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BOISE NOW A PROPOSAL FOR THE REDEVELOPMENT OF DOWNTOWN BOISE Reproduced from the Boise State University Library, Special Collections. MSS 250. BOISE NOW PROPOSALS FOR THE REDEVELOPMENT OF DOWNTOWN BOISE Our presentation addresses specifically the 15-acre redevelopment bounded by Bannock Street (north) and Front Street (south), Ninth Street (east) and Capitol Boulevard (west). The proposed program includes a dominant retail center consisting of two new major department stores, mall retail shops and street retail shops, having a gross retail building area of at least 44 7, 000 SF. The Civic Center complex, consisting of approximately 90,000 SF, contains a convention center with trade show-exhibition space and facilities, as well as a performing arts center, all located in the southerly portion of the site. Supplementing the two major civic and retail components are a 400-room hotel with convention space and meeting rooms, a 2 00,000 SF multi-story office building and a specialty recreation and entertainment component. This will include an ice rink, restaurants, shops, theaters, street-oriented retail and professional offices. Adjacent parking for these mixed-use functions will be within the project area itself. Our design objective is to integrate these various elements. Boise is the state capitol, an office center and headquarters for various major corporations in a unique, architectural and environmental setting. Despite these political, economic and aesthetic advantages, Boise is threatened with the same bleak future as many of its American downtown counterparts. Historical Data & Choices THEN Downtown Boise was essentially mature and complete by the mid- 1930's. Unfortunately, the downtowns of the first half of our century did not and could not possibly anticipate the tremendous population growth, the complete dependence upon the private automobile, the growth of suburbia, the new environmental technologies and the new marketing trends which accompanied these changes. In fact, a whole new industry was born in approximately mid-century to provide a suburban alternate to the existing city centers, presumably because of their inability to cope with these radical changes. The new product of this industry is the suburban regional shopping center. Up until very recently, Boise had three choices: (l) leave the downtown alone and allow it to deteriorate further; (2) let it become a somewhat unpleasant center for daytime office workers; or (3) tear out vast areas of the traditional downtown and simply replace them with a new single-purpose enclosed mall shopping center. Reproduced from the Boise State University Library, Special Collections. MSS 250. NOW: A Solution The Boise NOW group has made it quite clear that they are suggesting an original solution to the situation in Boise. Their proposed downtown project is not comparable to the traditional suburban retail complex, except that it must function as well or better than its suburban counterpart. No amount of money or design expertise could possibly reproduce the tradition, history, and richness of the city as expressed in its architecture. By implementing the Boise NOW plan, Boise could become one of the first American cities to reverse its declining economic condition without forsaking its past. Our aim is to revitalize downtown Boise completely. Downtown vitality is a difficult and elusive thing. It appears to be a function of balancing uses and users. It has been our experience that exciting cities provide infinite numbers of options and that the more options provided for both use and users, the greater the probability of success. The present suburban population of Boise provides the 'user' base of our project. They will only be encouraged to 'use' downtown if the options provided are sufficiently varied, attractive and unavailable elsewhere. 'Mixed use' in our proposal means a project which combines traditional department stores, shops and retailing, speciality retailing, leisure activities, cultural and recreational activities, hotels, offices, pedestrian malls, courts, exhibition spaces, places for special events, an ice skating rink, theaters, people-watching places and plazas. It will take all of this to lure the suburban population back to the downtown. Finally, and equally important, the proposed renovated center at its edges will blend into the existing city, reinforcing its neighbors and the entire neighborhood. NOW: Historical Buildings Included In specific terms, we propose to retain all of the following buildings: (a) The Simplot Building (b) The Idaho Building (c) The Ada Theater (d) Alexander Building -2- Reproduced from the Boise State University Library, Special Collections. MSS 250. The Eastman Building will be retained to the extent structurally feasible. The facades of the Union Block buildings will remain and new structures will be built behind them to match the original existing ones. The new Idaho First National Bank Building and the Bank of Idaho Building obviously will be retained and integrated into the project. NOW: A Workable Plan The whole project meets every requirement of contemporary retailing standards: (1) there is a major department store identity from off the site; (2) two department stores serve as anchor tenants at either end of the mall; (3) adequate retail store space is provided at two levels along the enclosed mall and the open plazas; (4) the appropriate pedestrian mall will link all of the elements of the center. NOW: A Pedestrian Route You will note in the master plan that Eighth Street, running continously from north to south, has been closed and will become the primary pedestrian street linking the warehouse development to the south and the State Capitol to the north. Idaho Street will be closed as it approaches the center. Main Street will remain open and be depressed as it passes through the redevelopment site and goes under the primary mall areas at a level of approximately 20 feet. A pedestrian mall will cross o,ver Ninth Street to the west, where it will tie into the existing Bon Marche department store on two levels. Significant street retail will be encouraged at both levels to provide continuous retailing from this department store to the primary site itself. TAKE A WALKING TOUR NOW NOW: Landscaped Court Yards As you approach the project from the north at 8th Street, you walk through a landscaped courtyard to a bank of doors which open on the enclosed mall, which goes both to the left and to the right. If you proceed straight ahead, you go through another set of doors into the exterior of the Plaza (8th & Idaho). It represents a street scene with trees, street lights, park furniture, an area ideal for public events, holiday celebrations, songfests and many other recreational and cultural activities. -3- Reproduced from the Boise State University Library, Special Collections. MSS 250. NOW: A Feeling of Outdoors In temperate weather, all of these doors will be left open and the center will essentially be outdoors. On inclement days, the mall will be enclosed and protected. As you proceed farther south, there is a stepped, two-level mall with the pedestrians looking down at the lower level from the upper level. The only difference here is that the pedestrians on the west side of the street will be walking behind the facades of the buildings and looking out of the existing window openings. As you come to the court in front of Department Store No. 2, you can look down and watch the traffic pass underneath the project on Main Street. The total effect will be a fantastic street scene of vintage downtown America. NOW: Concealed Parking Structures The parking structures have no exposure outside the project. The exceptions might be small facade areas along Main Street and Idaho. These will be designed again to represent building facades, which will be complementary to their surroundings. Traditionally, the difficulty in any urban downtown development has been the parking. The cost of parking and parking structures is usually prohibitive, but we have chosen for this project designs and layouts which will be economically viable and extremely efficient. The parking structure is entirely above grade, naturally ventilated on its four edges. The 1, 600 cars will be in an airy and well-lit, safe, convenient parking environment. Parking for the civic center complex will consist of two levels of subterranean parking with access from the depression of Main Street and from Grove Street. NOW: A Mixture of Old and New Architecture Street retail, as indicated on Ninth and Capitol, will be designed either to salvage existing facades or use remnants or artifacts from existing buildings. The lateral east and west entrances at Seventh, Eighth, Ninth, and Tenth will be essentially miniature street scenes recreating the street environment that we are accustomed to seeing in Boise. We have been very careful to preserve the original grid system of the City, even though some of the entrance areas are closed to automobiles. The important thing is that the old vistas and the traditional pedestrian movements into this portion of the site are unchanged. -4- Reproduced from the Boise State University Library, Special Collections. MSS 250. . .. NOW: A Civic Center Complex The next increment of the project is the civic center hotel, convention center and plaza which you see on the south end of the site. At this point in the project, we have not selected the precise plans from the numerous alternatives we are considering. What we have shown here is the convention center and exhibition hall designed for banquet seating for 2, 5 00 people. Elsewhere in the immediate vicinity, as we have shown on the model, there is the possibility of a performing arts center, seating 2, 000 people. All of these face the major plaza. This is the focal point for performances, exhibits, theatergoers, nightlife--all of the things that make up the 18-to-24-hour-day activity essential to the vitality of a living city. The Capitol Boulevard side will be designed for the more important institutional aspects of the street--complementing the Idaho First Plaza Building, the Ada Theater , the Bank of Idaho Building and the City Hall and civic complexes to the east. NOW: A Plan With a View To the west of the plaza is the ice rink, which can be viewed from the hotel, from the convention and exhibit center and from other high building points , including the Idaho First Plaza. This will create a very active and animated scene day or night in almost any weather. The hotel is proposed as a curving structure, oriented to the views of the capitol and the mountain ranges. All of the hotel parking will be separate from the public-event parking in a four-level structure , which is contiguous to the four-level retail parking structures. This allows the hotel to operate independently of any other function. We would hope to retain or recapture vistas of the State Capitol Building, with its magnificant backdrop of mountains. It will be seen from the second level plazas and the recreational plazas at the south end. The office building shown on the west corner of Main and Ninth is proposed to be approximately 200,000 feet (15,000 to 20,000 feet per floor). It will use shared parking. Part of the two-level subterranean parking will be assigned to this office building , because major public events will rarely coincide with office hours. Southwest of the complex, there is also a new city garage. It, too , will be tied into the civic plaza to provide additional off-site parking. -5- Reproduced from the Boise State University Library, Special Collections. MSS 250. NOW: A Total Urban Plan The bridge crossing Grove and Front Streets will continue to the renovated warehouse district on the other side of the river. This gives us a continuous line of urban activity reaching from the Federal and Capitol Buildings to the north all the way down and across the river to the south. The east-to-west development will tie in old town Boise, the Federal buildings, the close-in-town residential areas, and major corporate office buildings. NOW: A Plan What we hope to achieve is an extremely dynamic project, because all of the fragmented and separate elements have become a single, cohesive, continuous experience. If the project is realized approximately as we have shown it, Boise will become one of the most exciting urban places in America today - a model for other cities to emulate. We welcome your comments. Please send to: Boise NOW P.O. Box 800 Boise, Idaho 83701 -6- Reproduced from the Boise State University Library, Special Collections. MSS 250. pr, i 1 1 )r H BOISE REDEVELOPMENT AGENCY September 27, 1974 Mr. W. Carroll Sellars Carroll's, Inc. 3 4 23618 P. O. Box 937 Boise, Idaho 83701 Mr. Truman Joiner Morrison-Knudsen Co., Inc. P. O. Box 7808 345-5000 Boise, Idaho 83729 Mr. Robert B. Hodge Intermountain Gas Company P. O. Box 7608 Boise, Idaho 83705 Mr. H. Westerman Whillock Apt. #603 200 North 3rd Street Boise, Idaho 83702 Mr. Charles M. Newhouse The Bazaar, Inc. P. O. Box 1398 Boise, Idaho 83701 3423551 P O. BOX 987 BOISE, Idaho 83701 342-9377 Reproduced from the Boise State University Library, Special Collections. MSS 250. BOISE CENTRAL DISTRICT PROJECT I -- IDAHO R-4 R-213 AMENDED URBAN RENEWAL PLAN BOISE REDEVELOPMENT AGENCY January, 1971 GRUEN ASSOCIATES Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN A. TABLE OF CONTENTS B. DESCRIPTION OF PROJECT 1. Boundaries of the Urban Renewal Area Boundary Map R-213/U.R.P. Map No. 1 Amended 2. Urban Renewal Plan Objectives 3. Types of Proposed Renewal Actions C. LAND USE PLAN 1.. Land Use Map Land Use Map R-213/U.R.P. Map No. 2 Amended 2. Land Use Provisions and Building Requirements PAGE 1 Appendix 2 3 4 Appendix 5 a. Statement of Uses to be Permitted 5 b. Additional Regulations Controls or Restrictions 7 c. Statement of Duration of Provisions 16 d. Applicability of Provisions and Requirements to Real Property Not to b0 Acquired 16 D. PROJECTS PROPOSALS 1. Land Acquisition Land Acquisition Map R-213/U.R.P. Map No. 3 Amended a. Statement of Property to be Acquired For: (1) Clearance and Redevelopment (2) Supporting Facilities and Project Improvements (3) Rehabilitation (4) Historic and Architectural Preservation 16 Appendix 16 16 17 17 R-213 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN D. PROJECT PROPOSALS (Continued) b. Statement of Special Conditions Whereby Properties Not Cited for Acquisition May Be Acquired 2. Rehabilitation 3. Redevelopers ' Obligations 4. Underground Utility Lines 5. Temporary Project Improvements E. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS 1. Conformance with State of Idaho Urban Renewal Law of 1965 F. PROCEDURE FOR CHANGES IN APPROVED PLAN G. VALIDITY -- SEPARABILITY H. TEMPORARY RELOCATION RESOURCES APPENDIX I l. Boundary Map R-213/U.R.P. Map No. 1 Amended 2. Land Use Map - Below Grade R-213/U.R.P. Map No. 2 Amended 3. Land Use Map - Grade Level R-213/U.R.P. Map No. 2a Amended 4. Land Use Map - Second Level R-213/U.R.P. Map No. 2b Amended 5. Land Use Map - Third Level and ALove R-213/U.R.P. Map No. 2c Amended 6. Land Acquisition Map - R-213/U.R.P. No. 3 Amended 7. Illustrative Site Plan PAGE 17 17 17 18 18 19 19 19 20 Appendix Appendix Appendix Appendix Appendix Appendix Appendix R-213 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN B. DESCRIPTION OF PROJECT 1. Boundaries of Urban Renewal Area a. Idaho R-4 is a six-block rectangle with a seventh, diagonally contiguous block on its northeast corner. The area of the project is 23.5 acres enclosed within the following boundaries: Commencing at the intersection of the south rightof- way line of Main Street and the west right-ofway line of Street; Tlwnc.e south along the west right-of-way line of lOth Street to the south right-of-way line of Front Street; Thence east along the south right-of-way J i 11· of Front Street to the east right-of-way line of Capitol Boulevard; Thence north along the east right-of-way line of Capitol Boulevard to the south right-of-way line of Main Street; Thence east along the south right-of-way line of Main Street to the east right-of-way line of Sixth Street; Thence north along the east right-of-way line of Sixth Street to the north right-of-way line of idaho Street; Thence west along the north right-of-way line of idaho Street to the west right-of-way line of Capitol Boulevard; Tlwnce south along the west right-of-way line of Capitol Boulevard to the south right-of-way line of Main Street; Thence west along t~e south right-of-way line of Main Street to the west right-of-way line of lOth Street, the place of beginning. R-213 Page 1 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN 2. Urban Renewal Plan Objectives Urban renewal action is necessary in Project I to combat problems of physical blight and economic obsolescence. The Project I Area consists of seven (7) blocks within the Boise Central Business District. The area has a history of declining tax base primarily attributed to: deteriorating structures, inadequate and inconvenient parking, and poorly maintained properties. This environment contrasts sharply with the growing economic and cultural strength of Boise City and the Ada County region for which the Boise Central Business District serves as the commercial and cultural center. Hence, the Urban Renewal Plan for the Project I Area is a proposal for major clearance to provide land for innovative, imaginative, and contemporary commercial facilities; to remove impediments to land disposition and developmer.t; as well as to achieve changes in land use. It is further designed to eliminate unhealthy, unsanitary, or unsafe conditions, and otherwise prevent the extension of blight and deterioration. The Urban Renewal Plan for Project 1 is the catalyst which will promote the redevelopment activities for the entire General Neighborhood Renewal Area. The plan permits sequential development of a major retail merchandising center with clear separation of pedestrian and automobile traffic secured by closure of several public rights-of-way to vehicular traffic. The new major retail facilities will be linked by an enclosed environmentally controlled Pedestrian Promenade. The streets to be vacated, or relocated will create additional buildable area for retail-commercial or office use. The public Pedestrian Promenade will function as a central major axis with secondary pedestrian areas radiating as perpendiculars from the major central spine or Pedestrian Promenade. Temporary project improvements shall be provided to facilitate adequate vehicular and pedestrian circulation. Air rights and subterranean rights may be disposed of for any permitted use within the Project I boundaries. All existing alleys within the Project Area may be vacated to permit development of the commercial merchandising center as well as encourage variety and flexibility of design within the periphery blocks. Future public rights-of-way to be developed will be dedicated to the ctty. R-213 Page 2 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN It is further an objective of the Urban Renewal Plan to acquire and clear land to be used for civic and other public facilities. Off-street parking and loading facilities will be developed to serve the new commercial complex within the Project Area. Land use in the Project Area will be modified to the extent that buildings currently vacant and land now devoted to scattered surface parking will be converted to commercial; public parking, public/semi-public. There will be no on-site preservation of properties of historic and architectural value within the Project I boundaries. Consideration will be given to the relocation of any historic structures from their present sites to other sites within or outside the Project Area. 3. Types of Proposed Renewal Actions Sixty-four (64) buildings in the Project Area are designated for clearance, either because of structural or environmental defects to an extent warranting clearance, or to assemble a marketable parcel of land, or to provide land for needed public improvements. The land acquired will be redeveloped in compliance with the land uses shown on U.R.P. Map No. 2, with the exception of the existing parking structure in Block 4, which will remain in the area. Public improvements proposed in the Project I Area include the following: - Certain streets and alleys will be vacated, relocated or retained as public rights-of-way. - Boise City Canal will be relocated. - New paving, curbs, and gutters will be provided on designated streets. - New decorative sidewalks and related improvements will be constructed. - A reasonable amount of Project Area property will be devoted to rights-of-way, Pedestrian Promenade, pl~zas and pedestrian ways, public parking and municipal purposes. - New street lighting and traffic lights will be installed in certain streets. R-213 Page 3 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN - A landscaping program will be developed. - Off-street parking loading and unloading facilities will be developed. - A temporary connector will be developed to join Grove Street, as realigned within the Project, to the present alignment east of Capitol Boulevard. A major relocation effort will be made to provide Project I Area tenants with new quarters inside and outside the Project Area on a phased basis to minimize disruption of business or domestic life. The Project l Area contains one (1) structure identified as the DeLamar Hotel, 807 Grove Streec, located on Block 21, Parcel 21-3; described as having historic and architectural value. It was placed on the National Register of Historic Places July 9, 1970. The property will be acquired and the structure will be relocated, if financially feasible, or the substandard building will be cleared because as situated the structure is not compatible with the Urban Renewal Plan's objectives for the area. C. LAND USE PLAN 1. Land Use Map There are four (4) Land Use Maps identified as follows: 1. Land Use Map - Below Grade R-213 U.R.P. Map No. 2 Amended. 2. Land Use Map - Grade Level R-213 U.R.P. Map No. 2a Amended. 3. Land Use Map - Second Level R-213 U.R.P. Map No. 2b Amended. 4. Land Use Map - Third Level and Above R-213 U.R.P. Map No. 2c Amended. These maps are a part of the Urban Renewal Plan and are included in Appendix I. The Grade Level R-213 U.R.P. Map No. 2a Amended is regarded as official directive. Parcel lines and rights-of-way lines indicated on the maps are subject to minor modification. R-213 Page 4 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN The Land Use Map - Grade Level R-213 U.R.P. Map No. 2a Amended designates the following uses: - Commercial - Public Parking - Existing Parking - Public/Semi-Public The Land Use Maps are not to be construed as defining exactly the location of any permitted use, or the number or size of parcels (including air rights and subterranean rights) into which the area will be subdivided for sale, lease, or transfer. 2. Land Use Provisions and Building Requirements In addition to the provisions of any Building and Zoning Ordinance now or hereafter in force, there are hereby imposed on and will hereafter apply to each site or portion thereof in the Project Area, the following controls on redevelopment and use which will be implemented by appropriate covenants ;lppended to the land or other provisions in the Redevelopment Agreements and instruments of conveyance executed pursuant thereto. These controls are subject to approvals or certificates required by the Agency and/or provisions of Building or Zoning Ordinances, now or hereafter in effect. a. Statement of uses to be permitted. The specific uses to be permitted on all land, including air rights and subterranean rights, within the Project boundaries shall be restricted to the erection, construction and continuing use of buildings, premises and related improvements for the following: Commercial (1) Automatic or self-service laundry, having not more than twenty-four (24) machines. (2) Banks and financial institutions, including drive-in service. (3) Clinics. (4) Clothes cleaning agency or pressing service. (5) Nursery school, school for students of art, dancing, dramatics, music, cosmetology, business or secretarial work. (6) Office, business or professional office buildings. R-213 Page 5 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN (7) Personal service facilities where artisans deal at retail directly with the consumer, such as beauty shop, barber shop, portrait shop, radio and television repair shop, shoe repair shop. (8) Physical culture or health establishment, gymnasium. (9) Restaurant, excluding a drive-in establishment. (10) Retail facility characterized by sale of typical department store, specialty shop, or variety store merchandise including, but not limited to, such items as confectionary, food, flowers, gifts, books, stationery, office and school supplies, drugs, garden supplies and small hardware. (11) Taverns or lounges. (12) Theatre, excluding a drive-in establishment. (13) Arena, bowling alley, dance hall or other similar commercial establishments for public gatherings or recreational use. (14) Auction establishment, bail bond house. (15) Newspaper and printing establishment. (16) Radio or television broadcasting station, including aerials when made an integral part of the principal building. (17) Automobile sales only within an enclosed structure. (18) Automobile sales and service, and accessory sales, only within an enclosed structure. (19) Public utility facility of a non-industrial character. (20) Public building and uses of a non-industrial character. (21) Public, commercial or private off-street parking facilities for passenger automobiles. (22) Automobile service station. (23) Hotel and motel. (24) Apartments and apartment hotels. R-213 Page 6 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN Commercial Public Parking A land use category to preserve and enhance property values by providing space in suitable locations for tl~ various types of business activity needed to serve the people and commerce in the city and to provide for the shelter and storage of motor vehicles for use by the general public. Existing Parking An existing enclosed principal building designed to be used by the general public for the shelter or storage of motor vehicles. Public/Semi-Public Any public right-of-way or open space serving as part of this Urban Renewal Plan to serve as access to and from privately developed commercial facilities or sunken plazas, promenade, and other pedestrian areas. A land use category totally or partially open for access purposes and general pedestrian uses. b. Additional regulations, controls, or restrictions to be imposed by the Plan. General Requirements These requirements apply to new construction in the Project Area: (1) Design Review The Boise Redevelopment Agency shall, for Design Review purposes, review each plan for proposed development. (a) Public improvements and private commercial development shall be subject to review. (b) No building or sign may be erected until the plans therefor have been found by the Boise Redevelopment Agency to be ~onsistent with all applicable regulations and of an acceptable standard of quality. R-213 Page 7 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN The Boise Redevelopment Agency shall require copies of reasonably detailed plans, including working drawings, perspective sketches, samples of materials, graphics, and any other items which the Boise Redevelopment Agency may deem necessary for proper design review. The character of public improvements such as sunken plazas, new sidewalks and landscaping, and in particular the main pedestrian shopping promenade, shall be designed and coordinated with private development. Public improvements and commercial development shall be designed in such a manner as to be easily utilized by handicapped persons. (2) Maximum Floor Area Ratio (except as specified in requirements affecting specific sites) Basic Floor Area Every building is permitted a maximum floor area ratio of 12 times the area of the parcel. (3) Building Height In the Project Area, maximum building height shall be 20 stories. (4) Building Coverage Subject to other provisions of this Plan, buildings may occupy up to 100% of the parcel. (5) Open Land Land remaining open as a result of voluntary or mandatory setbacks from any property line shall be treated as landscaped areas. Design of landscape features shall be reviewed in accordance with procedures prescribed in Section C.2.b.(l). (6) Setbacks Buildings on the west side of Capitol Boulevard between Front Street and Main Street shall be set back a minimum of fifteen (15) feet from the west right-of-way line of that street. Buildings on the east side of Capitol Boulevard between Main and Idaho Streets shall be set back a minimum of fifteen (15) feet from the east right-of-way line of that street. R-213 Page 8 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN (7) Off-Street Parking (a) Off-street parking shall be provided for the retailcommercial center in the form of off-street parking facilities below and above grade within the retail complex. No parking spaces shall be required for the gross floor area of the enclosed Pedestrian Promenade. A minimum standard for parking ratios shall be as follows: Retail: 3.5 spaces per 1,000 square feet of gross floor area. Offices: 2.5 spaces per 1,000 square feet of gross floor area. Motel-Hotel: 1 space per guest room. (b) Parking shall not be permitted between the curb lines and the building lines in the Project Area. (c) All off-street parking facilities shall be provided with clear and adequate access to a pu~lic street or alley. Such access will not be less than twelve (12) feet in width at the property line. Sufficient distance shall be provided between the parking facility entrance and the nearest intersection to allow for orderly and safe ingress and egress. The parking structures shall be so designed to provide adequate reservoir space to take care of intermittent spurts in arrival rates. (d) Required net parking spaces shall be not less than nine (9) feet wide and twenty (20) feet in length. Minimum aisle width shall be 16 feet for 60-degree parking and shall not be less than 22 feet for 90-degree parking. (e) In the detailed design of off-street parking facilities, consideration shall be given to contemplated modifications of public rights-of-way as described in the Urban Renewal Plan. (f) The design and capacity of all off-street parking facilities shall be subject to review of the Boise City Traffic Engineer as well as to the standard review set forth in C.2.b.(l) above. (8) Off-Street Loading (a) Commercial Uses A minimum of off-street loading spaces shall be provided in accordance with the following table for the total development, exclusive of the enclosed Pedestrian Promenade. R-213 Page 9 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN Gross Floor Area (Sq.Ft.) Quantity & Type 14,000 - 36,000 36,001 - 60,000 60,001 - 100,000 For each additional 75,000 or thereof, an additional Type A be provided. Type B spaces are 35 feet in Type A spaces are 65 feet in B BB BBA fraction space will length. length. (i) The size of an off-street loading space shall not be less than the following, exclusive of access platform and loading area: Width: Length: Height: 12 feet 35 feet or 65 feet (see above) 15 feet (ii) Loading space adjoining Front Street, Grove Street, or Capitol Boulevard, may be provided if there is adjacent storage and all maneuvering can be accomplished off of the right-of-way. (iii) Convenient access to loading spaces from streets or alleys shall be provided; they shall not be less than 12 feet in width. (iv) Location of required loading facilities: The off-street loading facilities required for the uses mentioned shall not project into the public right-of-way or setback area. In no case shall the required off-street loading berths be part of the area used to satisfy the off-street parking requirements. (v) Design and location of entrances and exits for required off-street loading areas shall be subject to the review of the City Traffic Engineer. (b) Noncommercial Uses A minimum of off-street loading spaces related to noncommercial facilities shall be provided in accordance with the following table: R-213 Page 10 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN Gross Floor Area (Sq.Ft.) Quantity & Type 0 - 10,000 10,001 - 100,000 B 100,001 - 400,000 BB For each additional 400,000 or fraction thereof, an additional Type B space will be provided. Type B spaces are 35 feet in length. Type A spaces are 65 feet in length. (i) Noncommercial loading requirements do not apply to public parking facilities. (ii) The noncommercial loading requirements may be modified at the recommendation of the City Traffic Engineer when good cause is shown. (iii) The noncommercial loading spaces shall be subject to the provisions of (8)(a)(i), (8)(a)(ii), (8)(a)(iii), (8)(a)(iv), and (8)(a)(v) as hereinabove listed. In addition to the General Requirements, defined above, the following controls and restrictions shall be imposed on the sale or retention of all real properties acquired. In reviewing architectural and landscape plans for proposed development, the Boise Redevelopment Agency shall employ the following criteria in formulating its judgments: (i) Building in the Project Area shall be unified in character by coordinated use of materials, proportions, landscape elements, color, lighting and street furniture. (ii) Particular attention shall be given to the program for public areas and buildings adjacent to them so that the buildings will appropriately define the public areas they adjoin. (iii) Size, locations, layout and appearance of offstreet parking and loading facilities shall not have a detrimental effect on the properties they serve nor on adjacent properties. R-213 Page 11 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN (iv) Location and design of access ways to and from off-street parking and loading facilities shall not unduly disrupt pedestrian or vehicular traffic circulation on streets. The off-street loading facilities shall be screened from view. The Major Retail Merchandising Center The Pedestrian Promenade is envisioned as the responsibility of the Boise Redevelopment Agency and the retail space surrounding the mall is to be designed and constructed by the private developer. As such, it requires the careful coordination between the Boise Redevelopment Agency's architects and the developer's architects to achieve harmony in materials, color, structure and mechanical systems responsive to the overall environmental requirements of the Pedestrian Promenade. The following conditions are required to achieve proper development of the major retail merchandising center: (1) Location of the Pedestrian Promenade and its Characteristics. The major Pedestrian Promenade within the Project I Area shall be located along a generally north-south axis bounded on the south by the north right-of-way line of the proposed realigned Grove Street and bounded on the north by the south right-of-way line of Main Street. The Pedestrian Promenade will be developed to provide sufficient accessibility and serviceability to form a mall that unifies the major retail merchandising center. The Pedestrian Promenade shall be of a comfortable width, accessible by escalators, stairways, ramps and elevators, enclosed, ventilated, and provided with heating and air conditioning for a climaticallycontrolled atmosphere. (2) Structure of the major retail merchandising center: general characteristics: (a) A masonry or fireproofed steel frame shall be utilizeq for the merchandising center. R-213 Page 12 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN (b) 'fhe color and intensity of baslc materials and finishes shall be clearly related to their scale and use in the retail center. (c) If unit air-conditioning is utilized for the enclosed Pedestrian Promenade, all cooling and condensing equipment shall be effectively designed to present a pleasing appearance and shall be located to become a design element in downtown Boise; otherwise it shall be screened from view. (3) Fire Restrictions in the Pedestrian Promenade The Pedestrian Promenade shall be covered in whole or in part by a non-combustible or fireproof material. The covering employed shall be constructed in such a manner to ventilate the Promenade in case of fire. All structures, whether public or private, shall be equipped with automatic fire sprinkler systems. (4) Access to the Promenade Adequate circulation will be provided within the Pedestrian Promenade by escalators and/or elevators, stairways and/or ramps and shall be easily utilized by handicapped persons. (5) Below-grade and above-grade parking facilities access to the Pedestrian Promenade Escalators and/or elevators, stairways and/or ramps will be provided as necessary for access to the Pedestrian Promenade from the parking facilities. (6) Paving and Street Furniture (a) All paving or surface treatment of the walkways of the enclosed Pedestrian Promenade and pedestrian rights-of-way shall be coordinated and of acceptable quality. (b) All street furniture in the Pedestrian Promenade or pedestrian rights-of-way, including waste disposal containers, hydrants, manhole covers, traffic lights~ street lights, benches, planter boxes, drains, and other accoutrements, shall be coordinated and selected to enhance the aesthetic appearance of pedestrian areas. R-213 Page 13 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN The Civic Area The Civic Area is seen as the focus of a new Boise governmental and cultural center, where public buildings and commercial facilities will converge. That portion of the Project Area envisioned as constituting a civic character is located: Between Idaho Street on the north, Main Street on the south, Capitol Boulevard on the west, and 6th Street on the east. (1) Paving and Street Furniture Paving and street furniture shall be of acceptable quality and will be coordinated with the materials and furnishings used in the enclosed Pedestrian Promenade and all other pedestrian rights-of-way. (2) Typical uses permitted and proposed for the Civic Area The Civic Area may contain public buildings and uses of a non-industrial character, pools and fountains, civic monuments, booths and temporary free-standing signs placed there by the City of Boise for informational purposes. Any plazas may be decoratively paved. All proposed development, including any such objects cited above, shall be subject to review by the Boise Redevelopment Agency. Sign Controls Purpose and Intent. The intent of the following sign controls is to protect the architectural character of the downtown core area of Boise City, Idaho, by preventing the disorder of uncontrolled installation and usage of signs. The controls herein provided are not intended to restrict the vitality or originality of signs. However, existing signs, which do not conform with the controls and the architectural design requirements of the Boise Redevelopment Agency hereinafter set forth, shall be removed. Approval Required. All signs to be installed in or on any real property or in or on any building or improvement placed or constructed on any real property within the project area shall, prior to installation thereof, be approved by the Board of Commissioners of the Boise R-213 Page 14 Reproduced from the Boise State University Library, Special Collections. MSS 250. Redevelopment Agency. The provisions of Section C.b.(l), Design Review, above, shall be applicable to the approval of signs as herein provided except as the same may be contrary to the express provisions in this Sign Controls section. Specific Sign Controls. The following specific controls and/or criteria shall apply to any real property and any building or improvement place or constructed on any real property within the project area: a) Size of any sign shall be limited to five (5) square feet in area for each linear foot of building frontage on the side to which said sign is attached. b) Any sign which projects more than six inches (6") from the face of the building ("projecting sign") shall be limited to twenty-five (25) square feet in area. A projecting sign erected directly above a sidewalk shall hang no lower than twelve (12) feet above the sidewalk. Where building design dictates, a projecting sign may not project above the sill of the floor in excess of fifteen (15) feet in height to the top of the sign. In no case shall the maximum height to the top of any projecting sign exceed twenty-seven (27) feet when calculated from the finished grade of the adjacent sidewalk. No sign shall project beyond four (4) feet from the face of the building. c) Signs shall not project above the roof line or coping. d) Signs projecting more than twelve inches (12") from the face of a building are not permitted except on Ninth Street and Tenth Street north of Front Street and beyond a line 100 feet west of the west right-of-way line of Capitol Boulevard. e) Self-illuminated signs, exclusive of signs which direct vehicular traffic, shall be allowed only on Ninth Street and Tenth Street north of Fropt Street and beyond a line 100 feet west of the west right-of-way line of Capitol Boulevard. f) Signs may be illuminated from an outside source provided the source of light is properly concealed and controlled to prevent glare on surrounding areas. g) Free-standing signs will not be permitted except when designed as an architecturally related adjunct to the building and site plan. R-213 Page 15 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN h) Each commercial establishment shall have no more than one sign on each 100 linear feet of facade it utilizes, except signs painted or lettered on the store or business front. i) All signs on Grove Street and Main Street shall be parallel to the facade of the structures they adorn, except for signs which direct vehicular traffic. j) All signs shall relate only to the store, business, or building upon which such are located and shall be identity signs only. k) All signs shall be directly fastened to the building front and additional visible supportive devices, including but not limited to guy wires, poles and/or metal brackets, shall not be allowed. 1) No paper signs shall be placed on building windows or doors. m) No flashing action on any sign shall be permitted. The following controls apply to the Promenade: a) All signs shall relate only to the store, business, or building upon which such are located and shall be identity signs only. b) All signs shall be directly fastened to the store or business facade and shall not project more than one and one-half inches (1~") beyond the lease line. c) No paper signs shall be placed on store or business windows or doors. d) No flashing action on any sign shall be permitted. e) All signs to be installed in the Promenade, with respect to color, graphic design and type face, shall be coordinated by the developer's architect(s) with the Boise Redevelopment Agency prior to installation. f) Public information booths, designed as a component of the Promenade furniture, are encouraged to be located at critical terminal pedestrian intersections within the Promenade where general or public information can be conveniently disseminated. R-213 Page 16 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN c. Statement of duration of provisions and effective date of Plan The provisions of this Plan contained in Section C.2.a. and C.2.b. specifying the land uses and the regulations governing them shall be in effect for a period of thirty-five (35) years following the date of local approval of this Plan. d. Applicability of provisions and requirements under C.2.a. and C.2.b. to real property not to be acquired. The land use provisions set forth in C.2., above, will be applicable to all real property included within the Project Area, including real property not acquired. The building requirements set forth in Section C.2., above, will be applicable to all new construction in the Project Area. D. PROJECT PROPOSALS 1. Land Acquisition a. Identification of real property to be acquired for: (1) Clearance and redevelopment, including spot clearance, and development of vacant land. Property to be acquired is identified on Map U.R.P. No. 3, Amended, Acquisition Map. (a) All property in the Project Area shall be acquired by the Boise Redevelopment Agency for clearance and redevelopment with the exception of property 4-3 (Civic Center Garage), which occupies the northeast corner of Block 4. This property extends 150 feet west of 6th Street and 122 feet south of Idaho Street. The single structure occupying this parcel is a basically sound parking structure and is a conforming use to the Urban Renewal Plan. (2) Supporting facilities and project improvements. Property to be acquired and rededicated as a public right-of-way for the realignment of Grove Street is identified as a dotted line on Map R-222 Amended, Property Map Code No. R-222. R-213 Page 17 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN {3) Rehabilitation Not applicable. (4) Historic and architectural preservation Not applicable. b. Statement of the special conditions under which properties not designated for acquisition may be acquired and, when possible, identification of any properties which may fall into this category. Not applicable. 2. Rehabilitation Not applicable. 3. Redevelopers' Obligations The land, and/or air rights and subterranean rights, acquired by the Boise Redevelopment Agency will be disposed of subject to an agreement between the Agency and the Redevelopers. The Redevelopers will be required by the contractual agreement to observe the Land Use and Building Requirements provision of this Urban Renewal Plan and to submit a Redevelopment Schedule satisfactory to the Agency. Schedule revisions will be made only at the option of the Boise Redevelopment Agency. In addition, the following requirements and obligations shall be included in the agreement: That the Redevelopers, their successors and assigns agree: a. That a plan and time schedule for the proposed development shall be submitted to the Boise Redevelopment Agency. b. That the purchase of the land and/or subterranean rights, and/or air rights is for the purpose of redevelopment and not for speculation. c. That the building of improvements will be commenced and completed as jointly scheduled and determined by the Boise Redevelopment Agency and the redeveloper(s). R-213 Page yr/1 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN d. That there will be no discrimination against any person or group of persons because of race, creed, color, national origin or ancestry, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the premises or any improvements erected or to be erected thereon, therein conveyed; nor will the Redeveloper himself or any person claiming under or through him establish or permit any such practice or practices or discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, sub-lessees, or vendees in the premises or any improvements erected, or to be erected thereon, therein conveyed. The above provision will be perpetual and will be appended to the land disposed of within the Urban Renewal Project Area by the Boise Redevelopment Agency. e. That the site and construction plans will be submitted to the Agency for review as to conformity with the provisions and purposes of this Urban Renewal Plan and for Design Review purposes. f. That a bond or other surety will be provided acceptable to the Agency to insure performance under the contract of this sale. 4. Underground Utility Lines All electrical power and gas lines in the Project Area are currently underground. All telephone lines in the Project Area are currently underground, with the exception of one tributary line located in the alley between Front Street and Grove Street from Capitol Boulevard to lOth Street. All new lines or relocated lines and all related equipment shall be placed underground. 5. Temporary Project Improvements and Facilities A temporary connector will be developed to join Grove Street, as realigned within the Project, to the present alignment east of Capitol Boulevard. This temporary connector is necessary and consistent with the urban renewal objectives in that provisions for traffic circulation efficiency is an essential ingredient of the plan. Without the temporary connector, realigned Grove Street within the Project Area will be ineffective in terms of traffic flow and control. R-213_../'1' Page .1:6 I Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN E. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS 1. Conform with State of Idaho Urban Renewal Law of 1965 a. The laws of the State of Idaho require that a Redevelopment Area Plan be prepared by the Redevelopment Agency of Boise City for an area certified as a Redevelopment Area by the Boise City Council. The Boise Central District Redevelopment Area Plan was certified by the Council on May 22, 1967. b. In accordance with the Idaho Urban Renewal Law of 1965, this Plan was submitted to the Planning-Zoning Commission of the City of Boise City by the City Council. After consideration of the Plan, the Commission filed a report with the City Council stating that this Plan is in conformity with the Boise City Comprehensive General Plan. c. Pursuant to the Idaho Urban Renewal Law of 1965, the City Council, having published due notice thereof, a public hearing was held on the Plan. Notice of the hearing was duly published in a newspaper having general circulation. The City Council adopted the Plan on ------------------------- by Resolution No. F. PROCEDURE FOR CHANGES IN APPROVED PLAN The Urban Renewal Plan may be further modified at any time by the Boise Redevelopment Agency provided that, if modified after disposition of real property in the Project Area, the modifications must be consented to by the Redeveloper or Redevelopers or his successor or successors of such real property whose interest is substantially affected by the proposed modification. Where the proposed modification will substantially change the Plan, the modifications must similarly be approved by the City Council in the same manner as the original Plan. Substantial changes shall be regarded as revisions in project boundaries, land uses permitted, land acquisition, and other changes which will violate the objectives of this Plan. G. VALIDITY -- SEPARABILITY If this amended Urban Renewal Plan for Boise Central District Project I, Idaho R-4, or any portion thereof, shall be adjudged by any court of competent jurisdiction to be invalid, such judgment shall not affect, impair, invalidate, or nullify the Urban Renewal Plan for Boise Central District Project I, Idaho R-4, as previously approved and adopted by the City Council of Boise City on December 23, 1968, or the remainder of this amended Plan, but the effect of holding a portion invalid shall be confined to the particular portion of this amended Plan immediately involved in the controversy in which such judgment is rendered. R-213 Page }9:210 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN H. TEMPORARY RELOCATION RESOURCES The Boise Redevelopment Agency will, if necessary, temporarily relocate residential urban renewal displacees, either inside or outside the Project Area itself, while permanent housing is being effected either by new construction or rehabilitation. The temporary relocation resources will consist of mobile homes, and/or sites, and/or rehabilitated structures located within or outside the project. R-213 Page .--20..;</ Reproduced from the Boise State University Library, Special Collections. MSS 250. A P P E N D I X Reproduced from the Boise State University Library, Special Collections. MSS 250. t-• _j~ . ! 2(/) ~~~I IDAHO ST. J I I I I I J ; I I j I MAIN ST. i I I t i I ! - II 9 I I I GROVE ST. I I I i i I I r 21 I FRONT ST. I I i ...J J 4 J [ MAP No.1 District Urban Renewal Project R-4 Amended .. Reproduced from the Boise State University Library, Special Collections. MSS 250. J J ----------------------------------------- --------- ---- -- - [ LEGEND LAND MAP BELOW GRADE U.R.P. No.2 Boise District Project R-4 Reproduced from the Boise State University Library, Special Collections. MSS 250. J J --------- ------------------------------------------, [ LEGEND - :· :~; · ; ::·~-t-·.c.:~' :c-'Tione•e•l c=J f•,S':'.t~~t:i 1':: ,~ I LAND USE MAP GRADE LEVEL R·213 U.R.P. Map No.2a Boise Central District Urban ReneWIII Project Idaho R· 4 Amended PrQIK1 A•d'lofecll Gr.- Aa.-ca.t.e An.oc•.-1 Arc:tu-.. Eddy & Pa,nta, At.soc: latea Cline . Smull, Ha'"ill . Shaw I Anoc i•tu Reproduced from the Boise State University Library, Special Collections. MSS 250. _j~~ ~U) IDAHO ST. l J J MAIN ST. GROVE ST. FRONT ST. ~~~ I I I I ~~~ I I f"'-........ ______ _ .I .......................................... • ...... • .... • ......................................................... • ............ , ' ~------- --------------------------------------------------------------.I ci ~ CD [ LEGEMI COI"HERCl.t.l PUBLIC PARQIII5 LAND USE MAP SECOND LEVEL R-213 U . R . ~ Map No.2b Boise Ce:nral District Urban ,._,...... Project tdaho R- • Amended A.Hoc .. !r.: 4·:· ·~ q, l*r & Pey••.,. Anocl.,.. C'"'- . 5""'- ... ~ ... ,u. Sl\aw & a .. ocl- Reproduced from the Boise State University Library, Special Collections. MSS 250. _j~~ 20 IDAHO ST. J J MAIN ST. GROVE ST. FRONT ST. I~:;; I I I I ..J ~~~ ,-G~0..> ; ~..mJ I I .:.... .. ........................ _- -------------------------------------............ ------- ... ------- L ... ........................................................................................................................................................................................ .- [ K~j~i~ ~:~~·:... c:=J E\...5T'.~....,._ LAND USE MAP THIRD L£VEL AND A80'iE R•213 U.R.P. Map No.2 C 8oiH Central District Llr'bM ....._.. Projec! Idaho R-C "'-«~~ .. ~ (dltJ I .. ,..,_.. AsMC..,.._ c: ..... s-...• . "•"',.'· s....a ~ ..... Reproduced from the Boise State University Library, Special Collections. MSS 250. _j~~l IDAHO ST. J J MAIN ST. GROVE ST. FRONT ST. I I ~~~ I l ~~~ ~.I -0 ~ CD I I [ _._y,g71 ~.....!: "" I LAND ACQUISITION MAP A-213 U. A. P. Map No.3 Boise Central District Urban Renew~~ Project Idaho R· 4 Amende., (ddr & ~'•rnter ls..ct-"H: Reproduced from the Boise State University Library, Special Collections. MSS 250. _j~~l ~~~I ~~~ IDAHO ST. I I I 0 "0 iii >- E :> I I I 0 (...) ?: 6 MAIN ST. ~ [ ILLUSTRATIVE SITE PLAN A·213 U.A.P. Map-· Boise Central Oist . Project ldMlo uc:t Utban Renewlll . 111· 4 Amended Reproduced from the Boise State University Library, Special Collections. MSS 250. ADA COUNTY PLANNING AND ZONING COMMISSION Edward L. Siebe, CHAIRMAN Jim Amyx W. P. Biena.,pfl DeWayne Bills W. W. Gartin Dallas Harris R. Gail Heist John Bastida, CHAIRMAN Eugene Crawford Ellwood 0. Mylander COMMERClAJL POLICIES F:OR ADA. COUNTY , April i. 1974 't Reproduced from the Boise State University Library, Special Collections. MSS 250. BOISE TABLE IV-1 MAJOR COMPETITIVE RETAIL FACILITIES Convenience Goods (approx.sq.ft.) Shoppers Goods (approx.sq.ft.) Total .- Boise C.B.&.- ------ _____ ___Q_5_,_000 _____ ------- -638;ooo·-- · -- ·re3;000 Westgate Shopping Area 73,000 165,000 238,000 K-Mart 25,000 80,000 105,000 Grand Central/Albertson•s; 74,000 50,000 124,000 Safeway Vista Village Area 36,000 75,000 111,000 Franklin Shopping Center 47,000 50,000 97,000 Hillcrest Plaza Area 87,000 75,000 162,000 Broadway Plaza Area 80,000 80,000 Safeway/Skaggs 33,000 33,000 Buttrey•s/Osco Drug 26,000 26,000 " Collister Center 50,000 50,000 NAMPA ;ou Karcher Ma 11 70,000 385,600 455,600 Source: Real Estate Research Corporation Field Survey. Suburban Boise Within the suburban area of Boise, several shopping center concentrations have developed during the past decade offering shoppers• goods and convenience merchandise. These 11 Community 11 centers are listed in Table IV-1. Among the larger concentratio.ns is th~ Westgate shopping area in the vicinity of Cole and Fairview Roads. Among the stores in this vicinity are are 110,000 square foot Grand Central Discount Department Store at the southeast corner, a convenience center anchored by a Buttrey•s Market and Osco Drug at the northeast corner, and a convenience center with Albertson•s and Skagg•s Drug Store at the northwest corner. About a half-mile westerly of the Westgate Shopping Center is a new retail complex under construction called Westgate Mall. This is an enclosed air-conditioned structure of approximately 68~000 square feet that is proposed to include shoppers• goods outlets. Another community size shopping center is the Franklin Shopping Center at Orchard and Franklin Roads. This center features Mere Department Store (20,000 square feet), a variety store, and several apparel outlets as well as an Albertson•s market and drug store. Satellite uses include furniture and personal service establishments in the vicinity. C-6 • t-~ ·: Reproduced from the Boise State University Library, Special Collections. MSS 250. Retail commercia1 establishments are also located along Overland Road in the vicinity of the intersection of Orchard Road. At the northwest corner of the intersection is Hillcrest Plaza, a community center featuring Buttrey's Market, Thrifty Drug, and assorted apparel and shoe outlets among other stores. A 70,000 square foot comples was operated by Welles Discount Store until recently when this chain became financially troubled. It is now reoccupied by a Grand Central Discount Department Store. Also, along Overland Road is a complex featuring imports and fabrics together with a large supermarket. Other concentrations include a 105,000 square foot K-Mart facility along Americana Blvd. and a 50,000 square foot Grand Central Discount operation in the vicinity of Franklin, Washington, 16th and 17th Streets, a major Albertson's market (including their corporate headquarters offices) and Safeway is also located in this vicinity. A small Ward's catalogue outlet is nearby. The Vista Village complex located along Vista Avenue between Overland Road and Kootenai Streets features a mixture between convenience and shoppers' goods and includes such stores as Albertson's, C.R. Anthony Department Store, Cornet Variety and several men's and women's apparel stores, shoe stores and related speciality outlets. The balance of competitive retail complexes in the Boise are are predominantly convenience centers as identified on the competition map. Proposed Centers Considerable interest has been expressed in the Boise market for the development of a proposed new regional shopping center. A number of different locations have been rumored as sites by various developers. The most prominently mentioned is at a site located at Interstate 80 and Highway 69 in Meridian, approximately half-way between Boise and Nampa. This center, to be called Treasure Valley Mall, has been proposed to contain 800,000 square feet anchored by three department stores. To date no commitments have been made and local people consider this to be a remote possibility. The project was originally proposed by the Treasure Valley Corporation of Orem, Utah. It is understood, however, that the property was subsequently transferred to Robert Nahas, a developer from Oakland, California. As far as could be determined, to date there have been no firm commitments obtained from department stores which would become major anchors for such a center. C-7 Reproduced from the Boise State University Library, Special Collections. MSS 250. NEIGHBORHOOD SHOPPING CENTERS sq. ft. ~ 1. · Eastgate Shopping Center NWC Boise Avenue & Apple Street Albertson's, Payless Drugs 2. Broadway Plaza SWC Broadway & Beacon Albertson's, Hill's Rexall Drugs, Sprouse-Reitz 3. Vista Village SEC Vista Avenue & Cassia A 1 bertson' s , Anthony's, Cornet 5 &··1 0 4. Franklin Shopping Center NWC Franklin & Orchard 89,000 Albertson's, The Mere, Payless Drugs 139,000 5. Evergreen Plaza SWC Cole & Ustick Smith's Food King & Drug King, Falk's ID 102,000 6. Cole Village NWC Cole & Ustick Safeway, Thrifty Drug, Anthony's, Coast-to-Coast 135,000 7. Co 11 is ter Center NEC State & Collister M & W ~1arket & Drug, King's Variety 112,000 8. The Planatation Shopping Center SEC Glenwood & State Albertson's, Payless Drugs, Ernst Home Center 165,000 9. Five Mile Plaza NEC Five Mile & Overland Buttrey Foods, Osco Drugs 155,000 New 20 05/02 . 04/02 20/6 . New 1~ Reproduced from the Boise State University Library, Special Collections. MSS 250. ~ NEIGHBORHOOD SHOPPING CENTERS CONTINUED 10. Country Square SEC Five Mile & Overland Smith's Food King & Drug King, Falk's ID 11. Lake Hazel Center SEC Lake Hazel & Five Mile Albertson's, Super Thrift Drug 12. Meridian Center SEC Meridian Road & Fairview Smith's Food King & Drug King 13. Cherry Plaza Meridian Road & Fairview IGA Foodliner, Sprouse-Reitz, The Mere sg.ft. ~ 60,000 4 Reproduced from the Boise State University Library, Special Collections. MSS 250. (-) COMMUNITY SHOPPING CENTERS l. Hillcrest Plaza sg. ft. NWC Overland & Orchard Buttrey Foods, Osco Drug, Grand Central, Thrifty Drug 120,000 17 2. Westgate Center & Mall NWC Fairview & Cole . Albertson's, Skagg's Drug, The Bazaar, Sears 3. Overland Park SEC Overland & Cole Smith's Food King, Hill's Rexall Drugs, Anthony's, Coast-to-Coast Reproduced from the Boise State University Library, Special Collections. MSS 250. ~ SPECIALTY CENTERS ~. 8th Street Marketplace South 8th Street & Broad 2. The Village NEC Fairview & Five Mile sq. ft. ~ 102,000 3 - under constructio Reproduced from the Boise State University Library, Special Collections. MSS 250. FREESTANDING STORES CONTINUED 14. Buttrey Foods and Osco Drug NEC Fairview and Cole 15. Grand Central SEC Fairview and Cole 16. 17. D1Alessandro•s NWC Chinden and Glenwood 0 ~- Smith1S Food and Drug King Bogus Basin Road and Parkhill 19. Neil •s Fine Foods (Thriftway) Boise Avenue and Gekeler Lane 20. 21. 22. j\ 23. ·/ 24 A • Consumer Grocery 9th and Jefferson Main and 5th Markets NWC 5th and Main Street Main and 5th South 6314 Overland Penn Market 4596 Chinden Blvd. Main and 5th Eagle - State and 2nd Reproduced from the Boise State University Library, Special Collections. MSS 250. ~ SPECIALTY CENTERS 1. 8th Street Marketplace South 8th Street and Broad 2. The Village NEC Fairview and Five Mile Reproduced from the Boise State University Library, Special Collections. MSS 250. • FREESTANDING STORES l. M & W Market SWC Warm Springs and Homestead 2. Smith's Food King NEC Broadway and Boise Avenue 3. Safeway SWC Vista Avenue and Orchard 4. Waremart and Discount Fabrics 4500 Overland Road 5. K-Mart and Smith's Food King Americana Boulevard and Shoreline Drive 6. Buttrey Foods and Osco Drug 16th and Main 7. Skaggs Drug Center 15th and State 8. Albertson's and Grand 16th and Washington 9. M & W Market 9th and Fort l 0. M & vi ~~a rket 28th and State 11. Smith's Food King 36th and State 12. Great Western Fairview and Curtis 13. M & W Market Ustick and Esquire Central / : . \..;;,.- Reproduced from the Boise State University Library, Special Collections. MSS 250. ~ NEIGHBORHOOD SHOPPING CENTERS ---- 1. Eastgate Shopping Center NWC Boise Avenue and Apple Street Albertson's, Payless Drug 2. Broadway Plaza SWC Broadway and Beacon Albertson's, Hills Rexall Drug, Sprouse-Reitz 3. Vista Village SEC Vista Avenue and Cassia Albertson's, Anthony's, Skagg's Drug 4. Franklin Shopping Center~ NWC Franklin and Orchard Albertson's, The Mere, Payless Drug 5. Evergreen Plaza 6. 7. 8. 9. 10. ~11. SWC Cole and Ustick Smith's Food aMd Drug King, Falk's ID Cole Village NWC Cole and Ustick Safeway, Thrifty, Anthony's, Coast-to-Coast Collister Center NEC State and Collister M & W Market and Drug, King's Variety Country Square SEC Five Mile and Overland Smith's Food and Drug King, Falk's ID Lake Hazel Center SEC Lake Hazel and Five Mile Albertson's, Super Thrift Drug Meridian Center SEC Meridian Road and Fairview Smith's Food and Drug King Cherry Plaza Meridian Road and Fairview IGA Foodliner, Sprouse-Reitz, The Mere Reproduced from the Boise State University Library, Special Collections. MSS 250. 1. 2. 3. 4. <::) COMMUNITY SHOPPING CENTERS Hi 11 crest Plaza NWC Overland and Orchard Buttrey Foods, Osco Drug, Grand Central, Thirfty Drug Westgate Center and Mall NWC Fairview and Cole Albertson•s, Skagg•s Drug, The Bazaar, Sears Overland Park Plaza - Op ,~&~~'-"' SEC Overland and Cole Smith•s Food and Drug King, Anthony•s, Coast-to-Coast S-Mile Plaza NEC Five Mile and Overland Buttrey Foods, Osco Drug, Quisenberry•s Plantation Shopping Center- t.l-1.- ( wJs -9') SEC Glenwood and State Albertson•s, Payless Drug, Ernst Home Center Fairvi~w ~lest Shop~ing ~enter ~ (/ife. -~. SEC Fa1rv1ew and F1Ve M1le . y _, -~ Albertson•s, K-Mart, Payless Drug £;1.#\~ ;VI _Ally p./n / /;Jhke Reproduced from the Boise State University Library, Special Collections. MSS 250. ·~ ;S ar--1!'. ill» '"1 we· .• .a:na~ ~ brsa..: nnt t.J a sr-t .............. lE - Cla3J't• 1·--~ ~- $ho-. .... ....___..,. .. _wow., ........ CJiffwct. .. __ .. __ • tllllliiWd tt,· ... a}. I. MaD Site Put Up For Sale - ~ I.W·~. ~' hu orden!cl the uJe ol h~""'t:ii'a''=fi-:kslnp at t'te W.JIL ~ IIIINl site. but k was uncleet wecr.-. 4ay nl&ht whedl~ the Alea an ac· '-'G'diAC to pl:~n or a Uquklatlon. Lany ~ure of WrlJht·Leuure Ct'. told The ldahcl Sla&eamu. "We'n had tbl property oea tbe '"kel for .£bout sill weeks." Both ... •• owHnltlilb ..... optiona, ~ ol whkb upn in July, are for sate, be lllld. Tile ntltlal pliln of Welt Boile Mal' Wit$ to sell the ~and as soon as z.onma Md bees appt"'Ytd, Leasure wtid. Jl but two requested ruontn, acliou. ... !or tbe propoeed reponal •hoppiq aater alld aDOthet for a bualneu park, bave been approved. · •• Letiare aY a ··cood portion" of tbe site planned for the lftoppifta mall bas been lOAd alld neaotilluona far ada· • partioaa are &Gina on. AD me ales uve beeo for industrial woes. !1e said. ''Nolw ol tbe people we are talkiDc to ... devf'iosM:rs," be lidded. Deveklper Dtwey Bills told The SCatamaD be bad been offered some of die &aDd but turned k !Sowft. Daum l!ldullr1es Vice Pl"Wident ........ 5perrvll'e b.s .. 111 Tllhday ....... lbe Well 8oiM MaY ........... ......................... ........ .... • tele\rlllilll .................... ==::: llln7 .. c..c.~ ..... ., Reproduced from the Boise State University Library, Special Collections. MSS 250.
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Identifier | MSS250B1F1-Boise Now |
Title | Boise Now, A Proposal For The Redevelopment of Downtown Boise |
Date | September 27, 1974 |
Searchable Date | 1974-09-27 |
Description | A proposal for redeveloping downtown Boise, specifically the area bounded by Front St., Idaho St., 6th St. and 10th Street. |
Subject |
Housing developments City planning Municipal government Urban renewal |
Creator | Boise NOW group |
Publisher | Boise NOW group |
Contributors | Boise State University Library, Special Collections and Archives. |
Language | eng |
Source | Boise Redevelopment Agency documents, 1974-1989, MSS 250 |
Coverage | Boise (Idaho) |
Original Physical Format | document; |
Digital Format | |
Type | Text |
Rights | The contents of this item, including all images and text, are for personal, educational, and non-commercial use only. The contents of this item may not be reproduced in any form without the express permission of Boise State University Special Collections and Archives. For permissions or to place an order, please contact the Head of Special Collections and Archives at (208) 426-3958 or archives@boisestate.edu. |
Full-text | BOISE NOW A PROPOSAL FOR THE REDEVELOPMENT OF DOWNTOWN BOISE Reproduced from the Boise State University Library, Special Collections. MSS 250. BOISE NOW PROPOSALS FOR THE REDEVELOPMENT OF DOWNTOWN BOISE Our presentation addresses specifically the 15-acre redevelopment bounded by Bannock Street (north) and Front Street (south), Ninth Street (east) and Capitol Boulevard (west). The proposed program includes a dominant retail center consisting of two new major department stores, mall retail shops and street retail shops, having a gross retail building area of at least 44 7, 000 SF. The Civic Center complex, consisting of approximately 90,000 SF, contains a convention center with trade show-exhibition space and facilities, as well as a performing arts center, all located in the southerly portion of the site. Supplementing the two major civic and retail components are a 400-room hotel with convention space and meeting rooms, a 2 00,000 SF multi-story office building and a specialty recreation and entertainment component. This will include an ice rink, restaurants, shops, theaters, street-oriented retail and professional offices. Adjacent parking for these mixed-use functions will be within the project area itself. Our design objective is to integrate these various elements. Boise is the state capitol, an office center and headquarters for various major corporations in a unique, architectural and environmental setting. Despite these political, economic and aesthetic advantages, Boise is threatened with the same bleak future as many of its American downtown counterparts. Historical Data & Choices THEN Downtown Boise was essentially mature and complete by the mid- 1930's. Unfortunately, the downtowns of the first half of our century did not and could not possibly anticipate the tremendous population growth, the complete dependence upon the private automobile, the growth of suburbia, the new environmental technologies and the new marketing trends which accompanied these changes. In fact, a whole new industry was born in approximately mid-century to provide a suburban alternate to the existing city centers, presumably because of their inability to cope with these radical changes. The new product of this industry is the suburban regional shopping center. Up until very recently, Boise had three choices: (l) leave the downtown alone and allow it to deteriorate further; (2) let it become a somewhat unpleasant center for daytime office workers; or (3) tear out vast areas of the traditional downtown and simply replace them with a new single-purpose enclosed mall shopping center. Reproduced from the Boise State University Library, Special Collections. MSS 250. NOW: A Solution The Boise NOW group has made it quite clear that they are suggesting an original solution to the situation in Boise. Their proposed downtown project is not comparable to the traditional suburban retail complex, except that it must function as well or better than its suburban counterpart. No amount of money or design expertise could possibly reproduce the tradition, history, and richness of the city as expressed in its architecture. By implementing the Boise NOW plan, Boise could become one of the first American cities to reverse its declining economic condition without forsaking its past. Our aim is to revitalize downtown Boise completely. Downtown vitality is a difficult and elusive thing. It appears to be a function of balancing uses and users. It has been our experience that exciting cities provide infinite numbers of options and that the more options provided for both use and users, the greater the probability of success. The present suburban population of Boise provides the 'user' base of our project. They will only be encouraged to 'use' downtown if the options provided are sufficiently varied, attractive and unavailable elsewhere. 'Mixed use' in our proposal means a project which combines traditional department stores, shops and retailing, speciality retailing, leisure activities, cultural and recreational activities, hotels, offices, pedestrian malls, courts, exhibition spaces, places for special events, an ice skating rink, theaters, people-watching places and plazas. It will take all of this to lure the suburban population back to the downtown. Finally, and equally important, the proposed renovated center at its edges will blend into the existing city, reinforcing its neighbors and the entire neighborhood. NOW: Historical Buildings Included In specific terms, we propose to retain all of the following buildings: (a) The Simplot Building (b) The Idaho Building (c) The Ada Theater (d) Alexander Building -2- Reproduced from the Boise State University Library, Special Collections. MSS 250. The Eastman Building will be retained to the extent structurally feasible. The facades of the Union Block buildings will remain and new structures will be built behind them to match the original existing ones. The new Idaho First National Bank Building and the Bank of Idaho Building obviously will be retained and integrated into the project. NOW: A Workable Plan The whole project meets every requirement of contemporary retailing standards: (1) there is a major department store identity from off the site; (2) two department stores serve as anchor tenants at either end of the mall; (3) adequate retail store space is provided at two levels along the enclosed mall and the open plazas; (4) the appropriate pedestrian mall will link all of the elements of the center. NOW: A Pedestrian Route You will note in the master plan that Eighth Street, running continously from north to south, has been closed and will become the primary pedestrian street linking the warehouse development to the south and the State Capitol to the north. Idaho Street will be closed as it approaches the center. Main Street will remain open and be depressed as it passes through the redevelopment site and goes under the primary mall areas at a level of approximately 20 feet. A pedestrian mall will cross o,ver Ninth Street to the west, where it will tie into the existing Bon Marche department store on two levels. Significant street retail will be encouraged at both levels to provide continuous retailing from this department store to the primary site itself. TAKE A WALKING TOUR NOW NOW: Landscaped Court Yards As you approach the project from the north at 8th Street, you walk through a landscaped courtyard to a bank of doors which open on the enclosed mall, which goes both to the left and to the right. If you proceed straight ahead, you go through another set of doors into the exterior of the Plaza (8th & Idaho). It represents a street scene with trees, street lights, park furniture, an area ideal for public events, holiday celebrations, songfests and many other recreational and cultural activities. -3- Reproduced from the Boise State University Library, Special Collections. MSS 250. NOW: A Feeling of Outdoors In temperate weather, all of these doors will be left open and the center will essentially be outdoors. On inclement days, the mall will be enclosed and protected. As you proceed farther south, there is a stepped, two-level mall with the pedestrians looking down at the lower level from the upper level. The only difference here is that the pedestrians on the west side of the street will be walking behind the facades of the buildings and looking out of the existing window openings. As you come to the court in front of Department Store No. 2, you can look down and watch the traffic pass underneath the project on Main Street. The total effect will be a fantastic street scene of vintage downtown America. NOW: Concealed Parking Structures The parking structures have no exposure outside the project. The exceptions might be small facade areas along Main Street and Idaho. These will be designed again to represent building facades, which will be complementary to their surroundings. Traditionally, the difficulty in any urban downtown development has been the parking. The cost of parking and parking structures is usually prohibitive, but we have chosen for this project designs and layouts which will be economically viable and extremely efficient. The parking structure is entirely above grade, naturally ventilated on its four edges. The 1, 600 cars will be in an airy and well-lit, safe, convenient parking environment. Parking for the civic center complex will consist of two levels of subterranean parking with access from the depression of Main Street and from Grove Street. NOW: A Mixture of Old and New Architecture Street retail, as indicated on Ninth and Capitol, will be designed either to salvage existing facades or use remnants or artifacts from existing buildings. The lateral east and west entrances at Seventh, Eighth, Ninth, and Tenth will be essentially miniature street scenes recreating the street environment that we are accustomed to seeing in Boise. We have been very careful to preserve the original grid system of the City, even though some of the entrance areas are closed to automobiles. The important thing is that the old vistas and the traditional pedestrian movements into this portion of the site are unchanged. -4- Reproduced from the Boise State University Library, Special Collections. MSS 250. . .. NOW: A Civic Center Complex The next increment of the project is the civic center hotel, convention center and plaza which you see on the south end of the site. At this point in the project, we have not selected the precise plans from the numerous alternatives we are considering. What we have shown here is the convention center and exhibition hall designed for banquet seating for 2, 5 00 people. Elsewhere in the immediate vicinity, as we have shown on the model, there is the possibility of a performing arts center, seating 2, 000 people. All of these face the major plaza. This is the focal point for performances, exhibits, theatergoers, nightlife--all of the things that make up the 18-to-24-hour-day activity essential to the vitality of a living city. The Capitol Boulevard side will be designed for the more important institutional aspects of the street--complementing the Idaho First Plaza Building, the Ada Theater , the Bank of Idaho Building and the City Hall and civic complexes to the east. NOW: A Plan With a View To the west of the plaza is the ice rink, which can be viewed from the hotel, from the convention and exhibit center and from other high building points , including the Idaho First Plaza. This will create a very active and animated scene day or night in almost any weather. The hotel is proposed as a curving structure, oriented to the views of the capitol and the mountain ranges. All of the hotel parking will be separate from the public-event parking in a four-level structure , which is contiguous to the four-level retail parking structures. This allows the hotel to operate independently of any other function. We would hope to retain or recapture vistas of the State Capitol Building, with its magnificant backdrop of mountains. It will be seen from the second level plazas and the recreational plazas at the south end. The office building shown on the west corner of Main and Ninth is proposed to be approximately 200,000 feet (15,000 to 20,000 feet per floor). It will use shared parking. Part of the two-level subterranean parking will be assigned to this office building , because major public events will rarely coincide with office hours. Southwest of the complex, there is also a new city garage. It, too , will be tied into the civic plaza to provide additional off-site parking. -5- Reproduced from the Boise State University Library, Special Collections. MSS 250. NOW: A Total Urban Plan The bridge crossing Grove and Front Streets will continue to the renovated warehouse district on the other side of the river. This gives us a continuous line of urban activity reaching from the Federal and Capitol Buildings to the north all the way down and across the river to the south. The east-to-west development will tie in old town Boise, the Federal buildings, the close-in-town residential areas, and major corporate office buildings. NOW: A Plan What we hope to achieve is an extremely dynamic project, because all of the fragmented and separate elements have become a single, cohesive, continuous experience. If the project is realized approximately as we have shown it, Boise will become one of the most exciting urban places in America today - a model for other cities to emulate. We welcome your comments. Please send to: Boise NOW P.O. Box 800 Boise, Idaho 83701 -6- Reproduced from the Boise State University Library, Special Collections. MSS 250. pr, i 1 1 )r H BOISE REDEVELOPMENT AGENCY September 27, 1974 Mr. W. Carroll Sellars Carroll's, Inc. 3 4 23618 P. O. Box 937 Boise, Idaho 83701 Mr. Truman Joiner Morrison-Knudsen Co., Inc. P. O. Box 7808 345-5000 Boise, Idaho 83729 Mr. Robert B. Hodge Intermountain Gas Company P. O. Box 7608 Boise, Idaho 83705 Mr. H. Westerman Whillock Apt. #603 200 North 3rd Street Boise, Idaho 83702 Mr. Charles M. Newhouse The Bazaar, Inc. P. O. Box 1398 Boise, Idaho 83701 3423551 P O. BOX 987 BOISE, Idaho 83701 342-9377 Reproduced from the Boise State University Library, Special Collections. MSS 250. BOISE CENTRAL DISTRICT PROJECT I -- IDAHO R-4 R-213 AMENDED URBAN RENEWAL PLAN BOISE REDEVELOPMENT AGENCY January, 1971 GRUEN ASSOCIATES Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN A. TABLE OF CONTENTS B. DESCRIPTION OF PROJECT 1. Boundaries of the Urban Renewal Area Boundary Map R-213/U.R.P. Map No. 1 Amended 2. Urban Renewal Plan Objectives 3. Types of Proposed Renewal Actions C. LAND USE PLAN 1.. Land Use Map Land Use Map R-213/U.R.P. Map No. 2 Amended 2. Land Use Provisions and Building Requirements PAGE 1 Appendix 2 3 4 Appendix 5 a. Statement of Uses to be Permitted 5 b. Additional Regulations Controls or Restrictions 7 c. Statement of Duration of Provisions 16 d. Applicability of Provisions and Requirements to Real Property Not to b0 Acquired 16 D. PROJECTS PROPOSALS 1. Land Acquisition Land Acquisition Map R-213/U.R.P. Map No. 3 Amended a. Statement of Property to be Acquired For: (1) Clearance and Redevelopment (2) Supporting Facilities and Project Improvements (3) Rehabilitation (4) Historic and Architectural Preservation 16 Appendix 16 16 17 17 R-213 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN D. PROJECT PROPOSALS (Continued) b. Statement of Special Conditions Whereby Properties Not Cited for Acquisition May Be Acquired 2. Rehabilitation 3. Redevelopers ' Obligations 4. Underground Utility Lines 5. Temporary Project Improvements E. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS 1. Conformance with State of Idaho Urban Renewal Law of 1965 F. PROCEDURE FOR CHANGES IN APPROVED PLAN G. VALIDITY -- SEPARABILITY H. TEMPORARY RELOCATION RESOURCES APPENDIX I l. Boundary Map R-213/U.R.P. Map No. 1 Amended 2. Land Use Map - Below Grade R-213/U.R.P. Map No. 2 Amended 3. Land Use Map - Grade Level R-213/U.R.P. Map No. 2a Amended 4. Land Use Map - Second Level R-213/U.R.P. Map No. 2b Amended 5. Land Use Map - Third Level and ALove R-213/U.R.P. Map No. 2c Amended 6. Land Acquisition Map - R-213/U.R.P. No. 3 Amended 7. Illustrative Site Plan PAGE 17 17 17 18 18 19 19 19 20 Appendix Appendix Appendix Appendix Appendix Appendix Appendix R-213 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN B. DESCRIPTION OF PROJECT 1. Boundaries of Urban Renewal Area a. Idaho R-4 is a six-block rectangle with a seventh, diagonally contiguous block on its northeast corner. The area of the project is 23.5 acres enclosed within the following boundaries: Commencing at the intersection of the south rightof- way line of Main Street and the west right-ofway line of Street; Tlwnc.e south along the west right-of-way line of lOth Street to the south right-of-way line of Front Street; Thence east along the south right-of-way J i 11· of Front Street to the east right-of-way line of Capitol Boulevard; Thence north along the east right-of-way line of Capitol Boulevard to the south right-of-way line of Main Street; Thence east along the south right-of-way line of Main Street to the east right-of-way line of Sixth Street; Thence north along the east right-of-way line of Sixth Street to the north right-of-way line of idaho Street; Thence west along the north right-of-way line of idaho Street to the west right-of-way line of Capitol Boulevard; Tlwnce south along the west right-of-way line of Capitol Boulevard to the south right-of-way line of Main Street; Thence west along t~e south right-of-way line of Main Street to the west right-of-way line of lOth Street, the place of beginning. R-213 Page 1 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN 2. Urban Renewal Plan Objectives Urban renewal action is necessary in Project I to combat problems of physical blight and economic obsolescence. The Project I Area consists of seven (7) blocks within the Boise Central Business District. The area has a history of declining tax base primarily attributed to: deteriorating structures, inadequate and inconvenient parking, and poorly maintained properties. This environment contrasts sharply with the growing economic and cultural strength of Boise City and the Ada County region for which the Boise Central Business District serves as the commercial and cultural center. Hence, the Urban Renewal Plan for the Project I Area is a proposal for major clearance to provide land for innovative, imaginative, and contemporary commercial facilities; to remove impediments to land disposition and developmer.t; as well as to achieve changes in land use. It is further designed to eliminate unhealthy, unsanitary, or unsafe conditions, and otherwise prevent the extension of blight and deterioration. The Urban Renewal Plan for Project 1 is the catalyst which will promote the redevelopment activities for the entire General Neighborhood Renewal Area. The plan permits sequential development of a major retail merchandising center with clear separation of pedestrian and automobile traffic secured by closure of several public rights-of-way to vehicular traffic. The new major retail facilities will be linked by an enclosed environmentally controlled Pedestrian Promenade. The streets to be vacated, or relocated will create additional buildable area for retail-commercial or office use. The public Pedestrian Promenade will function as a central major axis with secondary pedestrian areas radiating as perpendiculars from the major central spine or Pedestrian Promenade. Temporary project improvements shall be provided to facilitate adequate vehicular and pedestrian circulation. Air rights and subterranean rights may be disposed of for any permitted use within the Project I boundaries. All existing alleys within the Project Area may be vacated to permit development of the commercial merchandising center as well as encourage variety and flexibility of design within the periphery blocks. Future public rights-of-way to be developed will be dedicated to the ctty. R-213 Page 2 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN It is further an objective of the Urban Renewal Plan to acquire and clear land to be used for civic and other public facilities. Off-street parking and loading facilities will be developed to serve the new commercial complex within the Project Area. Land use in the Project Area will be modified to the extent that buildings currently vacant and land now devoted to scattered surface parking will be converted to commercial; public parking, public/semi-public. There will be no on-site preservation of properties of historic and architectural value within the Project I boundaries. Consideration will be given to the relocation of any historic structures from their present sites to other sites within or outside the Project Area. 3. Types of Proposed Renewal Actions Sixty-four (64) buildings in the Project Area are designated for clearance, either because of structural or environmental defects to an extent warranting clearance, or to assemble a marketable parcel of land, or to provide land for needed public improvements. The land acquired will be redeveloped in compliance with the land uses shown on U.R.P. Map No. 2, with the exception of the existing parking structure in Block 4, which will remain in the area. Public improvements proposed in the Project I Area include the following: - Certain streets and alleys will be vacated, relocated or retained as public rights-of-way. - Boise City Canal will be relocated. - New paving, curbs, and gutters will be provided on designated streets. - New decorative sidewalks and related improvements will be constructed. - A reasonable amount of Project Area property will be devoted to rights-of-way, Pedestrian Promenade, pl~zas and pedestrian ways, public parking and municipal purposes. - New street lighting and traffic lights will be installed in certain streets. R-213 Page 3 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN - A landscaping program will be developed. - Off-street parking loading and unloading facilities will be developed. - A temporary connector will be developed to join Grove Street, as realigned within the Project, to the present alignment east of Capitol Boulevard. A major relocation effort will be made to provide Project I Area tenants with new quarters inside and outside the Project Area on a phased basis to minimize disruption of business or domestic life. The Project l Area contains one (1) structure identified as the DeLamar Hotel, 807 Grove Streec, located on Block 21, Parcel 21-3; described as having historic and architectural value. It was placed on the National Register of Historic Places July 9, 1970. The property will be acquired and the structure will be relocated, if financially feasible, or the substandard building will be cleared because as situated the structure is not compatible with the Urban Renewal Plan's objectives for the area. C. LAND USE PLAN 1. Land Use Map There are four (4) Land Use Maps identified as follows: 1. Land Use Map - Below Grade R-213 U.R.P. Map No. 2 Amended. 2. Land Use Map - Grade Level R-213 U.R.P. Map No. 2a Amended. 3. Land Use Map - Second Level R-213 U.R.P. Map No. 2b Amended. 4. Land Use Map - Third Level and Above R-213 U.R.P. Map No. 2c Amended. These maps are a part of the Urban Renewal Plan and are included in Appendix I. The Grade Level R-213 U.R.P. Map No. 2a Amended is regarded as official directive. Parcel lines and rights-of-way lines indicated on the maps are subject to minor modification. R-213 Page 4 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN The Land Use Map - Grade Level R-213 U.R.P. Map No. 2a Amended designates the following uses: - Commercial - Public Parking - Existing Parking - Public/Semi-Public The Land Use Maps are not to be construed as defining exactly the location of any permitted use, or the number or size of parcels (including air rights and subterranean rights) into which the area will be subdivided for sale, lease, or transfer. 2. Land Use Provisions and Building Requirements In addition to the provisions of any Building and Zoning Ordinance now or hereafter in force, there are hereby imposed on and will hereafter apply to each site or portion thereof in the Project Area, the following controls on redevelopment and use which will be implemented by appropriate covenants ;lppended to the land or other provisions in the Redevelopment Agreements and instruments of conveyance executed pursuant thereto. These controls are subject to approvals or certificates required by the Agency and/or provisions of Building or Zoning Ordinances, now or hereafter in effect. a. Statement of uses to be permitted. The specific uses to be permitted on all land, including air rights and subterranean rights, within the Project boundaries shall be restricted to the erection, construction and continuing use of buildings, premises and related improvements for the following: Commercial (1) Automatic or self-service laundry, having not more than twenty-four (24) machines. (2) Banks and financial institutions, including drive-in service. (3) Clinics. (4) Clothes cleaning agency or pressing service. (5) Nursery school, school for students of art, dancing, dramatics, music, cosmetology, business or secretarial work. (6) Office, business or professional office buildings. R-213 Page 5 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN (7) Personal service facilities where artisans deal at retail directly with the consumer, such as beauty shop, barber shop, portrait shop, radio and television repair shop, shoe repair shop. (8) Physical culture or health establishment, gymnasium. (9) Restaurant, excluding a drive-in establishment. (10) Retail facility characterized by sale of typical department store, specialty shop, or variety store merchandise including, but not limited to, such items as confectionary, food, flowers, gifts, books, stationery, office and school supplies, drugs, garden supplies and small hardware. (11) Taverns or lounges. (12) Theatre, excluding a drive-in establishment. (13) Arena, bowling alley, dance hall or other similar commercial establishments for public gatherings or recreational use. (14) Auction establishment, bail bond house. (15) Newspaper and printing establishment. (16) Radio or television broadcasting station, including aerials when made an integral part of the principal building. (17) Automobile sales only within an enclosed structure. (18) Automobile sales and service, and accessory sales, only within an enclosed structure. (19) Public utility facility of a non-industrial character. (20) Public building and uses of a non-industrial character. (21) Public, commercial or private off-street parking facilities for passenger automobiles. (22) Automobile service station. (23) Hotel and motel. (24) Apartments and apartment hotels. R-213 Page 6 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN Commercial Public Parking A land use category to preserve and enhance property values by providing space in suitable locations for tl~ various types of business activity needed to serve the people and commerce in the city and to provide for the shelter and storage of motor vehicles for use by the general public. Existing Parking An existing enclosed principal building designed to be used by the general public for the shelter or storage of motor vehicles. Public/Semi-Public Any public right-of-way or open space serving as part of this Urban Renewal Plan to serve as access to and from privately developed commercial facilities or sunken plazas, promenade, and other pedestrian areas. A land use category totally or partially open for access purposes and general pedestrian uses. b. Additional regulations, controls, or restrictions to be imposed by the Plan. General Requirements These requirements apply to new construction in the Project Area: (1) Design Review The Boise Redevelopment Agency shall, for Design Review purposes, review each plan for proposed development. (a) Public improvements and private commercial development shall be subject to review. (b) No building or sign may be erected until the plans therefor have been found by the Boise Redevelopment Agency to be ~onsistent with all applicable regulations and of an acceptable standard of quality. R-213 Page 7 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN The Boise Redevelopment Agency shall require copies of reasonably detailed plans, including working drawings, perspective sketches, samples of materials, graphics, and any other items which the Boise Redevelopment Agency may deem necessary for proper design review. The character of public improvements such as sunken plazas, new sidewalks and landscaping, and in particular the main pedestrian shopping promenade, shall be designed and coordinated with private development. Public improvements and commercial development shall be designed in such a manner as to be easily utilized by handicapped persons. (2) Maximum Floor Area Ratio (except as specified in requirements affecting specific sites) Basic Floor Area Every building is permitted a maximum floor area ratio of 12 times the area of the parcel. (3) Building Height In the Project Area, maximum building height shall be 20 stories. (4) Building Coverage Subject to other provisions of this Plan, buildings may occupy up to 100% of the parcel. (5) Open Land Land remaining open as a result of voluntary or mandatory setbacks from any property line shall be treated as landscaped areas. Design of landscape features shall be reviewed in accordance with procedures prescribed in Section C.2.b.(l). (6) Setbacks Buildings on the west side of Capitol Boulevard between Front Street and Main Street shall be set back a minimum of fifteen (15) feet from the west right-of-way line of that street. Buildings on the east side of Capitol Boulevard between Main and Idaho Streets shall be set back a minimum of fifteen (15) feet from the east right-of-way line of that street. R-213 Page 8 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN (7) Off-Street Parking (a) Off-street parking shall be provided for the retailcommercial center in the form of off-street parking facilities below and above grade within the retail complex. No parking spaces shall be required for the gross floor area of the enclosed Pedestrian Promenade. A minimum standard for parking ratios shall be as follows: Retail: 3.5 spaces per 1,000 square feet of gross floor area. Offices: 2.5 spaces per 1,000 square feet of gross floor area. Motel-Hotel: 1 space per guest room. (b) Parking shall not be permitted between the curb lines and the building lines in the Project Area. (c) All off-street parking facilities shall be provided with clear and adequate access to a pu~lic street or alley. Such access will not be less than twelve (12) feet in width at the property line. Sufficient distance shall be provided between the parking facility entrance and the nearest intersection to allow for orderly and safe ingress and egress. The parking structures shall be so designed to provide adequate reservoir space to take care of intermittent spurts in arrival rates. (d) Required net parking spaces shall be not less than nine (9) feet wide and twenty (20) feet in length. Minimum aisle width shall be 16 feet for 60-degree parking and shall not be less than 22 feet for 90-degree parking. (e) In the detailed design of off-street parking facilities, consideration shall be given to contemplated modifications of public rights-of-way as described in the Urban Renewal Plan. (f) The design and capacity of all off-street parking facilities shall be subject to review of the Boise City Traffic Engineer as well as to the standard review set forth in C.2.b.(l) above. (8) Off-Street Loading (a) Commercial Uses A minimum of off-street loading spaces shall be provided in accordance with the following table for the total development, exclusive of the enclosed Pedestrian Promenade. R-213 Page 9 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN Gross Floor Area (Sq.Ft.) Quantity & Type 14,000 - 36,000 36,001 - 60,000 60,001 - 100,000 For each additional 75,000 or thereof, an additional Type A be provided. Type B spaces are 35 feet in Type A spaces are 65 feet in B BB BBA fraction space will length. length. (i) The size of an off-street loading space shall not be less than the following, exclusive of access platform and loading area: Width: Length: Height: 12 feet 35 feet or 65 feet (see above) 15 feet (ii) Loading space adjoining Front Street, Grove Street, or Capitol Boulevard, may be provided if there is adjacent storage and all maneuvering can be accomplished off of the right-of-way. (iii) Convenient access to loading spaces from streets or alleys shall be provided; they shall not be less than 12 feet in width. (iv) Location of required loading facilities: The off-street loading facilities required for the uses mentioned shall not project into the public right-of-way or setback area. In no case shall the required off-street loading berths be part of the area used to satisfy the off-street parking requirements. (v) Design and location of entrances and exits for required off-street loading areas shall be subject to the review of the City Traffic Engineer. (b) Noncommercial Uses A minimum of off-street loading spaces related to noncommercial facilities shall be provided in accordance with the following table: R-213 Page 10 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN Gross Floor Area (Sq.Ft.) Quantity & Type 0 - 10,000 10,001 - 100,000 B 100,001 - 400,000 BB For each additional 400,000 or fraction thereof, an additional Type B space will be provided. Type B spaces are 35 feet in length. Type A spaces are 65 feet in length. (i) Noncommercial loading requirements do not apply to public parking facilities. (ii) The noncommercial loading requirements may be modified at the recommendation of the City Traffic Engineer when good cause is shown. (iii) The noncommercial loading spaces shall be subject to the provisions of (8)(a)(i), (8)(a)(ii), (8)(a)(iii), (8)(a)(iv), and (8)(a)(v) as hereinabove listed. In addition to the General Requirements, defined above, the following controls and restrictions shall be imposed on the sale or retention of all real properties acquired. In reviewing architectural and landscape plans for proposed development, the Boise Redevelopment Agency shall employ the following criteria in formulating its judgments: (i) Building in the Project Area shall be unified in character by coordinated use of materials, proportions, landscape elements, color, lighting and street furniture. (ii) Particular attention shall be given to the program for public areas and buildings adjacent to them so that the buildings will appropriately define the public areas they adjoin. (iii) Size, locations, layout and appearance of offstreet parking and loading facilities shall not have a detrimental effect on the properties they serve nor on adjacent properties. R-213 Page 11 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN (iv) Location and design of access ways to and from off-street parking and loading facilities shall not unduly disrupt pedestrian or vehicular traffic circulation on streets. The off-street loading facilities shall be screened from view. The Major Retail Merchandising Center The Pedestrian Promenade is envisioned as the responsibility of the Boise Redevelopment Agency and the retail space surrounding the mall is to be designed and constructed by the private developer. As such, it requires the careful coordination between the Boise Redevelopment Agency's architects and the developer's architects to achieve harmony in materials, color, structure and mechanical systems responsive to the overall environmental requirements of the Pedestrian Promenade. The following conditions are required to achieve proper development of the major retail merchandising center: (1) Location of the Pedestrian Promenade and its Characteristics. The major Pedestrian Promenade within the Project I Area shall be located along a generally north-south axis bounded on the south by the north right-of-way line of the proposed realigned Grove Street and bounded on the north by the south right-of-way line of Main Street. The Pedestrian Promenade will be developed to provide sufficient accessibility and serviceability to form a mall that unifies the major retail merchandising center. The Pedestrian Promenade shall be of a comfortable width, accessible by escalators, stairways, ramps and elevators, enclosed, ventilated, and provided with heating and air conditioning for a climaticallycontrolled atmosphere. (2) Structure of the major retail merchandising center: general characteristics: (a) A masonry or fireproofed steel frame shall be utilizeq for the merchandising center. R-213 Page 12 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN (b) 'fhe color and intensity of baslc materials and finishes shall be clearly related to their scale and use in the retail center. (c) If unit air-conditioning is utilized for the enclosed Pedestrian Promenade, all cooling and condensing equipment shall be effectively designed to present a pleasing appearance and shall be located to become a design element in downtown Boise; otherwise it shall be screened from view. (3) Fire Restrictions in the Pedestrian Promenade The Pedestrian Promenade shall be covered in whole or in part by a non-combustible or fireproof material. The covering employed shall be constructed in such a manner to ventilate the Promenade in case of fire. All structures, whether public or private, shall be equipped with automatic fire sprinkler systems. (4) Access to the Promenade Adequate circulation will be provided within the Pedestrian Promenade by escalators and/or elevators, stairways and/or ramps and shall be easily utilized by handicapped persons. (5) Below-grade and above-grade parking facilities access to the Pedestrian Promenade Escalators and/or elevators, stairways and/or ramps will be provided as necessary for access to the Pedestrian Promenade from the parking facilities. (6) Paving and Street Furniture (a) All paving or surface treatment of the walkways of the enclosed Pedestrian Promenade and pedestrian rights-of-way shall be coordinated and of acceptable quality. (b) All street furniture in the Pedestrian Promenade or pedestrian rights-of-way, including waste disposal containers, hydrants, manhole covers, traffic lights~ street lights, benches, planter boxes, drains, and other accoutrements, shall be coordinated and selected to enhance the aesthetic appearance of pedestrian areas. R-213 Page 13 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN The Civic Area The Civic Area is seen as the focus of a new Boise governmental and cultural center, where public buildings and commercial facilities will converge. That portion of the Project Area envisioned as constituting a civic character is located: Between Idaho Street on the north, Main Street on the south, Capitol Boulevard on the west, and 6th Street on the east. (1) Paving and Street Furniture Paving and street furniture shall be of acceptable quality and will be coordinated with the materials and furnishings used in the enclosed Pedestrian Promenade and all other pedestrian rights-of-way. (2) Typical uses permitted and proposed for the Civic Area The Civic Area may contain public buildings and uses of a non-industrial character, pools and fountains, civic monuments, booths and temporary free-standing signs placed there by the City of Boise for informational purposes. Any plazas may be decoratively paved. All proposed development, including any such objects cited above, shall be subject to review by the Boise Redevelopment Agency. Sign Controls Purpose and Intent. The intent of the following sign controls is to protect the architectural character of the downtown core area of Boise City, Idaho, by preventing the disorder of uncontrolled installation and usage of signs. The controls herein provided are not intended to restrict the vitality or originality of signs. However, existing signs, which do not conform with the controls and the architectural design requirements of the Boise Redevelopment Agency hereinafter set forth, shall be removed. Approval Required. All signs to be installed in or on any real property or in or on any building or improvement placed or constructed on any real property within the project area shall, prior to installation thereof, be approved by the Board of Commissioners of the Boise R-213 Page 14 Reproduced from the Boise State University Library, Special Collections. MSS 250. Redevelopment Agency. The provisions of Section C.b.(l), Design Review, above, shall be applicable to the approval of signs as herein provided except as the same may be contrary to the express provisions in this Sign Controls section. Specific Sign Controls. The following specific controls and/or criteria shall apply to any real property and any building or improvement place or constructed on any real property within the project area: a) Size of any sign shall be limited to five (5) square feet in area for each linear foot of building frontage on the side to which said sign is attached. b) Any sign which projects more than six inches (6") from the face of the building ("projecting sign") shall be limited to twenty-five (25) square feet in area. A projecting sign erected directly above a sidewalk shall hang no lower than twelve (12) feet above the sidewalk. Where building design dictates, a projecting sign may not project above the sill of the floor in excess of fifteen (15) feet in height to the top of the sign. In no case shall the maximum height to the top of any projecting sign exceed twenty-seven (27) feet when calculated from the finished grade of the adjacent sidewalk. No sign shall project beyond four (4) feet from the face of the building. c) Signs shall not project above the roof line or coping. d) Signs projecting more than twelve inches (12") from the face of a building are not permitted except on Ninth Street and Tenth Street north of Front Street and beyond a line 100 feet west of the west right-of-way line of Capitol Boulevard. e) Self-illuminated signs, exclusive of signs which direct vehicular traffic, shall be allowed only on Ninth Street and Tenth Street north of Fropt Street and beyond a line 100 feet west of the west right-of-way line of Capitol Boulevard. f) Signs may be illuminated from an outside source provided the source of light is properly concealed and controlled to prevent glare on surrounding areas. g) Free-standing signs will not be permitted except when designed as an architecturally related adjunct to the building and site plan. R-213 Page 15 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN h) Each commercial establishment shall have no more than one sign on each 100 linear feet of facade it utilizes, except signs painted or lettered on the store or business front. i) All signs on Grove Street and Main Street shall be parallel to the facade of the structures they adorn, except for signs which direct vehicular traffic. j) All signs shall relate only to the store, business, or building upon which such are located and shall be identity signs only. k) All signs shall be directly fastened to the building front and additional visible supportive devices, including but not limited to guy wires, poles and/or metal brackets, shall not be allowed. 1) No paper signs shall be placed on building windows or doors. m) No flashing action on any sign shall be permitted. The following controls apply to the Promenade: a) All signs shall relate only to the store, business, or building upon which such are located and shall be identity signs only. b) All signs shall be directly fastened to the store or business facade and shall not project more than one and one-half inches (1~") beyond the lease line. c) No paper signs shall be placed on store or business windows or doors. d) No flashing action on any sign shall be permitted. e) All signs to be installed in the Promenade, with respect to color, graphic design and type face, shall be coordinated by the developer's architect(s) with the Boise Redevelopment Agency prior to installation. f) Public information booths, designed as a component of the Promenade furniture, are encouraged to be located at critical terminal pedestrian intersections within the Promenade where general or public information can be conveniently disseminated. R-213 Page 16 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN c. Statement of duration of provisions and effective date of Plan The provisions of this Plan contained in Section C.2.a. and C.2.b. specifying the land uses and the regulations governing them shall be in effect for a period of thirty-five (35) years following the date of local approval of this Plan. d. Applicability of provisions and requirements under C.2.a. and C.2.b. to real property not to be acquired. The land use provisions set forth in C.2., above, will be applicable to all real property included within the Project Area, including real property not acquired. The building requirements set forth in Section C.2., above, will be applicable to all new construction in the Project Area. D. PROJECT PROPOSALS 1. Land Acquisition a. Identification of real property to be acquired for: (1) Clearance and redevelopment, including spot clearance, and development of vacant land. Property to be acquired is identified on Map U.R.P. No. 3, Amended, Acquisition Map. (a) All property in the Project Area shall be acquired by the Boise Redevelopment Agency for clearance and redevelopment with the exception of property 4-3 (Civic Center Garage), which occupies the northeast corner of Block 4. This property extends 150 feet west of 6th Street and 122 feet south of Idaho Street. The single structure occupying this parcel is a basically sound parking structure and is a conforming use to the Urban Renewal Plan. (2) Supporting facilities and project improvements. Property to be acquired and rededicated as a public right-of-way for the realignment of Grove Street is identified as a dotted line on Map R-222 Amended, Property Map Code No. R-222. R-213 Page 17 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN {3) Rehabilitation Not applicable. (4) Historic and architectural preservation Not applicable. b. Statement of the special conditions under which properties not designated for acquisition may be acquired and, when possible, identification of any properties which may fall into this category. Not applicable. 2. Rehabilitation Not applicable. 3. Redevelopers' Obligations The land, and/or air rights and subterranean rights, acquired by the Boise Redevelopment Agency will be disposed of subject to an agreement between the Agency and the Redevelopers. The Redevelopers will be required by the contractual agreement to observe the Land Use and Building Requirements provision of this Urban Renewal Plan and to submit a Redevelopment Schedule satisfactory to the Agency. Schedule revisions will be made only at the option of the Boise Redevelopment Agency. In addition, the following requirements and obligations shall be included in the agreement: That the Redevelopers, their successors and assigns agree: a. That a plan and time schedule for the proposed development shall be submitted to the Boise Redevelopment Agency. b. That the purchase of the land and/or subterranean rights, and/or air rights is for the purpose of redevelopment and not for speculation. c. That the building of improvements will be commenced and completed as jointly scheduled and determined by the Boise Redevelopment Agency and the redeveloper(s). R-213 Page yr/1 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN d. That there will be no discrimination against any person or group of persons because of race, creed, color, national origin or ancestry, in the sale, lease, sublease, transfer, use, occupancy, tenure, or enjoyment of the premises or any improvements erected or to be erected thereon, therein conveyed; nor will the Redeveloper himself or any person claiming under or through him establish or permit any such practice or practices or discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, sub-lessees, or vendees in the premises or any improvements erected, or to be erected thereon, therein conveyed. The above provision will be perpetual and will be appended to the land disposed of within the Urban Renewal Project Area by the Boise Redevelopment Agency. e. That the site and construction plans will be submitted to the Agency for review as to conformity with the provisions and purposes of this Urban Renewal Plan and for Design Review purposes. f. That a bond or other surety will be provided acceptable to the Agency to insure performance under the contract of this sale. 4. Underground Utility Lines All electrical power and gas lines in the Project Area are currently underground. All telephone lines in the Project Area are currently underground, with the exception of one tributary line located in the alley between Front Street and Grove Street from Capitol Boulevard to lOth Street. All new lines or relocated lines and all related equipment shall be placed underground. 5. Temporary Project Improvements and Facilities A temporary connector will be developed to join Grove Street, as realigned within the Project, to the present alignment east of Capitol Boulevard. This temporary connector is necessary and consistent with the urban renewal objectives in that provisions for traffic circulation efficiency is an essential ingredient of the plan. Without the temporary connector, realigned Grove Street within the Project Area will be ineffective in terms of traffic flow and control. R-213_../'1' Page .1:6 I Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN E. OTHER PROVISIONS NECESSARY TO MEET STATE AND LOCAL REQUIREMENTS 1. Conform with State of Idaho Urban Renewal Law of 1965 a. The laws of the State of Idaho require that a Redevelopment Area Plan be prepared by the Redevelopment Agency of Boise City for an area certified as a Redevelopment Area by the Boise City Council. The Boise Central District Redevelopment Area Plan was certified by the Council on May 22, 1967. b. In accordance with the Idaho Urban Renewal Law of 1965, this Plan was submitted to the Planning-Zoning Commission of the City of Boise City by the City Council. After consideration of the Plan, the Commission filed a report with the City Council stating that this Plan is in conformity with the Boise City Comprehensive General Plan. c. Pursuant to the Idaho Urban Renewal Law of 1965, the City Council, having published due notice thereof, a public hearing was held on the Plan. Notice of the hearing was duly published in a newspaper having general circulation. The City Council adopted the Plan on ------------------------- by Resolution No. F. PROCEDURE FOR CHANGES IN APPROVED PLAN The Urban Renewal Plan may be further modified at any time by the Boise Redevelopment Agency provided that, if modified after disposition of real property in the Project Area, the modifications must be consented to by the Redeveloper or Redevelopers or his successor or successors of such real property whose interest is substantially affected by the proposed modification. Where the proposed modification will substantially change the Plan, the modifications must similarly be approved by the City Council in the same manner as the original Plan. Substantial changes shall be regarded as revisions in project boundaries, land uses permitted, land acquisition, and other changes which will violate the objectives of this Plan. G. VALIDITY -- SEPARABILITY If this amended Urban Renewal Plan for Boise Central District Project I, Idaho R-4, or any portion thereof, shall be adjudged by any court of competent jurisdiction to be invalid, such judgment shall not affect, impair, invalidate, or nullify the Urban Renewal Plan for Boise Central District Project I, Idaho R-4, as previously approved and adopted by the City Council of Boise City on December 23, 1968, or the remainder of this amended Plan, but the effect of holding a portion invalid shall be confined to the particular portion of this amended Plan immediately involved in the controversy in which such judgment is rendered. R-213 Page }9:210 Reproduced from the Boise State University Library, Special Collections. MSS 250. R-213 URBAN RENEWAL PLAN H. TEMPORARY RELOCATION RESOURCES The Boise Redevelopment Agency will, if necessary, temporarily relocate residential urban renewal displacees, either inside or outside the Project Area itself, while permanent housing is being effected either by new construction or rehabilitation. The temporary relocation resources will consist of mobile homes, and/or sites, and/or rehabilitated structures located within or outside the project. R-213 Page .--20..; Reproduced from the Boise State University Library, Special Collections. MSS 250. A P P E N D I X Reproduced from the Boise State University Library, Special Collections. MSS 250. t-• _j~ . ! 2(/) ~~~I IDAHO ST. J I I I I I J ; I I j I MAIN ST. i I I t i I ! - II 9 I I I GROVE ST. I I I i i I I r 21 I FRONT ST. I I i ...J J 4 J [ MAP No.1 District Urban Renewal Project R-4 Amended .. Reproduced from the Boise State University Library, Special Collections. MSS 250. J J ----------------------------------------- --------- ---- -- - [ LEGEND LAND MAP BELOW GRADE U.R.P. No.2 Boise District Project R-4 Reproduced from the Boise State University Library, Special Collections. MSS 250. J J --------- ------------------------------------------, [ LEGEND - :· :~; · ; ::·~-t-·.c.:~' :c-'Tione•e•l c=J f•,S':'.t~~t:i 1':: ,~ I LAND USE MAP GRADE LEVEL R·213 U.R.P. Map No.2a Boise Central District Urban ReneWIII Project Idaho R· 4 Amended PrQIK1 A•d'lofecll Gr.- Aa.-ca.t.e An.oc•.-1 Arc:tu-.. Eddy & Pa,nta, At.soc: latea Cline . Smull, Ha'"ill . Shaw I Anoc i•tu Reproduced from the Boise State University Library, Special Collections. MSS 250. _j~~ ~U) IDAHO ST. l J J MAIN ST. GROVE ST. FRONT ST. ~~~ I I I I ~~~ I I f"'-........ ______ _ .I .......................................... • ...... • .... • ......................................................... • ............ , ' ~------- --------------------------------------------------------------.I ci ~ CD [ LEGEMI COI"HERCl.t.l PUBLIC PARQIII5 LAND USE MAP SECOND LEVEL R-213 U . R . ~ Map No.2b Boise Ce:nral District Urban ,._,...... Project tdaho R- • Amended A.Hoc .. !r.: 4·:· ·~ q, l*r & Pey••.,. Anocl.,.. C'"'- . 5""'- ... ~ ... ,u. Sl\aw & a .. ocl- Reproduced from the Boise State University Library, Special Collections. MSS 250. _j~~ 20 IDAHO ST. J J MAIN ST. GROVE ST. FRONT ST. I~:;; I I I I ..J ~~~ ,-G~0..> ; ~..mJ I I .:.... .. ........................ _- -------------------------------------............ ------- ... ------- L ... ........................................................................................................................................................................................ .- [ K~j~i~ ~:~~·:... c:=J E\...5T'.~....,._ LAND USE MAP THIRD L£VEL AND A80'iE R•213 U.R.P. Map No.2 C 8oiH Central District Llr'bM ....._.. Projec! Idaho R-C "'-«~~ .. ~ (dltJ I .. ,..,_.. AsMC..,.._ c: ..... s-...• . "•"',.'· s....a ~ ..... Reproduced from the Boise State University Library, Special Collections. MSS 250. _j~~l IDAHO ST. J J MAIN ST. GROVE ST. FRONT ST. I I ~~~ I l ~~~ ~.I -0 ~ CD I I [ _._y,g71 ~.....!: "" I LAND ACQUISITION MAP A-213 U. A. P. Map No.3 Boise Central District Urban Renew~~ Project Idaho R· 4 Amende., (ddr & ~'•rnter ls..ct-"H: Reproduced from the Boise State University Library, Special Collections. MSS 250. _j~~l ~~~I ~~~ IDAHO ST. I I I 0 "0 iii >- E :> I I I 0 (...) ?: 6 MAIN ST. ~ [ ILLUSTRATIVE SITE PLAN A·213 U.A.P. Map-· Boise Central Oist . Project ldMlo uc:t Utban Renewlll . 111· 4 Amended Reproduced from the Boise State University Library, Special Collections. MSS 250. ADA COUNTY PLANNING AND ZONING COMMISSION Edward L. Siebe, CHAIRMAN Jim Amyx W. P. Biena.,pfl DeWayne Bills W. W. Gartin Dallas Harris R. Gail Heist John Bastida, CHAIRMAN Eugene Crawford Ellwood 0. Mylander COMMERClAJL POLICIES F:OR ADA. COUNTY , April i. 1974 't Reproduced from the Boise State University Library, Special Collections. MSS 250. BOISE TABLE IV-1 MAJOR COMPETITIVE RETAIL FACILITIES Convenience Goods (approx.sq.ft.) Shoppers Goods (approx.sq.ft.) Total .- Boise C.B.&.- ------ _____ ___Q_5_,_000 _____ ------- -638;ooo·-- · -- ·re3;000 Westgate Shopping Area 73,000 165,000 238,000 K-Mart 25,000 80,000 105,000 Grand Central/Albertson•s; 74,000 50,000 124,000 Safeway Vista Village Area 36,000 75,000 111,000 Franklin Shopping Center 47,000 50,000 97,000 Hillcrest Plaza Area 87,000 75,000 162,000 Broadway Plaza Area 80,000 80,000 Safeway/Skaggs 33,000 33,000 Buttrey•s/Osco Drug 26,000 26,000 " Collister Center 50,000 50,000 NAMPA ;ou Karcher Ma 11 70,000 385,600 455,600 Source: Real Estate Research Corporation Field Survey. Suburban Boise Within the suburban area of Boise, several shopping center concentrations have developed during the past decade offering shoppers• goods and convenience merchandise. These 11 Community 11 centers are listed in Table IV-1. Among the larger concentratio.ns is th~ Westgate shopping area in the vicinity of Cole and Fairview Roads. Among the stores in this vicinity are are 110,000 square foot Grand Central Discount Department Store at the southeast corner, a convenience center anchored by a Buttrey•s Market and Osco Drug at the northeast corner, and a convenience center with Albertson•s and Skagg•s Drug Store at the northwest corner. About a half-mile westerly of the Westgate Shopping Center is a new retail complex under construction called Westgate Mall. This is an enclosed air-conditioned structure of approximately 68~000 square feet that is proposed to include shoppers• goods outlets. Another community size shopping center is the Franklin Shopping Center at Orchard and Franklin Roads. This center features Mere Department Store (20,000 square feet), a variety store, and several apparel outlets as well as an Albertson•s market and drug store. Satellite uses include furniture and personal service establishments in the vicinity. C-6 • t-~ ·: Reproduced from the Boise State University Library, Special Collections. MSS 250. Retail commercia1 establishments are also located along Overland Road in the vicinity of the intersection of Orchard Road. At the northwest corner of the intersection is Hillcrest Plaza, a community center featuring Buttrey's Market, Thrifty Drug, and assorted apparel and shoe outlets among other stores. A 70,000 square foot comples was operated by Welles Discount Store until recently when this chain became financially troubled. It is now reoccupied by a Grand Central Discount Department Store. Also, along Overland Road is a complex featuring imports and fabrics together with a large supermarket. Other concentrations include a 105,000 square foot K-Mart facility along Americana Blvd. and a 50,000 square foot Grand Central Discount operation in the vicinity of Franklin, Washington, 16th and 17th Streets, a major Albertson's market (including their corporate headquarters offices) and Safeway is also located in this vicinity. A small Ward's catalogue outlet is nearby. The Vista Village complex located along Vista Avenue between Overland Road and Kootenai Streets features a mixture between convenience and shoppers' goods and includes such stores as Albertson's, C.R. Anthony Department Store, Cornet Variety and several men's and women's apparel stores, shoe stores and related speciality outlets. The balance of competitive retail complexes in the Boise are are predominantly convenience centers as identified on the competition map. Proposed Centers Considerable interest has been expressed in the Boise market for the development of a proposed new regional shopping center. A number of different locations have been rumored as sites by various developers. The most prominently mentioned is at a site located at Interstate 80 and Highway 69 in Meridian, approximately half-way between Boise and Nampa. This center, to be called Treasure Valley Mall, has been proposed to contain 800,000 square feet anchored by three department stores. To date no commitments have been made and local people consider this to be a remote possibility. The project was originally proposed by the Treasure Valley Corporation of Orem, Utah. It is understood, however, that the property was subsequently transferred to Robert Nahas, a developer from Oakland, California. As far as could be determined, to date there have been no firm commitments obtained from department stores which would become major anchors for such a center. C-7 Reproduced from the Boise State University Library, Special Collections. MSS 250. NEIGHBORHOOD SHOPPING CENTERS sq. ft. ~ 1. · Eastgate Shopping Center NWC Boise Avenue & Apple Street Albertson's, Payless Drugs 2. Broadway Plaza SWC Broadway & Beacon Albertson's, Hill's Rexall Drugs, Sprouse-Reitz 3. Vista Village SEC Vista Avenue & Cassia A 1 bertson' s , Anthony's, Cornet 5 &··1 0 4. Franklin Shopping Center NWC Franklin & Orchard 89,000 Albertson's, The Mere, Payless Drugs 139,000 5. Evergreen Plaza SWC Cole & Ustick Smith's Food King & Drug King, Falk's ID 102,000 6. Cole Village NWC Cole & Ustick Safeway, Thrifty Drug, Anthony's, Coast-to-Coast 135,000 7. Co 11 is ter Center NEC State & Collister M & W ~1arket & Drug, King's Variety 112,000 8. The Planatation Shopping Center SEC Glenwood & State Albertson's, Payless Drugs, Ernst Home Center 165,000 9. Five Mile Plaza NEC Five Mile & Overland Buttrey Foods, Osco Drugs 155,000 New 20 05/02 . 04/02 20/6 . New 1~ Reproduced from the Boise State University Library, Special Collections. MSS 250. ~ NEIGHBORHOOD SHOPPING CENTERS CONTINUED 10. Country Square SEC Five Mile & Overland Smith's Food King & Drug King, Falk's ID 11. Lake Hazel Center SEC Lake Hazel & Five Mile Albertson's, Super Thrift Drug 12. Meridian Center SEC Meridian Road & Fairview Smith's Food King & Drug King 13. Cherry Plaza Meridian Road & Fairview IGA Foodliner, Sprouse-Reitz, The Mere sg.ft. ~ 60,000 4 Reproduced from the Boise State University Library, Special Collections. MSS 250. (-) COMMUNITY SHOPPING CENTERS l. Hillcrest Plaza sg. ft. NWC Overland & Orchard Buttrey Foods, Osco Drug, Grand Central, Thrifty Drug 120,000 17 2. Westgate Center & Mall NWC Fairview & Cole . Albertson's, Skagg's Drug, The Bazaar, Sears 3. Overland Park SEC Overland & Cole Smith's Food King, Hill's Rexall Drugs, Anthony's, Coast-to-Coast Reproduced from the Boise State University Library, Special Collections. MSS 250. ~ SPECIALTY CENTERS ~. 8th Street Marketplace South 8th Street & Broad 2. The Village NEC Fairview & Five Mile sq. ft. ~ 102,000 3 - under constructio Reproduced from the Boise State University Library, Special Collections. MSS 250. FREESTANDING STORES CONTINUED 14. Buttrey Foods and Osco Drug NEC Fairview and Cole 15. Grand Central SEC Fairview and Cole 16. 17. D1Alessandro•s NWC Chinden and Glenwood 0 ~- Smith1S Food and Drug King Bogus Basin Road and Parkhill 19. Neil •s Fine Foods (Thriftway) Boise Avenue and Gekeler Lane 20. 21. 22. j\ 23. ·/ 24 A • Consumer Grocery 9th and Jefferson Main and 5th Markets NWC 5th and Main Street Main and 5th South 6314 Overland Penn Market 4596 Chinden Blvd. Main and 5th Eagle - State and 2nd Reproduced from the Boise State University Library, Special Collections. MSS 250. ~ SPECIALTY CENTERS 1. 8th Street Marketplace South 8th Street and Broad 2. The Village NEC Fairview and Five Mile Reproduced from the Boise State University Library, Special Collections. MSS 250. • FREESTANDING STORES l. M & W Market SWC Warm Springs and Homestead 2. Smith's Food King NEC Broadway and Boise Avenue 3. Safeway SWC Vista Avenue and Orchard 4. Waremart and Discount Fabrics 4500 Overland Road 5. K-Mart and Smith's Food King Americana Boulevard and Shoreline Drive 6. Buttrey Foods and Osco Drug 16th and Main 7. Skaggs Drug Center 15th and State 8. Albertson's and Grand 16th and Washington 9. M & W Market 9th and Fort l 0. M & vi ~~a rket 28th and State 11. Smith's Food King 36th and State 12. Great Western Fairview and Curtis 13. M & W Market Ustick and Esquire Central / : . \..;;,.- Reproduced from the Boise State University Library, Special Collections. MSS 250. ~ NEIGHBORHOOD SHOPPING CENTERS ---- 1. Eastgate Shopping Center NWC Boise Avenue and Apple Street Albertson's, Payless Drug 2. Broadway Plaza SWC Broadway and Beacon Albertson's, Hills Rexall Drug, Sprouse-Reitz 3. Vista Village SEC Vista Avenue and Cassia Albertson's, Anthony's, Skagg's Drug 4. Franklin Shopping Center~ NWC Franklin and Orchard Albertson's, The Mere, Payless Drug 5. Evergreen Plaza 6. 7. 8. 9. 10. ~11. SWC Cole and Ustick Smith's Food aMd Drug King, Falk's ID Cole Village NWC Cole and Ustick Safeway, Thrifty, Anthony's, Coast-to-Coast Collister Center NEC State and Collister M & W Market and Drug, King's Variety Country Square SEC Five Mile and Overland Smith's Food and Drug King, Falk's ID Lake Hazel Center SEC Lake Hazel and Five Mile Albertson's, Super Thrift Drug Meridian Center SEC Meridian Road and Fairview Smith's Food and Drug King Cherry Plaza Meridian Road and Fairview IGA Foodliner, Sprouse-Reitz, The Mere Reproduced from the Boise State University Library, Special Collections. MSS 250. 1. 2. 3. 4. <::) COMMUNITY SHOPPING CENTERS Hi 11 crest Plaza NWC Overland and Orchard Buttrey Foods, Osco Drug, Grand Central, Thirfty Drug Westgate Center and Mall NWC Fairview and Cole Albertson•s, Skagg•s Drug, The Bazaar, Sears Overland Park Plaza - Op ,~&~~'-"' SEC Overland and Cole Smith•s Food and Drug King, Anthony•s, Coast-to-Coast S-Mile Plaza NEC Five Mile and Overland Buttrey Foods, Osco Drug, Quisenberry•s Plantation Shopping Center- t.l-1.- ( wJs -9') SEC Glenwood and State Albertson•s, Payless Drug, Ernst Home Center Fairvi~w ~lest Shop~ing ~enter ~ (/ife. -~. SEC Fa1rv1ew and F1Ve M1le . y _, -~ Albertson•s, K-Mart, Payless Drug £;1.#\~ ;VI _Ally p./n / /;Jhke Reproduced from the Boise State University Library, Special Collections. MSS 250. ·~ ;S ar--1!'. ill» '"1 we· .• .a:na~ ~ brsa..: nnt t.J a sr-t .............. lE - Cla3J't• 1·--~ ~- $ho-. .... ....___..,. .. _wow., ........ CJiffwct. .. __ .. __ • tllllliiWd tt,· ... a}. I. MaD Site Put Up For Sale - ~ I.W·~. ~' hu orden!cl the uJe ol h~""'t:ii'a''=fi-:kslnp at t'te W.JIL ~ IIIINl site. but k was uncleet wecr.-. 4ay nl&ht whedl~ the Alea an ac· '-'G'diAC to pl:~n or a Uquklatlon. Lany ~ure of WrlJht·Leuure Ct'. told The ldahcl Sla&eamu. "We'n had tbl property oea tbe '"kel for .£bout sill weeks." Both ... •• owHnltlilb ..... optiona, ~ ol whkb upn in July, are for sate, be lllld. Tile ntltlal pliln of Welt Boile Mal' Wit$ to sell the ~and as soon as z.onma Md bees appt"'Ytd, Leasure wtid. Jl but two requested ruontn, acliou. ... !or tbe propoeed reponal •hoppiq aater alld aDOthet for a bualneu park, bave been approved. · •• Letiare aY a ··cood portion" of tbe site planned for the lftoppifta mall bas been lOAd alld neaotilluona far ada· • partioaa are &Gina on. AD me ales uve beeo for industrial woes. !1e said. ''Nolw ol tbe people we are talkiDc to ... devf'iosM:rs," be lidded. Deveklper Dtwey Bills told The SCatamaD be bad been offered some of die &aDd but turned k !Sowft. Daum l!ldullr1es Vice Pl"Wident ........ 5perrvll'e b.s .. 111 Tllhday ....... lbe Well 8oiM MaY ........... ......................... ........ .... • tele\rlllilll .................... ==::: llln7 .. c..c.~ ..... ., Reproduced from the Boise State University Library, Special Collections. MSS 250. |
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