The Idaho Legislature recently has been looking at urban renewal in Idaho, and while it's always a good thing to review government programs, there's also the danger that the full story gets lost in the discussion. For some, that discussion centers on "blight" and whether some urban renewal districts around the state actually were blighted. The decision to form an urban renewal district ultimately rests with a jurisdiction's city council or county commission, who must find at least one of nine conditions of deterioration as defined in Idaho code. The urban renewal laws give redevelopment agencies tools to fight deterioration, provide for urban rehabilitation, sound growth, housing, public improvements, removal of congestion, and financing economic growth and development.
Among the critical conditions currently facing the nation - including Idaho - is the post-World War II development pattern now called urban sprawl. Sprawl contributes to a decline in the quality of life through inefficient land uses, increased energy use and greenhouse gas emissions, more traffic congestion, longer commute times, worsening air quality, higher obesity rates and loss of open space and farmland. Sprawl, in effect, is the new blight.
The best antidote to sprawl is healthy, vibrant urban centers. The classic pedestrian-scale development pattern that defined human settlement for most of history is making a dramatic comeback. A city's compact urban form collects the mix of uses - living, working, playing and shopping - that were separated in recent years. With sprawl, each activity requires another car trip. Downtown, each use is within walking or public transit distance. This promotes healthier lifestyles, encourages economic and cultural activity, and improves basic human interaction. Not everyone wants to live in urban locations, but increasingly Idahoans are requesting that option. Active and attractive downtowns benefit all, no matter where they live. Existing market forces and zoning codes can aggravate the problem and unfortunately sprawl remains the development path of least resistance. Combating sprawl requires deliberate effort. The best tool in Idaho to accomplish urban redevelopment and counter the blighting effects of sprawl is urban renewal.
Capital City Development Corporation, Boise's redevelopment agency, has had considerable success with urban infill redevelopment. CCDC's public investments in the Grove Plaza, Eighth Street, the Basque Block and streetscapes throughout Downtown have contributed to the area's sense of place and pride. Annually, the agency's eight parking garages help keep approximately 1.5 million cars off the streets or surface parking lots, freeing land for buildings and people. CCDC's investments have helped restore historic buildings to new use, assisted "green" developments, created active open space, supported public art and places for the performing arts, and recently sparked the development of a wide range of new Downtown living options.
Yet the agency's work is far from finished: a significant portion of Downtown remains underdeveloped, Downtown residential options serve only a fraction of current demand, cars still clog the arteries into Downtown, public transit service remains inadequate due to the lack of a dedicated funding source, and truly sustainable development seems a long way off. CCDC is working to complete master plan activities in three districts before they begin to sunset in 10 years - a blink of an eye in city-building terms.
Traditional economic development looked at the "bottom line" - if a community's economy was strong, the community was considered healthy. Increasingly we're learning about the "triple bottom line," where economic, social and environmental conditions are equally important. In Idaho, the mission of redevelopment agencies has always been focused on the triple bottom line, and they have the right tools for the job.
That mission is now more important than ever.
