Letter from Blue CrossPage 1 of 1
Machelle,
Per our earlier phone conversation, please find attached a copy of the letter Blue Cross of Idaho would like to be
included in the mailing being sent to council members in preparation for the meeting set for October 23, 2007.
Please let me know if you have any questions.
As always, thank you for your assistance!
Cindi Romans
Paralegal
Legal Services
387619
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https://securemail.bcidaho.com/messenger/def/tw purl/PurlPackageStreamDownload.do?... 10/19/200'7
Blue Cross® ;~:
of Idaho
October 19, 2007
VIA E-MAIL
Mayor Tammy de Weerd
Councilman Joe W. Borton, Council President
Councilman Keith Bird
Councilman Chazlie Rountree
Councilman David Zazemba
33 East Idaho Avenue
Meridian, ID 83642-2300
Re: Pinebridge Subdivision
Dear Mayor and Council Members:
This letter is in regard to Pinebridge Subdivision, specifically Application Nos.
AZ-07-006, RZ-07-010, PP-07-008 and VAR-07-007.
This letter is submitted by Blue Cross of Idaho ("Blue Cross"). As you are aware,
Blue Cross is an Idaho corporation and Meridian employer. The corporate campus for
Blue Cross is located at 3000 E. Pine Avenue, at the Northwest corner of Eagle Road and
Pine Avenue. Blue Cross employs approximately 850 persons at its Meridian location,
with approximately 190 of those persons living within Meridian City limits. Blue Cross
moved to its Meridian location in 1998 (when Eagle Road was two (2) lanes), and
annually contributes hundreds of thousands of dollars to the tax base.
While Blue Cross was aware of the development earlier in the year, the magnitude
of the development and the impact to the area have only recently been appreciated. Blue
Cross regrets that we did not have more input at an earlier time with both ACRD and the
Meridian Planning and Zoning Commission. Blue Cross commends the City of
Meridian, Planning and Zoning and Staff for their work on these applications to date.
However, Blue Cross also believes that this project is of such magnitude and scale that
more consideration and input is needed.
Blue Cross has high regard and respect for this developer. It is quite clear that the
developer's projects are of superior quality. Although the concept looks good, the quality
is all but certain, and the developer will very likely meet the obligations imposed, Blue
Cross believes the unique aspects of this development require further assurances to the
public that the impacts of the development have been held up to the light and looked at
from a regional perspective, ensuring that the appropriate infrastructure is in place to
support a development of this magnitude. Blue Cross, respectfully, submits that more
study and thought will produce an even better development for the citizens of Meridian
and the surrounding area.
3000 E. Pine Avenue, Meridian, ID 83642-5995 • P.O. Box 7408, Boise, ID 83707-1408 • (208) 345.4550 • www.bcidaho.com
An Independent Licensee of the Blue Cross and Blue Shield Association
October 19, 2007
Page 2
This development has, seemingly, flown under the radar screen. While Blue
Cross is not contending that required processes and procedures have not been followed, it
is telling that only one lay person said anything (or apparently submitted anything} at the
Planning and Zoning hearing of August 16, 2007. There has been very little, if any, press
regarding this massive project. This is a project that encompasses approximately 170
acres, stretches from Eagle Road to Locust Grove, and will add approximately three (3)
million square feet of retail, office and residential uses, which is nearly three (3) times
that of Boise Towne Square Mall. And yet, again, only one adjoining land owner
testified at the Planning and Zoning hearing. The Pinebridge development has been
processed through the governing bodies in less than six (6) months. ACHD's technical
review is dated July 19, 2007 with hearing and approval on August 8, 2007. The
applications to the City of Meridian were submitted on May 10, 2007. Planning and
Zoning conducted its relatively short public hearing on August 16, 2007 and one hearing
is scheduled before the Meridian City Council on October 23, 2007.
In regard to the impact of the development on the roadways, the developer
submitted to ACHD, a traffic study completed by Dobie Engineering, Inc., dated
November 22, 2006. That study concludes that the development will add 32,330 new
trips per day to the area roads, aten-fold increase from the current traffic on Pine
Avenue. The ACHD staff report of July 19, 2007, included several points of
disagreement and "potential discrepancies" with the Dobie traffic study and noted that
projected traffic levels were above acceptable planning level capacities. The ACHD staff
report states:
"The District recognizes that the existing and projected level of service at
the Eagle/Fairview intersection is above an acceptable planning level
capacity.... Eagle Road is a state highway, and the Idaho Transportation
Department has limited plans for improvements to this corridor (i.e. center
islands for access control). There are no planned capacity improvements
for this corridor."
The District also recognizes that the Eagle/Pine intersection is projected to
be above an acceptable planning level capacity. The Idaho Transportation
Department does not have capacity improvements planned for this
intersection, and the District does not have the ability to require such
improvements."
Blue Cross has consulted with Thompson Engineers, Inc., who has reviewed the
Dobie Engineers' study. Dan Thompson has advised Blue Cross that some of the data
in the Dobie study may be unreliable/unverified and that certain calculation factors
may not be accurate or are at least subject to disagreement. Mr. Thompson cited
numerous such factors and also noted that ACHD normally requires that traffic counts
be completed within one year of submission of a traffic study. However, the daily
traffic counts submitted by DEI are outside these limits, and much of the data is now
over 2 years old.
October 19, 2007
Page 3
Mr. Thompson also advised that although the Dobie study concludes, based upon its
analysis and assumptions, that the road service levels are or will be at acceptable levels, it
is by the barest of margins and only by using the most favorable of data for that
conclusion. The ACRD report disagrees, at least with respect to the intersections based
upon rp went levels of service. It seems inescapable that the roads are akeady overtaaced.
Driving Eagle Road south of Fairview at any time of the day, let alone at peak hows
leads even lay persons to that conclusion. The development under consideration will,
with its immense size, add to the problem.
Blue Cross realizes that ACRD and ITD have primary jurisdiction over the
roadways and intersections. But, it is ow belief that recent litigation and recent
conferences and studies demonstrate that the cities also have responsibilities as to the
overall roadway picture. Most importantly, it seems all have recognized recently that the
cities and agencies must coordinate. In this case it appears that each body has stayed
within its historic role, deferred to the others as to their role, and acted with little
coordination. Given the size of this development and its obvious impact on the
responsibilities of each of these bodies, this development, perhaps like no other, cries out
for a more modern approach.
Blue Cross notes from the Comprehensive Plan, Chapter IV, Goal II -Diversify
economic base of City -make Meridian more than a "bedroom" community. Meridian is
no longer a bedroom community. Almost quite literally, the Fairview and Eagle
intersection is the very heart of the Treasure Valley. The applications at issue here
present a great opportunity to show the Treaswe Valley that Meridian is now at the
forefront of managed growth in coordination with interested agencies.
Finally, we noted that the Planning and Zoning Commission addressed certain
conditions recommended by Staff and responding agencies. Blue Cross generally agrees
with those conditions but offers the following comments:
1. We believe that the condition in 1.1.3 that "a final plat shall be recorded, prior to
the issuance of Certificates of Zoning Compliance" should remain a condition without
limitation or exception.
2. Planning and Zoning recommended a condition that "Pine must be extended [all
the way to Locust Grove] prior to issuance of any CZC for a building that would access
using Pine." Blue Cross requests that the condition be modified to "Pine must be
extended all through to Locust Grove prior to issuance of any CZC." While some
proposed buildings may have other accesses, no Fire Department or other agency review
has agreed that the buildings should exist and be occupied (particularly a hotel) when the
contemplated accesses are not in place.
3. The Staff Report notes that there is included in the rezone application 1.5 acres of
"Industrial" property. The Report notes that the proposed C-G zone is incompatible with
the Industrial designation. Staff, however, concludes that "a map amendment is not,
necessary" in this situation. Blue Cross requests that the City obtain a legal opinion as to
whether or not this conclusion is correct.
October 19, 2007
Page 4
In conclusion, Blue Cross appreciates this opportunity for comment. We believe
that more analysis and work is necessary to fully identify and deal with the impact of this
substantial development and ensure that the appropriate infrastructure to protect the
safety of Meridian residents is in place before final approval is given. We, therefore ask
that the City of Meridian table the applications until a joint and coordinated analysis can
be completed and a set of conclusions can be reached among the City of Meridian,
ACHD and ITD, as well as other parties interested in area and regional land use and
development and its impact.
Very truly yours,
President and COO
Thomas B. Bassler
Senior Vice President and General Counsel
:kla
cc: Ray Flachbart
President and CEO
cc: Dave Grafton