The Urban Renewal Process
From Study to Plan to Redevelopment
Every urban renewal project in which EURA gets involved, by its nature, is difficult. If a proposed project did not have problems—financial, physical, or market driven—the private sector would be able to accomplish the redevelopment on its own and there would be no need for EURA assistance.
EURA becomes aware of potential projects in a number of ways. Projects may be brought to the agency’s attention by city leaders, neighborhood groups or developers, the city’s economic development director, regional or state economic development offices, among others. Once EURA has a proposed project before it, the agency follows a structured process to take a project from concept to reality.
The first step in the Eagle urban renewal process was for the local governing body, the City of Eagle, to hire a consultant to conduct a study or eligibility report to consider an area for the formation of an urban renewal district. Such report examined the area for the purpose of determining whether such area(a) are a deteriorating or deteriorated area as defined by Idaho Code, Title 50, Chapter 20 Urban Renewal Law and Chapter 29 Local Economic Development Act.
The second step was the creation of the urban renewal agency through resolution of the City Council on October 10, 2006. A notice of public hearing to discuss this option was published in the local newspaper and delivered to the affected taxing districts. Once the agency was authorized, the mayor acting on the advice and consent of the local governing body, appointed a board of commissioners.
The third step was the review and acceptance of the study/eligibility reports. The acceptance of the East State Street report was done through resolution of the City Council on October 4, 2006. The acceptance of the Downtown Area report was done through resolution of the City Council on November 20, 2006. The acceptance of a third report for the Southeast Highway 44 area was done through resolution of the Urban Renewal Agency on June 6, 2007.
The fourth step was to create an urban renewal plan with revenue allocation financing provisions. The agency held a public information session on the proposed plan on October 22, 2007 along with gathering comments and information from several board meetings. On October 30, 2007, the agency passed a resolution proposing the urban renewal plan. And, on November 2, 2007, submitted the plan to the Mayor and City Council of Eagle.
The fifth step was a joint meeting between the Planning and Zoning Commission and the members of the agency to consider the plan. The Planning and Zoning Commission found that the plan was in conformity with the City’s Comprehensive Plan and made such recommendation to the City Council.
The sixth step was to conduct a public hearing and distribute the plan to all affected taxing entities, available to the public, and under consideration by the City Council. Publishing of the public hearing was done on November 5, 19, and 26, 2007. The plan was distributed to the taxing entities on November 2, 2007.
The final step was the adoption of the plan. On December 11, 2007, the City Council held the public hearing on the plan. Following the public hearing, the City Council passed and approved the plan through ordinance of the City Council.
Are There Limits on the Size of Revenue Allocation Areas
Yes, Idaho Code 50-2903(15) provides that area base values “shall not exceed at any time 10% of the current assessed valuation of all taxable property within the municipality”