21-1954 Urban Renewal Plan Northern Gateway Option A ADA COUNTY RECORDER Phil McGrane 2021-178427
BOISE IDAHO Pgs=152 BONNIE 12/21/2021 08:03 AM
CITY OF MERIDIAN, IDAHO NO FEE
CITY OF MERIDIAN ORDINANCE NO. 21-1954
BY THE CITY COUNCIL: BERNT,BORTON, CAVENER,
HOAGLUN PERREAULT, STRADER
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO,
APPROVING THE (OPTION A) URBAN RENEWAL PLAN FOR THE NORTHERN
GATEWAY DISTRICT URBAN RENEWAL PROJECT, WHICH PLAN INCLUDES
REVENUE ALLOCATION FINANCING PROVISIONS; AUTHORIZING THE CITY
CLERK TO TRANSMIT A COPY OF THIS ORDINANCE AND OTHER REQUIRED
INFORMATION TO COUNTY AND STATE OFFICIALS AND THE AFFECTED TAXING
ENTITIES; PROVIDING SEVERABILITY; APPROVING THE SUMMARY OF THE
ORDINANCE;AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Meridian City Council and Mayor of Meridian respectively on or about
July 24, 2001, adopted and approved a resolution creating the Urban Renewal Agency of Meridian,
Idaho, also known as the Meridian Development Corporation ("MDC" or the "Agency"),
authorizing it to transact business and exercise the powers granted by 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")
upon making the findings of necessity required for creating said Agency;
WHEREAS, on October 8, 2002, the City Council (the "City Council") of the City of
Meridian, Idaho (the "City"), after notice duly published conducted a public hearing on the
Meridian Revitalization Plan Urban Renewal Project, which is also referred to as the Downtown
District(the"Downtown District Plan");
WHEREAS, following said public hearing, the City Council on December 3, 2002, adopted
Ordinance No. 02-987 approving the Downtown District Plan, 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 Urban Renewal Plan for the Ten Mile Road-An Urban Renewal Project (the "Ten Mile Plan").
The public hearing was continued to June 21, 2016, for further testimony;
WHEREAS, following said public hearings, the City Council adopted its Ordinance No.
16-1695 on June 21, 2016, approving the Ten Mile Plan, making certain findings and establishing
the Ten Mile revenue allocation area(the "Ten Mile Project Area");
WHEREAS, the City Council, after notice duly published, conducted a public hearing on
the First Amendment to the Meridian Revitalization Plan Urban Renewal Project (the "First
Amendment to the Downtown District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance No. 20-
1881 on June 9, 2020, approving the First Amendment to the Downtown District Plan deannexing
certain parcels from the Downtown District Project Area and making certain findings;
CITY OF MERIDIAN ORDINANCE NO. 21-1954
BY THE CITY COUNCIL: BERNT,BORTON, CAVENER,
HOAGLUN PERREAULT, STRADER
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO,
APPROVING THE (OPTION A) URBAN RENEWAL PLAN FOR THE NORTHERN
GATEWAY DISTRICT URBAN RENEWAL PROJECT, WHICH PLAN INCLUDES
REVENUE ALLOCATION FINANCING PROVISIONS; AUTHORIZING THE CITY
CLERK TO TRANSMIT A COPY OF THIS ORDINANCE AND OTHER REQUIRED
INFORMATION TO COUNTY AND STATE OFFICIALS AND THE AFFECTED TAXING
ENTITIES; PROVIDING SEVERABILITY; APPROVING THE SUMMARY OF THE
ORDINANCE; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Meridian City Council and Mayor of Meridian respectively on or about
July 24, 2001, adopted and approved a resolution creating the Urban Renewal Agency of Meridian,
Idaho, also known as the Meridian Development Corporation ("MDC" or the "Agency"),
authorizing it to transact business and exercise the powers granted by 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")
upon making the findings of necessity required for creating said Agency;
WHEREAS, on October 8, 2002, the City Council (the "City Council") of the City of
Meridian, Idaho (the "City"), after notice duly published conducted a public hearing on the
Meridian Revitalization Plan Urban Renewal Project, which is also referred to as the Downtown
District(the"Downtown District Plan");
WHEREAS, following said public hearing,the City Council on December 3,2002, adopted
Ordinance No. 02-987 approving the Downtown District Plan, 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 Urban Renewal Plan for the Ten Mile Road -An Urban Renewal Project(the "Ten Mile Plan").
The public hearing was continued to June 21, 2016, for further testimony;
WHEREAS, following said public hearings, the City Council adopted its Ordinance No.
16-1695 on June 21, 2016, approving the Ten Mile Plan, making certain findings and establishing
the Ten Mile revenue allocation area(the "Ten Mile Project Area");
WHEREAS, the City Council, after notice duly published, conducted a public hearing on
the First Amendment to the Meridian Revitalization Plan Urban Renewal Project (the "First
Amendment to the Downtown District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance No. 20-
1881 on June 9, 2020, approving the First Amendment to the Downtown District Plan deannexing
certain parcels from the Downtown District Project Area and making certain findings;
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 "Union District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance No. 20-
1882 on June 9, 2020, approving the Union District Plan, making certain findings, and establishing
the Union District revenue allocation area, which included the parcels deannexed pursuant to the
First Amendment to the Downtown District Plan(the "Union District Project Area");
WHEREAS, the City Council, after notice duly published, conducted a public hearing on
the Second Amendment to the Meridian Revitalization Plan Urban Renewal Project (the "Second
Amendment to the Downtown District Plan");
WHEREAS, following said public hearing, the City Council adopted its Ordinance No. 21-
1933 on July 13, 2021, approving the Second Amendment to the Downtown District Plan
deannexing certain parcels from the Downtown District Project Area and making certain findings
(collectively, the Downtown District Plan, and amendments thereto, are referred to as the "Existing
Downtown District Plan," and the Downtown District Project Area, and amendments thereto, are
referred to as the "Existing Downtown District Project Area");
WHEREAS, the Existing Downtown District Plan, the Ten Mile Plan, and the Union
District Plan are collectively referred to as the "Existing Urban Renewal Plans" and their respective
revenue allocation project areas are collectively referred to as the "Existing Project Areas;"
WHEREAS, there is an additional urban renewal plan and an urban renewal plan
amendment and their respective revenue allocation project areas that may or will be considered by
the City Council prior to December 31, 2021, specifically, the First Amendment to the Urban
Renewal Plan for the Union District Urban Renewal Project and the Urban Renewal Plan for the
Linder District Urban Renewal Project, collectively referred to as the "Proposed Urban Renewal
Plans" and their respective revenue allocation project areas are collectively referred to as the
"Proposed Project Areas;"
WHEREAS, pursuant to Idaho Code Section 50-2008, an urban renewal project may not be
planned or initiated unless the local governing body has, by resolution, determined such area to be a
deteriorated area or deteriorating area, or combination thereof, and designated such area as
appropriate for an urban renewal project;
WHEREAS, an urban renewal plan shall (a) conform to the general plan for the
municipality as a whole, except as provided in§ 50-2008(g), Idaho Code; and (b) shall be
sufficiently complete to indicate such land acquisition, demolition and removal of structures,
redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the urban
renewal area, zoning and planning changes, if any, land uses, maximum densities, building
requirements, and any method or methods of financing such plan, which methods may include
revenue allocation financing provisions;
WHEREAS, Idaho Code Section 50-2906, also requires that in order to adopt an urban
renewal plan containing a revenue allocation financing provision, the local governing body must
make a finding or determination that the area included in such plan is a deteriorated area or
deteriorating area;
WHEREAS, based on inquiries and information presented by certain public entities, certain
interested parties and property owners, MDC commenced certain discussions concerning
examination of an area, most of which was located within the City, and a portion of which was
located within the City's area of impact within unincorporated Ada County and subject to a pending
voluntary annexation into the City, to determine whether the area may be deteriorating or
deteriorated and should be examined as to whether such an area is eligible for an urban renewal
project;
WHEREAS, in 2021, MDC authorized Kushlan I Associates to commence an eligibility
study and preparation of an eligibility report for an area 126.226 acres in size, approximately 77
acres of which was deannexed from the boundaries of the Downtown District Project Area. The
area is generally located in the central part of the City, northeast of the City's downtown core, and
east of Meridian Road and south of Fairview Avenue extending to Pine Avenue between NE 2nd
Street and E. 3rd Street, and which area also included a commercial area east of Meridian Road
fronting Fairview Avenue on the north and a 17.64-acre parcel located on the northwest corner of
Meridian Road and Cherry Lane. The eligibility study area is commonly referred to as the Northern
Gateway District Study Area(the"Study Area");
WHEREAS, MDC obtained an eligibility report entitled Northern Gateway Urban Renewal
District (Proposed) Eligibility Report, dated May 2021 (the "Report"), which examined the Study
Area, which area also included real property located within unincorporated Ada County for the
purpose of determining whether such area was a deteriorating area, a deteriorated area, or a
combination of both a deteriorating area and a deteriorated area, as those terms are defined by Idaho
Code Sections 50-2018(8), (9) and 50-2903(8);
WHEREAS, pursuant to Idaho Code Sections 50-2018(8), (9) and 50-2903(8), which
define the qualifying conditions of a deteriorating area and a deteriorated area, several of the
conditions necessary to be present in such an area are found in the Study Area, i.e.,
a. the presence of a substantial number of deteriorated or deteriorating structures; and
deterioration of site;
b. age or obsolescence;
C. the predominance of defective or inadequate street layout;
d. faulty lot layout in relation to size, adequacy, accessibility, or usefulness; obsolete
platting;
e. insanitary or unsafe conditions; and
f. diversity of ownership;
WHEREAS, the Study Area contains open land;
WHEREAS, under the Act a deteriorated area includes any area which is predominantly
open and which, because of obsolete platting, diversity of ownership, deterioration of structures or
improvements, or otherwise, results in economic underdevelopment of the area or substantially
impairs or arrests the sound growth of a municipality. See, Idaho Code § 50-2903(8)(c);
WHEREAS, Idaho Code Sections 50-2018(9), 50-2903(8) and 50-2008(d) list the
additional conditions applicable to open land or open areas, including open land areas to be
acquired by MDC, which are the same or similar to the conditions set forth in the definitions of
"deteriorating area" and"deteriorated area;"
WHEREAS, the Study Area is not "predominantly" open; however, the Report addresses
the necessary findings concerning including open land within any urban renewal area as defined in
Idaho Code Sections 50-2018(9), 50-2903(8)(c), and 50-2008(d);
WHEREAS, the effects of the listed conditions cited in the Report result in economic
underdevelopment of the area, substantially impairs or arrests the sound growth of a municipality,
constitutes an economic or social liability, and is a menace to the public health, safety, morals, or
welfare in its present condition or use;
WHEREAS, the MDC Board, on June 9, 2021, adopted Resolution No. 21-026, accepting
the Report and authorized the Chair, Vice-Chair, or Administrator of MDC to transmit the Report to
the City Council requesting its consideration for designation of an urban renewal area and
requesting the City Council to direct MDC to prepare an urban renewal plan for the Study Area,
which plan may include a revenue allocation provision as allowed by the Act;
WHEREAS, the City Council on July 6, 2021, adopted Resolution No. 21-2273, declared
the Study Area described in the Report to be a deteriorated area or a deteriorating area, or a
combination thereof, as defined by Chapters 20 and 29 of Title 50, Idaho Code, as amended, that
such Study Area is appropriate for an urban renewal project, and directed MDC to commence
preparation of an urban renewal plan for the area designated;
WHEREAS, 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,the portion of the Study Area lying outside the City limits and within
unincorporated Ada County was a 17.64-acre parcel located on the northwest corner of Meridian
Road and Cherry Lane, and commonly referred to as 104 W. Cherry Lane, Meridian, Idaho, which
parcel is owned by Kobe LLC and commonly referred to as the McFadden Property (the
"McFadden Property"). At the time the City Council directed MDC to prepare an urban renewal
plan for the Study Area, the McFadden Property was pending a voluntary annexation into the City;
WHEREAS, in order to implement the provisions of the Act and the Law either MDC may
prepare a plan, or any person,public or private, may submit such plan to MDC;
WHEREAS, MDC and its consultants have under the planning process during 2021 for the
area previously designated as eligible for urban renewal planning;
WHEREAS, MDC has embarked on an urban renewal project referred to as the (Option A)
Urban Renewal Plan for the Northern Gateway District Urban Renewal Project (the "Northern
Gateway District Plan"), as set forth in Exhibit 3 attached hereto, and the corresponding urban
renewal/revenue allocation area referred to as the Northern Gateway District Project Area
("Northern Gateway District Project Area" or "Revenue Allocation Area"), to redevelop a portion
of the City,pursuant to the Law and the Act, as amended;
WHEREAS, the Northern Gateway District proposes to create an urban renewal area
commonly known as the Northern Gateway District Project Area, which area is shown on the
"Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue
Allocation Area" and described in the "Legal Description of Northern Gateway District Urban
Renewal Project Area and Revenue Allocation Area," which are attached to the Northern Gateway
District Plan as Attachments 1 and 2 respectively;
WHEREAS, the Act authorizes MDC to adopt revenue allocation financing provisions as
part of an urban renewal plan;
WHEREAS, the Northern Gateway District Plan contains revenue allocation financing
provisions as allowed by the Act;
WHEREAS, MDC and the City Council reviewed and considered the proposed public
improvements within the Northern Gateway District Project Area during a joint meeting on August
24, 2021;
WHEREAS,the Agency Board considered all comment and information submitted to the
Agency during several earlier Board meetings throughout 2021, and the Board meeting held on
September 22, 2021;
WHEREAS, on September 22, 2021, the Agency Board passed Resolution No. 21-036
proposing and recommending the approval of the Northern Gateway District Plan;
WHEREAS, the Agency submitted the Northern Gateway District Plan to the Mayor and
City Council;
WHEREAS, the Mayor and City Clerk have taken the necessary action in good faith to
process the Northern Gateway District Plan consistent with the requirements set forth in Idaho Code
Sections 50-2906 and 50-2008;
WHEREAS, pursuant to the Law, at a meeting held on October 7, 2021, the Meridian
Planning and Zoning Commission considered the Northern Gateway District Plan and found by P &
Z Resolution No 21-01 that the Northern Gateway District Plan is in all respects in conformity with
the City of Meridian Comprehensive Plan, as may be amended (the "Comprehensive Plan") and
forwarded its findings to the City Council, a copy of which is attached hereto as Exhibit 1;
WHEREAS, the notice of public hearing of the Northern Gateway District Plan was caused
to be published by the Meridian City Clerk in the Idaho Press on October 15 and 29, 2021, a copy
of said notice is attached hereto as Exhibit 2;
WHEREAS, as of October 15, 2021, the Northern Gateway District Plan was submitted to
the affected taxing entities and separately to the Ada County Highway District("ACHD"), available
to the public, and under consideration by the City Council;
WHEREAS, on October 12, 2021, the City Council held a public hearing on the annexation
of the McFadden Property;
WHEREAS,the public hearing was continued to October 26, 2021;
WHEREAS, following the public hearing the City Council adopted Ordinance No. 21-1952
on October 26, 2021, annexing the McFadden Property, and the Ordinance Summary was published
in the Idaho Press, on October 31, 2021;
WHEREAS, the City Council during its regular meeting of November 23, 2021, held such
public hearing on the Northern Gateway District Plan as noticed;
WHEREAS, as required by Idaho Code sections 50-2905 and 50-2906, the Northern
Gateway District Plan contains the following information with specificity which was made
available to the general public and all affected taxing districts prior to the public hearing on
November 23, 2021, the regular meeting of the City Council, at least thirty (30) days but no more
than sixty (60) days prior to the date set forth final reading of the Ordinance: (1) a statement
describing the total assessed valuation of the base assessment roll of the revenue allocation area and
the total assessed valuation of all taxable property within the municipality; (2) the kind, number,
and location of all proposed public works or improvements within the revenue allocation area; (3)
an economic feasibility study; (4) a detailed list of estimated project costs; (5) a fiscal impact
statement showing the impact of the revenue allocation area, both until and after the bonds, notes
and/or other obligations are repaid, upon all taxing districts levying taxes upon property in the
revenue allocation area; (6) a description of the methods of financing all estimated project costs and
the time when related costs or monetary obligations are to be incurred; (7) a termination date for
the plan and the revenue allocation area as provided for in section 50-2903(20), Idaho Code. In
determining the termination date, the plan shall recognize that the agency shall receive allocation of
revenues in the calendar year following the last year of the revenue allocation provision described
in the urban renewal plan; and (8) a description of the disposition or retention of any assets of the
agency upon the termination date. Provided however, nothing herein shall prevent the agency from
retaining assets or revenues generated from such assets as long as the agency shall have resources
other than revenue allocation funds to operate and manage such assets;
WHEREAS, the Northern Gateway District Plan authorizes certain projects to be financed
by owner/developer participation agreements and proceeds from revenue allocation. Revenue
allocation bonds or loans are permissible;
WHEREAS, appropriate notice of the Northern Gateway District Plan and revenue
allocation provision contained therein has been given to the affected taxing districts and to the
public as required by Idaho Code§§ 50-2008 and 50-2906;
WHEREAS, it is necessary and in the best interest of the citizens of the City, to adopt the
Northern Gateway District Plan and to adopt, as part of the Northern Gateway District Plan,
revenue allocation financing provisions that will help finance urban renewal projects to be
completed in accordance with the Northern Gateway District Plan, in order to: encourage private
development in the urban renewal area; prevent and arrest decay of the City due to the inability of
existing financing methods to provide needed public improvements; encourage taxing districts to
cooperate in the allocation of future tax revenues arising in the Northern Gateway District Project
Area in order to facilitate the long-term growth of their common tax base; encourage private
investment within the City; and to further the public purposes of the Agency;
WHEREAS, the City Council finds that the equalized assessed valuation of the taxable
property in the revenue allocation area as shown and described in Attachments 1 and 2 of the
Northern Gateway District Plan is likely to increase, and continue to increase, as a result of
initiation and continuation of urban renewal projects in accordance with the Northern Gateway
District Plan;
WHEREAS, under the Law and Act any such plan should provide for(1) a feasible method
for the location of families who will be displaced from the urban renewal area in decent, safe, and
sanitary dwelling accommodations within their means and without undue hardship to such families;
(2) the urban renewal plan should conform to the general plan of the municipality as a whole; (3)
the urban renewal plan should give due consideration to the provision of adequate park and
recreational areas and facilities that may be desirable for neighborhood improvement, with special
consideration for the health, safety, and welfare of the children residing in the general vicinity of
the site covered by the plan; and (4) the urban renewal plan should afford maximum opportunity,
consistent with the sound needs of the municipality as a whole, for the rehabilitation or
redevelopment of the urban renewal area by private enterprise;
WHEREAS, if the urban renewal area consists of an area of open land to be acquired by
the urban renewal agency, such area shall not be so acquired unless (1) if it is to be developed
for residential uses, the local governing body shall determine that a shortage of housing of sound
standards and design which is decent, safe, and sanitary exists in the municipality; that the need
for housing accommodations has been or will be increased as a result of the clearance of slums
in other areas; that the conditions of blight in the area and the shortage of decent, safe, and
sanitary housing cause or contribute to an increase in and spread of disease and crime and
constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of
the area for residential uses is an integral part of and essential to the program of the
municipality; or (2) if it is to be developed for nonresidential uses, the local governing body shall
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 the Law, because of defective or unusual conditions of title, diversity of ownership,
tax delinquency, improper subdivisions, outmoded street patterns, deterioration of site, economic
disuse, unsuitable topography or faulty lot layouts, the need for the correlation of the area with
other areas of a municipality by streets and modern traffic requirements, or any combination of
such factors or other conditions which retard development of the area;
WHEREAS, pursuant to Chapter 14, Title 40, Idaho Code, the Ada County Highway
District ("ACHD") is granted certain authority and jurisdiction over public rights of way within the
Northern Gateway District Project Area;
WHEREAS, ACHD also has the opportunity to provide comments on the proposed
Northern Gateway District Plan;
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 Agency obtained written consent concerning certain property within the
Northern Gateway District Project Area, which may have been deemed an agricultural operation, as
stated above. A true and correct copy of the agricultural operation consent is included as
Attachment 6 to the Northern Gateway District Plan;
WHEREAS, the base assessment roll of the Northern Gateway District Project Area,
together with the base assessment roll values of the Existing Project Areas, cannot exceed ten
percent(10%) of the current assessed values of all the taxable property in the City;
WHEREAS, it is necessary, and in the best interests of the citizens of the City to adopt the
Northern Gateway District Plan;
WHEREAS, the City Council at its regular meeting held on November 23, 2021,
considered the Northern Gateway District Plan as proposed and made certain comprehensive
findings.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF
THE CITY OF MERIDIAN, IDAHO:
SECTION 1: It is hereby found and determined that:
(a) The Northern Gateway District Project Area as defined in the Northern Gateway
District Plan is a deteriorated area or a deteriorating area as defined in the Law and
the Act and qualifies as an eligible urban renewal area under the Law and Act.
(b) The rehabilitation, conservation, development and redevelopment of the urban
renewal area pursuant to the Northern Gateway District Plan are necessary in the
interests of public health, safety, and welfare of the residents of the City.
(c) There continues to be a need for the Agency to function in the City.
(d) The Northern Gateway District Plan conforms to the City of Meridian
Comprehensive Plan as a whole.
(e) The Northern Gateway District Plan gives due consideration to the provision of
adequate park and recreation areas and facilities that may be desirable for
neighborhood improvement (recognizing the mixed-use components of the Plan and
the need for overall public improvements), and shows consideration for the health,
safety, and welfare of any children, residents, or businesses in the general vicinity of
the urban renewal area covered by the Northern Gateway District Plan.
(f) The Northern Gateway District Plan affords maximum opportunity consistent with
the sound needs of the City as a whole for the rehabilitation, development and
redevelopment of the urban renewal area by private enterprises.
(g) Pursuant to Idaho Code §§ 50-2007(h) and 50-2008(d)(1), the Northern Gateway
District Plan provides a feasible method for relocation obligations of any displaced
families residing within the Northern Gateway District Project Area.
(h) The collective base assessment rolls for the revenue allocation areas under the
Existing Project Areas, the Proposed Project Areas and the Northern Gateway
District Project Area, do not exceed ten percent (10%) of the assessed values of all
the taxable property in the City.
(i) The Plan includes the requirements set forth in Idaho Code § 50-2905 with
specificity.
(j) The Northern Gateway District Plan is sufficiently complete to indicate such land
acquisition, demolition and removal of structures, redevelopment, improvements,
and rehabilitation as may be proposed to be carried out in the urban renewal area,
zoning and planning changes (if any), land uses, maximum densities, building
requirements, and any method or methods of financing such plan, which methods
may include revenue allocation financing provisions.
(k) The urban renewal area, which includes the deteriorating area, as defined in Idaho
Code section 50-2018(9) and Idaho Code section 50-2903(8)(f), does not include any
agricultural operations for which the Agency has not received written consent.
(1) The portion of the Northern Gateway District Project Area which is identified for
non-residential uses is necessary and appropriate to facilitate the proper growth and
development standards in accordance with the objectives of the Comprehensive Plan
to overcome economic disuse, the need for improved traffic patterns, and the need
for the correlation of this area with other areas of the City.
(m) The portion of the Northern Gateway District Project Area which is identified for
residential uses is necessary and appropriate as there is a shortage of housing of
sound standards and design which is decent, safe and sanitary in the City; that the
need for housing accommodations has been or will be increased as a result of the
clearance of slums in other areas; that the conditions of blight in the area and the
shortage of decent, safe and sanitary housing cause or contribute to an increase in
and spread of disease and crime and constitute a menace to the public health, safety,
morals, or welfare; and that the acquisition of the area for residential uses is an
integral part of and essential to the program of the City.
(n) The McFadden Property was timely annexed into the City and may be included
within the boundaries of the Northern Gateway District Project Area.
SECTION 2: The City Council finds that the Northern Gateway District Project Area does
include a portion of open land, that the Agency may acquire any open land within the Northern
Gateway District Project Area, and that the Northern Gateway District Project Area is planned to be
redeveloped in a manner that will include both residential and nonresidential uses. Provided,
however, the City Council finds that for the portions of the Northern Gateway District Project Area
deemed to be 'open land," the criteria set forth in the Law and Act have been met.
SECTION 3: The City Council finds that one of the Northern Gateway District Plan
objectives to increase the residential opportunity does meet the sound needs of the City and will
provide housing opportunities in an area that does not now contain such opportunities, and the
portion of the Northern Gateway District Project Area which is identified for nonresidential uses are
necessary and appropriate to facilitate the proper growth and development standards in accordance
with the objectives of City's Comprehensive Plan, to overcome economic disuse, the need for
improved traffic patterns, and the need for the correlation of this area with other areas of the City.
SECTION 4: The Northern Gateway District Plan, a copy of which is attached hereto and
marked as Exhibit 3-and made a part hereof by attachment, be, and the same hereby is, approved.
As directed by the City Council, the City Clerk and/or the Agency may make certain technical
corrections or revisions in keeping with the information and testimony presented at the November
23, 2021, hearing and incorporate changes or modifications, if any.
SECTION 5: The boundaries of the Northern Gateway District Project Area overlap the
boundaries of the ACHD, which has the responsibility for the maintenance of roads and highways
within the City. The Agency has negotiated an agreement with the ACHD pursuant to Idaho Code
Section 50-2908(2)(a)(iv).
SECTION 6: The City Council declares that nothing within the Northern Gateway District
Plan is intended or shall be interpreted to usurp the jurisdiction and authority of ACHD as defined
in chapter 14, Title 40, Idaho Code. Further, pursuant to Section 40-1415, Idaho Code, ACHD has
authority over the planning, location, design, construction, reconstruction, and maintenance of the
City rights of way and accompanying curbs, gutters, culverts, sidewalks,paved medians, bulkheads,
and retaining walls. In the planning process, ACHD shall take into consideration the principles
contained in the Plan.
SECTION 7: No direct or collateral action challenging the Northern Gateway District Plan
shall be brought prior to the effective date of this Ordinance or after the elapse of thirty (30) days
from and after the effective date of this Ordinance adopting the Northern Gateway District Plan.
SECTION 8: Upon the effective date of this Ordinance, the City Clerk is authorized and
directed to transmit to the County Auditor and Ada County Assessor, and to the appropriate
officials of Ada County Board of County Commissioners, City of Meridian, Ada County Highway
District, West Ada School District, Ada County Ambulance/EMS, Meridian Cemetery Maintenance
District, College of Western Idaho, Meridian Free Library District, Mosquito Abatement District,
the Western Ada Recreation District, and the State Tax Commission a copy of this Ordinance, a
copy of the legal description of the boundaries of the Revenue Allocation Area, and a map
indicating the boundaries of the Northern Gateway District Project Area.
SECTION 9: The City Council hereby finds and declares that the Revenue Allocation
Area as defined in the Northern Gateway District Plan, the equalized assessed valuation of
which the City Council hereby determines is in and is part of the Northern Gateway District
Plan is likely to increase as a result of the initiation and completion of urban renewal projects
pursuant to the Northern Gateway District Plan.
SECTION 10: The City Council hereby approves and adopts the following statement policy
relating to the appointment of City Council members as members of the Agency's Board of
Commissioners: If any City Council members are appointed to the Board, they are not acting in an
ex officio capacity but, rather, as private citizens who, although they are also members of the City
Council, are exercising their independent judgment as private citizens when they sit on the Board.
Except for the powers to appoint and terminate Board members and to adopt the Northern Gateway
District Plan, the City Council recognizes that it has no power to control the powers or operations of
the Agency.
SECTION 11: So long as any Agency bonds, notes or other obligations are outstanding, the
City Council will not exercise its power under Idaho Code section 50-2006 to designate itself as the
Agency Board.
SECTION 12: This Ordinance shall be in full force and effect immediately upon its
passage, approval, and publication and shall be retroactive to January 1, 2021, to the extent
permitted by the Act.
SECTION 13: The provisions of this Ordinance are severable, and if any provision of this
Ordinance or the application of such provision to any person or circumstance is declared invalid for
any reason, such determination shall not affect the validity of remaining portions of this Ordinance.
SECTION 14: The Summary of this Ordinance, a copy of which is attached hereto as
Exhibit 4, is hereby approved.
SECTION 15: All ordinances, resolutions, orders, or parts thereof in conflict herewith are
hereby repealed, rescinded, and annulled.
SECTION 16: Savings Clause. This Ordinance does not affect an action or proceeding
commenced or right accrued before this Ordinance takes effect.
PASSED by the City Council of the City of Meridian, Idaho, this 7th day of December
2021.
APPROVED by the Mayor of the City of Meridian, Idaho, this 7th day of December
2021.
APPROVED: ATTEST:
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ob rtCSimis n, Myor 12-7-2021 Chns Johnson ity Cler `.�2, 4 21
�' Page 269
Exhibit I
A Resolution of the Planning and Zoning Commission for the City of Meridian, Idaho, Validating
Conformity of the (Option A)Urban Renewal Plan for Northern Gateway District Urban Renewal
Project with the City of Meridian's Comprehensive Plan
[ PZ-21-04
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 (OPTION A) URBAN
RENEWAL PLAN FOR THE NORTHERN GATEWAY 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(Option A) Urban
Renewal Plan for the Northern Gateway District Urban Renewal Project (the "Northern Gateway
District Plan")to the City; and
WHEREAS, the Mayor and Meridian City Council referred the Northern Gateway
District Plan to the City Planning and Zoning Commission for review and recommendations
concerning the conformity of said Northern Gateway District Plan with the City's
Comprehensive Plan, as amended(the "Comprehensive Plan"); and
WHEREAS, on October 7, 2021, the City Planning and Zoning Commission met to
consider whether the Northern Gateway 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 Northern
Gateway District Plan in view of the Comprehensive Plan; and
WHEREAS, the City Planning and Zoning Commission has determined that the Northern
Gateway 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 Northern Gateway 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 September 30, 2021, outlining the analysis supporting the determination
that the Northern Gateway 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 Northern
Gateway District Plan.
PZ-21-04
Section 4. That this Resolution shall be in full force and effect immediately upon its
adoption and approval.
ADOPTED by the Planning and Zoning Commission of the City of Meridian, Idaho, this
7th day of October 2021.
APPROVED: TTEST:
Chair Tanning and Zoning Commission y Clerk, Chris Johns 10-07-2021
By Andrew Seal Vice Chairperson By Adrienne Weatherly, Deputy City Clerk
4810-4341-8296,v. 1
Item#6. Mayor Robert E. Simison
E IDIAN.� City Council Members:
=-�� Treg Bernt Brad Haaglun
Joe Borton Jessica Perreault
i V A H Luke Cavener Liz Strader
NORTHERN GATEWAY DISTRICT
EXHIBIT A TO PZ-04 (Option A)
EXHIBIT A TO PZ-05 (Option B)
September 30, 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 Northern Gateway District Urban Renewal Project
This memo is intended to provide Comprehensive Plan related analysis for the proposed
Northern Gateway District Urban Renewal Project(Gateway Plan). Outside of the framework
provided by State statute related to general Urban Renewal, the proposed Gateway Plan does not
have a clearly defined vision. The Gateway Plan does not have an overarching vision plan such
as Destination Downtown, and which the Union District Urban Renewal Plan fell within.
Instead, the Gateway Plan relies instead on the adopted Comprehensive Plan.
The implementation strategies and goals of the Gateway Plan describe 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 in the Project Area." Some of the
listed activities include: design and construction of streets, utilities, and sidewalk facilities,
Community Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 page 273
Phone 208-884-5533 . Fax 208-888-6854 . www.meridiancity.org
Item#6.
construction of parking facilities, acquisition of property for public improvement, demolition and
cleanup of blight, financial assistance to enhance business enterprise, and financial assistance to
maintain diverse housing options. None of the described activities are inconsistent with the
Comprehensive Plan, and all of them may help to reach the desired vision with future activities
and development within district boundaries.
Recommendation
Based on the outlined activities in the Gateway Plan, 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. Accordingly, Staff recommends that the Commission move to
approve associated Resolutions identifying the proposed Gateway Plan as conforming to
the City of Meridian's Comprehensive Plan.
General Comprehensive Plan Analysis
While the Gateway Plan is limited in scope, the following text describes general applicable
policies that should be considered with future activities and development of the district area. This
analysis is indifferent of whether Option A or Option B of the Gateway Plan moves forward;
some text will no longer apply. This analysis is in consideration of future needs, concerns, and
activities, and how the Gateway Plan 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. Every major theme (chapter) in the Comp Plan ranging from
economic development and land use to historic preservation and 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. Many of the
referenced documents are relevant both in geographic area and to the described implementation
strategies and goals in the Gateway Plan.
The future land use designations,policies, and associated documents 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.
Plan Text
The Evolving Community section(Chapter 3) of the City's Comp Plan, defines future land use
typologies. There are several Future Land Use designations (typologies) listed in the Comp Plan
that exist within the Gateway Plan boundaries. These are:
Old Town, which states:
This designation includes the historic downtown and the true community center. The
boundary of the Old Town district predominantly follows Meridian's historic plat
boundaries. In several areas, both sides of a street were incorporated into the boundary
to encourage similar uses and complimentary design of the facing houses and buildings.
Sample uses include offices, retail and lodging, theatres, restaurants, and service retail
for surrounding residents and visitors. A variety of residential uses are also envisioned
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and could include reuse of existing buildings, new construction of multi family residential
over ground floor retail or office uses.
The City has developed specific architectural standards for Old Town and other
traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via
streetscape standards. Additional public and quasi public amenities and outdoor
gathering area are encouraged. Future planning in Old Town will be reviewed in
accordance with Destination Downtown, a visioning document for redevelopment in
Downtown Meridian. Please see Chapter 2 Premier Community for more information on
Destination Downtown. Sample zoning include O-T.
The Old Town future land use is the most diverse designation in the City's land use portfolio. It
has the greatest combined range of residential and non-residential uses and no caps on density or
intensity of developed uses. Further, the City's complimentary zoning, also named Old Town(O-
T), has zero setbacks for structures, reduced parking requirements, and reduced landscape
setbacks aside from pedestrian streetscape infrastructure.
Mixed Use Community(MU-C), which states:
The purpose of this designation is to allocate areas where community-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a
variety of uses, including residential, and to avoid mainly single-use and strip
commercial type buildings. Non-residential buildings in these areas have a tendency to
be larger than in Mixed Use Neighborhood(MU-N) areas, but not as large as in Mixed
Use Regional (MU-R) areas. Goods and services in these areas tend to be of the variety
that people will mainly travel by car to, but also walk or bike to (up to three or four
miles). Employment opportunities for those living in and around the neighborhood are
encouraged. Developments are encouraged to be designed according to the conceptual
MU-C plan depicted in Figure 3C.
This designation also has a series of bulleted check-list items, and must also be consistent with
general Mixed Use provisions described in the Comp Plan. Within the Gateway Plan, Mixed Use
Community is exclusively located on the northwest corner of Cherry and Meridian Road. Of
special emphasis, effort should be made to avoid strip development, to include seamless and
prioritized pedestrian connectivity, and to develop shared public or quasi-public open space. This
property is isolated with limited connectivity except across busy arterials, and it is outside of a '/2
mile walking distance to public outdoor spaces like parks and schools.
Commercial, which states:
This designation will provide a full range of commercial uses to serve area residents and
visitors. Desired uses may include retail, restaurants,personal and professional services,
and office uses, as well as appropriate public and quasi public uses. Multi family
residential may be allowed in some cases, but should be careful to promote a high quality
of life through thoughtful site design, connectivity, and amenities. Sample zoning include:
C-N, C-C, and C-G.
This designation exists on the entire north-east area of the Gateway Plan, and along the eastern
boundaries of the project area bordering Fairview Ave. Commercial is similar to Old Town in
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that it allows a huge variety of uses, has no caps on intensity or density, and allows for multi-
family. Allowed zoning designations are, however traditional, requiring more parking, more
separation of differing uses, and is generally more oriented towards suburban development.
High Density Residential, which states:
This designation allows for the development of multi family homes in areas where high
levels of urban services are provided and where residential gross densities exceed twelve
dwelling units per acre. Development might include duplexes, apartment buildings,
townhouses, and other multi-unit structures. A desirable project would consider the
placement of parking areas,fences, berms, and other landscaping features to serve as
transitions between neighboring uses. These areas are compact within the context of
larger neighborhoods and are typically located around or near mixed use commercial or
employment areas to provide convenient access to services and jobs for residents.
Developments need to incorporate high quality architectural design and materials and
thoughtful site design to ensure quality of place; they should incorporate connectivity
with adjacent uses and area pathways, attractive landscaping, gathering spaces and
amenities, and a project identity.
The high density residential designation exists in very few areas of the City. It is the least used
residential typology, occupying only 2.4% of all residential future land use designations. There
are several likely reasons for this. The first is that while it occupies the smallest area, it still has
the capacity to provide upwards of 12.4% of the housing product in only 2.4% of the area. The
second is that most mixed use designations allow or encourage multi-family. Old Town and
Commercial as previously noted, also allow for multi-family. Since high density designated areas
are generally on the periphery of other mixed use areas, likely intended to provide additional
rooftops in support of attractive community and regional uses, care should be had in ensuring
quality, purpose, and sense of place. This is especially true further from other destination points
of interest and services than projects within mixed use areas.
General Compliance:
The Gateway Plan indicates that it is consistent with the Comprehensive Plan and Destination
Downtown,but does not elaborate or expand with any detail as to how. Specific references to
text or policies of the Comprehensive Plan are lacking in the Gateway Plan. It similarly makes
no direct mention of specific future land use designations,but does indicate that all work would
be consistent with those identified in Attachment 4 (a future land use map), and as amended.
Referenced below are specific sections of the Comp Plan that are relevant to the Gateway Plan.
While the variety of future land use designations are all broadly considered within the
Comprehensive Plan, this area has never been considered as part of one geographic sub area;
Destination Downtown did not extend as far east, or north. Further, and with the original Urban
Renewal Area now reaching the end of its life and the area having been chopped up with several
de-annexations to create new Urban Renewal Districts, all existing geographic framework is very
fragmented. The Gateway Plan could be viewed largely as a legal and financial framework
without a specific guiding land use framework. This is not necessarily bad,but with both new
projects and development, careful review will be important to understand unique context and
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relationships within geographic subareas. Similar projects in close proximity could have very
different performance standards, and the involvement of public funding could complicate
perception.
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.
• 2.01.01H, Locate higher density housing near corridors with existing or planned transit,
Downtown, and in proximity to employment centers.
The downtown area is prioritized for higher density housing, and the proposed urban
renewal district encourages both density and a variety of housing products. Transit
improvements are described as an area for improvement and funding.
• 2.02.01E, Encourage the development of high quality, dense residential and mixed use areas
near in and around Downtown, near employment, large shopping centers,public open spaces
and parks, and along major transportation corridors, as shown on the Future Land Use Map.
A new urban renewal district focused on infrastructure (parking, utilities, etc.) would provide
the tools necessary to support and encourage redevelopment in an area of town lacking
consistent public improvements.
• 2.02.02B, Consider incentives such as density bonuses, reduced open space requirements,
and reduced fees for infill development in key areas near existing services.
A new urban renewal district could provide for incentives such as infrastructure and
infrastructure reimbursement through tax increment financing (TIF).
• 2.02.02C, Support infill development that does not negatively impact the abutting, existing
development. Infill projects in Downtown should develop at higher densities, irrespective of
existing development.
The Gateway Plan does not address how transitions between existing and proposed
redevelopment may take place. This is a potential weakness of the Plan and should be
carefully considered with future improvements and development. The Gateway Plan does
promote density and housing diversity.
• 2.02.02D, Apply appropriate design and construction standards to infill development in order
to reduce adverse impacts to existing development.
The Gateway Plan makes specific references to establishing performance criteria and design
standards in goal `i'(page 4), and duplicated under implementation letter `u' (page 12).
They state,
In conjunction with the City, the establishment and implementation of performance
criteria to assure high site design standards and environmental quality and other
design elements which provide unity and integrity to the entire Project Area,
including commitment of funds for planning studies, achieving high standards of
development, and leveraging such development to achieve public objectives and
efficient use of scarce resources.
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This is critical work to be done proactively, as the City does not currently have any site or
building design standards specific to either Downtown (just general traditional
neighborhood design), this new geographic area, or for policies related to historic
preservation and enhancements. This work seems to be important to the City and Meridian
Development Corporation, but has not been prioritized or defined, and a number of
avenues to see it through may be very time intensive.
• 2.02.02F, Ensure that new development within existing residential neighborhoods is cohesive
and complementary in design and construction.
A significant portion of the proposed urban renewal district is within or adjacent to existing
residential neighborhoods. Because a primary goal of the Gateway Plan is to increase
density, understanding the existing context and appropriately transitioning and integrating
new development into the existing urban fabric will be crucial.
• 2.09.01B, Establish incentives to develop gathering spaces and civic facilities within
Downtown.
A new urban renewal district could provide for incentives such as gathering spaces and civic
facilities reimbursement through TIF. Under section 300 Proposed Redevelopment Actions,
item `t'specifically references plazas,parks, and open space as projects that could be
considered. These would be important public private projects, as the area is otherwise
underserved by both usable public open space.
• 2.09.01C, Work towards mitigating and removing floodplain issues around Downtown.
A small area of 100 year floodplain associated with Five Mile Creek exists east of 2-112
Street, and south of Fairview. Most of this area is developed already, but there is one
significantly large vacant field and area of potential redevelopment, north of Badley Ave.
There is also floodway along the north-eastern boundary, behind the Commercial area (i.e.
the Albertsons strip mall), but this is channelized and should not impact redevelopment
efforts.
• 2.09.02A, Actively implement action items in the Destination Downtown Plan.
Destination Downtown was created by the Meridian Development Corporation for the
downtown Urban Renewal District(URD), and adopted by the City. This plan was extremely
broad in land use diversity, area, and scope. The project area for the Gateway Plan is
included within portions of Destination Downtown area, but this area has been largely
excluded from both Urban Renewal Activities, and for private redevelopment. With the
original downtown URD set to expire in the coming years, this new district is an opportunity
for more renewed and focused efforts, both geographically and in implementation activities.
• 2.09.02B, Pursue grants and public-private partnerships to enhance Downtown.
A new urban renewal district could both provide grants and make more competitive
applications for grants, by utilizing a dedicated funding source such as TIF.
• 2.09.02C, Develop programs with local partners to expand art, cultural, and educational
facilities in Downtown.
There are several references to these activities and facilities throughout the Gateway Plan.
Art may be done both as public private partnership, or independent of development, and
educational facilities are described in several areas including implementation strategies
(letter `o). It should be noted that the Gateway Plan describes the Urban Renewal Districts
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ability to make decisions related to public art independent of the Meridian Arts Commission,
and that it may involve the Meridian Arts Commission. The Commission is trained,
experienced, are supported by the City's Arts and Culture Specialist, and have invested a
great deal of time and energy into artwork in downtown and across the City. Staff
recommends that the Arts Commission always be involved in art projects that include any
form of public participation.
• 2.09.02D, Develop and support regular cultural activities and events Downtown, in
partnership with the Downtown Business Association and other organizations.
Supporting events is not described within the Gateway Plan directly, but supporting the
development of locations for these to occur is.
• 2.09.02F, Support a compatible mix of land uses Downtown that activate the area during day
and night.
Supporting specific uses at discrete times of the day is not described within the Gateway Plan
directly, but supporting the development of mixed-use locations,facilities, and supporting
infrastructure (e.g. —parking) is. Interim Uses are described in the Plan, but no examples
are provided and are assumed to be of longer duration than a normal event.
• 2.09.02G, Implement the City of Meridian Design Standards and City of Meridian
Architectural Standards Manual to ensure that Downtown remains the historic center for
mixed-use tourism,business, retail, residential, and governmental activities.
The City has land use authority over the project area and implementation of design and
architectural standards must be met. However, these standards while allowing for the full
range of uses/attractions described within the Gateway Plan, does not necessarily cater to or
encourage them in a context or towards any purpose. The Gateway Plan does not describe
historical context as something to preserve or build upon. Additional work is necessary if
downtown specific and historical context are desired. The Gateway Plan does speak to the
development of potential standards, but these could only be applied through negotiation
when public participation was involved.
• 2.09.03B, Promote Ten Mile, Downtown, and The Village as centers of activity and growth.
The Gateway Plan seeks to redevelop blighted areas and improve underserved areas of the
larger Downtown area. The geographic boundaries of this area are not generally envisioned
as a center of activity in the Destination Downtown plan, but for neighborhood preservation
and as a gateway, into the center of activity (the City Core). There is nothing wrong with
encouraging the extension of the core northward, with commensurate service improvements.
• 2.09.03E, Develop concept plans of potential destination activities and promote appropriate
development, infill, and redevelopment of activity centers.
The Gateway Plan does not address this directly, but the intention is to support these types of
activities through public private partnerships.
• 3.03.01E, Encourage infill development.
The unstated purpose of the Gateway Plan, through virtually all of the goals and
implementation strategies, is to encourage infill development through redevelopment of
blighted lands and development of community serving infrastructure.
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• 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 Gateway Plan calls out specific
implementation strategies including road, curb, gutter, streetscape, lighting, stormwater, and
others throughout the document (including financial analysis).
• 4.04.02A, Identify opportunities for new paths that connect residential neighborhoods and
community facilities, such as the library and city hall,parks, schools, athletic facilities,
swimming pools, historic districts, the Downtown, as well as other commercial and retail
activity centers in Meridian.
The City's Pathway Master Plan depicts several key connections through the proposed urban
renewal district. The first is the Five Mile Creek Pathway, which exists. The second and third
which are gaps, include the 3rd Street pathway alignment and a connection on Washington
Ave to the Five Mile Creek Pathway. Neither Meridian Road or Main Street have adequate
bike facilities, and the 3Yd Street pathway alignment is the only north-south low level of stress
connection with a railroad crossing. The street grid in downtown generally promotes
walkability and access. The Gateway Plan references pathways both through goals and
implementation items.
• 4.05.01E, Assess environmental impact of potential new development, infill, and
redevelopment.
The Gateway Plan specifically addresses environmental assessment of Brownfield sites, and
more generally towards environmental quality and creating standards to maintain
environmental quality in coordination with the City (goal letter `h). Outside of floodplain
impacts however, the City does not have much in the way of requirements towards this end.
• 5.02.01A, Maintain and implement design and building standards for historically significant
buildings and resources in Old Town.
There is at least one property on the National Register, the Clara Hill House, and a number
of historically significant structures (constructed before 1960, having a unique or thematic
architectural style, and being in good repair) within the project area. The Gateway Plan
does not emphasize consideration for the historic character and quality of the overall
Downtown area. If this element is important, then standards are needed to protect and/or
enhance the general area character. Currently, the City cannot enforce consideration of
historic elements or general thematic qualities with administrative level approvals.
• 6.01.01C, Improve ingress and egress opportunities for all modes of transportation in
Downtown.
The Gateway Plan references improvements to roads, sidewalks,pathways, and a railroad
crossing, as projects for implementation. Improvements to East 3Yd Street specifically would
greatly enhance bicycle access into downtown, and provide more options for local residents
and stakeholders.
• 6.01.02D, Consider needed sidewalk, pathway, landscaping, and lighting improvements with
all land use decisions.
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The City has land use authority over the project area and redevelopment will be required to
provide infrastructure. The Gateway Plan also specifically references all of these elements as
projects for implementation.
• 6.01.02I, Pursue the extension of Idaho Ave. and/or Broadway Ave. to Commercial Dr. and
the extension of East 3rd St. from Fairview Ave. to Pine Ave. in Downtown.
Neither Idaho or Broadway Ave are within the proposed Urban Renewal Districts
boundaries, but East Third Street is. The extension or some equivalent improvement is
specifically referenced as a project.
• 6.01.02L, Work with ACHD to implement projects from the 2012 Downtown Meridian
Neighborhood Pedestrian and Bicycle Plan.
While not directly referencing coordination with ACHD on implementation of the 2012
Neighborhood Plan, improvements to East 3rd Street are directly aligned and much needed
for north-south bicycle connectivity through Downtown. Neither Meridian Road or Main
Street have dedicated bike facilities, and a safe multi-modal north-south connection is
needed between existing pathway connection on Franklin near Storey Park, and on Pine near
Five Mile Creek.
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.
• Downtown Meridian Street Cross-section Master Plan
Most of the Cross-section Plan is focused on the Downtown Core, but East 2nd Street and
East 3rd Street are both highlighted. It is particularly important that East 3rd Street
incorporate a pathway element to support connectivity of the City's Pathway Master Plan
through downtown. Traffic speeds on Meridian Road are unfriendly to pedestrians, neither
Meridian Road or Main Street provide safe bicycle connectivity north-south, and there is no
other railroad crossing within the downtown area besides Meridian, Main, and East 3rd
Street.
• Historic Preservation Plan
The Historic Preservation Commission and City adopted this plan in 2014. With less than
2.2%of Meridian's housing stock being older than 1960's construction (2017 Existing
Conditions Report), and almost all of it consolidated in the Downtown area, there is very
limited opportunity for historic preservation outside of agricultural themes in the larger
community. Several goals from this plan are relevant to the Gateway Plan, including:
o Goal I Preserve and enhance Meridian's historical, cultural and agricultural
heritage.
o Goal 3 Heighten public awareness of historic preservation in the community and
improve preservation education efforts for various audiences.
o Goal 4 Maintain and strengthen support for historic preservation from individuals,
commercial property owners, local organizations and neighborhood groups.
These goals for the Commission (and City) are not just about preserving, but also enhancing
and generating awareness of Meridian's history. Additional objectives for these goals are
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described within the plan. Since areas of this Plan are near to historic structures,
awareness and care of both public and private efforts is important.
• Meridian Pathways Master Plan
For unconstructed improvements, the Pathways Master Plan identifies East 3rd Street and
Washington Ave connections through the project site. This plan works in concert with the
Parks and Recreation Master Plan and through many of the policies in the Comprehensive
Plan.
• Downtown Meridian Transportation Management Plan
This plan has resulted in significant roadway expansions within Meridian, including the split
corridor phase I and phase 2 improvements. Two of the last projects left in the Downtown
Meridian Transportation Management Plan are the East 3rd Street connection north of
Carlton Ave and south of Badley Ave, and the extension of either Broadway Ave or Idaho
Ave east to Commercial Ave (and ultimately to Locust Grove). These projects/connections
are essential in supporting the densities necessary for the larger downtown area to be a
thriving center of activity. The Gateway Plan could benefit the East 3rd Street connection, or
some equivalent improvement.
• Downtown Meridian Neighborhood Pedestrian and Bicycle Plan
Developed by ACHD, this plan identified a number of community drive projects to enhance
the pedestrian and bicycle connectivity in the area. ACHD has been diligent in programming
and constructing these projects, and one of the last significant components is identified
sidewalk improvements on East 3rd Street. There are sidewalk gaps throughout the project
area, and East 3rd Street is an important north-south connection over the railroad tracks.
All of these plans are available on the City's Comprehensive Plan website at:
https:Hmeridiancit, .or lannin_/g compplan/resources.
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Attachment A: Gateway Plan (Urban Renewal District)
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Attachment B: Related Policies
The policies below are from the City of Meridian Comprehensive Plan. For policy type: G=
Goal; O = Objective, and A=Action. Goals and Objectives are shown with referenced actions
for additional context, along with a referenced section.
ID Policy Policy Section
Type
2.01.00 G Support a balance and integration of diverse housing and neighborhood Housing
types.
2.01.01 O Encourage diverse housing options suitable for various income levels, Housing
household sizes,and lifestyle preferences.
2.01.01H A Locate higher density housing near corridors with existing or planned transit, Housing
Downtown,and in proximity to employment centers.
2.02.00 G Plan for safe,attractive,and well-maintained neighborhoods that have Housing
ample open space,and generous amenities that provide varied lifestyle
choices.
2.02.01 O Elevate and enhance the quality and connectivity of residential site and Housing
subdivision planning.
2.02.01E A Encourage the development of high quality,dense residential and mixed use Housing
areas near in and around Downtown,near employment,large shopping
centers,public open spaces and parks,and along major transportation
corridors,as shown on the Future Land Use Map.
2.02.02 O Maximize public services by prioritizing infill development of vacant and Housing
underdeveloped parcels within the City over parcels on the fringe.
2.02.028 A Consider incentives such as density bonuses,reduced open space Housing
requirements,and reduced fees for infill development in key areas near
existing services.
2.02.02C A Support infill development that does not negatively impact the abutting, Housing
existing development.Infill projects in Downtown should develop at higher
densities,irrespective of existing development.
2.02.02D A Apply appropriate design and construction standards to infill development in Housing
order to reduce adverse impacts to existing development.
2.02.02F A Ensure that new development within existing residential neighborhoods is Housing
cohesive and complementary in design and construction.
2.09.00 G Create positive,vibrant,and accessible commercial activity centers within Economic
the community. Excellence
2.09.01 O Support redevelopment and infill opportunities Downtown. Economic
Excellence
2.09.018 A Establish incentives to develop gathering spaces and civic facilities within Economic
Downtown. Excellence
2.09.01C A Work towards mitigating and removing floodplain issues around Downtown. Economic
Excellence
2.09.02 O Integrate and maintain quality public spaces throughout Downtown for Economic
recreation,social,and civic activities. Excellence
2.09.02A A Actively implement action items in the Destination Downtown Plan. Economic
Excellence
2.09.028 A Pursue grants and public-private partnerships to enhance Downtown. Economic
Excellence
ID Policy Policy Section
Ty i
2.09.02C A Develop programs with local partners to expand art,cultural,and Economic
educational facilities in Downtown. Excellence
2.09.02D A Develop and support regular cultural activities and events Downtown,in Economic
partnership with the Downtown Business Association and other Excellence
organizations.
2.09.02F A Support a compatible mix of land uses Downtown that activate the area Economic
during day and night. Excellence
2.09.02G A Implement the City of Meridian Design Standards and City of Meridian Economic
Architectural Standards Manual to ensure that Downtown remains the Excellence
historic center for mixed-use tourism,business,retail,residential,and
governmental activities.
2.09.03 O Cultivate unique and diverse destination-type activities within Meridian's Economic
cen ters. Excellence
2.09.03B A Promote Ten Mile,Downtown,and The Village as centers of activity and Economic
growth. Excellence
2.09.03E A Develop concept plans of potential destination activities and promote Economic
appropriate development,infill,and redevelopment of activity centers. Excellence
3.03.00 G Direct and prioritize development in strategic areas and in accordance with Growth and
corridor and special area plans. Population
3.03.01 O Plan for an appropriate land use mix,recreational and civic facilities,and Growth and
phased service extension within specific area plans and urban renewal Population
districts.
3.03.01E A Encourage infill development. Growth and
Population
3.03.03G A Require urban infrastructure be provided for all new developments,including Growth and
curb and gutter,sidewalks, water and sewer utilities. Population
4.04.00 G Develop a connected,comfortable,and comprehensive network of multi- Parks and
purpose pathways. Pathways
4.04.02 0 Link pathways to important pedestrian generators,environmental features, Parks and
historic landmarks,public facilities,Town Centers,and business districts. Pathways
4.04.02A A Identify opportunities for new paths that connect residential neighborhoods Parks and
and community facilities,such as the library and city hall,parks,schools, Pathways
athletic facilities,swimming pools,historic districts, the Downtown,as well as
other commercial and retail activity centers in Meridian.
4.05.00 G Preserve,protect,enhance,and wisely use natural resources. Stewardship
4.05.01 0 Protect and enhance existing waterways,groundwater,wetlands,wildlife Stewardship
habitat,air,soils,and other natural resources.
4.05.01E A Assess environmental impact of potential new development,infill,and Stewardship
redevelopment.
5.02.00 G Celebrate Meridian's historical,cultural,and agricultural heritage. Historic
Preservation
5.02.01 0 Enhance and restore the historical quality of Old Town. Historic
Preservation
5.02.01A A Maintain and implement design and building standards for historically Historic
significant buildings and resources in Old Town. Preservation
6.01.00 G Facilitate the efficient movement of people and products to and from the Transportation
City. and Streets
ID Policy Policy Section
Type
6.01.01 O Support multi-modal and complete-street transportation improvements. Transportation
and Streets
6.01,01C A Improve ingress and egress opportunities for all modes of transportation in Transportation
Downtown. and Streets
6.01.02 O Enhance existing transportation systems. Transportation
and Streets
6.01.02D A Consider needed sidewalk,pathway,landscaping,and lighting improvements Transportation
with all land use decisions. and Streets
6.01.021 A Pursue the extension of Idaho Ave.and/or Broadway Ave. to Commercial Dr. Transportation
and the extension of East 3rd St.from Fairview Ave. to Pine Ave.in and Streets
Downtown,
6.01.02L A Work with ACHD to implement projects from the 2012 Downtown Meridian Transportation
Neighborhood Pedestrian and Bicycle Plan. and Streets
Attachment C: Meridian Pathways Master Plan
(showing Option B boundaries as there are no pathways in Option A)
Meridian Pathway Plan I I I L -- JILI "IJ
y -CRANMER - ' WILLOWBROOK
Existing Pathway
—Micro Path Cp
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On Street Route
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Attachment D: Downtown Meridian Street Cross-section Master Plan Examples
East 2nd Street
CORRIDOR: East 2nd Street
•• = the TCC,and the limited out-of-network connectivity
East 2nd ends on its north extent at Carlton,to the for this roadway provides a unique opportunity to .G4�
south at Franklin,and is also interrupted by the Railroad support these activities without creating congestion
properties immediately south of Broadway(with no on more through corridors.
crossing).Despite the lack of north-south connectivity,
East 2nd is important both for local vehicular traffic =oft LTON avE ' ,l
and for pedestrian connectivity within the Traditional
City Core(TCC).The shorter block lengths enhance
accessibility and visibility for businesses,and provide `
great connectivityfor those locking to live in walkable vI'VEP'v` e+
residential neighborhoods with access to goods and
4
services.
Within the planning area,East 2nd primarily serves
the TCC,but also supports the Transit Oriented Devel-
opment&Cultural district(TOD)to the south of the
railroad tracks.The local connectivity on each segment
of the corridor is critical for both of these districts,and r
more-so than even Main,provides the opportunity £ £
to enhance multi-modal and pedestrian friendly uses Me, om d;anCmonayeenrc own r:tnscdth sr—fromccnorae n,alma m ommo ecn;cyCcnmr
and activities,which is absolutely essential to critical nn„sT huldsehe—h.ear< c,cfI oandFznd_Fo,mHr apofi—c don,th,Comm„rrtyCc—
elements of the Destination Downtown vision plan. now provides a central and convenient location for a variety of classes and avant=.The rterlalar,
The support for and provision of vibrant and active Com ty Is adjaccnc w Ce Mcnn;al Fark,
streets and streetscapes is paramount to the vision of
Looking south along E 2nd 6ccwccn sr<im,nd P;nc. Look ng south along E 2nd.6ctwccn Scam and P;nc. ,.1 Looking d,bacv+cco Carlmn and Scam.
.'
DOWNTOWN MERIDIAN CITY CORE STREET CR055-SECTION MASTER PLAN v STRrrT DrsIGN
EAST 2ND STREET: Broadway Avenue to Carlton Avenue
4 De_ 9 - {Uew Faci g North} D p
Neigh is based no
evtents
p* P,as
m P, '�: of existing ROW.
resrvation
Parking a
fiY Sidewalks
I— Pathway ;
Fe Streetscape Buffer Is
`
'�aF
r Parkway Buffer y —
Fe Furniture r
Lighting
aegulred.•Desired
R
q laeeaaee�G -
Q
Existing edged ROW Es ling edge of ROW AOA'T
B'Pedestrian 21'to CL of Road 21'to CL of Road IV A
Nate:See the appendices for alternative erms-section designs
While cross-section configurations with increased parking IMPLEMENTATION PROCESS:
Broadway Avenue to Carlton Avenue are provided,in most conditions parking servicing local As a segment,the frequent cross-street and alley breaks
CONSIDERATIONS: businesses should be consolidated off-street or located allow East 2nd to be developed more piecemeal than many Cross-saction Width 80-feet(ROW) 80-feet
elsewhere,allowing for a more lively and dynamic pedes- other areas ofthe City Core.However,the curb-less nature
East 2nd between Broadway and Carlton consists ofshort trian environment that increases area draw. of the identified cross-sections and resulting grade changes Road Two-way Two-way.curb-less
block lengths with frequent cross-street and alley inter- DESCRIPTION OF ULTIMATE CONDITIONS: with new facilities will likely require improvements to be Parking Angled and parallel Angled.parallel.and
sections.The only through cross-street on this segment made for the full width ofthe cross-section(both sides of none
however is Pine,with all other streets dead-ending wlthin East 2nd is intended to be a charming traditional down- Parking Capacity* 75 57(may vary)
the road).It may be possible for redevelopment to occur
a mile.This limited connectivity is less conduciveto heavy town street that is able to cater to social shopping and in half-block increments,between a cross-street and alley, Attached,detached. Detached or bollard
traffic movements and provides additional opportunities dining experiences through unique design enhancements but there is likely greater term cost-savings Walkways(ea.side) 5-fe9t or less
separated.widthraries:
for pedestrian supportive focus and enhancement. and comfortable pedestrian spaces.While trees are kept y g g g 5-feat or less 5-feet min.
� pP P p P whole block at a time.Storm-water is an important wn- Varies,miu 10'where
to provide a more pedestrian scaled and comfortable sideration.Improvements should occur as ublic- rlvate Buffer(aa,side) Varies
INTENT` pedestrian environment,they are pulled further from the partnerships to generate and foster greater place- king,
exists Walt walkway
This street segment is unique in that the short block lengths buildings to allow for more unobstructed business and Pathway None None
and limited traffic allow for multi le cross-sections,which communi streetsca a uses,such as outdoor dinin f raise awareness,and be supportive new businesses or Bike Support None _None
p p g• renovations able to make use of the facilities.
while consistent in thematic and alignment,offer a vari- Cross-section options exist for medians or other special "Parking impacts and future values are estimates,do not indicate interim
ety of configurations.Priority improvements should be street features such as topiary or artwork.See appendix. conditions,and assume full compliance with cross section.Driveways,fire
focused on a wider pedestrian environment with emphasis hydrants.and other conditions may alter final count.See Parking section
on unique and memorable place-making configurations. under Street Design.
DOWNTOWN MF RI DIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN
East 3rd Street
CORRIDOR: East 3rd Street
t While the preferred cross section within the East 3rd
Other than the Meridian Road and Main,East Brut is Street Extension Alignment Study Report(Six Mile �I
the only other north-south roadway between Linder Engineering,2009)does not provide accommodation
and Locust Grove which crosses the railroad tracks.The for the pathway Identified within this plan,the pre-
corridor intersects several major east-west arterials, tented alignment could be modified to support one,
including Pine and Franklin,and will be extended north and do so without additional right-of-way impacts not r•_na�roN nor
to Fairview in the future.A HAWK pedestrian signal considered with the study.The space provided forthe
at Franklin provides for safe pedestrian connectivity dedicated bike lanes within the study,which are not
to Storey Park and the Ada County public swimming Provided south of Carlton,could instead be utilized for
pool.With the future extension from Carlton to Fair- the pathway.Bikes could then either consistently use VINE AVE
view,East Bid would providefor increased north-south the identified ten-foot pathway,or ride on-street with
connectivity,and be a viable alternative to Meridian sharrows for the length of the corridor.The pathway
Road and Main for local traffic,especially bicycle and is a critical and required element along the identified
pedestrian users. East 3rd corridor,between Fairview and Franklin.
sM
A connective multi modal East 3rd corridor is critical With no bicycle lanes and limited sidewalks along
to the vision of the Destination Downtown plan,and Meridian Road and Main,East 3rd is the only north- c _-
Is noted in both the City's Comprehensive Plan and south opportunity to provide safe dedicated bicycles a F the Parks and Recreation Master Pathway Plan.The facilities forall age groups and users,into and through £ w %
roadway will be important as a defining and sup- downtown. Centennial Park:Located on the south-west corner of Idaho and E 2nd,Centennial Park has a
portive resource for both the Traditional City Core Ain sr number of rom .rTyfadlrves,In addlHon to those P, ded by theadia—Nertdi—C.m .ity
and Washington and Main districts,and to support Center.The Public playground at Centennial Park is the only one within[hefty core.
greater pedestrian connectivity between the business
and residential oriented districts.
f
a
f:
Prowl
`Looking south along E 3rd,between Bower and Ada. Looking north along E 3rd,between Ada and Rower. Looking south along E 3rd.between Rower and Ada.
All
DOWNTOWN MERIDIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DESIGN
EAST 31ID STREI Franklin Road to Broadway Avenue
_ {View Faeing Nomh} D * D
Design is based on eastern edged
p* Preservation a',.moo E of a• �T ustingROW,butmsyraryilcon
-
siatent for continuous segments
Parkingno as
CAR—
Fe- Sidewalks - e " 4 cnatroN eve
Pathway
Fe Streetsc ape Buffer m 'S
�Sf Parkway Buffer -� y 21
Ni P\r
F_ Furniture
late Lighting m
✓Required..Desired
R v
P -
a
Edstfng edge of ROW Aon 51
221Pe odelan IB'm Eristi CL of Road(rarie WPedestrime
INTENT: ample buffers for the detached pathways and sidewalks
Franklin Road It,BroodwoyAvenue The primary intent of this cross-section and any varia- are all important safety and aesthetic elements for the
provide
tion is to ide for safe and convenient north-south long-term health ofthe neighborhoods.Bulbouts should
CONSIDERATIONS: p Cross-section Width 80-feet(ROW) 76-feet
pedestrian connectivity between Franklin and downtown. be developed at street corners to further enhance safety
East 3rd between Franklin and Broadway is predominately The required ten-foot detached pathway must be on the and provide additional opportunities for landscaping and Road Two-way Two-way
residential in nature,but is entirelywithin the Transit Ori- west-side of the road,which has fewer driveway conflicts additional district thematic elements. Parking Parallel Parallel
ented and Cultural district(TOD).Improvements should be and opportunities for further reductions with redevelop- IMPLEMENTATION PRocess: Parking Capacity Varies 51
supportive of higher density and transit supportive uses in ment taking access from alleyways-Walkways must be Varies 4 to 5-feet, Detached,h-feet Im"
ultimate conditions,and all efforts should be made with detached,and residential appropriate lighting provided Though implementation may occurwith fragmented parcel fragment,
d gaps (east side)
redevelopment to provide for additional enhancements to enhance safety.On-street parking should be provided, specific redevelopment,it isassumed that implementation Buffer(ea.side) Varies 8-footlandscapehuffer.
which capitalize on these future services.Alleyways are but angled and perpendicular configurations are heavily of the pathway will require concerted efforts on behalf
another important consideration with the corridor,and discouraged to ensure continuity of the pathway and to of MDC and City.The pathway is critical for accessibility, Pathway No Yes,10-feet one.(west
must be adequately signed and enforced to ensure pedes- reduce back-out conflicts with through traffic. safety,and quality of life,and should be implemented in side)
trian safety along the corridor.While alley use is already blocks and segments-Interim redevelopment enhance- Bike Support Ne Sharrows
predominately one-way forwestbound travel,this should DESCRIPTION OF ULTIMATE CONDITIONS: ments may not require full improvements if MDC and *Parking impacts and future values are estimates,do not indicate interim
be verified and coordinated with impacted stakeholders, While East 3rd is not intended to serve as an entryway the City are not able to expand and maintain pathway conditions,and assumefull compliance with cross section.Driveways,fire hy-
and considered for access with redevelopment. corridor,it is important for connectivity into the down- components,but redevelopment must make allowances drants,and other conditions may alter final count.Sea Parking section under
town area and should be inviting.Tree lined streets with forfuture installation. Street Design.
DOWNTOWN MF RI DIAN I CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DES16N
EAST 31ID STREI Broadway Avenue to Carlton Avenue
_ {View Faeing Nomh} D D
"—sonDesign in based an eastern edged
— E aexisting ROW,but may vary ifcon-
p Preservation o _ sistent for continuous segments
Parkingce so
fiY Sidewalks - e °O CARTON AVE
r Pathway f i -'P"
Fe Streetscape Buffer .s
�vf Parkway Buffer •� y •8 v •� y .� PiNe AVE
F Furniture
on
Lighting m
✓Required,.Desired v
„
A
Existing edge of Row
22'Padastrian 17te Existing CL of Road{varies) -3' 14'Pedestrim
Lion south of the tracks,and to help improve pedestrian and provide additional opportunities for landscaping and
Broadway Avenue to Carlton Avenue connectivity with urban uses to the west.Walkways must additional district thematic elements.
be detached by landscape buffers with large canopy trees,
CONSIDERATIONS: and residential appropriate lighting must be provided to IMPLEMENTATION PROCESS: Cross-section Width DO-No(ROW) 76-feet
Though East 3rd between Broadway and Carlton is pre- enhance safety.On-street parking should be provided, Though implementation may occurwith fragmented parcel Road Two-way Two-way
dominately residential in nature,it is adjacent to three but angled and perpendicular configurations are heavily specific redevelopment,it is assumed that implementa- Parking Parallel Parallel
different commercial districts including the Northern discouraged to ensure continuity ofthe pathway and to tion of the pathwaywill require more concerted efforts Parking Capacity" 63 64
Gateway,Washington&Main,and Traditional City Core reduce back-out conflicts with through traffic.All rede- on behalf of MDC and the City.Interim redevelopment Attached a to 5-feat, Detached,B-7mm.,
districts-While efforts should be made to enhance district velopment must be considerate to and supportive ofthe enhancements may not require full improvements if the Walkways fragmented gaps (east side)
identities,with the proximity to the commercial districts, residential nature of this corridor segment. City is not able to expand and maintain pathway com- B-foot landscape huffar
opportunities exist to blend boundaries for uses supportive ponents,but redevelopment must make allowances for Buffer(aa.aide) Varies min.
ULTIMATE CONDITIONS:
of the overall Destination Downtown vision plan. DESCRIPTION OF future installation. Pathway No Yes.10-feat min.(west
While East 3rd is not intended to serve as an entryway side)
INTENT: corridor,it is importantfor connectivity into the downtown Bike Support No 'harrows
The primary intent ofthis cross-section and anyvariation is area and should be inviting.The tree lined streets with "Parking impacts and future values are estimates.do not indicate interim
to provide for a safe and convenient north-south pathway ample buffers for the detached pathways and sidewalks conditions,andassume full compliance with cross section.Driveways.fire hy-
connection between Carlton and Broadway.The required are all important safety and aesthetic elements for the drants,and other conditions may alter final count.See Parking section under
ten-foot detached pathway must be onthe west-side ofthe long-term health ofthe neighborhoods.Bulb-outs should Street Besig,
road to maintain alignment with the pathway configure- be developed at street corners to further enhance safety
DOWNTOWN MF RI DIAN CITY CORE STREET CROSS-SECTION MASTER PLAN STREET DES16N
Exhibit 2
Notice Published in the Idaho Press
SSAD#
�teRl#6. LEGAL NOTICE p.The provision of financial and other assistance to encourage
greater density and a diverse mix of rental rates and housing
NOTICE OF REGULAR MEETING AND PUBLIC HEAR- options;
ING BYTHE CITY COUNCIL OFTHE CITY OF MERIDIAN,
IDAHOTO CONSIDERTHE URBAN RENEWAL PLAN FOR q.The rehabilitation of structures and improvements by present
THE NORTHERN GATEWAY DISTRICT URBAN RENEWAL owners,their successors,and the Agency;
PROJECT(OPTION A)OFTHE URBAN RENEWAL AGENCY
OF MERIDIAN,IDAHO,ALSO KNOWN AS r.The preparation and assembly of adequate sites for the de-
MERIDIAN DEVELOPMENT CORPORATION velopment and construction of facilities for mixed-use residential
(including affordable and/or workforce housing when and if de-
termined to be a public benefit),commercial,office,retail areas,
NOTICE IS HEREBY GIVEN that on Tuesday,November 23, medical facilities,and educational facilities;
2021,at 6:00 p.m.in City Council Chambers,Meridian City Hall,
33 E.Broadway Avenue,Meridian,Idaho,83642,and/or in virtual s.The environmental assessment and remediation of brown-
meeting as may be noticed on the City's website(www.meridi- field sites,or sites where environmental conditions detrimental to
ancityorg),the City Council of the City of Meridian,Idaho("City") redevelopment exist;
will hold,during its regular meeting,a public hearing to consider
for adoption the proposed Urban Renewal Plan for the Northern I.In collaboration with property owners and other stakeholders,
Gateway District Urban Renewal Project(Option A)(the"Plan'), working with the City to amend zoning regulations(if necessary)
of the Urban Renewal Agency of Meridian,Idaho,also known and standards and guidelines for the design of streetscape,pla-
as Meridian Development Corporation('Agency").The urban zas multi-use pathways,parks,and open space and other like
renewal and revenue allocation area boundary is coterminous public spaces applicable to the Project Area as needed to sup-
and is hereinafter described.The Plan proposes that the Agen- port implementation of this Plan;
cy undertake urban renewal projects,including identifying public
facilities for funding,pursuant to the Idaho Urban Renewal Law u.In conjunction with the City,the establishment and imple-
of 1965,chapter 20,title 50,Idaho Code,as amended.The Plan mentation of performance criteria to assure high site design
being considered for adoption contains a revenue allocation fi- standards and environmental quality and other design elements
nancing provision pursuant to the Local Economic Development which provide unity and integrity to the entire Project Area,in-
Act,chapter 29,title 50,Idaho Code,as amended,that will cause cluding commitment of funds for planning studies,achieving high
property taxes resulting from any increase in equalized assessed standards of development,and leveraging such development to
valuation in excess of the equalized assessed valuation as achieve public objectives and efficient use of scarce resources;
shown on the base assessment roll as of January 1,2021,to be
allocated to the Agency for urban renewal purposes.The Agency v.To the extent allowed by law,lend or invest federal funds to
has adopted and recommended approval of the Plan.The City facilitate development and/or redevelopment;
Council will be considering the second reading of an ordinance
to adopt the Plan at the meeting scheduled for November 23, w.The provision for relocation assistance to displaced Project
2021,at 6:00 p.m.An additional reading will follow consistent Area occupants,as required by law,or within the discretion of the
with the City's ordinance approval process. Agency Board for displaced businesses;
The general scope and objectives of the Plan are: x.Agency and/or owner-developer construction,participation in
the construction and/or management of public parking facilities
a.The engineering, design, installation, construction,and/ and/or surface lots that support a desired level and form of devel-
or reconstruction of streets and streetscapes,including but not opment to enhance the vitality of the Project Area;
limited to improvements and upgrades to portions of Northeast
2nd Street,Northeast 2%Street,Northeast 3rd Street,Carlton y.Other related improvements to those set forth above as fur-
Avenue,Washington Avenue,Main Street,Northeast 4th Street, ther set forth in Attachment 5.
Badley Avenue,Gruber Avenue,State Avenue,Pine Avenue,Me-
ridian Road frontage north of Fairview,Cherry Lane,and Fair- Any such land uses as described in the Plan will be in confor-
view Avenue frontage and related pedestrian facilities,curb and mance with zoning for the City and the City's Comprehensive
gutter,intersection and mil crossing improvements,and traffic Plan,as amended.Land made available will be developed by
signals; private enterprises or public agencies as authorized by law.The
Plan identifies various public and private improvements which
b.The engineering, design, installation, construction, and/ may be made within the Project Area.
or reconstruction of storm water management infrastructure to
support compliance with federal,state,and local regulations for The Urban Renewal Project Area and Revenue Allocation Area
storm water discharge and to support private development; herein referred to is described as follows:
c.The provision for participation by property owners and de- An area consisting of approximately 126 acres,inclusive of
velopers within the Project Area to achieve the objectives of this rights-of-way,and is generally east of Meridian Road and south
Plan; of Fairview Avenue.A portion of the Project Area fronts the north
side of Fairview Avenue east of Meridian Road.The Project Area
d.The engineering,design,installation,construction and/or re- also includes a 1764-acre parcel located at the northwest corner
construction of sidewalks and related pedestrian facilities,curb of Meridian Road and Cherry Lane,and as more particularly de-
and gutter and streetscapes,including but not limited to improve- scribed in the Plan and depicted in the Map below:
ments to portions of Northeast 2nd Street,Northeast 2 Ys Street,
Northeast 3rd Street,Carlton Avenue,Washington Avenue,Main
Street,Northeast 4th Street,Badley Avenue,Gruber Avenue, LEGEND
State Avenue,Pine Avenue,Meridian Road frontage north of
Fairview,Cherry Lane,and Fairview Avenue frontage; — uro raxawr $
s Via x ins
e.The engineering,design,installation,construction,and/or re- '� rsn av� xesrcsrc rsw.m'
construction of utilities including but not limited to improvements
and upgrades to the water distribution system,including exten-
sion of the water distribution system,water capacity improve-
ments,water storage upgrades,sewer system improvements s +n
and upgrades,including extension of the sewer collection sys-
tem,lift station,and improvements,and upgrades to power,gas, �s errsarusrr ,
fiber optics,communications,and other such facilities;
f.Removal,burying,or relocation of overhead utilities;removal -
or relocation of underground utilities;extension of electrical dis-
tribution lines and transformers;improvement of irrigation and
drainage ditches and laterals;undergrounding or piping of later-
als;addition of fiber optic lines or other communication systems; ki
public parking facilities,and other public improvements,including n
but not limited to fire protection systems,floodway and flood zone
mitigation;and other public improvements that may be deemed
appropriate by the Board;
g.The engineering,design,installation,and/or construction 1810 sisrr i `r v
of a public parking structure or structures and/or public surface
parking lots and related public improvements;
h.The acquisition of real property for public right-of-way and
streetscape improvements, utility undergrounding, extension, 1„crvc suxanca+surum.�xc.
upgrades,public parks and trails,pedestrian facilities,pathways (y�Jj enscim�ucvouxeca swi:,.,�
and trails,recreational access points and to encourage and YRo.�0.V�OM
enhance housin affordability and housing civersit,enhance [.Xp m
9 Y 9 Y SHEET i Of 5
transit options and connectivity,decrease underutilized parcels,
create development opportunities consistent with the Plan,in-
cluding but not limited to future disposition to qualified develop-
ers for qualified developments; Copies of the proposed Plan are on file for public inspection
and copying at the office of the City Clerk,Meridian City Hall,
i.The disposition of real property through a competitive pro- 33 E.Broadway Avenue,Meridian,Idaho 83642,between the
cess in accordance with this Plan,Idaho law,including Idaho hours of 8:00 a.m.and 5:00 p.m.,Monday through Friday,ex-
Code Section 50-2011,and any disposition policies adopted by clusive of holidays.Costs for copying are outlined in Idaho Code
the Agency; Section 74-102.The proposed Plan can also be accessed online
at https://bit.ly/NorthernGatewayA.For additional assistance in
j The demolition or removal of certain buildings and/or improve- obtaining a copy of the Plan in the event of business office in-
ments for public rights-of-way and streetscape improvements, terruptions,contact the office of the City Clerk at 208-888-4433.
pedestrian facilities,utility undergrounding extension and up-
grades,public facilities,and to encourage and enhance housing At the hearing date,time,and place noted above(November
affordability and housing diversity,enhance mobility options and 23,2021,at 6:00 p.m.),all persons interested in the above mat-
connectivity,decrease underutilized parcels and surface parking ters may appear and be heard.Because social distancing orders
lots,eliminate unhealthful,unsanitary,or unsafe conditions,elim- may be in effect at the time of the hearing,written testimony is
inate obsolete or other uses detrimental to the public welfare or encouraged.Written testimony must be submitted at least five
otherwise to remove or to prevent the spread of deteriorating or working days prior to the hearing.Oral testimony may be limit-
deteriorated conditions; ed to three minutes per person.Information on assessing the
meeting remotely will be posted on the published agendas,no
k.The management of any property acquired by and under the later than 48 hours prior to the meeting at https:Hmeridiancity.
ownership and control of the Agency; org/agendas.Additional information regarding providing testimo-
ny in compliance with any social distancing orders in effect may
I.The development or redevelopment of land by private enter- be obtained by calling 208-888-4433 or by email at cityclerk@
prise or public agencies for uses in accordance with this Plan; meridiancityorg.
in The construction and financial support of infrastructure Meridian City Hall is accessible to persons with disabilities.All
necessary for the provision of improved transit and alternative information presented in the hearing shall also be available upon
transportation; advance request in a form usable by persons with hearing or vi-
sual impairments.Individuals with other disabilities may receive
n.The engineering,design,installation,construction,and/or assistance by contacting the City twenty-four(24)hours prior to
reconstruction of below ground infrastructure to support the con- the hearing.
struction of certain municipal buildings pursuant to Idaho Code
Section 50-2905A; DATED:October 8,2021.
o.The provision of financial and other assistance to encourage Chris Johnson,City Clerk
and attract business enterprise,including but not limited to start-
ups and microbusinesses,mid-sized companies,and large-scale October 15,29,2021 156888
corporations;
Page 295
Exhibit 3
(Option A) Urban Renewal Plan for the Northern Gateway District Urban Renewal Project
(Option A)
URBAN RENEWAL PLAN FOR THE
NORTHERN GATEWAY DISTRICT URBAN RENEWAL PROJECT
MERIDIAN URBAN RENEWAL AGENCY
(also known as Meridian Development Corporation)
CITY OF MERIDIAN, IDAHO
Ordinance No. 21-1954
Adopted 12/07/2021
Effective 12/12/2021 Publication
Item#6.
TABLE OF CONTENTS
Page
100 INTRODUCTION.............................................................................................................. 1
101 General Procedures of the Agency ......................................................................... 4
102 Procedures Necessary to Meet State and Local Requirements: Conformance with
Idaho Code Sections 50-2008 and 50-2906............................................................ 5
103 History and Current Conditions of the Area........................................................... 6
104 Purpose of Activities............................................................................................... 7
105 Open Land Criteria ................................................................................................. 9
200 DESCRIPTION OF PROJECT AREA............................................................................. 10
300 PROPOSED REDEVELOPMENT ACTIONS................................................................ 10
301 General.................................................................................................................. 10
302 Urban Renewal Plan Objectives ........................................................................... 13
303 Participation Opportunities and Agreements........................................................ 14
303.1 Participation Agreements.......................................................................... 14
304 Cooperation with Public Bodies........................................................................... 16
305 Property Acquisition............................................................................................. 17
305.1 Real Property ............................................................................................ 17
305.2 Personal Property...................................................................................... 19
306 Property Management.......................................................................................... 19
307 Relocation of Persons (Including Individuals and Families), Business Concerns,
and Others Displaced by the Project..................................................................... 19
308 Demolition, Clearance and Site Preparation......................................................... 20
309 Property Disposition and Development................................................................ 20
309.1 Disposition by the Agency........................................................................ 20
309.2 Disposition and Development Agreements .............................................. 20
309.3 Development by the Agency..................................................................... 22
310 Development Plans ............................................................................................... 23
311 Personal Property Disposition.............................................................................. 23
312 [Reserved]............................................................................................................ 23
313 Participation with Others ...................................................................................... 23
314 Conforming Owners.............................................................................................. 24
315 Arts and Cultural Funding .................................................................................... 24
400 USES PERMITTED IN THE PROJECT AREA.............................................................. 24
401 Designated Land Uses........................................................................................... 24
402 [Reserved]............................................................................................................. 24
403 Public Rights-of-Way........................................................................................... 24
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404 Other Public, Semi-Public, Institutional, and Nonprofit Uses.............................. 25
405 Interim Uses.......................................................................................................... 26
406 Development in the Project Area Subject to the Plan........................................... 26
407 Construction Shall Comply with Applicable Federal, State, and Local Laws and
Ordinances and Agency Development Standards................................................. 26
408 Minor Variations................................................................................................... 26
409 Nonconforming Uses............................................................................................ 27
410 Design Guidelines for Development under a Disposition and Development
Agreement or Owner Participation Agreement.................................................... 28
500 METHODS OF FINANCING THE PROJECT ............................................................... 28
501 General Description of the Proposed Financing Method...................................... 28
502 Revenue Allocation Financing Provisions............................................................ 29
502.1 Economic Feasibility Study...................................................................... 31
502.2 Assumptions and Conditions/Economic Feasibility Statement................ 31
502.3 Ten Percent Limitation ............................................................................. 32
502.4 Financial Limitation.................................................................................. 33
502.5 [Reserved]................................................................................................ 35
502.6 Participation with Local Improvement Districts and/or Business
Improvement Districts .............................................................................. 35
502.7 Issuance of Debt and Debt Limitation...................................................... 35
502.8 Impact on Other Taxing Districts and Levy Rate..................................... 35
503 Phasing and Other Fund Sources.......................................................................... 38
504 Lease Revenue, Parking Revenue, and Bonds...................................................... 38
505 Membership Dues and Support of Community Economic Development ............ 39
600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES...................................... 39
601 Maintenance of Public Improvements.................................................................. 40
700 ENFORCEMENT.............................................................................................................40
800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW....................40
900 PROCEDURE FOR AMENDMENT OR MODIFICATION.......................................... 42
1000 SEVERABILITY.............................................................................................................. 42
1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS.......................... 42
1200 APPENDICES, ATTACHMENTS, EXHIBITS, TABLES............................................. 43
ii
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Item#6.
Attachments
Attachment 1 Boundary Map of Northern Gateway District Urban Renewal Project Area
and Revenue Allocation Area
Attachment 2 Legal Description of Northern Gateway District Urban Renewal Project
Area and Revenue Allocation Area
Attachment 3 Private Properties Which May be Acquired by the Agency
Attachment 4 Map Depicting Expected Land Use and Current Zoning Map of the Project
Area
Attachment 5 Economic Feasibility Study
Attachment 6 Agricultural Operation Consent
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Item#6.
100 INTRODUCTION
This is the Urban Renewal Plan (the "Plan") for the Northern Gateway District Urban
Renewal Project(the "Project") in the city of Meridian(the "City"), county of Ada, state of
Idaho. Attachments 1 through 6 attached hereto (collectively, the "Plan Attachments") are
incorporated herein and shall be considered a part of this Plan.
The term"Project" is used herein to describe the overall activities defined in this Plan
and conforms to the statutory definition of an urban renewal project. Reference is specifically
made to Idaho Code Sections 50-2018(10) and 50-2903(13) for the various activities
contemplated by the term"Project." Such activities include both private and public development
of property within the urban renewal area. The Northern Gateway District Project Area is also
referred to as the "Project Area" or the "Revenue Allocation Area."
This Plan was prepared by the Board of Commissioners (the "Agency Board") of the
Meridian Urban Renewal Agency, also known as Meridian Development Corporation(the
"Agency" or"MDC"), its consultants, and staff, and reviewed and recommended by the Agency
pursuant to the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as
amended(the "Law"), the Local Economic Development Act, Chapter 29, Title 50, Idaho Code,
as amended(the "Act"), and all applicable local laws and ordinances.
Idaho Code Section 50-2905 identifies what information the Plan must include with
specificity as follows:
(1) A statement describing the total assessed valuation of the base assessment roll of
the revenue allocation area and the total assessed valuation of all taxable property
within the municipality;
(2) A statement listing the kind, number, and location of all proposed public works or
improvements within the revenue allocation area;
(3) An economic feasibility study;
(4) A detailed list of estimated project costs;
(5) A fiscal impact statement showing the impact of the revenue allocation area, both
until and after the bonds are repaid, upon all taxing districts levying taxes upon
property on the revenue allocation area;
(6) A description of the methods of financing all estimated project costs and the time
when related costs or monetary obligations are to be incurred;
(7) A termination date for the plan and the revenue allocation area as provided for in
Section 50-2903(20), Idaho Code. In determining the termination date, the plan
shall recognize that the agency shall receive allocation of revenues in the calendar
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Item#6.
year following the last year of the revenue allocation provision described in the
urban renewal plan; and
(8) A description of the disposition or retention of any assets of the agency upon the
termination date. Provided however, nothing herein shall prevent the agency
from retaining assets or revenues generated from such assets as long as the agency
shall have resources other than revenue allocation funds to operate and manage
such assets.
This Plan includes the above information with specificity.
The proposed development and redevelopment of the Project Area as described in this
Plan conforms to the City of Meridian Comprehensive Plan (the "Comprehensive Plan"),
adopted by the Meridian City Council (the "City Council") on December 17, 2019, by
Resolution No. 19-2179. The Agency intends to rely heavily on any applicable City zoning and
design standards. This Plan also conforms to the goals set forth in Destination: Downtown,
which is a vision plan for the long-term future of the downtown area of the City, which seeks to
establish downtown as a premier destination and home to local business.
This Plan is subject to the Plan modification limitations and reporting requirements
set forth in Idaho Code Section 50-2903A. Subject to limited exceptions as set forth in
Idaho Code Section 50-2903A, if this Plan is modified by City Council ordinance, then the
base value for the year immediately following the year in which modification occurs shall
include the current year's equalized assessed value of the taxable property in the revenue
allocation area, effectively eliminating the Agency's revenue stream.
A modification shall not be deemed to occur when "[t]here is a plan amendment to
make technical or ministerial changes to a plan that does not involve an increase in the use
of revenues allocated to the agency." Idaho Code § 50-2903A(1)(a)(i). Annual adjustments
as more specifically set forth in the Agency's annual budget will be required to account for
more/less estimated revenue and project timing, including prioritization of projects. Any
adjustments for these stated purposes are technical and ministerial and are not
modifications under Idaho Code Section 50-2903A.
This Plan provides the Agency with powers, duties, and obligations to implement and
further the program generally formulated in this Plan for the development, redevelopment,
rehabilitation, and revitalization of the area within the boundaries of the Project Area. The
Agency retains all powers allowed by the Law and Act. This Plan presents a process and a basic
framework within which plan implementation, including contracts, agreements and ancillary
documents will be presented and by which tools are provided to the Agency to fashion, develop,
and proceed with plan implementation. The Plan has balanced the need for flexibility over the
twenty (20)-year timeframe of the Plan to implement the improvements identified in Attachment
5, with the need for specificity as required by Idaho Code Section 50-2905. The Plan narrative
addresses the required elements of a plan set forth in Idaho Code Section 50-2905(1), (2), (5), (7)
and(8). Attachment 5, together with the Plan narrative, meet the specificity requirement for the
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Item#6.
required plan elements set forth in Idaho Code Section 50-2905(2)-(6), recognizing that actual
Agency expenditures are prioritized each fiscal year during the required annual budgeting
process.
Allowed projects are those activities which comply with the Law and the Act and meet
the overall objectives of this Plan. The public-private relationship is crucial in the successful
development and redevelopment of the Project Area. Typically, the public will fund enhanced
public improvements like utilities, streets, and sidewalks which, in turn, create an attractive
setting for adjacent private investment for a mix of uses including residential, (including but not
limited to increased density, and mixed income projects such as affordable and/or workforce
housing), light industrial, commercial facilities, including office and retail, recreational, or other
community facilities.
The purpose of the Law and Act will be attained through the implementation of the Plan.
The priorities of this Plan are:
a. The installation and construction of public improvements, including new local,
collector and arterial streets; improvements to existing roadways and
intersections, including the installation of traffic signals; installation of curbs,
gutters and streetscapes, which for purposes of this Plan, the term"streetscapes"
includes sidewalks, lighting, landscaping, benches, bike racks, public art, signage,
way-finding, and similar amenities between the curb and right-of-way line, and
other public improvements; installation and/or improvements to fiber optic
facilities; improvements to public utilities including water and sewer
improvements, and fire protection systems; removal, burying, or relocation of
overhead utilities; extension of electrical distribution lines and transformers;
improvement of irrigation and drainage ditches and laterals; installation and
construction of pathways; and improvement of storm drainage facilities;
b. The planning, design, construction and reconstruction of local roads and pathways
to support access management, connectivity, and pedestrian mobility;
C. The replanning, redesign, and development of undeveloped or underdeveloped
areas which are stagnant or improperly utilized because of limited traffic access,
underserved utilities, and other site conditions;
d. The strengthening of the economic base of the Project Area and the community
by the installation of needed public improvements to stimulate new private
development providing greater housing density and diversity of housing stock,
increased employment opportunities and economic growth;
e. The provision of adequate land for open space, street rights-of-way and pedestrian
rights-of-way, including pathways along Meridian Road, East Fairview
Avenue/West Cherry Lane, future 3rd Street, and Washington Avenue;
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f. The reconstruction and improvement of street corridors to allow traffic flows to
move through the Project Area, along with the accompanying utility connections;
g. The provision of public service utilities, which are necessary to the development
of the Project Area, such as water system improvements, sewer system
improvements, and improvements to the storm drainage facilities;
h. In conjunction with the City, the establishment and implementation of
performance criteria to assure high site design standards and environmental
quality and other design elements which provide unity and integrity to the entire
Project Area, including commitment of funds for planning studies, achieving high
standards of development, and leveraging such development to achieve public
objectives and efficient use of scarce resources;
i. The strengthening of the tax base by encouraging private development, thus
increasing the assessed valuation of properties within the Project Area as a whole
and benefiting the various taxing districts in which the urban renewal area is
located;
j. The acquisition of real property to support development and/or redevelopment
initiatives consistent with the Law and Act; and
k. The funding of necessary public infrastructure to accommodate both public and
private development.
101 General Procedures of the Agency
The Agency is a public body, corporate and politic, as defined and described under the
Law and the Act. The Agency is also governed by its bylaws as authorized by the Law and
adopted by the Agency. Under the Law, the Agency is governed by the Idaho open meeting law;
the Public Records Act; the Ethics in Government Act of 2015, Chapters 1, 2 and 4 of Title 74,
Idaho Code; reporting requirements pursuant to Idaho Code Sections 67-45013, 67-10761, 50-
2903A and 50-2913; and the competitive bidding requirements under Chapter 28, Title 67, Idaho
Code, as well as other procurement or other public improvement delivery methods.
Subject to limited exceptions, the Agency shall conduct all meetings in open session and
allow meaningful public input as mandated by the issue considered or by any statutory or
regulatory provision.
The Agency may adopt separate policy statements. Any modification to any policy
statement is a technical or ministerial adjustment and is not a modification to this Plan under
Idaho Code Section 50-2903A.
1 Pursuant to House Bill 73,passed during the 2021 Legislative Session,significantly effective as of January 1,
2021,with the remaining sections in full force and effect on and after January 1,2022,Idaho Code Section 67-450E
is superseded by Idaho Code Section 67-1076.
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102 Procedures Necessary to Meet State and Local Requirements: Conformance
with Idaho Code Sections 50-2008 and 50-2906
Idaho law requires that the City Council,by resolution, must determine a geographic area
be a deteriorated area or a deteriorating area, or a combination thereof, and designate such area
as appropriate for an urban renewal project prior to preparation of an urban renewal plan. A
consultant was retained to study a proposed project area(the "Study Area") and prepare an
eligibility report. The Northern Gateway Urban Renewal District (Proposed) Eligibility Report
(the "Report")was submitted to the Agency. The Agency accepted the Report by Agency
Resolution No. 21-026 on June 9, 2021, and thereafter submitted the Report to the City Council
for its consideration.
The Study Area was deemed by the City Council to be a deteriorating area and/or a
deteriorated area and therefore eligible for an urban renewal project by adoption of Resolution
No. 21-2273 on July 6, 2021. With the adoption of Resolution No. 21-2273, the City Council
declared the Study Area described in the Report to be a deteriorated area and/or a deteriorating
area as defined by the Law and Act, and further directed the Agency to commence preparation of
an urban renewal plan.
Under the Law and Act, Idaho Code Sections 50-2903(8)(f) and 50-2018(8) and(9), the
definition of a deteriorating area shall not apply to any agricultural operation as defined in
Section 22-4502(2), Idaho Code, absent the consent of the owner of the agricultural operation
except for an agricultural operation that has not been used for three (3) consecutive years.
In accordance with the Law and Act, the necessary agricultural operation consent was
obtained from the owner of the agricultural operation within the Project Area for property that
has been used as an agricultural operation within the last three (3) years. A copy of the
agricultural operation consent is attached hereto as Attachment 6.
An underdeveloped seventeen (17) acre parcel located in the northwest corner of the
Project Area and generally bounded by Meridian Road on the east and Cherry Lane on the south
was originally located within unincorporated Ada County. The parcel was annexed into the City
prior to City Council consideration of this Plan.
The Plan was prepared and submitted to the Agency for its review and approval. The
Agency approved the Plan by the adoption of Agency Resolution No. 21-036, on September 22,
2021, and submitted the Plan to the City Council with its recommendation for adoption.
In accordance with the Law, this Plan was submitted to the Planning and Zoning
Commission of the City. After consideration of the Plan, the Commission reported to the City
Council that this Plan is in conformity with the City's Comprehensive Plan.
2 Following adoption of Agency Resolution No.21-026,technical minor edits were made to the Report.
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Item#6.
Pursuant to the Law and Act, the City Council having published due notice thereof, a
public hearing was held on this Plan. Notice of the hearing was duly published in the Idaho
Press, a newspaper having general circulation in the City. The City Council adopted this Plan on
by Ordinance No.
103 History and Current Conditions of the Area
As more specifically described in the Report, this Project Area is generally located in
central Meridian, northeast of the City's downtown core. The Project Area contains
approximately 126 acres, inclusive of rights-of-way, and is generally east of Meridian Road and
south of Fairview Avenue. A portion of the Project Area fronts the north side of Fairview
Avenue east of Meridian Road. The Project Area also includes a 17.64-acre parcel located at the
northwest corner of Meridian Road and Cherry Lane.
The Project Area includes mixed zoning for primarily commercial and residential uses.
Current uses may not be wholly consistent with zoning and/or the City's vision set forth in the
Comprehensive Plan and/or Destination: Downtown, wherein the vision for this area
contemplates four(4)main goals promoting livability, mobility,prosperity, and sustainability.
The use of the urban renewal tool to support these goals is critical to the success of the vision.
Current conditions reflect aged residences converted to commercial uses over time with nineteen
(19) vacant parcels. More than half of the Project Area is devoted to commercial uses and/or
vacant parcels zoned for commercial use, with residential uses being the next most significant
land use category. The Project Area's largest single parcel is the 17.64-acre underdeveloped
parcel located in the northwest corner of Meridian Road and Cherry Lane. In its totality the
Project Area is reflective of the shifting urban geography of the City. The Report cites a number
of deteriorating conditions existing within the Project Area, including a substantial number of
deteriorating or deteriorated structures, deterioration of site, age or obsolescence, the
predominance of defective or inadequate street layout, faulty lot layout in relation to size,
adequacy, accessibility or usefulness, obsolete platting, insanitary and unsafe conditions, and
diversity of ownership. Together with deteriorating infrastructure, diversity of ownership
represents a significant impediment to development: 105.63 parcel acres in the Project Area are
owned by one hundred and fifty (150) entities,which can create issues with necessary property
assemblage to support economic development and/or housing opportunities. The foregoing
conditions have arrested or impaired growth in the Project Area.
The Plan proposes installation and improvements to rights-of-way (arterials, collectors,
and local roads),pathways, sidewalks, curbs, gutters, and other streetscape improvements; transit
infrastructure; public parking facilities; public infrastructure, including improvements to sewer
and water infrastructure, power and fiber installation and/or upgrades; property acquisition to
support economic development and housing opportunities and other publicly owned assets
throughout the Project Area, as more specifically set forth in Attachment 5, creating the
opportunity to revitalize the Project Area and to support transportation infrastructure, as well as
mixed-use residential and commercial development consistent with the City's Comprehensive
Plan and Destination: Downtown. Other identified improvements include fagade improvements;
historic lighting; wayfinding/signage; installation and/or improvements to public plazas,parks,
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and open space; environmental remediation; and related planning studies to best implement the
proposed public infrastructure improvements.
The 17-acre undeveloped parcel, together with the other approximately 19 vacant parcels
are underdeveloped and are not being used to their highest and best use. A goal of this Plan is to
support development opportunities of this site that will ultimately contribute significantly to the
tax base.
The preparation and approval of an urban renewal plan, including a revenue allocation
financing provision, gives the City additional resources to solve the transit,public infrastructure,
and development impediment issues in this area. Revenue allocation financing should help to
improve the situation. In effect,property taxes generated by new developments within the
Project Area may be used by the Agency to finance a variety of needed public improvements and
facilities. Finally, some of the new developments may also generate new jobs in the community
that would, in turn, benefit area residents long-term. Additionally, the proposed infrastructure
improvements could support a variety of housing opportunities with diverse rental and income
ranges, which supports and adds to the fabric of the Project Area.
It is unlikely individual developers or public partners will take on the prohibitive costs of
constructing the necessary infrastructure in the Project Area without the ability of revenue
allocation to help offset at least some of these costs. But for urban renewal and revenue
allocation financing, the proposed public improvements to support revitalization of the Project
Area would not occur.
104 Purpose of Activities
Attachment 5 includes the public improvements lists identifying with specificity the
proposed public improvements and projects contemplated in the Project Area. The description of
activities, public improvements, and the estimated costs of those items are intended to create an
outside limit of the Agency's activity. Due to the inherent difficulty in projecting future levy
rates, future taxable value, and the future costs of construction, the Agency reserves the right to:
a. Change funding amounts from one Project to another.
b. Re-prioritize the Projects described in this Plan and the Plan Attachments.
C. Retain flexibility in funding the various activities in order to best meet the Plan
and the needs of the Project Area.
d. Retain flexibility in determining whether to use the Agency's funds or funds
generated by other sources.
e. Alter the location of proposed improvements set forth in Attachment 5 to support
development when it occurs. The information included in Attachment 5 describes
a realistic development scenario recognizing it is difficult to project with any
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certainty where the improvements will be sited until any future projects submit
plans to the City for design review and permitting.
The Agency intends to discuss and negotiate with any owner or developer of the
parcels within the Project Area seeking Agency assistance during the duration of the Plan
and Project Area. During such negotiation, the Agency will determine the eligibility of the
activities sought for Agency funding, the amount the Agency may fund by way of percentage or
other criteria including the need for such assistance. The Agency will also take into account the
amount of revenue allocation proceeds estimated to be generated from the developer's activities.
The Agency also reserves the right to establish,by way of policy, its funding percentage or
participation, which would apply to all developers and owners and may prioritize certain projects
or types of projects.
Throughout this Plan, there are references to Agency activities, Agency funding, and the
acquisition, development, and contribution of public improvements. Such references do not
necessarily constitute a full, final, and formal commitment by the Agency but, rather, grant to the
Agency the discretion to participate as stated subject to achieving the objectives of this Plan and
provided such activity is deemed eligible under the Law and the Act. The activities listed in
Attachment 5 will be determined or prioritized as the overall Project Area develops and through
the annual budget setting process.
The activities listed in Attachment 5 are not prioritized but are anticipated to be
completed as determined by available funds. As required by the Law and Act, the Agency will
adopt more specific budgets annually. The projected timing of funding is primarily a function of
the availability of market conditions and financial resources but is also strategic, considering the
timing of private development partnership opportunities and the ability of certain strategic
activities to stimulate development at given points in time within the planned 20-year period of
the urban renewal district and revenue allocation area.
The Study(Attachment 5)has described a list of public improvements and other related
activities with an estimated cost in 2021 dollars of approximately $33,925,000. This amount does
not take into account inflationary factors, such as increasing construction costs, which would
increase that figure depending on when the owner, developer and/or Agency is able to develop,
construct or initiate those activities. The Study has concluded the capacity of revenue allocation
funds through the term of the Plan based on the assumed development projects and assessed
value increases will likely generate an estimated $35,085,665. The Agency reserves the
discretion and flexibility to use revenue allocation proceeds in excess of the amounts predicted in
the event higher increases in assessed values occur during the term of the Plan for the
improvements and activities identified. Additionally, the Agency reserves the discretion and
flexibility to use other sources of funds unrelated to revenue allocation to assist in the funding of
the improvements and activities identified.
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Item#6.
105 Open Land Criteria
This Plan contemplates Agency acquisition of property within the Project Area, in part, to
support economic development/demonstration projects and housing. The Project Area is not
predominantly open, and it does not include any agricultural zoning districts; however, the
Project Area includes parcels that are vacant and/or transitioning agricultural operations that
could meet the undefined "open land"requiring the area meet the conditions set forth in Idaho
Code Section 50-2008(d). These conditions include defective or unusual conditions of title,
diversity of ownership, tax delinquency, improper subdivisions, outmoded street patterns,
deterioration of site, and faulty lot layout, all of which are included in one form or another in the
definitions of deteriorated area or deteriorating area set forth in Idaho Code Sections 50-2018(8),
(9) and 50-2903(8). The issues listed only in Idaho Code Section 50-2008(d)(4)(2) (the open land
section) include economic disuse, unsuitable topography, and"the need for the correlation of the
area with other areas of a municipality by streets and modern traffic requirements, or any
combination of such factors or other conditions which retard development of the area."
Open land areas qualify for Agency acquisition and development for residential uses if
the City Council determines there is a shortage of housing of sound standards and design which
is decent, safe and sanitary in the City, that the need for housing will be increased as a result of
the clearance of deteriorated areas, that the conditions of blight in the area and the shortage of
decent, safe and sanitary housing contributes to an increase in the spread of disease and crime
and constitutes and menace to the public health, safety, morals, or welfare, and that the
acquisition of the area for residential uses is an integral part of and essential to the program of
the City. Due to the City's expected growth, the need for housing, including affordable and/or
workforce housing, is significant and integral to a successful mixed-use Project Area. Further,
the existing zoning designations in the Project Area allow for mixed-density residential, and the
future land use map shows areas of projected increased residential density, including surrounding
potential commercial projects.
Open land areas qualify for Agency acquisition and development for primarily
nonresidential uses if acquisition is necessary and appropriate to facilitate the proper growth and
development of the community in accordance with sound planning standards and local
community objectives if any of the deteriorating area conditions set forth in Idaho Code Sections
50-2018(8), (9) and 50-2903(8) apply. But such areas also qualify if any of the issues listed only
in Idaho Code Section 50-2008(d)(4)(2) apply. The substantial number of deteriorating
structures, a predominance of defective or inadequate street layout, faulty lot layout in relation to
size, adequacy, accessibility or usefulness, insanitary or unsafe conditions, deterioration of site or
other improvements, diversity of ownership, and economic disuse, are all conditions which delay
or impair development of the open land areas and satisfy the open land conditions as more fully
supported by the Report, which was prepared by Kushlan I Associates.
This Plan does anticipate Agency acquisition of property within the Project Area;
however,the acquisition of specific parcels is unknown at this time. Should the Agency
determine the need to acquire property as further set forth in Attachment 3, then the open land
areas qualify for Agency acquisition and development.
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Item#6.
200 DESCRIPTION OF PROJECT AREA
The boundaries of the Project Area and the Revenue Allocation Area are shown on the
Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue
Allocation Area, attached hereto as Attachment 1, and incorporated herein by reference, and are
described in the Legal Description of Northern Gateway District Urban Renewal Project Area
and Revenue Allocation Area, attached hereto as Attachment 2, and incorporated herein by
reference. For purposes of boundary descriptions and use of proceeds for payment of
improvements, the boundary shall be deemed to extend to the outer boundary of rights-of-way or
other natural boundary unless otherwise stated.
300 PROPOSED REDEVELOPMENT ACTIONS
301 General
The Agency proposes to eliminate and prevent the spread of deteriorating conditions and
deterioration in the Project Area by employing a strategy to improve and develop public and
private lands, to increase connectivity and transit options, and to grow the economy in the
Project Area. Implementation of the strategy includes, but is not limited to the following actions:
a. The engineering, design, installation, construction, and/or reconstruction of streets
and streetscapes, including but not limited to improvements and upgrades to
portions of Northeast 2nd Street,Northeast 2 1/2 Street,Northeast 3rd Street, Carlton
Avenue, Washington Avenue, Main Street,Northeast 4th Street, Badley Avenue,
Gruber Avenue, State Avenue, Pine Avenue, Meridian Road frontage north of
Fairview, and Fairview Avenue frontage and related pedestrian facilities, curb and
gutter, intersection and rail crossing improvements, and traffic signals;
b. The engineering, design, installation, construction, and/or reconstruction of storm
water management infrastructure to support compliance with federal, state, and
local regulations for storm water discharge and to support private development;
C. The provision for participation by property owners and developers within the
Project Area to achieve the objectives of this Plan;
d. The engineering, design, installation, construction and/or reconstruction of
sidewalks and related pedestrian facilities, curb and gutter and streetscapes,
including but not limited to improvements to portions of Northeast 2nd Street,
Northeast 2 1/2 Street,Northeast 3rd Street, Carlton Avenue, Washington Avenue,
Main Street,Northeast 41h Street, Badley Avenue, Gruber Avenue, State Avenue,
Pine Avenue, Meridian Road frontage north of Fairview, and Fairview Avenue
frontage;
e. The engineering, design, installation, construction, and/or reconstruction of
utilities including but not limited to improvements and upgrades to the water
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distribution system, including extension of the water distribution system, water
capacity improvements, water storage upgrades, sewer system improvements and
upgrades, including extension of the sewer collection system, lift station, and
improvements, and upgrades to power, gas, fiber optics, communications, and
other such facilities;
f. Removal, burying, or relocation of overhead utilities; removal or relocation of
underground utilities; extension of electrical distribution lines and transformers;
improvement of irrigation and drainage ditches and laterals; undergrounding or
piping of laterals; addition of fiber optic lines or other communication systems;
public parking facilities, and other public improvements, including but not limited
to fire protection systems, floodway and flood zone mitigation; and other public
improvements that may be deemed appropriate by the Board;
g. The engineering, design, installation, and/or construction of a public parking
structure or structures and/or public surface parking lots and related public
improvements;
h. The acquisition of real property for public right-of-way and streetscape
improvements, utility undergrounding, extension, upgrades,public parks and
trails,pedestrian facilities, pathways and trails, recreational access points and to
encourage and enhance housing affordability and housing diversity, enhance
transit options and connectivity, decrease underutilized parcels, create
development opportunities consistent with the Plan, including but not limited to
future disposition to qualified developers for qualified developments;
i. The disposition of real property through a competitive process in accordance with
this Plan, Idaho law, including Idaho Code Section 50-2011, and any disposition
policies adopted by the Agency;
j The demolition or removal of certain buildings and/or improvements for public
rights-of-way and streetscape improvements,pedestrian facilities, utility
undergrounding extension and upgrades, public facilities, and to encourage and
enhance housing affordability and housing diversity, enhance mobility options
and connectivity, decrease underutilized parcels and surface parking lots,
eliminate unhealthful, unsanitary, or unsafe conditions, eliminate obsolete or other
uses detrimental to the public welfare or otherwise to remove or to prevent the
spread of deteriorating or deteriorated conditions;
k. The management of any property acquired by and under the ownership and
control of the Agency;
1. The development or redevelopment of land by private enterprise or public
agencies for uses in accordance with this Plan;
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M. The construction and financial support of infrastructure necessary for the
provision of improved transit and alternative transportation;
n. The engineering, design, installation, construction, and/or reconstruction of below
ground infrastructure to support the construction of certain municipal buildings
pursuant to Idaho Code Section 50-2905A;
o. The provision of financial and other assistance to encourage and attract business
enterprise, including but not limited to start-ups and microbusinesses, mid-sized
companies, and large-scale corporations;
P. The provision of financial and other assistance to encourage greater density and a
diverse mix of rental rates and housing options;
q. The rehabilitation of structures and improvements by present owners, their
successors, and the Agency;
r. The preparation and assembly of adequate sites for the development and
construction of facilities for mixed-use residential (including affordable and/or
workforce housing when and if determined to be a public benefit), commercial,
office, retail areas, medical facilities, and educational facilities;
S. The environmental assessment and remediation of brownfield sites, or sites where
environmental conditions detrimental to redevelopment exist;
t. In collaboration with property owners and other stakeholders, working with the
City to amend zoning regulations (if necessary) and standards and guidelines for
the design of streetscape, plazas multi-use pathways,parks, and open space and
other like public spaces applicable to the Project Area as needed to support
implementation of this Plan;
U. In conjunction with the City, the establishment and implementation of
performance criteria to assure high site design standards and environmental
quality and other design elements which provide unity and integrity to the entire
Project Area, including commitment of funds for planning studies, achieving high
standards of development, and leveraging such development to achieve public
objectives and efficient use of scarce resources;
V. To the extent allowed by law, lend or invest federal funds to facilitate
development and/or redevelopment;
W. The provision for relocation assistance to displaced Project Area occupants, as
required by law, or within the discretion of the Agency Board for displaced
businesses;
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X. Agency and/or owner-developer construction,participation in the construction
and/or management of public parking facilities and/or surface lots that support a
desired level and form of development to enhance the vitality of the Project Area;
Y. Other related improvements to those set forth above as further set forth in
Attachment 5.
In the accomplishment of these purposes and activities and in the implementation and
furtherance of this Plan, the Agency is authorized to use all the powers provided in this Plan and
all the powers now or hereafter permitted by Law and Act.
302 Urban Renewal Plan Objectives
Urban renewal activity is necessary in the Project Area to combat problems of physical
deterioration or deteriorating conditions. As set forth in greater detail in Section 103,
the Project Area has a history of stagnant growth and development compared to other areas of
the City based on deteriorated or deteriorating conditions that have arrested or impaired growth
in the Project Area primarily attributed to: a substantial number of deteriorating or deteriorated
structures, widespread deterioration of site, underdeveloped properties; inadequate connectivity;
lack of multi-use paths; the predominance of defective or inadequate street layout, faulty lot
layout, , insanitary and unsafe conditions, and diversity of ownership. The Plan for the Project
Area is a proposal to work in partnership with public and private entities to improve, develop,
and grow the economy within the Project Area by the implementation of a strategy and program
set forth in Section 301 and in Attachment 5.
The provisions of this Plan are applicable to all public and private property in the Project
Area. The provisions of the Plan shall be interpreted and applied as objectives and goals,
recognizing the need for flexibility in interpretation and implementation, while at the same time
not in any way abdicating the rights and privileges of the property owners which are vested in
the present and future zoning classifications of the properties. All development under an owner
participation agreement shall conform to those standards specified in Section 303.1 of this Plan.
It is recognized that the Ada County Highway District has exclusive jurisdiction
over all public street rights-of-way within the Project Area, except for state highways.
Nothing in this Plan shall be construed to alter the powers of the Ada County Highway
District pursuant to Title 40, Idaho Code.
This Plan must be practical in order to succeed. Particular attention has been paid to how
it can be implemented, given the changing nature of market conditions. Transforming the
Project Area into a vital, thriving part of the community requires an assertive strategy. The
following list represents the key elements of that effort:
a. Initiate simultaneous projects designed to revitalize the Project Area. From street
and utility improvements to significant new public or private development, the
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Agency plays a key role in creating the necessary momentum to get and keep
things going.
b. Develop new mixed-use residential, retail, office and commercial areas including
opportunities for community, cultural, educational, medical, and recreational
facilities, as well as encourage economic development opportunities.
C. Secure and improve certain public open space in critical areas.
d. Initiate projects designed to increase affordable and workforce housing options
and increased transportation and connectivity options.
Without direct public intervention, much of the Project Area could conceivably remain
unchanged and in a deteriorated and/or deteriorating condition for the next twenty(20)years.
The Plan creates the necessary flexible framework for the Project Area to support the City's
economic development while complying with the "specificity"requirement set forth in Idaho
Code Section 50-2905.
Land use in the Project Area will be modified to the extent that underutilized,
underdeveloped, deteriorated, deteriorating and vacant land and land now devoted to uses
inconsistent with the future land uses of the area will be converted to mixed-use, retail residential
(including affordable and/or workforce housing) and commercial areas, cultural centers, food
halls, transit oriented development, educational facilities, other public facilities and
improvements, including but not limited to streets, streetscapes, water and sewer improvements,
environmental and floodplain remediations/site preparation, public parking, community
facilities, fagade improvements,parks,plazas and pedestrian/bike pathways. In implementing
the activities described in this Plan, the Agency shall give due consideration to the provision of
adequate open space, park and recreational areas and facilities that may be desirable for
neighborhood improvement, with special consideration for the health, safety, and welfare of
residents in the general vicinity of the Project Area covered by the Plan.
303 Participation Opportunities and Agreements
303.1 Participation Agreements
The Agency may enter into various development participation agreements with any
existing or future owner of property in the Project Area, in the event the property owner seeks
and/or receives assistance from the Agency in the development and/or redevelopment of the
property. The terms "owner participation agreement," "participation agreement," or
"development agreement" are intended to include all participation agreements with a property
owner, including reimbursement agreements, grant agreements or other forms of participation
agreements. In that event, the Agency may allow for an existing or future owner of property to
remove the property and/or structure from future Agency acquisition subject to entering into an
owner participation agreement. The Agency may also enter into owner participation agreements
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with other future owners and developers within the Project Area throughout the duration of the
Plan in order to implement the infrastructure improvements set forth in this Plan.
Each structure and building in the Project Area to be rehabilitated or to be constructed as
a condition of the owner participation agreement between the Agency and the owner pursuant to
this Plan will be considered to be satisfactorily rehabilitated and constructed pursuant to the
requirements of the Law and Act, and the Agency will so certify, if the rehabilitated or new
structure meets the standards set forth in an executed owner participation agreement and
complies with the applicable provisions of this Plan, local codes and ordinances and the Idaho
Code. Additional conditions described below:
• Any such property within the Project Area shall be required to conform to
applicable provisions, requirements, and regulations of this Plan. The owner
participation agreement may require as a condition of financial participation by
the Agency a commitment by the property owner to meet the greater objectives of
the land use elements identified in the Comprehensive Plan, Destination:
Downtown and applicable zoning ordinances and other requirements deemed
appropriate and necessary by the Agency. Upon completion of any rehabilitation
each structure must be safe and sound in all physical respects and be refurbished
and altered to bring the property to an upgraded marketable condition that will
continue throughout an estimated useful life for a minimum of twenty (20) years.
• All such buildings or portions of buildings which are to remain within the Project
Area shall be rehabilitated or constructed in conformity with all applicable codes
and ordinances of the City.
• Any new construction shall also conform to all applicable provisions,
requirements, and regulations of this Plan, as well as all applicable codes and
ordinances of the City.
All owner participation agreements will address development timing,justification
and eligibility of project costs, and achievement of the objectives of the Plan. The Agency
shall retain its discretion in the funding level of its participation. Obligations under owner
participation agreements shall terminate no later than the termination date of this Plan,
December 31, 2041. The Agency shall retain its discretion to negotiate an earlier date to
accomplish all obligations under the owner participation agreement.
In all owner participation agreements,participants who retain real property shall be
required to join in the recordation of such documents as may be necessary to make the provisions
of this Plan applicable to their properties. Whether or not a participant enters into an owner
participation agreement with the Agency, the provisions of this Plan are applicable to all public
and private property in the Project Area.
In the event a participant under an owner participation agreement fails or refuses to
rehabilitate, develop,use, and maintain its real property pursuant to this Plan and an owner
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participation agreement, the real property or any interest therein may be acquired by the Agency
in accordance with Section 305.1 of this Plan and sold or leased for rehabilitation or
development in accordance with this Plan.
Owner participation agreements may be used to implement the following objectives:
a. Encouraging property owners to revitalize and/or remediate deteriorated areas or
deteriorating areas of their parcels to accelerate development in the Project Area.
b. Subject to the limitations of the Law and the Act, providing incentives to property
owners to encourage utilization and expansion of existing permitted uses during
the transition period to prevent a decline in the employment base and a
proliferation of vacant and deteriorated parcels in the Project Area during the
extended redevelopment of the Project Area.
C. To accommodate improvements and expansions allowed by City regulations and
generally consistent with this Plan for the Project Area.
d. Subject to the limitations of the Law and Act,providing incentives to improve
nonconforming properties so they implement the design guidelines contained in
this Plan to the extent possible and to encourage an orderly transition from
nonconforming to conforming uses through the term of the Plan.
e. Provide for advance funding by the developer/owner participant of those certain
public improvements related to or needed for the private development and related
to the construction of certain public improvements. In that event, the Agency will
agree as set out in the participation agreement to reimburse a portion of, or all of,
the costs of public improvements identified in the participation agreement from
the revenue allocation generated by the private development. Though no specific
advance funding by a developer/owner participant is shown in the cash analysis
attachments, this Plan specifically allows for such an advance.
304 Cooperation with Public Bodies
Certain public bodies are authorized by state law to aid and cooperate, with or without
consideration, in the planning,undertaking, construction, or operation of this Project. The
Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate
this Plan with the activities of such public bodies in order to accomplish the purposes of
redevelopment and the highest public good.
The Agency, by law, is not authorized to acquire real property owned by public bodies
without the consent of such public bodies. The Agency will seek the cooperation of all public
bodies which own or intend to acquire property in the Project Area. All plans for development
of property in the Project Area by a public body shall be subject to Agency approval, in the event
the Agency is providing any financial assistance.
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Subject to applicable authority, the Agency may impose on all public bodies the planning
and design controls contained in this Plan to ensure that present uses and any future development
by public bodies will conform to the requirements of this Plan; provided, however, the Ada
County Highway District has exclusive jurisdiction over Ada County Highway District streets.
The Agency is authorized to financially(and otherwise) assist any public entity in the cost of
public land, buildings, facilities, structures, or other improvements of the Project Area as allowed
by the Law and Act.
The Agency intends to cooperate to the extent allowable with the City and the Ada
County Highway District (or the Idaho Transportation Department), as the case may be, for the
engineering, design, installation, construction, and/or reconstruction of public infrastructure
improvements, including, but not limited to those improvements set forth in Section 301 and in
Attachment 5. The Agency shall also cooperate with the City and the Ada County Highway
District(or the Idaho Transportation Department) on various relocation, screening, or
undergrounding projects and the providing of fiber optic capability. To the extent any public
entity, including the City and/or the Ada County Highway District, has funded certain
improvements, the Agency may reimburse those entities for those expenses. The Agency also
intends to cooperate and seek available assistance from state, federal and other sources for
economic development.
In the event the Agency is participating in the public development by way of financial
incentive or otherwise, the public body shall enter into a participation agreement with the
Agency and then shall be bound by the Plan and other land use elements and shall conform to
those standards specified in Section 303.1 of this Plan.
This Plan does not financially bind or obligate the City, Agency and/or any other public
entity to any project or property acquisition; rather, for purposes of determining the economic
feasibility of the Plan certain projects and expenditures have been estimated and included in the
analysis. Agency revenue and the ability to fund reimbursement of eligible Project Costs is
more specifically detailed in any participation agreement and in the annual budget adopted by the
Agency Board.
305 Property Acquisition
305.1 Real Property
Only as specifically authorized herein, the Agency may acquire, through the voluntary
measures described below, but is not required to acquire, any real property located in the Project
Area where it is determined that the property is needed for construction of public improvements,
required to eliminate or mitigate the deteriorated or deteriorating conditions, to facilitate
economic development, including acquisition of real property intended for disposition to
qualified developers through a competitive process, and as otherwise allowed by law. The
acquisition shall be by any means authorized by law, including,but not limited to, the Law, the
Act, and the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970,
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as amended, but shall not include the right to invoke eminent domain authority except as
authorized by Idaho law and provided herein. The Agency is authorized to acquire either the
entire fee or any other interest in real property less than a fee, including structures and fixtures
upon the real property, without acquiring the land upon which those structures and fixtures are
located.
The Agency intends to acquire any real property through voluntary or consensual gift,
devise, exchange, or purchase. Such acquisition of property may be for the development of the
public improvements identified in this Plan. Acquisition of property may be for the assembly of
properties for redevelopment to achieve Plan goals including public benefits such as affordable
and/or workforce housing. Such properties may include properties owned by private parties or
public entities. This Plan anticipates the Agency's use of its resources for property acquisition.
In the event the Agency identifies certain property which should be acquired to develop
certain public improvements intended to be constructed under the provisions of this Plan, the
Agency shall coordinate such property acquisition with any other public entity(e.g.,without
limitation, the City, the state of Idaho, or any of its authorized agencies), including the assistance
of Agency funds to acquire said property either through a voluntary acquisition or the public
entity's invoking of its eminent domain authority as limited by Idaho Code Section 7-701A.
The Agency is authorized by this Plan to acquire the properties for the uses identified in
Attachment 3 hereto, including but not limited to property to be acquired for the extension or
expansion of certain rights-of-way.
The Agency is authorized by this Plan and Idaho Code Sections 50-2010 and 50-
2018(12)to acquire the properties identified in Attachment 3 hereto for the purposes set forth in
this Plan. The Agency has identified its intent to acquire and/or participate in the development
of certain public improvements, including, but not limited to those identified in Section 301 of
the Plan and/or Attachment 5 hereto. Further, the Agency intends to acquire real property to
facilitate commercial and/or economic development projects and/or high-density residential
development by assembling and disposing of developable parcels. The Agency's property
acquisition will result in remediating deteriorating conditions in the Project Area by facilitating
the development of mixed-use, residential (including affordable and/or workforce housing),
commercial and retail areas. The public improvements are intended to be dedicated to the City
and/or other appropriate public entity, as the case may be, upon completion. The Agency
reserves the right to determine which properties identified, if any, should be acquired. The open
land areas qualify for Agency acquisition as further set forth in Section 105 of this Plan.
It is in the public interest and may be necessary, in order to eliminate the conditions
requiring redevelopment and in order to execute this Plan, for the power of eminent domain to be
employed by the Agency, or by the City with the Agency acting in an advisory 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.
s House Bill 1044,adopted by the Idaho Legislature during the 2021 Legislative Session,limited the Agency's
ability to exercise eminent domain.
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Under the provisions of the Act, the urban renewal plan"shall be sufficiently complete to
indicate such land acquisition, demolition, and removal of structures, redevelopment,
improvements, and rehabilitation as may be proposed to be carried out in the urban renewal
area." Idaho Code Section 50-2018(12). The Agency has generally described those properties
by use as set out in Attachment 3 for acquisition for the construction of public improvements.
The Agency may also acquire property for the purpose of developing streetscape and public
utilities, as well as to pursue disposition to third parties pursuant to a competitive process as set
forth in Section 309. The Agency reserves the right to determine which properties, if any, should
be acquired.
305.2 Personal Property
Generally,personal property shall not be acquired. However, where necessary in the
execution of this Plan, the Agency is authorized to acquire personal property in the Project Area
by any lawful means, including eminent domain as limited by Idaho Code Section 7-701A for
the purpose of developing the public improvements described in Section 305.1.
306 Property Management
During the time real property, if any, in the Project Area is owned by the Agency, such
property shall be under the management and control of the Agency. Such property may be
rented or leased by the Agency pending its disposition for development and/or redevelopment,
and such rental or lease shall be pursuant to such policies as the Agency may adopt.
307 Relocation of Persons (Including Individuals and Families),Business
Concerns, and Others Displaced by the Project
If the Agency receives federal funds for real estate acquisition and relocation, the Agency
shall comply with 24 C.F.R. Part 42, implementing the Uniform Relocation Assistance and Real
Property Acquisition Policies Act of 1970, as amended.
The Agency reserves the right to extend benefits for relocation to those not otherwise
entitled to relocation benefits as a matter of state law under the Act or the Law. The Agency
may determine to use as a reference the relocation benefits and guidelines promulgated by the
federal government, the state government, or local government, including the State Department
of Transportation and the Ada County Highway District. The intent of this section is to allow
the Agency sufficient flexibility to award relocation benefits on some rational basis, or by
payment of some lump-sum per case basis. The Agency may also consider the analysis of
replacement value for the compensation awarded to either owner occupants or businesses
displaced by the Agency to achieve the objectives of this Plan. The Agency may adopt
relocation guidelines which would define the extent of relocation assistance in non-federally
assisted projects and which relocation assistance to the greatest extent feasible would be uniform.
The Agency shall also coordinate with the various local, state, or federal agencies concerning
relocation assistance as may be warranted.
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In the event the Agency's activities result in displacement of families, the Agency shall
comply with, at a minimum, the standards set forth in the Law. The Agency shall also comply
with all applicable state laws concerning relocation benefits and shall also coordinate with the
various local, state, or federal agencies concerning relocation assistance.
308 Demolition, Clearance and Site Preparation
The Agency is authorized(but not required)to demolish and clear buildings, structures,
and other improvements from any real property in the Project Area as necessary to carry out the
purposes of this Plan.
Further, the Agency is authorized (but not required) to prepare, or cause to be prepared,
as building sites any real property in the Project Area owned by the Agency including site
preparation and/or environmental remediation. In connection therewith, the Agency may cause,
provide for, or undertake the installation or construction of streets, utilities, parks,pedestrian
walkways, public parking facilities, drainage facilities, and other public improvements necessary
to carry out this Plan.
309 Property Disposition and Development
309.1 Disposition by the Agency
For the purposes of this Plan, the Agency is authorized to sell, lease, lease/purchase,
exchange, subdivide, transfer, assign,pledge, encumber by mortgage or deed of trust, or
otherwise dispose of any interest in real property under the reuse provisions set forth in Idaho
law, including Idaho Code Section 50-2011 and pursuant to any disposition policies adopted by
the Agency. To the extent permitted by law, the Agency is authorized to dispose of real property
by negotiated lease, sale, or transfer without public bidding.
Real property acquired by the Agency may be conveyed by the Agency and, where
beneficial to the Project Area, without charge to any public body as allowed by law. All real
property acquired by the Agency in the Project Area shall be sold or leased to public or private
persons or entities for development for the uses permitted in this Plan.
Air rights and subterranean rights may be disposed of for any permitted use within the
Project Area boundaries.
309.2 Disposition and Development Agreements
To provide adequate safeguards to ensure that the provisions of this Plan will be carried
out and to prevent the recurrence of deteriorating conditions, all real property sold, leased, or
conveyed by the Agency is subject to the provisions of this Plan.
The Agency shall reserve such powers and controls in the disposition and development
documents as the Agency deems may be necessary to prevent transfer, retention, or use of
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property for speculative purposes and to ensure that development is carried out pursuant to this
Plan.
Leases, lease/purchases, deeds, contracts, agreements, and declarations of restrictions of
the Agency may contain restrictions, covenants, covenants running with the land, rights of
reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry
out this Plan. Where appropriate, as determined by the Agency, such documents, or portions
thereof, shall be recorded in the office of the Recorder of Ada County, Idaho.
All property in the Project Area is hereby subject to the restriction that there shall be no
discrimination or segregation based upon race, color, creed, religion, sex, age, national origin, or
ancestry in the sale, lease, sublease, transfer,use, occupancy, disability/handicap, tenure, or
enjoyment of property in the Project Area. All property sold, leased, conveyed, or subject to a
disposition and development agreement shall be expressly subject by appropriate documents to
the restriction that all deeds, leases, or contracts for the sale, lease, sublease, or other transfer of
land in the Project Area shall contain such nondiscrimination and nonsegregation clauses as
required by law.
As required by law or as determined in the Agency's discretion to be in the best interest
of the Agency and the public, the following requirements and obligations shall be included in the
disposition and development agreement.
That the developers, their successors, and assigns agree:
a. That a detailed scope and schedule for the proposed development shall be
submitted to and agreed upon by the Agency.
b. That the purchase or lease of the land and/or subterranean rights and/or air rights
is for the purpose of redevelopment and not for speculation.
C. That the building of improvements will be commenced and completed as jointly
scheduled and determined by the Agency and the developer(s).
d. That the site and construction plans will be submitted to the Agency for review as
to conformity with the provisions and purposes of this Plan.
e. All new construction shall have a minimum estimated life of no less than twenty
(20)years.
f. That rehabilitation of any existing structure must assure that the structure is safe
and sound in all physical respects and be refurbished and altered to bring the
property to an upgraded marketable condition which will continue throughout an
estimated useful life for a minimum of twenty(20)years.
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g. That the Agency receives adequate assurance acceptable to the Agency to ensure
performance under the contract for sale.
h. All such buildings or portions of the buildings which are to remain within the
Project Area shall be reconstructed in conformity with all applicable codes and
ordinances of the City.
i. All disposition and development documents shall be governed by the provisions
of Section 410 of this Plan.
j. All other requirements and obligations as may be set forth in any participation
policy established and/or amended by the Agency.
The Agency also reserves the right to determine the extent of its participation based
upon the achievements of the objectives of this Plan. Obligations under any disposition and
development agreement and deed covenants, except for covenants which run with the land
beyond the termination date of this Plan, shall terminate no later than December 31, 2041.
The Agency shall retain its discretion to negotiate an earlier date to accomplish all
obligations under any disposition and development agreement.
309.3 Development by the Agency
To the extent now or hereafter permitted by law, the Agency is authorized to pay for,
develop, or construct public improvements within the Project Area for itself or for any public
body or entity, which public improvements are or would be of benefit to the Project Area.
Specifically, the Agency may pay for, install, or construct the public improvements authorized
under Idaho Code Sections 50-2007, 50-2018(10) and(13), and 50-2903(9), (13), and(14), and
as otherwise identified in Attachment 5, attached hereto, and incorporated herein by reference,
and this Plan, and may acquire or pay for the land required, therefore.
Any public facility ultimately owned by the Agency shall be operated and managed in
such a manner to preserve the public purpose nature of the facility. Any lease agreement with a
private entity or management contract agreement shall include all necessary provisions sufficient
to protect the public interest and public purpose.
The Agency may enter into contracts, leases, and agreements with the City, the Ada
County Highway District or other public body or private entity pursuant to this section, and the
obligation of the Agency under such contract, lease, or agreement shall constitute an
indebtedness of the Agency as described in Idaho Code Section 50-2909 which may be made
payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code
Section 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds.
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310 Development Plans
All development plans (whether public or private)prepared pursuant to disposition and
development agreements or participation agreements shall be submitted to the Agency Board for
approval and architectural review. All development in the Project Area must conform to those
standards specified in Section 410. Additionally, development must be consistent with all City
ordinances.
311 Personal Property Disposition
For purposes of this Plan, the Agency is authorized to lease, sell, exchange, transfer,
assign,pledge, encumber, or otherwise dispose of personal property which is acquired by the
Agency.
312 [Reserved]
313 Participation with Others
Under the Law, the Agency has the authority to lend or invest funds obtained from the
federal government for the purposes of the Law if allowable under federal laws or regulations.
The federal funds that may be available to the Agency are governed by regulations promulgated
by the Department of Housing and Urban Development for the Community Development Block
Grant Program("CDBG"), the Economic Development Administration, the Small Business
Administration, or other federal agencies. In order to enhance such grants, the Agency's use of
revenue allocation funds is critical.
Under those regulations the Agency may participate with the private sector in the
development and financing of those private projects that will attain certain federal objectives
including the creation or redevelopment of affordable and/or workforce housing or transit
improvements.
The Agency may, therefore, use the federal funds for the provision of assistance to
private for-profit business, including, but not limited to, grants, loans, loan guarantees, interest
supplements, technical assistance, and other forms to support, for any other activity necessary or
appropriate to carry out an economic development project.
As allowed by law, the Agency may also use funds from any other sources or participate
with the private or public sector with regard to any programs administered by the Idaho
Department of Commerce, or other State or federal agencies, for any purpose set forth under the
Law or Act.
The Agency may enter into contracts, leases, and agreements with the City, ACHD, or
other public body or private entity, pursuant to this section, and the obligation of the Agency
under such contract, lease, or agreement shall constitute an indebtedness of the Agency as
described in Idaho Code Section 50-2909 which may be made payable out of the taxes levied in
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the Project Area and allocated to the Agency under Idaho Code Section 50-2908(2)(b) and
Section 500 of this Plan or out of any other available funds.
314 Conforming Owners
The Agency may, at the Agency's sole and absolute discretion, determine that certain real
property within the Project Area presently meets the requirements of this Plan, and the owner of
such property will be permitted to remain as a conforming owner without an owner participation
agreement with the Agency, provided such owner continues to operate, use, and maintain the real
property within the requirements of this Plan.
315 Arts and Cultural Funding
The Agency may dedicate resources for the construction or purchase of facilities for the
placement and maintenance of public art and arts projects may be selected and provided by the
Agency, separately from any construction costs of developers. Though not required, the Agency
Board generally makes selections of the works of art with assistance from the City and the
Meridian Arts Commission and may include review and approval of the City Council.
When possible, any Agency arts funding will be used to leverage additional contributions
from developers, other private sources, and public or quasi-public entities for purposes of
including public art within the streetscape projects identified in this Plan.
400 USES PERMITTED IN THE PROJECT AREA
401 Designated Land Uses
The Agency intends to rely upon the overall land use designations and zoning
classifications of the City, as may be amended, and as depicted on Attachment 4 and as set forth
in the City's Comprehensive Plan and within the Meridian zoning ordinance and requirements,
including the future land use map and zoning classifications, as may be amended. For the most
part, the Project Area includes a mix of uses including mixed-use residential (mixed density and
income), commercial, retail and office development, as well as public open spaces, and public
structured parking and/or surface lots. Such improvements are consistent with the current zoning
designations. Provided, however, nothing herein within this Plan shall be deemed to be granting
any particular right to zoning classification or use.
402 [Reserved]
403 Public Rights-of-Way
The Project Area contains existing maintained public rights-of-way included within the
boundaries, as set forth on Attachments 1. Any new roadways, including new collectors and/or
local roads to be engineered, designed, installed, and constructed in the Project Area,will be
constructed in conjunction with any applicable policies and design standards of the City or Ada
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County Highway District (and State and Federal standards, as the case may be)regarding
dedicated rights-of-way. Additional public streets, alleys, and easements may be created in the
Project Area as needed for proper development, and other potential roadways generally
described in this Plan and in Attachment 5.
Additional improvements to existing streets, alleys and easements may be created,
improved, or extended in the Project Area as needed for development. Existing dirt roadways,
streets, easements, and irrigation or drainage laterals or ditches may be abandoned, closed, or
modified as necessary for proper development of the Project Area, in accordance with any
applicable policies and standards of the Idaho Transportation Department, the City or Ada
County Highway District regarding changes to dedicated rights-of-way, and appropriate
irrigation or drainage districts regarding changes to laterals or ditches.
Any development, maintenance and future changes in the existing interior or exterior
street layout shall be in accordance with the objectives of this Plan and the standards of the City,
the Ada County Highway District, or the Idaho Department of Transportation as may be
applicable; shall be effectuated in the manner prescribed by State and local law; and shall be
guided by the following criteria:
a. A balancing of the needs of proposed and potential new developments for
adequate pedestrian and vehicular access (including cars, trucks, bicycles, etc.),
vehicular parking, and delivery loading docks with the similar needs of any
existing developments permitted to remain. Such balancing shall take into
consideration the rights of existing owners and tenants under the rules for owner
and tenant participation adopted by the Agency for the Project and any
participation agreements executed thereunder;
b. The requirements imposed by such factors as topography, traffic safety, and
aesthetics; and
C. The potential need to serve not only the Project Area and new or existing
developments, but to also serve areas outside the Project Area by providing
convenient and efficient vehicular access and movement.
The public rights-of-way may be used for vehicular and/or pedestrian traffic, as well as
for public improvements, public and private utilities, and activities typically found in public
rights-of-way.
404 Other Public, Semi-Public, Institutional, and Nonprofit Uses
The Agency is also authorized to permit the maintenance, establishment, or enlargement
of public, semi-public, institutional, or nonprofit uses, including park and recreational facilities;
educational, fraternal, and employee facilities; philanthropic and charitable institutions; utilities;
governmental facilities; railroad rights-of-way and equipment; and facilities of other similar
associations or organizations. All such uses shall, to the extent possible, conform to the
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provisions of this Plan applicable to the uses in the specific area involved. The Agency may
impose such other reasonable requirements and/or restrictions as may be necessary to protect the
development and use of the Project Area.
405 Interim Uses
Pending the ultimate development of land by developers and participants, the Agency is
authorized to use or permit the use of any land in the Project Area for interim uses that are not in
conformity with the uses permitted in this Plan. However, any interim use must comply with
applicable City Code or Ada County Code.
406 Development in the Project Area Subject to the Plan
All real property in the Project Area,under the provisions of either a disposition and
development agreement or participation agreement, is made subject to the controls and
requirements of this Plan. No such real property shall be developed, redeveloped, rehabilitated,
or otherwise changed after the date of the adoption of this Plan, except in conformance with the
provisions of this Plan.
407 Construction Shall Comply with Applicable Federal, State, and Local Laws
and Ordinances and Agency Development Standards
All construction in the Project Area shall comply with all applicable state laws, the
Meridian City Code, as may be amended from time to time, and any applicable City Council
ordinances pending codification, including but not limited to, regulations concerning the type,
size, density and height of buildings; open space, landscaping, light, air, and privacy; the
undergrounding of utilities; limitation or prohibition of development that is incompatible with
the surrounding area by reason of appearance, traffic, smoke, glare, noise, odor, or similar
factors; parcel subdivision; off-street loading and off-street parking requirements.
In addition to applicable codes, ordinances, or other requirements governing development
in the Project Area, additional specific performance and development standards may be adopted
by the Agency to control and direct redevelopment activities in the Project Area in the event of a
disposition and development agreement or participation agreement.
408 Minor Variations
Under exceptional circumstances, the Agency is authorized to allow a variation from the
limits, restrictions, and controls established by this Plan. In order to allow such variation, the
Agency must determine that:
a. The application of certain provisions of this Plan would result in practical
difficulties or unnecessary hardships inconsistent with the general purpose and
intent of this Plan;
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b. There are exceptional circumstances or conditions applicable to the property or to
the intended development of the property which do not apply generally to other
properties having the same standards, restrictions, and controls;
C. Allowing a variation will not be materially detrimental to the public welfare or
injurious to property or improvements in the area; and
d. Allowing a variation will not be contrary to the objectives of this Plan.
No variation shall be granted which changes a basic land use or which permits other than
a minor departure from the provisions of this Plan. In allowing any such variation, the Agency
shall impose such conditions as are necessary to protect the public peace, health, safety, or
welfare and to assure compliance with the purposes of the Plan. Any variation allowed by the
Agency hereunder shall not supersede any other approval required under City codes and
ordinances and shall not be considered a modification to the Plan.
409 Nonconforming Uses
This Section applies to property owners seeking assistance from the Agency regarding
their property. The Agency may permit an existing use to remain in an existing building and site
usage in good condition, which use does not conform to the provisions of this Plan,provided that
such use is generally compatible with existing and proposed developments and uses in the
Project Area. The owner of such a property must be willing to enter into a participation
agreement and agree to the imposition of such reasonable restrictions as may be necessary to
protect the development and use within the Project Area.
The Agency may authorize additions, alterations, repairs, or other improvements in the
Project Area for uses which do not conform to the provisions of this Plan where such
improvements are within a portion of the Project Area where, in the determination of the
Agency, such improvements would be compatible with surrounding Project uses and
development.
All nonconforming uses shall also comply with the City codes and ordinances.
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410 Design Guidelines for Development under a Disposition and Development
Agreement or Owner Participation Agreement
Within the limits, restrictions, and controls established in this Plan, the Agency is
authorized to establish heights of buildings, density, land coverage, setback requirements, design
criteria, traffic circulation, traffic access, and other development and design controls necessary
for proper development of both private and public areas within the Project Area. Any
development must also comply with the City's zoning ordinance regarding heights, setbacks,
density, and other like standards.
In the case of property which is the subject of a disposition and development agreement
or owner participation agreement with the Agency, no new improvement shall be constructed,
and no existing improvement shall be substantially modified, altered, repaired, or rehabilitated,
except in accordance with this Plan. Under a disposition and development agreement or owner
participation agreement, the design guidelines and land use elements of the Plan shall be
achieved to the greatest extent feasible, though the Agency retains the authority to grant minor
variations under this Plan and subject to a negotiated agreement between the Agency and the
developer or property owner.
Under those agreements, the architectural, landscape, and site plans shall be submitted to
the Agency and approved in writing by the Agency. In such agreements, the Agency may
impose additional design controls. One of the objectives of this Plan is to create an attractive
pedestrian environment in the Project Area. Therefore, such plans shall give consideration to
good design and amenities to enhance the aesthetic quality of the Project Area. The Agency
shall find that any approved plans do comply with this Plan. The Agency reserves the right to
impose such design standards on an ad hoc basis through the approval process of the disposition
and development agreement or owner participation agreement. Any change to such approved
design must be consented to by the Agency and such consent may be conditioned upon reduction
of Agency's financial participation towards the Project.
In the event the Agency adopts design standards or controls, those provisions will
thereafter apply to each site or portion thereof in the Project Area. These additional design
standards or controls will be implemented through the provisions of any disposition and
development agreement or owner participation agreement. These controls are in addition to any
standards and provisions of any applicable City building or zoning ordinances; provided,
however, each and every development shall comply with all applicable City zoning and building
ordinances.
500 METHODS OF FINANCING THE PROJECT
501 General Description of the Proposed Financing Method
The Agency is authorized to finance this Project with revenue allocation funds, financial
assistance from the City(loans, grants, other financial assistance), the state of Idaho, the federal
government or other public entities, interest income, developer advanced funds, donations, loans
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from private financial institutions (bonds, notes, line of credit), the lease or sale of Agency-
owned property,public parking revenue, or any other available source,public or private,
including assistance from any taxing district or any public entity.
The Agency is also authorized to obtain advances, lines of credit, borrow funds, and
create indebtedness in carrying out this Plan. The Agency may also consider an inter-fund
transfer from other urban renewal project areas. The principal and interest on such advances,
funds, and indebtedness may be paid from any funds available to the Agency. The City, as it is
able, may also supply additional assistance through City loans and grants for various public
improvements and facilities. The City, or any other public agency, as properly budgeted, may
expend money to assist the Agency in carrying out this Project.
As allowed by law and subject to restrictions as are imposed by law, the Agency is
authorized to issue notes or bonds from time to time, if it deems appropriate to do so, in order to
finance all or any part of the Project. Neither the members of the Agency nor any persons
executing the bonds are liable personally on the bonds by reason of their issuance.
502 Revenue Allocation Financing Provisions
The Agency hereby adopts revenue allocation financing provisions as authorized by the
Act, effective retroactively to January 1, 2021. These revenue allocation provisions shall apply
to all taxing districts which are located in or overlap the Revenue Allocation Area shown and
described on Attachments 1 and 2 to this Plan. The Agency shall take all actions necessary or
convenient to implement these revenue allocation financing provisions. The Agency specifically
finds that the equalized assessed valuation of property within the Revenue Allocation Area is
likely to increase as a result of the initiation of the Project.
The Agency, acting by one or more resolutions adopted by its Board, is hereby authorized
to apply all or any portion of the revenues allocated to the Agency pursuant to the Act to pay as
costs are incurred(pay-as-you-go) or to pledge all or any portion of such revenues to the
repayment of any moneys advance-funded by developers or property owners,borrowed,
indebtedness incurred, or notes or bonds issued by the Agency to finance or to refinance the
Project Costs (as defined in Idaho Code Section 50-2903(14)) of one or more urban renewal
projects.
The Agency may consider a note or line of credit issued by a bank or lending institution
premised upon revenue allocation funds generated by a substantial private development
contemplated by the Study, as defined in Section 502.1,which would allow the Agency to more
quickly fund the public improvements contemplated by this Plan. Likewise, a developer/owner
advanced funding of certain eligible public infrastructure improvements to be reimbursed
pursuant to an owner participation agreement could achieve the same purpose.
Upon enactment of a City Council ordinance finally adopting these revenue allocation
financing provisions and defining the Revenue Allocation Area described herein as part of the
Plan, there shall hereby be created a special fund of the Agency into which the County Treasurer
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shall deposit allocated revenues as provided in Idaho Code Section 50-2908. The Agency shall
use such funds solely in accordance with Idaho Code Section 50-2909 and solely for the purpose
of providing funds to pay the Project Costs, including any incidental costs, of such urban renewal
projects as the Agency may determine by resolution or resolutions of its Board.
A statement listing proposed public improvements and facilities, a schedule of
improvements, an economic feasibility study, estimated project costs, fiscal impact upon other
taxing districts, and methods of financing project costs required by Idaho Code Section 50-2905
is included in this Plan and in Attachment 5 to this Plan. This statement necessarily incorporates
estimates and projections based on the Agency's and consultants' present knowledge and
expectations. The Agency is hereby authorized to adjust the presently anticipated urban renewal
projects and use of revenue allocation financing of the related Project Costs to effectuate the
general objectives of the Plan in order to account for revenue inconsistencies, market
adjustments, future priorities, developers/owners seeking Agency assistance pursuant to an
owner participation agreement, and unknown future costs. Agency revenue and the ability to
fund reimbursement of eligible Project Costs is more specifically detailed in the annual budget.
The Agency may appropriate funds consisting of revenue allocation proceeds on an
annual basis without the issuance of notes or bonds. The Agency may also obtain advances or
loans from the City or Agency, or private entity and financial institutions in order to immediately
commence construction of certain of the public improvements. Developer advanced funding of
public improvements could also achieve the same purpose. The revenue allocation proceeds are
hereby irrevocably pledged for the payment of the principal and interest on the advance of
monies or making of loans or the incurring of any indebtedness such as bonds, notes, and other
obligations (whether funded, refunded, assumed, or otherwise)by the Agency to finance or
refinance the Project in whole or in part, including reimbursement to developers for the cost of
eligible public improvements.
Revenues will continue to be allocated to the Agency until termination of the revenue
allocation area as set forth in Section 800. Attachment 5 incorporates estimates and projections
based on the Agency's and its consultants' present knowledge and expectations concerning the
length of time to complete the improvements and estimated future revenues. The activity may
take longer depending on the significance and timeliness of development. Alternatively, the
activity may be completed earlier if revenue allocation proceeds are greater, or the Agency
obtains additional funds from another source.
The revenue allocation proceeds are hereby irrevocably pledged for the payment of the
principal and interest on the advance of monies or making of loans or the incurring of any
indebtedness such as bonds, notes, and other obligations (whether funded, refunded, assumed, or
otherwise)by the Agency to finance or refinance the Project in whole or in part, including
reimbursement to any owner/developer for the cost of eligible public improvements pursuant to
an owner participation agreement.
The Agency is authorized to make such pledges as to specific advances, loans, and
indebtedness as appropriate in carrying out the Project.
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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 bonded indebtedness (and all other loans or indebtedness), developer reimbursement
and the amount of revenue generated by revenue allocation are dependent upon the extent and
timing of private development. Should all of the proposed development take place as projected,
the project indebtedness could be extinguished earlier, dependent upon the bond sale documents
or other legal obligations. Should private development take longer to materialize, or should the
private development be substantially less than projected, then the amount of revenue generated
will be substantially reduced and debt may continue for its full term.
The Plan and the Plan Attachments incorporate estimates and projections based on the
Agency's and consultants' present knowledge and expectations. The Plan proposes certain
public improvements as set forth in this Plan and in Attachment 5, which will facilitate mixed-
use commercial, residential, office and retail development in the Revenue Allocation Area.
The assumptions set forth in the Study are based upon the best information available to
the Agency and its consultants through public sources or discussions with property owners,
developers, the City, and others. The information has been analyzed by the Agency and its
consultants in order to provide an analysis that meets the requirements set forth under the Law
and Act. At the point in time when the Agency may seek a loan from lenders or others, a more
detailed and then-current financial pro forma will be presented to those lenders or underwriters
for analysis to determine the borrowing capacity of the Agency. As set forth herein, the Agency
reserves the right to fund the Project on a"pay-as-you-go"basis. The Agency Board will
prioritize the activities set forth in this Plan and determine what funds are available and what
activities can be funded. The Agency will establish those priorities through its mandated annual
budgetary process.
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The list of public improvements, or activities within Attachment 5 are prioritized by way
of feasibility based on estimated revenues to be received, amounts funded, and by year of
funding. The projected timing of funding is primarily a function of the availability of financial
resources and market conditions but is also strategic, considering the timing of anticipated or
projected private development partnership opportunities and the ability of certain strategic
activities to stimulate development at a given point in time within the duration of the Plan and
Project Area.
The assumptions concerning revenue allocation proceeds are based upon certain
anticipated or projected new developments, assessed value increases, and assumed tax levy rates
as more specifically set forth in Attachment 5. Further, the financial analysis set forth in
Attachment 5 has taken into account and excluded levies that do not flow to the Agency
consistent with Idaho Code § 50-2908. In projecting new construction, the Study considered
parcels identified as expected to develop over the life of the Project Area, communications with
potential developers and City staff, and historical market absorption rates for commercial, office,
retail, and residential improvements.
The types of new construction expected in the Project Area are mixed-use residential
(including affordable and workforce housing), commercial, office and retail projects, and related
public improvements, including streetscapes, installation and/or improvements to public open
spaces and plazas. The Project Area has potential for a significant increase in mixed-use, high-
density residential, commercial, office and retail growth due to the location of the Project Area.
However, without a method to construct the identified public improvements such as main water
and sewer lines, street infrastructure, and pedestrian amenities, development is unlikely to occur
in much of the Project Area.
It is understood that application of certain exemptions, including the homeowner's
exemption and Idaho Code Section 63-602K, which provides for personal property tax
exemption to businesses may have the effect of reducing the increment value,which in turn
reduces revenue.
502.3 Ten Percent Limitation
Under the Act, the base assessed valuation for all revenue allocation areas cannot exceed
gross/net ten percent(10%) of the current assessed taxable value for the entire City. According to
the Ada County Assessor, the assessed taxable value for the City as of January 1, 2020,4 less
homeowners' exemptions, is $10,375,837,804. Therefore,the 10% limit is $1,037,583,780.
4 Due to the timing of the assessment process and creation of this Plan,the 2020 certified values have been used to
establish compliance with the 10%limitation.Using the 2020 values,the total adjusted base value of the existing
and proposed revenue allocation areas combined with the value of this Project Area are less than 2.62%of the total
taxable value of the City. Even assuming an increase in values for 2021,the combined adjusted base values of the
revenue allocation areas would not exceed 10%of the current assessed taxable value for the entire City.
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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 District6 $11,978,500
Proposed Union District Addition $3,414,100
The adjusted base values for the combined existing and proposed revenue allocation areas
and the estimated base value for the proposed Project Area, less homeowners' exemptions, is
$272,243,109, which is less than 10% of the City's 2020 taxable value.
502.4 Financial Limitation
The Study identifies a number of capital improvement projects. Use of any particular
funding source for any particular purpose is not assured or identified. Use of the funding source
shall be conditioned on any limitations set forth in the Law, the Act, by contract, or by other
federal regulations. If revenue allocation funds are unavailable, then the Agency will need to use
a different funding source for that improvement.
The amount of funds available to the Agency from revenue allocation financing is
directly related to the assessed value of new improvements within the Revenue Allocation Area.
Under the Act, the Agency is allowed the revenue allocation generated from inflationary
increases and new development value. Increases have been assumed based upon the projected
value of new development as that development occurs along with possible land reassessment
based on a construction start.
The Study, with the various estimates and projections, constitutes an economic feasibility
study. Costs and revenues are analyzed, and the analysis shows the need for public capital funds
during the project. Multiple financing sources may be utilized including annual revenue
allocations, developer contributions, city contributions, interfund loan, federal funding, grants,
property disposition and other financing sources as permitted by law. This Study identifies the
kind, number, and location of all proposed public works or improvements, a detailed list of
estimated project costs, a description of the methods of financing illustrating project costs, and
the time when related costs or monetary obligations are to be incurred. Based on these funding
sources, the conclusion is that the Project is feasible.
The Agency reserves the discretion and flexibility to use revenue allocation proceeds in
excess of the amounts projected in the Study for the purpose of funding the additional identified
5 Less area deannexed by the First Amendment to the Meridian Revitalization Plan Urban Renewal Project,and the
Second Amendment to the Meridian Revitalization Plan Urban Renewal Project.
6 May not be established until calendar year 2022.
7 See Idaho Code§ 50-2905.
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Item#6.
projects and improvements. The projections in the Study are based on reasonable assumptions
and existing market conditions. However, should the Project Area result in greater than
anticipated revenues, the Agency specifically reserves the ability to fund the additional activities
and projects identified in this Plan. Further, the Agency reserves the discretion and flexibility to
use other sources of funds unrelated to revenue allocation to assist in the funding of the
improvements and activities identified, including but not limited to disposition and development
agreements and owner participation agreements. The Agency may also re-prioritize projects
pursuant to market conditions,project timing, funding availability, and other considerations as
more specifically detailed in the annual budget.
The proposed timing for the public improvements may have to be adjusted depending
upon the availability of some of the funds and the Agency's ability to finance any portion of the
Project. Any adjustment to Project timing or funding is technical or ministerial in nature
and shall not be considered a modification of the Plan pursuant to Idaho Code Section 50-
2903A.
Attachment 5 lists those public improvements the Agency intends to construct or fund
through the term of the Plan. The costs of improvements are estimates only as it is impossible to
know with any certainty what the costs of improvements will be in future years. There is general
recognition that construction costs fluctuate and are impacted by future unknowns, such as, the
cost of materials and laborers. Final costs will be determined by way of construction contract
public bidding or by an agreement between the developer/owner and Agency. The listing of
public improvements does not commit the Agency, City, or other public entity, to any particular
level of funding; rather, identification of the activity in the Plan allows the Agency to negotiate
the terms of any reimbursement with the developer and/or the public entities. This Plan does not
financially bind or obligate the Agency, City or other public entity to any project or property
acquisition; rather, for purposes of determining the economic feasibility of the Plan certain
projects and expenditures have been estimated and included in the analysis. The City has not
committed to fund any public infrastructure improvements within the Project Area. Such
decisions concerning capital improvement projects and/or other expenditures are made by the
City annually pursuant to its budget and appropriations process. Agency revenue and the ability
to fund reimbursement of eligible Project Costs is more specifically detailed in any participation
agreement and in the annual budget adopted by the Agency Board. The proposed location and
siting of the proposed public infrastructure and other improvement projects in the Project Area
are generally described in Attachment 5 recognizing that the specific location of the projects will
depend on the type and timing of development. The change in the location of the improvements
shown in Attachment 5 does not constitute a modification to the Plan.
The Agency reserves its discretion and flexibility in deciding which improvements are
more critical for development or redevelopment, and the Agency intends to coordinate its public
improvements with associated development by private developers/owners. Where applicable,
the Agency also intends to coordinate its participation in the public improvements with the
receipt of certain grants or loans which may require the Agency's participation in some
combination with the grant and loan funding.
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Generally, the Agency expects to develop those improvements identified in Attachment 5
first, in conjunction with private development within the Project Area generating the increment
as identified in Attachment 5.
The Plan has shown that the equalized valuation of the Revenue Allocation Area as
defined in the Plan is likely to increase as a result of the initiation and completion of urban
renewal projects pursuant to the Plan.
502.5 [Reserved]
502.6 Participation with Local Improvement Districts and/or Business
Improvement Districts
Under the Idaho Local Improvement District ("LID") Code, Chapter 17, Title 50, Idaho
Code, the City has the authority to establish local improvement districts for various public
facilities, including,but not limited to, streets, curbs, gutters, sidewalks, storm drains,
landscaping, and other like facilities. To the extent allowed by the Law and the Act, the Agency
reserves the authority,but not the obligation, to participate in the funding of local improvement
district facilities. This participation may include either direct funding to reduce the overall cost
of the LID or to participate as an assessed entity to finance the LID project. Similarly, to the
extent allowed by the Law and the Act, the Agency reserves the authority, but not the obligation,
to participate in the funding of the purposes specified under the Business Improvement Districts
Code, Chapter 26, Title 50, Idaho Code.
502.7 Issuance of Debt and Debt Limitation
Any debt incurred by the Agency as allowed by the Law and Act shall be secured by
revenues identified in the debt resolution or revenue allocation funds as allowed by the Act. All
such debt shall be repaid within the duration of this Plan, except as may be authorized by law.
502.8 Impact on Other Taxing Districts and Levy Rate
An estimate of the overall impact of the revenue allocation project on each taxing district
is shown in the Study through the new development projections set forth in Attachment 5.
The assessed value for each property in a revenue allocation area consists of a base value
and an increment value. The base value is the assessed value as of January 1 of the year in
which a revenue allocation area is approved by a municipality, with periodic adjustments
allowed by Idaho law. The increment value is the difference between the adjusted base assessed
value and current assessed taxable value in any given year while the property is in a revenue
allocation area. Under Idaho Code Section 63-802, taxing entities are constrained in establishing
levy rates by the amount each budget of each taxing district can increase on an annual basis'.
8 House Bill 389 passed during the 2021 Legislative Session,effective in significant part as of January 1,2021,
further limits a taxing entity's ability to increase the property tax portion of its budget. The Study has considered the
impact of House Bill 389 on the Project's overall feasibility.
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Item#6.
Taxing entities submit proposed budgets to the County Board of Commissioners, which budgets
are required to comply with the limitations set forth in Idaho Code Section 63-802. Therefore,
the impact of revenue allocation on the taxing entities is more of a product of the imposition of
Idaho Code Section 63-802, then the effect of urban renewal.
The County Board of Commissioners calculates the levy rate required to produce the
proposed budget amount for each taxing entity using the assessed values which are subject to
each taxing entity's levy rate. Assessed values in urban renewal districts which are subject to
revenue allocation(incremental values) are not included in this calculation. The combined levy
rate for the taxing entities is applied to the incremental property values in a revenue allocation
area to determine the amount of property tax revenue which is allocated to an urban renewal
agency. The property taxes generated by the base values in the urban renewal districts and by
properties outside revenue allocation areas are distributed to the other taxing entities. Properties
in revenue allocation areas are subject to the same levy rate as they would be outside a revenue
allocation area. The difference is how the revenue is distributed. If the overall levy rate is less
than assumed, the Agency will receive fewer funds from revenue allocation.
In addition, without the Revenue Allocation Area and its ability to pay for public
improvements and public facilities, fewer substantial improvements within the Revenue
Allocation Area would be expected during the term of the Plan; hence, there would be lower
increases in assessed valuation to be used by the other taxing entities. The Study's analysis is
premised upon the fact the proposed development would not occur but for the ability to use
revenue allocation funds to fund certain significant public infrastructure improvements.
One result of new construction occurring outside the revenue allocation area(see Idaho
Code §§ 63-802 and 63-301A) is the likely reduction of the levy rate as assessed values increase
for property within each taxing entity's jurisdiction. From and after December 31, 2006, Idaho
Code Section 63-301A prohibits taxing entities from including, as part of the new construction
roll, the increased value related to new construction within a revenue allocation area until the
revenue allocation authority is terminated. Any new construction within the Project Area is not
available for inclusion by the taxing entities to increase their budgets. Upon termination of this
Plan and Project Area or deannexation of area, the taxing entities will be able to include a
percentage10 of the accumulated new construction roll value in setting the following year's
budget and revenue pursuant to Idaho Code Sections 63-802 and 63-301A.
As the 2021 certified levy rates are not determined until late September or October 2021,
the 2020 certified levy rates have been used in the Study for purposes of the analysis.'' Further,
it is anticipated that the parcel located in unincorporated Ada County will be annexed in prior to
9 House Bill 389 amended Idaho Code Sections 63-802 and 63-301A limiting the value placed on the new
construction roll and available to a taxing district for a budget capacity increase. This could result in lower levy
rates over time.
10 Pursuant to House Bill 389,80%of the total eligible increment value is added to the new construction roll.
'1 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.
36 Page 336
Item#6.
City Council consideration of this Plan, and therefore, the affected taxing districts for the City
have been identified. Those taxing districts and their 2020 certified levy rates are as follows:12
Taxing Districts: Lew Rates:
The City of Meridian .002230856
The West Ada School District(School District No. 2) .000014472
Ada County .002149935
Emergency Medical District/Ada County Ambulance .000118422
Mosquito Abatement District .000021106
The Ada County Highway District .000701539
Meridian Library District .000430489
Meridian Cemetery District .000048343
Western Ada Recreation District .000037736
College of Western Idaho .000124266
TOTAL13 .005877164
House Bill 587, as amended in the Senate, effective July 1, 2020, amends Idaho Code
Section 50-2908 altering the allocation of revenue allocation funds to the Agency from the Ada
County Highway District levy 14. This amendment will apply to this Project Area and provides:
"[i]n the case of a revenue allocation area first formed or expanded to include the property on or
after July 1, 2020, all taxes levied by any highway district, unless the local governing body that
created the revenue allocation area has responsibility for the maintenance of roads or highways"
will be allocated to the applicable highway district, which in this case is the Ada County
Highway District.
However, amended Idaho Code Section 50-2908 further provides the highway district
and Agency may enter into an agreement for a different allocation. A copy of any agreement is
required to be submitted to the Idaho State Tax Commission and to the Ada County Clerk by the
Ada County Highway District as soon as practicable after the parties have entered into the
agreement and by no later than September 1 of the year in which the agreement takes effect. The
Plan includes significant transportation elements, and the Agency intends to work with the Ada
County Highway District to enter into an agreement allowing the Agency to retain the revenues
from the highway district levies.
The Study has made certain assumptions concerning the levy rate. The levy rate is
estimated to be 10% lower than the combined 2020 certified levy rate to adjust for the impact of
House Bill 389, as well as considering the rapidly increasing property values. The levy rate is
anticipated to remain level for the life of the Project Area. As the actual impact of the property
12 It is unclear how the personal property tax exemption set forth in Idaho Code Section 63-602KK,and as amended
by House Bill 389,effective January 1,2022,may impact the levy rate.
i3 Net of voter approved bonds and levies.
is Senate Bill 1107,as amended in the Senate,effective July 1,2021,made a corresponding amendment to Idaho
Code Section 40-1415(3)to address the responsibility for funding certain urban renewal projects.
37 Page 337
Item#6.
value fluctuations on the levy rate is unknown, the Study has assumed a combined conservative
levy rate of.0053. Land values are estimated to inflate at 8%/year for five (5)years and then
inflate at a rate of 4%/year for the remaining duration of the Project Area. Improvement values
are estimated to inflate at a rate of 10%/year for five (5)years, and thereafter are estimated to
inflate at a rate of 5%/year for the duration of the Project Area. Estimated new development is
anticipated to be fully on the tax rolls in years 2025, 2027, 2028, 2029, 2030, 2032, 2033 and
2035. It is further estimated the properties in the district will generate $500,000 in taxable value
annually. If the overall levy rate is less than projected, or if expected development fails to occur
as estimated, the Agency shall receive fewer funds from revenue allocation.
Pursuant to Idaho Code Section 50-2908, the Agency is not entitled to revenue allocation
proceeds from certain levy increases which are allowed by either specific statutory authorization
or approved by an election of the qualified electors of the particular taxing district. Therefore,
for any levy election, the Agency will not receive revenue allocation funds which would have
been generated by imposing that levy on the assessed valuation within the Project Area. The
Study has taken this statute into account.
503 Phasing and Other Fund Sources
The Agency anticipates funding only a portion of the entire cost of the public
improvements shown on Attachment 5. Other sources of funds may include City, other public
entity partners, and developer participation. It is important to note this Plan does not financially
bind or obligate the City, Agency and/or any other public entity to any project or property
acquisition. Agency and/or other public entity participation in any project shall be determined by
the amount of revenue allocation funds generated and pursuant to the annual budgeting process.
504 Lease Revenue, Parking Revenue, and Bonds
Under the Law(see Idaho Code § 50-2012), the Agency is authorized to issue revenue
bonds to finance certain public improvements identified in the Plan. Under that type of
financing, the public entity would pay the Agency a lease payment annually which provides
certain funds to the Agency to retire the bond debt. Another variation of this type of financing is
sometimes referred to as conduit financing, which provides a mechanism where the Agency uses
its bonding authority for the Project, with the end user making payments to the Agency to retire
the bond debt. These sources of revenues are not related to revenue allocation funds and are not
particularly noted in the Study, because of the "pass through" aspects of the financing. Under
the Act, the economic feasibility study focuses on the revenue allocation aspects of the Agency's
financial model.
These financing models typically are for a longer period of time than the 20-year period
set forth in the Act. However, these financing models do not involve revenue allocation funds,
but rather funds from the end users which provide a funding source for the Agency to continue to
own and operate the facility beyond the term of the Plan as allowed by Idaho Code Section 50-
2905(8) as those resources involve funds not related to revenue allocation funds.
38 Page 338
Item#6.
505 Membership Dues and Support of Community Economic Development
The Act is premised upon economic development being a valid public purpose. To the
extent allowed by the Law and the Act, the Agency reserves the authority to use revenue
allocation funds to contract with non-profit and charitable organizations established for the
purpose of supporting economic development and job creation. Additionally, the Agency
reserves the authority to expend revenue allocation funds to join,participate and support non-
profit organizations established to support Agency best practices and administration. The
District Operating Expenses identified in the Study shall be deemed to include expenditures for
the purposes described in this section as may be deemed appropriate during the annual budgetary
process.
600 ACTIONS BY THE CITY AND OTHER PUBLIC ENTITIES
The City shall aid and cooperate with the Agency in carrying out this Plan and shall take
all actions necessary to ensure the continued fulfillment of the purposes of this Plan and to
prevent the recurrence or spread in the area of conditions causing deterioration. Actions by the
City may include, but not be limited to, the following:
a. Institution and completion of proceedings necessary for changes and
improvements in private and publicly owned public utilities within or affecting
the Project Area.
b. Revision of zoning (if necessary)within the Project Area to permit the land uses
and development authorized by this Plan.
C. Imposition,wherever necessary, of appropriate controls within the limits of this
Plan upon parcels in the Project Area to ensure their proper development and use.
d. Provision for administrative enforcement of this Plan by the City after
development. The City and the Agency may develop and provide for
enforcement of a program for continued maintenance by owners of all real
property, both public and private,within the Project Area throughout the duration
of this Plan.
e. Building Code enforcement.
f. Performance of the above actions and of all other functions and services relating
to public peace, health, safety, and physical development normally rendered in
accordance with a schedule which will permit the development and/or
redevelopment of the Project Area to be commenced and carried to completion
without unnecessary delays.
g. The undertaking and completing of any other proceedings necessary to carry out
the Project.
39 Page 339
Item#6.
h. Administration of Community Development Block Grant funds that may be made
available for this Project.
i. Appropriate agreements with the Agency for administration, supporting services,
funding sources, and the like.
j. Joint funding of certain public improvements, including but not limited to those
identified in this Plan and Attachment 5 to the Plan.
k. Use of public entity labor, services, and materials for construction of the public
improvements listed in this Plan.
1. Assist with coordinating and implementing the public improvements in the
Project Area identified in the Study.
The foregoing actions, if taken by the City and/or the Ada County Highway District,
do not constitute any commitment for financial outlays by the City.
In addition to the above, other public entities shall aid and cooperate with the Agency in
carrying out this Plan and shall take all actions necessary to ensure the continued fulfillment of
the purposes of this Plan.
601 Maintenance of Public Improvements
The Agency has not identified any commitment or obligation for long-term maintenance
of the public improvements identified. The Agency will need to address this issue with the
appropriate entity,public or private, who has benefited from or is involved in the ongoing
preservation of the public improvement. The Agency expects to dedicate public improvements
to the City.
700 ENFORCEMENT
The administration and enforcement of this Plan, including the preparation and execution
of any documents implementing this Plan, shall be performed by the Agency and/or the City.
800 DURATION OF THIS PLAN, TERMINATION,AND ASSET REVIEW
Except for the nondiscrimination and nonsegregation provisions which shall run in
perpetuity, the provisions of this Plan shall be effective, and the provisions of other documents
formulated pursuant to this Plan, shall be effective for twenty (20) years from the effective date
of the Plan subject to extensions set forth in Idaho Code Section 50-2904. The revenue allocation
authority will expire on December 31, 2041, except for any revenue allocation proceeds received
in calendar year 2042, as contemplated by Idaho Code Section 50-2905(7). The Agency may use
proceeds in 2042 to complete the projects set forth herein. As stated in the Plan, any disposition
40 Page 340
Item#6.
and development agreement or owner participation agreement obligations will cease as of
December 31, 2041.
Idaho Code Section 50-2903(5)provides the Agency shall adopt a resolution of intent to
terminate the revenue allocation area by September 1. In order to provide sufficient notice of
termination to the affected taxing districts to allow them to benefit from the increased budget
capacity, the Agency will use its best efforts to provide notice of its intent to terminate this Plan
and its revenue allocation authority by May 1, 2042, or if the Agency determines an earlier
terminate date, then by May 1 of the early termination year:
a. When the Revenue Allocation Area plan budget estimates that all financial
obligations have been provided for, the principal of and interest on such moneys,
indebtedness, and bonds have been paid in full or when deposits in the special
fund or funds created under this chapter are sufficient to pay such principal and
interest as they come due, and to fund reserves, if any, or any other obligations of
the Agency funded through revenue allocation proceeds shall be satisfied and the
Agency has determined no additional project costs need be funded through
revenue allocation financing, the allocation of revenues under Idaho Code Section
50-2908 shall thereupon cease; any moneys in such fund or funds in excess of the
amount necessary to pay such principal and interest shall be distributed to the
affected taxing districts in which the Revenue Allocation Area is located in the
same manner and proportion as the most recent distribution to the affected taxing
districts of the taxes on the taxable property located within the Revenue
Allocation Area; and the powers granted to the urban renewal agency under Idaho
Code Section 50-2909 shall thereupon terminate.
b. In determining the termination date, the Plan shall recognize that the Agency shall
receive allocation of revenues in the calendar year following the last year of the
revenue allocation provision described in the Plan.
C. For the fiscal year that immediately predates the termination date, the Agency
shall adopt and publish a budget specifically for the projected revenues and
expenses of the Plan and make a determination as to whether the Revenue
Allocation Area can be terminated before January 1 of the termination year
pursuant to the terms of Idaho Code Section 50-2909(4). In the event that the
Agency determines that current tax year revenues are sufficient to cover all
estimated expenses for the current year and all future years,by May 1, but in any
event, no later than September 1, the Agency shall adopt a resolution advising and
notifying the local governing body, the county auditor, and the State Tax
Commission, recommending the adoption of an ordinance for termination of the
Revenue Allocation Area by December 31 of the current year, and declaring a
surplus to be distributed as described in Idaho Code Section 50-2909 should a
surplus be determined to exist. The Agency shall cause the ordinance to be filed
with the office of the county recorder and the Idaho State Tax Commission as
provided in Idaho Code Section 63-215.
41 Page 341
Item#6.
Upon termination of the revenue allocation authority of the Plan to the extent the Agency
owns or possesses any assets, subject to the following paragraph, the Agency intends to dispose
of any remaining assets by granting or conveying or dedicating such assets to the City, unless
based on the nature of the asset, disposition to another public entity is more appropriate.
As allowed by Idaho Code Section 50-2905(8), the Agency may retain assets or revenues
generated from such assets as long as the Agency shall have resources other than revenue
allocation funds to operate and manage such assets. Similarly, facilities which provide a lease
income stream to the Agency for full retirement of the facility debt will allow the Agency to
meet debt services obligations and provide for the continued operation and management of the
facility. For those assets which do not provide such resources or revenues, the Agency will
likely convey such assets to the City, depending on the nature of the asset.
900 PROCEDURE FOR AMENDMENT OR MODIFICATION
To the extent there are any outstanding loans or obligations, this Plan should not be
modified pursuant to the provisions set forth in Idaho Code Section 50-2903A. Modification of
this Plan results in a reset of the base value for the year immediately following the year in which
the modification occurred to include the current year's equalized assessed value of the taxable
property in the revenue allocation area, effectively eliminating the Agency's revenue stream as
more fully set forth in Idaho Code Section 50-2903A subject to certain limited exceptions
contained therein. As more specifically identified above, the Agency's projections are based on
estimated values, estimated levy rates, estimated future development, and estimated costs of
future construction/improvements. Annual adjustments, as more specifically set forth in the
Agency's annual budget, will be required to account for more/less estimated revenue and
prioritization of projects. Any adjustments for these stated purposes are technical and ministerial
and are not deemed a modification under Idaho Code Section 50-2903A(1)(a)(i).
1000 SEVERABILITY
If any one or more of the provisions contained in this Plan to be performed on the part of
the Agency shall be declared by any court of competent jurisdiction to be contrary to law, then
such provision or provisions shall be null and void and shall be deemed separable from the
remaining provisions in this Plan and shall in no way affect the validity of the other provisions of
this Plan.
1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS
Under the Law, the Agency is required to file with the City, on or before March 31 of
each year, a report of the Agency's activities for the preceding calendar year,which report shall
include the financial data and audit reports required under sections 67-1075 and 67-1076, Idaho
Code. This annual report shall be considered at a public meeting to report these findings and
take comments from the public.
42 Page 342
Item#6.
Additionally, the Agency must comply with certain other reporting requirements as set
forth in Idaho Code Section 67-107615, the tax commission plan repository,see Idaho Code § 50-
2913, and the tax commission's plan modification annual attestation,see Idaho Code § 50-
2903A. Failure to report the information requested under any of these statutes results in
significant penalties, including loss of increment revenue, and the imposition of other
compliance measures by the Ada County Board of County Commissioners.
1200 APPENDICES,ATTACHMENTS, EXHIBITS, TABLES
All attachments and tables referenced in this Plan are attached and incorporated herein by
their reference. All other documents referenced in this Plan but not attached are incorporated by
their reference as if set forth fully.
15 House Bill 73,passed during the 2021 Legislative Session,significantly effective as of January 1,2021,with the
remaining sections in full force and effect on and after January 1,2022,establishes a uniform accounting system for
local governmental entities,including urban renewal agencies,which is to be administered by the State Controller.
Going forward,Idaho Code Section 67-450E is superseded by Idaho Code Section 67-1076.
43 Page 343
Item#6.
Attachment 1
Boundary Map of Northern Gateway District Urban Renewal Project Area and Revenue
Allocation Area
Page 344
EXHIBI T B
SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION
FOR MERIDIAN DEVELOPMENT CORPORATION L OCA TED IN THE
SE 114 OF THE SE 114 OF SEC TION 1, A ND IN THE NE 114
OF THE NE 114 OF SECTION 12, TOWNSHIP J NORTH, RANGE
1 WEST ALSO BEING IN THE S 112 OF THE SW 114 OF
SECTION 6, AND IN THE NW 114 OF SECTION 7, AND IN THE
N 112 OF THE SW 1/4 OF SECTION 7, TOWNSHIP 3 NORTH,
RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO
LEGEND
o �
URD BOUNDARY
N 5 V16 . CS 6
g 5 — —
URD AREA ��,u N 89'OB 1" E 2404.26'
W
r
SEE SHEET 2 OF 5 Q
SEE SHEET 3 OF 5 Z Q
JBASIS OF BEARING,` �
1,14 — — — 6 S 8 3 � 404. 1/4
S 89"26 53" E 2555.27' 12 7 AIR AV N E
W CHERRY LANE
SEE SHEET 3 OF 5
N
O EES E 4 OF
n
pt�N L A N S E SHEET 5 OF 5
NS O G
C 7,
187 fl � - - IL
N 89'35 22 E 2394.9?'
E PINE AVENUE
O F �Q
rFA . Koo��
CIVIL SURVEY CONSULTANTS, INC.
2893 SOUTH MERIDIAN ROAD SCALE 1"=7000'
MERIDIAN, IDAHO 83642
(208)888-4312
SHEET
Item#6.
EXHIBIT B (CONTINUED)
5EE 5HECT 3 OF 5 SEE
12 7 N 0'18'09" E 1324,40' DETAIL B S 1 f 16
7 6 ` ERID R T 1.?fi 19"F 43.51
-+ 19779' L-12
L-10
C-1
L- q-
L-11
o,W N 0'18 09"E 1--12
,z , 28.88'
6�
N 126'19" E
�k 197.79'
lb a DETAIL B
No SCALE
I CS 1/16
SCALE I
c L—5 c E 56 LEGEND
cs lb `
a 1 s� ❑ U10 SGUIVDARY
U
�a I U
¢ �9 f�b�'OF URD AREA
F � \4'
Kopf
GIVIL SURVEY CONSULTANTS,INC.
2893 SOUTH MERIDIAN ROAD
SEE MERIDIAN,IDAHO 83642
DETAIL A (208)888- 312
L-4 62. 19'
L-1 707• LINE DATA
PRINT OF 4-2 �
L-3 6.324 �P LINE BEARING DISTANCE
BEGINNING L-2 L-1 S 88'35'17" W 35.03,
E BAR RA L-2 N 7 24�43" W 54.39'
DRIVE L.-3 N 27'07'54" W 75.58'
V L-4 N 51-70'4J" W 78,50'
L-5 N d'29'39" E 5.24'
DETAIL A L-6 s 38-57,10, W 70a.83'
N0 SCALE L-7 N 64-55'11" W 97.10,
1/4 N C'18'79" E L--8 S 38.72:39" W 48.77'
134�.92' L-9 N 89.4229" W 78394'
C5 V16 L-10 N 65'44 09" W 8.70'
L-1 7 N 69'37 97- W 4.50'
L-12 N 0-18'09" E 90.62'
CURVE DATA
SHEET 2 OF 5 CURVE DELTA RADIUS ARC TANGENT CHORD I CHC
C-1 52.04:52" 35.00 31.81 17.10 30.73 1 5 6
Item#6.
EXHISIT 8 (CONTINUED)
ct
� o
� z
N 89'4 1'51" W 669,50' S Vic6 1.50'
4&.00' W
Q
cz
SCALE.- 1 —.300'
LEGEND
UPD BOUNDARY
URU AREA �
o�p LA V.00'
E H S _ 1979.77 5 89 26 S 357. 11' 1 6
40 �� —5 69'26 54" E 2655-27' 31�39 —17 7 7
W CHERRY LANE L- 16 �a
18 SV L-14 L-78 sr
r�r_ �
S2 z� �
- z L-15 L-19
L-22
L-21 ❑
"u
❑
� Z �
LINE DATA o
LINE BEARING DISTANCE � '++
L—73 5 5'33'06" W 5T.00'
L—14 S 62"43'15" E 12.62'
L—75 5 86'48'50" E 60.07'
L-16 N 6624'13" E" 72.07'
L-77 5 8926'54" E 782.07' CIVIL SURVEY CONSULTANTS, INC.
L-18 S 4534 48" E 47.87' 2893 SOUTH MERIDIAN ROAD 114
L-79 5 J25'19" E 87.40' MERIDIAN, IDAHO83642
L-20 5 02329" W 119.26' t208)888-4392
L-21 5 59.3631" E 5T 50' SHEET Page 347
L-22 N 0'23 29" E 9.32'
Item#6.
EXHIBIT B (CONTINUED)
N MER1014N ROAD
N 0723�29" E 2652.11 SEE SHEET 3 OF 5 72 1
S 02 29" O15 9' L-2�
C 25
4 233.00'
S
+v
SCALE- 1=.30D' p
ul
LEGEND Al' Al zo
NE 2N5 � � sneEEr n
URD BOUNDARY m
Is
UR0 AREA W Q a
� N 3R5 5
J 9.78' N D 35 DO" 714 B
65,2.57'
62.05'
18784 � z
1
to � 49 99'
60,06'
A . Kp0� N 0'36�25' E
310.05'
POINT OF
f BEGINNING
LINE DATA 114
LINE BEARING DISTANCE — --
L-22 N ❑2.3 29" E 9.32 N ❑'34 47" E 2694.26'
L—23 N 89 3658" E 240,02'
L—24 5 89'36 5B" W 50.01' CIVIL SURVEY CONSULTANTS,INC.
L-25 S 02329" W 106.39' 2893SOUTH MERIDIAN ROAD
L—26 5 69-36 05" W 750.01• MERIDIAN,IDAHO 83642
L—27 N 45 J4'47" E 27 60' (208)888-0312
L—40 N 45 J4 47' E 2130, SHEET
L—41 5 88 23 46" E 1 62.3S' Page 348
Item#6.
EXHIBIT B (CONTINUED)
N MERIDIAN ROAD
.SCALE 1'-.300' 1/4 N 0'23 29" E 26.52. 11'
S 0�.3 9 W-
LEGEND5 °r
URD BOUNDARY Z o
URD AREA Q
Wj
W L
�u 25 . 4'
N MAIN STREET'
60.00' .�
*p L L N M
4�C S I J40.01' oi
L-31 4 5 0°3.324'W L-29
U 7 O I 80.0 290.72'
256.❑ D.D?' 25 99' 0 01� 0.51, 4" W
P� aa.o l�OF
r£A . KfJo
w o
�I o NE 2ND 1/2 STRE
_ Z �
80.04' 0 3T' 3"` 591.98
25 .3' 80.01' 25 93LW Ql)
N 0.3 47
-39
- 5 L- 141 .
NE 4TH STREET N a34V E
,301.48'
L-.38
I L 34 E 4Tfl STREET
L-33
� 4
NE 5TH STREET flI E 57H S EET
LINE DATA
LINE BEARING DISTANCE
L-28 5 23'44 59 E 9.44' TE
L-29 N 89.26 36" W 37.00
L-30 N 89-3547" E 87.79' LAJ - 'j-
L-31 5 p 32°08" W 80.07' C 114 N 0'34 47" E 2694,28'
L-32 N 0 58 55" E 8Q.02'
L-33 N 0 34 47" E 60.01' I
L-34 5 89'3547" W 71-98° CIVIL SURVEY CONSULTANTS,INC.
L-35 N 0"35 43" E 120.3a' 2893 SOUTH MERIDIAN ROAD
L-36 N 89'3547" E it-Gig, MERIDIAN, IDAHO$3542
L-37 N P'35 00" E 120.38` MERIDIAN,
IDAH 12
L-38 N 89'3.5`47" E 10.60' ShIEE�
L-39 5 89*315'17" W 70.00' Page 349
Item#6.
Attachment 2
Legal Description of Northern Gateway District Urban Renewal Project Area and Revenue
Allocation Area
Page 350
Item#6.
EXHI BIT A
URBAN RENEWAL DISTRICT BOUNDARY DESCRIPTION
FOR
MERIDIAN DEVELOPMENT CORPORATION
NORTHERN GATEWAY (Option A)
A description for Urban Renewal District purposes located in the SE 1/4 of the SE 1/4 of Section
1, and in the NE 1/4 of the NE 1/4 of Section 12, Township 3 North, Range 1 West, also being in
the S 1/2 of the SW 1/4 of Section 6, and in the NW 1/4 of Section 7, and in the N 1/2 of the SW
1/4 of Section 7, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more
particularly described as follows:
Commencing at a brass cap monument marking the southeasterly corner of said S 1/2 of the
SW 1/4 of Section 6, from which a brass cap monument marking the southwesterly corner of
said Section 6 bears S 88'35'17" W a distance of 2404.78 feet;
Thence S 88'35'17" W along the southerly boundary of said Section 6 a distance of 389.74 feet
to the POINT OF BEGINNING;
Thence continuing S 88'35'17" W a distance of 35.08 feet to a point;
Thence leaving said southerly boundary N 1'24'43" W a distance of 54.39 feet to a point
marking the southwesterly corner of that PARCEL as shown on Record of Survey No. 2969,
Instrument No. 94082169, found in the office of the Recorder, Ada County, Idaho;
Thence N 27*07'54" W along the southwesterly boundary of said PARCEL a distance of 75.58
feet to a point marking the westerly corner of said PARCEL, said point being the southerly
corner of PARCEL A as described in Warranty Deed Instrument No. 96048180 as found in said
office of the Recorder,-
Thence leaving said southwesterly boundary of said PARCEL and along the southwesterly
boundary of said PARCEL A the following described courses:
Thence N 51'10'43" W a distance of 78.50 feet to a point;
Thence N 71'30'43" W a distance of 684.82 feet to a point;
Thence N 0'29'39" E a distance of.5.24 feet to a paint marking the southeasterly corner
of LA PLAYA MANOR ESTATES SUBDIVISION as found in Book 70 of plats at Pages 7187 —
7188 in said office of the Recorder;
Page 1 of 8
Page 351
Item#6.
Thence leaving said southwesterly boundary of said PARCEL A and along the southwesterly
boundary of said LA PLAYA MANOR ESTATES SUBDIVISION the following described courses:
Thence S 88'51'10" W a distance of 100.93 teet to a point;
Thence N 64a55'11" W a distance of 91.10 feet to a point;
Thence N 52°28'52" W a distance of 886.26 feet to a point on the southerly right-of-way
of E Carmel Drive;
Thence continuing N 52'28'52" W a distance of 60.00 feet to a point on the northerly
right-of-way of E Carmel Drive;
Thence leaving said southwesterly boundary of LA PLAYA MANOR ESTATES SUBDIVISION and
along said northerly right-of-way the following described courses:
Thence 5 38°12'39" W a distance of 48.77 feet to a point;
Thence a distance of 3 1.8 1 feet along the arc of a 35.00 foot radius curve right, said
curve having a central angle of 52'04'52" and a tong chord bearing S 54"15'05" W a
distance of 30.73 feet to a point;
Thence N 89'42'29" W a distance of 183.94 feet to a point:
Thence N 65'44'09" W a distance of 8,70 feet to a point on the easterly right-of-way of
N Meridian road;
Thence leaving said northerly right-of-way and along said easterly right-of-way the following
described courses:
Thence N 1'26'19" E a distance of 197.79 feet to a point;
Thence N 0a18'09" E a distance of 28.88 feet to a point;
Thence N 89'37'07" W a distance of 4.50 feet to a point;
Thence N 0`18'09" E a distance of 90.62 feet to a point an the northerly boundary of
said 5 1/2 of the SW 1/4 of Section 6;
Pap-e 2 of 8
V Page 352
Item#6.
Thence leaving said easterly right-of-way S 89'08'51" W along said northerly boundary a
distance of 43.51 feet to a point marking the northwesterly corner of said S 1/2 of the SW 1/4
of Section 6;
Thence N 89*41'51" W along the northerly boundary of said SE 1/4 of the SE 1/4 of Section 1 a
distance of 48.00 feet to a point on the westerly right-of-way of N Meridian Road, said point
being on the northerly boundary of that PARCEL as shown on Record of Survey No. 9135,
Instrument No. 112011184, found in said office of the Recorder;
Thence continuing N 89°41'51" W along said northerly boundaries a distance of 621.50 feet to a
point marking the northwesterly corner of said PARCEL;
Thence leaving said northerly boundaries S 0'33'44" W along the westerly boundary of said
PARCEL a distance of 1278.48 feet to a point on the right-of-way of W Cherry Lane;
Thence continuing S 0'33'44" W along an extension of said westerly boundary a distance of
43.00 feet to a point on the southerly boundary of said SE 1/4 of the SE 1/4 of Section 1;
Thence leaving said extension S 89'26'54" E along said southerly boundary a distance of 318.39
feet to a point;
Thence leaving said southerly boundary 5 0'33'06" W a distance of 57.00 feet to a point on the
southerly right-of-way of W Cherry Lane;
Thence along said southerly right-of-way the following described courses:
Thence S 62'43'15" E a distance of 12.62 feet to a point on the westerly right-of-way of
NW 2nd Street;
Thence leaving said westerly right-of-way S 86°48'50" E a distance of 60.07 feet to a
point on the easterly right-of-way of NW 2nd Street;
Thence leaving said easterly right-of-way N 66'24'13" E a distance of 12.07 feet to a
point;
Thence S 89'26'54" E a distance of 182.01 feet to a point;
Thence 5 45034'48" E a distance of 41.81 feet to a point on the westerly right-of-way of
N Meridian Road;
Page 3 of 8
Page 353
Item#6.
Thence leaving said southerly right-of-way and along said westerly right-of-way the following
described courses:
Thence S 3'25'19" E a distance of 81.40 feet to a point;
Thence S 0'23'29" W a distance of 119,26 feet to a point;
Thence leaving said westerly right-of-way 5 89'36'31" E a distance of 57.50 feet to a point on
the westerly boundary of said NW 1/4 of Section 7;
Thence N 0'23'29" E along said westerly boundary a distance of 9.32 feet to a point an the
extension of the northerly boundary of PARCEL A as shown on Record of Survey No. 10448,
Instrument No. 2016-028560, found in said office of the Recorder;
Thence N 89°36'58" E along said extension a distance of 46.00 feet to a point marking the
northwesterly corner of said PARCEL A;
Thence continuing N 89'36'58" E along the northerly boundary of said PARCEL A a distance of
194.02 feet to a point marking the northeasterly corner of said PARCEL A;
Thence S 0'23'29" W along the easterly boundaries of said PARCEL A and of PARCEL 8 of said
Record of Survey No. 10448 a distance of 233.00 feet to a point marking the southeasterly
corner of said PARCEL 6;
Thence S 89'36'58" W along the southerly boundary of said PARCEL 8 a distance of 50.01 feet
to a point;
Thence leaving said southerly boundary S 0023'29" W a distance of 106.39 feet to a point;
Thence S 89'36'O5" W a distance of 150.01 feet to a point on the easterly right-of-way of
N Meridian Road;
Thence along said right-of-way the following described courses:
Thence S 0'23'29" W a distance of 1015.39 feet to a point;
Thence S 23'44'S9" E a distance of 9.44 feet to a point on the northerly right-of-way of
E Washington Street;
Thence leaving said easterly right-of-way N 89'36'04" E along said northerly right-of-way a
distance of 440.45 feet to a point on the westerly right-of-way of N Main Street;
Page 4 of 8
Page 354
Item#6.
Thence leaving said northerly right-of-way N 0'33'24" E along said westerly right-of-way a
distance of 256.24 feet to a point on the extension of the northerly boundary of that PARCEL as
shown on Record of Survey No. 1171, instrument No. 8761859, found in said office of the
Recorder;
Thence leaving said westerly right-of-way N 89'58'13" E along said extension a distance of
80.00 feet to a point marking the northwesterly corner of said PARCEL;
Thence continuing N 89°58'13" E along the northerly boundary of said PARCEL a distance of
249.98 feet to a point marking the northeasterly corner of said PARCEL, said point being the
northwesterly corner of SCHOOL PLAZA SUBDIVISION NO. 1 as found in Book 64 of plats at
Pages 6501 --6502 in said office of the Recorder;
Thence along the easterly boundary of said PARCEL and the westerly boundary of said SCHOOL
PLAZA SUBDIVISION NO. 1 the following described courses:
Thence S 0'33'24" W a distance of 290.72 feet to a point;
Thence N 89'26'36" W a distance of 37.00 feet to a point;
Thence S 0*33'24" W a distance of 280.00 feet to a point marking the southeasterly
corner of said PARCEL and marking the southwesterly corner of said SCHOOL PLAZA
SUBDIVISION NO. I;
Thence leaving said boundaries 5 0'33'24" W along an extension of said boundaries a distance
of 60.01 feet to a point on the northerly boundary of Block 5 of FA NOURSFSSECOND
ADDITION as found in Book 2 of plats at Page 64 in said office of the Recorder;
Thence leaving said extension N 89°35'47" E along said northerly boundary a distance of 87.19
feet to a point marking the northeasterly corner of said Block 5;
Thence S 0°31'57" W along the easterly boundary of said Block 5 a distance of 255.99 feet to a
point marking the southeasterly corner of said Block 5;
Thence continuing S 0'31'57" W a distance of 80.01 feet to a point marking the northeasterly
corner of Block 2 of said F A NOURSES SECOND ADDITION;
Thence continuing S 0031'57" W along the easterly Boundary of said Block 2 a distance of
256.02 feet to a point marking the southeasterly corner of said Block 2;
Page S of 8
Page 355
Item#6.
Thence 5 0'32'08" W a distance of 80.01 feet to a point on the southerly right-of-way of E Pine
Avenue as shown on Record of Survey No. 11653, Instrument No. 2018-119154, found in said
office of the Recorder;
Thence along said southerly right-of-way the following described courses:
Thence N 89'35'22" E a distance of 80.01 feet to a point marking the northwesterly
corner of that right-of-way vacated to adjoining owners, as described in Instrument No.
98218, of Block 7 of the amended plat of the TOWNSITE OF MERIDIAN as found in Book
1 of}Mats at Page 30 in said office of the Recorder;
Thence continuing N 89'35'22" E a distance of 308.78 feet to a point marking the
northeasterly corner of said vacated right-of-way of Block 1 of the amended plat of
ROWAN ADDITION as found in Book 2 of plats at Page 52 in said office of the Recorder;
Thence continuing N 89'35'22" E a distance of 80.04 feet to a point marking the
northwesterly corner of said vacated right-of-way of Bock 6 of said amended plat of
ROWAN ADDITION;
Thence leaving said southerly right-of-way N 0658'55" E a distance of 80.02 feet to a point
marking the southwesterly corner of Block 3 of COTTAGE HOME ADDITION as found in Book 1
of plats at Page 42 in said office of the Recorder;
Thence N 0'37'13" E along the westerly boundary of said Black 3 a distance of 256.03 feet to a
point marking the northwesterly corner of said Block 3;
Thence continuing N 0'37'13" E a distance of 80.01 feet to a point marking the southwesterly
corner of Block 6 of said COTTAGE HOME ADDITION;
Thence continuing N 0037'13" E along the westerly boundary of said Block 6 a distance of
255.93 feet to a point marking the northwesterly corner of said Block 6;
Thence N 89035'47" E along the northerly boundary of said Block 6 a distance of 299.64 feet to
a point marking the northeasterly corner of said Block 6;
Thence continuing N 89'3547" E a distance of 99.67 feet to a point the northwesterly corner of
Lot 1 of Block 1 of EASTSIDE PA RK SUBDIVISION as found in Book 20 of plats at Pages 1312—
1313 in said office of the Recorder;
Page 6 of 8
Page 356
Item#6.
Thence continuing N 89035'47" E along the northerly boundary of said Lot 1 a distance of 12.32
feet to a point on an extension of the easterly boundary of Lot 1 of Block 3 of said EASTSIDE
PARK SUBDIVISION;
Thence leaving said northerly boundary N 0'34'47" £ a distance of 60.01 feet to the
southeasterly corner of said Lot 1 of Block 3-1
Thence S 89'35'47" W along the southerly boundary of said Lot 1 a distance of 71.98 feet to the
southwesterly corner of said Lot 1;
Thence N 0'35'03" E along the westerly boundary Of said Lot 1 a distance of 120.38 feet to the
northwesterly corner of said Lot 1;
Thence N 89'3547" E along the northerly boundary of said Lot 1 a distance of 11.00 feet to a
point;
Thence leaving said northerly boundary N 0'35'00" E a distance of 120.38 feet to a point on the
northerly boundary of said Block 3;
Thence N 89'35'47" E along said northerly boundary a distance of 10.60 feet to a point on the
extension of the easterly right-of-way of NE 4th Street;
Thence leaving said northerly boundary N 0°34'47" E along said extension a distance of 60.01
feet to a point on said easterly right-of-way;
Thence continuing N 0'34'47" E along said easterly right-of-way a distance of 301.48 feet to a
point on the southerly boundary of FORTY THREE NORTH SUBDIVISION as found in Book 116 of
plats at Pages 17417— 17419 in said office of the Recorder;
Thence S 89°36'17" W along said southerly boundary a distance of 10.00 feet to a point marking
the southwesterly corner of said FORTY THREE NORTH SUBDIVISION;
Thence along the westerly boundary of said FORTY THREE NORTH SUBDIVISION the following
described courses:
Thence N 0'34'47" E a distance of 349.78 feet to a point;
Thence N 45'34'47" E a distance of 27.80 feet to a point marking the northwesterly
corner of said FORTY THREE NORTH SUBDIVISION;
Page 7 of 8
Page 357
Item#6.
Thence leaving said westerly boundary S 88'23'46" E along the northerly boundary of said
FORTY THREE NORTH SUBDIVISION a distance of 62.38 feet to a point on the extension of the
easterly boundary of that PARCEL as shown on record of Survey No, 10184, Instrument No.
2015-067809, found in said office of the Recorder;
Thence N 0'35'00" E along said extension a distance of 62.05 feet to a point marking the
southeasterly corner of said PARCEL;
Thence continuing N 0*35'00" E along the easterly boundary of said PARCEL a distance of
652.57 feet to a point marking the southwesterly corner of that PARCEL as shown on Record of
Survey No. 2532, Instrument No. 9353397, found in said office of the Recorder;
Thence leaving said easterly boundary N 89'10'54" E along the southerly boundary of said
PARCEL as shown on Record of Survey No. 2532 a distance of 240.25 feet to a point marking the
southeasterly corner of said PARCEL as shown on Record of Survey No. 2532;
Thence N 0'36'25" E along the easterly boundary of said PARCEL as shown on Record of Survey
No. 2532 a distance of 260.06 feet to a point on the southerly right-of-way of E Fairview
Avenue;
Thence leaving said easterly boundary and continuing N 0'36'25" E along and extension of said
easterly boundary a distance of 49.99 feet to the POINT OF BEGINNING.
This parcel contains approximately 126.226 acres.
NOTE: This description was prepared using record information including Record of surveys,
Subdivision Plats and Deeds acquired from the Ada County Recorder's office. No field survey has
been performed.
Prepared by: Kyle A. Koomler, PLS t1NL SN SG
Civil Survey Consultants, Incorporated �, G
May 26, 2021 -e-
18
06- s�-2G �-
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Page 8 of 8
Page 358
Item#6.
Attachment 3
Private Properties Which May Be Acquired by the Agency
1. The Agency has not identified any particular parcel for the construction of public
improvements or for private redevelopment. Properties which may be subject to
acquisition include parcels to:
a) assemble with adjacent parcels to facilitate development and/or redevelopment;
b) assemble with adjacent rights-of-way to improve configuration and enlarge
parcels for development and/or redevelopment;
c) reconfigure sites for development and possible extension of streets or pathways;
d) assemble for future transfer to qualified developers to facilitate the development
of mixed-use, residential (including affordable and/or workforce housing),
commercial, office and retail areas; or
e) assemble for the construction of certain public improvements, including but not
limited to streets, streetscapes, water and sewer improvements, environmental and
floodplain remediation/site preparation,public parking, community facilities,
parks,pedestrianibike paths and trails, recreation access points, and other public
facilities.
2. The Agency reserves the right to acquire any additional right-of-way or access routes near
or around existing or planned rights-of-way.
3. The Agency reserves the right to acquire property needed to provide adequately sized sites
for high priority projects for the development of public improvements (the exact location
of which has not been determined).
4. Other parcels may be acquired for the purpose of facilitating catalyst or demonstration
projects, constructing public parking, constructing new streets or pathways, enhancing
public spaces, or to implement other elements of the urban renewal plan strategy and/or
any master plan for the Project Area, including support for affordable and/or workforce
housing projects.
Page 359
Item#6.
Attachment 4
Map Depicting Expected Land Uses and Current Zoning Map
of the Project Area
Page 360
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Item#6.
Attachment 5
Economic Feasibility Study
Page 363
Item#6.
ATTACHMENT 5.1
(Option A)
Public Improvements within the Revenue Allocation Area
This attachment includes a projected list of proposed public works or improvements within the
Northern Gateway District Project Area (the "Project Area"). The proposed improvements
within the Project Area include improvements to streets, utilities, and other public rights-of-
way amenities as well as improvements to parks and open space, transit improvements, fagade
improvements, historic lighting, wayfinding, environmental remediation, planning studies and
public parking. Property acquisition to support development goals is also contemplated.
The Northern Gateway District Improvement List set forth below identifies needed investments
to support private investment in capital facilities. Capital facilities generally have long useful
lives and significant costs. The overall project and the infrastructure to support it are all
consistent with the vision articulated in the City of Meridian Comprehensive Plan, Destination:
Downtown Plan, the future land use map and as required in City development regulations. The
cost estimates provided by the City are based upon prices for similar construction in the area.
Estimated costs expected to be incurred in implementing the urban renewal plan are as follows:
Northern Gateway District Improvement List
Open Area Development Costs
Utilities $3,000,000
Collector Roadways $1,000,000
Sub-total Open Area Development Costs $4,000,000
Redevelopment Project Area Costs
Street Improvements $11,000,000
Other Streetscapes $1,000,000
Utilities $5,200,000
Transit improvements $1,500,000
Fagade Improvements $1,000,000
Historic Lighting $750,000
Property Acquisition $3,000,000
Wayfinding/Signage $250,000
Public Parking $2,000,000
Public Plazas, Parks & Open Space $2,500,000
Environmental Remediation $1,500,000
Planning Studies $236,000
Sub-total Redevelopment Area Costs $29,925,000
Grand Total $33,925,000
Page 364
Item#6.
The projects and estimated costs have been derived from the City of Meridian, the Meridian
Development Corporation (MDC) and Vitruvian Planning, the transportation consultant, in part,
based upon similar works being carried out in the broader community. The costs are estimated
in 2021 dollars and are not inflated. Costs will likely vary from the costs detailed here, as they
will be subject to inflation and further project refinement and timing. The cost estimates used
in this analysis are considered estimates for the purpose of financial planning.
The Project Area is estimated to generate $35,085,665 in tax increment revenue between 2022
and 2041 in addition to the initial $75,000 loan from MDC to activate the program'.
The total from both sources is estimated to be $35,160,665. There are presently$33,925,000
of project costs identified in the Northern Gateway District Improvement List. It is generally
understood that projects will occur on a pay-as-you-go basis recognizing there may be an
opportunity for owner/developer advanced funding of projects, which eligible costs would then
be reimbursed through an Owner Participation Agreement (OPA), or other similar agreement,
from resources derived from the Project Area.
Administrative costs over the 20-year life of the district are estimated at $975,000 or
approximately 2.6% of total estimated revenue. The initial inter-district loan to support startup
costs is assumed to be repaid at 5% interest for a total obligation of$112,500.
The total estimated expenditures equal $35,012,500, leaving a $148,165 positive program
balance of at the end of the 20-year term. See attached cash flow analysis for detailed
estimates.
The Urban Renewal Plan for the Northern Gateway District Project (the "Plan") provides for the
Plan and Project Area to extend through its maximum term of 20 years.
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.
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
'As the Idaho property tax system provides for taxes being paid in arears, revenue allocation proceeds will be
received in FY 2042. However, the final year of income has not been considered in determining the economic
feasibility of the District.
Page 365
Item#6.
contributions or Community Development Block Grant funding are examples of potential
funding. Thus, potential funding is not assumed in determining financial feasibility.
Unfunded projects, or portions of projects lack secure or potential funding. At this time, all
projects are anticipated to be funded.
The amount of tax increment contributed to the project will may vary depending upon the
actual cost of infrastructure.
The Plan proposes certain public improvements that will facilitate development in the Project
Area. The overall investment package will be funded from a variety of financing methods and
sources. The primary method of financing MDC's obligation will be through the use of tax
increment revenue (i.e., incremental property taxes from the revenue allocation area). This
Plan anticipates that at least a portion of the tax increment revenue will be used to reimburse
an owner/developer through a negotiated agreement for some or all of the eligible
improvement costs. The issuance of bonds is not anticipated in this analysis of financial
feasibility.
Other sources of funding for project may include, but are not limited to:
• Local Improvement District (LID)
• Business Improvement District (BID)
• Development Impact Fees
• Franchise Fees
• Grants from federal, state, local, regional agencies and/or 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 MDC's consultants based in
part upon current construction projects in the broader community.
Page 366
Item#6.
Map of Proposed Northern Gateway District
Legend
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Summary of Projects
Based on the Northern Gateway District Improvement List set forth above, the estimated total
costs for the public improvements are $33,925,000.
Cost of Operations and Improvements by Year (2021-2042)
Year Secure Potential District Capital and Total Project
Funding Funding Operating Program Liabilities
(TIF Expenses Expenses
& And
MDC Loan) Repay Inter-
district Loan
2021 $75,000 $0 $0 $0
2022 $38,172 $0 $25,000 $25,000
2023 $79,830 $0 $50,000 $50,000 $100,000
2024 $125,301 $0 $50,000 $125,000 $175,000
2025 $333,941 $0 $50,000 $262,500 $312,500
2026 $475,588 $0 $50,000 $400,000 $450,000
2027 $598,223 $0 $50,000 $550,000 $600,000
2028 $912,403 $0 $50,000 $850,000 $900,000
2029 $1,215,713 $0 $50,000 $1,000,000 $1,050,000
Page 367
Item#6.
2030 $1,428,075 $0 $50,000 $1,500,000 $1,550,000
2031 $1,756,969 $0 $50,000 $1,700,000 $1,750,000
2032 $1,863,706 $0 $50,000 $1,800,000 $1,850,000
2033 $2,055,176 $0 $50,000 $2,000,000 $2,050,000
2034 $2,362,110 $0 $50,000 $2,300,000 $2,350,000
2035 $2,631,278 $0 $50,000 $2,600,000 $2,650,000
2036 $2,781,286 $0 $50,000 $2,700,000 $2,750,000
2037 $2,938,672 $0 $50,000 $2,900,000 $2,950,000
2038 $3,103,800 $0 $50,000 $3,100,000 $3,150,000
2039 $3,277,052 $0 $50,000 $3,200,000 $3,250,000
2040 $3,458,829 $0 $50,000 $3,400,000 $3,450,000
2041 $3,649,551 $0 $50,000 $3,600,000 $3,650,000
2042 $0 $0 0 $0
Total $35,160,665 $0 $975,000 $34,037,500 $35,012,500
Note: This analysis anticipates a positive fund balance of$148,165 the end of the project.
Page 368
Item#6.
ATTACHMENT 5.2
(Option A)
Economic Feasibility Study
The Plan, as currently envisioned, is economically feasible because the proposed development
is sufficient to fully cover the anticipated cost of redevelopment program.
The economic feasibility of the Plan is based on the following factors:
• The amount of development anticipated in the Project Area
• The timing of the proposed taxable development
• The nature of the proposed development
0 The amount of tax revenue to be generated by the proposed development
• The cost of public improvement projects
• If revenue equals or exceeds project costs, the Plan is economically feasible.
The following is a summary of the analysis and estimates of the factors used to determine the
economic feasibility of the Plan.
The Economic Feasibility Analysis
Summary:
Over the course of the Plan and the Northern Gateway District, $35,085,665 of Tax Increment
Revenue will be generated using the development scenarios proposed by the City and MDC, in
consultation with its consultants and property owners within the Northern Gateway District.
The Economic Feasibility Study assumes a minimum of 10% of annual revenue allocation area
proceeds, or TIF revenue, will be used for administration of the Northern Gateway District with
that amount capped at $50,000 per year, for a total of$975,000 for administration costs over
the 20-year lifespan of the District.
The attached spreadsheets entitled "Northern Gateway District Revenue Model" and
"Northern Gateway District Cash Flow Analysis" gives a more detailed outlook on the revenues
and expenses of the development scenario.
The following assumptions were made in the formulation of the Financial Feasibility Analysis:
o Land Value Increase @ 8%/Year for 5 years, then 4%/year for the balance of
the term.
o Improvement Value Increase @ 10%/Year for 5 years, then 5%/year for the
balance of the term.
o Tax Rate is reduced 10% and held constant through the life of the Plan
o Total Cost of Improvements over the life of the project: $33,925,000 (City and
consultants' estimates)
Page 369
Item#6.
o Tax rate does not include levies excluded pursuant to Idaho Code 50-2908, such
as voter approved bonds/levies after 2007,judgment levies or the School District
Plant or supplemental levies excluded by law.
The Economic Feasibility Analysis shows that the project will generate adequate funds within
the Project Area to fund the necessary capital improvements.
4820-9976-3190,v.6
Page 370
Item#6.
Street Improvements-More Detailed Description
Total
Construction Estimate
Street Section Length(LF) Construction Deskgn Contirkgency (RourI
2&1/2 St,Carlton to Fairview 2,OD0 $ 3,050,000 $ 460,000 $ 610,000 $ 4,100,000
3rd Street,Carlton to Pine 700 $ 475,000 $ 70,000 $ 100,000 $ 60D,DOO
3rd Street,Fairview to Carlton 2,ODD $ 1,770,000 $ 270,000 $ 350,000 $ 2,40D,ODD
Carlton,w/o 2nd to ego 4th 90D $ 1,260,500 $ 190,000 $ 250,000 $ 1,70D,000
Washington,2&1/2 to 4th 60D $ 371,000 $ 60,000 $ 70,000 $ 5011,000
Meridian Rd frontage,n/o Fairview 1,300 $ 182,000 $ 30,000 $ 40,000 $ 300,DOO
Fairview Ave frontage,W 2nd to E 5th 2,700 $ 1,294,000 $ - $ 260,000 $ 1,6DD,ODD
Main St frontage,Fairview to Washington 1,700 $ 2,100,000 $ 320,000 $ 420,000 $ 2,80D,OD0
4th,Washington Badley 40D $ 218,000 $ 30,000 $ 40,OD0 $ 300,000
Bad ley,2&1/2 to 4th 60D $ 371,000 $ 60,000 $ 70,0D0 $ 50O,DOO
Gruber,2&112 to 4th 60D $ 239,000 $ 40,000 $ 50,00D $ 300,000
State Ave,w/o 2nd to e/o 3rd 40D $ 134,000 $ 20,000 $ 30,000 $ 200,000
2nd,Pine to Carlton 60D $ 183,000 $ 30,000 $ 40,000 $ 300,000
Pine frontage,w/o 2nd to e/o 3rd 406 $ $ $ $
Hates:
• Assumes no right of way acquisition
• Design estimated at 15%u of construction,rounded
• Contingency of 25%applied to construction costs,rounded
• Water main and Wastewater Main estimates supplied by City of Meridian Public Works
• Local/Collector Street costs adjusted dorm when major Water/W W Main planned due to road work incorporated into those costs
Page 371
Item#6.
Estimated Location of Utility Upgrades Within the Project Area
„ s s
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- -
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_ wax nm.••"r. — � "' ti.. . ... '•, - °'. ,. .-. ,�t,a�,.� v -� -
, _�, _ — .. �•,�- _ .ore-.� ._. ................�. h F .,
Red—Water and Wastewater Main Lines In Need of Expansion or Replacement
Blue—Water Main Lines Planned for Replacement
Green—Wastewater Lines
Page 372
ite.r,#6. Northern Gateway District Revenue Model
Land Value Initial Imprv. Cum.New Cumulative Funding for
(+8%annually Value(+10% Total Assessed Annual New Const Value+ Cum total Homeowne Increment Levy Tax Admin Capital
Year Taxable Value rs'Const.Value Inflation @ Taxable Value Value(I-Base Rate Increment Costs
for 5 years Annually for 5 Value on tax roll 10%for 5 Value) (Flat) Yield (10%) Projects/
then 4%) years then 5%) Exemption Debt Service
years then 5%)
2021 $ 27,641,100 $ 46,297,100 $ 73,938,200 $ - $ - $ 73,938,200 $ 2,775,726 $ 71,162,474 $ - 0.0053
2022 $ 29,852,388 $ 50,926,810 $ 80,779,198 $ 500,000 $ 500,000 $ 81,279,198 $ 2,914,512 $ 78,364,686 $ 7,202,212 0.0053 $ 38,172 $ 3,817 $ 34,355
2023 $ 32,240,579 $ 56,019,491 $ 88,260,070 $ 500,000 $ 1,025,000 $ 89,285,070 $ 3,060,238 $ 86,224,832 $ 15,062,358 0.0053 $ 79,830 $ 7,983 $ 71,847
2024 $ 34,819,825 $ 61,621,440 $ 96,441,265 $ 500,000 $ 1,576,250 $ 98,017,515 $ 3,213,250 $ 94,804,266 $ 23,641,792 0.0053 $ 125,301 $ 12,530 $ 112,771
2025 $ 37,605,411 $ 67,783,584 $ 105,388,996 $ 30,500,000 $ 32,155,063 $ 137,544,058 $ 3,373,912 $ 134,170,146 $ 63,007,672 0.0053 $ 333,941 $ 33,394 $ 300,547
2026 $ 40,613,844 $ 74,561,943 $ 115,175,787 $ 15,500,000 $ 49,262,816 $ 164,438,602 $ 3,542,608 $ 160,895,995 $ 89,733,521 0.0053 $ 475,588 $ 47,559 $ 428,029
2027 $ 42,238,398 $ 78,290,040 $ 120,528,438 $ 15,500,000 $ 67,225,956 $ 187,754,394 $ 3,719,738 $ 184,034,656 $ 112,872,182 0.0053 $ 598,223 $ 50,000 $ 548,223
2028 $ 43,927,934 $ 82,204,542 $ 126,132,476 $ 50,500,000 $ 121,087,254 $ 247,219,730 $ 3,905,725 $ 243,314,005 $ 172,151,531 0.0053 $ 912,403 $ 50,000 $ 862,403
2029 $ 45,685,051 $ 86,314,769 $ 131,999,820 $ 45,500,000 $ 172,641,617 $ 304,641,437 $ 4,101,011 $ 300,540,426 $ 229,377,952 0.0053 $ 1,215,703 $ 50,000 $ 1,165,703
2030 $ 47,512,453 $ 90,630,507 $ 138,142,961 $ 25,500,000 $ 206,773,698 $ 344,916,658 $ 4,306,062 $ 340,610,596 $ 269,448,122 0.0053 $ 1,428,075 $ 50,000 $ 1,378,075
2031 $ 49,412,952 $ 95,162,033 $ 144,574,984 $ 45,500,000 $ 262,612,383 $ 407,187,367 $ 4,521,365 $ 402,666,002 $ 331,503,528 0.0053 $ 1,756,969 $ 50,000 $ 1,706,969
2032 $ 51,389,470 $ 99,920,134 $ 151,309,604 $ 500,000 $ 276,243,002 $ 427,552,606 $ 4,747,433 $ 422,805,172 $ 351,642,698 0.0053 $ 1,863,706 $ 50,000 $ 1,813,706
2033 $ 53,445,048 $ 104,916,141 $ 158,361,189 $ 15,500,000 $ 305,555,152 $ 463,916,341 $ 4,984,805 $ 458,931,536 $ 387,769,062 0.0053 $ 2,055,176 $ 50,000 $ 2,005,176
2034 $ 55,582,850 $ 110,161,948 $ 165,744,798 $ 35,500,000 $ 356,332,909 $ 522,077,708 $ 5,234,045 $ 516,843,662 $ 445,681,188 0.0053 $ 2,362,110 $ 50,000 $ 2,312,110
2035 $ 57,806,164 $ 115,670,045 $ 173,476,210 $ 25,500,000 $ 399,649,555 $ 573,125,765 $ 5,495,748 $ 567,630,017 $ 496,467,543 0.0053 $ 2,631,278 $ 50,000 $ 2,581,278
2036 $ 60,118,411 $ 121,453,548 $ 181,571,958 $ 500,000 $ 420,132,033 $ 601,703,991 $ 5,770,535 $ 595,933,456 $ 524,770,982 0.0053 $ 2,781,286 $ 50,000 $ 2,731,286
2037 $ 62,523,147 $ 127,526,225 $ 190,049,372 $ 500,000 $ 441,638,634 $ 631,688,007 $ 6,059,062 $ 625,628,945 $ 554,466,471 0.0053 $ 2,938,672 $ 50,000 $ 2,888,672
2038 $ 65,024,073 $ 133,902,536 $ 198,926,609 $ 500,000 $ 464,220,566 $ 663,147,175 $ 6,362,015 $ 656,785,161 $ 585,622,687 0.0053 $ 3,103,800 $ 50,000 $ 3,053,800
2039 $ 67,625,036 $ 140,597,663 $ 208,222,699 $ 500,000 $ 487,931,594 $ 696,154,294 $ 6,680,116 $ 689,474,178 $ 618,311,704 0.0053 $ 3,277,052 $ 50,000 $ 3,227,052
2040 $ 70,330,038 $ 147,627,546 $ 217,957,584 $ 500,000 $ 512,828,174 $ 730,785,758 $ 7,014,121 $ 723,771,636 $ 652,609,162 0.0053 $ 3,458,829 $ 50,000 $ 3,408,829
2041 $ 73,143,239 $ 155,008,923 $ 228,152,163 $ 500,000 $ 538,969,583 $ 767,121,745 $ 7,364,827 $ 759,756,918 $ 688,594,444 0.0053 $ 3,649,551 $ 50,000 $ 3,599,551
$ 310,000,000 $ 35,085,665 $ 855,283 $ 34,230,382
Page 373
,tem#6. Northern Gateway District Revenue Model
Assumptions
Land Values inflate at 8% per year for 5 years(consistent with recent assessed value history)then at 4%for remainder of the Plan term
Improvement Values inflate at 10% per year for 5 years (consistent with recent assessed value history)then at 5%for remainder of the Plan term
Tax rate reduced by 10%from 2020 certified rate then held constant for the remainder of the Plan term
Homeowners' Property Tax Exemption increases at 5% per year
Revenue Allocation proceeds flow to the District in the year after Certificate of Occupancy(C.O.)
Unincorporated area taxable investment estimated at: (uninflated cost estimate)
$30,000,000 with C.O. in 2024
$15,000,000 with C.O in 2026
$15,000,000 with C.O. in 2030
$15,000,000 with C.O. in 2031
$15,000,000 with C.O. in 2034
Potential Development Projects within District based upon staff discussions with Developers(Total Taxable Investment @ $210,000,000)
Value estimates based upon 2021 projects in Meridian
Project A- Phase 1: C.O. in 2025" $15,000,000
Project A- Phase 2: C.O. in 2027^ $30,000,000
Project B: C.O. in 2027-$20,000,000
Project C- Phase 1: C.O. in 2028-$15,000,000
Project C- Phase 2: C.O. in 2030-$30,000,000
Project D- Phase 1: C.O. in 2028-$30,000,000
Project D- Phase 2: C.O. in 2029- 10,000,000
Project D- Phase 3: C.O. in 2033-$20,000,000
Project E: C.O. in 2032^ $15,000,000
Project F: C.O. in 2035^ 25,000,000
Other properties within District will generate $500,000 in taxable investment annually
Minimum of 10%of annual revenue allocation yield will be paid to the Meridian Development Corporation for administrative costs
Balance of Revenue Allocation yield will be available for capital investment and program expenses
Notes
Note 1: (Non-equalized) 2021 Assessed Values Used in forecast.
Note 2: MDC will receive revenue allocation funds in 2042, but that amount has not been considered in determining economic feasibility.
Note 3: The 17 acre parcel at Meridian Road and Cherry is currently outside the city limits but is seeking annexation.
Note 4: It is anticipated that the annexation will be completed prior to plan adoption
Page 374
Item#6.
Northern Gateway District Cash Flow Analysis
A B C D E F G H I J K L
1
2 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
3 Beginnino Balance $ $ 75,000 $ 88,172 $ 68,002 $ 18,303 $ 39,744 $ 65,332 $ 63,555 $ 75,958 $ 241,661 $ 119,736
4 ISource of Funds
5 Total Revenue Allocation $ $ 38,172 $ 79,830 $ 125,301 $ 333,941 $ 475,588 $ 598,223 $ 912,403 $ 1,215,703 $ 1,428,075 $ 1,756,969
6 MDC Inter-District Loan* $ 75,000 $ - $ - $ - $ - $ - $ - $ - $ - $ -
7 Total Funds Available $ 75,000 $ 113,172 $ 168,002 $ 193,303 $ 352,244 $ -915,332 $ 663,555 $ 975,958 $ 1,291,661 $ 1,669,736 $ 1,876,705
8
9 Use of Funds
10 District Operating Expenses $ - $ 25,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000 $ 50,000
11 Repay Inter-District Loan @ 5% $ $ - $ 50,000 $ 50,000 $ 12,500 $ - $ - $ - $ - $ - $ -
12 Capital&Program Expenses $ - $ - $ 75,000 $ 250,000 $ 400,000 $ 550,000 $ 850,000 $ 1,000,000 $ 1,500,000 $ 1,700,000
13 Total Use of Funds $ $ 25,000 $ 100,000 $ 175,000 $ 312,500 $ 450,000 $ 600,000 $ 900,000 $ 1,050,000 $ 1,550,000 $ 1,750,000
14 Ending Balance $ 75,000 $ 88,172 $ 68,002 $ 18,303 $ 39,744 $ 65,332 $ 63,555 $ 75,958 $ 241,661 $ 119,736 $ 126,705
15
16 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 Total
17 Beginning Balance $ 126,705 $ 140,411 $ 145,587 $ 157,697 $ 138,975 $ 170,261 $ 158,933 $ 112,733 $ 139,785 $ 148,614
18 Source of Funds
19 Total Revenue Allocation $ 1,863,706 $ 2,055,176 $ 2,362,110 $ 2,631,278 $ 2,781,286 $ 2,938,672 $ 3,103,800 $ 3,277,052 $ 3,458,829 $ 3,649,551 $ 35,085,665
20 MDC Inter-District Loan $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 75,000
21 Total Funds Available $ 1,990,411 $ 2,195,587 $ 2,507,697 $ 2,788,975 $ 2,920,261 $ 3,108,933 $ 3,262,733 $ 3,389,785 $ 3,598,614 $ 3,798,165 $ 35,160,665
22
23 Use of Funds
24 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
25 Repay Inter-district Loan @ 5% $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 112,500
26 Capital&Program Expenses $ 1,800,000 $ 2,000,000 $ 2,300,000 $ 2,600,000 $ 2,700,000 $ 2,900,000 $ 3,100,000 $ 3,200,000 $ 3,400,000 $ 3,600,000 $ 33,925,000
27 Total Use of Funds $ 1,850,000 $ 2,050,000 $ 2,350,000 $ 2,650,000 $ 2,750,000 $ 2,950,000 $ 3,150,000 $ 3,250,000 $ 3,450,000 $ 3,650,000 $ 35,012,500
28 Ending Balance $ 140,411 $ 145,587 $ 157,697 $ 138,975 $ 170,261 $ 158,933 $ 112,733 $ 139,785 $ 148,614 $ 148,165
29
30 Assumptions
31 Initial District Start-up costs supported by MDC Inter-district Loan of$75,000 to be repaid at 5%Interest
32 A minimum of 10%of annual TIF yield dedicated to Meridian Development Corporation for District operating Expenses,capped at$50,000,Yr.
33 Land Values will increase at an average of 8%annually for 5 years then at 4%over the remaining life of the District
34 Improvement Values will increase at a rate of 10%for 5 years then at 5%over the remaining life of the District
35 Includes $90,000,000 in taxable investment on the property currently located in unincorporated Ada County but will be annexed to the City of Meridian prior to development
Page 375
Item#6.
Attachment 6
Agricultural Operation Consent
4837-9029-4001,v.7
Page 376
Item#6.
AGRICULTURAL OPERATION CONSENT FORM
COMES NOW Doug Tamura, Member of Kobe, LLC, an Idaho limited liability
company ("Kobe, LLC"), and states that Kobe, LLC owns that certain property generally
described as Parcel Identification Number S 1201449707 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
Northern Gateway Urban Renewal District(Proposed) Eligibility Report,prepared by Kushlan
Associates and as attached hereto as Exhibit C.
Further, Doug Tamura, Member of Kobe, LLC,an Idaho limited liability company,
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.
td
DATED this Aao
day of , 2021.
Kobe L
GAL
Na : Dotk Tamura
Title: Meniber
Page 377
Item#6.
STATE OF IDAHO )
) ss:
County of Ada )
This record was acknowledged before me on '�' (date) by Doug Tamura on
behalf of Kobe, LLC in his capacity as its Member.
(stamp)
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Notary Public ,
r•.•., qiD wkq� ti My Commission Expires on
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Page 378
Item#6.
EXHIBIT A
PARCEL NUMBER
S1201449707
ADDRESS
104 W. Cherry,Meridian, ID 83642
DESCRIPTION
PAR 49707 @ SE COR SE4SE4
SEC 1 3N 1 W
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Page 379
Item#6.
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 .
Page 380
Item#6.
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
Page 381
Item#6.
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.
Page 382
Item#6.
IDAHO CODE §50-2903(8)
(8) "Deteriorated area" means :
(a) Any area, including a slum area, in which there is a predominance j
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 .
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Item#6.
EXHIBIT C
ELIGIBILITY REPORT
4837-6502-2952,v. 1
Page 384
Item#6.
C M.'-- IE ILIA -
Northern Gateway Urban Renewal District
(Proposed)
Eligibility Report
Prepared for
The City of Meridian
and
The Meridian Development Corporation
May 2021
planning and management services
Kushlan I Associates
Boise, Idaho
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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")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 01-397 on July
24, 2001 bringing forth those powers within the City of Meridian.
The Mayor,with the confirmation of the City Council,has appointed nine members to the
MDC Board of Commissioners(the"MDC Board").The MDC Board currently oversees the
implementation of three urban renewal districts. Two are focused on the revitalization of
downtown Meridian. The first, the Meridian Revitalization Plan Urban Renewal Project
(the "Downtown District") was established by the City Council's adoption of Ordinance
No. 02-987 on December 3, 2002. The second district, the Urban Renewal Plan for the
Union District Urban Renewal Project (the "Union District") was established with the
adoption of Ordinance No. 20-1882 on June 9, 2020. Both the Downtown District and the
Union District are focused on redevelopment activities in and around the City's downtown
core. The third district,the Urban Renewal Plan for the Ten Mile Road-A Urban Renewal
Project (the "Ten Mile District") was established by Ordinance No. 16-1695 adopted on
June 21, 2016, and is focused on economic development outside of the City's core to
support implementation of the Ten Mile Interchange Specific Area Plan.
The current membership of the Commission is as follows:
Chair: David Winder
Vice Chairman Nathan Mueller
Secretary/Treasurer Steve Vlassek
Commissioners Dan Basalone
Rob McCarvel
Treg Bernt
Tammy deWeerd
Diane Bevan
Kit Fitzgerald
' Throughout this Study,urban renewal/revenue allocation area will be referred to as an"urban renewal
district."
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Staff:
Urban Renewal Administrator: Ashley Squyres
Legal Counsel: Todd Lakey
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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 1908 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
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Item#6.
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 another 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-
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Item#6.
annexed from the original Downtown District to support a significant mixed use-project.
The Northern Gateway Urban Renewal District would, if approved by the MDC Board of
Commissioners and Meridian City Council, would remove 133 parcels from the existing
Downtown District2 and combine those with other properties and rights-of-way north of
Fairview Avenue and southeast of Fairview Avenue to establish a new district. One large
property(Kobe property~ 17.64 acres) currently under consideration for inclusion in the
district remains outside the city limits and in unincorporated Ada County. To include this
parcel in a district under the jurisdiction of MDC, an agreement would be required
between the City and Ada County to permit this inclusion. Should annexation of this
parcel be effectuated prior to the establishment of the district by the City Council, no
agreement would be required.
Comprehensive Plan:
The City of Meridian Comprehensive Plan, updated in 2019 calls for a mixture of Office,
High Density Residential, Commercial and Mixed-Use development in the Study Area
under current review. The Study Area is in transition from a predominately single-family
residential area dating back to the early years of the community. While many of the
residences remain in their original use, many others have been converted to office uses
creating a patchwork of uses with more intense commercial activity along the arterial
streets.
2 The Second Amendment to the Meridian Revitalization Plan seeking to deannex certain parcels from the
existing Downtown District,including those parcels that are contemplated to be considered for inclusion in
the proposed Northern Gateway District,has been approved by the MDC Board and submitted to the City
for its consideration.
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Item#6.
Corr
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i
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Steps in Consideration of an Urban Renewal District:
The first step in consideration of establishing an urban renewal district in Idaho is to
define a potential area for analysis as to whether conditions exist within it to qualify for
redevelopment activities under the statute.We have called this the"Study Area."
The next step in the process is to review the conditions within the Study Area to determine
whether the area is eligible for creating a district.The State Law governing urban renewal
sets out the following criteria, at least one of which must be found, for an area to be
considered eligible for urban renewal activities:
1. The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures and Deterioration of Site or Other Improvements 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)]
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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 L50-2oi8(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 L50-2oi8(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)]
If the Eligibility Report finds that one or more of the conditions noted above exists within
the Study Area,then the Agency may accept the findings and forward the Eligibility Report
to the City Council for their consideration. If the City Council concurs with the
determination of the Agency, they may direct that an Urban Renewal Plan be developed
for the area that addresses the issues raised in the Eligibility Report.
The Agency then acts to prepare the Urban Renewal Plan for the new District and
establishing a Revenue Allocation Area to fund improvements called for in the Plan. Once
the Plan for the District and Revenue Allocation Area are completed, the Agency Board
forwards it to the City Council for their consideration.
The City Council must refer the Urban Renewal Plan to the Planning and Zoning
Commission to determine whether the Plan, as presented, is consistent with the City's
Comprehensive Plan and make a corresponding finding. At the same time, other taxing
entities levying property taxes within the boundaries of the proposed Urban Renewal
District are provided a thirty-day opportunity to comment on the Plan to the City Council.
While the taxing entities are invited to comment on the Plan, their concurrence is not
required for the City Council to proceed with formal consideration.
Based on legislative changes to Idaho Code § 50-2908(2)(a), effective July 1, 2020, the
Ada County Highway District (ACHD) is allocated all of the taxes levied by ACHD within
a revenue allocation area first formed or expanded to include property on or after July 1,
2020(including taxes levied on the base and increment values),which would apply to this
proposed district,if formed. However,ACHD and MDC may enter into an agreement for
a different allocation, which agreement shall be submitted to the State Tax Commission
and to the Ada County Clerk by ACHD as soon as practicable after the parties have entered
in the agreement and by no later than September i of the year in which the agreement
takes effect. In the case of the Northern Gateway Study Area,the affected taxing districts
for those properties located within the city limits of Meridian are:
• The City of Meridian
• The West Ada School District (School District No. 2)
• Ada County
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• Emergency Medical District/Ada County Ambulance
• Mosquito Abatement District
• The Ada County Highway District
• Meridian Library District
• Meridian Cemetery District
• Western Ada Recreation District
• College of Western Idaho
For the parcel located in unincorporated Ada County,the affected taxing districts are:
• The West Ada School District(Joint School District No. 2)
• Ada County
• Emergency Medical District/Ada County Ambulance
• Mosquito Abatement District
• The Ada County Highway District
• Meridian Library District
• Meridian Cemetery District
• Western Ada Recreation District
• College of Western Idaho
• Meridian Fire District
• Pest Extermination District
Once the Planning and Zoning Commission makes their finding of conformity and the
thirty-day comment period has passed, the City Council is permitted to hold a public
hearing and formally consider the adoption of the Plan creating the new Urban Renewal
District and Revenue Allocation Area.
The City Council must also find that the taxable value of the district to be created plus the
Base Assessed Value of any existing Urban Renewal / Revenue Allocation Area does not
exceed the statutory maximum of 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.
Description of the Northern Gateway Study Area:
The Study Area subject to the current review is generally located in the central part of
Meridian, northeast of the City's downtown core, and is generally bounded by Meridian
Road on the west to the intersection of Meridian Road and W.Cherry Lane travelling west
and E. Fairview Avenue travelling east. The Study Area then includes a large 17.64-acre
parcel(Kobe Property)bounded by W.Cherry Lane to the south and Meridian Road to the
east. The Study Area also includes the commercial area east of Meridian Road and north
of Fairview Avenue. The eastern boundary extends south along NE 5t'Avenue and then
over to what would be NE 4th Street if extended, and then over to NE 3rd Street. The
southern boundary extends to E. Pine Avenue between NE 3rd Street and NE end Street,
and then travels up NE end Street and over E. Washington Avenue to connect back to
Meridian Road.
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Item#6.
The size and value information presented in Attachment i was derived from the Ada
County Assessor's on-line parcel information system3. The 2020 taxable value of the
portion of the Study Area located in unincorporated Ada County,represents exceptionally
low assessed value as compared to the more developed area surrounding it located within
the corporate limits of the City of Meridian. Land values in the more developed,
commercially zoned areas range from approximately$5.00 to$15.00 per square foot. The
unincorporated agricultural land reflects a current assessed value of$.04 per square foot
consistent with assessed values assigned to agricultural properties in the broader area. As
a comparison,the vacant parcel across Meridian Road within the city limits and zones for
commercial purposes has an assessed value of$8.50 per square foot.
Northern Gateway Urban Renewal Area
Y✓1f�_ Leg—M
"
a ✓ ri //ii/ //
The Study Area
The Northern Gateway Study Area consists of one hundred fifty(15O)tax parcels located
in central Meridian,northeast of the City's downtown core,and generally east of Meridian
Road and south of Fairview Avenue.A portion of the Study Area fronts the north side of
Fairview Avenue east of Meridian Road and there is a 17.64 acre parcel (Kobe Property)
s For purposes of this Study,the 2020 taxable values were reviewed as at the time of this review the 2021
value information was not available. Use of the 2020 values provides a more conservative analysis as it is
generally understood significant value increases will occur in 2021.Further,based on the adoption of
H389,effective retroactive to January 1,2021,the Homeowner Property Tax Exemption will increase to a
maximum of$125,000. This is anticipated to further reduce the base. Again,as the 2021 tax assessments
were not yet available at the time this Study was prepared,the 2020 data has been used. The 10%analysis
set forth below will ultimately be revisited in any further urban renewal plan.
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Item#6.
located at the northwest corner of Meridian Road and Cherry Lane included as well. The
Kobe Property is undeveloped and retains its historic agricultural use. The Kobe Property
is currently located in unincorporated Ada County necessitating an inter-governmental
agreement between MDC and Ada County to permit its inclusion within the boundaries of
any future revenue allocation area. The area contains 105.63 acres in 150 separate tax
parcels not including public rights-of-way. The properties within the Study Area carry
zoning designations consistent with its historic usage. Commercial zoning designations
are in place on 59.55 acres (56.4% of the district). Residential zoning of R-8 and R-15
predominate in the area. One parcel is zoned R-40. Commercial zoning is in place on 104
of the parcels. Residential zoning of R-8 occupies 11.61 acres, R-15 occupies 14.54 acres
and R-40 occupies 2.29 acres. Properties designated as residential constitute 26.9%of the
total acreage. The balance of the area is zoned Rural Urban Transition (RUT) in
unincorporated Ada County. Ada County Assessor records show that 28 of the residential
properties reflect a Homeowners Property Tax Exemption indicating they are owner
occupied residences.
Nineteen(19)vacant parcels represent 28.75%of the total land area of the Study Area.
Religious and fraternal institutions and governmental entities occupy 13 tax parcels
representing 8%of the total.
The Study Area is one of the older developed areas in the community. As noted above,
Meridian was established in the 188os and eventually incorporated as a Village under
Idaho law in 1903. Most of the structures constructed as residences date to the first 20
years of the loth Century and most predate 1960. Many of these residential structures
have transitioned into commercial uses over time.
When the improvement value assigned to a parcel is less than or approaches the land
value, a deteriorated or deteriorating condition is present.National real estate appraisal
standards suggest that in an economically viable property,land value should contribute
approximately 30%of the total value leaving 70%to the improvements.As that ratio
shifts,with improvement value declining as a proportion of the total, a condition of
disinvestment is determined to be present.At a point when the improvement value
represents less than 50%of the total(i.e. improvement value is less than land value)
such condition represents a"deteriorated condition"for the purposes of this analysis.We
have assumed for this Study that those properties with improvement values less than 150
of land value approach the "deteriorated condition" and thus can be classified as
"deteriorating" under the definitions in state law. With these benchmarks in mind, we
find that 33 properties (20.4%) reflect improvement values less than land values and an
additional 23 properties(14.2%)reflect improvement values less than 150%of land values.
When considered together, 56 properties representing 34.6% of the total taxable parcels
reflect a deteriorated or deteriorating condition.
Streets: Fairview/Cherry Lane, Meridian Road, Main Street and Pine Avenue constitute
the backbone of the street network in the Study Area. These streets have received recent
investment with their condition reflecting current urban standards. The 17.64-acre Kobe
property has not been subdivided to accommodate the vision expressed in the City's
Comprehensive Plan, so no street network has been established in this property which
represents the largest single land holding in the Study Area. The 4.o-acre parcel located
at the extreme northerly edge of the Study Area has no direct access to a public street and
therefore is landlocked. The area south of Fairview reflects a fine-grained grid pattern
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Item#6.
common to communities developed in the early loth century. However, the grid is
incomplete in a number of places. For example, NE 3rd Street is interrupted in three
places. Similar interruptions can be found on Gruber Avenue, Bradley Avenue and
Washington Avenue. Improvement conditions reflecting current City and ACHD
standards are in place in parts of the Study Area, but significant portions still lack curb,
gutter and sidewalks. Pavement conditions vary from Good to Poor. Sections of East
Washington and East Carlton located east of NE 21/2 Street appear to provide only half of
the street width.
Illumination: Street lighting levels are inconsistent creating a hazard as drivers'eyes must
frequently adjust to differing light levels potentially obscuring pedestrians and roadway
obstructions. Spacing between standard lighting fixtures varies throughout the Study
Area and some arterial sections have smaller-scale decorative lighting in lieu of the
standard fixture.
Sidewalks: Pedestrian facilities are incomplete. Even where curb and gutter sections have
been installed, sidewalks are often nonexistent. The fine-grained street grid pattern
invites movements through the area on foot. Yet, in many situations in the Study Area,
pedestrian traffic is forced to walk in the street due to a lack of facilities to accommodate
that type of traffic.
Storm Drainage: Those areas without modern curb and gutter sections in place also do
not provide a means to collect and dispose of storm drainage or snow melt. This condition
allows for surface ponding undermining the integrity of the street surface and obscuring
hazards in wet conditions.
Water System: A major portion of the Study Area is served by an 8"pipe grid providing
looping for sufficient redundancy in case of a failure of a section of pipe. However, the
City's Water System Master Plan notes several locations where 6" pipes remain in place
and one location, north of Pine Avenue, on NE end Street is served by a 4"pipe. These 6"
and 4" pipes would provide insufficient capacity to support fire flows as the area
redevelops as envisioned in the Comprehensive Plan.
Sewage Collection System: No deficiencies in this area were noted.
Analysis of the Study Area:
A review of the Study Area reflects an area in transition. Much of the traditional housing
stock has been converted to commercial uses and investment in multi-family structures
has occurred in some instances. These investments reflect the vision expressed in the
City's Comprehensive Plan. However, many of the residential structures remain in that
use suggesting an area in transition. Substantial investment in public infrastructure
throughout the entire Study Area will be required to support the achievement of the City's
vision. The Kobe property will require investment as it currently has no infrastructure,
other than the peripheral arterial streets, to support development consistent with the
Comprehensive Plan. Meaningful progress may depend upon some level of public
intervention to support the private investment envisioned in the Plan.
For the convenience of the reader,the statutory criteria are reiterated,at least one of which
must be found to qualify an area for urban renewal activities. Those conditions are:
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Item#6.
1. The Presence of a Substantial Number of Deteriorated or Deteriorating Structures
and Deterioration of Site or Other Improvements 150-2o18(g)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)]
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 L50-2o18(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 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: Northern GatewaX
Criterion #1: The Presence of a Substantial Number of Deteriorated or Deteriorating
Structures; and Deterioration of Site: We found that 33 properties (20.4%) reflect
improvement values less than land values and an additional 23 properties(14.2%) reflect
improvement values less than 150% of land values. When considered together, 56
properties representing 34.6% of the total taxable parcels reflect a deteriorated or
deteriorating condition. Therefore, criterion #1 is met.
Criterion #2: Age or Obsolescence: Most of the structures within the Study Area date
from the first half of the loth Century.Most were constructed as residential buildings and
while many having been converted to office uses, modern requirements for commercial
use suggests the converted homes will eventually transition into more up-to-date
office/commercial designs. A manufactured home community occupies land along NE 3rd
Street that is designated for High Density Residential uses in the Comprehensive Plan.
Over 28 acres in the Study Area,which is located in the central part of the City, northeast
of the City's downtown core,remains vacant despite the City's articulated vision calling for
a significantly more intense development pattern. Therefore, criterion #2 is met.
Criterion #3: Predominance of Defective or Inadequate Street Layout: As noted above,
certain streets in the Study Area are interrupted creating breaks in the traditional street
grid pattern, which impairs traffic circulation and mobility goals. Several sections do not
meet current urban street development standards. Therefore, criterion #3 is met.
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Item#6.
Criterion #4: Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or
Usefulness; Obsolete Platting: One 4-acre parcel located north of Fairview Avenue has no
direct access to a public right-of-way. The Kobe 17.67-acre parcel has not been subdivided
to accommodate the development pattern envisioned in City planning documents. Large
vacant parcels south of Fairview interrupt the historic grid pattern of streets. The small
residential parcel sizes impair development consistent with the Comprehensive Plan as
property assembly would be necessary. Therefore, criterion #4 is met.
Criterion #5: Insanitary or Unsafe Conditions: The lack of a complete system of
sidewalks forcing pedestrians into the street creates an unsafe condition. This condition
forces vehicles,bicycles and pedestrians to share roadways in an inconsistent manner and
impairs multi-modal usages and overall mobility. Inconsistent street lighting patterns
contribute to an unsafe driving situation. Therefore, criterion #5 is met.
Criterion #6: Diversity of Ownership: The ownership of the 105.63 acres in the Study
Area is in the hands of one hundred fifty(150)entities. Such diversity of ownership creates
significant issues with property assemblage necessary to support the goals of the City's
Comprehensive Plan. Therefore, criterion #6 is met.
Criterion#7. Tax or Special Assessment Delinquency: According to Ada County Assessor
records, no delinquencies exist. Therefore, criterion#7 is not met.
Criterion #8:Defective or unusual condition of title: No defective or unusual conditions
of title are reflected in Ada County records. Therefore, criterion #8 is not met.
Criterion #9: Results in Economic Underdevelopment of the Area: Current uses within
the Study Area are inconsistent with the goals set forth in the City's Comprehensive Plan.
Additionally, as set forth above, a significant number of parcels reflect deteriorated or
deteriorated conditions showing significant disinvestment in the Study Area. More than
Twenty-eight(28.75)vacant acres in the central part of the City,one of the fastest growing
communities in the nation, further suggests "Economic Underdevelopment" exists in the
Study Area.Therefore, criterion#9 is met.
Criterion#10:Substantially Impairs 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 Comprehensive Plan,but without the capacity to provide full
public infrastructure,the Study Area will remain an under-utilized area in the midst of the
fastest growing area in the State of Idaho. Criterion#10 is met.
Findings: Northern Gateway Conditions exist within the Study Area to allow the
Board of Commissioners of the Meridian Development Corporation and the Meridian City
Council to determine that the area is eligible for urban renewal activities as prescribed in
State Law.
Summary of Findings
Criteria Met Not
hL Met
1 The Presence of a Substantial Number of Deteriorated X
or Deteriorating Structures; and Deterioration of Site
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Item#6.
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
io 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 also considers the "open land"
conditions.Idaho Code Section 50-2903(8)(c)states: "[a]ny area which is predominately4
open and which because of obsolete platting, diversity of ownership, deterioration of
structures or improvements, or otherwise, results in economic underdevelopment of the
area or substantially impairs or arrests the sound growth of a municipality.The provisions
of section 50-2oo8(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
50-2o18(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 50-2008 primarily addresses the urban renewal plan approval process
and Idaho Code Section 50-20o8(d)(4) sets forth certain conditions and findings for
agency acquisition of open land as follows:
the urban renewal plan will afford maximum opportunity, consistent with
the sound needs of the municipality as a whole, for the rehabilitation or
redevelopment of the urban renewal area by private enterprise: Provided,
that if the urban renewal area consists of an area of open land to be acquired
by the urban renewal agency, such area shall not be so acquired unless (1)
if it is to be developed for residential uses, the local governing body shall
determine that a shortage of housing of sound standards and design which
is decent, safe and sanitary exists in the municipality; that the need for
4 The statutes governing urban renewal set forth in Title 50,Chapters 20 and 29,Idaho Code,do not
provide any guidance as to the definition of"predominantly." It is assumed for purposes of this Study that
predominantly means more than 50%of the Study Area is"open land." Less than 25%of the parcels
within the Study Area could conceivably fall within an open land designation.While the Study Area
includes parcels that likely qualify as"open land,"making the findings pursuant to Idaho Code Section 50-
2903(8)(c)is not required.
161Page
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Item#6.
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 50-29O3(8)(b) and 50-2o18(g). The conditions listed only in Section 50-
2oo8(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-
29O3(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 size of some of
the parcels, the lack of water and sewer facilities in the undeveloped portion of the Study
Area; a nonexistent access and internal street system; an inadequate storm drain system;
and lack of fire protection, are all conditions which delay development of the large
undeveloped properties in the Study Area.
Based on the above analysis, to the extent the Study Area is "predominantly open land,"
which is not a defined term, obsolete platting/faulty lot layout and economic
underdevelopment are conditions found in the Study Area, and therefore, the open land
condition is satisfied.
171Page
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Item#6.
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 exemptions.As of the date of this Eligibility Study,
one parcel, the Kobe property, particularly located in the northwest corner of the Study
Area,maintains assessed values consistent with other agricultural lands and appears,from
a visual inspection, to be an active agricultural operation. As a result, property owner
consent is required prior to final consideration of the proposed district's creation.
CONCLUSION:
Based upon the data and the conditions that exist within the Study Area as noted above,
the Meridian Development Corporation Board and Meridian City Council may determine
that the Northern Gateway Study Area is eligible for the establishment of an urban renewal
district.
lo% Analysis: In addition to the findings reported above, verification that the
assessed value of the proposed Study Area is within the statutory limits is needed. State
Law limits the percentage of values on the combined base assessment rolls that can be
included in urban renewal / revenue allocation districts to lo% of the current assessed
valuation of all taxable property within the City. According to Ada County Assessor
records, the 20206 total certified value for the City of Meridian is $13,230,528,301 (does
not include operating property). This number does not reflect exemptions. Therefore,
taking a more conservative approach, the net taxable value for this calculation is used.
That number is $10,375,837,804. As shown in the analysis in Table 1 the current taxable
value of the entire Study Area is estimated to be $68,832,947• This value then must be
added to the Base Assessed Values of the Downtown District,the Ten Mile District and the
Union District to test for the io%limitation. Given that at this time the City and MDC are
considering the potential creation of an additional urban renewal district (the Linder
URD) and an amendment to the Union URD to add additional area pursuant to Idaho
Code Section 50-2033,we added their assessed values to this analysis to provide decision
makers with the scale of the various districts compared to the statutory limitation. The
analysis for these purposes in presented in Table 1,below. The combined base assessment
roll values remain well below the statutory limit.
Table i
Statutory io%Limitation Analysis
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.
6 At the time this Study was prepared the 2021 values were not available. It is generally understood the
2021 values will increase;therefore,using the 2020 assessed values may be more conservative than the
current conditions.
181Page
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Item#6.
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 Northern Gateway URD $68,832,974 o.66%
*Proposed Linder URD $11,978,500 0.12%
*Proposed Union District Addition (est.) $3,414,100 0.03%
Total UR Base Assessed Value Percentage $272,243,109 2.62%
*The MDC Board has considered and accepted the proposed Linder District
Eligibility Study. The MDC Board is anticipated to consider the eligibility of the
proposed Union District Addition in June.
The effect of creating this district on the capacity of the City and MDC to consider future
districts should they choose to do so is also explored. The table below shows there is
capacity to consider additional districts.
Table 2
Remaining Urban Renewal Capacity
Maximum lo% Limitation $1,037,583,78o 10%
Downtown URD $146,334,779 1.41%
Ten Mile URD $39,539,125 0.38%
Union URD $2,144,36o 0.02%
Proposed Northern Gateway URD $68,832,947 o.66%
Proposed Linder URD $11,996,035 0.12%
Proposed Union District Addition(est.) $3,414,100 0..03%
Available AV within limitation $765,340,671 7.38%
191Page
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Item#6.
ATTACHMENT i
(Parcel Information)
4852-0604-1321,v. 6
201Page
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Item#6.
Parcel Number Site Address
Lot size Lot Size Sq Zoning Total Land Assessed Total Improvement Total Taxable Homeowners Net Taxable
Acres Feet Value Assessed Value Exemption Value
R6129020781 35 East Fairview Avenue 1.78 77406 Com Bus $ 967,600 $ 1,714,000 $ 2,681,600 $ $ 2,681,600
R6129020742 1615 N Main St 0.36 15812 Com Misc $ 189,700 $ 126,300 $ 316,000 $ $ 316,000
R6129020725 1603 N Main 0.68 29708 Com Bus $ 356,500 $ 44,400 $ 400,900 $ $ 400,900
R6129020670 1635 N Main 0.59 25700 Com Misc $ 308,400 $ 581,100 $ 889,500 $ $ 889,500
R6129020650 1519 N Main Street 0.72 31363 1 Com Misc $ 282,300 $ 111,400 $ 393,700 $ $ 393,700
R6129020611 1508 N Meridian RD 0.53 23087 Com Bus $ 127,300 $ 156,100 $ 283,400 $ $ 283,400
R6129020520 1434 N Meridian Rd 0.26 11238 Com Misc $ 112,400 $ 172,800 $ 285,200 $ $ 285,200
R6129020540 1428 N Meridian Rd 0.2 8712 Com Bus $ 91,400 $ 121,200 $ 212,600 $ $ 212,600
R6129020490 1422 N Meridian Rd 0.2 8712 Com Bus $ 91,400 $ 173,200 $ 264,600 $ $ 264,600
R6129020500 1423 N Main St 0.31 13504 Com Misc $ 121,500 $ 187,300 $ 308,800 $ $ 308,800
R6129020510 1414 N Meridian Rd 0.14 6184 Com Bus $ 79,500 $ 135,200 $ 214,700 $ $ 214,700
R6129020532 1402 N Meridian Rd 0.28 12284 Com Bus $ 96,400 $ 132,700 $ 229,100 $ $ 229,100
R6129020560 1332 N Meridian Rd 0.64 28096 Com Bus $ 210,700 $ - $ 210,700 $ $ 210,700
R6129020360 1324 N Meridian Rd 0.4 17424 Com Bus $ 115,100 $ 244,600 $ 359,700 $ 100,000 $ 259,700
R6129020330 1308 N Meridian Rd 0.22 9583 Com Misc $ 105,400 $ 5,100 $ 110,500 $ - $ 110,500
R6129020311 N Meridian Rd 0.07 2919 Com Misc $ 32,100 $ - $ 32,100 $ - $ 32,100
R6129020300 1304 N Meridian Rd 0.2 8712 Com Bus $ 91,400 $ 140,500 $ 231,900 $ 100,000 $ 131,900
R6129020295 1234 N Meridian Rd 0.68 29839 Com Bus $ 145,500 $ 118,700 $ 264,200 $ - $ 264,200
R8193140010 1220 N Meridian RD 0.39 16945 Com Misc $ 152,500 $ 332,400 $ 484,900 $ - $ 484,900
R6129020167 16 E.Washington Ave 0.23 9975 R-15 $ 86,300 $ 165,000 $ 251,300 $ 100,000 $ 151,300
R6129020180 26 E Washington Ave 0.24 10454 R-15 $ 91,400 $ 108,600 $ 200,000 $ 100,000 $ 100,000
R6129020195 38 E Washington Ave 0.16 6970 R-15 $ 82,900 $ 147,700 $ 230,600 $ 82,276 $ 148,324
R6129020205 46 E Washington 0.16 6970 R-15 $ 82,900 $ 8,900 $ 91,800 $ - $ 91,800
R6129020215 1203 N Main Street 0.4 17424 Com Misc $ 191,700 $ 82,600 $ 274,300 $ $ 274,300
R8193140020 1225 N Main Street 0.44 19123 Old Town $ 115,100 $ 215,000 $ 330,100 $ $ 330,100
R6129020260 1233 N Main Street 0.22 9583 Com Misc $ 95,800 $ 210,100 $ 305,900 $ $ 305,900
R6129020320 1303 N Main Street 0.29 12632 Com Misc $ 126,300 $ 64,200 $ 190,500 $ $ 190,500
R6129020315 1311 N Main Street 0.54 23653 Com Misc $ 236,500 $ 164,200 $ 400,700 $ $ 400,700
R6129020341 1323 N Main Street 0.64 27878 Com Misc $ 278,600 $ 231,400 $ 510,000 $ 100,000 $ 410,000
R6129020370 1335 N Main Street 0.14 6098 Com Misc $ 61,000 $ 167,600 $ 228,600 $ - $ 228,600
R6129020385 1403 Nmain Street 0.52 22521 Com Misc $ 225,200 $ 100,000 $ 325,200 $ $ 325,200
R6129020431 1409 N Main Street 0.23 10019 Com Misc $ 100,200 $ 101,500 $ 201,700 $ $ 201,700
R6129020450 N Main Street 0.27 11761 Com Misc $ 105,800 $ 9,000 $ 114,800 $ $ 114,800
R6129020420 N Main Street 0.3 13068 Com Misc $ 130,700 $ - $ 130,700 $ $ 130,700
R6129020400 1423 N Main St 0.32 13939 Com Misc $ 139,400 $ 227,400 $ 366,800 $ $ 366,800
R6129020570 1515 N Main St 0.52 22651 Com Misc $ 226,500 $ 143,400 $ 369,900 $ $ 369,900
S1107223270 1682 N Main St 0.92 40075 Com Misc $ 521,000 $ 493,200 $ 1,014,200 $ $ 1,014,200
S1107223280 1626 N Main St 0.89 38768 Com Misc $ 310,100 $ 981,000 $ 1,291,100 $ $ 1,291,100
S1107223268 207 E Fairview Ave 1.1 48134 Com Misc $ 575,600 $ 477,600 $ 1,053,200 $ $ 1,053,200
S1107223200 1600 N Main St 2.72 118483 Com Bus $ 947,900 $ 2,836,200 $ 3,784,100 $ $ 3,784,100
S1107223350 1518 N Main St 0.62 27007 Com Misc $ 270,100 $ 640,200 $ 910,300 $ $ 910,300
S1107223370 1510 N Main St 0.28 12197 Com Misc $ 122,000 $ 216,800 $ 338,800 $ $ 338,800
S1107223380 1504 N Main St 0.25 10890 Com Misc $ 108,900 $ 79,700 $ 188,600 $ $ 188,600
S1107223400 1420 N Main St 0.35 15246 Com Misc $ 152,500 $ 103,300 $ 255,800 $ $ 255,800
S1107223420 1412 N Main St 0.35 15246 Com Misc $ 152,500 $ 189,600 $ 342,100 $ $ 342,100
S1107223435 1406 N Main St 0.72 31363 Com Bus $ 282,300 $ 1,135,600 $ 1,417,900 $ $ 1,417,900
S1107223480 1404 N Main St 0.35 15246 Com Bus $ 152,500 $ 839,100 $ 991,600 $ $ 991,600
S1107223500 1332 N Main St 0.35 15246 Com Bus $ 152,500 $ 147,400 $ 299,900 $ $ 299,900
S1107223510 1326 N Main St 0.35 15246 Com Bus $ 152,500 $ 145,700 $ 298,200 $ $ 298,200
S1107223520 1320 N Main St 0.35 15246 Com Bus $ 97,100 $ 81,800 $ 178,900 $ $ 178,900
S1107223530 1310 N Main St 0.35 15246 Com Bus $ 152,500 $ 136,400 $ 288,900 $ $ 288,900
S1107223599 1302 N Main St 0.51 22216 R-15 $ 222,200 $ 320,800 $ 543,000 $ $ 543,000
S1107223160 1435 NE 2nd 1/2 Street 0.32 13939 Old Town $ 97,600 $ - $ 97,600 $ $ 97,600
S1107223150 1431 NE 2nd 1/2 Street 0.32 13939 Old Town $ 97,100 $ $ 97,100 $ $ 97,100
S1107223125 1421 NE 2nd 1/2 Street 0.18 7841 Old Town $ 81,500 $ $ 81,500 $ $ 81,500
S1107223100 1421 NE 2nd 1/2 Street 0.48 21127 Old Town $ 147,900 $ $ 147,900 $ $ 147,900
S1107223090 1411 NE 2nd 1/2 Street 0.06 2744 Old Town $ 19,200 $ $ 19,200 $ $ 19,200
S1107223085 1411 NE 2nd 1/2 Street 0.16 7187 Old Town $ 50,300 $ $ 50,300 $ $ 50,300
S1107223082 1403 NE 2nd 1/2 Street 0.15 6534 Old Town $ 45,700 $ $ 45,700 $ $ 45,700
S1107223080 1403 NE 2nd 1/2 Street 0.24 10280 Old Town $ 72,000 $ $ 72,000 $ $ 72,000
S1107223070 1349 NE 2nd 1/2 Street 0.49 21344 Old Town $ 149,400 $ $ 149,400 $ $ 149,400
S1107223065 NE 2nd 1/2 Street 0.35 15290 Old Town $ 107,000 $ $ 107,000 $ $ 107,000
S1107223055 1331 NE 2nd 1/2 Street 0.25 10890 R-15 $ 92,600 $ $ 92,600 $ $ 92,600
S1107223040 1323 NE 2nd 1/2 Street 0.33 14375 R-15 $ 122,200 $ $ 122,200 $ $ 122,200
S1107223030 1313 NE 2nd 1/2 Street 0.33 14375 R-15 $ 97,100 $ 94,400 $ 191,500 $ $ 191,500
S1107223020 1305 NE 2nd 1/2 Street 0.33 14375 R-15 $ 97,100 $ 74,700 $ 171,800 $ $ 171,800
S1107223010 1237 NE 2nd 1/2 Street 0.33 14375 R-15 $ 97,100 $ - $ 97,100 $ $ 97,100
R7745460030 1225 NE 2nd 1/2 Street 1.35 58719 L-0 $ - $ $ - $ $ -
R7745460040 1175 NE 2nd 1/2 Street 0.22 9409 L-0 $ $ $ $ $
R7745460020 1153 NE 2nd 1/2 Street 0.53 23087 R-15 $ $ $ $ $
R7745460010 200 E Carlton Ave 1.32 57281 L-0 $ $ $ $ $
R6129010210 211 E Carlton Ave 0.32 13939 Old Town $ $ $ $ $
R1578000275 211 E Carlton Ave 0.14 6098 Old Town $ $ $ $ $
R1578000280 1029 NE Third St. 0.28 12197 Old Town $ 96,400 $ 259,900 $ 356,300 $ 100,000 $ 256,300
R1578000262 1013 NE Third Ave 0.15 Old Town $ 79,500 $ 183,900 $ 263,400 $ - $ 2
R1578000264 234 E State Street 0.12 Old Town $ 71,100 $ 171,900 $ 243,000 $ - $ 2 Page 405
Item#6.
Parcel Number Site Address
Lot size Lot Size Sq Zoning Total Land Assessed Total Improvement Total Taxable Homeowners Net Taxable
Acres Feet Value Assessed Value Exemption Value
R1578000270 226 E State Ave 0.14 6098 Old Town $ 79,500 $ 153,300 $ 232,800 $ 100,000 $ 132,800
R6129010205 216 E State Ave 0.08 3485 Old Town $ 71,100 $ 77,100 $ 148,200 $ - $ 148,200
R6129010195 206 E State Ave 0.16 6970 Old Town $ 82,900 $ 112,200 $ 195,100 $ $ 195,100
R6129010190 1014 NE 2nd St 0.08 3485 Old Town $ 55,000 $ 109,700 $ 164,700 $ $ 164,700
R6129010170 211 E State Ave 0.32 1 13939 Old Town $ 102,800 $ 50,100 $ 152,900 $ $ 152,900
R1578000242 221 E State Ave 0.19 8276 Old Town $ 86,300 $ 169,500 $ 255,800 $ 100,000 $ 155,800
R1578000246 E State St 0.16 6970 Old Town $ 82,900 $ 5,000 $ 87,900 $ - $ 87,900
71578000251 237 E State Ave 0.18 7841 Old Town $ - $ - $ - $ - $ -
R1578000220 238 E Pine Ave 0.14 6098 Old Town $ 75,300 $ 134,500 $ 209,800 $ 100,000 $ 109,800
71578000225 232 E Pine Ave 0.1 4356 Old Town $ 71,100 $ 94,400 $ 165,500 $ - $ 165,500
R1578000230 226 E Pine Ave 0.1 4356 Old Town $ 71,100 $ 127,500 $ 198,600 $ 100,000 $ 98,600
R1578000235 220 E Pine Ave 0.11 4792 Old Town $ 75,300 $ 104,300 $ 179,600 $ - $ 179,600
R6129000160 214 E Pine Ave 0.22 9365 Old Town $ 91,400 $ 133,600 $ 225,000 $ $ 225,000
R6129000150 914 NE 2nd St 0.16 6970 Old Town $ 79,500 $ 121,500 $ 201,000 $ $ 201,000
R5672000940 211 E Pine Ave 0.42 18208 Old Town $ 163,900 $ 538,600 $ 702,500 $ $ 702,500
R7596000010 235 E Pine Ave 0.53 23217 Old Town $ - $ - $ - $ $ -
R7596000040 240 E Idaho Ave 0.47 20473 old Town $ $ $ $ $
R5672000915 800 NE 2nd St 0.32 13939 Old Town $ $ $ $ $
S1107244450 1108 NE 2nd 1/2 St 3.55 154725 R-15 $ $ $ $ $ -
S1107244600 1210 NE 2nd 1/2St 0.39 16988 R-15 $ 97,100 $ 50,400 $ 147,500 $ $ 147,500
S1107244572 272 E Washington Ave 0.23 9975 R-15 $ 86,300 $ 91,500 $ 177,800 $ 100,000 $ 77,800
S1107244550 302 E Washington Ave 0.36 15812 R-15 $ 102,800 $ 78,200 $ 181,000 $ - $ 181,000
S1107244500 312 E Washington Ave 0.48 21083 R-15 $ 115,100 $ 81,900 $ 197,000 $ 100,000 $ 97,000
S1107244425 358 E Washington Ave 0.22 9583 R-15 $ 91,400 $ 62,500 $ 153,900 $ 93,450 $ 60,450
S1107244410 372 E Washington Ave 0.44 19166 R-15 $ 115,100 $ 218,900 $ 334,000 $ - $ 334,000
S1107244400 1233 NE 4th St 1.08 47045 R-15 $ 235,200 $ 981,300 $ 1,216,500 $ $ 1,216,500
S1107244650 1226 NE 2nd 1/2 St 0.36 15551 Old Town $ 77,800 $ 277,000 $ 354,800 $ $ 354,800
R8533900020 123 NE 2nd 1/2 St 0.17 7536 R-15 $ 82,900 $ 219,200 $ 302,100 $ $ 302,100
R5518460010 NE 2nd 1/2 St 0.5 21562 R-15 $ - $ - $ - $ $ -
R5518460030 1260 NE 2nd 1/2 St 0 0 R-15 $ $ 119,900 $ 119,900 $ $ 119,900
R5518460050 1266 NE 2nd 1/2 St 0 0 R-15 $ $ 113,700 $ 113,700 $ $ 113,700
R5518460060 1278 NE 2nd 1/2 St 0 0 R-15 $ $ 121,200 $ 121,200 $ $ 121,200
R5518460080 1296 NE 2nd 1/2 St 0 0 R-15 $ $ 115,000 $ 115,000 $ $ 115,000
R5739800100 1304 NE 2nd 1/2 St 0.14 6098 R-15 $ 75,100 $ 109,500 $ 184,600 $ $ 184,600
R5739800010 1312 NE 2nd 1/2 St 0.25 10860 R-15 $ 86,300 $ 191,700 $ 278,000 $ $ 278,000
R5739800050 NE 3rd St 1.72 74923 R-15 $ 206,000 $ - $ 206,000 $ $ 206,000
R6492000005 1335 NE 4th St 0.31 13373 R-8 $ 97,100 $ - $ 97,100 $ $ 97,100
R6492000015 1330 NE 3rd St 0.14 6142 R-8 $ 75,100 $ 154,300 $ 229,400 $ $ 229,400
R6492000045 1331 NE 3rd St 0.14 6142 R-8 $ 75,100 $ 154,300 $ 229,400 $ $ 229,400
R6492000055 1328 NE 2nd 1/2 St 0.35 15246 R-8 $ 97,100 $ 161,900 $ 259,000 $ 100,000 $ 159,000
R6492000065 1334 NE 2nd 1/2 St 0.14 6098 R-8 $ 75,100 $ 154,300 $ 229,400 $ - $ 229,400
R6492000075 206 E Badley Ave 0.18 7841 R-8 $ 81,500 $ 146,400 $ 227,900 $ $ 227,900
R6492000085 1335 NE 3rd St 0.14 6098 R-8 $ 75,100 $ 154,300 $ 229,400 $ $ 229,400
R6492000025 1336 NE 3rd St 0.14 6098 R-8 $ 75,100 $ 154,300 $ 229,400 $ $ 229,400
R6492000036 371 E Badley Ave 0.16 7144 R-8 $ 78,300 $ 137,600 $ 215,900 $ 100,000 $ 115,900
R6492000037 399 E Badley Ave 0.16 7144 R-8 $ 78,300 $ 156,300 $ 234,600 $ 100,000 $ 134,600
R1366010075 1410 NE 2nd 1/2 St 0.26 11326 R-8 $ 91,100 $ 131,400 $ 222,500 $ 100,000 $ 122,500
R1366010080 276 E Badley Ave 0.26 11326 R-8 $ 91,100 $ 194,100 $ 285,200 $ 100,000 $ 185,200
R1366010070 1420 NE 2nd 1/2 St 0.38 16727 R-8 $ 103,100 $ 173,500 $ 276,600 $ 100,000 $ 176,600
R1366010062 1432 NE 2nd 1/2 St 0.15 6534 R-8 $ 75,100 $ 130,300 $ 205,400 $ - $ 205,400
R1366010060 301 E Gruber Ave 0.11 4748 R-8 $ 67,100 $ 105,400 $ 172,500 $ - $ 172,500
R1366010065 303 E Gruber Ave 0.4 17293 R-8 $ 103,100 $ 169,400 $ 272,500 $ 100,000 $ 172,500
S1107212707 403 E Fairview Ave 7.64 332886 R-8 $ 1,952,900 $ 2,191,500 $ 4,144,400 $ - $ 4,144,400
R1366010020 302 E Gruber Ave 2.29 99752 R-40 $ 498,800 $ 3,829,900 $ 4,328,700 $ - $ 4,328,700
R1366010013 1620 NE 2nd 1/2 St 0.25 11021 R-8 $ 76,100 $ 108,900 $ 185,000 $ 100,000 $ 85,000
R1366010015 225 E Fairview Ave 0.3 12937 R-8 $ 129,400 $ 232,100 $ 361,500 $ - $ 361,500
R1366010005 227 E Fairview Ave 0.21 9191 CG $ 110,300 $ 130,900 $ 241,200 $ $ 241,200
S1107212556 519 E Fairview Ave 1.44 62639 C-G $ 626,400 $ 1,001,200 $ 1,627,600 $ $ 1,627,600
S1106346911 412 E Fairview Ave 0.46 20038 C-G $ 152,500 $ 149,400 $ 301,900 $ $ 301,900
S1106346900 400 E Fairview Ave 0.63 27443 C-G $ 237,300 $ 126,100 $ 363,400 $ $ 363,400
S1106346834 360 E Fairview Ave 0.47 20473 C-G $ 143,800 $ 439,400 $ 583,200 $ $ 583,200
S1106346832 300 E Fairview Ave 1.24 54014 C-G $ 480,900 $ 836,700 $ 1,317,600 $ $ 1,317,600
S1106346750 220 E Fairview Ave 0.75 32670 C-G $ 257,900 $ 176,500 $ 434,400 $ $ 434,400
S1106346540 216 E Fairview Ave 0.8 34848 C-G $ 290,100 $ 618,200 $ 908,300 $ $ 908,300
S1106336530 210 E Fairview Ave 1.75 76230 C-G $ 686,100 $ 1,541,100 $ 2,227,200 $ $ 2,227,200
S1106336410 200 E Fairview Ave 0.38 16553 C-G $ 165,500 $ 213,300 $ 378,800 $ $ 378,800
S1106336401 132 E Fairview Ave 1.46 63554 C-G $ 572,000 $ 484,700 $ 1,056,700 $ $ 1,056,700
R8956180200 34 E Fairview Ave 4.52 196717 C-G $ 1,672,100 $ 5,560,000 $ 7,232,100 $ $ 7,232,100
R8956180100 14 E Fairview Ave 0.48 20952 C-G $ 314,300 $ - $ 314,300 $ $ 314,300
S1106336370 20 E Fairview Ave 3.85 167837 C-G $ 1,426,600 $ 2,518,900 $ 3,945,500 $ $ 3,945,500
S1106336197 1830 N Meridian Rd 1 43560 C-G $ 290,800 $ 891,000 $ 1,181,800 $ $ 1,181,800
S1106336086 55 E Carmel Dr 1.11 48352 C-G $ - $ - $ - $ $ -
S1106336200 255 E Carmel Dr 4 174240 C-G $ 609,800 $ $ 609,800 $ $ 609,800
S1201449707 104 W Cherry Ln 17.64 768573 Ada RUT $ 27,500 $ $ 27,500 $ $ 27,500
103.34 $ 26,665,100 $ 44,343,600 $ 71,008,700 $ 2,175,726 $ 68,8
Page 406
Item#6.
Exhibit 4
Summary of Ordinance No. 21-1954
Option A
4849-8255-7437, v. 1
Page 407
NOTICE AND PUBLISHED SUMMARY
OF ORDINANCE PURSUANT TO I.C. §50-901(A)
CITY OF MERIDIAN ORDINANCE NO. 21-1954
Option A
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MERIDIAN, IDAHO,
APPROVING THE (OPTION A) URBAN RENEWAL PLAN FOR THE NORTHERN
GATEWAY DISTRICT URBAN RENEWAL PROJECT, WHICH PLAN INCLUDES
REVENUE ALLOCATION FINANCING PROVISIONS; AUTHORIZING THE CITY
CLERK TO TRANSMIT A COPY OF THIS ORDINANCE AND OTHER REQUIRED
INFORMATION TO COUNTY AND STATE OFFICIALS AND THE AFFECTED
TAXING ENTITIES; PROVIDING SEVERABILITY; APPROVING THE SUMMARY
OF THE ORDINANCE; AND PROVIDING AN EFFECTIVE DATE.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE
CITY OF MERIDIAN, IDAHO:
SECTION 1: It is hereby found and determined that:
(a) The Northern Gateway District Project Area as defined in the Northern Gateway District
Plan is a deteriorated area or a deteriorating area as defined in the Law and the Act and qualifies
as an eligible urban renewal area under the Law and Act.
(b) The rehabilitation, conservation, development and redevelopment of the urban renewal
area pursuant to the Northern Gateway District Plan are necessary in the interests of public
health, safety, and welfare of the residents of the City.
(c) There continues to be a need for the Agency to function in the City.
(d) The Northern Gateway District Plan conforms to the City of Meridian Comprehensive
Plan as a whole.
(e) The Northern Gateway District Plan gives due consideration to the provision of adequate
park and recreation areas and facilities that may be desirable for neighborhood improvement
(recognizing the mixed-use components of the Plan and the need for overall public
improvements), and shows consideration for the health, safety, and welfare of any children,
residents, or businesses in the general vicinity of the urban renewal area covered by the Northern
Gateway District Plan.
(f) The Northern Gateway District Plan affords maximum opportunity consistent with the
sound needs of the City as a whole for the rehabilitation, development and redevelopment of the
urban renewal area by private enterprises.
ORDINANCE SUMMARY- I
Item#6.
(g) Pursuant to Idaho Code §§ 50-2007(h) and 50-2008(d)(1), the Northern Gateway District
Plan provides a feasible method for relocation obligations of any displaced families residing
within the Northern Gateway District Project Area.
(h) The collective base assessment rolls for the revenue allocation areas under the Existing
Project Areas, the Proposed Project Areas and the Northern Gateway District Project Area, do
not exceed ten percent (10%) of the assessed values of all the taxable property in the City.
(i) The Plan includes the requirements set forth in Idaho Code § 50-2905 with specificity.
0) The Northern Gateway District Plan is sufficiently complete to indicate such land
acquisition, demolition and removal of structures, redevelopment, improvements, and
rehabilitation as may be proposed to be carried out in the urban renewal area, zoning and
planning changes (if any), land uses, maximum densities, building requirements, and any method
or methods of financing such plan, which methods may include revenue allocation financing
provisions.
(k) The urban renewal area, which includes the deteriorating area, as defined in Idaho Code
section 50-2018(9) and Idaho Code section 50-2903(8)(f), does not include any agricultural
operations for which the Agency has not received written consent.
(1) The portion of the Northern Gateway District Project Area which is identified for non-
residential uses is necessary and appropriate to facilitate the proper growth and development
standards in accordance with the objectives of the Comprehensive Plan to overcome economic
disuse, the need for improved traffic patterns, and the need for the correlation of this area with
other areas of the City.
(m) The portion of the Northern Gateway District Project Area which is identified for
residential uses is necessary and appropriate as there is a shortage of housing of sound standards
and design which is decent, safe and sanitary in the City; that the need for housing
accommodations has been or will be increased as a result of the clearance of slums in other
areas; that the conditions of blight in the area and the shortage of decent, safe and sanitary
housing cause or contribute to an increase in and spread of disease and crime and constitute a
menace to the public health, safety, morals, or welfare; and that the acquisition of the area for
residential uses is an integral part of and essential to the program of the City.
(n) The McFadden Property was timely annexed into the City and may be included within
the boundaries of the Northern Gateway District Project Area.
SECTION 2: The City Council finds that the Northern Gateway District Project Area does
include a portion of open land, that the Agency may acquire any open land within the Northern
Gateway District Project Area, and that the Northern Gateway District Project Area is planned to
be redeveloped in a manner that will include both residential and nonresidential uses. Provided,
however, the City Council finds that for the portions of the Northern Gateway District Project
Area deemed to be "open land," the criteria set forth in the Law and Act have been met.
ORDINANCE SUMMARY- 2
Page 409
Item#6.
SECTION 3: The City Council finds that one of the Northern Gateway District Plan objectives
to increase the residential opportunity does meet the sound needs of the City and will provide
housing opportunities in an area that does not now contain such opportunities, and the portion of
the Northern Gateway District Project Area which is identified for nonresidential uses are
necessary and appropriate to facilitate the proper growth and development standards in
accordance with the objectives of City's Comprehensive Plan, to overcome economic disuse, the
need for improved traffic patterns, and the need for the correlation of this area with other areas of
the City.
SECTION 4: The Northern Gateway District Plan, a copy of which is attached hereto and
marked as Exhibit 3 and made a part hereof by attachment,be, and the same hereby is, approved.
As directed by the City Council, the City Clerk and/or the Agency may make certain technical
corrections or revisions in keeping with the information and testimony presented at the
November 23, 2021, hearing and incorporate changes or modifications, if any.
SECTION 5: The boundaries of the Northern Gateway District Project Area overlap the
boundaries of the ACHD, which has the responsibility for the maintenance of roads and
highways within the City. The Agency has negotiated an agreement with the ACHD pursuant to
Idaho Code Section 50-2908(2)(a)(iv).
SECTION 6: The City Council declares that nothing within the Northern Gateway District Plan
is intended or shall be interpreted to usurp the jurisdiction and authority of ACHD as defined in
chapter 14, Title 40, Idaho Code. Further,pursuant to Section 40-1415, Idaho Code, ACHD has
authority over the planning, location, design, construction, reconstruction, and maintenance of
the City rights of way and accompanying curbs, gutters, culverts, sidewalks, paved medians,
bulkheads, and retaining walls. In the planning process, ACHD shall take into consideration the
principles contained in the Plan.
SECTION 7: No direct or collateral action challenging the Northern Gateway District Plan shall
be brought prior to the effective date of this Ordinance or after the elapse of thirty(30) days from
and after the effective date of this Ordinance adopting the Northern Gateway District Plan.
SECTION 8: Upon the effective date of this Ordinance, the City Clerk is authorized and
directed to transmit to the County Auditor and Ada County Assessor, and to the appropriate
officials of Ada County Board of County Commissioners, City of Meridian, Ada County
Highway District, West Ada School District, Ada County Ambulance/EMS, Meridian Cemetery
Maintenance District, College of Western Idaho, Meridian Free Library District, Mosquito
Abatement District, the Western Ada Recreation District, and the State Tax Commission a copy
of this Ordinance, a copy of the legal description of the boundaries of the Revenue Allocation
Area, and a map indicating the boundaries of the Northern Gateway District Project Area.
SECTION 9: The City Council hereby finds and declares that the Revenue Allocation Area as
defined in the Northern Gateway District Plan, the equalized assessed valuation of which the
City Council hereby determines is in and is part of the Northern Gateway District Plan is likely
to increase as a result of the initiation and completion of urban renewal projects pursuant to the
Northern Gateway District Plan.
ORDINANCE SUMMARY- 3
Page 410
Item#6.
SECTION 10: The City Council hereby approves and adopts the following statement policy
relating to the appointment of City Council members as members of the Agency's Board of
Commissioners: If any City Council members are appointed to the Board, they are not acting in
an ex officio capacity but, rather, as private citizens who, although they are also members of the
City Council, are exercising their independent judgment as private citizens when they sit on the
Board. Except for the powers to appoint and terminate Board members and to adopt the Northern
Gateway District Plan, the City Council recognizes that it has no power to control the powers or
operations of the Agency.
SECTION 11: So long as any Agency bonds, notes or other obligations are outstanding, the City
Council will not exercise its power under Idaho Code section 50-2006 to designate itself as the
Agency Board.
SECTION 12: This Ordinance shall be in full force and effect immediately upon its passage,
approval, and publication and shall be retroactive to January 1, 2021, to the extent permitted by
the Act.
SECTION 13: The provisions of this Ordinance are severable, and if any provision of this
Ordinance or the application of such provision to any person or circumstance is declared invalid
for any reason, such determination shall not affect the validity of remaining portions of this
Ordinance.
SECTION 14: The Summary of this Ordinance, a copy of which is attached hereto as Exhibit 4,
is hereby approved.
SECTION 15: All ordinances, resolutions, orders, or parts thereof in conflict herewith are
hereby repealed, rescinded, and annulled.
SECTION 16: Savings Clause. This Ordinance does not affect an action or proceeding
commenced or right accrued before this Ordinance takes effect.
PASSED by the City Council of the City of Meridian, Idaho, this 7th day of December 2021.
APPROVED by the Mayor of the City of Meridian, Idaho, this 7th day of December 2021.
EXHIBITS TO THE ORDINANCE
Exhibit 1 A Resolution of the Planning and Zoning Commission for the City of Meridian,
Idaho, Validating Conformity of the (Option A) Urban Renewal Plan for the
Northern Gateway District Urban Renewal Project with the City of Meridian's
Comprehensive Plan
Exhibit 2 Notice Published in the Idaho Press
ORDINANCE SUMMARY-4
Page 411
Item#6.
Exhibit 3 (Option A) Urban Renewal Plan for the Northern Gateway District Urban
Renewal Project
Exhibit 4 Ordinance Summary
SUMMARY OF NORTHERN GATEWAY DISTRICT PLAN
The Urban Renewal Plan for the Northern Gateway District Urban Renewal Project
("Northern Gateway District Plan")was prepared by the Urban Renewal Agency of the City of
Meridian aka the Meridian Development Corporation("MDC" or the "Agency")pursuant to the
Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended(the "Law"),
the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended(the
"Act"), and all applicable laws and ordinances and was approved by the Agency. The Northern
Gateway District Plan provides for the Agency to undertake urban renewal projects pursuant to
the Law and the Act. The Northern Gateway District Plan contains a revenue allocation
financing provision pursuant to the Act that will cause property taxes resulting from any
increases in equalized assessed valuation in excess of the equalized assessed valuation as shown
on the original base assessment roll as of January 1, 2021, to be allocated to the Agency for the
urban renewal purposes. The duration of the Northern Gateway District Plan is for twenty(20)
years and includes a termination process for the Northern Gateway District Plan.
The general scope and objectives of the Plan include are:
a. The engineering, design, installation, construction, and/or reconstruction of streets and
streetscapes, including but not limited to improvements and upgrades to portions of Northeast 2nd
Street,Northeast 2 1/2 Street,Northeast 3rd Street, Carlton Avenue, Washington Avenue, Main
Street,Northeast 4ch Street, Badley Avenue, Gruber Avenue, State Avenue, Pine Avenue,
Meridian Road frontage north of Fairview, and Fairview Avenue frontage and related pedestrian
facilities, curb and gutter, intersection and rail crossing improvements, and traffic signals;
b. The engineering, design, installation, construction, and/or reconstruction of storm water
management infrastructure to support compliance with federal, state, and local regulations for
storm water discharge and to support private development;
C. The provision for participation by property owners and developers within the Project
Area to achieve the objectives of this Plan;
d. The engineering, design, installation, construction and/or reconstruction of sidewalks and
related pedestrian facilities, curb and gutter and streetscapes, including but not limited to
improvements to portions of Northeast 2nd Street,Northeast 2 1/2 Street,Northeast 3rd Street,
Carlton Avenue, Washington Avenue, Main Street,Northeast 41h Street, Badley Avenue, Gruber
Avenue, State Avenue, Pine Avenue, Meridian Road frontage north of Fairview, and Fairview
Avenue frontage;
ORDINANCE SUMMARY- 5
Page 412
Item#6.
e. The engineering, design, installation, construction, and/or reconstruction of utilities
including but not limited to improvements and upgrades to the water distribution system,
including extension of the water distribution system, water capacity improvements, water storage
upgrades, sewer system improvements and upgrades, including extension of the sewer collection
system, lift station, and improvements, and upgrades to power, gas, fiber optics,
communications, and other such facilities;
f. Removal, burying, or relocation of overhead utilities; removal or relocation of
underground utilities; extension of electrical distribution lines and transformers; improvement of
irrigation and drainage ditches and laterals; undergrounding or piping of laterals; addition of
fiber optic lines or other communication systems; public parking facilities, and other public
improvements, including but not limited to fire protection systems, floodway and flood zone
mitigation; and other public improvements that may be deemed appropriate by the Board;
g. The engineering, design, installation, and/or construction of a public parking structure or
structures and/or public surface parking lots and related public improvements;
h. The acquisition of real property for public right-of-way and streetscape improvements,
utility undergrounding, extension, upgrades,public parks and trails,pedestrian facilities,
pathways and trails, recreational access points and to encourage and enhance housing
affordability and housing diversity, enhance transit options and connectivity, decrease
underutilized parcels, create development opportunities consistent with the Plan, including but
not limited to future disposition to qualified developers for qualified developments;
i. The disposition of real property through a competitive process in accordance with this
Plan, Idaho law, including Idaho Code Section 50-2011, and any disposition policies adopted by
the Agency;
j The demolition or removal of certain buildings and/or improvements for public rights-of-
way and streetscape improvements, pedestrian facilities,utility undergrounding extension and
upgrades,public facilities, and to encourage and enhance housing affordability and housing
diversity, enhance mobility options and connectivity, decrease underutilized parcels and surface
parking lots, eliminate unhealthful, unsanitary, or unsafe conditions, eliminate obsolete or other
uses detrimental to the public welfare or otherwise to remove or to prevent the spread of
deteriorating or deteriorated conditions;
k. The management of any property acquired by and under the ownership and control of the
Agency;
1. The development or redevelopment of land by private enterprise or public agencies for
uses in accordance with this Plan;
M. The construction and financial support of infrastructure necessary for the provision of
improved transit and alternative transportation;
ORDINANCE SUMMARY - 6
Page 413
Item#6.
n. The engineering, design, installation, construction, and/or reconstruction of below ground
infrastructure to support the construction of certain municipal buildings pursuant to Idaho Code
Section 50-2905A;
o. The provision of financial and other assistance to encourage and attract business
enterprise, including but not limited to start-ups and microbusinesses, mid-sized companies, and
large-scale corporations;
P. The provision of financial and other assistance to encourage greater density and a diverse
mix of rental rates and housing options;
q. The rehabilitation of structures and improvements by present owners, their successors,
and the Agency;
r. The preparation and assembly of adequate sites for the development and construction of
facilities for mixed-use residential (including affordable and/or workforce housing when and if
determined to be a public benefit), commercial, office, retail areas, medical facilities, and
educational facilities;
S. The environmental assessment and remediation of brownfield sites, or sites where
environmental conditions detrimental to redevelopment exist;
t. In collaboration with property owners and other stakeholders, working with the City to
amend zoning regulations (if necessary) and standards and guidelines for the design of
streetscape,plazas multi-use pathways, parks, and open space and other like public spaces
applicable to the Project Area as needed to support implementation of this Plan;
U. In conjunction with the City, the establishment and implementation of performance
criteria to assure high site design standards and environmental quality and other design elements
which provide unity and integrity to the entire Project Area, including commitment of funds for
planning studies, achieving high standards of development, and leveraging such development to
achieve public objectives and efficient use of scarce resources;
V. To the extent allowed by law, lend or invest federal funds to facilitate development
and/or redevelopment;
W. The provision for relocation assistance to displaced Project Area occupants, as required
by law, or within the discretion of the Agency Board for displaced businesses;
X. Agency and/or owner-developer construction, participation in the construction and/or
management of public parking facilities and/or surface lots that support a desired level and form
of development to enhance the vitality of the Project Area;
Y. Other related improvements to those set forth above as further set forth in Attachment 5
to the Plan.
ORDINANCE SUMMARY- 7
Page 414
Item#6.
The Northern Gateway District Project Area and Revenue Allocation Area herein referred to is
described as follows:
An area consisting of approximately 126 acres, inclusive of rights-of-way, and is
generally east of Meridian Road and south of Fairview Avenue. A portion of the
Project Area fronts the north side of Fairview Avenue east of Meridian Road.
The Project Area also includes a 17.64-acre parcel located at the northwest corner
of Meridian Road and Cherry Lane, and as more particularly described in the Plan
and depicted in the Map below:
ORDINANCE SUMMARY - 8
Page 415
Item#6.
SKETCH TO ACCOMPANY URBAN RENEWAL DISTRICT DESCRIPTION
FOR MERIDIAN DEVELOPMENT CORPORATION LOCATED IN THE
SE 714 OF THE SE 114 OF SECTION 1, AND IN THE NE 114
OF THE NE 1/4 OF SECTION 72, TOWNSHIP 3 NORTH, RANGE
1 WEST, ALSO BEING IN THE S 112 OF THE SW 114 OF
SECTION 6, AND IN THE NW 114 OF SECTION 7, AND IN THE
N 1/2 OF THE SW 714 OF SFCTION 7, TOWNSHIP 3 NORTH,
RANGE 1 EAST, BOISF MERIDIAN, ADA COUNTY, IDAHO
1 4,
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CIVIL SURVEY CONSULTANTS, INC.
2893 SOUTH MERIDIAN ROAD SCALE 1"=1000'
MERIDIAN, IDAHO 83642
(208)888-4312
ORDINANCE SUMMARY - 9
Page 416
Item#6.
Section 100 includes an introduction, the history and current conditions of the Project
Area, as well as the purpose of activities.
Section 200 references the boundaries of the Project Area.
Sections 300 through 315 discuss the proposed redevelopment actions,participation
opportunities and agreements, cooperation with public bodies, property acquisition standards and
requirements, relocation, demolition, and property disposition.
Section 401 discusses the type of land uses authorized in the Project Area.
Section 410 describes design guidelines for development.
The Northern Gateway District Plan also contains a significant section on financing.
Among other sources, the Northern Gateway District Plan will utilize revenue allocation
financing, authorized by the Act. This statute was approved in 1988 by the Idaho Legislature.
Section 502 and Attachment 5 discuss revenue allocation financing and show how such
financing has worked and would work in the Project Area in the future if certain new private
developments occur as estimated.
Increases in assessed valuation of real and personal property in the Project Area that
occur after January 1, 2021, will generate revenue for the Agency to pay project costs as set forth
in the Northern Gateway District Plan. The assessed valuation of real and personal property on
the base assessment roll is still available for use by the overlapping taxing districts, the Ada
County Board of County Commissioners, City of Meridian, Ada County Highway District, West
Ada School District, Ada County Ambulance/EMS, Meridian Cemetery Maintenance District,
College of Western Idaho, Meridian Free Library District, Mosquito Abatement District, the
Western Ada Recreation District, to finance their operations. The Northern Gateway District
Plan authorizes the Agency to sell revenue bonds to finance project costs and to use annual
revenue allocations to pay the debt service. Additionally, the Agency is authorized to fund
projects on a pay-as-you-go basis, through participation agreements, and others as further set
forth in the Northern Gateway District Plan.
The program outlined in the Northern Gateway District Plan emphasizes the installation
of needed public improvements, including but not limited to street improvements, utility work,
and other costs to encourage private development.
Attachment 5 describes in detail the cost and financing methods for complete repayment
of the debt incurred used to finance projects and to also fund the additional described activities.
The Northern Gateway District Plan follows the underlying zoning classifications of the
City.
Sections 600 and 700 describe cooperative activities by the Agency with the City.
ORDINANCE SUMMARY - 10
Page 417
Item#6.
The duration of the Northern Gateway District Plan is for twenty(20) years. A
termination process is described in Section 800 of the Northern Gateway District Plan.
Sections 900-1200 include procedures for amendments, severability, reporting requirements and
incorporation of attachments.
ATTACHMENTS TO THE NORTHERN GATEWAY DISTRICT PLAN
Attachment I Boundary Map of Northern Gateway District Urban Renewal Project Area
and Revenue Allocation Area
Attachment 2 Legal Description of Northern Gateway District Urban Renewal Project
Area and Revenue Allocation Area
Attachment 3 Private Properties Which May be Acquired by the Agency
Attachment 4 Map Depicting Expected Land Use and Current Zoning Map of the Project
Area
Attachment 5 Economic Feasibility Study
Attachment 6 Agricultural Operation Consent
A full text of the Ordinance and the Northern Gateway District Plan are available for inspection
at City Hall, City of Meridian, 33 East Broadway Avenue, Meridian, Idaho.
City of Meridian
Mayor and City Council
By: Chris Johnson, City Clerk
First Reading: 11/16/2021; Second Reading and Public Hearing: 11/23/2021; Third Reading:
12/7/2021
ORDINANCE SUMMARY - I I
Page 418
F
em 46.
STATEMENT OF MERIDIAN CITY ATTORNEY AS TO ADEQUACY OF SUMMARY
OF ORDINANCE NO . 2 1 - 1954
The undersigned , William L . M . Nary, City Attorney of the City of Meridian, Idaho , hereby
certifies that he is the legal advisor of the City and has reviewed a copy of the, attached
Ordinance No . 21 - 1954 of the City of Meridian, Idaho , and has found the same to be true and
complete and provides adequate notice to the pUbIic pursuant to Idaho Code § 5 0 - 90 1 A (3 ) .
DATED this nth day of Decembel 2021 .
William . L . M . Nary, City Attorney
4832-0443-46851 V. 1
ORDINANCE SUMMARY - 12
Page 419