner or developer of the parcels within the Project Area seeking Agency assistance related to the Linder Overpass Project, the Sewer Main Project, and the Local Road Project 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 the projects as development occurs. Throughout this Plan, there are references to Agency activities, Agency funding, and the 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 prioritized by way of importance to the Agency by the amounts funded, and by year of funding, with earlier years reflecting the more important activities, achievement of higher objectives, long term goals, and commitments. Successful completion of the Linder Overpass Project is the first priority; however, it is recognized the Sewer Main Project and/or the Local Road Project timing will depend on how development occurs within the Project Area. It is possible the Sewer Main Project and/or the Local Road Project could occur prior to the Linder Overpass Project. As required by the Law and Act, the 9 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 prioritized public improvements and other related activities with an estimated cost in 2021 dollars of approximately $7,000,000. 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$11,314,976 in revenue allocation proceeds. 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. 105 Open Land Criteria This Plan contemplates Agency acquisition of property within the Project Area, in part, to support the Linder Overpass Project, the Sewer Main Project and the Local Road Project. The Project Area includes open land requiring the area meet the conditions set forth in Idaho Code § 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 §§ 50-2018(8), (9) and 50-2903(8). The issues listed only in Idaho Code § 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 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 §§ 50- 2018(8), (9) and 50-2903(8) apply. But such areas also qualify if any of the issues listed only in Idaho Code § 50-2008(d)(4)(2) apply. The age or obsolescence of existing uses, a predominance of defective or inadequate street layout and faulty lot layout in relation to size, adequacy, accessibility or usefulness/obsolete platting, 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 I Associates. 10 a F-1 This Plan does anticipate Agency acquisition of property within the Project Area; however, the acquisition of specific parcels is unknown at this time, but is anticipated to be related to the Linder Overpass Project, the Sewer Main Project, and the Local Road Project. 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. 200 DESCRIPTION OF PROJECT AREA The boundaries of the Project Area and the Revenue Allocation Area are shown on the Boundary Map of Linder 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 Linder 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 and employment opportunities in the Project Area, while recognizing the importance of high design as set forth in the Ten Mile SAP. Implementation of the strategy includes, but is not limited to the following actions: a. The engineering, design, installation, construction, and/or reconstruction of the southern approach to the Linder Overpass bridge, including related streetscapes, which for purposes of this Plan, the term streetscapes include sidewalks, lighting, landscaping, benches, signage, wayfinding, bike racks, public art, and similar amenities between the curb and right-of-way line, and pedestrian facilities, curb and gutter, intersection improvements, and traffic control measures; b. The engineering, design, installation, construction, and/or reconstruction of the Local Road Project, including related streetscapes (defined above) and pedestrian facilities, curb and gutter, intersection improvements, and traffic control measures; C. The engineering, design, installation, construction, and/or reconstruction of the Sewer Main Project, including but not limited to lift station and/or other such improvements related to the Sewer Main Project; 11 C � d. 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 related to the Projects; e. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan and the Ten Mile SAP; f. The acquisition of real property for public right-of-way improvements and underground utilities to encourage development opportunities consistent with the Ten Mile SAP; g. The demolition or removal of certain buildings and/or improvements for public rights-of-way and streetscape (as defined above) improvements, pedestrian facilities,utility undergrounding extension and upgrades to encourage and enhance transportation and mobility options, decrease underutilized parcels, to eliminate unhealthful,unsanitary, or unsafe conditions, eliminate obsolete or other uses detrimental to the public welfare or otherwise to remove or to prevent the spread of deteriorating or deteriorated conditions; h. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan and the Ten Mile SAP; i. 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 and industries; j. The provision of financial and other assistance to encourage greater residential and/or employment density as contemplated by the Ten Mile SAP; k. In collaboration with property owners and other stakeholders, working with the City to amend zoning regulations (if necessary) and establish standards and guidelines for the design of the Mixed Employment and Mixed-Use Commercial uses as contemplated in the Ten Mile SAP as needed to support implementation of this Plan; 1. 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 as contemplated by the Ten Mile SAP, achieving high standards of development, and leveraging such development to achieve public objectives and efficient use of scarce resources; M. To the extent allowed by law, lend or invest federal funds to facilitate development and/or redevelopment; 12 n. 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; o. 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: age or obsolescence; the predominance of defective or inadequate street layout; faulty lot layout in relation to size, adequacy, accessibility, or usefulness; obsolete platting; and inadequate utility infrastructure needed for larger residential, commercial and industrial developments. 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 13 Agency plays a key role in creating the necessary momentum to get and keep things going. b. Support development opportunities consistent with the Ten Mile SAP, and to encourage development projects that support the goals of developing vibrant Mixed Employment and Mixed-Use Commercial areas consistent with the plan set forth in the Ten Mile SAP. C. Support development that includes public open space amenities. d. Initiate projects designed to increase mixed density employment opportunities, mixed income and mixed density residential projects, commercial projects, and to encourage transportation planning to support connectivity and efficient circulation of all transportation means. 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 § 50-2905. Land use in the Project Area may 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 commercial, industrial, and employment uses consistent with the Ten Mile SAP. 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, recognizing, however, the primary purpose of this Plan and Project Area is to support new private development providing for economic growth through diverse, resilient, regionally supportive, enhanced employment opportunities and to establish a thriving commercial and industrial area. 303 Participation Opportunities and Agreement 303.1 Participation Agreements The Agency shall 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 term"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 14 agreement. The Agency may also enter into owner participation agreements with other future owners and developers within the Project Area throughout the duration of this Plan in order to implement the infrastructure improvements set forth in this Plan. Each structure and building in the Project Area to be rehabilitated or to be constructed as a condition of the owner participation agreement between the Agency and the owner pursuant to this Plan will be considered to be satisfactorily rehabilitated and constructed pursuant to the requirements of the Law and Act, 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: a. 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, the Ten Mile SAP, 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. b. Any owner shall give due consideration to the provision of adequate open space and pathways. C. 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. d. Any new construction shall also conform to all applicable provisions, requirements, and regulations of this Plan, as well as to all applicable codes and ordinances of the City. All owner participation agreements will address development timing, justification and eligibility of proiect 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 any owner participation agreement. In all 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 a participation 15 C 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 a participation agreement fails or refuses to rehabilitate, develop, use, and maintain its real property pursuant to this Plan and a 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 consistent with the Ten Mile SAP. 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 and the Ten Mile SAP 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. 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. 16 i The Agency, by law, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. All plans for development of property in the Project Area by a public body shall be subject to Agency approval, in the event the Agency is providing any financial assistance. Subject to applicable authority, the Agency may impose on all public bodies the planning and design controls contained in this Plan to ensure that present uses and any future development by public bodies will conform to the requirements of this Plan; provided, however, the Ada County Highway District has exclusive jurisdiction over Ada County Highway District streets. The Agency is authorized to financially(and otherwise) assist any public entity in the cost of public land, buildings, facilities, structures, or other improvements of the Project Area as allowed by the Law and Act. The Agency intends to cooperate to the extent allowable with the City and 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 following adoption of this Plan, 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 owner participation agreement and in the annual budget adopted by the Agency Board. 305 Property Acquisition 305.1 Real Property Only as specifically authorized herein, the Agency may acquire, through the voluntary measures described below,but is not required to acquire, any real property located in the Project Area where it is determined that the property is needed for construction of public improvements, 17 C required to eliminate or mitigate the deteriorated or deteriorating conditions, to facilitate economic development, including acquisition of real property intended for disposition to qualified developers through a competitive process, and as otherwise allowed by law. The acquisition shall be by any means authorized by law, including,but not limited to, the Law, the Act, and the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended, but shall not include the right to invoke eminent domain authority except as authorized by Idaho law and provided herein. The Agency is authorized to acquire either the entire fee or any other interest in real property less than a fee, including structures and fixtures upon the real property, without acquiring the land upon which those structures and fixtures are located. The Agency intends to acquire any real property through voluntary or consensual gift, devise, exchange, or purchase. Such acquisition of property may be for the development of the public improvements identified in this Plan. 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 the Agency of 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- 701 A. 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 or to accommodate underground public facilities. The Agency is authorized by this Plan and Idaho Code §§ 50-2010 and 50-2018(12) to acquire the properties identified in Attachment 3 hereto for the purposes set forth in this Plan. The Agency has identified its intent to acquire and/or participate in the development of certain public improvements, including, but not limited to those identified in Section 301 of the Plan, Attachment 5, and the Linder Overpass Project, the Sewer Main Project, and the Local Road Project. The Agency's property acquisition will result in remediating deteriorating conditions in the Project Area by facilitating the development of mixed-use, residential, commercial, industrial and employment centers. The public improvements are intended to be dedicated to the City, the Ada County Highway District 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 18 u employed by the Agency, or by the City with the Agency acting in an advisory capacity,3 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. Under the provisions of the Act, the urban renewal plan"shall be sufficiently complete to indicate such land acquisition, demolition, and removal of structures, redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the urban renewal area." Idaho Code § 50-2018(12). The Agency has generally described those properties by use as set out in Attachment 3 for acquisition for the construction of public improvements. The Agency may also acquire property for the purpose of developing streetscape and public utilities. The Agency reserves the right to determine which properties, 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 s House Bill 1044,adopted by the Idaho Legislature during the 2021 Legislative Session,limited the Agency's ability to exercise eminent domain. 19 which relocation assistance to the greatest extent feasible would be uniform. The Agency shall also coordinate with the various local, state, or federal agencies concerning relocation assistance as may be warranted. In the event the Agency's activities result in displacement, 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, pedestrian walkways, 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 § 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. 20 309.2 Disposition and Development Agreements To provide adequate safeguards to ensure that the provisions of this Plan will be carried out and to prevent the recurrence of deteriorating conditions, all real property sold, leased, or conveyed by the Agency is subject to the provisions of this Plan. The Agency shall reserve such powers and controls in the disposition and development documents as the Agency deems may be necessary to prevent transfer, retention, or use of property for speculative purposes and to ensure that development is carried out pursuant to this Plan. Leases, lease/purchases, deeds, contracts, agreements, and declarations of restrictions of the Agency may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Plan. Where appropriate, as determined by the Agency, such documents, or portions thereof, shall be recorded in the office of the Recorder of Ada County, Idaho. All property in the Project Area is hereby subject to the restriction that there shall be no discrimination or segregation based upon race, color, creed, religion, sex, age, national origin, or ancestry in the sale, lease, sublease, transfer, use, occupancy, disability/handicap, tenure, or enjoyment of property in the Project Area. All property sold, leased, conveyed, or subject to a disposition and development agreement shall be expressly subject by appropriate documents to the restriction that all deeds, leases, or contracts for the sale, lease, sublease, or other transfer of land in the Project Area shall contain such nondiscrimination and nonsegregation clauses as required by law. As required by law or as determined in the Agency's discretion to be in the best interest of the Agency and the public, the following requirements and obligations shall be included in the disposition and development agreement. That the developers, their successors, and assigns agree: a. That a detailed scope and schedule for the proposed development shall be submitted to and agreed upon by the Agency. b. That the purchase or lease of the land and/or subterranean rights and/or air rights is for the purpose of redevelopment and not for speculation. C. That the building of improvements will be commenced and completed as jointly scheduled and determined by the Agency and the developer(s). d. That the site and construction plans will be submitted to the Agency for review as to conformity with the provisions and purposes of this Plan and to support the planning, design and transportation goals set forth in the Ten Mile SAP. 21 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. 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 409 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 §§ 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 22 obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in Idaho Code § 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code § 50- 2908(2)(b) and Section 500 of this Plan or out of any other available funds. 310 Development Plans All development plans (whether public or private)prepared pursuant to an owner participation or disposition and development agreement, 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 409. Additionally, development must be consistent with all City ordinances, design overlays and be supportive of the goals set forth in the Ten Mile SAP. 311 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. 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, 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 § 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code § 50- 2908(2)(b) and Section 500 of this Plan or out of any other available funds. 23 312 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 a participation agreement with the Agency,provided such owner continues to operate,use, and maintain the real property within the requirements of 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, the Ten Mile SAP, and within the City 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, commercial, industrial and employment areas. 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 Attachment 1. Any new roadways, including the Linder Overpass Project and the Local Road Project 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 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 shown 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 interior or exterior street layout shall be in accordance with the objectives of this Plan and the design standards of the City, Ada County Highway District, or the Idaho Department of Transportation as may be 24 applicable; and 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, together with the design, planning and transportation goals set forth in the Ten Mile SAP; 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 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. 405 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 an owner 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. 406 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards All construction in the Project Area shall comply with all applicable state laws, the Meridian City Code, as may be amended from time to time, and any applicable City Council ordinances pending codification, including but not limited to, regulations concerning the type, size, density and height of buildings; open space, landscaping, light, air, and privacy; the 25 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 owner participation agreement. 407 [Reserved] 408 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 an owner participation agreement and agree to the imposition of such reasonable restrictions as may be necessary to protect the development and use of the Project Area. The Agency may authorize additions, alterations, repairs, or other improvements in the Project Area for uses which do not conform to the provisions of this Plan where such improvements are within a portion of the Project Area where, in the determination of the Agency, such improvements would be compatible with surrounding Project uses and development. All nonconforming uses shall also comply with the City codes and ordinances. 409 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 to support the goals set forth in the Ten Mile SAP. 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 26 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), state of Idaho, federal government or other public entities, interest income, developer advanced funds, donations, loans from private financial institutions (bonds, notes, line of credit), the lease or sale of Agency- owned property,public parking revenue, or any other available source,public or private, including assistance from any taxing district or any public entity. The Agency is also authorized to obtain advances, lines of credit, borrow funds, and create indebtedness in carrying out this Plan. The Agency may also consider an inter-fund transfer from other urban renewal project areas. The principal and interest on such advances, funds, and indebtedness may be paid from any funds available to the Agency. The City, as it is able, may also supply additional assistance through City loans and grants for various public 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. 27 502 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 § 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 shall deposit allocated revenues as provided in Idaho Code § 50-2908. The Agency shall use such funds solely in accordance with Idaho Code § 50-2909 and solely for the purpose of providing funds to pay the Project Costs, including any incidental costs, of such urban renewal projects as the Agency may determine by resolution or resolutions of its Board. A statement listing proposed public improvements and facilities, a schedule of improvements, the location of proposed public infrastructure improvements, an economic feasibility study, estimated project costs, fiscal impact upon other taxing districts, and methods of financing project costs required by Idaho Code § 50-2905 is included in this Plan and in Attachment 5 to this Plan. This statement necessarily incorporates estimates and projections based on the Agency's and 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 objections 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. 28 C 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 any owner/developer or public entity for the cost of eligible public improvements pursuant to a participation agreement. 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 Agency is authorized to make such pledges as to specific advances, loans, and indebtedness as appropriate in carrying out the Project. 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 I 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 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 the proposed development take place as projected, the project indebtedness could be extinguished earlier, dependent upon the bond sale documents or other 29 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 Attachment 5, which will facilitate mixed-use commercial, residential, industrial developments and employment opportunities in the Revenue Allocation Area as more fully guided by the design, planning and transportation goals set forth in the Ten Mile SAP. 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, overlapping taxing districts, 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. 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, and residential improvements. The types of new construction expected in the Project Area are mixed-use residential (mixed income and mixed density); industrial; and commercial. The Project Area has potential for a significant increase in residential, commercial, and industrial growth due to the location of the Project Area, and in realization of the goals set forth in the Ten Mile SAP. However, without a method to construct the identified public improvements: the Linder Overpass Project, the 30 Sewer Main Project and the Local Road Project 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 § 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. The adjusted base assessed value of each of the existing revenue allocation areas as of January 1, 2020, is as follows: Downtown Districts $146,334,050 Ten Mile District $39,539,125 Union District $2,144,360 Proposed Northern Gateway District $68,832,974 Proposed Linder District $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 several 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 a 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. s 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. 31 increases and new development value. Increases have been assumed based upon the projected value of new development as that development occurs along with possible land reassessment based on a construction start. The Study, with the various estimates and projections, constitutes an economic feasibility study. Costs and revenues are analyzed, and the analysis shows the need for public capital funds during the project. Multiple financing sources including annual revenue allocations, developer contributions, city, or other public entity 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.6 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 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 owner participation agreements and disposition and development agreements. The Agency may also re-prioritize projects pursuant to market conditions, project timing, funding availability, etc., as more specifically detailed in the annual budget. The proposed timing for the public improvements may have to be adjusted depending upon the availability of some of the funds and the Agency's ability to finance any portion of the Project. Any adjustment to Project timing or funding is technical or ministerial in nature and shall not be considered a modification of the Plan pursuant to Idaho Code § 50-2903A. 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/or public entity 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 and Ada County Highway District have not committed to fund any public infrastructure 'See Idaho Code§ 50-2905. 32 improvements within the Project Area. Such decisions concerning capital improvement projects and/or other expenditures are made by the City (or the Ada County Highway District) annually pursuant to this budget and appropriates 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 shown 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. 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, Chapter 26, Title 50, Idaho Code. 33 502.7 Issuance of Debt and Debt Limitation Any debt incurred by the Agency as allowed by the Law and Act shall be secured by revenue 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 § 63-802, taxing entities are constrained in establishing levy rates by the amount each budget of each taxing district can increase on an annual basis.7 Taxing entities submit proposed budgets to the County Board of Commissioners, which budgets are required to comply with the limitations set forth in Idaho Code § 63-802. Therefore, the impact of revenue allocation on the taxing entities is more of a product of the imposition of Idaho Code § 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. 7 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. 34 Item 5. 187 One result of new construction occurring outside the revenue allocation area (Idaho Code §§ 63-802 and 63-301A) is the likely reduction of the levy rate as assessed values increase for property within each taxing entity's jurisdiction.8 From and after December 31, 2006, Idaho Code § 63-301A prohibits taxing entities from including, as part of the new construction roll, the increased value related to new construction within a revenue allocation area until the revenue allocation authority is terminated. Any new construction within the Project Area is not available for inclusion by the taxing entities to increase their budgets. Upon termination of this Plan or Project Area or deannexation of area, the taxing entities will be able to include a percentage 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 will not be determined until October/early November 2021, the 2020 certified levy rates have been used in the Study for purposes of the analysis. to For Tax Year 2020, those taxing districts and rates for the parcels located within the City are as follows:I I Taxing Districts: Lever: 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 TOTAL12 .005877164 '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. 9 Pursuant to House Bill 389,80%of the total eligible increment value is added to the new construction roll. 10 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. 11 It is unclear how the personal property tax exemption set forth in Idaho Code§ 63-602KK may impact the levy rate. 12 Net of voter approved bonds and levies. 35 Item 5. 188 For Tax Year 2020,13 those taxing districts and rates for the parcels located within the unincorporated County are as follows:14 Taxing Districts: Lever: 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 Pest Extermination .000098171 Meridian Fire .001017848 TOTAL15 0.004762327 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 levy. 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. It is anticipated the parcels currently located outside the City limits and within unincorporated Ada County will be 13 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. "It is unclear how the personal property tax exemption set forth in Idaho Code§ 63-602KK may impact the levy rate. is Net of voter approved bonds and levies. 36 Item 5. 189 annexed into the City. As a result, the levy rate applied to parcels within the City has been used to estimate revenue generation over the life of the Project Area. Second, the levy rate is estimated to be 10% lower than the combined 2020 certified levy rates for the City to adjust for the impact of House Bill 389, as well as considering the rapidly increasing property values. The levy rate is anticipated to remain level for the life of the Project Area. As the actual impact of the property value fluctuations on the levy rate is unknown, the Study has assumed a combined conservative levy rate of.0053. Land values are estimated to inflate at 8%/year for five (5)years and then inflate at a rate of 4%/year for the remaining duration of the Project Area. Improvement values are estimated to inflate at a rate of 10%/year for five (5)years, and thereafter are estimated to inflate at a rate of 5%/year for the duration of the Project Area. 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 § 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 shall include City, other public entity partners, and owner/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 and Bonds Under the Law (Idaho Code § 50-2012), the Agency is authorized to issue revenue bonds to finance certain public improvements identified in the Plan. Under that type of financing, the public entity would pay the Agency a lease payment annually which provides certain funds to the Agency to retire the bond debt. Another variation of this type of financing is sometimes referred 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, 37 Item 5. 1 90 but rather funds from the end users which provide a funding source for the Agency to continue to own and operate the facility beyond the term of the Plan as allowed by Idaho Code § 50-2905(8) as those resources involve funds not related to revenue allocation funds. 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 in support of the design,planning and transportation goals set forth in the Ten Mile SAP, 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, or other public entities, 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 38 Item 5. 1 1 1 redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. g. Institution and completion of proceedings necessary for the establishment of a local improvement district under Chapter 17, Title 50, Idaho Code, or a business improvement district. h. The undertaking and completing of any other proceedings necessary to carry out the Project. i. Administration of Community Development Block Grant funds that may be made available for this Project. j. Appropriate agreements with the Agency for administration, supporting services, funding sources, and the like. k. Joint funding of certain public improvements, including but not limited to those identified in this Plan and Attachment 5 to the Plan. 1. Use of public entity labor, services, and materials for construction of the public improvements listed in this Plan. M. 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 or the Ada County Highway District. In addition to the above, other public entities may 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. Actions by the County may include, but not be limited to, entering into an agreement with the Agency and/or the City as may be necessary to make improvements to the portion of the Project Area located within the boundaries of the County and to coordinate with the City on annexation proceedings. The foregoing actions, if taken by the County, do not constitute any commitment for financial outlays by the County. 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 or the Ada County Highway District, as the case may be. 39 Item 5. 192 700 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 § 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 § 50-2905(7). The Agency may use proceeds in 2042 to complete the projects set forth herein. As stated in the Plan, any owner participation agreement or disposition and development agreement obligations will cease as of December 31, 2041. Idaho Code § 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 § 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 § 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. 40 Item 5. 193 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 § 50-2909(4). In the event that the Agency determines that current tax year revenues are sufficient to cover all estimated expenses for the current year and all future years, by May 1, but in any event, no later than September 1, the Agency shall adopt a resolution advising and notifying the local governing body, the county auditor, and the State Tax Commission, recommending the adoption of an ordinance for termination of the Revenue Allocation Area by December 31 of the current year, and declaring a surplus to be distributed as described in Idaho Code § 50-2909 should a surplus be determined to exist. The Agency shall cause the ordinance to be filed with the office of the county recorder and the Idaho State Tax Commission as provided in Idaho Code § 63-215. 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 § 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 or the Ada County Highway District, depending on the nature of the asset. 900 PROCEDURE FOR AMENDMENT OR MODIFICATION To the extent there are any outstanding loans or obligations, this Plan shall not be modified pursuant to the provisions set forth in Idaho Code § 50-2903A. Modification of this Plan results in a reset of the base value for the year immediately following the year in which the modification occurred to include the current year's equalized assessed value of the taxable property in the revenue allocation area, effectively eliminating the Agency's revenue stream as more fully set forth in Idaho Code § 50-2903A subject to certain limited exceptions contained therein. As more specifically identified above, the Agency's projections are based on estimated values, estimated levy rates, estimated future development, and estimated costs of future construction/improvements. Annual adjustments, as more specifically set forth in the Agency's annual budget,will be required to account for more/less estimated revenue and prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not deemed a modification under Idaho Code § 50-2903A(1)(a)(i). 41 Item 5. 194 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. Additionally, the Agency must comply with certain other reporting requirements as set forth in Idaho Code § 67-1076, Idaho Code § 50-2913, the tax commission plan repository, and Idaho Code § 50-2903A, the tax commission's plan modification annual attestation. Failure to report the information requested under any of these statutes results in significant penalties, including loss of increment revenue, and the imposition 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. 42 Item 5. 195 Attachment 1 Boundary Map of Linder District Urban Renewal Project Area and Revenue Allocation Area Item 5. 196 EXHIB/T B SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE SW 114 OF SECTION 13, AND IN THE S 112 OF SECTION 14, AND IN THE NW 114 OF SECTION 23, ALL IN TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO 114 BASS OF BEARING N 0'56 24" E 2629.55' 22 15 N O'30 03" E 2659.45' 114 o POINT OF 2.3 14 BEGINNING h � h h N N NI SEE SHEET 2 OF 4 Nl- SEE SHEET 3 OF 4 N C 114 N O'37 52" E 2637.89' l f4 N O'35 37" E 2657.24' C 114 • — — — LEGEND N h URD BOUNDARY N N SEE SHEET 4 OF 4 URD AREA o Ni N o � N ONA LA ❑ 23 74 N O'32'47" E 2651.40' 114 187 0 79 r� 76 24 13 r OF o h -V N CIVIL SURVEY CONSULTANTS, INC. `� SCALE, 1'=7000' 2893 SOUTH MERIDIAN ROAD MERIDIAN, IDAHO 83642 (208)888-4312 1/4 SHEET 1 OF 4 Item 5. 197 EXHIBI T B SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE SW 114 OF SECTION I J, AND IN THE S 112 OF SECTION 14, AND IN THE NW 114 OF SECTION 23, ALL IN TOWNSHIP J NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO 83.43' - 1/4 S TEN MILE ROAD BASIS OF BEARING 110.05' 22 15 N 0756 24" E 2629.55" 717. N 0'56 24" E 1305.34' 4r1 606,88' L-2 23 14 POINT OF 3 BFG11V)V11V' N 0'31'15"E N 234'10"E Q o 345.95' 419.76' o O � � O d- � O W W h C\ LEGEND N URD BOUNDARY " h URD AREA 23 LA S0 Cij �.� D b �� SCALE. 1"=400' Lp •�y 9r£ OF CIVIL SURVEY CONSULTANTS, INC. cy W LINE DATA DISTANCE 2893 SOUTH MERIDIAN ROAD LINE BEARING J 3 MERIDIAN, IDAHO 83642 N O'3752 E L-1 S 34'10 57"E 193.48' • L-2 N 89*14'58" w 4D.72' (208)888-4312 C 114 263789' 1/4 L-22 N 89'14 58" W 179,11' L-23 S 10,08,16, W 241.51' CURVE DATA CURVE DELTA RADIUS ARC I TANGEN CHORD CSO0 6 D8RNW.5 SHEET 2 OF 4 C-2 80'35 42" 1000.00 1406.65 84799 1 1293.51 S 50 26'07' W Item 5. 198 EXHISI T B SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE SW 114 OF SECTION 13, AND IN THE S 112 OF SECTION 14, AND IN THE NW 114 OF SECTION 23, ALL IN TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO 22 15 S TEN MILE ROAD 1/4 - N 0'30 Q3" E 2659.45' ` h o 23 14 312.82' Jr3/¢ry'f — - T - o N 0'30 03'E 306 84' L-7 -5 L-6 L-8 L-3 L-4 SEE DETAIL A j L-9 3 -14 rn L-10� z L-11 DETAIL A NOT TO SCALE Gi to h ry, �aNp LA D s o L S JERSEY Q N N WAY or 18780 oo `+ L-12 L-13 T£ D f lbw lF A . Kook LEGEND I Ni URD BOUNDARY a URD AREA 0 LINE DATA LINE BEARING DISTANCE L-2 N 89'1458' W 40.72' L-3 N O'30'03"E 25.00' OL-4 N 89"14 58" W 10.99' p L-14 L-5 N 892957" W 22.30' L-6 N 12'1251'E 97.93' f L-7 N 41'11"00'E 121.02' v �J 7036. 11' L-15 1621.13' C 1/4 L-8 N 7328'13' E 79.08' 114 N 0'3537" E 2657.24' L-9 N 82'3226" E 110.11' L—10 N 81'59"42' E 85.13' SEE SHEET 4 OF 4 L-11 S 451 25"E 41.68' L-72 N O'3250"" E 38.29' CIVIL SURVEY CONSULTANTS, INCwn, L-1 N 872204'E .86' L-14 S 56'4 1 5 36 0'E 36.06" 2893 SOUTH MERIDIAN ROAD L-75 N 89'36'46'" E 760.00' MERIDIAN, IDAHO 83642 L-22 N 89.1458" W 779.31' (208)888-4312 SCALE.- 1'=400' SHEET 3 OF 4 Item 5. 199 EXHIBI T B SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE SW 114 OF SECTION I J, AND IN THE S 112 OF SECTION 14, AND IN THE NW 114 OF SECTION 23, ALL IN TOWNSHIP J NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO 114 SEE SHEET 3 OF 4 N O'35 37 E 2657.24' C 114 1036. 11' L-15 7621. 13' L-16 ANAL AN S W N S r o "4 N 18780 Z /` £ OF �a lFA ti(dQ�L- L-17 W S'CALE.• 1`400' � � h = LEGEND 1 L-18 URD BOUNDARY ❑ W o URD AREA _ ❑ o LINE DATA LINE BEARING DISTANCE Q ,I L-15 N 893646" E 160.00" L-16 N 555522" E 36.06" QL-17 S 88'05"48" E 100.08, L-18 N O'34'12" E 10.81' L-19 N 8734 06"' E 400.50' W L-20 S 893409" E 346.49' W232.38, L-21 N 89'07 36"" W 48.00' O — 3 3 23 14 1796.12 _ _ 855.28' 114 S O'3�47"W N 0'32 47" ET 2651.40' S LINDER ROAD 24 327.82' S 44823" {y 88.00' 700.57, N L-21 �;A ❑ ho 0 CIVIL SURVEY CONSULTANTS, INC. N 2893 SOUTH MERIDIAN ROAD MERIDIAN, IDAHO 83642 114 SHEET 4 OF 4 s (208)888-4312 Item 5. F 00 Attachment 2 Legal Description of Linder District Urban Renewal Project Area and Revenue Allocation Area Item 5. F201] EXHIBIT A URBAN RENEWAL DISTRICT BOUNDARY DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION A description for Urban Renewal District purposes located in the SW 1/4 of Section 13, and in the S 1/2 of Section 14, and in the NW 1/4 of Section 23, all in Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at an aluminum cap monument marking the southwesterly corner of said NW 1/4 of Section 23, from which an aluminum cap marking the northwesterly corner of said Section 23 bears N 0056'24" E a distance of 2629.55 feet; Thence N 0056'24" E along the westerly boundary of said NW 1/4 of Section 23 a distance of 717.33 feet to the POINT OF BEGINNING; Thence continuing N 0'56'24" E a distance of 1305.34 feet to a point; Thence leaving said westerly boundary S 34°10'57" E a distance of 83.43 feet to a point on the westerly boundary of PARCEL 8 as described in Warranty Deed Inst. No. 110000589; Thence along the westerly boundary of said PARCEL 8 the following described courses: Thence continuing S 34'10'57" E a distance of 110.05 feet to a point; Thence N 0'31.'15" E a distance of 345.95 feet to a point; Thence N 2°34'10" E a distance of 419.76 feet to a point marking the northwesterly corner of said PARCEL 8, said point being on the southerly boundary of said S 1/2 of Section 14; Thence leaving said westerly boundary N 89'14'58" W along said southerly boundary a distance of 40.72 feet to a point on the easterly right-of-way of S. Ten Mile Road; Thence leaving said southerly boundary and along said easterly right-of-way the following described courses: Thence N 0'30'03" E a distance of 25.00 feet to a point; Thence N 89014'58" W a distance of 10.99 feet to a point; Thence N 0030'03" E a distance of 312.82 feet to a point; Page 1 of 4 Item 5. F202] Thence N 89'29'57" W a distance of 22.30 feet to a point; Thence N 3*31'49" E a distance of 306.84 feet to a point; Thence N 12°12'51" E a distance of 97.93 feet to a point; Thence N 41'11'00" E a distance of 121.02 feet to a point on the southerly right-of-way of Interstate 1-84; Thence leaving said easterly right-of-way and along said southerly right-of-way the following described courses: Thence N 73'28'13" E a distance of 79.08 feet to a point; Thence N 82°32'26" E a distance of 110.11 feet to a point; Thence N 79`31'11" E a distance of 326.57 feet to a point; Thence N 81'59'42" E a distance of 85.13 feet to a point; Thence S 4'51'25" E a distance of 41.68 feet to a point; Thence N 81031'45" E a distance of 285.56 feet to a point; Thence N 84°21'46" E a distance of 291.43 feet to a point on the easterly boundary of the SW 1/4 of the SW 1/4 of said Section 14; Thence N 0'32'50" E along said easterly boundary a distance of 38.29 feet to a point; Thence leaving said easterly boundary N 87'22'04" E a distance of 95.86 feet to a point; Thence N 89'27'34" E a distance of 1098.46 feet to a point; Thence S 56°41'50" E a distance of 36.06 feet to a point; Thence N 89'36'46" E a distance of 160.00 feet to a point; Thence N 55'55'22" E a distance of 36.06 feet to a point; Thence N 89'21'36" E a distance of 680.00 feet to a point; Thence S 88*05'48" E a distance of 100.08 feet to a point; Thence N 89052'45" E a distance of 463.52 feet to a point on the easterly boundary of the SW 1/4 of the SE 1/4 of said Section 14; Page 2 of 4 Item 5. F203] Thence N 0034'12" E along said easterly boundary a distance of 10.81 feet to a point; Thence leaving said easterly boundary S 89'34'09" E a distance of 684.00 feet to a point; Thence N 87°34'06" E a distance of 400.50 feet to a point; Thence S 89'34'09" E a distance of 346.49 feet to a point marking northwesterly corner of PARCEL A as shown on Record of Survey No. 8165, Inst. No. 107167073; Thence leaving said southerly right-of-way and along the westerly boundary of said PARCEL A the following described courses: Thence S 4048'23" W a distance of 700.57 feet to a point; Thence S 0032'47" W a distance of 327.82 feet to a point; Thence leaving said westerly boundary and continuing S 0032'47" W on an extension of said westerly boundary a distance of 88.00 feet to a point on the southerly boundary of said SW 1/4 of Section 13; Thence leaving said extended boundary N 89°07'36" W along said southerly boundary a distance of 48.00 feet to the southeasterly corner of said Section 14; Thence N W19'40" W along the southerly boundary of said S 1/2 of Section 14 a distance of 2661.71 feet to the southeasterly corner of the SW 1/4 of said Section 14; Thence N 89'14'58" W along the southerly boundary of said SW 1/4 of said Section 14 a distance of 179.31 feet to a point marking the intersection of said southerly boundary and the centerline of W. Overland Road; Thence leaving said southerly boundary and along said centerline the following described courses: Thence a distance of 1406.96 feet along the arc of a 1000.00 foot radius curve left, said curve having a central angle of 80036'46" and a long chord bearing S 50'26'39" W a distance of 1293.75 feet to a point; Thence S 10'08'16" W a distance of 241.51 feet to a point; Thence a distance of 1406.65 feet along the arc of a 1000.00 foot radius curve right, said curve having a central angle of 80'35'42" and a long chord bearing S 50*26'07" W a distance of 1293.51 feet to a point; Thence N 89'16'02" W a distance of 466.87 feet to the POINT OF BEGINNING. Page 3 of 4 Item 5. F204] This parcel contains approximately 188.6 acres. NOTE: This description was prepared using record information including Record of Surveys, Subdivision Plats and Deeds acquired from the Ada County Recorder's office. No field survey has been performed. AL aN Prepared by: Kyle A. Koomler, PLS N5 G Civil Survey Consultants, Incorporated 4�G October 22, 2021 18780 0 A. K0� Page 4 of 4 Item 5. F 05 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 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, 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), including the Linder Overpass Project, the Sewer Main Project, and the Local Road Project. 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. Item 5. F 06 Attachment 4 Map Depicting Expected Land Uses and Current Zoning Map of the Project Area Item 5. El V VERB,&' NAVIGATOR a q\ J�VERBi NA JgC�JA I SILVER; sal n, TASA C DUTCH FARM W+O N E R LEA N DR!D y �DYR/DGF cN ?%Sy`SG t9 W �hFz ODD G h Zoning I- C C W. IWOR,V I�.0 ORK CG,I�1iWOOD{ 9FV L-OBER WOOD \I4HENRYS� [CHIP I-L =FORK HENRYSI M-E Z Y FORK—�-� p=m - H-E Legend N L� ,�-� ,TN-C 16 ;Linder District PSeEN-COVE R-2 0 Existing Urban Renewal District R-2 R-4 77 Parcels n-yo, 00 AL=_VISTA O ' ' ; R-8 0 250 500 �'OFeet \ \ �1` 1 R-15 Item 5. ■ VERBENq U NAVIGATOR J 1BENcA �q CID l u� . S SILVER; S,jl n N ■ ■ T- ASA --, DUTCH FARM- rOv E R LFA-N-DFRID Z . . a u l 110 p - SQQ•9 Fl/ Future Land Uses ORN 0 Low Density Residential WO Medium Density Residential 6 EA Med-High Density Residential High Density Residential GQQ�p Commercial Legend N Industrial ;Linder District r Civic 0 Mixed Use Neighborhood Existing Urban Renewal District ® �] Parcels High Density Employment 0 0��.� u, O m � Mixed Employment 0 250 500 1,000 m Z Feet �1` a Mixed Use Commercial Item 5. F 09 Attachment 5 Economic Feasibility Study Item 5. F210] ATTACHMENT 5.1 Public Improvements within the Revenue Allocation Area This Attachment includes a projected list of proposed public works or improvements within the Linder 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 partial participation in the development of the Linder Road Overpass, which may include property acquisition costs. The Linder 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, The Ten Mile Interchange Specific Area 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 and by the Ada County Highway District (ACHD) for the Linder Road overpass. Estimated costs expected to be incurred in implementing the urban renewal plan are as follows: Linder District Improvement List Linder Overpass Project- Southern Approach (including real property acquisition) $1,500,000 Sewer Main Project $3,500,000 (including real property acquisition) Local Road Project— East-West Connection Between S. Linder Road and S. Ten Mile Road (including real property acquisition) $2,000,000 Grand Total $7,000,000 The projects and estimated costs have been derived from the City of Meridian, the Meridian Development Corporation (MDC) and the Ada County Highway District, 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. Item 5. F211] The Project Area is estimated to generate $11,314,9761 in tax increment revenue between 2022 and 20412 in addition to the initial $50,000 loan from MDC to activate the program. The total from both sources is estimated to be $11,364,976. There are presently $7,000,000 of project costs identified in the Linder District Improvement List. It is generally understood that the Sewer Main and Local Roadway Projects will be funded through an 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. Funding for the Agency's anticipated participation in the Linder Overpass Project is through funding a reserve account over twelve (12) years. Funding for the Linder Overpass Project could be advanced by ACHD and the Idaho Transportation Department, which eligible costs for the southern approach would be reimbursed to ACHD through a reimbursement agreement, or other similar agreement. Administrative costs over the 20-year life of the district are estimated at $975,000 or approximately 8.6% of total estimated revenue. The initial inter-district loan to support startup costs is assumed to be repaid at 5% simple interest for a total obligation of $52,500. The total estimated expenditures equal $9,577,500, leaving a $1,787,476 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 Linder District Urban Renewal Project (the "Plan") provides for the Plan and Project Area to extend through its maximum term of 20 years. The substantial fund balance at the end of the 20-year term may allow for early termination of the District if projects are realized as projected and costs do not substantially exceed forecasted estimates. Protect 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. ' The difference in the revenue model is due to rounding. 2 As the Idaho property tax system provides for taxes being paid in arears, revenue allocation funds will be received in FY 2042. However,the final year of income has not been considered in determining the economic feasibility of the District. Item 5. F212] 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 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 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 and/or a public entity 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 private entities • Other bonds, notes and/or loans • Improvements and/or payments by developers The total project costs and the amount of tax increment are estimates. The estimated project costs and revenues are based on MDC's present knowledge and expectations supported by detailed information from property owners, City and MDC staff, and the Ada County Highway District based in part upon current construction projects in the broader community. Item 5. F213] Map of Proposed Linder Road District R � � c Ercursm E _ � aambow � � epee. Trout I:u Milr Hn,ul q y e�'v1 Rsrr „ Navi9a[or _ u Verbena M1IIi,:elnnrM r.,r � ' S J Silver _ }� ia .......................... Overland � alb - / /j Rid4e j j Linder w F%aa r ��% � ✓ �/ S'b r W�nrngrw, �V _Ojua1 " d %/f�f Wood[ni0�N c Ch^ P R�'ak -a° l �✓ �� SXenrYs Yd � U0 , 3 Forh �Ws N luny R.y District Summary of Proiects Based on the Linder District Improvement List set forth above, the estimated total costs for the public improvements are $7,000,000. Financing costs through an OPA bring the total Project costs to $9,577,500 Cost of Operations and Improvements by Year (2021-2041) Year Secure Potential District Overpass Infrastructure Total Project Liabilities Funding Funding Operating Reserve &Loan Debt (TIF Expenses Contribution Service MDC Loan) 2021 $50,000 $o $o $0 $0 So 2022 $9,743 $0 $25,000 $0 $0 $25,000 2023 $82,313 $0 $50,000 $0 $25,000 $75,000 2024 $99,932 $0 $50,000 $25,000 $25,000 $100,000 2025 $118,885 $0 $50,000 $25,000 $42,500 $117,500 2026 $139,277 $0 $50,000 $50,000 $40,000 $140,000 2027 $269,959 $0 $50,000 $50,000 $165,000 $265,000 2028 $289,081 $0 $50,000 $100,000 $140,000 $290,000 2029 $309,070 $0 $50,000 $100,000 $150,000 $300,000 2030 $447,964 $0 $50,000 $150,000 $250,000 $450,000 2031 $475,703 $0 $50,000 $175,000 $250,000 $475,000 2032 $504,727 $0 $50,000 $200,000 $250,000 $500,000 2033 $653,094 $0 $50,000 $200,000 $400,000 $650,000 2034 $690,769 $0 $50,000 $200,000 $450,000 $700,000 Item 5. F214] 2035 $730,211 $0I $50,000I $225,000 $460,000 $735,000I 2036 $889,505I $0I $50,000I $0I $840,000I $890,000I 2037 $938,638I $0I $50,000I $0I $890,000I $940,000I 2038 $990,098I $0I $50,000I $0I $940,000I $990,000I 2039 $1,161,995I $0I $50,000I $0I $1,100,000I $1,150,000I 2040 $1,224,346I $0I $50,000I $0I $685,000I $735,000I 2041 $1,289,669I $0I $50,000I $0I $0I $50,000I 2042 $0 $0I 0I $0 so A so Total $11,364,976 J$0 $975,000 $1,500,000 $7,102,500 1& $9,577,500 Note: This analysis anticipates a positive fund balance of$1,787,476 the end of the project. Item 5. F215] ATTACHMENT 5.2 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 Linder District, $11,314,976 of Tax Increment Revenue will be generated using the development scenarios proposed by the City and MDC, in consultation with property owners within the Linder District, as well as information from ACHD. The Economic Feasibility Study assumes a minimum of 10% annual revenue allocation area proceeds, or TIF revenue, in the amount of$25,000 in year 2022, and thereafter at $50,000/year, will be used for administration of the Linder District, supplemented by inter-district loan proceeds in the early years of the term. That amount of District Operating Expenses is 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 "Linder District TIF Projections" and "Linder 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 The land currently located within unincorporated Ada County will be annexed into the City prior to development occurring. Item 5. F216] 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 Capital Cost of Improvements over the life of the project: $7,000,000 (City and consultants' estimates, including ACHD estimates related to the southern approach to the Linder District Overpass) o Interest costs to support the anticipated Owner Participation Agreements related to the Sewer Main and Local Roadway Projects o $1,500,000 reserve to fund the southern approach to the Linder Overpass Project 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. Item 5. ■ U -VERBF�y. NAVIGATOR ��VERBi Ni4 JgC�,N� -- < SILVER�j SALMON 00 00000000000000000 00 0oo00000000000 00000 0000000 000(0 000000 ° o ° TASA� ° \ m Aj i �4 VIS DUTCH-FARM W41,Q1V E R!LW m � RID/GEY c j�H/sy. a s� 110 J SQP �Fl/q S� Z TyO,pHO�gMERICAN�°C� ui �d�.T(� fORKiIII W Legend -� Linder District URD District Improvements Q Existing Urban Renewal District o o Linder Road Approach Parcels -— E/W Local Roadway N —W=LAMONT=RD Projects by Others 000 Sewer Mainline ""' Roadway Note:Location of district 0��.� Linder Road Bridge improvements subject to �VAL=\STA- - "\ change. JI` 0 250 500 1,000 Feet Item 5. F 18 Linder District TIF Projections Initial Cumulative Admin Funding for In-City Land Improvem Total Homeow Annual New Construction Increment Levy Tax Cost Capital Value(+8% ent Value Assessed ners' Taxable Year Const. Value Value(I- Rate (. Increment Support Projects/ for 5 yrs (+10%for Value w/o Value inflated at Exemptio Value Base) 10%) Yield (10%)of Debt then 4%) 5 yrs then ag values n 5% TIF* Service 5%) , ` 2021 $ 25,383,880 $ 971,700 $26,355,580 $ - $ - $ - $ 26,355,580 $ - 0.0053 2022 $ 27,414,590 $ 1,068,870 $28,483,460 $ - $ - $ - $ 28,483,460 $ 1,651,380 0.0053 $ 9,743 $ 974 $ 8,769 2023 $ 29,607,758 $ 1,175,757 $30,783,515 $ 10,000,000 $ 10,000,000 $ - $ 40,783,515 $ 13,951,435 0.0053 $ 82,313 $ 8,231 $ 74,082 2024 $ 31,976,378 $ 1,293,333 $33,269,711 $ - $ 10,500,000 $ - $ 43,769,711 $ 16,937,631 0.0053 $ 99,932 $ 9,993 $ 89,939 2025 $ 34,534,489 $ 1,422,666 $35,957,154 $ 11,025,000 $ - $ 46,982,154 $ 20,150,074 0.0053 $ 118,885 $ 11,889 $ 106,997 2026 $ 37,297,248 $ 1,564,933 $38,862,180 $ - $ 11,576,250 $ - $ 50,438,430 $ 23,606,350 0.0053 $ 139,277 $ 13,928 $ 125,350 2027 $ 38,789,137 $ 1,643,179 $40,432,317 $ 20,000,000 $ 32,155,063 $ - $ 72,587,379 $ 45,755,299 0.0053 $ 269,956 $ 26,996 $ 242,961 2028 $ 40,340,703 $ 1,725,338 $42,066,041 $ - $ 33,762,816 $ - $ 75,828,857 $ 48,996,777 0.0053 $ 289,081 $ 28,908 $ 260,173 2029 $ 41,954,331 $ 1,811,605 $43,765,936 $ - $ 35,450,956 $ - $ 79,216,893 $ 52,384,813 0.0053 $ 309,070 $ 30,907 $ 278,163 2030 $ 43,632,504 $ 1,902,185 $45,534,690 $ 20,000,000 $ 57,223,504 $ - $ 102,758,194 $ 75,926,114 0.0053 $ 447,964 $ 44,796 $ 403,168 2031 $ 45,377,805 $ 1,997,295 $47,375,099 $ - $ 60,084,679 $ - $ 107,459,779 $ 80,627,699 0.0053 $ 475,703 $ 47,570 $ 428,133 2032 $ 47,192,917 $ 2,097,159 $49,290,076 $ - $ 63,088,913 $ - $ 112,378,989 $ 85,546,909 0.0053 $ 504,727 $ 50,000 $ 454,727 2033 $ 49,080,633 $ 2,202,017 $51,282,651 $ 20,000,000 $ 86,243,359 $ - $ 137,526,010 $110,693,930 0.0053 $ 653,094 $ 50,000 $ 603,094 2034 $ 51,043,859 $ 2,312,118 $53,355,977 $ - $ 90,555,527 $ - $ 143,911,504 $117,079,424 0.0053 $ 690,769 $ 50,000 $ 640,769 2035 $ 53,085,613 $ 2,427,724 $55,513,337 $ - $ 95,083,303 $ - $ 150,596,640 $123,764,560 0.0053 $ 730,211 $ 50,000 $ 680,211 2036 $ 55,209,038 $ 2,549,110 $57,758,148 $ 20,000,000 $ 119,837,469 $ - $ 177,595,616 $150,763,536 0.0053 $ 889,505 $ 50,000 $ 839,505 2037 $ 57,417,399 $ 2,676,566 $60,093,965 $ - $ 125,829,342 $ - $ 185,923,307 $159,091,227 0.0053 $ 938,638 $ 50,000 $ 888,638 2038 $ 59,714,095 $ 2,810,394 $62,524,489 $ - $ 132,120,809 $ - $ 194,645,298 $167,813,218 0.0053 $ 990,098 $ 50,000 $ 940,098 2039 $ 62,102,659 $ 2,950,914 $65,053,573 $ 20,000,000 $ 158,726,850 $ - $ 223,780,422 $196,948,342 0.0053 $ 1,161,995 $ 50,000 $ 1,111,995 2040 $ 64,586,765 $ 3,098,459 $67,685,225 $ - $ 166,663,192 $ - $ 234,346,417 $207,516,337 0.0053 $ 1,224,346 $ 50,000 $ 1,174,346 2041 $ 67,170,236 $ 3,253,382 $70,423,618 $ - $ 174,996,352 $ - $ 245,419,970 $218,587,890 0.0053 $ 1,289,669 $ 50,000 $ 1,239,669 $110,000,000 $11,314,978 $ 724,193 $ 10,590,786 Item 5. F 19 Assumptions: Land Values inflate at 8%per year for 5 years then at 4%for remainder of the term Improvement Values inflate at 10%per year for 5 years then 5%for remainder of the term Property tax income available in year following Certificate of Occupancy Tax rate reduced by 10%then held constant Administrative costs capped at$50,000 per year * 10%of TIF Yield dedicated to Administrative expenses,supplemented by inter-district loan in early years of term Item 5. F 20 Linder District Cash Flow Analysis 2021 2022 2023 2024 2025 2026 2027 Beginning Balance $ - $ 50,000 $ 34,743 $ 42,056 $ 41,988 $ 43,373 $ 42,650 $ 47,606 $ 46,687 $ 55,757 $ 53,721 Source of Funds Total Revenue Allocation $ 9,743 $ 82,313 $ 99,932 $ 118,885 $ 139,277 $ 269,956 $ 289,081 $ 309,070 $ 447,964 $ 475,703 MDC Inter-District Loan* $ 50,000 $ - $ - $ - $ - $ - $ - $ - $ - $ - Total Funds Available $ 50,000 $ 59,743 $ 117,056 $ 141,988 $ 160,873 $ 182,650 $ 312,606 $ 336,687 $ 355,757 $ 503,721 $ 529,424 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 @ 50/0 $ - $ - $ 25,000 $ 25,000 $ 2,500 $ - $ - $ - $ - $ - $ - Reserve for Linder Overpass $ 25,000 $ 25,000 $ 50,000 $ 50,000 $ 100,000 $ 100,000 $ 150,000 $ 175,000 OPA Debt Service on$5,500,000 $ - $ - $ - $ 40,000 $ 40,000 $ 165,000 $ 140,000 $ 150,000 $ 250,000 $ 250,000 Total Use of Funds $ - $ 25,000 $ 75,000 $ 100,000 117,500 $ 140,000 $ 265,000 $ 290,000 $ 300,000 $ 450,000 $ 475,000 Ending Balance $ 50,000 $ 34,743 $ 42,056 $ 41,988 $ 43,373 $ 42,650 $ 47,606 $ 46,687 $ 55,757 $ 53,721 $ 54,424 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 Total Beginning Balance $ 54,424 $ 59,151 $ 62,245 $ 53,014 $ 48,225 $ 47,730 $ 46,368 $ 46,466 $ 58,461 $ 547,807 Source of Funds Total Revenue Allocation $ 504,727 $ 653,094 $ 690,769 $ 730,211 $ 889,505 $ 938,638 $ 990,098 $ 1,161,995 $ 1,224,346 $ 1,289,669 $ 11,314,976 MDC Inter-District Loan $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 50,000 Total Funds Available $ 559,151 $ 712,245 $ 111,014 $ 783,225 $ 937,730 $ 986,368 $ 1,036,466 $ 1,208,461 $ 1,282,807 $ 1,837,476 $ 11,364,976 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% $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 52,500 Reserve for Linder Overpass $ 200,000 $ 200,000 $ 200,000 $ 225,000 $ 1,500,000 OPA Principal $ 250,000 $ 400,000 $ 450,000 $ 460,000 $ 840,000 $ 890,000 $ 940,000 $ 1,100,000 $ 685,000 $ - $ 7,050,000 Total Use of Funds $ 500,000 $ 650,000 $ 700,000 $ 735,000 $ 890,000 $ 940,000 $ 990,000 $ 1,150,000 $ 735,000 $ 50,000 $ 9,577,500 Ending Balance $ 59,151 $ 62,245 $ 53,014 $ 48,225 $ 47,730 $ 46,368 $ 46,466 $ 58,461 $ 547,807 $ 1,787,476 Item 5. F221 Linder District Cash Flow Analysis Assumptions Initial District Start-up costs supported by MDC Inter-district Loan of$50,000 to be repaid at 50/b Simple Interest District operating Expenses,capped at$50,000,Yr. 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 50/b over the remaining life of the District $1,500,000 reserve for Linder Overpass Contribution accrued over 12 years Debt Service for$5,500,000 infrastructure investment reimbursed through an Owner Participation Agreement(OPA)over 16 years $1,787,476 Fund Balance at end of term-possible accelerated OPA Reimbursement or early District termination Item 5. F 22 Attachment 6 Agricultural Operation Consents [Exhibits B and C Were Originally Attached to Each Consent; To Avoid Duplication and to Reduce Document Size Exhibits B and C Are Attached One Time to the Last Consent] AGRICULTURAL OPERATION CONSENT FORM COMES NOW David E. Blewett, Manager of Kendall Development Group LLC, an Oregon limited liability company, as Manager of Idaho Auto Mall LLC, an Oregon limited liability company ("Owner"), owns that certain property generally described as Parcel Identification Number S1214449107 the real property records of Ada County, Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference(the "Property"), and hereby certifies: (1) that the Property has been used, within the last three (3) years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B,and has had an opportunity to review the urban renewal eligibility report, dated April 2021, entitled Ten Mile—Linder Urban Renewal District Eligibility Report, prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further, David E. Blewett, Manager of Kendall Development Group LLC, as Manager of Idaho Auto Mall LLC,hereby provides his consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended,and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended, as the property possesses certain characteristics of eligibility. 44 DATED this=day of 4 , 2021. IDAHO AUTO MALL LLC By: Kendall Development Group LLC Its: Manager Na e: David E. Blewett Title: Manager STATE OF IDAHO ) ss COUNTY OF ADA } On this 27" day of August,2021, before me, a notary public, personally appeared David E. Biewett, known to me or proved on the basis of satisfactory evidence to be the persons) whose Marne is subscribed to this document, and acknowledged he executed the same as Manager of Kendall Development Group LLC, the Manager of Idaho Auto Mall LLC. Witness my hand and official seal. JOANNA HARBE5TON Notary Public-State of Idaho �l Commission Number 202025b7 My Commission Expires Jui 20. 2026 NOTA Y PUBLIC in and for said County and State Item 5. F 25 EXMBIT A PARCEL NUMBER: SI214449107 ADDRESS: 1690 W. Overland Rd Item 5. F 26 EXHIBIT A LEGAL ❑ESCRIPTION Item 5. F 27 Legal Description Kendall - Overland and Linder Property A parcel being a portion of the SE '/4 of the SE Yq of Section 14, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, and more particularly described as follows, Commencing at a Brass Cap monument marking the southeast corner of said Section 14, from which an Aluminum Cap monument marking the southwest corner of the SE '/4 of said Section 14 bears N 89°19'41" W a distance of 2661.68 feet, Thence along the southerly boundary of said SE 'K of the SE Y4 N 89°19'41"W a distance of 76.61 feet to a point; Thence leaving said southerly boundary N 0°40'19" E a distance of 51.00 fleet to a 5/8 inch diameter rebar on the northerly right-of-way of W. Overland Road as shown in Warranty Deed Instrument No. 106137107, records of Ada County, Idaho, and the POINT OF BEGINNING; Thence along said northerly right-of-way N 89°19'41" VV along a line being parallel to and 51.00 feet Northerly of the southerly boundary of said SE '/i of the SE '/4 a distance of 458.45 feet to a 5/8 inch diameter rebar: Thence continuing along said right-of-way S 0°40'19" W a distance of 3.00 feet to a 518 inch diameter rebar on the northerly right-of-way of W. Overland Road as shown in Warranty Deed Instrument No. 110022694, records of Ada County Idaho, Thence along said northerly right-of-way N 89°19'41" W along a lime being parallel to and 48.00 feet northerly of the southerly boundary of said SE A of the 5E X, a distance of 388.83 feet to a 5/8 inch diameter rebar; Thence leaving said northerly right-of-way N 0°40'19" E a distance of 1041.05 feet to a '/2 inch diameter rebar on the southerly right-of-way of Interstate 84 as shown in deed Instrument Nos. 570841 and 663257, records of Ada County, Idaho, Thence along said southerly right-of-way 5 89936'31" E a distance of 275.30 feet to a Brass Cap monument; Thence continuing along said southerly right-of-way N 87°30'50" E< a distance of 335,13 feet to a point on the westerly boundary of that parcel as described on Page 2 of 3 of Exhibit A of Warranty Deed Instrument Nos 106056918 and 106070020, records of Ada County, Idaho, Thence along said westerly boundary S 0°32'59" W a distance of 286.05 feet to a '/2 inch rebar; Thence S 89057'34" E a distance of 243,86 feet to an Aluminum Cap monument on the westerly right-of-way of S. Linder Road as shown on Page 1 of 3 of Exhibit A of said Warranty Deed Instrument Nos. 106056918 and 106070020; Thence along said westerly right-of-way S 5°44'46" E a distance of 152.76 feet to a '/2 inch diameter rebar marking an angle point in said westerly right-of-way as shown in said Warranty Deed Instrument No_ 10613710T 3 c9 9"i d�;01 ist1 Cj-r15 Kendali Overland and Linder Property Job No. 19-72 �Y_. �x a iwr cyinq and[a,a iei„g Page 1 of 2 Item 5. F 28 Thence continuing Tong said westerly right-of-way S 0°32'59- W along a line being parallel to and 51.00 feet westerly of the easterly boundary of said SE % of the SE X a distance of 598.69 feet to a 5/8 inch diameter rebar; Thence continuing along said right-of-way S 47°20'54" W a distance of 34.98 feet to the POINT OF BEGINNING. This parcel contains 19.26 acres and is subject to any easements existing or in use Clinton W. Hansen, PLS Land Solutions, PC September 3, 2019 t1 VV 1 J �1 ti�r�� Kendall Overland and Under Property Una suc cy irnp 3�.0 nariwHng Job No. 1 Q-F2 Page 2 of 2 AGRICULTURAL OPERATION CONSENT FORM CONIES NOW Soo W. Lee, an Individual, and states that Individual, owns that certain property generally described as Parcel Identification Number S1214346705 in the real property records of Ada County, Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference (the"Property"), and hereby certifies, (1) that the Property has been used, within the last three (3) years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B, and has had an opportunity to review the urban renewal eligibility report, dated April 2021, entitled Ten Mile—Linder Urban Renewal District Eligibility Report,prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further, Soo W. Lee, an Individual,hereby provides consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended, and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended, as the property possesses certain characteristics of eligibility. DATED this 10 day of ' 2021. So . Lee An Individual STATE OF IDAHO } } ss: County of Ada } On this 10th day of August 2021,before me, a Notary Public for the state of Idaho, personally appeared Soo W.Lee, known or identified to me to be the person who executed this instrument. Public � COM EMNON', : My Commission Expires on • 020102077 � « 4+ OF V��'Z` #�+sore+ r EXHIBIT A PARCEL NUMBER 81214346705 ADDRESS West Overland Road, Meridian, Idaho DESCRIPTION PAR#6705 N'LY &E'LY POR, SE4SW4 S OF INTERSTATE SEC 14 3N 1 W PARCEL 2 R/S 4360 EXO RIW #346072-B SURVEY RECORD RECORD OFSURVEr o(,o S+f1aR6 IM rrrC 30uML13!r+a rnr saarrrKrsr ri W IfOn M 14 e� rewugryr.r 7+eN W+6!1 war,eer+SL yrMOpb �9hW+' aai cauxrrr lNua +c7e r3 11 +w�$00"d Nrry d°-SIS 4�CfA1P1NGSr ({p5 26y9 ` LECENOr a Iwre-9v-ee91r roro Vr nw nr Ik s411/d 4� NE 1/4 I sE7 4 I II ' iT SuRv6rDk 5 CERTrxrc,aPE j I j c�lrinc scar M+V+� rm��m: .» ..J , .r.- .-.-._.------- ,.r y» a.se.p Ih I I I syl 1A 1.1 BE y/4 r.. r.r $a°r�armnnu'R-craws,u a'"wa' "�i..:Y SY17/4 SA 7/4 4w r�wrncr+mw+.aaN x.r r• n`ro�+"�+w�..l�.°�Po nR www rw9nr. + 1 +F xii a aarf pmp.dq AALV 0j/1 ♦r rm n:aW � ,se er�q� urveyrnq P X hand 5u(vOr4iq +gam��py,��yyyy,,��r. 109 So.N�rhBa Bi A7 6:,1F'�6w� �� EinrnglG 0-4 46 77 73 o � NA FNp fG 1 T4 0°J]6A-i TO f �� on ]6J-Ar9.1 73 nar µ.JN�Ir-7-7-c-als m .tie-—. AGRICULTURAL OPERATION CONSENT FORM COMES NOW Michael S. Adler, President of Adler Industrial,LLC, and states that Adler Industrial, LLC serves as Manager for Adler AB Owner I, LLC, a Delaware Limited Liability Company, which awns that certain property generally described as Parcel Identification Number S 1214438600 in the real property records of Ada County, Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference(the"Property"), and hereby certifies: (1) that the Property has been used, within the last three(3)years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B,and has had an opportunity to review the urban renewal eligibility report, dated May 2021, entitled Ten Mile—binder Urban Renewal District Eligibility Report,prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further, Michael S. AdIer, President of Adler Industrial, LLC, Manager for Adler AB Owner 1, LLC hereby provides consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended, and the Local Economic Development Act, Chapter 29,Title 50,Idaho Code, as amended,as the property possesses certain characteristics of eligibility. DATED this 0day of 2021. Adler AB Owner I, LLC A Delaware Limited Liability Company By: Adler Industrial, LLC Its: Manager ,A I(�t� Michael S. Adler President STATE OF IDAI-IO ) ) ss: County of Ada ) This record was acknowledged before me on AUq�, qua+ (date)by Michael S, Adler(Signer),known or identified to me to be the president of Adler Industrial,LLC (Constituent Entity),the Manager of Adler AS Owner I, LLC(Maker),who subscribed said Maker Entity's name to the foregoing instrument, and acknowledged to me that he executed the within instrument on behalf of said Constituent Entity,and that such Constituent Entity executed the same in the name of said Maker Entity. (stamp) — �� i�"�r,h Notary Public %�.••`�� - :• o',,. 4,'•., My Commission Expires on 04-1 OR I ao;-i ` ;r�r QTA�y gpr, s �Vr1rfar��r�,�� EXHIBIT A PARCEL NUMBER S1214438600 ADDRESS 2090 West Overland Road, Meridian, Idaho DESCRIPTION PAR#8600 OF SW4SE4 SEC 14 3N 1 W #438423-B C "E 2 u. 2 I 0-55 N C W-CYERLAN❑Rv s=r 9 s 5 L�Y W AGRICULTURAL OPERATION CONSENT FORM COMES NOW Michael S. Adler, President of Adler Industrial, LLC, and states that Adler Industrial,LLC serves as Manager for Adler AB Owner I, LLC, a Delaware Limited Liability Company, which owns that certain property generally described as Parcel Identification Number S1214438420 in the real property records of Ada County, Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference (the"Property"), and hereby certifies: (1) that the Property has been used,within the last throe (3) years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B, and has had an opportunity to review the urban renewal eligibility report, dated May 2021, entitled Ten Mile— Linder Urban Renewal District Eligibility Report, prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further,Michael S. Adler, President of Adler Industrial, LLC,Manager for Adler AS Owner 1, LLC hereby provides consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended,and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code,as amended, as the property possesses certain characteristics of eligibility. DATED this : day of 2021. Adler AB Owner 1,LLC A Delaware Limited Liability Company By, Adler Industrial, LLC Its: Manage Tf� Michael S.Adler President CALIFORNIA ALL PURPOSE ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of Los Angeles) On August 23 2021 before me, Andrea Myers, Notary Public (insert name and title of the officer) personally appeared Michael S, Adler, who proved to me an the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. ANDREA MYERS Commissim No. 2224933 NOTARY PUBLIC-CALlfroft A LOS ANGELES COUNTY (awcow'fn"4 JANUOAV 7, Signature (Seal) Item 5. ■ EXHIBIT A PARCEL NUMBER S1214438420 ADDRESS 2390 West Overland Road, Meridian, Idaho DESCRIPTION PAR#4200 @ W SIDE SW4SE4 SEC 14 3N 1 W R/S 4746 #8416-B RECORID OF SURVE _,BOOK yygqPP�M!jY YELLaY n R"STIC4 AEG •rye crir_wsT.x exi9ss N CO eau�E:i"ai iou�u attwr=yr-v.r rll� L x'OwA s/a xm BASIS W BEARING A, xuna[R 1-sx XIG4VATRSTPI]w L233�88 mu,rLn3rIcIEw vUN C.P wKEa spurx ApEx}-K-var LwE x K pis.s]]] INIERST.IE x[ExvAr xYxBER 1-69 Mtr 1 21]AY ]W W' `s" 3II rEYND INwp Sint[ImGxv.n I § I Elden RIGxr-pP-wnr ulc o 6 SCIiIE, I'.16 .T xp:LxExT aY lyy I N�AIPER M EIM TE xlGxv.r .Ruurwa6 ai.TIlN J rl� i I Fy I r ra I • FEEra.LY10N]x l'� I rwwx rmx I B Fp]xp xlpxvar eiv auEE Cm FEuxp as cs c.P IF rpwp vp'IAm Plx F-1 L13xlxr z I I REFERENCES: o rnuQ RnILAwe sulk, REcwp pr survry maneuxrHT NT RFCpRO F ELr or in 1RJnEx1 Np.9318Ss0 Ai I/2 K 2x'InW plln Yk I I AEcwE server1 x HNo � pCCmp f SIRVET[H31RII9FN1 Na,fi991g rqr' S[i pK xNL u$ I ECOAps pP EYAv r IxSp YxExT aIX0 FUR Va 91N�ERSIA19 ➢.*.6 eEC6Y8 I I H[fWV"Y 1-01 1[- L" P.REEL LIRE LINE gI MOTE: I__ T.E �L A I �4 yI fE AE[LRp a suv[T swuseeEs 11u TBY11ExT w_weaa sreflelr CERTIFICATE 9F SURVEYOR . I n� �I eee�sxr`.ee�pe7xno�s.eo III n u u n' ry xxr rs areas..am s+mx I WLpR TxE SW1r,`,T E'1 OF "� RTx K[Gx 0-00ni Lvc SFLifpn i N,3 x.R.1 v„Bx R pv[RLwa Rp.a CP{A_IxET 6 B8E516] RECORDING INDEX NUMBER 316-14.2.3•0•00-00 SUR EY FOR a9uav VANCE E.AND SANDRA J. JANfCEX s aglgas a ors. rzrbLn x "Aoxnw a ue swlx,csT 1I+a nc sauTxErsT Ve sEcncN 14 T_p N.,zr x.ev_ .ss WFMT xE CPRtP.mr 1]rsvel Ccxrxalxe 6 wcxcwx vo.p ROEERT A.NELSON R.L.S. xn p.lsa IISs ROWNG DR. v N RI TAN 1 Q.0.H X 9-]a-99 AGRICULTURAL OPERATION CONSENT FORM COMES NOW Paul R. Blomberg, Trustee of the Paul R. Blomberg Revocable Trust 9-3- 2002 and states that the Paul R. Blomberg Revocable Trust 9-3-2003 owns that certain property generally described as Parcel Identification Number S 1214449021 in the real property records of Ada County, Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference(the"Property"), and hereby certifies: (1) that the Property has been used, within the last three (3) years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B, and has had an opportunity to review the urban renewal eligibility report,dated May 2021, entitled Ten Mile—Linder Urban Renewal District Eligibility Report, prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further, Paul R. Blomberg,Trustee of the Paul R. Blomberg Revocable Trust 9-3-2002, hereby provides consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended, and the Local Economic Development Act, Chapter 29, Title 50,Idaho Code, as amended, as the property possesses certain characteristics of eligibility. I DATED this �' day of "� , 2021. Paul R. Blomberg Trustee STATE OF IDAHO } ss: County of Ada } On this ��day of rA 1 2021,before me, a Notary Public for the state of Idaho,personally appeare P ul R. Blomberg, known or identified to me to be the Manager of the Paul R. Blomberg Revocable Trust 9-3-2002,who executed this instrument in his capacity as Trustee. 69004000 p 0 ary ublic '•{ �' ommission Expires on \01��l CDMAt188IDiV R �R282077 ; 46 ■ OF �3AI.1 ''■0"IF Item 5. ■ EXHIBIT A PARCEL NUMBER S1214449021 ADDRESS 1940 West Overland Road, Meridian, Idaho DESCRIPTION PAR#9021 OF SE4SE4 SEC 14 3N 1 W R/S 2412 EXC R/W #449020-B SURVEY RECORD RECORD OF SURVEY NO. 2#/2 1 W m Q I W aoQ 3aQ p �y m xuwuu eu :,r�yE Ix REi 7L( LEGEND I Mp1ifAT[M B Fwne&en C99 ,e/C,WR•es nln r9r,ur cq • 9e[I/2'x 34'RMi9r x 99'v'n O Fwne ww'!gllis --� L]S3q e.nm w...x ---- Fou�a,/r.sa•Rr,. Rwnehy.h. zK1�uv'• I I E9••m•n[u,n I �I RI I tI I =M npgCA M CI E R%MY R 1 I ldndldia 4 lW .d nq 4,.5 ab ar�gdpa nand tip.t1 th sl I N mop nee even p+epereq from en ectuel eme49 en one grounI xrxler my direct mpervlebn,end thd that thle mop]e w ch hComwmh9en of wld d F11 end I•In cV ld.Rx 1019 ea[6��_ MRh l�,0 Com9e Perpetxgllon ane Fllnq Aat,$te19 p}Idal,e Code M-1601 through W-1612 one to 1he I—Gage I IR rYRll,q t9 Surve}e. I I� Ylehee1 E.-M..L5, OW Ha 4990 I I STATE OF IDAHO. COUNTY OF AIDA, SS 1 I INGWO I N,Na R 31 S3 50 FltID-FAIT RELORO AF 1 RE E57 CF �•••y]•MRPLI '`tl MJIH.PAST o'CIAp[ F Y TII,4�lV ! I qF 9q3 I I �r�...HavlRRq RFCORQER BY:f]I i9 LL1L[LV QEP[Itt i I SpO I ire o.•,. I RECORDING INDEX Na 314-14-2-2-0-00-OD ]� 1330gR 10fi9]--- p33e9 i1 - A.aK ow ry m ,.fi—- V SIIR1£1'FOR 'rC• •gyp 9 ELHO POFELL MARKS SURVEYING Ponnc.of THE se+,14 9F 1HE sE V4 SECTION 14. ——ml DA10 LES9X: 9RVr: LXEL%. WA II, I'�1IXf YMCY,1Re3 C AGRICULTURAL OPERATION CONSENT FORM COMES NOW Jon Brennan,Manager of 5B 1031 LLC, an Idaho Limited Liability Company, and states that 5B 1031 LLC owns that certain property generally described as Parcel Identification Number S 1214346905 in the real property records of Ada County, Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference (the "Property"), and hereby certifies: (1) that the Property has NOT been used,within the last three (3)years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B, and has had an opportunity to review the urban renewal eligibility report, dated May 2021,entitled Ten Mile—Linder Urban Renewal District Eligibility Report,prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further,Jon Brennan, Manager of 5B 1031 LLC, hereby provides consent acid approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended, and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended,as the property possesses certain characteristics of eligibility. DATED this 20th day of August 2202 1 2 J00rennan anager STATE OF IDAHO } }ss: County of-A-4 �Em� a r-<- } This record was acknowledged before me on d09[ (date)by Jon Brennan on behalf of 5B 1031 LLC in his capacity as its Manager. (stamp) TINA Ad AAYNE Nary Publtc-State of Idaho Notary Public Commissfan Number 60473 [my CammfMfon Facpires Nov 2,2024 My Commission Expires on r fJ Item 5. ■ EXHIBIT A PARCEL NUMBER S1214346905 ADDRESS 2960 West Dutch Farm Road, Meridian, Idaho DESCRIPTION PAR#6905 @ SW COR SE4SW4 SEC 14 3N 1 W PARCEL I R/S 4360 EXC R/W #346610-B SURVEY RECORD R "DOFSURVEY ; 0 .,•. . 9ea9ar ,UFUA=W W WUPHGSr!Is Or 71 SOdmwisr 114 OF 9EGRLW la TON91" lraa ✓tAMa VUr. amsr fe[H wAr ADA COLWY: MANO' Am saws aF�Enrzrucs a�� e rs>I+ ¢ ar�rar�xE �°°�Aec°uw I� #11t1I' z��L � ram- FA6s � e�r�suiw eii� L Aiw�aaiauwi ht>. y LEGENA. 9 s rou�o•ear w wsw�r � • mw ws'ww Jfl w ar+as rm MW 1/4 nam n ur k SW'1f4 �4 i 1 /4 SURVEMR's GEPT)FiCALF f I a w�1+c X.&CE . a a'17'IY a �y„w � � r _ _ ----- — ------------ _ °N SURVEY FOR- �?35 fGdO AMNf a� . �ry f f 1°"•n�r.wr raweaxr J r'�i0°J 6nw �0 YE 7� crnra a araio 11E/J JII-IJRT W flWJ i7—M Y. f kf SW 1/45 w 1I SE-1r4 19 NOTE,ew.n"ir w.wnc°P..naer° Fmr""rr � ixr 4 mww m Aeaao�:rs..o nR aau.. u .ram=.des �. sw.cwc .all laev rue I w r f rsc er Lau L urveying 2 °=r K Land SvrveY+nG SxibKS ff � �S$0.Y�il1.Pl�R An. re�� teas rr �� fJ1ryRRll.1dalQ BT6>'T t 3 14 11 1E £OYMAW ROAD —. 14 Fax: M5-4pw K aRlr•�r 11 arcr ra ar�_r�-a-sb-tuba me rce.9nvv Item 5. F241] EXHIBIT B EXCERPTS OF STATUTES IDAHO CODE §§ 50-2018(8)AND (9) (8) "Deteriorated area" shall mean an area in which there is a predominance of buildings or improvements, whether residential or nonresidential, which by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, or crime, and is detrimental to the public health, safety, morals or welfare . Provided however, this definition 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 or to any forest land as defined in section 63- 1701 (4) , Idaho Code, absent the consent of the forest landowner, as defined in section 63-1701 (5) , Idaho Code, except for an agricultural operation or forest land that has not been used for three (3) consecutive years . (9) "Deteriorating area" shall mean an area which by reason of the presence of a substantial number of deteriorated or deteriorating structures, 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, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of a municipality, retards the provision of housing accommodations or constitutes an economic or social liability and is a menace to the public health, safety, morals or welfare in its present condition and use; provided, that if such deteriorating area consists of open land the conditions contained in the proviso in section 50-2008 (d) , Idaho Code, shall apply; and provided further, that any disaster area referred to in section 50-2008 (g) , Idaho Code, shall constitute a deteriorating area. Provided however, this definition 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 or to any forest land as defined in section 63-1701 (4) , Idaho Code, absent the consent of the forest landowner, as defined in section 63- 1701 (5) , Idaho Code, except for an agricultural operation or forest land that has not been used for three (3) consecutive years . Item 5. F242] IDAHO CODE § 50-2008 50-2008 . PREPARATION AND APPROVAL OF PLAN FOR URBAN RENEWAL PROJECT. (a) An urban renewal project for an urban renewal area shall not be planned or initiated unless the local governing body has, by resolution, determined such area to be a deteriorated area or a deteriorating area or a combination thereof and designated such area as appropriate for an urban renewal project. (b) An urban renewal agency may itself prepare or cause to be prepared an urban renewal plan, or any person or agency, public or private, may submit such a plan to an urban renewal agency. Prior to its approval of an urban renewal project, the local governing body shall submit such plan to the planning commission of the municipality, if any, for review and recommendations as to its conformity with the general plan for the development of the municipality as a whole. The planning commission shall submit its written recommendations with respect to the proposed urban renewal plan to the local governing body within sixty (60) days after receipt of the plan for review. Upon receipt of the recommendations of the planning commission, or if no recommendations are received within said sixty (60) days, then without such recommendations, the local governing body may proceed with the hearing on the proposed urban renewal project prescribed by subsection (c) hereof. (c) The local governing body shall hold a public hearing on an urban renewal project, after public notice thereof by publication in a newspaper having a general circulation in the area of operation of the municipality. The notice shall describe the time, date, place and purpose of the hearing, shall generally identify the urban renewal area covered by the plan, and shall outline the general scope of the urban renewal project under consideration. (d) Following such hearing, the local governing body may approve an urban renewal project and the plan therefor if it finds that (1) a feasible method exists for the location of families who will be displaced from the urban renewal area in decent, safe and sanitary dwelling accommodations within their means and without undue hardship to such families; (2) the urban renewal plan conforms to the general plan of the municipality as a whole; (3) the urban renewal plan gives due consideration to the provision of adequate park and recreational areas and facilities that may be desirable for neighborhood improvement, with special consideration for the health, safety and welfare of children residing in the general vicinity of the site covered by the plan; and (4) 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 housing accommodations has been or will be increased as Item 5. F243] 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. (e) An urban renewal plan may be modified at any time: Provided that if modified after the lease or sale by the urban renewal agency of real property in the urban renewal project area, such modification may be conditioned upon such approval of the owner, lessee or successor in interest as the urban renewal agency may deem advisable and in any event shall be subject to such rights at law or in equity as a lessee or purchaser, or his successor or successors in interest, may be entitled to assert. (f) Upon the approval by the local governing body of an urban renewal plan or of any modification thereof, such plan or modification shall be deemed to be in full force and effect for the respective urban renewal area, and the urban renewal agency may then cause such plan or modification to be carried out in accordance with its terms . (g) Notwithstanding any other provisions of this act, where the local governing body certifies that an area is in need of redevelopment or rehabilitation as a result of a flood, fire, hurricane, earthquake, storm, or other catastrophe respecting which the governor of the state has certified the need for disaster assistance under 42 U. S.C. section 5121, or other federal law, the local governing body may approve an urban renewal plan and an urban renewal project with respect to such area without regard to the provisions of subsection (d) of this section and the provisions of this section requiring a general plan for the municipality and a public hearing on the urban renewal project. (h) Any urban renewal plan containing a revenue allocation financing provision shall include the information set forth in section 50-2905, Idaho Code. Item 5. F244] IDAHO CODE §50-2903(8) (8) "Deteriorated area" means : (a) Any area, including a slum area, in which there is a predominance of buildings or improvements, whether residential or nonresidential, which by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, or crime, and is detrimental to the public health, safety, morals or welfare. (b) Any area which by reason of the presence of a substantial number of deteriorated or deteriorating structures, 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, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, results in economic underdevelopment of the area, substantially impairs or arrests the sound growth of a municipality, retards the provision of housing accommodations or constitutes an economic or social liability and is a menace to the public health, safety, morals or welfare in its present condition and use. (c) Any area which is predominately 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 . (d) Any area which the local governing body certifies is in need of redevelopment or rehabilitation as a result of a flood, storm, earthquake, or other natural disaster or catastrophe respecting which the governor of the state has certified the need for disaster assistance under any federal law. (e) Any area which by reason of its proximity to the border of an adjacent state is competitively disadvantaged in its ability to attract private investment, business or commercial development which would promote the purposes of this chapter. (f) "Deteriorated area" does not mean not developed beyond agricultural, or any agricultural operation as defined in section 22- 4502 (1) , Idaho Code, or any forest land as defined in section 63- 1701 (4) , Idaho Code, unless the owner of the agricultural operation or the forest landowner of the forest land gives written consent to be included in the deteriorated area, except for an agricultural operation or forest land that has not been used for three (3) consecutive years . Item 5. EilEXHIBIT C C��fIEKQ Linder Urban Renewal District (Proposed) Eligibility Report Prepared for The City of Meridian and The Meridian Development Corporation May 2021 planning and inanagemeni services Kushlan I Associates Boise, Idaho 11Page Item 5. F246] Introduction: Kushlan I Associates was retained by the Urban Renewal Agency of the City of Meridian, Idaho, also known as the Meridian Development Corporation (the "MDC")and the City of Meridian(the"City")to assist in their consideration of establishing a new urban renewal district,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 01-39 7 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." 2 1 P a g e Item 5. F247] Staff: Urban Renewal Administrator: Ashley Squyres Legal Counsel: Todd Lakey Map of the Downtown District (excluding shaded area) W CHERRY LN E FAIRVIEW AVE z m LINE BF4R7NG AL57ANCE k D L1 N 00°33'I1"E 639.69' L2 M7 4224"E 380.05' A L3 N 00°33'I5"E 336.24' L4 S M3829"E 464.92' o L5 5 01 z134"IN 978.Y4' L6 R 889019"W 831.04' m m m m N W A Gn W PINE AVE E PINE AVE W If3A}ip AVE -L4 L2 WBROADWAYAVEPoe Fw :4:•:4:_:" ki_ iie � L6 " RAIL ROAD �ii'�tip. i E1/16 f 12 7 W FRANKLIN RD �N E FRANKLIN RD I3 N 89°32'43"W i 18-- 1328.12' l I M N m X n Q yrl-nu S 11 74 OF �Z�r�Zb NTS INTERSTATE 84 3 Page Item 5. F 48 Map of Union District CITY OF MERIDIAN,ADA COUNTY,IDAHO E PINE AVE 2 A Q 4 D fh W ti 1 A ❑ 4 F39' 'F 4&4 E 40ANO AVE x : u 5 E 38R05'r - ... E 6R4+113WA Y AVE ......:......... ............. �1S.bCFS :k L .:-------------- J f' tz 7 1r C-FRANKLIN RD � M89"3743'Yi !3 !8 u�a.,r +iP�gG1 Nrs a,rwr �v�r: zuVs.W,asr+rnrcrnruAVE. ants FMMEfT,ID83GY7 ANNEXATION ESCF+hBIT BILL TRl1A7( p. 2� 39$�9]D¢ pu MEraDIAN RD f: 208M8,05 120:t8 SEC. 7, T3N, RIF. O.M. 20"1e$0a, AAA COUNTY, IDAHO ImmsREtr MG20 W6VW.S0.WT40THi.S.00M a of i 4 Page Item 5. F 49 Map of Ten Mile Road District s Franklin Wood E- N GI Gs�enhead KOT2 C n Pinto# 6 Bayeux °ck 'oa, Gander Waltman Brown m 'a Trout 8 o�Eider 7 J Verbena f�ksn;Pe Legend Nova eraSO �e Ten Mile Specffc Area Plan Silver Terrace ' Revenue A1Wakn Area Dutch m Farm �y -,Thorn Overland a sov nw e O , Fee 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 188os 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 19o8 to 1928. This service provided convenient access for passengers and freight in both easterly and westerly directions. Throughout most of the loth 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 197o the pace of growth in Southwest Idaho quickened and Meridian's growth initially reflected, and then exceeded 5 1 P a g e Item 5. F250] 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 196o 2,100 1970 2,600 198o 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 their fourth urban renewal district is an appropriate public policy consideration. The City of Meridian initially established its Urban Renewal Agency in 2oo1. 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- 6 1 P a g e Item 5. F251] annexed from the original Downtown District to support a significant mixed use-project. The Linder Road urban renewal district is being considered in further support of the implementation of Ten Mile Interchange Specific Area Plan. Ten Mile Interchange Specific Area Plan The Idaho Transportation Department initiated planning for the development of a new interchange with Interstate 84 at Ten Mile Road in the 199os. Construction of the interchange was completed in 2012. In support of the State's investment and in anticipation of the resultant development pressure from the opening of the new interchange on the area immediately west of the Meridian City limits, the City initiated a broad-based planning effort for the general area. The Plan that was produced was the Ten Mile Interchange Specific Area Plan and was adopted by the City Council on June 19,2007. The Plan remains in effect and is intended to guide development decisions within the study area. A map of the Ten Mile Interchange Specific Area Plan is provided below: rt m Legend 7 As indicated in the Plan map, substantial public infrastructure is called for in implementing the development pattern envisioned. Development opportunities considered for the area covered by the Plan were insufficient in scale to support the required public facility investment. This imbalance had thwarted the orderly implementation of the planning undertaken by the City and the property owners. This lack of progress stimulated the interest in exercising the powers granted under State Law in the establishment of the Ten Mile District in 2016. A similar situation exists in that portion of the Specific Plan area located south of I-84,generating the desire on the part of City officials in considering a new urban renewal district to stimulate the envisioned development activity similar to the successful response north of the freeway 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 7 1 P a g e Item 5. F252] 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 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 2. Age or Obsolescence 150-2018(8) and 50-2903(8)(a)] 3. Predominance of Defective or Inadequate Street Layout L50-2018(9) and 50-2903(8)(b)] 4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness; Obsolete Platting 150-2018(9) and 50-2903(8)(b); 50- 2903(8)(c)] 5. Insanitary or Unsafe Conditions 150-2018(9) and 50-2903(8)(b)] 6. Diversity of Ownership 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 7. Tax or Special Assessment Delinquency 150-2018(9) and 50-2903(8)(b)] 8. Defective or Unusual Conditions of Title L50-2018(9) and 50-2903(8)(b)] 9. Results in Economic Underdevelopment of the Area 150-2903(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 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 8 1 P a g e Item 5. F253] 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 Linder 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 • 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 those properties 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. 9 1 P a g e Item 5. F254] Description of the Linder Study Area: The Study Area subject to the current review is generally located on the east side of Ten Mile Road,primarily south of the Interstate 84 right-of-way, north of Overland Road and west of what would be an unimproved section of Linder Road.All properties included are within the boundaries of the Ten Mile Interchange Specific Area Plan. The Study Area consists of twenty (20) tax parcels ranging in size from 0.34 acres to 28.67 acres. The eastern portion of the Study Area north and south of I-84 lies outside the corporate limits of the City of Meridian,within unincorporated Ada County, but within the City's Area of City Impact. Unless the unincorporated parcels are annexed into the City prior to the creation of the urban renewal district, an intergovernmental agreement between the City and Ada County will be required to allow the creation of the District to proceed to include area outside the City. The size and value information presented in Table 1 was derived from the Ada County Assessor's on-line parcel information system. The current taxable value of the portion of the Study Area located in unincorporated Ada County, represents exceptionally low assessed values as compared to the more developed area in the westerly portion of the Study Area located within the corporate limits of the City of Meridian. Land values in the more developed, commercially zoned areas range from $4.00 to $6.00 per square foot. The agricultural lands reflect a current assessed value of$.02 per square foot consistent with assessed values assigned to agricultural properties north of I-84. Linder Urban Renewal District Study Area Potential Future URD: Overland-Ten Mile to Linder ��,._ � � sue. yea � � �'^.• Y" . 5 a o u ¢ m a .. gti o�.ti� oe.iana wp�e F � a a m �w� �w � Ton Mile and Overland URD 10 Page Item 5. F255] Table i Ownership Acreage Land Value Improvement 2o2o Taxable Parcel* 0 Value Value I I I I I I S1223233820 Cabra Creek LLC 4.07 $708,600 $o $708,600 S1223223255 Cabra Creek LLC 9.05 $737,400 $o $737,400 S1223233670 Cabra Creek LLC 11.28 $g18,800 $o $g18,800 S1223223010 Cabra Creel LLC 28.67 $1,773,500 $o $1,773,500 S1223212620 Cabra Creek LLC 2.69 $241,800 $o $241,800 S1214336375 Cabra Creek LLC 6.56 $1,143,400 $o $1,143,400 S1214336415 Cabra Creek LLC I 5.88 I $1,025,200 $o $1,025,200 S1214336loo Cabra Creek LLC I 4.9 I $,1280,900 $o $1,280,900 S1214336350 Cabra Creek LLC I 6.13 I $1,6o1,600 $o $16o,1600 S1214336450 Cabra Creek LLC I 0.34 I $59,900 $0 $59,900 S1214346705 Lee,Soo I 26.22 I $18,1oo $o $18,ioo S1214346905 5b1031 LLC I 4.78 I $296,1oo $0 $296,1oo S1214346905 Adler,AB LLC I 4.96 I $4,200 1 $333,600 $337,800 S1214438600 Adler,AB LLC I 25.27 I $25,500 1 $0 $25,500 S1214438705 Michael Seabolt I 0.93 I $175,100 1 $146,1oo $321,200 S1214449021 P. Bloomberg Tr. I 9.74 I $8,9oo 4265,000 $273,900 S1214449107 Idaho Auto Mall I 19.33 I $17,500 $227,000 $244,500 R7192800710 Hk&M LLC I 1.12 I $163,000 $149,500 $312,500 R7192800700 Bird,Michael I o.96 I $155,700 $154,300 $210,000* R7192800676 Towns,Larry I o•96 I $175,100 $172,700 I $247,800* Total Linder Study Area I 173.84 I $10,530,300 $1,448,200 I $11,978,500 • Note: These acreages are exclusive of adjacent public rights-of-way for Ten Mile Road,West Overland Road, Linder Road, South Jersey Way,West Dutch Farm Road,and Tasa Road that should be included in the ultimate boundaries of any district established. Publicly owned properties are assigned no value in Idaho assessments, so including them makes no difference to the value calculation but will slightly increase the ultimate acreage. • Parcels designated by an*are owner-occupied residential properties and thus the taxable value is reduced by $100,0002 in each base reflecting the Homeowner Property Tax Exemption. There are two such properties located north of I-84. Description of the Linder Study Area: As noted in the table above, the Linder Study Area consists of twenty (20) tax parcels. Nearly eighty (8o) acres are under a single ownership located at the westerly end of the Study Area. This area,representing approximately 45.8%of the acreage in the Study Area, is currently zoned for Medium Density Residential and Commercial uses. Full urban services are in place to support development consistent with the City's plan for the area. 2 Based on the adoption of H389,the Homeowner Property Tax Exemption will increase to a maximum of $125,000. This is anticipated to further reduce the base. As the 2021 tax assessments are not yet available, the 2020 data has been used. The 10%analysis will ultimately be revisited in any further urban renewal plan. 111Page Item 5. F256] While some transportation and site infrastructure in in place at the western end of the Study Area,water and sewer service is not yet available to serve these parcels. The balance of the Study Area located south of I-84 is undeveloped. The largest parcel located in the easterly portion of the Study Area is 26.22 acres. A similarly sized parcel (25.27) is located nearby. These two parcels remain primarily in agricultural use. The undeveloped portion of the Study Area consists of approximately 91 acres and is located in unincorporated Ada County. These parcels carry an Ada County zoning designation of Rural Urban Transition (RUT) recognizing potential for changing into more active urban uses similar to adjacent properties. Additionally, these parcels are included in the Ten Mile Interchange Specific Area Plan which has been adopted by the City as an element of their Comprehensive Plan. The undeveloped portion of the Study Area consists of seven (7) parcels ranging in size from 0.93 acres up to the larger parcels noted above. The easterly potion of the Study Area also contains four (4) parcels on which single-family residences are located. One residence was constructed in 1913 with the others built in the last 30 years. None of the residences reflect a Homeowner Property Tax exemption suggesting that they are not owner-occupied and do not reflect uses consistent with City planning documents. A derelict section of West Overland Road remains on the property even though a new high-capacity section has replaced it. The old section had served an historic farm located on the site,but all buildings associated with that use have been razed. It has been renamed West Dutch Farm Road and provides legal access to the adjacent parcel but is not improved to current urban standards. An unimproved right-of-way for Linder Road is located on the east edge of the Study Area and is currently used by the adjacent business for the storage of recreational vehicle inventory. That right-of way should be included within the ultimate boundaries of any district created as a result of this review. The recently constructed improvement to West Overland Road abuts the southerly edge of the Study Area. Other than this street, no public infrastructure is in place to support development of the majority(53.4%) of the Study Area. The Ridenbaugh canal bifurcates the extreme southwesterly portion of the Study Area from the balance of the included parcels. The canal extends across the site in an east-west direction at the top of a bench separating the upland potion from the majority of the Study Area. The land within the Study Area,south of I-84 is owned by seven(7)different entities. The western 8o acres are owned by a single entity, Cabra Creek LLC. Six (6) entities own the remaining parcels with just two owners controlling 62% of the 91 acres in the easterly portion of the Study Area. Three parcels are located along Linder Road north of I-84. All three of these are residential properties on large lots in unincorporated Ada County with Ada County R-1 zoning. Each property has an existing residential structure,two built in the early twentieth century,but updated in recent years,and one constructed in 1978. The uses currently in place on these parcels is not anticipated to change under the Ten Mile Interchange Specific Area Plan. 121Page Item 5. F257] Images reflecting conditions in the westerly portion of the Study Area Images reflecting conditions in the easterly portion of the Study Area Analysis of the Study Area: A review of the Study Area reflects a pattern of delayed investment or an area in transition. This is particularly notable given the area's proximity to substantial public investment in the Ten Mile interchange and street improvements to both Ten Mile Road and West Overland Road. The majority of the parcels do not have City utilities and no individual owner or developer has been willing to assume the significant cost to extend those services. The Ten Mile Interchange Specific Area Plan provides a clearly articulated vision for a high-density mixed-use development pattern in this area that would capitalize on the access and utility investments already made by public entities. To date, however, while some planning has been done consistent with the Plan,and limited transportation and site infrastructure has been installed in the west portion of the Study Area,little progress has been made to implement the vision. The Plan calls for substantial investment in public infrastructure throughout the entire Study Area but the market to date has proven incapable of supporting that level of capital cost. It appears as though meaningful progress may depend upon some level of public intervention to support the desired private investment in the balance of the Planning Area to bring the Plan to reality. 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: 1. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures and Deterioration of Site or Other Improvements 150-2018(9)and 50-2903(8)(b); 50-2903(8)(c)] 2. Age or Obsolescence L50-2018(8) and 50-2903(8)(a)] 3. Predominance of Defective or Inadequate Street Layout 150-2018(9) and 50- 2903(8)(b)] 131Page Item 5. F 58 4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness; Obsolete Platting 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 5. Insanitary or Unsafe Conditions L50-2018(9) and 50-2903(8)(b)] 6. Diversity of Ownership 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] 7. Tax or Special Assessment Delinquency L50-2018(9) and 50-2903(8)(b)] 8. Defective or Unusual Conditions of Title 150-2018(9) and 50-2903(8)(b)] 9. Results in Economic Underdevelopment of the Area 150-2903(8)(b); 50- 2903(8)(c)] 10. Substantially Impairs or Arrests the Sound Growth of a Municipality 150-2018(9) and 50-2903(8)(b); 50-2903(8)(c)] Analysis: Linder Study Area Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating Structures; and Deterioration of Site: The historic farmstead previously located in the Study Area has been removed. Of the four remaining structures located south of I-84,one is over one hundred years old but the other three are relatively modern residences constructed in the last 30 years. Two of the structures located north of I-84 were constructed approximately too years ago and have been updated within the recent past. The other residence north of I-84 was constructed in 1978 and appears serviceable for its current and intended use. Since the majority of the structures previously located on the properties have been removed, there is no "substantial number of deteriorated or deteriorating structures" remaining within the Study Area. Therefore, criterion #1 is not met. Criterion #2: Age or Obsolescence: Again, as noted above, the structures that remain south of 1-84, were built to serve the historic agricultural use. While the remaining structures are not old, they are not of a nature to support the high-density mixed-use envisioned in the Plan. Therefore, the remaining structures located south of I-84 are obsolete in this context and as such, criterion #2 is met. Criterion#g:Predominance of Defective or Inadequate Street Layout:As noted above,it is recommended to include the Ten Mile Road and West Overland Road rights-of- way within the boundaries of the proposed district. As such,the improvements made to these facilities in recent years appear adequate to serve the anticipated development. However, there are no streets in place to serve the internal development of the relatively large parcels in the eastern portion of the Study Area which represents a majority of the land under consideration. Linder Road between West Overland Road and I-84 is unimproved and not accessible to the travelling public. Implementation of the Specific Area Plan requires circulation throughout the planning area and since no streets currently exist to serve the anticipated interior development to the east, criterion #3 is met. Criterion #4: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness; Obsolete Platting: The parcels in the Study Area are of a size and 141Page Item 5. F259] configuration appropriate for the historic agricultural use for which they have been deployed for several decades. However, as the City and region have developed around these properties, the large lots in the easterly portion of the Study Area are not properly configured to accommodate the development pattern envisioned in the Specific Area Plan. A more fine-grained and high-density development pattern is represented in the adopted Plan. Therefore criterion #4 is met. Criterion #5:Insanitary or Unsafe Conditions: Again,given the current agricultural use and general lack of development "insanitary and unsafe conditions" are not present. Therefore, criterion #5 is not met. Criterion #6: Diversity of Ownership: The ownership of the 173.84 acres in the Study Area is in the hands of ten (1o) entities. The westerly 8o acres (45.8% of the entire area) is under a single ownership. The easterly portion (94 acres) is held by eight (8) entities, however 61%of that area is held by two entities. Thus,the vast majority of the Study Area is controlled by only three entities.Therefore criterion #6 is not 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: While the Ten Mile Interchange and the Ten Mile Road and West Overland Road improvements provide good access to the area for the broader regional community, the internal circulation system is non-existent in the majority if the Study Area at this point in time. Additionally,enhanced north-south access across I-84 will better connect the planned activities within the Study Area with the rest of Meridian. The Specific Area Plan calls-out specific locations for access points into the Study Area so as to coordinate access into adjacent properties and thus allowing future signalization enhancing traffic safety in the area. While curb returns have been installed at specific locations,no means of providing streets connecting to these access points is currently in place so criterion #9 is met. Criterion#1o:Substantially Impairs orArrests 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 Ten Mile Interchange Specific Area 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: Linder Study Area: 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. 151Page Item 5. F 60 Summary of Findings Criteria Met Not W k k_ Met 1 The Presence of a Substantial Number of Deteriorated X or Deteriorating Structures; and Deterioration of Site 2 Age or Obsolescence X 3 Predominance of Defective or Inadequate Street X Layout 4 Faulty Lot Layout in Relation to Size,Adequacy, X Accessibility or Usefulness; Obsolete Platting 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 X a Municipality Analysis: Open Land Conditions: In addition to the eligibility conditions identified above, the geographic area under review is also required to satisfy the "open land" conditions. Idaho Code Section 50-2903(8)(c) states: "[a]ny area which is predominately 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 50-2oo8(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 50-2oo8(d) shall apply to open areas. Idaho Code Section 50-2oo8 primarily addresses the urban renewal plan approval process and Idaho Code Section 50-2oo8(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 161Page Item 5. F261] determine that a shortage of housing of sound standards and design which is decent, safe and sanitary exists in the municipality; that the need for housing accommodations has been or will be increased as a result of the clearance of slums in other areas; that the conditions of blight in the area and the shortage of decent, safe and sanitary housing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of the area for residential uses is an integral part of and essential to the program of the municipality,or(2)if it is to be developed for nonresidential uses, the local governing body shall determine that such nonresidential uses are necessary and appropriate to facilitate the proper growth and development of the community in accordance with sound planning standards and local community objectives, which acquisition may require the exercise of governmental action, as provided in this act, because of defective or unusual conditions of title, diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, economic disuse, unsuitable topography or faulty lot layouts, the need for the correlation of the area with other areas of a municipality by streets and modern traffic requirements, or any combination of such factors or other conditions which retard development of the area. 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- 20o8(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 50-2oo8(d)(4)(2) apply. The parcel size, the lack of water and sewer facilities in 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 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. 171Page Item 5. F 62 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 exemption3.As of the date of this Eligibility Study, several parcels, particularly located in the eastern portion of the Study Area, maintain assessed values consistent with other agricultural lands and appear, from a visual inspection, to be active agricultural operations. 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 Linder Study Area is eligible for the establishment of an urban renewal district. lo% Anal 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 1o% of the current assessed valuation of all taxable property within the City. According to Ada County Assessor records, the most recent 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 $11,978,500. 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 1o% limitation. The analysis for these purposes in presented in Table 2,below. The combined base assessment roll values are well below the statutory limit. s 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. 181Page Item 5. F263] Table 2 Statutory 10% Limitation Analysis 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 $2,144,36o 0.02% Proposed Linder URD $11,978,500 0.12% Total UR Base Assessed Value Percentage $199,996,035 1.93% 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 3 Remaining Urban Renewal Capacity • Maximum lo% Limitation $1,323,052,830 10% • Downtown URD $146,334,779 1.41% • Ten Mile URD $ 39,539,125 0.38% • Union URD $2,144,36o 0.02% • Proposed Linder URD $11,996,035 0.12% Available AV within limitation $1,124,027,095 8.07% 191Page Item 5. F 64 Attachment 7 Ada County Board of County Commissioners Resolution No. 2676 (eligibility) Item 5. F 65 RESOLUTION NO. 2676 A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS OF ADA COUNTY, IDAHO, ADOPTING THE FINDINGS OF THE URBAN RENEWAL AGENCY OF THE CITY OF MERIDIAN, IDAHO, AIKIA THE MERIDIAN DEVELOPMENT CORPORATION, ADOPTED BY RESOLUTION NO. 21-024 ON MAY 26, 2021; ACCEPTING THAT CERTAIN REPORT, PREPARED FOR THE MERIDIAN DEVELOPMENT CORPORATION ON THE ELIGIBILITY FOR CERTAIN PROPERTY REFERRED TO AS THE LINDER DISTRICT AREA AS AN URBAN RENEWAL AREA AND REVENUE ALLOCATION AREA AND JUSTIFICATION FOR DESIGNATING THE AREA AS APPROPRIATE FOR AN URBAN RENEWAL PROJECT SUBJECT TO CERTAIN CONDITIONS; FINDING A PORTION OF THE LINDER DISTRICT AREA INCLUDES CERTAIN PROPERTIES WITHIN THE UNINCORPORATED AREA OF ADA COUNTY; FINDING AND DECLARING THE NEED FOR AN URBAN RENEWAL PROJECT FOR THE LINDER DISTRICT AREA; APPROVING CREATION OF AN URBAN RENEWAL PROJECT INCLUDING CERTAIN PARCELS, BUT NOT ALL, FOR THAT PORTION OF THE LINDER DISTRICT AREA LYING OUTSIDE OF THE CORPORATE BOUNDARIES OF THE CITY OF MERIDIAN AND WITHIN TILE UNINCORPORATED AREA OF ADA COUNTY; FINDING THAT THE JURISDICTIONAL BOUNDARIES OF THE CITY OF MERIDIAN AND ADA COUNTY REMAIN THE SAME; AND PROVIDING AN EFF'ECTIVI; DATE. At a meeting of the Board of Ada County Commissioners,State of Idaho,on the 30th day of September,2021,the following Resolution was adopted,to-wit: WHEREAS, the Urban Renewal Agency of the City of Mcridian, Idaho, also known as the Meridian Development Corporation, an independent public body corporate and politic, authorized under the authority of the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended (hereinafter the "Law") and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended (hereinafter the "Act"), is a duly created and functioning urban renewal agency for Meridian, Idaho,hereinafter referred to as the"Agency;" WHEREAS, the City Council of the City of Meridian (the"City Council") and Mayor of the City of Meridian (the "City"), on or about July 24, 2001, adopted and approved Resolution No. 01-367, establishing the Agency pursuant to the Law, authorizing the Agency to transact business and exercise the powers granted by the Law and the Act, upon making the findings of necessity required for creating the Agency; WHEREAS,there are several cxisting urban renewal project areas in the City; WHEREAS, based on inquiries and information presented, the City commenced certain discussions concerning examination of an additional area, including parcels within the City, as well as parcels located within unincorporated Ada County as appropriate for an urban renewal project, primarily to support the goals set forth in the Ten Mile Interchange Specific Area Plan and to further the objectives of supporting the proposed Linder overpass; RESOLUTION NO. 2676 Item 5. F 66 WHEREAS, in 2021, the City authorized Kushlan I Associates to commence an eligibility study and preparation of an eligibility report for an area including properties and roadway generally referred to as the Linder District Study Area, which is an area generally bounded by Ten Mile Road on the west, Interstate 84 on the north, Overland Road on the south and what would be an unimproved section of Linder Road on the east, together with several parcels located north of Interstate 84 and west of Linder Road (the "Study Area"), which legal description of the proposed Study Area is attached hereto as Exhibit A; WHEREAS, the Agency obtained the Linder Urban Renewal District (Proposed) Eligibility Report, dated May 2021 (the "Report"), a copy of which is attached hereto as Exhibit S, which examined the Study Area, which area also included real property located within unincorporated Ada County and within the City's Area of City Impact for the purpose of determining whether such area was a deteriorating area and/or a deteriorated area as defined by Idaho Code Sections 50-2018(8), (9) and 50-2903(8); WHEREAS, pursuant to Idaho Code Sections 50-2018(8), (9) and 50-2903(8), which list the definition of deteriorating area and deteriorated area, many of the conditions necessary to be present in such areas are found in the Study Area, specifically, age or obsolescence; the predominance of defective or inadequate street layout; faulty lot layout in relation to size, adequacy, accessibility, or usefulness; obsolete platting; conditions which result in economic underdevelopment of the area and which substantially impair or arrest the sound growth of the municipality; WHEREAS, under the Act, a deteriorated area includes any area which is predominantly open and which, because of obsolete platting, diversity of ownership, deterioration of structures or improvements, or otherwise, results in economic underdevelopment of the area or substantially impairs or arrests the sound growth of a municipality. See Idaho Code § 50- 2903(8)(c); WHEREAS, Idaho Code Sections 50-2018(9), 50-2903(8) and 50-2008(d) list additional conditions applicable to open land areas, including open land areas to be acquired by the Agency; WHEREAS, the Report addresses the necessary findings concerning including open land within any urban renewal area as defined in Idaho Code Sections 50-2018(9), 50-2903(8)(c), and 50-2008(d); WHEREAS,under the Law and Act, specifically Idaho Code Sections 50-2903(8)(0 and 50-2018(S) and (9), the definition of a deteriorating area shall not apply to any agricultural operation as defined in Section 22-4502(2), Idaho Code, absent the consent of the owner of the agricultural operation except for an agricultural operation that has not been, used for three (3) consecutive years; WHEREAS, the Report setting birth the Study Area boundary includes parcels subject to such consent; RESOLUTION NO. 2676 Item 5. F 67 WHEREAS, Idaho Code Section 50-2018(18) provides that an urban renewal agency cannot exercise jurisdiction over any area outside the city limits without the approval by resolution of the governing body of the ether city or county declaring the need for an urban renewal project for the proposed area; WHEREAS, a portion of the Study Area includes certain real property located in unincorporated Ada County; WHEREAS, the Agency accepted the Report by way of Resolution No. 21-024 at the May 26, 2021 meeting of the Agency Board, a copy of which Resolution (without exhibits) is attached hereto as Exhibit C; WHEREAS, the Agency authorized transmittal of the Report to the Ada County Board of County Commissioners for purposes of obtaining a resolution determining such area to be deteriorated and/or deteriorating and finding the need for an urban renewal project for the proposed Study Area; WHEREAS, following transmittal, and based on ongoing discussions, it appears the proposed project area will be smaller than the Study Area set forth in Exhibit A. Specifically, the parcels located north of Interstate 84 and west of Linder Road are included within the Study Area boundary; however, those parcels will not be included in the proposed urban renewal plan or project area boundary. A copy of the proposed project area map noting those eligible parcels that are not intended to be included in any future project area is attached hereto as Exhibit D; WHEREAS, pursuant to Idaho Code Section 50-2008, an urban renewal project may not be planned or initiated unless the local governing body has, by resolution, determined such area to be a deteriorated area or deteriorating area, or combination thereof, and designated such area as appropriate for an urban renewal project; WHEREAS, Idaho Code Section 50-2906, also requires that in order to adopt an urban renewal plan containing a revenue allocation financing provision, the local governing body must make a finding or determination that the area included in such plan is a deteriorated area or deteriorating area; WHEREAS, the proposed Study Area has no impact on the jurisdictional boundaries of Ada County; WHEREAS, on June 14, 2021, representatives of the City and the Agency presented the Report to the Ada County Commissioners requesting the Commissioners to consider adopting the findings concerning the proposed Linder District Area; WHEREAS, the Commissioners did not take action at that time, and the Agency was directed to obtain the agricultural operation consents from the property owners located within unincorporated Ada County,which consents for agricultural operations have been obtained from the property owners south of Interstate 84, which consents are attached hereto as Exhibit E (without Exhibits B and Q. The parcels north of Interstate 84 will not be included within the boundaries of any future project area; RESOLUTION NO. 2676 WHEREAS, on September_, 2021, representatives of the City and the Agency presented the Report to the Ada County Commissioners requesting the Commissioners to consider adopting the findings concerning the proposed Linder District Area and limiting the unincorporated County parcels to be included in the proposed Linder District project area. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF ADA COUNTY,IDAHO, AS FOLLOWS: Section 1. That the above statements are true and correct. Section 2. That the findings of the Agency made on May 26, 2021, in Resolution No. 21-024 are hereby adopted by the Board of Ada County Commissioners. Section 3. That there is a need for an urban renewal plan for the Linder District Area; however, the Commissioners specifically limit the unincorporated County parcels to be included in any proposed Linder District project area to those certain parcels south of Interstate 84 as more specifically shown in Exhibit D, Section 4. That this Resolution shall be in full force and effect immediately upon its adoption and approval. APPROVED AND ADOPTED this 30th day of September,2021. Board of Ada County Commissioners By. Rod Beck,Commissioner By- Ryan D n,Cam '. ioner By. Kendra Kenyon, CA missioner ATq:, 7 Phil McGrane,Ada County Clerk by Katie Reed,Assistant Deputy Cleric RESOLUTION NO.2676 Item 5. F 69 Exhibit A Legal description of the Proposed Urban Renewal District Boundaries (4 pages attached) RF-SOL ]'TTON NO. 2676-EXHIBI A Item 5. F 70 EXHIBIT A URBAN RENEWAL DISTRICT BOUNDARY DESCRIPTION FOR MERIDIAN DEVELOPMENT CORPORATION A description for Urban Renewai District purposes located in the SW 1/4 of Section 13,and in the S 1/2 of Section 14, and in the NW 1/4 of Section 23, all in Township 3 North, Range 1 West, Boise Meridian,Ada County, Idaho, more particularly described as follows: Commencing at an alurninum cap monument marking the southwesterly corner of said NW 1/4 of Sect+on 23,from which an aluminum cap marking the northwesterly corner of said.Section 23 bears N 0°56'24" E a distance of 2629,55 feet; Thence N 0`56'24" E along the westerly boundary of said NW 1/4 of Section 23 a distance of 717.33 feet to the POINT OF BEGINNING; Thence continuing N 0'56'24" E a distance of 1305.34 feet to a point; Thence leaving said westerly boundary 5 34°10'57" E a distance of 83.43 feet to a point on the westerly Ioundary of PARCEL 8 as described in Warranty Deed Inst• No. 110000589; Thence along the westerly boundary of said PARCEL 8 the following described courses: Thence continuing S 34'10'57" E a distance of 110.05 feet to a point; Thence N 0'31'15" E a distance of 345.95 feet to a point; Thence N 2°34'10" E a distance of 419.76 feet to a point marking the northwesterly corner of said PARCEL 8,said point being on the southerly boundary of said 5 1/2 of Section 14; Thence leaving said westerly boundary N 89'14'SS"W along said southerly boundary a distance of 40.72 feet to a point on the easterly right-of-way of S. Ten Mile Road; Thence leaving said southerly boundary and along said easterly right-of-way the following described courses: Thence 1V 0°30`03"E a distance of 25-00 feet to a point; Thence N 89'14'58" W a distance of 10.99 feet to a point; Thence N 0'30'03" E a distance of 312.82 feet to a point; Page 1 of 4 Item 5. F 71 Thence N 89'29'57" W a distance of 22.30 feet to a point; Thence N 3`31'49"E a distance of 306.84 feet to a point; Thence N 12'12'51" E a distance of 97.93 feet to a point; Thence N 41"11'M" E a distance of 121.02 feet to a point on the southerly right-of-way of Interstate 1-84; Thence leaving said easterly right-of-way and along said southerly right-of-way the following described courses: Thence N 73°28'13" E a distance of 79.08 feet to a point; Thence N 82'32'26" E a distance of 110.11 feet to a point; Thence N 79'31'11" E a distance of 326.57 feet to a point; Thence N 81'59'42" E a distanceof 85.13 feet to a paint; Thence 5 4'51'25" E a distance of 41.68 feet to a point; Thence N 81°31'45" E a distance of 285.56 feet to a point; Thence N 84'21'46" E a distance of 291.43 feet to a point on the easterly boundary of the 5W 1/4 of the 5W 1/4 of said Section 14; Thence N 0'32'50" E along said easterly boundary a distance of 38.29 feet to a point; Thence leaving said easterly boundary N 87'22'04" E a distance of 95.86 feet to a point; Thence N 89'27'34" E a distance of 1098.46 feet to a point; Thence 5 56'41'50" E a distance of 36.06 feet to a point; Thence N 89'36'46" E a distance of 160.00 feet to a point; Thence N 55°55'22" E a distance of 36.06 feet to a point; Thence N 89'21'36" E a distance of 680.00 feet to a point,- Thence 5 88°05'48" E a distance of 100.08 feet to a point; Thence N 89'52'45"E a distance of 463.52 feet to a point an the easterly boundary of the 5W 1/4 of the SE 1/4 of said Section 14; Page 2 of 4 Item 5. F 72 Thence N 0'34'12" E along said easterly boundary a distance of 10.81 feet to a point; Thence leaving said easterly boundary 5 89°34'09" E a distance of 684.00 feet to a point; (hence N 87°34'06" E a distance of 231.72 Feet to a point on an extension of the westerly boundary of Lots 23 and 24 of Block 4 of PRIMROSE SUBDIVISION as found in Book 25 of plats at Page 1576 in the office of the Recorder,Ada County, Idaho; Thence leaving said southerly right-of-way N 0'32'47"E along said extended boundary a distance of 221.77 feet to a point marking the southwesterly corner of said tot 24; Thence continuing N❑°32'.47" E along the westerly boundaries of said Lots 23 and 24 a distance of 232.38 feet to a point marring the northwesterly corner of said Lot 23; Thence S 89'12'43"E along the northerly boundary of said Lot 23 a distance of 195.00 feet to a point marking the southwesterly corner of the E 1/2 of tots 21 and 22 of Block 4 of said PRIMP 05E 5U6DI VIS10N; Thence leaving said northerly boundary N 0a32'47" E along the westerly boundary of said E 112 a distance of 214.00 Feet to a point marking the northwesterly corner of said E 1/2; Thence continuing N 0°32'47" E on an extension of the westerly boundary of said E 1/2 a distance of 25.00 feet to a point on the centerline of W.Verbena Drive; Thence 5 89012'43"E along said centerline a distance of 220.00 feet to a point of intersection of said centerline and the easterly boundary of said 5 1/2 of Section 14, Thence continuing S 89"12'43" E on an extension of said centerline a distance of 65.49 feet to a point on the westerly boundary of Lot 1 of Block 4 of MARLIN SUBDIVISION NO. I as found in Bock B5 of plats at Page 9500 in said office of the Recorder; thence leaving said extended centerline 5 3°40'04" E along said westerly boundary a distance of 469.64 feet to a point marking the southwesterly corner of said Lot 1; Thence leaving said Lot 1 boundary S 0032'08"W a distance of 213.29 feet to a point marking the northwesterly corner of PARCEL A as.fhown on Record of Survey No. 8.165, Inst. No. 107167073; Thence along the westerly boundary of said PARCEL A the fallowing described courses: Thence S 4"48'23" W a distance of 700.57 feet to a point; Thence 5 0`32'47" W a distance of 327.82 feet to a paint: Page 3 of 4 Item 5. F 73 Thence leaving said westerly boundary and continuing S 0°32'47"W on an extension of said westerly boundary a distance of 88.00 feet to a point on the southerly boundary of said 5W 1/4 of Section 13, Thence leaving said extended boundary N 89°07'36"W along said southerly boundary a distance of 48.00 feet to the southeasterly corner of said Section 14; Thence N 89"19'40" W along the southerly boundary of said S 1/2 of Section 14 a distance of 2661.71 feet to the southeasterly corner of the SW 1/4 of said Section 14; Thence N 89'14'58"W along the southerly boundary of said SW 114 of said Section 14 a distance of 179.31 feet to a point marking the intersection of said southerly boundary and the centerline of W. Overland Road; Thence leaving said southerly boundary and along said centerline the following described courses- Whence a distance of 1446.9E feet along the arc of a 1000.00 foot radius curve left, said curve having a central angle of 80'36'46" and a tong chord bearing S 50°26'39"W a distance of 1293.75 feet to a point; Thence S 10'08'16" W a distance of 241.51 feet to a point; Thence a distance of 1406.65 feet along the arc of a 1000.00 foot radius curve right,said curve having a central angle of 80"35'42" and a long chard bearing S 50"26'07"W a distance of 1293.51 feet to a point; Thence N 89"16'02" W a distance of 466.87 feet to the POINT OF BEGiNNING This parcel contains approximately 195.4 acres. NOTE: This description was prepared using record information including Record of Surveys, Subdivision Plats and Deeds acquired from the Ada County Recorder's office. No field survey has been performed. Np,G LANq. Prepared by: Kyle A. Koornter, PLS SE G9 Civil Survey Consultants,incorporated m April 27, 2021 18780 0 �1 Page 4 of 4 Item 5. F 74 Exhibit B The Linder Urban Renewal District(Proposed) Eligibility Report, dated May 2021 (19 pages attached) RESOLUTION NO 2676 - EKHIB[T B Item 5. + F 75 E IDIA Linder Urban Renewal District (Proposed) Eligibility Report Prepared for The City of Meridian and The Meridian Development Corporation May 2021 Kushlan I Associates Boise, Idaho I Page Item 5. F 76 Introduction: Kushlan I Associates was retained by the Urban Renewal Agency of the City of Meridian, Idaho, also known as the Meridian Development Corporation (the "MDC")and the City of Meridian(the"City")to assist in their consideration of establishing a new urban renewal district,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§50-2oo6 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 50-20o5, Idaho Code, before July 1, aoii, for the municipality—" to carry out the powers enumerated in the statutes. The Meridian City Council adopted Resolution 01-397 on July 24,20o1 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, 2o-i882 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, 2o16, and is focused on economic development outside of the City's core to support implementation of the Ten Mile Interchange Specific Area PIan. 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 Throughout this Study,urban renewallrevcnuc allocation area will be referred to as an"urban renewal district." 21Page Item 5. F 77 Stir{: Urban Renewal Administrator: Ashley Squyres Legal Counsel: Todd Lakey Map of the Downtown District(excluding shaded area) W ZKEARY LN _ E FAiRVIEW AVE. r. m OWE LdLS7AlYCf 3] y LtOMY11 I F z V 061 J E_ 33d.1'f' 73 L4 S-M- 29 E 4Fi�.8J' A O 5 43 23 L6 hf i W B33.dI' m m rr[ m u w a s i -1 W PINE AVE y ~ "� ~ F PiNE AVE W IDAHO AVE a W i�ROADVVAV AVE a poBiiL5 8Aii ROAD W FftAyKLlh!Rp -- �f-- E FRANKLIN RC JY B9° t332,43 t38 — 1 fA m n_Q e Z � 37 � 8 �1 m 11574 J �pgAG�' qTs IWER5TATE eA 3 Page Item 5. F 78 4 Map of Union District - UNION D157 TCT CTTY OF MERIOIm,ADA CGUNN..IDAHO I z llm r m `Y a � � I a n - i- r E BApAOVOAYAV, I i z I V wwcnr:aciFc RAr.Roau F � I ;F i l 74 f),,}}� E FfiRHI{LPN�U � rrnYtY: - Ia3t�E wti�.ED 81617 t �fMMt:Tf.fi3 936F I 1{rG05b[x EmaN DISTRICI rRt:ax r ?20Z m-aIM rstai[[ri f ANNEXA7I0N EXH Bi T MEn 4tMN f0 F:(7t ]-?WGI0S i7D645 SEC. 7. T3N, RIE, B.M. toe y,�a•s, J 'ye�i ADA COUNTY, IDAHO M j n��I'a�G WWWSAwrOOTHUCON 'a' Wage Item 5. F 79 Map of Teri Mile Road District Franklin �. 1 Crest E 1 �caenl>ead k rrya mr F' 1 Prnl9a I � �yAux �k moo„ Gander Troui 'Lou V�rrw,a J Interstate 84 s Legend aSy �6 t Farm m. DTh,2rr, Ovef nd r� 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 188os 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 19o8 to 1928. This service provided convenient access for passengers and freight in both easterly and westerly directions. Throughout most of the aoth 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 ig7o. However, starting in 1970 the pace of growth in Southwest Idaho quickened and Meridian's growth initially reflected, and then exceeded 5 1 P a g e Item 5. F 80 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. I ❑ (Incorporation Estimate) 200 1g10 big 1(}20 1,0I 3930 1,00 1940 1 6.j 1950 1,500 Iy6o 2.100 Igo 2,600 1980 6,658 1990 c),596 20 00 A-019 2010 ,0 2 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 5o,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 their fourth 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 flan. A third urban renewal district was created in 2020 from an area de- 6 1 Page Item 5. F 81 annexed from the original Downtown District to support a significant mixed use-project. The Linder Road urban renewal district is being considered in further support of the implementation of Ten Mile Interchange Specific Area Plan. Ten Mile Interchange Specific Area Plan The Idaho Transportation Department initiated planning far the development of a new interchange with Interstate 84 at Ten Mile Road in the iggos. Construction of the interchange was completed in 2012. In support of the State's investment and in anticipation of the resultant development pressure from the opening of the new interchange on the area immediately west of the Meridian City limits,the City initiated a broad-based planning effort for the general area. The Plan that was produced was the Ten Mile Interchange Specific Area Plan and was adopted by the City Council on June 19,2007. The Plan remains in effect and is intended to guide development decisions within the study area. A map of the Ten Mile Interchange Specific Area Plan is provided below: As indicated in the Plan map, substantial public infrastructure is called for in implementing the development pattern envisioned. Development opportunities considered for the area covered by the Plan were insufficient in scale to support the required public facility investment. This imbalance had thwarted the orderly implementation of the planning undertaken by the City and the property owners. This lack of progress stimulated the interest in exercising the powers granted under State Law in the establishment of the Ten Mile District in 2015. A similar situation exists in that portion of the Specific Plan area located south of I-84,generating the desire on the part of City officials in considering a new urban renewal district to stimulate the envisioned development activity similar to the successful response north of the freeway Steps in Consideration of an Urban Renewal District: The first step in consideration of establishing an urban renewal district in Idah❑ 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 7 1 P a g e Item 5. F 82 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 150-2018(g) and 50-29o3(8)(b);5Q-2903(8)(c)] 2. Age or Obsolescence[50-2018(8)and 50-2903(8)(a)] 3_ Predominance of Defective or Inadequate Street Layout L50-2018(g) and 50-2903(8)Cb)] 4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness; Obsolete Platting [50-2oi8(9) and 50-2903(8)(b); 50- 2903(8)(c)] 5- Insanitary or Unsafe Conditions [50-2018(g)and 50-2903(8)(b)] b_ Diversity of Ownership [50-2018(g) and 50-2903(8)(b);50-2903(8)(c)] 7. Tax or Special Assessment Delinquency[50-2018(g)and 50-2903(8)(b)l 8. Defective or Unusual Conditions of Title[50-2o18(9) and 50-2903(8)(b)] g. Results in Economic Underdevelopment of the Area 150-2903(8)(b), 50- 2903(8)(c)) 10. Substantially impairs or Arrests the Sound Growth of a Municipality 150- 2o18(g) and 50-2903(8)(b);50-2903(8)(c)l 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 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 Citv 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 § 50-2-908(2)(a), effective July 1, 2020, the Ada County Highway District(ACHD)is allocated all of the taxes levied by ACHD within 8 1 P a g e Item 5. F 83 a revenue allocation area first formed or expanded to include property on or after July x, 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 byACHD as soon as practicable after the parties have entered in the agreement and by no later than September i of the year in which the agreement takes effect. In the case of the Linder 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 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 those properties 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 Idah❑ • 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 io%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. 91P .1gC Item 5. F 84 Description of the Lander Study Area: The Study Area subject to the current review is generally located on the east side of Ten Mile Road,primarily south of the Interstate 84 right-of-way,north of Overland Road and west of what would be an unimproved section of Linder Road.All properties included are within the boundaries of the. Ten Mile Interchange Specific Area Plan. The Study Area consists of twenty (20) tax parcels ranging in size from. 0.34 acres to 28.67 acres. The eastern portion of the Study Area north and south of I-84 lies outside the corporate limits of the City of Meridian,within unincorporated Ada County,but within the City's Area of City Impact. Unless the unincorporated parcels are annexed into the City prior to the creation of the urban renewal district, an intergovernmental agreement between the City and Ada County will be required to allow the creation of the District to proceed to include area outside the City. The size and value information presented in Table i was derived from the Ada County Assessor's on-line parcel information system. The current taxable value of the portion of the Study Area located in unincorporated Ada County, represents exceptionally low assessed values as compared to the more developed area in the westerly portion of the Study Area located within the corporate limits of the City of Meridian. Land values in the more developed, commercially zoned areas range from $4.00 to $6.0o per square foot. The agricultural lands reflect a current assessed value of$,02 per square foot consistent with assessed values assigned to agricultural properties north of 1-84. Linder Urban Renewal District Study Area Potential Future URD: Overland-Ten Mile to Linder t I ;d •. -- l ....�.... .. ....................Ten Mile and Overland URD 1D1 l' � h Item 5. F 85 Table Y ownership Acreage Land Value Inlprovennent 2020 Taxable Parcel# Value Value 8122323,3820 ' Cabra Creek LLC 4.07 $7o8,600 $o $708,600 S1223223255 Cabra Creek LLC 9.05 $737,400 $0 $737,440 S1223233670 Cabra Creek LLC 11.28 $918,800 $0 $918,800 S1223223010 Cabra Creel LLC 28.67 $1073-500 $0 $1,773,500 8322321262o Cabra Creek LLC 2.69 $241,800 $❑ $241-800 S1214336375 Cabra Creek LLC 6.56 $1,143,400 $0 $1,143,400 S1214336415 Cabra Creek LLC 5.BS $1 024 200 $0 $1 02 2D0 Smi4 61oa I Cabra Greek LLC 1280 goo $0 $1 280,000 S121A33635o Cabra Creek LLC 6. 1 601600 So $16o,1600 8121 6 o Cabra Creek LLC o. 00 5o $ �30o S1214346-1os Lee Soo 26.22 $18,100 $0 $18,100 S121 6905 5b1o3 1 LLC 478 $z 6,100 $0 $a 6.ton SAL43469o5 Adler AB LLC 4.96 $ ,200 $333,600 $337,800 S121.I4 860o Adler AB LLC 25.27 $2 , 00 $0 __$25,500 S1214438705 Michael Seabolt a. $1 ,100 $1:6 ioo $ 21,200 S1214449021 P. Bloomber Tr, $8, 00 65,000 $27 , 00 S121.1 910" Idaho Auto Mall 19-33 $17,500 $227,000 $244,500 IZ 1 2800 10 Hk&M LW 1.12 $16 oo0 $149,500 $ 12 oD R 1 2800-oo Bird Michael o.r 6 $1 00 :$154,300 $210 00a R-1Lt28006-6 I Towns Larn- _ n�6 _*175,10o $1-2,700 2 ,800* Total Linder$t d�'Area i .8 $10,5' 0, 00 $1,448,200 $11,978,500 + Note: These acreages are exclusive of adjacent public rights-of-way for Ten Mile Road,West Overland Road,Linder Road,South Jersey Way,West Dutch Farm Road,and Tasa Road that should be included in the ultimate boundaries of any district established. Publicly owned properties are assigned no value in Idaho assessments, so including them makes no difference to the value calculation but will slightly increase the ultimate acreage. ■ Parcels designated by an*are owner-occupied residential properties and thus the taxable value is reduced by $loo,0002 in each base reflecting the Homeowner Property Tax Exemption. There are two such properties located north of I-84. Descri Lion of the Linder S judy Area: As noted in the table above, the Linder Study Area consists of twenty (20) tax parcels. Nearly eighty(8o) acres are under a single ownership located at the westerly end of the Study Area. This area,representing approximately 45.8%of the acreage in the Study Area, is currently zoned for Medium Density Residential and Commercial uses. Full urban services are in place to support development consistent with the City's plan for the area. '-Based on the adoption of H389,the Homeowner Property Tax Exemption will increase to a maximum of $125,000. This is anticipated to further reduce the base. As the 2021 tax assessments are not yet available, the 2020 data has bccn used. The 10%analysis will ultimately be revisited in any further urban renewal plan. 111 Page Item 5. F 86 While some transportation and site infrastructure in in place at the western end of the Study Area,water and sewer service is not yet available to serve these parcels. The balance of the Study Area located south of 1-84 is undeveloped. The largest parcel located in the easterly portion of the Study Area is 26.22 acres. A similarly sized parcel (25.27) is located nearby. These two parcels remain primarily in agricultural use. The undeveloped portion of the Study Area consists of approximately 91 acres and is located in unincorporated Ada County.These parcels carry an Ada County zoning designation of Rural Urban Transition(RUT)recognizing potential for changing into more active urban uses similar to adjacent properties. Additionally, these parcels are included in the Ten Mile Interchange Specific Area Plan which has been adopted by the City as an element of their Comprehensive Plan. The undeveloped portion of the Study Area consists of seven (7) parcels ranging in size from 0.93 acres up to the larger parcels noted above. The easterly potion of the Study Area also contains four (4) parcels on which single-family residences are located. One residence was constructed in 1913 with the others built in the last 30 years. None of the residences reflect a Homeowner Property Tax exemption suggesting that they are not owner-occupied and do not reflect uses consistent with City planning documents. A derelict section of West Overland Road remains on the property even though a new high-capacity section has replaced it. The old section had served an historic farm located on the site,but all buildings associated with that use have been razed. It has been renamed West Dutch Farm Road and provides legal access to the adjacent parcel but is not improved to current urban standards. An unimproved right-of-way for Linder Road is located on the east edge of the Study Area and is currently used by the adjacent business for the storage of recreational vehicle inventory. That right-of way should be included within the ultimate boundaries of any district created as a result of this review. The recently constructed improvement to West Overland Road abuts the southerly edge of the Study Area. Other than this street, no public infrastructure is in place to support development of the majority(53.4%)of the Study Area. The Ridenbaugh canal bifurcates the extreme southwesterly portion of the Study Area from the balance of the included parcels. The canal extends across the site in an east-west direction at the top of a bench separating the upland potion from the majority of the Study Area. The land within the Study Area,south of 1-84 is owned by seven(7)different entities. The western 8❑ acres are owned by a single entity, Cabra Creek LLC. Six(6) entities own the remaining parcels with just two owners controlling 62% of the 91 acres in the easterly portion of the Study Area. Three parcels are located along Linder Road north of I-84. All three of these are residential properties on large lots in unincorporated Ada County with Ada County R-1 zoning. Each property has an existing residential structure,two built in the early twentieth century,but updated in recent years,and one constructed in 1978, The uses currently in place on these parcels is not anticipated to change under the Ten Mile Interchange Specific Area Plan. 121Page Item 5. F 87 Images reflecting conditions in the westerly portion of the Study Area -IMF- oil - -r r Images reflecting conditions in the easterly portion of the Study Area ew Analysis of the Study Area: A review of the Study Area reflects a pattern of delayed investment or an area in transition. This is particularly notable given the area's proximity to substantial public investment in the Ten Mile interchange and street improvements to both Ten Mile Road and West Overland Road. The majority of the parcels do not have City utilities and no individual owner or developer has been willing to assume the significant cost to extend those services. The Ten Mile Interchange Specific Area Plan provides a clearly articulated vision for a high-density mixed-use development pattern in this area that would capitalize on the access and utility investments already made by public entities. To date, however, while some planning has been done consistent with the Plan,and limited transportation and site infrastructure has been installed in the west portion of the Study Area,little progress has been made to implement the vision. The Plan calls for substantial investment in public infrastructure throughout the entire Study Area but the market to date has proven incapable of supporting that level of capital cost. It appears as though meaningful progress may depend upon some level of public intervention to support the desired private investment in the balance of the Planning Area to bring the Plan to reality. 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: z. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures and Deterioration of Site or Other Improvements[50-2o18(9)and 50-2903(8)(b); 50-2903(8)(c)] 2. Age or Obsolescence[50-2oi8(8) and 50-2903(8)(a)] 3. Predominance of Defective or Inadequate Street Layout 150-2018(g) and 50- 2903(8)(b)] 13 1 Page Item 5. F 88 4. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness; Obsolete Platting 150-2018(g)and 50-2903(8)(b); 50-2903(8)(c)] 5. Insanitary or Unsafe Conditions 150-2018(9) and 50-29o3(8)(b)] 6. Diversity of Ownership[50-2018(9)and 50-2903(8)(b); 50-2903(8)(c)] 7. Tax or Special Assessment Delinquency L50-2018(g)and 50-29o3(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 150-2903(8)(b); 50- 2903(8)(c)] 1o. Substantially Impairs or Arrests the Sound Growth of a Municipality 150-2018(9) and 50-2903(8)(b);50-2903(8)(c)] Analvsis: Linder 5tudv Area Criterion #I. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures; and Deterioration of Site: The historic farmstead previously located in the Study Area has been removed. Of the four remaining structures located south of I-84,one is over one hundred years old but the other three are relatively modern residences constructed in the last 30 years. Two of the structures located north of I-84 were constructed approximately ioo years ago and have been updated within the recent past. The other residence north of I-84 was constructed in tg78 and appears serviceable for its current and intended use. Since the majority of the structures previously located on the properties have been removed, there is no "substantial number of deteriorated or deteriorating structures" remaining within the Study Area.Therefore, criterion #i is not met. Criterion #2: Age or Obsolescence: Again, as noted above, the structures that remain south of I-84, were built to serve the historic agricultural use. While the remaining structures are not old, they are not of a nature to support the high-density mixed-use envisioned in the Plan. Therefore, the remaining structures located south of I-84 are obsolete in this context and as such,criterion #2 is met. Criterion #3:Predominance of Defective or Inadequate Street Layout:As noted above,it is recommended to include the Ten Mile Road and West Overland Road rights-of- way within the boundaries of the proposed district. As such,the improvements made to these facilities in recent years appear adequate to serve the anticipated development. However, there are no streets in place to serve the internal development of the relatively large parcels in the eastern portion of the Study Area which represents a majority of the land under consideration. Linder Road between West Overland. Road and I-84 is unimproved and not accessible to the travelling public. Implementation of the Specific Area Plan requires circulation throughout the planning area and since no streets currently exist to serve the anticipated interior development to the east,criterion#3 is met. Criterion #4: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness, Obsolete Platting: The parcels in the Study Area are of a size: and 141Page Item 5. F 89 configuration appropriate for the historic agricultural use for which they have been deployed for several decades. However, as the City and region have developed around these properties, the large lots in the easterly portion of the Study Area are not properly configured to accommodate the development pattern envisioned in the Specific Area Plan. A more fine-grained and high-density development pattern is represented in the adopted Plan, Therefore criterion #4 is met. Criterion#$,Insanitary or Unsafe Conditions: Again,given the current agricultural use and general lack of development "insanitary and unsafe conditions" are not present. Therefore,criterion #5 is not met. Criterion #6; Diversity of Ownership: The ownership of the 173.84 acres in the Study Area is in the hands of ten (io) entities. The westerly 8o acres(45.8% of the entire area) is under a single ownership. The easterly portion (94 acres) is held by eight(8) entities, however 61%of that area is held by two entities. Thus,the vast majority of the Study Area is controlled by only three entities.Therefore criterion #5 is not met. Criterion 97:Tax or Special Assessmen t 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 #g: Results in Economic Underdevelopment of the Area: While the Ten Mile Interchange and the Ten Mile Road and West Overland Road improvements provide good access to the area for the broader regional community, the internal circulation system is non-existent in the majority if the Study Area at this point in time. Additionally,enhanced north-south access across I-84 will better connect the planned activities within the Study Area with the rest of Meridian. The Specific Area Flan calls-out specific locations for access points into the Study Area so as to coordinate access into adjacent properties and thus allowing future signaliaation enhancing traffic safety in the area. While curb returns have been installed at specific locations,no means of providing streets connecting to these access points is currently in place so criterion#9 is met. Criterion#ro;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 Ten Mile Interchange Specific Area Plan, but without the capacity to provide full public infrastructure,the Studv Area will remain an under-utilized area in the midst of the fastest growing area in the State of Idaho. Criterion #ro is met. Findinggi: Linder Stud},_Area: 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. 151Page Item 5. F 90 SUM== rry of Findings Criteria Met Not Met t The Presence of a Substantial Number of Deteriorated x or Deteriorating Structures;and Deterioration of Site a Age or Obsolescence x 3 Predominance of Defective or Inadequate Street x Layout 4 Faulty Lot Layout in Relation to Size,Adequacy, x Accessibility or Usefulness; Obsolete Platting Insanitary or Unsafe Conditions x 6 Diversity of Ownership x Tax or Special Assessment Delinquency x 8 Defective or unusual condition of title x 9 Results in Economic Underdevelopment of the Area x Xo Substantially Impairs or Arrests the Sound Growth of x a Municivality Analysis: Open Land Conditions: In addition to the eligibility conditions identified above, the geographic area under review is also required to satisfy the "open land" conditions. Idaho Code Section 50-2903(8)(c) states: "ralny area which is predominately 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(g) 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 50-20o8(d)shall apply to open areas. Idaho Code Section 50-2oo8 primarily addresses the urban renewal plan approval process and Idaho Code Section 50-2oo8(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 161Page Item 5. F 91 determine that a shortage of housing of sound standards and design which is decent, safe and sanitary exists in the municipality; that the need for housing accommodations has been or will be increased as a result of the clearance of slums in other areas; that the conditions of blight in the area and the shortage of decent, safe and sanitary housing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of the area for residential uses is an integral part of and essential to the program of the municipality,or(a)if it is tobe 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 50-2oi8(g). 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(g) and 50- 2903(8)(b) apply. Alternatively, the area under consideration qualifies if any of the conditions listed only in Idaho Code Section 50-2oo8(d)(02)apply.The parcel size,the lack of water and sewerfacilities in the StudyArea;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 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. 171Page Item 5. F 92 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 exemption3.As of the date of this Eligibility Study, several parcels, particularly located in the eastern portion of the Study Area, maintain assessed values consistent with other agricultural lands and appear, from a visual inspection, to be active agricultural operations. 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 Linder Study Area is eligible for the establishment of an urban renewal district. 10% Anal si5: 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 J revenue allocation districts to ro% of the current assessed valuation of all taxable property within the City. According to Ada County Assessor records, the most recent 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 $11,978,500. This value then must be added to the Ease Assessed Values of the Downtown District,the Ten Mile District and the Union District to test for the io%limitation. The analysis for these purposes in presented in Table 2,below. The combined base assessment roll values are well below the statutory limit. 'With House Sill 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. 181 Page Item 5. F 93 Table 2 5tatuto ry 1o%Hmiitation Anal sis Area. Taxable Value Percentage Total City $10, 5 83 ,80 100% Downtown URD Base Value $146,334,050 1. 196 Ten Mile URD $ 39,539,1K 0. 8% Union URD $2J44,36o 0.02% Proposed Linder GIRD $11, 8,500 0.12% Total UR Base Assessed Value Percents a $199,996,o35 1. % 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 Remairilmg Urban Renewal Capacity • Maximum 10%Limitation $1,323,052,830 10% • Downtown URD $146,334,779 1.41% ■ Ten Mile URDD $ 39,539,125 0.38% • Union URD _ $2,1",36o 0.02% ■ Proposed Linder URD I $11,996,035 0.12% Available AV within limitation $112 ,02 0 5 8.07% 191Pahe Item 5. F 94 Exhibit C The Urban Renewal Agency of the City of Meridian, Idaho, also known as the Meridian Development Corporation, Resolution No. 21-024,dated May 26,2021,Accepting the The Linder Urban Renewal District Eligibility Report, dated May 2021 (5 pages attached) RESOLUTION NO. 2676- EXHIBIT C Item 5. F 95 MERIDIAN DEVELOPMENT CORPORATION i HE URBAN RENEWAL AGENCY OF THE CITY OF MERIDIAN RESOLUTION NO.21-024 BY THE BOARD OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY OF MERIDIAN, IDAHO,AWA THE MERIDIAN DEVELOPMENT CORPORATION: A RESOLUTION OF THE BOARD OF COMMISSIONERS OF THE URBAN RENEWAL. AGENCY OF MERIDIAN, IDAHO, ALSO KNOWN AS THE MERIDIAN DEVELOPMENT CORPORATION, ACCEPTING THAT CERTAIN REPORT ON ELIGIBILITY FOR CERTAIN PROPERTY REFERRED TO AS THE LINDER DISTRICT AREA AS AN URBAN RENEWAL AREA AND REVENUE ALLOCATION AREA AND JUSTIFICATION FOR DESIGNATING THE AREA AS APPROPRIATE FOR AN URBAN RENEWAL PROJECT; AUTHORIZING AND DIRECTING THE CHAIR, VICE-CHAIR OR ADMINISTRATOR TO TRANSMIT THE REPORT AND THIS RESOLUTION TO THE ADA COUNTY BOARD OF COUNTY COMMISSIONERS AND THE CITY COUNCIL OF THE CITY OF MERIDIAN REQUESTING THEIR CONSIDERATION FOR DESIGNATION OF AN URBAN RENEWAL AREA AND SEEKING FURTHER DIRECTION FROM THE COMMISSION AND COUNCIL; AND PROVIDING AN EFFECTIVE DATE. THIS RESOLUTION, made on the date hereinafter set forth by the Urban renewal Agency of Meridian, Idaho, also known as the Meridian Development Corporation, an independent public body, corporate and politic, authorized render the authority of the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code,as amended (the `Law') and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended (the 'Act'), a duly created and functioning urban renewal agency for Mendlan, Idaho, hereinafter referred to as the`MOC'; WHEREAS, on July 24, 2001, the City Council (the 'City Council") of the City of Meridian, Idaho (the 'City"), adopted Resolution No. 01-367 establishing MDC pursuant to the Law; WHEREAS, on October 8, 2002, the City Council, after notice duly published, conducted a public hearing on the Meridian Revitalization Plan Urban Renewal Project, which is also referred to as the Downtown District(the-Downtown District Plan'); RESOL UTION NO. 21-024- 1 Item 5. F 96 WHEREAS, following said public hearing, the City Council adopted its Ordinance No. 02-987 on December 3, 2002, approving the Downtown District Plan, making certain findings and establishing the Downtown District revenue allocation area (the `Downtown District Project Area"); WHEREAS, the City Council, after notice duly published, conducted a public hearing on the Ten Mile Road Urban Renewal Plan (the -Ten Mile Plan"). The public hearing was continued to June 21. 2016, for further testimony; WHEREAS, following said public hearings, the City Council adopted its Ordinance No. 16-1695 on June 21, 2016, approving the Ten Mile Plan; making certain findings and establishing the Ten Mile revenue allocation! area (the "Ten Mile Project Area"), WHEREAS, the City Council, after notice duly published, conducted a public hearing on the First Amendment to the Meridian Revitalization Plan Urban Renewal Project("First Amendment to the Downtown District Plan"); WHEREAS,following said public hearing, the City Council adopted its Ordinance No. 20-1881 on June 9, 2020, approving the First Amendment to the Downtown District Plan deannexing certain parcels and making certain findings (collectively, the Downtown District Plan, and amendments thereto, are referred to as the "Existing Downtown District Plan," and the Downtown District Project Area, and amendments thereto, are referred to as the"Existing Downtown District Project Area"); WHEREAS, the City Council, after notice duly published, conducted a public hearing on the Urban Renewal Plan for the Union District Urban Renewal Project (the 'Unison District Plan"); WHEREAS, following said public hearing, the City Council adopted its Ordinance No. 20-1882 on June 9, 2020, approving the Union District flan, making certain findings and establishing the Union District revenue allocation area (the 'Union District Project Area"); WHEREAS, the Existing Downtown District Plan, the Ten Mile Plan, and the Union District Plan and their project areas are collectively referred to as the "Existing Project Areas;" WHEREAS, it has become apparent that additional property, a portion of which is located within the City, and a portion of which is located within the City's area of operation within unincorporated Ada County, may be deteriorating or deteriorated and should be examined as to whether such an area is eligible for an urban renewal project; WHEREAS, in 2021, Kushlan I Associates commenced an eligibility study and preparation of an eligibility report for an area including properties and roadway, referred to as the Linder District Study Area, which is an area bounded by Ten Mile Road on the RESOLUTION NO.21-024 -2 Item 5. F 97 west, Interstate 84 on the north, Overland Road on the south and what would be an unimproved section of Linder Road on the east(the"Study Area"); WHEREAS, MDC has obtained the Linder Urban Renewal District (Proposed) Eligibility Report, dated May 2021 (the "Report"), a copy of which is attached hereto as Exhibit A. which examined the Study Area, which area also included real property located within unincorporated Ada County, for the purpose of determining whether such area was a deteriorating area and/or a deteriorated area as defined by Idaho Code Sections 50-2018(8), (9) and 50-2903(8); WHEREAS, pursuant to Idaho Code Sections 50-2018(8), (9) and 50-2903(8), which lists the definition of deteriorating area and deteriorated area, many of the conditions necessary to by present in such an area are found in the Study Area; WHEREAS, the effects of the listed conditions cited in the Report result in economic underdevelopment of the areas, substantially impairs or arrests the sound growth of a municipality, constitutes an economic or social liability, and is a menace to the public health, safety, morals, or welfare in its present condition or use; WHEREAS, the Report includes a preliminary analysis concluding the base assessment roll value for the Study Area along with the base assessment rolls for the Existing Project Areas do not exceed 10% of the current assessed valuation of all taxable property within the City; WHEREAS, under the Act, a deteriorated area includes any area •-which is predominantly open and which, because of obsolete plaiting, diversity of ownership, deterioration of structures or improvements, or otherwise, results in economic underdevelopment of the area or substantially impairs or arrests the sound gro�,th of a municipality, See Idaho Code§50-2903(8)(c); WHEREAS, Idaho Code Sections 50-2018(9), 50-2903(8) and 50-2008(d) list additional condifions applicable to open land areas, including open land areas to be acquired by MDC; WHEREAS, the Report addresses the necessary findings concerning the eligibility of open land within the Study Area as defined in Idaho Code Sections 50- 2018(9),50-2903(8)(c), and 50-2008(d); WHEREAS, under the Law and Act, Idaho Code Sections 50-2903(8)(f) and 50- 2018(8) and (9), the definition of a deteriorating area shall not apply to any agricultural operation as defined in Section 22-4502(2), Idaho Code, absent the consent of the owner of the agricultural operation except for an agricultural operation that has not been used for three(3)consecutive years; WHEREAS,the Study Area includes parcels subject to such consent.While the RESOLUTION NO. 21-024 3 Item 5. F 98 necessary consents have not boen Obtained, any and all consents shall be obtained prior to City Council consideration of any urban renewal plan; WHEREAS, Idaho Code Section 50-2018(18) provides that an urban renewal agency cannot exercise jurisdiction over any area outside the city limits without the approval of the other city or county declaring the need for an urban renewal plan for the proposed area; WHEREAS, a portion of the Study Area includes certain real property located within unincorporated Ada County; WHEREAS, the Ada County Board of County Commissioners will be asked to adopt a resolution finding the need for an urban renewal project for the proposed Study Area; WHEREAS, pursuant to Idaho Code Section 50-2003, an urban renewal project may not be planned or initiated unless the local governing body has, by resolution, datermined such area to be a deteriorated area or deteriorating area, or combination thereof, and designated such area as appropriate for an urban renewal project, WHEREAS, Idaho Code Section 50-2908, also requires that in order to adopt an urban renewal plan containing a revenue allocation financing provision, the local governing body must make a finding or determination that the area included in such plan is a deteriorated area or deteriorating area; WHEREAS, the MDC Board finds it in the best public interest to accept the Report. NOW, THEREFORE, BE IT RESOLVED BY THE MEMBERS OF THE I30ARD OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY OF MERIDIAN, IDAHO. AS FOLLOWS: Section 1 That the above statements are true and correct. Section 2. That the MDC Board acknowledges acceptance and receipt of the Report. Section 3. That there are one or more areas within the City and within unincorporated Ada County that are a deteriorating area or a deteriorated area as defined by Idaho Code Sections 50-2018(8), (9) and 50-2903(8), and as more fully set forth in the Report, attached hereto as Exhibit A. Section 4. That one such area is an area approximately 174 acres (excluding rights-of-way) in size and is more commonly referred to as the Linder District Study Area,and as more fully described in the Report, RESOLUTION NO 21-024 -4 Item 5. F 99 Section 5. That the rehabilitation, conservation, and redevelopment, or a combination there#, of such area is necessary in the interest of the public. health, safety,and welfareof the residents of the City. Section 6. That the Chair or Vice-Chair of the MDC Board of Commissioners, or the Administratr, are hereby authorized to transmit the Report to the City Council requesting that theCity Council a- Determine whether the Study Area identified in the Report qualifies as an urban reneval project and there is justification for designating the area, as appropriate, for as urban renewal project; provided, however, MDC requests the City Council not take such action until the Ada County Board of County Commissioners has adopted a resolutim declaring the need for an urban renewal project for the Study Area,- b. If such designation is made, whether MDC should proceed with the preparation of an 6an renewal plan for the area, which plan may include a revenue allocation provisioeas allowed by law-,, C. Coordinate with MDC to obtain the required agricultural operation consents from the property owners. Section 7. That the Chairman of the MDC Board or Administrator is hereby authorized to transnit the Report to Ada County Board of County Commissioners for its consideration purssant to Idaho Code Section 50-2098(18)- Section B. That this Resolut"son shall be in full force and effect immediately upon its adoption aid approval. PASSED AID ADOPTED by the Urban Renewal Agency of the City of Meridian, Idaho,also knownas the Meridian Development Corporation,on May 26,2021_ Signed by the Chair of the Board of Commissioners and attested by the Secretary to the Board of Cornmissioners,on May 26.2021. APPROVED: , . By C air of the Board ATTEST By ?� �Secreta RESOLUTION NO.21-024-5 Item 5. F 00 Exhibit D Map Showing Eligible Parcels that Will Not Be Included Within the Boundaries of any Future Urban Renewal Project Area (I page attached) RESOLUTION NO. 2676-EXHIBIT D Item 5. F 01 _ Brown Trod - • ch.GISNG ; •� I ®Anti 46M"d Ihan vopMd pJlarry _ _ ——Excursfan '�` r -.F EhMI- �-MrMj uko 3 t Trout P% P�Qhc _ _ q.� .Honker M✓_Uly twos LAII-2i.. 4 Road arm VerkClt! _�— •. ■ Salmon r ��■s++lw'wwf�F�00 0,ie0r00 0 0r11rRrar►oaa00ae6■s a � f k • � �� r y r ff 1 — ■ Rukh Farm QVefIQnCI — . -Flowers=- .�_//.f� i■ V' f }} ��p�////�j / Garden _. -Amerkcan Fork d Choy °'86?F4ti- Woodirg Cp,W�,_ Henr'ya4M1 GY' Linder District F-t 0 per,n+.ns.m.,ao•,.rr,.c.rr...�.wi.�••e.�nr<r..�..in.cn�1 o•ry env•m•e w••r..�.i��•,x..ney.rmeN.ri a•eeiryMi.rer:el vey at n.de+o e.�ee4 mf m.✓�rU MOa�.nve�in ie•we wawomn cwn.a.we on�n�o. Item 5. F 02 Exhibit E Consent farms [12 pages attached] RESOLUTION NO. 2676-EXHIBIT E AGRICULTURAL OPERATION CONSENT FORM COMES NOW Soo W. Lee,an Individual, and states that individual, owns that certain property generally described as Parcel Identification Number S 1214346705 in the real property records of Ada County, Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference(the"Property"), and hereby certifies: (1) that the Property has been used,within the last three(3)years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B, and has had an opportunity to review the urban renewal eligibility report,dated April 2021,entitled Ten Mile—Linder Urban Renewal District Eligibility Report, prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further, Soo W. Lee, an Individual,hereby provides consent and approval that the subject Property may be included within a proposed Cuban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended,and the Local Economic Development Act,Chapter 29,Title 50,Idaho Code, as amended,as the property possesses certain characteristics of eligibility. DATED this I day of , 2021. So . Lee An Individual STATE OF IDAHO ) } ss: County of Ada ) On this IOth day of August 2021, before me, a Notary Public for the state of Idaho, personally appeared Soo W. Lee,known or identified to me to be the person who executed this instrument. •■.•44• 0�?'$O`1'A�y',�, !a T Public ! �D'COMMISSION', My Commission Expires on o�a1- ■ 020182077 � • ••; ] of i�:. Item 5. F 04 EKWIT A PARCEL NUMBER S1214346705 ADDRESS West Overland load,Meridian, Idaho DESCRIPTION PAR#6745 N'LY&F'LY POR SE4SW4 S OF INTERSTATE SEC 14 3N 1 W PARCEL 2 RIS 4364 EXC R/W #346072 B SURVEY RECORD yruerm A4 MF SCurNGsi�l.w f+rt sauT+n.rsr r/.er SMMm d4 - rar+rsrm s d'f/R r+NGF r trtsF,KUSE iANUr+ Aw wvvn,ra++ra f-rJ w if la r°�' PIS15 OF yZwfAZ5: i n�iv.a4� •a.rr r w,�m'F" Y -,_ . RtlS 25W S I � ■ ro..n ara w.na,.en ■ mw W na'.w NV. t/1/�d ,k sW S Of i 51Y i/i s P 5URVCYGR'5 CERTIFICATE I j ! �.�f;a„ram°^��•2�'�.e.�n'° w q t iacicwti. S I "� f�l 4r+u+ 10 1 I 5K 1/a SW 1/4 I` +Sc er[qpd-Survepng Y n�sy >�gn[ iGf Sa Il�tinpfnn Art IS fa b+r�W�ral;, Yf pl f vrrrl.�ROAo1�"-t ■ 11 Far 36'J-i lO7 wr.ar r l 21 "r�R'W J!.-rp,tH»pyep .q Ma rb!/ Item 5. F 05 AGRICULTURAL OPERATION CONSENT FORM COMES NOW Michael S.Adler,president of Adler Industrial, LLC,and states that Adler Industrial,LLC serves as Manager for Adler AB Owner 1, LLC, a Delaware Limited Liability Company,which owns that certain property generally described as Parcel identification Number S 1214438600 in the real property records of Ada County, Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference(the"Property"), and hereby certifies: (1) that the Property has been used,within the last three(3)years, as an agricultural operation, and (2) that the undersigned has reviewed the materials provided in Exhibit B,and has had an opportunity to review the urban renewal eligibility report, dated May 2021, entitled Ten Mile--Linder Urban Renewal District Eligibility Report,prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further, Michael S. Adler,President of Adler Industrial,LLC, Manager for Adler AB Owner 1,LLC hereby provides consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965,Chapter 20, Title 50, Idaho Code, as amended., and the Local Economic Development Act, Chapter 29,Title 50, Idaho Code, as amended,as the property possesses certain characteristics of eligibility. DATED this day of -J,2021. Adler AB Owner 1, LLC A Delaware Limited Liability Company By:Adler Industrial, LLC Its; Manager Michael S. Adler President STATE OF IDAHO } ss: County of Ada } This record was acknowledged before me on v1u A AO 7tu-aE (date)by Michael S. Adler(Signer),known or identified to me to be the President of Adler Industrial,LLC (Constituent Entity), the Manager of Adler AB Owner I, LLC(Maker),who subscribed said Maker Entity's name to the foregoing instrument, and acknowledged to me that he executed the within instrument on behalf of said Constituent Entity, and that such Constituent Entity executed the same in the name of said Maker Entity. (stamp} Notary Public ••'� ••'Na io��•F +,r My Commission Expires on Q4- a$ o jj •cP ytDTA 4y`�t� . "*%PU$ f Item 5. F 07 EXHIBIT A PARCEL NUMBER S1214438600 ADDRESS 2090 West Overland Road, Muidian, Idaho DESCRIPTION PAR#8600 OF SW4SE4 SEC 14 3N 1 W #438423-B AGRICULTURAL OPERATION CONSENT FORM COMES NOW Michael S.Adler, President of Adler Industrial, LLC,and states that Adler Industrial, LLC serves as Manager for Adler AB Owner I,LLC,a Delaware Limited Liability Company, which owns that certain property generally described as Parcel Identification Number S 1214438420 in the real property records of Ada County, Idaho,and more particularly described on Exhibit A attached hereto and incorporated herein by reference(the"Property"), and hereby certifies: (1) that the Property has been used,within the last three (3)years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B, and has had an opportunity to review the urban renewal eligibility report,dated May 2021,entitled Ten Mile—Linder Urban Renewal District Eligibility Report,prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further, Michael S. Adler, President of Adler Industrial,LLC,Manager for Adler AS Owner 1, LLC hereby provides consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended,and the Local Economic Development Act, Chapter 29,Title 50, Idaho Code,as amended, as the property possesses certain characteristics of eligibility. DATED this day of ,2021. Adler AB Owner I,LLC A Delaware Limited Liability Company By:Adler Industrial, LLC Its:Manager Michael S.Adler President CALIFORNIA ALL PURPOSE ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of Los Angeles) On August 23, 2021 before me, Andrea Myers, Notary Public (insert name and title of the officer) personally appeared Michael S. Adler, who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. � ANDRFA Y11 RS commitaian No. 2224933 N0ZNW PUk4ca QWFQR A n LOS MOWLf8 COMM My Conxn.,F.�plraa JN+iuWY 7,� Signature (Seal) Item 5. F 10 EXHIBIT A PARCEL NUMBER S1214438420 ADDRESS 2390 West❑verlaiid Dead,Meridian, Idaho DESCRIPTION PAR#4200 @ W SIDE SW4SE4 SEC 14 3N 1 W R/S 47'46 #8416-B - �— awr as:.w. - 4d.wi A.�■r f J♦ q•- A.� i.ir-ri.•6 p.lw • � � _ X -,>r•r 1*n.m+Iw 9.5[5 LT i=aah+ F � '��I��#Yrcr a. •Yr+.•ar c m r ��-+w.v..��u� 1 �• i -- J-r w.ar•'ii w.Y -.a;E. '-- � +w-i-w•vn�y. r J i+�lp I-W 1 ,� t5G"cPA +��.. �w a a •.ra.rp li • .vw�err ao..•a Af�{A:1+�5 tl r nden V� t ram'S.W�rCi y�.yK i V w� z�-a•r.s ay. a =AFb�l]*P�iV PUN"� .ra+i• I.lay.r[ae Bey I 1�,z• �1 YV al -_�•��•s�{¢uxs n lwK.•tf�Henn• mIFCA�[pr s-xsEfpa I`1 nyw Ifs 1 I .o:�:.:�+.'[:a us[ icuur. norx wlle[R m•Ir-E 7 r.ra..z VANCE Jr.AND SAMARA A JAM UK �q v nl•p'rY C NI=M ylrvr.• •m .n.•nKv.•j.fF uv'a•v.�•ir as.a»aax sz>.x�r aer.-..i icw Rv+tRP�.NIKSCM R-L T. AGRICULTURAL OPERATION CONSENT FORM COMES NOW Paul R. Blomberg, Trustee of the Paul R. Blomberg Revocable Trust 9-3- 2002 and states that the Paul R. Blomberg Revocable Trust 9-3-2003 owns that certain property generally described as Parcel Identification Number S1214449021 in the real property records of Ada County, Idaho,and more particularly described on Exhibit A attached hereto and incorporated herein by reference(the"Property"), and hereby certifies: (1) that the Property has been used,within the last three (3)years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B,and has had an opportunity to review the urban renewal eligibility report,dated May 2021, entitled Ten Mile—Linder Urban Renewal District Eligibility Report, prepared by Kushlan I Associates and as attached hereto as Exhibit C. Further,Paul R. Blomberg,Trustee of the Paul R. Blomberg Revocable Trust 9-3-2002, hereby provides consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965, Chapter 20,Title 50, Idaho Code, as amended, and the Local Economic Development Act, Chapter 29,Title 50, Idaho Codc, as amended,as the property possesses certain characteristics of eligibility. DATED this day of f�+� � � ,2021. Paul R. Blomberg Trustee STATE OF TDA14O ) }ss: County of Ada ) On this 3EFday of 2021,before me, a Notary Public for the state of Tdaho,personally appeare P ul R.Blomberg,known or identified to me to be the Manager of the Paul R. Blomberg Revocable Trust 9-3-2002, who executed this instrument in his capacity as Trustee. �66466 +_•�' IV pTq airy ublic • �' : y [ orrunission Expires on � L'UM�lB�lUN OF ��0�6666 Item 5. F 12 EXHIBIT A PARCEL NUMBER S1214449021 ADDRESS 1940 West Qvcrland Road, Meridian, Idaho DESCRIPTION PAR#9021 OF SE4SE4 SEC 143N 1W RIS 2412 EXC R.1W #449020-B SURVEY RECORD RECORD OF SURVEY No. 2-/Z �GCNO rary.rr r B Icu■w.w sw n'.ayw. I 1 l � 1 Y. [� ` vdaNnncAtc or suwvsvaw i knr,m-raey.r'ry v,n .Irp�vrr I n venal ear�Abm—0—W Rel55 IT.w■p My •Y- Vbi Gr•?r.N.el.>1 td a7��.R SYY s+wya II ti f STATE Oi IDAH10, CCUmrf OF A ^. 55 I ! n M`Y.YERT W 3g1 R�3O - 1 I nmeiL�'./A�3 I ' -Y.K HRYIdFG fe:aY�lN � _ I IIE HG UIOE%up,]IL•h Z-7-b-O�CC [NM a i.Ww{ an f 1uftvSy Tall ...... VA(a AOT= +arcs AxdvEwrC .aIIAG M 1C 4'N tl Tw Y+n it Ibte�f as.■.N rN. HCLLM 1..T.iL.N.Ik,9y. • .ry Nc .ti .Np�1� 1�Yi11 AGRICULTURAL OPERATION CONSENT FORM COMES NOW Jon Brennan,Manager of5B1031 LLC, an Idaho Limited Liability Company, and states that 5B1031 LLC owns that certain property generally described as Parcel Identification Number S1214346905 in the real property records of Ada County,Idaho, and more particularly described on Exhibit A attached hereto and incorporated herein by reference (the"Property"), and hereby certifies: (1) that the Property has NOT been used, within the last three (3) years, as an agricultural operation; and (2) that the undersigned has reviewed the materials provided in Exhibit B, and has had an opportunity to review the urban renewal eligibility report, dated May 2021, entitled Ten Milc—Linder Urban Renewai District Eligibility Report,prepared by ICushlan I Associates and as attached hereto as Exhibit C. Further,Jon Brennan, Manager of 5131031 LLC, hereby provides consent and approval that the subject Property may be included within a proposed urban renewal area and may be deemed appropriate for inclusion within an urban renewal project area as defined by the Idaho Urban Renewal Law of 1965,Chapter 20,Title 50, Idaho Code, as amended, and the Local Economic Development Act, Chapter 29, 'Title 50, Idaho Code, as amended,as the property possesses certain characteristics of eligibility. DATED this 20th day of August ,2021t, J i rennan anager STATE OF IDAHO ] ] ss: County ofA& C 6'<- } This record was acknowledged before me on AbGfrrslr , a00 f (date) by don Brennan on behalf of 5B 1031 LLC in his capacity as its Manager. stamp) �.�.• . TINA AA PAD'50473 Notary Public-St Notary Public Commission kurn �� - ! MY Commission Expir My Commission Expires on Loa -Oc{fa Item 5. F 14 EXHIBIT A PARCEL NUMBER S1214346905 ADDRESS 2960 West Dutch Farm Road, Meridian,Idaho DESCRIPTION PAR#6905 a@ SW CCR SE4SW4 SEC 14 3N 1 W PARCEL 1 R/S 4360 EXC R/W #346610-B SURVEY RECORD �SnBnxv sem�rra.r net scvn.usr rJ.ur nea TarRrewtal Ip Or s[clwvr,s rnr,rna+w 7 r•Mne,■ Mo r•rsr aexs['fer+vgr.r+ a.cw,r+rr, ova +3•v .ere++". .BASS OF IS I■ si»� �lv M1rr/+ear�ny� I..t..n ury e. �+k"�awe _ M.rr w s rn��c' ' " w ROS 2510 y I 3 . rta,c arer oa.rx•e� • rwur��. � � a w NW 1/4 SIN!1/4 3 _r++f a i Y� ale f., � s wmwa."mw" •�ndl'.n v sw +•�`'� •exve,�c nee ur rwx�tf r Fiche L=,- urveyfng 2 111 K Land SWWAW «w. 7$Sa £ A— im—fib] �s � Item 5. F 15 Attachment 8 Ada County Board of County Commissioners Ordinance No. (Intergovernmental Agreement and Transfer of Powers Ordinance) [To Be Inserted Upon Adoption] Item 5. F 16 Attachment 9 City Council Resolution No. (Intergovernmental Agreement) [To Be Inserted Upon Adoption] 4840-9372-3624,v.7 Item 5. 317 'Y�-A ffu Ta n M � n r(c h a n g (052� 5 p (B;�)c I(PT c A ra no PIN n FrosparRy OT maild'An, Ednhu adopted �une 2807 E IDIAN. Item 5. F 18 Item 5. ACKNOWLEDGEMENTS F319] Meridian Mayor,Council,and Commission Terry Sackman,Executive Director,Meridian Chamber of Commerce Tammy de Weerd,Mayor,City of Meridian Cheryl Brown,Economic Development Coordinator,City of Meridian (Charrette Phase) Joe Borton,City Council,City of Meridian John Overton,Lieutenant,Meridian Police Department Charles Rountree,City Council,City of Meridian Joe Silva,Deputy Chief Fire Prevention,Meridian Fire Department Shaun Wardle,City Council,City of Meridian, (Charrette Phase) Bruce Freckleton,Development Services Manager,Meridian Public Works Keith Bird,City Council,City of Meridian Bob Adams,Track Manager,Idaho Northern and Pacific Railway Dave Zaremba,Chairman,City Council The Public and Area Stakeholders Michael Rohm,Chairman,City of Meridian Planning and Zoning Commission Brad Janicek Keith Borup,City of Meridian Planning and Zoning Commission Jim Jewett David Moe,City of Meridian Planning and Zoning Commission Peter Oliver Wendy Newton-Huckabay,City of Meridian Planning and Zoning Commission Ryne Stoker Steve Siddoway,City of Meridian Planning and Zoning Commission Mirazim Shakoori Local Representatives and Participating Departments and Agencies Jim Zeiter Jana Kemp,Representative,Idaho State Legislature, (Charrette Phase) Shane Jimenez Shirley McKague, Representative,Idaho State Legislature David Turnbull Gerry Sweet,Senator,Idaho State Legislature, (Charrette Phase) Ron VanAuker Pete Friedman,Planner III,Ada County Development Services, (Charrette Phase) Larry VanHees Leslie Toombs,Planner ll,Ada County Development Services Eric Davis John Cunningham,Principal Planner,Transit,COMPASS Meridian Residents David Bivens,Commissioner,Ada County Highway District Area Property Owners Craig Herndon,Studies Coordinator,Ada County Highway District Planning Team Don Kostelec,Planning Supervisor,Ada County Highway District City Staff Chris Danley,Comprehensive Planner,Ada County Highway District Anna Canning,Director,Planning Department,City of Meridian Bruce Harral,Project Manager,Connecting Idaho Matt Ellsworth,Associate City Planner,Planning Department,City of Meridian Lance Giles,Stakeholder Coordinator,Connecting Idaho Steve Siddoway,Comprehensive Planning Manager,City of Meridian, (Charrette Phase) Steve Alters,Segment Manager,Connecting Idaho Pete Friedman,Comprehensive Planning Manager,City of Meridian Sue Sullivan,District 3 Representative,Idaho Transportation Department Consultants Daris Bruce,District 4 Representative,Idaho Transportation Department Mark Sawyer,Project Manager,HDR Eric Shannon,District 4 Representative,Idaho Transportation Department Miguel Gaddi,Planner,HDR Nestor Fernandez,District 4 Representative,Idaho Transportation Department Don Galligan, Planner,HDR Kelli Fairless,Executive Director,Valley Regional Transit Oliver Kuehne,Urban Designer,HDR Vance Henry,Ten Mile Interchange Design Project Manager,HW Lochner Maria Martinez,Landscape Architect,HDR Katie Powell,HW Lochner Audra Manion,Planner,HDR Rosemary Curtin,RBCI,Ten Mile Interchange Area Plan Public Involvement Diane Kushlan,Principal,Planning and Management Services Shelly Houston,Community Communications Coordinator,City of Meridian Beau Webber,Logistical Marketing Lori Jones,Meridian Chamber of Commerce Knight Martorell,Architect Chris Klein,President,Meridian Chamber of Commerce CVEFJDIAN*--- �� IDAHO a 1 Item 5. ACKNOWLEDGEMENTS F320] IDIAN:--- Item 5. MAYOR'S MESSAGE F321] Deal-Residents,Property Owners,Developers,City Leaders,and Public Service Agencies: The Ten Mile area holds promise as a highly visible, easily accessible area that can f offer significant future employment and enhance our diversity in housing. The City of Meridian initiated the Ten Mile Specific Area Plan to ensure that land use and transportation planning were 'integrated. By sharing our respective vision and + resources,we have an opportunity to make this area well defined and unique. This plan challenges agencies, property owners and developers to work together fa partnerships and to think non-trad6onall We will ste u to find new �� : i n i rrnirig P P Y' step up LJ C i 7 N l =' ways to work collaboratively with a "can do" attitude keeping our eyes on the big picture and vision to implement a plan with a mix of uses and densities, as well as `� 1 M�_ �� - quality of design. t ^!' `^4 The CAty is committed to find new ways to partner with private and public sector �' t agencies to build an integrated and sustainable Ten We Area that will create ; opportunities for people to be innovative in establishing new businesses that offer upscale regional and other unique shopping and entertainment venues. j a Our City staff is cornrnitted to exceeding the standard for working relationships. We look forward to achieving our goal of being the best place in the Treasure - — VaHey to live,work and raise a family. _ Thank you to everyone who has been involved in creating this vision and who will -—— -be involved m making it a reality. With the adoption of this plan,Meridian is wily "Budt for Business—De4wd for Livzrgl" - Sincerely, Tammy e W d Mayor, City of Meridian CVEF,IDIAN*--- �� IDAHO a 111 Item 5. MAYOR'S MESSAGE F322] C%VfEN?IAN:--- i Item 5. F323] TABLE OF CONTENTS TABLE OF CONTENTS Acknowledgements i Mayor's Message iii Background vii Guide to the Plan ix Section 1: Executive Summary 1-1 Section 2: Outcomes 2-1 Section 3: The Plan The Land Use Element: Sustainability and Opportunity 3-1 The Transportation Element: An Interconnected Street Network 3-17 The Design Element: The Look and Feel 3-31 Section 4: The Public Planning Process 4-1 Section 5: The Physical and Financial Context 5-1 Section 6: Action Plan 6-1 Glossary 7-1 fal Item 5. F324] TABLE OF CONTENTS IDIAN:--- vi Item 5. BACKGROUND F325] BACKGROUND The Reason to Plan ....... i AREAS of CITY IMPACT, The Background provides a summary of the history of Beyond any of the particular reasons that planning URBAN SERVICE PLANNING AREAS. for the Ten Mile Interchange Area was initiated, a ° AND REFERRALAREAS the project and the general reasons for undertaking g a specific area plan, placing the project in regional specific area plan makes sense. Good planning Ada county.Nano ` and national context. involves citizens in determining the proper land uses, r economy, transportation services and infrastructure _ Pro ect Initiation for an area. The planning process enhances the - community's character and quality of life by Y The City of Meridian initiated this plan as a means of setting a course for the future of the Ten Mile considering the interaction between land use and transportation and their cumulative effect on the Interchange Area. Located immediately adjacent built and natural environments. `! to 1-84, the only Interstate highway traversing the region, with plans being developed by the Idaho Cityd Regional Context Transportation Departmentfora newinterchange at an gona onex Ten Mile Road and 1-84,with lands being developed The City of Meridian sits in the middle of the Treasure in a variety of ways, and with proposals for a wide Valley. Lying squarely between Nampa and Boise array of projects, it was clear that it was time to and bordering 1-84, providing interstate access reassess the future of the Ten Mile Interchange for Eagle and Kuna residents, Meridian has been Area. Was what was contemplated by the City's growing rapidly for the last decade,and that growth 2 shows no sign of stopping for the next several r__ Comprehensive Plan right for the area? Were there g pp g � . '- decades.Growth projections for the Treasure Valle untapped markets and opportunities? How would p 1 y MERIDIAN this area fit with the community's vision of being over the next twenty years may vary widely, from a r;�. the best place in the Treasure Valley to live, work total population of less than 750,000 to more than - �j and raise a family? Are there important parts of 1.5 million, but whatever the growth, Meridian is the area to preserve? How do we avoid creating positioned to absorb a significant share of it. , r 2 .• ,.` " :-;, __-" .- --`-- the transportation system problems we see at so ►ate •� -w=... many other interchanges in the valley? Would Ten The Dilemma: The "Do Nothing" Mile Road become another Eagle Road? Should Scenario or Status Quo we approve the annexation and development --- proposals from the private sector? How do we The City of Meridian has made every effort to plan properly evaluate development proposals for the for the future, but has been frustrated with some of area? How do we make the development approval the quality of new development and the influences process more predictable? of unfettered markets. The City and its residents are -- concerned about the various types and scales of f!I j jl=I With so many questions,the Mayor and City Council development proposed in recent months in the Ten determined that a closer look was needed. It was Mile Interchange Area and the limited innovation time to assess the situation, work in cooperation the market has shown in developing integrated - � with the Idaho Transportation Department, Ada communities, providing for complete transportation - -- County Highway District and private property systems,and stepping away from dated commercial owners to determine what the future of the Ten Mile site plans and residential subdivision designs. Interchange Area should be and how, through well The Comprehensive Plan: The Sum ■ Industrial lands are located well off the major considered planning,the community could preserve The City knows that this is one the last remaining transportation corridors and many have been the performance of our transportation system and large, contiguous areas of highly visible, easily Total absorbed into various forms of retail development f M develop a future that represented the community's accessible, and developable land within the City The City's Comprehensive Plan currently provides due to their location and the cost of land in these goals and expectations. oeridian's Area of Impact. While the City is not very limited land for a variety of what may be areas. required to refine the plan for this area, it decided important markets for Meridian's future.Some of the . The City has no land designated to accommodate to look at the area to see if there might be an option issues identified in the City's Comprehensive Plan higher density office or that meets the demand available other than doing nothing. that are addressed by this study include: for employee accessibility while offering high visibility. ■ A large block of land for the newest trends in mixed use commercial development that meets the siting criteria of high end retailers is currently CVEF,IDIAN*---- lal Vll Item 5. F326] BACKGROUND unavailable and the plan fails to offer a land use create new opportunities. As we learned in the designation that easily accommodates such a market analysis, the market will support nearly any use. form of commercial or residential development ■ Generally, the plan only facilitates the in the Ten Mile Interchange Area. The City must development of lower density suburban consider carefully how to use this limited resource. development. Higher density multifamily development is not accommodated. The Location: The New Center of the Are there opportunities that are being missed? Does Treasure Valley the City's Comprehensive Plan provide for a strong Meridian is clearly the new heart of the Treasure jobs-housing balance that will ensure Meridian will Valley. As the metropolitan region has grown, be a complete community as it builds out? These most of the growth has occurred west of Boise City questions and others needed to be addressed in along the 1-84 corridor. Meridian finds itself and the planning for the Ten Mile Interchange Area. Ten Mile Interchange Area located squarely at the geographic center of the region's population. The City's Vision: Live, Work and Raise a Family The Use of a Limited Resource: A Key Like many cities around the country, Meridian is to Prosperity committed to make every effort to be a community As described above, the Ten Mile Interchange that people identify with, that people call home--to Area has a number of unique and highly desirable be a place where you can not only live but work. attributes that make the land in the area a key Meridian desires to continue to be a place where resource for the City of Meridian's future. Meridian you don't just live, but you feel confident about it has one area left within its Area of Impact with the being a great place to raise a family. access and visibility this area offers. The area is a Meridian has developed this plan because we key to Meridian's long term prosperity. Meridian is believe that the effort we place on creating places the next community in the Treasure Valley to run people want to be—places with character and out of land for future development. Hemmed in by vibrancy, and an enthusiastic business culture— Boise and Garden City to the east and northeast, will create a city where people can imagine new Eagle to the north, Nampa to the west, and Kuna possibilities and build new futures. to the south, Meridian has a limited land base with which to secure its future. How should the land in This commitment to being a great place, a place the Ten Mile Interchange Area be used to support where people can live, work, and raise a family Meridian's long term prosperity? served as a core criteria in identifying a future for the Ten Mile Interchange Area. The Interchanges: Access and Visibility There are seven interchanges in the Treasure Valley, a majority of which serve either big box retail development or a single, specific use, as with the airport.The land surrounding nearly all of the existing interchanges has been committed to development. It is difficult, then, to meet the community's changing needs by consolidating large blocks or land for redevelopment. The proposed Ten Mile Interchange is to be the only new interchange on 1-84 for at least 20 years, making the land within the Ten Mile Interchange Area a very limited resource. This proposed interchange will place new pressure on the Ten Mile Interchange Area, but it will also CVEFJDIAN*_--- lal Vlll Item 5. F327] GUIDE TO THE PLAN GUIDE TO THE PLAN This document details what is intended to be an integrated land use and transportation plan for yy f - � <:� y z �'' ,.:1 . 7,. 4s. _ jr—V,�yi '�5: 1�;p --development of the Ten Mile Interchange Area.The Ten Mile Interchange Specific Area Plan focuses on developing an area that has an identity of its own, but which links to the nearby development. The plan emphasizes the community's support for higher densities and mixed uses to create a vibrant and economically strong Meridian, as articulated through the public process. The plan also stresses the community's commitment to good site planning and design as a means of establishing a place everyone can be proud of and one that protects the interests of future businesses and residents. The transportation component specifies future r through-connections as they relate to the overall transportation network and collectorstreet network. ;;;.:-~�:�-=~�--� - � • � �'� - - - -- �.....�' f,i '•� ,1� :�_ - - -- Street design elements integrate walking, biking, transit, driving, and delivery routes. Conceptual renderings depict streetscape improvements, commercial, civic and mixed use areas as they relate to the overall use and development concept. F9 - �;I The Plan Organization The plan is divided into seven major components: "° A f Section 1: Executive Summary provides a brief description of the entire plan. It describes the place, �. �✓ - .� and the look and feel the city is trying achieve. Section 2: Outcomes explains how the public and private sectors must work together in order make the plan happen. This plan establishes a new paradigm for how the development community i and the City do business. It encourages innovation and cooperation between the City and other agencies, as well as between developers and ■ The Transportation Element serves as a ■The Design Element of the plan builds on the plan was refined to result in the plan that is land owners. foundation for ensuring the long term Meridian's best architectural and urban presented here. Section 3: The Plan is comprised of several operational performance of the area's roadways qualities to generate buildings and spaces that Section 5: Physical and Financial Context briefly and the proposed interchange by providing create an attractive, safe, and comfortable components that constitute the core of the overall an interconnecting system of secondary environment. This element will be used as a describes the place today and the market conditions plan. that will influence its future development. roadways and supporting transit service. This basis for generating specific design guidelines ■ The Land Use Element expresses the desired future element establishes the desired location of the for the Ten Mile Interchange Area or subareas. Section 6:The Action Plan summarizes Section 2 into land use pattern, which takes full advantage arterial and collector roadways, key pathway It should be used by developers in developing a matrix of actions that should be undertaken to of what might be the most important future connections, and the location of a regional location specific design guidelines as a part of move the plan forward and implement the plan's economic development area within Meridian's transit center. This section also will be used to securing their entitlements. development program. Area of Impact. This element will be used to help guide the look and feel of streets within the Section 4: The Planning Process describes how the The plan supports the City's overall vision of being guide development approvals within the Ten Ten Mile Interchange Area. plan was developed through a charrette-based the best place in the Treasure Valley to live, work Mile Interchange Area. process, how the public got involved, and how and raise a family. CqVl E IDIAN:--- ix Item 5. F328] GUIDE TO THE PLAN C%VfEN?lAN:--- fal X Item 5. EXECUTIVE SUMMARY F329] SECTION 1 - EXECUTIVE SUMMARY C%VfEN?lAN:--- �� 1-1 Item 5. EXECUTIVE SUMMARY 330 EXECUTIVE %puivir„iARY ROW The Vision ROW ROvV Row aal aal�al aalaa CIJC _I The Ten Mile Interchange Area will look, feel and ................. '' �- `I�" yY.yy+ T � function differently than atypical commercial area or residential subdivision. Many residential uses will *+ =� - - rA - G�,� �ft Ve '+�layr{Ry occupy the second and third levels of buildingsK s above retail, office and light industrial uses on the _�� NIIDR UJ,- ground floor.In some commercial areas,residential - I°R INC ' h°RY N11DR uses may occupy the lowest levels of buildings. ;.H 0 C �R Unlike many commercial and employment CIdC WDR districts, the Ten Mile Interchange Area will not '' . I.iiR MDRhg empty out at 5pm when employees leave work. ''�.y, •ny n nIHDR For many employees,home will be upstairs,around '"�..� VIC the corner, or down the street. This area allows a - rFr range of land uses—from industrial to residential ' `R" rnR to commercial—in close proximity to one another. This mix, anchored by a lifestyle center, will create L E an exciting atmosphere for residents and a unique *'•%roe F new area of Meridian. Legend Land Use Transportation The Process -Mixed UsC Commcrcial(MUC) Functional Classification The Ten Mile Interchange Specific Area Plan was OMuewcU ter(LU) {MUR) —PoleAltffis ` r 1 urwey,c c;umcr(Ll:y ■i��r Porenualnrterla Extenslon �"• - developed through a public process that involved F—]Lo Density Residential(LDR) �(.nllFrtnr IAHCP h+IIDR Nuc _t over 500 people including property owners, U Medium uemw Re sly miai(M Uk) lalla P0tEntlal CDQectDr E%tenslon developers,public and elected officials,designers, ®Iu edit lm Hl9h Dpnl ty ResidentiA(MHDR) limited Access R r nII IDr CMC u Hlgn Den sty ResldeflttA(H DR) PuterlliA Slip Rar rip J engineers, planners, architects, economists, _ , , rnN f7 I engily rmpinyrri rrrr[I fir] — Local '-'r citizens, and agencies.The input of all was used to -Hi yl r Der l sity Errlpluyrrr er III(HIDE) Exislirg LuLA f NHD develop this plan. O MlNcd ten pldyment(ME) b Vou clal)= -InrLrshial[INn] Uwr 1 The Plan i,7ee[Space am F'aMard[PARKI L �rs A°R r rx�r- rlwr. - w>z The Uses -Gasllne Easement(GAS) T -- -- A it J 650 I.300 2.600 3.300. 5.2 0 The Ten Mile Interchange Area is focused around - a primary core immediately north of 1-84 and east of Ten Mile Road. Envisioned as an innovatively- Land Use Continuum: A Framework for the Mixed Use Strategy designed lifestyle center and anchored by a transit center at its northern terminus and in the . ` south and southwest by a major office and mixed , , : lj employment district, this core area will be the , t Treasure Valley's newest and most fashionable retail center. Integrating office and residential uses and providing important and prominent public spaces, the retail area will be designed at ■ a human-scale, be walkable, and create a senseof place. E.�. y, r:.rr••`, i The area adjacent to 1-84 is planned for anusemployment district that will support the creation I - 0OW of more than 20,000 jobs that will be offered by a wide variety of employers. From new, iVlc Low Density Residential Medium Density Residential Medium High Density Residential High Density Residential CVEFJDIAN*_--- lavi 1-2 Item 5. EXECUTIVE SUMMARY F331] small, entrepreneurial firms to nationally and ■ the facades of larger commercial buildings internationally recognized leaders in finance, should be broken down into short frontages research and development, technology, and and "big boxes" should be wrapped in smaller - ' design, these firms will not only find a pool of commercial, residential, and office uses , creative talent in Meridian and the entire Treasure ■ signage and lighting is restrained and designed Valley, but an area that is built for living. to complement the building's design I ,.•.. � _ The neighborhoods in the Ten Mile Interchange ■ service entries and loading docks are located -- Area are proposed to include a variety of on secondary and tertiary streets and screened �0 pmea�a - housing styles, densities and prices. They will offer from public view easy access to recreation, shopping, services, • The Systems employment, and a range of transportation options. The plan has looked at the facilities needed o to service development within the Ten Mile all The Urban Design Features Interchange Area and recommends specific Implementation: The Private Sector Challenge Many of the basic rules of good design are means of funding and developing a collector road To implement this plan, a set of guidelines that A � promoted by the Ten Mile Interchange Specific system; this system will help ensure the integrity of addresses the design goals of the plan and a series _ . +104 „� Area Plan. These include: the transportation system, promote joint access of zoning code amendments will be developed 0� - and effecient traffic flow, and see that property to facilitate and enhance the speed with which s buildings are built to public rights-of-way owners can gain access to the road network. development applications can be processed. • ■ • building frontages, rather than surface parking The development of sound design guidelines and lots and landscaped areas, "hold the corners" The Program zoning to implement the plan will not happen •� by framing sidewalks or public spaces The Program includes over 850 acres of mixed overnight. Knowing the private sector may want ■ distinctions are drawn between ground and employment and industrial land, over 140 acres to act more quickly to move the plan forward, the upper stories of land that will accommodate high density City encourages developers and key land owners ■ entries are announced through changes in employment, over 300 acres of mixed use lands to take the initiative and begin the implementation ••�`' details, materials, and design compositions including commercial retail uses, and provision for program, bringing forward detailed design +� 6,000-10,000 homes. guidelines and zoning,and infrastructure financing ■ storefronts offer wide expanses of transparent proposals based on the concepts presented in this glass for an enhanced pedestrian environment >fhe Community ZW Y Benefrl plan. The City stands ready to support your efforts • doors to individual shops and restaurants open Through the implementation of this plan, a unique and will be moving forward rapidly to implement Y p p place will be created. The Ten Mile Interchange the recommendations in this plan. direct) onto public space v ■ materials are durable and facades are simply Area will be distinct in its region, making it a place The Challenge: Work with each other, form detailed and well proportioned citizens can be proud of,and a place thatwill serve as a cornerstone of the community's prosperity. partnerships, and think non-traditionally! LiN - isim lil, L----4& A mow W A j.. Z- A. �1�'i7 . - Mixed Use Residential Mixed Use Commercial Lifestyle Center Low Density Employment High Density Employment Mixed Employment Industrial CVEFJDIAN*_--- lal 1-3 Item 5. EXECUTIVE SUMMARY F332] THIS PAGE INTENTIONALLY LEFT BLANK C-/�fE IDIAN-- lavi 1-4 Item 5. 2 OUTCOMES - "ACHEIVING RESULTS' F333] SECTION 2 - OUTCOMES C%VfEN?lAN:--- fa 2-1 Item 5. 2 OUTCOMES - "ACHEIVING RESULTS" F334] ACHIEVING RESULTS A strong public-private partnership is essential electricity to the area. Nampa Meridian Irrigation fourteen zoning districts with associated standards for the plan to become a reality. For the plan to District supplies irrigation water. and allowed uses for each district. The Zoning Achieving Results describes howthe plan should be happen, private interests must look not just fora District Compatibility Matrix, which starts on the used by the private sector as a means of creating short term gain, but to the building of long-term Efficiency in the provision of public facilities and facing page, compares the proposed land use projects that will be approved for development. services is challenged by the fragmentation in value. The community wants quality development descriptions and framework identified in the Ten Thesectionfurtherdescribestheactionsthatshould of a lasting value that may not always provide the public agencies. A high level of communication, Mile Interchange Specific Area Plan with the City's be taken by the City and others to implement the interaction and cooperation is required to avoid future envisioned by the plan and facilitate the quickest rate of return for property investors.The City delayed decision making, duplication in efforts, zoning. For each land use district proposed in the development of the Ten Mile Interchange Area. must invest more in the planning function and find and competing interests. plan, the zoning district(s) that come closest to incentives for the elements of quality development meeting the intent of the land uses in the plan is Achieving results from the plan requires an entirely that are desired. Innovation in the development The Ten Mile planning process has recognized compared.The matrix evaluates the proposed land new way of doing business for the private and process, partnership with developers,and ongoing the challenges in the variety of public service use districts as either: "compatible"; "conditionally public sectors. The plan will not happen simply commitment to the plan by the City's leadership, providers by engaging representatives of each compatible" or "not compatible" with the existing through the filing of development applications on other public agencies, citizen interest groups, and agency as stakeholders in the development of the zoning. "Compatible" means that there is explicit behalf of the private sector or amendments to the the broader community are all factors that will plan. The recognition of these agencies and their allowance for the use or provision in the plan. comprehensive plan and adoption of new codes contribute to success. ongoing involvement is also needed through the "Conditionally compatible" applies when the use by the City. The plan calls for bold new actions A public-private initiatives program will provide implementation phase of the plan.This involvement is a conditional use in the zone, or is not addressed as characterized through the plan development benefits to both the public and private sectors.Such should take several forms: by the zone, but would appear to be allowed given and its use of charrette in particular. Making the a program will require dedicated City resources • On-going communication and updates through the intent of the land use district. "Not compatible" necessary changes will not be easy. It will require is when the zoning explicitly restricts that use. This leadership on behalf of the City and a willingness on an ongoing basis to the Ten Mile Interchange e-mails, website or paper progress reports. matrix provides a guide for where minor changes to innovate and collaborate with all the players Specific Area plan. City staff, as a means of • Quarterly or bi-annual meetings of or tweaks are required in the existing zoning to ensuring the plans implementation, may even representatives. accommodate the proposed uses in the Ian. involved. p p p occasionally advocate for private development . Formalized agreements and meeting with Public-Private Partnerships that is consistent with the plan. elected officials and policy makers. The intent of the plan, including the proposed One consideration for an initiatives program is the mixed use development pattern, does not cleanly As the map of property ownership clearly displays, p g Informal interaction,day c day communication match with any of the existing zoning districts. In the Ten Mile Interchange Area comprises many model found in some communities of a downtown on specific issues or projects.development coordinator, who is responsible addition, for the higher density residential districts, small and medium sized parcels, held by many for promoting and facilitating development in a Development Regulations the full range of uses proposed by the plan is not owners. None of the parcels of land within the allowed. downtown area. With this development coordinator Study Area is large enough to affect the types Implementation of the Ten Mile Interchange of development described as desirable and on staff, implementation becomes someone's job, Specific Area plan will require that the City have There are several other challenges in adapting rather than being spread among many members the existing zoning districts as the regulatory appropriate to the community's vision. To achieve a robust toolbox of zoning, development and and departments of the organization. It also gives tools for implementing the plan. First, the plan this vision as well as the critical mass necessary for the development community a "go-to person"and design standards to carry out the intended mix of calls out some minimum density or intensity financial success in current development markets, can provide facilitation to the various development uses, patterns of development, and form that are standards. While the existing zoning code is adjacent owners will need to collaborate on proposed in the plan. Implementation of the plan development efforts. interests. Finally, such a resource is critical in will be accomplished through the City's existing focused more on maximums, developing at less providing leadership for managing the long term developmentcodes,throughamendmentstothose than the minimum would greatly undermine the To the extent that future development projects can investment in infrastructure needs for the area. codes, or the development of new provisions, plan's objectives in some areas. The plan also by include larger,rather than smaller-sized properties, districts,overlay districts,design proposes an overall pattern of development that such as new or by the the flexibility of development programs and Public-Public Partnerships guidelines and development standards. will cross over individual property ownerships and opportunities for success both increase. Certainly, Public facilities and services are provided to the Ten interests. Another major challenge will be how to the potential projects described in this document Mile Interchange Area by a range of public and Zoning accommodate incremental development over need sizable land areas in order to effectively quasi-public agencies.The City provides water and The City's existing development regulations time among a number of different property owners blend the right mix and mass of development. waste water facilities and services; fire and police provide elements of some, but not all of these tools. and developers. At present, there is relatively little incentive for service; and parks. Trash and recycling services As with most communities, the focus of the City's To address these challenges and work within the adjacent property owners to collaborate with are provided by the City through a contractor, regulations is on zoning, separation of uses, and framework of the existing zoning code, the City each other. Only the City, working under the Sanitary Services. Emergency medical services what is not desired. Implementation of the plan will should undertake one or more of several actions: auspices of a formally developed and adopted are provided by Ada County paramedics. Public require a shift in focus to the pattern and form of plan, has the capacity to bring various owners schools are the responsibility of Joint School District development and building detail. • Minimum density and intensity standards together and suggest the merits and benefits of No. 2. Transportation is the responsibility of three should be incorporated into the existing zoning collaboration. agencies:Idaho Transportation Department,ACHD The City's Zoning District regulations provide the districts; and Valley Regional Transit Agency. Intermountain basic development tool for implementation of ■ New land use districts should be developed for Gas and Idaho Power provide natural gas and the Specific Area Plan. The code currently has the Lifestyle and Mixed Commercial land uses; CVEFJDIAN*_--- lavi 2,-2 Item 5. 2 OUTCOMES - "ACHEIVING RESULTS" F335] ■ A mechanism should be developed to transfer Zoning District Compatability Matrix development uses to other sites so that the desired mix of uses can be achieved; Residential Commercial Industrial Traditional ■ Incentives for planning cooperatively among Existing City Zoning Districts R-2 R-4 R-8 R-15 R-40 C-N C-C C-G L-O I-L I-H O-T TN-C TN-R adjoining owners should be created; or a LOW DENSITY RESIDENTIAL �I- minimum site area for development review and annexation should be established. Density: 0.20-3 DU/AC �I- Alternatively,the Citycould look beyond the existing Uses: SF-detached • • O/ O • development regulations to new development Secondary DU O O O O O O O O provisions.The Study Area for this plan (or some sub- set area) could be defined as its own Development Parks • • • • • • l • • District, with a series of new zoning categories to Recreation Centers 0 O • • • O 0 O 0 address the use types and mixed use districts contemplated in the plan. These regulations could Gardens: Private 0/0 0/• 0/• 0/0 • • 0/0 0 • be linked to the design guidelines and should be Gardens : Public 0/0 0/6 0/• 0/0 0/• 0/0 • 0/0 • O written expressly to promote and guide the types of mixed use development that the community Elementary School O •/O •/O • • • O • •/O wishes. Day Care Centers O • • 0/0 0/0 0/0 • O O O O The proposed TOD Areas between Franklin and Home Occupation 0 0 0 0 the railroad are one of the greatest challenges to MEDIUM DENSITY RESIDENTIAL successful implementation of the plan. Pressures exist to develop these areas in the short term, far Density:4-8 DU/AC O O in advance of any possible public transportation Uses: SF-detached O • along the rail corridor. The challenge is how to accommodate development without precluding Townhouses • • • the future possibility for a more concentrated Two Family Duplex • O • development form that supports transit use. 3 flat units O O • 1 • • To address this, provisions for a Transit Oriented Development (TOD) Overlay should be developed Apartments O O O • • which sets the parameters of use, design and form Secondary DU O O O O 0 O O for development to support transit. The overlay Parks • • • • 0 • should also allow for interim uses and building types that are transitory.The TOD provisions should include Recreation Centers O O 0 0 • • • O requirements for "shadow plans" to be developed Elementary School • • • • •/O that demonstrate how access provisions,site design and patterns of development can accommodate Day Care Centers 0/D 0/O 0/0 4 O O future transit uses. Further subdivision of land Public Use • • • 6 _ • O that would make it more difficult for future TOD development should be discouraged. Religious Worship • • • • • • O Other Unified Development Code Changes Home Occupation O O O O OV. O O/• O/O ■ To accommodate the proposed mix of uses and Table Legend scale of development, the current standards for and Meridian Road interchanges. Also develop Permitted Use J+ Best Choice vertically integrated residential structures (UDC an overall sign program for development within Section 11-4-3.42) should be expanded to allow the study area of the plan. Conditional Use J Possible Choice for structures with larger footprints and broader ■ Expand Common Open Space and Site Amenity Accessory Use Marginal Choice ranges of uses. Requirements (UDC section 11-3G) to apply to ■ Develop new sign provisions to accommodate mixed use and commercial uses, and develop the specific area such as currently exist in the new standards for improvement along the code for the 1-84 Sign Overlay District at Eagle canals and waterways. (�E IDIAN*-- lal 2-3 Item 5. 2 OUTCOMES - "ACHEIVING RESULTS' F336] ■ Amend Regulations Applying to State and Zoning District Compatability Matrix, Continued Federal Highways (UDC section 11-3H) to include access management provision, included in the Residential Commercial Industrial Traditional plan along Ten Mile and Franklin. Existing City Zoning Districts R-2 R-4 R-8 R-15 R-40 C-N C-C C-G L-O I-L -H O-T TNT TN-R ■ Develop new streetscape standards in MEDIUM HIGH DENSITY RESIDENTIAL cooperation with the Ada County Highway Density: 8-15 DU/AC �- �I • District (ACHD) and adopt the standards in the Uses: SF-detached I • O/ O • Unified Development Code. Townhouses I • O • Design Standards Two Family Duplex • 1 C • This plan document includes many references to 3 flat units I O O O O O • • specific characteristics desirable in a successful mixed use area. When combined with the Apartments I O O • • section drawings, renderings and illustrative Secondary DU I O O O O O photos, they paint a pretty clear picture of the Live-work I ( • • type of environment envisioned, but they do not constitute a complete set of guidelines for future Parks R • • • w • • development. Recreation Centers O O O O O • • O The purpose of design guidelines is to provide a set Elementary School O •/ •/ • • • •/O of directions for the architects and developers of Day Care Centers J • • O/ _ O/O O/C O O O future projects so as to enable a wide variety of Public Use O • • • O • O participants working on many projects to create an environment that has a significant degree Religious Worship • • O • O of coherence and continuity. The guidelines Home Occupation O O O O O O O/• O/O can range from modest and limited to extensive HIGH DENSITY RESIDENTIAL �I- and rigorous. Simple examples look to direct key elements such as building placement, height, mass Density: 16-50 DU/AC O or siting. More complex examples begin to look at Uses:Townhouses • • O • • the overall form and configuration of buildings, Apartments O O O O O • • the use of materials, color, and specific design elements. Additional complexity comes to bear Live-work O O O O O • • in the regulation of elements such as signage, Parks • • • • • • • • • O O • • lighting, design details, fenestration, etc. More Recreation Centers O O O O O • • • O O • O stringent guidelines mandate in very detailed terms particular styles of architecture that are deemed Elementary School O O •/O •/O • • • • • •/O appropriate. Day Care Centers O O • • O/O O/O O/O • O O O Design Standards exist in the City's Development Public Use O O O • • • • O O • O Code for commercial structures of a certain size Religious Worship O O O • • • • O O • O and for multi-family residential development. Neighborhood Retail 1 • • O O • There is also a reference to design guidelines in the Traditional Neighborhood Center Zone. Both Office • • • O • O of these existing code sections are a starting Table Legend place for introducing the guiding design principles preliminary guidelines presented in this plan and - I articulated in Section 3 of the plan. to craft a set of requirements that meet but do Permitted Use V+ Best Choice not exceed the needs of the Ten Mile Interchange Alternatively, if the City takes a bolder and more Area for ensuring an effective and harmonious Conditional Use Possible Choice innovative approach to implementation of the overall environment. The development of the plan, including new districts and/or an overlay guidelines should have the active participation of O Accessory Use �- Marginal Choice district, the design principles should become the the private sector. In an environment such as the focus for the new implementation tool. The City Ten Mile Interchange Area, the optimal guidelines should hire a design professional to build upon the are those that direct only those elements that Fal 2-4 Item 5. 2 OUTCOMES - "ACHEIVING RESULTS' F337] comprise the physical feel of the place, without Zoning District Compatability Matrix, Continued mandating a specific architectural style, design details or building elements. Arriving at the proper Residential Commercial Industrial Traditional degree of complexity and comprehensiveness, Existing City Zoning Districts R-2 RA R-8 R-15 R-40 C-N C-C C-G L-O I-L 1-H O-T TN-C TN-R however, will take time. MIXED-USE RESIDENTIAL �I- Transportation System Investments Density 8-12 DU/AC The Ten Mile Interchange Specific Area Plan has FAR: 0.75 min. developed a roadway system to support the proposed land uses and to link with the regional Uses: Vertically • transportation system. This planning effort is Integrated Residential unique in establishing some general guidelines for the location of the collector and local street Live-work 0 00 network. This "mini master plan" of streets is a Office 0 0 r real opportunity for proportionately directing the costs of constructing the street system and forcing Retail alignment in the best location for the overall system. Recreation 0 0 • Because of it uniqueness,neitherthe City norACHD, who is responsible for streets in the county, has a Employment •/- •/O •/ specific mechanism for implementing an overall MIXED USE COMMERCIAL �I+ street network of this type. Several options exist forthe City and ACHD that,with Density: 8-12 DU/AC �I work and collaboration, can provide the financing FAR: 1.00-1.25 min. mechanisms for developing the street system. The options include: extraordinary impact fees; local Uses: SF attached improvement districts; shared cost model; and a Townhouse public infrastructure district. In all cases, through a development agreement, the City can make Two Family Duplex their acceptance of City annexation rely on the 3 flat units 0 condition that the developer cooperate with the pre-determined street plan and financing Apartments 0 mechanism. Vertically Impact Fee, Integrated Residential Impact fees are imposed by ACHD for the Live-work 0 construction of "system improvements". By ACHD definition, these system improvements do not Office 1 include collector designated streets, and no Retail collector designated streets are identified on the ACHD Capital Improvement plan. However, under Em to ment • • • • Idaho Code section 50-1703, collector streets are from the project or the sum agreed to be paid Table Legend capital improvements eligible for impact fees. pursuant to a development agreement as allowed Permitted Use �+ Best Choice Through a process allowed by Idaho Code Section by section 67-8214(2), Idaho Code, or (ii) result in 67-8203, the collectors and costs can be funded the need for system improvements which are not Conditional Use Possible Choice through a process identified as "extraordinary identified in the capital improvements plan. impact": 0 Accessory Use �- Marginal Choice ACHD implements the process of extraordinary "Extraordinary impact" means an impact which is costs through the designation of an "overlay zone" reasonably determined by the governmental entity and the imposition of"overlay fees".Overlay fees to to: (i) result in the need for system improvements, fund the construction of new collectors would be in the cost of which will significantly exceed the sum addition to the impact fees normally collected for of the development impact fees to be generated Fal 2-5 Item 5. 2 OUTCOMES - "ACHEIVING RESULTS" F338] the arterial improvements planned by ACHD.Since Zoning District Compatability Matrix, Continued the collectors do not appear on the ACHD Capital Improvement Plan, these streets would have to be Residential Commercial Industrial Traditional funded and constructed by developers.The ACHD Existing City Zoning Districts R-2 R-4 R-8 R-15 R-4011 C-N C-C C-G L-O I-L -H O-T TN-C TN-R and the developer would enter into an agreement LIFESTYLE CENTER �I+ on the means for reimbursing the developer Density: 16 DU/AC;50 max. for the costs of the collector improvements. As development occurs and impact fees, including FAR: 1.25 or more the overlay fees, are collected, ACHD places the Uses:Townhouse • • O • • • funds in a separate account to reimburse the developer. 3 flat units O O O O O • • • In summary, in order for collectors to be funded Apartments O O O O O • • • through impact fees, the following steps would be Vertically O O O • • O • • • required: Integrated Residential • • • ■ The costs of the collectors system identified in Live-work O O O O O • the plan, or a portion, and the pro rata share for Entertainment: Indoor • • • • O O all development within the overlay zone, would be determined. Entertainment: Outdoor stage O O O O O O O ■ The ACHD Impact fee ordinance would be Office • • • 0 • • O amended to include collectors as part of the Retail • • • • "system" definitions. • By resolution and after public notice and Employment O O •/O •/O •/O •/O 11 • • •/O •/O O hearing, ACHD would adopt the Ten Mile LOW DENSITY EMPLOYMENT Interchange Specific Planning Area or portion, FAR: <0.75; 1-3 stories • • • • • as an overlay zone and adopt overlay fees to cover the costs of the collectors system. Uses: Office 0 • • • • O • • ■ Individual developers would enter into a Research O O • • development agreement with ACHD for HIGH DENSITY EMPLOYMENT collector improvement and reimbursement costs. FAR: 1.00 or more(1-6 stories) O O Impact fees provide a financing tool that is readily Uses: Office O O • • O v available and results in the construction of needed Research O facilities at the time of development. The costs are born by the developers who are reimbursed over Conference Centers O O O • • • 41 • O time. Developers are only paid out as funds are Day car 1 O O • • 1 O/O O/O O/O a O O 1 O O collected, and the full costs of the construction Restaurants O • • • aO O • • may not be recovered. These overlay fees are in addition to the impact fees already collected Convenience Retail • • • O O • • by ACHD and add to the cost of development. Hotel/Motel 1 •/O •/O 1 •/O 1 10/0 O The "sticker shock" of these fees is offset by the immediacy in construction of the streets needed Public Uses O O O • • 1 Is 1 4 I ire 1 • to support the development. Table Legend Local District LID Improvement owners. In either method, the policy manual P requires that certain information be provided • Permitted Use J+ Best Choice The responsibilities for creation and maintenance before any action on the intent to create the LID. Conditional Use Possible Choice of a local improvement district (LID) for street This information generally includes:description and improvements are with ACHD. Section 3200 of the costs of the improvements; boundary description Accessory Use - Marginal Choice ACHDPolicyManuaI outlines the process forcreation of the LID and property owner information; method of an LID. The LID can be initiated by the ACHD of assessment; and value of the security. commission or by petition of resident or property (�E IDIAN*-- Fal 2-6 Item 5. 2 OUTCOMES - "ACHEIVING RESULTS' F339] When all the required information has been Zoning District Compatability Matrix, Continued provided and considered by the ACHD Commission, the Commission adopts a resolution Residential Commercial Industrial :ff Traditional of intent to create the LID and levy assessments. A Existing City Zoning Districts R-2 R-4 R-8 R-15 R-40 C-N C-C C-G L-O I-L 1-H O-T TN-C TN-R public hearing is noticed and held for protests and MIXED EMPLOYMENT testimony to be received. After the hearing, the Uses: Office • • • • O • • Commission proceeds on the LID through adoption of an ordinance that specifies the LID boundaries, Light Industrial O O • • improvements and distribution of costs. The District Day care O/ O/ O/ • O • • then solicits bids for the improvements. After the Convenience Retail • contract for construction has been awarded and O O the costs determined for the improvement, the INDUSTRIAL assessment rolls are created and adopted after Uses: Light manufacturing O • another public hearing. After the hearing, another Heavy manufacturing ordinance is passed confirming the assessment and the installment period for payment. The wholesale storage O w District can issue LID bonds to cover the cost of the Truck terminals improvements. Vehicle Repair � The LID approach to financing improvements Utilities requires more administrative cost and involvement on the part of ACHD than impact fees. For this Table Legend reason, ACHD and the developers prefer the Permitted Use J+ Best Choice extraordinary impact fees approach. Like the extraordinary impact fee approach, the recovery Conditional Use Possible Choice costs are dependent on the rate of growth. Through an inter-local agreement with ACHD, the O Accessory Use �- Marginal Choice City could take on the authority for administering the LID. This may be particularly appropriate if the LID is intended to finance more than just roads. Shared Costs Approach A third approach to financing street improvements is for the development community to develop a shared cost approach on their own. The Ten Mile Interchange Specific Area Plan process has accommodated a high level of discussion and interaction among the developer stakeholders. This cooperation could be the basis for future cost sharing of needed improvements. ACHD has been supportive and helped with this approach in other areas. Each development's proportionate share of the costs would be based on the traffic its proposed land uses would generate. The City could take a role in this approach by requiring the pre-determined cost sharing as a condition of a development agreement for rezone and annexation into the City. Fal 2-7 Item 5. 2 OUTCOMES - "ACHEIVING RESULTS' 340 THIS PAGE INTENTIONALLY LEFT BLANK fal 2-8 Item 5. F341] THE PLAN SECTION 3 - THE PLAN (�E IDIAN*-- lal 3-1 Item 5. 3 THE PLAN LAND USE F342] The Composite Plan • A lifestyle center that is host to the widest variety of retail, commercial, entertainment, office, What kind of community will the Ten Mile Area public and civic, live/work and residential uses be? It will look, feel and function differently with a walkable "main street" that defines the than a typical commercial area or residential character of the area. subdivision. Many residential uses will occupy • A mixture of detached single family, duplex, the second and third levels of buildings town homes,flourplexes,high densityapartments above retail, office and light industrial uses on or condominium products to accommodate a the ground floor. In some commercial areas, wide range of lifestyles, ages, and incomes. residential uses may occupy the lowest levels • A well-distributed residential pattern and — + I r ' of buildings. mix, placing the higher densities along parks and open spaces and near employment, Unlike many commercial and employment commercial and transit activity centers. Qr districts, the Ten Mile Area will not empty out at . Reservations for future transit connections and e 5 pm when employees leave work. For many transit-oriented development. employees, home will be upstairs, around the , ■ Nearly 1,000 acres of land committed to meet ai i jy , corner, or down the street. This unique area the needs of business and job creation including allows a range of land uses—from industrial to jobs in research and technology, finance, , residential to commercial—in close proximity manufacturing, and distribution. to one another. This mix will create an exciting . A minimum commercial program of 350,000 SF atmosphere for residents and a unique new of retail and commercial uses and a residential area of Meridian. count between 6,500 and 10,000 units. The Ten Mile Specific Area Plan provides • Opportunities for retail, office or light industrial for diversity of housing sizes and costs— buildings with leasable ground floor space and including both for-sale and rental products. apartments or condominiums above. Less expensive housing will be interspersed • Ability to walk from commercial services to with more expensive housing options. This homes and businesses. new district is envisioned as a vibrant, mixed- • Connecting parkways and a variety of parks income,mixed-age com munity where choices and open spaces, distributed among all abound—choices about where to work, live, neighborhoods with interesting shapes and and how to move between the two. functions. • A well defined arterial and collector street The plan reflects the establishment of fully- network that emphasized internal and external integrated uses that create the "place" connectivity and limits congestion. desired by all. A "place" that is "ready for • Street oriented design of commercial areas business...and built for living.' with active sidewalks and pathways. The plan includes: • Live/work units, where residents live upstairs Mixed and high density employment areas that from their street level office, workshop or store. ■ will accommodate a wide variety of employers • Design element guiding new construction and serve as a primary gateway to Meridian toward providing a sense of place. and Meridian's prosperity. CVEF,IDIAN*---- lal 3-2 Item 5. 3 THE PLAN LAND USE 343 INTRODUCTION TO THE PLAN • increase the diversity of building forms and begin at 20 employees per acre for intermediate The Ten Mile Interchange Specific Area Plan types; bus service. For frequent bus service, the represents a new direction for land use and • support the presence of small, independent, employment density threshold is 50 employees per development planning for the City of Meridian. and locally owned businesses; acnetre employments preferred. Light rail transit requires a minimum acre, although 75 employees per i The Plan promotes more compact development • attract upscale and unique retail,restaurant,and of re i employees per net employment acre around and emphasizes mixed-land uses, higher densities, entertainment offerings as well as key national transit stations. employment opportunities, pedestrian scale, retailers; choice of transportation modes, neighborhood ■ provide forindustrialopportunitiesinconsideration One way to measure the intensity of use is through cohesiveness and convenience, and livability as a of future improvements to Highway 16; and floor area ratios (FAR). Floor area ratios are a means of establishing Meridian as the next major comparison between the land the building occupies employment and commercial center in the Treasure ' capture full economic advantage of the Ten and the floor area in square foot of the space, Valle Mile interchange to enhance the long-term fiscal with a higher FAR indicating a more compact and y. health of the City of Meridian and the Treasure g g p The Plan delineates the evolution of design that Valley. intensive development. took place during the four day Charrette process Typical mixed use floor area ratios range from and follow-up meetings. The plan is described in Why Mixed Use? 0.50 in the suburbs to 3.00 or more in central cities. its component parts. The supporting information Mixed land use improves the ratio of housing to Transit-supportive development typically achieves includes market and transportation analyses. jobs, offers opportunities for live-work building types, the necessary density levels by using higher floor to provides housing options for people of any age area ratios. If the development has surface parking, or status, stretches activity over more hours each the FAR range is 0.5 to 1.0. The preferred FAR range THE LAND USE ELEMENT: SUSTAINABILITY day, and creates shared-parking opportunities. All for structured parking, however, is 1.0 to 2.0. AND OPPORTUNITY contribute to improved environmental outcomes through reduction in vehicle miles traveled, Basis of Land Use Element improved air quality, and opportunities to expand and enhance open space and improve water In the Ten Mile Interchange Area, the mission is quality. to create a place that will add to the long-term economic stability of the City of Meridian, not just The Ten Mile Interchange Area, which has been respond to immediate market forces and trends. planned to optimize walkability, has a proposed To achieve the economic development vision for transit center as a core component. Adjacent to Meridian as a place that is "Built for Business and the center are commercial, employment, and Designed for Living," the Ten Mile Interchange higher density residential land use types connected Specific Area Plan promotes a complete and by a grid street network. integrated mix of uses that will create a place where people can live, work and raise a family. Why Promote Density? The land use element is designed to: Density yields many benefits, including increased transportation options. Basic bus service can ■ provide opportunities to achieve higher densities be provided with a minimum density of seven than in other areas of Meridian; dwellings per net residential acre. If densities reach ■ increase pedestrian oriented populations for an 15 dwellings per acre, frequent local service is active and engaging community life during the viable. For light rail, a minimum of 9 dwellings per day and evening hours; net residential acre is needed and rapid transit • balance demand on the street and transit requires 12 dwellings per net residential acre. Levels networks by maximizing multi-modal of transit service are also influenced by regional transportation opportunities; geographies, such as distribution of employment clusters, location relative to the regional core, and ■ provide for a range of housing unit sizes, types, demographic patterns. Most importantly, density and pricing levels; can be achieved without losing the suburban ■ provide for an array of open spaces and appeal of trees and human-scale buildings. amenities for the enjoyment and recreation of Employment densities, which have a greater the community; influence on trip-making than residential densities, Fal 3-3 Item 5. 3 THE PLAN LAND USE F344] Land Use Framework The planning process resulted in the definition of several focus areas, including transit routes, major local transportation routes, gateways, open space ° o and trail corridors, activity centers, employment centers, and urban, suburban, and rural residential areas.The results for each focus area,when viewed 4 together, form a framework for planning decisions Industrial Employment Center i Mixed Employment affecting the entire Ten Mile Interchange Area and Center the City of Meridian. OCOU C: 00 rJ0000 OisC',0Oo.00000000000CC)C,CGO O� - The Land Use Framework, indicating conceptual 1 n,`VVVVVV ° -�•o 0 0 0,; locations of these focus areas shows a potential urban ResidentiallAm Wghbarhaod future for the Ten Mile Interchange Area that furthers the mission, objectives and measures that served as Mixed Employment _ le Regional Mixed Use Urban �A a cornerstone of this planning effort and is the basis �, center I I _ `� - 4 Residential I Av Center Area n�]n Neighborhood of the Land Use Map. ��QUQ��a Mixed Use Neighborhood Activity Center The Land Use Framework promotes more intense land use around major corridors and transit, and lower density development closer to existing d 1 neighborhoods.This direction is consistent with City- 00 00 ° °wide objectives to concentrate commercial and O QQ = higher-densit y residential capacitydevelopment and in areas o �'" 5 tpv() 0 o C L r F� - Office Employment Center - wit ve the scale and character of existing single-family r.�--� �7 J 00 � n nr. ooaa � oc, ran .-� c� � or� o neighborhoods. '" i� __ � Achieving mixed use and higher densities are the o �❑1111Da,>_ community's greatest challengeto the private sector. Mixed Employment Center This will require property owners and developers to w °R° work with each other, form partnerships, and think - -0 non-traditionally. The Ten Mile Interchange Area Activity Center Rural Residential Area Neighborhood �Q�7n p� is one of the greatest land assets Meridian has for `�6-�a6 securingits economic future. The people in the Care Neighborhood Mixed p p Use Activity Center State of Idaho are making a substantial investment Gateway in Meridian and the Treasure Valley's future with the Suburban Residential Area Neighborhood construction of the interchange at Ten Mile Road o o 0 Transit Routes and 1-84. As a result,the City is ready to find ways to C partnerwith the private sector to build an integrated Local Transportation Routes _- 4 — _ C: and sustainable Ten Mile Interchange Area that 0 achieves the vision.The City's goal is to find ways to Regional&Citywide Connection 0 } enhance margins and reduce risks associated with complex integrated projects—projects that bring employers to Meridian, provide a mix in housing stock and prices, establish opportunities for people to be innovators and establish their own businesses, and offer upscale regional and other unique shopping venues. CVEFJDIAN*_--- lal 3-4 Item 5. 3 THE PLAN LAND USE 345 Land Use Types , The Land Use Map uses 13 land use designations z to make relatively broad recommendations for the future distribution of land uses throughout the Ten Mile Interchange Area. The land use districts designated on the Land Use Map are: 3' Residential Areas 3 p ■ Low Density Residential O tJ ■ Medium Density Residential - ■ Medium High Density Residential _ ■ High Density Residential Mixed Use Areas ■ Mixed use Residential ` / �* ■ Mixed use Commercial H ■ Lifestyle Center N Employment Areas Illllll6 ' ■ High Density Employment 7 • Low Density Employment Ifll�ill II Ilflllilf I�a� ■ Mixed Employment ■ Industrial Special Areas • Green space: Parks, Pathways, and Open Residential Areas Low Density Residential areas should include a • Elementary schools Space All four residential areas are relatively large, mix of lot sizes. Lot sizes down to '/4 acre may be . Daycare centers • Civic and housing is their primary recommended use. appropriate when lots are clustered to preserve Within designated Low Density Residential areas, Residential areas are located in reasonable proximity open space. commercial uses are limited to home-based to mixed use, commercial or employment locations Low Density Residential areas should be designed business. that provide shopping and service, employment, to be conducive to walking and all of the housing and recreational opportunities to residents. should have access to an interconnected system Medium Density Residential Residential areas support the integration of various of pathways. Description housing types. For example, while the focus in Housina Tvr)es in Low Density Residential Areas Medium Density Residential areas are characterized High Density Residential areas is on apartments or by relatively low densities and a predominance of condominiums, the integration of townhouses and • Single-family detached houses on individual lots single-family and two-unit housing types emphasizing other moderate density is encouraged. In addition • Accessory dwelling units ownership opportunities. Smaller two, three and to housing, a wide range of supporting and civic Secondary Uses within Low Density Residential four unit apartment buildings may be compatible uses are allowed or encouraged. Areas in a Medium Density Residential area, but large Low Density Residential Although primarily a residential designation, a apartment buildings or apartment complexes are limited number of other land uses are also located not. In general, Medium Density Residential areas Description should be protected from encroachments of higher within Low Density Residential areas. At the scale of density or higher intensity uses. Low Density Residential areas are characterized the Future Land Use Map, these small areas of non- by a mix of lot sizes and a predominance of single- residential use are not shown. Non-residential uses Medium Density Residential areas should include family housing types. This is the only residential within a Low Density Residential area may include: a mix of housing types that achieve an overall land use type that does not provide for a variety average target density of 6 dwelling units per gross in housing types or the integration of other uses, • Parks and recreational facilities acre. Generally, densities should range from 4-8 although some mix of densities is encouraged. • Community gardens units per acre. Most developments within the area should fall within this range, although small areas C%VEN?1AN:--- ' 3-5 Item 5. 3 THE PLAN LAND USE F346] rr F of slightly higher density may exist. Small-scale households of different sizes, ages, incomes and Medium High Density Residential Housing Types in Medium High Density apartment complexes comprised of relatively small, lifestyles, Medium Density Residential areas should Residential Districts low-rise buildings (such as garden apartments) may include at least two different housing types and Description be included in a Medium Density Residential area, include both owner-occupied and rental housing. Medium High Density Residential areas are 'Single-family detached houses on individual lots but large-scale apartment buildings and large Single-family housing should include a variety of locations recommended primarily for relatively 'Townhouses or row houses apartment complexes should generally be included lot sizes to achieve innovative site designs that dense multi-family housing types, such as row ■ Duplexes and two-flat buildings only in Medium High or High Density Residential or de-emphasize garages and avoid architectural houses,townhouses,condominiums and apartment .Three-flat buildings (stacked units in a three-story Mixed Use Residential areas. monotony. buildings and complexes. building similar in character to the single-family Medium Density Residentialareasshouldbedesi ned Medium High Density Residential areas should buildings in the area) y g Other Uses within Medium Density Residential to be conducive to walking and all of the housing Areas include a mix of housing types that achieve an ■ Apartment buildings(mu lti-unit dwellings with units and other uses should share an interconnected overall average density target of 12 dwelling units accessed via shared entrances and hallways) sidewalk and street system. Higher density housing Although primarily a residential designation, a per gross acre. Generally, densities should range with no specific size limitation if compatible in types within Medium-Density Residential areas limited number of other land use types may be from 8-15 units per acre. Most developments scale and character with other neighborhood generally should be located nearer mixed use or located within Medium Density Residential areas. within these areas should fall within or below this buildings other more intensively developed areas, with a These often serve as focal points for neighborhood range, although small areas of higher or lower . Secondary dwelling units transition to smaller buildings such as duplexes and activity. At the scale of the Future Land Use Map, density residential development may be included. single-family detached houses as the distance from these small areas of non-residential use are not Apartment buildings and complexes will also ■ Live-work units the more intensively developed area increases. shown.Non-residential uses within a Medium Density generally be located in Medium High Density Other Uses within the District Residential area may include: Residential areas, even if the actual parcel density Although primarilya residential designation,a limited Housing Types in Medium Density Residential ■ Parks and recreational facilities falls within the Medium Density Residential range, to amount of other land use types are also located Areas ■ Community gardens reflect the predominant building type. within Medium High Density Residential areas, and ■Single-family detached houses on individual . Schools Medium High Density Residential areas typically these often serve as focal points for neighborhood lots are relatively compact areas within a larger activity. At the scale of the Future Land Use Map, ■Townhouses or row houses ■ Daycare centers neighborhood and generally should be located these small areas of non-residential use are not ■ Duplexes and two-flat buildings ■ Small civic facilities,such as libraries or community around and near more intensively developed areas, shown. Non-residential uses within a Medium High centers such as Mixed Use Commercial or Employment Density Residential area may include: ■Three-flat buildings (stacked units in a t . Places of assembly and worship, if at a scale areas, in order to provide convenient access to buildings similar in character to the single-family story amily ■ Parks and recreational facilities compatible with other existing or planned these commercial activity and employment centers buildings in the area) development in the area for the greatest number of residents. • Community gardens ■ Apartment buildings (multi-unit dwellings with ■ Schools units accessed via shared entrances and ' Neighborhood-serving retail and service uses, Within relatively large Medium High Density especially in mixed use buildings areas, larger-scale, higher-density housing should ' Daycare centers hallways) compatible with neighborhood character (Generally limited to no more than ' Small offices, especially in mixed use buildings be located closest to higher intensity uses, or ■ Small civic facilities,such as libraries orcommunity four-unit buildings if interlaced with other housing Within designated Medium Density Residential commercial or activity center, with a transition to centers type) areas, commercial uses are scarce and limited to smaller-scale and lower density buildings as the ■ Places of assembly and worship, if at a scale ■ Secondary dwelling units small-scale establishments providing convenience distance from the higher intensity use or center compatible with other existing or planned In order to provide a range of housing choices for goods or services to neighborhood residents. increases. development in the area CVEF,IDIAN*---- laq 3-6 Item 5. 3 THE PLAN LAND USE F347] 9r ■ Neighborhood-serving retail and service uses, lands.The design and orientation of new high density Mixed Use Areas The mixed use areas identified on the Future Land especially in mixed use buildings residential buildings should be pedestrian-oriented, Use Map are intended to: ■ Offices, especially in mixed use buildingsand special streetscape improvements should be Basis for Promoting Mixed Use p y considered to create rich and enjoyable public Land use influences livability and economic vitality in ' Help create major new residential and mixed ■ Nursing of residential care spaces. A strong physical relationship between important ways. The mix of residential, employment use areas u appropriate densities, heights, and Within designated Medium High Density Residential mixtures of uses g g Y the commercial and residential components to and commercial uses can affect the amount and areas the commercial uses may be larger and the adjacent employment or transit centers is critical. timing of pedestrian activity and traffic flow; the • Encourage areas responsive to pedestrians by scale of the buildings may be greater, but are still separating pedestrian and vehicular circulation level, direction, and time of demand on transit and relatively small establishments primarily providing Location Near Transit Center parking resources;the type of shops,restaurants,and patterns convenience goods or services to neighborhood High Density Residential areas located in close neighborhood services required to serve the needs • Encourage flexibility in architectural design and residents. To promote walkable neighborhoods, proximity to the proposed transit center should of resident and worker populations, and the ability building bulk, provided that the designs and parking lots should be located away from public incorporate a mix of uses that cater to the needs of residents to walk to work. Prior plans in Meridian building bulk are compatible and harmonious streets. Isolated commercial uses within Medium of residents, commuters, or workers, including have thus far resulted in very few vertical mixed use with adjoining development over the area as a Density Residential areas are not shown on the the integration of convenience and specialty projects with ground floor retail and either office or whole Future Land Use Map. commercial and live-work units. residential on upper floors, or in horizontally-mixed ■ In a variety of ways, create environments High Density Residential use developments that provide an integration of conducive to a higher quality of life and Housing Types in High Density Residential uses that relate to and support one another as a environment forresidents,businesses,employees, Description Areas unified whole. and institutions High Density Residential areas are multiple-family • Apartment buildings, with no specific size Three or More Income Producing Uses housing areas where relatively larger and taller limitation if compatible in scale and character Mixed Use Defined 9 apartment buildings are the recommended building with other neighborhood buildings For the purposes of the Ten Mile Interchange Specific Typically, a mixed use development project needs type. ■ Townhouses or row houses Area Plan, mixed use is defined as development at least three significant uses to produce enough High Density Residential areas should include a mix • Live-work units that fits the following three criteria that distinguish it income to cover heavy front-end investments, from a multi-use development: amortize costs over time, and provide a reasonable of housing types that achieve an overall average Smaller scale and lower density housing types may return. These uses usually include retail, office, densitytarget of at least 16-25 dwelling units per also be • A development with three or more significant g g p present in High Density Residential areas. residential, and lodging facilities. Three or more gross acre. Most developments within the High In general, however, the expectation is that most income producing uses significant uses within a development also tend Density Residential areas should fall within or below buildings will be relatively dense multi-family types. • A development with significant functional and to constitute a large scale project. Mixed use this range, although smaller areas of higher or lower physical integration developments need to be large in order to have density may be included. Residential densities can Other Uses within the District ■ A development in conformance with a coherent sufficient building space to permit the integration be concentrated in multistory projects with up to 50 Generally, the same types of supporting uses as in plan (vertical or horizontal) of different uses. The size of dwelling units per acre allowed. Medium High Density Residential areas are allowed, Mixed use areas represent the essential commercial these projects also provides a minimum critical mass except that retail or service nodes could include components of the Ten Mile Interchange Area. that creates the required public image and market Location and Design Characteristics larger establishments and are likely to be within a While most areas promote or allow for some mix attraction necessary for a successful project. The High Density Residential districts typically are mixed use building. of uses and densities, the mixed use areas are the land ownership pattern in the Ten Mile Interchange relatively compact areas located adjacent to or Area will require property owners and developers foundation on which the Ten Mile Interchange Area very close to larger Mixed use Commercial and to collaborate in developing successful mixed use will be built and represent a fully integrated land Employment areas,and other intensively developed use type. projects. CVEFJDIAN*_--- lal 3-7 Item 5. 3 THE PLAN LAND USE F348] Owl _ y H 75 U I U r _ 1 i Z Functional and Physical Integration an elaborate pedestrian circulation network Mixed Use Land Use Types miscellaneous uses. While the focus of these areas Currently,the City of Meridian has areas which may (e.g., subterranean concourses, walkways and Mixed use areas are recommended locations for is on residential uses, the horizontal and vertical feature many uses; however, by not connecting plazas at grade, or aerial bridges between development of activity centers that are specifically integration of retail, office and employment uses is those uses for the pedestrian, they fall short of the buildings). planned to include both residential and non- essential to securing entitlements. This designation synergy afforded by the mixed use format. Significant functional and physical integration also residential uses. The range of non-residential uses requires developments to integrate the three requires an intensive use of land. Usually, densities and the development density of both residential major use categories—residential, commercial, While there are development projects that include of 0.5 to 3.0 FAR are necessary to support initial and non-residential uses in mixed use areas will vary and employment. Live-work units are strongly three or more significant income-producing uses, investments for land, amenities, and infrastructure. depending on the size of the area and the type and encouraged in the Mixed Use Residential areas, they do not always integrate those uses. It is the Generally, higher FARs allow more density, which intensity of the surrounding development. Not every as are a variety of other housing types. Office, significant functional and physical integration that in turn helps developers to offset the costs of building in a mixed use area needs to include both employment and commercial uses are generally distinguishes mixed use developments, like those amenities. residential and non-residential uses, but the fact small in scale and focused on neighborhood planned for the Ten Mile Interchange Area, from services within the Mixed Use Residential areas. these other projects. Integration of uses is a key to that both types of land uses will be accommodated Conformance with a Coherent Plan within the area as a whole is inherent in the This designation is intended to provide flexibility and leveraging the advantages of a shared location Mixed use developments are usual) developed designation. A mixed use area must be planned to and customer base, and this integration can be p y p g p encourage developers to build innovative projects. achieved customer base, a all the project components from the outset in conformance with a coherent provide a suitable residential environment. Traditional neighborhood design concepts—higher development strategy and plan.The strategies and density buildings close to the street,easy pedestrian by pedestrian paths. These can be: plans typically set forth, at a minimum, the types The following types of mixed use are contemplated access, narrower streets to slow traffic, parking lots ■ A vertical mixingof project components into a and scale of land uses, and encouraged in the Ten Mile Interchange p � p permitted densities, and behind or under buildings, and residences with Area. single mega-structure (often occupying only general areas where different kinds of development porches orbalconies facing thestreet—are essential. one city block); are to occur. They also can guide a development Mixed Use Residential The mix of uses should allow for a diversity of housing ■ Careful positioning of key components around with respect to timing, relationships among project The purpose of the Mixed Use Residential designation with for-sale and rental properties. The mix of uses centrally located focal points, such as a key components, open space, and infrastructure at the is to encourage a diversity of compatible land may be achieved horizontally throughout the site; amenity or service; and project site. uses that may include a mixture of residential, however, vertical mixes within buildings are highly ■ Interconnection of project components through office, retail, recreational, employment, and other encouraged. The goal in these areas is to achieve a FAR of .75 or more.Where existing parcel sizes are CVEFJDIAN*_--- lal 3-8 Item 5. 3 THE PLAN LAND USE 349 small, development plans should be prepared in 0011105ILL_- collaboration with the adjacent property owners in order to establish an integrated mixed use project across several parcels. No more than 40 ercent of } the land area within the Mixed Use Residential area 00) should be utilized for non-residential uses. This land U 1 lr"I'1 . 1rr use designation calls for an overall target density (I) of 8-12 dwelling units per acre, with higher densities allowed on individual projects. r _ ■ Mixed Use Commercial The purpose of the Mixed Use Commercial designation is to encourage the development of a mixture of office, retail, recreational, employment, Lifestyle Center residential space appears to be a component likely employment areas with easy access to markets, and other miscellaneous uses,with supporting multi- The Lifestyle Center designation is a specific form to make or break a project. high-speed transportation facilities, and employees family or single family attached residential uses. of Mixed Use Commercial. The purpose of the across the Treasure Valley. While the focus of these areas is on commercial p p What is most important—and what can also generate a 24/7 environment—is a design that and employment uses, the horizontal and vertical compatible land uses in a unified development Lifestyle Center is to encourage a diversity of g g Low Density Employment com integration of residential uses is essential to securing p p maximizes accessibility. Accessibility focuses on that includes a mix of retail, professional services, creating connections,and in a lifestyle center these Description entitlements. As with all mixed use areas, this offices, entertainment uses, civic services, housing connections give residents and employees seamless The purpose of the Low Density Employment three majorusecategories—residential,commercial, and public outdoor spaces. access to businesses and help ensure economic areas is to provide low-rise office and specialized and employment. In Mixed Use Commercial areas The design and arrangement of buildings should be and social viability. Access point and circulation employment areas. These areas generally do not three or more significant uses also tend to be oriented to pedestrians. Development plans should paths need to be designed to ensure that one use include retail and consumer service uses. larger scale projects. This designation is intended provide streetscape improvements that create rich does not detract from another, and that different to provide flexibility and encourage developers to and enjoyable public spaces. The target overall uses work together to form a cohesive, synergistic Low Density Employment areas should provide build innovative projects. average density for residential uses is 16dwellingunits environment. a variety of flexible sites for professional offices per acre, with higher densities of u to 40 dwelling and similar businesses. Low Density Employment Traditional neighborhood design concepts with p g p g The unsightly seas of parking that characterize areas should be designed to provide convenient a strong pedestrian-oriented focus are essential. units per acre allowed. All residential uses should the enclosed malls of years past are no longer an circulation.The goal in these areas is to achieve a FAR of 1.00- be above the first floor. Structured parking may be option. Structured parking or heavily landscaped 1.25 or more. Development within these areas included to accommodate greater densities. and screened surface parking is a necessity. Low Density Employment areas should be designed exhibit quality building and site design and an This designation is intended to provide flexibility and Options also include on-street parallel, angled with elements of Traditional Neighborhood attractive pedestrian environment with a strong encourage developers to build innovative projects. head-in parking and of course, the integration of Design. Design and development standards, street character. The mix of residential uses may be The goal in these areas is to achieve a FAR of 1.25 or public transit into the lifestyle center. such as landscaping, pedestrian circulation and achieved vertical) within buildings; however, some more. Yet lifestyle centers can take man forms.The connection to open spaces, are recommended Y g Y Y Ultimately, the success of a lifestyle center is to help make developments more attractive, horizontal mixes may be allowed. Where existing International Council of Shopping Centers (ICSCS) contingent on the creation of a logical and engaging and accessible places. parcel sizes are small, development plans should defines a lifestyle center as having the following thoughtful public realm. Landscaping becomes be prepared in collaboration with the adjacent characteristics: a unifying element. Reinforcement of the site's Buildings in Low Density Employment areas will property owners in order to establish an integrated and/or area's history and community gathering range in height from 1-3 stories; have total floor mixed use project across several parcels. This land a location near medium to upper income ry y g g areas of 5,000-150,000 square feet; and an FAR of p � p residential development places such as plazas and fountains help achieve use designation calls for an overall target density the desired sense of place. The table on the next less than .75. of 8-12 dwelling units per acre, with higher densities 150,000 to 500,000 square feet of gross leasable page shows examples of other lifestyle centers built allowed on individual projects. No more than 30 area around the country. Land Use Types in Low Density Employment percent of the ground level development within ■ an open air format Areas the Mixed Use Commercial designation should be ■ at least 50,000 square feet of national specialty Employment Areas ■ Corporate and business offices used for residences. chain stores Employment is a key component of the Ten Mile ■ Research facilities and laboratories The lifestyle center captures the vitality of the Interchange Specific Area Plan. At buildout, this traditional main street through some replication of area will support more than 30,000 employees. organic growth, urban density, and a mix of uses. Much of the area designated for employment not Most recent projects integrate office uses and only helps buffer the community from 1-84 and the cater to strong local workforces. The integration of future extension of Highway 16, but also serves the CVEFJDIAN*_--- lal 3-9 Item 5. 3 THE PLAN LAND USE F350] Lifestyle Centers KIERLAND COMMONS, SCOTTSDALE, ARIZONA MARKET COMMON, CLARENDON, ARLINGTON, VIRGINIA Retail: 273,000 sf Retail: 240,000 sf Office: 115,000 sf n,r ,- Apartments: 300 units Residential: 85 units Townhouses: 87 units Site: 38 acres `.0 �'; -�' Parking: 1200 spaces 21? ■ A 38 acre mixed-use development incorporating retail, entertainment, office, Site: 10 acres and restaurant uses. ■A multi-block mixed use development located in the heart of Arlington's ■ Project includes a mix of one, two, and three story buildings surrounding a L� redeveloping Rosslyn-Ballston corridor. central plaza and lining a grid of traditional street. I`r ` ■The project's restaurants and shops are popular destinations for office workers ■ The project's heavily landscaped and shaded central plaza serves as the 7�3 r7 in the area-800,000 sf of office space is located within walking distance. project's primary gathering place. ■ Shops and restaurants open onto existing public sidewalks and surround a new • Guidelines promote architectural designs that respond to the region's climate central plaza with fountains, public art, shade trees, and a small pavilion and and building traditions. tot lot. r ■ Mid-block pedestrian connections and provide access to surface parking ■ A passive park with lawn, shade trees, and informal paths serves as a buffer . lots—a parking structure is planned to serve future phases of the project. between the project and the surrounding neighborhood. ■ Within walking distance are the 735-room Westin Kierland Resort and meeting ■ Parking includes high turnover street parking around the central plaza and complex, a 27-hole golf course, and planned sites for mid-rise offices. longer term parking in mid-block parking structures. Parking structures are wrapped with 2-3 story "liner" buildings containing residential and office uses. CITY PLACE, WEST PALM BEACH, FLORIDA SOLITHLAKE TOWN CENTER, DALLAS, TEXAS Retail: 400,000 sf Retail: 600,000 sf Office: 200,000 sf Residential: 586 units T1, a' `:.• Residential: (under construction) Site: 42 acres Site: 55 acres + ■A town center development with civic, commercial, and residential uses ■ Anew retail and entertainment destination featuring a mix of national and regional organized around a traditional city grid with focused around a courthouse ''�'� •' specialty retailers, a full service grocery store, residential units, a theater, and a 20- square, the site of the City of Southlake's new Town Hall. _ screen cinema. ■The project first phases include a range of retail offerings (but no large footprint anchors), • Office tenants, hotel (planned) guests, convention goers, and residents support restaurants and cafes, offices above retail space, and an unique assortment 18-hour activity—shops are within walking distance of 750,000 sf of office space, - of civic uses, including the town hall, a new library, and post office. Future a 375 room hotel, and the city's conference center. �- ■�� . ..�.,� .11 phases call for additional retail space, townhouses, a cinema, and a hotel. ■ The Central plaza includes generous landscaping, vendor carts, and state-of- rra�r ■ Buildings around the town square and main streets have relatively small the-art show fountain. 111 `xl cc7 L� R footprints—floor plates range from 15,000 to 35,000 square feet—and are M ■ Arcades, awnings and trellis shelter sidewalks and storefronts from the summer - - `- designed individually EWE.) with different but complementary architectural styles. �W�) � sun and rains. ■The town square, with it's fountain, pavilion, shade trees, and lawn has ■ Mid- and rear-block structured parking reduces the project's total "footprint" - become a popular site for public events and activities. and supports the creation of a "park once" experience. '�' ■ Parking is provided in diagonal spaces along the main streets in mid-block • Mediterranean Revival style building designs respectSouth Florida's architectural surface lots. traditions. J- '.. - IM1:1 r (�E IDIAN*-- lal 3-10 Item 5. 3 THE PLAN LAND USE El High Density Employment Description High Density Employment areas (as distinct from } the Mixed Employment areas) are recommended s- as predominantly office, research and specialized = . employment areas; and generally do not include retail and consumer service uses serving the 3 nj 9 wider community. Limited retail and service O establishments primarily serving employees and users of the High Density Employment areas are encouraged. Although primarily used to identify .. relatively large multi-establishment employment areas, the designation also supports the use of individual properties as a corporate campus. High Density Employment areas should provide a variety of flexible sites for small, local or start- ;. r,,, '♦ up businesses, as well as sites for large national = - or regional enterprises. High Density Employment N �; areas should be designed to encourage multimodal 0 T - travel and convenient circulation to supporting ''+ services located within the area. This would include multiple access points to help disperse traffic, _ and a complete system of streets, sidewalks and pedestrian and bicycle paths to provide circulation within the area and connections to the surrounding roadway, pedestrian and trail systems. Whenever convenient circulation to supporting uses located ■ Occasional, complementary uses which focus possible, High Density Employment areas should ' Complementary uses primarily serving district within the area. This would include multiple access on serving area employees and users, such as provide restaurants, lodging and other services in employees and users, such as business services,conference centers, child care, restaurants, points to help disperse traffic, and a complete business services, child care, and convenience support of the employment uses. convenience retail, and hotels and motels system of streets, sidewalks and pedestrian and retail High Density Employment areas should be designed bicycle paths to provide circulation within the area Industrial as compact urban centers rather than lower Mixed Employment and connections to the surrounding roadway, density suburban-style development. Design and Description pedestrian and trail systems. Description development standards are recommended that Mixed Employment areas should be designed as Industrial areas accommodate typical industrial would help to make developments more attractive, The purpose of the Mixed Employment areas is to encourage a diversity of compatible land uses lower density suburban-style developments. Design and manufacturing uses,including some"nuisance" engaging and accessible places. that may include a mixture of office, research and development standards are recommended uses not appropriately located in proximity to While there are no fixed limits on size of establishment and specialized employment areas, light industrial that would help to make developments more residential or many types of non-residential activities or development intensity in High Density Employment including manufacturing and assembly, and other attractive, engaging and accessible places. due to noise, odor, appearance, traffic impacts, Areas, it is anticipated that buildings will range in miscellaneous uses. These areas generally do not While there are no fixed limits on size of establishment or some other reason. The areas are not intended height from 1-6 stories, have total floor areas of include retail and consumer service uses serving or development intensity in Mixed Employment for retail or office uses not related to an industrial 10,000-1,000,000 square feet, and that the FAR will the wider community. However, a small amount of areas, it is anticipated that buildings will range in use, except for limited retail goods and services exceed 1.0. Designs that promote open space and retail and service establishments, primarily serving height from 1-4 stories, have total floor areas of provided primarily to employees and users of the arks are strongly encouraged. Structured parking employees and users of the Mixed Employment 10,000-1,000,000 square feet, and that FAR will industrial area.Compared to the Mixed Employment p g Y g p gq is also allowed. areas or nearby industrial areas, are allowed. Such exceed .75. and High Density Employment areas, factors thatdistinguish an Industrial area include a relatively retail would be the exception and not the rule.Land Use types in High Density Employmenr Land Use Types in Mixed Employment Areas smaller workforce (for a given area), an emphasis ■ Corporate and business offices Areas Mixed Employment areas should provide a variety on truck or rail traffic, and characteristics such as of flexible sites for small, local or start-up businesses, outdoor work areas and outdoor equipment and ■ Corporate, business and professional offices as well as sites for large national or regional ■ Research facilities and laboratories materials storage. ■ Research facilities and laboratories enterprises. Mixed Employment areas should be ■ Light Industrial uses including manufacturing and designed to encourage multimodal travel and assembly C%VfEN?1AN:--- Fal 3-ll Item 5. 3 THE PLAN LAND USE 352 Industrial areas typically require relatively direct access to the regional highway system for truck delivery and shipping of products to and from the r site. Some industrial uses also require rail service. Industrial areas should be served by public transit .., whenever possible, particularly areas with large d) numbers of employees. These areas should provide X NO a variety of flexible sites for small, local or start- up businesses, as well as sites for large national or i regional enterprises. , Due to the types of uses typically found in Industrial - areas, requirements regarding design features and landscaping are not as extensive as in the other employment or commercial areas. Buildings and site improvements may be simple, practical, and more vehicle-oriented than in other land use categories, and may lack a unified design themeia f or character. Development standards should allow metal buildings, tilt-up buildings and similar large- span construction, as well as aprons and paved �.��•' areas for work and storage. Parkin lots and outside � � =—`� - ► " g g storage areas should be screened from public streets and adjacent land uses. Industrial districts generally _ �_` should be located away from, or adequately buffered from, residential neighborhoods. p" While there are no fixed limits on size of establishment or development intensity in Industrial areas, it is Special Areas recommended locations for pedestrian or bicycle provide an attractive setting for surrounding higher- anticipated that buildings will range in height from Special area designations are meant to recognize pathway connections. density residential, mixed use, or non-residential 1-2 stories, have total floor areas of 10,000-2,000,000 specific and unique opportunity areas for recreation Parks and public recreational facilities are located development. square feet, and that the FAR will exceed .5. and public orquasi-public facilities within theTen Mile convenient to the neighborhood, community or Land Use Types in Park, Pathways and Open Interchange Area that help to support the overall regional populations that they are intended to Space Areas Land Use Types in Industrial Areas goals and meet public needs and expectations. serve, where the land is suitable for the planned ■ Light manufacturing (limited off-site impacts) activities. Convenient access to neighborhood ' Public parks, recreation areas and facilities ■ Heavy manufacturing (may have negative Park, Pathways and Open Space parks should be provided by local streets,sidewalks, • Private recreational uses characterized by visual, noise, odor or other impacts) Description and bicycle and pedestrian pathways and trails, open space, such as golf courses. Urban plazas, ■ Wholesale, storage, and distribution Park, Pathways and Open Space areas identify the with a reasonably direct route available from most squares and greens (small features that are not • recommended locations for public arks, some neighborhood locations.Adequate vehicle parking shown on Future Land Use Map) Transportation hubs and truck terminals, railroad p p and pedestrian and bicycle support facilities, such ■ Other uses with a park-like character yards and facilities types of public and private outdoor recreational Y as benches, lockers and bike racks, should be .Stormwater management facilities and ■ Repair and maintenance facilities facilities, conservation areas, some stormwater provided. Larger park and open space facilities g management drainageways and detention areas, greenways, including those with paths or trails ■ Large-scale electrical, gas, sewer, water and cemeteries, and similar uses that have an open serving the wider community should have excellent other utilityfacilities p access to the regional road system and be located Nature preserves and conservation areas space character and are not recommended for within 1/4to 1/2mile of existing or future transit routes • Other natural features and areas recommended development. Smaller park features, including when possible. for preservation urban squares, greens and plazas are not shown at the scale of the Future Land Use Map although Within neighborhoods, parks also often serve as they are integral to neighborhoods, mixed use important community gathering places. Park and high density employment areas. Similarly, location and design should seek to reinforce smaller stormwater management greenways this attribute. Parks and open spaces contribute are not shown, although relatively narrow open significantly to the aesthetic qualities of the space corridors may be shown if they are also neighborhood. Urban squares and greens can CVEFJDIAN*_--- 17-al 3-12 Item 5. 3 THE PLAN LAND USE 353 Civic Description The civic category covers a variety of public and other land uses, including land owned by the City a and other public agencies. Possible uses include civic buildings; schools, colleges, and universities; religious institutions;hospitals;museums;cemeteries; CL - park-and-ride lots, transit facilities, and others. Most buildings in this category are high profile and prominent within the community. In order to meet future community needs, new development projects should include public/quasi-public sites for future uses. ti Transit Oriented Development _ - - Transit-oriented development (TOD) implies a particular set of urban design and land use characteristics conducive to generating non- automotive tripmaking. Peter Calthorpe is largely 3 �. credited with refining the concept into an urban ` design strategy that has been adapted to promote . r use of all forms of mass transit—fixed rail as well asIt buses. According to Calthrope, TOD areas can be supported by: ' ■ Organizing growth on a regional level to be compact and transit-supportive ■ Placing commercial, housing, jobs, parks, and civic uses within walking distance of transit stops ■ Creating pedestrian-friendly street networks that directly connect local destinations U '+ , ■ Providing a mix of housing ty pes, densities, and > costs U 4" •— ■ Preserving sensitive habitat, riparian zones, and �- high quality open space - ■ Making public spaces the focus of building L orientation and neighborhood activity • -- — ■ Encouraging infill and redevelopment along transit corridors within existing neighborhoods <,A 0 4 �� C%VfEN?1AN:--- �`l 3-13 Item 5. 3 THE PLAN LAND USE 354 Mixed Use Continuum AC�11MES The following mixed use continuum graphically depicts allowed or intended uses within the Mixed 540PHNCV Use Residential,Mixed Use Commercial and Lifestyle {-1Ct�ISING C.I�fT[ TiNMC�JrMPLpYN1 �IT !SING Center designations. The continuum illustrates how various mixed use areas and other land use designations blend together and cross boundary } y� lines to result in a more integrated district. Rather WAVY than the traditional segregation of uses via zoning, WAIgl� mixed use planning asks each form to complement DAPLOrr those around it. In attempting to find the best blends 1zp*W of uses and forms, the land use continuum should rAKW40 be consulted. GD Cnk%V�C� rAKy:a5 M�C�D USA KZrAL AND 6MCCCOMKCA- _ 1rL'�t�hnrrd re G+Maesy 50.GD-�.[Xx7 sr�n 6 DW&c 2 5 9afs Ih b A'i Aar ar greater rrA N�- F-lDOC7 K�TA�- M1D SffWICZ ��&-*' A"mtcs Rtka M*m d fy n41 bcoo-�SqLCO DDLgN �s araha C�N}StFS' PrIK r co �T1pd. Kn`�I- T1AL-. . nay Wq A74 nay LAW•k.+c Lac�u.a� r Kf-rAL MID STKVCC hha4d wm wed toa"b" l l JfJI �=&�P� lr1�IL N1 D%qN -z—aq f-per KUSEVqFVL a-a D-W kze ^` 4-8 W4 Aft LD�'V L�►J�TY �drY Dl�l�ri' PrWL P.�.4�rff lAL- 4 LIM � CfE%V 3-14 Item 5. 3 THE PLAN LAND USE 355 Land Use Map Land Use Allocation No more lines! Unfortunately, a map cannot be reasonably presented without lines defining the Land Use Acreage boundaries between various land use designations. While the Land Use Map still uses lines to identify Residential Areas specific areas for employment, industrial, mixed use residential and commercial, and high, medium and Low Density Residential (LDR) 26 low density residential uses, the goal of the plan is Medium Density Residential (MDR) 270 to promote more organic and holistic development Medium High Density Residential (MHDR) 326 patterns, to mix uses more than to obey lines on a map. The idea behind this Land Use Map is not to High Density Residential (HDR) 171 separate uses by area, but to promote the best use of each area in concert with the others. Mixed Use Areas The land use element has evolved as a continuum Mixed Use Commercial (MUC) 139 of land uses that integrate and spill from one to Mixed Use Residential (MUR) 62 the other, rather than delineating land into zones by function. The lines in this Land Use Map, then, Lifestyle Center (LC) 102 are flexible. These lines should adjust and evolve to create a place that is truly an integrated whole— Employment Areas mixing uses both vertically and horizontally, while protecting certain uses like low density residential Low Density Employment (LDE) 98 areas from the impacts of commercial or industrial High Density Employment (HIDE) 117 development.The Land Use Map is supported by the Mixed Employment (ME) 425 described land uses and the land use continuum. Industrial (IND) 336 The Land Use Map provides the geographic context for the development of the Ten Mile Interchange Area over the next 30 years. While proposed land Special Areas uses are mapped to specific locations, the land use Parks, Pathways & Open Space 58 recommendations presented in the Land Use Map Civic 92 are still relatively broad, and the exact shape of many of the land use areas is necessarily somewhat Right of Way, Easements, etc 1 14 conceptual. The Land Use Map recommends the general locations for specific types of land uses,and Total 2356 illustrates how these uses are related to each other geographically. While the fine-grained intermixing of land uses is not shown at this scale and level of generality, the map is not intended to emphasize the segregation or separation of uses, but suggest the areas in which certain types of development is most likely to flourish, given the location of other development and transit options. Most areas will typically be comprised of a variety of different land uses in relatively close proximity to each other. The Land Use Map is not intended for application on a parcel-by-parcel basis; nor should it be interpreted as similar to a zoning district map. Fal 3-15 Item 5. 3 THE PLAN LAND USE F356] Land Use Map (See City of Meridian Future Land Use Map for most current land use designations) ROW ROW - ROW ROW — ROW i HDR CIMCCI41C --- I' IND 7R- CIMCH PARK #hd 40 w l� MUC M C HDR M *#R� ■�qv C CPARK f K I . MHDR MUC HDR MUC IND ' s MDR M C MHDR E �' PARK HDR - CIMC MHDR MU R h11D R MHDR HDR ' MUC LC Muc PARK MHDR HD� Legend Land Use Transportation - - -Mixed Use Commercial(MUC) Functional Classification - -- - - - - - - Mixed Use Residential(MUR) Arterial ME LE -Lifestyle Center(LC) ■ee■i Potential Arterial Extension _F1 Law Density Residential(LDR) Collector MHDR MHDR Muc Medium Density Residential(MDR) rm■■■ Potential Collector Extension �. �� I�Medium High Density Residential(MHDR) Limited Access ARK MHDRt ,. High Density Residential(HDR) ■ ■■ Potential Slip Ramp } CIMC ' I-ti �� r Low Density Employment(LDE) --- Local MHD r -High Density Employment(HDE) Existing Local A I MDR Mixed Employment(ME) Q Roundabout Muc .` J f Industrial(IND) CIMC I I�Green Space and Par4dand(PARK) MDR 0 civic(CIVIC) • _ —L _ •._� � ' LID - Gasline Easement(GAS) 650 11,30 '� 5 2 (�E IDIAM-- �� IDAHO a 3-16 Item 5. 3 THE PLAN TRANSPORTATION F357] TRANSPORTATION ELEMENT considerations that make streets effective for Designing and Building the Required �s pedestrians, bicycles and motorists. To optimize Network Mail • •.•'. The transportation element of the Plan is to guide the network's performance for local and through r j ' transportation decisions in the Ten Mile Interchange traffic, special consideration must be paid to Streets should interconnect as much as possible, 1 .1.1.'•� 7 Area. It was developed concurrent) with the Land and streets within one development should . p y connectivity, design, access control and road p �- , Use and Design Elements and has been designed classifications. connect with streets associated with adjacent to: developments. Cul-de-sacs are permitted only l•••• .. Connectivity where topographic, environmental conditions, ■ preserve the integrity of the arterial road system Y •�. :•=��: -� �• and the proposed Ten Mile interchange over The absence of connectivity impedes local or exterior lot-line geometries permit no practical alternatives for connectivity. Street stubs should be the long-term; circulation and forces motorists to travel on major provided for connections to future development in ■ provide for the use of public transit, bicycling, highways, resulting in increased traffic volumes adjacent vacant lands. walking and carpooling, as alternatives to single and congestion on major roadways and creating occupancy vehicles; an environment that discourages pedestrian and All streets should be constructed inaccordancewith ■ enhance pedestrian and bicycle mobility and bicycle travel. the design element set forth in this Plan and built to the highest standards of acceptable engineering accessibility; The street layout proposed for the Ten Mile practice. Streets should be maintained for public ■ support new development in accordance Interchange Area enhances connectivity and .. pp p access,whether by easement or public dedication. with the Land Use Element by emphasizing the maximizes the efficiency of the transportation Closed or gated streets are strictly prohibited. Rear importance of developing activity centers, network, facilitating local and regional circulation. p p g Y lanes and alleys should be privately maintained. :;'� �� housing and attracting key employers that will The plan presents a system of streets and paths with : : ;�• : •. .:.. *1 benefit the City and the area, multiple routes and connections serving origins and Blocks within the Ten Mile Interchange Area need .. .• •... ..: ■ create transportation infrastructure and destinations; providing choices for pedestrians, not be regular in size or form, as long as the primary promote land use patterns that encourage bicyclists, and automobiles. requirement for an interconnected street network the sustainable use of resources and reduces The proposed connectivity within the Ten Mile is met. As a rule of thumb, the maximum perimeterof a block should be 2,000 feet. Blocks that include demands on natural resources; Interchange Area will allow greater access for central parking structures should be 3,000 feet. ■ minimize the negative impacts of transportation fire, medical, and law enforcement as noted by This sizing allows the parking structure to connect on existing and future neighborhoods; and; emergency providers during the planning process. to a variety of uses and structures. Even areas Connectivity will reduce out-of-direction travel ■ minimize the demand for automobile parking, and vehicle miles traveled (VMT) and enhance designated for surface parking should fit within a without negatively impacting development accessibility between various modes minimizing block pattern and should not be built in a way to opportunities. transportation impacts on air quality. disrupt the pattern of longer term development. The Proposed Street Network The proposed street network, design and access Access Control The proposed street network is composed of policies results in the following benefits: How and where street access is allowed is one arterials, collectors and local streets as shown - More direct routes to more places and with of the greatest influencing factors on the overall on the Transportation System Map. The map shorter trips performance of streets. Direct access to properties identifies proposed arterials, collectors and key must be balanced with the use of a thoroughfare local streets that provide connections to existing ' More routes to choose from means congestion to move traffic. The Ten Mile Interchange Specific neighborhoods. Generally, local streets are to be can be relieved Area Plan has proposed a complete network of planned and designed by developers based on • Direct routing encourages walking and biking arterial and collector streets to ensure reasonable the various design considerations provided in the ■ Connected neighborhoods foster a greater connectivity throughout the area and support the Ten Mile Interchange Specific Area Plan, while the sense of community development of a local street system in association arterial and collector systems should be planned, • School bus routes for children are safer and with the development of individual properties. designed and built in partnership with the City, ITD, shorter Based on the proposed street network and in order The lower part of each diagram shows ACHD and the private sector. to facilitate trafficando optimize performance, how routes between destination points ■ Emergency service response times are shorter p � p Traffic and Inters-nnnected Streets Roadwaymaintenance is facilitated property access to arterial streets is prohibited. In in a mixed-use area with gridded street addition, existing individual accesses should be network are more direct and result in Establishing a sound and effective transportation ■ Costs for public transportation are decreased eliminated as the road network is established and fewer trips on the arterial network. system for the Ten Mile Interchange Area will other options for access become available.Access involve significant coordination among the to arterial streets should occur via the collector various interested parties, as well as the design road system. C%VfEN?1AN:--- Fal 3-17 Item 5. 3 THE PLAN TRANSPORTATION F358] Transportation Syste Map amended,Resolution 19-2179 on 12/17/2019 rwrsrsrsrwrsssrsrssrrsrws�■rsswssrsssswrssw - � - 4srssrsswrwrsswrsrws�rrsrwswrwrwrwssswssrsss ............................................................. - _ z W FRANKLIN RG Z 4 \. •••�h'' - rwrrf i ■ i 2 - 1 — 3 4efte"SWOMOMewe _ rrws i - f s■srsr! � � - ~■~•w,++-'wrwrw+++wsws L Legend w■w■��++ +NrERsrATE 94,'VY 4 Roundabout 7 Full Access Signalized goo ewe mum wwwob 2 4 Way Stop 4V OVERLAND Rp W OVERLAND Rp 3 2 Way Stop ti 4 1 Way Stop }! i ■ $ Right in-Right out i Arterial �- •'• ............. Potential Potential Arterial Extension i i collector y i' 3 ` .................... Potential Collector Extension F ! . Limited Access(Highway) ............. Potential Slip Ramp I - ! -----• Local a ; Existing Local ......... �"� ■ i Proposed Pathways ! ■ ! ProjectBaundary ■ No left turns will 6e allowed at this intersection rsrsa owe sra s4a4-srwrwrrrwrar WOOD Y MOMS MOMS ❑ 1.000 2000 3.❑❑0 (�E IDIAN*-- �� IDAHO a 3-18 Item 5. 3 THE PLAN TRANSPORTATION F359] In the case of collectors, the local road system should get priority in intersecting the collector road system and generally direct access to individual , properties should be limited and widely spaced a with local road access taking priority. _0 , O ; • Street Classircatiom ]► F Streets in the Ten Mile Interchange Area have both a functional classification (e.g., arterial, collector, local, etc.) and a design-related classification. All proposed streets should be classified in both ways f, z as a means of balancing the design considerations �•� .+ forpedestrians and motorists. In combination,these classifications should help to ultimately establish the I••I;• f1 4'I.;1 design character of the adjacent frontages and �, ;; li help to determine how the features of each street - Al. - should be organized and what elements should be specifically apparent. a1 f16 ~ ! 9 VT Functional Classifications - -- Streets and highways serve two separate and '— conflicting functions, one to carry traffic, andr - r ' the other to provide access to abutting property (land use). The more traffic a road carries, the - - greater the difficulty in accessing property directly from the road. At the same time as the number of access points along a road increases, safety is COMDlete Streets • refuge medians compromised and speed limits must be lowered, ' Minor arterial: A street or highway designed to both carry traffic and provide very limited A complete street is defined as a street that works ■ bus pullouts reducing the traffic carrying capacity of the street highway. Streets and highways are classified access to abutting property. Cross traffic is for motorists, bus riders, bicyclists, and pedestrians, • special bus lanes or oby r function, and range from roadways with the accommodated by at-grade intersections including people with disabilities. The Ten Mile r ■ raised crosswalks sole purpose of carrying traffic to roadways that without signals for streets with low traffic levels. Interchange Specific Area Plan incorporates the . audible pedestrian signals primarily provide access t property. Following is The primary purpose of the minor arterial is to concept of complete streets to achieve equality of serve moderate length neighborhood trips and convenience and choice among modes and as a ■ sidewalk bulb-outs a generally accepted classification and functional to channel traffic from collectors and local tool to reduce isolation and dependence for those ■ street furnishings characterization of highways and streets: streets to principal arterials or expressways. in our community that are not able to drive. ■ on-street parking ■ Freeway/Expressway: A fully access-controlled ■ Collector street:A street designed to carry traffic Under the Plan, streets designed to serve all highway designed for high-speed travel with the and provide limited access to abutting property. users become the norm. Bicycling and walking Design-Related Classification., sole purpose of facilitating non-stop traffic flow Cross traffic is accommodated by at-grade facilities will be incorporated into all streets unless The following design-related classifications should without obstruction from cross traffic. Access is intersections with local streets. No signals are exceptional circumstances exist. Exceptions be used as a tool in defining the appropriate design not provided to abutting property, and access provided. The primary purpose of the collector include roads where bicyclists or pedestrians are components of streets in the Ten Mile Interchange is only provided to other streets or highways at is to serve short length neighborhood trips and prohibited by law;where the costs are excessive; or Area: grade-separated interchanges. to channel traffic from local streets and abuttin ■ Principal arterial: A street or highway designed g where there is clearly no need. ■ Primary streets are intended for considerable p g y g properties to minor and principal arterials. and given preference to carry traffic, and not The following lists features that should be considered pedestrian activity and serve as civic spaces. ■ Local street: A street or rural road designed to as a starting point for each street: These streets are important, both functionally providing access to abutting property. Cross provide access to abutting property and only g p and psychologically, and should be designed traffic is accommodated at at-grade,signalized incidentally channel traffic short distances to ■ sidewalks and constructed to high standards.These streets intersections for streets with hightraffic levels,and collectors or minor arterials. at-grade intersections without signals, for streets bike lanes are destinations in and of themselves. No auto- with moderate or low traffic levels.If intersections ■ wide shoulders oriented uses (i.e., gas stations, drive-throughs, do not have signals, through traffic flow on the ■ crosswalks etc.) are allowed along a primary street. principal arterial is given preference. C%VfEN?1AN:--- Fal 3-19 Item 5. 3 THE PLAN TRANSPORTATION F360] ■ Secondary streets lead to and connect with the primary streets. They are intended to carry both vehicular and pedestrian traffic but are not destinations in the same way as primary streets. To some degree, most design standards described in these guidelines apply to secondary streets. Some auto-oriented uses can be found along secondary streets, although these must r be designed and configured as to provide the least degree of interruption to pedestrian flow within activity centers. Streets that are primarily residential in character can be secondary streets. 5G 17' ll' PT 11' 17 SU ftlr,:Trail SmWlo ea $HMI W Me&W Na�A DWJ Nvat-I " Kiiilr'•il ■ Tertiary streets tend to be service routes � k� Tun lane TrArd tM16 that support the functioning of the primary S t r e e t S e c t i o n A ram„ a (Actual road section under design by ITD) and secondary streets. These are designed primarily for vehicular use but should make accommodations for pedestrians.Auto-oriented uses should be located adjacent to tertiary streets. Alleys are an example of a tertiary street. Street Design Streets should be designed and sized to optimize y pedestrian comfort and to facilitate slow-moving - t� vehicular traffic. It is desirable that lanes on roads and streets be 11 feet in width,with the exception of those lanes closest to the intersections with Franklin and Ten Mile. In these instances, lane widths can increase to 12 feet in width from the point of the - intersection with the arterial street to the point of nearest intersection with another street or road or `m' 'a""�"` TMffVntaw ''"�''" ''"�''" access point. Street Section B � dN Streets should include sidewalks, walkways or pathways on both sides throughout the Ten Mile Interchange Area. Exceptions are those areas where functions and dedicated use spaces fall predominantly on one side of the street. In these cases, sidewalks, walkways or pathways should be included on the dominant side of the street. _ Street Sections Several street types were conceived through the planning process for specific use and conditions based on projected vehicular and pedestrian usage, desired parking conditions, specific physical conditions, public emergency access, 10' 6' B' 6' 11r IT 6' FrawiUm 60 and streetscape character. lme as Lane Street Section C Curbto-turh distance (�E IDIAM-- lv IDAHO a 3-20 Item 5. 3 THE PLAN TRANSPORTATION F361] Street Geometries All intersections should be designed to occur as close to 900 as possible. No streets should intersect at an angle of less than 60°. To facilitate effective and safe pedestrian movement, the curb radius at intersections must be minimized. At no point should the curb radius at an intersection be greater than 25 feet. Within the core pedestrian areas, the curb radius should be 15 feet. The exception to this requirement is at the intersection of arterial and collector streets. Proper sight lines must be maintained at all intersections. Non-essential signs, vehicle parking __ 6 g 6' 10' and/or street trees are prohibited within the box - - are rave ant ra ne Lane ara e created by the intersection of property lines at all Parking So' Parking Street Section Q [ur6-to-mr6distanoe four corners of a street intersection. One street light per corner is permitted within this box. Standard 6-inch vertical curbing is required on all streets. Drainage should be provided using close curb and gutter systems on all streets. i Elements of the Street Section Beyond the Roadway Edge r The plan offers recommendations for the widths ? and general configuration of street. The plan also suggests a variety of treatments and activities that - should be allowed or be placed in the right-of 4MY4 - way as part of the streetscape beyond the edge of the roadway. Typical dimensions for carriage -- _ �$' 6 n" t; is t2 Yp g iagona a rave ne v ne Bika Diagonal strip zones, clear walk zones, encroachment zones, i Parking k1°'• 6V Lan, Parking i and caf6 spaces are provided. The definitions and Street Section E Curdrocura,distanre ! dimensions for each are based on several factors ` including anticipated levels of activity, existing and planned land uses, right-of-way constraints, and position within the larger network of streets and public spaces. A description of the purpose and design treatment of each of the streetscape areas follows. as narrow as 4 feet may be used. Light fixtures, unobstructed area serving as circulation space for Caf6 Space Carriage Strip street signs, trash receptacles, benches, bicycle pedestrians. The plan recommends a minimum 6 Cafe spaces provide places for both active and parking loops, and directional and interpretive foot wide clear zone allowing for the free flow of passive social interaction and they add visual The carriage strip exists as the space adjacent to signs are the primary elements that typically exist in people along sidewalks. appeal, variety and interest to the streets.The plan the vehicular travel lanes within which is placed a the carriage strip. Rhythm and placement of these recommends the provision for sufficient sidewalk variety of elements and amenities. Trees are the components aid in maintaining a pedestrian scale, Encroachment Zone space to accommodate caf6s generally along primary element of the carriage strip zone and can provide information for pedestrians, and create a Shopfronts, blade signs, outdoor displays, awnings/ the frontages facing Main Street. Movable public be located in tree pits, grates, planters, or planting comfortable and safe environment. The carriage canopies and caf6 space are components of the seating and newsstand and retail kiosks could be strips depending on the level of activity of the strip includes the tree lawn. streetscape that can extend beyond the build-to placed in these spaces to encourage more daytime streetscape and associated street. An 8 foot wide line. These elements help define the character of use independent of an adjacent restaurant and carriage strip is typical; however, in constrained Clear Zone an area,offer shelter from sun and rain,and provide frame the street wall better. conditions, tree grates should be used to gain Next to the carriage strip zone is an area known visual interest to both pedestrians and motorists. additional circulation space. In these cases, strips as the pedestrian clear zone. This is defined as an (�E IDIAM-- Fa IDAHO a 3-21 Item 5. 3 THE PLAN TRANSPORTATION F362] Ten Mile Sections Street Section Map Map amended, Resolution 08-631 on 11/05/2008 Street Section A �„r„ar-c ----r--..-.■...-- ------- ............ --..-.......-•- ------------- o Section A represents a modified 4-Lane Parkway to ■ -w enhance the look and feel of Ten Mile Road and to ■ provide additional buffers to adjacent properties. ........ -- - • Nor r The Parkway is designed to provide rapid and relatively unimpeded traffic movement throughout the area and carry high volumes of traffic to mixed use and employment centers. The Parkway -- -- - serves as an arterial road and access is restricted i to collector streets. Buildings should address the • street but should be set back some distance from the roadway edge to provide wide tree lawn and i detached trail to provide security to the pedestrians and bikes.This street section is the primary gateway corridor in the Ten Mile Interchange Area. A tree ' •-,� lawn or planting strip should be provided in all areas, z ; as well as a landscape median. Streetlights should 10 be located in the tree lawn area and should be of ~'-•--.. a pedestrian scale while street lights in the median *""•�-••...--, should be design to meet vehicular needs. """" The following design standards are recommended: Legend ; ■ Wet utilities should be located within the paved o hABn•1 w WErgiWb ,, - area. Water and wastewater lines may be ��ett„ • placed in the center of the same street with a 10 •••rt••••••••••••-• ca-m�[wypu £xr.nwn foot separation. `"'"�°A"�" • • Potrrli91 Sllp Remo i • Gas lines are commonly located in the paved area while dry utilities are located back of the curb in the dry utilities corridor. O■�iai� FhgecH3awvsfery - � Street Section B - Section B represents a typical 4-Lane Parkway. ---•- •------ ....... _.-.-._.-.-...- ......... Parkways serve two functions. The Parkway can *Medians are not necessary on this roadway section. provide rapid and relatively unimpeded traffic movement throughout the area and carry high volumes of traffic to mixed use centers. In this capacity, Parkways serve as arterial roads and areas as well as a landscape median. Streetlights ■ Gas lines are commonly located in the paved density residential buildings. A tree lawn should be access is restricted to collector streets. Buildings located in the tree lawn area and should be of a area while dry utilities are located back of the provided in all areas.The following design standards should address the street but be set back some pedestrian scale while street lights in the median curb in the dry utilities corridor. are recommended: distance from the roadway edge to provide for should be design to meet vehicular needs. a tree lawn and detached sidewalk to provide Street Section C -Streetlights should be located in the tree lawn security to the pedestrian. Parkways may also The following design standards are Section C represents the Major Collector Streets. area and should be of a pedestrian scale. serve as the entry/spine street portion of a collector recommended: These streets provide access from adjacent arterial - A 5 foot dry-utilities corridor should be provided that provides the main access from arterial streets, - Wet utilities should be located within the paved streets into the employment areas. Buildings on along both sides of the General Collector Street including right-in/right-out and serves as a focus of area. Water and wastewater lines may be these streets are set back from the street at some curb. The corridor may not be required if all dry activity for large mixed use or employment centers. placed in the center of the same street with a 10 distance generally behind a detached sidewalk. utilities are located in an alley or other street. As such, they serve as gateways to these areas and foot separation. The sidewalk may be widened in some cases to entry point features should be allowed within the extend to the front of commercial retail or higher right-of-way. A tree lawn should be provided in all CVEFJDIAN*_--- Fal 3-22 Item 5. 3 THE PLAN TRANSPORTATION F363] F� `` t k + f 1. Yl Intersection of Ten Mile Road and Franklin Road First collector intersection with Ten Mile Road south First collector intersection with Ten Mile Road north of First collector intersection with Ten Mile Road north of (Representative diagram, not intended for engineering of Franklin Road (Representative diagram, not intended 1-84, initial design (Representative diagram, not intended 1-84,additional left turn lane when warranted by traffic purposes--Intersection already designed by ACHD) for engineering purposes--Intersection already designed by for engineering purposes--Intersection already designed by (Representative diagram, not intended for engineering ACHD) ACHD) purposes--Intersection already designed byACHD) ■ Both wet utilities may be located in the street. ■ Both wet utilities may be located in the street. ■ Both wet utilities may be located in the street. The intersections onto Ten Mile Road are of primary If an alley is provided, one wet utility may be If an alley is provided, one wet utility may be If an alley is provided, one wet utility may be concern, as there is less flexibility in their placement placed in the alley, subject to City approval. placed in the alley, subject to City approval. placed in the alley, subject to Springs Utilities and configuration due to their relationship to the ■ Streetlights should be placed in the dry utilities ■ Streetlights should be placed in the dry utilities approval. new Ten Mile Interchange.As a result,an additional corridor on either side of the street. corridor on either side of the street. ■ Streetlights should be placed in the dry utilities level of analysis was performed for intersections ■ Street furnishings are encouraged along Street Section E corridor on either side of the street. onto Ten Mile Road. commercial and high density frontages The Minor Collector Streets serve as the primary Intersections Level of service calculations were performed for Street Section D retail streets, and their character is pedestrian- four intersections on Ten Mile Road including Ten oriented and defined b street-level storefronts. Proposed Intersections with Arterials Mile Road and Franklin Road,two new intersections Section D represents the Residential Collector y Street. These streets serve the local access needs Buildings on these streets are built to the sidewalk. The development of the land around the Ten onto Ten Mile Road, between Franklin and I-84, of residential, live/work, and commercial activities pedestrian edestrian experience is enhanced with 12foot- Mile Interchange will impact traffic in the area. and at Ten Mile Road and Overland Road. For the purposes of this study Overland Road was within a residential neighborhood or mixed use wide sidewalks,street trees in wells,and pedestrian- Preliminary investigations showthatthe interchange th anewignment that moved the intersection on wal residential area. Buildings on these streets have scale lighting. Ample on-street diagonal parking will function acceptably at build out based on the approximately al1500 feet south of its current limited setbacks behind the sidewalk and a tree supports the businesses within the Lifestyle Center proposed land use allocation and development alignment. Its current alignment stays open as a lawn is provided. Generally, frontage by detached and in Mix Use Commercial area. This section may densities. right-in, right-out only configuration. All existing single-family homes is discouraged in favor of be modified to allow parallel parking as a local The Ten Mile Interchange Specific Area Plan intersections function at a peak hour LOS D or rowhome,townhome and higher density residential section in these areas. proposes ten new intersections onto the arterial better in the design year. development.On-street parking is also allowed.The The following design standards are network: two on Ten Mile Road, five on Franklin followingdesign standards are recommended: Road, and three on Black Cat Road. In addition, Two new intersections are proposed onto Ten Mile g recommended: Road that access the office, commercial, and ■ A 5 foot dry-utilities corridor should be provided south of I-84, Overland Road will be relocated to y p A 5 foot dry-utilities corridor should be provided the south. Depending on the future configuration residential cores of the Ten Mile Interchange Area. along both sides of the Residential Collector along both sides of the Minor Collector Street of McDermott Road, intersections may be required The southernmost intersection t approximately 1000 ge Street curb. The corridor may not be required if curb. The corridor may not be required if all dry with McDermott Road to continue the collector feet north of the main ie of the new interchange all dry utilities are located in an alley or other utilities are located in an alley or other street. road system to the west. design and is the main entrance into the activity street. CqVl E IDIAN:--- Fal 3-23 Item 5. 3 THE PLAN TRANSPORTATION F364] center. Its configuration has two lefts, two through lanes, and a dedicated right turn lane on all four approaches.This is what ACHD refers to as their 7x7 _ intersection configuration. In the design year (2030) and upon buildout of the Ten Mile Interchange O Area, at peak hour this intersection functions at LOS D.The performance of this intersection is enhanced by the single-point urban interchange design. 1 The intersection proposed immediately south of 0 the Ten Mile Road and Franklin Road intersection ` is a right-in, right-out only configuration and functions at LOS B in the design year. The realigned intersection of Overland and Ten Mile functions at LOS C in the design year. The proposed intersections in the Ten Mile Interchange Area try to establish a collector network that will reasonably serve the area. More importantly, only the collector accesses shown in - the Transportation System Map will be permitted. No access to individual properties will be allowed from the arterial road system. With the exception of the identified arterial access points within the Ten Mile Interchange Area Plan document, the City of Meridian supports full access control for the arterials serving this part of the community. Slip Ramps Curb Radius severity of accident typically occurring during Balancing Vehicle Circulation with a One idea that was discussed at length for this To facilitate effective and safe pedestrian movement left turns and when traffic crosses an intersection pedestrian Friendly Environment in perpendicular directions. The unique one-way within the Ten Mile Interchange Area, the curb p p q y For the most art, both cars and pedestrians will project is the future use of slip ramps off of the design of roundabouts also accommodates the p radius at intersections must be minimized. At no g use the same streets to et around in and through proposed interchange ramp, or just to the east point should the curb radius at an intersection be turning radius of large vehicles, like semi-trucks and g g of the proposed central point of the new Ten Mile p buses. the Ten Mile Interchange Area. Streets are often interchange. This would allow people to access greater than 25 feet (collector to collector or local designed with vehicular traffic first in mind, and so the Lifestyle Center and employment center to collector). Within the following areas, the curb Pedestrians mayfind traveling through aroundabout are concerned with the combination of moving via the proposed underpass associated with radius should be no greater than 15 feet: Lifestyle just as safe as through an intersection with a signal, and parking lanes within thoroughfares. Yet it is this the interchange design, without impacting the Center areas, mixed use areas, and residential if not safer. This is due to the fact that vehicles are same network of roads that constitutes the majority intersections on Ten Mile Road or the interchange areas. In addition, the closest intersection to school moving at a slower rate of speed and pedestrians of the public realm available to pedestrians.As the ramp terminals.This could potentially prolong the life sites in any direction should have a curb radius no need only to cross one direction of traffic at a time. shared setting for most buildings, the network must of Ten Mile Road, the interchange, and significant greater than 15 feet. Cars are required to yield to pedestrians in the area provide the potential for community interaction. As intersections by allowing traffic to access the area marked for pedestrian crossings. such, the connector system of roads set out here Roundabouts for the Ten Mile Interchange Area considers both other than by using the interchange terminals and The essential elements of a roundabout are: g arterial access. Roundabouts are encouraged at collector- vehicular capacity and pedestrian character. collector street intersections. A roundabout is a ■ Yielded entry - cars entering must wait for a The slip ramp is not expected to be needed or circular intersection where traffic flows around gap in the circulating traffic before entering the Pedestrians respond to the combination n frontage desired for several years until the area develops. a center island. Round a lively pedestrian are safe, efficient roundabout and sy pe cadesttririan environment. The velocity of but these alone cannot create It is recommended that right of way for the and less costly than traditional intersections. Since improvement be reserved. The slip ram should • Islands separate the entry from the circular vehicular movement should also be controlled. p p p p vehicles entering the roundabout are required roadway e Area network makes use Interchange be funded entirely by development through to yield to traffic in the circle, more vehicles can The Ten M g extraordinary impact fees. move through the intersection with less delay than - Designated crossing area for pedestrians of designs which slow the speed of vehicular traffic at signalized intersections. The only movement • Designed to be driven at speeds of 15 to 20 miles through the most pedestrian friendly areas. Traffic at an entry and exit of a roundabout is a right per hour calming devices are used in addition to the posting turn, thus reducing the potential frequency and ■ Single or multiple lanes of speed limits. CqVl E IDIAN:--- Fal 3-24 Item 5. 3 THE PLAN TRANSPORTATION F365] These traffic calming factors include narrowing the lanes, providing parking lanes, the centerline radius, and the intersection curb radius. In addition to the conventional standards forspeed movement, there are also standards for free-, slow •Q .; :, and yield-movements that should be considered during design in the Ten Mile Interchange Area, H including: 'D ■ Speed Movement: Thoroughfares designed so a _ that vehicular velocities greater than 35 mph are perceived to be safe. _ - ■ Free Movement:Thoroughfares designed so that vehicular velocities are perceived to be safe at 30 mph and below. . • Slow Movement:Thoroughfares designed so that :i- vehicular velocities are perceived to be safe at ` = �'. ; • a +"'` ''- ,.H_ 20 mph and below. r ��• E•ll�n►1 ■ Yield Movement: Thoroughfares designed so ,= ' 4r ft■ that vehicular velocities are perceived to be O " F 1 safe at 15 mph and below.Vehicles stop to allow s F F:FI approaching vehicles to pass. y t �� Public Transit Accommodations F - Health commercial and employment activit — y i YY centers need access by multiple modes of transportation. In addition to being pedestrian Shelters offer visual identification to the transit stop, Streets should be designed to include appropriately Streetscapina friendly, an activity center should be transit friendly. and they provide weather protection to patrons. selected street trees planted in a manner All streets should include street trees within the right- Transit can be a complementary part of the public The design of the shelters should be coordinated appropriate to their placement and function. of-way. Where street sections include medians, realm—the street and the pedestrian zone—as between the City, Valley Regional Transit, and Residential streetsshould provideforan appropriate these medians should be no less than 16 feet in described earlier. In addition,with residential being ACHD ensuring architectural consistency with the street canopy designed to shade both street and width. If these medians are intended to encompass an important element of a lifestyle center, transit general architectural theme of the activity center. sidewalk and serve as a visual buffer between turning lanes, the median should be at least 20 should be a true feature.An effective transit system street and the adjacent dwellings. Streets should feet in width, with turning lanes a minimum of 10 can offer residents the opportunity to own at least streets as Public Spaces also be equipped with street furnishings and other feet wide. Medians should be landscaped and one less car, thus reducing the required parking Streets in the Ten Mile Interchange Area should be amenities depending on the specific location to planted to match the conditions on either side of requirements. treated as a keycomponent of the public open help establish the sense of the outdoor room. p p p the associated road or street. Transit riders become pedestrians when they reach space. Streets should be maintained for public their destination. Therefore, the quality of the access whether by easement or public dedication. the Outdoor Room Landscaping streetscape and pedestrian zones can actually Closed or gated streets are prohibited.Access lanes Studies indicate that many of the best-loved Trees, shrubs and other landscaping should be encourage increased transit use. and parking lots should be privately maintained. urban spaces are those that produce the sense used to help define the connections between At transit locations, the use of the pedestrian Streets should be designed and constructed of being contained by the surrounding buildings. fronting sidewalks and walkways and the primary amenities—landscaping, pedestrian and in accordance with the highest standards of Architects and urban designers often speak of and secondary entrances to structures. These the ratio between the width of a street and the connections should be straight and direct and landscape lighting, benches, and trash acceptable engineering practice. Streets should g receptacle—should be coordinated with the be designed to facilitate mobility and safety for height of the buildings on either side of the street. should not be interrupted by trees, shrubs or any shelter location and design. vehicles, bicyclists and pedestrians. As such, no A ratio of 1:1 is considered ideal in terms of creating form of landscaping. street within an activity center should have an comfortable enclosure for the street. (In cities such Depending upon the specific design of the activity effective design speed of greater than 35 MPH. as NY and Chicago, the ratio of width-to-height Groundcover should be species appropriate to the center, routing transit into the core area for patron can be as extreme as 1:10 or more; this creates the local microclimate, should be contained in formal drop-off should be considered. Transit can be an Local and Collector streets within the Mixed Use "canyon effect" that defines many dense urban or informal beds, and should not rise to height of Commercial, Mixed Use Residential and residential more than 12" above the adjacent grade. Shrubs active feature of the urban landscape. In activity areas should have an effective design speed of 25 centers.) However, ratios of 2:1 or 3:1 can still create 1 centers, shelters should be laced at transit stops. a comfortable sense of containment. and bushes should be species appropriate to the p p MPH. C%WEN?1AN:--- Fal 3-25 Item 5. 3 THE PLAN TRANSPORTATION F366] local microclimate,should be formally or informally arranged, and should not rise to a height of more than 36" above the adjacent grade. Where possible, landscaping should focus on water CA recapture in order to reduce run-off. Street Trees Trees should be species appropriate to the N local microclimate. Trees with full canopies are 4-- encouraged as they can provide shade and protect windows and building interiors from direct sunlight. - - Street trees provide multiple benefits to the urban means of facilitating pedestrian safety should be Tree Location On-street parking is encouraged throughout the environment. They create shade, reduce glare, buffer wind and cleanse the air. Trees also help provided. Tree location relates to specific individual locations Ten Mile Interchange Area, where appropriate. create a pedestrian-scale space and make and to locations relative to each other. The Such parking can include head-in parking, Tree Selection spacing should consider street lighting and other angled parking (60-degree), or parallel parking. streetscapes more acceptable to pedestrians. p g g g Without trees, streets are uncomfortable for As living elements of the street environment, tree obstructions. Motorist visibility is critical and trees Carefully integrated, on-street parking can absorb pedestrians and, to a lesser extent, drivers, both species should be selected with care. Soil and air should not interfere with sight distance criteria. a significant amount of the minimum required physically and psychologically. conditions, water, light, heat, maintenance and Trees should be spaced and located such that parking spaces. The following forms of on-street budget should all be addressed prior to selection pedestrians have an unobstructed walking area parking may be allowed: On retail frontage streets, trees have the most of tree types. The selected species should have a of no less than eight feet, and preferably ten feet ■ Parallel parking is a pattern of parking significant impact in making streets attractive to local basis for endurance of air pollution, minimal in width. Trees should be spaced far enough from whereby the vehicle is stored parallel to the shoppers. Without street trees, pedestrians feel the maintenance and compacted/infertile soils. Street building facades so as not to require excessive curb line. Parallel parking permits a narrower heat, glare and pollution to a much greater extent. trees should be free of fruit and thorns to reduce pruning. street section and creates the most positive With them, the extreme conditions of a roadway maintenance and minimize potential harm to sidewalk experience of the possible patterns, are mitigated and shoppers can have a more pedestrians. Parking but it requires a difficult driving maneuver and pleasant experience. For lower maintenance, trees should be strong Parking spaces, whether on-street or in dedicated provides the lowest density of parking storage A formal,rhythmic application of landscape design wooded, disease and pest resistant, drought lots, should be located proximate to the uses they per linear foot of street frontage. using trees of similar characteristics will help create tolerant, single trunk and with a fairly long life intend to serve, but need not be immediately . Diagonal parking is a pattern of parking with a cohesive, unifying effect. However, since plant expectancy.Tree irrigation, in most cases bubblers, adjacent to these uses, as long as effective and the vehicle stored at an angle to the curb line. diseases and pests, such as Dutch Elm Disease and is to be used on all street trees in commercial areas. accessible walkways are available to provide Diagonal parking creates the least positive Pine Bark Beetle, can decimate areas where single The irrigation of trees should be developed in access to and from the lots. On-street parking sidewalk experience of the possible patterns, species are planted, tree selection should include conjunction with a low volume landscape irrigation counts against the parking requirement of the but it permits the easiest driving maneuvers and multiple species,alternating color,form and texture design. Species selection should not interfere with buildings that front onto the parking. provides more parking than parallel parking. from block-to-block or within blocks, as long as a commercial signs or traffic signals. Head-in parking is a pattern of parking where pattern is established that can be utilized. On-Street Parking Tree Size On-street parking is a key element of an active the vehicle is stored perpendicular to the curb Head-in parking General Street Tree Guidelines Planting size of trees is generally restricted by and vital place. Not only does on-street parking line. p g requires the widest street There are many factors to consider when using the area in which the trees will be located. Trees add significantly to the supply of needed parking section and requires a dangerous maneuver of trees in a streetscape. Right-of-way constraints, planted with tree grates or within tree wells will, of spaces, it provides an additional layer of physical backing out. This pattern provides the greatest commercial uses outdoor dining, etc.), utility necessity be smaller than trees located on large andpsychologicalse arationbetweencarsmovin supply of on-street parking. ( g- ) Y Y g p g locations (both buried and above ground), lawn/planting areas. Trees with 3 inch caliper along the street and pedestrians, shoppers, diners Parking Lots storefront sign/architectural visibility, and volume should be large enough to provide some shade and others on the sidewalks. It provides access Parking lots should not dominate the frontage of pedestrian and vehicular traffic are all elements at planting time and significantly more when they directly between motorists and stores, shops and of pedestrian-oriented streets or interrupt key which will affect quantity, size and species of tree develop, assuming proper cultural/maintenance restaurants. Metered, on-street parking also helps pedestrian routes. Ideally, parking lots should be selection. Except where notable changes are activities. create a constant flow of activity as short-term located behind buildings or within the interior of desirable, such as indicating the location of a visitors pull in and out of spaces along the main blocks. Less ideally, lots can be located beside the pocket park, etc., tree types should be the same pedestrian routes. structures they serve. on both sides of the street. Where high pedestrian volume occurs or is anticipated,tree grates or other CVEFJDIAN*_--- Fal 3-26 Item 5. 3 THE PLAN TRANSPORTATION F367] Screened by Plantings All parking parking lots visible from public thoroughfares should be screened by plantings or walls or a 4k&- _ �4 combination of the two. No parking lots should front on the mixed use streets within the Lifestyle = Center or along primary streets within commercial activity centers. a - Multifamily Parking All multifamily residential off-street parking should - be located at the rear of the lot. For single-family residences, in cases where there is alley access, parking should be located at the rear of the lot. In situations where lots are front loaded, all parking Parking and Adjacent Structures Pedestrian & Bicycle System Bicycles should occur to the rear of the plane of the front All off-street parking lots should allow a minimum All buildings and open spaces must be easily and Bicycles should be permitted on all pathways within facade. of 5 feet between the edge of the paved parking safely accessible to pedestrians and to bicyclists. the Ten Mile Interchange Area. Bicycles should not lot surface and the nearest structure. The space Mixed Use Commercial and Mixed Use Residential be permitted on sidewalks or walkways. To create Parking Lot Sizes and Subdivisions between an off-street parking lot and adjacent areas must include an integrated system of an integrated network for bicycle movement, the Surface parking lots should be visually and structures must include a sidewalk that provides sidewalks, walkways and pathways that provide primary roadways within the Ten Mile Interchange functionally subdivided into manageable parking access to these structures. This sidewalk must be access to all structures and spaces within a Area should include dedicated bicycle lanes. plazas. Parking lots should be sized to be as small linked into the overall system of sidewalks,walkways development. Streets within the Lifestyle Center do not need as possible. Where possible, lots should be one-bay and pathways within the commercial areas. to include dedicated lanes, but signs should be in width. Sidewalks, walkways and pathways must be posted indicating that bicyclists are allowed on Shared Parking constructed of a durable, non-skid hard surface- streets throughout the Lifestyle Center and in all Parking Lot Landscaping Shared parking,whereby day/night and weekday/ concrete or asphalt. Sidewalks, walkways and commercial activity areas. Parking lots should be landscaped. Ideally, parking weekend schedules allow the parking to be shared pathways are recommended to be a minimum of 5 areas will contain additional trees both in tree by more than one use or building, is encouraged. feet in width and should be wider in all areas where Bicycle racks should be provided proximate to the islands within the lots and as buffering around significant amounts of activity are anticipated. primary entries to all commercial structures and to the perimeter of the lots. A row of cars should not These include the spaces around the entries to all the primary ingress/egress points to all designated include more than 12 vehicles without interruption publicly accessible buildings, as well as the major public spaces. Such racks should be adjacent in in a tree island, nor more than without cars without a ingress/egress points associated with all designated to pathways, roadways or streets, but should be connecting drive aisle. public spaces. outside any vehicular or pedestrian routes and No sidewalk,walkway or pathway within the Mixed should be sized to provide enough storage space Civics Space and Drop-Off Lanes Use Commercial and Residential areas should for the estimated amount of usage. Parking lots should be located away from civic be located immediately adjacent to the curb. At Sidewalks spaces. For convenience and to meet the needs a minimum, sidewalks, walkways and pathways Sidewalks give pedestrians access along streets. of the handicapped, primary civic and community should be separated from an active adjacent Where possible, sidewalks should be detached structures should include dedicated drop-off lanes roadway by a planting strip that is recommended from the curb. This provides room for street trees adjacent to the primary entry points. These should to be at least 4 feet in width. This strip should be and other landscaping close to the curb. Concrete be sized as to meet the anticipated needs of the treated as part of the overall landscaping design is the preferred material for sidewalks, although facility, but should not be oversized. for the Mixed Use Commercial and Residential interlocking concrete unit paving and brick pavers areas and can be expanded to include mature may be utilized, particularly for accents. Sidewalk Parking Drives street trees or other landscape features. paving is an excellent way to unify a street. Over- Drives providing ingress and egress to and from The exceptions should be sidewalks within Mixed Use designed patterns should be avoided as they may parking lots should be a minimum of 20 feet in Commercial and Residential areas and sidewalks become dated and generally imply additional width. For lots that will receive considerable truck that are protected from adjacent traffic through maintenance.Pattern and color of sidewalk paving traffic, entry and exit lanes can each be 12 feet in on-street parking. In these examples, the sidewalk should be unified throughout the Lifestyle Center width, for a combined width of 24 feet.All off-street paving can extend to the street curb; however, and should avoid strong contrasts with surrounding parking lots should allow for and facilitate the such sidewalks should be at least 9 feet in width paving. use of emergency, sanitation, utility and delivery and should include provisions for the inclusion of vehicles. street trees at regular intervals. CVEFJDIAN*_--- Fal 3-27 Item 5. 3 THE PLAN TRANSPORTATION F368] Sidewalks can generally include three distinct zones: - ■ Building Zone — ■ Pedestrian Zone _ • Streetscaping Zone V Building Zone V re The Building Zone is that part of the sidewalk closest to the edge of the ROW. This zone generally fronts - a building fagade. Depending on the type of use within these fronting buildings,the width of this zone = rJ can expand or contract. Appropriate uses for the Building Zone include space for window shopping, free-standing signs, exterior displays, outdoor f J dining or isolated landscaping. WAY Pedestrian Zone The Pedestrian Zone is that part of the sidewalk p r intended for uninterrupted pedestrian movement. The width of this zone should vary depending on '� ' the nature and amount of pedestrian activity to be in Y accommodated on the sidewalk. The Pedestrian = Zone along any street should be wide enough to " easily accommodate the general daily maximum A. �-•r amount of pedestrian activity. In general, this zone should be at least 5 feet in width, and within areas Crosswalks activity centers. Lesser patterns and/or materials Street Furniture with high levels opf pedestrian activity this width can be used in other locations. At a minimum, a can expand significantly. At no location should the Sidewalks,walkways and pathways should include Street furnishings such as seating, newspaper racks, Pedestrian Zone be less than 5 feet in width. dedicated crosswalks at the intersection with all crosswalk should be distinguished from surrounding bollards,trash receptacles, bicycle racks and other streets within commercial activity centers. Such paving by the use of painted or thermoplastic elements are important to the functioning of an Streetscaping Zone crossings should be as wide as the approaching striping. The following forms may be used: effective pedestrian environment. Such furnishings sidewalk or walkway and should include visual ■ Painted lines on the street paving are the most should be available throughout the commercial This is the zone of space immediately adjacent p g g to the street curb. In general, it contains a wide and tactile distinctions from the surrounding inexpensive form of striping and are the most activity centers and included as part of a unified range of Streetscaping and furniture, including pavement. visible markings. design. appropriately located street trees, streetlights, Changes in color, markings, materials, texture • Concrete paving can be used as a contrasting Utility, comfort, safety and ease of maintenance signposts, mail boxes, seating, planters, kiosks, and surface are all appropriate for such location. material in asphalt streets, but it must be are key considerations in the design and selection news boxes, garbage pails, transit shelters, and so These changes should not interfere with meeting augmented by painted or thermoplastic stop of street furnishings. Any furnishings placed within forth. The width of this zone should be determined the requirements for handicapped accessibility. If bars. a commercial activity center should be of high in part, by the needs of the species of street trees the walkways on either side of a crossing are of ■ Unit concrete pavers and brick pavers can be quality, designed for significant outdoor use, and planted along the sidewalk. Tree grates should different widths, the crosswalk should match the used sparingly forthe most important intersection relatively easy to maintain. never extend into the Pedestrian Zone, and the width of the wider walkway. crossings. They are expensive to buy and to width of the tree grates will be determined by the In general, street furnishings should be located install and may require maintenance over the type of tree planted within the Streetscape Zone. Within the commercial activity centers, crosswalk between the active roadway and the adjacent In general, the minimum width of a Streetscape materials and patterns can become an important course of the material lifetime. buildings or public spaces. In general, furnishings Zone should be 5 feet. Away from the commercial unifying feature.The detailing of a crosswalk should • Stamped concrete is acceptable for use in should be located closer to the street than to activity centers, this entire zone will be treated as a always contrast with the immediate pavement on crosswalks, if constructed properly. Poorly private structures. For streets with on-street parking, Planting Strip and will not include any paving. either side of the walk.The detailing of a crosswalk constructed, stamped concrete walks are furnishings should be located no less than 30" from should vary in accordance with the importance susceptible to cracking, chipping and overall the curbline. On streets in which a travel lane is of the intersection within the overall commercial deterioration. immediately adjacent to the sidewalk, furnishings activity center. The most intricate patterns should should be located at least 42" from the curbline. be used at key intersections within the commercial CqVl E IDIAN:--- Fal 3-28 Item 5. 3 THE PLAN TRANSPORTATION F369] Street furnishings should never be located so as to interfere for pedestrian movement. At a minimum the outside edge of any furnishing should be located at least 12" from the outside edge of the implied pedestrian movement zone. a ,* Seating 3 _ Seating surfaces should be between 16" and 18" O high.Seating without a back should be a minimum U of 16" in depth; seats with backs should be no less than 14" deep. Walls, ledges and steps to be used for seating should be between 12" and 20" high, and at least 16" wide. If a wall is designed for seating on both sides, the top of the walls should be at least 30" wide. Seating, like all streetscape elements, should be durable, weather resistant, and comfortable. w Sharp edges should be avoided at all costs. With H the exception of movable chairs,seating should be •� - — permanently anchored and immovable. Seating -z a should be located so as to afford occupants } __ interesting views as well as a sense of psychological 4) protection. Ideal views include active shop fronts, H _ - _ intersections, pedestrians or outdoor activities such as dining. Trash Receptacles demands for circulation and distribution within rest of the commercial activity center. Information Trash receptacles should be located for ease of a single coordinated furnishing. The design and displayed on kiosks must be current and updated pedestrian use and for relative ease of pickup by construction of such units should coordinate with to reflect changes in tenants or vendors, as well trash collectors. However, the locations should the other elements of street furnishing within the as upcoming events. Information kiosks should not be obtrusive and receptacles should never be commercial activity center. be strategically placed near parking areas to located within the implied pedestrian zone of a Newsracksshould be placed immediately adjacent maximize visibility and accessibility to passing foot sidewalk. to a building wall or between the walkway and traffic. Receptacles should coordinate with the design of adjacent street. In neither case should the racks other street furnishings and be designed and sized come within less than 18" of the pedestrian zone of to match anticipated use. Receptacles should be the walkway or sidewalk. Racks should be placed permanently attached and should include covered at least 30"from the curb.Racks should not obstruct tops as well as sealed bottoms. Receptacles should the view of pedestrians or drivers. include two pieces: The inner container for each Mailboxes collection of trash, and a low-maintenance outer container designed to coordinate with other street The location and placement of mailboxes is furnishings. determined by the United States Postal Service. Locations should be coordinated with the USPS. Newspaper Racks All public streets and environments should be Kiosks required to provide appropriate locations for Kiosks make it easier to navigate the commercial newspaper racks. These racks should be easily activity center by providing visitors with street accessible from primary pedestrian routes, maps and highlighting destinations, tenants, without interfering with pedestrian mobility. Racks and upcoming events. Kiosks may be located in should be clustered into units that meet all of the the commercial activity center. Tthey should be designed to provide a consistent style with the (�E IDIAM-- Fa IDAHO a 3-29 Item 5. 3 THE PLAN TRANSPORTATION F370] r n. -mow _ r c - - 3 )Z Lighting architectural elements or to help establish scale Exterior lighting should be used to provide or provide visual interest. Integrate illuminators or illumination for the security and safety of entry fixtures used to light building mounted signs,building drives, parking, service and loading areas, facades or pedestrian arcades, into a building's pathways, courtyards and plazas,without intruding architectural design. Consider highlighting on adjacent properties. Site lighting should be entrances with art,terraces,and special landscape architecturally compatible and consistent in design features. between sites. Parking Lot, Pedestrian, Landscape Lighting Fixture Design and Illumination Level Parking lot lighting should be unobtrusive. Rather, it Light standards should be designed as a family should provide safe light for orderly functions. The of compatible fixtures, which relate to the fixtures should be uniform in design and provide architectural character of the buildings in a adequate lighting for all areas. Select metal halide commercial activity center area. Site lighting lighting with a concealed light source of the "cut- should be provided at the minimum level (per City off varietyto prevent glare and light trespass onto Standards) to accommodate safe pedestrian and adjacent buildings and sites. Emphasize pedestrian vehicle movements, without causing any off-site ways through parking lots with lighting. Walkway glare. All regulatory requirements for lighting must lighting should be scaled to the pedestrian (10 be met. feet-16 feet in height) and provide for safe passage particularly in areas which are dangerous, such as Poles and fixtures should be architecturally stairs, ramps, intersections, and underpasses. compatible with structures and lighting on The use of lighted bollards with incandescent or adjacent properties. Illuminate all intersections metal halide lamps or other low-level fixtures is and perimeter public roads with similar poles and fixtures. Select and locate all lighting fixtures encouraged to identify pedestrian walkways and to shield or confine light spread within a site's drop-off areas at entrances to buildings. Emphasize boundaries and to eliminate light directed towards pedestrian-to-vehicle intersections with low- the sky. To facilitate security, specify lighting levels level decorative streetlights. Landscape lighting should enhance and complement the landscape that are adequate for visibility, but not overly bright. All building entrances should be well-lighted. materials in the nighttime hours. Conceal fixtures where possible (i.e., in trees, Decorative Architectural Lighting by landscape, behind rocks), control glare, and Special lighting that accents building features and avoid extreme bright spots on the surrounding creates visual interest is strongly encouraged within landscape. the commercial activity centers, provided that design continuity is maintained among buildings. Lighting fixtures mounted directly on structures may be allowed when utilized to enhance specific Fal 3-30 Item 5. 3 THE PLAN DESIGN F371] DESIGN ELEMENT: THE LOOK AND FEEL Overview In addition to density and mix of uses, this plan emphasizes the quality of the built environment. r Therefore, recommendations for the location and design of building frontages and limits on building r heights will play an integral role in the future ' •� t evolution of the Ten Mile Interchange Area. The ° location, scale, form, height, and design quality of �- ,� public and private buildings directly affect the Ten - - Mile Interchange Area's success as a great place - - to live, work and raise a family. ■ the buildings are built to public rights-of-way Why So Much Attention to Design? This section offers recommendations in the form . building frontages, rather than surface parking lots and landscaped areas, hold the corners of building placement, orientation, and massing; Building type and orientation are integral to transit- supportive types and design treatments for building frontages; by framing sidewalks or public spaces pp development. To achieve the land use as well as recommendations for the incorporation mixes and densities desirable for the activity center of art in public and private projects. These ideas ■ distinctions are drawn between ground and area, buildings must be designed accordingly, are interrelated and mesh with recommendations upper stories but with consideration for their suburban context. included in other sections of the Ten Mile Specific ■ entries are announced through changes in Within the activity center area,which is pedestrian- Area Plan. details, materials, and design compositions oriented, buildings should achieve a minimum ■ storefronts offer wide expanses of transparent transparency of 40 percent. Setbacks for core The design element is intended to serve as the basic buildings should range from 1 foot to 10 feet, framework on any given project within the Ten Mile glass which allows for pedestrian and transit activity but Interchange Area and the basis for development ■ doors to individual shops and restaurants open contributes to the human-scale quality of the street. of future design guidelines. As they are seen as directly onto public space In residential areas adjacent to the core where the most important elements to "get right," there is ■ materials are durable and facades are simply higher densities are still desirable but single-family not flexibility allowed in the modification of design detailed and well proportioned dwellings dominate, multi-family housing design elements.The primary components that the design . the facades of larger commercial buildings should be modified to have compatible massing. element addresses include: architecture and should be broken down into short frontages These areas are also ideal for live-work buildings cultural heritage; building placement whereby and "big boxes" should be rapped in smaller which retain a residential street character while build-to lines are identified; heights and step backs; commercial, residential, and office uses diversifying land use. the definition of a base,body and top;and frontage types. The secondary components are intended to ■ signage and lighting is restrained and designed further shape the physical evolution of the Ten Mile to complement the building's design Interchange Area in a positive manner. However, ■ service entries and loading docks are located more flexibility is feasible within the parameters on secondary and tertiary streets and screened of these design components. Specifically, these from public view. secondary design components pertain to design The recommendations included in this section are composition, building materials and details, designed to build on Meridian's best architectural fenestration (the size,style, number and placement and urban qualities and to generate buildings of windows), and signage. Lastly, the incorporation and spaces that create an attractive, safe, and of public art is strongly encouraged for both private comfortable environment. Rather than promote and public projects. particular architectural styles or expressions, this Many of the basic rules of good urbanism, as plan discusses elements that will likely have the expressed by traditional urban planners such as greatest impact on the public realm—placement, Raymond Unwin and Jane Jacobs, are evident form, scale, height, and design character. within the Ten Mile Interchange Specific Area Plan. These include: Fal 3-31 Item 5. 3 THE PLAN DESIGN F372] -7P *`40071122X • I Architecture and Heritage The large unique barn has a complex ventilation Transit The earliest settlers to inhabit Meridian,Idaho lived in system and the design may embody historic Dutch The Boise Valley Loop interurban railroad ran along the Five Mile Creek area. Meridian was established construction styles, which include three large Franklin between Meridian and Nampa. In 1912 in 1893 and by 1903 was incorporated as a village decorative cupolas, distinctive fenestration and the tracks of the Boise Valley Railway (extending with a population of around 200. Dairy businesses interesting rhythm of void and solid. The one room from Boise to Nampa along Ustick Road and began to dominate the area, and farming played schoolhouse, while in bad conditions, is important Franklin Road) were extended to connect with a large role in the development of Meridian. Early to the history of the area. those of the Boise Interurban (extending from Boise farming mostly consisted of large fruit orchards.Due While the preservation of these historic structures to Caldwell along State Street). Although there to the boom in fruit orchards, large-scale apiaries seems unlikely due to the limited reuse options, were no stops/shelters located in the vicinity of Ten were created because bees were necessary for the buildings provide an array of features and Mile, architectural features related to the system the fruit industry. Eventually industries associated architectural details that should be incorporated provide a palette of details to incorporate in the with timber and housing became important in the in the forms and shapes of the new Ten Mile street furniture, particularly in the transit area and development of this region. Interchange Area. along Franklin Road. Architecturr Canals Most of the significant architectural features of the The canals in the area are important to local area are related to farming and dairy activities and regional settlement and agricultural history. and were built around 1900. Some are over 100 years old. They present great Some of the most interesting and significant opportunities to combine cultural and recreational buildings can be found at the Ross Farmstead on experiences. Ten Mile Road south of the interstate. Also known as "Sleepy Hollow Farm" this was a state-of-the- art facility and plays a very important role in the agricultural history of Ada County and Meridian. Fal 3-32 Item 5. 3 THE PLAN DESIGN F373] Street-Oriented Design Commercial and Mixed Use Buildings Residential Buildings One of the most critical factors in creating a To provide for the definition of streets and public Useable porches should be a dominant element successful urban environment is the relationship of spaces, build-to lines should be established along of these building types. Porches should be located development to the street. Building at or close to which building facades should be placed. The along atleast30%of the frontfacadeof the buildings the property line creates a consistent edge to the build-to lines mark the limits of the public realm and (the facade facing the primary street). A higher public space and make streets more friendly and support a sense of enclosure along main streets, percentage is recommended, as is the location walkable. Building placement is a fundamental secondary streets, and surrounding existing and of porches on one or more side facades as well. element in determining the physical character of proposed public spaces. For all new commercial When possible, garages should be loaded from a a community. and mixed use buildings, a continuous unbroken rear alleyway. Where garages must be accessed frontage along required build-to lines to a minimum from the front, the garages must be located no less Studies indicate that people in urban settings will height of 30' should be constructed for at least than twenty feet behind the primary facade of the not walk very far if there is not a relatively constant 75% of the property frontage. Adjustments in this residential structure. If detached from the primary degree of activity or stimulation along the route. requirement may be allowed, such as modest residence, the garage should be designed as a Within a location such as the lifestyle center and setbacks to accommodate additional sidewalk distinct secondary structure that is architecturally this ground floor uses must be designed to create space for cafe seating, or breaks in frontage for harmonious with the main structure. Front-loaded this degree of activity. Restaurants and other food- the creation of pocket parks. To limit perceived two car garages that are visible from the primary related usesshould encouraged to have outdoor street crossing distances, new buildings at street street must be designed with two separate garage dining. Shops and stores should be encouraged to intersections should "hold the corners" and avoid doors. All garages with more than two bays must open their doors and street front windows and use introducing additional building setbacks unless a be designed and approached so that the doors clear glass that allows easy visual access inwards new public space is specified. are not visible from the primary street. and outwards. At least 40% of the linear dimension of the street When buildings face the street, they are more level frontages shall be in windows or doorways. accessible to pedestrians and transit riders Street level windows shall be clear or tinted visually because there is a direct,well-defined connection. permeable glass. Mirrored or reflective glass of Orientation also contributes to a sense of place, any kind is not permitted. Window sills shall be which makes the core an attractive transportation located no higher than 3'6" above adjacent destination.In the caseof commercial and industrial exterior grade; headers shall be located no lower developments, building orientation and setbacks than 8'0" above adjacent exterior grade. No wall should be close to the street. The main entrance of frontage shall continue uninterrupted by a window a building should be oriented to the street,which is or a functional public access doorway for a linear more conducive to transit riders. distance of greater than 12 feet. The principal doorway for public entry into a building shall be from the fronting street. Corner entrances may be provided on corner lot buildings. CVEFJDIAN*_--- lal 3-33 Item 5. 3 THE PLAN DESIGN F374] Irl I — �_- rr _ �9 J BUILDING TO SCALE Likewise, in the activity centers, the view of the cafes, and most of all, other people. Without pedestrian scale, roof forms, rhythm of windows street from the windshield should be designed human scale, the pedestrian will feel unwelcome and doors, and general relationship of buildings to Although the world is large, we perceive it piece for 20 mph or slower. Features typically found on and go elsewhere. The Ten Mile Specific Area Plan public spaces such as streets, plazas, other open by piece. In street design, details count.Things look higher speed highways— buildings and trees set supports creating a scale and form that strengthens space, and public parking. Human-scale design is different close-up walking at 2 mph than they do back from the road, tall signs to attract motorists, pedestrian connections. critical to the success of built places for pedestrians. seen and from behind a windshield at 30 mph. Everything ng generic surroundings stripped of detail—aren't Community acceptance of compact mixed use hange Area fonts, signs lighting,erienced fopenrom he sspace—should dfbe compatible with the intended character. Parking development requires that the design reflect the should be s crafted for eto help Ten Isuple port chuman-scale lots surrounding buildings and highly car oriented designed for human interaction at a pedestrian's uses like gas stations or drive-ins distort the human context of its surroundings or create its own distinct design byrequiring building entrances placed close perspective. look and identity. The key elements to consider to the street, ground floor windows, articulated scale of the street by making things too farapart.The are the continuityof the buildingsizes, how the fa ades, appropriately scaled si ns and lighting, pedestrian wants interesting things to look at close p g . g' at hand, such as windows, display cases, sidewalk street-level and upper-level architectural detailing and awnings and other weather protection. is treated, elements that anchor and emphasize CVEFjDIAN*_--- lal 3-34 Item 5. 3 THE PLAN DESIGN F375] �r S r. Gateways and especially avoid parking garage uses at The proposed gateways and entryway corridors the ground level create the image of the Ten Mile area and the City • Avoid surface parking in the front of buildings Railroad O cl of Meridian for citizens and visitors. on these streets. Screened parking could be allowed along Ten Mile CD The gateways are front doors to the area and . Maintain attractive sign and information systems D provide a unique identity and sense of place. At the for vehicular and pedestrian traffic along these interchange it will let travelers know they are going (D through a special place. At the first intersection streets O north of the interchange, the gateway features • Front these gateways with parks and plazas Franklin Rd. should invite travelers and visitors to discover the where possible to integrate themwithsurrounding D 0 o 0 0 0 0 0 0 0 0 0 0 6)0 o 0 0 011 o a o 0 core of the commercial center. urban redevelopment O In addition to the features that may announce The overall concept is to provide a series of elements •p r arrival at the Ten Mile Area, others will provide that become focal points and announce special d' places. _� R Iona)Mixed Use entryways to the Lifestyle Center, the transit e9 station, and employment centers. Because of the Neighborhood Activity Center prominence and importance of these streets, the Mixed Use C Ten Mile Specific Area Plan includes the following H Activity Center J basic recommendations for treatments along these _ corridors: F-1 ■ Provide continuous walkways and an overall - attractive streetscape image. Light fixtures, pavement and banners can be selected to give 0 some uniformity along significant segments of Office Employment Center these streets ■ Provide for a continuity of street trees between --�' - the driving lanes and the walkway,exceptwhere D 0 0 0 0 Q O O O Q O O 0 special architectural or urban edge features warrant more clear exposure to the street O ■ Landscape the Ten Mile Corridor heavily so that Mixed Employment Center the Ten Mile area is elegantly insulated ■ Recognize the importance of view corridors, so that height, scale, and bulk of future buildings Rural Residential should be careful) considered y Area Neighborhood ■ Avoid parking garages fronting on these streets C� U Fal 3-35 Item 5. 3 THE PLAN DESIGN F376] f` --- is Neighborhood Design their neighborhood. Opportunities also exist for drainageways,that have been adversely impacted Streets The City of Meridian embraces the concept of live-work spaces and accessory dwelling units. in the past. TND roadways and pedestrian ways are Traditional Neighborhood Design (TND) and has These options support a wider range of housing Architecture and Design interconnected so that access for pedestrians, standards for the development of traditional prices, thus increasing the supply of dwellings cyclists and automobile drivers is direct and neighborhoods. In the Ten Mile Interchange Area, available to households with modest means. Buildings define the streetscape by creating a convenient. This allows traffic to be dispersed all residential neighborhoods should be developed However, for small projects, the traditional vibrant, more attractive street frontage. Build-to through a variety of streets and ways, alleviating in consideration of traditional neighborhood neighborhood may be composed primarily of lines bring buildings close to the street in mixed the need for multiple collector and arterial design principals and concepts and the standards different styles of single family dwellings, with lots use neighborhood centers. Front porches and streets. Utilities are similarly interconnected with established bythe Cityof Meridian for the Traditional and streetscapes designed according to these garages accessed from an alley are usually the proper spacing and separation. Narrower streets Neighborhood Residential District. traditional principles. standard in residential areas. Parking for businesses designed with TND characteristics result in slower and homes is primarily located behind buildings. moving traffic and provide a safer, more pleasant The diversity in housing type also commonly Where parking for businesses is provided adjacent Principles of TND p g p J pedestrian environment. On residential streets, yields an increase in average housing density. to the street, it is subordinate to the buildings and is equal attention should be paid to the people who Traditional neighborhoods exemplify a pattern of The compact, walkable nature of a TND project is screened by walls or plantings. Vehicular access to live next to the street and the vehicles that travel development that can be found in the oldersections supported bythe opportunity for its residents to have parking lots isthrou through sordrivewa driveways of cities throughout the country. These traditional p g g y y them. TND roadways also encourage interaction non-vehicular access to neighborhood services, parking lots. among business people and residents. areas, whether residential, commercial or mixed, facilities, and outdoor spaces. For larger TNDs, a display a strong neighborhood identity and are °main street" or mixed use Neighborhood Center Streetscape therefore being imitated in a new approach to site that provides supporting uses to neighborhood design. There are a number of basic, fundamental Streetscape design plays a key role in defining the g residents should be located within walking distance principles found in traditional neighborhood of the residential development. community image. The TND streetscape relates designs. These principles can be summarized with to the street itself and consists of landscaped respect to mixed stock, architecture and design, Community buildings, parks and civic spaces parkways with trees between curbs and sidewalks, streetscapes, and streets. are usually integrated into the neighborhood the adjacent sidewalks, front yard spaces, and the center to encourage common use and gathering building frontages. In addition to accommodating Mixed Housing Stock places. A wide range of parks and open spaces transportation needs, the streetscape provides a building block of helps to establish the identity and focus for public space for street trees, street furniture and Residential use is the basic the TND neighborhood. should display a individual neighborhoods. Parks create focal view corridors. There are many aspects of overall diversity of residential types, styles and densities. points and common areas, as well as providing neighborhood design that also contribute to a The diversity in housing type is important in order spaces for recreation. Open space enhances traditional streetscape, including the design of provide a variety of choices to a wide range the natural, original character of the community buildings and parking, as well as the connected to to households.variety opens of the opportunity for by preserving natural features and environment. network of streets, alleys and sidewalks. These are residents to move to different types of housing In some cases, development or redevelopment all planned together to create a pleasant, as well allows for restoration of natural features, such as as a safe and efficient, experience for residents, within the same neighborhood depending on their pedestrians, bicyclists, transit and motorized stage of life. For example, empty nesters can move vehicles. into townhouses or apartments and young couples can move into homes with yards for children. As household needs change, residents may be able to move to more suitable housing without leaving C%WEN?1AN:--- Fal 3-36 Item 5. 3 THE PLAN DESIGN F377] Building Form and Character Commercial Activity Centers ■ At no point within a commercial activity center ■ Buildings along secondary and tertiary streets Buildings within commercial activity centers should should surface parking be placed between a often form less continuous street frontages. General Concepts relate effectively to the fronting streets. building and the fronting primary or secondary Nonetheless, side-yard setbacks should be The City of Meridian is attempting to create a street. minimized to help ensure continuity along the In general, the following building placement block-face, and will generally be determined sense of place and establish a distinct identity for ■ Blocks can be built as a single structure with g y recommendations should apply within a b the applicable building codes. Where side- the area and community. Architectural character individual entities within the building depicted y pp g should establish a clear sense of overall identity for commercial activity center: architecturally. If individual buildings are built, yard setbacks are needed to accommodate each activity center and neighborhood. ■ Within the block pattern of the commercial party-wall construction should be emphasized. functional requirements such as access roads, While each building should maintain a degree activity center, buildings should align to ■ Buildings along secondary streets should and passages, the spacing between adjacent of individuality, an overall palette should be emphasize the primacy and the continuity of the endeavor to maintain the continuity of the structures should besized tosafelyand effectively primary streets. Buildings placed along primary street fa ades similar to those found along accommodate the required functions. developed for each commercial or employment q g activity center or neighborhood area. This palette streets should be as continuous as possible. primary streets. However, individual buildings should address and coordinate key elements • The main fagade of all buildings within a need not employ party-wall construction, but such as materials (walls, roofs, key architectural commercial activity center should be adjacent separation between side yard set backs should elements), and colors, etc. to the sidewalks that run parallel to the fronting be minimized to that amount mandated by streets. Secondary facades adjacent to streets, local regulations or building codes. The transacts through the Ten Mile Interchange parking areas, or sidewalks, can be set back in • Buildings along secondarystreetsshouIdmaintain Area summarize some important building order to allow for landscaping, but this setback a uniform setback from the sidewalk.The primary form and character concepts by activity center should be no more than 8 feet. and land use type. fagade of a structure along a secondary street ■ Each block of buildings along a primary street should be set along a mandated build-to line. Building Placement should include one passageway linking the Building elements such as stoops, porches, Building placement describes the location of a primary street to the rear of the buildings. balconies, and bay windows, which project building on its lot. Placement is determined by Passages connecting primary streets to rear- from the primary fagade may infringe into this located parking or providing cross block access mandatory setback.The mandatory build-to line dimensional setback or build-to requirements should be provided on a block-by-block basis. along a secondary street should not be set so measured from the lot boundary lines and/or Tthese should be designed and scaled to far back as to diminish an effective relationship sidewalks. optimize pedestrian comfort and safety. to the fronting street. In general, depending on ■ Wherever the ROW design is sufficient to allow the types of building elements to be applied to for sidewalks that effectively provide enough structures along a secondary street,this setback capacity for pedestrian use,the primary fagade should be between 6 and 12 feet. of the building should sit on the edge of the ROW • When a building sits at the intersection of two (i.e., no setback). primary streets, two secondary streets, or a ■ Buildings that front onto a secondary street primary and a secondary street, both facades should be built directly adjacent to the fronting should be treated as primary facades with the sidewalk and ROW (0 feet) unless the operations front-yard setbacks appropriate to the street of the building indicate a need to set the building frontage. back some distance from the ROW. (�E IDIAM-- la IDAHO a 3-37 Item 5. 3 THE PLAN DESIGN F378] w 4 FT F4 ,FIP ........................ �^ -- Building Fagades For buildings that will house restaurants or other Although buildings with the same number of floors Buildings should be designed so that their establishments that will generate significant may be slightly different heights,the Ten Miles Area's primary facades relate to active public spaces amounts of solid waste, service dumpsters should distinctiveness can be advanced by allowing for a and pedestrian areas. The primary facade of a be provided within easy proximity of the designated wider variety of interior spaces, greater levels of structure is that frontage of the building that has establishment. All dumpsters should be located adaptability over time,and more variety of rooflines been designed and detailed so as to represent the away from the primary facade of the building; in the skyline. building's most important elevation. The primary ideally, such facilitiess will be placed within a rear facade should always include an entry into the facade. Regardless of location, all dumpsters General Limit of 4 Stories building. Entries should be located so as to provide should be contained within screened enclosures The plan recommends limiting heights to 4 for much direct access from adjacent public spaces, whose exterior walls should be a minimum of 6 feet of the Ten Mile Interchange Area. This includes all primary streets and activity areas. Access from in height. areas except high density employment and the sidewalks and pathways should be uninterrupted Lifestyle Center. In these areas up to 5 or even 6 by vehicular traffic. Building Heights stories may be allowed. The height and massing of buildings influence In situations where one facade of a structure faces the quality of streets and public spaces. This plan First Floor Clear Ceiling Heights for Retail a designated public space and another faces a recommends low-rise buildings of 2-4 stories over To promote the long-term adaptability of ground parking area designed to serve that structure, much of the area with opportunities for taller floor spaces on the most active frontages, the plan both facades should be designed and detailed as buildings in a few locations including the high recommends that clear ceilings of heights of at primary facades, and both should have prominent, density employment areas, Lifestyle Center, mixed least 15 to 18 feet to be maintained for retail uses usable entries. In such situations, if the relationship use commercial, and high density residential. abutting commercial streets.This recommendation between the internal use of a structure and its is designed to ensure flexibility in use and adequate adjacent public space is primarily visual—e.g., For the purposes of the Ten Mile Specific Area Plan, space for display and transom windows, sign there will be little call for people using a playing field measuring building height will generally be defined bands, awnings and canopies, and other facade to enter an adjacent office building—the fronting by the number of floors rather than the number of elements. facade must be designed to provide significant feet,with some exceptions. While specifying height visual access into and out of the building, but need limits by number of feet is a common feature of High Density Employment Areas Along 1-84 not provide everyday physical access. conventional plans, the approach tends to result in buildings with low ground floor ceiling heights, Building heights of up to 6 stories are recommended Buildings should be located so as to help frame depressed first floors, and low interior ceiling for the employment areas along 1-84. Permitting adjacent public spaces and to provide an heights. By defining limits by number of floors such heights is intended to minimize the total architectural backdrop for associated passive and above grade, a greater flexibility in the choice of footprint of the employment uses while allowing active activities. The space between a building construction method; greater variation in floor-to- sufficient densities to support the development of facade and the adjacent sidewalk or walkway floor heights; and higher average ceiling heights structured parking and to help frame the larger should be appropriately landscaped with a ic provides more 1-84 corridor. This provision also recognizes the can be achieved. The practice also combination of lawns, groundcover, shrubs and flexibility in achieving rust also and green- importance hospitality uses can play in the future appropriate trees. building goals—generous floor-to-floor dimensions of the area. that allow for deeper penetration of daylight into interior spaces and the use of under-floor air ventilation systems. (�E IDIAN*-- lal 3-38 Item 5. 3 THE PLAN DESIGN F379] Q O { H` Lz` y O CO INIL '... � . - J Y. Base, Body, and Tor The following design recommendations should be buildings with pitched roofs. The design treatment • Roof equipment, including mechanical Buildings in the Ten Mile Interchange Area should followed: of building tops defines the uppermost limits of penthouses, should be screened from view and be designed with clearly delineated bases, bodies . For buildings between 1 and 2 stories, the base the public realm, affects views from surrounding should have a maximum height of 18 feet and and tops. should encompass up to the first floor of the buildings, and determines the visual interest of the preferably shorter utilizing newer technologies building. skyline. to reduce mechanical equipment space. Building Base Mechanical penthouses should never be taller ■ For buildings between 3 and 5 stories, the base Tops may be expressed by variations in material, than the first floor. Building bases clearly define the extent of the public should encompass up to the first 2 floors of the fenestration patterns, and architectural moldings, realm, providing spatial enclosure, mediating building. balconies, or other modest projections at the line of Frontage- differences in scale between adjacent buildings, transition between the body and the top. Building and offering visual and physical connections to ' For buildings 6 stories or more, the base should tops should be defined on all sides of buildings, To further community goals for the creation of sidewalks and public spaces.After the ground floor be at least 2 floors high and may include the 3rd including service frontages. active, attractive streets and public spaces and frontage, the building base shapes the quality and story. support the service and access needs of individual character of public streets and spaces. Distinctions Building Body The following design recommendations should be projects, a hierarchy of frontage types are between building bases and bodies are expressed g x followed: recommended. These types range from traditional b variations in material, color, minor backs Building bodies are the main portions of the building main street conditions, with the highest levels of y p and are distinguished from building bases and tops For buildings between 3 and 5 stories, the top transparency and ground floor activity, to service above a transition line, fenestration patterns, and through variations in material, step backs above is defined as the area above the top floor and streets, with architectural moldings, balconies, or other modest g p parking access, loading docks and g include the parapet wall, cornice line, or eave at the line of transition between the the transition line from the building base, changes service entries. projections of the building. in fenestration patterns, and balcony projections. base and body. Imitation or synthetic building Foreachfrontagetype,primarydesigncomponents ■ For buildings greater then 6 stories, the top may materials, including EIFS, are strongly discouraged Building Top include the facade of the top floor and area address the rhythm of building entries, level of on building bases and should be avoided. Building transparency, relationship of building entries to Building tops include the area of the facade above above the top floor including the parapet wall, bases should be defined on all sides of buildings, the top floor (or including the top floor on taller cornice line, or eave of the building. sidewalk grade, minimum clear ceiling heights, including service frontages. and permitted projections beyond required build- buildings), the parapet wall, cornice lines for flat to lines. roof buildings, and eaves and roof structures for CqVl E IDIAN:--- Fal 3-39 Item 5. 3 THE PLAN DESIGN F380] •i i E r �, 11 U + P 1 lug t r 00 #: a� I T 40A > PP �F # General Recommendations in Activity Centers for storefronts 2 to 10 feet above sidewalk grade, secured parking is often included at the rear of the retail frontage; however slightly less transparency and minimum clear ceiling heights of 15 to18 feet. units. for storefronts is recommended. This change Commercial Retail Frontage To ensure accessibility, the first floor entries should permits greater variation in storefront conditions For streets and block fronts where commercial match the grade of adjacent sidewalks.Blade signs, a wide range of applications has emerged.this building type has evolved in recent years, to accommodate a wider range of ground floor a uses and pedestrian activity are most desired, it is awnings, canopies, outdoor displays, and shop Sometimes, the upstairs owner of a unit uses the uses. recommended that sidewalks be lined with shops, fronts are all acceptable projections beyond the downstairs commercial space as a private work restaurants, and galleries and that buildings be build-to line.These projecting elements add variety Urban Residential Frontage in Commercial designed with the following: and visual interests to the street while space. Other times, the unit owner will lease the g g: providing Areas tenants opportunities to exhibit their individuality, ground floor unit to a second party who uses it for ■ multiple sidewalk entries matching sidewalk pp y a business. Occasionally, live-work The first floor elevation of buildings on streets with p g advertise their location, and display goods, Y projects have residential ground floor uses should be elevated grade been built where the downstairs and upstairs units • services, and special offerings to passersby. are sold separately. While the exact parameters above sidewalk level such that windowsills are generously-scaled display and transom p Y• windows Live/Work Units and Frontage for such a building type need still to be resolved, above pedestrian eye level to maintain privacy it seems clear that there is some market for this Yet still permit the informal surveillance of public • pedestrian-scaled signs and banners Live-work units are a form of integrated mixed type of project in the Treasure Valley. Because the space. Raised stoops, exterior entries for individual ■ awnings or canopies for sun shading use development that has become quite popular depth and width of such projects are extremely units, landscaped setbacks behind sidewalks, and These frontages generally occur in Mixed Use in recent years. Scaled to more or less match a flexible,they are ideally suited to be used as "liners" minimum levels of transparency are recommended. Commercial and Lifestyle Center Areas. For these traditional two-, three-, or four-story townhouse, attached to internal Providing privacy for residents and creating an Y parking structures or larger l l h h suc units have a publicly accessible commercial active street are both highly important for any frontages, blank walls (ground floor wall surfaces buildings. without fenestration) and curb-cuts to access space on the ground floor, and a somewhat less urban residential street, and both can be achieved parking, service, and loading areas should be accessible dwelling (or multiple dwellings) above The Live/Work frontage requirements follow many simultaneously. generally prohibited. it. In the simplest condition, such buildings are held of those provided for a commercial retail frontage in fee-simple ownership by a single owner who with a few important exceptions. For Live/Work Stoops 18 to 48 inches above the sidewalk The commercial retail frontage supports the creation uses the ground floor for commercial purposes and frontages, the limit between entries, the required grade should be provided with a minimum 40% of a comfortable, safe and interesting pedestrian lives upstairs. Quite often, the upstairs units can be clear ceiling heights, and first floor elevation transparency in fenestration for residential fagades, environment. A minimum of 40% transparency accessed from both the front and the back, and requirements are the same as the commercial and bay widows and balconies differentiate individual units. CVEFJDIAN*_--- Fal 3-40 Item 5. 3 THE PLAN DESIGN F381] } E' Specifically, the urban residential form should Porch and Fence Frontage Pitched Roofs Screening of Mechanical Units and Service reflect the following guidelines: The porch and fence frontage provides a building Pitched roofs should be,where possible,symmetrical Areas ■ buildings with a minimal landscaped setbacks facade set back from the street to allow room for hips or gables, with a pitch between 4:12 and All mechanical units should be screened from ■ buildings oriented to streets with multiple building a private, fenced yard. A fence clearly signals 12:12. All pitched roofs should have an overhang public view. These may include: air conditioners, entrances on the ground floor the break between the public realm of the street of at least 12 inches. The overhang can extend electrical transformers, trash collection equipment and sidewalk to the private realm of the yard and to a maximum of 2 and a half feet beyond the including receptacles, compactors and off-street ■ buildings heights of 40 feet maximum porch. Porches along the front of the building allow fagade of the building. Roof brackets and rafter tail loading and unloading areas. ■ architectural styles and materials that are residents the opportunity to interact and engage treatments are encouraged. compatible to surrounding neighborhood in activities in the public domain while maintaining Roof-mounted mechanical equipment should not ■ landscaped buffers between new development a level of privacy. Building Details be visible from along any fronting streets. Where and single family development Details are those specific elements of buildings such equipment will be visible from adjacent Roofs buildings or rear parking areas, the equipment ■ streetscapes improved to a minimum of 12 feet intended to highlight or articulate key structural must be mounted to be unobtrusive and painted in width, including a 6 foot wide clear walkway The Ten Mile Interchange Area includes a wide qualities or characteristics and are often mandated match finish roof materials. ■ parking located underground where possible, variety of individual buildings. It is assumed that by code. Such elements can include color, to but if there is surface parking, it should be there will be a mix of flat and pitched roofs. materials, architectural elements, design details, Trash collection areas, loading and service areas located in side or rear yards Flat Roofs types of construction, etc. This code element need should be incorporated into the building envelope, not be used for all (or any) building types within the or be screened from public view by a masonry ■ parking areas facing streets are strongly Flat roofs are permissible on commercial,mixed use, guidelines. wall.This wall must be at least 6 feet high or at least discouraged, including front-loaded garages or multi-family buildings. Flat roofs must be raked one foot higher than the container that it screens. ■ to the extent possible, curb cuts should be at the minimum slope necessary to shed water Materials All screen walls must be landscaped and built of minimized and additional driveways to parking and must meet all other applicable construction The primary facade materials for structures within durable materials similar in type and detailing to and service should be shared to avoid conflicts requirements. a Mixed Use Residential, Mixed Use Commercial the buildings they serve. with pedestrian circulation. or Lifestyle Center area should be masonry, Buildings with flat roofs must include a parapet Y Y- General Recommendations in Neighborhood surround across the entire primary facade (front) particularly at street level. Above street level, Residential and Institutional Areas as well as on both side facades. The top of this masonry-like building systems (DryVit, etc.) are parapet should be no less than 18 inches higher acceptable to the extent that they are detailed to Stoop Frontage than the highest point in the roof plane, and match the masonry detailing on the street level. For street and block frontages along residential must be high enough to screen all roof-mounted High quality materials such as terra cotta, natural streets and areas with a moderate amount of mechanical equipment from view from any point stone, clay-fired units, or other approved masonry pedestrian activity, it is recommended that ground on the adjacent street. materials are encouraged for architectural details floor elevations be 18 to 24 inches above sidewalk Roof parapets should be treated as unique topping or accents.The strongest use of details and accents grade and that the individual units open directly elements on the facade of flat-roof buildings.Special should be reserved for street level windows and onto adjacent rights-of-way. attention should be paid to the use of articulations, entries. signs, details, inlays, friezes (a horizontal element with designs or carvings along a wall or around a room) or other appropriate elements. (�E IDIAM-- la IDAHO a 3-41 Item 5. 3 THE PLAN DESIGN F382] y . `. l f - 1111 IL NA y - Street-Oriented Development in street would have to be approximately 60' tall. activity center. An optimal public space maximize these uses at the street level, with as This is an intensity of development that is difficult creates an effective sense of enclosure through much continuity between uses as possible. Activity Centers to achieve in most suburban settings. However, the buildings on the sides of the space. Again, the width-to-height relationship can go as low the width to height ratio should not slip below Main entries into street level uses should be l Width to Height Relationships from the fronting street. Where a building sits as 2:1 or even 3:1 and still manage to create the 3:1. If a plaza or square is 120 feet in width, the at the intersection of two streets, entrances Within an activity center, buildings help define desired spatial qualities. In the same 60' ROW, fronting buildings should be approximately 40' the three-dimensional qualities and spatial should address the dominant fronting street. this means that fronting buildings could be as in height. Where multi-storybuildings are used, entrances characteristics of the streets and civic spaces. low as 30' or even 20' high and still manage to g The planning and design of buildings should effectively enclose the space. Street Level Uses to upper-level uses should also occur on the relate to the planning and design of the fronting primary fronting street. Such entrances should streets. Ideally, the relationship between streets within Streets are the dominant civic spaces within be clearly marked and easily accessible, but a commercial activity center and the fronting a commercial activity center. Street level uses should not interrupt the flow of pedestrian- Many studies indicate that the optimal level structures will never slip below a 3:1 ratio. should be designed to lend to the overall oriented street-level uses. Direct access to of spatial comfort is found in situations where character and quality of the pedestrian This implies that the tallest buildings within street-level uses should not occur from rear there is approximately a 1:1 ratio between commercial activity center will fall along the environment. Specialty shops, service and parking lots or structures. the width of the street and the heights of the convenience retail, and restaurants should widest streets.buildings on either side of the street. In the case be the predominant street level uses within a The sketch shows how streets and facades of a street with a 60' ROW and no building This width-to-height relationship also affects commercial activity center. Buildings should should relate within the commercial activity setbacks, the structures on either side of the the design of civic spaces within a commercial be designed and programmed in order to centers. (�E IDIAM-- la IDAHO a 3-42 Item 5. 3 THE PLAN DESIGN F383] Regional Retail Where a single-use building is to occupy an entire block of a commercial activity center, this building must follow all of the applicable guidelines for the design and detailing of the primary fapade of the building. Such a building is to be placed at the periphery of M ry ,• " the commercial activity center, away from the - �; f -� dominant public spaces and civic center of the - "_ •v � � �-' ` �"d�„� 9 �-- � ;-�. project.Public ROW shall front such structures on all four sides. ROW on the sides of the structure shall be detailed as secondary streets. If �. :�"• r possible, liner buildings or similar structures are recommended along these side facades. A a � liner building is a building specifically designed to mask a parking structure or retail structure _ -- __ - ■ �._. � from view from an adjacent street frontage. Used as such, a liner building is generally less s' than 30 feet in depth and one-to four-stories in height. All loading and unloading and services shall be located on a designated tertiary i street. ' ` The sketch to the right shows how a "big box" should be integrated into the lifestyle center , -�``�-� area. Using various liner buildings that ho use small retail, for rent housing and offices, the building facades help define the three- s,[t,,. / dimensional qualities and spatial characteristics of the streets and civic spaces within the commercial activity center. The streets within a - commercial activity center create the effect of a three-dimensional outdoor room, where the r ROW serves as the floor of the room and the buildings on either side of the street serve as the walls. The relationship between the width of the ROW and the heights of the fronting buildings is critical in helping effect this spatial quality. `- ON— f r t J. (�E IDIAN*-- �� IDAHO a 3-43 Item 5. 3 THE PLAN DESIGN F384] T., � Transit Center of promoting transit opportunities: where people live,work,shop, and recreate, development patterns by providing housing, resulting in a safe twenty-four hour place. services, and employment opportunities for The Ten Mile Interchange Area, which is The transit center area is well-connected to a diverse population in a configuration that planned to optimize transit and walkability, the surrounding neighborhoods and to the • A choice of housing types enables people proposes a transit center as a core component. region. A continuous network of collector of different incomes and ages to live in facilitates pedestrian and transit access. TODs The proposed transit center depicted here streets and pathways provide a choice of the center area, supporting a healthy and mix residential, retail, office, open space and public uses, in a walkable environment, making is located along the rail line at the northeast safe, convenient, and interesting routes diverse culture. it convenient for residents and employees to corner of Ten Mile Road and Franklin Road. within and without the center area. The Ten Mile Specific Area Plan supports choice travel transit, bicycle, foot or car." Adjacent to the transit center are commercial, ■ The transit center area's streets, parks, and between walking, biking and transit.The benefit employment, and higher density residential squares (as shown in the diagram) become is a measure of independence for those who "The provision of local services for TOD residents land use types. the community's outdoor living rooms. They cannot drive, especially the young and the as well as the surrounding neighborhoods, While many might suggest that planning for should be designed as safe, convenient, old. results in reduced vehicle miles traveled within and comfortable laces in which to spend the immediate area. This is because nearby transit at this time if too forward-thinking, not p p PeterCalthorpe,in his book,The NextMetropolis, neighbors no longer have to travel outside the planning fortransitwilllimitthe opportunities and time. No major pedestrian route should be wrote the following about the design and economic viability of the area. The reservation through a desolate parking lot or though a area for some of their daily needs.The safety of y p functionality of transit-oriented development: of this key location to accommodate future lifeless street. These outdoor rooms become the center area increases due to the number transit connections needs to be considered. the places where the chance meetings of "A transit-oriented development is a mixed of visitors and residents providing eyes on the people occur on a daily basis where citizens use community within a 2000 foot walking street on a twenty-four hour basis." Thefollowing principles have been incorporated form community bonds. distance of a transit stop and core commercial into the Ten Mile Specific Area Plan as a means ■ The transit center area has a mix of uses, area. TODs offer an alternative to traditional CqVl E IDI� Fal 3-44 Item 5. 3 THE PLAN DESIGN F385] Awnings -' Awnings are the least expensive way of providing - climate protection to pedestrians. In general, an awning is an ancillary lightweight structure of wood, metal or canvas that is cantilevered from a building _f , facade to provide shade to the fenestration and spatial containment to pedestrians. Within the Mixed Use Commercial areas and the Lifestyle Center area, awnings shall extend a minimum of 5 feet from the facade of the fronting structure; 8 feet is preferable in wider pedestrian `. lt R environments. The bottom edge of an awning shall be no less than 8 feet above the sidewalk immediately below, and no more than 10 feet above. Commercial and office buildings located in other areas are encouraged to incorporate awnings. + The awnings should be architectural materials that complement the primary materials of the structure to which they are attached. Natural materials - canvas, wood, metal—are preferred. AkKY Vinyl is prohibited. Awnings shall not be internally illuminated.The dimensions of awnings should take - into consideration street trees and street lighting. Awnings are recommended as architectural elements within High Density Employment Area and in association with higher density and mixed use residential structures. F• 0 Y 1 1 /1\n� i ■OUIf NJv++yJL'I CC Y "J` U] (�E IDIAM-- �� IDAHO a 3-45 Item 5. 3 THE PLAN DESIGN F386] Signs } Signs should be designed to ensure that tenants, residents and visitors could quickly and easily find J their way. All signs shall be designed to contribute S to the overall character, identity and way finding system. Signs and environmental graphics shall be conceived of as an integral part of the architectural t design, not as an applied afterthought. The colors, t ' materials,sizes,shapes and lighting of signs shall be compatible with the architecture of the buildings and the businesses they identify, and shall not be incompatible with surrounding buildings or Y development. ``L _ Lettering should be simple, legible and well- proportioned for clear communication.Sign shapes shall be simple geometric forms. Sign materials 5 �_ shall be durable and easy to maintain. Flags shall not be used as signs. Backlit or internally lit signs are discouraged. Each business within a commercial activity center that includes an entryway onto a �;r X�" primary street shall have one sign oriented towards vehicular traffic and one sign oriented towards pedestrian traffic. Businesses that sit on corners at ' - - primary street intersections shall have two of each type of sign. In employment areas, signs should be limited to monument signs with one at each entry. In some cases, wall or even roof-mounted signs will be permitted in an office or industrial setting where the sign is an integral part of the overall building design. (�E IDIAM-- la IDAHO a 3-46 Item 5. 3 THE PLAN DESIGN F387] Public Art The use of art in public places,both in civic locations and as part of private developments, contributes to city identity and character. Public art can enhance the landscape and provide focus within c v - public spaces. It improves the visual environment for all residents, while strengthening community identity and boosting community pride. The City of Meridian values the livability and beauty that public art adds to shared spaces where people - live, work, visit, and recreate. Public art should be meaningful and encourage the free flow of ideas r and cultural ideologies. In the Ten Mile Interchange Area, public art should be incorporated into the design of streetscapes, public buildings, parks, transit, infrastructure, and other public projects. This plan encourages that both public and private strive for high-quality design. Public art—along with architecture, �— landscape architecture, urban design, and historic preservation—is one of several important tools that - can be used to accomplish this. - ��li� lfl't Developers are encouraged to collaborate with artists to generate creative design solutions in any development project. Artists could work as integral members of design teams or develop art projectsthat are integrated into either the architectural - design or the design of plazas and public spaces associated with the building.Integrated art projects -. should be easily visible to the public, (e.g., on the exterior of buildings rather than in lobbies, or visible from the street or publicly accessible open spaces a rather than interior courtyards). a� i y (�E IDIAM-- �� IDAHO a 3-47 Item 5. 3 THE PLAN DESIGN F388] Parks and Open Space M r, Increasingly, people are looking to live, work, shop and play in dense, diverse environments. At the same time, they also want visual or ' physical access to effective and appropriate f open space. With urbanization and increased intensity of use comes the responsibility and opportunity to provide more open space, pathways and public gathering areas. The open space and pathway network - - proposed for the Ten Mile Interchange Area W-.. are as important as the buildings and physical structures in defining the unique character of the area and in making it more livable. Public -- spaces within the area should work as a system = - to provide a wide variety of venues. These spaces, linked by pathways, range from small, intimate, "pocket" parks and outdoor dining ��"" areas, to larger plazas and squares, to linear A parks and recreational areas that relate to area canals. Public Space in Activity Centers Commercial activity centers are mixed use environments intended to attract people from throughout the community.While streets remain the dominant public spaces, each center should also include a number of open civic spaces, both public and private, specifically designed to accommodate programmed and spontaneous activities. The heart of a successful commercial activity center is often an open civic space,so the value of carefully locating and designing such a space cannot be underestimated. Such a civic space should be located adjacent to and accessible from at least one primary street. Care must be _ - taken to einsure that the programming and use I of the space is not disrupted by vehicular traffic. It is rarely workable to create a traffic island or circle and use the space within the island or circle as a functional civic space, as the flow of traffic impedes pedestrian access. r=.r. y -� ;"' '- T I t (�E IDIAM-- �� IDAHO a 3-48 Item 5. 3 THE PLAN DESIGN F389] Application of the Design Elements Page . Design Element Residential Mixed Use Employment Special Areas The matrix on this page and the figures that follow LDR MDR MHDR HDR MUR MUC LC LDE HDE ME I Parks Civic summarize the application of the design elements 3-32. Architecture and Heritage 0 4D 0 0 0 0 111110 0 0 0 0A% of the plan. 3-33. Street oriented design Commercial & mixed use bldgs. Residential Buildings 3-34. Buildings to Scale 3-35. Gateways 3-36 .Neighborhood Design 3-37. Building Form & Character Commercial Activity Centers Building Facades I + Building Heights 1 General Limint of 4 stories First Floor Ceiling Heights for Retail ,! Up to 6 Stories Base, Body, and Top f Frontage Commercial Retail Frontage Live /Work Unit Frontage Urban Resid. Frontage in Commercial Districts Neighborhood Residential & Institutional Roofs Flat Pitched 3-41. Building Details Materials Screening of Mechanical Units and Service Areas Awnings Canopies 3-46. Signs 3-47. Public Art IDIAN:--- �`l 3-49 Item 5. 3 THE PLAN DESIGN F390] Industrial Mixed Employment Medium High Density Mixed Use Commercial High Density Residential Lifestyle Center Residential PLACEMENT Mostly detached I large setbacks Mostly detached osmall setbacks Mostly attached I moderate setbacks No front setback-attached buildings Attached!moderate or no setbacks No front setback-attached buildings No more than 30 k parking on the front Hold the comers.No parking on the front Hold the corners.No parking on the front HEIGHTS *1 to 2 stories 1 to 4 stories 1 to 3 stories 1 to 4 stories 1 to 4 stories 1 to 5 stories VERTICAL RHYTHM Base(T)&Body(fop desirable) Base,Body&Tap required Base,Body&Top required Base,Body&Top regOfed FRONTAGE maximum %Windows.Single plane wall 20%Windows.Single plane wall Porches.No front loaded garages- 4G%of linea r dimension of street level Porches I stoops-No front loaded garages- 40%of linear dimension of street level maximum distance=building height maximum distance=building height Predominantly alley loaded frontages shall be in windows or doorways Parking under structure or behind building frontages shall be in windows or doorways I � S5 . . . . . . . . . . . . . . . . . . . . . . . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .... .... .... . . .. . .. .. .. .... . .. .. .. .. .. .. . . . . . . . .. . . ...... . ... . . . . . . . . . . . . . . . . .. .. .... 4 - - - - - - - - - - - - - - - - - - - - - - - - • - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . . .. . . .. .. .. .. .. .. ... .. .. .. ... R3 - - - • - - - • - - - -- - - - - - - - - - - - - - - - . . .. .. .. .. - - - .. .... . . .. ....... Z . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... .......... . . . . ............... 1 ft F®r 9W jr nW lndustral Mixed Employment Medium High Density Mix Use High Density Lifestyle le Cente High Dens- Medium Density Residential Commercial Residential Residential Residential ti .M. 1 z � 1 m ``.+.mow+.�.-.+•`` .. _.. 1 � rl ft ■ � 1 (�E IDIAM-- �� IDAHO a 3-50 Item 5. 3 THE PLAN DESIGN F391] Low Density Residential Medium Density Residential Mixed Employment High Density Employment M Lifestyle Center Mixed Use Commercial PLACEMENT Mostly detached 1 large setbacks Detached&attached!large setbacks Mostly detached I small setbacks Mostly detached I small setbacks Buid to lot line-attached buildings Build to lot line-attached buildings No more than 30%parking on the front No parking on the front. Hold the comers.No parking on the front Hold the comers.No parking on the front HEIGHTS t to 2 stories 1 to 2 stories 1 to 4 stones 1 to 6 stories 1 to 5 stories 1 to 4 stories VERTICAL RHYTHM Base,Body&Tap required Base,Body&Top required Base,Body&Top required Base,Body&Top required FRONTAGE Porches-No front loaded garages Porches.No front loaded garages. 20%Windows.Single plane wall 30%Windows-Single plane wall 40%of linear dimension of street level 44%of linear dimension of strut level Predominantly alley loaded maximum distance=buiiding height maximum distance=budding height frontages shall be in windows or doorways frontages shall be in windows or doorways s6 . . . . . . . . . . . .. . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . T5 . . . . . . . . .. . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 . .. . . . . . .. . . . . . . . .. . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . R 3 . . . . . . . . . . . . .. . . . . . . . .. . . . .. . . ... .. . . . . . . . . . E2 . . . . . . . . .io . . . . .. . .. . . . . . .1110% . . . I& . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Nor- _ - - In Low Dens Medium Density Mix Use Mixed High' ity Transit Resid. Residential Commercial Employment Emplyment Lifestyle Center Mix Use Commercial Station � C%VfEN?1AN:--- �`l 3-51 Item 5. 3 THE PLAN DESIGN F392] THIS PAGE INTENTIONALLY LEFT BLANK fal 3-52 Item 5. 4 PUBLIC PLANNING PROCESS F393] SECTION 4 -THE PUBLIC PLANNING PROCESS C%VfEN?lAN:--- fa 4-1 Item 5. 4 PUBLIC PLANNING PROCESS F394] Mission, Objectives, and Measures Through the various pre-charrette forums, a mission and series of objectives and measures for the plan evolved.To this end, the charrette team entered the charrette with the following mission, objectives and measures in mind. Mission: To prepare a sound and effective plan for the Ten Mile Area that would: ■ Further our goal of making Meridian the premier place to live, work and raise a family in the Treasure Valley ■ Provide clear guidance and predictability for development ■ Recognize and is responsive to market influences and conditions ■ Help us maintain a sense of place and enhances Meridian's character • Support a stronger Meridian economy ■ Be accepted by the City and interested stakeholders as a framework for the future development of the area and its surroundings LAND USE, DESIGN AND THE ENVIRONMENT TRANSPORTATION FINANCIAL/ECONOMIC REGULATORY Promote quality Sound access management program Increase employment base Clarity concerning design, land use and Establish relationships between developments to Plan for rail connections Improve overall job/housing balance infrastructure expectations create an integrated urban form and identifiable Preserve performance of interchange and Encourage higher quality commercial Raises the bar on quality of development hierarchy arterial roadways development Predictable development process Link land use patterns and design to Establish road cross-sections that enhance Provide for family-wage jobs The Plan is a Success if it results in: transportation system performance appearance and performance Create a sense of place--of being somewhere, Promote economically sustainable land use Faster approval process when meeting plan not anywhere Accommodate transit in roadway design and patterns and urban design elements expectations the arrangement of land uses Provide for sound market performance Fewer political conflicts and lessens concern Enhance streams and water features as Promote development of a collector street about development by area residents recreation amenities system The Plan is a Success if it results in: Integrate parks and recreation into the urban Provide pathway connections and links across Higher average wages framework interstate Higher tax revenue to support required Promote sustainable design concepts The Plan is a Success if it results in: government services The Plan is a Success if it results in: Minimizing congestion Meridian receiving increased regional retail and Involving a strong urban design frame in both employment form and function An interconnected and integrated pathway system Integrated land uses Adequately accommodating transit (bus and A comfortable and attractive human possible rail) environment Protecting floodplains and stream channels Successfully transitions from surrounding uses The use of sustainable products and design elements Recognizing and providing for newer, highly marketable residential and commercial products IDIAN:--- - ' 4-2 Item 5. 4 PUBLIC PLANNING PROCESS F395] PUBLIC PLANNING PROCESS conducted. Other potential data sources and coordination efforts are reviewed and discussed. June July August September October November December Overview A preliminary list of issues that would influence 2006 2OUb 2u0e zags 2006 2006 zoos The purpose of the public involvement process is development of the plan is: PHASE I PHASE 11 PHASE III PHASE IV to gain understanding from the community of how ■ Complementing, rather than competing with, Basis for Planning : Basis for Collaboration Charrette Basis for Action the see the future of the Ten Mile Interchange Area existing retail on Eagle Road and in downtown Vision,Goals, y g g g Existing&Future Engaging the Scenario Refining Drat I Adoption and to achieve consensus on the resulting plan. Meridian Conditions Stakeholders Development the Preferred Plan & &Selection of Plan Implementation The goal of the outreach activities is to involve as • Working with transit opportunities afforded by Preferred — —I many people in the process as possible by reaching the addition of a freeway interchange as well Plan out to local organizations and individuals,as well as as existing rail lines people who might not have participated in public ■ Striving to set a new standard for integrating events in the past. A key element of the approach transportation and land use August 31 September is to contact people throughout the process, and ■ Attracting a mix of employment 25 to 28 October 26 advance a variety of communication strategies to promote attendance at the charrette. • Improving existing design standards, ensuring predictability and precision in land use and Charrette • The integration of public participation and development regulations stakeholder involvement into the planning ■ Considering the needs of the area for health r process allows key project issues to be identified care, entertainment, and specific needs for and comprehensively examined. As illustrated SenIOfS Ongoing Public In v o I v e m e n t by the planning process timeline for the Ten Mile Web pasting, web comment form, media releases, web blog, web survey Specific Area Plan, the public had opportunities ' Maintaining pedestrian mobility in the area to participate throughout the process. The plan's through trails and pathways, rather than outreach and involvement efforts included allowing the freeway to interrupt pedestrian interviews with area stakeholders, coordination connections meetings with area agencies,a public open house, • Avoiding traffic problems of other area a four-day charrette at which the Ten Mile Specific interchanges and not repeating the mistakes of Interchange Project,drawing over 300 people. The ■ Transportation system performance - Current Area Plan is developed,and a post-charrette series Eagle Road open house introduced the project to the public and forecasted traffic patterns and trip of discussions with agencies and stakeholders to During this process the mission is established, and and began a rigorous brainstorming process that generators, current and forecasted volumes test, refine and finalize the plan. The core of the the objectives and measures that would drive the served as the basis for the charrette and fostered and intersection levels of service public involvement effort is the charrette. process and help the charrette team sift through community participation. The purpose of the ■ Existing and ongoing plans and studies - More than 500 individuals participated in the and assess the various alternatives are identified. public meeting was specifically to give the public Communities in Motion, Blue Print for Good scheduled public events, stakeholder interviews an opportunity to identify issues, concerns and Growth, City of Meridian Comprehensive Plan, and agency discussions, including attendance at Outreach ideas about land use, transportation, development 1-84 Corridor Plan, and others To ensure that the community was aware of and design in the Ten Mile Interchange Area, and the more than 50 hours of open door studio time at Y ■ Design guidelines - inventory of existing City the charrette. the upcoming planning process for the Ten Mile to allow the public an opportunity to contribute codes, zoning criteria and design guidelines. Specific Area Plan, events were announced in to the development of project objectives and several ways. The City of Meridian's website was measures. During the evening, more than 60 participants Listening and Learning provided input concerning design of the Ten Mile updated with news about upcoming events; post In advance of the open house,the consultant team Interchange Area via a Visual Preference Survey Kick-Off Meeting cards were sent to area residents before the public prepared a background analysis to share with the and many more provided comments concerning A kick off meeting is held to begin the planning open house; and notices were placed in utility bills. public and use as the basis for public input. The existing conditions and design options.The mission, process.The meeting is attended by representatives Press releases were sent before, during, and after background analysis included: objectives and measures were tested and it was of emergency service providers, the Parks charrette, which was covered in local television determined that the appropriate and and print media. ■ Existing land uses and ownership patterns Y were Department,Public Works,City Council,the Mayor's represented the community's desires for the area. Office, City Planning staff, transportation agencies, ■ Environmental conditions and various business groups and others. Community Meeting ■ Infrastructure and services - existing and Lessons learned: Members of the community were invited to planned future service areas and facilities ■ People in Meridian care. The look and feel Since background information about the Meridian participate in the planning process beginning with ■ Transportation facilities- existing and proposed of the place is important to them. Residents Ten Mile Interchange Area was needed as a the public meeting on Thursday, August 31, 2006. transportation facilities and transit routes worry about how the road in front of their basis for the planning process, key stakeholders The meeting was an open house held jointly with property is going to change, and have a good are identified and a stakeholders analysis was the Idaho Transportation Department's Ten Mile CVEFJDIAN*_--- Fal 4-3 Item 5. 4 PUBLIC PLANNING PROCESS F396] Land Use ScenanD 2p20 BDse Cass achy Cour]In;sN: h,n'oc n:D:a' N■w1,aN _ ,en a1 202a Land Je i a- �pLnwwwn ghum r ce i PI¢n¢nd C. ,� �_+ rr•°a oL141dmvrwa Nd M UtRLR«nnNnnasmumrgnuaYRlwn understanding of the significant role the area was The economic development group also discussed Transportation Public Facilities and Juivic.ub going to play in the region and its contribution creating a lifestyle centerin the Ten Mile Interchange The group discussing transportation issues within The third group covered public facility and service to Meridian's prosperity. People know the area Area as a way of achieving the retail objectives. A the Ten Mile Interchange Area focused on roadway issues stemming from changes brought about by will change and were ready to welcome that lifestyle center could provide a pedestrian-friendly performance within the area and future transit the Ten Mile Specific Area Plan. They considered change as long as growth and traffic impacts "town center" feeling while providing "upscale" connecting the area with the rest of the Treasure how development would impact irrigation in were handled responsibly. shopping, mixed uses and recreational amenities Valley (along the rail line bounding the study area the area. Amenities such as a branch library, an ■ Those living south of the interstate feel it was not provided in any other area of the Treasure on the north side). For rail to operate efficiently, area park and walking paths were also discussed. important that the Specific Area Plan allow Valley. it would have to integrate with the existing transit Methods of ensuring continued rapid response from for a smooth transition to the rural residential We learned that: system, including Park 'n Ride services, as well fire, police and emergency services were covered. character found south of Lamont Rd. as other transportation modes such as bus and Lastly, the group addressed the need for sewer and ■ New access to the south will open new markets vanpool.Possibilitiesforadditional road connectivity water line capacity in the area. Agency Coordination in an area with little or no employment in the area around the proposed interchange were On the some day as the first public open house, ■ There was the potential for an employment explored. Rail transit was currently under discussion We learned that: a coordination meeting was held with agency center at Ten Mile in the Treasure Valley. ■ Preserving irrigation in the area was important representatives. This meeting helped to establish . An emphasis should be placed on attracting We learned that: during and after development ownership of the project, coordinate the effort living wage jobs ■ Along the canals, a multi-use pathway could with other ongoing projects, identify data gaps ■ Any use of the rail line should be integrated with be built on one side, but no landscaping of and identify resources that each agency could ■ There was already retail pressure in the Ten Mile traditional transit. Park'n Ride services should be p g Interchange Area, and a managed response to the canals and ditches themselves should be bring to the process and contribute to charrette. this demand will be critical to the area's long integrated with other modes of transportation included since it can create impediments to the Attendees broke into three groups to discuss the Ten term success and sustainability ■ The city could facilitate a trans-loading facility irrigation system Mile Specific Area Plan: economic development, within Industrial-zoned areas to promote transportation and public facilities and services. ■ Unique industrial opportunities in the area, such p There was interest in linking existing trails as well as rail and the proposed extension of SH 16, will industrial development along the rail line as creating city-wide pathways Economic Development allow the City to attract clean industries ■ Overland Road should connect between Black - The plan should include room for a 25 acre The economic development roundtable discussed ■ There was enthusiasm for a lifestyle center as Cat Road and McDermott Road community park the possibility of an employment center in the a destination place with genuinely integrated ■ Construct a coordinated collector system to . Medians at gateway locations and the Ten Mile Interchange Area. The pressures for uses preserve the level-of-service on arterials interchange should be landscaped retail development have limited the opportunity ■ It was important to integrate, connect and ■ Railroad lines, 1-84 and the future extenstion ■ A fire station was set to be built on Ten Mile in to advance employment centers at the region's generate synergy among these different of State Highway 16 could all pose significant the next five years and development, especially interchanges. With growth in the region, it appears components in order to create a regional barriers to local connectivity. Roads can only high rises, will require new equipment that market forces will continue to advance retail destination that also serves local needs cross the rail line at 1-mile intervals ■ The Fire Department and Police Department uses at the future Ten Mile Interchange, but that the ■ An additional challenge was in the financing of want emergency access to the freeway and the Citycan influence the development of the area and the non-transportation related amenities, like greater area considered in the plan attract new employment while accommodating hardscape and landscape retail development. ■ A satellite library could serve the area after ■ Access to Ten Mile Road will need to be development controlled in order to regulate traffic flow CqVl E IDIAN:--- Fal 4-4 Item 5. 4 PUBLIC PLANNING PROCESS 397 r. yse:-sue,. S. Stakeholder Interviews arterial corridors. Office and industrial uses were Throughout August, interviews were held with key identified by some as potential markets along the stakeholders, i.e. those members of the public rail and interstate. with a specific interest in the outcome of the plan. The stakeholders were identified from property The Issues and business ownership, developers, community Having met with the public, interviewed groups, and public officials. These interviews stakeholders, and spoken with agencies, it was helped to build trust and allow stakeholders to determined that the following critical issues would express their thoughts freely, and helped to inform to be addressed at the charrette: the charrette team of specific goals and interests . Retail pressure to create more retail space at in the development of property within the Ten Mile the interchange Interchange Area. ■ Landowner expectations of commercial At the interviews, the details of the project were development explained, along with the process, how input . Accommodating the expansion of the regional would be used, and how stakeholders could stay involved in the process as the plan developed. transit network Interviews lasted roughly one hour and covered ■ Turning movements and intersection spacing the stakeholders' concerns in the following areas: along Ten Mile Road ■ Land Use ■ Establishing connectivity in the study area with • Design a system of collector roads ■ Regulation ■ Transportation Stakeholders provided the charrette team with an understanding of their specific goals for their properties based on their plans and existing comprehensive plan for the City. Many investments have been made with the goal of capitalizing on the proposed interchange. In most cases, developer objectives were focused on taking advantage of the interchange and arterial road system in the Ten Mile Interchange Area to support regional commercial retail development. Housing was considered a viable use by most developers and land owners in areas set back from major Fal 4-5 Item 5. 4 PUBLIC PLANNING PROCESS F398] The Charrette Design Process In order to avoid rework and to make the best use of everyone's time, the charrette team conducted Definition and Benefits of the charrette an opportunity and constraints analysis before Process starting design work, spent time studying the area, In the context of modern planning, a charrette was and developed a market analysis to inform the an intensive, multi-disciplinary planning process. planning process. The charrette team used short feedback loops in order to ensure that the design It was designed to facilitate an open discussion .. f . --- -- �, between all of the stakeholders of a given planning stayed on track. Each design iteration was tested -- T l .Y: T; area, including community groups, property by a round of review by interested parties. During the charrette, the design advanced from a set of t--- owners, developers and neighbors. The charrette conceptual alternatives to a preferred alternative was a collaborative planning process that harnesses - r the talents and energies of all concerned parties through a series of reviews.Feedback was collected in order to create and support a plan. charrettes during continuous ad hoc meetings with drop-ins, , were a great way to involve a broad spectrum scheduled stakeholder meetings, in-studio daily of stakeholders and create a shared vision for an pin-up reviews, and large public meetings in the T evenings. area's future. eve - _ The underlying philosophy of a charrette,according Day 1:Visioninq �- to Mayor Tammy de Weerd, was that "an informed - citizenry knows what was best and through Summary discussion and collaboration can develop the most • Meetings: The team held meetings with the City issues such as building massing and orientation, The Day's Work appropriate and vibrant plan for the future—a plan and various stakeholders, including some that architectural elements, and land use mixes were that represents their values and ideals." With the were not interviewed previously Based on the input from the previous evening's p tested to determine preferences as part of the session, the charrette team began development Mayor's statement in mind, the Design charrette ■ Site tour: The team took a tour to view the study visioning process. of the alternative design concepts, including the process for Ten Mile Interchange Area was based area This first evening meeting was an opportunity for the land use, urban design, transportation system, on the principle that "the best plan was made by . Public Work Session: The team conducted regulatory, and infrastructure components. The many hands." community to voice their thoughts and ideas about g Y- p a public work session with input and vision the future of the Ten Mile Interchange Area. The process included an analysis of infrastructure and The Evolution of the Plan: The Charrette brainstorming opening session was also when the multi-disciplinary transportation system elements. ■ Public Meeting: The team conducted an charrette design team gave a presentation about Schedule opening night public meeting the existing conditions in the area and important The Public's Input To develop a comprehensive and integrated market influences, providing ideas for building A series of meetings was held with stakeholders, plan for the Ten Mile Interchange Area, the City The Days Wory strong and sustainable neighborhoods. property owners, developers, economic of Meridian hosted the design charrette from Several visions of the Ten Mile Interchange Area development officials, council members, market September 25th to 28th. "Our hope was that, were developed by the charrette team based on Day 2: Design Concept Development experts,and agencies,including those representing through the charrette process, we can identify the the information they gathered by meeting with the the design of the proposed interchanges--ACHD, very best future for the Ten Mile Interchange Area. public and state and local agencies. These visions Summary and ITD. All meetings were open to the public. We want to establish a development plan for the represented a series of potential frameworks for the ■ Review of Community Input: The team reviewed The meetings offered an opportunity for everyone area that takes full advantage of the proposed design and development of the area that would all of the community input and summarized to gain a greater understanding of the various interchange, while preserving the transportation be tested during the public session in the evening. these concepts into main points aspects of the area so that the designs could be system and creating a place people of Meridian The frameworks integrated a variety of design, ■ Studio meetings: The team held meetings to well informed. were proud of—a place where people want to transportation, land use, and other development discuss how to synthesize the opening night During the second day's hands-on work sessions, be," said Mayor Tammy de Weerd. components as a means of obtaining input and concepts ultimately, affirmation concerning a preferred charrette participants were asked to help the , During the four days of charrette a team of ■ Team's Evolving Concepts: The team spent the design team draw what they envision in their area. architects, landscape architects, engineers, vision or framework for development of the area. day creating concepts from the community p g Y g p Y These sketches(usually a combination of words and planners, economists, urban designers, and The Public's Input input form) do not have to be detailed or sophisticated, transportation planners and engineers worked day ■ Open House and Pin-up Review: The day's work as long as they were clear about the plan for the and night to develop alternatives that eventually At the end the first day, the charrette team was presented in an evening "pin-up" or display area. Participants were instructed to "argue with merged into a preferred alternative. The design asked for authorization from the public and of the drawings for public review your pencil" as a way of exploring and resolving studio was open to the public between the hours stakeholders to proceed with development of a potential conflicts. of 8:00 AM and 9:00 PM. series of four alternative design concepts based on the preferred vision. Several detailed design C%VEN?1AN:--- Fa 4-6 Item 5. 4 PUBLIC PLANNING PROCESS F399] Day 1 , Monday xenario 1 TWIz en Mile Interchange Specific Area Plan Charrette Schedule 25-Sep 26-Sep 27-Sep 28-Sep ` - Monday Tues, Wednesday Fhursday Team Mtg. Team Mtg. Team Mtg. g; $:QQ AM Set Up ��'-- Alternative Synthesis and Production 9:Q0 AM Concepts Designs ravlo,rl 10:00 AM Tour Developed Developed --__- -14. 11:00 AM - i 12:00 PM Lunc Lunch Lunch Lunch . - Stakeholder ti�°: ::;•, .. 1:00 PM Alternative Synthesis and Production a Meetings Concepts Designs 2:00 PM Developed Developed and and 3:00 PM - Stakeholder Stakeholder 4:00 PM Meeting Prep. Meetings Meetings 5:00 PM House 6:00 PM Dinner Open Dinner Dinner �. 7:00 PM Public Meeting Design Public Meeting -- � Refinement 8:00 PM 4 and Alternative Synthesis and Production 9:00 PM _ Y - - Concepts Designs 10:00 PM Developed Developed 1 11:QD PM �V[erz r�cn mniio � 12:00 PM CVEF,IDIAN*--- �� IDAHO a 4-7 Item 5. 4 PUBLIC PLANNING PROCESS F400] Day 2, Tuesday Ten Mile Interchange Specific Area Plan Charrette Sche-dine 25-Sep 26-Sep 27-Sep 28-Sep Monday Tuesday Wednesday Thursday 8:00 AM Set Up Team Team M#g. Team Mtg. I I 9:00 AM Alternative Synthesis and Production Concepts Designs ., Tour Developed • 10:00 AM p Developed 11:00 AM I 12:00 PM Lunch Lunch Lunch Lunch - - - - - - - - - - - - -- - - - - - - - - - 1:00 PM Stakeholder Alternative Synthesis and Production _ Meetings Concepts Designs 2:00 PM Developed Developed ,- � ----— _ and and a ' !3:00 PM Stakeholder Stakeholder = 4:00 PM . Meeting Prep Meetings Meetings 5:00 PM . • G�• ` 6:00 PM Dinner Open House Dinner Dinner 01 7:00 PM Public Meeting Design Public Meeting Refinement 8:00 PM and a Alternative Synthesis and Production - s:oa PM Concepts Designs 10:00 PM Developed Developed 11:00 PM -- 12:00 PM - CVEF,IDIAN*--- fal 4-8 Item 5. 4 PUBLIC PLANNING PROCESS F401] 40. F J, AN V �- - N. i L__—A Ld___ The day closed with a public open house where Meetings were also held to discuss and resolve issues people reviewed the ideas and helped to evolve with property owners, developers and specific the concepts. Affirmation was sought during the interest groups. During these meetings, issues and open house based on comments from the public. elements were tested with stakeholders throughout These comments allowed the charrette team to the day to ensure acceptance and support. proceed with the evolution of a preferred design concept or bring together elements of several Day 4: Presentation of the Plan design concepts into a preferred plan for the Ten Summary Mile Interchange Area. ■ Team's Evolving Concepts: The team spent the Day 3: Development of Preferred Plan day finalizing concepts for presentation and Summary meeting with agencies ■ Community Meeting, Open House and Pin- ■ Meetings: The team held meetings with the City up Review: The team presented the concepts and stakeholders produced during Day 3 and 4 in an evening pin- ■ Review of Community Input:The team reviewed up all of the community input and summarized The Day's Work these concepts into main points for integration into the plan The design team revised the plans according to ■ Studio meetings: The team held meetings to the information and input from the prior three days. discuss how to synthesize the input from the They readied materials for the final presentation. previous night's pin-up The Public's Input ■ Team's Evolving Concepts: The team spent the After four days, including two formal public day expanding and evolving concepts from the meetings, more than fifty informational meetings community input and discussions with stakeholders, elected officials, The Day's Work property owners and agencies, and 48 hours of The open design studio took place over the third open door studio work, the design team presented and fourth days of the charrette. During this phase, the preferred Specific Area Plan at an evening the charrette design team synthesized all of the public meeting and open house attended by visions from the work session into one cohesive and nearly 100 people. During this session, the design workable master plan. team asked the public: "Did we get it right?" The general response was positive. The Public's Input Following the charrette, the project team The design studio was open to the public and incorporated suggestions that they received during interested citizens were encouraged to drop-in at the presentation into the final design plan and the any time to monitor the progress of the plan. technical drawings, which were produced in the weeks following the charrette. Fal 4-9 Item 5. 4 PUBLIC PLANNING PROCESS [402] Day 3, Wednesday en Mile Interchange Specific Area Plan Charrette Schedule 25-Sep 26-Sep 27-Sep 28-Sep Monday Tuesday Wednesday Thursday 000( C) P E h s A C- Ir f F A R K s coo Set up Team Mtg. Team Mtg. Team Mtg. z;w 8:00 AM 4�SI LHhhl �v 3CY'Yia 1.NK�4 Tw'S(.e 9:00 AM Alternative Synthesis and j Productionr Jr awb+.+ y7 °r m 5 ar£ Concepts Designs � a EC 41GH .SC A' M1E6 "£� 10:00 AM Tour Developed Developed M'i'{n.'u Rs VCl45 11:00 AM 1.yGC L .E T{E5'IEyYAL.r, we -H. x -ewc u a ■ _..lC^�r1��R:75E JYI+MlE��rJL ■ 12:00 PM Lunch Lunch Lunch Lunch L,d ■ '.Si - RAL 7i&{i uln-f'NA1. I ;5 NIFI RE•'3r1-. 1:00 PM Stakeholder Alternative Synthesis and Production �`�`""` Memnon..■.is..aNr Meetings Concepts I Designs 2:00 PM Developed Developed , and and - - -. -. 3:00 PM Stakeholde Stakeholder - .. F E mr" 4:00 PM 'weeting Prep. Meetings Meetings ''F^ "Q _ . n. - `J- 5:00 PM Open Hous3't, 6:00 PM Dinner Dinner Dinner 7:00 PM lublic Meeting Design Public Meeting Refinement 8:00 PM and r- 9:00 PM Alternative Synthesis ainO Production Concepts Designs 10:00 PM `)eveloped Developed 11:00 PM �r.p, , 1 eQi'n .Q L 12:00 PM ■ :�, o } r (�E IDIAN*-- �� IDAHO a 4-10 Item 5. 4 PUBLIC PLANNING PROCESS F403] Day 4, Thursday Ten Mile Interchange Specific Area Plan Charrette Schedule 25-Sep 28-Sep 27-Sep 28-Sep Monday Tuesday Wednesday Thursday 8:00 AM Set Up Team Mtg. Team Mtg. Team Mtg. = Alternative Synthesis anu Production s:ov AM Concepts Designs 10:00 AM Tour Developed Developed �l .. 11:00 AM = 12:00 PM Lunch Lunch Lunch Lunch 1:00 PM Stakeholder Alternative Synthesis and Production Meetings Concepts Designs 2:00 PM Developed Developed and and i 3.00 PM Stakeholder Stakeholder 4:00 PM 'Meeting Prep. Meetings Meetings -ace _. 5:00PM ,r 6:00 PM Dinner Open House Dinner Dinner �'� '•+ ` ' f� 41 7:ao PM 'ublic Meeting Design ' Public Meeting kk Refinement 8:00 PML--jand Alternative Synthesis and Production 9:00 PM ' Concepts Designs ` 10:00 PM Developed Developed -�' 11:0O PM Fal 4-11 Item 5. 4 PUBLIC PLANNING PROCESS F404] .ti a 4 t _Nf�' 'I _ n V Post-cnarrette Refinement ■ Pedestrians and bicyclists need safe access expressway Transportation Coordination across Ten Mile Road ■ Review of traffic volumes in detail with ACHD ITD, the City of Meridian and engineers from the Refinement and Verification ■ Fire station locations with relocated Overland and ITD interchange design team met on November 7,2006, The consultant team spent the next eight weeks Road were consistent with master plan and can Overland Road Relocation to discuss the transportation aspects of the Ten Mile reviewing, refining and testing the preferred provide service to the area, including 6-story Specific Area Plan. The meeting was used to follow plan. Further input was gathered from citizens, buildings ■ No ITD funding for relocation of Overland Road up on issues raised at the charrette, including: stakeholders, agencies, elected and appointed ■ Impact fees will fund emergency service needs ■ Relocation was not in CIP, and no impact fees officials, and developers. nor funding were available from ACHD • Agreeing upon a proposed concept for Public Policy intersections and underpasses on Ten Mile Road ■ Need to examine alignment options west of Ten from the Interchange to Franklin Road Agency Coordination ■ There were some points of access that have Mile to determine intersection and alignment A second agency coordination meeting was held been granted on Franklin Road that were location to the east • Exploring options such as Public/Private to review and help refine the plan concepts that inconsistent with the plan—take the opportunity ■ Consult with ITD how to handle Overland Road/ District) thes fopsb or an the collector(LocalImprovement d syem came out of charrette. Participants in this second Ten Mile Road intersection established by the Specific Area Plan. meeting discussed the possibilities for using the rail ■ ITD controls access on Ten Mile Road to first ■ Determine what to do with road west of existing line and the economic ramifications of transit in the intersection ■ Establishing access control along Ten Mile Road area, following up on ideas developed during the Overland Road ■ ■ ACHD corridor study on Franklin Road and . How to build Ten Mile Road from old to new— Considering the realignment of Overland Road charrette. Overland Road to limit access to the south ITD environmental analysis scope was only to The groups discussed the following issues: ■ Elementary school location along arterials and Ridenbaugh Canal (north tojust south of Franklin ' Building collector road access before the Economic adjacent to multi-family housing Road) interchange becomes functional, so that there Transportation ■ ACHD assumed Overland Road widening and was connectivity once access to Ten Mile Road ■ Competition among interests and needs for the and other roads was restricted, and to ensure rail line ■ Revise northern access on Ten Mile Road to costs; developers willing to fund realignment follow-through on the transportation portion of ■ Transition of rail line from industrial to mixed right-in and right-out access only—rerun the Other the plan traffic model. uses ■ Park and Ride location and design—should Stakeholder Testing ■ Potential for industrial uses adjacent to rail - Balance signals on Ten Mile Road with volumes remain flexible on Franklin Road The Meridian Planning and Zoning Commission and ■ Physical limitations for industrial spur ■ Given forecasted volumes, collector roads will City Council were jointly briefed on the Ten Mile Emergency Services ■ Look at options for triple-load turning lanes at require control—roundabouts in lieu of traffic Specific Area Plan by City of Meridian planning intersection signals staff on November 8, 2006. Several discussions ■ Rail crossing impedes secondary response ■ Balance of city economic objectives with ■ Street alignments in relationship to property and meetings were also held with developers and ■ Fire apparatus needs cross-over opportunities transportation capacity lines property owners in the area to test the plan and along Ten Mile Road in the mile between the ■ Traffic conflicts with employment center and ■ Reconsider slip lanes and roundabout resolve any remaining land use and transportation collector roads access to interstate integration issues. These meetings yielded information ■ Need for specialized signal at the fire station ■ Impacts of highway to expressway in changing concerning land use goals and concepts p g Y p Y g g ■ Looking at long-term economics vs. current ■ Overland Road and Black Cat Road should volumes on Ten Mile and phasing of the short falls concerning mixed use land uses and residential provide alternative access capacity for construction of the expressway—need for land use categories. They helped to resolve some near-term analysis and with and without SH 16 ' Set some national examples that can attract emergency on I-84 Y some additional grant money minor remaining design issues. These meetings also led to refinement of collector and local roadway C%VfEN?1AN:--- Fal 4-12 Item 5. 4 PUBLIC PLANNING PROCESS F405] alignments and implementation ideas that will help ensure continued coordination and strengthening of the public/private partnerships that will be necessary to ensure effective implementation. More specifically, the meetings resolved concerns regarding the alignment of Overland Road in the southeast sector of the planning area and coordination and integration of land uses in those areas, resolved concerns regarding the integration of land uses along Ten Mile Road that resulted in minor adjustments to land use descriptions, and resolved issues concerning the use of lands along the rail in advance of efforts to implement transit. Adoption The Ten Mile Specific Area Plan were submitted as a map and text amendment to the City of Meridian Comprehensive Plan on December 15, 2006. Hearings were scheduled in accordance with City of Meridian and State code. The plan was to be proposed for adoption as an amendment to the City of Meridian Comprehensive Plan in 2007. Next Steps ■ Application for Comprehensive Plan Amendment ■ Hearing in front of the Meridian Board of Planning and Zoning • Meridian City Council Hearing ■ Adoption • Implementation CVEF,IDIAN*---- laq 4-13 Item 5. 4 PUBLIC PLANNING PROCESS F406] THIS PAGE INTENTIONALLY LEFT BLANK C-/�fE IDIAN-- lavi 4-14 Item 5. 5 PHYSICAL AND MARKET CONTEXT F407] SECTION 5 - PHYSICAL AND MARKET CONTEXT C%VfEN?lAN:--- fa s-1 Item 5. 5 PHYSICAL AND MARKET CONTEXT F408] PHYSICAL AND MARKET CONTEXT Early in the 20th century, Meridian was a small city. Its neighbors some distance away were small farming communities. Meridian today is no longer a small, compact community insulated from its neighbors and the larger world.As Meridian and the — Treasure Valley have grown, the City has become a new center of a much larger region. Many of the issues are the same: where to grow and how much, - affordable housing, transportation for workers, _ how to enhance and maintain the City's essential ' character. Yet the environment in which the City functions today is considerably more complex, and The Place Today retail and employment destinations. The local road Area. The City has an impact fee program in place the number and scale of the entities that affect the y system is owned, operated and maintained by for funding fire equipment. future of the City more numerous. An Overview of the Place ACHD, the state roads are owned and maintained The Ten Mile Interchange Specific Area Plan b ITD,while streetsca e and other street amenities The Meridian Joint School District #2 is the largest g p The Ten Mile Interchange Area lies south of the Y p and fastest growing school district in the State of establishes an urban development strategy to Union Pacific Rail line east of Linder Road, west of are generally the responsibility of the City. Idaho. The school district has identified the need guide the future growth and development of McDermott Road and north of Victory Road, and is for one school site north or I-84 and one south of 1-84 a key area of the City over the next two or three centered about the 1-84 corridor. This area is primarily Transit in the study area. decades. The Plan assesses existing conditions used as farm land; rural homes dot the landscape. Valley Regional Transit (VRT) is the regional public and trends, and provides recommendations for South of 1-84, there are rural residential subdivisions transportation authority for Ada and Canyon The Nampa and Meridian Irrigation District (NMID) the use and development of land, the extension surrounding a 100 foot bluff. At the north end of the Counties. Its main responsibilities are to coordinate owns and operates a variety of canals, ditches, and improvement of transportation services and study area, suburban residential development has public transportation services in the two-county and drains that crisscross the Ten Mile Interchange infrastructure, the development of community encroached up to the edge of the rail line. One region and develop a regional public transportation Area. NMID is a water storage, conveyance and facilities, the expansion of the City's economic large gravel pit exists at the southwest corner of system. VRT owns and operates the public bus distribution system founded in 1904 that supplies base, and the provision of housing. the study area. The Ten Mile Interchange Area system in Boise/Garden City and contracts for transit irrigation water to some 64,000 acres of farms, lawns The Plan has a long-range perspective, and is a represents the extent of Meridian's Area of Impact services for Nampa/Caldwell and between Ada and gardens in Canyon and Ada Counties. These policy document that provides a coordinated along the 1-84 corridor. and Canyon counties. These services are operated water features are often relocated as development approach to making many decisions regarding land under the name ValleyRide. occurs and at times can be shared in developed use and the location of development, the extension Transportation area as greenway and trail amenities. The district p ACHD operates the Commuteride program which has adopted a series of policies and standards for of urban services and the placement of community The Ten Mile Interchange Area transportation system promotes carpooling, van pooling and other facilities. As such, the Ten Mile Interchange Specific is composed of five major rural roadways. No p p g" p g the use of their easements and rights-of-way. g p alternatives to single-occupant car commutes. Area Plan is one of the primary tools used by the collector system exists, although a few local roads They also operate a series of Park -and-Ride lots in Infrastructure Planning and Zoning Commission, the City Council, serve small rural subdivisions in the area. The major the Treasure Valley. Some of these lots are planned, and the City administration in making decisions that roads form a fairly complete one mile grid. A rail at least for the near future, within the Ten Mile The City is in the process of extending central affect the future of the area. line runs east-west through the Ten Mile Interchange Interchange Area. water and wastewater services to the Ten Mile Area, over which there are crossings at McDermott Interchange Area. The water system was planned This section describes the current area, existing Road, Black Cat Road and Ten Mile Road. There VRT has undertaken and completed a Rail Corridor with commercial and residential development in transportation and infrastructure, important are currently overpasses on 1-84 at Black Cat Evaluation between Boise and Caldwell. The mind. As of the fall of 2006, water mainlines are in resources and influences, as well as market Road and Ten Mile Road, connecting north and evaluation includes cost estimates and other place and ready to provide service. An extensive conditions, and their relationship to the plan. south Meridian near the county line. There are no variables to pursue rail service. The rail corridor acts lateral collection and distribution system will be signalized intersections in the area. Traffic volumes as the northern boundary of the study area. The required to serve the area which will be designed are growing but still generally under 10,000 trips area is not currently served by fixed-route transit and placed in coordination with development. per day on every segment. Performance of nearby services. interchanges is deteriorating due to high volumes, progression along the arterial roads serving the Services interchanges, the lack of a complete collector The City provides fire and police service within system, and limited access control. 1-84 serves as the City limits. As the population around Meridian the only east-west access-restricted facility in the grows, a fire station will be needed south of 1-84 to region and connects the entire valley, including all serve development within the Ten Mile Interchange Fal s-2 Item 5. 5 PHYSICAL AND MARKET CONTEXT F409] The Potential Market Analysis =rs A market analysis was conducted to inform the land use and design components of the plan. A market analysis provides an understanding of the immediate pressures and overall market at a point in time. A market analysis is useful in developing or redeveloping a property in the near term, but is less important to a community's long-range plan--unless the market study suggests a variety of short-term �x i pressures that could disrupt potential long-term objectives. Such was the case in the Ten Mile Interchange The City's share of MSA population has steadily Market Overview 5.9% in 2005. Alternatively, Professional & Business Area, where a market stud determined that, increased since 1990, when Meridian accounted Services has displayed the greatest increase in local y given for only 3.2%of the total. City population growth has MSA - Employment sector presence at 12.7% of Meridian jobs in 2005, current conditions, most of the land would likely be averaged 2,843 new persons annually since 1990, According to Johnson Gardner, growth since 2000 up from 7.1% in 1994. absorbed by suburban low density housing and strip or an average of 10.5% annual growth. Since 2000, has averaged 5,226 jobs annually or 2.2% annual and big box commercial development over the the City has added an average of 3,182 persons growth. The MSA added 12,857jobs in 2005, posting Transportation, Warehousing & Utilities represents next fifteen years. The Ten Mile Interchange Area the only industry in which Meridian has lost its share growth Plan works,in many ways, against this trend, as it sets annually, or 7.5� annual growth. growth - the first time annual countywide job of MSA economic expansion. Wholesale Trade a path for development beyond the status quo. Meridian marked its highest annual population growth has exceeded 5�o since 1998. Although has moderated somewhat, but all other Meridian gain in 2005, with an estimated increase of 6,619 Construction (10.1% annual growth), Educational industries are growing in their relative share of MSA Area Demographics persons (or 14.5 %) according to State of Idaho & Health Services (6.5% annually), and Professional industry growth. data. Although annexations do account for some & Business Services (6.3% annually) have grown the MSA - Population & Households population growth, historically low population most quickly among all industries in the MSA since Market Forecast COMPASS, the Community Planning Association of density on the fringe of Meridian would indicate 1990, since 2000 Professional & Business Services Southwest Idaho, estimates that the population of that new development, rather than annexation, (6.2%annually) has grown at the fastest rate followed COMPASS Forecast the Boise-Nampa MSA was 593,418 in 2006, having has largely driven the population gains. by Construction (5.6% annually). In terms of actual COMPASS forecasts of employment growth for grown by 227,920, or roughly 81%, since 1986. Since jobs added, Professional, Business, Educational & the region are consistent with historical growth. It's 1998, Canyon County's annual population growth Meridian has grown by an average of 1,182 new Health Services firms have grown the most since Community Choices forecast, part of COMPASS's rate has outpaced that of Ada County each households since 1990, or an average of 12.6% 1990. Although Construction has grown at a rapid Communities in Motion project,specifically allocates year; however, 2003 marked the only year since annual growth. Similarly, the City has added an rate, job creation in the sector has been fourth a greater share of new Meridian employment as 1986 where new Canyon County residents (6,388) average of 1,903 households annually since 2000, highest behind various Services and Government. retail as opposed to its historically stronger - and outnumbered new Ada County residents (5,605). or 12.5% annual growth. Manufacturing and related Transportation and higher-paying - industry, professional and business New households moving into Ada County have Like the MSA, Meridian has seen a decrease in the Warehousing jobs have lost ground since 2000. services. Both the Trend and Community Choices growth in Meridian declined markedly in size, from a common average size of households living in the City. The average Meridian - Employment forecasts fall short of annual job g of roughly 2.79 people per household before 2002 household was 2.4 persons in 2005, down from 2.7 since 1994 and since 2000. Both the Trend and to an average of 1.42 since 2002. While the average in 1990. New Meridian households since 2000 have Befitting the fastest-growing Boise-Nampa MSA Community Choices forecasts estimate Meridian averaged less than 2.0 persons. community in terms of population, Meridian industry capturing a lower than historical share of MSA size of new Canyon County households is still higher, g p employment grew from 8,546 in 1994 to 24,954 in employment growth. it has also declined by one person per household Meridian has seen two large surges in multifamily 2005, for 192% growth over the eleven year span, since 2000. residential permitting, first in the early and mid- on an average annual growth of 1,491 jobs, or Housing Forecast Meridian - Population & Households 1990s and then over the past five years. Meridian 10.2% growth. As of 2005, Retail Trade employment According to COMPASS trend analysis, the has averaged 67 multifamily residential permits accounted for the single-largest share of Meridian population of Meridian will increase by over 100,000 According to the US Census Bureau, population annually since 1986, and 163 multifamily residential jobs at 14.3%, followed by Education & Health people by 2030. The same forecast calls for an within the jurisdiction of Meridian has grown by permits annually since 2000,though building activity Services(13.1%),and a nearly three-way tie between additional 34,125 new households by 2030. 42,644 persons since 1990, or roughly 444%, to an has varied widely. Meridian issued 18.1% of all MSA Government, Construction, and Professional estimated 52,240 residents in 2005. Meridian's multifamily permits since 2000 and 29.3% of those & Business Services (12.7%). The most dramatic population in 1990 was 9,596. since 2002. change in the composition of Meridian's economy In 2005, the City of Meridian accounted for 9.6% of since 1994 has been the decline of Manufacturing the total Boise-Nampa MSA population of 544,201. employment from14.7% of Meridian jobs in 1994 to C%VEN?1AN:--- Fa 5-3 Item 5. 5 PHYSICAL AND MARKET CONTEXT F410] Retail Forecast that the Meridian area is likely to see demand for 25- MERIDIAN CAPTURE OF BOISE-NAMPA MSA ECONOMIC GROWTH Johnson Gardner estimates Meridian retail space 30 million square feet of retail space and a Market demand in 2030 to be between 25 and 30 million Report by LoGIStical Marketing which states that square feet. This roughly equates to forecasted there will be substantial demand for almost all forms demand for 575 to 690 acres of retail space in of retail development. Aw ��NW.dis6�or� _N pa Ee.Pbymenx Gay.rtL Meridian. "Big box stores" such as Costco, Sam's Club, WalMart and JC Penney are located at the Man„F:,nrine 443% Employment, Office and Industrial Forecast neighboring Garrity Road exit. As a result, the Ten Wk,alewle Tnde Assuming Boise-Nampa MSA future employment Mile interchange is also likely to be a viable location growth is consistent with recent trends,and Meridian for commercial development, but not for the same RxrailTudi 98,2% continues to capture its historical share of industry forms of retail development. Meridian is seeing Iwsponadcn.WaFrhunsin.&urildO growth, Johnson Gardner estimates that Meridian the largest increase in median household income can expect to add anywhere from 1,300 jobs to in the MSA. Based on a lifestyle study, residents of hi„-w;,,AI,lYiLM % nearly 2,000 jobs annually over the next 25 years. the Ten Mile Interchange Area and Meridian are w.5 Given recent history, professional and business typically affluent and well-educated, and like to services firms are expected to continue to lead spend their free time ed,Kalanal u,d Ural, 5�. W % p p pursuing outdoor activities. ■0.4endun 2�.ssa growth, followed by government and education Establishments recommended for this population Lr;,N,raudI1-p„aliir � .5 EmPlo„nen,Ch-w and health services. would include stores like REI, Eddie Bauer, and finer Ql,=Sk� Cal k"i'4'"5' restaurants. A grocery store such as Trader Joe's or Industrial Land and Coordination with South Fnp'n �M0% a similar one offering organic products would also Tu,al `'��`` °" E9Q�, Meridian Area Plhn be recommended. ��'� ,N(ft _wn.. .awn _man nee. ff n sO% (.0% anal, inn% 1,0%, Meridian's location puts it at greater risk of being Mcdd4n6hu oFMSAAc"W surrounded and boxed in by rapid growth. Lifestyle Center Accordingly, in the future Meridian does not have a The area could easily attract and support a lifestyle Source: Compass Idaho and Johnson Gardner, LLC. direction in which it can reliably grow its economy mall opportunity which could include an open or without bumping into neighboring jurisdictions with closed mall, averaging 250,000-500,000 in total varying economic development objectives. The leasing space, 50-75 stores, including at least in the area. Certain products--condominiums, compact format,which can result in higher property City of Meridian may wish to consider an industrial one major retailer. Upscale restaurants, furniture townhomes, and other multi-family housing, for values. In addition, such offerings in Meridian would or commercial "sanctuary" or dedicated area in stores, apparel and accessories, and general example--are currently underrepresented in the fill a unique market niche. the South Meridian Study Area ("Study Area") for merchandise are the likely types of merchants who marketplace, as the majority (96%) of current MLS targeted future industry expansion or recruitment. could be successful in the Ten Mile Interchange listings in Meridian are for single family residences Johnson Gardner's review of buildable lands in Area. However, the retail pressure is great enough with 3-4 bedrooms, 2-3 bathrooms, approximately As previously stated, Meridian is anticipated to the Study Area indicates that the area between that other retail uses that could develop more 2200 square feet, on a .25 acre lot. Homes fitting attract approximately 1,300-2,000 jobs per year-- McDermott Road and Ten Mile Road in the vicinity of rapidly than a complex mixed use center like a this description have an average price of $296,000 many of those in professional and business services. Lake Hazel Road would likely be a strong candidate lifestyle center could result in the key lands being at sale, or $135 per square foot, and are typical By expanding the availability of space for office, for such an initiative. Flat topography, intersection committed prematurely. of homes in the Eagle Road and Meridian Road research and development and other similar uses of major road/corridor improvements and highly interchange areas. along 1-84, Meridian is likely to attract a larger share desirable central location between the growing Residential There will be a market for a wider variety of housing of the area job growth in the future. Meridian,Nampa,and Kuna areas,along with future Residential demand in Meridian has been high. The in Meridian in the future. Demographic data shows a industria� Ten Mile interchange access, are all conducive to Ten Mile Interchange Area has strong potential gradual shift in the characteristics of Treasure Valley just such a center. for residential development, despite the market households. As in other parts of the US, families Industrial demand is strong throughout the Valley. slowdown. The housing market in the greater Boise represent a declining proportion of households, However, competition by retailers for easily Ten Mile intercnange Area rorecasT area has been booming for the past several years, while the share of non-family and single households accessible and highly visible locations along the (- Retail with house prices increasing dramatically since 2000. is increasing. This has implications for the housing 84 corridor has pushed raw land prices to a level However, there are definite signs that the market is market, because non-family households and singles above that which these industries can typically A market analysis of the Ten Mile Interchange Area leveling off from this boom. are more likely to prefer more compact housing afford. With continued low vacancy and limited by LoGIStical Marketing indicates that with the new supply, industrial investment opportunities will construction of the interchange at Ten Mile Road Nevertheless,Meridian and the Ten Mile Interchange types such as townhouses and condominiums. and 1-84,the Ten Mile Interchange Area will be under Area is expected to continue to row, and over the provide the highest return rates and least amount g p g Quality, walkable, compact development will of risk to investors. Therefore, if the price is right the substantial commercial development pressure. This longer term housing is expected to continue to be generate the highest residential values. This style of market could absorb over 200 acres of land near 1-84 is documented by Johnson Gardner who estimates one of the dominant pressures for land consumption project offers high quality residential units in a more for industrial use as it expands. This will also provide CqVl E IDIAN:--- Fal 5-4 Item 5. 5 PHYSICAL AND MARKET CONTEXT F411] the City the opportunity to identify land in the core which could be redeveloped into commercial or professional office use. The northwest quadrant of the study area provides the right balance between market pressure, increasing land values and the accessibility, infrastructure and parcel sizes sought by industrial users. Mix of Uses and Densities Several elements of the plan will be critical to ensuring a quality, high-value development. The plan should include a critical mass of development that will be attractive to an experienced developer, as well as a variety of unit types that will appeal to a variety of market segments. High standards for design and architecture, including compact, clustered development that makes the most of open space as an amenity for the community, and good pedestrian connections will also enhance the revenue potential for the City. The Long View The long term is difficult to predict, but it is clear from the market studies that the Ten Mile Interchange Area is likely to be absorbed by development within the next 40 years. The City clearly has a choice based on the strength of the immediate and near term markets to determine how they would like the area to develop. There is a chance to maximize employment, improve the jobs-housing balance in Meridian, and get higher value development. Pressure exists to push the area forward into lower density housing and front- loaded big box development, but the City has the opportunity to encourage higher density housing, mixed use residential and office development, and a successful lifestyle center as part of the Ten Mile Interchange Area Plan. CVEFJDIAN*_--- lal 5-5 Item 5. 5 PHYSICAL AND MARKET CONTEXT 412 THIS PAGE INTENTIONALLY LEFT BLANK fal s-6 Item 5. 6 ACTION PLAN 413 SECTION 6 - ACTION PLAN C%VfEN?lAN:--- fa 6-1 Item 5. 6 ACTION PLAN 414 ACTION I LAN Priority Action Lead & Coordinating Agencies The action plan summarizes the actions recommended in the Outcomes-Achieving Results Section in a matrix of executable actions 1 Adopt the Ten Mile Specific Area Plan as an City Planning Department to be undertaken in implementing the Ten Mile amendment to the City's Comprehensive Planning and Zoning Commission Interchange Area Plan. Developers are strongly Plan. encouraged to undertake these tasks and invite City Council the City to the table as a means of advancing the 1 Initiate a monthly Public-Private City Planning Department plan more rapidly than may otherwise be possible Roundtable to discuss issues and concerns based on staffing and fiscal resources. The City and identify ways to partner to implement City Council is ready to work as your partner to advance the the Ten Mile Interchange Area Plan, build ACHD plan. necessary infrastructure and attract City Economic Development investment to the area. 1 Provide an endorsement of the Single- City Council Point Urban Interchange, underpass ACHD and collector road system to the Idaho Transportation Department. 2 Amend the Zoning Regulations City Planning Department Planning and Zoning Commission City Council Developers a. Establish a steering committee to City Planning Department develop the regulatory standards based Developers on the information obtained in the work session b. Adopt revisions to the City's zoning City Planning Department ordinance. Planning and Zoning Commission City Council 2 Develop a set of design guidelines for the City Planning Department Ten Mile Interchange Area; or Planning and Zoning Commission Encourage the development community to work together to prepare a set of design City Council guidelines that will accomplish the intent Development Community of the plan. Developers a. Facilitate a 2-day work session with City Planning Department developers, property owners, and design Developers professionals to identify specific issues with respect to design from the plan that should be addressed in design guidelines. Discuss the alternative approaches offered in Section 2 to determine how to proceed. CVEFjDIAN*_--- �� IDAHO a 6-2 Item 5. 6 ACTION PLAN F415] Priority Action Lead & Coordinating Agencies Priority Action Lead & Coordinating Agencies b. Establish a steering committee to City Planning Department 2 Initiate a Public-Public Roundtable City Planning Department develop the design guidelines based to continue discussion about the City Public Works on the information obtained in the work development of the Ten Mile Interchange session Area and opportunities to enhance ACHD c. Adopt a set of design guidelines to City Planning Department coordination as the interchange project Valley Ride provide a framework for development in and development proceeds. the Ten Mile Interchange Area. Planning and Zoning Commission City Fire Department City Council 2 Initiate an economic development City Economic Development 2 Prepare a program for infrastructure City Planning Department program targeted at attracting desired City Council finance for the Ten Mile Interchange Area; businesses to the Ten Mile Interchange or Planning and Zoning Commission Area. Chamber of Commerce Encourage the development community City Council Mayor's Office to establish a recommended framework ACHD 2 Develop an expedited review process for City Planning Department for infrastructure staging and financing as Developers projects that embrace and incorporate Planning and Zoning Commission part of the overall development plan for the spirit of the Ten Mile Interchange Area the area. Plan and where, through cooperation, City Council a. Hold a series of infrastructure forums City Planning Department developers have developed partnerships to discuss the alternative ways to finance and specific integrated plans that cross the collector road system and other area Planning and Zoning Commission property lines and advance necessary improvements, several alternatives are City Council infrastructure construction. identified in the plan ACHD 2 The City will expand its municipal City Planning Department boundaries via annexation or execute Planning and Zoning Commission Developers annexation agreements when such b. Establish a committee to develop and City Planning Department annexationswilIfurthertheimplementation City Council recommend a structure for financing of the recommendations of the Ten Mile Land Owners Planning and Zoning Commission Interchange Area Specific Area. City Council 2 Update the ACHD capital improvement ACHD ACHD program to initiate cross-section improvements on area arterials. Developers 2 Develop a program to fund streetscape City Planning Department c. Endorse a recommended financing City Planning Department improvements like landscaping and Planning and Zoning Commission structure Planning and Zoning Commission meridians, streetlights, and street furnishings in cooperation with the City Council City Council development community. Developers ACHD Developers 2 Update the COMPASS Transportation Plan City Planning Department to incorporate the recommendations of COMPASS the plan. CjfEN?1AN:--- Fa 6-3 Item 5. 6 ACTION PLAN 416 THIS PAGE INTENTIONALLY LEFT BLANK C%VfEN?lAN:--- fa 6-4 Item 5. F417] GLOSSARY GLOSSARY C%VfEN?IAN:--- FDR 7-1 Item 5. F418] GLOSSARY GLOSSARY OF TERMS be reviewed relative to other affected uses and highways and streets: by surface texture, activity patterns, colors, structures: location, orientation, operation, scale, materials and details.The understanding of walking The glossary of terms is provided to help the reader and visual and sound privacy. • Principal arterial: A street or highway designed distances and spatial perceptions at a human understand technical planning terms that are not and given preference to carry traffic, and not scale determines the most positive placement of familiar to most readers of the Ten Mile Specific Connectivity: The interconnectedness of streets, providing access to abutting property. Cross bicycle paths, transit routes and pedestrian was traffic is accommodated at at-grade,signalized buildings,and the physical layout of the community. Area Plan. y p p y • g g This is in contrast to use of dead-end streets, long intersections for streets with high traffic levels, Buildings ranging in height from two to six stories, Accessory dwelling unit: A dwelling unit allowed in streets with few intersections and cul-de-sacs. and at at-grade intersections without signals, trees, and pedestrian scaled signs and street lights, specific zones that is subordinate to the principal textured pedestrian paths,and semi-private spaces residential unit on the lot and which is located upon Design guidelines: Written statements, explanatory for streets with moderate or low traffic levels. all enhance this positive scale. material, graphic renderingsphotographs If intersections do not have signals, through the same lot as the principal unit. An accessory g p g traffic flow on the principal arterial is given Land use pattern: A description of the physical dwelling unit is under the same ownership as the which are advisory recommendations intended preference. arrangement of different land uses; created principal unit. to provide property owners and the public with specific examples of techniques and materials that • Freeway: A fully access-controlled highway either by natural features, buildings, agriculture, Activity center: An intensively developed area can be used to achieve adopted standards. designed for high-speed travel with the sole recreational facilities, roads, etc., or a combination that is the visual and/or functional center of a purpose of facilitating non-stop traffic flow thereof. neighborhood(s) or a district. Activity centers are Design standards: Written statements adopted in Level of Service (LOS): A measurement of Y without obstruction from cross traffic. Access is typically comprised of high intensity land uses the Zoning Code by City Council that set forth the not provided to abutting property, and access transportation effectiveness which rates roadways including: residential, commercial, employment, required criteria, goals or objectives for the design is only provided to other streets or highways at and intersections in terms of traffic flow and civic, institutional, parks and open space or any of particular areas, systems and elements of the grade-separated interchanges. congestion, on a scale of A (the least traffic) to E combination thereof. city and how they relate to one other. • Minor arterial: A street or highway designed (the most). Build-to-lines: The maximum building setback from Facade: That portion of any exterior elevation on to both carry traffic and provide very limited Lifestyle Center: Outdoor, generally upscale, a front yard street property line. Buildings, or a the building extending from grade to top of the access to abutting property. Cross traffic is collection of national and local retail as well as specified portion of a front building facade, must parapet, wall or eaves and the entire width of the accommodated at at-grade intersections be set no farther back than the build-to-line. building elevation. without signals for streets with low traffic levels. service, restaurant, and entertainment uses. Fenestration: The openings e. windows and The primary purpose of the minor arterial is to Live/work unit:A residential use type that combines Building articulation: The architectural details of a ( g serve moderate length neighborhood trips and a dwelling and a commercial space under single building fagade that create architectural detail, doors) that form part of a building fagade. to channel traffic from collectors and local ownership in a structure. The residential portion such as varied fagade planes, windows and Floor area ratio (FAR): The gross floor area of all streets to principal arterials or expressways. of the unit shall contain at least four hundred awnings. Buildings are usually articulated in order buildings on a lot divided by the lot area. square feet 400 s ft. of gross floor area. The to modulate the building mass and create visual Collector:A street or highway designed to carry q ( q ) interest. Focal Point: A building, structure, open space or traffic and provide limited access to abutting commercial space shall allow activities compatible other feature that naturally draws the eye and property. Cross traffic is accommodated at at- with residential use with respect to noise, smoke, Bulb-outs:A paved area usually located at a street provides an aesthetically pleasing view. Focal grade intersections with local streets. No signals vibration, smell, electrical interference, and fire intersection that extends from the sidewalk out into points are often located at the termination of are provided. The primary purpose of the hazard, and may include such uses as professional the street to narrow the effective street width and a street or streets, in plazas, and squares, and in collector is to serve short length neighborhood services and offices, and the creation, display and shorten the distance a pedestrian must walk to neighborhood or district activity centers. trips and to channel traffic from local streets sale of art, craftwork, jewelry, fabrication of cloth cross the street. and abutting properties to minor arterials and goods and similar activities. Functional classification of roadways: Streets and Compact urban development patterns: highways serve two separate and conflicting principal arterials. Mixed use development: ent: Development that A development pattern characterized by functions, one to carry traffic, and the other to ' Local street: A street or rural road designed to integrates three or more income generating land neighborhoods where a mix of residential and non- provide access to abutting property (land use).The provide access to abutting property and only uses, such as residential, commercial, and office, residential land uses are located in close proximity more traffic a road carries,the greater the difficulty incidentally channel traffic short distances to with a strong pedestrian orientation. to each other, and lot sizes and block lengths that in accessing property directly from the road. But, as collectors or minor arterials. Pedestrian scale: A combination of development are generally smallerand shorterthan conventional the number and density of access points along the Greenway: A linear open space or park that features that people find comfortable; created by development;thereby creating a built environment road increases, safety is compromised and speed provides passive recreation opportunities and/ elements such as the size and design of buildings, conducive to travel by car, walking, transit or limits need to be lowered, reducing the traffic or bicycle or pedestrian paths. It often contains the relationship between building height and bicycling. carrying capacity of the street or highway. Streets a waterway with surronding natural, creek street width, streetscape features such as trees, Compatibility: The characteristics of different and highways are classified by function, and range environment including water channels, floodplain decorative lighting, or benches, and outdoor land uses or activities that permit them to be from roadways with the sole purpose of carrying and riparian vegetation. spaces. located near each other in harmony and without traffic to roadways that primarily provide access Human scale: The relationship between the Pedestrian-oriented development: Development conflict. To determine compatibility, the following to property. Following is a generally accepted dimensions of the human body and the proportion that incorporates safe, attractive, and continuous characteristics of the uses and structures shall classification and functional characterization of of the spaces that people use. This is underscored connections and walkways for travel and access CVEFJDIAN*_--- Fal 7-2 Item 5. F419] GLOSSARY by foot, at a human scale, as an integral part of its Transit-Oriented Development (TOD): implies overall layout and design. a particular set of urban design and land use Plaza: A community gathering space, sometimes characteristics conducive to generating non- called a square, usually designed with seating automotive fripmaking. areas, and with a variety of ground-plane finishes Transparency: Relates to glass in wall openings such such as hard-surfaces, lawn and landscaping. It is as windows, which allow views info and out of a often designed as a Focal Point with an amenity building.Windows or glazed areas that incorporate such as a fountain, and it may be bounded on one glass that is translucent or opaque shall not be or more sides by a civic or commercial use in the considered transparent. neighborhood or commercial center. Tree lawn: An area of the street right-of-way Porch: A first-story structural projection on the front, between the curb and the sidewalk, planted with side or rear of a building, which may or may not landscaping. have a roof. Vertical mixed use building: A multi-story building Primary Residence: The main property on a lot. containing a vertical mix of two or more principal Quality of life:Those aspects of the economic,social uses. and physical environment that make a community Vertically-Integrated Development: Mixed use a desirable place to live or to do business. Qualify development which integrates uses over several of life factors include climate, natural features, stories rather than across an area. the qualify of local schools and higher education opportunities, housing availability and cost, employment opportunities, medical facilities, cultural and recreational amenities, and public services. Regulatory provisions: A rule or order prescribed for managing government. Examples related to community development include zoning ordinances and land subdivision ordinances. Right of Way (ROW): The publicly owned area reserved for roads and other means of transportation. Secondary Residence: Any smaller residence on a lot with a primary residence on it. Streetscape: The area that lies between the street curb and the facade of the adjacent buildings. Its role is to define the distinguishing character of a particular street, including landscaping, tree lawns,sidewalks and othersurfacing,lighting,street furniture and signage. Traditional neighborhood development (TND): A pedestrian-oriented residential neighborhood,with variable lot widths and sizes, a mix of dwelling unit types, on-street parking, and non-residential uses generally located in a neighborhood commercial center along a Main Street or fronting on a plaza. The ideal size of the neighborhood is defined as a five to ten minute walk from the Neighborhood Center. Fal 7-3 Item 5. F420] GLOSSARY C%VfEN?IAN:--- fa 7-4