Denise LaFever 2-231
Charlene Way
From:C.Jay Coles
Sent:Friday, February 23, 2018 5:02 PM
To:Christopher Johnson; Charlene Way
Subject:FW: Letter for H-2018-004
Attachments:Letter City of Meridian H-2018-004.pdf
From: Denise LaFever [ mailto:dlafever3@gmail.com ]
Sent: Friday, February 23, 2018 5:01 PM
To: C.Jay Coles < cjcoles@meridiancity.org >
Subject: Letter for H-2018-004
Hello C. Jay,
I’m submitting my Letter in opposition for H-2018-004.
Thanks,
Denise LaFever
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Honorable Mayor and City Council of Meridian
Planning and Zoning Commission of Meridian
33 East Broadway Avenue, Suite 300
Meridian, ID 83642
RE: Application #H-2018-0004 GFI-Meridian Investments II, LLC & Brighton Investments
Lost Rapid Subdivision – Meridian, Idaho
Comprehensive Plan Amendment, Annexation & Zoning, Variance
I reside in the in the Spurwing Greens development. When I was searching for a house I looked
in both Meridian and Eagle and I chose to live in Meridian, which I chose because of the
Spurwing family of subdivisions and the Bainbridge subdivision across the way. Both Spurwing
& Bainbridge are quality neighborhoods with open space and trails throughout the
development. I believe Mayor Tammy has referred to Spurwing as a “Premier” neighborhood.
As a taxpayer and homeowner of Spurwing I’m OPPOSED to the Comprehensive Plan
Amendment, Annexation & Zoning and the Variance request as proposed.
I am not anti-development, but recommend Costco find another more appropriate, non-
residential location in the city, and I would support a true mixed-use community development
here in north Meridian.
I would like to outline each of the areas where I see deficiencies and inconsistencies in the
application proposed for this site.
Failure to align with the City’s Comprehensive Goals, Vision, and Objectives:
The Taxpayers have paid millions of dollars for studies of the US 20/26 Corridor Study & the
Environmental Impact Study (updated 2017), the City of Meridian Comprehensive Plan, North
Meridian Plan, and the Comprehensive Plan Amendment, CPA -05-004 North Meridian Area. In
addition to tax funds used to generate these plans, a lot of time and energy was put into these
studies and plans by multiple agencies, consultants, outreach to developers & industry
stakeholders, the public and City staff. The proposed Comprehensive Plan Amendment should
be DENIED, because the change is not in alignment with the planned growth, and places a
burden on these planned and existing services:
• CCIM shows proposed land use exceeds forecast
• UDC code prohibits direct access to Chinden US 20/26
• The proposed development isn’t compatible with the surrounding and yet to be built
residential land use.
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Prior to 2016 Comprehensive Plan Amendments were only allowed every six (6) months, this
changed, and changes can now be made in connection with an annexation. It is in the Public’s
best interest and the City’s best interest to have comprehensive plan amendments
accompanied with an Annexation and require a development agreement, preliminary plat,
elevations, etc. Items such as internal circulation, interconnectivity, pedestrian access,
architectural and the mixture of uses need to be reviewed to make sure they are within the
City’s & Public’s best interest. Special attention needs to be given to ensuring that the land
use/entitlement is compatible with adjacent property owners, Future Land Use Map and the
City’s goals.
The R-15 residential density shown on the concept plan does not show how the proposed
development will compliment adjacent residential properties. In addition, the Applicant has
not submitted a request for annexation or zoning for the R-15 proposed. I also recommend
denial of any consideration for the companion application until a time that annexation and
zoning is requested. It is in the City’s best interest to have comprehensive plan amendments
accompanied with an Annexation and require a development agreement, preliminary plat,
elevations, etc.
In addition, this proposal does not meet the following comprehensive plan amendments:
(11-5B-7): D. Required Findings: Upon recommendation from the commission, the council shall
make a full investigation and shall, at the public hearing, review the application. In order to
grant an amendment to the comprehensive plan, the council shall make the following
findings:
Comprehensive Plan Amendment Analysis and Recommendation
1. The proposed amendment is consistent with the
other elements of the comprehensive plan.
Recommend denial based on the comprehensive
plan “3.03.02L Encourage and promote the
preservation and expansion of Chinden Boulevard
(US 20/26) by ITD”
Intersections of new collector roads, Chinden
Boulevard, and US 20/26 shall be limited to one per
mile and located as close to the ½ mile spacing as
feasible
5. The amendment will be compatible with existing
and planned surrounding land uses.
Recommend denial based a high volume commercial
retail development is incompatible neighbor for
the established residential neighborhoods in the
surrounding area.
6. The proposed amendment will not burden existing
and planned service capabilities.
Recommend denial based on Community in Motion
report shows that finding exceed forecast. The
Environmental Assessment was just completed in
2017, regional changes have an impact which may
burden other agencies due to the change.
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Failure to follow the public’s and City’s best interests:
Idaho taxpayers have spent millions of dollars on the US 20/26 Corridor Study & the
Environmental Impact Study (updated 2017), and the City of Meridian committed to the
following: (per US/26, Corridor Study Jet I-84 to Eagle Road Project No. STP-3230 (106); Key No.
07826 ENVIROMENTAL ASSESSMENT dated February 2017 page 57)
“The City of Meridian Comprehensive Plan includes specific analysis and policies for US 20/26
within their jurisdiction. The new Comprehensive Plan policies include a system of mid-mile
connections and back roads along the corridor, as well as the following policies:
• US 20/26 (Chinden Boulevard). This highway serves as the north boundary of the City of
Meridian’s Area of Impact east of Linder Road and bisects the Area of Impact west of
Linder Road. It is expected to be five to seven lanes wide at build-out of the city. It
separates Meridian’s distinctly urban growth patterns from the City of Eagle, with its low
density, semi-rural character. The City of Meridian will establish ordinances and
development standards that preserve the highway as a major regional transportation
facility, connecting the cities of Caldwell, Nampa, Star, Meridian, Eagle, and Boise. The
City of Meridian believes this roadway needs to be protected from multiple access points
and preserved as a high-capacity connector road. The City of Meridian supports
beautification and appropriate sound mitigation measures along the US 20/26 corridor.
• The City of Meridian will work together with the transportation authorities, specif ically
ACHD, COMPASS, and ITD, to protect the US 20/26 and SH-69 corridors as regional
transportation routes and gateways to not only Meridian but also to Boise, Eagle, Star,
Kuna, Nampa, and Caldwell.
• Intersections of new collector roads, Chinden Boulevard, and US 20/26 shall be limited to
one per mile and located as close to the ½ mile spacing as feasible.”
It is in the best interest of the PUBLIC AT LARGE to stick with the plan and ensure Chinden US
20/26 remains a mobility/expressway/major regional transportation corridor. A change in
density & intensity with a regional impact such as the project proposed would have an impact
on the work that has already been paid for by the Taxpayers. The Traffic Impact Study, TIS, and
the Environmental Study are linked to, and are dependent upon one another. Does this mean
that taxpayers would be held responsible for the higher costs to update the Environmental
Study?
NEGATIVE IMPACTS ON QUALITY OF LIFE AND LIVEABILITY:
The increased density & intensity of land use would set off a multitude of impacts, including but
not limited to:
• Excessive regional traffic, making it harder to access adjacent property
• Increased noise & air pollution from the site, particularly from compression brakes
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• Potential exposure to hazardous chemicals such as Freon & Benzene
• Lack of appropriate screening buffers creating urban blight
• Urban blight from the Inappropriate architecture of the industrial sized building and
adjacent strip mall.
• Large asphalt parking lots with lack of pedestrian walkways
• Lack of connectivity to existing parks and pathways
• Excessive lighting (Meridian is a dark-skies neighborhood)
• Removes opportunity for a community neighborhood center, forcing residents to drive
everywhere.
• Step up zoning to high intensity uses from low density uses decreases the overall
enjoyment of life in the area.
Lack of focus on Public Health, Safety, and General Welfare:
With an application like this, which involves many agencies and reviews, it’s important to look
at all impacts holistically to understand their true merit.
With the excessive traffic and regional impact of the proposed development the proposed
development poses a safety hazard due to increased traffic accidents and safety to pedestrian
using pathways. Turning lanes are throughout the City are often under developed for peak
traffic and back up on the main road. Additional access points to US 20/26 are a public safety
issue causing accidents, fatalities and congestion.
Density and intensity: The increased density & intensity of land use brings increased
congestion, travel times and affects the ability to access residences & business. There would be
an adverse effect on response times for emergency vehicles (fire, police & medical) due to the
increased congestion on US 20/26.
Public parks impacts:
Keith Bird Park is located on Lost Rapid. The proposed development would increase traffic on
Lost Rapid without a way for pedestrians to easily and safely walk across the road to access the
commercial development and/or residential properties. In addition, across Ten Mile at Lost
Rapids is a pedestrian access to Hero’s Park, which is not addressed in ACHD’s review or in the
application.
Risks from Costco business practices:
There are numerous violations for which Costco has been fined, and these practices can impact
our neighborhood:
• Costco Wholesale will pay $11.75 million to settle allegations that its pharmacies
violated the Controlled Substances Act when they improperly filled prescriptions for
controlled substances.
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• In 2014 Costco was fined by the U.S. Environmental Protection Agency (EPA) and
Department of Justice (DOJ) for violations of the federal Clean Air Act violations by
failing to repair leaks of refrigerant R-22, a hydrochlorofluorocarbon and powerful
ozone-depleting substance. Costco also failed to keep adequate records of servicing
refrigeration equipment to prevent harmful leaks.
Neigborhood concern on Environmental impacts:
• The increased density & intensity of land use brings with it an increase in traffic which
will increase the generation of hazardous materials such as petroleum and
contaminants from brake and tire wear. This leads to runoff from US 20/26 to carry
contaminants into groundwater and surface water located near the project and along
Ten Mile road.
• The major health danger connected to a high-volume gas stations is pollution form
evaporation and emissions. Evaporation from cars actively fueling as this disperses
vapors form the empty tank into the atmosphere. Emissions from motor vehicles idling
while waiting to fuel. These emissions are designated by EPA as Hazardous Air
Pollutants and most are considered carcinogenic (i.e. Benzenes, Ethylbenzene, N-
Hexane, Toluene & Xylene). Additional sources of evaporation are as follows:
From tanker fueling of underground tanks
From underground storage tanks themselves
From cars during fueling and idling
• Increasing car dependence carries all sorts of health and safety risks. Increased traffic
certainly increases accident risk and reduces walkability in neighborhoods. Increased
car use contributes to the obesity epidemic. Reduces accessibility around
neighborhood, which should optimally be a small scale mixed-use and diverse in nature.
Car-focused development also increase the demand for more and wider roads.
• Large parking lots are impermeable surfaces which create water runoff and quality
issues. They also create heat islands and can destroy habitat.
PROPERTY VALUE:
Proposed development lacks large berms and fences for noise abatement to the residential
areas to keep property values ups so those homes can sell, as well as lacking beautification of
surrounding area.
The proposed development isn’t a good fit for the quality and type of development that
currently exists in the area and for what the Future Land Use Map shows. Bainbridge and the
Spurwing subdivisions are upscale residential neighborhoods with higher tax assessed home
values. Maintaining the property values are essential to a sustainable tax base for the City of
Meridian.
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TRANSITION & COMPATIBILITY:
The proposed development lacks appropriate transitions from neighborhoods to commercial.
A large portion of the zoning to the north is R2, R4 and R8 lots sizes, in addition to a luxury
gold course. The transition should include gentle step ups from those zones to commercial via
implementation of low density office and local retail businesses.
• The R-40 Residential isn’t a good transition for the R-8 medium density are a good fit for
the surrounding area, particularly Silverleaf and Irvine Meadows.
• The R-15 step up doesn’t step up the density it merely reduces setbacks & lot sizes. The
size of the lots isn’t compatible with the surrounding residential or a good transition
from the lot size, detached single family home or the type of product located in the
surrounding area.
• The proposed commercial development abuts a residential use without proper
transition of use or buffer.
The North Meridian Plan & Comprehensive Plan is designed to look at the area in its entir e
area. The North Meridian area already has ample age restricted developments. The following
development all located north of I-84 are already constructed or are in the process of being
constructed:
• 55+ Communities:
o Village
o Cadence 1.5 Miles Away
o Heritage Grove
o James Place at Ashford Greens
o St James Place
o Heritage Gardens
o La Mirada
o Ten Mile Greens at The Lakes at
Cherry Lane
o La Playa Manor 350 E Carmel
Dr, Meridian, ID 83646
• Senior – Assisted Living:
o Veranda Senior Living Assisted Living and Memory Care 6280 N Fox Run Way, Meridian,
ID 83646
o The Cottages of Meridian 3199 W Belltower Dr, Meridian, ID 83646
o Spring Creek Ustick Assisted 3165 N Meridian Rd, Meridian, ID 83646
o Tramore Senior Community 1103 W Pine Ave, Meridian, ID 83642
o Grace Retirement Community 1960 N Lakes Pl, Meridian, ID 83646
The list doesn’t include approved projects that haven’t broke ground. This need has been filled
throughout the North Meridian area.
NUMBEROUS multi-family developments have been approved and constructed in the North
Meridian area. The need for multi-family in the North Meridian area has been meet elsewhere.
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The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of the City residents of different ages, family sizes, lifestyles and income level.
By removing the R-8 zoning that is compatible with the surrounding area the City is limiting the
area within the North Meridian desirable areas for higher income level earners to live with
varying family sizes. It is easy to focus on low income hou sing options and lose sight that the
City also needs to have area for “Premier” subdivision that ensures a higher value home and
meet the needs of a different income level. It healthy for the City of Meridian to have a base of
higher valued homes that contribute to property taxes. The inventory is extremely low and
there is a demand for the R-8 development equivalent to the Spurwing & Bainbridge
neighborhoods. Future homeowner need this option, so we can ensure they purchase homes
in Meridian and not in Eagle or Boise.
There is a strong need for the product mixes that would be developed on the R-8 land use, and
with the step-ups done throughout the City of Meridian the R-8 zoning continues to be
impacted. The City of Meridian needs the R-8 land use that will accommodate higher income
level families and it is compatible with the existing surrounding area.
Boise Realtors Association’s comment on ADA’s Market:
“It’s remarkable that we’re seeing pending sales outpace inventory for new construction,
too, especially considering the weather has been more favorable for building this winter.
These numbers further reinforce the tremendous growth and demand for housing in our
area.” Per http://boirealtors.com/no-lag-demand-homes-ada-county/
“December 2017 marked 39 consecutive months of year-over-year declines in the
number of existing homes for sale, in Ada, Canyon, and Gem counties”.
http://boirealtors.com/wp-content/uploads/2018/01/2017-Year-in-Review-and-2018-
Outlook.pdf
“Our past reports have looked at why there’s so much demand for housing — growing
population due to economic opportunities, out-of-state buyers moving in, and
Millennials (a huge population group) “aging into” homeownership …” Per
http://boirealtors.com/2017-residential-real-estate-market-report/
“Looking at months supply of existing inventory — which takes the number of homes for
sale divided by the average number of sales by month — there were 3.2 months in
October 2014 in Ada County compared to less than one month in December 2017, a drop
of 71.8%. (A balanced market — not favoring buyers or sellers — is typically between 4-6
months supply of inventory)” Per http://boirealtors.com/2017-residential-real-estate-
market-report/
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There are multiple areas throughout the Meridian are a that have been identified in the Future
Land Use Map as Mixed Use. Through the efforts of Consultants, Staff, Developers, Industrial
Stakeholders and the Public this need has been already addressed to meet the vision of the
North Meridian Plan. Additional approval of mixed-use on Chinden US 20/26 will cause an
imbalance of land use. The Chinden US 20/26 corridor already shows a large amount of mixed -
use land. The commercial developments and/or mixed-use developments that have been
annexed and zoned are not at full occupancy or built out.
VARIANCE
Direct access to state to a state highway is prohibited under Meridian City Code 11 -3H-4. To
grant a variance from this requirement, the following required finding must be made:
1. The variance shall not grant a right or special privilege that is not otherwise allowed in
the district.
2. The variance relives an undue hardship because of characteristic of the site.
3. The variance shall not be detrimental to the public health, safety, and welfare.
(Meridian Code 11-5B-4E)
The history of denials for this project and others along Chinden have occurred many
times.
1. Recommend Denial Based on the basis “Shall Not Grant A Right or Special
Privilege”:
The following have been denied or development agreements have been put in place to have
no direct access to Chinden US 20/26. Access to properties were taken by the below
circulation map:
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• ITD required West Wing Estates to abandon their direct access to Chinden Highway
20/26.
• Tree Farm/Jaykers/Spurwing (No direct access to Chinden other than ½ Mile
o Puma
o Tree Farm
o Oak Leaf
o Spurwing Grove
o Spurwing Orchard
o Spurwing Greens
o Spurwing Rim
• Jayker’s nursery access to Chinden US 20/26 is gated and clearly reads this isn’t an
entrance.
• Spurwing Challenge
• Brant
• Bainbridge Subdivision
• Olive Tree – emergency access to Ten Mile & Chinden Highway 20/26 only
• Irvine Subdivision
• Rambo Subdivision (Trilogy Subdivision)
• Hasting Subdivision
• Lochsa Falls Subdivision
• Silverleaf
• Rockharbor variance request for Right-in, Right-out Access to Chinden US 20/26 was
DENIED via e-mail to Scott Harrop dated January 2, 2018 from Erika Bowen with Idaho
Transportation Department. One of the reasons for denial was, “3. The City of Meridian
states in the Meridian Staff report, page 11: a. No new approaches directly accessing a
state highway shall be allowed. Because new and higher intense use are proposed for
the property…”
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“Both ITD and ACHD staffs, along with the North Meridian Plan, strongly support package roads
and traffic signals at the half mile only. To date, Meridian Plan as held firm to the same policy.”
Per letter from David Turnbull, Brighton Corporation date January 16, 2018 RE: Linder Village
Application.
Janicek Properties LLC the previous owner of parcel SO427110023 was DENIED direct access to
Chinden US 20/26. Below are the comments from the public records:
• “Our office does not support direct access from the property to US 20/26 as shown in the
conceptual layout submitted with the application. We have safety and mobility concerns
with an access so close (approx. 570 feet) to the Ten Mile intersection. Further, the
proposed access shown onto US 20/26 is inconsistent with e on-going 20/26 corridor
study: ITD Board designated Type IV access control spacing, and city ordinance for
spacing on US 20/26.” Per ITD letter dated July 21, 2008 written by Pam Golden, P.E.
CPA 08-001
• “Access to the site should be solely provided from Ten Mile. Stub driveways or streets
should also be provided to adjacent properties to the west and south for future
connectivity.” Per Meridian Planning & Zoning August 7, 2008 minutes. CPA 08-001
• “Again, because we try to limit those curb cuts to arterial and collectors, the existing
Comp Plan designation for medium density residential makes the most sense.” Per
Meridian Planning & Zoning August 7, 2008 minutes. CPA 08-001
• “UDC specifically prohibits access to State Highway 20-26, a major transportation
corridor when a change or increase in intensity of use is proposed. For these reasons, if
the map is approved and the site is eventually developed as mixed-use project, staff will
not support access to Highway 20-26. ITD also does not support access to 20-26 from
this property.” Per Meridian Planning & Zoning August 7, 2008 minutes. CPA 08-001
• “We found that the accesses to commercial areas at corners slow traffic down. The
traffic moves through the intersections slower. There has been a lot of time and effort
put into those studies and that’s why you see commercial areas at the half mile points
where they can offer up slow down lanes, get people off the major thoroughfare and get
them into these half mile points and the studies have shown that by placing commercial
at the half mile points, not a the major arterial intersections, allows for better traffic
flow and that’s why the land use map was placed this way” Per Meridian Planning &
Zoning August 7, 2008 minutes. CPA 08-001
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All the adjacent property owners were required to stick to the North Meridian Auto
Circulation Plan and were required to comply with no direct access to Chinden US 20/26 per
the Comprehensive Plan and UDC. By granting any variance for direct access to Chinden US
20/26 this would be granting a right or special privilege which is expressly not authorized by
ordinance and Idaho Code. DENY the variance requested based on the above information.
2. Recommend Variance Denial Based Undue Hardship:
• The City of Meridian states in the Meridian Staff report, page 11 (of Rochharbor
Application): a. No innovative approaches directly accessing a state highway shall be
allowed. Because new and higher intense use are proposed for the property…”
• There have been no new developments for Parcel SO427110023 since the last public
hearing for Janicek Properties LLC, CPA-08-001. This information was ready available to
GFI – Meridian Investment II, LLC and easily accessible prior to purchasing the property.
As previously stated in the Staff report “Staff has provided detailed analysis of the
requested CPA application below. After careful review, Staff has determined that
allowing a “Mixed Use – Community” future use map designation on the subject
property would not be in the best interest of the City due to the residential nature of the
area and the UDC and Comprehensive Plan restrictions for access to SH 20 -26. Staff is
recommending denial of the proposed CPA application per the Analysis in Section 8
and 10, and the Findings listed in Exhibit C of this staff report.” Per staff report dated
September 23, 2008 CPA-08-001.
There is no access-related hardship on this parcel. This site is a fantastic opportunity for
a modestly-sized and integrated mixed-use commercial development that would have a
blend of nice restaurants, coffee shops, nail/hair/massage, medical office, offices or
other community services that could be enjoyed by the surrounding community. Access
for this parcel has already been stubbed on Ten Mile and Brighton would be willing to
work with GFI to stub access through the R-8 zoned property to the South allowing
additional access to the FLUM MU-C parcel.
• The applicant hasn’t shown any particularly unusual characteristic for the site that
prevents a development from taking access from other routes. The o nly reason why
direct access to Chinden US 20/26 is necessary is because of anticipated traffic and
desired access due to the use of the site. An applicant cannot create its own hardship.
The applicant has proposed a development out of the proportion with what could be
developed on this site.
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3. Recommend denial of variance based on detrimental to the public health, safety,
and welfare. (Meridian Code 11-5B-4E)
• By the Applicants own admission, the increase in use and intensity would be detrimental
to the surrounding neighborhoods.
“While the intent of this regulation is understood, this project will generate a
substantial amount of patron and delivery truck traffic that would be detrimental
to the surrounding neighborhoods ….” Per application H-2018-004 page 3
It is important that we learn lessons from the past concerning with Chinden US 20/26 and
Highway 44 Eagle. By not sticking to the plan and limiting direct access points the Public ends
up with at times extreme congregation, reduced speed limits, in creased accidents and slowed
traffic. Just look at Chinden going through Garden City with multiple access points and what
happened to the traffic. Sticking to the Plan of Mobility/Expressway/Regional Traffic corridor is
in the Public’s best interest. Having a corridor that moves large volumes from Caldwell to Eagle
Road and beyond allows for an alternative east-west emergency route beside I-84 and is in the
best interest of the Public at Large. It is vital that the east-west Highway 20/26 & north-south
Highway 16 be maintained as Mobility/Expressway/Regional Traffic Corridor for ALL the of the
Public.
RISK OF BIG BOX/WAREHOUSE RETAILER:
In the past Costco Wholesale was located near Franklin Road & Milwaukee Street they vacated
the building and moved to the Cole location. Given the fact that a large warehouse structure is
being proposed surrounded by residential land uses, what is the City’s exit plan should they
close their store?
The following Big Box Retailers have closed throughout the Treasure Val ley:
• K-Mart - Boise
• Shopko - Meridian
• Macy’s – Nampa
• Macy’s – Boise
• Sports Authority – all locations
• Gordman’s - Boise
• Family Christian Store – Boise
• Radio Shack – Boise & Caldwell
• Riteaid & Walgreen – Multiple
Closures
• WetSeal – Boise
• Hastings – 5 stores throughout
Treasure Valley
• Paul’s Market – Nampa & Caldwell
• Other on watch list
Across the nation big retailer chains & big box retailers have closed multiple stores here is a
partial list and the list continues to grow:
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• Payless Shoe Source - 800
stores
• JC Penney - 138 stores
• Macy's - 81 stores
• Sears and K Mart - 300 stores
• HH Gregg - 220 stores
• Abercrombie & Fitch - 60
stores
• Guess - 60 stores
• The Limited - 250 stores
• Wet Seal - 171 stores
• American Apparel - 110
stores
• BCBG - 120 stores
• GameStop - 150 stores
• Radio Shack - 1000 stores
• Staples - 70 stores
• CVS - 70 stores
• Gander Mountain - 32 stores
• Family Christian - 240 stores
• Aerosoles - 88 stores
• Bebe – 168 stores
• Bon-Ton Stores Inc. – 256
stores
• The Children’s’ Place – due to
close hundreds of stores by
2020
• Gymboree – 350 stores
• J. Crew – 50 stores
• Michael Kors – 125 stores
• Rue 21 – 400 stores
• Wet Seal – 171 stores
• Toys R Us – up to 182 stores
• Sam’s Club – 63 stores
• Gap & Banana Republic – 200
stores
• Teavana – 379 stores
• Kohl’s
• Dillard’s
• Ascena Retail Group (Ann
Taylor, Loft, Dress Barn, Lane
Bryant, & others) – 268
stores & more to come
Walmart e-sales growth stumbled during the holiday season, falling by more than half and
raising concerns about the retailer's ability to keep pace with e-commerce giant Amazon. This
just shows that well established large big box retailers aren’t not immune from the ever
evolving and changing world.
Albertsons announced Tuesday that it will merge with Rite Aid, marking yet another expansion
of the rebounding Boise-based grocery chain. Albertsons breaks ground on new 'flagship' store
"It’s going to be a big store with lots of departments that we think that customers will like. A big
food service offering, upstairs with a wine bar and a patio lots of additional items,” said
Albertsons Chairman & CEO Bob Miller.
The consumer is fair more digitally savvy and there has been a large shift to online companies
which can offer lower prices and convenience. This is often labeled as the Amazon effect. The
online store often has lower operation costs than brick & mortar stores and the savings is
passed along to the consumer.
Another reason why stores are closing now is that what consumers want has changed. When
baby boomers were in their high purchasing years, they wanted products that were:
• Mass
• Commercial
• Global
• Generic
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• Prestigious • Status
That won't work anymore. Millennial and Gen Z consumers want products that are:
• Locally-sourced
• Ethically made, with fair
salaries paid to everyone in
the supply chain
• Environmentally friendly
• Artisanal
• Authentic
• Experiential
Given what is happening with retailers across the Nation there is a potential for Urban Blight if
the project goes forward in surrounding area. This would have a significant impact on very nice
surrounding neighborhoods. K-mart is a notable example of what could happen when a large
retailer leaves an area. Has the City of Meridian taken this in to consideration?
ECONOMIC IMPACT:
Over 70% of the Meridian residents commute outside of Meridian for jobs. Some of my
surrounding neighbors commute to Boise for higher paying jobs while others have jobs outside
of the State of Idaho and either telecommute or travel via plane. There is a strong need for
higher paying jobs to support livable wages in the surrounding neighborhoods.
Per the Economic Development as identified in the Comprehensive Plan page 57, the new
business the City is working to develop to ensure a sustainable economic tax base and diversify
the local economy are: (Please not Retail isn’t on the list.)
• Health Science (Medical Device
Manufacturing)
• Health Care Services
• Corporate & Professional Services
• Entrepreneurial Innovation
• Food Processors
• Light Manufacturing
• Outdoor Sports Manufacturing
• Alternative Energy.
Big box/warehouse stores drain money form the local economy. Profits made by local national
chains are largely returned to their Headquarters location and charitable giving is often done in
the Headquarter location. National chains tend to drive out local retailer which are the
backbone to the US economy. Wagner’s Farm a popular farmer’s market enjoyed by many in
the area has their place up for sale in anticipation of the possibility of Costco and a large
commercial development being located across the street from their property. Losing this local
business will be a loss for the community.
By promoting large national chains and making business incentives** available through the
State, County and Local agencies the taxpayer is subsidizing these companies. These programs
remove future tax dollars from the State economy that are needed to fund our government &
government programs and pushes tax burden back on the taxpayer (Sales tax is paid by
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taxpayers and collected/remitted by business). I’m not opposed to business incentives these
incentives should be used to attract business that deliver high paying livable wage job s that are
associated with professional jobs such as medical, technology, or other STEM related fields or
look to companies that are interested in locating their corporate head quarters in the area.
Idaho continues to rank one of the States with the lowest wages in the Nation. Subsidizing
national retail store doesn’t make sense for the taxpayer especially if a break is given on
property taxes. Services are still required to be provide and the burden would shift to the
property tax payer.
** The following are some of the business incentives available to companies:
1. STARS
2. MDC money
3. Enhanced investment tax credit – equipment, all hard items in building credits
4. Real property tax credit – the structure of the building
5. Sales tax rebate – for construction materials for new facilities.
6. Property tax exemptions
7. New job tax credits
8. Investment tax credit –
9. Workforce training development reimbursement
10. Infrastructure improvement grants.
11. TIF
12. 3% broadband income tax credit
13. Goods in transit tax exemption
14. Business inventory exemption – including vehicles
15. Workforce and business assistance
SOCIAL COSTS:
Cookie cutter Big Box/Warehouse stores with giant parking lots do nothing for a sense of pl ace
and responsibility for the community.
Big Box/Warehouse stores reduce social interaction. Studies found a person is seven times
more likely to have a conversation with a stranger in a farmer’s market than a big box store.
Big Box stores, and Costco in particular, are not designed to be accessible to people using
alternative forms of transportation. They promote car-dependency. People just don’t take
the bus to Costco. The Comprehensive Plan promotes the need for pathways and bike lanes
throughout our community to make our community/City a walkable and bikeable
communities. Although the Comprehensive Plan’s goals, objectives and strategies for the
community state this is a priority the City this application fails to meet this objective.
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In addition, a Costco is designed for people who have cars, who can manage bulk packages and
who can afford a membership. This is clearly non-inclusive.
IN CONCLUSION
As a City it is important the we learn from the past, because decisions made today effect
tomorrow and we only have one chance to get it right. Decisions being made also need to
represent the residential taxpayer and all the property owners. Property taxes are key to the
City’s financial health. The Northwest Meridian area has some of Meridian’s highest home
values and contributes a fair percentage to the overall City budget. 62% of the City’s budget is
supported by property taxes and of that over 63.5% is paid by the Residential Property
taxpayers. The property taxpayers of the City of Meridian investments and interests count too!
It is in the best interest of the citizens of Meridian and City of Meridian to have a
Comprehensive Plan Future Land Map changes accompany a request for annexation and zoning
and to require a development agreement. The Brighton’s companion application for a
Comprehensive Plan FLUM for R-15 for 39.000 acres should be turned down in its entirety. At a
point in time that an application request for annexation & zoning is received it would be the
appropriate time to make that evaluation. Currently the R-15 the density proposed could be
meet under the R-8 zoning. The R-15 FLUM change is being requested to provide smaller
building lots and setbacks which are not compatible with the surroundin g Bainbridge
Subdivision. There is a high demand for single family homes especially in this area. The
inventory is at an all-time low and the need for R-8 develops. In addition, the companion
Comprehensive Plan FLUM is being presented with GIS project to meet the MU-R requirements.
This proposal would remove needed R-8 slated land use at a time when inventory is extremely
low inventory on single family homes.
Seeking a large retailer, Costco, and/or development to finance roads through the STAR
program in which the participate will be PAID BACK all or a portion of their cost for the road
improvements isn’t in the best interest of the PUBLIC AT LARGE. This approach produces a
patchwork road system where private development funds only a portion of a road but other
portions before and/or after haven’t been widened or improved creating bottleneck s and traffic
flow problems.
Thank you for your time in reviewing this letter and your consideration to my request of
DENIAL of both applications for the Comprehensive Plan Amendment, Annexation & Zoning,
Variance and put the Public’s interest to preserve the Chinden US 20/26 corridor first and
provide a development that complements the surrounding area.
Sincerely,
Denise LaFever