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HomeMy WebLinkAboutTreasure Valley CorporationR.T. NAHAS COMPANY er,,,,g4r REAL ESTATE DEVELOPERS AND INVESTORS Mr. Patrick Joy Meridian Planning Dept. 728 Meridian Street Meridian, ID 83642 Dear Mr. Joy: FES a 6 1979 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 TELEPHONE (41 5) 53 @-9600 February 22, 1979 As a follow up to our recent telephone conversation, please find enclosed the latest plot plan for our proposed development at East 1st Street and Highway 80. As you can see we are planning to have a neighborhood center along with a regional shopping center. We are presently having a market study done in the hopes of securing a market, drug store and home improvement center for our site. Would you please circulate the plan so that everyone in the Planning Department is aware of our current planning. RWN:hm Encl. .ly, s Im e June 17, 1980 all(c Community Plans - QuonglRegional Retail Center Conflicts The following is a summary of the conflicts identified between the Quong Regional Retail Center, proposed at the Cloverdale Road and I-84 intersection, the Hawkins Regional Retail Center, proposed at the intersection of Cloverdale Road and I-84, and the Meridian, Boise and Ada County Comprehensive Plans. The first statement,in each grouping is a generalized concept'which the three plans have in common and which conflicts with the two regional retail proposals, followed by the specific objectives of each jurisdiction's plan which would be violated by the proposed developments, and finally, an elaboration on the conflict between these policies and the proposed developments. I. All three plans seek to direct most new growth (90% to 95%) to the existing communities where public services already exist or are planned and can be provided at the lowest cost to the taxpayers. Meridian - The Meridian Plan seeks to maintain and strengthen Meridian's identity as a self-sufficient community, separate from Boise. The Plan generally directs all new growth within the City's Urban Service Planning Area, where services are available or planned, and states that land in the City should be utilized to maximize public investments which have been and are being made, curtail urban sprawl and protect agricultural lands. Boise - A major goal of the Boise Plan is for compact, contiguous develop- ment balanced around the Downtown employment -retail center; that growth should be stimulated in the northwest and southeast areas and slowed in the West Bench area to achieve such a balance; and that public services be pro- vided or planned in the Urban Service Planning Area at the lowest public cost and in a manner that promotes the balance of population around the Downtown. Ada County - The County Plan stresses the concept of locating between 92% and 95% of new growth where public services are existing or planned, and the preservation of the valuable irrigated agricultural lands in the County. CONFLICT - The retail proposals would be located outside of the Boise and Meridian Urban Service Planning Areas, where no urban services are currently existing or planned. The location of such a development here would necessitate a freeway interchange at either intersection and would generate additional deve- lopment in the area surrounding it. The result of this would be (1) development of irrigated farmland; (2) large land areas located closer to the existing cities that are undeveloped; (3) extension of urban services to the Cloverdale -Eagle Road area at additional costs to taxpayers, while existing parts of the system are underutilized (a waste of public investments); (4) con- tinuous development between Meridian.and Boise, which will eliminate any physi- cal distinction between the two cities, and thus obscure the separate identities of the cities; and (5) increased growth in the Boise West Bench area (which will detract from the southeast -northwest areas). The cost to either Boise or Meridian of extending public services to the Cloverdale -Eagle Road area is a substantial issue, particularly with the appli- cation of the 1% limitation. This taxing limitation results in new growth where services must be extended coming far from paying the costs for services it demands. Studies conducted in California as a result of that state's 1% ini- tiative document this fact, as well as the fact that such new growth directly decreases the level of services to the existing community, since the same amount of funds must be spread over a larger area. The affect the proposed develompents would have on existing irrigated agri- cultural lands should not be overlooked simply because those lands in the Cloverdale to Eagle Road area are already interrupted by development. In addition to stimulating development of agricultural lands in the Boise -Meridian corridor, the proposed retail developments would eventually be an impetus to development of more undisturbed agricultural lands to the north and south of the corridor. This would result from the center's magnet effect to other business and industry, as'well as to residential development. the loss of such land to development would be costly in at least two ways. First, Ada County's agri- culture is a valuable part of the local economy. Agriculture yields over $35,000,000 in Ada County, slightly greater than the average county in the State. Loss of a portion of this income would impact the County's economy. Second, the cost of replacing this land by developing irrigation of desert lands will be much greater than was the cost of developing irrigation to the existing agricutural lands. Those lands more cheaply and easily irrigated have already been developed. New irrigation will involve costly pumping for longer distances, which not only is expensive, but consumes large amounts of valuable energy. The Idaho Transportation Department is currently studying the proper location for a freeway interchange on 1-84 betwen Boise and Meridian. Any commitment to either regional retail proposal at this time would preempt a rational deter- mination of the proper location of the interchange. II. All three Plans generally aim at maintaining and strengthening the existing Central Business Districts as the commercial, social and civic center of the communities. Meridian - The Meridian Plan call for the City to be a self-sufficient community; that a regional shopping center should be located at the northeast corner of the I -84 -Kura -Meridian Road interchange as the City's core commercial activity; and that no new commercial development be located outside the Meridian Urban Service Planning Area unless services can be provided. Boise - Boise's Plan calls for the regional shopping center to be located Downtown, and that Downtown be the geographic center of population, with the best access available to the greatest number of people. Ada County - According to the County's Plan, regional commercial centers are to be located only within Urban Service Planning Areas. The only commercial activities to occur outside of USPA's is to be limited to agricultural - related, recreation -related and highway -related uses. CONFLICT - Location of the regional retail center at the Cloverdale or Eagle -I-84 intersection would establish a regional retail center (and probably the only regional center) outside of the Meridian and Boise Urban Service Planning Areas. Such a center would undermine both of the regional retail cen- ters planned for Boise and Meridian due to the population base required to sup- port a single regional retail center (about 150,000 people). At best, both -2- Meridian and Boise would achieve only more limited retail centers in the loca- tions currently planned for regional centers. The distinction between the regional center and the more limited retail areas would be that full -line department stores would locate only in the regional center, where customer traf- fic would be highest. Meridian and Boise would both lose the tax base of the retail development (unless one or the other were to annex the development and provide public ser- vices to it), as well as the tax base lost between the difference of a community and a regional retail center as proposed in their plans. The proposed Quong or Hawkins Center would further tend to attract other businesses reliant on customer traffic, which would have otherwise located in the Meridian or Boise cores, to its area since it would be a major traffic generator. These results would substantialy dilute the economies of both the existing communities of Meridian and Boise, and at least make it very difficult for Meridian to remain a viable, self-sufficient community. Even if Meridian were to annex the Quong or Hawkins Center, and thus gain the tax base, particularly with the 1% limitation the public costs of installing sewer, water, parks and drainage improvements to the proposed development and to the additional development generated by it, and providing fire and police pro- tection to this area, which is substantially removed from the existing community, would eliminate any tax base advantage and would dilute the level of public services to the exfsting community. The 3 -mile distance between either of the proposed center -sand the existing Meridian Business District would make it impossible to tie the two retail areas together. As a result, businesses in the Meridian core would tend to be bypassed in favor of the new center, and gra- dually would have to relocate near the regional center or go out of business. III. All three Comprehensive Plans call for land use patterns which promote development of mass transit and other alternative modes of travel to the automobile, conservation of fuel and reduced air pollution and noise. Meridian - The Meridian Plan states that urban sprawl is not in compliance with the Plan, and that multimodal transit is encouraged. Boise - The Plan states the transportation system should promote ease of access to the Downtown, facilitate development of mass transit and other alternate modes to the auto, and provide for reduced fuel consumption, air pollution and noise; that each neighborhood should have low travel time to Downtown; that priority for new arterial streets should be in the southeast area; that the existing railroad line should be a resource for mass transit in the future; and that 15 to 20% of commuter (home to work) trips by the year 2000 should be by public transit. Ada County - The County Plan encourages multi modal transportation to reduce the over reliance on the private auto and encourages the development of land use patterns which contribute to conservation of energy. CONFLICT - Development of either one of the proposed regional centers and the further development surrounding it which it will generate will place greater emphasis on the individual automobile, lessen the efficiency, and thus feasibility, of public transit in the future, and lengthen trips made both by commuters and shoppers. This in turn will result in greater use of gasoline (which is in conflict with the national goal, as well as costing the individual driver more), greater public expense for new roads and increased air pollution. -3- Creation of a regional shopping center site at I-84 and Eagle Road would, at this point in time, violate practically every planning consideration that was taken into account during formation of the Boise Metro Plan. It obviously would interfere with the development and redevelopment of downtown Boise (and Meridian, too). Both the timing of development and the location priorities as laid out in the Metro Plan would be violated. Air quality problems would increase, as would energy consumption. The Metro Plan calls for a strong downtown to make more viable a mass transit system that will eventually help reduce congestion and clean up the air. Location of a shopping center in the suburban site would greatly damage mass transit goals and, in turn, create more auto traffic with its additional carbon monoxide problems. In that same vein, it would create the need for a realignment of road -building priorities and increase the amount of gasoline used in traveling back and forth. Boise's Metro Plan is geared to solving circulation problems within the central city, not adding to those problems in the suburbs. Boise's sewer planning efforts are aimed at extending sewers to contiguous areas, not to a far-out location. While annexation to Meridian would relie*e the Boise sewer system of that responsibility, it would create tremendous added pressure on Boise for new development west of Cloverdale, which is outside the master sewer plan area. The same kind of situation would affect fire, police and other city services. While not involved directly in this location, development pressures would increase west of Cloverdale, which could -eventually effect all Boise City services, again in violation of Metro Plan principles, which call for increased development to the Southeast, a slowing of development in West Boise in an attempt to put downtown Boise back in the center of the city. Because a shopping center at that location at this time would attract offices, houses, other commercial activity and eventually schools and recreational needs along with other services, the Metro Plan would simply break down. The Metro Plan (along with the County Comprehensive Plan) is geared to protecting and developing the cities of Ada County. A shopping center at that location would be the first major step in turning Ada County into an "urban county" rather than continuing the development of the cities themselves. The location of the retail center at Cloverdale or Eagle and I-84 would mean longer trips for most Boise residents than if it were located in the existing Downtown. It would mean at least a 1- to 5 -mile trip for Meridian residents, as opposed to a 1/2- to 1 1/2 -mile trip to the I-84-Kuna-Meridian Road site. The development of the Cloverdale -Eagle Road area as a consequence of the loca- tion of the regional retail center, would lower residential densities in other areas. Gradually, businesses and industries would tend to follow the growth trend, and would locate between the two cities also. This dilution of residen- tial densities throughout the area and the dilution of the existing Meridian and Boise business and employment centers would decrease the efficiency of public transit, which requires higher concentrations of people, jobs and shopping for economic feasibility. Such dilution of densities and development concentrations also decreases the feasibility of encouraging other travel modes, as it requires additional facilities to be constructed at additional public cost. As a result of lessened development of other travel modes and of longer trips, more people will have to rely on automobile travel to work and shopping, and thus more gasoline will be consumed and more roads will be needed to link this area to all existing developed areas. More vehicles travelling more miles will result in higher carbon monoxide emissions throughout the area. Development of new roads to link the Cloverdale -Eagle Road area to existing development will shift the investment of public funds away from areas where development is desired into an area where development is not desired. IV. If the existing publi4y-adopted plans are ignored in this situation, the public expenditures made to develop these plans will be wasted, and addi- tional money will be spent to develop new plans. The shift in the direction of new development that the Quong or Hawkins proposal would generate would invalidate the major goals of the existing plans and would require comple- tely new or at least substantially revised plans for all three jurisdictions addressed. Boise and Meridian could not be analyzed as separate communities in a revised plan, but would have to be approached as a single, integrated community. MJ:eh/QUONG -4- Dayton Hudson Properties 777 Nicollet Mall - Minneapolis, Minnesota 55402 September 22, 1980 Mr. Joseph L. Glaisyer, Mayor City of Meridian 728 Meridian Street Meridian, Idaho 83642 RE: Treasure Valley Mall Meridian, Idaho Dear Mayor Glaisyer: Last week I provided you and the other members of the Meridian City Council with a copy of an Impact Study prepared by Camiros, Ltd., addressing the impacts of a regional shopping mall in Meridian. The findings of that study uncovered two areas where I believe response is required. The study indicates that approximately $26,000 of additional operating costs will be attributed to the operation of Treasure Valley Mall. However, in light of the current tax situation throughout the state of Idaho, there does not appear to be any increase in the operating revenues for the City of Meridian. The net effect could be a $26,000 per year shortage in operating revenues for the City of Meridian. This situation was generated partially as a result of the referendum in 1977, along with House Bills #795 in 1978 and #166 in 1979, which collectively had the impact of freezing annual revenues used for operating expenses at the 1979 level (with the only exception being the possibility of a 4% increase if the property tax levy in the tax- ing district becomes less than 1% of the market value). So long as the effect of this legislation prevents an increase in the operating revenues for the City of Meridian, we propose that following the open- ing of the shopping center, we will make an annual donation of $26,000 to the City of Meridian to be spent as the city requires. Addition- ally, following the third full year of operation we will make an annual adjustment to this $26,000 figure based upon the percentage JP Mayor Joseph. L. Glaisyer September 22, 1980 Page Two of change in the sales tax receipts reported to the State of Idaho. This adjustment would cover any increases attributable to inflation as well as to real growth, With the result that there should be no costs outstanding attributable to Treasure Valley Mall which are not covered in Meridian's budget. I'd reiterate that this donation would begin at the time the mall opens and would continue indefinitely for so long as the effect of the tax freeze on the operating revenues of the City of Meridian exists. Secondly, the Camiros report identified a perceptual shortcoming in the corridor for the transportation quarter through the downtown area along with the desire to see downtown improved and strengthened. We would propose that when the shopping center begins its design phase, we would join with the City of Meridian on a matching basis for a one or two year program which would employ the use of outside city planning or other consultant firms for a revitalization program of the downtown core along First Street from the freeway north to Cherry Lane. This program would identify potential revisions to the comprehensive plan which could be better utilized with the creation of a regional shopping center along with the transportation plan to improve traffic between the freeway and Cherry Lane. As a portion of this program, we would anticipate that the use of consultants would also help in soliciting funding for the entire project with the idea that the planning and construction would somewhat dovetail with the same phases of the shopping center so that all of it comes on line at about the same time.. I recognize there is no statutory requirement however it is our belief that becoming a part o entails some obligations on our part so that we the betterment of the area. It is a reasonable all of us to follow. If you have any comments offer, please feel free to call on me. We look you and the City for a successful construction Valley Mall. Yours ver trul %i Christop M. Raphael Project Director CMR/cjw for either of these offers, f the community of Meridian, can collectively Work for and prudent course for or questions on this forward to working with and operation of Treasure Mayor Joseph L. Glaisyer September 22, 1960 Page Three cc: Jerry Amundson Dick Brewer Richard Horton Grant Kingsford Robert T. Nahas Richard Williams (City Council (City Council (City Council (City Council) R.T. NAHAS COMPANY x«.,90; REAL ESTATE DEVELOPERS AND INVESTORS 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94540 T E L E P H O N E 4 1 5 S 3 8- 9 6 0 3 June 25, 1980 Mr. Lee W. Stokes, Ph.D. Administrator State of Idaho Department of Health and Welfare Statehouse Boise, Idaho 83720 Dear Mr.Stokes: Thank you so much for your letter of June 18. We are naturally very pleased that we have received your approval for our proposed regional shopping center in Meridian, Idaho. I understand that there is a thirty day public comment period on this proposed action which will extend until July 21, 1980. RTN:rb be :JJ.. ' Glaisyer-) R. C. Nahas Yours truly, R. T. Nahas G All IMS -1 t WYA MIS DErARTMENT OF HEALTH AND WELFARE Mr. R. T. Nahas, Sr., President R. T. Nahas Company 20630 Patio Drive Castro Valley, CA 94546 Dear Mr. Nahas: DIVISION OF ENVIRONMENT Statehouse Boise, Idaho 83720 June 18, 1980 This Department has completed its review of your April 10, 1979 application for a Permit to Construct a regional shopping center in Meridian, Idaho. Based on our review, we are satisfied that the facility, as proposed, will not cause or contribute to violations of any state or federal ambient air quality standard. Therefore, the Department is proposing to issue the_ permit. Pursuant to Rule 1-1004.03 of the Rules and Regulations for the Control of Air Pollution in Idaho, t e Department must provide a 30 day public comment period on this proposed action. The comment period will end on July 21, and final action on your application is anticipated by August 1. LWS/b Sinc y, Lee W. Stokes, Ph.D. Administrator EQUAL OPPORTUNITY EMPLOYER SECTION I- D���ss 114 ACCESS PLAN: The project site is located at the junction of State Road 69 and Interstate Highway 80 (north). The site is just south of the City of Meridian and approximately seven miles west of Boise. The proposes shopping mall of 850,000 square, feet will generate approximately 25,000 to 30,000 A.D.T. (Average Daily Traffic). At the present time, a modified diamond interchange exists at SR -69 and I -80N. Khen the* project is completed, this interchange will be overloaded and will become a dangerous and hazardous area for the traveling public. ' Access to and rom =he area would be developed in phases, as the need arises. For the immediate, or phase one, needs, it is recommended that the existing off ramp be modified to a 2 -lane ramp. One lane of the 2 -lane ramp would then become a "slip ramp" and cc:_nect directly into a frontage or direct access road into the shopping center. Tzis "slip ramp" would relieve the conjest_on at the ramp terminal on SR -69. The ramp, or loop, for egress from the area, or the south to east movement, will be sufficient except in peak hours. This ramp.allows for free movement without stopping. As the Family Recreational Complex and the Meridian Industrial Park develop, the a-' a will enter -'Ito Phase 2, ar:e.�-- ,r �_' ccorae`: no`cossary dor a half -diamond in to -be- con - .L . 6 cj rV _3�6 ad The interstate highway is in a cut section at this location, which will minimize tie construction cost for Locust Grove Road to overpass I -80N. This interchange should connect to a two-way frontage road that runs east and west on the south side of t , he project. The ultimate access solution will be Phase 3, when Locust Grove Road should be developed into a four -lane facility. It is suggested that two lanes be constructed - initially and the remaining lanes as traffic warrents. Franklin Road will also have to be inproved to a four - lane facility, as traffic warrents. Refer:to plan sheet "Access Plan" for basic schematic and phasing of construc- tion. - tion. Franklin Road and Locust Grove Road are under the juris- diction of the Ada County Highway District, and neither are on a Federal Aid System, at the present tame. As the traffic and need deve?opes, these sections of highway shoulc be placed on the Federal Aid Syste-ms, because they form a ?ink between SR -69 and I -80:x'. On a Federal Aid Secondary System, the participation is .75 percent, federal and 25 percent local funds. The development of 'the mail plans should be closely coordinated with the Ada County Highway District and the Idaho State Department of Highways. These agencies generally plan all of their budgets three to five years in advance. e When federal funds are involved, public hearings and environ- mental impact statements are required; and this can be a very time consuming procedure. The initial contact with the Idaho Highway Department concerning the modification of the I -SO off ramp has been mnade. Additional contacts and detailed I follow up should be initiated' in the very near future to ?; maintain an awareness of the access problem and allow them to include this project in their 3 -year program. TRAFFIC PROJECTIONS: Y r P'. Figure 1 indicates the ADT (Average Daily Traffic) that presently exists as determined by the Idaho Department of ;p Highways. Assuming a yearly growth rate -of 5 percent, Figures 2; — 3, and 4 show :'_ie projected ADT. ?y Figure 5 shows the directional division of anticipated : traffic to be generated by the shopping center. Figure 6 =s a combination o Figures 4 and 5 which clearly r7-- shows the total impact to the intersection of SR -69 and I -SOA'. The area between Boise and Meridian is growing at a constant and rapid rate. Franklin and Overland Roads will r` carry some of the local traffic that cannot enter onto I -SO\ Regard''iess- of"iii. y_er1ye;rcentage increasesor the _• ;grow �h factor of the -leve""loping-:are;a`s, _j is clearly evident the ane "" ei is-..3ng " ac �`�y �+*11-=not- accos�odats- tae__ 1 ncreased t r a f f :C t V1ii`e`- sYo " in center; " p�' " g and`":plans _ _need to, be _made_ _a ';�, �nmediateiy`" to co�ve' she" p ..i A MERIDTAN LOCATION L -EON & SR -69 -MERIDIAN : DAHO /97/ AnT .f ���Gl/fcrE� fcEi4s� 1✓.ERIDIaX • ; LOCATION .. :-80N $ SR -69 �. . -MERrDIAN, IDAHO ADT ��TRSL'RE. ���Gl/fcrE� fcEi4s� MERIDIAN LOCATION goN & SR -69 -MERIDIAN, IDAHO ADT TREASURE VALLEY ),,'-A L L /7& Al BOISE, 17490 NAMPA MERIDIAN LOCATION goN & SR -69 -MERIDIAN, IDAHO ADT TREASURE VALLEY ),,'-A L L /7& Al BOISE, :MERIDIAI`' LOCATION �F I-80N & SR-69 MERTDIA4', IDa�iO r . 76 ADT t D i X11 � - - 706 - BO:SE N += C`i eFS MERIDIAN �S o0 • 9 �oov LOCATION I-801N.$ SR -69 GAJ _ -MERIDIAN, IDAHO • 1-976 'ADT) - TREASURE VALLEY MALL _ /SD 0 2/000 NAMPA f n'°OJEC.TE.D ��FF/G N.ERIDIA.`' r. LOCATION _ L ' I -80N & SR -69 '✓ERIDIA.ti', IDAHO /97h ADT TREASURE :. VALLEY • MALL , . 20772 - _4e g NAM PA _ 3OISE. ko c - ri N,� 7.7 w TH PLUS Is REI_I1'!l;;ANY TRAFFIC STUDY FOR A PROPOSED RI_GI01A1_ SHOPPIIG CI-_NTI_R "F R I D I AN, IDAHO PREPARED FOR RI J. PIAHAS COSI PANY AND BR03 NAIRDT ASSOCIATES, INC. BY BARTON-ASCHMIAN ASSOCIATES, INC. SAN JOSE, CALIFORNIA 1,11'%RCH, 1977 I1 TABLE OF CONTENTS 1,' INTRODUCTION 2. SITE ACCESSIBILITY 3, PRELIMINARY DEVELOPMENT PLAN 4.. DIRECTIONS OF APPROACH .5. FUTURE TRAFFIC GENERATION 6, RECOMMENDED ROADWAY PLAN 7. SUMfIARY LIST OF FIGURES 1. Location of Proposed Land -Uses 2. Directions of Approach 3. Recommended Roadway'Plan LIST OF TABLES 1., Preliminary Development Program 2. Trip Generation 1 3 5 9 12 15 19 8 11 16 6 13 9 1. INTRODUCTION This report presents the findings and recommendations of a preliminary traffic study conducted for a regional shopping center and adjacent land - uses. The proposed development is located in the northeast quadrant of the -8 Meridian interchange on I0N in Meridian, Idaho, approximately six miles west of Boise, Idaho.. From a traffic planning viewpoint, three primary requirements must be satisfied: first, the site must be linked to the external roadways with adequate access, second, the impact of site traffic on through traffic using the external roadways should be minimized, and third, an efficient network of internal roads must'be designed to provide ease of movement once in the _ development. The studies undertaken in the conduct of this analysis included the following: 1. Collection of Data. This preliminary study included an examina- tion of information on existing and projected population and traffic volumes in the trade area; a field reconnaissance of the site and surrounding road network. 2. Analysis of -Directions of Approach (and Departure) of Site - Generated Vehicle Trips. The directions from which site generated traffic would approach and depart the proposed development were determined for three phases of development assuming a 1978-79 opening of Phase I. This analysis was based upon the market research done by Bordner Consultants and population forecasts prepared by The Idaho Statesman. 3. Traffic Generation Analysis.. The peak -.hour and average daily traffic volumes that would be generated by the proposed develop- ment were estimated on the basis of the proposed site plan (intensity and type of land -use) of the development. 4. Traffic Assignment. Utilizing the directions of approach and traffic generation analyses, traffic was assigned to the area road network. -1- r a 1. INTRODUCTION This report presents the findings and recommendations of a preliminary traffic study conducted for a regional shopping center and adjacent land - uses. The proposed development is located in the northeast quadrant of the -8 Meridian interchange on I0N in Meridian, Idaho, approximately six miles west of Boise, Idaho.. From a traffic planning viewpoint, three primary requirements must be satisfied: first, the site must be linked to the external roadways with adequate access, second, the impact of site traffic on through traffic using the external roadways should be minimized, and third, an efficient network of internal roads must'be designed to provide ease of movement once in the _ development. The studies undertaken in the conduct of this analysis included the following: 1. Collection of Data. This preliminary study included an examina- tion of information on existing and projected population and traffic volumes in the trade area; a field reconnaissance of the site and surrounding road network. 2. Analysis of -Directions of Approach (and Departure) of Site - Generated Vehicle Trips. The directions from which site generated traffic would approach and depart the proposed development were determined for three phases of development assuming a 1978-79 opening of Phase I. This analysis was based upon the market research done by Bordner Consultants and population forecasts prepared by The Idaho Statesman. 3. Traffic Generation Analysis.. The peak -.hour and average daily traffic volumes that would be generated by the proposed develop- ment were estimated on the basis of the proposed site plan (intensity and type of land -use) of the development. 4. Traffic Assignment. Utilizing the directions of approach and traffic generation analyses, traffic was assigned to the area road network. -1- 5. Recommendations. A recommended access system was formulated based upon the analyses. -2= - 2. SITE ACCESSIBILITY The proposed regional shopping center site is located in Meridian, Idaho, approximately six miles west of Boise, Idaho. The site is bounded by State Route 69 (SR69) on the west and I -80N on the south and covers approximately,.83 acres of land. In addition to the regional center site, this analysis includes the potential traffic impacts of the development of adjacent land to the north (48 acres) and to the east --'1136 acres) . . The major existing and proposed roadways which will serve traffic generated by the site are discussed below and are shown in Figure 1. Interstate 80N, which forms the south boundary of the site, is a four -lane limited access facility. The State Highway Depart- ment is planning to upgrade the interchange at Meridian by providing an on-ramp from northbound SR69 to eastbound I -80N in the southeast quadrant of the interchange. The closest interchanges to Meridian are six miles to the east at Boise and eight miles to the west at Nampa. The State plans to construct one or two interchanges between the Meridian interchange and the first Boise interchange. The most likely locations of these interchanges are at Eagle Road and at Cloverdale Road with theT7 4FIRTRa 4iIFInterchange the most likely to be constructed. However rLqm- 7.0f I'tle� nye-Ythan�e affpOI"s t� be ai:_"leas �r 4n ore nrob'ably ep _years_ away Thi .section o bbk� twe�ri &i an and Nampa wi 11 be resurfaced this summer. State Route 69 forms the west boundary of the site and provides north -south access to the site. SR69 extends from Eagle to Kuna and presently passes through downtown Meridian along East 1st Street. It is a two-lane facility except between Eagle Road and East 1st Street where it coincides with US30 and is a five -lane facility. The State hopes to reroute SR69 out of Meridian. Rather than following U530 to Meridian., the State plans to extend SR69 to I -80N along EAgle Road. This plan is contingent upon the construction of the interchange at Eagle Road. -3- Access to SR69 from the site is restricted to three points One is at the intersection of Meridian Street and East 1st Street. The second point is at the intersection of Gem Avenue and East 1st Street, adjacent to the irrigation ditch. The third falls in between these two, approximately 600 feet north of the Meridian Street/East 1st Street intersection. The access points may be shifted to some extent but it is not possible to obtain additional points. • The State plans to upgrade one signal in Meridian and add two additional signals along East 1st Street in the summer of 1977 or 1978. One signal will be located at the intersection of East 1st Street and Fairview Avenue and the -other at Franklin and East 1st Street. The Fairview Avenue intersection will also be upgraded to a full "T" intersection. The City of Meridian and the Ada County Highway District have reviewed the possibility of converting Meridian Street and 1st Street to a one-way pair. The State is reluctant to make such a change, however, as it wishes to remove SR69 from Meridian altogether rather than expand it within the City. The County Highway District may be willing to finance the Meridian Street leg of the one-way pair. However, no formal discussions have been made for the formation of such a one-way pair. U.S. Highway 30.provides east -west access to the site. It is a four and five -lane facility that extends from Boise to East 1st Street along Fairview Avenue. It then follows East 1st to Franklin and follows Franklin west of Meridian. US30 is located approximately 1.8 miles north of I -80N. No improvements are scheduled for US30 except for the intersection of East 1st and Fairview Avenue (channel- ization and signalization) and the signalization of East 1st Street and Franklin Road. FrankZin Road is a local two-lane east -west facility that extends from Boise through Meri-dian.' It has been upgraded to two wide lanes from Boise to Locust Grove Avenue. The Ada County Highway District plans to extend the upgrading westerly to Eagle Road within the next two years. Sometime in the future, the Highway District plans to upgrade Franklin through Meridian to a five -lane facility. However, ' no schedule has been made for such a project. -4- 3. PRELIMINARY DEVELOPMENT PROGRAM A preliminary development program for the regional shopping center site and for the adjacent lands to the north and east of the site has been prepared by Brown-Heldt Associates. The program, summarized in Table 1, will be used as -,the basis for this preliminary traffic study. The development program calls for a 1,150,000 square foot regional -�'5hopping center to be built in two phases. The initial phase of development would consist of a 1$0,000 square foot convenience/specialty center including a supermarket, large drug s store, junior department store and convenience shops. This center would be constructed immediately north of the regional shopping center site. — — Other land uses for the study area include commercial, office and residential as outlined in Table 1 and the location of the individual parcels is shown in Figure 1. 1 -5- a as o c 000cIo o c c o 0 G v CD o 0 U G U O Cr C, c O G C, O U O C O cD O V)G G O O G, O O O CJ O Co 0 O G O O n) v� c ll 1 1 oLn cn O u, cr1 M4 r� o N .--t N C ..o ri c -•i -, ri 00 c) ON UD C4 C14 cli C14 N ZD G G O O Cl O O O O O O O O Co O O Z O O 0 0 0 0 0 O O c O O O O O O O ¢ H O O O O O O O O O O O O O O O O Fr cm , cz r-1 .. co N 00 O ., OD N O N N .. �T O O 1 N N H OL W d • co O [� O -7 N � ID r� r` m .-4 ri r` ON v W r+ W GNr♦ r 1� %0 .-A N N N cn . •4 H E N. 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S. 3 0 FA/RViEWAVENUE L M 1 W P11,16AVENUE a O tc U.5.30 Q c::5 GEM AvE o C�) M 1 : O K 7' I Qr '� REGIONAL v1 E GEMTElZ LZ v � J N F O vl Z-80 N Oki OVERLAND OR. $' LOCArION OF PAzOPos8V L-ANO-U5F5 a _ _ �, 3ART0�4 ASCIi�::4ir' ACS,UCI/�:�;S. INC. ME8101AN, IDAHO FRA NKL/N ROAD 4 O J w 4. DIRECTIONS OF APPROACH For the regional shopping center component of the proposed development, the primary origins:(for inbound trips) and destinations (for outbound trips) will be determined by the location of the residences within the trade area. Thus, the population distribution within the trade area was the data base utilized for the directions of approach analysis. The trade area for the proposed regional center was based upon a market study conducted by Bordner Consultants. The primary trade area is comprised of Ada and Canyon Counties. The secondary trade area is com- prised of Adams, Boise, Elmore, Gem, Owyhee, Payette, Valley and Washington Counties in Idaho_and Malheur County in Oregon. A population forecast was prepared for 1980 using data provided by the market study and another — market report prepared by The Idaho Statesman. In addition to the shopping center, adjacent commercial, retail and office facilities have been proposed. The directions of approach for these land -uses are also functions of the population distribution within each of the respective areas of influence. For this study, it was assumed that the areas of influence for the office and additional retail and commercial land -uses would consist of the primary trade area of the shopping center. However, as the population of the secondary trade area is distributed similarily to the primary trade area, the direction of approach to the adjacent retail and office facilities would be the same as for the shopping center. Approximately 1,365 residential units at 18 units per acre are also .proposed. Residential directions of approach are based upon the distribu- tion of employment opportunities and thus the direction of approach for the residential -areas may be different than that for the retail and office. However, because the traffic that would be generated by the residential component of the development program would represent only 8% of the total traffic and since substantial employment opportunities are available both east and west of the site, .the directions of approach for the shopping center were assumed to be representative of all the land -use components in the proposed development. 1U The results of the directions of approach analysis is shown graphically in Figure 2. The analysis indicates that approximately8 of the patrons will approach the site from the es39-D. This includes the Boise metro- politan area, those cities east of Boise along I -80N and also the populated areas along SR69 to the north including Eagle. The patrons i west of the site will approach along I -80N and this will include Nampa, Caldwell and the remaining western portions of the trade area. Approximately CO. of the patrons will come from the immediate Meridian area and � will come from Kuria and the other areas south of I -80N along SR69. 0 -10- ��— BARTpN•ASCHf:1 AN ASS•CiC.l.il(:S. INC. FIGURE MER���AN,IDAHa J 5, FUTURE TRAFFIC GENERATION Site -generated peak -hour and average daily volumes (ADT) have been estimated for an average day and a design day. "Average day" traffic demands represent those conditions that .are likely to occur on a typical weekday while "design day* conditions are those that would occur on the ' 20 -30th highest day of the year. Only those days immediately prior to 1 Christmas would be expected to exceed the "design day" estimates. - The peak -hour traffic volumes associated with multi -use developments of this type generally occurs during the 4:00 p.m. - 6:00 p.m. time period since this is the time when the retail development traffic coincides with the evening work -to -home trip. The primary evening peak -hour movement is inbound for residential and outbound for the office and retail development. The factors which influence the quantity of traffic generated by a shopping center are the size of the development and the intensity of automobile use as the primary mode of travel. As there is no public transit in Meridian and inter -city transit is minimal it has been assumed no public transit will be used in travelling to and from the site. The amount of walk-in traffic has been assumed to be negligible in the early phases of development but as adjacent 14nds are developed, the potential for walk-in trade becomes much greater. a The development trip generation factors and associated generation I rates are shown in Table 2. Phase I The nye ncpi�-lv center would generate gflf ira a average _tda' dna , 6(3fl trips : �n a d Ssj g da: _ 1 Phase II They aeT q'the regional shopping center trouldgenera _e 2110 , trips on an average `day with almost 1,000 trips occurring dur16'g the -1 ate -"` afternoon peak -hour. This trip generation would be added to the Phase I generation described above to produce total site traffic generation. -12- Phase III For the final phase of development some trip generation rates have been discounted to account for trips occurring within the site itself (e.g. trips between the office complex and the banks or between the residential areas and the retail uses). This discounting technique avoids double -counting any trips to/from or within the site itself. The preliminary development program, if totally implemented, would result in approximately 70,000 trips per day to/from the site on an average day. -14- 6, RECOMMENDED ROADWAY PLAN The recommended roadway plan for the ultimate development of the entire site is shown in Figure 3. The location and configuration of the roadway system is based upon the need for 'adequate circulation within the site and adequate access to the site. The sizing of the roadway components (in terms of number of lanes) is based upon the results of preliminary traffic assign- ments and capacity calculations using the directions of approach and trip generation estimates described earlier in -the report. The roadway requirements, by development phase, are described below: Phase I For the .convenience/specialty center, two accessQInts_to SR69 should — berov�ded and r_ 'ate,�##;�3 c�fie c--rtr should b" con �.�.c�,pu3�i"=.�e Tev.e�oped as a fvro=line- �_ roauir the roadwaoutt of -the conven�ene denier srouldbe belts .its _ �11�tl.Rle�P:.-�HY`'.ant3tiCa:7ana A traffic signal at SR69 and the south roadway should be installed to provide access to the convenience/specialty center. Phase II Upon implementation of the first phase of the regional shopping center, the shopping center ring road should be completed and in order to balance flow to both the east and west. sides 'of the center, the easterjy ;port%on o'f' f the'.ro� `s ouT erld orthe:rly .to Falrv3eW ICyer u6. THt`-roa=dlray extension would follow a sewer line proposed by the City of Meridian and it would pass through the proposed Meridian Industrial Park (immediately north of Franklin Road). Discussions with the Meridian Industrial Park architect/ planner have already confirmed the feasibility of the proposed alignment. Traffic signals should be planned at this phase for the intersections of SR69 -- Meridian Street and Franklin Road -- easterly ring road extension. i U-5.30 m r-� 0 5161VAL 2 NUMBER of I A/VES EXS �STiNG ��� PHasEz **** PHA SE -Y ----- PHASE —}--r LOIV6 RAIVGE U. S, 3O FAIRVIEW AVENUE 4 O W W 2 . -1 z W >E Q *Z � W 4 � * I L � 1 ZI o * 2I 1 � FRA NKS/N RCAp z o3a4 4 JA zTER vi . OVERLAND OR. 4 O W W RECOMMEAlpEp 80APWAY FY -AAI .F'i'� -' FIGURE MERr.OIaN,IVAHOLF — - 3 -16- 2 . -1 z RECOMMEAlpEp 80APWAY FY -AAI .F'i'� -' FIGURE MERr.OIaN,IVAHOLF — - 3 -16- Phase II development will require capac� ,improv mepts at the SR69/I-80N interchange. TwoAzai--� i mps vri':11 b6-irr,-gin nortneast and sAutbwe_uadfa��� �t�f yihe nge. These improvements have beeniscusse`tai'ti tfie Mate Highway Department and the initial indication was that this type of change would be acceptable. In connection with the interchange improvements, a third northbound lane should be added to.SR69 between I -80N and Meridian Street. This new lane would serve as a right turn lane into the regional shopping center. Another interchange improvement that will be required either as a part. of Phase II or Phase III is the addition of a second lane on the loop in the southwest quadrant. The precise timing of this improvement will depend on the growth in the City of Meridian. The faster the City grows, the earlier the two-lane loop will be needed. Phase III. The ulitmate development of the entire site will likely occur over a number of years and therefore the staging of specific improvements will _.depend on land development patterns. Two east -west connections between So. Locust Grove Road and the easterly shopping center ring road should be developed .to distribute traffic within the site. So. Locust Grove Road itself should be made continuous between I -80N and Fairview Avenue as a two-lane facility. =Left -turn lanes should be provided at intersections and major land -use entrances and right-of-way f6r a five -lane roadway should be preserved in the event that development takes place along the east side of the street. The roadway north of the convenience/specialty center should be widened to its ultimate cross-section upon development of the offices north of the roadway. A signal at SR69 should also be installed upon expansion of the regional.shopping center. Long -Range na :'gin *rc " age "is bu Tt= a ag a ,_'t#�e Hca ci ty v .SRb9,.Uji-.1l -hav crease -six-= ani Du I d - be,,reqI re andeven s improvements` substarrtia.fi conest`ronyco�ld`be epectedl at -the - ON -interchange: --The ul timate--dev I-optrrent ¢f =alb three -phases of raWstmpl,y. :q ot be;adegt��te3y �eryed:`by only'flne� fr�eei-ior i-nterch"ange. T` ong-rdnge' pla-i s should alst� consider p_,frepya overpass �ir��o Locust �..,� _. W6ve 105 �. "?�iis overpass viotild`g��ie ra=ffic to/-fro`m ie"s�nth an-opportun�ty to avoid the.SR69/I-80N interchange. -17- i Detailed Desi4n It should be emphasized that the configuration of the roadway system in Figure 3 is only conceptual at this point. Likewise, the recommended number of lanes on each of the roadways could change slightly depending on specific land use. proposals and/or individual access plans. These cross-section modifications would most likely occur at approaches to signalized intersections. Detailed intersection capacity calculations have not yet been conducted .and therefore modifications could be expected. r 7. SUMMARY The study area under analysis in this report has the potential to be a major traffic generator if developed according to the p�-eliminary development program. mat'OD iris 'erg � day :W11, l travel io/from- and w thin the`area t a ;fu � develQpmerit and therefore.1t, is: mandatory iha the'site:-0wners and t7�e C�ty:Yof f�ler�dian begin now to worktov{ard . subr gr4na a ray ala ��`capYaf X4.-bf accommodatinge- projgcted - demands -The "major elements of this roadway plan are as follows: 1. Develop three signalized access points from SR69 to the site. 2. Develop a "ring road" around the regional shopping center. 3. Extend the easterly side of the ring road north to Fairview Avenue. 4. Increase the capacity of the SR69/I-80N interchange by pro- viding two-lane ramps. 5. Of -"` fly 's TI -V �n �- - ' a: Although the ideal 1oc'artdh=TOr--at least a partial interchange (half -diamond oriented to/from the east) would be at So. -.Locust Grove Road, the State Highway Department would presently not support this location. ��,"It app -th.� �heF�lQses�-yew �-�t�rc�ian.. a v�au a ai_r beiween 0 -19- 7. SUMMARY The study area under analysis in this report has the potential to be a major traffic generator if developed according to the p�-eliminary development program. mat'OD iris 'erg � day :W11, l travel io/from- and w thin the`area t a ;fu � develQpmerit and therefore.1t, is: mandatory iha the'site:-0wners and t7�e C�ty:Yof f�ler�dian begin now to worktov{ard . subr gr4na a ray ala ��`capYaf X4.-bf accommodatinge- projgcted - demands -The "major elements of this roadway plan are as follows: 1. Develop three signalized access points from SR69 to the site. 2. Develop a "ring road" around the regional shopping center. 3. Extend the easterly side of the ring road north to Fairview Avenue. 4. Increase the capacity of the SR69/I-80N interchange by pro- viding two-lane ramps. 5. Of -"` fly 's TI -V �n �- - ' a: Although the ideal 1oc'artdh=TOr--at least a partial interchange (half -diamond oriented to/from the east) would be at So. -.Locust Grove Road, the State Highway Department would presently not support this location. ��,"It app -th.� �heF�lQses�-yew �-�t�rc�ian.. a v�au a ai_r beiween 0 -19- e t JAMEs W. KisER ATTORNEY AT LAW 6000 FAIRVIEW AVE. (FAIRVIEW AT M N. VIEW DR.) BOISE. IDAHO 88706 208 876-8100 PRESS RELEASE FOR IMMEDIATE RELEASE Melvin Simon and Associates, the second largest shopping center developer in the United States, and the R.T. Nahas Company, the owner of the Regional Shopping Center Site in Meridian, Idaho, announced today that Melvin Simon, through SIMIDA Corporation, a wholly owned subsidiary, has acquired a 50% ownership in the Regional Shopping Center Site located at the corner of Meridian Road and Interstate 84. Both companies also announced the formal completion of their joint venture agreements for the development of a Regional Shopping Center and development of the adjoining periphery property. In a luncheon meeting with Grant Kingsford, Mayor of the City of Meridian, and Bob Giesler, Councilman for the City, Barry Lindsey, spokesman for Melvin Simon and Associates, stated that Melvin Simon and Associates was and remains fully committed to the development of a Regional Shopping Center at the Nahas site. He also stated that the Nahas property, in the opinion of Melvin Simon and Associates, is the only viable site f or the Regional Shopping Center to be developed in Treasure Valley. [Plxfl� � 7 Page 2 Ron Nahas, spokesman for the R.T. Nahas Company, in commenting on the transaction, stated that Melvin Simon's acquisition of 507 of the site shows the strength of Melvin Simon's commitment to the site and their belief that the Regional Shopping Center will be ;nquiries e oped on the Nahas property in Meridian, Idaho. S W. KISER orney for R.T. Nahas Company should be directed to: Ron Nahas R.T. Nahas Company 415-538-9600 Barry Lindsey Melvin Simon & Associates 317-263-7051 rA i d July 23, 1982 NEWS RELEASE By: Annette Hinrichs, Chairman Planning and Zoning Commission City of Meridian, Idaho There is considerable interest in shopping center sites at this time as a result of recent announcements. We are releasing a statement because we want to bring valley residents up-to-date on the deliberations of the Planning and Zoning Commission, regarding changes in the Comprehensive Plan and the Quong-Watkins annexation request. The Commission has held several public hearings and have conducted two public work sessions. Considerable input was received at the public hearings and has been supplemented by site evaluation packets furnished by the developers of both the Meridian Road and Eagle Road sites. In addition, the Commission received input from professional planners that have no interest in either Shopping Center Site. The Commission is now prepared to submit a new proposal for amendments to the Comprehensive Plan, hear the Quong-Watkins application for annexation, and con- duct the appropriate public hearings. Therefore, a hearing has been scheduled for August 12, 1982, at 8:00 P.M.., in the auditorium of Meridian Primary School, 48 W. State, Meridian. The rincipal Comprehensive Plan Changes proposed are: (1� Designating freeway interchanges as "Interchange Enterprise Areas". This designation will help the City capitalize on one of the major attractors of business and industry - Interstate 84 and interchanges within the City. Some of the proposed land uses within this area are: Regional Shopping Center, Technical Industrial Park - Vocational - Technical School and Service Commercial Enterprises. (2) Elimination of a part of the Southwest Urban Service Planning Area to eliminate low lands that would require sewer lift stations. (3) Move the eastern boundary of the Urban Service Planning Area east of Eagle Road to bring the Eagle Road interchange area and all of the Eastern In- dustrial Review Area within the boundaries of the Urban Service Planning Area. It is clear that City Governments cannot force Regional Shopping Center site locations. Rather, it is the duty of local planning and zoning commissions to select possible sites that meet the cities economic objectives. Therefore, it is imperative that the City of Meridian make all possible sites available so the major retailers have a choice. We believe the proposed plan changes meet that objective. We believe that proposed changes are fair to developers of both shopping center sites - ^ the Meridian location and the Eagle Road location. If either site is unable to develop a Regional Shopping Center, alternate uses will be available to maintain the economic viability of the site to protect investments in time and money and make them positive contributors to the City. A survey prior to the adoption of the comprehensive plan showed that 93% of those responding want Meridian to be a self-sufficient community and that 55% want a regional shopping center in Meridian. Therefore, it would be a violation of public trust if we don't take the positive action necessary to try to bring a Regional Shopping Center to Meridian and make it a self sufficient community. The proposals to be heard at the hearing on August 12th are intended to fulfill the mandate from the public. 11 r Honorable Joseph L. Glaisyer City of Meridian Councilmen 728 Meridian Street Meridian, Idaho 83642 APPLICATION TO AMEND THE COMPREHENSIVE PLAN, MERIDIAN, IDAHO, AS 00%IGINATED BY THE CITY PLANNING AND ZONING COMMISSION. The recommended amendements to the Comprehensive Plan are as follows: CHANE 140 to 1-84 Page 18 Eastern Industrial Review Area 1. Technical Industrial Review Area 1. Page 19 Western Industrial Review Area 1. Page 22 Mixed -Use Review Areas THE AREA !JEST) THE AREA EAST) --Three Times 7HE AREA WEST Page 23 Flixed-Use Areas Between 180N and Overland Road --Two times Page 23 Mixed -Use Review Area (Jest of Kuna-Meridien Road, North of I -BON and South of Waltman Lane Page 34 Top of page - second and third paragraph Page 35 Map - Arterial Transportation Concept Plan Page 36 Eastern Industrial Review Area a. Western Industrial Review Area a. Technical Industrial Review Area Page 41 11 . Page 59 Capital Improvements Program (CIP) Priority One: Priority Two: Priority Three: Page 74 Map - Meridian Community Planning Area Boundary Page: ' Recommended Amendments to the Comprehensive Plan, Meridian, ijaho Planning and zoning commission Page 15 Add the following before section titled: ECONOMIC POLICIES Add: Interchange Enterprises Meridian is encouraging the potential development of regional enterprises. These would include, but*not be limited to: a regional shopping center, technical industrial park, vocational technical school and service commercial enterprises. Such development would serve the region and help Meridian to achieve its goal of economic self-sufficiency. Page 13 Eastern Industrial Review .Area Add 2. It is the policy of Meridian to encouraje and promote the development of an overpass at the intersection of Locust Grove and 1-84 by the Idaho Department of Transportation Change 2. to 3• Change 3. to 4. Page 20 Regional Shopping Center Change to: Meridian is encouraging the potential development of a Regional Shopping Center within an Interchange Enterprise Area. It would have a significant impact on economic growth of Meridian toward the goal of economic self- sufficiency desired by the community. Page 23 MIXED-USE REVIEW AREA NEST OF KUNA-MERIDIAN ROAD, NORTH OF I -80N AND SOUTH OF WALTMAN LANE. Change to: This area is located in proximity to an Interchange Enterprise Area, is relatively level in topography and will have excellent access to a freeway interchange. Page 32 TRANSPORTATION Functional Definitions Change to: Principal Arterials - Cherry Lane/Fairview Franklin Eagle- South to Amity Highway 20/26 (Chinde6 �raFkl Kuna-Meridian road (Highway 69)(Sout o Overland- Kuna-Meridian Roadito the East Page 33 Minor Arterials - Ten Mile (between Cherry Lane & Overland) Overland - Ten Mile to Kuna-Meridian Road Linder - Highway 20/26 to Franklin Meridian Road - North of Fairview Ustick - Locust Grove - Fairview to Overland Page 3. `,recommended Amendments to the Comprehensive Plan, Meridian, Idaho Planning and Zoning Commission Page 33 (Continued) Collectors - Linder (Franklin to Freeway) Ten Mile (North of Cherry Lane) Black Cat Amity Cruber Meridian - Cherry Lane to Kuna- Meridian Raod East First (Fairview to Franklin) Locust Grove - North of Fairview Victory McMillan Pine - Ten Mile to Eagle Chateau - Ten Pile to Eagle Page 37 Move: CHERRY PLAZA and paragraph to No. 7. Move: NEIGHBORHOOD SHOPPING CENTERS and paragraph to No. 7. Move: OLD TOWN and paragraph to No. 7. Delete: REGINAL SHOPPING CENTER and paragraphs including No.'s 1. & 2. Page 38 Add: INTERCHANGE ENTERPRISE AREAS Interchange Enterprise Areas shall plan for the smooth and easy flow of traffic; lessening the impact on neighboring residential areas. Frontage roads, well planned parking with controlled access, and use of existing streets shall be carefully considered. Page 41 POLICIES (LIBRARY) Strike 1., 2., 3.a, 3.b,3.c, 4. Insert 1. Due to the anticipated growth within Urban Service Planning Area, the City of Meridian should encourage the Meridian Free Library District to expand services as needed. v CHERRY • i EXISTING MERIDIAPIN POLICY DIAGRAM SOUTH GATE a x UHINVEN BLVD. FAIRVIE.W AVE. PRONTAGE RD. . ,*IFI I- SON MI«c CRpEk OVERLAND RD. T F� MIXED USE PROPOSED ELEMENTARY SCHOOLS ■ ■■ ■i. COMMUNITY Urban Service Planning Area PROPOSED JUNIOR HIGH w <f�' NEIGHBORHOODS nnauuavu WATERWAYS & OPEN SPACE CORRIDORS w =RURAL RESIDENTIAL RESERVE (�o BIKE & PEDESTRIAN WAYS T TECHNICAL INDUSTRIAL REVIEW AREA *The Meridian Policy Diagram is, intended �T_W INDUSTRIAL REVIEW AREAS to meet the requirements of the 1975 Land REGIONAL SHOPPING CENTER Planning Act regarding a proposLed land use map. ® COMMUNITY SHOPPING CENTER JUNIOR & SENIOR HIGH SCHOOLS ELEMENTARYi°t�r�a}tf CHI; FRONTAGE RD ,�;OPOSED CHA - MERIDIAN POLICY DIAGRAM SOUTH a GATE low♦ me wa'sI D x CHINDEN BLVD. I FAIRVIEW AVE. 0 T r KLIN RD, GE RD. I- 80N CIPEER :AND RD. F� MIXED USE PROPOSED ELEMENTARY SCHOOLS � IrM a• COMIVIUNI'1 Y 11 rban Service Planning Area PROPOSED JUNIOR HIGH i NEIGHBORHOODS mojwiu WATERWAYS & OPEN SPACE CORRIDORS ws au4 RURAL RESIDENTIAL RESERVE i4ec BIKE & PEDESTRIAN WAYS T TECHNICAL INDUSTRIAL REVIEW AREA *The Meridian Policy Diagram is intended T`1A% INDUSTRIAL. REVIEW AREAS to meet the requirements of the 1975 Land INTERCHANGE ENTERPRISE AREA Planning Act regarding a proposed land :® COMMUNITY SHOPPING CENTER use map. JUNIOR & SENIOR HIGH SCHOOLS PROPOS90 MERIDIAN POLICY DIAGRAM 'i! �II)iED USE '-Aw-tw CO3MN1I.1NITY l"rb;m Serviet• planiilrng Area NEIGHBORHOODS RURAL RESIDENTIAL RESERVE T TECHNICAL INDUSTRIAL REVIEW AREA T—pW�� INDUSTRIAL REVIEW kREAS $�C>C INTERCHANGE ENTERPRISE AREA ® COMMUNITY SHOPPING CENTER JUNIOR & SENIOR HIGH SCHOOLS 44 F.FFEMFNTTATIV Si-,FTnnT.;: ' PROPOSED ELEMENTARY SCHOOL,; /\ PAOPOSED .JUNIOR HIGH nnnnaw WATERWAYS & OPEN SPACE. ;�)Itltllli)Rti (mo BIIKE & PEDESTRIAN WAYS *The.Meridian Policy.Diageam is intended to mEet the requirements of the 1975 Lan Plant mq Act regarding a proposed land use nap, IMPACT OF COMPREHENSIVE PLAN CHANGES TO ACCOMODATE RECENT AND PROPOSED ANNEXATIONS Prepared by: Meridian Planning and Zoning Commission With the designation of Eagle Road as the next interchange to by built by the Idaho Transportation Department, pressures to develop the area will only increase. Should the Regional Shopping Center not become a reality at the site there will be other presures for development. Meridian needs to be prepared to accept opportunities that would meet the goals of the Comprehensive Plan and the community to become an economically self-sufficient comntinity. TRANSPORTATION The removal of the southwestern areas from the urban service planning area would have little impact on transportation planning. The addition of land between Eagle Raod and Cloverdale from Fairview to Overland would have a significant affect on transportation planning. In order to handle the increased traffic flows generated by industrial and commercial development along Eagle Rioad,a freeway interchange is essential. The off and on ramps,frontage roads and streets within a development would have to be designed to fit the special needs of the type of development. Eagle Road from the freeway to Fairview and from the freeway to Amity would have to be widened. This would complement plans by Ada .County to designate Eagle Road a principal arterial and its designation as part of the State Highway system by the Idaho Transportation Department. Many of these concerns have already been addressed by the state agency because of the impact of the interchange. The city of Meridian and the Ada County Highway District would need to plan for improvements which will be necessary for Franklin Road, Overland Road and Locust Grove. Meridian would need to work with the State Transportation Department toward improvements on Meridian Road between Franklin and Overland, Improvement of the Meridian Interchange, and plans for an overpass at Locust Grove. Developers will provide any special needs required by their development such as signalization and access. d Page 2. Impact Of Comprehensive Plan Changes PUBLIC SERVICES. FACILITIES & UTILITIES WATER - The proposed M nexation will have a positive affect on water supply and prassure due to a well being dedicated to the city. SEWED. - The development at Eagle Road/1-34 Interchange will not create any greater impact than a center at any other location, except that some infiltration mayoccur because of trunk line extension between the Upland Property and the Interchange Enterprises Area site. The development of "residential" property south of the freeway which provides the "connecting link" to Eagle Road site is very futuristic and, therefore, will have negligible impact on sewer at this time. In addition, this property will probably develop as a "mixed use" area in accordance with the comprehensive plan, which will decrease the impact. POLICE - Land being annexed is primarily "open land" at this time. The initial impact will not be too great and will be offset by the donation of two police cars to the City. FIRE - The area in question is presently in the Fire District. It will, however, change from "Rural" to "City" designation. Therefore, the short term impact on the Fire District will not be significant. When the development is completed, the tax revenue and donations (facility and equipment) will offset any adverse impact to the city. OTHER - No significant impact. POPULATION As these two proposals offset each other in that they drop one Tech- noclogical Industrial Area and add another, the population impact will be negligible. ECONOMIC DEVELOPMENT The Planning and Zoning Commission is recommending two changes to the Meridian Policy Diagram. 1. Elimination of an area Soutwest of Meridian; It is our under- standing that his area is below the level of the existing sewer system and would require large expenditures by the City for lift stations and would be in conflict with current City policy. Considering current economic conditions and the limits on City budgets, is is unlikely that the City would be in a position to provide services to this area in the forseeable future. s Page 3 . Impact Of Comprehensive Plan Changes ECONOMIC DEVELOPMENT (continued) 2. The extension of the Meridian Policy Diagram to take in tho possible growth generated by the recent decision of the Idaho Stcii Highway Department to install an interchange at Eagle Road. The economic value to the city by the Treasure Valley Mall Proposal and the Quang-Wakins proposal: These projects,and in fact most large commercial, industrial and technical pro,,_�cts try to locate close to accesses to Interstate Highway systems. Therefore, it is the recommendation of Planning and Zoning that the Eagle Road Interchange should be in the Meridian Policy Area to afford the City of Meridian some voice and control in the development of this area. LAND USE SHORT TERM EFFECTS (0-3 YEARS) A dramatic immediate increase in land sales would occur, accompanied by requests for zoning classifications for supporting service com- mercial, high and medium industrial and neighborhood commercial land uses. Property values would increase dramatically, resulting in reduced property taxes paid by other property owners. 0% implementation prohibits City and/or County from receiving more that 5% increase in taxes each year.) Traffic would increase, resulting in more land being given over to streets and buffering land uses along the busy streets. Construction of first developments approved by changed plan and zoning classification. Decrease to total cessation of agricultural uses in immediate area. LONG TERM EFFECTS (3-10 ?EARS) Continued development of residential uses of all densities, neigh- borhood commercial and service commercial. Changed social patterns of existing low density residential occupants by increased traffic, greater accumulation of people of difl-ering SOC ial styles. Continued increase of traffic, noise and air pollution. Construction of schools, other supporting civic uses as population center moves east. Page 4. Impact of Comprehensive Plan Changes HOUSING With the abundance of residential building sites available in the Meridian area, a Mall or Interchange Enterprises, could only have a positive affect on housing. HAZARDOUS AREAS A Mali or Interchange Enterprise Area in the Meridian Planning Area would create nt) new hazards to the area other than what would be expected with the increase in traffic. SPECIAL ,AREAS As thereare no historical or scenic spots in these areas, no disruption would occur from this Mall or Interchange Enterprise Arca. NAIUR.AL RESOURCES The commission did not believe comment was necessary on Natural Resources. SOILS The proposed changes will have minimal affect on the Soils. RECREATION The proposed modification(s) to the plan and the annexation request will not significantly impact Recreation facilities. COMMUNITY DESIGN Including lands East of Eagle Raod between Fairview and Overland will allow Meridian to regulate growth in this area and through design review, guided by the standards in the Comprehensive Plan,insure an attractive entrance to the city. Development plans shall include plans for land- scaping, irrigation, screening.and siting to create aesthetically pleas- inq developments. OI J•U•B ENGINEERS, Inc. 250 South Beechwood Avenue, Suite 1 Boise, Idaho 83709 Telephone: (208) 376-7330 June 24, 1982 City Engineer City of Meridian 728 Meridian Street Meridian, Idaho 83642 Dear Sir: Our client, R. T. Nahas Company, requested information from you regarding the location of existing sewer and water utilities in relation to the property they own in Meridian. The plans provided show a 12" water stubout at the base of the Meridian water tank. They also show an 18" sewer line extending through the City park to the northernmost boundary of the Nahas property. While this line ends on the other side of Nine Mile Creek, it seems logical that this would be used to connect to the proposed development. A regional shopping mall is proposed to be built on this property. What Mr. Nahas requests at this time is a letter stating the City's willingness to serve this development with water and sewer utilities. Also, Mr. Nahas needs to know what requirements the City would have for hooking on to the 12" water stubout and if he will be required to add capacity to the system. I understand that there are probably some questions that need to be answered before definite details can be provided. However, to expedite the development, we do request a letter of willingness to serve at this time. If you have any questions, please feel free to call. Sincerely, n J - ENG,Z RS, Inc. J k R. Sn er, P.E. JRS:dm CC: R. T. Nahas Company Mr. Jack Snyder, P.E. J -U -B ENGINEERS, Inc. 250 South Beechwood Avenue Boise, Idaho 83709 Dear Mr. Snyder: June 30, 1982 Re: R.T. Nahas Development Regarding your letter dated June 24, 1982, Mayor Glaisyer has directed me to respond that the City of Meridian does, at this time, maintain a willingness to serve this development with domestic water and sanitary sewer service. As you point out, the City sewer and water lines are presently located quite close to the proposed development. You should be aware that City policy requires that developers extending water and sewer services to their development also make provisions to extend them through the development for future servicing of adjoining property. When you can provide some information to me regarding water and sewer loadings I will respond with hook-up charges and any requirements that may be necessary to assist the City system serve this development. Sincerely, CITA OF MERIDIAN Gary D. ith, P.E. City Engineer GDS: dm CC: Mayor & Council HUB OF TREASURE VALLEY A Good Place to Live LAWANALNEMANINLCity Clark CITY OF MERIDIAN A. M. KIESERT, Treasurer GRACOUNCILMEN NT P.KINGS ORD RICHARD D. NICHOLS, Chief of Police 728 Meridian Street BILL BREWER BRUCE D. STUART, Water Works Supt. RICHARD F. ORTON, JR. JOHN O. FITZGERALD, Attorney MERIDIAN, IDAHO RONALD R. TOLSMA ROGER WELKER, Fire Chief EARL WARD, Waste Water Supt. 83642 Phone 868.4433 ANNETTE C. HINRICHS Chairman Zoning & Planning JOSEPH L. GLAISYER Mayor Mr. Jack Snyder, P.E. J -U -B ENGINEERS, Inc. 250 South Beechwood Avenue Boise, Idaho 83709 Dear Mr. Snyder: June 30, 1982 Re: R.T. Nahas Development Regarding your letter dated June 24, 1982, Mayor Glaisyer has directed me to respond that the City of Meridian does, at this time, maintain a willingness to serve this development with domestic water and sanitary sewer service. As you point out, the City sewer and water lines are presently located quite close to the proposed development. You should be aware that City policy requires that developers extending water and sewer services to their development also make provisions to extend them through the development for future servicing of adjoining property. When you can provide some information to me regarding water and sewer loadings I will respond with hook-up charges and any requirements that may be necessary to assist the City system serve this development. Sincerely, CITA OF MERIDIAN Gary D. ith, P.E. City Engineer GDS: dm CC: Mayor & Council R. 1. NAHAS COMPANY w>94i REAL ESTATE DEVELOPERS AND INVESTORS Mr. Bill Brewer President Meridian Chamber P. 0. Box 557 Meridian, Idaho Dear Bill: of Commerce 83642 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 TELEPHONE (415) 538-9600 August 25, 1982 Following up on our conversation earlier this month, we would like to request a place on the Chamber agenda on September 28th for a presentation on the Treasure Valley Mall. Representatives of both the Nahas organization and the Simon organization will be present. We would like to use this opportunity to present our current plans for the Treasure Valley Mall and introduce the Simon organization to the community. We will also be available to answer questions from your membership. I would appreciate your confirming the time, date and location with me at your earliest convenience. C6rdia�ly,/ Ron RCN / ab CC: .Toe Glaisyer R. T. Nahas Barry Lindsey OFFICIALS LAWANA L. NIEMANN, City Clerk A. M. KIESERT, Treasurer RICHARD D. NICHOLS, Chief of Police BRUCE D. STUART, Water Works Supt. JOHN O. FITZGERALD, Attorney ROGER WELKER, Fire Chief EARL WARD, Waste Water Supt. HUB OF TREASURE. VALM' A Good Place to Live CI'T'Y OF MERIDIAN 728 Meridian Street MERIDIAN, IDAHO 83842 Phone 888.4433 JOSEPH L. GLAISYER July 2, 1982 Myer Mr. T. Barrett Lindsey Melvin Simon and Associates Merchants Plaza, P. 0. Box 7033 Indianapolis, Indiana 46207 Dear Mr. Lindsey: COUNCILMEN GRANT P. KINGSFORD BILL BREWER RICHARD F. ORTON, JR. RONALD R. TOLSMA ANNETTE C. HINRICHS Chairmen Zoning 6 Planning The City of Meridian adopted its Comprehensive Plan in 1978 in order to meet the requirements of the 1975 Land Use Planning Act of the State of Idaho. Within the Plan, Meridian is encouraging the potential development of a regional shopping center near the Meridian-Kuna Road Freeway Interchange. In accordance with the comprehensive plan, Meridian has zoned the Nahas property for the private development of over a million square feet of shopping center space providing a wide variety of retail enterprises and supporting commercial uses. It has been and continues to be the policy of the City of Meridian to encourage and support the development of a regional shopping center as the core commercial activity within Meridi'an's urban service planning area. There are no current efforts underway by the City of Meridian to alter the zoning or plan designation of this property at the Meridian-Kuna Road Interchange. Building permits for a proposed regional mall would be issued by the City of Meridian subject to your compliance with the Uniform Building Code and City and Fire and Safety Codes. All new developments, of course, ,must be required to connect to municipal water and sewer systems. The City of Meridian looks forward to working with Mr. Nahas and Melvin Simon and Associates towards thelultimate construction of a successful regional shopping mall. If I may be of assistance, please contact me at your convenience. Best personal regards, Joseph L. Glaisyer Mayor PROjECT_C.&�-7i-Ci -,--JOB NO DESIGNED CHECKED ITEM SHEET DATE DATE o — 1ZL alk-4rW" ZJ- C41CN C400 bo z�'a_ 0't�� c44� g4_e'L o , REAL ESTATE DEVELOPERS AND INVESTORS 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E `4 1 5) 5 3 8- 9 6 0 0 September 9, 1982 Mr. ,.Dick Williams 917 Storey Avenue Meridian, Idaho 83642 Dear Dick: Jim Kiser sent me copies of your letters to the Valley News. I am very proud of you and Joe. You have both demonstrated integrity and personal courage in a very difficult situation. Look forward to seeing you in the near future. RTN:rb tr cc : oe Glaisy er . . a ... Cordially, R. T. Nahas June 25, 1982 Mr. Joseph L. Glaisyer Mayor City of Meridian 728 Meridian Street Meridian, Idaho 83642 Dear Joe: Thank you for sending me your letter on June 21st. I think the Simons want to be assured that an application for rezoning will not be required. I have modified your letter just slightly. If it is still accurate and you feel comfortable with the modifications, I would appre- ciate your sending me a new one. Thanks a million for your help. Cord ally, o / r� Ron RCN /ab Enclosure 20630 PATIO DRIVE CASTRO VALLEY CA. 94546 / (415) 538-9600 P.O. BO> ;'57 GLENBROOK NEVADA 89413 i (702) 749-5292 e DRAFT Mr. T. Barrett Lindsey Melvin Simon & Assoc. Merchants Plaza, P. O. Box 7033 Indianapolis, Indiana 46207 Dear Mr. Lindsey: The City of Meridian adopted its Comprehensive Plan in 1978 in order to meet the requirements of the 1975 Land Use Planning Act of the State of Idaho. Within the Plan, Meridian is encouraging the potential development of a regional shopping center near the Meridian-Kuna Road Freeway Interchange. In accordance with the comprehensive plan, Meridian has zoned the Nahas property for the private development of over a million square feet of shopping center space providing a wide variety of retail enterprises and supporting commercial uses. It has been and con- tinues to be the policy of the City of Meridian to encourage and support the development of a regional shopping center as the core commercial activity within Meridian's urban service planning area. There are no current efforts underway by the City of Meridian to alter the zoning or plan designation of this property at the Meridian- Kuna Road Interchange. Building permits for a proposed regional mall would be issued by the City of Meridian subject to your compliance with the Uniform Building Code and City Fire and Safety Codes. All new developments, of course, must be required to connect to municipal water and sewer systems. The City of Meridian looks forward to working with Mr. Nahas and Melvin Simon and Associates towards the ultimate construction of a successful regional shopping mall. If I may be of assistance, please contact me at your convenience. Best personal regards. Joseph L. Glaisyer Mayor 0 250 South Beechwood Avenue, Suite 1 i J-oU-oB ENGINEERS, Inc. City Engineer City of Meridian 728 Meridian Street Meridian, Idaho 83642 Dear Sir: Boise, Idaho 83709 June 24, 1982 Telephone: (208) 376.7330 Our client, R. T. Nahas Company, requested information from you regarding the location of existing sewer and water utilities in relation to the property they own in Meridian. The plans provided show a 12" water stubout at the base of the Meridian water tank. They also show an 18" sewer line extending through the City park to the northernmost boundary of the Nahas property. While this line ends on the other side of Nine Mile Creek, it seems logical that this would be used to connect to the proposed development. A regional shopping mall is proposed to be built on this property. What Mr. Nahas requests at this time is a letter stating the City's willingness to serve this development with water and sewer utilities. Also, Mr. Nahas needs to know what requirements the City would have for hooking on to the 12" water stubout and if he will be required to add capacity to the system. I understand that there are probably some questions that need to be answered before definite details can be provided. However, to expedite the development, we do request a letter of willingness to serve at this time. If you have any questions, please feel free to call. Sincerely, J -� ENG, RS, Inc_ J gk R. Sn er, P.E. JRS:dm CC: R. T. Nahas Company u WT. NANAS COMPANY a4.>947 REAL ESTATE DEVELOPERS AND INVESTORS f� GOT 0 ,OCT OD 9980 E 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E (4 1 5) 5 3 8- 9 6 0 0 October 7, 1980 The Honorable Joseph Glaisyer Mayor of Meridian City Hall 728 Meridian Meridian, Idaho 83642 Dear Joe: I understand that there has been some comment made with respect to the authenticity of our proposal from Mervyns for the Meridian site. I admit that the personnel has changed and perhaps the policies since Mervin Morris sold his business to Dayton -Hudson. However, I am enclosing a copy of a self-explanatory letter from Mervin Morris expressing his interest in the site written a little over a year and one half ago so as to clear up any misunderstanding that might exist. Cordially, R. T. Nahas RTN:rb els, �%/�y�b� L'OEIG=✓S 25001 Industrial Blvd. Hayward, California 94545 (415] 785-8800 t; MERVIN G. MORRIS Chairman of the Board e February 14, 1979 Mr. Robert W. Nahas Robert T. Nahas Company 20630 Patio Drive Castro Valley, California 94546 Dear Bob: Re: Meridian, Idaho This is to advise you that Mervyn's would be interested in locating a 90,000 sq. ft. store in your proposed regional shopping center if at least two other major department stores and not less than 300,000 sq.ft. of mall shop space were built simultaneously with Mervyn's. It appears that there is a great need for a regional Shopping center to serve the Boise -Nampa section. Sincerely, MGM: hs cc: Mr. Lindley H. Miller, Jr. Dayton Fluds®r Properties 777 Nicollet Mall -Minneapolis, Minnesota 55402 September 22, 1980 Mr. Joseph L. Glaisyer, Mayor City of Meridian 728 Meridian Street Meridian, Idaho 83642 RE: Treasure Valley Mall Meridian, Idaho Dear Mayor Glaisyer: Last week I provided you and the other members of the Meridian City Council with a copy of an Impact Study prepared by Camiros, Ltd., addressing the impacts of a regional shopping mall in Meridian. The findings of that study uncovered two areas where I believe response is required. The study indicates that approximately $26,000 of additional operating costs will be attributed to the operation of Treasure Valley Mall. However, in ligii­. of the current tax situation throughout the state of Idaho, there does not appear to be any increase in the operating revenues for the City of Meridian. The net effect could be a $26,000 per year shortage in operating revenues for the City of Meridian. This situation was generated partially as a result of the referendum in 1977, along with House Bills #795 in 1978 and #166 in 1979, whic4,: collectively had the impact of freezing annual revenues used for operating expenses at the 1979 leve, (with the only exception being the possibility of a 4% increase if the property tax bevy in the tax- ing district becomes less than 1% of the market value.). So long as the effect of this legislation prevents an increase in the operating revenues for the City of Meridian, we propose that following the open- ing of the shopping center, we W11 make an annual donation of $26,000 to the City of Meridian to be spent as the city requires. Addition- ally, following the third full year of operation we will make an annual adjustment to this $26,000 figure based upon the percentage ` Mayor JosepOL. Glaisyer September 22, 1980 Page Two of change in the sales tax receipts reported to the State of Idaho. This adjustment would cover any increases attributable to inflation as well as to real growth, with the result that there should be no costs outstanding attributable to Treasure Valley Mall which are not covered in Meridian's budget. I'd reiterate that this donation would begin at the time the mall opens and vaould continue indefinitely for so long as the effect of the tax freeze on the operating revenues of the City of Meridian exists. Secondly, the Camiros report identified a perceptual shortcoming in the corridor for the transportation quarter through the downtown area along with the desire to see downtown improved and strengthened. We would propose that when the shopping center begins its design phase, we would join with the City of Meridian on a matching basis for a one or two year program which would employ t!e use of outside city planning or other consultant firms for a revitalization program of the downtown core along First Street from the freeway north to Cherry Lane. This program would identify potential revisions to the comprehensive plan which could be better utilized with the creation of a regional shopping center along with the transportation plan to improve traffic between the freeway and Cherry Lane. As a portion of this program, we would anticipate that the use of consultants would also help in soliciting funding for the entire project with the idea that the planning and construction would somewhat dovetail with the same phases of the shopping center so that all of it comes on line at about the same time. 9 I recognize there is no statutory requirement for either of these offers, however it is our belief that becoming a part of the community of Meridian, entails some obligations on our part so that we can collectively work for the betterment of the area. _t is a reasonable and orudent course for all of us to follow. If you have any comments or questions on this offer, please feel free to call on me. We look forwa-d. to working with you and the City for 1 successful construction and operation of Treasure Valley Mall. s� Yours ver trul Christop M. Raphael Project Director CMR/cjw Mayor Joseph L. Glaisyer September 2-2, 1980 Page Three cc: Jerry Amundson Dick Brewer Richard Horton Grant Kingsford Robert T. Nahas Richard Will"ams (City Council) (City Council) (City Council) (City Council) R. T. NAHAS C0MPANY REAL ESTATE DEVELOPERS AND INVESTORS 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E (4 1 S) S 3 8- 9 6 0 0 August 4, 1978 Mr. Steven W. Hosac 2128 North Cole Road Boise, Idaho 83704 Dear Mr. Hosac: Please find enclosed a set of full scale plans for Treasure Valley Mall. It looks as though the route that you proposed for your water and sewer line will not be in conflict with our development. We would like to investigate the possibility of cooperating with you on these lines so that they can be sized to meet the demands of our center. I will be contacting our engineer to see if we can determine at this point what our water and sewer requirements will be. If it looks as though we will be able to make this determination at this point, I will contact you and set up a mutually con- venient time to meet and go over the plans. C Robert W. Nahas RWN:hm Encl. 0/1 re STEVEN W. HOSAC/670n:iAtin9 6ulf AgInEEt 2128 NORTH COLE ROAD • BOISE, IDAHO 83704 • PHONE (2081375-7100 31 July 1978 The Honorable Don M. Storey, ' Mayor of the City of Meridian 728 Meridian Street Meridian, Idaho 83642 +. Subject: Meridian Central Utilities Extension Meridian Greens Development Dear Mr. Mayor; As per your request we are pleased to present herewith this letter outlining the results and recommendations derived from our study of two possible utility routes to the Meridian Greens Development. Following is an outline of the technical data, construction costs, and our opinions for each route.; I. Section Line Route Beginning Near Meridian Water Tower -a) The existing 18 -inch diameter line as constructed under EDA Phase III Interceptor Sewer Line Project has the capability to handle wastewater flows from approximately 2,430 acres or 3.8 full sections of land developed at:I an average density of 3.5 dwelling units per acre. �k, b) Extension of the sewer trunk line from near the water tower would involve approximately 2,000 feet of 18, -inch. pipe., 1,460 feet of 15 -inch pipe and 1,360 feet of 10- f inch pipe for a total distance of 4,820 lineal feet. I•.; c) The total estimated construction cost for extending the sewer line along this route is $106,000.00 d) This route location would provide both the' Eirbt a.nd second phases of Meridian Greens with gravity flow sewers. The third and fourth phases would require a small interium lift station if these phases were to be served by this line. However, this interium lift station would be located such that when the trunk line is extended up Tenmile Creek, the last two phases would then gravity. flow down the Tenmile line and the lift station would be eliminated. It is likely that by the time phases three u and four are constructed, that the Tenmile line would be extended thus completely eliminating the need for the interium lift station. F The Honorable Don M�Storey -2-31 July197r'�' r � t. e) This route would provide sewer and water along a public " z street through the proposed regional shopping center area. This cannot help but provide some additional"r incentive -for the shopping center and/or other commercial type business to locate in this highly desirable area. .> It would be a positive step, even if only a small one, towards encouraging the regional shopping center and 6w' associated commercial enterprises to move ahead with hr :; their plans. f) The water trunk line will have to be extended along this same route regardless of which route is finally " required for the sewer. If the sewer is allowed along`i this route, common rights-of-way and easements would«.! serve both lines. Additionally both lines would cross x under Interstate 80 at basically the same location. l g) Extension along this route would probably foster joint participation of costs with several other interested parties. < II. Tenmile Creek Route a) The existing 21 -inch diameter line as constructed under the EDA Phase III Interceptor Sewer Line Project currently x'z! empties into a smaller existing 15 -inch diameter trunk line. Thus along this route we -would be required to install a 21 -inch line which presently will.have only the capacity of a 15 -inch line. In order for the new 21 -inch line to carry its full capacity an additional] 6,600 feet of 15 -inch line would have to be extended west to Tenmile Road with a major lift station at this point then 4,500 feet of pressure line north along Tenmile Road to Cherry Lane. It will likely be many y{, years before this latter line would ever be installed. ?r"4 Fri In summary, the route along Tenmile Creek will provide'' significantly less capacity at this time then the route from the water tower. b) Extension of the sewer trunk line along Tenmile Creek would involve approximately 4,630 feet of 21 -inch f pipe and 2,250 feet of 15 -inch pipe for a total distance of 7,960 feet. This is a total of 3,140 feet longer than the route from the water tower."Y c) The total estimated construction cost for the Tenmile 6 route is $211,000.00. A total of $105,000.00 more than {s' the route from the.. water tower. ,. d) This route would provide gravity flow sewer for all of the Meridian Greens Project. However, as pointed out in "a" >n,a above, before full capacity could be achieved in this line a total of 11,100 feet of new line, a portion of which would be pressure line with a major lift station would have to be extended west to Tenmile Road and north' along Tenmile Road to Cherry Lane. The Honorable Doo- Storey -3- e) This route would not benefit th area in any way. f) This route would require acquis or easements along Tenmile Cree well as acquisition of rights -o the water tower (for the water) As pointed out previously, if b extended from near the water to easement would be utilized. ,g) Extension of sewer along this r have the same potential for joi as the route from the water tow Both of these routes have been dis Engineering, Inc., the City Engineers f concurs with our recommendation of the from the water tower. The 4 Section Li tower is less expensive, holds high pot pation, is much shorter, rights-of-way/ and sewer and will benefit the proposed In addition, this route will handle grea a crossing under Interstate 80 for both same general location. It is the opinion of this firm, be allowed to extend the sewer trunk trunk line from near the water tower the Meridian Greens Development. MLM/jam cc: Marvin Bodine, Councilman Joseph Glaiser, Councilman Grant Kingsford, Councilman Richard Williams, Councilman \Harold Cox, City Clerk Sumner Johnson, City Engineer Norman G. Fuller, Owner H. Glen Scott, Owner the lin al o 49 3 July e regional shopping center, ition of rights-of-way k ( for the sewer) as t f -way or easements from c oth water and sewer were wer a common right-of-way/, oute does not appear to nt participation in cost er. cussed with J.U.B. or Meridian. J.U.B. Section Line Route ie Route from the water ential for joint partici- easements for both water regional shopping center. ter capacity and allows !^ sewer and water at the, t the developer should e along with the water ng the 34- Section'Line to 0S' a ely, ,. i even W. Hosac i a le ,4u� al 0 R.T. NAHAS COMPANY e6w1947 REAL ESTATE DEVELOPERS AND INVESTORS Mayor Don Storey Mayor of Meridian Meridian City Hall Meridian, Idaho Dear Don: 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 TELEPHONE (41 5) 53 ®-9600 July 18, 1978 I enjoyed chatting with you today and pursuant to that con- versation please find enclosed a copy of a letter that I received from Mr. Terrel. I would very much appreciate it if the City of Meridian would represent us in this matter with the Pollution Control people. I am somewhat confused, frankly, as to why there would be any question at all about that site. I will keep you posted on our leasing progress. Give my regards to everyone. Cordially, . T. Nahas RTN : hm tkHOTIE 01F IDISTA AND W:ELYARE July 10, 1978 o TO: Distribution FROM: Doss.R. Terrel SUBJECT: 1978-79 Carbon Monoxide Study DIVISION OF ENVIRONMENT Statehouse Boise, Idaho 83720 801 Reserve Street I . y , The Division of Environment will be conducting a study this fall and winter season of carbon monoxide and hydrocarbon air pollution in Ada and Canyon Counties. At the present time, the study plan is only in conceptual form. We are seeking the comments and suggestions of potentally-interested citizens and officials before we finalize the study plan. The goals of the study are to: 1. Improve our understanding of the.carbon monoxide situation in the Boise bench neighborhoods. 2. Determine what the carbon monoxide situation is in the Nampa and Caldwell areas. 3. Determine the actual impact of a typical parking structure on adjacent area air quality. (The new state garage in Boise is being considered.) 4. Determine "before" background carbon monoxide lev_:ls at two proposed shopping mall sites (Cole -Franklin and Meridian) and Boise's Southeast Corridor area. 5. Determine the actual impact of a shopping mall (Karcher Mall) on adjacent area air quality. 6. Clarify the hydrocarbon situation in Boise, Nampa; and Caldwell. The study will encompass four bench sites, two Nampa sites, two Caldwell sites, one parking structure site, one site at each proposed shopping mail site, one site in the Southeast Corridor area, and three sites in the Karcher Mall area. Carbon monoxide, meteorological parameters, and traffic counts will be monitored for a minimum of one month -at each of these sites. In addition, four permanent carbon monoxide monitoring sites in Boise will collect data continuously throughout the study period. Hydro- carbons will be monitored for a minimum of one week at twelve of the carbon monoxide sites. The actual monitoring locations have not been determined, but they will.meet U.S. Environmental Protection Agency siting criteria. The equipment to l -:sed for the study will consist of four mobile carbon monoxide,meteorb.-gical,and traffic count monitoring units, one EQUAL OPPORTUNITY EMPLOYER Distribution -2- July 10, 1978 mobile hydrocarbon monitor, and auxilliary equipment. The study is tentatively scheduled for the period November - February, although moni- toring at the parking structure may start earlier. Since we need to complete the plan of study early enough to allow timely completion of numerous logistical details, we would appreciate receiving your input within the next two weeks. Please call Jim Runsvold or me at 384-3823 if you desire additional information or explanation. Doss R. Terrel Environmental Qualit, Specialist DRT/mg 0 Distribution List City of Caldwell Mayor Robert E. Pasley 704 Blaine Street Caldwell, ID 83605 City of Nampa Mayor Ernest E. Starr 203 12th Avenue South Nampa, ID 83651 City of Meridian Mayor Don M. Storey 728 Meridian Street Meridian, ID 83642 City -of Boise Mayor Richard R. Eardley 150 N. Capitol Blvd. Boise, ID 83702 Lee Hatch Highway Department 3311 W. State Street Boise, Idaho 83702 Ada County Commissioners Office Chairman, Linda Lund Davis 525 W. Jefferson Street Boise, Idaho 83702 Canyon County Commissioners Office Chairman, Earl Giles 715 Albany Street Caldwell, Idaho 83605 John Pfander EPA 422 W. Washington Boise, ID 83702 Bill Wood Southwest District Health Department P.O. Box 489 Caldwell, ID 83605 Jim Jenkins Central District Health Department 1415 N. Orchard Boise, ID 83705 0 July 12, 1978 Tan Payne Building Services STATEHOUSE MAIL Boise, Idaho 83702 Kenneth Hall, Administrator Division of Public Works Dept. of Administration Rm 145 650 W. State Boise, Idaho 83720 Daum Continental (Owner of Karcher Mall) Box 9 Nampa, Idaho 83651 Theo M. Murdock, Director DHW Region IV 600 North Curtis Road Boise, Idaho 83720 Dennis Schaffner Ada County Highway. District 318 E 32nd Boise, Idaho 83703 Theron Rust Boise Redevelopment Agency 711 W. Bannock Boise, Idaho 83702 Bill Sacht District Engineer Idaho Transportation Department P.O. Box 7129 Boise, Idaho 83707 Mike Silva, Chairman Ada Planning Association 150 N. Capitol Blvd Boise, Idaho 83702 Cliff Clark Ada Planning Association 150 N. Capitol Blvd Boise, Idaho 83702 Mr. R. Nahas (Meridian Mall) 20630 Patio Drive Castro Valley, Calif. 94546 Hahn -Newman (Franklin -Cole Mall) 200 Continental Blvd El Segundo, Calif. 90245 s R.T. NAHAS COMPANY cw>94i REAL ESTATE DEVELOPERS AND INVESTORS Mayor Donald M. Storey City of Meridian 728 Meridian Street Meridian, Idaho 83642 Dear Don: 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E (4 1 5) 5 3 8- 9 6 0 0 April 20, 1978 Thank you so much for your kind letter of April 18th which was hand delivered to me by Don Sharp. I had an excellent visit with Mr. Sharp and also enjoyed a telephone conversation with Dick Williams. I told them both that I would be de- lighted to meet with you and the City Countil and the Members of the Planning and Zoning Commission at any convenient time during the week of May 8th when I intend to be in Idaho. I am very much impressed with the progress that Meridian is making under your leadership. It will become a well balanced community for both the people who work there, and the people who live there. I hope that we can become an integral and important part of that community. Cordi ly R. T. Nahas RTN:hm R.Y. NAHAS COMPANY a4w1va7 REAL ESTATE DEVELOPERS AND INVESTORS 20630 NATIO DRIVE GASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E (4 1 5) 5 3 8- 9 6 0 0 April 20, 1978 Mr. Willard Rowley, Chairman City of Meridian 728 Meridian Street Meridian, Idaho 83642 Dear Mr. Rowley: Thank you so much for your letter of April 18th, which was hand delivered by Don Sharp with whom I had a very enjoyable visit. I am very much impressed with all of the progress that Meridian is making toward the development of a well balanced City, both from the standpoint of employment and living conditions. In addition to my visit with Mr. Sharp, I had an interesting telephone conversation with Dick Williams of your City Council. I would be happy to meet with you and your Planning and Zoning Commission and also the City Council at any convenient time during the week of May 8th when I will be in Idaho. Mr. Sharp said that he would take the initiative in working out a mutually convenient time. Thanks once again for your help and interest and I look forward to seeing all of you. Cordially, R. T. Nahas RTN:hm a R.T. NAHAS COMPANY�>9�r REAL ESTATE DEVELOPE':S AND INVESTORS Mayor Don Storey c/o Storey Feed & Seed Co. 502 E. 1 Meridian, Idaho Dear Don: 0 20630 PATIO ®RIVE CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E (4 1 5) 5 3 8- 9 6 0 0 October 22, 1976 Re: Treasure Valley Square We have received a request for information on Treasure Valley Square from a Terry Myers, representing the Idaho Conservation League. They indicated that this was in connection with a land use inventory and forecast for the Boise -Meridian area that they were doing. Prior to releasing any detailed information to them, we would like to know something about who this group is and what their goals and purposes truly are. In this regard, I would appreciate hearing from you as to any knowledge you might have of the Idaho Conservation League. Best personal regards, LG/bgg STATE OF' IDAHO • JOHN V.EVANS GOVERNOR IDAHO TRANSPORTATION BOARD CARL C. MOORE -CHAIRMAN LLOYD F. BARRON-VICE CHAIRMAN ROY I. STROSCHEIN - MEMBER DARRELL V MANNING DIRECTOR Mr. Alfred J. Nelson Dayton Hudson Properties 777 Nicollet Mall Minneapolis, Minn. 55402 Dear Mr. Nelson: 01 S C SEP g 198Q DIVISION OF HIGHWAYS G. KEITH GREEN, P.E., ADMINISTRATOR TRANSPORTATION DEPARTMENT Reply to: DISTRICT 3 DIVISION OF HIGHWAYS P.O. BOX 8028 BOISE, IDAHO 83707 PHONE (208)334-2974 4 September .1980 This letter is regarding the proposed Treasure Valley Regional Shopping Center in Meridian, Idaho. Your proposal for a free running right turn from the I-84 ramp terminal is feasible. However, it will require widening the ramp for an additional lane, modification of the ramp terminal and the addition of a northbound lane on SH 69. Funding for the modification may require participation by your or- ganization. A review of the deeds for the purchase of the control of access along SH 69 shows only two approaches south of the eight mile canal. The southerly one of these approaches. is restricted to a field or farm use. The question of access should be cleared up at your first convenience. The Preliminary Traffic Study that we have is dated March 1977. It is requested that your latest or final traffic study be made available for review by the Idaho Division of Highways.. It is also suggested that a copy be sent to the Ada County Highway District. The Highway District has jurisdiction over all streets and highways in Ada County except the State Highway System. Your proposed regional shopping center will have a major impact on both the State and local highway systems. It is suggested that you and your engineering and traffic consultants meet with the Idaho Division of Highways, Ada County Highway District and City of Meridian personnel to discuss potential.problems and scheduling. pms lk Clugfl IO Ck ie SAFE r Sincerely, a3. r ' B. E. SESSIONS, P. E. District Engineer TRAMPORUMM NEMS PROGRESS EQUAL OPPORTUNITY EMPLOYER • HUB OF TREASURE VALLEY June 25, 1980 Mr. Murray Michael Department of Health and Welfare Air Quality Bureau 450 W. State St. Boise, ID 83720 Dear Mr. Michael: Please be informed I am in full support of Mr. R. T. Nahas request for a parking permit to be issued for the Treasure Valley Mall. The issuance of this permit is most vital to the community of Meridian. If I am of assistance to you in granting this permit, please advise me and I will give you all the cooperation possible;, St Orsonal r Bards, c. sep L. Glaisyer vor JLG/mb COUNCILMEN RICHARD C. WILLIAMS GRANT P. KINGSFORD BILL BREWER RICHARD F.ORTON, JR. DONALD L. SHARP Chairman Zoning 6 Planning A Good Place to Live OFFICIALS CIT ERI1�./�' N LA WANA L. NIEMANN, City Clerk Ali .tis A. M. KIESERT, Treasurer 728 Meridian Street ROGER SHERWIN, Chlof of Police BRUCE D. STUART, Water Works Supt. MERIDIAN, IDAHO JOHN O. FITZGERALD, Attorney 83642 ROGER WELKER, Fire Chief Phone 888-4433 EARL WARD, Waste Water Supt. JOSEPH L. GLAISYER Mayor June 25, 1980 Mr. Murray Michael Department of Health and Welfare Air Quality Bureau 450 W. State St. Boise, ID 83720 Dear Mr. Michael: Please be informed I am in full support of Mr. R. T. Nahas request for a parking permit to be issued for the Treasure Valley Mall. The issuance of this permit is most vital to the community of Meridian. If I am of assistance to you in granting this permit, please advise me and I will give you all the cooperation possible;, St Orsonal r Bards, c. sep L. Glaisyer vor JLG/mb COUNCILMEN RICHARD C. WILLIAMS GRANT P. KINGSFORD BILL BREWER RICHARD F.ORTON, JR. DONALD L. SHARP Chairman Zoning 6 Planning U R.T. NAHAS COMPANY c ..d194i REAL ESTATE DEVELOPERS AND INVESTORS 20630 PATIO DRIVE GASTRO VALLEY, CALIFORNIA 94546 T E L E P H 0 N E (4 1 5) 5 3 8 9 6 0 0 June 3, 1980 The Honorable Joseph L.Glaisyer Mayor of Meridian City Hall 728 Meridian Meridian, Idaho 83642 Dear Joe: Thank you so very much for your kind letter of May 29. It gives us great comfort to know that you are now in a position to explain some of the complexities involved in a project of this size to the other council members and to the citizens of Meridian. Communication is so difficult when both sides have not been exposed to the realities. I am enclosing a copy of a letter which I sent to James Warmington in order to complete your file. I have received no reply as yet. We enjoyed our visit with the Meridian Chamber of Commerce and with you and the other members of the council afterwards. Cordially, R. T. Nahas RTN:rb n LJ R.T. NAHAS COMPANY a4 -X947 REAL ESTATE DEVELOPERS AND INVESTORS 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E �4 1 5) 5 3 8- 9 6 0 0 May 9, 1980 Mr. James Warmington 1641 Langley Irvine, Ca 92714 RE: Idaho Regional Shopping Center Site Dear Mr. Warmington: I learned through the Wells Fargo Bank of your association with Mr. Paul Quong of Quong and Watkins. Mr. Quong has been active, as you know, in Idaho, seeking approval for another regional shopping center site approximately one mile from our 107 acres of commercially zoned property which we have been working on for seven years to develop into a regional center. There is nothing wrong with honest competition, and I can appreciate Mr. Quong's attachment to Idaho, as I understand he grew up there. It has come to my attention, however, from several sources, that he is seeking to block our development by raising issues with governmental agencies such as the Division of Environment, alleging that our existing interchange, which is the main street in the City of Meridian, would produce more automobile emissions than one located at your potential site. In the thirty-three years that I have been in the development business, I have never opposed another developer's plans for a competitive project before a governmental agency. In my view what Mr. Quong is doing is unethical; and as a man with your excellent reputation, I assumed that you would want to be aware of it. I would be happy to discuss this matter with you or Mr. Quong if you feel it is necessary. Very truly yours, R. T..Nahas RTN:rb 0 Sent City map with zoning 5-8-80 to: Allan Shepard Metropolitan Life Insurance Co. 2855 Campus Dr. San Mateo, CA 94403 9 APR 1 ,9"980 P.T. NAHAS COMPANY w>947 REAL ESTATE DEVELOPERS AND INVESTORS 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E k4 1 5) S 3 8- 9 6 0 0 April 14, 1980 Honorable Joe Glaisyer Mayor of Meridian Meridian, Idaho 83642 Dear Joe: Thank you so much for your very kind and thoughtful letter. You may be sure that Meridian's continued faith in our company will not go unappreciated. I assume Ron has been in touch with you with respect to attending one or more of the interviews with major tenants. We will all continue to work hard to obtain the necessary commitments. Please give my best regards to all the members of the council and tell them how much I appreciated the opportunity to exchange ideas over such a pleasant dinner. Cordially, R. T. Nahas RTN:rb 0 R.T. MAMAS COMPANY e4,. >,9.u7 REAL ESTATE DEVELOPERS AND INVESTORS 20630 PATIO DRIVE CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E (4 1 5) 5 3 8- 9 6 0 0 February 20, 1980 Mayor Joseph L. Glaisyer City Hall 728 Meridian Meridian, Idaho 83642 Dear Ma o y' lLsyer: Recently,I had brought to my attention the report prepared by Mr. Jeffrey L. Lamy, President of Business Economics, Inc. of Portland, Oregon. In a report entitled,"Economic Planning Study for the City of Meridian", he expresses the opinion that we are holding our 107 acre regional shopping center site,"in a land bank stance for distant future development or sale". Mr. Lamy never spoke to me or,to my knowledge, to anyone connected with this property who is in a position to know what our intentions are. As I told you recently in a telephone conversation, we are diligently continuing to pursue major retail tenants in order to make a regional shopping center a reality for Meridian. Jerry Amundson of the Dayton -Hudson Company has prepared a new market brochure on the property and is contacting major retailers in the hope of acquiring two additional department stores to add to the one that we already have. If you or any members of the City Council ever have any questions as to what our intentions are with respect to this property, please do not hesitate to call or write. Best wishes for your continued success. Cordially, R. T. Nahas RTN:rb Co A4 slDR v. i'®& y/ e i I HUB OF TREASURE VALLEY. A Good Place to Live OFFICIALS ARTY OF MERIDIAN HERALD J. COX. CITY CLERK. F. o. 728 Meridian Street HELEN RYKER. TREASURER MERIDIAN, IDAHO S. L. 'SID' SPATH, CHIEF OF POLICE 83642 BRUCE D. STUART, WORK SUPT Phone 883.4433 JOHN O. FITZGERALD. ATTORNEY DON M. STOREY ROGER WELKER. FIRE CHIEF Mayor April 18, 1978 R. T. Nahas 20630 Patio Drive Castro Valley, Calif, 94.546 Dear Mir, R. T. ;lahas: COUNCILMEN JOHN R. NAVARRO WAYNE D. SKIVER MARVIN R. BODINE KENNETH W. RASMUSSEN HERALD J. COX, TRAFFIC BUREAU SEC. ZONING & PLANNING As chairman and on behalf of the Meridian Planning and Zoning Commission, I wish to express our vital interest in your intention to locate a regional shopping center complex within the City of Meridian. In an effort to encourage businesses to Meridian, we have placed your proposed complex foremost in our planning efforts. Such is and has been reflected in our following concerns and interests: mz 1. the newly -constructed water tower which is adjacent to your property, 21 the design of a transportation system which would -facilitate movement to and from the shopping center; 3o an expressed interest in the frontage road that would ran along the I-80 Freeway from your property to Locust Road or possibly to Eagle Road; 4e an interest in an additional' exit and access clover -leaf at the intersection of Eagle Road and I-80 Freeway; 5. an interest in making policy provisions for the development of a supporting commercial area adjacent to your property and contiguous with the Meridian Road, I-80 Freeway interchange; 6, consideration of a subdivision to the south of I-80 Freeway which hai a private golf course, We underscore the Mayoras invitation to you to come and visit with us so that you might become more aware of our Comprehensive Planning intentions, First-hand communications at this time mould be very beneficial, so that we might be of assistance to you regarding your plans, timetables, and committments and that you might know of our intentions as per our planning efforts. Your earliest availability for a visit would be appreciated. Sincerely, rf Millard Rowley, Chairman Meridian Planning and Zoning Commission WR: AC: ln r PROPOSED LETTER TO MR. R. T. NAHAS FROM THE MERIDIAN PLANNING AND ZONING COMMISSION R. T. Nahas Address Town Dear Mr. R. T. Nahas: As chairman and on behalf of the Meridian Planning and Zoning Commission, I wish to express our vital interest in your intention to locate a regional shopping center complex within the City of Meridian. In an effort to encourage businesses to Meridian, we have placed your proposed complex foremost in our planning efforts. Such is and has been reflected in our following concerns and interests: I. The newely-constructed water tower which is adjacent -to your property; Z. the degign of a transportation system which would facilitate movement to and from the shopping center; 3. an expressed interest in the frontage road that would run along the I-80 freeway from your property to Locust Road or possibly to Eagle Road; 4. an interest in an additional exit and access clover -leaf at the intersection of Eagle Road and I-80 freeway; 5. an interest in making policy provisions for the development of a supporting commercial area adjacent to your property and contiguous with the Meridian Road, I-80 freeway inter- change, 6. consideration of a subdivision to the south of I-80 freeway which has a private golf course. We underscore the Mayor's invitation to you to come and visit with us so that you might become more aware of our Comprehensive Planning in- tentions. First-hand communications at this time would be very beneficial, so that we -might be of assistance to you regarding your plans, time- tables, and committtnents and that you might know of our intentions as per our planning efforts. Your earliest availability for a visit would be appreciated.. Sincerely, Willard Rowley, Chairman Meridian Planning and Zoning Commission AC: sat cif OFFICIALS HERALD J. COX. CITY CLERK. F.O. HELEN RYKER. TREASURER S. L. 'SID SPATH. CHIEF OF POLICE BRUCE D. STUART. WORK SUPT. JOHN O. FITZGERALD, ATTORNEY ROGER WELKER. FIRE CHIEF HUB OF TREASURE. VALLEY A Good Place to Live CITY 01F MERIDIAN 728 Meridian Street MERIDIAN, IDAHO 83642 Phone 888-4433 DON M. STOREY Mayor April 18, 1978 Ro To Nahas 20630 Patio Drive Castro Valley, Calif. 94546 Deas Mr, Nahas: COUNCILMEN JOHN R. NAVARRO WAYNE D. SKIVER MARVIN R. BODINE KENNETH W. RASMUSSEN HERALD J. COX, TRAFFIC BUREAU SEC. ZONING & PLANNING The City of Meridian is vitally interested in your regional ,shopping center complex* Through a recent annexation, we now have approximately 2000 acres of land that have been set aside for residential use, Such can provide a means for an employment base and market for your complex* The City also has been active in improving the quality -of life: 1. It is in the process of acquiring a golf course, 2* It has made application and received dater and sewer project monies through EPA and EDA for its new waste -water treatment facility, which it intends to be operational by February of 1979e Much of the water and sewer plans were keyed to the location as well as the completion of your regional shopping center complex, k„ry On behalf of the City of Meridian, I would like to extend you an in- vitation to come to our City and meet with myself, the City Council, the Planning and Zoning Commission, and local businessmen, so that you might be better informed of our Comprehensive Planning interest and e intentions, A visit by yourself would be most timely, as we are. currently involved in policy formulations, as well as drafts, of pre- liminary land use alternatives or concepts, which consider your plans,' Other factors such as timetables, committmentss and phasing have not been addressed as -of yet. In addressing the aforementioned items, ' we would be most interested in your project phasing9 timetables and other pertinent data which would benefit both of our efforts* Please inform us when you would e-- to coma, DONALD M. STOREY MAYOR, CITY OF MERIDIAN DCS:AV: ' r' �I �II f PROPOSED LETTER TO MR. R. T. NAHAS FROM MAYOR STOREY R. T. Nahas Address City, State Dear Mr. Nahas: The City of Meridian is vitally interested in y center complex. Through a recent annexation, w 2000 acres of land that have been set aside for can provide a means for an employment base and The City also has been active in improving the our regional shopping e now have approximately residential use. Such market for your complex. quality of life: I. It is in the process of acquiring a golf course. 2. It has made application and received water and sewer project monies through EPA and EDA for its new waste -water treatment facility, which it intends to be operational by February of 1979. Much of the water and sewer plans were keyed to the location as well as the completion of your regional shopping center complex. On behalf of the City of Meridian, I would like to extend you an in- vitation to come to our city and meet with myself, the City Council, the Planning and Zoning Commission, and local businessmen, so that you might be better informed of our Comprehensive Planning interest and intentions. A visit by yourself would be most timely, as we are currently involved in policy formulations, as well as drafts, of pre- liminary land use alternatives or concepts, which consider your plans. Other factors such as timetables, committments, and phasing have not been addressed as of yet. In addressing the aforementioned items, we would be most interested in your project phasing, timetables and other pertinant data which would benefit both of our efforts. Please inform us when you would be able to come. Awaiting Donald M. Mayor AC:sat your r ply, Storey U IR•T. ",1 ARAS COMPANY F:EAL ESTATE DEVELOPERS AND INVESTORS Mr. Herald Meridian Cit 728 Meridiar. Meridian, Ic Dear Herald:l . Cox Clerk Street aho 83642 Ll 2 0 6 3 0 P A T 1 0 D R I V E CASTRO VALLEY, CALIFORNIA 94546 T E L E P H O N E (4 1 5) 5 3 8- 9 6 0 0 February 2, 1973 By the time Iou receive this letter we should have taken title to the,Treasure Valley Mall acreage. I noticed, with pleasure, that Meridian voted to allow "liquor by the drink" for the first time. We would certainly like to put you on notice that our project will eventually require liquor licenses for both the motel operation and the restaurants. We are going retail store Give my best RTN: hm to work hard in our attempts to secure some tenants for the project during this coming year. regards to Mayor Storey. Cordially, R. T. Nahas •• • � it '._ , •. , • � • • •• • • PARCEL I • •. A parcel of land lying in the W 1/2 of Section 18, T• 3 N., R• 1 E.,t R. M., Ada County, Idaho, and more particulrrly described as follows: Beginning at the brass cap marking the Northeast corner of the said • W 1/2 of Section 18; ' •�• �.�, thence South 0°27'58" West 2,669.34 feet along the Easterly bound- ; •` ary of the said is 1/2 of Section 18 to a brass cap marking the Southeast • corner of the Mi 1/4 of said Section 18, also said point being the REAL • POINT OF BEGINNING; thence continuing South 0°27158" West 1,352.69 feet along the said • Easterly boundary of the W 1/2 of Section 18 to 'a point on the Northerly ' right of way line of Interstate High -,.?ay No. SON, (I-80:1)' redcral Aid Projects No. I-80:1-1(':9)45 and No. I -o0'%-1(12)37; , • thence along the said Northerly right of c.•: y.lina of I -£^:J tho fob- .lowing courses and distances: - North 89034122" West 10.73 feet; ' ' t • •;::,�4'` ••' . • thence North 67°46'17" West 53.85 feet; thence North 89°34'22" West 100.00 feet; '• _thence South 73°43141" West 104.41 feet; thence North 89°34122" West 541.14 feet; • thence North 85°33'42" West 641.45 feet to the beginning of a curve; thence Northwesterly along s curve to the right 654.14 feet, raid curve having a central angle -of 16°47135", a radius of 29231.83 feet, ' • tangents of 329.43 feet and a long chord of 651,80 feat bearing North •�.;� 77'21'44" West to a point of tangent; thence North 68°57'56" West 258.00 feet; e . = thence leaving the said Northerly right of way line of I -SON North • 33°5756" Ilest 65:53 feet to n point on the Easterly right of way ling of State N:tghw•iay Fo. 690 17cderal Aid Proj cat. Ido. 5.3782(3); - I • Page One' of Three •• •• • .. .. , ~• '�. t •�t'•h .••.,tit••' � ,• ••• • .t . •� •• • • ,' � • ' • ••.��t Vit,• •• ,.. ` ,• ••••• , H•• 1 • , ' Y.• moi... . thence along the said Easterly right of way line of State highway No. 69 the following courses and distances: ` North 1°02'04" East 222.84 feet along a line 70.00 feet Easterly of • and parallel to the Westerly boundary of the SW 1/4 of said Section 18; ••• thence North 1°28'25" West 228.51 feat to a point of spiral; thence North 3°05'20" East 243.33 feet along a chord of a spiral to the beginning of a curve; •,. • thence Northeasterly along a curve to the right 331.83 feet, said ' curve having a central angle of 17°30'30", a radius of 1,035.92 feet, tangents of 167.22 feet and a.long chord of 330.54 fact bearing North 16°02'19" East to the ending of the curve; , thence North 28°59'18" East 243.33 feet along a chord of a spiral • to a point of tangent; thence North 31°02'34" East 183.50 feet to a point of spiral; thence North 28°59'51" East 226.23 feet along a chord of a spiral • • • ' ' , to the beginning of a curvq; • thence Northeasterly along a curve to the left 339.87 feet, said curve having a central angle of 17°40129", a radiu3 of 1,101.74 feet. ' •',i tangents of 171.29 feet and a long chord of 333.52 feet bearing North ,'• •j 1609119" East to the ending of the curve; _ ��'• thence North 3°18'48" East 18.44 feet along a chord of a spiral to a point; �',: ' :• thence leaving; said Easterly right of way line of State Highway No. 69 North 89°.26'20" East 58.29 feet along a line 410.49 feet South— . ,.°;..�.• ; erly of and parallel to the Nortaierly boundary of she S 1/2 of the said •:'`• NW 1/4 of Section 18 to a point on the Westerly boundary of the SE 1/4 of the said NW 1/4 of Section 18; thence South 0°40103" Test 105.48 feet along the said Westerly boundary of the SE 1/4 of the NW 1/4 of Section 18 to a point; thence North 89°26120" East 1,265.49 feet along a line 515.94 feat • Southerly of and parallel to the said 1 oa therly boundary of the S 1/2 of the 14W Co/4 of ' Section 13 to a• point .an sirs iir�t�ly rpt of way � x$13® orpn© Ya 2 `a ... 0 • Y . : .. , ' 1 Page.Two of Three O a . thence South 0°27158" West 818. taeline saidWes terly right of Way line of a County Road, • whic}i�isaalong Ofeet Westerly of and parallel to the said Easterly boundary Section Of of theW 1/2 18 to a point on the Southerly boundary of the said SE 1/4 of the NU 1/4 of Section 18; thence North 89°32'12" East 50.01 feet along the said Southerly boundary of the SE 1/4 of the NW 1/4 • of Section 18 to tho point of beginning; - EXCEPT the following described Parcel: A parcel of land'lying in Lot 2 of Section 18, T. 3 21. R. 1 E. B. M., Ada County, . Idaho, and -more particularly described as follows: Beginning at the brass cap marking the Southwest corner of said Lot 2 of Section 18; thence North 63°22111" East 227.44 feet to an iron pin on a chord of a spiral on the Easterly right • of way line of State Highway No. 69, Federal Aid Project No. S-3782(1), also said point being the REAL PORT OF BEGIi AUNG; thence North 28°59118" East 142.77 feet along the said chord of a spiral on the Easterly right ' of way line of State JUshway No. 69 to a State Highway'right of way monument marking P.T. Station 447+78.43 said State Highway No. 69; of •'. thence North 31002'34" East 7.38 feet along the said Easterly right of Nay line of State Highway No. 69 to e an iron pin; .. thence North 89°32'12" East 199.70 feet along a line Northerly of and parallel to the Southerly '. boundary of said Lot 2 of Section 1S to ..&a iron pin; t thence South 28°59118" Hest 150.00 feet along a line Easterly of and parallel.to the chord of a spiral on the Easterly right of way lino, of State Highway No. 69 to an iron pin; :: thence South 89032112" West 200.00 feet along a line 100.30 feet Northerly of "Southerl '., and parallal to the Gal. bound S@CtIOU 10 to Y of Lot 2 of thQ point co .bcgiz�in;,..cc�^._p:iair3 a act • .' arca of 107.27 acrea, r:or© or lea© . Page Three of Three �,• t r T"r' ,"'r r h { ra .. y u," 1- I , : "� - I � , �,,',: 77 7 I t. 01"i:2,: t I r j JC`��.l jlro+\L�V {� �Y4 1 { 11 { I I I 11, ' Good Place to ,Live ,q I i'�' CSF � T !.-11 ,I . 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'I, 1� I �..`v4e ' •.tV�, ,. 4 V I Af jf, , J I I t i �+'. r$ , `" ' ' h I r i "I I 'n'+L 11 k t I d Ir I .{y I ,',;`fl t c1 �r,Ii ({'t 1� 11 q �, 1 1�Ii14 `J ,1 , p lI , %.. iiwi%� 4 t �� L I �e1 ,t', Ilii �: h { i „ ` t I' - i1 I� � 4.11 1 M1., I o; dlf� �. h{ 4 ' I I ;�, I _.� i ,, L' z �. 9, it a 1 I i I!I. ,p'; t �, ,yf p ,�i7 J« I I , 4 I,i I fll f , 'Z b h It k11 , 1 M'.1 t`r. , 9t I dti • r • A , . ' } ,�- , L f� ' i k , `, a a r �g w 8.,r t ai I III, I 1 . .' .1 .. ., : 6 � � � � � >� � : � w � � � � \ : � : � i :m3 3 9 f W J�, P DATE: OCTOBER 28, 1971 TO: 1, MAYOR STOREY, MERIDIAN FROM: GEORGE H. MACEY, TREASURE VALLEY CORP. Dear Mayor Storey: Enjoyed our recent telephone conversation. It's always good to talk to you Just for the record the following people will be in Boise look- ing forward to meeting with you and the City Council this coming Friday, November 5, 2:00 P.M., at the City Hall: Ralph O. Brown, President, Treasure Valley Corp. William Hon, Hon Realty Jim Hansen, President of Eco -Tek Corporation Vernon Law Douglas Hansen I believe you and everyone in the City of Meridian are ac- quainted with Mr. Law. They would like to discuss with you and the Council the op- portunity that we feel exists for a reacreation complex on the land adjoin- ing the Treasure Valley Mall site. As you know we hold a considerable acre- age to the East of our site as does Mr. Hon, and we would like to pursue some type of an affiliation with the City of Meridian and Mr. Hon and our group for the further development of the City of Meridian. GHM:pb cc: R. O. Brown Wm. Hon V. Law D. Hansen J. Hensen A x 4 I� �I I; Gr R�. r „a F: r� ........L,.,_.0 Cir 4y,..r; tr r_ it s;i; �z _�o;iil...u.,i..& ;:1:: .a.tic:':. 1 GEORGE H. MIACEY Vice President Dovelopment - Leasing r 0` EXECUTIVE OFFICES: 1800 South State (801) 938.7441 Orem. Utah 94057 Honorable Mayor Storey, City H all, 728 Meridian, Meridian, Idaho. 83 642 Dear Mayor Storey: October 28 1971 As you know we have made arrangements with the Texaco Oil Company to locate a beautiful new service station on our property along the East line of Idaho State Highway 69. (Drawing is enclosed) It will be necessary for us to provide a street for ingress and egress for the public to use the facilities of this station. We are proposing a street with a width of 40 feet, and for the present time, the length of 230 feet which places this street along the South line of the property that has been acquired by the Texaco Oil Company. It would be greatly appreciated if the city would dedicate this area as a street. We will provide the necessary financing and secure the contractor to put the street in according to the specifications required by the city of Meridian. Would you be kind enough to instigate this ac- tion with the City Council just as soon as possible. The Texaco Oil Company is anxious to get under way almost immediately. If there is anything further that you need from us please feel free to either drop me a note or call, collect, so that we can pro- ceed with the dedication of this area to the city of Meridian, I don't know if it is necessary at this time to suggest a name or a street address for this particular street. If a name is desired you might consider Treasure Street, Treasure Way or something such as that. Regards. Sincerely, EORG . GHM:pb 0400Enc. DEVELOPERS OF SHOPPING CENTERS — COMMERCIAL PROPERTIES r�? EXECUTIVE OFFICES: 1800 South Stele (801) 225.7441 Orem, Utah 84057 GEORGE H. MACEY Vice President Development - Leming Q 1 Honorable Mayor Storey, October City H all, 28 728 Meridian, 1971 Meridian, Idaho. 83642 Dear Mayor Storey: As you know we have made arrangements with the Texaco Oil Company to locate a beautiful new service station on our property along the East line of Idaho State Highway 69. (Drawing is enclosed) It will be necessary for us to provide a street for ingre s s and egress for the public to use the facilities of this station. We are proposing a street with a width of 40 feet, and for the present time, the length of 230 feet which places this street along the South line of the property that has been acquired by the Texaco Oil Company. It would be greatly appreciated if the city would dedicate this area as a street. We will provide the necessary financing and secure the contractor to put the street in according to the specifications required by the city of Meridian. Would you be kind enough to instigate this ac- tion with the City Council just as soon as possible. The Texaco Oil Company is anxious to get under way almost immediately. If there is anything further that you need from us please feel free to either drop me a note or call, collect, so that we can pro- ceed with the dedication of this area to the city of Meridian. I don't know if it is necessary at this time to suggest a name or a street address for this particular street. If a name is desired you might consider Treasure Street, Treasure Way or something such as that. Regards. Sincerely, ALAAsA eR" GEOR GHM:pb Enc. DEVELOPERS OF SHOPPING CENTERS — COMMERCIAL PROPERTIES DATE: OCTOBER 28, 1971 TO: MAYOR STOREYS , MERIDIAN FROM: GEORGE H. MACEY, TREASURE VALLEY CORP. Dear Mayor Storey: Enjoyed our recent telephone conversation. It's always good to talk to you. Just for the record the following people will be in Boise look- ing forward to meeting with you and the City Council this coming Friday November 5, 2:00 P.M., at the City Hall: Ralph O. Brown, President, Treasure Valley Corp. William Hon, Hon Realty Jim Hansen, President of Eco-Tek Corporation Vernon Law Douglas Hansen I believe you and everyone in the City of Meridian are ac- quainted with Mr. Law. They would like to discuss with you and the Council the op- portunity that we feel exists for a reacreation complex on the land adjoin- ing the Treasure Valley Mall site. As you know we hold a considerable acre- age to the East of our site as does Mr. Hong, and we would like to pursue some type of an affiliation with the City of Meridian and Mr. Hon and our group for the further development of the City, of Meridian. GHM:pb cc: R. O. Brown Wm. Hon V. Law D. Hansen J. Hensen 3 rr May 18, 1971 r Harold H. Bennett President, Z.C.M:I, 13 South Main � Salt Lake* Utah �. Dear Mr. Bennett: As you may,know* there is to be built in our City, which is located in the Western part of the Boise Metropolitan Area* a large shopping complex known as Treasure Valley Mall, We are elated that the people who are planning this development have selected our City as the site to erect their beautiful complex, I have been working with their officials over the past two years to get the necessary annexation* zoning and other things pertaining to a project of this magnitude. Boise - Treasure Valley has experienced a rapid growth over the past decade. That growth is now accelerating. We see on the horizon a great growth for all business* industry and manufacturing in this area West of Boise and also West of Meridian in the Nampa and Caldwell areas. A recent study conducted by Boise State College shows that by 1980 the pra-- jected population will be 342*050. This is an increase of 32% over the 1970 area population. I feel this is extremely conservative. Meridian is located in the very middle or hub of this area, The per capita income in this area is quite; high - actually* higher than the National Average. There is a large amount of wealth here. During the past two years when the nation has been experiencing somewhat of a slump in business* this area has gone dramatically forward. Boise* which is the leading shopping and trade area for several hundred'miles in any direction* has some fine stores but parking is a problem and there are no really fine Department Stores the caliber of ZCMI, I am well aquainted with your stores and I feel it would be an asset to your company to stretch out and encompass another. new marketing area;und it would most certainly be an asset to the people in this locality to have one of your stores located here. I understand that there are approximately 40*000 members of the Mormon Church living here and that should be an added inducement. However* not only.that member- ship but many others know of the high quality of Z.C.M.I. / So I extend from my office any cooperation that I can in assisting you to / ake a decision and perhaps become a part of this tremendous Treasure Valley. X there is any information that I can provide you with* I woll.d be very happy t do so. Sincerely* DMSsln 1 7y, Don M. Storey Mayor 1: rsr. J, X. Sullivan District Manager Texaco. Tnc.# 1310 Orchard* Boise# Idaho 83707 Dear Mr. Sullivan, p It has came, to my attention -that your coml a.ny ir, shortly to become one9 of our new business additions to the City of Meridian. I went to take this opportunity to congratulate you and your domjiny on your decision to locsate one of your fine racilities-1 in our City,, and as 1 understand one of the first to occupy a position on the site. of the 'Treasure Valley Mall. You have certainly chosen an outstanding location. You are not far, from the_Intdrstate 8ON that is caxrying'euch a heavy volume of trafficI i.Rs well as on the very i nrortant Idaho State 'NiChway 69. It is my . f e3eling that you have :one of the most strategic locations in the rapidly (rowing West Boise metropolitan area. We will certainly look forward to seeing your station in busi- ness and a part of our community. If there is an.ythine that I or the City of Merid.ianTcan-do to further the progress of getting your station opens please feel free to get in touch with me and I will be happy to aid,in any my possible. Please passss py congratulations on to the other officials of your company. Sincerely. Don -M. Storey Mayor CAIS Treasure Valley Corporation 1800 South State Orem, Utah 84057 Gentlemen: Tha preliminary layout for the Meridian Shopping Mall to be located in Meridian, Idaho has been reviewed by this department. _The plan indicates a restaurant, snack bar, ice cream bar and bakery, Sefore.construction is begun on the food installations a plan review including detailed plansand an equipment list is to be completed with this department for each unit. Completion of the plan review before construction eliminates costly errors and mis- understandings as certain provisions must be made for plumbing, venting, wiring, etc. All equipment -used in food preparation and service is to bear the seal of approval of the National Sanitation Foundation or certified to be its equal -by -the manufacturer.. Sincerely- yours, F. D. Koehn, M. D. Medical Director and Health Officer James J. Jenkins, R.P.S. Director of Environmental Health cc: Mr. Don Storey Mayor ofMeridian �s- 0 ZIONS GOO I'E'RA'1IVE MERCANTILE. IN."TI'1'ITTION Iii Sc�UTl1 MAIN -�TRELT SALE LAKE CITY, UTAH 84111 It I I -P Wit 001 -frh l HAROLD H.BENNETT PrFSIDENT Mr. Don M. Storey Mayor City of Meridian 728 Meridian Street Meridian, Idaho 83642 l��ar MrIyor Stor,�y: June 7, 1971 (Dict. 6/4/71) It was kind of you to outline for us the very favorable factors involved in the proposed Treasure Valley Mall as a possible site for a ZCMI store. I certainly hope that the proposed development proves to be a successful one for your area. Unfortunately, ZCMI is in the midst of a major develop- ment program in Salt Lake City and the Provo Valley which precludes our giving consideration to anything else until these two major projects are completed and operating. We trust that this great commercial venture proposed in your area will prove a success even though ZCMI will not be a part of it, Sincerely, H. H. BENNETT President HHB : mb air .(Ra a v' a 1'. ..ir I 1,1 AX1 N,; u, µdi a 1'. ..ir I 1,1 N,; u, s� I4 Pry!. t a AA& 8t"M cmdifz I N C O R P O R A T E D 1221 BALTIMORE AVENUE KANSAS CITY, MISSOURI 64105 TELEPHONE (816) 842-9240 July 8, 1971 Chamber of Commerce Boise, Idaho Rem Treasure Valley Mall Boise, Idaho Gentlemen® We understand that the above-mentioned shopping center is being developed in Boise, Idaho® We should be most interested in acquiring additional infor- mation concerning this center and are writing to ask if you could advise us the name of the developer or leasing agent for this project so that we may write to him. Thank you, in advance, for any help you may be able to give us® Sincerely, RUSSELL STOVER CANDIES, INC. L onard ansen, eal Estate Departmd nt A I CK EXECUTIVE OFFICES: 1800 South State (801) 225-7441 Orem, Utah 84087 GEORGE H. MACEY Vice President Development - Leasing Honorable Don M. Storey, October 436 West Washington Avenue, 7 Meridian, Idaho. 83642 1971 Dear Mayor Storey: It's always a pleasure to talk to you. You have the capa- bility of giving a guy a lift when the day has been long and tough. As you know, from my conversation, the Texas Oil Com- pany will be the first business to locate on Treasure Valley Mall proper- ty. They are anxious to be in business within the next month or six weeks. I thought it would be nice if you, representing Meridian, were to drop them a note welcoming them to your city. I have composed a letter along the lines that you might like to send to Mr. Sullivan, their District Manager. to Meridian. GHM:pb Enc. Again, many thanks. I am looking forward to our next visit Sincerely, GEORGE H. MACEY DEVELOPERS OF SHOPPING CENTERS — COMMERCIAL PROPERTIES dh C] 6 NORTH STATE • 225-1550 • P.O. BOX 247 84057 January 11, 1971 Mayor Don M. Storey 728 Meridian Street Meridian, Idaho 83642 Dear Mayor Storey: WINSTON M. CRAWFORD Mayor ROSCOE D. CARROLL Councilman ROBERT J. DOVE Councilman HARLEY M. GILLMAN Councilman JOHN W. JONES Councilman DONALD D. SHAW Councilman EARL WENGREEN Manager I am writing you this letter at the request of two of our local citizens, Messrs. Ralph Brown and DeLynn eaps, whom I have known personally for the past 10 to 20 years. They have indicated to me that they are proposing the development of a lar a regional mall in your city similar to the project they are developing v -ith us in the city of Orem, Utah. The geography of the city of Orem is similar to Meridian, in that it lies adjacent to a large metropolitan area (Provo, Utah). Orem has been a residential area with the primary retail facilities being supplied in Provo, with Provo receiving the economic benefits such as property tax and sales tax. Orem has only had the reside tial property tax, plus the local business 1 /2� optional sales tax, The 1 /2� sales tax brought Orem $128,000 during 1970. Provo received nearly $600, 000. It has long been our dream to establish a modern retail complex in the city of Orem. When the planned regional shopping center was announced, Provo, knowing the economic value to the city of such a project, worked feverishly to attract the main department stores, ZCMI and J. C. Penneys, into a downtown Provo location, and did many other things to discourage the development. You may also have similar experiences because of your nearness to Boise. We feel the economic benefits to be derived will be tremendous. May I simply list for you a few which Orem expects to derive from the commercial complex planned here. 1. 2000 to 2500 new jobs. Z. We are anticipating retail�ould ales from 30-40 million dollars per year. The 1 /2� sales tax bring us more than $200, 000. 3 sr a €ax x: 42y' }. 4e aYt' Q q' ri S s 0r t R4 7 k y's s" "AU,,,.fit gyri` g : cit i >ts' =6 C] 6 NORTH STATE • 225-1550 • P.O. BOX 247 84057 January 11, 1971 Mayor Don M. Storey 728 Meridian Street Meridian, Idaho 83642 Dear Mayor Storey: WINSTON M. CRAWFORD Mayor ROSCOE D. CARROLL Councilman ROBERT J. DOVE Councilman HARLEY M. GILLMAN Councilman JOHN W. JONES Councilman DONALD D. SHAW Councilman EARL WENGREEN Manager I am writing you this letter at the request of two of our local citizens, Messrs. Ralph Brown and DeLynn eaps, whom I have known personally for the past 10 to 20 years. They have indicated to me that they are proposing the development of a lar a regional mall in your city similar to the project they are developing v -ith us in the city of Orem, Utah. The geography of the city of Orem is similar to Meridian, in that it lies adjacent to a large metropolitan area (Provo, Utah). Orem has been a residential area with the primary retail facilities being supplied in Provo, with Provo receiving the economic benefits such as property tax and sales tax. Orem has only had the reside tial property tax, plus the local business 1 /2� optional sales tax, The 1 /2� sales tax brought Orem $128,000 during 1970. Provo received nearly $600, 000. It has long been our dream to establish a modern retail complex in the city of Orem. When the planned regional shopping center was announced, Provo, knowing the economic value to the city of such a project, worked feverishly to attract the main department stores, ZCMI and J. C. Penneys, into a downtown Provo location, and did many other things to discourage the development. You may also have similar experiences because of your nearness to Boise. We feel the economic benefits to be derived will be tremendous. May I simply list for you a few which Orem expects to derive from the commercial complex planned here. 1. 2000 to 2500 new jobs. Z. We are anticipating retail�ould ales from 30-40 million dollars per year. The 1 /2� sales tax bring us more than $200, 000. 4!z~i =�. u? a €ax 42y' }. R aYt' Q q' ri S s 0r t R4 7 k y's s" "AU,,,.fit gyri` g : cit i 3. z t J ,s s 3 Utz x�0' AA 71' ifr Y 4!z~i =�. Mayor Don M. Storey Page 2 January 11, 1971 3. Property taxes on estimated retail improvements in excess of 15 million dollars. Thi does not include fixtures and stock which will double the above figure. Our city will, of course, receive its portion of the p operty tax based on our mill levy. A minimum use of city utilities will be required compared with that which is required to service residential areas. Residential shopping centers require a minimum use of water and sewage facilities. There is no arterial servicing on the part f the city because the shopping center is located on private land and they service their own area. Other benefits coming to the city and its people from this complex will be a larger tax base. With this additional tax revenue, many of our goals in the city such as i. e. parks recreation areas, etc., can be realized. Ralph and DeLynn have given mea sneak preview of their plans. I congratulate you and the city of Meridian for being in a location to attract such a development. You can be assured they wouldntt come to your area unless the market potential was there. You are in a favorable position to provide for your citizens the services they have been driving many miles to get. If I can furnish you any other inforr.iation, I will be happy to do so. cerely, n.ston M. Crawf d yor of Orem R, I .T T _B ENGINEERS, It - 621!12 MAIN STREET - BOISE, IDAHO 8372 October 16, 1970 J-1313 DESCRIPTION FOR TREASURE VALLEY CORPORATION MERIDIAN, ADA COUNTY, IDAHO A parcel of land lying in the W 1/2 of Section 18, T. 3 N., R. 1 E., B. M., Ada County, Idaho, and more particularly described as follows: Beginning at the brass cap marking the Northeast corner of the said W 1/2 of Section 18; thence South 0°27'58" West 2669.34 feet along the Easterly boundary of the said W 1/2 of Section 18 to a brass cap marking the Southeast corner of the NW 1/4 of said Section 18, also said point being the REAL POINT OF BEGINNI ING; thence continuing South 0°27'58" West 1352.69 feet along the said Easterly boundary of the W 1/2 of Section 18 to a point on the Northerly right of way line of Interstate Highway No. 80N, (I -80N) Federal Aid Projects No. I -80N-1(29)45 and No. I -80N-1(12)37; thence along the said Northerly right of way line of I -80N the following courses and distances: North 8.9°34'22"West 10.73 feet; thence North 67°46'17" West 53.85 feet; thence North 89°34122" West 100.00 feet; thence South 73°43141" West 104.41 feet; thence North 89°34'22" West 541.14 feet; thence North 85°33'42" West 641.45 feet to the beginning of a curve; thence Northwesterly along a curve to the right 654.14 feet, said curve having a central angle of 16°47135", a radius of 2231.83 feet, tangents of 329.43 feet and a long chord of 651.80 feet bearing North 77°21'44" West to a point of tangent; thence North 68°57'56" West 258.00 feet; thence leaving the said Northerly right of way line of I -80N North 33°57'56" West 65.53 feet to a point on the Easterly right of way line of State Highway No. 69, Federal Aid Project No. S-3782(1); 9L _ VT_B ENGINEERS, It. - 6211/2 MAIN STREET - BOISE, IDAH040702 J-1313 Page 2. thence along the said Easterly right of way line of State Highway No. 69 the following courses and distances: North 1°02'04" East 222.84 feet along a line 70.00 feet Easterly of and parallel to the Westerly boundary of the SW 1/4 of said Section 18; thence North 1°28'25" West 228.51 feet to a point of spiral; thence North 3°05'20" East 243.33 feet along a chord of a spiral to the beginning of a curve; thence Northeasterly along a curve to the right 331.83 feet, said curve having a central angle of 17°30'30",' a radius of 1085.92 feet, tangents of 167.22 feet and a long chord of 330.54 feet bearing North 16°02'19" East to the ending of the curve; thence North 28°59'18" East 243.33 feet along a chord of a spiral to a point of tangent; thence North 31°02134" East 183.50 feet to a point of spiral; thence North 28°59'51" East 226.23 feet along a.chord of a spiral to the beginning of a curve; thence Northeasterly along a curve to the left 339.87 feet, said curve having a central angle of 17°40'29", a radius of 1101.74 feet, tangents of 171.29 feet and a long chord of 338.52 feet bearing North 16°09'19" East to the ending of the curve; thence North 3°18'48" East 18.44 feet along a chord of a spiral to a point; thence leaving said Easterly right of way line of State Highway No. 69 North 89°26'20" East 538.29 feet along a line 410.49 feet Southerly of and parallel to the Northerly boundary of the S 1/2 of the said NW 1/4 of Section 18 to a point on the Westerly boundary of the SE 1/4 of the said NW 1/4 of Section 18; thence South 0°40'03" West 105.48 feet along the said Westerly boundary of the SE 1/4 of the NW 1/4 of Section 18 to a point; thence North 89°26'20" East 1265.49 feet along a line 515.94 feet Southerly of and parallel to the said Northerly boundary of the S 1/2 of the NW 1/4 of Section 18 to a point on the Westerly right of way line of a County Road; kill / j _ V _B ENGINEERS, k - 621'/2 MAIN STREET - BOISE, IDAH*702 J-1313 Page 3. thence South 0°27'58" West 818.56 feet along the said Westerly right of way line of a County Road, which is along a line 50.00 feet Westerly of and parallel to the said Easterly boundary of the W 1/2 of Section 18 to a point on the Southerly boundary of the said SE 1/4 of the NW 1/4 of Section 18; thence North 89°32'12" East 50.01 feet along the said Southerly boundary of the SE 1/4 of the NW 1/4 of Section 18 to the point of beginning comprising 107.87 acres, more or less. CERTIFICATE OF SURVEY I do hereby certify that I am a professional engineer, licensed by the State of Idaho, and that this description has been prepared frown survey made on the ground under my supervision, and that this is an accurate representation of said survey. January.. 12, 1971 • G. Herb Flaoey 1800 South State Orems Utah 84057 Dear Herb: I would like to report to you and make a matter of record a meeting of the City Council of the City of heridian held on Tuesdeayp January 12' 1971. Luring this meeting, Ordinance �,=201 was read and approved annexing to the City of Iieridian a parcel of land describeda.s the Treasure Valley Annexation and zoning this area as "C" Commerciale I wish to thank you for selecting our area. as your deve,lopmnt program, Sincerely youraq Don Me. Storey Mayor of Meridian D1�iS:h jo ces Mayor Sub File, Treasure Valley Annexation Fiinutes LEGAL NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Board of Ada County Commissioners will hold a public hearing on Povember 28, 1969, at 2:00 P.M: in Room 400, Ada County Court House to hear a request by William A. Hon for a change of zoning Classification in order to develop P Mobile Home Court'on the property generally located Southeast of Meridian on Cottonwood Avenue, West of the cemetery, specifically described as: I All of the WE 1/4 NW 1/4 Section 180 T.3N., .lE., B.M., Ada County, Idaho comprising 40.14 acres, more or less. (More detailed description on file with Ada County Planning and Zoning Commission.) ADA COUNTY PLANNING AND ZONING COMMISSION Te J. rab andt, Planner PUBLISH --ONE TIME--NOVE14BER 14, 1969 I fe; I I I' i 'F. �r �I 1i I } k: 44 d 4 M.f q �fR v 2a� � A_ KAs• •per: is -W V \17 --IYe fv J -3z J,j f 5 • IS -- ----- 14,5 c7 COUNTY OF ADA COURTHOUSE BOISE, IDAHO November 14, 1969 1,1r. Skiver City of M�eridian City Ball �ierid; an, Idaho Dear for. Skiver This is to notify you that a request for a done c (D.-2) Suburban District to (1;-2) Urban Residentia been filed with the Acca Count- Planning and Zonin Commissic;n by William lion in order to c�evalor-) a L Fame Court on the property descril-ed as follow... West of the C:en:etery on Cottonwood Avenue. Sincerely, Ted Garrabandt Planner TJC/ss A COUNTY PLANNINGAND NTNG COMMISSION PARLEY P. STRANGER. CHAIRMAN S. M. BARTON, VICE CHAIRMAN JOSEPH R. CONNOR. DIRECTOR CARL H. BAILEY T. H. EBERLE W. W. GARTIN FRED KOPKE SR. DR. J. C. LEE H. WESTERMAN WHILLOCK JOHN C. GENTLY C. ED TROUT CLIFF RALPHS cry-- �, PERRY KASEL ''��''"" ����''__�� ang e has AQA,.COUNTY COMMISSIONERS RULON SWENSEN, CHAIRMAN JACK 19ARNEY JOHN BASTIDA C_ CLARENCE A. PLANTING, CLERK COUNTY OF ADA COURTHOUSE BOISE, IDAHO November 14, 1969 1,1r. Skiver City of M�eridian City Ball �ierid; an, Idaho Dear for. Skiver This is to notify you that a request for a done c (D.-2) Suburban District to (1;-2) Urban Residentia been filed with the Acca Count- Planning and Zonin Commissic;n by William lion in order to c�evalor-) a L Fame Court on the property descril-ed as follow... West of the C:en:etery on Cottonwood Avenue. Sincerely, Ted Garrabandt Planner TJC/ss A COUNTY PLANNINGAND NTNG COMMISSION PARLEY P. STRANGER. CHAIRMAN S. M. BARTON, VICE CHAIRMAN JOSEPH R. CONNOR. DIRECTOR CARL H. BAILEY T. H. EBERLE W. W. GARTIN FRED KOPKE SR. DR. J. C. LEE H. WESTERMAN WHILLOCK JOHN C. GENTLY C. ED TROUT CLIFF RALPHS cry-- �, PERRY KASEL ''��''"" ����''__�� ang e has a { r+ } 9` 1 Y t, 9 � b . X G; t Y. ¢�A P F e � A `MS b 0.i £ i�6 ADA COUNTY COMMISSIONERS RULON SWENSEN, CHAIRMAN JACK BARNEY JOHN BASTIDA CLARENCE A. PLANTING, CLERK COUNTY OF ADA COURT HOUSE BOISE, IDAHO November 14, 1969 Mr. Skiver City of Meridian City Hall Meridian, Idaho Dear Mr® Skivers ADA COUNTY PLANNING AND ZONING COMMISSION PARLEY P. STRANGER, CHAIRMAN S. M. BARTON, VICE CHAIRMAN JOSEPH R. CONNOR, DIRECTOR CARL H. BAILEY T. H. EBERLE W. W. GARTIN FRED KOPKE SR. DR. J. C. LEE ' H. WESTERMAN WHILLOCK JOHN C. GENTLY C. ED TROUT CLIFF RALPHS PERRY KASEL This is to notify you that a request for a zone change (D-2) Suburban District to (R-2) Urban Residential has been filed with the Ada County Planning and Zoning Commission by William lion in order to develop a Mobile f_ome Court on the property described as follows: West of the Cemetery on Cottonwood Avenue. Sincerely, /� _ `%- Ted Garrabrandt Planner TJG/ss f a� . 's' C -E -R -T -I -F -I -C -A -T -I -0-N TO WHOM IT MAY CONCERN: "I certify that the Documents enclosed consisting of: Minutes of the City of Meridian, dated January 129 1971 Ordinance Number 201 Zoning and Planning Commission minutes dated January 12, 1971 are true and correct copies as filed with the records of the City of Meridian." Dated this 16th day of november 1971 34Herald J. C lerk City of Meridian NO tl ply NO 0 • EXECUTIVE OFFICES: 1800 South SWIG 801-225-7441 Orem, Utah 84057 RICHARD A. SCHMUTZ General Manager Mr. Harold Cox City Clerk City of Meridian Meridian, Idaho 83642 Dear Mr. Cox: November 3, 1972 We are informed that the issue of liquor by the drink may be revived again in your locality. In the event that liquor by the drink is made available in Meridian we desire to be considered as applicants for licensing to cover one or more establishments on or near the Treasure Valley Mall site. We request that you take official notice of the fact. jw Thank you for your kind attention. Very truly Yours, TREASURE VALLEY CORPORATION Richard A. Schmutz '1W' General Manager DEVFIOPERS OF SHOPPING CENTERS — COMMERCIAL PROPERTIES ' eA 0 • EXECUTIVE OFFICES: 1800 South SWIG 801-225-7441 Orem, Utah 84057 RICHARD A. SCHMUTZ General Manager Mr. Harold Cox City Clerk City of Meridian Meridian, Idaho 83642 Dear Mr. Cox: November 3, 1972 We are informed that the issue of liquor by the drink may be revived again in your locality. In the event that liquor by the drink is made available in Meridian we desire to be considered as applicants for licensing to cover one or more establishments on or near the Treasure Valley Mall site. We request that you take official notice of the fact. jw Thank you for your kind attention. Very truly Yours, TREASURE VALLEY CORPORATION Richard A. Schmutz '1W' General Manager DEVFIOPERS OF SHOPPING CENTERS — COMMERCIAL PROPERTIES El .4. a November 6, 1972 �kttg x' nik �+ 'N",TT r`d Mra:�` MWr , x� VP A. ' h yjg- g .t S g�, ' , a fir' d'• t 5k s .�*� � +�5 .#.. S Y -ti's ,t+',Ya,."i e �^`'#'sr o R`§. m �;�' ✓r� ptx*si 51 PI a i d +93O� � 421 01, �i gt 'r¥'ps. r '3' ��'r: tt 011 fflYPI J+�.^.s�3'.'t ... �, P s T'N 1 ulElt 0, LfKis i . q s x .gni' �� a~�"�tE. �� 'r�'��r•''��� h4 Mot'- Jii f tkx�.a W V,€ i * 4_ i ar x as'r`-i,�� k,�'•^s'� .; a tit s �d , s. A letter was re -ad f consisting of lots 41 Building-rertrictio om MoizntainlBell 59 and s and _set -back ct nev buil concerning land ; Block 3 Townsite of requirements and they Meridian, onir. ne equipment. have rurchased requesting _pry edures for this area -to constr ings to house teleuh It was suggested that a l tter be drawn requesting a Representative to _ _come bef ore_thg Coin, ir_.t�_ m_ake a presentation _nth it onosa i _T�1R l anfi_wnr- - — _a 2 eeti n: wi th a EZP --- — - -- reye. -- I_' I I The Mayor rend. a_ letter fr?om thl Trea.surValley _e ValCor consideration for a iquori b,,,• t e drink license whenndd ration_ req esting — if it becomes available in the It was noted that t4s request 's on file and as of w is'the fir official _apzlication to be_plac.dwith the City. The (instructed to place this reques on file. Cit�Clerk was l ' I The Mayor read a letter from the( Census Bureau concerning count,__ which is_on_f�le _wl�th_th se minutes. The Mayor suV ef_ted hat this m tt_er__ be considered_ a Ada County Highway Dtstrigt wh had shown interest i _re-count, The matte_of__ozrin the_Co_unt� for elections The City C1Prk was instructed to investigate the matter County i iudifor, records to 'preparle for City_ Election ter contact having of der the special census s the _ a census ras presented using the 50-423, and present T at a later council mteting. f � t I - - -- i The Mayor presented �he matter of the_ iscopal Church - --- _.the zoninE; for the b�ildir�g of I Church to ire locate -'s r on 8 uest� h Str concerning et; the -- David McFadden_ -property or the best side and South o. Greg ry Subdivision. j _ It w=is derided that he acne is .proper for this cons We -t 8th :'trFet need#; to be imp -roved to an 801 width. to curl;, gutter and oil the remainder of West 8th St.! �f Ada F'ithwa.y Di._ r�ct stlecifi6ationsi to the width -- - - - - — — which were-�Irepared then th Street was originally o ucti The; to tie as se -- - - ened n. woul req�ired by - - - � bo required width drawings ---- up andiimproved. Marvin Bodine discus ed tNe matter of a letter written Grange Master concer ing the acion of students at the their property and leave utter. Some were there to this practice should�be control ed by the School. Supervisors. +4 T�—Rnr„— � by jthe school smoke. r Id whi He ho State came on - ----- --- — relt that -- mat +�� qr �kttg x' nik �+ 'N",TT r`d Mra:�` MWr , x� VP A. ' h yjg- g .t S g�, ' , a fir' d'• t 5k s .�*� � +�5 .#.. S Y -ti's ,t+',Ya,."i e �^`'#'sr o R`§. m �;�' ✓r� ptx*si 51 PI a i d +93O� � 421 01, �i gt 'r¥'ps. r '3' ��'r: tt 011 fflYPI J+�.^.s�3'.'t ... �, P s T'N 1 ulElt 0, LfKis i . q s x .gni' �� a~�"�tE. �� 'r�'��r•''��� h4 Mot'- Jii f tkx�.a W V,€ i * 4_ i ar x as'r`-i,�� k,�'•^s'� .; a tit s �d , s. EMEMM The Children's Photographer 1706 Washington Avoiaue ,St. Louisq No. 63163 Attn: P. R. Golee Dear Sir: In reply to yours of February 25, 1972 concerning .,.operating a,businese" in the shopping mall, I can inform You at this time that the City of Meridian does not have a business license as such. We do prohibit the solicit- ation from house to,.house as uninvited guests. The man area is inside the City limits. Sincerely yours, Herald J. Cox City Clerk WCOM, cc: Treasure Valley Man File 001, 1 Yi -41 � e kiosks 1706 WASHINGTON AVE. • ST. LOUIS, MO. 63103 • (314) 231-1575 s �s the Children's photographer Arps® , America's Most Experienced Photographers of Children - � Itvgs February 25, 1972 City Clerk City Hall Meridian, Idaho Dear Sir: We are considering opening a permanent studio in the Treasure Valley Mall in your city in the near future. We will appreciate your sending us a copy of any ordinance you might have covering local photographers and also letting us know if this mall is located within the city limits. Please send this information directly to the office, attention of the undersigned. Sincerely, D 'S PHOTOGRAPHER P. R. Golec Administrative Secretary :prg 0 z 5^ WY r T."' ° ..w ""'ANA- P,�>i . t iv, '' -'3 xr� #' Yt e w vs,. a,J �s3.x s � '� ✓ �d�„$c� � � d �' *.> ; � sad t � w, a. a � ro `x" �l s h a a AM P0t�pi has w AN 1 IN i s Ja -k vM.,rbi s `t m}?r`?'< .'`'"✓v:'.„,',S,^'..:,.�s;.t. s »`. fi U� sAL I t� j . cc i -ev r t� j i �l i�a.,�-� « ���s,�T" � w $ #ID,r� ✓s "'s"�'� � �K #'` was �%�� �' "+, t s x s"°raak, 34, +,fi�arTViz , ..�u� ��; k—;,k ; � s s . r t 17m n, �a S 14 ol t Y M4 .. .�.+ e„� �...,..tm+.v .,.. .�,.... E ,, .max .�....... .. ..........�__u.. ,.ak...,�x«... 5.: ,....�....� +. ,.. ,-... .. .�. j i�a.,�-� « ���s,�T" � w $ #ID,r� ✓s "'s"�'� � �K #'` was �%�� �' "+, t s x s"°raak, 34, +,fi�arTViz , ..�u� ��; k—;,k ; � s s . r t 17m n, �a S 14 ol t Y M4 .. .�.+ e„� �...,..tm+.v .,.. .�,.... E ,, .max .�....... .. ..........�__u.. ,.ak...,�x«... 5.: ,....�....� +. ,.. ,-... .. .�. ^z GRANT OF EASEMENT 4 For value Received, William A. Hon and Beverly A. Hon, husband and wife, and Roland L. Hon and Beverly B. Hon hereby grant, bargain, sell and convey unto Treasure valley Corporation, an easement over. the following described parcel of land, in Ada County, Idaho, to wit: " A parcel of land lying in Lot 2 of Section 18, T. 3 N . , R. 1 E . , B. M . , Ada County, Idaho, and , more particularly described as follows: Beginning at the brass cap markin4 the Southwest corner of said Lot 2 of Section 18; thence North 650581541' East 213.44 feet to an iron pin on a chord of a spiral on the Easterly right of way line of State Highway No. 69, Federal Aid Project No. S-3782 (1) , also said point bearing South 281159118" aIest 160.00 feet along said chord of spiral on the Easterly right of way line of State Highway No. 69 from a State Highway right of way monument marking P. T. Station 447+78.43 of said State Highway No. 69; thence North 89032'12°' East 200.00 feet to an iron pin; thence South 0027148" East 40.QO,feet to a point; thence South 89032'12'° west 222..:59 feet to a point on said chord of spiral on the Easterly right of way line of State Highway No. 69; Y thence North 28059118'° East 45.94 feet along said chord of spiral on the Easterly right of way line of State Highway No. 69 to the beginning, point of comprising 0.19 acre, more or less, Said easement to be to the following extent and for the following purposes: uhe purpose of building a road for the - ingress and egress, said road being intended and capable of c1"?` x " carrying all reasonable vehicular traffic and all other traffic °. which may be necessary to maintain and service business premises ' located adjacent to and appurtenant to said easement. Y 95 �u - c1"?` x " f rS, a•. �. G ",.€' F s �. a� TO HAVE AND TO HOLD the said easement, unto the said Grantee, his heirs and assigns forever. In Witness whereof, the Grantor, pursuant to a resolution of its Board of Directors has caused its corporate name hereinto subscribed by its President and its corporate seal to be affixed by its Secretary this day of November, 1971. GRANTORS: William A. Hon Be erly A. oil Roland L. Hon GRAN ;� Presiden Attest: -2- 0 OEM 13 1ME STATE OF IDAHO ss. County of Ada On this before me, 1971 day 0 4 notary public in and for said —S—t-te, personally appeared Roland L. Hon, known to me to be the person whose name subscribed to the within instrument, and acknowleam-ato me that Roland L. Hon executed the same. /x N0t;,J_y "Public Residing at Idaho STATE OF IDAHO ss. County of Ada 0 this Z!�- day of _.1,�1971, before me, On a notary public in and for said ate, personally appeared Beverly B. Hon, known to me to be the person whose name subscribed to the within instrument, and acknowledged to me that Beverly B. lion executed the same. --7 6/` Notary Public Residing at Idah� V STATE OF IDAHO ss. County Of Ada On this day of 1971, before me, a notary public in and for said state, personally appeared William A. Hon, known to me to be the person whose name subscribed to the within instrument, and acknowledged to me that �,qilliam A. Hon executed the same. -Z Notary public Residing at -,,--'Idaho STATE OF IDAHO ss. County of Ada On this day of 7, X 1971, before me, a notary public in and for said State, personally appeared Beverly A. Hon, known to me to be the person whose name subscribed to the within instrument, and acknowledged to me--, that Beverly A. Hon executed the same. N6tary Public Residing at I&aho -3- STATE OF UTAH ss. County of Utah ) On this ,P day of C��;,�1�'���`ti'_N� 1971, before me a notary public in and for said state, personally appeared Ralph O. Brown, known to me to be the person whose name subscribed to the within in- strument, and acknolwdged to me that Ralph O. Brown executed the same. �y 1 Qyyk' I }•'',' Notary Public j Residing at Orem,Utah we 1 ' S7y _}. zr' EXECUTIVE OFFICES: 1800 Muth State (801) 2211-7441 Orem. Utah 84087 April 28, 1971 PRESS ANNOUNCEMENT FOR IMMEDIATE RELEASE BOISE, IDAHO TREASURE VALLEY CORPORATION, A UTAH BASED SHOPPING CENTER DEVELOPMENT COMPANY, TODAY ANNOUNCED PLANS FOR A HUGE; RETAIL AND BUSINESS COMPLEX TO BE KNOWN AS TREASURE VALLEY MALL. THE DEVELOPMENT WILL CONSIST OF A REGIONAL, ENCLOSED MALL SHOPPING CITY OF 800, 000 SQUARE FEET. THE COMPLEX WILL BE ERECTED ON 107 ACRES OF LAND IN THE WEST BOISE METROPOLITAN AREA, AT THE MERIDIAN CITY OFF -RAMP FROM INTERSTATE 80-N AND SOUTH OF U.S. HIGHWAY 30. THE SHOPPING FACILITY WILL BE ONE OF THE LARGEST ENCLOSED MALL CENTERS WEST OF THE ROCKIES AND EAST OF THE PACIFIC COAST STATES. TREASURE VALLEY CORPORATION OFFICIALS STATED THAT THE CENTER WILL BE ANCHORED BY THREE FULL -LINE DEPARTMENT STORES AND A BALANCED RETAIL TENANT MIX OF OVER 80 STORES FROM THE BOISE' AND SALT LAKE CITY AREA AS WELL AS FROM ACROSS THE NATION. THE PROJECT WILL ALSO HAVE CONVENTION FACILITIES FOR 4, 000 PEOPLE. SATELLITE FACILITIES ALONG INTERSTATE 80-N AND IDAHO STATE HIGHWAY 69 WILL INCLUDE: MOTELS, RESTAURANTS, SERVICE STATIONS, AUTO - SERVICE CENTERS, A SUPER MARKET COMPLEX, BANK, CINEMA, SAVINGS AND LOAN, AND OFFICE BUILDING COMPLEX. PARKING WILL BE PROVIDED FOR 5,000 CARS. A CONVENTION COMPLEX WILL BE PROVIDED FOR IDAHO STATE, BOISE, ADA COUNTY, AND REGIONAL CONVENTIONS. THE GROUNDS ADJACENT TO THE COMPLEX WILL ACCOMMODATE LARGE OUTDOOR EVENTS SUCH AS FAIRS, AUTO SHOWS, FARM SHOWS, BOY SCOUT EVENTS, CHURCH PROGRAMS, AND CIVIC AND COMMUNITY EVENTS. DEVELOPERS OF EHOPPINO CENTER3 — COMMERCIAL PROPERTIES mwm Y � t <€ £vt y PAGE 2 THE ARCHITECTURE WILL HAVE THE ELEGANCE AND WARMTH OP THE OLD WORLD EUROPEAN ARCHITECTURE. LUSH LANDSCAPING, CLASSICAL STATUARY, AND BEAUTIFUL FOUNTAINS WILL OFFER A NEW DIMENSION OF PLEASURE TO EVERY SHOPPER. TO THE NORTH OF THE CENTER IS PRESENTLY LOCATED THE MERIDIAN SPORT'S COMPLEX AND CITY PARK WITH ADDITIONAL ACREAGE SET ASIDE FOR A FUTURE PARK AND RECREATION AREA PLANNED BY MAYOR DON M. STOREY AND THE MERIDIAN CITY COUNCIL. TREASURE VALLEY OFFICIALS ESTIMATE THAT A TOTAL OF $15,900, 000 WILL BE EXPENDED IN THE CONSTRUCTION OF TREASURE VALLEY MALL AND THE FREE-STANDING, SATELLITE BUILDINGS. FULL TIME EMPLOYMENT WILL BE PROVIDED FOR APPROXIMATELY 1, 430 PEOPLE WITH PAYROLLS TOTALING AN ESTIMATED $8, 700, 000 PER YEAR. MR. RALPH O. BROWN, PRESIDENT OF TREASURE VALLEY CORPORATION, STATED THAT OVER TWO YEARS RESEARCH HAD BEEN SPENT ON THIS PROJECT IN THE STUDY OF THE BOISE TRADE AREA AND THE IDEAL PLACE TO LOCATE A SHOPPING COMPLEX. "WE HAVE FOUND IT, " HE STATED. A PROMINENT, NATIONAL RESEARCH ORGANIZATION HAS PUBLISHED THE RESULT OF THESE EXTENSIVE STUDIES. THEIR SUMMATION IS THAT THE TIME, CONDITIONS AND THE LOCATION OF TREASURE VALLEY MALL ARE EXCELLENT, THE TREASURE VALLEY AREA, THE REPORT SHOWS, HAS A HIGHER THAN NATIONAL AVERAGE INCOME. THE TRADE.AREA INCOME IS NOW OVER $700, 000, 000 WITH A PROJECTED INCOME OF ALMOST $1 BILLION BY 1977. DEPARTMENT STORE SALES INCREASED ALMOST 40% BETWEEN 1967 AND 1969. U.S. NEWS AND WORLD REPORT (APRIL 13, 1970), LISTS THE BOISE, IDAHO TRADE AREA AS ONE OF THE PLACES WHERE BUSINESS IS BEST IN THE UNITED STATES. ti t ki E a PAGE 3 0 A REPORT PUBLISHED BY BOISE STATE COLLEGE PROJECTS A POP- ULATION OF 342,050 BY 1980, A GROWTH OF 32% DURING THE 70' S. C. DELYNN HEAPS, EXECUTIVE VICE PRESIDENT OF TREASURE VALLEY CORPORATION, STATED THAT, " WE CHOSE THE BOISE AREA FOR THIS MAGNIFICENT SHOPPING COMPLEX BECAUSE OF ITS GREAT FUTURE AND GROWTH POTENTIAL. " LEASING ON THE HUGE PROJECT WILL COMMENCE .IMMEDIATELY WITH INITIAL CONSTRUCTION PROGRAMMED TO BEGIN IN THE FALL OF 1972 AND A TENTATIVE OPENING DATE FOR THE TOTAL COMPLEX SET FOR EARLY 1974. THE OFFICIALS OF TREASURE VALLEY CORPORATION ARE RALPH O. BROWN, PRESIDENT, A NATIVE OF THE BOISE IDAHO AREA AND A PRINCIPLE OWNER OF ONE OF BRITISH COLUMBIA'S MOST SUCCESSFUL LUMBER OPERATIONS. C. DELYNN HEAPS, EXECUTIVE VICE PRESIDENT, IS A PROMINENT UTAH BUSINESSMAN AND HAS EXTENSIVE URANIUM OPERATIONS IN SOUTHEASTERN UTAH. BOTH MR. BROWN AND MR. HEAPS ARE THE DEVELOPER -OWNERS OF THE UNIVERSITY MALL IN OREM, UTAH, WHICH IS NOW UNDER CONSTRUCTION AND WHICH HAS AS ITS MAJOR TENANTS, ZCMI AND J. C. PENNEY COMPANY. THE DEVELOPERS INDICATE THAT STORES OF THIS STATURE WILL ALSO PARTICIPATE AS ANCHOR TENANTS IN THE NEW TREASURE VALLEY MALL. GEORGE H. MACEY, VICE PRESIDENT AND CORPORATION SECRETARY, A NATIVE OF LOGAN, UTAH, HAS HELD EXECUTIVE POSITIONS IN THE ADVERTISING BUSINESS AND FOR THE PAST YEARS HAS BEEN PROMINENT IN THE DEVELOPMENT AND LEASING OF SHOPPING CENTERS. BENJAMIN iGRIJALVA, VICE PRESIDENT, AND GRADUATE OF THE UNIVERSITY OF TEXAS SCHOOL OF ARCHITECTURE, HAS DESIGNED MANY ENCLOSED MALL CENTERS IN TEXAS AND COLORADO. {� yy X13 � i 5(5(5(pppyyy P *6 �f r 010; ¢ llotP' I f § n 0a PAGE 3 0 A REPORT PUBLISHED BY BOISE STATE COLLEGE PROJECTS A POP- ULATION OF 342,050 BY 1980, A GROWTH OF 32% DURING THE 70' S. C. DELYNN HEAPS, EXECUTIVE VICE PRESIDENT OF TREASURE VALLEY CORPORATION, STATED THAT, " WE CHOSE THE BOISE AREA FOR THIS MAGNIFICENT SHOPPING COMPLEX BECAUSE OF ITS GREAT FUTURE AND GROWTH POTENTIAL. " LEASING ON THE HUGE PROJECT WILL COMMENCE .IMMEDIATELY WITH INITIAL CONSTRUCTION PROGRAMMED TO BEGIN IN THE FALL OF 1972 AND A TENTATIVE OPENING DATE FOR THE TOTAL COMPLEX SET FOR EARLY 1974. THE OFFICIALS OF TREASURE VALLEY CORPORATION ARE RALPH O. BROWN, PRESIDENT, A NATIVE OF THE BOISE IDAHO AREA AND A PRINCIPLE OWNER OF ONE OF BRITISH COLUMBIA'S MOST SUCCESSFUL LUMBER OPERATIONS. C. DELYNN HEAPS, EXECUTIVE VICE PRESIDENT, IS A PROMINENT UTAH BUSINESSMAN AND HAS EXTENSIVE URANIUM OPERATIONS IN SOUTHEASTERN UTAH. BOTH MR. BROWN AND MR. HEAPS ARE THE DEVELOPER -OWNERS OF THE UNIVERSITY MALL IN OREM, UTAH, WHICH IS NOW UNDER CONSTRUCTION AND WHICH HAS AS ITS MAJOR TENANTS, ZCMI AND J. C. PENNEY COMPANY. THE DEVELOPERS INDICATE THAT STORES OF THIS STATURE WILL ALSO PARTICIPATE AS ANCHOR TENANTS IN THE NEW TREASURE VALLEY MALL. GEORGE H. MACEY, VICE PRESIDENT AND CORPORATION SECRETARY, A NATIVE OF LOGAN, UTAH, HAS HELD EXECUTIVE POSITIONS IN THE ADVERTISING BUSINESS AND FOR THE PAST YEARS HAS BEEN PROMINENT IN THE DEVELOPMENT AND LEASING OF SHOPPING CENTERS. BENJAMIN iGRIJALVA, VICE PRESIDENT, AND GRADUATE OF THE UNIVERSITY OF TEXAS SCHOOL OF ARCHITECTURE, HAS DESIGNED MANY ENCLOSED MALL CENTERS IN TEXAS AND COLORADO. PAGE 4 THOMAS STEWARD, AN ENGINEERING GRADUATE OF PURDUE UNIVERSITY, HAS SPENT A LIFETIME IN CONSTRUCTION SUPERVISION FOR MANY LARGE BUILDING PROJECTS ACROSS THE COUNTRY. HE IS PRESENTLY IN CHARGE OF CONSTRUCTION OF THE UNIVERSITY MALL IN OREM, UTAH. e.e i i` f'