1982 05-10
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~a~~: 5-'_0-82
Ci±y ~aineering - ~?ary Shr-tai; Ci*_y L-hgineer
r
Norman G. Fuller and Associates
214 E. Fairview Ave., P.O. Box 851
Meridian, Idaho 83642
(208) 888-4892
^fay 1^, 1~^2
Ada County Planning & 7,oning
F,rO ian >treet
Poise, Ic' g370?
RE': ?-:eridiar. Planning R~ Zoning Co-nmissio^:ers
~,uong - ':tiatkins Annexation Request
:Kada.::e Chairperson and. Meridian Flapping ~~ Zoning
Cow,missioners:
I urge you to recommen~3 to tYze Mayor and City Council,
approval of the ~,uong - bTatkins Annexation request, lde
have to much to lose by delaying a decision or dewing cis
71T_E S+ Ih_n :.~9`^t.n_~"? ~"'?~ '•l]`. ~'nrth t0 ml1C~] ei~f Ort t0
get an Eagle Road Interchange and Regional Shopn':nF-, :;enter
~.:'' r?-. :.ould rums millions o° ~]ollars i_me the 1eca1 economy
to let a route of annexation stop it at-this r,oi_ni;, ,_
!~rot.ld th~.nk there i_s a limit to the amount o° delays, ex-
~enses and unoertainities anyone ~~~ould Uut up with to
accomplish anv project, especially wl~entkzere are other
communities throughout the IInited States that would to very
anxious to have a project and i_nl'usion of money such. as
"?r. ~uong is proposing for Tferidiar., Idaho.
I personally d~ not rare p;-,ich route ~.r^~uonf- chooses to
use to :set t'-pis pre;ect cont~.~•znus with~thP Cits~ of ""P^i3=an,
r:ut rr:y unnerstandinc is that the c.:^e south of the freeway is
the only one economically feasihle at this tune. "'here is
a limit to l:~hat we can expect hi_m to do. It is not right for
one or two property oUmers greed,or whatever there motivation
is, to be able to stop sometY~.ing that would be so great for
the whole community of Meridian.
I again urge ,your co-operation witP; Mr. ~,uong to help get
;~1eridi. an out n" the doldru^:s that ~.ae are in.
sincerely, „
rAC'~~ t~~/J/Q/
?~Ir, ?orman G. ?+ul.ler
NGT'/sls
At a specially called meeting of the board of directors of
the Meridian Chamber of Commerce held on May 10, 1982 the
following was recommended by the Chamber's Industrial
Development Committee and approved by the board for
immediate transmittal to Planning and Zoning:
We believe and therefore recommend that it is in the
best interests of the City of Meridian for the Meridian
Planning and Zoning Commission to table for a period of
30 days the Quong application for annexation at the
Eagle Road site to allow for further study and public
imput.
FOR THE BOARD
Bill Brewer
President
r~
Canning & Zo_^-ng
A G E N D A
Mai lU, 1987
Minutes of the previous meeting Held Apri l2, 1°fS.? APPROVID
Mu:utes of the Comore~ensive Plan Admendment ?ab'__ic Hearing
Eeid T~pri1 25, 1982 APPROVED
N
1. Ccxnprehensive Plan Aclmendments APPROVED
2. Meiners Tract -Annexation APPROVED
3. Arnie Saadivision - Pre'_imi^.ary D1_at APPROVID
4. Quona-Watkins -Annexation APPROVED
n'1«~d r~uN ~r-~ma~-Y
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City of Meridian Planning & Zoning Ca:mission
Meridian Primary School, 48 W. State
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Regular meeting was called to order by Chairman P.nnette Hinrichs at 8:05 P.M.
Members present: Don Sham; Lee Mitchell; Burl Pipkin; Bob Spencer; Tom Fddy
Others present: Patrick W. Conley; D. Wells; Edward Brooks; Harry Hazen; John Hazen;
Charles Fuller; Sheryl Crosby; Keith Loveless Jay Webb; Steven Cady; Don Storey;
Mrs. Tan Eddy; Carl .Babbitt; Jack Miller; Donna Day; Janet Myers; Jim Potter;
J. Matzinger; D. Harris; Don & Louise Raver; David Hammon; Bob Hammon; Paul Norbey;
Emmett Bridge; Robert Davis; Olive Davis; Darwin McKay; P.ay Sotero; Ed Riddle;
Bruce Winchester; R. D. Bischoff; Beth Jean Bischoff; Paul Quong;Cheryl Tyrer;
Doug Burnett; Dennis & RaLayne Stover; Bill & Lynn Meiners; Susan Scott; Mark Allen;
Paul Stutzman; Malvin Bodine; Wally Iovan; Norman Fuller; Victor Kunz; Tan P7arks;
Ray Fontaleo; Clint Shuyler; Bruce McDonald; Steve Gratton; Marvell Chenowith;
Joe Glaisyer; David Buchanan; Ross Simerly; H. G. Scott; Wm. Hon; Grant Jones;
Kassie Jones; Coenradd Abas; Lori Harris Thonwson; Kenneth Marsef; Ken Kreuger;
James S. Orly; S. Jones; JoAnn Potter; Pearl Stucker; Leonard Stucker; Art Davis;
Lillian Horzda; Jixm & Virginia Jennison; F3nelia Oliason; Melissa Harris; Gordon Harris;
Gerald A7arlin; Doris Oliasor.; E. Dale O.anby; Penny Webb; Jack Niemann
Chairman Hinrichs called for the approval or disapproval of the minutes of the
previous meeting.
The Motion was made by Bob Spencer and seconded by Don Sharp that the minutes of
the previous meeting held April 12, 1982 be approved as written.
Motion Carried: All yea
Agenda COMPREHENSIVE PLAN AMENDB7ENTS
1
Chairman Annette Hinrichs presented the application to amend the Comprehensive
Plan as originated by the Plann;na and Zoning Commission as per AI'nIIVD.MEiVT PROVISION
AND PROCIDURES.
The Motion was made by Bob Spencer and seconded by Don Sharp that the application to
amend the Comprehensive Plan as originated by the Planning and Zoning Commission
April 19, 1982 and the amendment of Library Policies, change of the Transportation
Plan Map and Policy Diagram i9ap as proposed at the Fublic Hearing held April 26, 1982
be forwarded to the Meridian City Council for consideration."
Motion Carried: All yea
Agenda
2 PUBLIC HEARING - MEINERS TRACT ANNEXATION
Keith loveless, Loveless Engineering, was present representing William Meiners' request
for annexation of 5.61 acres located 885 South Locust Crove, Meridian, ID.
Loveless: "Their desire in the long term will be to split approximately a three (3)
acre portion northerly side off and be sold to the adjacent party who wants to continue
farming - in fact, he has it under lease right now - until such transfer can be made.
There is an existing hare, a mobile have behind it and what we will be doinq_ is
splitting that into a tract. The mobile home behind the existing home will be replaced
with a pernanent single family bane. We have no problem with the "A" residential zone
as long as we are permitted to maintain our existing use now - our current uses."
Annette Hinrichs, Chairman: "This is a Public Hearing. Are there any continents from
the public on the Meiners Tract Annexation request?" There was no response.
The Motion was made by Don Sharp and seconded by Bob Spencer that the Can<nission
recam~nd to the City Council that MEINERS TRACT ANNEXATION request be approved and
zoned "A" Residential.
Motion Carried: All yea
Agenda
3 PUBLIC HEARING - ARNIE SUBDIVISION PP.EI,IMINARY PLAT
nark Allen was present representing Paul Stutz:nan request for approval of Arnie Sub.
Preliminary Plat located East Pine, bounded on East by wive tlile Creek, on the West by
Cottage Hare Addition and 2dorth by Catherine Subdivision.
Meridian Planning & Zoning COm[iL1SSlOri
Regular Meeting -Primary School .2. May 10, 1982
Agenda 3 (Cont'd) Arnie Sub. Preliminary Plat.........
Mark Allen: "We are proposing to divide this into 8 parcels, six of which would be
four (4) zero lot lines. The one lot already has a house on it."
Don Sharp: "How many existing structures are there?"
Allen: "There are actually two (2). The house and the garage on the other lot.
The access would be off of State Street culdesac and these lots off of Pine Street.
(Allen designates on map) This is just south of Catherine Park Subdivision. These
two lots would access off of a culdesac and the end of State Street. The State Street
right-of-way has been deeded back from Ada County Highway District to the landowners on
the north and south sides. The culdesac has already been surveyed. Everything south
of the centerline of State Street has already been deeded back to this lot and this
lot (designating on map) there is a driveway here for this lot. Everything north of
the centerline goes with Catherine Park Subdivision."
There was discussion concerning the culdesac and right-of-way. (Tape on file in the
City Clerk's office)
Allen stated it was his understanding there was a 45 foot right-of-way and the garage
is encroaching on that easement. The house would be built on the other side of the
garage. Access was discussed. (Tape on file)
Allen: "Preliminary blueprints shwa single level duplexes, at least a single car
garage, zero lot lines, solar heated and in the $72,000 price range. This house also
we expect to appraise over $70,000 and it will also be solar heat.""Density would be
approximately four units per acre."
Chairman Hinrichs: "At this time is there any public conment on the Preliminary Plat
for Arnie Subdivision?" There was no response.
The Motion was made by Mitchell and seconded by Eddy that the Commission recommend to
the City Council approval of ARNIE SUBDIVISION PRELIMINARY PLAT subject to meeting
all City Ordinances.
Motion Carried: All yea
Agenda PUBLIC HEARING - QUONG-WATKINS ANNEXATION
4
Chairnian Hinrichs: "Because of the interest in the Quong-Watkins Annexation request
we will have some special rules. First we will have the presentation by Quong-Watkins
people and when they have finished the Congnission will have a chance to question.
After that point we will open the hearing for public testimony."
Tan Eddy: "Madam Chairman I request to abstain because of a possible conflict of interest"
Tan Eddy erranted abstinence.
At this time Mr. Paul Quong came forward and thanked the Commission for the opportunity
to hear the annexation request and stated that he would like to bring the local people
and Caceaission up to date on what was happening as far as the Interchange was concerned.
Quong: "The week after the Interchange approval from the State Division of Highways
we held a meeting with Mr. Darrell Manning and went over sane ground rules -exactly
what we were supposed to do on getting the Interchange built, completed and opened.
Basically, we are in the draft state of agreement with the Department of State
Transportation that we are, and will, provide $200,000 of funds for the design stage of
the Interchange and we are, and will, commit approximately four point one million
dollars (4.1,000,000) to the project of developing the Interchange, ramp, putting in
the bridge and approaches to it. We also have cone*~itted to the Department of Transport-
ation that we will pay sane type of a maintenance fee for twenty (20) years on the
approach, ramp and bridge. As far as the annexation request on our Meridian Mall site
on the corner of Eagle Road and I-84, I would like to explain that we had two (2)
routes that we had considered -the so-called north route and the so-called southern
route." Quong presented illustrated maps at this time and explained each of the
routes and sane of the problems they had run into trying to obtain the northern route
as desired by the Commission and City Council. (Tape on File in City Clerk's office)
iMeridian Planning & Zoning Cacmission
Regular meeting - Primary School .3. May 10, 1982
Agenda 4 (Cont'd) QUONG-FIIITKINS AD1NF.XATION I~;ARING........
Quong: "We had to turn to the southern route, south along I-84 from Eagle Road over
toward Locust Grove Road. On this particular map is the route our sewer is proposed
to go that will hook up to the City of Meridian's existing trunk line. We are not
intending to take the sewer line the southern route of annexation. I think one of
the other major concerns was whether the City of Meridian had sewer capacity for our
project." Quong called upon t+lr. Jim Potter, Potter & Associates, to discuss that
particular issue.
Potter displayed maps and explained analysis of current City limits, the proposed
zoning according to the new ordinances, the Comprehensive Plan, and population
equivalency that could be expected for all property developed. (Tape on file in
City Clerk's office).
John Matzinger, CTM Professional Engineer, then displayed a blueprint copy and
explained water supply, sewer conveyance and sewage treatment. Matzinger referred
to J-U-B Engineers Inc. letter dated July 9, 1981 and July 2, 1981 that refers to
alternatives for water supply to the Quong-Watkins Shopping Center site. Seven
alternatives were given for getting water to the site. (Tape on file)
Matzinger stated they confer in general with the J-U-B Engineering report dated
July 9, 1981 and specifically with the plan that recacnlends crombination of the two
systans. The route for sewer conveyance as recommended in the letter dated July 2, 1981
was explained by Matzinger. (Tape on File)
Matzinger stated that the City of Meridian has annexed a good deal of property that
is largely undeveloped and displayed maps reflecting various zones, population
equivalent's, one type of ground use against another, therefor comparing strength and
flea of sewage use. The R-4 Zone with 2.8 occupants would expect nine (9) people
per acre; the highest would be 27.5 in the R-15 Zone. The Quong-Watkins Annexation
would be C-G, Coccmercial General, population is projected ten (1C) units per acre.
Matzinger explained the table of zoning and commitments of sewer service by the City
as projected from their Engineering study. The total equivalency of approximately
48,000 to 52,000 population. Of that total the Quong-Watkins proposal would be
2,700 - approximately So. fie stated that the treatment plant today has the design
capacity for approximately 20,0 population equivalence. The use reported by the
City Engineer was somewhere around 7,000 population equivalency. In summarizing he
stated there are commitments for 50,000, capacity for 20,000, a use for 7,000 a-cd
the Quong-Watkins proposal asks for another approximate 3,000; there are 14,000
unused p.e's at the sewer plant, of which they are asking 3,000. Matzinger stated
the design of the sewer plant can be easily expanded to twice it's original capacity
in the future. The present City hookup fee system should take care of the problem
of cost for expanding. Matzinger explained in ;care detail the system of fees and
could forsee no problem with the cost of server expansion. (Tape on file in City Clerk's
Office)
Quong displayed the Regional "hall site plan showing other uses around the property.
The scheme predicted six (6) major Departmentstores; 1,275,000 square feet, two (2)
levels enclosed from environment; parking at different levels around the perimeter;
each department store has an entrance upper and lower level; landscaping between each
level as well as inside; buffer and greenbelt areas adjacent to development to
shelter and screen out mall from adjacent residential oroperty; possible locations
of garden shops, banks, restaurants, theater, etc.; cost being approximately $70,000,000
for regional shopping center and approximately $20,000,000 for adjacent buildings.
Quong: "We always feel we should pay our. avn way and I urould like to provide, as I
have said before, a fire station on the site, a fire engine, two (2) police cars,
a well that we have on the site would be dedicated to the City, we will put in the
water and sewer line over to the existing locations within the City, and additionally
commit funds for the Interchange at Eagle Road." "I would like to state we will be
happy to c~nit to the sewer and water hookup fees as previously outlined and pay our
own way in that particular area."
Quong presented other types of benefits that would be realized to the area:
Taxing structure brought about from their development would lacer property taxes if
$90,000,000 project and if total evaluation of property within the Meridian taxing
district was $330,000,000 it is obvious what type of percentage that would bring dean
the property taxes for everybody in the City of F+~ridian.
City of Meridian Planning & Zoning Commission
Meridian Primacy School, 48 i4. State .4.
n
u
Agenda 4 (Cont'd) QUONG-WATKINS ANNEXATIGN HEARING........
10, 1982
Quong: "Ladies and Gentlemen we are committed to build the Fegiona' Shopping Center.
we are in the process of marketing this center to potential major tennants and to
satellite users. We have had offers fran major banks from Calif. and local banks
for financing this project, so we knee that t':at the funds are available. I think
the key issue here is to get major tenant ccs~mitr~~nts. We think there are seven
major Dept. Stores commited to the Regional Shoping Center--they are Penney's, Sears,
ZCrtiLi, IaMOnts, Mervyris, The Bon and Nordstroms. We have made contact with everyone
of these departrnent stores, two of these department stores have coirnnitments to
other developers in the area if their project goes. If their project dcesn't ao
we think we can get them in this location. We have had numerous inquiries fran
shop te.,ants, clothing store, shoe stores--the typical shopping center shops found
in a regular mall of this kind. The reason that this particular meeting and the annex-
ation is so important this evening is because starting Friday evening, running from
the 15th through the 19th of this month our National Shopping Center Convention
in Las Vegas. We plan to attend that meeting and market this site. We are also
meeting with several of the major dept. stores tenants through the convention. It
vx~uld ceraintly be helpful to our project to have some type of a positive answer
from the City of Meridian - at least the first step towards annexation. "We hope
you will take this into consideration."
Quona called upon Mr. Jay 4debb, Attorney, Law Firm of Givens , McDevitt, Parsley! and
Webb, to explain the legal aspects of the annexation and what process that should take.
Jay Webb, Attorney: "It is n:y understanding you have inquiry about pre-annexation
agreements, or contracts, leading and facilitating annexations, what the rights and
liabilities of the respective parties are - what conditions might be fixed upon either
contracting party. Ladies and Gentlenen of the Comrussion, like many contractual
situations,that ones down to that they are about as good as the good faith of the
people that enter into them. Idaho Court's haven't really spoken that much to Pre-
Annexation Contracts or Annexation Contracts in any manner. So you about have to look
to the laws of Oregon, California, Utah, etc. Such agreements, whether they are
called Pre-Pnnexation Agreements or Annexation Agreements, are not uncommon, but in
the general rule - there has been a general rule c~ dean fran the Court's fram the
States around us - that really, the municipalities - the "arms of government" - have
everything mostly their way. That is to say, a municipality can structure such
agreements, condition such agreements, with conditions that are in tune with public
service. It's very difficult for a developer from the other side to actually specifi-
cally set down expressed conditions that would bind a City. A City could bind as to
public service items in such an agreement but it doesn't cut both ways necessarily.
You might say "what is the point then, if one party couldn't actually, specifically,
enforce one side of an agreement"? I think the agreement is fairly commonplace
because they form a basis of good intent, good faith - you might equate then to a
"blueprint", a blueprint for action. This side is going to do what is expected,or
the other side, fully knaving that there is no way, in my judgement, that Meridian
City could enter into an agreement that actually would bind the City Councils' of
the future. I don't think there is any question the general rule of law is that the
contract cannot take the place of the laws of the State of Idaho, the ordinances of
your good City - all you can contract for is yes, we are going to take a look at
this in our usual governmental process."
Mitchell questioned the word "Pre-Annexation Agreement" and if Quong did not develop
if the agreement would be null and void.
Webb: "The conditions that you might strike in a Pre-Annexation Agreement - Mr. Quong
cannot say to you that you are going to do this, and this, etc., that actually binds
you to annexation. I think you can °'nail him down" pretty well - the law is Very much
in your favor and you can structure that agreernnt to suit your needs, conditioned
upon those matters that are public service - sewer, orater, police, fire protection, and
utilities. Just so you are limited by pubic service conditions.
Mitchell: "There is no sewer and water the southern route of annexation. Could the
City be bound to make that Very expensive crossing of the Freeway to serve those
properties?"
Meridian Planning & Zoning Omission
Meridian Primacy School, 48 W. State .5.
Agenda 4 (Cont'd) QUONG-PIIaTKINS ANNEXATION.........
Webb: "Generally speaking, when any arm of government annexes, they do not have an
iamediate obligation to provide sewer, water, etc. It turns on a necessity - a
public convenience - when is it necessary in the normal course of you operating your
City that that sewer, that water, should be there?-- Yes, then the obligation certainly
would attach. However, you can certainly, in my judgement, have the law very much
more your way,as a municipality, as to nailing down conanitments from a developer and
what his company might do in behalf of the City."
Quong: "Ladies and Gentlemen, in summing up, I am requesting from the Commission the
approval of our project and a favorable recommendation to the City Council - and these
are the reasons I am making this request: (1) I think time is of the essence for
marketing this project - the opportunity is here, I think it is now that we can do
this project and have an opening by 1986. (2) I think we can be assured if the project
goes ahead there will be an Eagle Road Interchange, which is a plus to the City.
(3) I would request that you establish this land use for this property and recontnend
to the Council that they do the same. If you so choose to do that, I would request
that this recom¢nendation be subject to the following conditions that we should perform:
(1) the construction fund for the Interchange be guaranteed to the satisfaction of the
State (2) that a letter of Intent be obtained fran a major tenant stating their commit-
ment to the site, subject to annexation, zoning, utilities and the opening of the
Interchange. I would like to further point out that I, as developer on this project,
am only the catalyst - it takes everybody's help and effort in putting this project
together - I can't do it by myself. I think if the comernznity want's it that the
Planning and Zoning Commission, the City Council - that we all have to work together.
Especially in this case because we are still battling two other very viable developers
for this market place. One of which is just one mule fran our site - at the
Cloverdale location. And, I would like to pass on to this Planning Commission, an
Ad that came out in the ICSC National Newspaper in time for the ICSC Convention in
Las Vegas. This is by our c:ampetitor who has already pointed out as one of his
projects in the Intermountain area, Cloverdale Mall, Boise, Idaho." (Ad on file with
these minutes) I am here to answer any questions and I request that I have a chance
for rebuttal. Thank you."
Don Sharp, P&Z Cona~ii.ssion: "Mr. Quong, is it your understanding, and can you agree to
provide, that the land south of the Freeway would be connected to the City services
at the expense of the property owner?"
Quong: "Mr. Sharp, I can't say that I can at this point of time because I haven't
discussed this particular item with the property owners."
Mitchell, P&Z Commission: "ATe are naturally concerned with the cost to be incurred
by the City. Several developers south of the Freeway have promised to put that
crossing across the Freeway and we don't want to do something that would cost the City
thousands of dollars - this is my concern."
Quong: "I would line to point out that we have option on property on the south side
of the Freeway basically on the southwest quadrat of Eagle Road and I-84. We have
approximately 25 acres option on the site and have no development plans at this time.
The miain reason we optioned it nag was for a link of the Interchange."
Mitchell questioned bringing part of the annexation south of the Freeway as a zone
of Agricultural
Attorney Webb stated it would be difficult.
Annette Hinrichs, Chairman, stated that the City does have an "Agricultural District"
in the proposed Ordinance but not in the present.
Hinrichs: "I am now opening the hearing for public testimony and ask that you give
all testimony into the microphone, please state your name, address and location,
who you represent, limit your testimony to the item at hand - the annexation request,
and for three to five minutes. All those that wish to testify will be allowed to
speak first and then if anyone wishes to rebut after that."
Meridian Planning & Zoning Commission
Primary School - 48 W. State .6. May 10, 1982
Agenda 4 (Cont'd) QUONG-WATKINS ANNEXATION........
The following individuals from the public testified in favor of the QUONG-WATKINS
ANNEXATION all documents that were presented to the Planning and Zoning
Ccnunission are filed with these minutes and recording verbatim (Tape 1, Side 2)
is on file at the City Clerk's office, City Fall, 728 :meridian Street, Meridian,ID:
Patrick W. Conley, 11575 Ustick Road, Boise, ID -Candidate for District Office for
Ada County Commissioner
Don M. Storey, 436 Tn*est Washington, Meridian, - Former Mayor, City of Meridian
Testimony dociu:tented and on file with these minutes
Victor Y.unz, 4280 South Eagle Road, (2 miles So. of proposal)
Loner time resident of Meridian
Jack Miller, Route 1, Psh Street, Kuna, ID
Interested follower of Interchange, annexations, Boise Downtown Development
Lorri Thanpson, 909 Oalanont Crt., Boise, Id - Meridian School District
Cordon Harris, 2825 South Eagle Road (1 3/4 mile So. of proposal)
Doris Oliason, 603 East Pine, Meridian
Steven Cady, 11570 Florida Dr., Boise, ID (between Boise and Meridian)
Candidate for District Office
Darwin McKay, 3220 East Lake Hazel Road, Meridian, ID - Businessman
F.arry Hazen,4450 North Linder Rd „ Meridian, ID - 30 year resident and businessman
Kevin La3er, 5609 Willow Lane, Nampa, ID., - Business consultant
Carl .Babbitt, 2570 South Locust Grove, Meridian, ID - Residence near proposed annexation.
The following individual from the public testified against the QUONCrWATKINS
ANNEXATION. Tape 1, Side 2 verbatim recording on file at the City Clerk's office
City Hall, 728. Meridian Street, Meridian, ID.:
Raymond Pontaleo, 3091 Autumn Way, Meridian, ID - Located very near proposal
Susan Scott questioned if the Planning and Zoning Coim~ission had seen the material
presented tonight of if this was the first time they had seen the study material
from Mr. Quong.
Hinrichs, Chairman: "IQo, we receive study material ahead of time. We have seen the
general outline - we don't have a staff so any information received is done on our own.
The information required has to be in on a certain date so it can be reproduced and
given each member."
City Clerk, LaWana Niemiann: "The material was presented F.pril 19th."
Marvin Bodine, 917 Camellia, Meridian, Id - Former Councilman, spoke only to
compliment the efforts of the Planning and Zoning and the City Council, and ask that
the public give them support in whatever decision.
Chairman Hinrichs called for additional comments.
Don Sharp: "Mr. Quong, in question of shopping center commitments, is it impossible
to get commitments without annexation?"
Quong: "No, it is not absolutely impossible to get, but it certainly makes our job
a lot easier to have annexation. This is showing to the Department Store that the
City would like to have them locate within the City limits of Meridian. It gives them
Meridian Planning & Zoning Commission
Primary School - 48 West State .7. May 10, 1982
Agenda 4 (Cont'd) QUONG-WATKINS ANNEXATION........
Quong.....
something that we can go to them that says "we have the support of the Planning and
Zoning Commission and the City Council". Even with the support of the City Council
of the Downtown (Boise} proposal, it is hard to get comunitments from Department stores.
You can realize sane of the problems that we have, especially the struggle we had to
get the Interchange and then if we have an apparent battle with the City to get the
annexation---. They would like to see if the City would conBnit to the zoning and
annexation to put them in a much more position to negotiate. If we get a positive
vote here we would certainly be going down to the ICSC Convention in Las Vegas with
a lot of pluses."
Chairman Hinrichs read a letter presented by the Board of Directors of the Meridian
Chamber of Commerce as a result of a meeting held May 10, 1982, reconanending to
table the QUONG-WATKINS ANNEXATION proposal for thirty (30) days. (Letter on file
with these minutes.
Edward Brooks, Space 49, Tidheel Inn Mobile Manor, Meridian, spoke against the Chamber
letter siting imre delay and making it harder for City progress.
Jack E. Miller again spoke concerning Quong's desire for pre-annexation. (Tape on File)
Question was asked from a member of the public if the Council had a chance to review
this request.
City Clerk stated yes.
Question was then asked if the Chamber had reviewed this.
Steve Gratton, 1424 West First, Meridian, Id, Board member of the Chamber of Cammerce,
explained that they (CofC) did not have a lot of the information presented tonight.
He also stated they had not been told of what contingencies would be asked for at this
hearing, if any. Gratton stated the Board felt these contingencies should be studied.
(Tape on file in City Clerk's Office)
John Hazen, Linder Road, P~ridian, spoke in favor of annexation, stating that when he
left Meridian in 1976 for the Air Force there were more businesses, the City growing,
but upon caning back after 5 1/2 years has seen the City as stopped. "The peoples
spirits are becaning broken down as the sign at the Treasure Valley site."
Letter of co[ment was presented to file as testimony in favor of QiTONG-WATKINS
ANNEXATION by Norman Fuller. (Letter on file with these minutes)
Chairman Hinrichs called for further public Garment. There was no response.
Chairman Hinrichs called for discussion from the Commission. There was none
Chairman Hinrichs closed the Public Hearing.
The Motion was made by Sharp and seconded by Mitchell that the Connnission recommennd
to the City Council that the QUONG-WATKINS ANNEXATION request be approved subject to
obtaining satisfactory understanding that the City has no responsibility to take
sewer to any parcel of ground, that they must connect to all City services at their
expense.
There was applause from the audience.
Chairman Hinrichs: "Any further discussion?" No response. "Those in favor?"
Don Sharp, yea; Burl Pipkin, yea; Bob Spencer, yea; Lee 'Mitchell, yea
Tan Eddy, Abstain
Motion Carried.
The Motion was made by Mitchell and seconded by Eddy that the meeting be adjourned
at 10:05 P.M. Motion Carried: All yea. /,Meeting adjourned.
Annette Hinrichs, Chairman
Ni ~ C'tv Clerk
May ~ 1982
,, a .
MExID1AN PLANNING Fx ZONING
I STRONGLY URGE THE MERIDIAN PLANNING ~, ZONING COMMISSION TO
RECOMMEND APPROVAL OF THE ANNEXATION AND ZONING REQUEST BY
DEVELOPER PAUL QUONG.
MERIDIAN NEEDS AND DESERVES THE REGIONAL MALL AND ITS BENEFITS.
IN ORllER FOR THE MALL TO BECOME REALITY, THE SOUTHERN ANNEXATION
ROUTE MUST BE APPROVED.
MR. QUONG WILL NOT ONLY PROVIDE AN $85 MILLION DOLLAR MALL
BUT ALSO A $200 MILLION DOLLAR ANNUAL SALES, EMPLOYMENT FOR 1500
TO 2000 PEOPLE, A SECOND INTERCHANGE FOR MERIDIAN, SEWER LINE
EXTENSION, TWO POLICE CARS, A FIRE TRUCK, AND A FIRE STATION.
THESE SAME BENEFITS HAVE BEEN STATED AND RESTATED SINCE QUONG'S
FIRST PRESENTATION AND OFFER TO THE CITY COUNCIL MORE THAN
TWO YEARS AGO. WHY DON'T WE AS A CITY MOVE FORWARD AND ACCEPT
THESE OFFERS?
AS PER MAYOR JOE GLAISYER'S OWN COMMENTS AND STATEMENTS MADE TO THE
CHAMBER OF COMMERCE AT A JANUARY 13, 1981, LUNCHEON MEETING,
THE FOLLOWING REMARKS WERE MADE PERTAINING. TO THE SEWER
TREATMENT PLANT:
(AND I QUOTE) "I FEEL IT IS IMPERATIVE THAT THE CHAji;BER
OF COMMERCE AND THE COMMUNITY OF MERIDIAN BE INFORMED OF THE
CORRECT ISSUES FACING THE CITY IN REGARDS TO PLANT CAPACITY
AND GROUNDWATER INFILTRATION."
THE NEW MERIDIAN WASTEWATER TREATMENT PLANT IS NOT, HAS NOT,
AND WILL NOT OPERATE TO TTS CAPACITY FOR YEARS TO COME. THE
PLANT HAS THE CAPACITY TO SERVE A POPULATION EQUIVALENT OF 20,100
INCLUDING THE PRESENT 1.3 MILLION GALLONS A DAY INFILTRATION.r
THE 1980 CENSUS WAS CLOSE TO 7,000 PEOPLE.
IN SUMMARY THE CITY OF MERIDIAN DOES NOT HAVE A CAPACITY
TREATMENT PROBLEM. THE CITY IS COMMITTED TO ATTRACT BUSINESS
AND INDUSTRY AND TO HAVE THE NECESSARY UTILITIES TO MEET
THIS ENDEAVOR. I MERELY SUGGEST BOTH THE CITY AND THE
CHAMBER OF COMMERCE WORK IN UNITY TO ACHIEVE DESIRED GOALS
OF BOTH ENTITIES. (END OF QUOTE).
s
'• ` T • •
THE MERIDIAN WASTEWATER TREATMENT PLANT IS CAPABLE OF A
CARRYING CAPACITY FOR MANY YEARS TO COME. IF THE PLANT
WOULD BECOME OVERLOADED, ADDING A FILTER AND CLARIFIER
WOULD NOT BE A MAJOR PROBLEM.
IF MERIDIAN DOES NOT ACCOMMODATE. THE REGIONAL MALL, THE PEOPLE
AND THE COMMUNITY OF MERIDIAN WILL BE "SOLD DOWN THE RIVER'
WE HAVE AN EXCELLENT OPPORTUNITY TO BUILD THE VALLEY'S FIRST
LONG-OVERDUE MALL, PROVIDE JOBS FOR MANY, PROVIDE A BOOST
TO THE ENTIRE AREA'S ECONOMY, AND HAVE SERVICES PROVIDED FOR
FREE. THE OPPORTUNITY FOR ALL OF THIS WILL NOT BE AVAILABLE
FOREVER. THAT IS WHY TT IS SO VITALLY IMPORTANT THAT THE
SOUTHERN ANNEXATION ROUTE BE APPROVED.
THE REGIONAL MALL WILL HAVE A GREAT IMPACT ON MERIDIAN. IT
WILL BE FAR ENOUGH AWAY FROM MERIDIAN TO ALLEVIATE TRAFFIC
CONGESTION, BUT CLOSE ENOUGH TO BENEFIT THE EXISTING BUSINESS
COMMUNITY.
IN THESE TOUGH ECONOMIC TIMES, MERIDIAN COULD GAIN SOME
VERY POSITIVE ATTENTION BY ACCOMMODATING THE REGIONAL MALL
PROJECT. THE MALL ALONE WOULD RESULT IN A T
ECONOMIC REVITALIZATION FOR MERIDIAN AND THE VALLEY. TO HAVE
POLICE AND FIRE PROTECTION, SEWER LINES, AND AN IMPROVED
TRANSPORTATION SYSTEM GIVEN TO THE CITY AT A TIME WHEN THESE
SERVICES ARE BEING CUT, PAUL QUONG'S OFFER MUST BE ACCOMMODATED.
MERIDIAN NEEDS THIS MALL. TF WE DENY IT NOW, WE MAX NEVER
HAVE ANOTHER CHANCE TO REVITALIZE OUR ECONOMY AND IMPROVE
OUR COMMUNITY. LET'S NOT BE ANOTHER DOWNTOWN BOISE - LEADING
THE PEOPLE DOWN THE PRIMROSE PATH. ~,.r ~ 5 l~ ~ U t
~~ ~- ~t ~ tY ZY v ~ ~-- -
~- -
DON M. STOREY
436 W. Washington
Meridian, ID 83642
~05~ ~~~~
Richard C. Williams
917 Storey
Meridian, Idaho 83642
June 30, 1982
Annette Hinrichs, Chairman
Meridian Planning a Zoning
Commission
Meridian City Hall
Meridian, Idaho 83642
Re: Proposed Amendments to Meridian's Comprehensive Plan
Dear Annette and Members of the Meridian Planning fr Zoning Commission:
As you are aware, I have made the City of Meridian my home for the
last 13 years. From January 1, 1976 through January 1, 1982, I
was a member of the City Council of Meridian. I was President of
the City Council at the time Meridian adopted its Comprehensive Plan
on September 18, 1978, by City Ordinance.
Prior to the time the Meridian Comprehensive Plan was adopted, the
Planning fi Zoning Commission and the City Council spent a tremendous
amount of time creating a document which we intended would "compre-
hensively" plan for the next 20 years of Meridian's growth and
development.
The original plan as created and adopted was based upon a great deal
of work and study on the physical environment, population growth,
economic development, housing development, transportation, preserva-
tion of rural areas and the providing of proper and necessary public
services, utilities and facilities.
In creating the Comprehensive Plan we made every effort to comply
with the statutory requirements mandated by the legislature in the
Local Planning Act of 1975.
I have observed with increasing dismay the City of Meridian's recent
attempts to amend that 1978 Comprehensive Plan. As a citizen of the
City of Meridian and a former Council member involved in the creation
of the original Plan, I write to you to express my opposition to
the proposed amendments to the 1978 Comprehensive Plan.
/~~_~ ~~ ~
`J ~/
,f~t~~~rc,_~
•• INTRODUCTION
* The purpose of this meeting is for the Planning and Zoning Commission
to consider changes in the City of Meridian's Comprehensive plan.
•. Some of the changes are to expand the Urban Service Planning area, and
allow for a regional shopping center anywhere in the area.
* Public Hearings have indicated the citizens of the Meridian area would
prefer growth, and a regional shopping center would certainly stimulate
growth.
* It appears as if we may have the opportunity for shopping center sites,
other than the site originally recognized by the comprehensive plan.
But State law requires we be consistent in our planning process, and
I feel we should stick to the plan recognized by Ada County.
* Therefore, I believe the changes indicated on Page 20 in the comprehensive
plan to allow for a regional shopping center anywhere within the USPA is
an incorrect change to make.
•~ I feel it is not r_orrect for several reasons--
1 - The change of use which would necessitate the changes on Page 20 has
not occured.
2 - It is not in Meridian's best interest to deviate from the plan we
have had for many years. A shopping center at Meridian Road would
keep our city centralized and active.
3 - Why should we open the City to needless and expensive court battles
until the retailers have made their choices for a shopping center
in Ada County?
_~
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h~lcc~~cl,ga)•
'7-~- ~~
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R1 eudi.an, 9dalw 83642
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v.i.~.it .the Cap.itaC C.itr6 and .tlze (,ap.i;taC aathe2 .than 6~r-paa..a "he ~• %he ~a~,Le 'goad
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tr~.i.di. ~fwu.Lct 6e vua mae v2 cvnceyz, ruat/zea .than tiv .spend .Caere coiount.~ v~ mvn.erd ~oa
tfte cvnven.i.ence o~ ccrrzpan.iti.ve~Le~ ~eur.
%he .7r+,teacfzanc~,e at l~ie2idian .St~.eet and J-84 mvhe,o 6ette2 uae yr the .i~zcrzean, e .i~z
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/~1errldi.are Chanbe2 0~ ~v:vrzerzce pLan~ :to have mvrze bu~.irzea~ but .Ce.aa .t2a~~i.c. flour Dice
-tfteed p,Lanni~zr~..to ticart.~porzt .the btu~i,ud pub.L.i.c .to the cifi/?
%he anea ,Lrt.in~ between t~leucCLa-z aruj :tfze ~a~,Le S2oacG-Lk~uan~ U'eveCvpwtent z~ pLvnned ~v2
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edam and o~ze2 act.tv.i.ti.eq tlzet~ have paid a ham, pru:ce ~v2.
%he cvzea zuvecLd vnLr~ ~eitve as a eviuurfvn evnneetincd .t~r~o .:eperrac`e .~hovporud aaeaa witfz
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~ar~e i~oac:.
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~.irzcezeC~,
June 30, 1982
Meridian Planning and Zoning Commissions
City Hall
Meridian, Idaho
Dear Members,
Changing your comprehensive plan wording to include any site will
seriously damage your image and efforts to move forward as a city of
importance in the Treasure Valley.
All investors need confidence in a city. Present businessmen ,and
investors of Meridian property are the ones that will develop projects
that can help Meridian grow. These people need to know and have confidence
that Meridian is serious in controlling its destiny.
One project alone will not build Meridian, but one project that destroys
your central hub, spreads you out over three miles, will cause irreversible
damage.
If the city is spread over that distance, then Meridian can accept the
fact it would become a Boise extension of strip development on Fairview
and blend in as a Boise suburb with no real identity.
Sincerely,
f __ _
,--
Colin Connell
1401 Sage Point
Meridian, Idaho
7 /- ~Z
Page 2
June 30, 1982
My comments and objections are as follows:
I. THE PROPOSED AMENDMENT TO THE COMPREHENSIVE PLAN
Under Idaho State law it is the duty of the Planning fi Zoning Com-
mission to conduct a comprehensive planning process designed to pre-
pare, implement and update a comprehensive plan. The plan with
"maps, charts and reports" is to be based on several different plan-
ning components such as population, economic development, public
services and facilities, transportation and land uses.
Idaho Code Section 67-6508(c) requires as part of this comprehensive
planning process, "An analysis of natural land types, existing land
covers and uses, and the intrinsic suitability of lands for such uses
as agriculture, forestry, mineral exploration and extraction, pre-
servation, recreation, housing, commerce industry and public facilities.
A map shall be prepared indicating suitable_proiected land uses for
In other words, as part of the comprehensive planning process, the
Planning ~ Zoning Commission is to plan what lands are suitable for
what purposes. A map must then be prepared showing this planning
process.
In order to comply with this requirement of a land use map, the 1978
Comprehensive Plan utilized the Meridian Policy Diagram at page 7
of the Plan as a "land use map".
Note that this Policy Diagram designates certain areas inside the
Urban Service Planning Area for certain land uses. It specifically
plans for and designates where the mixed use areas will be, where the
neighborhood areas will be, where proposed shcools will be, where
the regional shopping center will be, where rural areas will be and
so on.
Looking at this map together with the Comprehensive Plan, a citizen
or a developer can determine where Meridian's intended and planned
growth will eventually lead.
In the proposed new Meridian Policy Diagram (which on its fact states
that it is "intended to meet the requirements of the 1975 Land
Planning Act regarding proposed land use maps") nearly all of the pro-
posed land use designations are removed. There is no designated land
which is for mixed uses. There is no designated land for rural
reserve areas. There are no designated lands for commercial uses.
Page 3
June 30, 1982
There is no land anywhere designated for a regional shopping center
site. In other words, the proposed Comprehensive Plan amendment
and creation of the new Meridian Policy Diagram would indicate to
the casual observer that at the time of amendment Meridian's only
planned land uses were for neighborhoods, Old Town, parks, waterways,
open spaces and technical/industrial review areas.
I question how the city can have a valid Comprehensive Plan where
the land use map shows no planned land use areas. There is simply
no way that a citizen or a developer could examine the Meridian
Policy Diagram and determine what the Comprehensive Plan was plan-
ning for.
My whole point is that this whole procedure is a comprehensive plan-
ning process. We must go through a comprehensive process to decide
where development will be, when it will be and why it will be.
The present draft of the proposed amendments to our 1978 Comprehensive
Plan show clearly that no comprehensive planning process has gone into
the creation of the amendment. Instead it was hastily drafted under
apparent pressure from a developer who has initiated certain annexa-
tion and zoning requests which are not in compliance with the 1978
Comprehensive Plan.
I cannot see how this proposed amendment to Meridian's 1978 Compre-
hensive Plan can in any way comply with Idaho law.
II. PROPOSED "AMENDMENT" OF REGIONAL SHOPPING CENTER SITE
In the 1978 Comprehensive Plan, we planned for and designated the
Meridian Road site as the one for the regional shopping center.
In the Plan we stated:
"Meridian is encouraging the potential
development of a regional shopping center
near the Meridian/Kuna Road Freeway Inter-
change. When it becomes a reality, it
will have a significant impact upon Meridian
and has a potential of becoming Meridian's
new Central Business District.
~ >~~ „
"it is the policy of the City of Meridian
to encourage and support the development of
a regional shopping center as the core com-
mercial activity within Meridian's Urban
Service Planning Area, as well as Treasure
Valley."
Page 4
June 30, 1982
Referring to the amendment requirements stated in Section K, page
63 of the Comprehensive Plan (see Section III below), is this original
designation of the regional site at Meridian Road an error in the
original Plan? Or has there since been a substantial change in the
Meridian Road site which would now result in a "material discrepancy"
between that site and the Comprehensive Plan if the mall is developed?
Obviously not.
In its proposed amendment to the Comprehensive Plan and new proposed
Meridian Policy Diagram, the Commission proposes to remove entirely
the designation of the Meridian Road site as that of a possible
regional shopping center. In the proposed "land use map" (proposed
new Meridian Policy Diagram) the Meridian Road regional shopping
center site is not even listed or designated as a "commercial" land
use.
In 1978, the City of Meridian named the Meridian Road site as the site
of the regional shopping center and stated publicly that the city
"encourages" the development of the shopping center at that site.
Now the Commission wishes to take away that designation.
Is the Commission now trying to suggest to potential developers
and potential tenants in the shopping center that the City of
Meridian no longer plans for a shopping center at the Meridian Road
site and that by removing the "encouraging" language from the original
Comprehensive Plan that the City of Meridian now "discourages" the
regional shopping center at the Meridian Road site?
The way the Commission is now attempting to amend the Comprehensive
Plan and the Meridian Policy Diagram, how could potential tenants
read this any other way than to think the City of Meridian is abandon-
ing completely its support for a regional shopping center at Meridian
Road.
The entire City of Meridian desires a shopping center in Meridian.
In my opinion, amendment of the Comprehensive Plan as proposed will
do unimaginable harm to the possibility of a regional shopping center
at Meridian Road.
I know that the Commission does not wish to send a signal to the
world that the city is abandoning its support for the Meridian Road
site, but that signal will be read that way if the proposed Compre-
hensive Plan amendment goes any farther than it has now in its present
form.
I would like to point out another serious error in the proposed amend-
ment to the Comprehensive Plan. At page 2 of the Commission's recom-
mendation, in reference to the regional shopping center, the Commission
Page 5
June 30, 1982
proposes to change the language at page 20 of the Comprehensive
Plan to read, "Meridian is encouraging the potential development of
a regional shopping center within its Area of Impact. .". Surely
this can't be correct.
At page 4 of the Comprehensive Plan the Meridian Area of Impact is
shown by map. This area goes as far north as Chinden Boulevard,
as far east as Cloverdale and Cole Roads and as far south as a point
about eight miles from downtown Meridian. Obviously, the City of
Meridian is not encouraging development of a regional shopping center
anywhere in the Area of Impact. However, that is what your proposed
amendment states in plain English.
I mention this error as evidence to show how hastily conceived and
poorly planned this proposed amendment to the Comprehensive Plan
really is.
III. AMENDMENT PROCEDURES
At pages 62 and 63 of the 1978 Comprehensive Plan, the Plan sets
out the provisions and procedures for how, when and why the Plan
can be amended.
Section K at page 63 of the Plan states:
"Amendment of the Comprehensive Plan
may be granted only to correct an
error in the Plan or because of sub-
stantial change in the actual conditions
of an area which results in a material
discrepancy or disparity between the
conditions in the area and all or part
of the Plan."
Therefore, from a simple reading of this section, it is clear that
the Plan can be amended only when one of two situations exist.
Either there was an error in the original Plan or an area outside
the original Plan has changed so substantiall as to result in a
"material" difference between t at area an the original Plan.
The question, of course, is whether there was an "error" or whether
there has been "substantial" change in the new area to be covered
by the new proposed amendment to the Plan.
Page 6
June 30, 1982
(a) No error in original Plan
~~ ~~
In my opinion, there is absolutely no error in the original 1978
Comprehensive Plan which would, or could, be corrected by the
proposed amendment. The original Plan Policy Diagram at page 7
showing the Urban Service Planning Area was intended to only go
to North Eagle Road. The agricultural greenbelt area on the other
side (east) of Eagle Road was intended to be left as an agricultural
greenbelt area and the area immediately west of Eagle Road was
planned as a rural reserve area. There was no error in having the
Urban Service Planning Area stop at Eagle Road. In drafting the
original Plan these links were drawn based on the amount, type and
direction of desired long time growth patterns and the city's ability
to provide necessary and adequate public facilities to accommodate
that growth.
In short, there was and is no "error" in the original drawing of the
Urban Service Planning Area. Nor was there any error in the original
Plan which included the Southgate area in the southwest, an area now
proposed to be axed from the Comprehensive Plan. And, even more
importantly, it simply cannot be argued that there was an "error"
in the original planning and designation of the Meridian Road site
as the site of the regional shopping center.
(b) No substantial change in the Eagle Road area
The proposed "Meridian Policy Diagram" which is attached to the
Planning ~ Zoning recommendation for amendment of the Comprehensive
Plan suggests that the Urban Service Planning Area will be shifted
dramatically to include a large area east of Eagle Road and to dis-
include the Southgate area in the southwest.
Not only have both of these areas not incurred any "substantial"
change since the adoption of the original Comprehensive Plan, in
my opinion, they have not changed at all, and I have been personally
familiar with these areas for the last 13 years.
An argument might be raised that now that the state has approved
the Eagle Road interchange, this is a "change" in that area. This
simply is not true. In the original Plan the Eagle Road inter-
change was contemplated, planned for and was encouraged in order
to service the industrial areas of the City of Meridian, and to get
state traffic heading to North Idaho out of the city center of
Meridian. (See pages 32 through 38 of the original Plan.) Therefore,
a new interchange at Eagle Road does not result in a "change" in the
area as originally planned.
Nor are there any other "changes" in the physical characteristics.
The area was and still is an agricultural area. The city's ability
Page 7
June 30, 1982
to provide sewer, water, fire, police and other necessary services
and facilities has not "changed". Furthermore, there is absolutely
no "change" in the regional shopping center site at Meridian Road
which could properly justify amending that site out of the Compre-
hensive Plan, as you propose to do.
Finally, it is clear that the areas contemplated for inclusion in the
new Urban Service Planning Area in the proposed amendment to the
Plan are not now, nor have they ever been, areas which are
"materially" different from the original plan.
Therefore, pursuant to the expressly required amendment procedures of
the Plan itself (pp. 62-63) which were adopted to comply with Idaho
State law under the Local Planning Act of 1975, the proposed amend-
ment to the Comprehensive Plan is, in my opinion, improper.
IV. APPLICATION PROCESS FOR COMPREHENSIVE PLAN AMENDMENTS
If a private party were to make application to the Planning fi Zoning
Commission for an amendment to the Comprehensive Plan, that applicant
would have to provide a great deal of information to the Commission
regarding the amendment.
The Comprehensive Plan's amendment procedures (page 62) have the
following requirements:
"b. The applicant will submit a letter for
a Comprehensive Plan amendment which will
contain the following:
1. Specific definition of the change being
requested.
2. Specific information on any property
involved.
3. The condition or situation which warrants
a change being made in the Plan.
4. The public need for and benefit from such
a change in the Plan.
5. Documentation that no other solutions to
the problem presented by the current policy
of the Plan are possible or reasonable.
6. Development intentions for any land involved.
7. Any other data and information needed by the
Planning and Zoning Commission in evaluating
Page 8
June 30, 1982
the proposal, such as who does it
help, who does it hurt, how much is
it going to cost, and who's going to
pay for it.
c. No application will be considered until the
required information is complete."
In other words, the applicant must supply this indepth information
to the Commission so that the Commission can utilize and analyze
it in its "comprehensive planning process", required by law.
While the Commission may on its own accord propose an amendment to
the Plan, I would suggest that before proposing such an amendment,
the Commission, at the very minimum, should consider and study that
very information needed and required from a private applicant.
In light of the amendment procedures of the Comprehensive Plan, I
pose these questions to the Commission:
1. What is the specific definition of the change
in the Comprehensive Plan which the Commission
is proposing?
2. What specific information on a~ of the property
involved has been considered?
3. What condition or situation warrants a change
being made in the Plan?
4. Where is the error in the 1978 Comprehensive Plan
which mandates that the original Plan be amended?
5. What substantial changes have occurred in what
areas to require amending of the original Plan?
6. Where is the "material discrepancy or disparity"
between the conditions in the area being amended
and the original Plan?
7. What is the public need for the change in the Plan?
8. What is the public benefit from the change in the Plan?
9. What documentation has the Commission relied on to
show that there are no other reasonable or possible
solutions to the problem presented by the current
policy of the Plan?
10. Who does this amendment to the Plan help?
Page 9
June 30, 1982
11. Who does this amendment to the Plan hurt?
12. How much is this amendment to the Plan going
to cost and who is going to pay for it?
r~
In order to be assured that an adequate planning process has been
achieved, the citizens of the City of Meridian are going to have to
be assured that there are satisfactory answers to these questions
and that all of the answers have been fully considered by the Com-
mission before deciding to amend the 1978 Comprehensive Plan.
Meridian is a small town with a volunteer Planning 5 Zoning Commission
and no paid professional planning staff. I personally do not under-
stand why the Commission, on its own accord, proceeded to take on a
project as great as amending the entire Comprehensive Plan without
supporting studies and information being supplied by those who seek
the Comprehensive Plan amendments.
I would suggest to the Commission that it abandon its own Comprehensive
Plan amendment and wait for a proper, duly documented and supported
application for amendment to the Comprehensive Plan. Only in this
way can the Commission get the correct and essential answers to the
questions posed above and only then can the Commission comprehensively
analyze and plan for the future development of Meridian.
V. QUONG-WATKINS CITY OF MERIDIAN AGREEMENT DATED JANUARY 15, 1981
If there were no proposed Quong-Watkins shopping mall at Eagle Road,
the Commission would not be considering the amendment to the Compre-
hensive Plan that it is now considering.
This particular proposed amendment to the Comprehensive Plan is
being considered only as an accommodation to the Quong-Watkins
annexation and zoning request because, absent an amendment to the
Comprehensive Plan, the annexation and zoning request arguably cannot
be allowed under Idaho State law.
The Commission has already given the recommendationon the annexation
and zoning request. Therefore, the Commission has gotten itself
into a box that it will find difficult to get out of. I perceive
that the Commission is under a great deal of pressure, because of
its recent annexation and zoning action, to get the amendments to the
Comprehensive Plan through the Commission and on to the City Council
as soon as possible. Such haste and speed seriously impair the compre-
hensive analysis necessary for a major amendment to the Comprehensive
Plan as proposed.
•
Page 10
June 30, 1982
Zf the Quong-Watkins development does not develop as promised, then
the City does not wish to amend the Comprehensive Plan as proposed
nor does it want to annex and zone the Eagle Road area.
The key to Quong's development is major retail tenants.
In 1981, when I was on the City Council, we anticipated these
Comprehensive Plan, annexation and zoning problems and the city
entered into an agreement with Quong-Watkins wherein Quong-Watkins
agreed as follows:
"1. Annexation. Developer intends to
initiate proceedings for annexation
of the Subject Property to City and
to consummate said proceedings as
soon as possible. Developer does not
intend to initiate annexation ~roceedines.
or
tenants for the sho in center. Said
annexation, i un erta en by Developer shall
be in accordance with this agreement."
(A copy of that Agreement is attached.)
Therefore, I can only conclude that the Commission is now under a
time pressure to amend the Comprehensive Plan only because Quong-
Watkins failed to honor their agreement not to initiate annexa-
tion and zoning proceedings until after they produced the signed
letters of intent from the major tenants.
If the city proceeds with the proposed amendments to the Comprehen-
sive Plan and. proceeds with the annexation and zoning and then the
Quong-Watkins shopping center fails to materialize, then the amendment
of the Plan, the annexation, the zoning, all of the time and effort,
all of the hearings and all of the expense to the city relating
to that will have been totally and completely wasted.
That agreement dated January 15, 1981, between Quong-Watkins Properties
and the City of Meridian, I believe, was intended to avoid that
very scenario.
Page 11
June 30, 1982
The Commission should now put this whole matter on the shelf at least
until Quong-Watkins delivers the signed letters of intent from the
major tenants as the agreement intends, then the city would have
more time to do the comprehensive analysis into the amendment of
the Comprehensive Plan and could properly study and plan for the
contemplated developments in the land areas affected by the amend-
ments to the Comprehensive Plan.
VI. POLICY OF THE COMPREHENSIVE PLAN AND LOCAL PLANNING ACT
The Plan
When the original Plan was created, the City of Meridian had certain
goals and desires relating to the future development of the city.
The goals and desires of the city as expressed in the Comprehensive
Plan can be summarized as follows:
1. Provide for orderly growth and development.
2. Provide for economic growth and balance.
3. Provide for the improvement of the quality of life.
4. Provide adequate public facilities such as sewer,
water, walkways, bike paths, police and fire pro-
tection, public transit, schools, roads, libraries,
etc.
5. To prevent strip commercial or industrial development.
6. To prevent urban sprawl caused by scattered
residential development.
7. Maintain Meridian as a self-sufficient community.
8. Maintain Meridian's separate identity as an
independent city as opposed to being a bedroom
community of Boise.
9. Maintain and promote the central core of Meridian,
"Old Town", as a business district.
10. Preserve the integrity of surrounding land uses
and preservation of agricultural areas.
Page 12
June 30, 1982
The Local Planning Act of 1975
The Local Planning Act is the Idaho statute which requires that
cities comprehensively plan for the development of their cities.
The purpose of the Local Planning Act is to promote the general
health, safety and welfare of the people as follows:
1. To protect property rights and enhance property values.
2. To ensure adequate public facilities and services
at reasonable cost.
3. To ensure the economy.
4. To encourage the protection of prime agricultural
lands for production of food, fiber and minerals.
5. To encourage urban and urban-type developments within
incorporated cities.
6. To ensure that the development on land is commensurate
with the physical characteristics.
As you can easily see from the purposes of the Act and the goals
and desires expressed in the Comprehensive Plan, the Planning fi
Zoning Commission's duty is to create the best plan for the develop-
ment of the City of Meridian. Its duty is to plan for and designate
certain land uses within its jurisdiction.
In determining which land is to be planned for what use, the Plan-
ning fi Zoning Commission is required to do a comprehensive planning
process analyzing all of the various components and information
necessary to plan what is the best uses of land for all of the
people of Meridian.
In short, the legislature delegated to the city government the duty
to plan the best possible development for the residents of the city,
and to set out that development in the Comprehensive Plan.
It is clearly not the statutory duty of the city government to throw
out the comprehensive planning process merely to create "competition"
between developers.
In 1978, the city's Comprehensive Plan designated the Meridian Road
site as the best site for a regional shopping center to achieve the
goals and desires of the city and to comply with the purposes of the
Local Planning Act. This site was chosen after a comprehensive
planning process.
Page 13
June 30, 1982
The question now is what comprehensive planning process required by
the Comprehensive Plan and Idaho law has the city completed to
determine that the Meridian Road iste is not the best one for the
city. Obviously, no such comprehensive planning process has been
done.
In any event, as a city resident and ex-councilman, I wish to express
my opinion to you that the Meridian Road site is still the only site
which will comply with the goals and desires of the residents of
Meridian as expressed in the original Comprehensive Plan and the
purposes of the Local Planning Act.
A few brief comments are in order as to these goals and desires
and purposes of planning and how I perceive your proposed amendments
to the Plan (which impliedly allow another shopping center site
outside of the city) will affect the city.
1. Orderl Growth - There is no conceivable way how a shopping
mall outside o the city can promote orderly growth of the city of
Meridian. A shopping mall will act as a giant magnet attracting
people, employees and public services. The only natural effect of
this is to create development pressures in the area immediately
surrounding the shopping mall. Orderly development should be from
the center of the city outward with gradual expansion of services
to meet the gradual expansion outward of development, rather than
expansion of the outside of the city towards the city of Meridian
and towards the city of Boise.
2. Adequate Public Facilities - I question whether a massive
commercial development outside of the city will not overtax the
city's ability to provide services to the future city residents in
the next twenty years. I am aware of some studies which also suggest
that the initial cost of additional fire and police protection for
a development outside of the city will cost in excess of $600,000
with even more additional costs incurred each year.
3. Preservation of Agricultural Lands - In our original Compre-
hensive Plan we planned for rural reserve areas in the Eagle Road
area. The Comprehensive Plan states specifically that the Plan
"has been coordinated with" the Ada County Comprehensive Plan. The
Plan also states that one of the policies of the Comprehensive Plan
is to coordinate with (not against) the Ada County Comprehensive Plan.
A review of the Ada County Comprehensive Plan shows that the Eagle
Road area has been planned by the county for agricultural uses. A
regional shopping center at Eagle Road, therefore, conflicts with
•
Page 14
June 30, 1982
C~
the Ada County Comprehensive Plan and conflicts with the Meridian
Comprehensive Plan which requires that the Plan "coordinate" with
the Ada County Comprehensive Plan.
Nowhere in the proposed amendments is there an amendment of this
"coordination" requirement. Does the city intend to simply ignore
this part of the original Comprehensive Plan?
In any event, there
mall and necessary
protection of prime
it "ensure that the
characteristics" of
can be no question tha
surrounding development
agricultural lands" as
development on land is
the area.
t an Eagle Road shopping
will not "encourage the
required by law, nor will
commensurate with the physical
4. Preserve Meridian Central Business Core and Meridian's
Se arate Identit - A shopping mall outside of the city wi create
a shi t to the east of the growth activities of the city and will
effectively destroy the Urban Service Planning Area as it now exists.
It would cause an economic short circuit which would eventually
duplicate the central axis of the community leaving Meridian with a
split identity. Placing the mall away from the central community
axis "Old Town" will draw businesses away from "Old Town" and may
eventually destory "Old Town". One need only look to the city center
of Nampa and the effect Karcher Mall had on Nampa's city center to
see the result of a mall outside the city center core.
A mall as originally planned for at Meridian Road will place develop-
ment squarely in the community "core" and will forever link "Old
Town" to the mall site, giving Meridian a true separate economic,
visual and realistic identity. Obviously, more points can be raised
but I think I've said enough.
VII. CONCLUSION
In conclusion, I strongly urge the Commission to consder the points
I've raised in this letter. The proposed amendment to the Comprehensive
Plan, my opinion, is not valid and will do irreparable harm to the
future growth and orderly development of the City of Meridian. The
time has come for the Commission to reassess its recommended amendments
to the Comprehensive Plan before the error is compounded further.
Sincerely,
Richard C. Williams
cc: Honorable Joseph Glaisyer
Bill Brewer
Rick Orton
Ron Tolsma
Grant Kingsford
C,
. _ ~,-
ACKNOWLEllC;EMGNT Ol~ UI:VIs'LOPER' S ] N'1'k:N'1' ~!''1 :~ ~~ ; ,
'I'H1S AGI2EGM13NT is made this /~ ~ day cat ~,;~. ,
19ti1, by and between QUONC-WA'i'KINS YROYER'i'll::>, a Calilurnia yener~il
partnership (herein called "Developer"), or nomuuee, and l.he Cl'I'Y
OF MERIDIAN, County of Ada, State of Idaho (I[ercut called "Cit.y")
with reference to the following facts:
K P•. C 1 '1 A L S:
A. Developer is or will be the owner of certain real
property located near CiCy in the County of Ada, State of Idaho,
referred to herein as the "Subject Property" and more particularly
described in Exhibit "A" attached hereto, upon which Developer
proposes to build a comtnercial regional shopping center.
B. Developer desires to initiate annexation pruceed-
ings to City for the Subject Property.
C. Developer is desirous of ubtainu[y Lrom City ,ui
acknowledgement of the Developer's intent to improve the Subject.
Property and to make application for a change in zoning and an
amendment of the comprehensive plan to permit de,velopmenl of the
Subject Property as a conm[er.cial regional shopping center, and
further to make application for adequate water ai[d sewer.- supply
from the City for said center
NOW, THEREFOkE, the parties hereto agree as Lollows:
1. Annexation. Developer intends to initiate proceed-
ings for annexation of the Subject Property to pity and to cousuni-
mate said proceedinys as soon as possible. Developer does not intend
to initiate annexation proceedinys, however, unt.rl Developer has
obtained signed letters of intent from the major teuant_s for the
3~~n• ~' ~''~' ` '
t Via. -'.:,.
~,
7 ... +, .:.:n:.
.. ., t•.5 t •`~
~:.
..
shopping center. Said annexation, if undertaken by Developer,
shall be in accordance with this Agreement.
2. Acknowledgement by City. The City acknowledges
that it is aware of the present intent of Developer' to make ap-
plication for a zoning change and an amendment of the comprehensive
plan to develop t;he Subject Property as set forth herein. City
hereby states drat it would duly consider an application by De-
veloper, to amend its comprehensive plan and zone the Subject Prop-
erty so as to permit development of the Subject Property as a com-
mercial regional shopping center. City further states that it
will duly consider' Developer's application to have the City commit
to Lhe Subject Property sufficient sewage capacity and water supply
and distribution facilities to serve the Subject Property once
developed as a commercial regional shopping center. The parties
ackrrowledye that any amendment of the comprehensive plan of the
City, and any change in zoning can only be accomplished through
duly mandated procedures for application, prior notice, publication,
public hearing, and other such procedural requirements. Accord-
ingly, this agreement shall be understood not to constitute a
binding obligation of the City to provide any specific annexation,
zoning, or change in comprehensive plan or commitment to provide
water and sewer and it is understood that the City must determine
the appropriaCeness o1 annexation, zoning changes, or any change
in comprehensive plan and its ability to provide water and sewer,
at tJre time application for such is submitted.
.. .. •
3, Successors and Assigns- It is understood that De-
veloper intends to develop the Subject Property together with other
parties.
IN W1'I'NESS WHEREOF, the parties hereto have executed
this AyreemenL pis of the day and year first above written.
QUONG-WATKiNS PROP~,RTIES, a
general partner`sPtip
i ~' ~
Yawl Quong, artnc~
ey : ~ ~LGh/~ ~ -~'
ll. Barrett Wa kltis, Partner
"Developer"
CITY OF ERID~ ~ '~
' ~ ~~
/~'
MAY
B
ity Clerk„Cit
Y
APPROVED:
Hy' -T-----
City Attorney for the City
of Meridian
OFFICIALS
LA WANAL NIEMANN, CIIy CIerF
A M KIERLRT. Treasurer
RICHARp U. NIGHOLS. Cnlef of Ponce
BRUCE D STUAHT, Wafer WJIXS SvOL
JOH N O. FI i ZGEHALD. Allorney
FOf.ER WELKEH. Fire Chief
EARL WAFO, Waffe Wafer Supl
1 ~Ji i</ l'ALLIil
f 1 r.., .~ to T.ive
1`vIERIiI}It~N
.:urldLln titreet
,iiA 1. li)AlIil
dSU .!
L., I'm '„~.. i~l'd li
Mai
JL:.~: l.4 , 1982
NOTi '(? Ol' PUBLIC HEZIRING
111 1t uP
A C.
CIT'E' C~
i2b
J'i}li
Notice is hereby lived that a public hearing
will be held beic <~ th~~ Planning and Zoning
Carrmission of the City of Meridian, on
July 1, 1982 at T .e hour of 8:00 P.M. at the
Meridian City Hai., 728 Meridian Street,
Ada County, Meric.an, Idaho, for the tJUrpose
of the Planning ~ YdLoning Commission considering
changes arr~nding _he City of Meridian Comprehensive
Plan necessitates by Upland Industries Corporation
Annexation and QL ~Jng-Watkins ;lrurexation.
Changes amending the City of 1~kn~idian Comprehensive
Plan nccc.7ssit~itcx Iy Upland Indl:;trr_s Corporation
Annexation and 4r• -ng-Watkins fu-ufexation are to ~.
sutmitt~xl to tY:e 'ity Council oi: the City of
Meridian, pursuar: to Chapter 65, Iaws of the
State of Idaho. Copies of Cn<;ngca_; are available
for put;lic viewir at. the City Clerk's Ufiice
during Office boy 5, City Hall, 728 Me~.ridian Street,
ivkxidan, ID.
Dated this 14tYr( 1 of June, 1982
LaWana L. Nia'[><u'r. C.Lty Clem
Pub. :7une 16, 2"s, S0, 1.982
COUNCILMEN
GRANT P. KINGSFOflO
BILL BREWER
RICHARD F.ORTON, JR.
RONALD R. TOLSMA
ANN ETTE G HINRICH$
Chairman Zoning 6 Planning
~~
u
FIUI3 E;? TRP.ASURL JRI_T EI'
A Gco~ PIltce to L•,ve
OFFICIALS
LAWANA L. N IEMANN, City Clerk
A. M. KIESER?,Treasurer
RICHARD D. NiCHCLS, Gniet of Police
ORUCE 0. STUART, Watar Works Supt.
JOHN 0. FITZGERALO, Attorney
ROGER WELKER, Flra C:riel
EARL WARD, Waste Water SUpt.
?28 Meridian Street
Mk:RIDIAN, IDAHO
lS3Gh2
Phone HRS-A439
IOSIPH L. CLAISYER
Mayer
Nay 11, 1982
Honorable Joseph L. Glaisyer
City of Merid.ia:^. Counci~:nen
*~ridian City Hall
N;eridie~, ID 83642
Gentlemen:
During the City of Meridian Planning and Zoning Commission
meeting held at the D"aridian Primary School Nay 10, 1982:
COUNCILMEN
GRANT P. NINGSFORD
01LL BREWER
RIGHARp F.ORTON, JR.
RONALD R. TOLSMA
ANN ETTE C. HINRICHS
Chairman Zoning d Planning
The !motion was made by Bob Spencer and seconded by
Don Sharp "tzat the app_ication to amend the Cl~re'ensive
Plan as originated by the Manning anc'. Zoning Ccsm~~ssion
April '_9,982 aid the Grlen~m.^- of ?~ibrary Policies, change
of the Transr_ortation Plan Nap and Policy Diagram Man as
proposed at },_Y:e Public Heeling held Agri 26, 1982
be fo_,,warded to t_'~e :~;~ r~d~_an City Co~,vnci'_ for consideration. "
Nation Carried.
~'~nnette C. Hinrichs
C~IAIRTIAI~T
CITY O:'' MLRIDT_AIQ PLANNING & ZONING
pc: Com¢nission `9embers
Cane. P1a~_ Fi1c.
OFFICIALS
LAWANA L. NIEMANN, City Clarh
A. M. KIEBERT, Treasurer
RICHARD O. NICHOLS, Chef of POf Ice
BRUCE D. STUART, Writer WOfk9 Bvpt.
JOHN O. FITZGERALD, A!lorney
ROGER W ELKER, Fire ONe!
EARL WARD, Weate Watar BUpt.
A GDOC'. Pace to T_..'..;e
728 Meridian Street
7 ,42
Pho m. F3NU-4433
JOSEPH L. GLAISYER
Mayor
f^,~ril 22, ':982
Honorable Joseph !. Glaisyer
City of (Meridian Councilmen
728 Meridian Street
Meridian, ID 83642
COVNGILMEN
GRANT P. KINGSFORD
RILL BREWER
RIGHARC F. ORTCN. JR.
90NALD N. TOLBMA
AN NETTS G. HINRICHB
Chairman Zoninq 8 Rlannlnp
APPLICATION TO AMEND THE CO?"PREHENSIVE PLAN, MERIDIAN, '.DAHO, AS ORIGINATED
BY THE CITY PLANNING AND ZO`~I'~G COi~1MISSION.
The recommended amerd!rents to the Comprehensive Plan are as follows:
CHANGE I-8C to I-84
Page 18 Fasten, Indus*_rial Review Area ~.
Technical Industha] '2eviev rtrea i.
Page 19 Western Industrial Review Area__ 1.
Page 22 Mixed-Use Review Areas
1HE A~cEA kFf_5-'-i
THE A~?EA EAS'~--Three times
THE A?_A 'nftST)
Page 23 Mixed-Use Areas Betwoen_ I-8ON and_ Overland Road_
--Two times
Page 23 '~"~xed-Use Review P.rea fAest of Kuna-Meridian Road, North of
--~'U_ 1' 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 P.eview Area
Page 41 11.
Page 59 Ca ital Improvements Program CIP)
Priority One:
Priority Two:
Priority Three:
Page 74 Map -Meridian Community Planning Area Boundary
..
Page 2
Recommended Amendments i:.o the Comprehen.sive.?lan, Merid~.an, Idaho
?',arming and Zoniny Commission `,
Page 20 Regional Sho pin _ Center
Change to Meridian 's encouracing the potential development of
a Regiona' Sp,_opin.o Center within its Area of impact
in line with the stated rolicies under Part IV
Economic Ueve'.opmer:t (p. '. 5) of this document.
Page 37 8. The following transportation. policies shall apply for
Commercial Act-vity Centers
Regional Shopping Cemter -
Change to: The proposed Regional Shopping Center shall plan for
the smooth and easy f'.ow of traffic; lessening the
impact on neighboring residentia' areas.
Frontage reads, rtell olann.ed parking with controlled
access, a~' use cf ex.istin; s`reets shall 5e carefully
considered.
Page 18 Eastern Industrial Review Area
Add 2, it s the policy of Meridian to encourage and promote the
development of an overpass at the intersection of
Locust Grove and I-8G ^_.y the '.daho Department of Transportation
Change 2. to 3.
Change 3. to 4.
Page 32 TRANSPORTATION
Functional Definitions
?r':^cioa': Arterials - Cherry Lane/Fairview
Frankl i n
Eagle
Highway 20/26
Kung-Meridian Read (Highway 69)
(South of Franklin)
Page 33 Minor Arterials - Ten Mile
Overland
Linder -
Meridian
Collectors -
Linder (Franklin to Freeway)
Ten Mile (North of Cherry Lane)
Black Cat
hstick
Amity
Gruber
Meridian (Fairview to Franklin)
(between Cherry Lane & Overland)
Highway 20/26 to Franklin
Road (Highway 20/26 ±o Fairview
East First !Fairview to Franklin)
LOCUSt Gre b'E:
Victory
McMillan
Pine
rt-:}..-
?aae 3
Recommended ame-,,^~'=~:~ :o +ho ~cTprehensve~?Ian, ~lerician, Idaho
Plannine and 7_on;ng rommss-ion
Page 41 POLICIES (LIHRPStY)
Strike l., 2., 3.a, 3.?~, 3.c., 4.
Insert '. Due to the ~~nticipated growth within Urban Service
P'anninq Iv-e~a, the City of .'!'~eridian should cooperate
wi*h the N:eridiar_ Free Library District to expand
services as needed.
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CO)I][ERCIAI. $PECLLIST9 • DEVELOPERS - INVES'17~~iT9
July 1, 1982
City of Meridian Planning and Zoning
City Hall
Meridian, Idaho
Dear Chairman and Commission Members,
(208) 343.7514
BOS 929
BOISE. ID.\HO 93^. Ol
I hereby object to your proposed change of the Meridian Comprehensive
Use Plan.
I have been a property owner in Meridian for about 18 years. With
the belief in the Meridian planning process we have encouraged other
investors to join in gathering parcels of land totalling 160 acres
adjacent to the R.T. Nahas regional site. Obviously the development of
this site is far behind our original schedule but we have spent consid-
erable time and money planning a development that would be proper
adjacent to a regional center. The planning includes an office park
which would include high tech tenants and other retail buildings. When
this development is completed, there could be 1,500,000 to 2,000,000
square feet of buildings. With the regional center there would be
over three million square feet. This would probably take ten years from
the start of construction and would be the largest development of its
type in the state for many years to come.
I feel it is vey likely that your change will have a detrimental effect
on the above plans. The Nahas Company with Simon & Associates have
the strongest chance Meridian has ever had to get a development of this
type started. Anything that causes confusion could possibly destroy their
efforts. If you would change your ammendments to include the Uplands
site and leave Quong's site out, you would be doing Meridian a favor.
There seems to be a feeling that the more regional center sites you have,
the better chance you have to get one. That is not so: You are just
creating more competition within your own area. It is tough enough with
Boise and Cloverdale trying to confuse all the tenants. Any misdirection
at this time, will only help Price and Winmar. In reality, you are
down zoning the Meridian road site. I don't know how you can expect
to deal with high quality investors and development when you do things
in this manner.
The fact is, in my opinion, there are only three possibilities for a
regional center in Boise Valley. They are downtown Boise, Cole and
Franklin and the Nahas site. Why only three? Because tnis decision
is going to be made in the next few months and none of the sites with-
out existing freeway access will be considered because they can't get
on the track fast enough.
Nahas and Simon are only asking for a few months. They are really
__~ _ ,
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~vai. a. sov xEar.~Tax~
CO)flIERCiAL SPECIAI.IST9 • DSVELOPER9 - I~TPE3TSLES7T9
(209) 343-^314
BOS 929
BOi9E. ID.1H0 93701
Meridian's only choice. You should be cooperating in every pnssibe
way. This is a golden opportunity for Meridian and something we
can always be proud of. It is up to you.
Sincerely,
~~- c~ ~~
Wm. A. Non