03-26 Jonathan and Betsy Kahnoski1
Christopher Johnson
From:jmkahnoski@q.com
Sent:Monday, March 26, 2018 12:04 PM
To:City Clerk
Subject:Major Commercial Development at Intersection of W. Chinden Blvd. & N. Ten Mile Rd.
We write in opposition to the proposed re-zoning and annexing of the property at the intersection of W. Chinden Blvd.
and N. Ten Mile Rd. in order to accommodate a very large commercial development on the property at the southwest
corner of this intersection. The proposed development has a number of major flaws; but here, we will focus on two that
apply specifically to the proposed development and to recent growth trends in city approval of significant growth.
1. The proposed project is in gross violation of the city’s current comprehensive plan. It creates a major
retail/commercial development that, according to the plan is supposed to be:
a. Smaller, indeed, much smaller. Presumably, the authors of the comprehensive plan mapped only a small
commercial area to minimize the impact of noise and traffic on an area that is intended to be primarily residential.
Enlarging the commercial foot print throws those precautions out the window.
b. Limited to mixed use development serving the immediate community. One of the ways the comprehensive
plan authors tried to protect the surrounding residential neighborhoods was to limit customer traffic by limiting the
number, size and types of businesses located at this in tersection. Approving the developer’s application undermines the
basic thinking underpinning the comprehensive plan.
There is no reason for the city to grant the developer’s application for a zoning change. The only rationale for
placing a large commercial development at the intersection of W. Chinden and N. Ten Mile is that the developer, and
their primary tenant, want to develop the site and make money. The developer and their tenant have offered some
concessions (operating hours) and fronted some ro ad improvement money (that they will receive back from future sales
tax revenue), all of which is too little to justify overruling the comprehensive plan. Widening a mile or two of W.
Chinden immediately adjacent to the development does nothing to ameliorate the traffic congestion this project will
create, let alone improve the existing traffic congestion. Changing operating hours, especially when deliveries will be
made, does nothing to reduce the 15 tractor-trailer loads coming up the two-lane country road that is N. Ten Mile north
of Ustick, and only contributes to commuter traffic congestion during the morning hours. The developers are ignoring
that the road infrastructure does not exist, and will not exist any time soon, to support the needs of their development.
2. This project is the second proposal in recent months that violate the comprehensive plan on property along W.
Chinden Blvd. The first, “Linder Village,” has faced strong, widespread opposition for reasons almost identical to the
objections to this project. That the city is giving these projects serious consideration despite the fact that they violate
fundamental values in the city’s comprehensive plan gives rise to serious concerns about the city’s commitment to its
plan.
Meridian city officials developed the comprehensive plan at great expense in tax funds, staff time, energy and
citizen input and support. Everyone had opportunities to participate and, no doubt, no one got everything they wanted.
However, whenever a community develops a plan, there have to be compromises. That is what makes a city great.
However, a comprehensive plan is of value only if it is enforced when those who chafe under its restrictions seek
exceptions for themselves. Yes, there are times when circumstances are so different that the plan’s
assumptions/restrictions are no longer workable. In such situations, and they are rare, the plan should be modified
through a public process to allow all to have their say. The plan should NOT be undermined piecemeal for this
developer and that project. That path makes the plan meaningless and makes a mockery of citizen involvement in their
city government. It also leads to public suspicions that someone is getting special treatment, perhaps in exchange for…?
2
Hundreds, if not thousands, of citizens chose to purchase homes in Meridian, many at significant expense,
having first reviewed the city’s comprehensive plan. These folks determined:
a. Meridian is a good city with solid planning in zoning in place, making it a great place to live.
b. The homes they were considering for purchase were in neighborhoods that would be protected from
excessive retail/commercial development nearby.
In short, these folks, in good faith, made major financial and life decisions based upon the protections promised
in the city’s comprehensive plan.
Today, we have city officials seriously considering proposed developments that will undermine those promised
protections. Both developments will impact severely some of Meridian’s premier residential developments. Not
surprisingly, both proposals are facing very serious and vocal opposition from the residents of those neighborhoods.
These folks tend to be thoughtful, well educated, with careers in business and the professions, or retired from such.
One wonders why city officials are willing to alienate these folks over developments that anyone who cares about
Meridian can see belong elsewhere.
One also wonders if city officials are prioritizing commercial development above the quality of life of the citizens
and residents of Meridian. Certainly, when those officials don’t reject automatically applications for developments that
clearly violate the city’s comprehensive plan, when they are tempted by commercial developments that will overwhelm
already strained road infrastructure, it is reasonable to assume something else is going on.
Perhaps it is time for the City of Meridian to slow down on development, especially development (both
residential and commercial) in areas where the current and near future roadways are inadequate to support current and
future traffic loads. Growth for its own sake is not a viable path to quality of life. If city officials continue to approve
every project application put in front of them, they are putting at risk Meridian’s well-deserved reputation as a great
place to live and work and raise a family - at least, well-deserved to date.
Thank you for giving due consideration to these thoughts. We truly hope city officials will not let development dollars
overrule the quality of life in Meridian.
Sincerely,
Jonathan and Betsy Kahnoski
357 W. Heston Court
Meridian, ID 83646