Urban Renewal District History

CENTRAL DISTRICT

The Boise City Council formed the Boise Redevelopment Agency (B.R.A.) in 1965 in response to the federal urban renewal program, which offered funding to revitalized central cities across the nation. Two urban renewal project areas were formed—Project Area I (Idaho RA-4) and Project Area II (Idaho RA-5)—which included 16 blocks of downtown Boise. In general, the approach to urban renewal at that time was to acquire property and clear away existing buildings to make way for new development. In Boise, the urban renewal plan called for clearing all of the buildings within the two project areas to attract a regional shopping mall to locate in downtown Boise, along office and hotel development and public parking structures.
Between 1965 and 1974, the B.R.A. received federal urban renewal funds to pursue its urban renewal plans for Project Area I and II. The B.R.A. acquired twelve blocks in downtown Boise, cleared six blocks, and relocated Grove Street in anticipation of securing a developer to build the shopping mall.
During the 1960s and 1970s, the B.R.A. entered into agreements with four successive development teams to build the shopping mall. None of these attempts were successful, and there was growing community dissatisfaction with the idea a downtown shopping mall and the wholesale clearance of downtown blocks it would require. The four blocks that had been cleared for the shopping mall were used as parking lots, although what is now the U.S. Bank building was built in 1979 on the northeast block to go with the shopping mall.
The U.S. Department of Housing and Urban Development (HUD) began phasing out the federal urban renewal program in 1974, and an alternative funding source was needed to complete urban renewal projects. In 1987, the Idaho State Legislature passed legislation that allowed Boise City to create a revenue allocation area for the Central District. In 1988, this authority was granted to all Idaho cities.
In October 1985, the community sought assistance from a panel of experts assembled by the American Institute of Architects (AIA) on what to do next. The AIA panel advised the B.R.A. to drop the quest for a megaproject to revitalize downtown Boise. Instead, the panel’s recommendations were captured in an urban design plan prepared by Zimmer-Gunsul- Frasca (ZGF) and adopted by the Boise City Council in March 1986. This plan calls for:
- Creating a mixed-use, urban intensity, pedestrian-oriented development pattern, which includes office, retail, residential and cultural uses in new structures or renovated historic buildings.
- Creating lively streets lined with retail and other people-oriented uses that encourage foot traffic.
- Enhancing Capitol Boulevard so it serves as a grand gateway street connecting the Idaho Statehouse and the Boise Depot.
- Redesigning 8th Street so it becomes the primary pedestrian connection between the Idaho Statehouse and the Boise River.

Creating a major public open space on 8th Street as the centerstone for the renaissance of downtown Boise.
Eliminating surface parking lots by constructing public parking garages, which would allow downtown development to intensify.
Installing streetscapes using rich materials throughout the project areas to give the downtown core a distinctive identity.
Providing funding for the arts.
Creating a downtown business association to manage downtown marketing and events, sidewalk maintenance, flower planting program and trash collection

In 1987, the Boise City Council an amended Central District urban renewal plan, which included Project Areas I and II and a revenue allocation area. The Central District Urban Renewal Plan incorporated the Boise Downtown Urban Design Plan prepared by ZGF.

This award-winning plan is nearing completion with one remaining undeveloped site (Eastman/Boise Tower site). Completed projects include:

TYPE OF INVESTMENT	SPECIFIC PROJECTS
Placemaking Public spaces (ex: plazas & parks) Streetscaping Arts & culture	Constructed The Grove plaza (major public open space). The Grove is used as a community gathering place and location for special events like Jazz on the Grove, Capitol City Public Market, cultural and entertainment events during Fall for Boise, a two-month long arts, cultural and food festival in September-October. Redesigned 8th Street from Bannock to Main to slow traffic and allow for outdoor cafes and events such as the Capitol City Public Market. Installed streetscape. Installed streetscapes on 8 blocks in downtown business district (street trees & grates, brick pavers, historic street lights, planters, bicycle racks, trash containers) Created a public art collection including Point of Origin, Keepsies, Great Blues, Sidney’s Niche, Les Bois, Alley History, Boise Totems, Spring Run, River of Trees1, River Sculpture, Homage to the Pedestrian, Boise Chinatown, Idanha Hotel mural & canopy1, numerous artworks contributed to Boise Visual Chronicle Fund performing arts and Arts for Kids at Capitol City Public Market on Saturdays from June to September.
Public Infrastructure Streets Water, sewer and utility lines	Reconstructed downtown streets and undergrounded utilities
Parking & Transit Facilities	Constructed the Grove Street (1978), Capitol Terrace (1988), Ninth Street (1989), Eastman (1990), Boulevard (1988) and City Centre (2000) parking garages. Built transit mall on Main and Idaho between Capitol and 9th.
Public-Public Partnerships	Sold properties at discount to promote development of City Hall/County Administration Building on NE corner of Capitol Boulevard and Main Street, and Boise Centre on the Grove (convention center).
Public-Private Partnerships Land acquisition & disposition Development agreements Land writedowns	Acquired of 12 city blocks in downtown Boise (or 21.5 acres). Sold properties at discount or contributed land to promote new development: 9th and Idaho building, Capitol Terrace Retail, Wells Fargo Bank, US Bank, Grove Hotel and Statehouse Inn. Sold properties at discount or contributed land to promote renovation and reuse of historic buildings: Alexander, Boise City National Bank, Broadbent, Fidelity, Idaho, Union Block, McCarty, Mode and remaining Block 44 buildings.
Removing Development Barriers Revising development regulations/ standards to improve development climate Brownfield program	Proposed amendments to the Central District Urban Renewal Plan to remove custom development standards and to refer to development standards in Boise City Zoning Ordinance so developers have one set of rules for development projects. Approved by City Council in June 2007. Obtained approval for extension of P-1 parking district expansion associated with Capitol Terrace and City Centre parking garages.
Downtown-wide projects	Obtained approval from Boise City for amendment to building code allowing housing projects in urban renewal districts to use five floors of wood frame construction over a concrete podium; previous limit was four floors. Allows developers to increase density by 20% while continuing to use wood frame as building method. Revised streetscape standards to add new prototype (urban concrete with brick) which is less expensive than full brick prototype used in downtown core. Changed streetscape requirement on certain streets outside core from full brick to urban concrete with brick, which results in cost savings for developers but still retains attractive and distinctive look that is hallmark of downtown. Brownfields Program: Obtained $400,000 in grant funds from EPA to create inventory of properties burdened by contamination or perception of contamination by hazardous materials or petroleum. Provided grants to property owners to assess specific properties.
Clean, Safe and Vibrant	Spearheaded creation of the Downtown Boise Association (DBA). The DBA is a business improvement district that levies assessments on properties in its boundary. These funds are used for marketing, promotions, flowers in planters, Clean Team sidewalk maintenance, special events like Alive After Five concert series on The Grove on Wednesday nights from May to September. CCDC partners with Boise City to fund trash collection from trash containers on sidewalks in downtown.

RIVER MYRTLE-OLD BOISE DISTRICT

In December 1994, Boise City approved a new urban renewal area, the River Street-Myrtle Street District, located just south of the central business district and just north of the Boise River, and extending from Broadway to Americana. The area is approximately 242 acres in size. At the time the district was formed, it largely consisted of vacant property, deteriorated residences and warehouses, and remnants of older industrial uses.
The district also included many redevelopment opportunities such as the largely vacant Union Pacific switchyard properties, the 14-acre Ada County property, and the historic Eighth Street Marketplace. Automobile accessibility improved with the construction of the Broadway-Chinden Connector Area in 1990-1991. Assets include close access to the major employment centers in downtown, St. Luke’s Medical Center, riverfront parks and the Boise River Greenbelt and Boise State University.
Plan concepts included:

Strengthening north-south connections from the downtown core to the River Street-Myrtle District and then to the Boise River through a network of pedestrian-oriented streets, sidewalks, the Pioneer Pathway and public open spaces. Pioneer Pathway aka Pioneer Corridor
Creating a vital, expanded downtown area made up of urban, mixed use subdistricts.
Re-establishing mixed-use, urban neighborhoods with a large residential component in the River Street and Myrtle Street areas using new urbanism (http://en.wikipedia.org/wiki/New_Urbanism) principles; including affordable housing in these areas.
Extending the character and benefits of Boise River Greenbelt and Julia Davis Park into subdistricts.
Expanding and reinforcing the emerging cultural district on the south end of 8th Street.

In 2000, property owners in the Old Boise-Eastside area approached the CCDC Board and asked for area to be evaluated for the possible formation of an urban renewal district. This area is located approximately between Jefferson and Grove streets, Capitol Boulevard and Broadway Avenue and was adjacent to the existing River Street-Myrtle Street District. In 2001, the City Council determined that the area qualified for urban renewal activities under the criteria in the State Code, and CCDC conducted a series of community meetings and prepared an urban renewal plan and an economic feasibility study for the area. It became evident that it would be advisable to add this area to the River Street-Myrtle Street District rather than create a stand-alone district. At the same time, CCDC identified additional parcels for inclusion in the larger district including the Boise City Main Library, a portion of the Boise River greenbelt and parcels along Americana Boulevard between Shoreline Lane and River Street. In December 2004, the City Council approved the expanded River Myrtle-Old Boise Urban Renewal District, which added 98 acres to the 242 acres in the existing district for a total of 340 acres.
CCDC projects in the River Street-Myrtle Street District include:

TYPE OF INVESTMENT	SPECIFIC PROJECTS
Placemaking Public spaces (ex: plazas & parks) Streetscaping Arts & culture	Conducted Pioneer Corridor design competition to transform existing asphalt bike path into pedestrian promenade connecting the Boise River to the Grove Plaza through the River Street neighborhood. Pioneer project is also expected to attract private investment and to be catalyst for redevelopment of neighborhood. Winning design concept selected; concept is undergoing refinement. Have conducted periodic meetings with property owners and other stakeholders to involve them in the design process. Have secured $500,000 in Idaho Transportation Department enhancement funds for first phase of design and construction of the corridor. Installed streetscapes along 3rd and Front Street in Courthouse Corridor and in BoDo. Contributed funding toward streetscapes for Idaho Independent Bank, Front 5, 11th & Myrtle Center and Welsh Studios-CTA offices; Shoreline Plaza apartments, R.Grey Lofts; Fulton Street Theater, 313-319 Broad Street (interim parking lot). Built the pedestrian promenade connecting the Ada County Courthouse and Idaho Water Center. Partnered with Boise City, State of Idaho, ACHD and private property owners to build Basque Block on Grove Street between Capitol Blvd and 6th Street. Pledged $35,000 per year for 10 years toward construction cost to convert historic seed warehouse into Fulton Street Theater (now Performing Arts Center). Created Cultural District logo and installing kiosks and signage Provided funding for public artworks including Portal and Ada County Courthouse fountain. Provide maintenance endowment for Anne Frank Human Rights Memorial. Partnered with Boise City to fund Lasting Legacy arts projects including Fulton Street Theater floor restoration, Idaho Ballet sprung floor, Anne Frank Human Rights Memorial water feature, Basque Block signage Obtained approval for change in name of Battery Street to River Street.
Public Infrastructure Streets and traffic signals Water, sewer and utility lines	Partnering with ACHD to install Avenue A and 5th Street traffic signals; reconstruction of 4th Street between Front and Broad streets. Obtained Community Development Block Grant (CDBG) funds from Boise City to install sidewalk as part of 8th & Myrtle ramp removal project. Property owner paid for street trees, grates and historic street lights.
Parking & Transit Facilities	Constructing Avenue A East and Avenue A West parking garages, and Myrtle Street garage.
Downtown-wide projects	Obtained $9.5 million dollar grant from federal government for multimodal center and downtown transit circulator. See Central District for more info.
Public-Public Partnerships	Entered into 99-year lease with Ada County for 14 acres owned by the county; issued bonds and built the Ada County Courthouse and Administration Building. Ada County is making annual lease payments and buying back the building over 30 years.
Public-Private Partnerships Land Acquisition & Disposition Development Agreements Land writedowns	Purchased properties at 406-412 S.13th Street, 1249 W. Grand Avenue, 620 S. 9th Street, 1022 W. Miller Street (Cline), 429 S. 10th Street (Plum) and 139-201 E. Myrtle Street (Alloway). Entered into development agreement with River Plaza Limited Partnership for construction of River Plaza Apartments (116 mixed income units using federal tax credits) on 1249 W. Grand Avenue; CCDC contributed land. Project completed in 2000. Ada County selected Civic Partners as master developer for the remaining Ada County property. Civic Partners has built Civic Plaza Apartments (299 affordable units using federal tax credits). West building complete in 2003; east building complete in 2004. Formed partnership with developer of BoDo lifestyle retail center, which is now complete; CCDC constructed the Myrtle Street Garage and installed streetscapes to complement this project. Entered into development agreement with CitySide Lofts LLC to construct a 77-unit condominium project on 405-412 S. 13th Street. Contributed land, site preparation, sewer, park and highway impact fees and historic street lights. Project is close to completion. Selected a developer for the development of a mixed use housing project on the 620 S. 9th Street property. Engaged in two land trades with Boise City to move forward redevelopment goals: Cline property was traded for the Front Street property to assist in a redevelopment project on Block 24 which is expected to include workforce housing units; Alloway property was traded for 509 S. Ash Street to move forward the Pioneer Corridor.
Removing Development Barriers Revising development regulations/ standards to improve development climate Brownfield program	Obtained approval for extension of P-1 parking district expansion associated with Avenue A East, Avenue A West and Myrtle Street parking garages.
See Central District for more information on these downtown-wide projects	Obtained approval from Boise City for amendment to building code allowing housing projects in urban renewal districts to use five floors of wood frame construction over a concrete podium Revised streetscape standards to add new prototype (urban concrete with brick) which is less expensive than full brick prototype used in downtown core Brownfields program
Clean, Safe and Vibrant	See Central District for information on DBA and partnership with Boise City to collect trash from trash containers on downtown sidewalks.

WESTSIDE DOWNTOWN DISTRICT

The Westside Downtown District was formed in December 2001 and includes 147.5 acres west of the central business district. It is home to the corporate headquarters of Boise Cascade and Idaho Power, One Capital Center and the 9th and Idaho Building as well as the Owyhee Plaza Hotel, Empire Building, Hoff Building, Meadow Gold Dairy and historic storefronts along Main Street. It is also characterized by an abundance of surface parking lots, vacant land and warehouses, many of which are empty and for sale, but some of which have been renovated into offices.
Plan concepts include:

Make Westside a vital part of downtown with rich mixture of urban-style housing, shops, restaurants and businesses. Increase the amount of housing available in downtown.
Develop an urban village in the west end of Westside centered around a plaza on 14th Street.
Develop plazas, park-like green spaces, and public art.
Enrich public spaces with concerts and cultural events.
Serve the area with excellent transit.
Create connections to the cultural district, the Grove, Boise River, Julia Davis and Ann Morrison Parks, Boise State University and the foothills through a network of pedestrian and bicycle paths.
Convert surface parking lots to structured parking wherever possible.
Develop Main and Idaho as retail streets that connect Westside to the CBD.
Emphasize pedestrian-oriented design in streetscaping and building design and placement
Celebrate the Boise City Canal that runs diagonally through the district.

In 2004, CCDC concluded a land trade in which the agency obtained a key parcel of ground at 14th and Idaho in exchange for the Bannock Street garage, an aging structure with only a limited life left. The Westside Plan envisions an urban neighborhood between 13th, State, 16th and Grove Street, centered on a plaza on 14th Street between Main and Idaho. This parcel is the initial step toward achieving that goal.

Completed and ongoing projects include:

TYPE OF INVESTMENT	SPECIFIC PROJECTS
Placemaking Public spaces (ex: plazas & parks) Streetscaping Arts & culture	Partnered with Boise City and ACHD to construct plaza at 9th & Grove streets. Provided funding for Grove Street Illuminated and Boise Canal artwork installed on the 9th & Grove Plaza. Constructed streetscapes for Idanha Hotel and Sonna Block. Provided streetscape grants for Rocca Building, Royal Plaza, Gem-Noble Building, Linen Building/Farm Store and Modern Hotel. Entered into development agreement with Plaza 121 LLC to provide funding for streetscapes and installation of canopies on the Plaza 121 Building at 121 N. 9th Street. Canopy made significant improvement in appearance of building and provides weather protection to sidewalk.
Public Infrastructure Streets Water, sewer and utility lines
Parking & Transit Facilities	Initiated discussions with property owners on parking options for Westside Downtown District. Created parking consortium with goal of developing public-private partnerships to build parking facilities. Entered into an agreement with Rafanelli-Nahas to purchase permits for 200 parking spaces in a proposed 900-space parking garage at 1223 W. Jefferson Street. CCDC will remarket these parking permits to the general public while Rafanelli-Nahas will use the remainder of the spaces to provide tenant and visitor parking for the former Boise Cascade Building. CCDC’s investment makes the parking garage financially feasible. Building the parking garage allows Rafanelli-Nahas to move existing tenant and visitor parking off surface lots that they own in the vicinity. Rafanelli-Nahas expects to redevelop surface lots with urban uses, which will most likely include office, hotel and retail and possibly housing.
Downtown-wide projects	Obtained $9.5 million dollar grant from federal government for multimodal center and downtown transit circulator. See Central District for more info.
Public-Public Partnerships
Public-Private Partnerships Land acquisition & disposition Development agreements Land writedowns	Obtained the Bannock Street garage at 950 W. Bannock Street as part of a land trade with Oppenheimer Companies so they could acquire the site where they developed the Wells Fargo Office Building (877 W. Main Street) Traded Bannock Street garage to Gary Christensen for 1401 W. Idaho Street. Mr. Christensen demolished Bannock Street garage and built Banner Bank Building, a 11-story mixed use building with 14,665 sq.ft. of retail on the first floor and 170,425 sq.ft.of office. CCDC contributed streetscape, highway impact fees and a water reclamation project to the Banner Bank project. CCDC acquired 1401 W. Idaho Street from Mr. Christensen through the land trade; property is now leased to Mark Rivers for development of the Watercooler, an incubator for creative technology businesses. Acquired 1413 W. Idaho Street to add to 1401 W. Idaho for future redevelopment. See item on agreement to lease parking spaces from Rafanelli Nahas under Parking & Transit Facilities
Removing Development Barriers Revising development regulations/ standards to improve development climate Brownfield program
See Central District for more information on these downtown-wide projects	Obtained approval from Boise City for amendment to building code allowing housing projects in urban renewal districts to use five floors of wood frame construction over a concrete podium Revised streetscape standards to add new prototype (urban concrete with brick) which is less expensive than full brick prototype used in downtown core Brownfields program
Clean, Safe and Vibrant	See Central District for information on DBA and partnership with Boise City to collect trash from trash containers on downtown sidewalks.

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