03-26 Denise LaFever1
Christopher Johnson
From:Denise LaFever <dlafever3@gmail.com>
Sent:Tuesday, March 27, 2018 4:47 PM
To:Christopher Johnson
Subject:RE: Letter H-2018-004 (Public Comment)
Hello Chris,
I would like to amend my public comment by adding my address for the record.
Denise LaFever
6706 N Salvia Way
Meridian, ID 83646
Thanks,
Denise
From: Christopher Johnson < cjohnson@meridiancity.org >
Sent: Monday, March 26, 2018 10:50 AM
To: dlafever3@gmail.com
Subject: FW: Letter H-2018-004 (Public Comment)
Ms. LaFever,
Thank you for your comments. We will include them in the public record for consideration at the public hearing. Please
let us know if we can assist further.
Chris Johnson
Deputy City Clerk | City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.4433|Email: cjohnson@meridiancity.org
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
From: Denise LaFever [ mailto:dlafever3@gmail.com ]
Sent: Monday, March 26, 2018 10:29 AM
To: Anne Little Roberts < alittleroberts@meridiancity.org >; Genesis Milam < gmilam@meridiancity.org >; Joe Borton
<jborton@meridiancity.org >; Treg Bernt < tbernt@meridiancity.org >; Luke Cavener < lcavener@meridiancity.org >; Ty
Palmer < typalmer@meridiancity.org >; C.Jay Coles < cjcoles@meridiancity.org >
Subject: Letter H-2018-004 (Public Comment)
Dear Members of the Meridian City Council,
I’m submitting a letter concerning the H-2018-004 Lost Rapids application & co-application. I know it is long, but I’m
hoping you will take the time to read it.
2
Thank you in advance for reading my letter and taking my concerns into account.
Sincerely,
Denise LaFever
1
Christopher Johnson
From:C.Jay Coles
Sent:Monday, March 26, 2018 10:34 AM
To:Christopher Johnson
Subject:FW: Letter H-2018-004 (Public Comment)
Attachments:Letter City of Meridian H-2018-004 CC.PDF
From: Denise LaFever [ mailto:dlafever3@gmail.com ]
Sent: Monday, March 26, 2018 10:29 AM
To: Anne Little Roberts < alittleroberts@meridiancity.org >; Genesis Milam < gmilam@meridiancity.org >; Joe Borton
<jborton@meridiancity.org >; Treg Bernt < tbernt@meridiancity.org >; Luke Cavener < lcavener@meridiancity.org >; Ty
Palmer < typalmer@meridiancity.org >; C.Jay Coles < cjcoles@meridiancity.org >
Subject: Letter H-2018-004 (Public Comment)
Dear Members of the Meridian City Council,
I’m submitting a letter concerning the H-2018-004 Lost Rapids application & co-application. I know it is long, but I’m
hoping you will take the time to read it.
Thank you in advance for reading my letter and taking my concerns into account.
Sincerely,
Denise LaFever
1 | P a g e
Application # H-2018-0004
Honorable Mayor and City Council of Meridian
Members of City Council 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 smaller scale mixed-use community
development here in north Meridian as shown on the Future Land Use Map, FLUM.
I would like to outline each of the areas where I see deficiencies and inconsistencies in the
application proposed for this site.
NIEGHBORHOOD MEETING:
I attended both neighborhood meetings. These meetings were informative in nature. These
meeting weren’t designed to work with the surrounding neighbors to produce a development
that would be acceptable to the surrounding private property owners.
August 8, 2017
The representative for Costco was ill-equipped to answer questions concerning the Costco
development. This left many questions asked by the public unanswered.
January 4, 2018
Mike Wardle did a decent job of explaining the projects with one exception. Mike explanation
of why the R-15 was needed caused questions to be asked. The answer was the density would
remain under 8 unit. There was a mention about product type. (This information wasn’t
adequately explained - The FLUM R-8 designation for this project with attached UDC
requirements for lot dimension AKA lot size don’t meet the requirements for this project. R-15
is being requested, because smaller lots can be developed on the property and the density will
2 | P a g e
Application # H-2018-0004
still be under 8 per acre.) Costco brought in a representative that was able to answer the
publics questions.
NOT ENOUGH TIME WAS ALLOCATED TO ANSWER PUBLIC QUESTIONS, LEAVING MANY
QUESTIONS UNANSWERED.
STAFF MEMO HEARING DATED MARCH 1, 2018 LOST RAPIDS – CPAM, AZ, PP, VAR H-2018-004:
Per the Staff memo page 14, “The application doesn’t clearly indicate why the City would be
better served by an MU-R instead of an MU-C development in this area, other than that the size
of the Costco building isn’t allowed in the MU-C designation; or why this project can’t be
located within an area already designated MU-R such as closer to the SH-16/US 20-26
intersection. Although the application demonstrates that north Meridian (and all of northern
Ada and Canyon counties) is “underserved” and distant from existing Costco sites in Nampa and
Boise, it doesn’t explain how the community would be better served by a regional project
than a community sized project as currently envisioned for this area. By proposing a Costco
with unique traffic and circulation patterns on a smaller commercial portion of mixed use
designated site, connectivity and integration requirement are difficult.
Per Staff Memo page 29, “It is unclear however how the proposed site development furthers
inclusive mixed use design elements, or how the proposed future land use designation and
site plan is better for the neighbors and City than a development with more neighborhood
and community accessible services.”
Per the Staff memo page 11, “While this project is adjacent to US 20-26, it is not an
“employment center”; Costco is the only store with a regional draw to the development. An
employment center in this general area is contemplated for the property located near the
northwest corner of W. McMillan and N. Ten Mile Roads; a half -mile south of the proposed
development.”
Per the Staff memo page 17, “Traffic Impact Study (TIS): A TIS was prepared for this
development and submitted to ITD and ACHD for review with this application. Staff has not yet
received comments from ACHD on this application. A letter was received from ITD in response
to the TIS, included in Exhibit B.9.”
Per the Staff memo page 32, “In summary, the proposed application and concept plan is not
generally consistent with either of the proposed future land use designations.”
Per the Staff memo page 32, “Lessons learned from Eagle Road should also be considered with
regard to access to a State facilities, and the impacts and driving behaviors that occur as a
result.”
3 | P a g e
Application # H-2018-0004
Per the Staff memo page 33, “If the STAR agreement does not occur…”
Per the Staff memo page 5, “A STARS agreement is in process for these improvements.”
Per the Staff memo page 9, “The Communities in Motion (CIM) 2040 Plan identifies US 20/26 as
a priority corridor with typology of expressway.”
Per the Staff Memo page 44 – 5 “IF” statements. The required findings from Unified
Development Code finding were not affirmative.
ACHD hearing had application for Bainbridge North & Lost Rapid as separate projects with
separate public hearings. The Staff Memo page 13, “the concept plan shows two, if not three,
distinct separate projects…”
At the point that the entire project went from Mixed Used Regional to Medium Density
Residential and Commercial by the Applicant\Co-Applicant, it would have been appropriate
to reschedule the P&Z meeting, so a proper Staff Memo could be writ ten. Allowing the Staff
time to draft a Staff Memo that showed two separate projects and the required findings &
analysis for these two separate projects.
Based on the Staff Memo it is not clear how this application is in the best interest of the City,
why the envisioned future use isn’t appropriate, how this project is consistent with other
elements of the Comprehensive Plan or how the project is compatible with existing and
planned surrounding land use.
P&Z HEARING:
Hastily forwarding applicant’s files that are incomplete to P&Z can lead to flawed decision
making that isn’t in the best interest of the City, taxpayers, adjacent private property owners
and puts the public at a disadvantage. This process can foster an environment of mistrust and
can lead to the Public feeling that the City doesn’t care about the people that live in Meridian.
The below is a recap of incomplete items associated with the application/co-application:
• STARS agreement in process. Not signed.
• A TIS was prepared for this development and submitted to ITD and ACHD for review
with this application. Staff has not yet received comments from ACHD on this
application.
• Geotech report “draft”. Water quality is important.
• The staff analysis was done for MU-R not two separate projects, a commercial with
apartments and R-15.
4 | P a g e
Application # H-2018-0004
• Preliminary plats weren’t submitted for the R-15 and apartments. Conceptional
plat aren’t set and subject to future change with little leverage after annexation has
taken place.
• The required PUD for the R-15 was missing.
• The required CUP for the apartment was missing.
• Per the Staff Memo page 44 – 5 “IF” statements. The required findings from Unified
Development Code finding were not affirmative. The required finding was not
updated for C-G & R-15 change.
• Justification on how these projects are compatible with surrounding uses have not
been established.
• Staff memo contradicts the recommendation.
• Recommendation for Development Agreement for R-15 were insufficient compared
to other similar past projects.
Initial staff report was e-mailed to P&Z Commissioners Tuesday, 2/27/18 at 9:59 pm and wasn’t
posted to the Public until Wednesday 2/28/18 at 7:28 am.
An updated Staff Memo that made changes to Exhibit B only was posted to the City of Meridian
website at 3/1/2018 4:56:59 PM. The required findings and analysis weren’t updated and
posted for review.
During Staff presentation by Sonja, Sonja informed the P&Z Commissioners that staff analysis
was based on MU-R zoning for the entire site.
One of the primary factors driving the decision for the P&Z Commissioners was that Costco will
be using a STARS agreement will widen the roads. STARS agreement unsigned.
Seeking a large retailer, Costco, and/or development to finance roads through the STARS
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 bottlenecks and traffic
flow problems. In this case, it can impact the future expressway as envisioned by Communities
in Motion (CIM) 2040 Plan and the North Meridian Plan as adopted in 2006 that has already
identified FLUM uses for Mixed Use in the North Meridian area to the West and South of this
project.
The State of Idaho is working on funding infrastructure:
Two transportation bills were passed into law at the end of the 2017 Idaho Legislative session,
giving Idaho Transportation Department (ITD) access to millions of dollars to invest in improving
state roads and bridges. The funds from these bills will allow ITD to address the most critical
5 | P a g e
Application # H-2018-0004
needs for infrastructure. The bills create f our revenue streams for transportation funding. First,
it authorizes ITD to borrow $300 million in GARVEE bonds. Next, it extends the “surplus
eliminator” until 2019, but creates a 60/40 split with state and local transportation agencies. It
also includes 1% of sales tax and a portion of the cigarette tax going to a Congestion Mitigation
Fund. This makes a total estimated funding of approximately $320 million.
Idaho’s legislative budget writing committee on Thursday agreed to cover the cost of a $27.5
million drafting error that could have cost the Idaho Transportation Department funding for
some road projects January 18, 2018 02:29 PM Associated Press.
House Bill 578 - SALES AND USE TAX – Amends existing law to revise the definition of
“retailer engaged in business in this state.” Online sales tax revenue expected to bring in
$22M to $37M. (1% of sales tax going to a Congestion Mitigation Fund.)
Per Compass Idaho staff:
SURPLUS ELIMINATOR FUNDING:
FUNDED WIDENING US 20/26:
• Locust Grove to Eagle Road – 2021
• Linder Road to Locust Grove – 2022
APPROVED FOR FUNDING US 20/26:
• Star to Linder Road
PARTIAL FUNDED - PRE-LIMINARY DEVELOPMENT ENGINEERING WORK US 20/26:
• Locust Grove to Highway 16
• Highway 16 to Star Road
Per City of Meridian Update:
ACHD has funding for road improvements from Ten Mile widening from Ustick Road to
McMillan Road.
IT IS IMPORTANT THAT THE PUBLIC PROCESS IS FAIR TO ALL CONCERNED!
PLANNING DEPARTMENT MISSION (from the City of Meridian website):
Our Mission:
The mission of the Planning Division is to be an innovative planning team that advances the
quality lifestyle and economy envisioned by our Comprehensive Plan.
6 | P a g e
Application # H-2018-0004
COMPREHENSIVE PLAN OVERVIEW:
7 | P a g e
Application # H-2018-0004
ZONING LAWS:
The primary purpose of zoning is to segregate uses that are thought to be incompatible. In
practice, zoning also is used to prevent new development from interfering with existing uses
and/or to preserve the "character" of a community.
Zoning Ordinance Required – Idaho Code 67-6511:
• Procedures mirror comprehensive plan.
• Must be “in accordance with” comprehensive plan policies – serves to
implement plan.
DEFINATIONS:
Adjacent - Definition of adjacent -lying near, close, or contiguous; adjoining; neighboring.
Abut – touch or lean upon. (An area of land or a building) be next to or have a common
boundary with.
What matters, advancing quality lifestyles, the Comprehensive Plan, compatible uses with
adjacent & abutting property owners and private property rights (both existing, future &
developing property owners).
FAILURE TO ALIGN WITH THE CITY’S COMPREHENSIVE GOALS, VISION, and OBJECTIVES:
The Taxpayers have paid millions of dollars for studies and outreach 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, places a burden on these planned and existing services:
• UDC code prohibits direct access to Chinden US 20/26
• ITD has been eliminating access points on US 20/26 as development has taken place.
• The proposed development is incompatible with the surrounding and yet to be built
residential land use.
• The expensive Environmental Assessment was just updated in 2017 and was based on
existing & planned development based on the FLUM. I asked Compass staff if a large
unanticipated development would trigger a re-evaluation of the Environmental
8 | P a g e
Application # H-2018-0004
Assessment. I was told “that could happen, but that would depend on the size and
nature of the development and how it would impact traffic numbers .” Will the
taxpayers be asked to fund this survey again due to the increased use and intensity of
this development?
• The Communities in Motion (CIM) 2040 Plan identifies US 20/26 as a priority corridor
with typology of expressway.
• The North Meridian Plan was developed and integrated into the Comprehensive Plan to
accomplish the following (not a complete list):
o Get away from Project by Project zoning by planning out Mixed Use areas that
allowed flexibility for Developers.
o Discourage big box, single-use locations by placing building sizes within the
Mixed-Use designations.
o Restrict access to US 20/26.
o Develop an auto circulation map with intersections of new collector roads shall
be limited to one per mile and located as close as ½ mile spacing and use a
system of collector roads and backage roads.
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 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 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. (This comment was made by Planning Staff.)
The R-15 residential density shown as a concept plan does not show how the proposed
development will compliment adjacent residential properties. 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. The required PUD for this R-15
proposed use is missing, and the site-specific condition are incomplete compared to other like
projects. The R-15 is being requested to meet to UDC dimension standards for
the lot sizes. No mention has been made if the lots will be leased instead of owned by the
residents of the community.
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 applicatio n. In order to
grant an amendment to the comprehensive plan, the council shall make the following
findings:
9 | P a g e
Application # H-2018-0004
Comprehensive Plan Amendment Analysis and Recommendation
1. a. 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
Incompatible with adjacent uses.
3. c. The amendment is internally consistent with
the Goals, Objectives and Policies of the
Comprehensive Plan.
The following Goals/Objectives/Actions Items have
not been met:
2.01.00 Sustain, enhance, promote and protect
elements that contribute to the livability and a high
quality of life for all Meridian residents.
Spurwing is known as a “Premium” country club
location.
Bainbridge has been developed as a quality
neighborhood that complements the surrounding
area with a park, plenty of open space and trail
throughout.
Intensity & proposed use impacts existing property
rights by impacting the ability to access and enjoy
property.
This development interferes with existing uses and
the "character" of a community.
2.01.01 Encourage health and well-being of
community
Regional draw, auto centric development. That will
impact the safety of existing uses. Large volumes of
traffic next to a park impacts the well-being of
children playing in the park. In addition, this project
brings with it a number of environment and quality
of life issues.
Development puts community at risk for vehicle
related accidents.
2.01.01B Provide opportunities for physical activities
Regional draw, auto centric development. Lacks
integration and connectivity with surrounding area.
2.01.02 Support beautiful development.
10 | P a g e
Application # H-2018-0004
Costco is a “very large box store (168,652 +/- square
feet” wholesale membership warehouse style
building that doesn’t compliment the surrounding
neighborhoods. No restriction to avoid larger strip
style commercial pad development.
Project lacks open space and trails through
development. Large asphalt surfaces.
2.01.02D Use the Comprehensive Plan, the Unified
Development Code, and the Architectural Standards
Manual to discourage strip development, and
encourage clustered, landscaped business or
residential development on entryway corridors.
Costco is a “very large box store (168,652 +/- square
feet” wholesale membership warehouse style
building that doesn’t compliment the surrounding
neighborhoods. No restriction to avoid larger strip
style commercial pad development.
2.01.03 Strengthen community pride and identity.
Spurwing is known as a “Premium” country club
location.
Bainbridge has been developed as a quality
neighborhood that complements the surrounding
area with a park, plenty of open space and trails
throughout.
Costco, Apartments/Multi-family, small lots & rear
entry isn't a good transition or a fit for surrounding
neighborhood.
2.01.03J Provide landscaping, pedestrian friendly
areas, and appropriate signage at gateways, and new
development sites throughout town as appropriate,
with upscale attractive construction.
Costco & orientation of commercial doesn't support
beautification of neighborhoods
2.01.04 Realize strong, viable and recognizable
identities for all neighborhoods.
Spurwing has name recognition throughout the
valley and is known as a quality place to live!
11 | P a g e
Application # H-2018-0004
Spurwing is known as a “Premium” country club
location.
Bainbridge has been developed as a quality
neighborhood that complements the surrounding
area with a park, plenty of open space and trails
throughout.
2.01.04H Enhance and preserve aesthetic resources.
Costco & orientation of commercial doesn't support
beautification of neighborhoods. Costco building
resembles a warehouse.
2.01.04I Encourage new development to enhance
the visual quality of its surroundings
Large scale commercial development doesn’t
support the visual quality of its surrounding Country
Club neighborhood or Bainbridge quality
neighborhood with open space and trails
throughout.
3.01.00 Recognize that Meridian's population will
continue to grow and positively influence that
growth.
This isn't positive for the surrounding high quality
residential neighborhood. High quality residential
neighborhoods have higher home values which
contribute to the property tax base. The future of
Meridian is dependent on property taxes.
3.01.01G Evaluate development proposals based on
physical, social, economic, environmental, and
aesthetic criteria.
70%+ Compute outside Meridian for work. These
developments aren't the types of employers that
support living in surrounding neighborhoods &
providing a family living wage. Need for higher paid
STEM companies. Costco will be using STARS &
other incentive programs that take away from
contributions to State, County & Local Government.
In effect taxpayers will be subsidizing a large
corporation to locate in the area.
3.01.01J Work with transportation agencies and
private property owners to preserve transportation
corridors, future transit routes and infrastructure,
road and highway extensions, and to facilitate access
management planning.
12 | P a g e
Application # H-2018-0004
“The Communities in Motion (CIM) 2040 Plan
identifies US 20/26 as a priority corridor with
typology of expressway.”
11-3H-4: STANDARDS:
B. Access to and/or from State Highway 69, State
Highway 55, and State Highway 20-26: (Ord. 07-
1325, 7-10-2007)
1 1. Use of existing approaches shall be allowed to
continue provided that all of the following conditions
are met:
A a. The existing use is lawful and properly permitted
effective September 15, 2005.
B b. The nature of the use does not change (for
example a residential use to a commercial use).
C c. The intensity of the use does not increase (for
example an increase in the number of residential
dwelling units or an increase in the square footage of
commercial space).
22. If an applicant proposes a change or increase in
intensity of use, the owner shall develop or
otherwise acquire access to a street other than the
state highway. The use of the existing approach shall
cease and the approach shall be abandoned and
removed.
A a. No new approaches directly accessing a state
highway shall be allowed.
B b. Public street connections to the state highway
shall only be allowed at:
( (1). The section line road; and
( (2) The half mile mark between section line roads.
These half mile connecting streets shall be collector
roads.
Current development doesn't preserve
transportation corridors.
3.01.02B Establish incentives for new commercial
development within under-utilized existing
commercial areas
13 | P a g e
Application # H-2018-0004
Areas envisioned to the west and south identified
on the Future Land Use have yet to be developed
with MU-R, Mixed Use Employment and Mixed Use
Interchange.
Walmart & Fred Meyers and other commercial
project are close by as well as gas stations.
3.02.01D Develop programs that are more pro-active
by providing more secure, safe, and fun places for
children
High traffic intense commercial project impacts the
safety of the children playing in the area.
3.04.01 Develop and follow logical master plans for
all public facilities, services and safety to guide the
growth of the City
Current development doesn't preserve
transportation corridors.
Doesn’t follow the future land use map. The visions
and guide for future growth.
3.05.02A Require neighborhood and community
commercial areas to create a site design compatible
with surrounding uses (e.g., landscaping, fences,
etc.).
Current application is incompatible with existing
surrounding uses.
3.05.03A Identify transitional areas to buffer
commercial and residential uses, to allow uses such
as offices and other low intensity uses.
Development lacks sufficient transitions and buffer
between residential uses.
3.06.00 Encourage compatible uses to minimize
conflicts and maximize use of land.
Development is incompatible with existing
surrounding use.
3.06.01B Minimize noise, odor, air pollution, and
visual pollution in industrial and commercial
development adjacent to residential areas.
Intensity and use of applicant doesn’t support
objectives/goals. Increases noise, odor, air pollution
14 | P a g e
Application # H-2018-0004
and visual pollution (very large warehouse style of
building)
3.06.01E Require screening and buffering of
commercial and industrial properties to residential
use with transitional zoning.
Inadequate transition and buffer proposed between
residential & commercial use.
3.06.01F Protect existing residential properties from
incompatible land use development on adjacent
parcels.
The intensity and scale of the project is
incompatible with existing surrounding uses.
Proposed project impacts the ability for existing
surrounding user to access and enjoyment of
private property.
3.06.01G Require screening and landscape buffers
on all development requests that are more intense
than adjacent residential properties.
In adequate buffering between more intense and
adjacent residential properties.
Backlight sign on buildings causes light pollution
and glare to surrounding residential properties,
which hasn’t been addressed.
3.06.02 Support appropriate land uses along
transportation corridors.
FLUM envision use as a less than 15-acre MU-C and
R-8 residential use.
Applicant is requesting variances which are
prohibited by the UDC.
Land to the West has already been designate for
MU-R use and hasn’t been developed. This land is
more appropriate located allowing backage roads
that provide access to Highway 16 and US 20/26.
Project intensity & access points to US 20/26 at
proposed location impacts the future design of an
expressway from Eagle Road to Caldwell.
Access directly to US 20/26 during peak hours can
cause backups on US 20/26 impacting traffic.
15 | P a g e
Application # H-2018-0004
3.06.02G Develop incentives for high-density
development along major transportation corridors to
support public transportation system.
There is no support area identified for public
transportation. (i.e. bus stops, taxi/shuttle areas,
etc.
3.07.01 Encourage quality housing projects for all
economic levels throughout the City.
Development not in line with the quality of housing
in the area and the economic levels of the area.
Higher income development with high quality
homes and bigger lots are needed within the City.
3.07.02F Require common area in all subdivisions.
No common\public area identified in commercial
area of project.
3.07.02L Locate high-density development, where
possible, near open space corridors or other
permanent major open space and park facilities, Old
Town, and near major access thoroughfares.
Ten Mile is a minor arterial road and dead-ends at
US 20/26Chinden.
3.07.02N Ensure development provides safe routes
and access to schools, parks and other community
gathering places.
Huge safety issue for existing surrounding residents
using parks.
3.07.03 Ensure that a balance exists between supply
and demand in rental market.
Due to the explosion construction of multi-family
residential the vacancy rates are being to increase.
R-8 AREAS are needed for single family houses. The
area is currently experiencing low housing
inventory and high demand. The low single family
housing market has been going on for months. This
is driving prices up. It is a Sellers' market.
4.01.00 Make Meridian the premier place to live,
work and raise a family.
16 | P a g e
Application # H-2018-0004
This application proposed intense use impacts the
quality of life for the existing surrounding
residential users.
Deteriorates current residents' life style.
4.01.01C Provide incentives and standards to attract
high-quality businesses.
Doesn’t meet Comprehensive Plan Economic
Development objectives and Goals of Chapter 4 –
Economic Excellence on page 57.
4. d. The proposed amendment is consistent with
the Unified Development Code.
Development requires access points to Chinden US
20/26.
Staff finds granting the proposed accesses via US 20-
26/W. Chinden would grant a right or special
privilege as the UDC specifically prohibits access
via the state highway.
5. e. 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. f. The proposed amendment will not burden
existing and planned service capabilities.
The Environmental Assessment was just completed
in 2017, regional changes have an impact which
may burden other agencies due to the change.
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
17 | P a g e
Application # H-2018-0004
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, specifically
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 expensive cost 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
(which aren’t outlawed by Meridian Ordinance), trash compactors, trash collections &
large HVAC units on top of the roofs
• 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)
• Backlight signs on the building lighting would impact adjacent homeowners.
• 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.
• Impacts the beautify of the surrounding area
18 | P a g e
Application # H-2018-0004
The surrounding landowner’s rights to access and enjoyment of their property will be impacted
by this development.
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. There would be detrimental impact to children that would be using the park both
to their safety and enjoyment.
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.
• 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.
19 | P a g e
Application # H-2018-0004
Neighborhood 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:
o From tanker fueling of underground tanks
o From underground storage tanks themselves
o 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 qu ality
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 up 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.
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
20 | P a g e
Application # H-2018-0004
golf 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, Irvine Meadows and future Bainbridge.
• 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 are 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 already
been met 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.
The vacancy rates for multi-family are starting to increase!
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
21 | P a g e
Application # H-2018-0004
with varying family sizes. It is easy to focus on low income housing options and lose sight that
the City also needs to have areas for “Premier” subdivisions that ensures a higher tax assessed
home value and meets the needs of a different income level. It is 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 homeowners 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. There is a desire for larger lot sizes.
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/
“ADA COUNTY HOME PRICES HIT RECORD HIGH
AS INVENTORY DROPS TO RECORD LOW” Per Breanna Vanstrom March 12, 2018
February 2018 Market Report http://boirealtors.com/category/market-info/
There are multiple areas throughout the Meridian are a of impact 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 already been addressed to meet the vision
of the North Meridian Plan and the Comprehensive Plan\FLUM. Additional approval of Mixed-
22 | P a g e
Application # H-2018-0004
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.
MIXED USE & COMMERCIAL FLUM IN NORTHR MERIDIAN NOT ZONED OR DEVELOPED YET
(These areas have been circled in red):
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)
23 | P a g e
Application # H-2018-0004
STAFF MEMO Hearing dated March 1, 2018:
Exhibit D:
a) The variance shall not grant a right or special privilege that is not otherwise allowed in
the district.
“Staff finds granting the proposed accesses via US 20-26/W. Chinden Boulevard
would grant a right or special privilege as the UDC specifically prohibits access
via the state highway…”
b) The variance relives an undue hardship because of characteristic of the site; and
“Staff finds there are no unique characteristics of the site that create an undue
hardship…”
Page 19 of Staff Memo: “Because staff can’t make all of the required finding listed in Exhibit
D, staff is recommending denial of the proposed variance application.
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:
24 | P a g e
Application # H-2018-0004
• ITD required West Wing Estates to abandon their direct access to Chinden Highway
20/26. Access to Chinden removed.
As of 6/6/2014 West Wing Estates had access to US 20/26 Chinden.
• 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)
25 | P a g e
Application # H-2018-0004
• 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…”
o Rockharbor appeal was also denied.
Rockharbor required right in/right out access to an existing road on the property (circled in
red on below picture): Rockharbor Church was DENIED access to Chinden US 20/26 from this
established access roadway.
26 | P a g e
Application # H-2018-0004
The far as Google Earth tracks history is back in 1992 and the roadway was established back in
history at this time. See picture below:
“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
27 | P a g e
Application # H-2018-0004
• “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
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.
28 | P a g e
Application # H-2018-0004
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 given the co-application with
GFI it appears 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 only 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.
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 wo uld 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
29 | P a g e
Application # H-2018-0004
Per the Staff memo dated for Public Hearing March 1, 2018 there is “one existing farm access
road which bisects the existing farm fields.”
The farm access overtime hasn’t constantly been maintained as a traveled route. No curb cut
was placed on Lost Rapids road to continue use as a “farm access road”.
Google Earth show as of 8/29/2013 the “farm access road” wasn’t being used. Only the access
points to Chinden & Lost Rapid were shown as used. See below:
Google Earth shows as of 4/01/2016 the “farm access road” wasn’t being used. When Lost
Rapid Road was developed no curb cuts were added for the old “farm access road”. This
further illustrates that the “farm access road” wasn’t be used and wasn’t at this time intended
to be used from Chinden US 20/26 to Lost Rapids. The access point on Chinden US 20/26 was
still visible, but no evidence below can be found were it was used to drive across the property.
30 | P a g e
Application # H-2018-0004
No tracks crossing dirt to show use below. Access was being used on the lower part of the
property off Ten Mile Road. Equipment/vehicles can be seen at the lower part of the property.
See below:
Access taken form Ten Mile by farm equipment. See below:
31 | P a g e
Application # H-2018-0004
Access taken form Ten Mile by farm equipment. See below:
It is important that we learn lessons from the past concerning Chinden US 20/26 and Highway
44 Eagle. By not sticking to the plan and NOT limiting direct access points the Public ends up
with at times extreme congregation, reduced speed limits, increased accidents and slowed
traffic. Just look at Chinden going through Garden City with multiple access points and what
happens 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.
Per Staff Memo for Public Hearing date March 1, 2018 page 32, “Lessons learned from Eagle
Road should also be considered with regard to access to a State facilities, and the impact and
driving behaviors that occurs as a results.”
32 | P a g e
Application # H-2018-0004
Community in Motion 2040 Chapter 6: Future Transportation System Priorities and Needs
shows Chinden US 20/26 as an Expressway and also shows Highway 16 as an Expressway.
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 or want to become a distribution center for online deliveries?
The following Big Box Retailers have closed throughout the Treasure Valley:
• 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
• Paul’s Market – Nampa & Caldwell
• Riteaid & Walgreen – Multiple
Closures
• WetSeal – Boise
• Hastings – 5 stores throughout
Treasure Valley
• ToysRUs – soon to be closed
• Other on watch list
33 | P a g e
Application # H-2018-0004
Across the nation big retailer chains & big box retailers have closed multiple stores here is a
partial list and the list continues to grow:
• 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.
Albertson is currently delivering grocery orders. Krogers AKN as Fred Meyers, Walmart and
Amazon with the purchase of Whole Food Market have announced that they will start delivery
services.
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.
34 | P a g e
Application # H-2018-0004
During my research of Millennials and Gen Z buying habits I found the below online options:
Boxed.com (Buy bulk, wholesale products direct without a membership and get two free
samples with each order. Offers brand name products.) This option makes life easier, saves
time and no need to haul your family to the store. Free shipping. Offers travel services/hotels.
Jet.com multiple band name discounted items without paying for a membership. In addition to
making life easier and saving time, no need to buy large bulk items. Orders over $35 dollars
shipped free.
Amazon.com they are changing the way retail is done. Buying online is easy, saves time and
money in many causes. No membership required. Many items shipped free.
Amazon.com Prime – “Receive all the benefits of Amazon Prime including FREE Two-Day
Shipping for eligible purchases, unlimited streaming of movies and TV shows with Prime Video,
and the ability to borrow books from the Kindle Owners' Lending Library for $99 a year or
$10.99 a month.” They are continuing to add to their membership benefits.
Chewy.com – buy pet products at a discount online. Free shipping over $49. No need to haul
heavy bags of pet food through stores and load in & out of your vehicle.
Large retail stores have hard floor and large parking lots that are uncomfortable for the Baby
Boomers to walk on. After talking to relatives that are Baby Boomer they are using online
shopping and LOVE it.
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
• 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 the very
nice surrounding neighborhoods. K-mart is a notable example of what could happen when a
large retailer leaves an area. Also, there is a huge risk that the Costco could be used as a
distribution center. Has the City of Meridian taken this in to consideration?
35 | P a g e
Application # H-2018-0004
KMART closed mid-March 2016. The parking lot has been used to for equipment & premade
sheds/building storage and/or sales.
After months of being vacant the site is being remodeled and is in the process of being fully
leased. As of 3/22/18 the former Kmart store still has space available and is being filled by
multiple tenants. Property is shown on Loopnet.com and is listed by Bob Mitchell at Thornton,
Oliver, Keller Commercial Real Estate.
http://www.loopnet.com/listing/10477-w-fairview-ave-boise-id/11917166/
See below:
36 | P a g e
Application # H-2018-0004
URBAN BLIGHT & EXPENSE TO THE STATE:
Costco in the past has vacated a location on Franklin Road. Leaving the space vacant from 2003
until Cabela’s opened in August 25, 2006. After speaking with a government official it is my
understanding that State incentive programs were used to attact Cabela’s to the Boise market.
These program’s are funded by the State which your tax dollars fund by sales taxes and income
taxes.
“Costco Wholesale Corp. to build larger Boise store
By: Steve Martin May 13, 2002 Comments Offon Costco Wholesale Corp. to build larger Boise
store
Costco Wholesale Corp. plans to build a larger Boise store beginning late this year or early next
year on South Cole Road, and to close its 137,000-square-foot store on Franklin Road near
Boise Towne Square after the new one opens in 2003.Issaquah, Wash.-based Costco plans to
construct a 166,451-square-foot warehouse building, an 885-space parking lot ..” Per
Idahobusinessreview.com
“NEW BOISE CABELA'S TO OPEN AUGUST 25, 2006. BOISE, Idaho — Cabela's®, known as the
World's Foremost Outfitter® of hunting, fishing and outdoor gear, will open its newest
destination retail store in Boise, Idaho on Friday, August 25, 2006.” Per
http://www.gameandfishmag.com/fishing/rm_0906_06/
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.
Per Costco the average US wage is $22 per hours. Per Payscale.com - shows average hourly
rate for Costco employees. As you can see many of the jobs that would be at the proposed
Costco are below that average. In addition, Idaho is the 49th lowest paying State. 48 states are
pulling up the Costco US average wage. Payscale.com Average wages below:
37 | P a g e
Application # H-2018-0004
Job Average Job Average
Cashier $12.79 Optician $17.00
Stocker $13.11 Merchandiser $13.00
Pharmacy Technician $16.39 Inventory Control Specialist $21.99
Cake Decorator $12.98 Sales Associate $13.00
Assistant Cashier $12.98 Warehouse Worker $13.75
Licensed Optician $24.69 Forklift Driver $16.00
Certified Pharmacy Technician
(CPHT)
$15.05
Baker
$14.00
Warehouse Supervisor $24.67 Photo Technician $21.48
Meat Cutter $22.55 Night Stocker $12.35
Food Service Worker $13.27 Deli Clerk $13.47
Forklift Operator $14.75 Shipper/Receiver $12.55
Customer Service Representative
(CSR)
$10.30
Truck Driver, Heavy / Tractor-
Trailer
$23.75
Tire Technician $17.02 Retail Cashier $8.96
Retail Sales Associate $14.17 Licensed Hearing Aid Dispenser $26.04
Accounts Payable Clerk $14.64 Hearing Instrument Specialist $22.60
Member Service Representative $14.85 Service Clerk $16.42
Certified Optician $16.08 Production Supervisor $21.41
Pharmacist $61.92
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.
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
taxpayers and collected/remitted by business). I’m not opposed to business incentives these
incentives should be used to attract business that d eliver high paying livable wage jobs 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 headquarters 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 s especially if a break is
given on property taxes. Services are still required to be provide d and the burden would shift
to the property taxpayers.
38 | P a g e
Application # H-2018-0004
** The following are some of the business incentives available to companies:
1. STARS (Loan by Business to fund transportation projects paid back with interest
by Sales Taxes, which reduces money to fund future State services. Sales taxes
are paid by taxpayers.)
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 place
and responsibility for the community.
Big Box/Warehouse stores reduce social interaction. Studies found a perso n are 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 it is a priority for the City this application fails to meet this objective.
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.
39 | P a g e
Application # H-2018-0004
CITY OF MERIDIAN OPERATING REVENUE:
Property taxes are key to the City’s financial health. The North West Meridian area has some of
Meridian’s highest home values and contributes a fair percentage to the overall C ity 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 North Meridian property taxpayers of the City of Meridian
interest count too!
40 | P a g e
Application # H-2018-0004
Development Services: (When development & building slows up this amount will shrink.)
• Building Permits & Fees
• Planning Fees
• Interest
• Miscellaneous
Note: Intergovernmental: (At the end of the day very little of the State Sales tax returns to the
City of Meridian.)
• State liquor revenue
• State revenue sharing
• Rural Fire/MDC
• Grants
Little of the State sales tax revenue collected is returned to the City of Meridian .
41 | P a g e
Application # H-2018-0004
PROPOSED PROPERTY APPLICATION:
For the Developer(s) of the C-G designation this is the most intensive use the of zoning
designations. The current proposal provides for maximum opportunities to profit with the
entire property lined with commercial pad on US 20/26 and Ten Mile, High Density Multi-family
and a very large box anchor.
Costco wants a location to make money from the area and the growing area to the south.
Costco widely distributed the below letter throughout areas in Treasury Valley :
42 | P a g e
Application # H-2018-0004
I asked an ACHD commission why they thought STARS was a good thing , since it is a loan paid
back from future sales taxes. The answer was simply the money that is paid back doesn’t come
out of their budget.
Brighton (David Turnbull & Mike Wardle) have been stakeholders in developing the North
Meridian Plan and the current Comprehensive Plan. They know what the plan is for this area
and should stick with the Plan.
If this application is approved Developers & Costco will be granted zoning outside of the FLUM
and inconsistent with existing surrounding uses. The Developers & Costco will profit at the
EXPENSE of existing surrounding private property owners. This will impact the property rights of
existing property owners’ enjoyment of their property. Deny this request.
43 | P a g e
Application # H-2018-0004
WHY I’M CONCERNED:
When I was talking with a Bainbridge homeowner I was asked why I’m I concerned about the
development. The following reason are why I’m concerned:
• The Comprehensive Plan & Future Land Use Map needs to matter!
• Millions of taxpayer’s dollars have already been spent on surveys, studies & plans.
• What is happening isn’t right!
• I bought my neighborhood\community. I looked at both Spurwing & Bainbridge. I did my
research of the area and asked many questions. The below is the picture that I sent my
agent when I was driving around looking at neighborhoods. I looked at homes in both
areas and had my agent get me information on Bainbridge future phases and expected
construction dates.
PICTURE OF SIGN OFF BLACK CAT ROAD ENTRANCE TAKEN 9/20/15
• Given Brighton’s ownership of the “Future Medium Density Residential” property and
the posted sign on the Bainbridge subdivision it was my expectation that was Brighton’s
plan. (As of 3/5/18 this was still being presented by Brighton in this manner.)
• I want the right to access & enjoy my property and the intensity of use proposed by
this development impacts my enjoyment of my property!
44 | P a g e
Application # H-2018-0004
The below is a picture of www.brightonhomes-idaho.com as of 3/518 at 9:38 am:
45 | P a g e
Application # H-2018-0004
Below is the flyer that I downloaded on 3/5/18:
46 | P a g e
Application # H-2018-0004
I wanted to understand what homeowner directly across from US 20/26 and homeowners
directly across from Lost Rapids thought of the proposed development, so I spend an entire
Saturday in the cold wet weather talking with surrounding homeowners. I found they don’t
want a large scale commercial project in this location. I was told if the proposed project was
built there before they purchased their house, they wouldn’t have bought it. I was also told
based on the what was advertised by Brighton they expected resident ial homes to be in the
area and were aware that the NAP maybe a mixed-use development. They were also aware
that US 20/26 was to be future expressway. They were very concerned by the size and regional
impact of the large commercial proposal with apartments and the impact on their quality of life
and safety.
What it boils down to is the scale and the intensity isn’t compatible with the EXISTING
residential area. This is the wrong area for this project and it would be a better fit next to I -84
or the future Highway 16 expressway with backage road access.
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 surrounding private property owners.
There is a high demand for single family homes especially in this area. The inventory is at an all -
time low and there is need for R-8 developments. This proposal would remove needed R-8
FLUM designated land at a time when inventory is extremely low, and demand is extremely
high for single family homes.
Seeking a large retailer, Costco, and/or development to finance roads through the STARS
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 bottlenecks 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. Please protect the private
property rights of the surrounding owners’ right to access and enjoyment of their property and
deny this entire application.
Sincerely,
Denise LaFever