HomeMy WebLinkAboutComments1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
21 January 2009
City of Meridian
City Clerk's Office
Jaycee Holman
33 E Broadway Avenue
Meridian, ID 83642-2619
RE: CPA 08-014/City of Meridian/State Hwy 69 & Amity
Dear Jaycee:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District has no comment on the above -referenced application.
All laterals and waste ways must be protected. All municipal surface drainage must be
retained on -site. If any surface drainage leaves the site, Nampa & Meridian Irrigation District
must review drainage plans. The Developer must comply with Idaho Code 31-3805.
It is recommended that irrigation water be made available to all developments within the
Nampa & Meridian Irrigation District.
Sincerely,
Greg Curtis
Asst. Water Superintendent
Nampa & Meridian Irrigation District
GC/dbg
C: File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CI
CENTRAL
DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT
HEALTN Return to:�
Environmental Health Division ❑Boise
DEPARTMENT
RECEIVED ❑Eagle
Rezone # I -PA 4$ -6l L/ FEB 2 3 noq Gard
Conditional Use # TY M:67ndia�,
CIOFC�fE mrAN Preliminary / Final / Short Plat CITY CLERKS OFFICI ❑Kuria
)41V17-.: ❑ACz
5 3 0 ❑ Star
01. We have No Objections to this Proposal.;��
OeVart,'
❑2. We recommend Denial of this Proposal. �'q)z
❑3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
❑4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ bedrock from original grade ❑ other
❑6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
❑8. After written approval from appropriate entities are submitted, we can approve this proposal for:
❑ central sewage ❑ community sewage system ❑ community water well
❑ interim sewage ❑ central water
❑ individual sewage ❑ individual water
❑9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
❑ central sewage ❑ community sewage system ❑ community water
❑ sewage dry lines ❑ central water
❑10. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools ors as
p ❑child care center
❑ beverage establishment
❑ grocery store
❑14. Please see attached stormwater management recommendations
❑ 15.
Reviewed B : S
Date: / / 2 7
15726-001 EH0904
Review Sheet
March 24, 2009 CPA 08-014
MERIDIAN CITY COUNCIL MEETING March 24, 2009
APPLICANT City of Meridian Planning Department ITEM NO. 18
REQUEST Public Hearing -- Request to re -designate approximately 265 acres
from Low Density Residential, Medium Density Residential and Mixed Use
Regional to Mixed Use Non Residental for State Highway 69 & Amity
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
SANITARY SERVICE COMPANY
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
ITD:
MERIDIAN POST OFFICE:
OTHER:
Contacted:
Emailed:
COMMENTS
See attached P&Z item Packet / Minutes
See attached Recommendations
See attached Comments
Date: Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
Mayor Tammy de Weerd
E IDIA
���t; V �l�-��,.City Council Members:
Keith Bird
Joe Borton
Charles Rountree
JAN 0 9 2009 David Zaremba
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Jaycee Holman, City Clerk, by: February 12, 2009
Transmittal Date: January 8, 2009 File No.: CPA 08-014
Hearing Date: February 19, 2009
Request: Public Hearing -- Request for a Comprehensive Plan Amendment to re -designate
approximately 265 acres from low density residential, medium density residential & mixed
use regional to mixed use non-residential for State Highway 69 & Amity
By: City of Meridian Planning Department
Location of Property or Project:
Joe Marshall (No FP)
David Moe (No FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Tom O'Brien (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, C/C
Brad Hoaglun, C/C
Keith Bird, C/C
David-Zaremba C/C
Vyafer Department
_Sewer Department
Sanitary Services (No VAR, VAC, FP)
Building Department / Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Economic Dev. (CUP only)
Your Concise Remarks: KW ..
Meridian School District (No FP)
Meridian Post Office (FP/PP/SHP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power Co. (FP,PP,CUP/SHP only)
Qwest (FP/PP/SHP only)
Intermountain Gas (FP/PP/SHP only)
Bureau of Reclamation (FP/PP/SHP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Downtown Projects:
Meridian Development Corp.
Historical Preservation Comm.
South of RR / SW Meridian:
NW Pipeline
New York Irrigation District
&.,o,,Kuna Irrigation District
City Clerk's Office • 33 E. Broadway Ave., Meridian, ID 83642
Phone 208-888-4433 *Fax 208-888-4218 • www.meridiancity.org
Page 1 of 1
Machelle Hill
From: Matthew Ellsworth
Sent: Tuesday, February 17, 2009 9:36 AM
To: Bill Parsons
Cc: Tara Green; Machelle Hill
Subject: FW: SH 69 & Amity
Attachments: CPA_ Narrative_Text.pdf; CPA_Narrative_Map.pdf; Attachment 1.pdf; Attachment2.pdf; RE:
SH 69 & Amity; RE: SH 69 & Amity; RE: SH 69 & Amity
Bill,
Here are some email correspondences between the City and Simplot regarding the SH69 and Amity CPA (for the
file).
Thanks,
Matt Ellsworth
Associate City Planner
Meridian Planning Department
33 E. Broadway Ave.
Meridian, ID 83642
208.884.5533
From: Matthew Ellsworth
Sent: Tuesday, January 20, 2009 9:34 AM
To: 'vic.con rad@simplot. com'; 'sgrapatin@simplot.com'
Cc: Anna Canning; Peter Friedman
Subject: SH 69 & Amity
Vic and Scott,
The proposed changes to the City's Future Land Use Map and Comprehensive Plan text are attached. The
Planning & Zoning Commission will consider the changes on February 19. Hearings typically begin at 7:00 pm.
Written comments received by noon on the Thursday before (February 12) are included in a packet distributed to
the Commission in advance of the hearing.
Also, here's a link to the City's full, adopted plan:
httP://www.meridiancity org/olanninc_zoning/comprehensive_plans/index.a5p
Descriptions for each future land use designation are included in Chapter 7. Please note that the description for
Mixed Use — Regional (on page 103) was updated with Resolution 08-599 (which is a separate link further down
the page). Resolution 08-599 has the adopted language for Mixed Use — Regional.
The City's adopted Future Land Use Map is available under "Other Related Files"
Please let me know if you have any questions.
Thank you again for meeting with us last week,
Matt Ellsworth
Associate City Planner
Meridian Planning Department
33 E. Broadway Ave.
Meridian, ID 83642
208.884.5533
2/17/2009
Page 1 of 1
Machelle Hill TJ
HA
From: Conrad, Vic E [Vic.Conrad@simplot.com] FEB ' �o��
Sent: Monday, February 16, 2009 4:13 PM
E_-ity Of Meridian
To: Bill Parsons; Tara Green; Ted Baird; Bill Nary; Machelle Hill; Jaycee Holman i ity �1erk Office
Cc: Peter Friedman
Subject: RE: Staff Report for Mixed Use Non -Residential and SH 69 and Amity CPA for 02/19/2009 PZ MTG
Thank you Bill. It doesn't look like there are any changes from the version that you distributed by email on
February 12th. However, I did notice that you corrected the hearing date in your cover email. Is the correction to
the hearing date the only change?
From: Bill Parsons [mailto:bparsons@meridiancity.org]
Sent: Friday, February 13, 2009 10:31 AM
To: Tara Green; Ted Baird; Bill Nary; Machelle Hill; Jaycee Holman; Conrad, Vic E
Cc: Peter Friedman
Subject: Staff Report for Mixed Use Non -Residential and SH 69 and Amity CPA for 02/19/2009 PZ MTG
Attached are the staff reports for the Mixed Use Non-residential and SH 69 and Amity CPA applications. These
items are scheduled to be on the Commission agenda on February 19, 2009. The public hearing will be held at
City Hall, 33 E. Broadway Avenue, beginning at 7:00 pm. Please call or e-mail with any questions.
Bill Parsons
Associate City Planner
Meridian Planning Department
33 E. Broadway
Meridian, Idaho 83642
PHONE: (208) 884-5533
FAX: (208) 888-6854
bparsons@meridiancity.org
2/17/2009
Page 1 of 2
Machelle Hill
From: Anna Canning
Sent: Friday, February 06, 2009 5:01 PM
To: 'Conrad, Vic E'; C. Caleb Hood
Cc: Matthew Ellsworth; Bill Parsons
Subject: RE: SH 69 & Amity
Vic,
Forgive me for chiming in; Caleb has gone home for the evening.
We anticipated that Simplot might have such concerns. We encourage you to think about what flexibility
you need and propose an alternative. Conversely, we could also work with you on retaining some of the
Mixed Use Regional designation along the roadway frontage, while changing some of the "inside"
properties to Mixed Use Non -Residential. The Comprehensive Plan is a vision document, and we have
some flexibility in how we describe that vision. I think we can come to a solution that benefits Simplot as
well as the City.
We look forward to your ideas,
Anna
Anna Borchers Canning, AICP
(208) 884-5533 phone (208) 489-0569 facsimile
From: Conrad, Vic E [mailto:Vic.Conrad@simplot.com]
Sent: Friday, February 06, 2009 4:37 PM
To: C. Caleb Hood
Cc: Anna Canning; Matthew Ellsworth; Bill Parsons
Subject: RE: SH 69 & Amity
Caleb,
Thank you for the response. This is very helpful. We agree with your conclusion that the area you have identified
is suitable for non-residential uses. Our concern is over limiting the non-residential uses to be imposed with the
new land use designation. Unless we can arrive at a resolution that provides Simplot with the assurance that the
non-residential uses available to Simplot remain flexible; we will find it very difficult to support the proposed
change.
From: C. Caleb Hood [mailto:chood@meridiancity.org]
Sent: Friday, February 06, 2009 3:32 PM
To: Conrad, Vic E
Cc: Anna Canning; Matthew Ellsworth; Bill Parsons
Subject: RE: SH 69 & Amity
Vic,
My name is Caleb Hood, and I am the Planning Manager for the City. Matt is not available today so hopefully I
can answer the questions you have asked below.
Based on the current need for employment south of Interstate 84, the existing non-residential character of this
area, the visibility of the properties from SH-69/Meridian Road, and topography, the Planning Department
believes this area is a good candidate for pretty intense, non-residential uses long-term. Based on the current
land uses, including ACHD's operations, the storage units on your (Simplot) property, the pit that has been mined
and is now being backfilled to the northeast of your storage complex, and American Paving's operations south of
Amity, allowing additional residential dwelling units in the future did not seem to be appropriate. So, no, ACHD is
2/17/2009
Page 2 of 2
not the only landowner that we are trying to accommodate with the proposed change to the comprehensive plan.
In fact, ACHD's current and future operations on their site south of Amity are only a small reason that the city is
proposing the comprehensive change. We have been in discussions with other property owners/developers about
redevelopment and the uses they are contemplating for redevelopment tend to be pretty intense industrial -type
uses too. We are trying to accommodate all of the existing landowners with this proposed change; we believe the
proposed change will have a long lasting benefit to the property owners. As one of the affected property owners
I'm not sure if you have come to the same conclusion or not. But I can assure you that we have evaluated this
change and believe it to be a good one that reflects what the market is calling for and is good not only for the
property owners directly affected, but for the community at large. To let you know who this change affects directly,
I've included a list of all the property owners below. (There are a couple of residential property owners and it is my
understanding that they are okay with the change too.)
Bill Parsons is the city planner putting the finishing touches on the staff report and that report should be available
the first to mid -part of next week. I'm cc'ing him on this message so he has your information to e-mail you a copy
of that report when complete. Please don't hesitate to contact me if you want to discuss anything further. Thank
you.
ProRert�Owners in the proposed Mixed Use — Non -Residential area near Amit /Meridian:
1) AVI Simplot INC — approximately 94 acres — i6
2) Rock Contractors — 25 acres
3) Craig Gibson (American Paving) — 55 acres
4) Ada County — 1 acre
5) Ada County Highway District (ACHD) — 28.5 acres
6) Rabehl (residence, 815 Amity) — 1.7 acres
7) Petersen (residence, 915 Amity) — 1.5 acres
8) Gary Murgoitio — 4.5 acres
C. Caleb Hood
City of Meridian Planning Manager
33 E. Broadway Avenue
Meridian, ID 83642
208.884.5533 (phone)
208.489.0572 (fax)
chood@_meridiancjty.org
From: Conrad, Vic E [mailto:Vic.Conrad@simplot.com]
Sent: Thursday, February 05, 2009 11:15 AM
To: Conrad, Vic E; Matthew Ellsworth; Grapatin, Kenneth Scott
Cc: Anna Canning; Peter Friedman; C. Caleb Hood
Subject: RE: SH 69 & Amity
Matt:
In following -up again on the proposed change to the land use map; is ACHD the only landowner whose future
plans you are trying to accommodate? Are there other landowners who you are accommodating? If so, will you
please let me know who they are or please confirm that the ACHD is the only landowner whose plans you are
accommodating?
As we proceed toward the hearing date on this matter will you be preparing a staff report for the commission? If
so, when will this be available?
2/17/2009
Pagel of 2
Machelle Hill
From: C. Caleb Hood
Sent: Friday, February 06, 2009 3:32 PM
To: 'Conrad, Vic E'
Cc: Anna Canning; Matthew Ellsworth; Bill Parsons
Subject: RE: SH 69 & Amity
Vic,
My name is Caleb Hood, and I am the Planning Manager for the City. Matt is not available today so hopefully I
can answer the questions you have asked below.
Based on the current need for employment south of Interstate 84, the existing non-residential character of this
area, the visibility of the properties from SH-69/Meridian Road, and topography, the Planning Department
believes this area is a good candidate for pretty intense, non-residential uses long-term. Based on the current
land uses, including ACHD's operations, the storage units on your (Simplot) property, the pit that has been mined
and is now being backfilled to the northeast of your storage complex, and American Paving's operations south of
Amity, allowing additional residential dwelling units in the future did not seem to be appropriate. So, no, ACHD is
not the only landowner that we are trying to accommodate with the proposed change to the comprehensive plan.
In fact, ACHD's current and future operations on their site south of Amity are only a small reason that the city is
proposing the comprehensive change. We have been in discussions with other property owners/developers about
redevelopment and the uses they are contemplating for redevelopment tend to be pretty intense industrial -type
uses too. We are trying to accommodate all of the existing landowners with this proposed change; we believe the
proposed change will have a long lasting benefit to the property owners. As one of the affected property owners
I'm not sure if you have come to the same conclusion or not. But I can assure you that we have evaluated this
change and believe it to be a good one that reflects what the market is calling for and is good not only for the
property owners directly affected, but for the community at large. To let you know who this change affects directly,
I've included a list of all the property owners below. (There are a couple of residential property owners and it is my
understanding that they are okay with the change too.)
Bill Parsons is the city planner putting the finishing touches on the staff report and that report should be available
the first to mid -part of next week. I'm cc'ing him on this message so he has your information to e-mail you a copy
of that report when complete. Please don't hesitate to contact me if you want to discuss anything further. Thank
you.
PropertyOwners in -the proposedMixed Use -Non-Residential area near Amit /Meridian:
1) AVI Simplot INC — approximately 94 acres
2) Rock Contractors — 25 acres
3) Craig Gibson (American Paving) — 55 acres
4) Ada County — 1 acre
5) Ada County Highway District (ACHD) — 28.5 acres
6) Rabehl (residence, 815 Amity) — 1.7 acres
7) Petersen (residence, 915 Amity) — 1.5 acres
8) Gary Murgoitio — 4.5 acres
C. Caleb Hood
City of Meridian Planning Manager
33 E. Broadway Avenue
Meridian, ID 83642
208.884.5533 (phone)
208.489.0572 (fax)
chood 0meridiancity.orr
From: Conrad, Vic E [mailto:Vic. Conrad@simplot.com]
Sent: Thursday, February 05, 2009 11:15 AM
2/17/2009
Page 2 of 2
To: Conrad, Vic E; Matthew Ellsworth; Grapatin, Kenneth Scott
Cc: Anna Canning; Peter Friedman; C. Caleb Hood
Subject: RE: SH 69 & Amity
Matt:
In following -up again on the proposed change to the land use map; is ACHD the only landowner whose future
plans you are trying to accommodate? Are there other landowners who you are accommodating? If so, will you
please let me know who they are or please confirm that the ACHD is the only landowner whose plans you are
accommodating?
As we proceed toward the hearing date on this matter will you be preparing a staff report for the commission? If
so, when will this be available?
2/17/2009
Page 1 of 2
Machelle Hill
From: Matthew Ellsworth
Sent: Thursday, January 29, 2009 2:13 PM
To: Conrad, Vic E; Grapatin, Kenneth Scott
Cc: Anna Canning; Peter Friedman; C. Caleb Hood
Subject: RE: SH 69 & Amity
Vic,
The need for this change is based on:
1. A lack of land in Meridian designated for industrial and other employment uses (we discussed the
appropriateness of this specific location when we met — natural screening opportunities due to topography,
etc.), and
2. Future plans of land owners in the area (ACHD, for example); they can continue their operations (or similar
ones) knowing that future conflicts will be avoided since the proposed designation prohibits new residential
uses.
Thanks,
Matt Ellsworth
Associate City Planner
Meridian Planning Department
33 E. Broadway Ave.
Meridian, ID 83642
208.884.5533
From: Conrad, Vic E [mailto:Vic.Conrad@simplot.com]
Sent: Wednesday, January 28, 2009 7:57 AM
To: Matthew Ellsworth; Grapatin, Kenneth Scott
Cc: Anna Canning; Peter Friedman
Subject: RE: SH 69 & Amity
Mathew,
Can you please explain what is driving the need for this change to the Land Use Map?
From: Matthew Ellsworth[mailto:mellsworth@meridiancity.org]
Sent: Tuesday, January 20, 2009 9:34 AM
To: Conrad, Vic E; Grapatin, Kenneth Scott
Cc: Anna Canning; Peter Friedman
Subject: SH 69 & Amity
Vic and Scott,
The proposed changes to the City's Future Land Use Map and Comprehensive Plan text are attached. The
Planning & Zoning Commission will consider the changes on February 19. Hearings typically begin at 7:00 pm.
Written comments received by noon on the Thursday before (February 12) are included in a packet distributed to
the Commission in advance of the hearing.
Also, here's a link to the City's full, adopted plan:
Descriptions
www s for ancity.org/planning zoning/comprehensive plans/index.asp
Descriptions for each future land use designation are included in Chapter 7. Please note that the description for
Mixed Use — Regional (on page 103) was updated with Resolution 08-599 (which is a separate link further down
the page). Resolution 08-599 has the adopted language for Mixed Use — Regional.
2/17/2009
Page 2 of 2
The City's adopted Future Land Use Map is available under "Other Related Files"
Please let me know if you have any questions.
Thank you again for meeting with us last week,
Matt Ellsworth
Associate City Planner
Meridian Planning Department
33 E. Broadway Ave.
Meridian, ID 83642
208.884.5533
2/17/2009
Comprehensive Plan Amendment Narrative
Mixed Use — Non Residential
A. SPECIFIC DETAIL OF THE CHANGE REQUESTED
The proposed change re -names the Mixed-Use-WWTP [Waste Water Treatment Plant]
designation to Mixed -Use Non -Residential. The existing designation was developed to
ensure that non -compatible land uses are not allowed in close proximity to the wastewater
treatment plant in North Meridian. The Comprehensive Plan identifies the following uses for
the designation:
• Light, professional office uses
• Flex space uses, including light warehousing
• Limited, small-scale retail uses
• Mini -storage uses
Mixed -Use WWTP is the only mixed use designation that does not allow new residential
uses, and it therefore may be appropriate for other areas of the City as well. This change
allows areas to carry the same characteristics of the Mixed -Use WWTP designation without
an implied proximal tie to the Treatment Plant itself (and without changing the future land
use description of areas currently designated Mixed Use — WWTP).
B. ADDRESS HOW THE PROPOSED AMENDMENT PROVIDES AN IMPROVED GUIDE TO FUTURE
GROWTH AND DEVELOPMENT IN THE CITY.
The proposed change allows the City to consider a Mixed Use designation that does not
allow residential uses in appropriate areas. It provides greater flexibility in applying mixed
use designations by expanding a geographically anchored designation for potential use in the
rest of the City. It also creates a way to provide clearer direction about the mix of uses that
are appropriate in areas so designated.
C. ANY OTHER DATA AND INFORMATION THAT WOULD SUPPORT THIS REQUEST
This application proposes the following change to the text of the Meridian Comprehensive
Plan:
Page 103, after the fifth bullet under Mixed -Use Regional:
Mixed Use — Non -Residential a,.:,.. a U- ii WTn The following standards will apply to
this category:
Comprehensive Plan Amendment Narrative
Map Amendment: Northeast and Southeast Corner of Meridian Road and Amity Road
A. SPECIFIC DETAIL OF THE CHANGE REQUESTED
The proposed change will re -designate approximately 265 acres from Low Density
Residential (28 acres owned by Ada County Highway District), Medium Density Residential
(25 acres owned by Rock Contractors, Inc.) and Mixed Use — Regional (approximately 212
acres under multiple ownerships) to Mixed Use — Non Residential. Attachment 1 shows the
adopted Future Land Use Map for the area and Attachment 2 shows the proposed changes.
A concurrent application proposes to change the name of the Mixed Use — WWTP
designation to Mixed Use — Non Residential. The standards outlined in the description of
Mixed Use — WWTP (Pg. 103, Meridian City Comprehensive Plan) will apply to the
northeast and southeast corner of Meridian Road (SH 69) and Amity Road if Council
approves these concurrent applications.
B. ADDRESS HOW THE PROPOSED AMENDMENT PROVIDES AN IMPROVED GUIDE TO FUTURE
GROWTH AND DEVELOPMENT IN THE CITY.
The proposed change provides clearer direction about the mix of uses that are appropriate in
this area. The Comprehensive Plan identifies the following uses for the Mixed Use — WWTP
(Non Residential) designation:
• Light, professional office uses
• Flex space uses, including light warehousing
• Limited, small-scale retail uses
• Mini -storage uses
This is the only Mixed Use designation that does not allow residential uses.
There are currently several gravel pit operations in this area that are nearing the end of their
usefulness. The operations will leave several large pits that will create additional costs prior
to redevelopment. While the altered landscape will require substantial reclamation to make
suitable for residential development, it may provide an opportunity for light industrial -
oriented employment uses that are fairly well screened with the abrupt changes in
topography. In addition, with the amount of flat, developable land that already allows for
residential uses in South Meridian, it is irrational to suggest extensive reclamation in order to
create more.
C. ANY OTHER DATA AND INFORMATION THAT WOULD SUPPORT THIS REQUEST
Attachment 1:
Adopted Future Land Use Map
Meridian &Amity
0 245
%0.. 1A70 1�960 '--_..
----w� Feet'
Legend
_ Commercial High Density Residential
�-- ;i Mixed Use -Neighborhood
Non -Urban Medium Density Residential
—� Urban C� Mixed Use -Waste Water Treatment Plant
I L_- Low Density Residential _ Old Town
I Med-High Density Residential _ Planning/Referral Area
Public/Quasi-Public
Mixed Use - Employment Mixed Use
_
Interchange
Public Park
Industrial Mixed Use - Regional
1 Public School
Office _ Mixed Use - Community
i
Attachment 2:
Proposed Future Land Use Map
Meridian &Amity
Al
0 245 490
Legend
Commercial High Density Residential
—— Mixed Use - Neighborhood
Non -Urban Medium Density Residential
_ Mixed Use - Non Residential
- Urban Low Density Residential
_ ®
— Med-High Density Residential Planning/Referral Area Old Town
Mixed Use - Employment Public/Quasi-Public
� Mixed Use -Interchange � public Park
Industrial
Mixed Use -Regional _Public School
Office
i
Mixed Use -Community
--------------
J.R. SIMPLOT COMPANY ONE CAPITAL CENTER 999 MAIN STREET SUITE 1300
P.O. BOX 27 BOISE, IDAHO 83707 (208) 336-2110 FAX (208) 389-7515
CORPORATE HEADQUARTERS
February 12, 2009
Hand Delivery
Matt Ellsworth
Associate City Planner
Meridian Planning Department
33 E. Broadway Ave.
Meridian, ID 86342
FEB 12 2000
City of Meridian
'lann►ng Department
,, .,
FEB,) w 49
City 'Jerk alfuce
Re: Application CPA 08-014 of City of Meridian Planning Department.
Dear Mr. Ellsworth:
The J. R. Simplot Company ("Simplot") requests the following comments become part of
the official record in the above referenced application. Simplot owns approximately 121
acres located on the northeast corner of Amity Road and State Highway 69. Under the
above referenced Application, approximately 43 acres of Simplot's ownership will
remain within the "Medium Density Residential" land use designation. The balance of
Simplot's land, approximately 78 is proposed for the new land use category "Mixed -Use
Non -Residential."
Without waiving any rights to object to the City's down -grading of the 78 acres of
Simplot's land to prevent residential development, Simplot acknowledges this parcel may
be more suitable for future non-residential development. However, the lack of clarity
describing allowable uses under the proposed "Mixed -Use — Non -Residential" use
together with limiting Simplot's flexibility on developing the 78 acres places Simplot in
the unfortunate position of objecting to the new land use designation in its current form.
From the description of the proposed change provided by your staff, the Simplot's current
Mixed -Use — Regional land use designation provides for the following:
l . No upper limit of non-residential uses.
2. Over 200,000 sqft. Of non-residential building area.
3. CUP application would not be needed unless a project lies within 300 feet of an
existing residence or school or CUP is otherwise required per ordinance.
4. Residential density of 3 to 40 units/acre.
5. Samples Uses include: All MU-N categories, entertainment uses, major
employment centers, clean industry.
From various documents provided, it is our impression the proposed change would limit
the 78 acres to the following:
a. Light professional uses, including light warehousing.
b. Flex space uses, including light warehousing
c. Limited, small-scale retail uses
d. Mini -storage uses.
It is not clear whether all development within this proposed land use will require a
conditional use permit, which imposes further costs on developing this 78 acre parcel
under these limited uses.
Without any compensation, the value and use of Simplot private property will be
negatively impacted by the following limitations: (1) the removal of its existing
rights to residential land use on 78 acres, (2) the removal of the right to plan a large
scale retail and commercial development, which this parcel is ideally suited for, and
3) potentially the loss of the right to process a development without requiring
additional permitting and the costs associated therewith.
The following is quoted from the Land Use section contained in the adopted
Comprehensive Plan adopted with respect to "Mixed -Use".
"The intent of this designation is to offer the developer a greater degree of
design and use flexibility. "
The land use proposed effectively takes -away the flexibility available to Simplot in
developing its land. This taking is contrary to the goals of the City as described in the
Land Use section of the Comprehensive Plan; will direct and substantially reduce the
value of Simplot's land; and potentially adds complications and cost to future
development by requiring additional permitting requirements.
In order to achieve the City's objective to limit residential growth on the 78 acres while
protecting existing private property rights, Simplot would recommend the following
minor changes to the proposed new "Mixed Use -Regional" land uses and the new
"Mixed Use — Non Residential" land use category.
Proposed Mixed Use — Non Residential lmodifications shown in red italics or
strikethrou2hl .
Residentia! -Uses shall
0
�-uR4s4ieFe—.
(i) Retail uses shall comprise a maximum of 50% of the development
area.
There is neither a minimum nor maximum imposed on non -retail
commercial uses such as office, clean industry, or entertainment uses.
All developments shall have a mix of at least 43ree two of the dirge
few types of uses: retail, non -retail commercial: and public/quasi-
public and r-c 'u +i
(iv) Where the development proposes public and quasi -public uses to
support the development, the developer may be eligible for additional
area for retail development (beyond the allowed 50%), based on the
ratios below.
i. Supportive public and quasi -public uses would include parts,
plazas, outdoor dining and gathering areas, open space,
environmental restoration, libraries, public schools, etc.
ii. All such areas must be open to the public and not limited to
patrons of the development.
iii. For land that is being donated (or nominally sold) to the public,
such as a library or school, the developer is eligible for a 2:1
bonus. That is to say, if there is a five -acre library site, the project
would be eligible for ten additional acres of retail development
iv. For active open space or passive recreation areas, such as a part,
tot -lot or playfield, the developer is eligible for a 2:1 bonus. That
is to say, if the part is 10 acres in area, the site would be eligible
for 20 additional acres of retail development.
v. For plazas that are integrated into a retail project, the developer
shall be eligible for a 6:1 bonus. Such plazas should provide a
focal point (such as a fountain statue, and water feature), seating
areas and some weather protection. That would mean that by
providing a half -acre plaza, the developer would be eligible for
three additional acres of retail development.
vi. CUP application would not be needed unless a project lies within
300 feet of an exiting residence or school or CUP is otherwise
required per ordinance.
Sample uses include: All MU-N and MU-C categories, entertainment uses, major
employment centers, clean industry. [end of proposed changes for new Mixed Use — Non
Residential].
With existing access to the 78 acres off both Remple and Amity, the site is ideally suited
for a substantial retail/commercial development. Using these access points to enter a new
development reduces the potential that additional new access points will be sought
between Remple and the intersection of Hwy 69 and Amity. Because the 78 acres already
extends to these existing roadways additional access that would otherwise be necessary to
serve an intervening ownership between Remple and the intersection of Amity and Hwy
69 is not necessary.
The Simplot parcel is substantially large enough to accommodate an extensive retail and
commercial development. With our long term presence in the Treasure Valley and
experiencing the outcome of the Eagle Road corridor, we appreciate how important it will
be to avoid a similar development result. The Simplot parcel already has many of the
features that promote a successful retail and commercial development.
If limiting the residential growth on the 78 acres is the objective, the focus on the
developing the new land use category should concentrate on restricting that use.
Preserving the "..design and flexibility" available for future development should continue
to be the goal for the remaining uses consistent with the stated intentions of the
Comprehensive Plan. Limiting potential development of the parcel by prohibiting the
uses most ideally suited for this parcel without any consideration for the taking of such
rights is unacceptable.
We look forward to working cooperatively with the City on finalizing an acceptable land
use definition that fulfills our mutual goals. It would be prudent for the City and Simplot
to meet as soon as possible to attempt to resolve its concerns prior to the City moving
forward with the approval of a land use definition that will result in expensive and
adversarial proceedings. We encourage the City to accept the Simplot offer to efficiently
utilize the additional time to work with Simplot towards an acceptable resolution.
Sincerely,
6,.L- C-L)
Vic Conrad
Director Land, Water &
Asset Recovery