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Ord. 982 Urban Renewal Downtown West PlanInstrument # 425002 VALLEY COUNTY, CASCADE, IDAHO 11-18-20111 08:48:10 AM No. of Pages: 84 Recorded for : CITY OF MCCALL DOUGLAS A. MELER Fee: 0.00 Ex-Officio Recorder Deputy ORDINANCE NO. 982 Ind.": C3RDMANCES AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF McCALL, IDAHO, APPROVING THE URBAN RENEWAL PLAN FOR THE DOWNTOWN WEST 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 OTHER TAXING ENTITIES; PROVIDING SEVERABILITY, CODIFICATION, PUBLICATION BY SUMMARY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the City Council ("City Council") of the city of McCall ("City"), by Resolution No. 6-90, adopted May 10, 1990, found that deteriorating areas exist in the City, therefore, for the purposes of the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended (the "Law"), created an urban renewal agency pursuant to the Law, authorizing the Agency to transact business and exercise the powers granted by the Law and the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amended (the "Act") upon making the findings of necessity required for creating the Urban Renewal Agency of the city of McCall, also known as the McCall Redevelopment Agency (the "Agency"); WHEREAS, the Mayor has duly appointed the Board of Commissioners of the Agency (the "Agency Board"), which appointment was confirmed by the City Council; WHEREAS, the City Council, after notice duly published, conducted a public hearing on the 1990 Urban Renewal Plan for the Railroad Avenue Area (the "Railroad Avenue Plan"); WHEREAS, following said public hearing the City Council adopted its Ordinance No. 578 on December 13, 1990, approving the Railroad Avenue Plan and making certain findings; WHEREAS, in 2006, pursuant to Section 900 of the Railroad Avenue Plan, the Agency prepared the 2006 Updated Urban Renewal Plan (the "Amended Railroad Avenue Plan"); WHEREAS, the Amended Railroad Avenue Plan did not substantially change the Railroad Avenue Plan, and did not alter the project area boundaries; WHEREAS, after making certain findings, the Agency Board adopted the Amended Railroad Avenue Plan by resolution; WHEREAS, the Railroad Avenue Plan, as amended, and its project area is referred to as the Existing Project Area; WHEREAS, pursuant to Idaho Code § 50-2008, an urban renewal project may not be planned or initiated unless the local governing body has, by resolution, determined such area to Page 1 of 84 Ord. 982 Urban Renewal Plan — Downtown West October 24, 2019 Page 2 of 84 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 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, the Agency commenced certain discussions concerning examination of an area as appropriate for an urban renewal project; WHEREAS, in 2018, the Agency authorized Kushlan Associates, to commence an eligibility study and preparation of an eligibility report concerning an area located generally in the City’s central business district and extending south, encompassing the commercially zoned properties on both sides of 3rd Street to Deinhard Lane. The geographic area studied is commonly referred to as the “Study Area”; WHEREAS, the Agency obtained the Eligibility Report, dated June 2018 (the “Report”), which examined the Study Area for the purpose of determining whether such area was a deteriorating area and/or a deteriorated area as defined by Idaho Code Sections 50-2018(9) and 50-2903(8); WHEREAS, pursuant to Idaho Code §§ 50-2018(9) and 50-2903(8), which define a deteriorating area and a deteriorated area, many of the conditions necessary to be present in such an area are found in the Study Area; WHEREAS, the effects of the listed conditions cited in the Report result in economic underdevelopment of the area, substantially impairs or arrests the sound 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 Agency Board, on June 19, 2018, adopted Resolution No. 01-2018 accepting the Report and authorized the Agency Chair 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 the Agency to prepare an urban renewal plan for the Study Area, which plan may include a revenue allocation area as allowed by the Act; Page 3 of 84 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 WHEREAS, the City Council, by Resolution No. 18-14, dated June 28, 2018, declared the Study Area described in the Report to be a deteriorated area or a deteriorating area as defined by Chapters 20 and 29 of Title 50, Idaho Code, as amended, that such area is appropriate for an urban renewal project and directed the Agency to commence preparation of an urban renewal plan for the area designated; WHEREAS, the Act authorizes urban renewal agencies to adopt revenue allocation financing provisions as part of their urban renewal plans; WHEREAS, in order to implement the provisions of the Act and the Law, either the Agency may prepare a plan or any person, public or private, may submit such plan to the Agency; WHEREAS, the Agency prepared a proposed Urban Renewal Plan for the Downtown West Urban Renewal Project (the “Downtown West Plan”) and the urban renewal area referred to as the Downtown West Project Area (“Project Area” or “Revenue Allocation Area”) for the area designated as eligible for urban renewal planning; WHEREAS, the area included in the Downtown West Project Area is smaller than the Study Area assessed in the Report; WHEREAS, the Downtown West Plan also contains the provisions of revenue allocation financing as allowed by the Act; WHEREAS, the Agency Board considered all comment and information submitted to the Agency during several earlier Board meetings and the Board meeting held on August 19, 2019; WHEREAS, on August 19, 2019, the Agency Board passed Resolution No. 2-2019 proposing and recommending the approval of the Downtown West Plan; WHEREAS, the Agency submitted the Downtown West Plan to the Mayor and City; WHEREAS, the Mayor and City Clerk have taken the necessary action to process the Downtown West Plan; WHEREAS, pursuant to the Law, at a meeting held on September 10, 2019, the City of McCall Planning and Zoning Commission considered the Downtown West Plan and its conformity with the City’s 2018 McCall Area Comprehensive Plan, McCall In Motion, as amended, (“McCall Comprehensive Plan”) and forwarded its findings to the City Council, a copy of which is attached hereto as Exhibit 1; WHEREAS, notice of the public hearing of the Downtown West Plan was caused to be published by the City Clerk of McCall, Idaho, in its official newspaper the Star-News, on September 19 and October 3, 2019, a copy of said notice being attached hereto as Exhibit 2; WHEREAS, on or before September 24, 2019, the Downtown West Plan was submitted Page 4 of 84 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 to the affected taxing entities, available to the public, and under consideration by the City Council; WHEREAS, the City Council, during its regular meeting of October 24, 2019, held the public hearing as noticed; WHEREAS, as required by Idaho Code §§ 50-2905 and 50-2906, the Downtown West Plan contains the following information with specificity which was made available to the general public and all taxing districts prior to the public hearing on October 24, 2019, the regular meeting of the City Council, at least thirty (30) days but no more than sixty (60) days prior to the date set for 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 Downtown West Plan authorizes certain projects to be financed by revenue allocation bonds, or loans, and proceeds from revenue allocation; WHEREAS, appropriate notice of the Downtown West Plan and revenue allocation provision contained therein has been given to the taxing districts and to the public as required by Idaho Code §§ 50-2008 and 50-2906; WHEREAS, it is necessary and in the best interest of the citizens of the City, to adopt the Downtown West Plan, including revenue allocation financing provisions since revenue allocation will help finance urban renewal projects to be completed in accordance with the Downtown West Plan, in order to: (1) encourage private development in the urban renewal area; (2) to prevent and arrest decay of the Downtown West Project Area due to the inability of existing financing methods to provide needed public improvements; (3) to encourage taxing districts to cooperate in the allocation of future tax revenues arising in the Downtown West Project Area in order to facilitate the long-term growth of their common tax base; (4) to encourage the long-term growth of their common tax base; (5) to encourage private investment within the City; and (6) to further the public purposes of the Agency; WHEREAS, the City Council finds that the equalized assessed valuation of the taxable Page 5 of 84 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 property in the Downtown West Project Area is likely to increase, and continue to increase, as a result of initiation and continuation of urban renewal projects in accordance with the Downtown West 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) conform to the general plan of the municipality as a whole; (3) 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) 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, 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; WHEREAS, the Downtown West Project Area does not include any area which is predominantly open; WHEREAS, under the Law and the Act (specifically §§ 50-2018(9) and 50-2903(8)(f)), a deteriorating area may not include an agricultural operation, as defined in Idaho Code § 22- 4502(1), 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; Page 6 of 84 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 WHEREAS, the Downtown West Project Area does not include parcels subject to such consent; WHEREAS, the collective base assessment rolls for the Existing Project Area, together with the base assessment roll value of the Downtown West Project Area cannot exceed ten percent (10%) of the current assessed values of all the taxable property in the City; WHEREAS, the City Council at its regular meeting held on October 24, 2019, considered the Downtown West Plan, as proposed, and made certain comprehensive findings. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF McCALL: SECTION 1: It is hereby found and determined that: (a) The Downtown West Project Area, as defined in the Downtown West 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 Downtown West 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 Downtown West Plan conforms to the McCall Comprehensive Plan. (e) The Downtown West 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 Downtown West Plan and the need for overall public improvements), and shows consideration for the health, safety, and welfare of any residents or businesses in the general vicinity of the urban renewal area covered by the Downtown West Plan. (f) The Downtown West 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 Downtown West Plan provides a feasible method for relocation obligations of any displaced families residing within the Project Area and there is not anticipated to be any activity by the Agency that would result in relocation. (h) The collective base assessment rolls for the revenue allocation areas under the Existing Project Area and the Downtown West Project Area do not exceed ten percent (10%) of the assessed values of all the taxable property in the City. Page 7 of 84 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 (i) The Downtown West Plan includes the requirements set out in Idaho Code § 50- 2905 with specificity. (j) The Downtown West 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 §§ 50-2018(9) and 50-2903(8)(f), does not include any agricultural operation for which the Agency has not received a written consent, or has not been used for agricultural purposes for three (3) consecutive years. (l) The portion of the Downtown West 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 McCall 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 Downtown West Project Area which is identified for residential uses is necessary and appropriate as there is a shortage of housing of sound standards and design which is decent, safe and sanitary in the City; that the need for housing accommodations has been or will be increased as a result of the clearance of slums in other areas; that the conditions of blight in the area and the shortage of decent, safe and sanitary housing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of the area for residential uses is an integral part of and essential to the program of the City. SECTION 2: The City Council finds that the Downtown West Project Area does not have a predominance of open land, that the Agency may acquire any open land within the Downtown West Project Area, and that the Downtown West Project Area is planned to be developed and/or redeveloped in a manner that will include both residential and nonresidential uses. Provided, however, the City Council finds that for any portions of the Downtown West 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 Downtown West 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 Downtown West Project Area which is identified for nonresidential uses is necessary and appropriate to facilitate the proper growth and development standards in accordance with the objectives of the McCall 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 Page 8 of 84 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 City. SECTION 4: The Downtown West 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 October 24, 2019, hearing and incorporate changes or modifications, if any. SECTION 5: No direct or collateral action challenging the Downtown West 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 Downtown West Plan. SECTION 6: Upon the effective date of this Ordinance, the City Clerk is authorized and directed to transmit to the County Auditor and Tax Assessor of Valley County and to the appropriate officials of Valley County Board of County Commissioners, City of McCall, McCall-Donnelly School District #421, Valley County Emergency Medical, McCall Cemetery, McCall Fire, McCall Hospital, Payette Lakes Rec. Water & Sewer, Valley County Road and Bridge, and the State Tax Commission a copy of this Ordinance, a copy of the legal description of the boundaries of the Revenue Allocation Area, and a map or plat indicating the boundaries of the Project Area. SECTION 7: The City Council hereby finds and declares that the Revenue Allocation Area as defined in the Downtown West Plan, the equalized assessed valuation of which the City Council hereby determines is in and is part of the Downtown West Plan, is likely to increase as a result of the initiation and completion of urban renewal projects pursuant to the Downtown West Plan. SECTION 8: 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 Downtown West Plan, the City Council recognizes that it has no power to control the powers or operations of the Agency. SECTION 9: So long as any Agency bonds, notes or other obligations are outstanding, the City Council will not modify the Downtown West Plan in a manner that would result in a reset of the base assessment 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 as further set forth in the Act. SECTION 10: This Ordinance shall be in full force and effect immediately upon its passage, approval, and publication and shall be retroactive to January 1, 2019, to the extent permitted by the Act. SECTION 11: 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 declaration shall not affect the validity of remaining portions of this Ordinance. SECTION 12: The Summary of this Ordinance, a copy of which is attached hereto as Exhibit 4, is hereby approved. SECTION 13: All ordinances, resolutions, orders or parts thereof in conflict herewith are hereby repealed, rescinded and annulled. SECTION 14: Savings Clause. This Ordinance does not affect an action or proceeding commenced or right accrued before this Ordinance takes effect. PASSED AND APPROVED BY THE MAYOR AND COUNCIL OF THE CITY OF McCALL, IDAHO, THIS 24 DAY OF OCTOBER 2019 ATTEST: Ord . 982 Urban Renewal Plan -Downtown West October 24 , 2019 Page 9 of84 Exhibit 1 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MCCALL, IDAHO, VALIDATING CONFORMITY OF THE URBAN RENEWAL PLAN FOR THE DOWNTOWN WEST URBAN RENEWAL PROJECT WITH THE CITY OF MCCALL’S COMPREHENSIVE PLAN Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 10 of 84 RESOLUTIO NO. 2019-01 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION FOR THE CITY OF MCCALL, IDAHO, VALIDATING CONFORMITY OF THE URBAN RENEW AL PLAN FOR THE DOWNTOWN WEST URBAN RENEWAL PROJECT WITH THE CITY OF MCCALL'S COMPREHENSIVE PLAN WHEREAS , the Urban Renewal Agency of the city of McCall , Idaho, a lso known as McCall Redevelopment Agency (hereinafter "Agency"), the duly constituted and authorized urban renewal agency of the City of McCall (the "City"), has submitted the proposed Urban Renewal Plan for the Downtown West Urban Renewal Project (the "Downtown West Plan") to the City; and WHEREAS , the Mayor and McCall City Council referred the Downtown West Plan to the City Planning and Zoning Commission for review and recommendations concerning the conformity of said Downtown West Plan with the City 's 2018 McCall Area Comprehensive Plan, McCall In Motion , as amended ("Comprehensive Plan"); and WHEREAS , on September 10 , 2019 , the City Planning and Zoning Commission met to consider whether the Downtown West Plan conforms with the Comprehensive Plan for the City as required by Idaho Code Section 50 -2008(b ); and WHEREAS , the City Planning and Zoning Commission has reviewed said Downtown West Plan in view of the Comprehensive Plan; and WHEREAS , the City Planning and Zoning Commission has determined that the Downtown 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 MCCALL, IDAHO: Section 1. That the Downtown West Plan , submitted by the Agency and referred to this Commission by the Mayor and City Council for review, is in all respects in conform ity with the City's Comprehensive Plan. Section 2 . That Exhibit A , outlining the findings supporting the determination that the Downtown West Plan is in conformity with the City's Comprehensive Plan, is hereby adopted and incorporated as part of this Resolution. Section 3. That the Director of the City 's Planning Division is hereby authorized and directed to provide the Mayor and McCall City Council with a certified copy of this Resolution relating to said Downtown West Plan. RESOLUTION - 1 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 11 of 84 RESOLUTIO 0. 2019-01 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 McCall , Idaho , this 10th day of September 2019. APPROVED: /) ATTEST: Morgan Bessa Director, P ann ng Division RESOL UTION -2 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 12 of 84 Exhibit 2 NOTICE PUBLISHED IN THE STAR-NEWS Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 13 of 84 NOTICE OF REGULAR MEETING AND PUBLIC HEARING BY THE CITY COUNCIL OF THE CITY OF McCALL TO CONSIDER THE URBAN RENEWAL PLAN FOR THE DOWNTOWN WEST URBAN RENEWAL PROJECT OF THE URBAN RENEWAL AGENCY OF THE CITY OF McCALL A/K/A McCALL REDEVELOPMENT AGENCY NOTICE IS HEREBY GIVEN that the City Council of the City of McCall will hold during its regular meeting, a public hearing in Legion Hall, McCall City Hall, 216 East Park Street, McCall, Idaho, on October 24, 2019, at 5:30 p.m., to consider for adoption the proposed Urban Renewal Plan for the Downtown West Urban Renewal Project (“Plan”) of the Urban Renewal Agency of the City of McCall a/k/a McCall Redevelopment Agency (“Agency”). The urban renewal and revenue allocation area boundary is hereinafter described. The Plan proposes that the Agency undertake urban renewal projects, including identifying public facilities for funding, pursuant to the Idaho Urban Renewal Law of 1965, Chapter 20, Title 50, Idaho Code, as amended. The Plan being considered for adoption contains a revenue allocation financing provision pursu-ant to the Local Economic Development Act, Chapter 29, Title 50, Idaho Code, as amend-ed, that will cause property taxes resulting from any increase in equalized assessed val-uation in excess of the equalized assessed valuation as shown on the base assessment roll as of January 1, 2019, to be allocated to the Agency for urban renewal purposes. The Agency has adopted and recommended ap-proval of the Plan. The general scope and objectives of the Plan are: a. The engineering, design, installation, con-struction, and/or reconstruction of storm water management infrastructure to support compli-ance with federal, state and local regulations for storm water discharge and to support pri-vate development; b. The provision for participation by proper-ty owners and developers within the Project Area to achieve the objectives of this Plan;c. The engineering, design, installation, con-struction, and/or reconstruction of:• streets, intersections and other pedestrian crossing facilities; • water and sewer system improvements;• other utility improvements, including, remov-al, burying, or relocation of overhead or un-derground utilities; • extension of electrical distribution lines and transformers; • improvement of irrigation and drainage ditches and laterals; • installation or improvements to fiber optic fa-cilities and/or other communication systems; • parking facilities and electric charging sta-tions;• fire protection systems;• Public art• curbs, gutters, and streetscapes, which for purposes of this Plan, the term streetscapes include sidewalks, lighting, landscaping, benches and other street furniture, bike racks, and similar amenities between the curb and right-of-way line; • other public improvements that may be deemed appropriate by the Board, includ-ing, but not limited to, walkways, public open spaces, outdoor public event spaces, parks, waterfront improvements, plazas, including but not limited to the City Hall/Library pedes-trian plaza, and other similar amenities that may be deemed appropriate by the Board;d. The acquisition of real property from the City or others for right-of-way improvements, public parks, pedestrian facilities and trails, recreational access points and to encourage development opportunities consistent with the Plan, including but not limited to future disposition to qualified developers, in part to encourage development of local housing op-tions;e. The disposition of real property through a competitive process in accordance with this Plan, Idaho law, including Idaho Code § 50-2011, and any disposition policies adopted by the Agency;f. The management of any property acquired by and under the ownership and control of the Agency;g. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan;h. The construction and financial support of infrastructure necessary for the provision of improved transit and alternative transporta-tion;i. To support or partner in the engineering, design, installation, construction of a public community and/or recreation center;j. To support or partner in the development of a robust public market to encourage pedestri-an activity in the CBD;k. The provision of financial and other assis-tance to encourage and attract business en-terprise including but not limited to start-ups and microbusinesses, mid-sized companies and large-scale corporations;l. The provision of financial and other assis-tance to encourage greater density, and to encourage construction of local housing op-tions pursuant to the McCall Local Housing Program;m. The rehabilitation of structures and im-provements by present owners, their succes-sors, and the Agency;n. The preparation and assembly of adequate sites for the development and construction of facilities for commercial, office, retail, residen-tial, and governmental use;o. 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 wa-terfront amenities, streetscape, festival streets, plazas, multi-use pathways, parks and open space and other like public spaces applicable to the Project Area as needed to support imple-mentation of this Plan;p. The demolition or removal of certain buildings and/or improvements for public right-of-way and streetscape improvements, utility underground-ing, extension, upgrades, public parks, open space, plazas, multi-use trails, public facilities, and to encourage and enhance transportation and mobility options, decrease underutilized parcels, to eliminate unhealthful, unsanitary, or unsafe conditions, eliminate obsolete or other uses detrimental to the public welfare or oth-erwise to remove or to prevent the spread of deteriorating or deteriorated conditions;q. In conjunction with the City, the establish-ment and implementation of performance crite-ria to assure high site design standards and en-vironmental 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 develop-ment to achieve public objectives and efficient use of scarce resources;r. To the extent allowed by law, lend or invest federal funds to facilitate development and/or redevelopment; s. To make improvements to utilities (within and outside of the Project Area) to encourage devel-opment throughout the Project Area; t. To support or partner in projects providing additional public access to Payette Lake and the installation of other waterfront amenities, including public docks, waterfront parks and adjacent plazas, and pedestrian pathways. This includes projects supporting environmental pro-tection of Payette Lake; andu. To encourage and support public wayfinding projects.Any such land uses as described in the Plan will be in conformance with zoning for the City of McCall and the 2018 McCall Area Comprehen-sive Plan, as adopted by the City Council, or as may be applicable. Land made available will be developed by private enterprises or public agencies as authorized by law. The Plan iden-tifies various public and private improvements which may be made within the Project Area. The Urban Renewal Project Area and Revenue Allocation Area herein referred to is described as follows:An area consisting of approximately 52.4 acres of land, exclusive of rights-of-way and encom-passing a portion of the City’s central business district (CBD), extending south along Third Street (Highway 55) to Stibnite Street and as more particularly described as follows: A parcel of land being in a portion of Section 9, Township 18 North, Range 3 East, Boise Meridian. Located in Valley County, Idaho and being more particularly described as follows: Commencing at the west quarter corner common to Section 16 and Section 17 (W1/4 Corner of Section 16), thence N 37°29’49 E a distance of 3073.235 Feet. This is the point of Beginning. 1. thence N 5°47’55 E a distance of 55.688 Feet; 2. thence N 0°20’35 E a distance of 144.958 Feet; 3. thence N 2°50’36 E a distance of 162.332 Feet; 4. thence N 0°53’30 E a distance of 131.728 Feet; 5. thence N 27°17’51 W a distance of 67.992 Feet; 6. thence N 0°1’26 E a distance of 123.967 Feet; 7. thence N 1°17’20 E a distance of 139.628 Feet; 8. thence S 89°11’41 W a distance of 58.431 Feet; 9. thence N 89°50’4 W a distance of 124.924 Feet; 10. thence N 89°53’39 W a distance of 75.04 Feet; 11. thence N 89°54’47 W a distance of 24.006 Feet; 12. thence N 0°48’31 E a distance of 60.394 Feet; 13. thence N 0°33’58 E a distance of 20.154 Feet; 14. thence N 0°33’38 E a distance of 58.674 Feet; 15. thence N 0°33’39 E a distance of 52.724 Feet; 16. thence N 0°33’39 E a distance of 65.756 Feet; 17. thence N 0°9’16 W a distance of 24.465 Feet; 18. thence S 50°15’50 W a distance of 229.528 Feet; 19. thence N 89°20’26 W a distance of 30.61 Feet; 20. thence N 0°30’45 E a distance of 129.041 Feet; 21. thence S 49°51’14 W a distance of 38.902 Feet; 22. thence N 0°35’20 E a distance of 80.259 Feet; 23. thence N 1°1’36 E a distance of 60.516 Feet; 24. thence N 0°32’17 E a distance of 99.975 Feet; 25. thence N 0°49’54 E a distance of 99.974 Feet; 26. thence N 0°49’52 E a distance of 19.993 Feet; 27. thence N 15°44’29 W a distance of 82.734 Feet; 28. thence N 20°18’2 W a distance of 18.76 Feet; 29. thence N 0°30’2 E a distance of 71.233 Feet; 30. thence N 0°27’36 E a distance of 96.261 Feet; 31. thence S 89°51’11 W a distance of 82.884 Feet; 32. thence S 89°42’35 W a distance of 75.39 Feet; 33. thence S 89°51’40 W a distance of 38.568 Feet; 34. thence S 89°56’53 W a distance of 52.877 Feet; 35. thence N 89°39’19 W a distance of 61.669 Feet; 36. thence N 89°39’44 W a distance of 88.885 Feet; 37. thence N 89°33’25 W a distance of 39.976 Feet; 38. thence N 89°43’0 W a distance of 59.617 Feet; 39. thence N 89°39’24 W a distance of 63.609 Feet; 40. thence N 89°35’31 W a distance of 109.576 Feet; 41. thence N 89°31’8 W a distance of 89.577 Feet; 42. thence N 89°36’55 W a distance of 291.406 Feet; 43. thence N 89°35’2 W a distance of 90.047 Feet; 44. thence N 89°38’31 W a distance of 100.165 Feet; 45. thence S 89°37’39 W a distance of 49.406 Feet; 46. thence N 0°29’40 W a distance of 441.427 Feet; 47. thence N 0°30’2 W a distance of 47.661 Feet; 48. thence N 80°15’49 E a distance of 31.325 Feet; 49. thence N 87°55’28 E a distance of 412.355 Feet; 50. thence N 89°48’26 E a distance of 57.506 Feet; 51. thence N 86°53’38 E a distance of 107.601 Feet; 52. thence N 87°57’0 E a distance of 82.44 Feet; 53. thence N 87°53’42 E a distance of 86.111 Feet; 54. thence N 87°55’27 E a distance of 388.41 Feet; 55. thence N 0°15’37 E a distance of 253.533 Feet; 56. thence N 2°58’25 W a distance of 19.208 Feet; 57. thence S 67°24’7 E a distance of 41.908 Feet; 58. thence N 84°0’13 E a distance of 99.821 Feet; 59. thence N 66°1’36 E a distance of 33.085 Feet; 60. thence S 89°30’52 E a distance of 30.037 Feet; 61. thence N 85°48’40 E a distance of 30.911 Feet; 62. thence N 85°19’15 E a distance of 28.969 Feet; 63. thence N 89°56’25 E a distance of 32.398 Feet; 64. thence N 78°50’3 E a distance of 27.726 Feet; 65. thence N 89°11’29 E a distance of 30.358 Feet; 66. thence N 85°3’22 E a distance of 25.476 Feet; 67. thence N 85°3’21 E a distance of 5.657 Feet; 68. thence N 84°3’57 E a distance of 18.796 Feet; 69. thence N 81°11’44 E a distance of 10.153 Feet; 70. thence S 89°12’46 E a distance of 84.152 Feet; 71. thence N 78°20’18 E a distance of 56.89 Feet; 72. thence N 78°20’43 E a distance of 33.727 Feet; 73. thence N 81°0’22 E a distance of 29.333 Feet; 74. thence N 74°30’34 E a distance of 30.041 Feet; 75. thence N 75°10’48 E a distance of 29.911 Feet; 76. thence N 57°1’15 E a distance of 32.038 Feet; 77. thence N 57°9’42 E a distance of 36.308 Feet; 78. thence N 40°43’52 E a distance of 23.733 Feet; 79. thence N 40°47’50 E a distance of 47.006 Feet; 80. thence S 11°41’41 E a distance of 145.147 Feet; 81. thence N 86°47’36 E a distance of 42.893 Feet; 82. thence N 65°56’58 E a distance of 36.9 Feet; 83. thence S 14°57’17 E a distance of 32.12 Feet; 84. thence S 11°45’26 E a distance of 346.035 Feet; 85. thence S 11°44’39 E a distance of 46.923 Feet; 86. thence S 11°38’1 E a distance of 45.261 Feet; 87. thence S 12°1’46 E a distance of 41.422 Feet; 88. thence S 13°5’25 E a distance of 10.344 Feet; 89. thence S 11°44’16 E a distance of 95.18 Feet; 90. thence S 11°52’23 E a distance of 21.684 Feet; 91. thence S 10°13’54 E a distance of 21.549 Feet; 92. thence S 10°13’55 E a distance of 49.061 Feet; 93. thence S 8°22’56 E a distance of 63.722 Feet; 94. thence N 61°45’46 E a distance of 103.934 Feet; 95. thence N 61°46’34 E a distance of 104.489 Feet; 96. thence N 62°41’2 E a distance of 52.212 Feet; 97. thence N 61°56’35 E a distance of 107.731 Feet; 98. thence N 84°29’6 E a distance of 99.784 Feet; 99. thence N 88°33’47 E a distance of 19.767 Feet; 100. thence S 85°4’36 E a distance of 19.851 Feet; 101. thence S 78°50’46 E a distance of 19.886 Feet; 102. thence S 56°36’20 E a distance of 55.699 Feet; 103. thence S 48°38’39 E a distance of 70.58 Feet; 104. thence S 31°11’51 E a distance of 66.362 Feet; 105. thence S 31°11’52 E a distance of 13.018 Feet; 106. thence S 23°46’54 E a distance of 13.358 Feet; 107. thence N 89°50’2 W a distance of 14.936 Feet; 108. thence N 89°50’1 W a distance of 13.784 Feet; 109. thence S 29°29’57 E a distance of 124.697 Feet; 110. thence S 28°50’3 E a distance of 156.993 Feet; 111. thence S 27°34’41 E a distance of 87.138 Feet; 112. thence S 2°10’24 E a distance of 6.843 Feet; 113. thence S 16°33’45 E a distance of 16.918 Feet; 114. thence S 1°34’8 E a distance of 59.527 Feet; 115. thence S 1°32’50 E a distance of 79.943 Feet; 116. thence S 1°29’10 E a distance of 41.619 Feet; 117. thence S 22°51’48 E a distance of 58.296 Feet; 118. thence S 79°20’47 W a distance of 57.763 Feet; 119. thence N 89°58’32 W a distance of 98.097 Feet; 120. thence N 89°58’32 W a distance of 125.893 Feet; 121. thence S 0°27’20 E a distance of 318.173 Feet; 122. thence S 1°10’1 E a distance of 61.743 Feet; 123. thence S 0°5’39 W a distance of 137.8 Feet; 124. thence N 89°57’57 E a distance of 9.917 Feet; 125. thence S 0°17’52 E a distance of 116.273 Feet; 126. thence S 0°17’50 E a distance of 7.777 Feet; 127. thence S 14°9’14 W a distance of 45.862 Feet; 128. thence S 89°57’20 W a distance of 51.561 Feet; 129. thence S 0°16’6 W a distance of 311.035 Feet; 130. thence N 89°53’59 W a distance of 216.086 Feet; 131. thence S 1°51’50 E a distance of 73.592 Feet; 132. thence S 2°17’33 W a distance of 21.539 Feet; 133. thence S 7°36’21 E a distance of 35.855 Feet; 134. thence S 2°33’49 E a distance of 70.269 Feet; 135. thence N 89°41’35 W a distance of 255.044 Feet; 136. thence N 89°53’50 W a distance of 193.203 Feet; 137. thence N 89°51’0 W a distance of 173.076 Feet; back to the Point of Beginning. The Project Area is also depicted in the map below. 127. thence S 14°9'14 W a distance of 45.862 Feet; 128. thence S 89°57'20 W a distance of 51.561 Feet; 129. thence S 0°16'6 W a distance of 311.035 Feet; 130. thence N 89°53'59 W a distance of 216.086 Feet; 131. thence S 1°51'50 E a distance of 73.592 Feet; 132. thence S 2°17'33 W a distance of 21.539 Feet; 133. thence S 7°36'21 E a distance of 35.855 Feet; 134. thence S 2°33'49 E a distance of 70.269 Feet; 135. thence N 89°41'35 W a distance of 255.044 Feet; 136. thence N 89°53'50 W a distance of 193.203 Feet; 137. thence N 89°51'0 W a distance of 173.076 Feet; back to the Point of Beginning. The Project Area is also depicted in the map below. Copies of the proposed Plan are on file for public inspection and copying per the City of McCall Public Records Policy at the office of the City Clerk of McCall, 216 East Park Street, McCall, Idaho, between the hours of 8:00 a.m. and 4:00 p.m., Monday through Friday, exclusive of holidays. At the hearing date, time, and place noted above (October 24, 2019, at 5:30 p.m.), all interested persons are invited to attend the hearing to express their views regarding this proposal. Oral Copies of the proposed Plan are on file for pub-lic inspection and copying per the City of McCall Public Records Policy at the office of the City Clerk of McCall, 216 East Park Street, McCall, Ida-ho, between the hours of 8:00 a.m. and 4:00 p.m., Monday through Friday, exclusive of hol-idays. At the hearing date, time, and place noted above (October 24, 2019, at 5:30 p.m.), all inter- ested persons are invited to attend the hearing to express their views regarding this proposal. Oral testi-mony may be offered at the meeting and may be restricted to no more than 3 minutes per person. Written testimony of more than two pages must be submitted at least five working days prior to the hearing; other written testimo-ny may be submitted to the Planning & Devel-opment Services De-partment up to the time of the hearing. Additional information may be obtained by calling 208-634-5229 or by email at mgroenevelt@mccall.id.us. City Hall is accessible to persons with disabili-ties. Program access accommodations may be pro-vided with three (3) days’ advance notice by contacting BessieJo Wagner at bwag-ner@mccall.id.us; 208-634-4874 or 216 East Park Street, McCall, Idaho.DATED: September 3, 2019. BessieJo Wagner, City Clerk Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 14 of 84 Exhibit 3 URBAN RENEWAL PLAN FOR THE DOWNTOWN WEST URBAN RENEWAL PROJECT Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 15 of 84 URBAN RENEWAL PLAN FOR THE DOWNTOWN WEST URBAN RENEWAL PROJECT THE URBAN RENEWAL AGENCY OF THE CITY OF MCCALLA/K/A THE MCCALL REDEVELOPMENT AGENCY CITY OF MCCALL, IDAHO Ordinance No. ________ Adopted _________ Effective _________ Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 16 of 84 982 10/25/2019 01/01/2019 i TABLE OF CONTENTS Page 100 INTRODUCTION .............................................................................................................. 1 101 General Procedures of the Agency ......................................................................... 5 102 Provisions 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 [RESERVED] ......................................................................................................... 8 200 DESCRIPTION OF PROJECT AREA ............................................................................... 8 300 PROPOSED REDEVELOPMENT ACTIONS .................................................................. 8 301 General .................................................................................................................... 8 302 Urban Renewal Plan Objectives ........................................................................... 11 303 Participation Opportunities and Agreement.......................................................... 12 303.1 Participation Agreements .......................................................................... 12 304 Cooperation with Public Bodies ........................................................................... 14 305 Property Acquisition ............................................................................................. 15 305.1 Real Property ............................................................................................ 15 305.2 Personal Property ...................................................................................... 17 306 Property Management .......................................................................................... 17 307 Relocation of Persons (Including Individuals and Families), Business Concerns, and Others Displaced by the Project ..................................................................... 17 308 Demolition, Clearance and Site Preparation ......................................................... 17 309 Property Disposition and Development ................................................................ 17 309.1 Disposition by the Agency ........................................................................ 17 309.2 Disposition and Development Agreements .............................................. 18 309.3 Development by the Agency ..................................................................... 19 310 Development Plans ............................................................................................... 20 311 [Reserved] ............................................................................................................ 20 312 [Reserved] ............................................................................................................ 20 313 Participation with Others ...................................................................................... 20 314 Conforming Owners.............................................................................................. 21 315 Arts Funding ......................................................................................................... 21 400 USES PERMITTED IN THE PROJECT AREA.............................................................. 21 401 Designated Land Uses........................................................................................... 21 402 [Reserved] ............................................................................................................. 21 403 Public Rights-of-Way ........................................................................................... 21 404 Interim Uses .......................................................................................................... 22 405 Development in the Project Area Subject to the Plan ........................................... 22 406 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards ................................................. 23 407 [Reserved] ............................................................................................................. 23 408 Nonconforming Uses ............................................................................................ 23 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 17 of 84 ii 409 Design Guidelines for Development under a Disposition and Development Agreement or Owner Participation Agreement .................................................... 23 500 METHODS OF FINANCING THE PROJECT ............................................................... 24 501 General Description of the Proposed Financing Method ...................................... 24 502 Revenue Allocation Financing Provisions ............................................................ 24 502.1 Economic Feasibility Study ...................................................................... 26 502.2 Assumptions and Conditions/Economic Feasibility Statement ................ 26 502.3 Ten Percent Limitation ............................................................................. 27 502.4 Financial Limitation .................................................................................. 28 502.5 [Reserved] ................................................................................................ 29 502.6 Participation with Local Improvement Districts and Business Improvement Districts .............................................................................. 29 502.7 Issuance of Debt and Debt Limitation ...................................................... 30 502.8 Impact on Other Taxing Districts and Levy Rate ..................................... 30 503 Phasing and Other Fund Sources .......................................................................... 32 504 Lease Revenue and Bonds .................................................................................... 32 505 Membership Dues and Support of Community Economic Development ............ 32 600 ACTIONS BY THE CITY................................................................................................ 33 601 Maintenance of Public Improvements .................................................................. 34 700 ENFORCEMENT ............................................................................................................. 34 800 DURATION OF THIS PLAN, TERMINATION, AND ASSET REVIEW .................... 34 900 PROCEDURE FOR AMENDMENT OR MODIFICATION .......................................... 36 1000 SEVERABILITY .............................................................................................................. 36 1100 ANNUAL REPORT AND OTHER REPORTING REQUIREMENTS .......................... 36 1200 APPENDICES, ATTACHMENTS, EXHIBITS, TABLES ............................................. 37 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 18 of 84 iii Attachments Attachment 1 Boundary Map of Urban Renewal Project Area and Revenue Allocation Area Attachment 2 Legal Description of 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 5.1 Public Improvements within the Revenue Allocation Area Attachment 5.2 Economic Feasibility Study Attachment 5.3 Estimated Net Taxable Value of Growth and New Private Development and Annual Revenue Allocation in the Downtown West Urban Renewal Project Attachment 5.4 Estimated Annual Revenues and Costs in the Downtown West Urban Renewal Project (Cash Flow Analysis) Attachment 5.5 Map Showing Proposed Location of Public Improvements in the Project Area Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 19 of 84 1 100 INTRODUCTION This is the Urban Renewal Plan (the “Plan”) for the Downtown West Urban Renewal Project (the “Project”) in the City of McCall (the “City”), state of Idaho. Attachments 1 through 5.5 attached hereto (collectively, the “Plan Attachments”) are incorporated herein and shall be considered a part of this Plan. The term “Project” is used herein to describe the overall activities defined in this Plan and conforms to the statutory definition of an urban renewal project. Reference is specifically made to Idaho Code §§ 50-2018(10) and 50-2903(13) for the various activities contemplated by the term “Project.” Such activities include both private and public development of property within the urban renewal area. The Downtown West Project Area is also referred to as the “Project Area.” This Plan was prepared by the Board of Commissioners (the “Agency Board”) of the Urban Renewal Agency of the City of McCall, Idaho, also known as the McCall Redevelopment Agency (the “Agency”), 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 § 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 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 20 of 84 2 year following the last year of the revenue allocation provision described in the urban renewal plan. (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 of the Project Area as described in this Plan conforms to the 2018 McCall Area Comprehensive Plan (the “Comprehensive Plan”), as may be amended from time to time, and adopted by the McCall City Council (the “City Council”). Subject to the land use and zoning authority of the City, the Agency intends to rely heavily on any applicable design standards set forth in the McCall Downtown Master Plan, adopted by the City Council on December 19, 2013 (the “Downtown Framework”). The Downtown Framework sets forth key design guidelines and principals, preferred development concepts, mobility concepts, open space concepts and public utility/infrastructure framework concepts to guide redevelopment and development in the Project Area. To further support increasing local housing options, the Agency intends to implement the strategies set forth in the 2018 City of McCall Housing Strategy. Finally, the Agency will rely on the 2017 McCall Area Transportation Master Plan, which establishes guidelines for connectivity and preferred development concepts to support transportation and mobility options. This Plan is subject to the Plan modification limitations and reporting requirements set forth in Idaho Code § 50-2903A. Subject to limited exceptions as set forth in Idaho Code § 50-2903A, if this Plan is modified by a City Council ordinance, then the base value for the year immediately following the year in which modification occurs shall be reset 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. Should the Agency have any outstanding financial obligations, the City shall not adopt an ordinance modifying this Plan unless written consent has been obtained by any creditors, including but not limited to developers who have entered into reimbursement agreements with the Agency. A modification shall not be deemed to occur when “[t]here is a plan amendment to make technical or ministerial changes to a plan that does not involve an increase in the use of revenues allocated to the agency.” Idaho Code § 50-2903A(1)(a)(i). Annual adjustments as more specifically set forth in the Agency’s annual budget will be required to account for more/less estimated revenue and prioritization of projects. Any adjustments for these stated purposes are technical and ministerial and are not modifications under Idaho Code § 50-2903A. This Plan provides the Agency with powers, duties, and obligations to implement and further the program generally formulated in this Plan for the development, redevelopment, Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 21 of 84 3 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 5.1, with the need for specificity as required by Idaho Code § 50-2905. The Plan narrative addresses the required elements of a plan set forth in Idaho Code § 50-2905(1), (5), (7) and (8). Attachments 5.1-5.5, together with the Plan narrative, meet the specificity requirement for the required plan elements set forth in Idaho Code § 50-2905(2)-(6), recognizing that actual Agency expenditures are prioritized each fiscal year during the required annual budgeting process. Allowed projects are those activities which comply with the Law and the Act and meet the overall objectives of this Plan. The public-private relationship is crucial in the successful development and redevelopment of the Project Area. Typically, the public will fund enhanced public improvements like utilities, streets, and sidewalks which, in turn, create an attractive setting for adjacent private investment for mixed-use residential (single family residential and increased density), retail, office, and commercial facilities. The purposes of the Law and Act will be attained through, and the major goals of this Plan, are: a. The installation and construction of public improvements, including streets and pedestrian plazas; improvements to roadways, intersections, curbs, gutters and streetscapes, which for purposes of this Plan, the term “streetscapes” includes sidewalks, lighting, landscaping, benches and other street furniture, bike racks, public art and similar amenities between the curb and right of way line; installation and/or improvements to fiber optic facilities; public utilities including water and sewer improvements, and fire protection systems; other related public improvements, including improvements to pedestrian crossing facilities and parking facilities; removal, burying, or relocation of overhead utilities; extension of electrical distribution lines and transformers; improvement of irrigation and drainage ditches and laterals; and improvement of storm drainage facilities; b. To support or partner in projects expanding local housing options and leveraging the McCall Local Housing Program; c. To support or partner in the development of a community and/or recreation center; d. To support or partner in the development of a public market; e. To support or partner in projects providing additional public access to Payette Lake and the installation of other waterfront amenities, including public docks, Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 22 of 84 4 waterfront parks and adjacent plazas, and pedestrian pathways. This includes projects supporting environmental protection of Payette Lake; f. 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; g. The strengthening of the economic base of the Project Area and the community by the installation of needed public improvements to stimulate new private development providing employment and economic growth; h. The provision of adequate land for open space, parks, street rights-of-way, pedestrian rights-of-way, including pathways, pedestrian plazas and other outdoor public event space; i. The reconstruction and improvement of street corridors to allow traffic flows and pedestrians to move through the Project Area along with the accompanying utility connections throughout the Project Area; j. The provision of public service utilities such as broadband, water system improvements, sewer system improvements and improvements to storm drainage facilities (which may be located outside the Project Area); k. 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; l. 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; m. The funding of necessary public infrastructure to accommodate both public and private development; n. To acquire real property as may be necessary to support the above-mentioned goals; and o. Construction and maintenance of public parking facilities. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 23 of 84 5 101 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 §§ 67-450B, 67-450E, 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 § 50-2903A. 102 Provisions 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 and prepare an eligibility report. The eligibility report was submitted to the Agency. The Agency accepted the eligibility report by Agency Resolution No. 01-2018 on June 19, 2018, and thereafter submitted the eligibility report to the City Council for its consideration. The area studied, which was larger than the Project 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. 18-14 on June 28, 2018. With the adoption of Resolution No. 18-14, the City Council authorized the preparation of an urban renewal plan. The Plan was prepared and submitted to the Agency for its review and approval. The Agency approved the Plan by the adoption of Agency Resolution No. 2-2019 on August 19, 2019, 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. 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 Star News, Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 24 of 84 6 a newspaper having general circulation in the City. The City Council adopted this Plan on ___________ __, 2019, by Ordinance No. _____. 103 History and Current Conditions of the Area This Project Area includes approximately 52.4 acres, exclusive of rights-of-way, and encompasses a portion of the City’s central business district (CBD) extending south along Third Street (Highway 55) to Stibnite Street. Despite recent investment in the broader CBD, the Valley County Assessor’s data indicates approximately 74% of the parcels consisting of 49% of the land area are either vacant, deteriorated or deteriorating. The Project Area is zoned primarily for mixed-use commercial and residential uses. A significant impediment to development is the extent of infrastructure necessary to develop the area. Development potential within the Project Area is currently restricted due to the costs to update existing infrastructure to current standards. The street surfaces are failing throughout the Project Area. The pedestrian facilities, such as the sidewalks throughout the Project Area, are broken and create hazardous walking surfaces. There continue to be sections where sidewalks do not exist forcing pedestrians to compete with vehicular traffic on narrow paved surfaces. Additionally, there is the lack of adequate storm drainage facilities, creating dangerous ponding during periods of rain and snow melt, which exacerbates the deteriorating condition of the roadways. Similarly, the lack of stormwater facilities impacts the water quality of Payette Lake (drinking water source). The Plan proposes installation and improvements to public infrastructure and other publicly owned assets throughout the Project Area, as more specifically set forth in Attachment 5.1, including but not limited to participation in the engineering, design and construction of roadways, including streetscapes, streetlights, curbs, gutters sidewalks and other related pedestrian amenities; parking improvements; water and sewer improvements; improvements to the fiber system; storm drainage system improvements; and the development or preservation of parks and open space, including pedestrian/bike paths, creating the framework for the development of a mixed-use residential, commercial, office and retail area; improvements to the waterfront; and other community development projects. The Project Area is underdeveloped and is not being used to its highest and best use due to the presence of a substantial number of deteriorated or deteriorating structures, deterioration of site, age or obsolescence, predominance of defective or inadequate street layout, outmoded street patterns, need for modern traffic requirements, faulty lot layout in relation to size, adequacy, accessibility or usefulness, insanitary and unsafe conditions, unsuitable topography, diversity of ownership, and defective or unusual conditions of title. The foregoing conditions have arrested or impaired the sound growth in the Project Area and have resulted in economic underdevelopment of the Project Area. The preparation and approval of an urban renewal plan, including a revenue allocation financing provision, gives the City additional resources to solve the public infrastructure and development impediment issues in this area. Revenue allocation financing should help to Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 25 of 84 7 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. 104 Purpose of Activities Attachment 5.1 includes the Project Area Improvement List 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. to re-prioritize the Projects described in this Plan and the Plan Attachments. c. Retain flexibility in funding the various activities in order to best meet the Plan and the needs of the Project Area. d. Retain flexibility in determining whether to use the Agency’s funds or funds generated by other sources. e. Site the location of proposed improvements to support development when it occurs. Attachment 5.5 provides limited information on the proposed location of a few proposed improvements, which presents a realistic development scenario recognizing it is difficult to project with any certainty where the improvements will be sited until the future project submits plans to the City for compliance with land use regulations. The Agency intends to discuss and negotiate with any owner or developer of the parcels within the Project Area seeking Agency assistance. 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. Throughout this Plan, there are references to Agency activities, Agency funding, and the development, and contribution of public improvements. Such references do not necessarily constitute a full, final, and formal commitment by the Agency but, rather, grant to the Agency the discretion to participate as stated subject to achieving the objectives of this Plan and provided such activity is deemed eligible under the Law and the Act. The activities listed in Attachments Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 26 of 84 8 5.1-5.5 will be determined or prioritized as the overall Project Area develops and through the annual budget setting process. The activities listed in Attachments 5.1-5.5 are also prioritized by way of importance to the Agency by the amounts funded, and by year of funding, with earlier years reflecting the more important activities, achievement of higher objectives, long term goals, and commitments. 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 market conditions and the availability of financial resources but is also strategic, considering the timing of private development partnership opportunities and the ability of certain strategic activities to stimulate development at given points in time within the planned 20-year period of the urban renewal district and revenue allocation area. The Study (Attachments 5.1-5.5) has described a list of prioritized public improvements and other related activities with an estimated cost in 2018 dollars of approximately $15,390,000. This amount does not take into account inflationary factors which would increase that figure depending on when the 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 $15,860,188. 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 identified improvements and activities. 105 [RESERVED] 200 DESCRIPTION OF PROJECT AREA The boundaries of the Project Area and the Revenue Allocation Area are shown on the Boundary Map of 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 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. The Agency also intends to use revenue allocation funds to improve the waterfront, including improvements that extend into Payette Lake, such as docks and other amenities. 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 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 27 of 84 9 private lands, and to grow the economy in the Project Area. Implementation of the strategy includes, but is not limited to the following actions: a. The engineering, design, installation, construction, and/or reconstruction of storm water management infrastructure to support compliance with federal, state and local regulations for storm water discharge and to support private development; b. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan; c. The engineering, design, installation, construction, and/or reconstruction of: • streets, intersections and other pedestrian crossing facilities; • water and sewer system improvements; • other utility improvements, including, removal, burying, or relocation of overhead or underground utilities; • extension of electrical distribution lines and transformers; • improvement of irrigation and drainage ditches and laterals; • installation or improvements to fiber optic facilities and/or other communication systems; • parking facilities and electric charging stations; • fire protection systems; • Public art • curbs, gutters, and streetscapes, which for purposes of this Plan, the term streetscapes includes sidewalks, lighting, landscaping, benches and other street furniture, bike racks, and similar amenities between the curb and right-of-way line; • other public improvements that may be deemed appropriate by the Board, including, but not limited to, walkways, public open spaces, outdoor public event spaces, parks, waterfront improvements, plazas, including but not limited to the City Hall/Library pedestrian plaza, and other similar amenities that may be deemed appropriate by the Board; d. The acquisition of real property from the City or others for right-of-way improvements, public parks, pedestrian facilities and trails, recreational access points and to encourage development opportunities consistent with the Plan, including but not limited to future disposition to qualified developers, in part to encourage development of local housing options; e. The disposition of real property through a competitive process in accordance with this Plan, Idaho law, including Idaho Code § 50-2011, and any disposition policies adopted by the Agency; f. The management of any property acquired by and under the ownership and control of the Agency; Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 28 of 84 10 g. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan; h. The construction and financial support of infrastructure necessary for the provision of improved transit and alternative transportation; i. To support or partner in the engineering, design, installation, construction of a public community and/or recreation center; j. To support or partner in the development of a robust public market to encourage pedestrian activity in the CBD; k. 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; l. The provision of financial and other assistance to encourage greater density, and to encourage construction of local housing options pursuant to the McCall Local Housing Program; m. The rehabilitation of structures and improvements by present owners, their successors, and the Agency; n. The preparation and assembly of adequate sites for the development and construction of facilities for commercial, office, retail, residential, and governmental use; o. 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 waterfront amenities, streetscape, festival streets, 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; p. The demolition or removal of certain buildings and/or improvements for public right-of-way and streetscape improvements, utility undergrounding, extension, upgrades, public parks, open space, plazas, multi-use trails, public facilities, and to encourage and enhance transportation and mobility options, decrease underutilized parcels, to eliminate unhealthful, unsanitary, or unsafe conditions, eliminate obsolete or other uses detrimental to the public welfare or otherwise to remove or to prevent the spread of deteriorating or deteriorated conditions; q. 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 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 29 of 84 11 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; r. To the extent allowed by law, lend or invest federal funds to facilitate development and/or redevelopment; s. To make improvements to utilities (within and outside of the Project Area) to encourage development throughout the Project Area; t. To support or partner in projects providing additional public access to Payette Lake and the installation of other waterfront amenities, including public docks, waterfront parks and adjacent plazas, and pedestrian pathways. This includes projects supporting environmental protection of Payette Lake; and u. To encourage and support public wayfinding projects. 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 a slow-growing tax base based on deteriorated and/or deteriorating conditions that have arrested or impaired or will arrest or impair growth in the Project Area. As set forth in greater detail in Section 301, the construction of public facilities, installation and construction of public infrastructure, or improvements thereto, the installation, construction and improvements to pedestrian amenities, waterfront improvements and/or development, improvements to water and sewer facilities (within and outside of the Project Area), fire protection updates, as well as remediating any drainage issues will enhance the overall development of the Project Area. Hence, the Plan for the Project Area is a proposal for public improvements to provide an improved environment for new commercial, office, retail, and residential uses; improvements to public open space and facilities; the elimination of unsafe conditions; and to otherwise prevent the extension of deterioration and reverse the deteriorating action of the Project Area. Less than fee acquisition may be utilized by the Agency when and if necessary to promote redevelopment in accordance with the objectives of the Plan. Temporary project improvements shall be provided, if necessary, to facilitate adequate vehicular and pedestrian circulation. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 30 of 84 12 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. 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 Agency plays a key role in creating the necessary momentum to get and keep things going. b. Develop new mixed-use residential, retail, commercial, and office opportunities and encourage economic development. c. Secure and improve certain public open space in critical areas. d. Initiate projects designed to encourage a mixture of housing stock including varying density, market-rate, workforce and local housing 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 § 50-2905. Land use in the Project Area will be modified to the extent that underutilized, underdeveloped, and vacant land and land now devoted to uses inconsistent with the future land uses of the area will be converted to residential, commercial, retail and office uses. 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 site covered by the Plan. 303 Participation Opportunities and Agreement 303.1 Participation Agreements The Agency shall enter into various development participation agreements with any existing or future owner of property, in the event the property owner seeks and/or receives Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 31 of 84 13 assistance from the Agency in the development or redevelopment of the property. The term “owner participation agreement” or “participation agreement” is intended to include all participation agreements with a property owner, including reimbursement agreements, grant agreements or other participation agreements. Each structure and building in the Project Area 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, and the Agency will so certify, if the rehabilitated or new structure meets the standards set forth in an executed owner participation agreement and meets the conditions described below: a. Any such property within the Project Area shall be required to conform to all applicable provisions, requirements, and regulations of this Plan. The owner participation agreement may require as a condition of financial participation by the Agency a commitment by the property owner to meet the greater objectives of the land use elements identified in the Comprehensive Plan, the Downtown Framework, and applicable zoning ordinances. Upon completion of any rehabilitation, each structure must be safe and sound in all physical respects and be refurbished and altered to bring the property to an upgraded marketable condition that will continue throughout an estimated useful life for a minimum of twenty (20) years. b. 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. c. Any new construction shall also conform to all applicable provisions, requirements, and regulations of this Plan, as well as to all applicable codes and ordinances of the City. All owner participation agreements will address phasing issues, 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, 2039. The Agency shall retain its discretion to negotiate an earlier date to accomplish all obligations under any owner participation agreement. In all participation agreements, participants who retain real property shall be required to join in the recordation of such documents as may be necessary to make the provisions of this Plan applicable to their properties. Whether or not a participant enters into a participation 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 fails or refuses to rehabilitate, develop, use, and maintain its real property pursuant to this Plan and a participation agreement, the real property or any interest Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 32 of 84 14 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. 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. In that event, the Agency will agree as set out in the participation agreement to reimburse a portion of, or all of, the costs of public improvements identified in the participation agreement from the revenue allocation generated by the private development. 304 Cooperation with Public Bodies Certain public bodies are authorized by state law to aid and cooperate, with or without consideration, in the planning, undertaking, construction, or operation of this Project. The Agency shall seek the aid and cooperation of such public bodies and shall attempt to coordinate this Plan with the activities of such public bodies in order to accomplish the purposes of redevelopment and the highest public good. The Agency, by law, is not authorized to acquire real property owned by public bodies without the consent of such public bodies. The Agency will seek the cooperation of all public bodies which own or intend to acquire property in the Project Area. All plans for development of property in the Project Area by a public body shall be subject to Agency approval, in the event the Agency is providing any financial assistance. Subject to applicable authority, the Agency may impose on all public bodies the planning and design controls contained in this Plan to ensure that present uses and any future development by public bodies will conform to the requirements of this Plan. The Agency is authorized to Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 33 of 84 15 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 specifically intends to cooperate to the extent allowable with the City for the construction of street, streetscape, utility, pedestrian improvements and waterfront improvements and development. The Agency shall also cooperate with the City on various relocation, screening, or underground projects, the providing of fiber optic capability, and the funding of water and sewer improvements. The Agency shall also cooperate with any public entity having jurisdiction over rights-of-way for the improvement of streets within the Project Area and with the public bodies responsible for water and sewer improvements. The Agency may also cooperate and seek available assistance from state and federal 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 Agency to any project or property acquisition; rather, for purposes of determining the economic feasibility of the Plan certain projects and expenditures have been estimated and included in the analysis. Agency revenue and the ability to fund reimbursement of eligible Project Costs is more specifically detailed in any owner participation agreement and in the annual budget adopted by the Agency Board. 305 Property Acquisition 305.1 Real Property Only as specifically authorized herein, the Agency may acquire, through the voluntary measures described below, but is not required to acquire, any real property located in the Project Area where it is determined that the property is needed for construction of public improvements, required to eliminate or mitigate the deteriorated or deteriorating conditions, to facilitate economic development, including acquisition of real property intended for disposition to qualified developers through a competitive process, and as otherwise allowed by law. The acquisition shall be by any means authorized by law, including, but not limited to, the Law, the Act, and the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended, but shall not include the right to invoke eminent domain authority except as authorized herein. The Agency is authorized to acquire either the entire fee or any other interest in real property less than a fee, including structures and fixtures upon the real property, without acquiring the land upon which those structures and fixtures are located. The Agency intends to acquire any real property through voluntary or consensual gift, devise, exchange, or purchase. Such acquisition of property may be for the development of the public improvements identified in this Plan. Such properties may include properties owned by private parties or public entities. This Plan anticipates the Agency’s use of its resources for Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 34 of 84 16 property acquisition, in part, for the construction of public improvements and to support local housing projects. In the event the Agency identifies certain property which should be acquired to develop certain public improvements intended to be constructed under the provisions of this Plan, the Agency shall coordinate such property acquisition with any other public entity (e.g., without limitation, the City, the state of Idaho, or any of its authorized agencies), including the assistance of the Agency of funds to acquire said property either through a voluntary acquisition or the public entity’s invoking of its eminent domain authority as limited by Idaho Code Section 7- 701A. The Agency is authorized by this Plan to acquire the properties 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 §§ 50-2010 and 50-2018(12) to acquire the properties identified in Attachment 3 hereto for the purposes set forth in this Plan. The Agency has identified its intent to acquire and/or participate in the development of certain public improvements, including, but not limited to streets, streetscapes, water and sewer improvements, environmental remediation/site preparation, public parking, public art, local housing, community facilities, including but not limited to public open space, parks, plazas, pedestrian/bike paths and trails, waterfront improvements and docks, multi-purpose community and/or recreation facilities, and other public facilities. Further, the Agency may acquire real property to facilitate commercial development and/or housing opportunities 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, commercial, retail and office areas. The public improvements are intended to be dedicated to the City upon completion. The Agency reserves the right to determine which properties identified, if any, should be acquired. It is in the public interest and 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 to acquire real property in the Project Area for the public improvements identified in this Plan, which cannot be acquired by gift, devise, exchange, purchase, or any other lawful method. Under the provisions of the Act, the urban renewal plan “shall be sufficiently complete to indicate such land acquisition, demolition, and removal of structures, redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the urban renewal area.” Idaho Code § 50-2018(12). The Agency has generally described those properties by use as set out in Attachment 3 for acquisition for the construction of public improvement, to facilitate commercial development, and to support the development of local housing projects. The Agency may also acquire property for the purpose of developing streetscape and public utilities. The Agency reserves the right to determine which properties, if any, should be acquired. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 35 of 84 17 305.2 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 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 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. In the event the Agency’s activities result in displacement, the Agency shall comply with, at a minimum, the standards set forth in the Law. The Agency shall also comply with all applicable state laws concerning relocation benefits. The Agency 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. In connection therewith, the Agency may cause, provide for, or undertake the installation or construction of streets, utilities, parks, pedestrian walkways, parking facilities, drainage facilities, and other public improvements necessary to carry out this Plan. 309 Property Disposition and Development 309.1 Disposition by the Agency For the purposes of this Plan, the Agency is authorized to sell, lease, lease/purchase, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property under the reuse provisions set forth in Idaho Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 36 of 84 18 Code § 50-2011. 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. 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 may be necessary to prevent transfer, retention, or use of property for speculative purposes and to ensure that development is carried out pursuant to this Plan. Leases, lease/purchases, deeds, contracts, agreements, and declarations of restrictions of the Agency may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provisions necessary to carry out this Plan. Where appropriate, as determined by the Agency, such documents, or portions thereof, shall be recorded in the office of the Recorder of Valley 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 participation 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. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 37 of 84 19 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. g. That the Agency receives adequate assurance acceptable to the Agency to ensure performance under the contract for sale. h. All such buildings or portions of the buildings which are to remain within the Project Area shall be reconstructed in conformity with all applicable codes and ordinances of the City. i. All disposition and development documents shall be governed by the provisions of Section 409 of this Plan. j. All other requirements and obligations as may be set forth in any participation policy established and/or amended by the Agency. The Agency also reserves the right to determine the extent of its participation based upon the achievements of the objectives of this Plan. Obligations under any disposition and development agreement and deed covenants, except for covenants which run with the land beyond the termination date of this Plan, shall terminate no later than December 31, 203 9. 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 Section 50-2007, 50-2018(10) and (13), and 50-2903(9), (13), and (14), and as otherwise identified in Attachments 5.1-5.5, attached hereto and incorporated herein by reference, and may acquire or pay for the land required therefore. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 38 of 84 20 The Agency may enter into contracts, leases, and agreements with the City or other public body or private entity pursuant to this section, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in Idaho Code § 50-2909 which may be made payable out of the taxes levied in the Project Area and allocated to the Agency under Idaho Code § 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds. 310 Development Plans All development plans (whether public or private) prepared, pursuant to an owner participation or disposition and development agreement, shall be submitted to the Agency Board for approval and architectural review. All development in the Project Area must conform to those standards specified in Section 409. Additionally, development must be consistent with all City ordinances. 311 [Reserved] 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 Idaho Community Development Block Grant Program (“ICDBG”), the Economic Development Administration, the Small Business Administration, or other federal agencies. In order to enhance such grants, the Agency’s use of revenue allocation funds is critical. Under those regulations the Agency may participate with the private sector in the development and financing of those private projects that will attain certain federal objectives. The Agency may, therefore, use the federal funds for the provision of assistance to private for-profit business, including, but not limited to, grants, loans, loan guarantees, interest supplements, technical assistance, and other forms to support, for any other activity necessary or appropriate to carry out an economic development project. As allowed by law, the Agency may also use funds from any other sources for any purpose set forth under the Law or Act. The Agency may enter into contracts, leases, and agreements with the City, or other public body or private entity, pursuant to this section, and the obligation of the Agency under such contract, lease, or agreement shall constitute an indebtedness of the Agency as described in Idaho Code § 50-2909 which may be made payable out of the taxes levied in the Project Area Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 39 of 84 21 and allocated to the Agency under Idaho Code § 50-2908(2)(b) and Section 500 of this Plan or out of any other available funds. 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 a 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 Funding The Agency encourages public art and performing arts through joint ventures with private developers and in cooperation with the City. Whenever 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 or other areas as 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 depicted on Attachment 4 and as set forth in the McCall Area Comprehensive Plan Land Use Map, including the future land use map and zoning classifications, as may be amended. For the most part, the Project Area is proposed as mixed-use residential, commercial, retail and office development. 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 includes portions of the City’s main arterial street, Third Street and Lake Street (State Highway 55), as well as a number of collector streets and local roads as shown on Attachment 1. Any new City or State roadways will be constructed in conjunction with any applicable policies and design standards of the City (and State and Federal standards if applicable) regarding dedicated rights-of-way. Additional public streets, alleys, and easements may be created in the Project Area as needed for proper development. Additional improvements to existing streets 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 conjunction with any applicable Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 40 of 84 22 policies and standards of the City regarding changes to dedicated rights-of-way, and appropriate irrigation or drainage districts regarding changes to laterals or ditches. Any development, maintenance and future changes in the interior or exterior street layout shall be in accordance with the objectives of this Plan, public works department review, and the City’s design standards as set forth in the 2017 McCall Area Transportation Master Plan, as may be amended in the future, as well as, the City of McCall Complete Streets Policy; 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 vehicular access, 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 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. 405 Development in the Project Area Subject to the Plan All real property in the Project Area, under the provisions of either a disposition and development agreement or an owner participation agreement, is made subject to the controls and requirements of this Plan. No such real property shall be developed, rehabilitated, or otherwise changed after the date of the adoption of this Plan, except in conformance with the provisions of this Plan. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 41 of 84 23 406 Construction Shall Comply with Applicable Federal, State, and Local Laws and Ordinances and Agency Development Standards All construction in the Project Area shall comply with all applicable state laws, the McCall 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 owner participation agreement. 407 [Reserved] 408 Nonconforming Uses The Agency may permit an existing use to remain in an existing building and site usage in good condition, which use does not conform to the provisions of this Plan, provided that such use is generally compatible with existing and proposed developments and uses in the Project Area. The owner of such a property must be willing to enter into an owner participation agreement and agree to the imposition of such reasonable restrictions as may be necessary to protect the development and use of the Project Area. The Agency may authorize additions, alterations, repairs, or other improvements in the Project Area for uses which do not conform to the provisions of this Plan where such improvements are within a portion of the Project Area where, in the determination of the Agency, such improvements would be compatible with surrounding Project uses and development. All nonconforming uses shall also comply with the City codes and ordinances. 409 Design Guidelines for Development under a Disposition and Development Agreement or Owner Participation Agreement Under a disposition and development agreement and an 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 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 42 of 84 24 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. These additional design standards or controls will be implemented through the provisions of any owner participation agreement or disposition and development agreement. These controls are in addition to any standard and provisions of any applicable City building or zoning ordinances; provided, however, each and every development shall comply with all applicable City zoning and building ordinances. 500 METHODS OF FINANCING THE PROJECT 501 General Description of the Proposed Financing Method The Agency is authorized to finance this Project with revenue allocation funds, financial assistance from the City (loans, grants, other financial assistance), state of Idaho, federal government or other public entities, interest income, developer advanced funds, donations, loans from private financial institutions (bonds, notes, line of credit), the lease or sale of Agency- owned property, public parking revenue, or any other available source, public or private, including assistance from any taxing district or any public entity. The Agency is also authorized to obtain advances, lines of credit, borrow funds, and create indebtedness in carrying out this Plan. The Agency may also consider an inter-fund transfer from other urban renewal project areas and a grant from the City. 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 facilities. The City or any other public agency 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, 2019. 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. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 43 of 84 25 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 borrowed, indebtedness incurred, or notes or bonds issued by the Agency to finance or to refinance the Project Costs (as defined in Idaho Code § 50-2903(14)) of one or more urban renewal projects. Upon enactment of a City Council ordinance finally adopting these revenue allocation financing provisions and defining the Revenue Allocation Area described herein as part of the Plan, there shall hereby be created a special fund of the Agency into which the County Treasurer shall deposit allocated revenues as provided in Idaho Code § 50-2908. The Agency shall use such funds solely in accordance with Idaho Code § 50-2909 and solely for the purpose of providing funds to pay the Project Costs, including any incidental costs, of such urban renewal projects as the Agency may determine by resolution or resolutions of its Board. A statement listing proposed public improvements and facilities, a schedule of improvements, an economic feasibility study, estimated project costs, fiscal impact upon other taxing districts, and methods of financing project costs required by Idaho Code § 50-2905 is included in this Plan and in Attachments 5.1-5.5 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 if the Board deems such adjustment necessary or convenient to effectuate the general objectives of the Plan in order to account for revenue inconsistencies 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 from the Agency’s other revenue allocation area, or private entity and financial institutions in order to immediately commence construction of certain of the public improvements. Revenues will continue to be allocated to the Agency until termination of the revenue allocation area as set forth in Section 800. Attachments 5.1-5.5 incorporate 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 than estimated or if 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. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 44 of 84 26 The Agency is authorized to make such pledges as to specific advances, loans, and indebtedness as appropriate in carrying out the Project. The Agency reserves the right to either pay for Project Costs from available revenue (pay as you go basis) or borrow funds by incurring debt through notes or other obligations. Revenue allocation proceeds are deemed to be only a part of the proposed funding sources for the payment of public improvements and other project improvements. Additionally, project funding is proposed to be phased for the improvements, allowing of funds to be accumulated for use. 502.1 Economic Feasibility Study Attachment 5.2 constitutes the Economic Feasibility Study (“Study”), as supported by Attachments 5.1, 5.3, 5.4, and 5.5, for the urban renewal area prepared by Phil Kushlan, Kushlan Associates. The Study constitutes the financial analysis required by the Act and is based upon existing information from the developers, the Agency, the City and others. Projections are based upon input from the Agency, property owners, developers, City and other public entities. 502.2 Assumptions and Conditions/Economic Feasibility Statement The information contained in Attachments 5.1-5.5 assumes certain completed and projected actions. All debt is projected to be repaid no later than the duration period of the Plan. The total amount of indebtedness (and all other loans or indebtedness) and the amount of revenue generated by revenue allocation are dependent upon the extent and timing of private development. Should all of the development take place as projected, the project indebtedness could be extinguished earlier, dependent upon 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 Attachments 5.1 through 5.5, which will facilitate 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, City staff 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 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 45 of 84 27 prioritize the activities set forth in this Plan and determine what funds are available and what activities can be funded. The Agency will establish those priorities through its mandated annual budgetary process. The assumptions concerning revenue allocation proceeds are based upon certain assessed value increases and assumed tax levy rates, as more specifically set forth in Attachments 5.1-5.5. The types of new construction expected in the Project Area are: commercial, office, residential, including residential above retail and office, live-work residences, local housing projects, higher density townhome and single-family homes, lodging and retail. Developers have identified significant interest in these development types. The Project Area has potential for a significant increase in residential growth due to the McCall Local Housing Program to encourage a year- round downtown economy, particularly with regard to the close access and walkability to the downtown. Other owners have expressed interest in developing their properties or selling to a developer. However, without a method to construct the identified public improvements such as main water and sewer lines and street infrastructure, development is unlikely to occur in much of the Project Area. The financial analysis set forth in Attachments 5.3-5.4 has taken into account and excluded levies that do not flow to the Agency consistent with Idaho Code § 50-2908. It is understood that application of certain exemptions, including the homeowner’s exemption and Idaho Code § 63-602K, which provides for personal property tax exemption to businesses may have the effect of reducing the increment value, which in turn reduces revenue. 502.3 Ten Percent Limitation1 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 Valley County Assessor, the assessed taxable value for the City as of January 1, 2018, less homeowners’ exemptions, is $1,275,697,646. Therefore, the 10% limit is $127,569,764.60. The adjusted base assessed value of the existing revenue allocation area as of January 1, 2018, is as follows: Railroad Avenue Area Urban Renewal District $9,641,150 The estimated base value for the proposed Downtown West District is $53,319,577. The adjusted base values for the combined revenue allocation areas total $62,960,727, which is less than 10% of the City’s 2018 value. 1 Due to the timing of the assessment process and creation of this Plan, the 201 8 values have been used to establish compliance with the 10% limitation. Using the 2018 values, the total value of the existing revenue allocation area combined with the value of this Project Area are less than 5% of the total taxable value of the City. Even assuming an increase in values for 2019, the combined values of the revenue allocation areas would not exceed 10% of the current assessed taxable value for the entire City. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 46 of 84 28 502.4 Financial Limitation The Study identifies several capital improvement projects. Use of any particular funding source for any particular purpose is not assured or identified. Use of the funding source shall be conditioned on any limitations set forth in the Law, the Act, or by contract. 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 including annual revenue allocations and interfund loan are shown. 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. See Idaho Code § 50-2905. Based on these funding sources, the conclusion is that the Project is feasible. The information contained in the Study assumes certain projected actions. First, the Agency has projected an inter-district loan from the Agency’s existing project area to assist with the administrative costs for establishing the new Project Area. That loan is anticipated to be repaid to the existing Project Area in full, with interest. Second, under the provisions of the Act, the revenue allocation may continue until the end of the Plan term. Third, the total amount of indebtedness and the amount of revenue generated by revenue allocation is dependent upon the extent and timing of private development. The Study considered and assessed the amount of geographic area in the Project Area that was highly probable to redevelop during the term of the Plan and Project Area. The potential maximum development capacity pursuant to the City Code was assessed for the area most likely to develop. To be conservative, the potential build-out value was limited to 20%, which formed the basis for the annual new development estimates. Additional value was added in years 2023 and 2026 based on anticipated projects that have been discussed at a high-level and are reasonable to assume will occur at some point in the near future. Finally, it is assumed, the Agency may re-prioritize projects and the location of those projects pursuant to market conditions, project timing, funding availability, etc. as more specifically detailed in the annual budget. The proposed timing for the public improvements may very well have to be adjusted depending upon the availability of some of the funds and the Agency’s ability to finance any portion of the Project. Any adjustment to Project timing or funding is technical or Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 47 of 84 29 ministerial in nature and shall not be considered a modification of the Plan pursuant to Idaho Code Section 50-2903A. Attachments 5.1-5.2 list those public improvements the Agency may directly fund in whole, or reimburse a future developer and/or public entity for 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 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 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. The proposed location of parking, waterfront improvements and the pedestrian plaza in the Project Area is generally shown in Attachment 5.5 recognizing that the specific location of improvements, including but not limited to roads and utilities, will depend on the type and timing of development. The change in the location of the improvements shown on Attachment 5.5 plus the actual siting of the improvements identified in Attachments 5.1 and 5.2 does not constitute a modification to the Plan. The Agency reserves its discretion and flexibility in deciding which improvements are more critical for development or redevelopment, and the Agency intends to coordinate its public improvements with associated development by private developers/owners. Where applicable, the Agency also intends to coordinate its participation in the public improvements with the receipt of certain grants or loans which may require the Agency’s participation in some combination with the grant and loan funding. Generally, the Agency expects to develop those improvements identified in Attachments 5.1-5.2 first, in conjunction with private development within the Project Area generating the increment as identified in Attachments 5.3-5.4. 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 Business Improvement Districts Under the Idaho Local Improvement District Code, Chapter 17, Title 50, Idaho Code, the Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 48 of 84 30 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 to participate in the funding of local improvement district facilities. This participation may include either direct funding to reduce the overall cost of the local improvement district or to participate as an assessed entity to finance the local improvement district project. Similarly, to the extent allowed by the Law and the Act, the Agency reserves the authority, but not the obligation, to participate in the funding of the purposes specified under the Business Improvement Districts, Chapter 26, Title 50, Idaho Code. 502.7 Issuance of Debt and Debt Limitation Any debt incurred by the Agency as allowed by the Law and Act shall be secured by revenue 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. 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 value in any given year while the property is in a revenue allocation area. Under Idaho Code § 63-802, taxing entities are constrained in establishing levy rates by the amount each budget of each taxing district can increase on an annual basis. Taxing entities submit proposed budgets to the County Board of Commissioners, which budgets are required to comply with the limitations set forth in Idaho Code § 63-802. Therefore, the impact of revenue allocation on the taxing entities is more of a product of the imposition of Idaho Code § 63-802, then the effect of urban renewal. The County Board of Commissioners calculates the levy rate required to produce the proposed budget amount for each taxing entity using the assessed values which are subject to each taxing entity’s levy rate. Assessed values in urban renewal districts which are subject to revenue allocation (incremental values) are not included in this calculation. The combined levy rate for the taxing entities is applied to the incremental property values in a revenue allocation area to determine the amount of property tax revenue which is allocated to an urban renewal agency. The property taxes generated by the base values in the urban renewal districts and by properties outside revenue allocation areas are distributed to the other taxing entities. Properties in revenue allocation areas are subject to the same levy rate as they would be outside a revenue allocation area. The difference is how the revenue is distributed. If the overall levy rate is less than assumed, the Agency will receive fewer funds from revenue allocation. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 49 of 84 31 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. One result of new construction occurring outside the revenue allocation area (Idaho Code §§ 63-802 and 63-301A) is the likely reduction of the levy rate as assessed values increase for property within each taxing entity’s jurisdiction. From and after December 31, 2006, Idaho Code § 63-301A prohibits taxing entities from including, as part of the new construction roll, the increased value related to new construction within a revenue allocation area until the revenue allocation authority is terminated. Any new construction within the Project Area is not available in the short-term for inclusion by the taxing entities to increase their budget capacity. Upon termination of this Plan or deannexation of area, the taxing entities will be able to include the accumulated new construction roll value in setting the following year’s budget and revenue from such value is not limited to the three percent increase allowed in Idaho Code § 63-802(1)(a). As the 2019 certified levy rates are not determined until late September 2019, the 2018 certified levy rates have been used in the Study for purposes of the analysis. For Tax Year 20182, those districts and rates for the parcels located within the City are as follows:3 Taxing Districts Levy Rates: Valley County .001681086 City of McCall .004689208 McCall-Donnelly School District #421 .001592135 Valley County Emergency Medical .000219031 McCall Cemetery .000016076 McCall Fire .000992805 McCall Hospital .000344840 Payette Lakes Rec. Water & Sewer .000193412 Valley County Road & Bridge .000000000 TOTAL LEVY4 .009728593 The Study has made certain assumptions concerning the levy rate. First, for purposes of the Study, the levy rate is estimated to be a conservative .0087, which is less than the 2018 combined certified levy rates and the levy rate is estimated to stay level for the life of the revenue allocation area. In part, a conservative levy rate is used in the Study as the actual impact of the termination of the existing revenue allocation area during the term of this Plan and Project Area is unknown. Further, the impact of property value fluctuations on the levy rate is also 2 Due to the timing of the taxing districts’ budget and levy setting process, c ertification of the 2019 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 2018 levy rates are used. Use of the 2018 levy rates provides a more accurate base than es timating the 2019 levy rates. 3 It is unclear how the personal property tax exemption set forth in Idaho Code § 63 -602KK may impact the levy rate. 4 Net of voter approved bonds and levies. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 50 of 84 32 unknown. The annual increment value is expected to increase by approximately 2% over the term of the Plan once the improvements have been completed and fully assessed by the County. If the overall levy rate is less than projected, or if expected development fails to occur as estimated, the Agency shall receive fewer funds from revenue allocation. Pursuant to Idaho Code § 50-2908, the Agency is not entitled to revenue allocation proceeds from certain levy increases which are allowed by either specific statutory authorization or approved by an election of the qualified electors of the particular taxing district. Therefore, for any levy election, the Agency will not receive revenue allocation funds which would have been generated by imposing that levy on the assessed valuation within the Project Area. The Study has taken this statute into account. It is important to note that pursuant to Idaho Code § 50-2908, the Agency receives an allocation from the McCall-Donnelly School District #421 budget stabilization and tort levies. 503 Phasing and Other Fund Sources The Agency anticipates funding only a portion of the entire cost of the public improvements shown on Attachments 5.1-5.5. Other sources of funds shall include City and developer participation. Agency participation shall be determined by the amount of revenue allocation funds generated. 504 Lease Revenue and Bonds Under the Law (Idaho Code § 50-2012), the Agency is authorized to issue revenue bonds to finance certain public improvements identified in the Plan. Under that type of financing, the public entity would pay the Agency a lease payment annually which provides certain funds to the Agency to retire the bond debt. Another variation of this type of financing is sometimes referred to as conduit financing, which provides a mechanism where the Agency uses its bonding authority for the Project, with the end user making payments to the Agency to retire the bond debt. These sources of revenues are not related to revenue allocation funds and are not particularly noted in the Study, because of the “pass through” aspects of the financing. Under the Act, the economic feasibility study focuses on the revenue allocation aspects of the Agency’s financial model. These financing models typically are for a longer period of time than the 20-year period set forth in the Act. However, these financing models do not involve revenue allocation funds, but rather funds from the end users which provide a funding source for the Agency to continue to own and operate the facility beyond the term of the Plan as allowed by Idaho Code § 50-2905(8) as those resources involve funds not related to revenue allocation funds. 505 Membership Dues and Support of Community Economic Development The Act is premised upon economic development being a valid public purpose. To the extent allowed by the Law and the Act, the Agency reserves the authority to use revenue allocation funds to contract with non-profit and charitable organizations established for the Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 51 of 84 33 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 line item of District Operating Expenses within 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 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 redevelopment of the Project Area to be commenced and carried to completion without unnecessary delays. g. Institution and completion of proceedings necessary for the establishment of a local improvement district under Chapter 17, Title 50, Idaho Code. h. The undertaking and completing of any other proceedings necessary to carry out the Project. i. Administration of Idaho Community Development Block Grant funds that may be made available for this Project. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 52 of 84 34 j. Appropriate agreements with the Agency for administration, supporting services, funding sources, and the like. k. The waiver of any hookup or installation fee for water, or other utility services for any facility owned by any public agency, including any Agency facility. l. Joint funding of certain public improvements, including those identified on the Project Area Improvement List set forth in Attachment 5.1. m. Use of public entity labor, services, and materials for construction of the public improvements listed in this Plan. n. The waiver of any city impact fee for development within the Project Area. o. Assist with coordinating and implementing the public improvements in the Project Area identified in the Study. The foregoing actions, if taken by the City, do not constitute any commitment for financial outlays by the City. 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. 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 modifications and/or extensions set forth in Idaho Code § 50-2904. The revenue allocation authority will expire on December 31, 2039, except for any revenue allocation proceeds received in calendar year 2040, as contemplated by Idaho Code § 50-2905(7). The Agency may use proceeds in 2040 to complete the projects set forth herein. As stated in the Plan, any owner participation agreement or disposition and development agreement obligations will cease as of December 31, 2039. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 53 of 84 35 Idaho Code § 50-2093(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, 2040, or if the Agency determines an earlier terminate date, then by May 1 of the early termination year: a. When the Revenue Allocation Area plan budget estimates that all financial obligations have been provided for, the principal of and interest on such moneys, indebtedness, and bonds have been paid in full or when deposits in the special fund or funds created under this chapter are sufficient to pay such principal and interest as they come due, and to fund reserves, if any, or any other obligations of the Agency funded through revenue allocation proceeds shall be satisfied and the Agency has determined no additional project costs need be funded through revenue allocation financing, the allocation of revenues under Idaho Code § 50- 2908 shall thereupon cease; any moneys in such fund or funds in excess of the amount necessary to pay such principal and interest shall be distributed to the affected taxing districts in which the Revenue Allocation Area is located in the same manner and proportion as the most recent distribution to the affected taxing districts of the taxes on the taxable property located within the Revenue Allocation Area; and the powers granted to the urban renewal agency under Idaho Code § 50-2909 shall thereupon terminate. b. In determining the termination date, the Plan shall recognize that the Agency shall receive allocation of revenues in the calendar year following the last year of the revenue allocation provision described in the Plan. c. For the fiscal year that immediately predates the termination date, the Agency shall adopt and publish a budget specifically for the projected revenues and expenses of the Plan and make a determination as to whether the Revenue Allocation Area can be terminated before January 1 of the termination year pursuant to the terms of Idaho Code § 50-2909(4). In the event that the Agency determines that current tax year revenues are sufficient to cover all estimated expenses for the current year and all future years, by May 1, but in any event, no later than September 1, the Agency shall adopt a resolution advising and notifying the local governing body, the county auditor, and the State Tax Commission, recommending the adoption of an ordinance for termination of the Revenue Allocation Area by December 31 of the current year, and declaring a surplus to be distributed as described in Idaho Code § 50-2909 should a surplus be determined to exist. The Agency shall cause the ordinance to be filed with the office of the county recorder and the Idaho State Tax Commission as provided in Idaho Code § 63-215. Upon termination of the revenue allocation authority of the Plan to the extent the Agency owns or possesses any assets, subject to the following paragraph, the Agency intends to dispose Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 54 of 84 36 of any remaining assets by granting or conveying or dedicating such assets to the City, unless based on the nature of the asset, disposition to another public entity is more appropriate. As allowed by Idaho Code § 50-2905(8), the Agency may retain assets or revenues generated from such assets as long as the Agency shall have resources other than revenue allocation funds to operate and manage such assets. Similarly, facilities which provide a lease income stream to the Agency for full retirement of the facility debt will allow the Agency to meet debt services obligations and provide for the continued operation and management of the facility. 900 PROCEDURE FOR AMENDMENT OR MODIFICATION To the extent there is any outstanding obligation, this Plan shall not be modified pursuant to the provisions set forth in Idaho Code § 50-2903A. Modification of this Plan results in a reset of the base value for the year immediately following the year in which modification occurs to include the current year’s equalized assessed value of the taxable property in the revenue allocation area as more fully set forth in Idaho Code § 50-2903A subject to certain limited exceptions contained therein. As more specifically identified above, the Agency’s projections are based on estimated values, estimated levy rates, estimated future development, and estimated costs of future construction/improvements. Annual adjustments as more specifically set forth in the Agency’s annual budget will be required to account for more/less estimated revenue and prioritization of projects (if necessary). Any adjustments for these stated purposes are technical and ministerial and is not deemed a modification under Idaho Code § 50-2903A. 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 a complete financial statement setting forth its assets, liabilities, income, and operating expenses as of the end of such calendar year. This annual report shall be considered at a public meeting to report these findings and take comments from the public. Additionally, the Agency must comply with certain other reporting requirements as set forth in Idaho Code § 67-450E, the local government registry portal, Idaho Code § 50-2913, the tax commission plan repository, and Idaho Code § 50-2903A, the tax commission’s plan modification annual attestation. Failure to report the information requested under any of these statutes results in significant penalties, including loss of increment revenue, and the imposition Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 55 of 84 37 of other compliance measures by the Valley 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. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 56 of 84 Attachment 1 Boundary Map of Urban Renewal Project Area and Revenue Allocation Area Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 57 of 84 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!! !!!! ! !!!!!!!!!!! !!!!! ! !!!!! !!!!!!!!!!!!! ! ! ! !!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!N 37-29-49 E3073.23S 89-30-52 E30.037 N 57-1-15 E32.038S 14 -57 -17 E32.12 N 89-56-25 E32.398 S 7-36-21 E35.855N 86-47-36 E42.893 S 11 -44-39 E46.923N 40-47-50 E47.006N 0-30-2 W47.661S 10-13-55 E49.061 S 89-57-20 W51.561 N 5-47-55 E55.688N 78-20-18 E 56.89 N 89-48-26 E57.506 S 2 2 - 5 1 - 4 8 E 5 8 . 2 9 6 S 89-11-41 W58.431N 0-33-38 E58.674N 89-43-0 W59.617 S 1-10-1 E61.743N 0-33-39 E65.756N 2 7 - 1 7 - 5 1 W 6 7 . 9 9 2 S 2-33-49 E70.269S 4 8 - 3 8 - 3 9 E 70. 5 8 N 0-30-2 E71.233S 1-51-50 E73.592N 89-53-39 W75.04 S 89-42-35 W75.39 S 1-32-50 E79.943N 0-35-20 E80.259N 87-57-0 E82.44 N 15 -44 -29 W82.734 S 89-51-11 W82.884 S 89-12-46 E84.152 N 87-53-42 E86.111 S 2 7 - 3 4 - 4 1 E 8 7 . 1 3 8 N 89-39-44 W88.885N 89-31-8 W89.577N 89-35-2 W90.047 S 11-44-16 E95.18N 0-27-36 E96.261N 89-58-32 W98.097 N 84-29-6 E99.784 N 84-0-13 E99.821 N 0-49-54 E99.974N 0-32-17 E99.975N 89-38-31 W100.165 N 61-45-46 E103.934N 61-46-34 E104.489N 86-53-38 E107.601 N 61-56-35 E107.731N 89-35-31 W109.576 S 0-17-52 E116.273N 0-1-26 E123.967S 2 9 - 2 9 - 5 7 E 1 2 4 . 6 9 7 N 89-50-4 W124.924 N 89-58-32 W125.893 N 0-30-45 E129.041N 0-53-30 E131.728S 0-5-39 W137.8N 1-17-20 E139.628N 0-20-35 E144.958S 11-41-41 E145.147 S 2 8 - 5 0 - 3 E 1 5 6 . 9 9 3 N 2-50-36 E162.332N 89-51-0 W173.076 N 89-53-50 W193.203 N 89-53-59 W216.086S 50-15-50 W229.528N 0-15-37 E253.533N 89-41-35 W255.044 N 89-36-55 W291.406 S 0-16-6 W311.035S 0-27-20 E318.173S 11-45-26 E346.035 N 87-55-27 E388.41N 87-55-28 E412.355 N 0-29-40 W441.427N 85-3-21 E5.657 S 2-10-24 E6.843S 0-17-50 E7.777N 89-57-57 E9.917 N 81-11-44 E 10.153 S 13 -5 -25 E10.344 S 3 1 - 1 1 - 5 2 E 1 3 . 0 1 8 S 2 3 - 4 6 - 5 4 E 1 3 . 3 5 8 N 89-50-1 W13.784 N 89-50-2 W14.936 S 16 -33 -45 E16.918N 2 0 - 1 8 - 2 W 1 8 . 7 6 N 84-3-57 E18.796 N 2-58-25 W19.208N 88-33-47 E19.767 S 85-4-36 E19.851 S 78-50-46 E 19.886 N 0-49-52 E19.993N 0-33-58 E20.154S 2-17-33 W21.539S 10-13-54 E21.549S 11 -52-23 E21.684N 40-43-52 E23.733N 89-54-47 W24.006 N 0-9-16 W24.465N 85-3-22 E25.476 N 78-50-3 E 27.726 N 85-19-15 E28.969 N 81-0-22 E 29.333 N 75-10-48 E 29.911 N 74-30-34 E 30.041 N 89-11-29 E30.358 N 89-20-26 W30.61 N 85-48-40 E30.911 N 80-15-49 E 31.325 N 66-1-36 E 33.085N 78-20-43 E 33.727 N 57-9-42 E36.308N 65-56-58 E 36.9S 89-51-40 W38.568 S 49-51-14 W38.902N 89-33-25 W39.976 S 12 -1-46 E41.422S 1-29-10 E41.619S 67-24 - 7 E 41.908 S 11 -38-1 E45.261S 14-9-14 W45.862S 89-37-39 W49.406 N 62-41-2 E52.212N 0-33-39 E52.724S 89-56-53 W52.877 S 56 - 3 6 - 2 0 E 55.6 9 9 S 79-20-47 W 57.763 S 1-34-8 E59.527N 0-48-31 E60.394N 1-1-36 E60.516N 89-39-19 W61.669N 89-39-24 W63.609 S 8-22-56 E63.722S 3 1 - 1 1 - 5 1 E 6 6 . 3 6 2 PINE S T W O O LEY A V E E PA RK ST RAILROADAVENS AMS O N T R L WARDSTDAVISAVESTIBNITE ST T H OM PSON AVE ANNSTTHULASTSMITTYAVEWA SH INGT ON ST S UNS ET ST IDAHO ST W A NDA AVE BRUNDAGEDRM C G I N N I S S T1STSTMATHERRD ALLENAVEALPINESTSYRINGADRPLACIDSTW FOREST ST CO LORA D O ST ASPEN STNMISSIONSTLOUISAAVE ROOSEVELTAVEE FOREST ST LEN O RA ST2NDSTBROWNDRT IM M STKASPERSTDWYSTATEST4 T HS T A L L E Y E LA K E ST W LAKE S T N3RDSTHEWITT ST ! W1/4 Corner of Section 16, T18N, R3E . 0 500 1,000250 Feet McCall Urban RenewalDistrict Boundary Map Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 58 of 84 Attachment 2 Legal Description of Urban Renewal Project Area and Revenue Allocation Area Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 59 of 84 A parcel of land being in a portion of Section 9, Township 18 North, Range 3 East, Boise Meridian. Located in Valley County, Idaho and being more particularly described as follows: Commencing at the west quarter corner common to Section 16 and Section 17 (W1/4 Corner of Section 16), thence N 37°29'49 E a distance of 3073.235 Feet. This is the point of Beginning. 1. thence N 5°47'55 E a distance of 55.688 Feet; 2. thence N 0°20'35 E a distance of 144.958 Feet; 3. thence N 2°50'36 E a distance of 162.332 Feet; 4. thence N 0°53'30 E a distance of 131.728 Feet; 5. thence N 27°17'51 W a distance of 67.992 Feet; 6. thence N 0°1'26 E a distance of 123.967 Feet; 7. thence N 1°17'20 E a distance of 139.628 Feet; 8. thence S 89°11'41 W a distance of 58.431 Feet; 9. thence N 89°50'4 W a distance of 124.924 Feet; 10. thence N 89°53'39 W a distance of 75.04 Feet; 11. thence N 89°54'47 W a distance of 24.006 Feet; 12. thence N 0°48'31 E a distance of 60.394 Feet; 13. thence N 0°33'58 E a distance of 20.154 Feet; 14. thence N 0°33'38 E a distance of 58.674 Feet; 15. thence N 0°33'39 E a distance of 52.724 Feet; 16. thence N 0°33'39 E a distance of 65.756 Feet; 17. thence N 0°9'16 W a distance of 24.465 Feet; 18. thence S 50°15'50 W a distance of 229.528 Feet; 19. thence N 89°20'26 W a distance of 30.61 Feet; 20. thence N 0°30'45 E a distance of 129.041 Feet; 21. thence S 49°51'14 W a distance of 38.902 Feet; 22. thence N 0°35'20 E a distance of 80.259 Feet; 23. thence N 1°1'36 E a distance of 60.516 Feet; 24. thence N 0°32'17 E a distance of 99.975 Feet; 25. thence N 0°49'54 E a distance of 99.974 Feet; 26. thence N 0°49'52 E a distance of 19.993 Feet; 27. thence N 15°44'29 W a distance of 82.734 Feet; 28. thence N 20°18'2 W a distance of 18.76 Feet; 29. thence N 0°30'2 E a distance of 71.233 Feet; 30. thence N 0°27'36 E a distance of 96.261 Feet; 31. thence S 89°51'11 W a distance of 82.884 Feet; 32. thence S 89°42'35 W a distance of 75.39 Feet; 33. thence S 89°51'40 W a distance of 38.568 Feet; 34. thence S 89°56'53 W a distance of 52.877 Feet; 35. thence N 89°39'19 W a distance of 61.669 Feet; 36. thence N 89°39'44 W a distance of 88.885 Feet; 37. thence N 89°33'25 W a distance of 39.976 Feet; 38. thence N 89°43'0 W a distance of 59.617 Feet; 39. thence N 89°39'24 W a distance of 63.609 Feet; Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 60 of 84 40. thence N 89°35'31 W a distance of 109.576 Feet; 41. thence N 89°31'8 W a distance of 89.577 Feet; 42. thence N 89°36'55 W a distance of 291.406 Feet; 43. thence N 89°35'2 W a distance of 90.047 Feet; 44. thence N 89°38'31 W a distance of 100.165 Feet; 45. thence S 89°37'39 W a distance of 49.406 Feet; 46. thence N 0°29'40 W a distance of 441.427 Feet; 47. thence N 0°30'2 W a distance of 47.661 Feet; 48. thence N 80°15'49 E a distance of 31.325 Feet; 49. thence N 87°55'28 E a distance of 412.355 Feet; 50. thence N 89°48'26 E a distance of 57.506 Feet; 51. thence N 86°53'38 E a distance of 107.601 Feet; 52. thence N 87°57'0 E a distance of 82.44 Feet; 53. thence N 87°53'42 E a distance of 86.111 Feet; 54. thence N 87°55'27 E a distance of 388.41 Feet; 55. thence N 0°15'37 E a distance of 253.533 Feet; 56. thence N 2°58'25 W a distance of 19.208 Feet; 57. thence S 67°24'7 E a distance of 41.908 Feet; 58. thence N 84°0'13 E a distance of 99.821 Feet; 59. thence N 66°1'36 E a distance of 33.085 Feet; 60. thence S 89°30'52 E a distance of 30.037 Feet; 61. thence N 85°48'40 E a distance of 30.911 Feet; 62. thence N 85°19'15 E a distance of 28.969 Feet; 63. thence N 89°56'25 E a distance of 32.398 Feet; 64. thence N 78°50'3 E a distance of 27.726 Feet; 65. thence N 89°11'29 E a distance of 30.358 Feet; 66. thence N 85°3'22 E a distance of 25.476 Feet; 67. thence N 85°3'21 E a distance of 5.657 Feet; 68. thence N 84°3'57 E a distance of 18.796 Feet; 69. thence N 81°11'44 E a distance of 10.153 Feet; 70. thence S 89°12'46 E a distance of 84.152 Feet; 71. thence N 78°20'18 E a distance of 56.89 Feet; 72. thence N 78°20'43 E a distance of 33.727 Feet; 73. thence N 81°0'22 E a distance of 29.333 Feet; 74. thence N 74°30'34 E a distance of 30.041 Feet; 75. thence N 75°10'48 E a distance of 29.911 Feet; 76. thence N 57°1'15 E a distance of 32.038 Feet; 77. thence N 57°9'42 E a distance of 36.308 Feet; 78. thence N 40°43'52 E a distance of 23.733 Feet; 79. thence N 40°47'50 E a distance of 47.006 Feet; 80. thence S 11°41'41 E a distance of 145.147 Feet; 81. thence N 86°47'36 E a distance of 42.893 Feet; 82. thence N 65°56'58 E a distance of 36.9 Feet; 83. thence S 14°57'17 E a distance of 32.12 Feet; Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 61 of 84 84. thence S 11°45'26 E a distance of 346.035 Feet; 85. thence S 11°44'39 E a distance of 46.923 Feet; 86. thence S 11°38'1 E a distance of 45.261 Feet; 87. thence S 12°1'46 E a distance of 41.422 Feet; 88. thence S 13°5'25 E a distance of 10.344 Feet; 89. thence S 11°44'16 E a distance of 95.18 Feet; 90. thence S 11°52'23 E a distance of 21.684 Feet; 91. thence S 10°13'54 E a distance of 21.549 Feet; 92. thence S 10°13'55 E a distance of 49.061 Feet; 93. thence S 8°22'56 E a distance of 63.722 Feet; 94. thence N 61°45'46 E a distance of 103.934 Feet; 95. thence N 61°46'34 E a distance of 104.489 Feet; 96. thence N 62°41'2 E a distance of 52.212 Feet; 97. thence N 61°56'35 E a distance of 107.731 Feet; 98. thence N 84°29'6 E a distance of 99.784 Feet; 99. thence N 88°33'47 E a distance of 19.767 Feet; 100. thence S 85°4'36 E a distance of 19.851 Feet; 101. thence S 78°50'46 E a distance of 19.886 Feet; 102. thence S 56°36'20 E a distance of 55.699 Feet; 103. thence S 48°38'39 E a distance of 70.58 Feet; 104. thence S 31°11'51 E a distance of 66.362 Feet; 105. thence S 31°11'52 E a distance of 13.018 Feet; 106. thence S 23°46'54 E a distance of 13.358 Feet; 107. thence N 89°50'2 W a distance of 14.936 Feet; 108. thence N 89°50'1 W a distance of 13.784 Feet; 109. thence S 29°29'57 E a distance of 124.697 Feet; 110. thence S 28°50'3 E a distance of 156.993 Feet; 111. thence S 27°34'41 E a distance of 87.138 Feet; 112. thence S 2°10'24 E a distance of 6.843 Feet; 113. thence S 16°33'45 E a distance of 16.918 Feet; 114. thence S 1°34'8 E a distance of 59.527 Feet; 115. thence S 1°32'50 E a distance of 79.943 Feet; 116. thence S 1°29'10 E a distance of 41.619 Feet; 117. thence S 22°51'48 E a distance of 58.296 Feet; 118. thence S 79°20'47 W a distance of 57.763 Feet; 119. thence N 89°58'32 W a distance of 98.097 Feet; 120. thence N 89°58'32 W a distance of 125.893 Feet; 121. thence S 0°27'20 E a distance of 318.173 Feet; 122. thence S 1°10'1 E a distance of 61.743 Feet; 123. thence S 0°5'39 W a distance of 137.8 Feet; 124. thence N 89°57'57 E a distance of 9.917 Feet; 125. thence S 0°17'52 E a distance of 116.273 Feet; 126. thence S 0°17'50 E a distance of 7.777 Feet; 127. thence S 14°9'14 W a distance of 45.862 Feet; Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 62 of 84 128. thence S 89°57'20 W a distance of 51.561 Feet; 129. thence S 0°16'6 W a distance of 311.035 Feet; 130. thence N 89°53'59 W a distance of 216.086 Feet; 131. thence S 1°51'50 E a distance of 73.592 Feet; 132. thence S 2°17'33 W a distance of 21.539 Feet; 133. thence S 7°36'21 E a distance of 35.855 Feet; 134. thence S 2°33'49 E a distance of 70.269 Feet; 135. thence N 89°41'35 W a distance of 255.044 Feet; 136. thence N 89°53'50 W a distance of 193.203 Feet; 137. thence N 89°51'0 W a distance of 173.076 Feet; back to the Point of Begaining. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 63 of 84 Attachment 3 Private Properties Which May Be Acquired by 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, commercial 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 remediation/site preparation, parking, community facilities, parks, pedestrian/bike paths and trails, recreation access points to Payette Lake, waterfront improvements or development, community/recreation facilities 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. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 64 of 84 Attachment 4 Map Depicting Expected Land Uses and Current Zoning Map of the Project Area Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 65 of 84 PINEST EPARKST RAI L RO A D AVE WARDSTSTIBNITEST THOMPSONAVE THULASTWASHINGTONST IDAHOST WANDAAVE MCGINNISST SUNSET S T1STSTMATHERRD ALLENAVEPLACIDST WFORESTST ROOSEVELTAVECOLORADOST CAMPRDASPENSTMILLRDNMISSIONSTHILLRDEFORESTST LENORAST 2NDSTBROWNDRKASPERSTDWY SPRUCEST 4THSTTIMMST NSA MSONTRLALLEY GREYSTONEDR ELAKEST FIRST WLAKEST N3RDSTCC CV CB R8 R4 R16 PINEST WOOLEYAVE EPARKST R AI L R O AD AVE MILLRDWARDSTSTIBNITEST THOMPSONAVE ANNST THULASTWASHINGTONST IDAHOST WANDAAVE MCGINNISST SUNSETST1STSTMATHERRD ALLENAVEPLACIDST WFORESTST ROOSEVELTAVECOLORADOST CAMPRDASPENSTNMISSIONSTLOUISAAVEHILLRDRINGELST EFORESTST LENORAST 2NDSTBROWNDRKASPERSTDWY SPRUCEST 4THSTTIMMST N S AMSONTRLALLEY GREYSTONEDRELAKEST FIRST WLAKEST N3RDST1. 1 2. 2 µ 0 500 1,000250Feet LAND USE CC CBD CIVIC URBAN RENEWAL AREA FUTURE LAND USE PLAN (FLUP) ZONING CURRENT ZONES CIVIC CV AIRPORT AP INDUSTRIAL I CENTRAL BUSINESS DISTRICT CB COMMUNITY COMMERCIAL CC HIGH DENSITY RESIDENTIAL R16 MEDIUM DENSITY RESIDENTIAL R8 LOW DENSITY RESIDENTIAL R4 RESIDENTIAL (1 ACRE)R1 RURAL RESIDENTIAL ESTATES (5 ACRES)RE RURAL RESIDENTIAL (10 ACRES)RR CURRENT ZONING DATE: 10/11/2018 ATTACHMENT 4 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 66 of 84 Attachment 5.1 Public Improvements within the Revenue Allocation Area Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 67 of 84 1 ATTACHMENT 5.1 Public Improvements within the Revenue Allocation Area This Attachment includes a projected list of proposed public works or improvements within the Area 2 Project Area (the “Project Area” or “District”). The Project Area includes fully improved streets, utilities and other public rights-of-way amenities as well as park and open space costs, waterfront improvements and land for local housing. The Improvement List for the Area 2 Project Area 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 McCall in Motion, 2018 McCall Area Comprehensive Plan (the “Comprehensive Plan”), the McCall Downtown Master Plan, and as required in City development regulations. Estimated costs expected to be incurred in implementing the Urban Renewal Plan for the Area 2 Urban Renewal Project (the “Plan”) are as follows: Utility Improvements $ 950,000 Storm Water $ 750,000 Streets & Streetscapes $ 3,450,000 Park / Pocket Park Development $ 350,000 Local Housing $ 1,000,000 Public Art $ 250,000 Fiber System Improvements $ 400,000 Waterfront Development $ 1,000,000 Electric Vehicle Charging Stations $ 5,000 Pedestrian Crossing Improvements $ 50,000 Outdoor Public Event Space $ 150,000 Parking Lot Development $ 750,000 Public Market Development $ 600,000 Community/Recreation Center $ 2,500,000 Docks $ 300,000 Intersection Improvements $ 600,000 City Hall – Library Pedestrian Plaza $ 250,000 Wayfinding $ 10,000 Street Furniture/Bike Racks $ 25,000 Property Acquisition $ 2,000,000 Total $15,390,000 The cost estimates set forth above have been provided by the City and are based upon current bid prices for similar construction in the area as provided by the City’s consulting engineers. The costs are estimated in 2018 dollars and are not inflated. Costs will likely vary from the costs detailed here, as they will be subject to inflation and further project Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 68 of 84 2 refinement and timing. The cost estimates used in this analysis are considered estimates for the purpose of financial planning. Actual amounts and project timing will be determined annually by the McCall Redevelopment Agency Board of Commissioners (the “Agency Board”) in the adoption of the Agency’s annual budget. The Plan covers the 20-year period 2020 through 2040, which recognizes (1) the Agency will not receive any revenue in 2019, the year of formation; and (2) the Agency’s authority to receive allocation of revenue in 2040, the calendar year following the termination date set forth in the Plan. The Project Area is estimated to generate $15,860,188 in tax increment/revenue allocation revenue between 2020 and 2040 in addition to the initial $40,000 inter- district loan from the Agency to activate the program. The total from both sources is estimated to be $15,900,188. There are presently $15,390,000 of project costs identified in the Improvement List provided by the City staff. The fiscal analysis assumes projects are implemented on a cash basis and debt with the resulting interest costs is not included. If actual revenues exceed the conservative estimates used, project timing may be advanced through short- term borrowing at the discretion of the Agency Board. Administrative costs over the life of the District are estimated at $420,000 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 $42,000. Total estimated expenditures, therefore, equal $15,852,000, leaving a minimal $48,188 positive program balance of at the end of the 20-year term. See Attachment 5.4 cash flow analysis for detailed estimates. The Plan provides for the Project to extend through its maximum term of 20 years, recognizing the Agency’s authority to receive allocation of revenue in the calendar year following the termination date set forth in the Plan. With statutory provisions limiting modifications to the Plan, it is generally assumed the District will be terminated as soon as its initial obligations are satisfied. However, the model in Attachment 5.4 suggests early termination would not be possible unless taxable investment greatly exceeded forecast levels or capital infrastructure investment is substantially reduced. Unforeseen circumstances could delay the private taxable investment thus slowing the revenue stream into the project reducing the flow of revenue into the District. Secure funding includes revenue allocation funds and is money the Agency is highly likely to receive. The funds may not be in the Agency’s possession at the beginning of the Plan period, but it is virtually certain that the Agency will receive the funds. The Agency may need to take specific actions to generate the funding, but those actions are within their powers. Despite the high probability of secure funding, no project can proceed until a specific, enforceable funding plan is in place. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 69 of 84 3 Potential funding is money that might be received by the Agency. In every case the Agency 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 the Agency can obtain the resources, and the ultimate decision is outside of the Agency’s independent control. Grant funds are an example of potential funding. Thus, potential funding is not assumed in determining financial feasibility. Unfunded projects, or portions of projects lack secure or potential funding. The amount of tax increment contributed to the Project will 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 the Agency’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 the tax increment revenue will be used to pay for improvements on a pay-as-you-go basis. 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) • Local Option Tax • 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 contributed to each project are estimates. The estimated project costs and revenues are based on the Agency’s present knowledge and expectations supported by detailed information from current construction projects in the City. The timing of each project and the availability of all revenue sources will determine the final combination of funding sources. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 70 of 84 4 Map of Proposed Area 2 Urban Renewal District Summary of Projects The following tables summarize the estimated total costs for each project category. Specific project funding will be reviewed by the Agency Board during the development of the Agency’s annual budgets. The numbers displayed below represent the full public improvement costs including full roadway improvements, sidewalks and pedestrian ways, drainage improvements as well as public and private utilities. The costs presented are in 2018 dollars and are not inflated over time. Improvement List Area 2 Urban Renewal District Utility Improvements $ 950,000 Storm Water System $750,000 Streets & Streetscapes $ 3,450,000 Park & Pocket Park Development $350,000 Local Housing $ 1,000,000 Public Art $ 250,000 Fiber System Improvements $ 400,000 Waterfront Development $ 1,000,000 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 71 of 84 5 Electric Vehicle Charging Stations $ 5,000 Pedestrian Crossing Improvements $50,000 Outdoor Public Event Space $150,000 Parking Lot Development $ 750,000 Public Market Development $600,000 Community Recreation Center $2,500,000 Docks $300,000 Intersection Improvements $600,000 City Hall – Library Improvements $250,000 Wayfinding $10,000 Street Furniture / Bike Racks $25,000 Property Acquisition $ 2,000,000 Total Public Facility Costs $15,390,000 Cost of Operations and Improvements by Year (2020-2040) Year Secure Funding (TIF & MRA Loan) Potential Funding District Operating Expenses MRA Loan Debt Service Total Project Liabilities 2020 $40,000 $0 $20,000 $0 $20,000 2021 $7,835 $0 $20,000 $0 $20,000 2022 $69,752 $0 $20,000 $42,000 $62,000 2023 $193,794 $0 $20,000 $0 $20,000 2024 $260,271 $0 $20,000 $0 $425,000 2025 $328,063 $0 $20,000 $0 $320,000 2026 $458,095 $0 $20,000 $0 $460,000 2027 $530,684 $0 $20,000 $0 $560,000 2028 $604,708 $0 $20,000 $0 $570,000 2029 $680,198 $0 $20,000 $0 $705,000 2030 $757,182 $0 $20,000 $0 $730,000 2031 $835,690 $0 $20,000 $0 $780,000 2032 $915,752 $0 $20,000 $0 $880,000 2033 $997,399 $0 $20,000 $0 $945,000 2034 $1,080,663 $0 $20,000 $0 $1,105,000 2035 $1,165,575 $0 $20,000 $0 $1,295,000 2036 $1,252,170 $0 $20,000 $0 $1,095,000 2037 $1,340,479 $0 $20,000 $0 $1,355,000 2038 $1,430,538 $0 $20,000 0 $1,455,000 2039 $1,522,381 $0 $20,000 $0 $1,630,000 2040 $1,428,959 $0 $20,000 $0 $1,420,000 Total $15,900,188 $0 $420,000 $42,000 $15,852,000 Note: This analysis anticipates a small positive fund balance of $48,188 the end of the Plan term. Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 72 of 84 Attachment 5.2 Economic Feasibility Study Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 73 of 84 6 ATTACHMENT 5.2 Economic Feasibility Study The Urban Renewal Plan for the Area 2 Urban Renewal Project (the “Plan”) as currently envisioned, is economically feasible because the proposed development is sufficient to fully cover the anticipated cost of the redevelopment program. The economic feasibility of the Plan 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 propose development • The amount of tax revenue to be generated by the proposed development • The cost of public improvement projects is to be funded by the Agency’s tax increment revenue. • 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. Economic Feasibility Analysis Summary: Over the duration of the Plan, $15,860,188 of revenue allocation (tax increment) funds will be generated using development scenarios agreed upon by the Agency Board and the McCall City Council. The cash flow analysis set forth in Attachment 5.4 assumes $20,000 will be used annually for administration of the District for a total of $420,000 for administration costs over the 20-year lifespan of the District. At this time, no revenue bonds are planned for the Project Area due to the speculative nature of the development. A positive cash flow sufficient to cover anticipated debt service, bond reserves and required debt service coverage ratios would have to be demonstrated in order for an investor to view this as a positive investment. Attachment 4 entitled “McCall Area 2 Urban Renewal 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 @ 1%/Yr o Improvement Value Increase @ 2%/Yr. o Tax Rate is conservative and remains constant Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 74 of 84 7 o Total Cost of Improvement List over the life of the Plan: $15,390,000 (City Staff Estimate) o The Cash Flow Analysis assumes 100% of the annual revenue allocation funds will be committed to project capital costs after annual District operating costs are covered and the Inter-district Initial Loan is repaid. o Tax rate does not include debt service for bonds issued by taxing entities 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. 4834-6570-4090, v. 3 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 75 of 84 PINEST EPARKST BRIDLEPATHWAY FIRST RAI LR O AD AVE MILLRDSADDLEHORNLN WARDSTDAVISAVESTIBNITEST THOMPSONAVE ANNSTTHULASTSMITTYAVEBROKENREINRD WASHINGTONST SUNSETST IDAHOST WANDAAVE BAYCOLTWAYMCGINNISST1STSTMATHERRD ALLENAVESYRINGA DR PLACIDST WFORESTST ROOSEVELTAVECOLORADOST WOOLEYAVE ASPENSTDAWSONAVENMISSIONSTLOUISAAVEEFORESTST LENORAST 2NDSTBROWNDRTIMMSTKASPERSTDWY4THSTNSAMSONTRLALLEYALPINESTELAKESTWLAKESTN3RDSTURBAN RENEWAL PROJECT AREA LIKELIHOOD OF CHANGE µ POSSIBILITY OF CHANGE IS BASED ON CRITERIA FROM THE MCCALL AREA COMPREHENSIVE PLAN (2018) AND INPUT FROM CITY STAFF. THE CRITERIA INCLUDED THE FOLLOWING: 1. BUILDING AGE 2. VACANT LOT 3. UNDERUTILIZED 4. NON-COMPLIANT LAND USE 5. HISTORICAL BUILDING 6. LOCATED IN 100 YEAR FLOODPLAIN 7. VALLEY COUNTRY ASSESSOR’S BUILDING CONDITION DATA LEAST LIKELY TO CHANGE POSSIBLE CHANGE MOST LIKELY TO CHANGE CIVIC 0 250 500125Feet Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 76 of 84 Attachment 5.3 Estimated Net Taxable Value of Growth and New Private Development and Annual Revenue Allocation in the Downtown West Urban Renewal Project Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 77 of 84 McCall Area 2 Urban Renewal District Revenue Allocation Estiamtes Year Land Value (+1% annually) w/ ad ex Initial Improvement Value Total Assessed Value Annual New Const. Value on tax roll Cum. New Const Value + Inflation @ 2% Cumulative Homeowners' Exemption Taxable Value Increment Value (I - Base) Levy Rate (-0%) Tax Increment Yield Admin Costs (10%) Funding for Capital Projects / Debt Service 2020 16,580,984$ 36,738,593$ 53,319,577$ -$ -$ -$ 53,319,577$ -$ 0.0087 -$ 20,000 2021 16,746,794$ 37,473,365$ 54,220,159$ -$ -$ -$ 54,220,159$ 900,582$ 0.0087 7,835$ 20,000$ 784$ 2022 16,914,262$ 38,222,832$ 55,137,094$ 6,200,000$ 6,200,000$ -$ 61,337,094$ 8,017,517$ 0.0087 69,752$ 20,000$ 62,777$ 2023 17,083,404$ 38,987,289$ 56,070,693$ 18,200,000$ 24,524,000$ 5,000,000$ 75,594,693$ 22,275,116$ 0.0087 193,794$ 20,000$ 174,414$ 2024 17,254,238$ 39,767,035$ 57,021,273$ 6,200,000$ 31,214,480$ 5,000,000$ 83,235,753$ 29,916,176$ 0.0087 260,271$ 20,000$ 240,271$ 2025 17,426,781$ 40,562,375$ 57,989,156$ 6,200,000$ 38,038,770$ 5,000,000$ 91,027,926$ 37,708,349$ 0.0087 328,063$ 20,000$ 308,063$ 2026 17,601,049$ 41,373,623$ 58,974,671$ 18,200,000$ 56,999,545$ 10,000,000$ 105,974,216$ 52,654,639$ 0.0087 458,095$ 20,000$ 438,095$ 2027 17,777,059$ 42,201,095$ 59,978,154$ 6,200,000$ 64,339,536$ 10,000,000$ 114,317,690$ 60,998,113$ 0.0087 530,684$ 20,000$ 510,684$ 2028 17,954,830$ 43,045,117$ 60,999,947$ 6,200,000$ 71,826,327$ 10,000,000$ 122,826,273$ 69,506,696$ 0.0087 604,708$ 20,000$ 584,708$ 2029 18,134,378$ 43,906,019$ 62,040,397$ 6,200,000$ 79,462,853$ 10,000,000$ 131,503,251$ 78,183,674$ 0.0087 680,198$ 20,000$ 660,198$ 2030 18,315,722$ 44,784,140$ 63,099,862$ 6,200,000$ 87,252,110$ 10,000,000$ 140,351,972$ 87,032,395$ 0.0087 757,182$ 20,000$ 737,182$ 2031 18,498,879$ 45,679,823$ 64,178,702$ 6,200,000$ 95,197,152$ 10,000,000$ 149,375,854$ 96,056,277$ 0.0087 835,690$ 20,000$ 815,690$ 2032 18,683,868$ 46,593,419$ 65,277,287$ 6,200,000$ 103,301,095$ 10,000,000$ 158,578,382$ 105,258,805$ 0.0087 915,752$ 20,000$ 895,752$ 2033 18,870,706$ 47,525,287$ 66,395,994$ 6,200,000$ 111,567,117$ 10,000,000$ 167,963,111$ 114,643,534$ 0.0087 997,399$ 20,000$ 977,399$ 2034 19,059,414$ 48,475,793$ 67,535,207$ 6,200,000$ 119,998,460$ 10,000,000$ 177,533,666$ 124,214,089$ 0.0087 1,080,663$ 20,000$ 1,060,663$ 2035 19,250,008$ 49,445,309$ 68,695,317$ 6,200,000$ 128,598,429$ 10,000,000$ 187,293,746$ 133,974,169$ 0.0087 1,165,575$ 20,000$ 1,145,575$ 2036 19,442,508$ 50,434,215$ 69,876,723$ 6,200,000$ 137,370,397$ 10,000,000$ 197,247,121$ 143,927,544$ 0.0087 1,252,170$ 20,000$ 1,232,170$ 2037 19,636,933$ 51,442,900$ 71,079,832$ 6,200,000$ 146,317,805$ 10,000,000$ 207,397,638$ 154,078,061$ 0.0087 1,340,479$ 20,000$ 1,320,479$ 2038 19,833,302$ 52,471,758$ 72,305,060$ 6,200,000$ 155,444,162$ 10,000,000$ 217,749,221$ 164,429,644$ 0.0087 1,430,538$ 20,000$ 1,410,538$ 2039 20,031,635$ 53,521,193$ 73,552,828$ 6,200,000$ 164,753,045$ 10,000,000$ 228,305,873$ 174,986,296$ 0.0087 1,522,381$ 20,000$ 1,502,381$ 2040 20,231,952$ 54,591,617$ 74,823,568$ 6,200,000$ 174,248,106$ 10,000,000$ 239,071,674$ 164,248,106$ 0.0087 1,428,959$ 20,000$ 1,408,959$ 141,800,000$ 15,860,185$ 15,486,779$ Assumes all residential structures eligible for Homeowner's Exemption Property tax income available 2 years after completion of construction New construction values inflate on same basis as original improvement values (2%) Adminstrative costs at 10% capped at $20,000 per year (20% Buildout of Likely Redeveloped Properties ) 715,825 Square feet over 20 year @ $175 / squre Foot Construction Value Annual Average Square Feet of New Developmenet = 3,5791 Assumptions: Land Values inflate at 1% per year Improvement Values inflate at 2% per year Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 78 of 84 Attachment 5.4 Estimated Annual Revenues and Costs in the Downtown West Urban Renewal Project (Cash Flow Analysis) Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 79 of 84 McCall Area 2 Urban Renewal District Cash Flow Analysis 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 Beginning Balance -$ 20,000$ 7,835$ 15,587$ 189,381$ 24,652$ 32,715$ 30,810$ 1,494$ 36,202$ 11,400$ Source of Funds Revenue Allocation -$ 7,835$ 69,752$ 193,794$ 260,271$ 328,063$ 458,095$ 530,684$ 604,708$ 680,198$ 757,182$ MRA Inter-Dsitrict Loan *40,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Other Revenue - Grant -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Total Funds Available 40,000$ 27,835$ 77,587$ 209,381$ 449,652$ 352,715$ 490,810$ 561,494$ 606,202$ 716,400$ 768,582$ Use of Funds District Operating Expenses 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ Repay Inter-District Loan @ 5%-$ -$ 42,000$ -$ -$ -$ -$ -$ -$ -$ -$ Available for District Projects 20,000$ 7,835$ 15,587$ 189,381$ 429,652$ 332,715$ 470,810$ 541,494$ 586,202$ 696,400$ 748,582$ Sewer System -$ -$ -$ -$ -$ -$ 100,000$ -$ 100,000$ 100,000$ 100,000$ Water System -$ -$ -$ -$ 100,000$ -$ -$ 100,000$ -$ 100,000$ 100,000$ Storm Water -$ -$ -$ -$ -$ -$ -$ 100,000$ -$ -$ -$ Streets & Streetscapes -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Park Development -$ -$ -$ -$ -$ -$ -$ -$ -$ 10,000$ 10,000$ Local Housing -$ -$ -$ -$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ Public Art -$ -$ -$ -$ -$ -$ -$ -$ -$ 25,000$ 25,000$ Fiber System Improvements -$ -$ -$ -$ -$ -$ 40,000$ 40,000$ 40,000$ 40,000$ 40,000$ Waterfront Development -$ -$ -$ -$ -$ -$ -$ -$ 100,000$ 100,000$ 100,000$ Electric Vehicle Charging Stations -$ -$ -$ -$ 5,000$ -$ -$ -$ -$ -$ -$ Pedesrtian Crossings -$ -$ -$ -$ -$ -$ -$ -$ -$ 10,000$ 10,000$ Outdoor Public Event Space -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Parking -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Public Market Development -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Community / Recreation Center -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Docks -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Railroad/ Lenora / 3rd Intersection -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ City Hall / Library Plaza -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Wayfinding -$ -$ -$ -$ -$ -$ -$ -$ 10,000$ -$ -$ Street Furniture / Bike Racks -$ -$ -$ -$ -$ -$ -$ -$ -$ 25,000$ Property Acquisition -$ -$ -$ -$ 200,000$ 200,000$ 200,000$ 200,000$ 200,000$ 200,000$ 200,000$ Total District Projects -$ -$ -$ -$ 405,000$ 300,000$ 440,000$ 540,000$ 550,000$ 685,000$ 710,000$ Total Use of Funds 20,000$ 20,000$ 62,000$ 20,000$ 425,000$ 320,000$ 460,000$ 560,000$ 570,000$ 705,000$ 730,000$ Ending Balance 20,000$ 7,835$ 15,587$ 189,381$ 24,652$ 32,715$ 30,810$ 1,494$ 36,202$ 11,400$ 38,582$ Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 80 of 84 McCall Area 2 Urban Renewal District Cash Flow Analysis 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 Total Beginning Balance 38,582$ 94,272$ 130,024$ 182,423$ 158,086$ 28,661$ 185,831$ 171,310$ 146,848$ 39,229$ Source of Funds Revenue Allocation 835,690$ 915,752$ 997,399$ 1,080,663$ 1,165,575$ 1,252,170$ 1,340,479$ 1,430,538$ 1,522,381$ 1,428,959$ 15,860,188$ MRA Inter-District Loan -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 40,000$ Other Revenue - Grant -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Total Funds Available 874,272$ 1,010,024$ 1,127,423$ 1,263,086$ 1,323,661$ 1,280,831$ 1,526,310$ 1,601,848$ 1,669,229$ 1,468,188$ 15,900,188$ Use of Funds District Operating Expenses 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 20,000$ 420,000$ Repay Inter-district Loan @ 5%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 42,000$ Available for District Projects 854,272$ 990,024$ 1,107,423$ 1,243,086$ 1,303,661$ 1,260,831$ 1,506,310$ 1,581,848$ 1,649,229$ 1,448,188$ Sewer System 50,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 450,000$ Water System 100,000$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 500,000$ Storm Water -$ 100,000$ -$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 50,000$ -$ 750,000$ Streets & Streetscapes -$ -$ -$ 400,000$ 500,000$ 500,000$ 500,000$ 500,000$ 500,000$ 550,000$ 3,450,000$ Park Development 10,000$ 10,000$ 250,000$ 10,000$ 10,000$ 10,000$ 10,000$ 10,000$ 10,000$ -$ 350,000$ Local Housing 100,000$ 100,000$ 100,000$ -$ -$ -$ -$ -$ -$ -$ 1,000,000$ Public Art 25,000$ 25,000$ 25,000$ 25,000$ 25,000$ 25,000$ 25,000$ 25,000$ -$ -$ 250,000$ Fiber System Improvements 40,000$ 40,000$ 40,000$ -$ 40,000$ 40,000$ -$ -$ -$ -$ 400,000$ Waterfront Development 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ -$ -$ -$ 1,000,000$ Electric Vehicle Charging Stations -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 5,000$ Pedestrian Crossings 10,000$ 10,000$ 10,000$ -$ -$ -$ -$ -$ -$ -$ 50,000$ Outdoor Public Event Space 75,000$ 75,000$ -$ -$ -$ -$ -$ -$ -$ -$ 150,000$ Parking -$ 150,000$ 150,000$ 50,000$ -$ -$ -$ 200,000$ 200,000$ -$ 750,000$ Public Market Development -$ -$ -$ -$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 100,000$ 600,000$ Community / Recreation Center -$ -$ -$ -$ -$ -$ 500,000$ 500,000$ 750,000$ 750,000$ 2,500,000$ Docks 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ 50,000$ -$ -$ -$ -$ 300,000$ Railroad/ Lenora / 3rd Intersection -$ -$ -$ 250,000$ 200,000$ 150,000$ -$ -$ -$ -$ 600,000$ City Hall / Library Plaza -$ -$ -$ 100,000$ 150,000$ -$ -$ -$ -$ -$ 250,000$ Wayfinding -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 10,000$ Street Furniture / Bike Racks -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ 25,000$ Property Acquisition 200,000$ 200,000$ 200,000$ -$ -$ -$ -$ -$ -$ -$ 2,000,000$ Total District Projects 760,000$ 860,000$ 925,000$ 1,085,000$ 1,275,000$ 1,075,000$ 1,335,000$ 1,435,000$ 1,610,000$ 1,400,000$ 15,390,000$ Total Use of Funds 780,000$ 880,000$ 945,000$ 1,105,000$ 1,295,000$ 1,095,000$ 1,355,000$ 1,455,000$ 1,630,000$ 1,420,000$ 15,852,000$ Ending Balance 94,272$ 130,024$ 182,423$ 158,086$ 28,661$ 185,831$ 171,310$ 146,848$ 39,229$ 48,188$ Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 81 of 84 McCall Area 2 Urban Renewal District Cash Flow Analysis Assumptions Conservative revenue assumptions based upon 20% of maximum developmnet capacity of properties most likely to redeveop ove 20-year life of the District 10% of annual available revenue reserved for Agency operating expenses capped at $20,000 per year. (2.5%) Assumes all investment on a cash basis with no borrowing. Barrowing, if feasible, would acceerate schedule but limit projects due to inherent interest obligations. All listed projects fully funded with small cash balance at expiration of District Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 82 of 84 Attachment 5.5 Map Showing Proposed Location of Public Improvements in the Project Area 4820-6403-1642, v. 7 Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 83 of 84 PINE S T SMITTYAV E E PARK ST BRIDLE PATH WAY RAILROADAVEMILL RD S A D D L E H O R N L N WARDSTDAVISAVESTIBNITE ST THOM PSON AVE ANNSTTHULASTBROKEN REIN RD WA SHINGTON ST IDA HO ST WA ND A AVE BAYCOLTWAYM C G I N N I S S T1STSTMATHERRD SYRINGADRPLACIDSTW FOREST ST C O LO RA DO S T W OO LEY AVE ASPENSTDA W SON A VE NMISSIONSTL O U I S A A VEROOSEVELTAVEE FOREST ST LEN O RA ST2NDSTBROWNDRKASPERSTD W Y 4THS T N SAM S O NT R L A L L E Y ALPINESTE LA K E STWLAKEST N3RDST1. 1 2. 2 PUBLIC IMPROVEMENT City Hall-Library Pedestrian Plaza Parking Lot Development Waterfront Development 0 250 500125 Feet PROPOSED PUBLICIMPROVEMENT PROJECTS µ Other projects not shown: - Utility improvements - Stormwater - Streets & streetscapes - Park / pocket park development - Local housing - Public art - Fiber system improvements - Electric vehicle charging stations - Pedestrian crossing improvements - Outdoor public event space - Public market development - Community / recreation center - Doc improvemnts and replacement - Intersection improvements - Wayfinding - Street furniture / bike racks - Property acquisition Ord. 982 Urban Renewal Plan – Downtown West October 24, 2019 Page 84 of 84 Page 1 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 Exhibit 4 CITY OF McCALL SUMMARY OF ORDINANCE NO. __________ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF McCALL, IDAHO, APPROVING THE URBAN RENEWAL PLAN FOR THE DOWNTOWN WEST 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 OTHER TAXING ENTITIES; PROVIDING SEVERABILITY, CODIFICATION, PUBLICATION BY SUMMARY; AND ESTABLISHING AN EFFECTIVE DATE. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF McCALL: SECTION 1: It is hereby found and determined that: (a) The Downtown West Project Area, as defined in the Downtown West 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 Downtown West 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 Downtown West Plan conforms to the McCall Comprehensive Plan. (e) The Downtown West 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 Downtown West Plan and the need for overall public improvements), and shows consideration for the health, safety, and welfare of any residents or businesses in the general vicinity of the urban renewal area covered by the Downtown West Plan. (f) The Downtown West 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 Downtown West Plan provides a feasible method for relocation obligations of any displaced families residing within the Project Area and there is not anticipated to be any activity by the Agency that would result in relocation. Page 2 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 (h) The collective base assessment rolls for the revenue allocation areas under the Existing Project Area and the Downtown West Project Area do not exceed ten percent (10%) of the assessed values of all the taxable property in the City. (i) The Downtown West Plan includes the requirements set out in Idaho Code § 50- 2905 with specificity. (j) The Downtown West 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 §§ 50-2018(9) and 50-2903(8)(f), does not include any agricultural operation for which the Agency has not received a written consent, or has not been used for agricultural purposes for three (3) consecutive years. (l) The portion of the Downtown West 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 McCall 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 Downtown West Project Area which is identified for residential uses is necessary and appropriate as there is a shortage of housing of sound standards and design which is decent, safe and sanitary in the City; that the need for housing accommodations has been or will be increased as a result of the clearance of slums in other areas; that the conditions of blight in the area and the shortage of decent, safe and sanitary housing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of the area for residential uses is an integral part of and essential to the program of the City. SECTION 2: The City Council finds that the Downtown West Project Area does not have a predominance of open land, that the Agency may acquire any open land within the Downtown West Project Area, and that the Downtown West Project Area is planned to be developed and/or redeveloped in a manner that will include both residential and nonresidential uses. Provided, however, the City Council finds that for any portions of the Downtown West 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 Downtown West 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 Page 3 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 the Downtown West Project Area which is identified for nonresidential uses is necessary and appropriate to facilitate the proper growth and development standards in accordance with the objectives of the McCall 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 Downtown West Plan, a copy of which is attached to the Ordinance and marked as Exhibit 3, 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 October 24, 2019, hearing and incorporate changes or modifications, if any. SECTION 5: No direct or collateral action challenging the Downtown West 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 Downtown West Plan. SECTION 6: Upon the effective date of this Ordinance, the City Clerk is authorized and directed to transmit to the County Auditor and Tax Assessor of Valley County and to the appropriate officials of Valley County Board of County Commissioners, City of McCall, McCall-Donnelly School District #421, Valley County Emergency Medical, McCall Cemetery, McCall Fire, McCall Hospital, Payette Lakes Rec. Water & Sewer, Valley County Road and Bridge, and the State Tax Commission a copy of this Ordinance, a copy of the legal description of the boundaries of the Revenue Allocation Area, and a map or plat indicating the boundaries of the Project Area. SECTION 7: The City Council hereby finds and declares that the Revenue Allocation Area as defined in the Downtown West Plan, the equalized assessed valuation of which the City Council hereby determines is in and is part of the Downtown West Plan, is likely to increase as a result of the initiation and completion of urban renewal projects pursuant to the Downtown West Plan. SECTION 8: 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 Downtown West Plan, the City Council recognizes that it has no power to control the powers or operations of the Agency. SECTION 9: So long as any Agency bonds, notes or other obligations are outstanding, the City Council will not modify the Downtown West Plan in a manner that would result in a reset of the base assessment 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 as further set forth in the Act. Page 4 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 SECTION 10: This Ordinance shall be in full force and effect immediately upon its passage, approval, and publication and shall be retroactive to January 1, 2019, to the extent permitted by the Act. SECTION 11: 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 declaration shall not affect the validity of remaining portions of this Ordinance. SECTION 12: The Summary of this Ordinance, a copy of which is attached hereto as Exhibit 4, is hereby approved. SECTION 13: All ordinances, resolutions, orders or parts thereof in conflict herewith are hereby repealed, rescinded and annulled. SECTION 14: Savings Clause. This Ordinance does not affect an action or proceeding commenced or right accrued before this Ordinance takes effect. PASSED AND APPROVED BY THE MAYOR AND COUNCIL OF THE CITY OF McCALL, IDAHO, THIS ____ DAY OF OCTOBER 2019 EXHIBITS TO THE ORDINANCE Exhibit 1 A Resolution of the Planning and Zoning Commission for the City of McCall, Idaho, Validating Conformity of the Urban Renewal Plan for the Downtown West Urban Renewal Project with the City of McCall’s Comprehensive Plan Exhibit 2 Notice Published in the Star-News Exhibit 3 Urban Renewal Plan for the Downtown West Urban Renewal Project Exhibit 4 Ordinance Summary SUMMARY OF DOWNTOWN WEST PLAN The Urban Renewal Plan for the Downtown West Urban Renewal Project (“Downtown West Plan”) was prepared by the Urban Renewal Agency of the city of McCall, Idaho, also known as the McCall Redevelopment Agency (“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 Downtown West Plan provides for the Agency to undertake urban renewal projects pursuant to the Law and the Act. The Downtown West 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 Page 5 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 equalized assessed valuation as shown on the original base assessment roll as of January 1, 2019, to be allocated to the Agency for the urban renewal purposes. The general scope and objectives of the Downtown West Plan are: a. 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; b. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan; c. The engineering, design, installation, construction, and/or reconstruction of: • streets, intersections and other pedestrian crossing facilities; • water and sewer system improvements; • other utility improvements, including, removal, burying, or relocation of overhead or underground utilities; • extension of electrical distribution lines and transformers; • improvement of irrigation and drainage ditches and laterals; • installation or improvements to fiber optic facilities and/or other communication systems; • parking facilities and electric charging stations; • fire protection systems; • Public art • curbs, gutters, and streetscapes, which for purposes of this Plan, the term streetscapes include sidewalks, lighting, landscaping, benches and other street furniture, bike racks, and similar amenities between the curb and right-of-way line; • other public improvements that may be deemed appropriate by the Board, including, but not limited to, walkways, public open spaces, outdoor public event spaces, parks, waterfront improvements, plazas, including but not limited to the City Hall/Library pedestrian plaza, and other similar amenities that may be deemed appropriate by the Board; d. The acquisition of real property from the City or others for right-of-way improvements, public parks, pedestrian facilities and trails, recreational access points and to encourage development opportunities consistent with the Plan, including but not limited to future disposition to qualified developers, in part to encourage development of local housing options; e. The disposition of real property through a competitive process in accordance with this Plan, Idaho law, including Idaho Code § 50-2011, and any disposition policies adopted by the Agency; Page 6 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 f. The management of any property acquired by and under the ownership and control of the Agency; g. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan; h. The construction and financial support of infrastructure necessary for the provision of improved transit and alternative transportation; i. To support or partner in the engineering, design, installation, construction of a public community and/or recreation center; j. To support or partner in the development of a robust public market to encourage pedestrian activity in the Central Business District; k. 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; l. The provision of financial and other assistance to encourage greater density, and to encourage construction of local housing options pursuant to the McCall Local Housing Program; m. The rehabilitation of structures and improvements by present owners, their successors, and the Agency; n. The preparation and assembly of adequate sites for the development and construction of facilities for commercial, office, retail, residential, and governmental use; o. 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 waterfront amenities, streetscape, festival streets, 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; p. The demolition or removal of certain buildings and/or improvements for public right-of-way and streetscape improvements, utility undergrounding, extension, upgrades, public parks, open space, plazas, multi-use trails, public facilities, and to encourage and enhance transportation and mobility options, decrease underutilized parcels, to eliminate unhealthful, unsanitary, or unsafe conditions, eliminate obsolete or other uses detrimental to the public welfare or otherwise to remove or to prevent the spread of deteriorating or deteriorated conditions; q. In conjunction with the City, the establishment and implementation of performance criteria to assure high site design standards and environmental Page 7 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 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; r. To the extent allowed by law, lend or invest federal funds to facilitate development and/or redevelopment; s. To make improvements to utilities (within and outside of the Project Area) to encourage development throughout the Project Area; t. To support or partner in projects providing additional public access to Payette Lake and the installation of other waterfront amenities, including public docks, waterfront parks and adjacent plazas, and pedestrian pathways. This includes projects supporting environmental protection of Payette Lake; and u. To encourage and support public wayfinding projects. Any such land uses as described in the Plan will be in conformance with zoning for the City of McCall and the McCall Comprehensive Plan, as adopted by the City Council, or as may be applicable. Land made available will be developed by private enterprises or public agencies as authorized by law. The Plan identifies various public and private improvements which may be made within the Project Area. The Urban Renewal Project Area and Revenue Allocation Area herein referred to is described as follows: An area consisting of approximately 52.4 acres of land, exclusive of rights-of-way and encompassing a portion of the City’s central business district (CBD), extending south along Third Street (Highway 55) to Stibnite Street and as more particularly described as follows: A parcel of land being in a portion of Section 9, Township 18 North, Range 3 East, Boise Meridian. Located in Valley County, Idaho and being more particularly described as follows: Commencing at the west quarter corner common to Section 16 and Section 17 (W1/4 Corner of Section 16), thence N 37°29'49 E a distance of 3073.235 Feet. This is the point of Beginning. 1. thence N 5°47'55 E a distance of 55.688 Feet; 2. thence N 0°20'35 E a distance of 144.958 Feet; 3. thence N 2°50'36 E a distance of 162.332 Feet; 4. thence N 0°53'30 E a distance of 131.728 Feet; 5. thence N 27°17'51 W a distance of 67.992 Feet; Page 8 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 6. thence N 0°1'26 E a distance of 123.967 Feet; 7. thence N 1°17'20 E a distance of 139.628 Feet; 8. thence S 89°11'41 W a distance of 58.431 Feet; 9. thence N 89°50'4 W a distance of 124.924 Feet; 10. thence N 89°53'39 W a distance of 75.04 Feet; 11. thence N 89°54'47 W a distance of 24.006 Feet; 12. thence N 0°48'31 E a distance of 60.394 Feet; 13. thence N 0°33'58 E a distance of 20.154 Feet; 14. thence N 0°33'38 E a distance of 58.674 Feet; 15. thence N 0°33'39 E a distance of 52.724 Feet; 16. thence N 0°33'39 E a distance of 65.756 Feet; 17. thence N 0°9'16 W a distance of 24.465 Feet; 18. thence S 50°15'50 W a distance of 229.528 Feet; 19. thence N 89°20'26 W a distance of 30.61 Feet; 20. thence N 0°30'45 E a distance of 129.041 Feet; 21. thence S 49°51'14 W a distance of 38.902 Feet; 22. thence N 0°35'20 E a distance of 80.259 Feet; 23. thence N 1°1'36 E a distance of 60.516 Feet; 24. thence N 0°32'17 E a distance of 99.975 Feet; 25. thence N 0°49'54 E a distance of 99.974 Feet; 26. thence N 0°49'52 E a distance of 19.993 Feet; 27. thence N 15°44'29 W a distance of 82.734 Feet; 28. thence N 20°18'2 W a distance of 18.76 Feet; 29. thence N 0°30'2 E a distance of 71.233 Feet; 30. thence N 0°27'36 E a distance of 96.261 Feet; 31. thence S 89°51'11 W a distance of 82.884 Feet; 32. thence S 89°42'35 W a distance of 75.39 Feet; 33. thence S 89°51'40 W a distance of 38.568 Feet; 34. thence S 89°56'53 W a distance of 52.877 Feet; 35. thence N 89°39'19 W a distance of 61.669 Feet; 36. thence N 89°39'44 W a distance of 88.885 Feet; 37. thence N 89°33'25 W a distance of 39.976 Feet; 38. thence N 89°43'0 W a distance of 59.617 Feet; 39. thence N 89°39'24 W a distance of 63.609 Feet; 40. thence N 89°35'31 W a distance of 109.576 Feet; 41. thence N 89°31'8 W a distance of 89.577 Feet; 42. thence N 89°36'55 W a distance of 291.406 Feet; 43. thence N 89°35'2 W a distance of 90.047 Feet; 44. thence N 89°38'31 W a distance of 100.165 Feet; 45. thence S 89°37'39 W a distance of 49.406 Feet; 46. thence N 0°29'40 W a distance of 441.427 Feet; 47. thence N 0°30'2 W a distance of 47.661 Feet; Page 9 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 48. thence N 80°15'49 E a distance of 31.325 Feet; 49. thence N 87°55'28 E a distance of 412.355 Feet; 50. thence N 89°48'26 E a distance of 57.506 Feet; 51. thence N 86°53'38 E a distance of 107.601 Feet; 52. thence N 87°57'0 E a distance of 82.44 Feet; 53. thence N 87°53'42 E a distance of 86.111 Feet; 54. thence N 87°55'27 E a distance of 388.41 Feet; 55. thence N 0°15'37 E a distance of 253.533 Feet; 56. thence N 2°58'25 W a distance of 19.208 Feet; 57. thence S 67°24'7 E a distance of 41.908 Feet; 58. thence N 84°0'13 E a distance of 99.821 Feet; 59. thence N 66°1'36 E a distance of 33.085 Feet; 60. thence S 89°30'52 E a distance of 30.037 Feet; 61. thence N 85°48'40 E a distance of 30.911 Feet; 62. thence N 85°19'15 E a distance of 28.969 Feet; 63. thence N 89°56'25 E a distance of 32.398 Feet; 64. thence N 78°50'3 E a distance of 27.726 Feet; 65. thence N 89°11'29 E a distance of 30.358 Feet; 66. thence N 85°3'22 E a distance of 25.476 Feet; 67. thence N 85°3'21 E a distance of 5.657 Feet; 68. thence N 84°3'57 E a distance of 18.796 Feet; 69. thence N 81°11'44 E a distance of 10.153 Feet; 70. thence S 89°12'46 E a distance of 84.152 Feet; 71. thence N 78°20'18 E a distance of 56.89 Feet; 72. thence N 78°20'43 E a distance of 33.727 Feet; 73. thence N 81°0'22 E a distance of 29.333 Feet; 74. thence N 74°30'34 E a distance of 30.041 Feet; 75. thence N 75°10'48 E a distance of 29.911 Feet; 76. thence N 57°1'15 E a distance of 32.038 Feet; 77. thence N 57°9'42 E a distance of 36.308 Feet; 78. thence N 40°43'52 E a distance of 23.733 Feet; 79. thence N 40°47'50 E a distance of 47.006 Feet; 80. thence S 11°41'41 E a distance of 145.147 Feet; 81. thence N 86°47'36 E a distance of 42.893 Feet; 82. thence N 65°56'58 E a distance of 36.9 Feet; 83. thence S 14°57'17 E a distance of 32.12 Feet; 84. thence S 11°45'26 E a distance of 346.035 Feet; 85. thence S 11°44'39 E a distance of 46.923 Feet; 86. thence S 11°38'1 E a distance of 45.261 Feet; 87. thence S 12°1'46 E a distance of 41.422 Feet; 88. thence S 13°5'25 E a distance of 10.344 Feet; 89. thence S 11°44'16 E a distance of 95.18 Feet; Page 10 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 90. thence S 11°52'23 E a distance of 21.684 Feet; 91. thence S 10°13'54 E a distance of 21.549 Feet; 92. thence S 10°13'55 E a distance of 49.061 Feet; 93. thence S 8°22'56 E a distance of 63.722 Feet; 94. thence N 61°45'46 E a distance of 103.934 Feet; 95. thence N 61°46'34 E a distance of 104.489 Feet; 96. thence N 62°41'2 E a distance of 52.212 Feet; 97. thence N 61°56'35 E a distance of 107.731 Feet; 98. thence N 84°29'6 E a distance of 99.784 Feet; 99. thence N 88°33'47 E a distance of 19.767 Feet; 100. thence S 85°4'36 E a distance of 19.851 Feet; 101. thence S 78°50'46 E a distance of 19.886 Feet; 102. thence S 56°36'20 E a distance of 55.699 Feet; 103. thence S 48°38'39 E a distance of 70.58 Feet; 104. thence S 31°11'51 E a distance of 66.362 Feet; 105. thence S 31°11'52 E a distance of 13.018 Feet; 106. thence S 23°46'54 E a distance of 13.358 Feet; 107. thence N 89°50'2 W a distance of 14.936 Feet; 108. thence N 89°50'1 W a distance of 13.784 Feet; 109. thence S 29°29'57 E a distance of 124.697 Feet; 110. thence S 28°50'3 E a distance of 156.993 Feet; 111. thence S 27°34'41 E a distance of 87.138 Feet; 112. thence S 2°10'24 E a distance of 6.843 Feet; 113. thence S 16°33'45 E a distance of 16.918 Feet; 114. thence S 1°34'8 E a distance of 59.527 Feet; 115. thence S 1°32'50 E a distance of 79.943 Feet; 116. thence S 1°29'10 E a distance of 41.619 Feet; 117. thence S 22°51'48 E a distance of 58.296 Feet; 118. thence S 79°20'47 W a distance of 57.763 Feet; 119. thence N 89°58'32 W a distance of 98.097 Feet; 120. thence N 89°58'32 W a distance of 125.893 Feet; 121. thence S 0°27'20 E a distance of 318.173 Feet; 122. thence S 1°10'1 E a distance of 61.743 Feet; 123. thence S 0°5'39 W a distance of 137.8 Feet; 124. thence N 89°57'57 E a distance of 9.917 Feet; 125. thence S 0°17'52 E a distance of 116.273 Feet; 126. thence S 0°17'50 E a distance of 7.777 Feet; 127. thence S 14°9'14 W a distance of 45.862 Feet; 128. thence S 89°57'20 W a distance of 51.561 Feet; 129. thence S 0°16'6 W a distance of 311.035 Feet; 130. thence N 89°53'59 W a distance of 216.086 Feet; 131. thence S 1°51'50 E a distance of 73.592 Feet; Page 11 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 132. thence S 2°17'33 W a distance of 21.539 Feet; 133. thence S 7°36'21 E a distance of 35.855 Feet; 134. thence S 2°33'49 E a distance of 70.269 Feet; 135. thence N 89°41'35 W a distance of 255.044 Feet; 136. thence N 89°53'50 W a distance of 193.203 Feet; 137. thence N 89°51'0 W a distance of 173.076 Feet; back to the Point of Beginning. The Project Area is also depicted in the map below. 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 409 describes design guidelines for development. The Downtown West Plan also contains a major section on financing. Among other sources, the Downtown West Plan will utilize revenue allocation financing, authorized by the Page 12 of 13 Ord. 982 Urban Renewal Plan – Downtown West - SUMMARY October 24, 2019 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, 2019, will generate revenue for the Agency to pay project costs. Project costs include street and other public infrastructure improvements, improvements to the waterfront, environmental remediation, and other public improvement costs. The assessed valuation of real and personal property on the base assessment roll is still available for use by the other taxing districts, Valley County, City of McCall, McCall-Donnelly School District #421, Valley County Emergency Medical, McCall Cemetery, McCall Fire, McCall Hospital, Payette Lakes Rec. Water & Sewer, and Valley County Road and Bridge to finance their operations. The Downtown West Plan authorizes the Agency to sell revenue bonds to finance project costs and to use annual revenue allocations to pay the debt service. The program outlined in the Downtown West Plan emphasizes the installation of needed public improvements, street improvements, utility work, and other costs to encourage private development. Attachments 5.1 through 5.5 describe 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 Downtown West Plan follows the underlying zoning classifications of the city of McCall. Sections 600 and 700 describe cooperative activities by the Agency with the City. The duration of the Downtown West Plan is for twenty (20) years. A termination process is described in Section 800 of the Downtown West Plan. The Agency is required to prepare an annual report each year describing its activities during the previous year. ATTACHMENTS TO THE DOWNTOWN WEST PLAN Attachment 1 Boundary Map of Urban Renewal Project Area and Revenue Allocation Area Attachment 2 Legal Description of 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 5.1 Public Improvements within the Revenue Allocation Area Attachment 5.2 Attachment 5 .3 Attachment 5.4 Attachment 5.5 Economic Feasibility Study Estimated Net Taxable Value of Growth and New Private Development and Annual Revenue Allocation in the Downtown West Urban Renewal Project Estimated Annual Revenues and Costs in the Downtown West Urban Renewal Project (Cash Flow Analysis) Map Showing Proposed Location of Public Improvements in the Project Area The full text of the Ordinance q 1?J. 216 East Park Street, McCall, Idaho 83638. is available at the offices of the City Clerk, This summary is approved by the McCall City Council at its meeting of October 24, 2019 . ATTEST : Ord. 982 Urban Renewal Plan -Downtown West -SUMMARY October 24 , 2019 Page 13of13 ORDINANCE SUMMARY CERTIFICATION Ordinance No. 982 Certification of City Legal Advisor of the Swnmary prepared for the above-numbered Ordinance I, William F. Nichols, City Attorney for the city of McCall, Idaho, hereby declare and certify that in my capacity as City Attorney of the city of McCall, pursuant to Idaho Code Section 50-901A(3) of the Idaho Code as amended, I have reviewed a copy of the above Summary of Ordinance, have found the same to be true and complete, and said Summary of Ordinance provides adequate notice to the public of the contents, including the exhibits, of Ordinance No. 982. DATED this 24th day of October 2019. ~ McCall, Idaho Publisher’s Affidavit of Publication STATE OF IDAHO County of Valley }.ss } I, Tricia Warren, being duly sworn and say, I am the office manager of The Star-News, a weekly newspaper published at McCall, in the County of Val- ley, State of Idaho; that said newspaper is in general circulation in the county of afore said and is a legal newspaper; that the PUBLIC NOTICE, a copy of which is enclosed hereto and is a part hereof, was published in said newspaper once a week for a period of one week in the regular and entire issue of every number there of during the period of time of publication, and was published in the newspaper proper and not in a supplement; and that publication of such notice began October 31, 2019 and ended October 31, 2019. _______________________________________ Subscribed and sworn before me this the 31st day of October, 2019. STATE OF IDAHO COUNTY OF VALLEY On this 31st day of October in the year of 2019, before me, a Notary Public, personally appeared Tricia Warren, known or identified to me to be the person whose name subscribed to the within instrument, and being by me first duly sworn, declared that the statements therein are true, and acknowledged to me that she executed the same. ________________________________________ Tom Grote Notary Public for Idaho Residing at McCall, Idaho Commission Expires 1/19/2024 See Affidavit Page 2 & 3 Affidavit Page 2 CITY OF MCCALL - SUMMARY OF ORDINANCE NO. 982AN ORDINANCE OF THE CITY COUN-CIL OF THE CITY OF McCALL, IDAHO, APPROVING THE URBAN RENEWAL PLAN FOR THE DOWNTOWN WEST UR-BAN RENEWAL PROJECT, WHICH PLAN INCLUDES REVENUE ALLOCATION FI-NANCING PROVISIONS; AUTHORIZING THE CITY CLERK TO TRANSMIT A COPY OF THIS ORDINANCE AND OTHER RE-QUIRED INFORMATION TO COUNTY AND STATE OFFICIALS AND OTHER TAXING ENTITIES; PROVIDING SEVERABILITY, CODIFICATION, PUBLICATION BY SUM-MARY; AND ESTABLISHING AN EFFEC-TIVE DATE.NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF McCALL:SECTION 1: It is hereby found and deter-mined that:(a) The Downtown West Project Area, as defined in the Downtown West Plan, is a de-teriorated area or a deteriorating area, as de-fined in the Law and the Act, and qualifies as an eligible urban renewal area under the Law and Act. (b) The rehabilitation, conservation, devel-opment and redevelopment of the urban re-newal area pursuant to the Downtown West 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 Downtown West Plan conforms to the McCall Comprehensive Plan. (e) The Downtown West Plan gives due con-sideration 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 Downtown West Plan and the need for overall public improvements), and shows con-sideration for the health, safety, and welfare of any residents or businesses in the general vicinity of the urban renewal area covered by the Downtown West Plan.(f) The Downtown West Plan affords max-imum opportunity consistent with the sound needs of the City, as a whole, for the reha-bilitation, 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 Downtown West Plan provides a feasible method for relocation ob-ligations of any displaced families residing within the Project Area and there is not an-ticipated to be any activity by the Agency that would result in relocation.(h) The collective base assessment rolls for the revenue allocation areas under the Ex-isting Project Area and the Downtown West Project Area do not exceed ten percent (10%) of the assessed values of all the taxable prop-erty in the City.(i) The Downtown West Plan includes the re-quirements set out in Idaho Code § 50-2905 with specificity. (j) The Downtown West Plan is sufficient-ly complete to indicate such land acquisition, demolition and removal of structures, redevel-opment, 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 in-clude revenue allocation financing provisions. (k) The urban renewal area, which includes the deteriorating area, as defined in Idaho Code §§ 50-2018(9) and 50-2903(8)(f), does not include any agricultural operation for which the Agency has not received a written consent, or has not been used for agricultural purposes for three (3) consecutive years. (l) The portion of the Downtown West Proj-ect Area which is identified for non-residential uses is necessary and appropriate to facilitate the proper growth and development stan-dards in accordance with the objectives of the McCall Comprehensive Plan to overcome economic disuse, the need for improved traf-fic patterns, and the need for the correlation of this area with other areas of the City. (m) The portion of the Downtown West 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 accom-modations 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 hous-ing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety, morals, or welfare; and that the acquisition of the area for residential uses is an integral part of and essential to the program of the City. SECTION 2: The City Council finds that the Downtown West Project Area does not have a predominance of open land, that the Agency may acquire any open land within the Down-town West Project Area, and that the Down-town West Project Area is planned to be de-veloped and/or redeveloped in a manner that will include both residential and nonresiden-tial uses. Provided, however, the City Council finds that for any portions of the Downtown West 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 Downtown West Plan objectives to in-crease 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 Downtown West Project Area which is identified for nonresidential uses is necessary and appropriate to facilitate the proper growth and development standards in accordance with the objectives of the McCall 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 Downtown West Plan, a copy of which is attached to the Ordinance and marked as Exhibit 3, 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 October 24, 2019, hearing and incorporate changes or modifica-tions, if any. SECTION 5: No direct or collateral action challenging the Downtown West Plan shall be brought prior to the effective date of this Or-dinance or after the elapse of thirty (30) days from and after the effective date of this Or-dinance adopting the Downtown West Plan. SECTION 6: Upon the effective date of this Ordinance, the City Clerk is authorized and directed to transmit to the County Auditor and Tax Assessor of Valley County and to the appropriate officials of Valley County Board of County Commissioners, City of McCall, McCall-Donnelly School District #421, Valley County Emergency Medical, McCall Cem-etery, McCall Fire, McCall Hospital, Payette Lakes Rec. Water & Sewer, Valley County Road and Bridge, and the State Tax Com-mission a copy of this Ordinance, a copy of the legal description of the boundaries of the Revenue Allocation Area, and a map or plat indicating the boundaries of the Project Area. SECTION 7: The City Council hereby finds and declares that the Revenue Allocation Area as defined in the Downtown West Plan, the equalized assessed valuation of which the City Council hereby determines is in and is part of the Downtown West Plan, is likely to increase as a result of the initiation and completion of ur-ban renewal projects pursuant to the Downtown West Plan. SECTION 8: The City Council hereby ap-proves and adopts the following statement pol-icy 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 inde-pendent judgment as private citizens when they sit on the Board. Except for the powers to appoint and terminate Board members and to adopt the Downtown West Plan, the City Coun-cil recognizes that it has no power to control the powers or operations of the Agency. SECTION 9: So long as any Agency bonds, notes or other obligations are outstanding, the City Council will not modify the Downtown West Plan in a manner that would result in a reset of the base assessment value for the year im-mediately following the year in which the mod-ification occurred to include the current year’s equalized assessed value of the taxable prop-erty in the revenue allocation area as further set forth in the Act. SECTION 10: This Ordinance shall be in full force and effect immediately upon its passage, approval, and publication and shall be retroac-tive to January 1, 2019, to the extent permitted by the Act. SECTION 11: The provisions of this Ordi-nance are severable, and if any provision of this Ordinance or the application of such provision to any person or circumstance is declared in-valid for any reason, such declaration shall not affect the validity of remaining portions of this Ordinance. SECTION 12: The Summary of this Ordi-nance, a copy of which is attached hereto as Exhibit 4, is hereby approved. SECTION 13: All ordinances, resolutions, orders or parts thereof in conflict herewith are hereby repealed, rescinded and annulled. SECTION 14: Savings Clause. This Ordi-nance does not affect an action or proceeding commenced or right accrued before this Ordi-nance takes effect. PASSED AND APPROVED BY THE MAYOR AND COUNCIL OF THE CITY OF McCALL, IDAHO, THIS 24 DAY OF OCTOBER 2019EXHIBITS TO THE ORDINANCEExhibit 1 A Resolution of the Planning and Zoning Commission for the City of McCall, Ida-ho, Validating Conformity of the Urban Renew-al Plan for the Downtown West Urban Renewal Project with the City of McCall’s Comprehen-sive PlanExhibit 2 Notice Published in the Star-NewsExhibit 3 Urban Renewal Plan for the Down-town West Urban Renewal ProjectExhibit 4 Ordinance SummarySUMMARY OF DOWNTOWN WEST PLAN The Urban Renewal Plan for the Downtown West Urban Renewal Project (“Downtown West Plan”) was prepared by the Urban Renewal Agency of the city of McCall, Idaho, also known as the McCall Redevelopment Agency (“Agen-cy”), 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 applica-ble laws and ordinances and was approved by the Agency. The Downtown West Plan provides for the Agency to undertake urban renewal projects pursuant to the Law and the Act. The Downtown West Plan contains a revenue allo-cation 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, 2019, to be allocated to the Agen-cy for the urban renewal purposes. The general scope and objectives of the Plan are: a. The engineering, design, installation, con-struction, and/or reconstruction of storm water management infrastructure to support compli-ance with federal, state and local regulations for storm water discharge and to support private development; b. The provision for participation by property owners and developers within the Project Area to achieve the objectives of this Plan;c. The engineering, design, installation, con-struction, and/or reconstruction of:• streets, intersections and other pedestrian crossing facilities; • water and sewer system improvements;• other utility improvements, including, remov-al, burying, or relocation of overhead or under-ground utilities; • extension of electrical distribution lines and transformers; • improvement of irrigation and drainage ditch-es and laterals; • installation or improvements to fiber optic facilities and/or other communication systems; • parking facilities and electric charging sta-tions;• fire protection systems;• Public art• curbs, gutters, and streetscapes, which for purposes of this Plan, the term streetscapes in-clude sidewalks, lighting, landscaping, benches and other street furniture, bike racks, and simi-lar amenities between the curb and right-of-way line; • other public improvements that may be deemed appropriate by the Board, includ-ing, but not limited to, walkways, public open spaces, outdoor public event spaces, parks, waterfront improvements, plazas, including but not limited to the City Hall/Library pedestrian plaza, and other similar amenities that may be deemed appropriate by the Board;d. The acquisition of real property from the City or others for right-of-way improvements, public parks, pedestrian facilities and trails, recreational access points and to encourage development opportunities consistent with the Plan, including but not limited to future dispo-sition to qualified developers, in part to encour-age development of local housing options;e. The disposition of real property through a competitive process in accordance with this Plan, Idaho law, including Idaho Code § 50-2011, and any disposition policies adopted by the Agency;f. The management of any property acquired by and under the ownership and control of the Agency;g. The development or redevelopment of land by private enterprise or public agencies for uses in accordance with this Plan;h. The construction and financial support of infrastructure necessary for the provision of improved transit and alternative transportation;i. To support or partner in the engineering, de-sign, installation, construction of a public com-munity and/or recreation center;j. To support or partner in the development of a robust public market to encourage pedestrian activity in the CBD;k. The provision of financial and other assis-tance to encourage and attract business enter-prise including but not limited to start-ups and microbusinesses, mid-sized companies and large-scale corporations;l. The provision of financial and other assis-tance to encourage greater density, and to en-courage construction of local housing options pursuant to the McCall Local Housing Program;m. The rehabilitation of structures and im-provements by present owners, their succes-sors, and the Agency;n. The preparation and assembly of adequate sites for the development and construction of facilities for commercial, office, retail, residen-tial, and governmental use;o. 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 wa-terfront amenities, streetscape, festival streets, plazas, multi-use pathways, parks and open space and other like public spaces applicable to the Project Area as needed to support imple-mentation of this Plan;p. The demolition or removal of certain build-ings and/or improvements for public right-of-way and streetscape improvements, utility undergrounding, extension, upgrades, public parks, open space, plazas, multi-use trails, pub-lic facilities, and to encourage and enhance transportation and mobility options, decrease underutilized parcels, to eliminate unhealthful, unsanitary, or unsafe conditions, eliminate ob-solete or other uses detrimental to the public welfare or otherwise to remove or to prevent the spread of deteriorating or deteriorated con-ditions;q. In conjunction with the City, the establish-ment and implementation of performance crite-ria to assure high site design standards and en-vironmental 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 develop-ment to achieve public objectives and efficient use of scarce resources;r. To the extent allowed by law, lend or invest federal funds to facilitate development and/or redevelopment; s. To make improvements to utilities (within and outside of the Project Area) to encourage development throughout the Project Area; t. To support or partner in projects providing additional public access to Payette Lake and the installation of other waterfront amenities, including public docks, waterfront parks and adjacent plazas, and pedestrian pathways. This includes projects supporting environmental pro-tection of Payette Lake; andu. To encourage and support public wayfind-ing projects.Any such land uses as described in the Plan will be in conformance with zoning for the City of McCall and the 2018 McCall Area Compre-hensive Plan, as adopted by the City Council, or as may be applicable. Land made available will be developed by private enterprises or public agencies as authorized by law. The Plan iden-tifies various public and private improvements which may be made within the Project Area. The Urban Renewal Project Area and Rev-enue Allocation Area herein referred to is de-scribed as follows:An area consisting of approximately 52.4 acres of land, exclusive of rights-of-way and encompassing a portion of the City’s central business district (CBD), extending south along Third Street (Highway 55) to Stibnite Street and as more particularly described as follows:A parcel of land being in a portion of Section 9, Township 18 North, Range 3 East, Boise Merid-ian. Located in Valley County, Idaho and being more particularly described as follows:Commencing at the west quarter corner com-mon to Section 16 and Section 17 (W1/4 Corner of Section 16), thence N 37°29’49 E a distance of 3073.235 Feet. This is the point of Beginning.1. thence N 5°47’55 E a distance of 55.688 Feet;2. thence N 0°20’35 E a distance of 144.958 Feet;3. thence N 2°50’36 E a distance of 162.332 Feet;4. thence N 0°53’30 E a distance of 131.728 Feet;5. thence N 27°17’51 W a distance of 67.992 Feet;6. thence N 0°1’26 E a distance of 123.967 Feet;7. thence N 1°17’20 E a distance of 139.628 Feet;8. thence S 89°11’41 W a distance of 58.431 Feet;9. thence N 89°50’4 W a distance of 124.924 Feet;10. thence N 89°53’39 W a distance of 75.04 Feet;11. thence N 89°54’47 W a distance of 24.006 Feet;12. thence N 0°48’31 E a distance of 60.394 Feet;13. thence N 0°33’58 E a distance of 20.154 Feet;14. thence N 0°33’38 E a distance of 58.674 Feet;15. thence N 0°33’39 E a distance of 52.724 Feet;16. thence N 0°33’39 E a distance of 65.756 Feet;17. thence N 0°9’16 W a distance of 24.465 Feet;18. thence S 50°15’50 W a distance of 229.528 Feet;19. thence N 89°20’26 W a distance of 30.61 Feet;20. thence N 0°30’45 E a distance of 129.041 Feet;21. thence S 49°51’14 W a distance of 38.902 Feet;22. thence N 0°35’20 E a distance of 80.259 Feet;23. thence N 1°1’36 E a distance of 60.516 Feet;24. thence N 0°32’17 E a distance of 99.975 Feet;25. thence N 0°49’54 E a distance of 99.974 Feet;26. thence N 0°49’52 E a distance of 19.993 Feet;27. thence N 15°44’29 W a distance of 82.734 Feet;28. thence N 20°18’2 W a distance of 18.76 Feet;29. thence N 0°30’2 E a distance of 71.233 Feet;30. thence N 0°27’36 E a distance of 96.261 Feet;31. thence S 89°51’11 W a distance of 82.884 Feet;32. thence S 89°42’35 W a distance of 75.39 Feet;33. thence S 89°51’40 W a distance of 38.568 Feet;34. thence S 89°56’53 W a distance of 52.877 Feet;35. thence N 89°39’19 W a distance of 61.669 Feet;36. thence N 89°39’44 W a distance of 88.885 Feet;37. thence N 89°33’25 W a distance of 39.976 Feet;38. thence N 89°43’0 W a distance of 59.617 Feet;39. thence N 89°39’24 W a distance of 63.609 Feet;40. thence N 89°35’31 W a distance of 109.576 Feet;41. thence N 89°31’8 W a distance of 89.577 Feet;42. thence N 89°36’55 W a distance of 291.406 Feet;43. thence N 89°35’2 W a distance of 90.047 Feet;44. thence N 89°38’31 W a distance of 100.165 Feet;45. thence S 89°37’39 W a distance of 49.406 Feet;46. thence N 0°29’40 W a distance of 441.427 Feet;47. thence N 0°30’2 W a distance of 47.661 Feet;48. thence N 80°15’49 E a distance of 31.325 Feet;49. thence N 87°55’28 E a distance of 412.355 Feet;50. thence N 89°48’26 E a distance of 57.506 Feet;51. thence N 86°53’38 E a distance of 107.601 Feet;52. thence N 87°57’0 E a distance of 82.44 Feet;53. thence N 87°53’42 E a distance of 86.111 Feet;54. thence N 87°55’27 E a distance of 388.41 Feet;55. thence N 0°15’37 E a distance of 253.533 Feet;56. thence N 2°58’25 W a distance of 19.208 Feet;57. thence S 67°24’7 E a distance of 41.908 Feet;58. thence N 84°0’13 E a distance of 99.821 Feet;59. thence N 66°1’36 E a distance of 33.085 Feet;60. thence S 89°30’52 E a distance of 30.037 Feet;61. thence N 85°48’40 E a distance of 30.911 Feet;62. thence N 85°19’15 E a distance of 28.969 Feet;63. thence N 89°56’25 E a distance of 32.398 Feet;(See ORDINANCE NO. 982 Page X-X) The Project Area is also depicted in the map below. 127. thence S 14°9'14 W a distance of 45.862 Feet; 128. thence S 89°57'20 W a distance of 51.561 Feet; 129. thence S 0°16'6 W a distance of 311.035 Feet; 130. thence N 89°53'59 W a distance of 216.086 Feet; 131. thence S 1°51'50 E a distance of 73.592 Feet; 132. thence S 2°17'33 W a distance of 21.539 Feet; 133. thence S 7°36'21 E a distance of 35.855 Feet; 134. thence S 2°33'49 E a distance of 70.269 Feet; 135. thence N 89°41'35 W a distance of 255.044 Feet; 136. thence N 89°53'50 W a distance of 193.203 Feet; 137. thence N 89°51'0 W a distance of 173.076 Feet; back to the Point of Beginning. The Project Area is also depicted in the map below. Copies of the proposed Plan are on file for public inspection and copying per the City of McCall Public Records Policy at the office of the City Clerk of McCall, 216 East Park Street, McCall, Idaho, between the hours of 8:00 a.m. and 4:00 p.m., Monday through Friday, exclusive of holidays. At the hearing date, time, and place noted above (October 24, 2019, at 5:30 p.m.), all interested persons are invited to attend the hearing to express their views regarding this proposal. Oral CITY OF MCCALL - SUMMARY OF ORDINANCE NO. 982 (Cont.)(Coninued from Page X-X) 64. thence N 78°50’3 E a distance of 27.726 Feet;65. thence N 89°11’29 E a distance of 30.358 Feet;66. thence N 85°3’22 E a distance of 25.476 Feet;67. thence N 85°3’21 E a distance of 5.657 Feet;68. thence N 84°3’57 E a distance of 18.796 Feet;69. thence N 81°11’44 E a distance of 10.153 Feet;70. thence S 89°12’46 E a distance of 84.152 Feet;71. thence N 78°20’18 E a distance of 56.89 Feet;72. thence N 78°20’43 E a distance of 33.727 Feet;73. thence N 81°0’22 E a distance of 29.333 Feet;74. thence N 74°30’34 E a distance of 30.041 Feet;75. thence N 75°10’48 E a distance of 29.911 Feet;76. thence N 57°1’15 E a distance of 32.038 Feet;77. thence N 57°9’42 E a distance of 36.308 Feet;78. thence N 40°43’52 E a distance of 23.733 Feet;79. thence N 40°47’50 E a distance of 47.006 Feet;80. thence S 11°41’41 E a distance of 145.147 Feet;81. thence N 86°47’36 E a distance of 42.893 Feet;82. thence N 65°56’58 E a distance of 36.9 Feet;83. thence S 14°57’17 E a distance of 32.12 Feet;84. thence S 11°45’26 E a distance of 346.035 Feet;85. thence S 11°44’39 E a distance of 46.923 Feet;86. thence S 11°38’1 E a distance of 45.261 Feet;87. thence S 12°1’46 E a distance of 41.422 Feet;88. thence S 13°5’25 E a distance of 10.344 Feet;89. thence S 11°44’16 E a distance of 95.18 Feet;90. thence S 11°52’23 E a distance of 21.684 Feet;91. thence S 10°13’54 E a distance of 21.549 Feet;92. thence S 10°13’55 E a distance of 49.061 Feet;93. thence S 8°22’56 E a distance of 63.722 Feet;94. thence N 61°45’46 E a distance of 103.934 Feet;95. thence N 61°46’34 E a distance of 104.489 Feet;96. thence N 62°41’2 E a distance of 52.212 Feet;97. thence N 61°56’35 E a distance of 107.731 Feet;98. thence N 84°29’6 E a distance of 99.784 Feet;99. thence N 88°33’47 E a distance of 19.767 Feet;100. thence S 85°4’36 E a distance of 19.851 Feet;101. thence S 78°50’46 E a distance of 19.886 Feet;102. thence S 56°36’20 E a distance of 55.699 Feet;103. thence S 48°38’39 E a distance of 70.58 Feet;104. thence S 31°11’51 E a distance of 66.362 Feet;105. thence S 31°11’52 E a distance of 13.018 Feet;106. thence S 23°46’54 E a distance of 13.358 Feet;107. thence N 89°50’2 W a distance of 14.936 Feet;108. thence N 89°50’1 W a distance of 13.784 Feet;109. thence S 29°29’57 E a distance of 124.697 Feet;110. thence S 28°50’3 E a distance of 156.993 Feet;111. thence S 27°34’41 E a distance of 87.138 Feet;112. thence S 2°10’24 E a distance of 6.843 Feet;113. thence S 16°33’45 E a distance of 16.918 Feet;114. thence S 1°34’8 E a distance of 59.527 Feet;115. thence S 1°32’50 E a distance of 79.943 Feet;116. thence S 1°29’10 E a distance of 41.619 Feet;117. thence S 22°51’48 E a distance of 58.296 Feet;118. thence S 79°20’47 W a distance of 57.763 Feet;119. thence N 89°58’32 W a distance of 98.097 Feet;120. thence N 89°58’32 W a distance of 125.893 Feet;121. thence S 0°27’20 E a distance of 318.173 Feet;122. thence S 1°10’1 E a distance of 61.743 Feet;123. thence S 0°5’39 W a distance of 137.8 Feet;124. thence N 89°57’57 E a distance of 9.917 Feet;125. thence S 0°17’52 E a distance of 116.273 Feet;126. thence S 0°17’50 E a distance of 7.777 Feet;127. thence S 14°9’14 W a distance of 45.862 Feet;128. thence S 89°57’20 W a distance of 51.561 Feet;129. thence S 0°16’6 W a distance of 311.035 Feet;130. thence N 89°53’59 W a distance of 216.086 Feet;131. thence S 1°51’50 E a distance of 73.592 Feet;132. thence S 2°17’33 W a distance of 21.539 Feet;133. thence S 7°36’21 E a distance of 35.855 Feet;134. thence S 2°33’49 E a distance of 70.269 Feet;135. thence N 89°41’35 W a distance of 255.044 Feet;136. thence N 89°53’50 W a distance of 193.203 Feet;137. thence N 89°51’0 W a distance of 173.076 Feet; back to the Point of Begin-ning.Sections 300 through 315 discuss the proposed redevelopment actions, par-ticipation opportunities and agreements, cooperation with public bodies, property acquisition standards and requirements, relocation, demolition, and property dis-position.Section 401 discusses the type of land uses authorized in the Project Area.Section 409 describes design guide-lines for development.The Downtown West Plan also contains a major section on financing. Among other sources, the Downtown West Plan will utilize revenue allocation financing, authorized by the Act. This statute was approved in 1988 by the Idaho Legisla-ture. Section 502 and Attachment 5 dis-cuss revenue allocation financing and show how such financing has worked and would work in the Project Area in the fu-ture 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, 2019, will generate revenue for the Agency to pay project costs. Project costs include street and other public infrastructure improve-ments, improvements to the waterfront, environmental remediation, and other public improvement costs. The assessed valuation of real and personal property on the base assessment roll is still available for use by the other taxing districts, Val-ley County, City of McCall, McCall-Don-nelly School District #421, Valley County Emergency Medical, McCall Cemetery, McCall Fire, McCall Hospital, Payette Lakes Rec. Water & Sewer, and Valley County Road and Bridge to finance their operations. The Downtown West Plan authorizes the Agency to sell revenue bonds to finance project costs and to use annual revenue allocations to pay the debt service. The program outlined in the Downtown West Plan emphasizes the installation of needed public improvements, street im-provements, utility work, and other costs to encourage private development. Attachments 5.1 through 5.5 describe 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 Downtown West Plan follows the underlying zoning classifications of the city of McCall. Sections 600 and 700 describe coop-erative activities by the Agency with the City. The duration of the Downtown West Plan is for twenty (20) years. A termina-tion process is described in Section 800 of the Downtown West Plan. The Agency is required to prepare an annual report each year describing its activities during the previous year. ATTACHMENTS TO THE DOWNTOWN WEST PLANAttachment 1 Boundary Map of Urban Renewal Project Area and Revenue Al-location AreaAttachment 2 Legal Description of Ur-ban Renewal Project Area and Revenue Allocation AreaAttachment 3 Private Properties Which May be Acquired by the Agency Attachment 4 Map Depicting Expected Land Use and Current Zoning Map of the Project AreaAttachment 5.1 Public Improvements within the Revenue Allocation AreaAttachment 5.2 Economic Feasibility StudyAttachment 5.3 Estimated Net Taxable Value of Growth and New Private Devel-opment and Annual Revenue Allocation in the Downtown West Urban Renewal ProjectAttachment 5.4 Estimated Annual Rev-enues and Costs in the Downtown West Urban Renewal Project (Cash Flow Anal-ysis)Attachment 5.5 Map Showing Proposed Location of Public Improvements in the Project AreaThe full text of the Ordinance 982 is available at the offices of the City Clerk, 216 East Park Street, McCall, Idaho 83638.This summary is approved by the Mc-Call City Council at its meeting of October 24, 2019. Mayor Jackie Aymon. ATTEST: BessieJo Wagner, City ClerkAffidavit Page 3