1984 12-03ITEM:
A G E N D A
MERIDIAN CITY COUNCIL
DECEMBER 3 , 1984
MINUTES OF PREVIOUS MEETING HELD NOVEMBER 19, 1984.
1. Marilyn Dorman, Member of Juvenile Justice Committee, Presentation
on Bond & Override Election for Juvenile Center.
2. Public Hearing: Comprehensive Plan Amendments Proposed by
Planning & Zoning Commission & Upland Industries.
(APPROVED)
3. Pre -Termination Hearing; Water/Sewer/Trash Deliquencies.
(APPROVED)
4. Approve the Bills.
APPROVED)
5. ompensation for Building Inspector.
APPROVE]))
6. Poe Alidjani; Sanitary Service: Increase in Fees:
(FURTHER STUDY)
7. Resolution #95and Resolution #96
(APPROVED)
8. Department Reports:
MERIDIAN CITY CACIL DECEMS 3RD, 1984
REGULAR MEETING OF THE MERIDIAN CITY COUNCIL CALLED TO ORDER BY MAYOR
GRANT KINGSFORD AT 7:30 P.M.
MEMBERS PRESENT: BILL BREWER, RON TOLSMA, BERT MYERS, BOB GIESLER
OTHERS PRESENT: ROBERT VAN HOUTEN, MIKE CHRISTENSEN, DEREK CLEMENTS
BRAD EBERT, SCOTT BURDICK, JEFF SHIELDS, DEL NIBLITT, RICHARD C. WILLIAMS,
TOM COLE, MOE ALDIJANI, STEVE GLEDHILL, KENNY BOWERS, BRUCE STUART, JAMES
KISER, DOROTHY HARBOUR, GARY WOODS, ROGER WOOD, EARL WARD, R.C. SPENCER,
DAVE OWNBY, JOHN MELAMPHY, AL LANE. ALAN COMELL, KENT COMPTER, RICK
MEISINGER, DOUG BUTLER, RUSSELL JOHNSON, HARRY JENSEN, E.J. SMITH, MR' AICD
MRS. CARTER, DOYLE MINER, FRED S. MERTIN, GEORGE WENDT, BETTY BISCHOFF,
R.D. BISCHOFF, BILL BARKELL, PHIL DAVIDSON, R.W. NAHAS, TERRY SITH, LLOYD
HOWE, WAYNE CROOKSTON, GARY SMITH, BOB MITICH, DOUG NICHOLS.
MAYOR KINGSFORD INTRODUCED MEMBERS OF SCOUT TROOP #x,128 WHICH WAS IN j
ATTENDANCE.` AT THE''MEETING .
THE MINUTES OF THE PREVIOUS MEETING HELD NOVEMBER 19,1984 WERE APPROVED
AS WRITTEN.
MAYOR KINGSFORD INTRODUCED MR. DOYLE MINOR NEW ADA COUNTY COMMISSIONER
ELECT WHO WAS IN ATTENDANCE.
(ITEM # 1) - MARILYN DOORMAN, MEMBER OF THE JUVENILE JUSTICE COMMITTEE
WAS PRESENT TO GIVE A PRESENTATION ON THE NEED OF THE UPCOMING BOND AND
OVERIDE ISSUE IN ADA COUNTY FOR UPDATING THE JUVENILE CENTER AND INCOUR-
AGED EVERYONE TO GET OUT AND VOTE DECEMBER 11.1984 IN FAVOR OF THIS ISSUE.
(ITEM # 2) - PUBLIC HEARING COMPREHENSIVE PLAN AMENDMENT.
MAYOR KINGSFORD ADVISED TO THE COUNCIL AND THE AUDIENCE TH4)T THE AMENDMENTS
WOULD BE HELD IN FIVE DIFFERENT PROPOSALS.
MAYOR KINGSFORD, AMENDMENT # 1 - IS TO CHANGE THE AMENDMENT PROCEDURE CON-
TAINED IN THE PLAN ND RTEN THE SEQUENCE OF AVENTS AND ENABLE AMENDMENTS
TO BE PROCESSED IN MORE TIMELY MANNER
WAYNE CROOKSTON, CITY ATTORNEY FURTHER EXPLAINED THIS AMENDMENT.
MAYOR KINGSFORD OPENED MEETING FOR PUBLIC HEARING, NO COMMENTS, PUBLIC
HEARING CLOSED.
AZENDMENT.#2- iSIS TO INCORPORATE IN THE COMPREHENSIVE PLAN THE MERIDIAN
URBANN�MITS AND FUNCTIONAL CLASSIFICATION TRANSPORTATION MAP WHICH
WAS APPROVED BY THE CITY IN JULY OF 1983.
MAYOR KINGSFORD OPENED MEETING FOR PUBLIC HEARING, NO COMMENT, PUBLIC
HEARING CLOSED.
AMENDMENT #3- IS TO INCORPORATE IN THE COMPREHENSIVE PLAN THE AREA OF
INPACT WITCH H HAS BEEN RECENTLY NEGOTIATED AND ADOPTS BETWEEN THE CITY OF
MERIDIAN AND ADA COUNTY -(SEE CITY ORDINANCE # 439 AND COUNTY ORDINANCE #
136).
PAGE #2 • MERIDIAN CIT 4OUNCIL MEETING
MAYOR KINGSFORD OPENED THE MEETING FOR A PUBLIC HEARING NO COMMENT, PUBLIC
HEARING CLOSED.
AMENDMENT #4- IS A PORTION OF THE UPLAND INDUSTRIES REQUEST WHICH IS A
HOUSE CLEANING AMENDMENT TO REMOVE THE NORTH CURVE'RURAL RESIDENTIAL RESERVE"
DESIGNATION FROM THE ENTIRE NORTHWEST QUARTER SECTION 8 TOWNSHIP 3 NORTH,
RANGE 1 EAST FO THE BOISE MERIDIAN, ADA COUNTY, IDAHO. THIS IS NECESSARY
AS THE PROPERTY HAD BEEN ANNEXED AND ZONED LIGHT INDUSTRIAL.
MR. LLOYD HOWE- UPLAND INDUSTRIES MANAGER OF LAND AND INDUSTRIAL SERVICES
WAS ASKED BY MAYOR KINGSFORD TO ADDRESS THIS AMENDMENT IF THE COUNCIL HAD
ANY QUESTIONS. THERE WERE NONE.
MAYOR KINGSFORD OPENED MEETING FOR THE PUBLIC HEARING, NO COMMENT, PUBLIC
HEARING CLOSED.
AMENDMENT #5- REQUEST BY UPLAND INDUSTRIES TO HAVE THE SOUTH EAST QUARTER
T THE INTERSECTION OF FAIRVIEW AVENUE AND EAGLE ROAD BE DESIGNATED IN
THE COMPREHENSIVE PLAN ON A SITE FOR A REGIONAL SHOPPING CENTER.
MR. LLOYD HOWE- UPLAND INDUSTRIES MANAGER OF LAND AND INDUSTRIAL SERVICES
WAS PRESENT TO REPRESENT THIS REQUEST. MR. HOWE FORMALLY PRESENTED 3
COPIES OF TESTIMONEY IN SUPPORT OF COMPREHENSIVE PLAN AMENDMENT FOR THE
RECORD. MR. HOWELL SUBMITTED SOME CORRECTION AS WELL AS ADDITIONAL
INFORMATION TO BE INCLUDED IN THE TESTIMONY BOOKLET WHICH HAD BEEN PRE-
SENTED TO THE MAYOR AND COUNCIL MEMBERS ON DECEMBER 13, 1984. THESE
CORRECTIONS WERE FOR PAGE # I-1 TO DELETE THE STATEMENT THAT THERE WAS
A DECLINE IN SHOPPING GOODS SALES IN ADA COUNTY BETWEEN 1977 AND 1982.
ON PAGE III -3 PARAGRAPH D CHANGE COMPETITION MALL IN ADA COUNTY TO
CANYON COUNNTY, THE ADDITION WAS FOR MORE INFORMATION ON DESIGN.
MR HOWE ADVISED THE MAYOR AND COUNCIL HE WOULD ASK MR. JOHN.MELANIPHY
OF MELANIPHY AND ASSOCIATES, INC. OF CHICAGO ILLINOIS, TO PRESENT AND
EXPLAIN THE TESTIMONY IN SUPPORT OF THE APPLICATIM FOR COMPREHENSIVE
PLAN AMENDMENT WHICH WAS PRESENTED TO THE MAYOR AND COUNCIL ON DECEMBER
13th, 1984.
MR. JOHN MELANIPHY, PRESENTED THE CITY WITH A COPY OF HIS FIRMS CREDENTIALS
AND ADVISED THEM OF THE PRIOR DEVELOPMENTS OF THIS TYPE . THnY' HAD JBEE1 _TN__. -
VOLVED IN IN AS WELL AS THE DIFFERENT DEVELOPING FIRMS THEY HAD REPRESENTED.
MR. MELANIPHY MADE A PRESENTATION ON THE DIFFERENT ITEMS INCLUDED IN THE
TESTIMONY IN SUPPORT OF THE APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT
SUBMITTED BY UPLAND INDUSTRIES. MR. MELINIPHY ADVISED THERE ARE THREE
BASIC PHASES, MARKET ANALYSIS, SITE SUTABILITY AND FISCAL IMPACT..OF WHICH
THIS LOCATION HAS ALL THE FEATURES.
ARE THERE ANY QUESTIONS OF THE COUNCIL?
THERE WERE NONE.
MAYOR KINGSFORD OPENED FOR A PUBLIC HEARING
MR. RICHARD WILLIAMS
3133 AUTUMN WAY
MERIDDAN, IDAHO 83642
PAGE # 3
MERIDIAN CI Y COUNCIL
THIS IS SAME9ENARRIO AS WITH THE QUONG REQUEST. I AM AGAINST APPROVAL AS
IT WOULD DESTROY THE COMPREHENSIVE PLAN OF_QUOTE PAGE 20 POLICIES.CORE OF
COMMERCIAL ACTIVITY, 22 MILES OUT IS NOT 'IEEE CORE, WOULD DESTROY DOWNTOWN
MERIDIAN, QUONG AND UPLAND ARE THE SAME. TRAFFIC WOULD BE A PROBLEM. I
WOULD ENCOURAGE THE COUNCIL TO STUDY THIS IS NO DIFFERENT FROM THE QUONG
CASE, AND IT WOULD NOT BE BENEFICIAL TO THE CITY.
STEPHEN J. GLEDHILL
ATTORNEY AT LAW
700 WEST IDAHO
BOISE, IDAHO
I AM HERE TO SUBMIT WRITTEN TESTIMONY FROM MY CLIENT EDWARD L. BEWS
VOICING HIS OBJECTION TO THIS AMENDMENT ( TESTIMONY ON FILE WITH THESE
MINUTES).
MR. PHIL DAVIDSON
CLAREMONT DEVELOPMENT
BELLVUE, WASHINGTON
WE HOLD AN OPTION ON 110 ACRES LOCATED AT EAGLE AND INTERSTATE 84, THE
COMPETITION IS GOOD, NEED CLARIFICATION ON THE RULES OF THE GAME,
SHOULD NOT ASK FOR APPROVAL WITHOUT MAYOR.'.TENNANTS, ALL PLAYERS SHOULD BE
ADVISED.
COUNCILMAN BREWER; SITUATION IS DIFFERENT PROPERTY HAS ALREADY BEEN ANNEXED
TO THE CITY. EVERYONE WILL BE TREATED FAIRLY.
MAYOR KINGSFORD; RULES HAVE NOT CHANGED ADVISE WAS JUST GIVEN.
HARRY JENSEN
2075 EAST FAIRVIEW AVENUE
MERIDIAN, IDAHO 83642
I LIVE ADJACENT TO THIS PROPERTY FAVOR A SHOPPING MALL.RATHER THAN __710
INDUSTRIAL DEVELOPMENT. I AM CONCERNED ABOUT ACCESS IN AND OUT OF
MY PROPERTY AND I DO NOT WANT TO BE LOCKED IN. IF ITS GOING TO BE
DEVELOPED PLEASE LEAVE ACCESS.
MAYOR KINGSFORD; PINE STREET IS SCHEDULED TO BE EXTENDED TO EAGLE ROAD "',l
IS THIS CORRECT MR. HOWE?
MR. HOWE; YES PINE STREET IS SCHEDULED TO BE EXTENDED TO EAGLE ROAD FOR
ACCESS AND IRRIGATION LINES WILL BE IN SO YOU WILL HAVE WATER NEXT YEAR.
MAYOR KINGSFORD, IS THERE ANYONE ELSE IN THE AUDIENCE WHO WISHES TO SPEAK
TO THIS ISSUE? THERE WAS NO RESPONSE, THEREFORE THE PUBLIC HEARING WAS
CLOSED.
THE MOTION WAS MADE BY BREWER AND SECONDED BY TOLSMA TO APPROVE THE FINDING
OF FACT AND CONCLUSION PERTAINING TO AMENDMENT #1 AS PREPARED FOR THE
PLANNING AND ZONING COMMISSION.
MOTION CARRIES. ALL YEA.
THE MOTION WAS MADE BY BREWER AND SECONDED BY TOLSMA TO APPROVE AMENDMENT
#1 TO CHANGE THE AMENDMENT PROCEDURE CONTAINED IN THE PLAN AND SHORTEN
' R PAGE #4 9
MERIDIAN CIT�UNCIL
THE SEQUENCE OF EVENTS AND ENABLE AMENDMENTS TO BE PROCESSED IN A MORE
TIMELY MANNER.
MOTION CARRIED; ALL YEA
THE MOTION WAS MADE BY GIESLER AND SECONDED BY BREWER TO APPROVE THE
FINDINGS OF FACT AND CONCLUSIONS PERTAINING TO AMENDMENT #2 AS PREPARED
FOR THE PLANNING AND ZONING COMMISSION.
MOTION CARRIED; ALL YEA
THE MOTION WAS MADE BY MYERS AND SECONDED BY TOLSMA TO APPROVE AMENDMENT
#2 TO INCORPORATE IN THE PLAN THE MERIDIAN URBAN LIMITS AND FUNCTIONAL
CLASSIFICATION TRANSPORTATION MAP.
MOTION CARRIED; ALL YEA
THE MOTION WAS MADE BY MYERS AND SECONDED BY GIESLER TO APPROVE THE
FINDINGS OF FACT AND CONCLUSIONS PERTAINING TO AMENDMENT #3 AS PREPARED
FOR THE PLANNING AND ZONING COMMISSION.
MOTION CARRIED; ALL YEA
THE MOTION WAS MADE BY BREWER AND SECONDED BY MYERS TO APPROVE AMENDMENT
#3 TO INCORPORATE IN THE PLAN THE AREA OF IMPACT AGREED UPON BY THE CITY
OF MERIDIAN AND ADA COUNTY BY CITY ORDINANCE #439 AND COUNTY ORDINANCE #136.
MOTION CARRIED; ALL YEA
THE MOTION WAS MADE BY BREWER AND SECONDED BY GIESLER TO HAVE THE CITY ..
ATTORNEY PREPARE FINDINGS TO FACT AND CONCLUSION ON THE AMENDMENT #4 WHICH
REMOVES THE NORTH CURVE RURAL RESIDENTIAL RESERVE DESIGNATION FROM THE
ENTIRE NORTHEAST QUARTER OF SECTION 8, TOWNSHIP 3 NORTH, RANGE 1 EAST OF
THE BOISE MERIDIAN, ADA COUNTY, IDAHO.
MOTION CARRIES; ALL YEA
THE MOTION WAS MADE BY BREWER AND SECONDED BY TOLSMA DUE TO THE NEW TESTI-
MONY SUBMITTED BY UPLAND INDUSTRIES AND THE SHORT TIME THE MEMBERS HAVE
HAD THIS INFORMATION TO TAKE THIS REQUEST UNDER ADVISEMENT, WITH THE
POSSIBILITY OF HAVING A FUTURE WORKSHOP TO OVER THE TESTIMONY.
MOTION CARRIED; ALL YEA
MAYOR KINGSFORD ANNOUNCED THAT IF ANYONE DESIRED TO LEAVE THE MEETING
BEFORE THE BALANCE OF THE ITEMS TO COME BEFORE THE COUNCIL WERE BROUGHT
UP THEY WERE WELCOME TO LEAVE. THE PEOPLE WHO WERE IN ATTENDANCE REGARDING
THE COMPREHENSIVE PLAN AMENDMENTS EXITED.
ITEM #3 - PRETERMINATION HEARING: WATER/ SEWER/ TRASH DELINQUENCIES.
MAYOR KINGSFORD READ THIS IS TO INFORM YOU IN WRITING, IF YOU CHOOSE TO
YOU HAVE THE RIGHT TO A PRE -TERMINATION HEARING, AT 7:30 P.M. ON DEC. 3RD,
1984 BEFORE THE MAYPR AND COUNCIL, TO APPEAR IN PERSON TO BE JUDGED ON
FACTS AND DEFEND THE CLAIM MADE BY THE CITY THAT YOUR WATER, SEWER AND
TRASH BILL IS DELINQUENT YOU MAY RETAIN COUNCIL.
PAGE' #5 � MERIDIAN CITY eNCIL
IS THERE ANYONE PRESENT WHO WISHES TO HAVE A HEARING?
NO RESPONSE.
MAYOR KINGSFORD, DUE TO THEIR FAILURE TO PAY THIS BILL OR PRESENT ANY
VALID REASON WHY THE BILL HAS NOT BEEN PAID, THEIR WATER WILL BE TURNED
OFF ON DECEMBER 11TH, 1984. IN ORDER TO HAVE THEIR WATER TURNED BACK ON,
THERE WILL BE AN ADDITIONAL FEE OF $10.00. THEY ARE HEREBY INFORMED
THAT THEY MAY APPEAL OR HAVE THE DECISION OF THE CITY REVIEWED BY
THE FOURTH JUDICIAL DISTRICT COURT, PURSUANT TO IDAHO CODE. EVEN THOUGH
THEY APPEAL, THE WATER WILL BE SHUT OFF.
THE MOTION WAS MADE BY BREWER AND SECONDED BY TOLSMA TO APPROVE THE TURN
OFF LIST.
MOTION CARRIED; ALL YEA
MAYOR KINGSFORD ANNOUNCED THE OVERDUE WATER/SEWER AND TRASH DELINQUENCIES
AMOUNTED TO $5,734.80.
ITEM #4 - BILLS
THE MOTION WAS MADE BY TOLSMA AND SECONDED BY MYERS TO APPROVE THE BILLS.
MOTION CARRIED; ALL YEA
ITEM #5 - COMPENSATION FOR BUILDING INSPECTION MAYOR KINGSFORD INFORMED
THE COUNCIL THIS HAD BEEN SUBMITTED FOR THEIR REVIEW SOME TIME AGO AND
ACTION NEEDED TO BE TAKEN.
THE MOTION WAS MADE BY TOLSMA AND SECONDED BY BREWER TO APPROVE THE
SCHEDULE #2 WITH THE $500,000 PERMIT APPLICATION INCLUDED.
MOTION CARRIED; ALL YEA
ITEM #6 - MOE ALDIJANI, SANITARY SERVICE.
MR. ALDIJANI WAS PRESENT TO REPRESENT THIS REQUEST OF THE COUNCIL FOR A
NEED OF AN INCREASE OF RATES FOR THE TRASH PICKUP SERVICE WHICH HE
CONTRACTS.
MAYOR KINGSFORD, INSTRUCTED COUNCILMAN MYERS TO REVIEW THE ,NEED OF AN~
INCREASE AND REPORT BACK TO THE COUNCIL. HE ALSO ASKED COUNCILMAN
BREWER TO PARTICIPATE IN THIS REVIEW.
ITEM #7 - RESOLUTION #95 AND #96 -
MAYOR KINGSFORD READ A RESOLUTION AUTHORIZING THE RESERVING OF FUNDS FROM
THE GENERAL FUND AND THE WATER AND SEWER ENTERPRISE FUND FOR THE FISCAL
YEAR 1983-1984 AND SAID RESERVATION BEING EFFECTIVE SEPTEMBER 30, 1984.
WHERE AS THERE IS A NEED TO RESERVE FUNDS TO DEVELOP AND ACCUMULATE A
RESERVE FOR A NEW CITY HALL. DOES ANYONE IN THE AUDIENCE WISH RESOLUTION
#95 READ IN ITS ENTIRETY?
NO RESPONSE.
MOTION CARRIED; ALL YEA
.PAGE #6 MERIDIAN CITY COUNCIL
MAYOR KINGSFORD, A RESOLUTION ESTABLISHING A SPECIAL BUILDING FUND
FOR THE CONSTRUCTION OF A NEW CITY HALL AND AUTHORIZING THE TRANSFER
OF FUNDS RESERVED TO THE SPECIAL BUILDING FUND, DOES ANYONE IN THE
AUDIENCE WISH TO HAVE RESOLUTION #96 READ IN ITS ENTIRETY? NO RESPONSE.
THE MOTION WAS MADE BY GIESLER AND SECONDED BY MYERS TO APPROVE RESOLUTION
#96.
MOTION CARRIED; ALL YEA
THERE WERE NO DEPARTMENT REPORTS.
BEING NO FURTHER BUSINESS TO COME BEFORE THE COUNCIL THE MOTION WAS MADE
BY MYERS AND SECONDED BY TOLSMA TO ADJOURN AT 8:50 P.M.
MOTION CARRIED; ALL YEA
APPROVED:
OAF
WINE ,
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am��� )7m-' noo
ME
ATTEST:
PC: /MAYOR,/AND COUNCIL
P&Z OMM
WARD, STUART, MITICH,
POLICE, ATTY, KIEBERT,
FIRE, VALLEY NEWS,
STATESMAN, GUS HEIN,
ACHD, CDH, APA, ACZ,
NMID, ACC,
MAIL (3)
FILE (3)
El
I. EXECUTIVE SLIMMARY
MARKET ANALYSIS
0.
Melaniphy & Associates, Inc.'s evaluation of the Boise market and that of
the Department of Research and Market Analysis of Homart Development Company,
both indicate that the site located on the southeast corner of Fairview Avenue
and Eagle Road (Idaho 55) represents an excellent location for the development of
a major regional shopping center. An abbreviated version of their market
findings follows:
- The proposed location, recently annexed to the City of Meridian, is well
located to serve the residents of Meridian as well as those residents in
the western portion of the Boise urban area.
- The primary trading area of the proposed regional shopping center is
identified as Ada County. The majority of sales will originate from the
residents of Ada County. This primary trading area will have a 1985
population of approximately 197,000, compared to the 1980 figure of
approximately 173,000.
- The regional shopping center will attract customers from beyond Ada
County. The entire trade area will have approximately 286,000 people in
1985.
- Per capita income for the primary trading area (Ada County) in 1985 will
amount to $12,000, 41.5 percent above the 1980 figure of $8,483. The
total trading area will have per capita income of approximately $10,900
in 1985 or 40.5 percent over the 1980 figure of $7,760.
- Shopper's goods expenditure potential in the primary trade area was found
to amount to $190,822,000 in 1980. By 1985, these expenditures will
amount to $283,600,000 and by 1990, to $395,600,000.
- The total trade area in 1985 is estimated to generate $375,700,000 in
shopper's goods expenditure potential. By 1990, this total is expected
to rise to $510,600,000.
- Meridian and the entire Boise Metropolitan Area are currently exporting
a significant portion of their shopper's goods expenditure potential.
- The existing competitive facilities in the Meridian/Boise area are
extremely weak for the size of the market.
- Accessibility to the subject property for residents of the trading area
is excellent.
I-1
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ACCESSIBILITY (Continued)
1. The site must be convenient to reach over roads with enough unused traffic
capacity to avoid high levels of congestion.
2. Ingress to and from arterials must be safe and easy.
3. The location must be a dominant position within the trading area, situated in
such a manner to serve both the present and future market.
4. The site must have easy access from expressway/interstate interchange points,
within one-half to one mile. Note, however, that when high activity centers
such as a busy regional center have side access points too close to freeway
interchanges, traffic is likely to be severely congested under peak hour
conditions. Shopper traffic interferes with the flow of through traffic, thus
resulting in an intensification of congestion and heightened accident potential.
' 5. Direct access from the primary traffic artery with adequate traffic signals and
turning lanes is most desirable. Locations fronting on limited access ex-
pressways are good for visibility, but inadequate for access.
6. Good visibility of the location from access routes allows drivers adequate time
to prepare for turns.
Once again, in all of the above, the subject site is in an excellent position to
meet the accessibility standards of a major regional shopping center.
B. POPULATION BASE
Both Urban Land Institute and the International Council of Shopping Centers
define the trading area for a major regional center as one that contains a minimum
of 150,000 people. Additionally, the primary trade area is often defined as that area
within ten minutes travel time, while the secondary trade area, generally doesn't
exceed 20minutes. The tertiary or fringe portion of the trading area (if one exists)
generally does not exceed 30 minutes.
Distance and total population are not the sole criteria for determining a center's
trading area. The quantity and quality of the competition is extremely important, as
is the age structure of the population and the distance to other major markets.
In Boise, there are no regional size malls within Ada County to provide
competition to the Upland site. The larger neighborhood centers, downtown Boise and
strip commercial projects will provide competition, but not to the extent that they
will affect the drawing power of a regional shopping center. Additionally, the age
structure of the population is often more important than the total number of people
within the trading area. This will be discussed in a latter portion of this section.
M-2
11
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POPULATION BASE (Continued)
The population of Ada County (the primary portion of the proposed Upland
Regional Shopping Center's trading area) contain 173,036 persons in 1980 and is
estimated to have 196,764 persons in 1985. By 1990, this is expected to rise to
223,745 persons. Thus, Ada County contains an adequate number of people for a
regional shopping center's trading area. Added together with the fact that there are
no regional shopping centers in Ada County further compounds the opportunity for the
development of a major regional shopping center at the subject site.
C. TOTAL TRADING AREA - 20 -MINUTE DRIVE TIME
Trading areas are a function of time
competitive facilities. Trading areas are
barriers, as well as the mix of stores and
consumer. The trading area of the prof
developed by analyzing the forces of attrac
we have concluded that the primary tradi
adequate population and income resources,
provide more than adequate potential for a
and distance and the interrelationship to
affected by physical and psychological
the mix of merchandise presented to the
osed regional shopping center has been
ion and resistence. Through this analysis,
ig area will cover Ada County, contain
as well as a dearth of competition, and
>uccessful major regional shopping center.
1 D. RELATIONSHIP WITH EXISTING RETAIL FACILITIES
The development of a regional shopping center on the subject property should not
have an adverse impact on the retail facilities located in Meridian, nor should it have
a significant impact on the balance of the retail facilities, mainly, shoppers goods
stores, in Ada County. As previously pointed out, there is only one competitive mall
in Canyon Countyand one major downtown with aging and inadaquate facilities -
downtown Boise. Moreover, Ada County has been exporting shoppers goods dollars to
other major cities because of the lack of modern, exciting well -stocked and
merchandised shoppers goods stores in Ada County. Thus, consumers are traveling to
Salt Lake City and Portland to make major shoppers good purchases. Moreover, at
a time when the�owt_h_ of GAFO store sales ought to be increasing, it has in fact
been declining; a further indication of an exporting of important shoppers goods
dollars.
1. Karcher Mall
Karcher Mall, which contains a total of 570,000 square feet of retail facilities,
' is an enclosed heated and air-conditioned facility located in Nampa, and is 17
Years old, relatively unattractive, with three major magnets. The Bon Marche
department store in the Karcher Mall contains approximately 60,350 square feet.
Additionally, J. C. Penney operates a store in the Karcher Mall, containing
127,670 square feet along with a Falk's, of approximately 15,000 square feet.
t
VUL DESIGN
The site plan on the following page illustrates the preliminary design concept for the
proposed mall on the subject property at full build -out. The key issues of concern to the
' City of Meridian are discussed below:
Ingress and Egress: Ingress and egress to and from the site should be
excellent. Persons entering the site from Eagle Road will have two ingress
points, while those entering from Fairview Avenue will have three ingress
points. It is assumed that two signalized access points would be constructed,
one on Eagle Road and one on Fairview Avenue, allowing traffic to turn left
across through traffic on both major arterials.
' On -.Site Circulation: As illustrated, the development will have a ring road
allowing easy on-site circulation. Peripheral land users (free-standing
establishments fronting Fairview Avenue and Eagle Road) will benefit from
this road as well.
Pedestrian Access: Visits on foot to the mall by trade area residents are
projected to be very low because of the limited population base within one
mile of the site. Population within # mile of the site is projected to be nil.
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r•T'1C3N NO • G *,. �y
'R•fit� SOLVl'
A R4§0.1;UTION BY CITY OF ::MERI,i 10— AC3THOATZ INS ; THS R
,THE
FUNDS'.:FRaM Tk �tNE, i FUND 'ANi� :.x >.�4ATER, AND ,S�EWAR :�T
FUND FROM FISCAL YAR-:3�383-1954 `"ANb.:_SAt�};`i�T vkm� t BEzu% `T?
�
SEFTBZ4BER 30', 1984
WHEREAS, there is a need :reser�t�e'`€�,�nds froom 't. net,
t�
Fund `and " the Wath k :end Sewer En_�erprise
accumulate. a reserVe for -theexpense ref. cons
1.
BE IT R99OtVED BY THE MXyOlk AN6 t X
.�M1
74
7
« •
THit A4' IbIAN, 'IDAHO:
,
Mot here:. a `.hereblt reservQd from 0, �#dmr
� � cif`' ONE HUNDRED T1,+V�a''Y : 'finC!(I6Af�iD ,I •
� s
I3QLLAR ( 12{? .'01 .•Ofl) end ,mere . hEe retilt'es�
froom the Water;> Anil ,Sewer Enterprise fFuxA _ez
THIRTY T110«SA TD k3D . NO lQO ;;pf�I,Ll t$
$'
PASSEL? `BY THS; dITY (}'UN.CIL .AND "APPitOSiEif FiE Q "'
CITY OF MERIDIA!j',,T4b,,.3-rd, day o:f 17ec emb. z, '19 4 : s ti
h
"
. � . '." •" a .' t
r. F �h
f, x
Mor
4, .
y;
Aw
ATTEST: �U
i
sack N e ann 1
Cit C1Qrk
EFtAtV
q
P.O. �it.{1' °T
`' •, '� �iy
4 r+t.
�"
Mom
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4ea
IZESOLUTIM NO-. (0. ;r
A RESaLdtib i OF ��; CITY OF �E�tEblA; EST L't-t
ING FUNIi "i l 3 �?Q14STRtJCTIQN Of �
NEW CITY HA$x,
THE TRANSFER D' t 1), ;1 ESEF VE] 'F;R(3 THE 't3ENER
SEWER: >E`13TRRPR3Er:TND: Tt? $ATD SFIAL
,
WHEREAS, fere :is a need' far A t1 C ty :Ha
WHEREt�,S, there, are .,ir►sufficten" Funds to5rsl�t'
..
' a new City Halt
..d 'S. ^ •.. `), `:� v-'• 1 TtG ��*5,.8.5.
5`
WHEnA t eke . needs �to``,be es1,abl.ished a means
g1 " of a °new city ial.l;'If
Y � : A
WHEREAS Fn.. 9y x as authori-ty. to e t #bi .sh =es i z
the,
,xi}
to4?. xiecessar �mi�rcv�elaents end ::gyp.
tk a have'' been .i ds reser d Trot
# 5 t r
• � Ta;*a.'d`d«,� c.;r' R deH� i.. Y F s$ ger � :.. '.. �; .. ., _'. ...Y � k'� _ . .+ -'.
w 1,9.84 from the general Fund and: the Sate .fid
W
.k. THERoRE s' EET. RLSOLV# B.Y THS D'r'y Aom'71c
OF', THE CITY Off` '1'4ER7I:.IDAHO:
That there is 4ereby ' established s
Fund.'for the construction., of a dew fty.
Fund Shall.: be �ttt�an _ as 'the,,'*- ed
d" that h e
ars -t e.r zs htrans red fs
ereby tow-
r
Fund CiNE'UI�DRD,"i*�iETY 2`iOUSAW k7 �TC%1d >
($ 120000 00).. aha - om the ,�tat�r, .an$ ��}
t
Fund .THIRTY T'K0.USAND ANIS •ND 3"1°};D�3�,LAi# =*� 3 ..e � '
.which h4 '. previous l.y been'. reserve, d to
B il-d c�-Fund,
PASSED e$Y THE CITY :COUNCIL AlatD.-'APPRf?VAD
CITY OF24ERI?TAN� thl,s dt day-of DeCeeX,,,;
{ _.
S S
i�rRoa� rant P.
FITWERA► 6 Mlyo Y sJ ' �`
61
%CROClKsr9N �F. L
ATTEST
ion doho
P: ^
Tac Niter
Ci, t. Clerk-' '` a