02-385 MDC Urban Renewal
RESOLUTION NO. 02-385
A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF MERIDIAN,
IDAHO, DECLARING THE EXISTENCE OF DETERIORATED OR DETERIORATING
AREAS WITHIN SAID CITY, THE NEED FOR THE EXISTENCE AND BENEFIT OF AN
URBAN RENEWAL AGENCY IN SAID CITY AS PROVIDED BY THE LAWS OF THE
STATE OF IDAHO, PROVIDING FOR THE APPOINTMENT OF A BOARD OF
COMMISSIONERS THEREOF, IMPLEMENTING THE STATUTORY CRITERIA OF AND
EMPOWERING THE MERIDIAN URBAN RENEWAL AGENCY, AJKJ A AS THE
MERIDIAN DEVELOPMENT CORPORATION, MAKING CERTAIN FINDINGS OF FACT,
DETERMINING THE DOWNTOWN MERIDIAN URBAN RENEWAL AREA AND
ADJACENT AREAS AS A DETERIORATED AREA, APPROVING AN ELIGffiILITY
REPORT, AUTHORIZING PREPARATION OF AN URBAN RENEWAL PLAN, AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Legislature of the State ofIdaho enacted a law known as the "Idaho
Urban Renewal Law of 1965" (Title 50, Chapter 20), and among other things said Law created in
each municipality an independent public body, corporate and politic, to be known as the "Urban
Renewal Agency" of each city, and said Law provides that such agency shall not transact any
business or exercise its powers, and no municipality shall exercise the authority conferred by the
Law, until or unless the City Council has adopted a resolution wherein certain findings are made;
WHEREAS, byway of Resolution No. 01-367, approved by the Mayor and City Council
on July 24, 2001, an area, designated as Urban Renewal Area #1, was designated and determined
to be a deteriorated area;
WHEREAS, it was tl1e intent of the City Council, by way of Resolution No. 01-367 dated
July 24,2001, to establish and empower an Urban Renewal Agency (hereinafter "Agency"),
appoint commissioners to said Agency, and allow the Agency to begin the planning process for
an urban renewal plan, all as autl1orized by the Law;
WHEREAS, it is anticipated that the Agency intends to prepare an Urban Renewal Plan
containing a revenue allocation financing provision, pursuant to tl1e Local Economic
Development Act, Chapter 20, Title 50, as amended (hereinafter the "Act");
WHEREAS, the City recognizes that there are certain factual prerequisites to the ultimate
RESOLUTION - 1
(Meridian URAICC resolution-eligibility.wpd)
adoption of an Urban Renewal Plan containing revenue allocation financing provisions;
WHEREAS, the Agency, through the City had retained Sherry McKibben of McKibben
& Cooper Architects (hereinafter "Consultant"), to examine a geographical area within and
without the City of Meridian that encompasses a slightly larger, but different, area than was set
out in Resolution No. 01-367, dated July 24, 2001, for the purpose of determining whether such
area is a deteriorated or deteriorating area as defined under Idaho Code Sections 50-2018(h) and
50-2903(7)(b );
WHEREAS, the Consultant performed such examination and submitted her report dated
June 19, 2002, to the Agency, (the "Downtown Meridian Urban Renewal Area Report")
(hereinafter the "Eligibility Report"), a copy of which is attached hereto as Exhibit 1 and
incorporated by reference;
WHEREAS, the Eligibility Report identifies a revised geographical area as indicated on
the map attached hereto as Exhibit 2, which contains several deteriorated or deteriorating
conditions and which area would benefit ITom urban renewal activities;
WHEREAS, pursuant to Idaho Code Section 50-2008, an urban renewal project may not
be planned or initiated unless the local governing body has, by resolution, determined such area
to be a deteriorated area or deteriorating area, or combination thereof, and designated such area
as appropriate for an urban renewal project;
WHEREAS, Idaho Code Section 50-2906 also requires that in order to adopt an Urban
Renewal Plan containing a revenue allocation financing provision, the local governing body
must make a finding or determination that the area included in such plan is a deteriorated area or
deteriorating area;
WHEREAS, it is desirable and in the best public interest that the Agency prepare an
Urban Renewal Plan for the area identified in the Eligibility Report located within the City of
Meridian, State ofIdaho;
WHEREAS, the Agency, on June 19, 2002, adopted Resolution No. 01-004 (a copy of
RESOLUTION -2
(Meridian URAICC resolution-eligibility.Vlpd)
which is attached hereto as Exhibit 3), accepting the Eligibility Report and authorizing the
Chairman of the Agency to transmit the Eligibility Report to the City Council requesting its
consideration for designation of an urban renewal area and requesting the City Council to direct
the Agency to prepare an Urban Renewal Plan for the area, which plan may include a revenue
allocation provision as allowed by law.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE
CITY OF MERIDIAN, IDAHO, AS FOLLOWS:
Section 1: The Meridian City Council does hereby find that:
a.
There are one or more areas within the City of Meridian which are deteriorating
or deteriorated areas as defined by Idaho Code Sections 50-2018(i) and
50-2903(7)(b ).
b.
One such area is the area as described in the Eligibility Report.
The rehabilitation, conservation, and redevelopment, or a combination thereof, of
c.
such area is necessary in the interest of the public health, safety, and welfare of
the residents of the City.
d.
There is a need for an Urban Renewal Agency to function in the City.
Section 2: Based on the Eligibility Report (which Eligibility Report is hereby accepted
and adopted), the City Council makes these additional findings:
a.
The area is determined to be a deteriorating area as defined by Idaho Code
Section 50-2018(i), and a deteriorated area as defined by Idaho Code Section 50-
2903(7)(b).
b.
The area is determined to be appropriate for an urban renewal project.
Section 3:
The Mayor, with the advice and consent of the City Council, has
established an Urban Renewal Agency for the City of the City of Meridian, Idaho, hereinafter
known as the Meridian Development Corporation, in the method and manner as provided in said
Law.
RESOLUTION -3
(Meridian URAICC resolution-eligibility.wpd)
Section 4: The Mayor, with the advice and consent of the City Council, has appointed a
Board of Commissioners of the Meridian Development Corporation for this municipality, which
such prior action is hereby ratified and shall be retroactive to July 24,2001.
Section 5:
The Meridian Development Corporation is hereby authorized to prepare
an Urban Renewal Plan identifying and describing an urban renewal project for the described
area as shown on Exhibit 2.
Section 6: This resolution shall be in full force and effect immediately upon its adoption
and approval.
PASSED BY THE MAYOR AND COUNCIL this 27 ty Of~..r I-
SIGNED BY THE MAYOR this 2 71ay of /J-K.1M-r r- , 2002.
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Robert D. Corrie - Mayor
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,2002.
ATTESTED:
RESOLUTION - 4
(Meridian URAICC resolution-eligibility.wpd)
CERTIFICATE OF CLERK
OF
THE CITY OF MERIDIAN
I, the undersigned, do hereby certify:
I. That I am the duly appointed and elected Clerk of the City of Meridian, a duly
incorporated City operating under the laws of the State ofIdaho, with its principal office at 33
East Idaho, Meridian, Idaho.
2. That as the City Clerk of this City, I am the custodian of its records and minutes
and do hereby certify that on the 27""- day of ~r.f , 2002, the following action
has been taken and authorized.
A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF MERIDIAN,
IDAHO, DECLARING THE EXISTENCE OF DETERIORATED OR DETERIORATING
AREAS WITHIN SAID CITY, THE NEED FOR THE EXISTENCE AND BENEFIT OF AN
URBAN RENEWAL AGENCY IN SAID CITY AS PROVIDED BY THE LAWS OF THE
STATE OF IDAHO, PROVIDING FOR THE APPOINTMENT OF A BOARD OF
COMMISSIONERS THEREOF, IMPLEMENTING THE STATUTORY CRITERIA OF AND
EMPOWERING THE MERIDIAN URBAN RENEWAL AGENCY, A!K/ A AS THE
MERIDIAN DEVELOPMENT CORPORATION, MAKING CERTAIN FINDINGS OF FACT,
DETERMINING THE DOWNTOWN MERIDIAN URBAN RENEWAL AREA AND
ADJACENT AREAS AS A DETERIORATED AREA, APPROVING AN ELIGffiILITY
REPORT, AUTHORIZING PREPARATION OF AN URBAN RENEWAL PLAN, AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Legislature of the State ofIdaho enacted a law known as the "Idaho
Urban Renewal Law of 1965" (Title 50, Chapter 20), and among other things said Law created in
each municipality an independent public body, corporate and politic, to be known as the "Urban
Renewal Agency" of each city, and said Law provides that such agency shall not transact any
business or exercise its powers, and no municipality shall exercise the authority conferred by the
Law, until or unless the City Council has adopted a resolution wherein certain findings are made;
WHEREAS, by way of Resolution No. 01-367, approved by the Mayor and City Council
on July 24, 2001, an area, designated as Urban Renewal Area #1, was designated and determined
to be a deteriorated area;
WHEREAS, it was the intent of the City CounciL by way of Resolution No. 01-367 dated
July 24, 2001, to establish and empower an Urban Renewal Agency (hereinafter "Agency"),
CERTIFICATE OF CLERK - ELIGIBILITY REPORT
PAGE I OF 4
appoint commissioners to said Agency, and allow the Agency to begin the planning process for
an urban renewal plan, all as authorized by the Law;
WHEREAS, it is anticipated that the Agency intends to prepare an Urban Renewal Plan
containing a revenue allocation financing provision, pursuant to the Local Economic
Development Act, Chapter 20, Title 50, as amended (hereinafter the" Act");
WHEREAS, the City recognizes that there are certain factual prerequisites to the ultimate
adoption of an Urban Renewal Plan containing revenue allocation financing provisions;
WHEREAS, the Agency, through the City had retained Sherry McKibben of McKibben
& Cooper Architects (hereinafter "Consultant"), to examine a geographical area within and
without the City of Meridian that encompasses a slightly larger, but different, area than was set
out in Resolution No. 01-367, dated July 24,2001, for the purpose of determining whether such
area is a deteriorated or deteriorating area as defined under Idaho Code Sections 50-2018(h) and
50-2903(7)(b );
WHEREAS, the Consultant performed such examination and submitted her report dated
June 19, 2002, to the Agency, (the "Downtown Meridian Urban Renewal Area Report")
(hereinafter the "Eligibility Report"), a copy of which is attached hereto as Exhibit I and
incorporated by reference;
WHEREAS, the Eligibility Report identifies a revised geographical area as indicated on
the map attached hereto as Exhibit 2, which contains several deteriorated or deteriorating
conditions and which area would benefit ITom urban renewal activities;
WHEREAS, pursuant to Idaho Code Section 50-2008, an urban renewal project may not
be planned or initiated unless the local governing body has, by resolution, determined such area
to be a deteriorated area or deteriorating area, or combination thereof, and designated such area
as appropriate for an urban renewal project;
WHEREAS, Idaho Code Section 50-2906 also requires that in order to adopt an Urban
Renewal Plan containing a revenue allocation financing provision, the local governing body
CERTIFICATE OF CLERK - ELIGIBILITY REPORT
PAGE 2 OF 4
must make a finding or determination that the area included in such plan is a deteriorated area or
deteriorating area;
WHEREAS, it is desirable and in the best public interest that the Agency prepare an
Urban Renewal Plan for the area identified in the Eligibility Report located within the City of
Meridian, State ofIdaho;
WHEREAS, the Agency, on June 19, 2002, adopted Resolution No. 01-004 (a copy of
which is attached hereto as Exhibit 3), accepting the Eligibility Report and authorizing the
Chairman of the Agency to transmit the Eligibility Report to the City Council requesting its
consideration for designation of an urban renewal area and requesting the City Council to direct
the Agency to prepare an Urban Renewal Plan for the area, which plan may include a revenue
allocation provision as allowed by law.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE
CITY OF MERIDIAN, IDAHO, AS FOLLOWS:
Section 1: The Meridian City Council does hereby find that:
a.
There are one or more areas within the City of Meridian which are deteriorating
or deteriorated areas as defined by Idaho Code Sections 50-2018(i) and
50-2903(7)(b ).
b.
One such area is the area as described in the Eligibility Report.
The rehabilitation, conservation, and redevelopment, or a combination thereof, of
c.
such area is necessary in the interest of the public health, safety, and welfare of
the residents of the City.
d.
There is a need for an Urban Renewal Agency to function in the City.
Section 2: Based on the Eligibility Report (which Eligibility Report is hereby accepted
and adopted), the City Council makes these additional findings:
a.
The area is determined to be a deteriorating area as defined by Idaho Code
Section 50-2018(i), and a deteriorated area as defined by Idaho Code Section 50-
2903(7)(b ).
CERTIFICATE OF CLERK - ELIGffiILITY REPORT
PAGE 3 OF 4
b.
The area is determined to be appropriate for an urban renewal project.
Section 3:
The Mayor, with the advice and consent of the City Council, has
established an Urban Renewal Agency for the City of the City of Meridian, Idaho, hereinafter
known as the Meridian Development Corporation, in the method and manner as provided in said
Law.
Section 4: The Mayor, with the advice and consent of the City Council, has appointed a
Board of Commissioners of the Meridian Development Corporation for this municipality, which
such prior action is hereby ratified and shall be retroactive to July 24,2001.
Section 5:
The Meridian Development Corporation is hereby authorized to prepare
an Urban Renewal Plan identifying and describing an urban renewal project for the described
area as shown on Exhibit 2.
Section 6:
and approval.
This resolution shall be in full force and effect immediately uDR¡¡.,it.'l,IWoption
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On this ~ d'!;y of ~~axuQk , 2002, before me,
~"'" ~- ' a Notary Public, appeared WILLIAM G.
BERG. JR., known or identified to me, respectively, to be the City Clerk of the City of Meridian,
Idaho, that executed the said instrument, and acknowledged to me that he executed the same on
behalf of the City of Meridian.
STATE OF IDAHO,
(SEAL)
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CERTIFICATE OF CLERK - ELIGffiILITY REPORT
PAGE 4 OF 4
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Downtown Meridian Urban Renewal Area
URBAN RENEWAL ELIGIBILITY REPORT
Prepared for
The City of Meridian
and
The Meridian Development Corporation
by
McKibben + Cooper Architects
June 19,2002
Authorization of the Renort
An agreement of May 2002, with the City of Meridian, Idaho, authorized preparation of the
subject report. The Report provides visual observations of. some of the conditions for
eligibility of the Downtown Meridian Urban Renewal Area as an urban renewal area as per
Idaho Code. The ability to plan and initiate urban renewal projects in the Area is contingent
on the eligibility of the Area. Determination of eligibility is the first step of four in the
planning process of an urban renewal area. An outline of the planning process is described
below.
Urban Renewal Planning Process
ill Meridian City Council must make a resolution with fmdings as per Idaho Code for a
defined geographic area within the city to be designated as the urban renewal area.
Idaho Code Section 50-200S(a) states:
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.
DEFINITION OF DETERIORATING AREA. I.C.
§ 50-201S(i) AND DETERIORATED AREA. I.C.
§ 50-2903(7)(b) and (c):
50-20lS<D and 50-2903(7)(b) are substantially the
~
A "Deteriorating area" shall mean an area which by
reason of the presence of (1) a substantial number of
deteriorated or deteriorating structures; (2) pre-
dominance of defective or inadequate street layout;
(3) fanlty lot layout in relation to size, adequacy,
accessibility or usefulness; (4) insanitary or unsafe
conditions; (5) deterioration of site or other
improvements; (6) diversity of ownership; (7) tax or
special assessment delinquency exceeding the fair value
of the land; (S) defective or unusual conditions of title;
(9) or the existence of conditions which endanger life or
property by fire and other causes; (10) or any
-2.
combination of such factors], (a) (results in economic
underdevelopment of the area)*; (b) substantially
impairs or arrests the sound growth of a municipality;
(c) retards the provision of housing accommodations; or
(d) constitutes an economic or social1iability; and (e) ~
a menace to the public health, safety, morals or welfare
in its present condition or 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.
50-2903(7)(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.
* Appears only in the revenue allocation statute.
ill The Urban Renewal Agency (Meridian Development Corporation) must prepare an urban
renewal plan and recommend its approval to the Meridian City Council.
m The Meridian City Council must refer the urban renewal plan to the Meridian Planning
and Zoning Commission and set a public hearing on the Plan. The Meridian Planning and
Zoning Commission must complete fIDdings that the urban renewal plan conforms to the
City's Comprehensive Plan.
íf¡ Meridian City Council must hold a public hearing and adopt an ordinance approving the
Plan.
- 3-
Observed Conditions of Deterioration in Designated Area
The defmition of a deteriorating and deteriorated area, noted above [Idaho Code
§§ 50-2018(i) and 50-2903(7)(b)], lists ten different conditions that may be present in such
an area, with the tenth being "any combination of such factors." The presence of some of the
conditions was observed during field visits during May and June 2002 and was documented
in photographs. Listed below is each condition, a description of how it was interpreted, and a
response as to whether the condition was found in the Area." Because a portion of the Area,
the southwest comer of Meridian Road and Waltman Lane, is predominately open land, this
area must qualify under Idaho Code Section 50-2008(d), a copy of which is included in
Attachment A. Attachment B is a map with the Downtown Meridian Urban Renewal Area
outlined for reference. Photographs appear in Attachment C.
ill Substantial number of deteriorated or deterioratinl.! structures.
. "Deteriorated" structures are interpreted as those in such condition that they present a
safety hazard and should be demolished. This Report does not include the in-depth
investigation necessary to determine whether a structure has deteriorated to the point that
demolition is required, so potentially "deteriorated" structures are identified as
"deteriorating." "Deteriorating" structures are interpreted as those that are in a state of
disrepair, may be empty, and are deemed detrimental to adjacent development or property
improvement. For this report, exterior existing conditions were identified by visual
observations from the street only. No in-depth analysis or interior observations were
made.
Deteriorating structures were found in the area bounded by the Union Pacific Railroad
Corridor, Main Street, Broadway Avenue, and W. 4'" Street with the partially abandoned Old
Creamery at Meridian Road and Broadway as the best example. The area along East
Broadway Street east of Main Street has several old storefront commercial buildings that
appear to have been empty and deteriorating for some time. The area bounded by the Rail
Corridor, Main Street, Franklin Road, and E. 4'" Street includes some deteriorating houses as
well as an old blacksmith shop with a fallen roof. Other areas with deteriorating structures
include: the area bounded by Pine Street, Meridian Road, the Rail Corridor, and W. 4'" Street
and certain parcels along Meridian Road from Franklin Road to Cherry Lane.
- 4-
ill Predominance of defective or inadequate street layout
Defective or inadequate street layouts are those that are include streets that are
discontinuous, dead-end, do not serve the current intensity of use, or do not allow safe
access for emergency vehicles.
While there are portions of a connected grid system within the Area, there are areas with
discontinuous streets due to streets dead-ending at the railroad tracks and canals. This pattern
reduces possibility of access, puts additional pressure on the connected streets for vehicnlar
and pedestrian circulation, and creates a convoluted, unsafe condition for fire, police, and
emergency medical service protection. This pattem was found in the following areas: the area
bounded by Fairview A venue, Carlton Street, 2 1/2 Street, and the Five Mile Canal; the areas
near the Railroad Corridor west of Meridian Road and east of E. 3" Street; and the area
between Franklin Road and 1-84 west of Meridian Road.
In addition, large parcels west of Meridian Road near the 1-84 Interchange have difficult
access to Main Street.
ill Faulty lot layout in relation to size. adequacy. accessibility or usefnlness.
. Faulty lot layouts are those that are too small for reasonable development, have
identifiable obstacles to development, have accessibility and safety problems, or are not
useful for other reasons.
Small parcels inadequate for current typical commercial development exist throughout the
Area.
Deep, narrow lots and flag lots, in the area west of Meridian Road between Franklin Road
and the 1-84 Interchange and in the area south of the Railroad Corridor between 3'" and 5th
Streets, have rear portions that are underutilized and have safety access problems.
Construction of additional streets and re-parcelization into smaller lots could provide
additional building lots and an opportunity for existing owners to sell some of their
underutilized land. Deep, narrow lots and flag lots west of Meridian Road north of Waltman
Lane also have access and safety problems. Larger lots west of Meridian Road near the 1-84
Interchange have inadequate access to Meridian Road and are not reasonably and safely
counected to Waltman Lane. There are also parcels east of 2 1/2 Street that have difficult
access.
- 5-
(4) Insanitary or unsafe conditions.
"Insanitary" conditions may include excessive amounts of junk, visible disabled
vehicles, trash, and weeds in violation of City sanitation codes. "Unsafe" conditions
may include empty, abandoned and deteriorating structures; lack of, discontinuous, or
broken sidewalks; lack of, or broken curbs; lack of or discontinuous handicap
accessibility; and lack of emergency vehicle access.
"Insanitary" conditions were identified in the area bounded by the Railroad Corridor, E. 4th
Street, Franklin Road, and Main Street in the form of junk, disabled vehicles, trash and
weeds.
"Unsafe" conditions were identified in the area bounded by the Rail Corridor, EAth Street,
Franklin Road, and Main Street, where there are abandoned buildings, and few or no curbs
and sidewalks. The primarily residential area bounded by the Railroad Corridor, Meridian
Road, W. 4th Street, and Pine Street also has few curbs and non-existing, broken, or
discontinuous sidewalks. The area west of Meridian Road between Washington Street and
Fairview Avenue also has sidewalk problems and some deteriorating homes. The area
bounded by Fairview Avenue, E. 3'" Street, Broadway A venue, and Main Street also has
sidewalk problems, disabled vehicles, junk, and weeds. Handicap accessible sidewalks are
not available in most of the area except for Main Street and a few other commercial streets.
The following large lots have difficult access for emergency vehicles making these areas
unsafe: the lots in the area west of Meridian Road between 1-84 Interchange and Franklin
Road; the lots in the area near Hope Arms west of Meridian Road; the lots in the area east of
2 1/2 Street; the lots on the Rail Corridor; the lots in the area bounded by Fairview Avenue,
Washington Street. Meridian Road, and 2 1/2 Street.
Empty buildings exist on East and West Broadway, including the Old Creamery (which is
empty except for one portion). Empty buildings also exist in the area bounded by the
Railroad Corridor, E. 4th Street, Franklin Road. and Main Street and the area bounded by
Cherry Lane, Meridian Road, the Rail Corridor, and W. 4th Street.
ill Deterioration of site and other improvements.
Deteriorating site improvements include deteriorating elements other than buildings, such
as parking lots, fences, landscaping, and auxiliary structures that make up a developed
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property. Deteriorating "other improvements" include deteriorating off-site and public
elements such as streets, sidewalks, curbs, gutters, bridges, storm drains, parks, water
mains, sanitary sewers, and public facilities. This Report includes only a survey of
visible, exterior, above-ground features. An analysis of below-ground infrastructure is not
included in this Report, however the Meridian Public Works Department has
acknowledged the presence of old clay sewers in the area that will require replacement as
development occurs. The scope of this report does not include sites or analysis of such
sewers.
"Unsafe" conditions, noted above in Item 4, include lack of and deteriorating sidewalks,
curbs, gutters, and handicap accessibility. Additionally, driveways are deteriorating in these
areas also.
Parking lot deterioration includes lots located in the following areas: near the Meridian
Speedway, Storey Park, and the Old Creamery; in areas of industrial and commercial use
near the Rail Corridor; in areas bounded by the Rail Corridor, E. 4th Street, Franklin Road,
and Meridian Road; and in areas east of Main Street at Fairview Avenue.
Deteriorating fencing, landscaping, driveway, shed and garages exist sprinkled throughout
the area, with some severe cases on Meridian Road.
@ Diversity of ownership.
. Diversity of ownership is a characteristic applied to commercial areas where larger
development parcels are necessary for viable commercial projects. When commercial
areas are characterized by a proliferation of small parcels under different ownership, new
development is often severely limited because of the difficulty in assembling large
enough parcels at a reasonable cost.
Diversity of ownership in the form of small parcels exists primarily in the area roughly
bounded by Fairview Avenue, E. 4'" Street, Franklin Road, and Meridian Road. Pressure to
re-develop small residential properties into commercial properties is potentially high in this
area where high visibility from well-traveled roads exists (such as Main Street and Meridian
Road).
.7-
(7) Tax of special assessment delinquencv exceeding the fair value of the land.
This condition was not evaluated in this report.
ill Defective or unusual conditions of title.
This condition was not evaluated in this report.
(9) The existence of conditions which endanl!er life or property by fIfe and other causes.
"Conditions which endanger life or property by fire and other causes" may include
visible conditions presenting potential fIfe hazards such as abandoned buildings and
vehicles, trash and weeds. The presence of deteriorating structures or site elements and
the inadequacy of fire protection facilities for existing and projected new development
may endanger lives.
Visible conditions of deterioration have been noted above in items I, 4, and 5. The
determination of the adequacy of fire protection facilities is not addressed in this Report,
however the Meridian Fire Department has indicated that there may be some areas not
adequately served by fire hydrants. The scope of this Report does not include sites or
analysis.
(10) Any combination of such factors.
Combinations of conditions of deterioration primarily exist in the following areas: the area of
Old Creamery located on Broadway Avenue west of Meridian Road; the areas along the Rail
Corridor; the areas east and west of Main Street at south of the Rail Corridor to Franklin
Road; the area east of E. 3"' Street north of the Rail Corridor.
Effect of Present Conditions
fill. Results in economic underdevelopment of the area.
Field observations found under-developed property in the area of Meridian Road and 1-84
Corridor, as well as areas on Meridian Road at Gem Avenue. Other under-developed parcels
exist near the Rail Corridor and near 2 1/2 Street.
(b) Substantially impairs or arrests the sound I!rowth of a municipalitY.
Ownership diversity, deteriorating structures, lack of appropriate lot size for commercial use,
lack of adequate parking facilities, as well as lack of sidewalks, curbs and gutters have
- 8-
substantially inhibited the sound growth of the downtown area. Because of these conditions,
existing owners are often discouraged from upgrading and expanding. New development has
been slowed or thwarted because of this lack of necessary infrastructure and proper
configuration. Under-development, empty commercial structures and aging industrial
properties have contributed to stagnation in the Downtown even while suburban strip areas
have grown. Such uneven growth adversely affects the sound growth of the City because it
distorts the City's capital improvement programming with attempts to catch up with the
unmet infrastructure needs.
Cc) Retards the provision of housin!! accommodations or Cd) constitutes an economic or social
liability.
Older residential and industrial areas snffering from inadequate public infrastructure, as
noted above, tend to increase public service costs without much increased generation of
property and other taxes and thus tend to become an economic liability for the City.
Cd) And is a menace to the public health. safety. morals. or welfare in its present condition or
welfare in its present condition or use.
The findings above conclude that the Area has become a modest health, safety, and economic
liability because of deteriorating and empty properties, and lack of connected streets,
sidewalks, emergency vehicle access. These conditions represent a threat to the public
welfare, prosperity and safety of the community.
O{len Land Area
The characteristics listed in the defmition of an open land area, Section 50-2903(7)(c) (above
on page 2), are similar to those of deteriorated and deteriorating areas,
Sections 50-2018(i) and 50-2903(7)(b), under the same or similar descriptions. The fmal
term, "or otherwise," at least implies that a predominately open area shares some of the same
characteristics as the previous defmition of deteriorated area, Idaho Code
Section 50-2903(7)(b). There is also an additional qualification that, "The provisions of
Section 50-2008(d), Idaho Code, shall apply to open areas."
Section 50-2008(d), in Attachment A, lists the fmdings that the City Council must make in
the ordinance approving an urban renewal plan. In addition, this section lists the special
findings that the City Council must make "if the urban renewal area consists of an area of
- 9-
open land to be acquired by the urban renewal agency." There are separate findings if the
area of open land is to be developed for residential uses or for non-residential uses.
Open land areas may be acquired by the Agency and developed for nonresidential uses if
such acquisition is needed to solve various problems associated with the land or the public
infrastructure that have hindered its development. Problems included are 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 these problems are included
in one form or another in the definition of deteriorated area in Section 50-2903(7)(b). The
problems that are listed solely in Section 50-2008(d)(4)(2) (the Open Land section) include
"economic disuse. unsuitable topography," and "the need for the correlation of the area with
other areas of a municipality by streets and modern traffic requirements, or any combination
of such factors or other conditions which retard development of the area." Hence, open land
areas qualify to be included in an urban renewal plan if any of the standard 50-2018(i) and
50-2903(7)(b) characteristics apply. Such areas also qualify if any of the problems listed
.Q!!ly in 50-2008(d)(4)(2) apply. The large area of undeveloped land.in the area north of 1-84
and west of Meridian Road may qualify as "open land", as it has no sewer, water, or
coordination with "modern traffic requirements."
Determination of Appropriateness of the Area for an Urban Renewal Project
The Meridian City Council must make a policy decision determining whether or not the area
constitutes a "deteriorating" area appropriate for urban renewal projects (AttBchment D
contains the defmition of Urban Renewal Project as per Idaho Code). This report has
provided evidence that the designated Downtown Meridian Urban Renewal Area constitutes
a deteriorating area because of the presence of deteriorating, insanitary, unsafe, and faulty
conditions.
The preparation and approval of an urban renewal plan, including a revenue allocation
financing provision, will give the City and the Meridian Development Corporation additional
resources to help solve the public infrastructure, land parcelization, and safety access
problems in this area with urban renewal projects. Revenues generated from new
development will help support improvement projects within the Area and stimulate new
development.
-10 -
ATTACHMENT A
PREPARATION AND APPROVAL OF PLAN FOR URBAN RENEWAL PROJECT
I. C. § 50-2008(d)
(d) Following [such] hearing, the local governing body may approve an urban
renewal project and the plan therefore if it fmds 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) 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, ill (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.
ATTACHMENT B
MAPS OF DOWNTOWN MERIDIAN URBAN RENEWAL AREA
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Current Boundary
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ATTACHMENT C
PHOTOGRAPHS
These photographs were taken by McKibben + Cooper Architects in Late May and early
June, 2002 of portions of the Downtown Meridian Urban Renewal Area. This is not a
complete record of every site, but is intended to serve as support for the Report.
¡~~~:~~!!!I~JE~]
327 E Pine w_curbs.JPG
342 E BWv' .JPG
21_2 st2.JPG
21_2 stJPG
Badley.JPG
2 1_2-3.JPG
312 E Idaho.JPG
W on Williams at
E.3rd.JPG
W at B'wY from E.3rd.JPG N on E.3 at Bway.JPG
W on BWY at E.3rd.JPG
S on E.3rd at BWY.JPG Won Idaho at E.3rd.JPG N on E.3rd at Idaho.JPG
S on E.4th at Pine.JPG
Attachment C
Photographs 1
N on E.4th at Pine.JPG 'Won Slale at E.4th_.JPG E on Slate ëJ. E.4th.JPG N'W on 4th at E.State.JPG
'Won Carlton at E.3rd.JPG E on Carlton at E.3rd.JPG
HE on Carlton at
E.3rd.JPG
E on Carlton at 21_2.JPG
SEatE.2ndatN
alley.JPG
NE at E.2nd and
Píne.JPG
S on E.2nd at Pine.JPG
N'W at Pin E2nd near N
all;JPG
N'W at E.3rd_Slate.JPG N\.\fW at E.3rd_State.JPG S'W on Stale at E.3rdJPG 'WSon State at E.3rd.JPG
Attachment C
Photographs 2
N on E.3rd at Callton.JPG
E on Washigt at 2
'_2.JPG
Gruber @21_2st.JPG
Gruber@2 C2.JPG
house on 2 '_2.JPG
E. Stare SI-UPG
E. Pine SI -2.JPG
E. Pine.JPG
[ß!~:~B.~!~J!.~}~i
King@Merid-N.JPG
King@Merid-W.JPG
King@2nd.JPG
Attachment C
Photographs 3
E King at Main.JPG
B lacksm-E. Kingå.t
Main.JPG
E King at Main NE.JPG
Ada.JPG
ada Str.JPG
Ada @3rd-1.JPG
King nr 3rd.JPG
E 2nd nr King.JPG
E 2nd.JPG
E ada at 2nd.JPG
E 3rd at Bower 1.JPG
E3rd at Bwr N'w'.JPG
Attachment C
NW Main at King.JPG
225King at .JPG
E.Ada.JPG
Bwr@3rd -w.JPG
Photographs 4
Bwer at e. 3rd-SE.JPG
E 2nd@Bwr-S.JPG
E 2nd@Bwer.JPG
Bower @main-W.JPG
Bwer E of merid.JPG
west side of Meriel at
Bwr.JPG
West side of merid at
Bwl2.JPG
west side of Merid at
Bwr3.JPG
Merid nr Bwr-S.JPG
W Side of Merid at
Bwer.JPG
W side of merid nr
T aylr.JPG
Taylor lookg w.JPG
Attachment C
Photographs 5
T aylr lookg E.JPG
End of taylor at westJ PG Lookg N on T aylor-1.J PG
\list side of Meridnr
Gem.JPG
Merid nr hope
Arms-\II.JPG
Meriel at
Rail.N-ûeam.JPG
Crearnery-N.JPG
Merid@Railrd-NW.JPG
Rail S of creamery.JPG
ûellmery alley.JPG
Crellfllelyalley-NE.JPG
Wside 0 Merid N
oR IrdJ PG
\IIside oMerid nr Rlrd
St.JPG
B\&H nr Merid-Cream.JPG \IIside oMerid@B\&H.JPG ûeamery @B\&H-S.JPG
Attachment C
Photographs 6
BWI' at Merid-Cream.JPG J3\.IN @Merid.N\II.JPG
fJWY' at Merid.NE.JPG
\II Bwy.JPG
W 2nd.JPG
w Idaho.JPG
W Idaho E.JPG
\II 2nd St-1.JPG
\113rd@Pine-N.JPG
W 3rd.JPG
W Idaho NE.JPG
NrW3rd and Pine.JPG
W Pine at W3rd.JPG
Pine and W2ndJPG
WB'wY2.JPG
Attachment C
\II Idaho @2nd.JPG
Photographs 7
Idaho@Merid-W.JPGì
Merid @Crltn-W.JPGì
Merid@Carltn-2.JPGì
Carlin btw
MerdScMain-5W .JPGì
Carlin blw
MerdScMain.JPGì
Wldaho nr Meñd.JPGì
Merid @Wash.JPGì
Merid@wash-2.JPGì
Merid @Wash.3.JPGì
Wash.JPG
Back of hs
@Merid&Wash.JPG
Eside oMerid N
oWash.JPG
Attachment C
Photographs 8
Wash@W .JPG
Maple St.JPG
maple.JPG
W2nd.JPG
W2nd St.JPG
W 2nd St.JPG
W 2nd@Cherry In.JPG
W 2nd@Cherry-2.JPG
Main@Wtrtwr-N.JPG
Gem-W.JPG
Gem-W 2.JPG
Merid @Pine-\&I.JPG
State
BtwMeridt.Main-N.JPG
SWWltmn @ Cntrl.JPG
wltmn@ Centl2.JPG
won wltmn @ Cntrl.JPG
Attachment C
Photographs 9
wltmn Ikg N.JPG
waltman Ln.JPG
Wallmn lool<.g NE.JPG
Wallmn Ln.JPG
Note: The photos contained in this attachment are thumbnail representations only. Original, full-size
digital photographs are available through the Meridian Development Corporation (MDC).
Attachment C
Photographs 10
ATTACHMENT D
DEFINmON OF URBAN RENEWAL PROJECT.
I.C. § 50-2018m
"Urban renewal project" may include undertakings and activities of a municipality in an
urban renewal area for the elimination of deteriorated or deteriorating areas and for the
prevention of the development or spread of slums and blight, and may involve slum
clearance and redevelopment in an urban renewal area, or rehabilitation or conservation in an
urban renewal area, or any combination or part thereof in accordance with an urban renewal
plan. Such undertakings and activities may include:
(1)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
acquisition of a deteriorated area or a deteriorating area or portion thereof;
demolition and removal of buildings and improvements;
installation, construction, or reconstruction of streets, utilities, parks, playgrounds,
off-street parking facilities, public facilities or buildings and other improvements
necessary for carrying out in the urban renewal area the urban renewal objectives of
this act in accordance with the urban renewal plan;
disposition of any property acquired in the urban renewal area (including sale, initial
leasing or retention by the agency itself) at its fair value for uses in accordance with
the urban renewal plan except for disposition of property to another public body;
carrying out plans for a program of voluntary or compulsory repair and rehabilitation
of building or other improvements in accordance with the urban renewal plan;
acquisition of real property in the urban renewal area which, under the urban renewal
plan, is to be repaired or rehabilitated for dwelling use or related facilities, repair or
rehabilitation of the structures for guidance purposes, and resale of the property;
acquisition of any other real property in the urban renewal area where necessary to
eliminate unhealthful. insanitary or unsafe conditions, lessen density, eliminate
obsolete or other uses detrimental to the public welfare, or otherwise to remove or to
prevent the spread of blight or deterioration, or to provide land for needed public
facilities;
lending or investing federal funds; and
construction of foundations, platforms and other like structural forms.
Propos~d Boundary r-rl1trÎTì~h¡ It ,2- l:
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t:)(h¡¡..j 1- 3
RESOLUTION NO. OZ-ttIf'
BY THE BOARD OF COMMISSIONERS OF THE URBAN RENEWAL AGENCY OF THE
CITY OF MERIDIAN, IDAHO AlK/NMERIDIAN DEVELOPMENT CORPORATION:
A RESOLUTION OF THE BOARD OF COMMISSIONERS OF
THE URBAN RENEWAL AGENCY OF THE CITY OF
MERIDIAN, IDAHO AlK/A MERIDIAN DEVELOPMENT
CORPORATION ACCEPTING THAT CERTAIN REPORT ON
ELIGIBILITY FOR CERTAIN PROPERTY AS AN URBAN
RENEWAL AREA AND JUSTIFICATION FOR DESIGNATING
THE AREA AS APPROPRIATE FOR AN URBAN RENEWAL
PROJECT; AUTHORIZING THE CHAIRMAN OR VICE-
CHAIRMAN TO TRANSMIT THE REPORT AND THIS
RESOLUTION TO THE CITY COUNCIL OF THE CITY OF
MERIDIAN REQUESTING ITS CONSIDERATION FOR
DESIGNATION OF AN URBAN RENEWAL AREA AND
SEEKING FURTHER DIRECTION FROM THE COUNCIL;
AND PROVIDING AN EFFECTIVE DATE.
THIS RESOLUTION, made on the date hereinafter set forth"by the Urban Renewal
Agency of the City of Meridian, Idaho aIkIa Meridian Development Corporation, an independent
public body, corporate and politic, authorized under the authority ofthe Idaho Urban Renewal
Law of 1965, as amended, Chapter 20, Title 50, Idaho Code, as amended (hereafter the "Law")
and the Local Economic Development Act, Chapter 20, Title 50, as amended, (hereafter the
"Act"), a duly created and functioning urban renewal agency for Boise City, Idaho, hereinafter
referred to as the "Agency."
WHEREAS, on or about July 24, 2001, by Resolution No. 01-367 the City Council of the
City of Meridian approved an area as appropriate for an urban renewal project, therefore, for the
purposes of the Law, created an urban renewal agency pursuant to Chapter 20, Title 50, Idaho
Code, authorizing it to transact business and exercise the powers granted by the Law and Act
upon making the findings of necessity required for creating said Agency;
WHEREAS, the Agency, through the City, has retained Sherry McKibben of McKibben
& Cooper Architects ("McKibben"), to study the area in question and to prepare an eligibility
report (the "Report"), which would examine the designated urban renewal area for the purpose of
determining whether such area is a deteriorating area and deteriorated area as defined by Idaho
Code, Section 50-2018(i) and 50-2903(6)(b);
WHEREAS, McKibben has completed the study and identified the area contained in the
Report, which area provides additional information concerning the area referenced in Resolution
RESOLUTION NO. O'2-oa+- 1
(Meridian/R5olu!ns/Eligibillly cpt)
No. 01-367; and which Report identifies and describes a modified area, and provides additional
information concerning the area;
WHEREAS, the Report, dated June 19, 2002, has been submitted to the Agency, a copy
of which is attached hereto as Exhibit 1;
WHEREAS, pursuant to Idaho Code Section 50-2008, an urban renewal project may not
be planned or initiated unless the local governing body has, by resolution, determined such area
to be a deteriorated area or deteriorating area, or combination thereof, and designated such area
as appropriate for an urban renewal project;
WHEREAS, Idaho Code Section 50-2906, also requires that in order to adopt an urban
renewal plan containing a revenue allocation financing provision, the local governing body must
make a finding or determination that the area included in such plan is a deteriorated area or
deteriorating area.
NOW, THEREFORE, BE IT RESOLVED BY THE MEMBERS OF THE BOARD OF
COMMISSIONERS OF THE URBAN RENEWAL AGENCY OF MERIDIAN, IDAHO, AS
FOLLOWS:
Section 1.
June 19, 2002.
That the Board acknowledges acceptance and receipt of the Report, dated
Section 2. That the Chairman of the Board of Directors or Vice-Chairman is hereby
authorized to transmit the Report to the City of Meridian City Council requesting that the
Council:
a.
Determine whether the area identified in the Report qualifies as an urban
renewal project and justification for designating the area, as appropriate,
for an urban renewal project;
b.
if such designation is made, whether the Agency should proceed with the
preparation ofan Urban Renewal Plan for the area, which Plan may
include a revenue allocation provision as allowed by law.
Section 3. That this Resolution shall be in full force and effect immediately upon its
adoption and approval.
RESOLUTION NO. o-z,-oot- 2
(Merid;an/R>olutns/El;g;b;lity<pt)
PASSED By the Urban Renewal Agency of Meridian, Idaho, on June 19, 2002. Signed
by the Chairman of the Board of Commissioners, and attested by the Secretary to the Board of
Commissioners, on June 19, 2002.
URBAN RENEWAL AGENCY OF BOISE CITY
BY.~~
Ch'
ATTEST:
By:
~
Secretary
RESOLUTION NO. 02.-004: 3
(Meridian/Rsolutns/Eligibility cpt)