HomeMy WebLinkAboutComp Plan Amdmt CPA 05-001
CPA 05-001
MERIDIAN PLANNING & ZONING MEETING
October 1 7, 2005
APPLICANT South Eagle Rd. & Victory Rd. Property Owners Alliance
ITEM NO.
5
REQUEST Amend the Future land Use Map of the Comprehensive Plan for approx.
50 acres from Medium and low Density Residential to Mixed-Use Regional - land at or
near the northeast and southeast corners of South Eagle Rd. & Victory Rd.
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See Previous Item Packet
CITY PLANNING DIRECTOR:
CITY ATTORNEY
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SAN IT ARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
See attached Letters
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
Brady & Teresa Turner
3678 S. Caleb Place
Meridian, ID 83642-7068
208-887-6832
Z1ECEIVEL
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September 13, 2005
City of Meridian
City Clerk Office
William G. Berg, Jr., City Clerk
City of Meridian
33 East Idaho Av~nue
Meridian, Idaho 83642
RE:
CPA 05-001 South Eagle Road and Victory Road Property Owner's Alliance
Proposed Comprehensive Plan Amendment
Dear Mr. Berg:
We hereby submit our opposition to the proposed comprehensive plan amendment of the future land
use map from Medium and Low Density to Mixed-Use Regional per the application filed by South
Eagle Road and Victory Road Property Owner's Alliance (the "Applicant"), scheduled for hearing
before the Meridian Planning and Zoning Commission on September 22,2005.
As residents and owners of property near the intersection of Eagle and Victory, we cannot impress
upon you strongly enough how stressful the past couple of years have been on our rural
neighborhoods. What was once bucolic countryside is now jammed full of cars and houses and
noise, and the open space is gone for good. Commercial development should not expand south of
the Ridenbaugh Canal on Eagle Road. The Canal is an appropriate geographic feature to segregate
the large commercial area of Silverstone and El Dorado business parks fiom the adjoining residential
use to the south. Certainly the infiastructure is not equipped to handle such intensive use in our
neighborhood, and an -already dowhgradîng qüãliryÒTHfe wolild (Jnly grow much wo¡'se~
We respectfully request that the application now before the Planning and Zoning Commission be
denied. Thank you for your consideration.
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Br~dy & Teresa T mer ,,'
Lot 6, Block 2, Dartmoor Subdivision
September 19, 2005-09-19
~RE C E ¡YEn
s¿:? Z 0 2005
CITY OF MERIDIAN
CITY CLERK OFFICF
Meridian Planning and Zoning Commission
City of Meridian
To Whom It May Concern:
We received a notice regarding a public hearing to review the
application CPA-OS-OOI of South Eagle Road and Victory Road Property
Owner's Alliance. We planned to attend the meeting but will be unable
to attend due to a death in the family. In lieu of our attendance,
please accept this written statement and enter our dissent of the
proposal to amend the future land use map.
We reviewed the proposed target area and noted that the description of
the property under review includes our home located at 3475 South Terri
Drive in the Golden Eagle Estates. We were surprised to see our
property on the impact area as we have not sold to a developer nor even
been approached to sell our property. We reviewed Idaho Statute 67-
6511 and regrettably learned that the Commission can rezone our
property without our consent. We vehemently oppose this rezoning.
We purchased this property three years ago for the lifestyle it would
afford us. We expected to remain here to raise our family and allow
our child the opportunity of stability of home and schools. We value
our land which permits us space to grow our own fruits and vegetables
and keep livestock. This property permits us to maintain a rural
lifestyle while remaining close to town for work. Rezoning our home
would threaten our way of life. We are concerned that the proposed
zoning is more restrictive of the activities we currently enjoy and
since we are in a developed, platted, rural subdivision it is
reasonable to request to be exempt from thisre-zoning, or at a minimum
we desire to be grand fathered in to enjoy the same rights RUT zoning
currently gives us.
We have a secondary concern about our tax assessment if the zoning were
to change. We have a newborn at home and are currently living off of
one income to allow our child the benefit of a parent home full-time.
We have budgeted for this change in lifestyle and are concerned about
significant uncontrollable increases in cost of living. A large
increase in property taxes if the value of our property were to be
reassessed at a commercial level would adversely affect our fiscal
stability as well.
We appreciate the Commission taking our situation into consideration.
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St~ve Dockter
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Lisa Dockter
3475 South Terri Drive
Meridian Idaho 83642
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
October 17, 2005
ITEM #
5
DATE
PROJECT NUMBER
CPA 05-001
PROJECT NAME
Eagle & Victory Road Alliance
FOR
AGAINST NEUTRAL
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South Eagle Road and Victory Road Property Owners Alliance
Neighborhood Meeting 19 September 2005
Guidin
ment
1. The Alliance property owners have joined together for unified development that is coordinated
with good master planning, rather than individual site development without coordination.
2. The development approach will be to feather land use intensity from residential to professional
office and business uses. The most intensive land uses will occur along Eagle Road and Victory
Road with less intensive land uses farther away from the arterials.
3. The AUiance properties located next to the residential portion of Sutherland Farms Subdivision,
to provide either a residential buffer with same size lots or a 40ft. wide landscape buffer
adjacent to Sutherland Farms. If a landscape buffer is selected, then the Sutherland Farms
Homeowners Association will be invited to assist with landscape design and selection of
vegetation plantings.
4. Alliance properties desire to construct a landscape buffer along the east side of Eagle Road
similar to the landscape buffer on the west side of Eagle Road. Landscape buffers will also be
constructed along Victory Road.
5. AUiance properties desire to construct an internal roadway system that runs north and south to
minimize curb cuts to Eagle Road. This internal roadway will connect Easy Jet Drive with
Victory Road and provide good internal access.
6. The intent of the Alliance is to facilitate a well planned, neighborhood compatible office and
business park. The Alliance will evaluate proposals from like-minded developers.
7. The Alliance believes there are advantages in selling their properties to one development entity
to ensure a coordinated development plan consistent with these guiding principles.
~borhood Inøut:
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MEMORANDUM
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TO:
FROM:
MAYOR AND COUNCIL
ANNA BORCHERS CANNING, AICP
PLANNING DIRECTOR
NOVEMBER 9, 2005
COMPREHENSIVE PLAN AMENDlv1ENTS
RECEIVED
DATE:
RE:
NOV' ,-, g ,lOW;
City of Meridian
City Clerk OfficE'
The Planning and Zoning Commission has recommended approval to City
Council of four comprehensive Plan amendments. The purpose of this memo
is to discuss hearing dates for those items.
Downtown Design Guidelines CP A-O5-003: The Council has been kept
informed on the progress and content of this project, so we anticipate that you
will not want a workshop. Also, there was not public testimony at the Planning
and Zoning Commission hearing. Therefore, Staff recommends that the
Council hear this item on their December 6, 2005 agenda. This item can be
heard at any time; staff would just like to get it completed.
North Meridian Area CPA-OS-OO4: Council expressed a desire to have a
workshop, and staff concurs this would be appropriate. Staff recommends that
the Council conduct a workshop in November 2005 and a public hearing on
December 20, 2005. If Mr. Borton were present at the workshop, this public
hearing could be deferred to the first hearing date in January, which will be
January 1O, 2006.
Conger Comp Plan Map Amendment CP A-5-002: The Pla!l11Ì11g and
Zoning Commission has recommended approval of this application, but only
with an accompanying application for annexation and zoning and specific
development plans (preliminary plat and/or conditional use pennit) that
substantially comply with the concept plan that the applicant provided to the
Commission.
If the Council chooses to honor this recommendation. Staff recommends that the Council
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' take action tonight to d~fer scheduling this item for a public hearing and review this matter no
later than Febmary 7. 2006.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER ROAD
lv1ERIDIAN, ill 83642
..:
The purpose of the three month delay is to give the applicant sufficient time
to submit the applications as recommended by the Planning and Zoning
Commission. On February 7, 2006, the Council would set a date for the public
hearing.
The applicant will not be in favor of tills process. They want the Council to
give their approval to the Comprehensive Plan Amendment before they go to
the expense of preparing annexation and development applications. However,
this is clearly not what the Planning and Zoning Commission recommended. I
have attached excerpts from the Planning and Commission hearings that
provide detail on the motions for both the Conger and the Alliance (see
following) proposals.
The Council may also reject the recommendation of the Planning and
Zoning Commission and schedule this matter for hearing. That could be
before the end of the year or afterwards at your direction.
South Eagle & Victory Road Property Owner's Alliance CPA-O5-001:
The Planning and Zoning Commission has recommended approval of this
application, but requests that City Council hold action on the amendment until
the applicants can make an annexation application with a concept plan and/or
specific development plan (see attached motion by Commissioner Newton-
Huckabay).
S tqff recommends that the Council take action tonight to d~fer scheduling this item for a
public hearing and review this matter no later than February 7. 2006.
The applicant is in favor of this action. The Council may also reject the
recommendation of the Planning and Zoning Commission and schedule this
matter for hearing. That could be before the end of the year or afterwards at
your direction.
2
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CongerlWoodbridge CPA - PZ Motion
10/17/05
Borup: Yes. So, two of the things I thought was a concern -- I mean traffic was a
concern. It looks to me like of all the traffic scenarios, this one is the least detrimental
effect. I know everyone's always worried about the worst case and what's going to
happen. Over the last eight years since I have seen this so many times and I have
never seen the scenarios happen that people present at these meetings. Not saying it
won't some day, it just hasn't happened yet. And with a lot more intensity developments
than this. It's never come about. The other thing I think is in an influence to me is that
they are single ownership, individual lot ownership, it's not like an apartment complex.
So, that being said, I move to recommend approval to City Council of file num~
05-002. as øresented in the staff reøort~hearing d~ - that still would change;
right?
Canning: It's just a staff report for the hearing date and there has only been one staff
report prepared for use, so --
Borup: All right. Okay. The staff report prepared for the hearing date of September
22nd. It was changed to October 17th. End of motion. '
Newton-Huckabay: Second.
Zaremba: We have a motion and a second. All in favor say aye. Any opposed? We
have two in favor and one opposed. That motion carries.
MOTION CARRIED: TWO AYES. ONE NAY. TWO ABSENT.
Staff Report Recommendation (as referenceq in m°Ÿ2D1
"Staff is in support of the conceptual development plan submitted by the applicant, and supports
the Comprehensive Plan Amendment provided that the development of the property
substantially complies with the submitted conceptual plan. Staff is recommending approval of
the Comprehensive Plan Amendment for the reasons outlined in this report, provided that an
Annexation/Rezone application reauestina an R-15 (Medium Hiah-Densitv Residential) zone.
and an accompanvina development proposal which substantially complies with the conceptual
plan attached to this report. is submitted for concurrent approval bv City CounciL"
EagleNictory Alliance CPA - PZ Motion
10/17/05
Discussion Leadina to Motion
Zaremba: Well, again, the only way to really make that happen is to attach it to an
annexation request and if we take the suggestion and do the same thing we did
. "
_4
previous, move it forward to City Council, but ask them to hold it until the other
applications have come through --
Newton-Huckabay: And I might recommend, maybe, that the developer get together
with the neighborhood again, show them, you know, what you're planning on doing, and
meeting with them and listen to those folks who didn't get an opportunity to get a
notification, because they were outside of that, maybe you can come to some
compromises that works for -- you know, that works for everybody. Because, obviously,
for you to -- we have seen it time and time again and I have not been a Planning and
Zòning Commissioner for very many years, thank goodness, but a lot of time these
pieces of property like this can come in and you see these small little pieces and it's
very very hard to make good planning decisions, because you're making decisions
independent of what could be a big picture for folks.
Zaremba: I would make a comment that I think that's probably a good idea. Once the
applicant and the owners of the properties involved have an idea that this might be
possible, then, I'm sure they are more willing to spend the money it costs to make the
drawing that they can show to people. I mean why would you do that if you don't know
you can do that with your property and if we are signaling to them that we would be
open to the things that they have described, then, I think it's probably worth their while
to put it on paper and have another neighborhood meeting and show it around. I would
suggest to those who felt they did not get notified, if you give your name and address to
Mr. Forrey, even if you're outside of the legal notice zone, I think he probably would
invite you to such a meeting. I see him nodding his head. And I think that would be
helpful. My personal feeling is I would be willing to see this kind of a project move
forward, as has been described.
Motion
Newton-Huckabay: Okay. Mr. Chair, I recommend approval of CPA 05-001, request to
amend the future land use map of the Comprehensive Plan for approximately 50 acres
from medium and low density residential to mixed use community by the South Eagle
- . - - - - -" - - - -RÇ>~d- _and- Victory Road Property Owners Alliance land at or near the northeast and
southeast comers of South Eagle Road and Victory Road and we would like to request
that City Council hold action on this CPA unlli the appUcants can make an annexation
application and it will catch UP w~h wou~nd them to the
development auideline principles thalihev put fortb.lr!..!t!gjr presentmjon anq we are al§.Q
askina them to oraanize another nei.9t!QQrbQQg meetiD9...with the folks to the west in
Thousand Springs--
Borup: Sutherland Farms.
Zaremba: The surrounding area.
Newton-Huckabay: And east at Sutherland Farms and the surrounding areas. Anything
else? End of motion.
CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the
Laws of the State of Idaho, that the Meridian Planning and Zoning Commission of the City of
Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian,
Idaho, at the hour of 7:00 p.m. on Monday, October 17, 2005, for the purpose of reviewing and
considering the application CPA 05-001 of South Eagle Road and Victory Road Property
Owner's Alliance for a Comprehensive Plan Amendment to amend the future land use map
of the Comprehensive Plan for approximately 50 acres from Medium and Low Density
Residential to Mixed-Use Regional generally located at or near the northeast and southeast
comers of South Eagle Road and Victory Road.
A more particular description of the above property is on file in the City Clerk's office at
Meridian City Hall, 33 East Idaho Avenue, and is available for inspection during regular
business hours, Monday through Friday, from 8:00 a.m. to 5:00 p.m.
A copy of the application is available to review upon request. Any and all interested
persons shall be heard at said public hearing, and the public is welcome and invited to submit
testimony. Oral testimony may be limited to three (3) minutes per person. Written materials
should be submitted to the City Clerk no later than seven (7) days prior to the above hearing
date so that all interested parties may examine them prior to the hearing. All materials
presented at public meetings shall become property of the City of Meridian. Anyone desiring
accommodation for disabilities related to documents and/or hearings, please contact the City
Clerk's Office at 888-4433 at least 72 hours prior to the public meeting.
The Ada County Highway District may also conduct public meetings regarding this
application. If you have questions about the traffic that this development may generate or the
impact of that traffic on streets in the area, please contact the Ada County Highway District at
387-6170.
DATED 27"' of September, 2005
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PUBLISH 26th of September and 10th of OCtober, 2005
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CITY OF MERIDIAN
PUBLIC SERVICE ANNOUNCEMENT
PUBLIC ANNOUNCEMENT I NOTICE IS HEREBY GIVEN pursuant to the Ordinances of
the City of Meridian and the Laws of the State of Idaho, that the Meridian Planning and Zoning
Commission of the City of Meridian will hold a public hearing at the Meridian City Hall. 33 East Idaho
Avenue, Meridian, Idaho, at the hour of 6:00 p.m. on Thursday, September 22, 2005 for the
purpose of reviewing and considering the applications of:
South Eagle Road and Victory Road Property Owner's Alliance for a Request to Amend
the Future Land Use Map of the Comprehensive Plan for Approximately 50 acres from Medium to
Low Density Residential to Mixed-Use-Regional generally located at or near the northeast and
southeast comers of South Eagle Road and Victory Road;
City of Meridian Planning and Zoning Department for Comprehensive Plan
Amendment to amend the text of the Comprehensive Plan to add design guidelines for the Urban
Renewal District;
City of Meridian Planning and Zoning Department for a Comprehensive Plan
Amendment to amend the text and future land use map of the 2002 Comprehensive Plan for the
North Meridian Area and to expand the area of city impact boundaries;
Conger Management Group for a Comprehensive Plan Amendment to change
approximately 11.79 acres from Office to Mixed-Use Community located at 675 and 715 South Wells
Street;
A more particular description of the above property is on file in the City Clerk's office at
Meridian City Hall, 33 East Idaho Avenue, and is available for inspection during regular business
hours, Monday through Friday, from 8:00 a.m. to 5:00 p.m. .
A copy of the application is available for review. Any and all interested persons shall be
heard at said public hearing, and the public is welcome and invited to submit testimony- Oral
testimony may be limited to three (3) minutes per person. Written materials should be submitted to
the City Clerk no later than seven (7) days prior to the above hearing date so that all interested
parties may examine them prior to the public hearing. All materials presented at public meetings
shall become property of the City of Meridian. Anyone desiring accommodation for disabilities
related to documents and I or hearings, please contact the City Clerk's Office at 888-443t\,Ðt'fè'å 'TJl'PJI111
\", ciF IIII
hours prior to the public meeting. . ,::.,~.... ""'/,
DATED this 19th day of September, 2005 I/... . ~ ~:.- ~~ \..
JIØL /oL- -
WILLIAM G. BERG, JR., q~TY ~E ri J
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MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles M. Rountree
Shewn Wardle
CITY DEPARTMENTS
Fire
540 E.Franklin Road
888-1234 / fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678 / 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.W 8th Street
888-5242 / fax 884-1159
SIN"
1903
NOTICE OF SPECIAL MEETING
PLANNING AND ZONING COMMISSION
NOTICE IS HEREBY GIVEN that the Planning and Zoning
Commission of the City of Meridian will hold a Special Meeting at
Meridian City Hall, 33 East Idaho Avenue, Meridian, Idaho, on Monday,
October 17,2005 at 7:00 P.M. The Meridian Planning and Zoning
Commission will be discussing the following agenda items:
Tabled from October 3, 2004: CPA 05-004 Requestfor a Comprehensive Plan
Amendment to amend the text and future land use map of the 2002
Comprehensive Plan for the North Meridian Area and to expand the area of city
impact boundary:
Public Hearing: CPA 05-002 Request for a Comprehensive Plan Map
Amendment to change approximately 11.79 acres from Office to Mixed-Use
Community by Conger Management Group - 675 and 715 South Wells Street:
Public Hearing: CPA 05-001 Request to Amend the Future Land Use Map of
the Comprehensive Plan for Approximately 50 acres from Medium and Low
Density Residential to Mixed Use-Regional, by the South Eagle Road and Victory
Road Property Owner's Alliance - Land at or near the northeast and southeast
comers a/South Eagle Road and Victory Road:
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The public is welcome to attend the special ~~i . ~-.;:¡y¡~~";'...
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DATED this 13" of October, 2005 .JI~.,6. ¡ . SE,lL }
WILLIAM G. BERG, . - CLE~ '.0 f
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Meridian City Planning & Zoning Commission Special Meeting - Ocfoberlfrlll2iXJ5..",'"
All materials presented at public meetings shall become the property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and / or hearings,
please contact the City Clerk's Office at 88er4433 at least 48 hours prior to the public meeting.
CITY HALL 33 EAST IDAHO A VENUE MERIDIAN, IDAHO 83642 (208) 888~4433
CITY CLERK - FAX 888-4218 CITY ATTORNEY I HR - FAX 884"8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
Printed on recycled paper
/
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
:Keith Bird
Christine Donnell
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 ! fax 895-0390
,
Parks & Recreation
11 W. Bower Street
888-3579 ! fax 898-5501
Plarming
660 E. Watertower Lane
Suite 202
884-5533 ! fax 888-6844
Police
1401 E. Watertower Lane
888-6678 ! 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 ! fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 ! fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 ! fax 884-0744
-Water
2235 N.W 8th Street
888-5242 ! fax 884-1159
NOTICE OF CANCELA TION
OF THE SPECIAL MEETING OF THE
MERIDIAN PLANNING & ZONING COMMISSION
The City of Meridian Planning and Zoning Commission will be unable
to meet for the special meeting scheduled for
Thursday, September 22, 2005.
All matters related to:
Public Hearing: CPA 05-004 Request for a Comprehensive Plan
Amendment to amend the text and future land use map of the 2002
Comprehensive Plan for the North Meridian Area and to expand the
area of city impact boundary:
Public Hearing: CPA 05-003 Request for a Comprehensive Plan
Map Amendment to amend the text of the Comprehensive Plan to
add design guidelines for the Urban Renewal District:
shall be heard on Monday, October 3, 2005 at 7:00 pm at Meridian
City Hall, 33 East Idaho Avenue, Meridian, Idaho.
All matters related to:
Public Hearing: CPA 05-002 Request for a Comprehensive Plan
Map Amendment to change approximately 11.79 acres from Office
to Mixed-Use Community by Conger Management Group - 675
and 715 South Wells Street:
Public Hearing: CPA 05-001 Request to Amend the Future Land
Use Map of the Comprehensive Plan for Approximately 50 acres
from Medium and Low Density Residential to Mixed Use-Regional,
by the South Eagle Road and Victory Road Property Owner's
Alliance - Land at or near the northeast and southeast corners of
South Eagle Road and Victory Road:
shall be heard on Monday, October 17, 2005 at 7:00 pm at Meridian
City Hall, 33 East Idaho Avenue, Meridian, Idaho.
If you have any questions, please contact the City Cle..f*f.s'(J)~,at
888-4433. Thank you. ",\\~-.( Of MS~~II"""
$'() ~~~~
DA TED this 22nd day of Septa r, 2oo5.! ~ %
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CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 8Š8'L4~RIi 111\\\111'\\
CITY CLERK - FAX 888.4218 CITY ATTORNEY / HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887~4813 MAYOR'S OFFICE - FAX 884-8119
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Vision, Planning and Real Estate Development Consultants
t Pathway Development
1952 S. Wilde Creek Way
Boise, Idaho 83709
_Wayne S. Forrey, AICP
Phone and Fax: (208) 362-9345
Email: wforrev(ó)cathwavdevelocmentcom
:~ECEIVED
DEC 2 7 2005
December 23, 2005
City of Meridian
City Clerk: Office
RE: Invitation to attend a Neighborhood Meeting - Thursday January 5, 2006, at 7:00pm at the Meridian
Police Station, 1401 E. Watertower Lane Meridian, Idaho. (Conference Room)
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Dear Property Owner:
My name is Wayne S. Forrey and I am an Urban Planning Consultant. My company is working with the
South Eagle Road and Victory Road Property Owners Alliance to apply for annexation into the City of
Meridian. We are seeking annexation to allow a change in zoning with a Development Agreement to
guide growth in the area along S. Eagle Road near Victory Road.
I am writing to invite you to attend a neighborhood infonnation meeting to review the proposed
annexation and Development Agreement concepts for the land area along the east side of South Eagle
Road generally between Easy Jet Street and W. Falcon Drive. The neighborhood meeting will be held on
Thursday evening, January 5, 2006 at 7:00pm in the Meridian Police Station Conference Room at 1401 E
Watertower Lane in Meridian.
My clients are considering annexation into the City of Meridian and they would like to sell their property
to a good developer that will construct a high quality business park and residential housing in this area.
There are no specific, individual building plans at this time. Before any development could take place,
public hearings would be held on specific Conditional Use Pennit and development applications.
I hope you can attend this neighborhood meeting and give us your input about this proposed annexation
request. If you have any questions, please don't hesitate to call me at 362-9345 or email me at -
- -- c----"wforrey@pàthwaydevel()pment.cofri.- I look forward to seeing you at the neighborhood meeting on --
Thursday evening, January 5, 2006 at 7:00pm.
Respectfu~
w~ OIreY, AICP ~
Representative of the South Eagle Road and
Victory Road Property Owners Alliance
---
** TX CONFIRMATION REPORT **
AS OF
DEC 28 '05 08:48
PAGE. 01
CITY OF MERIDIAN
132
133
DATE rIME TO/FROM
12/28138=47 PUBLIC WORKS
12/28138=48 P-AND-Z
MODE MIN/SEC PGS
EC--S 1313'26" øel
EC--S aa' 28" ael
CMDt:I STATUS
1376 OK
076 OK
--------------------------------------------------------------------------------------------
~!~r
Vision, Planning and Real Estate Development Consultants
f Pathway Development
1952 S. Wilde Creek Way
Boise, Idaho 83709
f Wayne S. Forrey, AICP
Phone and Fax: (208) 362-9345
Email: wforreV(â)oathwaVdeveloomentcom
RECEIVED
DEC 2 7 2005
December 23, 2005
RE: IDvitatioD to aHeM a Neighborhood Meeting - Thursday January 5, 2006, at 7:00pJn at the MeridillD
l'olice Station, 1401 E. Watertown Lane Meridiao, Idaho. (Cootereoee Room)
City of Meridian
City Clerk Office
Dear Property Owner:
My name is Wayne S. Forrcy and I am an Urban Planning Consultant. My company is working with the
South Eagle Road and ViclOry Road Property Owners AlJiance to apply for annexation into the City of
Meridian. We are seeking annexation to allow a change jn zoning with a Development Agreement to
guide groWth in the area along S. Eagle Road near Victory Road.
r am writing to invite you to attend a neighborhood information meeting to review the proposed
anne;utiol) and Development Agreement concepts for the land area along the east side of South Eagle
Road generally between Easy Jet Street and W. Falcon Drive. The neighborhood meeting will be held on
Thursday evening, January 5,2006 at 7:00pm in the Meridian PoJjce Station Contèrence Room at 1401 E
Watenower Lane in Meridian,
My clients are considering annexation into the City of Meridian and they would like to sell their property
to a good developer that will construct a high quality business park and residential housing in this ares.
ll1erc an;: no specific, individual bUilding plans at this time. Before any development could take place,
public heatings would be held on specific Conditional Use Permit and development applications.
I hope you can attend this neighborhood meetu1g and give us your input about this proposed annexation
request. 1fyou have any questions, please don't hesitate to call mc at 362-9345 or emaiJ me at
wfomy@pathwaYdevelopmcnLcom. 1 look forward to seeing you at the neighborhood meeting on
Thursday evening, January 5, 2006 at 7:00pm,
R"peotfully; ~~
w~~
Representative oftbe Soutb Eagle Road aud
Victory Road Property Owners Alliance
~~L
RECEIVED'
Vision, Planning and Real Estate Development Consultants SEP - 9 2005
t Pathway Development
1952 S. Wilde Creek Way
Boise, Idaho 83709
City of Meridian
City Clerk Office
~ Wayne S. Forrey, AICP
Phone and Fax: (208) 362~9345
Email: wforrevcœpathwavdeveloDment.com
September 7. 2005
RE: IDvitation to attend a Neighborhood Meeting - Monday September 19.2005. at 6:30pm, 3100 S. Eagle
Road in Meridian. (Red House)
Dear Property Owner:
- _H___-- -- My name is Wayne S. Forrey and Iaman Urban Planning-Consoltant.. My company is working with the-
South Eagle Road and Victory Road Property Owners Alliance to amend the Meridian Comprehensive
Plan. We are seeking a plan amendment to allow an extension of the MD:ed Use Regional land use
designation south of the Ridenbaugh Canal. along the east side of Eagle Road to the south side of Victory
Road.
-'--
I am writing to invite you to attend a neighborhood infonnation meeting to review the proposed
Comprehensive Plan amendment for this property area. The neighborhood meeting will be held on
Monday evening. September 19th at 6:30pm in the front yard of the Red House at 3100 S. Eagle Road in
Meridian. (Just north of the Victory and Eagle Road intersection on the east side of Eagle Road)
The p1anning concept for this property includes an extension of the business campus type of land uses
which are developing along the east side of Eagle Road between Overland Road and the Ridenbaugh
Canal. The type of development you currently see on the east side of Eagle Road between OVerland
Road and the canal...is the same type of development we are proposing to be buih south of the canal and
along the east side of Eagle Road.
At this point, this is a Comprehensive Plan Amendment proposal only. My clients are considering
annexation into the City of Meridian and they would Hke to sell their property to a good developer that
will construct a high quality business park in this area. There are no specific, individual building plans at
this time. Before any development could take place. public hearings would be held on specific zoning
and development applications.
- - - - - --.-- -
-- ------ ---
- --
n- ---- --
--- ----------- -- --- -,-- - ---
I hope you can attend this neighborhood meeting and give us your input about this proposed amendment.
If you have any questions. please don't hesitate to call me at 362~934S or email me at
wforrey@pathwaydevelopmentcom. I look forward to seeing you at the neighborhood meeting on
Monday evening, September 19th at 6:30pm.
. 0 ,AlCP
Representative of the South Eagle Road and
Victory Road Property Ownen AUianee
See Map on Reverse Side
, ;: : J
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'--~>-;;--->'
AS OF
SEP 13 '05 14:50' PAGE.Øl
CITY OF MERIDIAN
-
- MIN/SEC PGS CMD~ STATUS
::; ; 01'05" ØØ3 134 OK
- ,--------------------------------------------
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SEP 1 3 2005
CITY OF MERIDIAN
CITY CL ERK OFr-rrr
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ad and Victory Road
~nsive Plan
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ity of the properties
\l as presently before
\dments to existing
parties concerned.
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.-
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lands north of the
f the Canal along
ODS in the application that there
available in the vicinity to meet projected
ñiand, the two major developments in the two large campuses on
either side of Eagle at Overland are not yet built out. No supporting
figures are appended to substantiate their assertion of not enough
Mixed Use lands in south Meridian.
/
//~
./
** TX CONFIRMATION REPORT **
AS OF
SEP 14 '05 15:19
PAGE. 01
CITY OF MERIDIAN
03
04
DATE TIME TO/FROM
09/14 15:17 PUBLIC WORKS
09/14 15:18 P-AND-Z
CMDI* STATUS
146 OK
146 OK
MODE MIN/SEC PGS
EC--S 00'20" 001
EC--S 00'21" 001
--------------------------------------------------------------------------------------------
GREAT SKY, INC.
3895 Girdner Lane
Meridian, ldabo ~
Tt~pboD~a%¡ ZO~~3J9
September 14, 2005
VIA FAX
208-888-4218
RECEIVE~~~
SEP 1 'I 2a05'
City Clerk
City of Meridian.
33 E. Idaho
Meridian, Idaho 83642
City of Meridian
City Clerk Office
Dear City Clerk:
Regarding application CPA 05-002 fOr South Eagle Road and V.crory Road by Property
Owner's Alliance for CompreheDSive Plan Amendment, please be advised:
1.
Great Sky, Inc. owns pro.perry north of Victory Road which is shown in the said
application as part ofilia "Alliance".
2.
Great Sky, Inc. is not part of the "Alliancc".
Great Sky, lnc. desires not to be part of any change 10 the Comprehensive Plan.
3.
So, please remove our property from the endeavor.
There are other property o\";'t1ers on South Eagle Road who desire to have their property removed
from this endeavor.
Lastly, we oppose The Co~prehcnsive Plan Amendment
Sincerely,
~
Trevor C. Roberts, President
TCR.;"nlGS.OS.O$I,4
SEP 14 '06 14:35
PAGE. 01
** TX CONFIRMATION REPORT **
AS OF
SEP 14 '05 15:20
PAGE. 01
CITY OF MERIDIAN
05
06
DATE TIME TO/FROM
09/14 15:19 PUBLIC WORKS
09/14 15:20 P-AND-Z
MODE MIN/SEC PGS
EC--S 00'21" 001
EC--S 00'22" 001
CMDI:I STATUS
147 OK
147 OK
--------------------------------------------------------------------------------------------
SUTHERLAND FARM HOMEOWNERS ~OClAnON
3895 CIr4l1er "we
MeriiliM, ldallo 83642
Tele~boDc/F8:II: :zG8.ð'~m
Septembet 14, :2005
VIA FAX
1081SSs..4Z 18
City Clerk
City of Meridian
33 E. Idaho
Meridian. Idaho 83642
RECEIVED
SEP 1 4 2íJiJ5
City of Meridi<ln
City Clerk Offic.:
Dear City Clerk:
Regaxding application CPA 05..002 for South Eagle Road and Victory Road by Property
Owner's Al1iaoœ for ComprehCllSivc PJm Amendment, please be advised;
I.
Sutherland Farm Homeowners Association owns property north ofVictoIY
Road which is shown in the said application as part of the "A1Jìance".
2.
Sutherland Farm. Inc. is DOt part of the "Alliance".
3.
SutherJand Farm, Inc. desires not to be pa1;t of any c.bange to the
Comprehensive Plan.
So, please remove our property £rom the endeavor.
There are other property owners on South Eagle Road who desire to have their property
removed from this endeavor.
Lastly, we oppose the Comprehensive Plan Amendment.
Sincerely,
~::
Trevor C. Roberts, :Presjd.ent
TClb.hISF.OS,O\I.~3
SEP 14 '05 14;35
PAGE.Ø2
** TX CONFIRMATiON REPORT **
AS OF
SEP 14 '05 15:22
PAGE. 01
CITY OF MERIDIAN
07
08
DATE TIME TO/FROM
09/14 15:21 PUBLIC WORKS
09/14 15:21 P-AND-Z
MODE MIN/SEC PGS
EC--S 00'21" 001
EC--S 00' 21" 0m
CMD!:* STATUS
148 OK
148 OK
--------------------------------------------------------------------------------------------
HILL WAY, INC.
3895 GirdPer LeRt
Meridian. Idallo 83642
Telep"onefFftX". 2,08-362-3339
September ]4,2005
VIA FAX
20S-888-4218
RECEIVED
SEP 1 4 2005
City Cleek
City of Meridian
33 E. Idaho
Meridian, Idaho 83642
Dear City Clerk:
City of Meridian
City Clerk Office
Regarding application CPA 05-002 for South Eagle Road and V ictOJ)' Road by Property
Owner's Alliance for Comprehensive Plan Amendment, please be advised:
1.
Hill Way, Inc. owns property noIth oiVidOI)' Road which is shown in the
said appHca.tion as part of the .. Amance".
2.
Hill Way, Inc. is not part of the "Amance".
3.
Hill Way, Inc. desires not to be part of any change to the Comprehensive
Plan.
So, please remove our property from the endeavor.
There are other property owners on South Eagle Road who desire to have their :property
removed from this endeavor.
Lastly, we oppose the Comprehensive Plan Amendment.
Sincerely,
(j;1'~-:
Trevor C. Roberts. Vice, President
TClbIllHW,OS.09.4
SEP 14 '05 14:36
PAGE. 03
CPA 05-001
September 22, 2005
MERIDIAN PLANNING & ZONING MEETING
APPLICANT South Eagle Rd. & Victory Rd. Property Owners Alliance ITEM NO. 3
REQUEST Amend the Future land Use Map of the Comprehensive Plan for approx.
50 acres from Medium and low Density Residential to Mixed-Use Regional
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY POLICE DEPT:
CITY FIRE DEPT:
. CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
See attached comments
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
No Comment
SffiLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
See attached letters from residents: affidavit of posting: ITD comments
Contacted: b
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
STAFF REPORT
Planning & Zoning Commission
Hearing Date: 9/2212005
;~
'., ,
otG;idl:n'~ ;
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TO:
FROM:
SUBJECT:
Planning & Zoning Commission
Brad Hawkins-Clark, Principal City Planner ~L.
File No. CPA-05-00l
Comprehensive Plan Amendment Application to Amend the Future Land Use
Map of the Comprehensive Plan for Approx. 50 Acres from Medium and Low
Density Residential to Mixed Use-Regional by the South Eagle Road and Victory
Road Property Owner's Alliance.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, South Eagle Road and Victory Road Property Owner's Alliance (represented by Wayne S.
Forrey), has applied for an amendment to the Future Land Use Map ofthe Comprehensive Plan. They are
proposing to amend the map from Low and Medium Density Residential to Mixed Use-Regional for
approximately 50 acres of land. The Alliance is comprised of five different property owners (who own ten
individual tax parcels) on the east side of S. Eagle Road, generally grouped north and south of the
intersection of S. Eagle and Victory Road. The total acreage of the applicant-owned parcels is
approximately 23 acres. However, their application proposes to amend an additional 30 acres of land
north of their land holdings, including two other county parcels and several parcels in the city limits that
lie within Sutherland Fanus and Southstone Subdivisions. The depth of the proposed Mixed Use-
Regional designation is approximately 800 feet (measured east of S. Eagle Road).
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the application below. While we agree with some of the
applicant's arguments and do support an amendment to the Future Land Use Map for two areas within the
subject property, we are recommending denial of the Comprehensive Plan Amendment as proposed for
the reasons outlined in this report. The two areas that staff supports an amendment are the Southstone
Subdivision and non-residential portion of Sutherland Fanus Subdivision near Easy Jet Drive and the 4.5
acre parcel south of Victory Road. Other than these two areas, we do not find justification to amend the
Comprehensive Plan.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Properties owned by the Alliance range from 2910 S. Eagle Road on the north (Thomason) to
3210 S. Eagle Road on the south (Hartenstein/Axelrod). The additional parcels being proposed
by the Alliance to change designations extend north of the Thomason parcel to 2590 S. Eagle
Road, immediately south of the Ridenbaugh Canal. The parcels north of Victory Road lie
within Township 3N, Range IE, Section 21. The parcel south of Victory Road lies within
Township 3N, Range IE, Section 28. All properties are on the east side of S. Eagle Road.
b. Property Owners of Record (Alliance members):
Marty and Leeta Thomason (2910 & 2960 S. Eagle Rd.)
Daniel and Dolly Baughman (2990 S. Eagle Rd.)
John and Nita Sharp (3020 S. Eagle Rd.)
Robert and Nedra Carpenter (3060 & 3100 S. Eagle Rd. & 3250 E. Victory Rd.)
Mark Hartenstein and Charles Axelrod (3210 S. Eagle Rd.)
CP A-OS-OOI
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
c. Applicant:
South Eagle Road and Victory Road Property Owner's Alliance
3100 S. Eagle Rd.
Meridian, Idaho 83642
d. Representative: Wayne S. Forrey, AICP
e. Present Zoning: RUT/Ada County (all Alliance member parcels)
R-4/Meridian City (Sutherland Farms parcels)
L-O/Meridian City (Southstone lots)
f. Present Comprehensive Plan Designation: Medium Density Residential (all property north
of Victory Road) and Low Density Residential (property south of Victory Road)
g. Description of Applicant's Request: The applicant is requesting approval for a
comprehensive plan amendment application ofthe subject 50 +/- acres ITom Medium and Low
Density Residential to Mixed Use-Regional. There are no other annexation, rezone or plat
applications associated with the request. The applicant does state on page 11 of the application
that, if approved, the property owners intend to develop a mixed use business campus, similar
to the El Dorado and Silverstone projects.
h. Applicant's Statement/Justification (see Applicant's application and letter): Wayne Forrey,
representing the Alliance, states in the application cover memo that this Future Land Use Map
amendment will address a community need and allow a high quality business campus to be
developed in the area. The Alliance believes Meridian needs additional Mixed Use land, that
this area's easy access to 1-84 and market demand justify a land use other than residential, and
that it will help provide a broader tax base for the City. Also, due to ACHD's plans to
construct S. Eagle Road as a 5-lane arterial, the changed conditions and increased traffic
warrant a change. Appraisers have infonned several property owners that residential land uses
along the east side of S. Eagle Road are not the highest and best uses for these lands. Mr.
Forrey notes several other reasons that warrant a change to the map on pages 8-10 of the
application.
4. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Amendment as
detennined by City Ordinance. By reason of the provisions of the Idaho Code Title 11 Chapter
16, a public hearing is required before the City Council on this matter.
b. Newspaper notifications published on: September 5, 2005 and September 19,2005
c. Radius notices mailed to properties within 300 feet on: August 30, 2005
d. Applicant posted notice on site by: September 12,2005
5. LAND USE
a. Existing Land Use(s) on Subject Property: Rural residential, small agriculture, and limited
office/retail.
b. Description of Character of Surrounding Area: The immediate vicinity is transitioning rapidly
to urban-scale development. The I-84/Eagle Road interchange is less than a mile to the north
and has a significant influence on the area. Thousand Springs and Sutherland Farms
Subdivisions are adjacent to the subject property and both ofthese residential developments
are annexed, averaging 3.5 to 4 dwelling units per acre with mid-to-high end housing. A new
CPA-05-001
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Meridian Fire substation is being constructed just south of the Ridenbaugh Canal on the west
side of Eagle Road. As one travels south from Overland Road, the El Dorado and Silverstone
mixed use developments are currently being built-out, intended to serve as regional
employment, hospitality, office and service centers with more than two million square feet of
building area expected between the two projects. Traffic generated from the Tuscany Lakes
project on the south side of Victory Road (approx. 450 units) also strongly impacts S. Eagle
Road in this area.
c. Adjacent Land Use and Zoning:
1. North: Approved Silverstone Subdivision, zoned C-G (General Commercial)
Approved Sutherland Farms Subdivision, zoned R-4 (north of Victory Rd.)
and Golden Eagle Estates, zoned RUT/Ada County (south of Victory Rd.)
3. South: Approved senior assisted living facility, zoned R-8 (south of Falcon Dr.) and
rural residential in Golden Eagle Estates, zoned RUT (Ada County)
4. West: Existing Thousand Springs Subdivision, zoned R-4/Meridian City, and rural
residential, zoned RUT/Ada County near Victory Road. Medford
Subdivision (proposed as R-8 for single and multi-family) is proposed at the
southwest comer of Eagle and Victory Roads.
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
2. East:
Location of sewer: Manholes are constructed in Sutherland Fanus Subdivision
stub streets adjacent to the property north of Victory Road. This property
drains to the Five Mile Trunk and capacity is available. Sanitary sewer south
of Victory Road is more questionable at this time.
Location of water:
Available in S. Eagle Road and local streets
2. Vegetation: There are numerous existing trees on the subject properties that should
either be preserved or mitigated for at the time of development. The rest of the site is
primarily used for rural residential purposes.
3. Flood plain: N/A
4. Canals/Ditches Irrigation: The McDonald Lateral courses across the Carpenter
parcels at the northeast comer of the EaglelVictory intersection. This is a sizeable
facility that will impact any future development site plans on these parcels.
5. Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: No annexation or zoning is proposed at this time.
7. Size of Property: Approx. 50 acres (23+/- owned by the applicants)
f. Proposed Non-Residential: N/ A
g. Summary of Proposed Streets and/or Access: No subdivision is proposed at this time.
6. COMMENTS MEETING
No Agency Comments Meeting was held to review this application since there is no development
or annexation associated with the request.
CPA-O5-00l
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
7. COMPREHENSIVE PLAN POLICIES AND GOALS
PROPOSED & POTENTIAL USES OF PROPERTY
If the CPA application is approved, the applicant intends to develop a business campus similar to
the El Dorado and Silverstone developments to the north. All property owners are committed to
coordinate future development plans (see page 11 of application). The application also notes that
other property owners beyond the five Alliance members have expressed willingness to
participate in future development. No specific uses are proposed at this time. The MU.Regional
designation allows for the highest intensity commercial uses out of Meridian's four mixed use
categories. Potential zoning would include all of the commercial districts (C-G, C-C and C-N) as
well as the L-O (Limited Office), high density residential zones (R-15 and R-40) and the
traditional neighborhood districts (TN-C and TN-R). The MU-Regional description in Chapter
VII of the Comprehensive Plan states that there is no limit to the amount of non-residential uses,
although some residential uses are encouraged. Sample uses in this area include entertainment,
major employment centers, clean industry, retail and other similar uses.
Some high density residential uses are possible on the properties north of Victory Road without
amending the Comprehensive Plan because the Medium Density Residential could be "bumped
up" to High Density upon approval by the Commission and Council. An annexation and rezone
would still be required, but a CPA application would not be required. Other uses permitted
outright or conditionally in the Medium Density Residential area (which is typically rezoned to
R-4 or R-8) include single family residential, churches, day care centers, townhomes, private
schools, residential care facilities and other quasi-public uses.
The purpose of the MU designation on the Future Land Use Map is to identify key areas which
are either infill in nature or situated in higWy visible or transitioning areas of the city where
innovative and flexible design opportunities are encouraged (Page 97, Chapter VII 2002
Comprehensive Plan). .
APPLICANT'S STATEMENT/JUSTIFICATION
Please refer to the application and material for the 9/22/05 hearing (File CP A-05-00 1). The
applicant lists 12 conditions or situations which warrant a change to the map, including market
demand, easy access to 1-84, accommodating new employment, increasing tax revenue and the
potential coordinate new commercial development with willing property owners.
COMPREHENSIVE PLAN ANALYSIS
Neither the Idaho State Code nor Meridian City Code has required findings for reviewing CPA
applications. The Commission and Council should base any decision upon the worthiness and
suitability of the application in lieu of the City's economic and planning needs, both existing and
projected. Idaho Code 67-6508 does state that "the plan shall consider previous and existing
conditions, trends, desirable goals and objectives, or desirable future situations for each planning
component." Therefore, in the absence of any required findings, Staff has reviewed the subject
application and offers the following analysis and recommendations for the Commission and
Council's consideration.
The 2002 Comprehensive Plan contains a variety of goals, objectives, and action items relevant to
this CPA application. The following policies most directly apply to the proposed project and are
repeated here for the Council and Commission's consideration during the hearing process (staff
analysis is in italics below the quoted policy):
CP A-05-00l
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
.
Action 3, Objective C, page 27 (Chap. IV): Allocate and identify locations/inventory for
industrial and commercial business parks.
The primary tool to accomplish this action is the Future Land Use Map, which was
created in 2002 after more than 18 months of public workshops and hearings. That map
designates the industrial and business park areas and, staff believes, represents an
adequate land supply for the total build-out population of Meridian. The subject area was
not designated for such uses and residents and prospective buyers have made purchasing
decisions based on the fact that it is planned as a residential area.
.
Item 2, Last Bullet, top of page 72 (Chap. VI): The capacity of arterial and collector
roadways can be greatly diminished by excessive driveway connections to the roadways.
The City should cooperate with ACHD to minimize access points on arterial and
collector roadways as development applications are reviewed.
A positive and encouraging aspect of the Alliance's application is that owners of
contiguous, smaller parcels are coordinating their development plans and appear to be
willing to submit a single planned development/site plan. This kind of cooperation is
strongly encouraged by the Commission and Council and helps to facilitate future
driveway and roadway access points to Eagle Road and avoids fragmented development.
The above policy is implemented with more effectiveness when this happens.
However, the type of land use does have an impact on implementing this policy.
Spec(fically, retail operations typically want their own driveways or at least more
frequent curb cuts to arterials than residential uses. Residential subdivision developers
are typically less concerned with direct access and put less pressure on both the City and
ACHD to construct them. Staffwould also encourage the property owners to consider the
benefits of a coordinated effort to develop the property for residential uses.
.
Objective B, page 102: Plan for a variety of commercial and retail opportunities within
the hnpact Area.
Again, Staff believes commercial opportunities have been planned and that the subject
property is not one of them nor should residential land be removed from the Area of
Impact to accommodate additional commercial land in this area. Page 100 of the
Comprehensive Plan includes a table that shows the breakdown of land uses in the Area
of City Impact. 18.7% of the Area of Impact is already slated for either Commercial or
Mixed Use land uses, and the actual area is higher when factoring in excepted uses
within approved PD's. This does not include office, Old Town or Industrial land. These
ratios are consistent with other communities of Meridian's size.
.
Action 5, Objective B, Goal I, page 102 (Ch. VII): Locate new community commercial
areas on arterials or collectors near residential areas in such a way as to compliment with
adjoining residential areas.
As noted in the application, this area does front on a future 5-1ane arterial and would
provide easy access for commercial traffic to I-84. Also, the fact that it abuts residential
is not, by itself, full justification to deny the request. There are numerous areas where
residential abuts commercial and mixed use areas and, in fact, residential is encouraged
within mixed use projects. It is possible to design mixed use projects to compliment
CP A-O5-00l
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
adjoining residential through the use of landscape buffers, restricted hours, lighting and
noise restrictions, etc,
.
Action l, Objective C, Goal IV, page 106 (Ch. VII): Protect existing residential
properties from incompatible land use development on adjacent parcels.
This policy touches on one of the primary objectives of zoning - to protect the public
health and welfare. It is the City's obligation to ensure existing properties (both county
and city) are protectedfrom harmful, disturbing or unnecessary encroachments. While it
may be possible to design non-residential projects that are compatible with residential, it
does require more time, energy and money from all parties involved (both private and
public) to design and enforce these situations.
ECONOMIC & LAND USE ISSUES
Since trade area is one of the factors used in determining an Area of City hnpact and since the
Land Use Planning Act requires a Comprehensive Plan to address economic development issues
as part of a city's long~range plan, staff is including the following analysis for the P&Z
Commission and City Council as part of this CPA application. We believe the majority of these
issues do not support amending the Future Land Use Map from Residential to MU-R.
Over-Supplv of Mixed Use/Commercial Land: By adding an additional 50+1- acres of land
designated for mixed use into Meridian's Area of Impact, staffis concerned with a potential over-
supply of commercially zoned land, especially for office uses. Meridian's 2005 office vacancy
rate has been noted by the Chamber of Commerce and other local real estate sources to continue
to be high (between 9% and 25%, depending on the sub-area). While we understand the
applicant's argument that Eagle Road is a high visibility corridor and opporhmistic for both office
and retail, we are concerned about extending more retail and office uses south of the Ridenbaugh
Canal and believe other locations are better suited for these uses. Southstone Subdivision, located
at the intersection of Eagle Road and Easy Jet Drive, provides three acres (8 building lots) ofL-O
zoned land and Sutherland Fanns Subdivision provides five + acres (est. 7 building lots) for this
area. Staff finds that between these two projects which already provide more than eight acres of
non-residential uses, there is adequate commercial land supply along this corridor.
In the area south of 1-84 between Locust Grove Road and a half mile east of Eagle Road, there is
over 250 acres of vacant or under-developed land designated as either Commercial or MU-
Regional on the Future Land Use Map. This does not include any of the Silverstone or El Dorado
land or any land north of 1-84. All of this property is within a 1 Yz mile radius of the subject
properties.
Furthennore, there are two Mixed Use Neighborhood Centers noted along Victory Road. Staff
has not seen commercial development plans for either of these centers. This would generally
indicate that there is not a very high demand for non-residential uses in the area.
The application states that "the current Comprehensive Plan is not reflecting the economic market
conditions and demand for additional MU-Regionalland." However, no statistics or further data
is provided to support this statement. Are the applicants taking into consideration the above-
mentioned vacant or undeveloped land?
Transportation Issues: The demands on the local transportation system created by residential uses
are typically less than those created by retail uses, at least with regard to peak hour vehicle trip
generation. This was anticipated by the installation of a new traffic signal at the intersection of
CPA-OS-OOI
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Eagle Road and Copper Point, just north of the Ridenbaugh Canal. If an additional 50 +/- acres of
commercial and office uses is constructed south of the Ridenbaugh, another signal would likely
be needed. However, traffic signals often function best when served by four legs of traffic. The
signal noted above serves a 5~lane arterial road (Eagle) and a commercial collector (Copper
Point). Since all of the mixed use/commercial land south of the Ridenbaugh Canal would only be
on the east side of the road with no high volume east-west street to intersect with Eagle Road, it is
questionable that traffic warrants would be met and/or that the signal would function as well. In
addition, the topography of Eagle Road south of the Ridenbaugh Canal becomes more
challenging to design intersections around versus land north of the Ridenbaugh.
Compatibility & Design Issues: Staff believes that allowing a MU-Regional designation on this
property may adversely affect other properties in the area. One reason for designating specific
commercial areas on the Comprehensive Plan is to minimize negative impacts upon nearby
residents and the general public. This is one ofthe objectives of the Neighborhood Centers. These
areas are, by nature, to be "feathered" with land uses - moving from higher intensity to lower
intensity uses. They are also designed as centrally located nodes as compared to strip-type
development. Given the existing development on both the east and west of the subject area, they
have no choice but to develop in a strip fashion. The tenu "compatible" is not defined in the
Zoning Ordinance and is, for better or worse, detennined largely through the public hearing
process. Ultimately, the Commission and City Council establish the parameters for compatibility
via zoning and comprehensive plan designations.
High intensity commercial uses directly abutting low or medium density residential uses are
generally not prefeaed. The Comprehensive Plan supports transitional zones/uses (e.g. - office)
to buffer commercial and residential uses (Chapter VII, Goal 1, Objective B, Action item 7).
Sutherland Fanus Subdivision is zoned R-4 and has a net density of 3.0 d.u./acre. The average lot
size of the lots that back-up to the subject property is approximately 9,100 square feet. Currently,
the Ridenbaugh Canal serves as an excellent buffer and transition fÌom the intense commercial
activities in Silverstone and El Dorado business parks, to the residential uses along Eagle. As we
discovered with the Kingsbridge applications, the area south of Victory and east of Eagle Road is
a unique area for the City. The prevalence of large lot residential uses create a challenge for any
future development-especially commercial development. Using Mixed Use Regional as a buffer
to these properties seems inappropriate.
If the subject CPA application is approved as proposed, residential uses will directly abut a
commercial zone without any transitional zone. In addition, good planning needs to take into
account both sides of a street. With the exception of the [¡re substation, 100% of the west side of
S. Eagle Road, south of the Ridenbaugh Canal, is residential. So, while the greatest compatibility
issue will be with Sutherland Fanus Subdivision, there may also be compatibility concerns with
Thousand Springs and the county homes on the west side of Eagle Road. This was not addressed
in the application.
Market/Assessed Value Issues: The application states that recent land appraisals in this area are
uncertain and inconclusive because of the CUlTent residential designation and that appraisers have
infonued property owners that residential is not the highest and best use of these lands. Staff did
contact the Ada County Assessor's office and the appraiser for this area confinued that vacant
land, especially at the EagleNictory intersection, is likely to be viewed at more commercial
values than residential values. He said that existing residential land is assessed as residential. It is
only parcels with more than three acres where the vacant land above three acres may be valued at
non-residential rates (by law). The Assessor's Office also confinued, however, that out of eight
residential lots in Thousand Springs Subdivision that back-up to Eagle Road, only one of those
CPA-05-001
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
has had more than one owner since the houses were first occupied (generally 2001 timeframe).
These houses do not appear to experience higher vacancy rates just because they are adjacent to
Eagle Road. Staff interprets this as one sign that residential uses are acceptable within this
corridor.
The Commission and Council should also bear in mind that the purpose of the Comprehensive
Plan is to establish a long-tenn, reliable blueprint for both the business and residential sectors of
the community. It is not the goal of the Plan to always accommodate market swings or demands-
especially if the Plan accommodates for these market demands in other nearby locations.
Clarification of Public Works Revenue Statement: Paragraph #3.7 of the application (page 8)
states that the Meridian Public Works Department needs more revenue for utility expansion and
that the MU-Regional in this area will help by generating less water and sewer demand. The City
Engineer clarified that the sewer and water assessments are based on actual usage and not just the
type of land use. While some commercial uses may require less water or sewer capacity than
residential, there are other commercial uses that require substantially more. This is probably not a
valid argument.
IDAHO STATE CODE
Idaho State Code Title 67, Chapter 65, states that the commission may recommend amendments
to the land use map component of the comprehensive plan to the governing board not more
frequently than once every six (6) months. [NOTE: A fonnal recommendation of the other three
CPA applications being heard on September 22, 2005 could impact the approval timeframe of
this application.
8. ZONING ORDINANCE
No amendments to the Zoning Ordinance are being proposed. Ifthe application is approved and
the Mixed Use-Regional designation is granted, a number of different zoning districts could be
applied for at the time of annexation, including all C-districts, the medium and high density R-
districts, and the Traditional Neighborhood Commercial or Traditional Neighborhood Residential
districts.
9. RECOMMENDATION
Staff recommends denial of this application. As noted above, the Southstone and Sutherland
Farms Subdivisions already have some acreage dedicated to non-residential uses (approx. eight
acres). Staff believes there is justification to amend the Future Land Use Map for this area to
change from Medium Density Residential to Office or MU-Neighborhood. We also believe the
Low Density Residential designation at the southeast corner of Eagle Road and Victory Road
may not be the most appropriate land use. This property is elevated and will be significantly
impacted by the future signal. A Medium Density Residential designation to match the northeast
and southwest corners may be appropriate. However, for the balance of the properties in the
application, staff recommends denial of CPA-05-001, based on the findings and analysis as
listed above.
CPA-05-001
PAGE 8
-,-
.;;f~it, "-
~
(h,~uttø ~
John S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
RECEIVED,
September 8, 2005
SEP 1 2 DiJ5
Cíty of Meridian
City Clerk Office
TO:
South Eagle Road and Victory Road Property Owners Alliance
3100 South Eagle Road
Meridian Idaho 83642
SUBJECT:
MCPA-05-001
Comprehensive Plan Amendment
South Eagle Road and Victory Road
In response to your request for comment, the Ada County Highway District (ACHD) staff has reviewed
the submitted application for a comprehensive plan amendment that identify approximately 50-acres
in the VictoryRoad/Eagle Road area as a mixed use on the Meridian Comprehensive Plan. It has
been determined that the Right-of-Way and Development Services Department does not have any
site specific requirements for you at this time due to the fact that the application is for a
comprehensive plan amendment onlv and does not have a specific development plan or site plan
accompanying the amendment. Although the District does not have any sit specific requirements for
this regional area at this time, the District will have site specific requirements as the properties
develop in the future.
In an effort to provide the City of Meridian with information regarding the public transportation system
within this area, the District has compiled information regarding the Eagle Road and Victory Road area.
The information that the District has compiled includes current traffic counts, levels of service and
scheduled roadway improvements. This information should provide the City with general information
regarding this area. If the City would like additional information or more specific information regarding
this area, the City may require the applicant to submit a traffic study to show the comprehensive impact
that the amendment will have on this area.
Traffic counts within this area are as follows:
. Traffic counts on Eagle Road north of Easy Jet Drive were 13,838 on 9-30-04.
. Traffic counts on Victory Road east of Eagle Road were 6,018 on 4-21-04.
. Traffic counts on Victory Road west of Eagle Road were 4,615 on 1-20-05.
The preceding traffic counts show that the surrounding roadways are functioning at a level of service C
or better at this time.
Eagle Road (from the Ridenbaugh Canal to Victory Road) and the Eagle RoadNictory Road
intersection are programmed in the District's Capital Improvements Plan and Five Year Work Program
to be reconstructed in the year 2007. The reconstruction of Eagle Road and the intersection will
Ada County Highway District. 3775 Adams Street. Garden City, ID. 83714 . PH 208-387-6100 . FX 345-7650. www.achd.ada.id.us
-.
.;
provide additional capacity within this area and allow Eagle Road to continue to function at an adequate
level of service.
If you have any questions or concerns regarding the preceding information, please feel free to contact
me at (208) 387-6177.
Andrea N. Tuning
Planner III
Right-of-Way and Development Services, Planning Division
CC: Project File, Construction Services, Drainage, Utilities
Lead Agency: City of Meridian
r
(,- (
Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. Property Owners Alliance
Vicinity Map
Below is a diagram showing the proposed area for an expansion of the Mixed Use
Regional land use designation. This represents a southward extension of the
existing Mixed Use Regional land use pattern.
Existing
Mixed Use Regional
~ i
---:. ---,- - ,~, '~-<~~'-='--"""-~'-~"'f'
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---_.~..- --,,-~ -t: -iICTCR-( ROAD -----'::-:---==::::::::=;
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- - -------"-.,:>
-~...c
-.:
,--- ---------
: :
7 '...
'-E AIIO p.....r ~
Proposed Mixed Use Regional
Future Land Use Planning Designation
'~~j¡tt*;,;j;j~¡I~~¡¡~
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, ...
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Page 3 of 12
TRANSPORTATION BOARD
Charles Winder
Chairman
John X. Combo
I1ce Chairman
District 6'
John McHugh
District 1
Bruce s.weeney
District 2
Monte McClure
District 3
Gary Blick
District 4
Neil Miller
District 5
David Ekern, P.E.
Director
Sue Higgins
Board Secretary
----- ..,-- .----
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 7129
Boise ID 83707-1129
(208) 334-8000
itd.idaho,gov
August 29, 2005
RECEIVED
~UG 3 1 2005
City of Meridian
City Clerk Office
Mr. Will Berg
City of Meridian
33 East Idaho Avenue
Meridian, ill 83642
Re:
Location: Near the Northeast and Southeast Comers of Eagle Rd. and Victory Rd.
Route: Off-system (south of SH 55 & I 84 Junction)
Name: South Eagle Rd. and Victory Rd. Property Owners Alliance
Case: CPA 05-001
Dear Mr. Berg:
The Idaho Transportation Department (ITD) appreciates the opportunity to comment on the
above referenced application.
Per the city's September 22,2005 Public Hearing notice (dated 8/24/05), regarding the
Comprehensive Plan Amendment application submitted by the South Eagle Rd. and Victory
Rd. Property Owners Alliance for property located at or near the northeast and southeast
comers of south Eagle Rd. and Victory Rd. ; ITD offers the following comment(s):
. The subject property is not in the vicinity of the state highway system; as such we
have no comments specific to it. However, in general, as the area develops highway
improvements will be required to accommodate the increase in traffic onto the state as
well as the local system; such necessary improvements should be a consideration.
If you have any questions please call me at 334-8924.
SeD,13, 2005 2:31PM
No.2153
Po 1
Evidence of Posting Public Notice Signage for
Comprehensive Plan Amendment Application #CP A 06..001.
Three Notice of Public Hearing signs have been placed on the properties within the
South Eagle Road and Victory Road Property Owners Alliance site.
These signs have been placed in accordance with City of Meridian public hearing
posting requirements. Signs were first posted on the three sites on Saturday morning
September 10. 2005. Wayne S. Forrey inspected the three signs and discovered that
the two signs along Eagle Road were in the public right-of~way. One of the signs was
near a mailbox so Wayne had it removed and set along side a fence so mail could be
delivered. Wayne instructed the sign company to relocate the Eagle Road signs to
conform to Meridian ordnances. On Monday morning September 12, 2005,
Intermountain Sign Company relocated the two signs along Eagle Road and re~installed
them on private property outside of the road right-of~way. Wayne then took new
photographs.
Wayne S. Forrey took these photos on Saturday afternoon September 10, 2005 at
about 2:30pm to verify the signs were in place. The follow-up photos were taken
Monday moming, September 12, 2005 at about 10:30 am.
W r--
~nes~
Represen1ative of the South Eagle RO\d and Victory Road Property Owners Alliance
SEP 13 '05 15:53
PAGE. Ø1
-,
William J. Bonner
3547 East NaJo¡ [)r;\e
Meridian,ID 83642-3096
~oo~.cxm
(2œ) 888-4QS()
(2œ)867..æooCeiI
(916)~7041 FAX
RECEIVED
SEP 1 :3 2005
CITY OF MERIDIAN
CITY CLER:< OFF'(~~:-
September 13, 2005
City Clerk
Meridian City Hall
33 East Idaho Avenue
Meridian, ill 83642
City of Meridian Planning and Zoning Department
660 E. Watertower Lane, Suite 202
Meridian, ill 83642
Re:
Application CPA 05-001 (South Eagle Road and Victory Road
Property Owner's Alliance for a Comprehensive Plan
Amendment).
Dear Sir or Madam:
My wife and I are homeowners in the immediate vicinity of the properties
- which are sought to be rezoned. We oppose the application as presently before
the Department, but would be in favor of various amendments to existing
zoning, if certain modifications can be agreed to by all parties concerned.
Detailed comments follow.
2.
The existing Mixed Use Regional designation for lands north of the
Ridenbaugh Canal is inappropriate for lands south of the Canal along
Eagle Road. Despite repetitive assertions in the application that there
are inadequate lands available in the vicinity to meet projected
demand, the two major developments in the two large campuses on
either side of Eagle at Overland are not yet built out. No supporting
figures are appended to substantiate their assertion of not enough
Mixed Use lands in south Meridian.
-t;
. Page 2
September 13, 2005
3.
The proponents of the change in zoning have not filed an agreement
between the various owners of the six properties, agreeing to a unified
approach to development. A vague assertion that costs will "be paid
by a new Mixed Use Regional development and business campus
expansion" is not a binding agreement to assure adjàcent and nearby
affected landowners. There is every prospect that individual
landowners will sell to the highest cwrent bidders for their properties
after rezoning, which may result in piecemeal developments that are
tacky fast-food outlets or convenience stores. The P & Z Commission
should insist upon a comprehensive plan being filed before approval
of any rezoning. Part of the plan should be whether parks or other
recreational areas adjacent to the canal will be available and
accessible for nearby residents.
Existing homes on the west side of Eagle Road zoned Medium
Density Residential will be impacted significantly by additional traffic
on the east side of the Road, including access routes not currently
addressed in the documents before the Commission.
4.
5.
Coordination of developmental plans with scheduled improvements to
streets, highways, crossings, lights, and utilities is not addressed in the
application. Applicants merely refer the interested parties to the Ada
County Highway Department (ACHD) for their current planning
documents and schedules. Most residents of the impacted zone are
aware of the lagging planning that takes place in providing adequate
roads and crossings until well after development has taken place,
often as much as five years later. Cwrent budgets do not provide for
widening of the Victory and Eagle intersection and appropriate
signage for nearly five ~ears. Applicants acknowledge that (Item 5.4,
p. 10 of 12) projections 'of traffic on South Eagle Road, among other
arterials, are "ftequently under estimated. .." The figure of 14,000
cars a day currently on South Eagle seems low, if rush hour
observations are any accurate indication. The proposed rezoning and
subsequent development can only complicate this traffic buildup. The
intersection at Easy Jet and South Eagle is already receiving a
significant amount of traffic, along with commuters who have found a
way through Sutherland Farms to Victory Road east, to bypass the
major EagleNictory intersection. Any rezoning approval should be
made contingent upon an approved plan modification by ACHD to
address these issues.
"
. Page3
September 13, 2005
6.
The present landowne~ in the impacted area do not wish to present a
position that is saying only, "Not in my back yard." Or NIMBY. We
are asking for a comprehensive approach, rather than piecemeal. This
should seek to manage growth that is inevitable, from fannland to
houses and supporting infrastructure, including businesses that
employ local workers. No sliVey has been made of employees of the
developments just north of Ridenbaugh Canal, but we suspect that
very few of them live within three miles of the development, making
for shorter commutes.
7.
The applicants for rezonIng repeat the mantra of "highest and best
use," being in the best hlterests of the City. They iterate the benefits
of higher density, lower utility costs per capita (sewerage, water and
other lines), higher tax base for support of schools and public
expenditures, etc. In fact, all these, assertions are without any support
in the record. The real reason behind their application is that of the
highest price they can get for their land. We are sympathetic with that
desire, since they are not recent speculators, but the nature and the
character of the resulting neighborhoods are important aspects too.
There is no doubt that South Eagle Road is a prime area for further
development for Meridi~ since it has easy access to 1-84. Existing
homeowners, and those who will be living in the medium and high
density residential areas now being built just east of the applicants'
lands should not have to bear that burden disproportionately.
Siricerely,
tic II t4J,., ~
William 1. BOIlller and Sue Johnson Bonner
Page 1 of 2
Jessica Johnson
From:
Sent:
Harold Krasinski [haroldk@cableone,net]
Sunday, September 18, 2005 11 :04 PM
To: Jessica Johnson
Cc: Will Berg; Tara Green; Nancy Radford
Subject: RE: application CPA 05-001
Thanks for you reply,
I would like to go on record strongly opposing this request. We recently had a drawn out resistance to nearby
Kingsbridge subdivision that resulted in low density. We enjoy the low density residential and would appeal to the
P&Z and City council to respect the wishes of property owners who are NOT selling out! We feel that once the
pan changes these properties arte in jeopardy of being developed into many unacceptable businesses. We feel
that residential is much better suited to our area and have recent ruling respecting that view. Please deny this
request and keep this neighborhood residential low density.
Best Regards,
Harold & Chantelle Krasinski
P.S. We recently found out that our neighbors have so¡'d their property on East Falcon dr. to the Sutherland
Farms subdivision with no notification to ourselves. Nothing may have been recorded yet, but we anticipate that
this will be forthcoming in the near future. If they follow their plans on the north of Victory they will request a
higher density here too. We are headed from RUT 1 house /5 acre ranchettes to subdivision; leaving us (3475
East Falcon Dr.) as the only large property (-5 acres) on wht is currently 5 lots greater or equal to 5 acres each.
We are saddened by this news and would urge the P&Z and City council to respect the rural nature of this area
and the rights of the REMAINING property owners to have a continued high quality of life. When this does come
before you please notify us and be advised that we would also strongly oppose any plan that is higher in density
than Kingsbridge to the south of our property. We feel that the large buffer lots planned in Kingsbridge would also
be appropriate here too.
From: Jessica Johnson [mailto:johnsonj@meridiancity.org]
Sent: Tuesday, September 06, 2005 3:49 PM
To: haroldk@cableone.net
Cc: Will Berg; Tara Green; Nancy Radford
Subject: RE: application CPA 05-001
Good Afternoon Mr. Krasinski-
In response to your inquiry....the notices that are sent out show the affected area within 300 feet (which would be
the gray area around the black outline) and the project itself is outlined in black. I apologize, I'm not sure who
consists of the South Eagle & Victory Property Owners Alliance. If you have any questions regarding the
application or questions on their request you can contact our Planning and Zoning Department 884-5533. Feel
free to submit testimony, written needs to be in the City Clerks office one week prior to the meeting and verbally
you can sign up to speak at the hearing. Thank you and if there's anything further we can do for you, let us know.
Jessica Johnson
Department Specialist
888-4433 ext. 217
From: Will Berg [mailto:bergw@meridiancity.org]
Sent: Tuesday, September 06, 2005 8:31 AM
To: Tara Green; Jessica Johnson; Nancy Radford
Subject: FW: application CPA 05-001
9/19/2005
Page 2 of 2
From: Harold Krasinski [mailto:haroldk@cableone.net]
Sent: Sunday, September 04, 2005 2:35 PM
To: shifferb@meridiancity.org
Cc: bergw@meridiancity.org
Subject: re: application CPA 05-001
We recently received a notice for a hearing on Sept 22nd. The request is from South Eagle & Victory Property
owners Alliance to change the zoning from low to medium density residential to mixed use regional. The map that
accompanied this notice shows a heavy black box surrounded by a much larger area of dark gray extending
considerably beyond the typical 300ft area of notification that we are used to seeing. Our property on East Falcon
drive is included in the gray area; we are not part of this alliance and have no previous knowledge of this action,
Could someone please explain the nature of the areas highlighted on this map so that we can better understand
the ramifications of this zoning request?
Best regards,
<span style='f
9/1912005
REPLY TO:
THE REQUEST FOR AMENDMENT OF THE MERIDIAN COMPREHENSIVE
PLAN BY THE SOUTH EAGLE ROAD AND VICTORY ROAD PROPERTY
OWNERS ALLIANCE DATED: JULY 14,2005
On page 1 of 12:
The request for amendment states "this land use map amendment will address a
community need and allow a high quality business campus to be developed in this area of
the city". There is absolutely no community need, nor want, for a "quality business
campus" to be developed at South Eagle Road and Victory Road. :
1. Silverstone Business Park. located within walking distance to S Eagle and
Victory and goes up to Ridenbaugh canal, is a high quality business campus
which still has numerous acres available for commercial development and is
located right across the street from the 1-84Æagle on ramp.
2. Straight across the street from Silverstone Business Park is El Dorado Business
Park, which is also within short walking distance from S. Eagle and Victory road
and also goes up to Ridenbaugh canal. 1bis is yet another high quality business
campus which has an even more extensive amount of acres still "available" and
"for sale". I have seen the "available" and "for sale" signs up at this business
park for many months now. How can there be a high demand for Mixed Use
Regional land in the immediate area when the immediate area can't even manage
to sell the acres it has available? This quality business park is also located very
close to the 1-84 Eagle on ramp.
3. Down Overland at Locust Grove road, still within walking distance to Eagle and
Victory, is yet another high quality Business Park available for MUR
development.
How many MUR quality Business Parks are needed with in short walking distance
from Victory and S. Eagle? Why is 3 not enough? It seams crystal clear to the
community, by the major abundance of three (3) business parks within walking
distance of Victory and Eagle of available MUR (what we will use to refer to "Mixed
Use Regional" land throughout this report), and lack of interest in sales for all 3 high
quality business parks that such land is of a "high supply and low demand.". If 3 high
quality business parks. within walking distance to Eagle and Victory can not be
successful by selling or filling up all of their land for development, even though they
are right next to the 1-84. then what makes anyone believe that the community needs
yet another quality business park?
We strongly disagree that our community needs yet another business park in our
backyards. The residential real estate market is extremely "HOT" according to the
Idaho Statesman, the local news, and record level residential single family home
appreciation in Meridian. We need more high quality homes because, according to
Meridians economy with record level housing appreciations, supply of homes is low
lof8
and demand is high. So if demand is high and supply is low for residential homes in
Meridian, wouldn't more residential homes:
1) Provide the "highest and best use" of the land at S. Eagle and Victory?
2) Accommodate the cities growing population of families?
3) Be a common sense approach to accommodate the low supply yet high
demand for quality residential homes in Meridian?
Page 8 number 3.1:
Our community is over 100 s1Iong, per our petition, and we strongly disagree that
Meridian needs more available MUR at Victory and S. Eagle. The 3 business parks
within walking distance have many "available" and "for sale signs" which signifies
plenty of land within walking distance that has already been classified for MUR
property. Let the commercial developers build there. If those high quality business
parks can't even fill up the land right next to the 1-84 at Overland and Eagle then
what is the logic in moving the MOO across the canal to take up all the
residential land at S. Eagle and Victory that is so desperately needed for
residential development? The city planning commission labeled the land on the
residential side of the canal as low to moderate residential use for very valid reasons
that have benefited hundreds of households.
Our opinion is that going MUR with this land will simply only line the pockets for
5 households.
Page 8 number 3.2:
No, yet again we do not agree that Meridian needs more MUR land. It is very
hard to drive anywhere in Meridian without seeing yet another "for sale" or
"available sign" for available MUR land. Many signs have been around for a long
time signifying high supply and low demand. If, in fact, the demand has been shifting
towards business next to the freeway, then they can build in El Dorado Business Park
or Silverstone Business Park down the street and closer to the I~84 or in the numerous
acres available along Overland road between Eagle and Meridian roads. It is
beautiful and freeway convenient with plenty of available acreage. Let's build this
area out instead of leaving it open and unused.
Page 8 number 3.3:
What "commercial realtors" (names please) have informed specifically what residents
(names please and their addresses) in this area on or before 7 -14~O 5 about the demand for
MUR? As a community, we have a right to know.
Page 8 number 3.4:
An expansion ofMUR is NOT NECESSARY, WANTED, OR NEEDED, at Eagle
and Victory. Businesses can be developed in other areas of Meridian and some of those
areas are within only a few blocks. The business have plenty of other land in Meridian
"available" and "for sale" to choose from. A short drive around the city of Meridian's
2 of8
major streets will certainly confirm that there are many "for sale" and "available" MUR
properties to choose from.
Page 8 number 3.5:
We were told that S. Eagle road is not going to be widened until October 2006.
This is over 1 year away! We can not even begin to imagine the complete traffic
nightmare that is going to be established if a little two lane road at S. Eagle and Victory
that is already failing to handle the substantial residential traffic, how is it going to
handle all the residential traffic in this area AND all the commercial traffic. It will be a
defmite failure and a completely unsafe nightmare. If this conversion passed we, as a
community, would not be surprised if a lot of accidents begin to happen at this heavily
saturated intersection and with the impatience of some of those drivers, they already cut
through the residential area of Sutherland Farms from Easy Jet. This, we fear, would
increase in frequency and could potentially result in children being hit and/or run over.
There has already been several close calls of this type. Where would the liability fall for
allowing this to happen?
Page 8 number 3.6:
Can we please have the name, title, and date of the person or persons who says that
Meridian needs a broader tax base?
Page 8 number 3.7:
Regarding less sewer and water, how do they figure this result? There would surely be
a substantial increase in sewer and water usage if there were a business park put in here.
For example:
Average Family of 4: The average family of 4 uses their home bathroom once
on average before school/work then an average of 3 more times before bed.
This equals approx. 16 bathroom visits per day. The average major employer
with about 500 employees who use the bathroom an average of also 3 times per
day while at work would equal about 1500 sewer flushes.
Even if you calculated 20 homes on the same amount ofland of which a tall major
employment building would easily fit on then we calculate: 20 homes with 4 people per
home at 16 flushes per day equals 320 flushes per day.
In conclusion to page 8 number 3.8:
Major employment industry= l1!l!l. flushes of sewer Per dav
---Verses--.
20 Residential Homes with a family of 4 people in each home 320 flushes of sewer per
day.
If our SE area is at sewer capacity and/or is very limited then why would MUR land
conversion even be considered to be an option to reduce sewer utilities?
3 of8
Page 9 number 3.9:
What specific names and what are the titles of the Meridian officials that the alliance
is talking about? We also have a right to the dates that they expressed their desire to
expand the MUR to Victory and S Eagle. It is not logical in any way, shape, or form to
extend the MUR to the other side of the canal when they can't evenflll up what they have
on the commercial side of the canal nor have they even started to fill up Victory and
Locust Grove not to mention the harm in would cause to hundreds of people in our
community.
Page 9 munber 3.10:
We would like to have the appraiser's names, dates, and the specific people who they
informe~ including their addresses. Did this transpire before 7 -14-05?
Page 9 number 3.11:
The City planning department only encourages property owners to join together to
save time, energy, and money, not so this alliance of 5 household's can rezone the 50
acres into MUR land to, as they say in their own words, increase their own land value.
Again, all they seem to want, in our opinion, is more money.
Page 9 number 3:12
Traffic issues are going to be an unsafe nightmare. There is no way to plan out of
that. Weare so against MUR development.
4. We disagree with this entire section. We feel strongly that the public's needs
are not being considered in this proposal at all. The only needs in this profosal
being met are the 5 alliance homeowners and how they can make from 11/ to 5
times more money changing the zoning to MUR verses selling their homes and
land to residential developers, investors for residences or private parties
interested in living in their homes. We feel it is all about and only about the
money.
4.6 Allowing MUR will dramatically increase and create major traffic problems and
accidents, hurt the air quality in our community, add noise pollution, lower the
value of our homes, rat infestations from dumpsters, but most importantly make
our neighborhood unsafe for children to play or ride bikes on our neighborhood
streets that would become flooded with the commercial traffic.
Page 10 number 5:
I quote "Weare requesting this plan amendment because there are no other
solutions available to us as property owners. The current plan does not allow our
properties to achieve their market potential or economic value".
There are developers, investors of solely residential real estate, and private
residents who would pay top dollar over and above, or at least, fair market value for
their property and land. Thev DO have other solutions available but thev choose
not to !!!!! them. It is no secret that they can receive 1 Yz to 5 times the Fair Market
40f8
Page 11 number 5.7:
There are many reasons why the current low and medium density residential
regulations exist that do not allow MUR. Especially now, the market is demanding
more homes not more MUR. The comprehensive plan needs to stay the same.
Page 11 number 5.8:
That is great that the cities current PUD ordinance only allows a small set aside for
commercial use with a low or medium density residential subdivision. We, as a
community, have no problem with Kibby's Kennel nor with the small, single story
"sight and sound" building. Anything more would hurt or destroy our community in
numerous ways. The numerous ways that it would hurt or destroy our commwúty are
the following:
I) Traffic congestion nightmares, accidents, injuries, possible deaths and significant
road rage from residents being in traffic on eagle trying to approach Victory for
more than 30 minutes. It would be especially frustrating when you knew that you
could walk home from this intersection much faster than driving.
2) Decrease in the value of surrounding homes. Our homes would decrease in value
as homes out of this area increase. So how could one afford a house out of this
area?
3) Crime increase. Crime always goes up in commercial areas with middle to upper
class homes around them.
4) Air pollution: From all the traffic and all the heavy machinery that is needed to
build a business park. Many people medically suffer from air pollution. I am one
who gets bed ridden migraines from air pollution. Other people suffer medically
in different ways.
5) Noise pollution from all the cars and the building efforts
6) Cosmetic issues: Who wants to look out their back windows and see dumpsters in
such a nice neighborhood?
7) Noise pollution every morning between the hours of 1 :OOam and 6:00 am from
trucks delivering to the commercial industries. Remember the problem with the
Home Depot on Milwaukee? Those residents, even blocks away, could not sleep
with the beeping trucks backing up and the high noise diesel engines idling as
they unloaded for hours. They could not sleep for months. Weare a family
oriented community. We have children who need their sleep along with us.
8) Cars are already dangerously speeding, as they cut through Easy Jet road (the road
into Sutherland Farms subdivision), to get out of going through the traffic at S.
Eagle and Victory road. This is very scary to the children playing out front of
their homes or riding their bikes in the Southerland fann neighborhood. It is ten
times as scary to the parents of those children.
9) Rats and mice will breed in the dumpsters while they eat the food thrown into
them. Rats breed fast and grow so large that they will soon be looking for other
homes near by to raise their community rat babies which could be hundreds to
thousands total the way rats breed in packs. Not to mention the diseases they
could bring into our community.
60f8
I am sure that lots of people in the sUITounding communities have even more reasons why
MUR would hurt or damage them.
Page 11 number 5.9:
There are other solutions that these homeowners "choose" not to do, even though they
will receive fair market or higher value. It will not be MUR value which they obviously
want. We are asking the city to please consider the lives and well being of hundreds of
households over that of 5. Please do not amend the current low to ~edium residential
zone.
Page 11 number 6.1:
All 5 properties say that they intend to, if passed, develop a MUR business campus
similar to the ones at Eagle and Overland. The key word here is 5 (only 5) households
who want to change the zoning to financially benefit themselves. Once they have "sold
out" to MUR developers they plan on leaving this immediate community. So, what we
feel that these 5 households are asking for is for our community to subsidize their
financial retirement "nest egg" so they can 'Jly the coop" and enjoy their money in a
place where they do not have to deal with any of the consequences of their actions. How
is that fair to the hundreds of other households in our community for their financial
gain?
In conclusion for page 11:
Do we want a multi- story major employment center blocking our views of everything
we enjoy? Do we want to wake up every morning an hour early to combat the traffic
literally outside our front door to make it to work on time every morning? After a long
day do we want to sit in road raged traffic for long periods of time when we can actually
throw a stone into our backyard? Do we want the noise and air pollution making us
physically ill? Do we want our property values to decline? Do we want huge rats
running through our homes, garages, and yards because they are breeding and
multiplying so fast in the MUR fast food or restaurant dumpsters that they have gotten
too large and or multiplied so fast that they now need to congregate into the subdivisions
homes in search for a new homes for all of their babies (which could be hundreds to
thousands the way rats breed and multiply). Do we want our children in danger of being
maimed or killed from commercial traffic and impatient small vehicles that would cut
through ravaging through our neighborhoods? The Answer is NOm Please stop this
request now and forever....
Page 12 of 12 number 6.4:
What property owners, besides your own alliance of only 5, have signed any
documentation before 7-14-05 that they are in support of your MUR plan? I do not know
of any.
7 of8
Page 12 of 12 number 7:
7.1 HELPS: 5 Homeowners become much wealthier then if they sold to a
residential developer for fair market value.
7.2 HURTS: Everyone Else in the community.
7.3 COSTS: to the community:
. Lower property values
. Traffic nightmares
. Less safety for our children
. Noise Pollution
. Air Pollution/people getting ill :trom it
. Rat breeding grounds
7.4 WHO PAYS: We pay for the consequences of5 household's actions. While the
5 in the "alliance" cash their hefty checks 1 Y2 - 5 times the fair market value of their
properties and move on to completely new neighborhoods outside of our
community so they have no consequences.
Please Note: 99% of people of whom we talked to about the amendment to change the S
Eagle and Victory land :trom low and medium residential to MUR were very eager to sign
the petition. One percent was unsure and wanted to investigate every single detail before
making a final decision. Point being: we could have gotten hundreds of more signatures if
there was more time in a day and more time before the hearing.
8 of8
Petition to Stop RESIDENTIAL to MIXED USE REGIONAL conversion.
=~~rn$ryëlndu There are approxImately 5 homeowners with a total of 50 acres at the Intersection of S Eagle and Victory that want to convert
their land from light/medium use residential to MIXED USE REGIONAL. ThIs could allow a HOME DEPOT or WALMART to be
built In our residential neighborhood. There are currently numerous acres In the Immediate area set aside for commerctal
-,.- - development that have not even been sold yet. Let's keep our neighborhoods residential only and FREE FROM COMMPllðAL
TRAFFIC.
We, the undersigned, are concerned dtlzens who urge our leaders to act now to DENY application CPA 05-001 and not allow
another 50 aaa parcel to become MIXED USE REGIONAL
. PrInted Name
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their land from light/medium use residential to MIXED USE REGIONAL. This could allow a HOME DEPOT or WALMART to be
built in our residential neighborhood. There are currently numerous acres In the Immediate area set askle for commercial
development that have not even been sold yet. Let's keep our neighborhoods residential only and r=REE FROM COMMERCIAL
TRAFFIC.
We, the undersigned, are concerned citizens who urge our leaders to act now to DENY application CPA 05-001 and not allow
another SO acre parcel to become MIXED USE REGIONAL
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ACtion petitioned for ,
There are approxlmate1y 5 homeowners with a total of 50 acres at the IntersectIOn of S Eagle and VktOry that want to convert
their land from light/medium use residential to MIXED USE REGIONAL This could allow a HOME DEPOT or WALMART to be
built In our residential neighborhoOd. There are currently numerous acres In the immediate area set aside for commerdal
development that have not even been sold yet. Let's keep our neighborhoods residential only and FREE FROM COMMERCIAL
J'RAFF1t.
We, the undersigned, are concerned dtlzens who urge our leaders to act now to DENY application CPA 05-001 and not allow
another SO acre parcel to becOme MIXED USE REGIONAL.
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Petition to Stop Residential to commercial conversion.
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There are 5 homeowners with a total of 50 acres at the Interæctlon of 5 Eagle and Victor¡ that want to convert their land
from light/medIum use resIdential to MIXED USE COMMERCIAL. ThIs could allow a HOME DEPOT or WALMART to be built
In your back yard. There Is currently over 200 acres In the immediate a.... set a.lde for commercial development thet he.
not even been sold yet. Let's keep our neighborhoods resIdential only and free from commercial traffic.
We, the undersigned, are concerned dijzens who urge our leaders to act now to DENY application CPA 05-001 and not
, allow another 50 acre parcel to become commercial.
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Petition to Stop RESIDE NTIAL to M IXE D USE REG 1 0 NAL conversi on.
There are approximately 5 homeowners with a total of 50 acres at the Intersection of 5 Eagle and VIctorY that want to convert
'. their land from light/medium use residential to MIXED USE REGlDNAL This could allow a HDME DEPOT or WALMART to be
bul~ In our residential neighborhood. There.re cunenUy numerous .cres In the Immediate .rea set aside for commercial
, development that have not even been sold yet.. Let's keep our neighborhoods residential only and FREE FROM COMMERCI~
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I We, the undersigned, are concerned citizens who urge our leaders to act now to DENY appllcat\O!1 CPA 05-001 and not allow
another 50 acre parcel to becOme MIXED USE REGIONAL
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: built In our resIdentIal neighborhood. There Ire currently numerous ocres In the Immedllœ """ set Istde for commercIal
development that have not even been sold yet. Let's keep our neighborhoods residential only and FREE FROM COMMftClAL
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another 50 acre parcel to becDme MIXED USE REGIONAl.
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CITY OF MERIDIAN
Planning & Zoning Department
660 E. Watertower Ln..~ Ste. 202, Meridian, ill 83642
(208)884-5533 Phone / (208)888-6854 Fax
COMPREHENSIVE PLAN AMENDMENT APPLICATION
South Eagle Road and Victory Road
APPLICANT: Property Owners Alliance
PHONE: 887-9649
ADDRESS:
3100 S. Eagle Rd. Meridian, 10 8364~AJ(:
362-9345
OVVNER: Multiple Property Owners - See List
PHONE:887-9649
ADDRESS:3100 S. Eagle Rd. .Meridian, 1D 83642
FAX:
362-9345
GENERAL LOCATION: Vicinity of S. Eagle Road and Victory Road.
LEGAL DESCRIPTION OF PROPERTY: Multiple Land Owners and Legal
Oescriptions...See Enclosed List
PRESENT ZONE CLASSIFICATION: Ada CoUnty RT
PROOF OF OWNERSHIP OR VALID OPTION: A copy of your property deed or option
agreement must be attached. (See Attached Documents)
VICINITY SKETCH: A vicinity map and/or site plan at a scale approved by the City showing
property lines, existing streets, easements, and such other items as the City may require (35
copies). (see attached 8.5 II x 11 II Vicini ty Maps)
Fee:
Map Amendment -
Text Amendment -
$1.500.00 + $20.00/acre
$500.00
I hereby certify that the information contained herein is true and COITect. I also certify that I will
post the property one (I) week before each public hearing.
SIGNATURE: wa~~-
Representative of S. Eagle Rd. and Victory Rd.
Property Owners Alliance
DATE; July 14, 2005
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rag'" 1 01 1
Brad Hawkins-Clark
From: Wayne S. Forrey [wforrey@pathwaydevelopment.comJ
Sent: Wednesday, July 20, 2005 3:42 PM
To: 'Brad Hawkins-Clark'
Subject: RE: CPA Public Hearing
Good Afternoon Brad:
Thank you for your quick response. Your possible meeting schedule is just fine. Meeting in September or
October is preferable with all of the neighbors I am working with. Just let me know when you have a date.
Thanks again, Wayne.
Wayne S. Forrey, AICP
Email; wforrev@pat~opment.com
Phone and Fax (208) 362-9345
Website: www.pathwaydevelopment.com
-----Original Message-----
From: Brad Hawkins-Clark [mailto:hawkinSb@meridiancity.org]
Sent: Wednesday, July 20, 2005 12:26 PM
To: 'Wayne S. Forrey'
Subject: CPA Public Hearing
Hi Wayne,
Unfortunately, I don't have a specific hearing date for you or your clients yet. As you know, your CPA
application will be heard atthesame hearing as two other CPA applications, including the North Meridian
Area Plan. Our P&Z Commission held a workshop last Thursday on the city's application (NMAP) and
they asked for another workshop before going to hearing. That next workshop will be August 4th. I fully
anticipate they will set a hearing date at that meeting. If I were to guess, I would say September 8th. But
we'll know for sure in 2 weeks. It won't be before that.
Brad Hawkins-Clark
Principal City Planner
City of Meridian
Ph: 208.884.5533
Fx: 208.888-6854
hawkinsb(â)merid ¡ancitv .ora
www.meridiancity.org
7/20/2005
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. Þroperty Owners Alliance
Request for Amendment
of the
Meridian Comprehensive Plan
By The
South Eagle Road and Victory Road Properly Owners Alliance
July 14, 2005
Honorable Mayor Tammy deWeerd, and City Council Members
City of Meridian
33 East Idaho Avenue
Meridian, Idaho 83642
Dear Mayor and Council Members:
Enclosed is our application to the City of Meridian for a proposed Comprehensive Plan
Amendment. We are specifically requesting that the City of Meridian extend the current
Mixed Use Regional land use designation southward along the east side of Eagle Road,
to the south side of Victory Road. This land use map amendment will address a
community need and allow a high quality business campus to be developed in this area
of the City.
We look forward to working with City Officials and discussing the benefits of this
Comprehensive Plan Amendment.
Respectfullv;
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Marty Thomasòn - ~
Page 1 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. -Property Owners Alliance
Request for Amendment
of the
Meridian Comprehensive Plan
By The
South Eagle Road and Victory Road Properly Owners Alliance
NOTE: City Requested Information is shown as bold and underlined. The Applicants
response follows each bold heading.
. The S. Eagle Road and Victory Road Property Owners Alliance is respectfully
requesting a map amendment change from Medium Density Residential and Low
Density Residential to Mixed Use Regional on the May 30, 2002 City of Meridian.
Future Land Use Map, Figure VII-2 ofthe Meridian Comprehensive Plan. This
map change would be shown along the east side of S. Eagle Road from the
Ridenbaugh Canal, extending southward to approximately 400 feet south of
Victory Road. The depth of this Mixed Use Regional map designation would be
approximately 800 feet on the east side of S. Eagle Road. The attached vicinity
map shows this requested change area.
2. Specific informa~on on any DroDe~.
. Here is a list of the South Eagle Road and Victory Road Property Owners
Alliance members that are directly participating in this Comprehensive Plan
Amendment request:
.:. Marty Thomason Property - 2910 & 2960 S. Eagle Road, about 5.5 Acres (+-)
.:. Dan and Dolly Baughman Property - 2990 S. Eagle Road, about 1.15 Acres (+;')
.:. John and Nita Sharp Property - 3020 S. Eagle Road, about 1.85 Acres (+-)
.:. Robert and Nedra Carpenter Property - 3060 S. Eagle Road, and 3100 S. Eagle
Road about 5.3 Acres (+-)
.:. Robert and Nedra Carpenter Property - 3250 E. Victory Road, about 5 Acres (+-)
.:. Mark Hartenstein and Charles Axelrod Property - 3210 S. Eagle Road, about 4.5
Acres (+-)
Page 2 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd.'Property Owners Alliance
Vicinity Map
Below is a diagram showing the proposed area for an expansion of the Mixed Use
Regional land use designation. This represents a southward extension of the
existing Mixed Use Regional land use pattern.
Existing
Mixed Use Regional
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Page 3 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. t'roperty Owners Alliance
Ma
Thomason Pro e
- 2910 & 2960 S. Ea Ie Road about 5.5 Acres +-
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- 2990 S. Ea Ie Road about 1.15 Acres +-
Page 5 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. Property Owners Alliance
John and Nita Shar Pro
- 3020 S. Ea Ie Road about 1.85 Acres +-
Page 6 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory ReI. Property OWners Alliance
Mark Hartenstein Pro e
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Page 7 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. Property Owners Alliance
3. The condition or situation which warrants a change being made in ~.
The South Eagle Road and Victory Road Property Owners Alliance members are
requesting a southward extension of the existing Mixed Use Regional land use
designation in the Meridian Comprehensive Plan. We are requesting this plan
amendment because there are conditions and community situations which are
creating a significant change in our area. Here is a list of the conditions which
warrant a change in the Comprehensive Plan:
3.1 Meridian needs more available Mixed Use Regional land. Business
construction and occupancy within the existing Mixed Use Regional at Eagle and
Overland Roads is substantially ahead of City projections. Demand for Mixed Use
is growing. By providing an extension of this planning designation on the east side
of Eagle Road, the City of Meridian would have a Regional Mixed Use area from
Over/and Road to the south side of Victory Road. This provides new land areas for
a logical expansion of mixed uses that are in demand for this part of the community,
and the valley.
3.2 Since adoption of the current comprehensive plan, there has been an increase
in westward shift of corporate headquarters moving to Meridian to be centered in the
valley. Additional business sites, with excellent freeway access, are needed in
southeast Meridian. Because of easy access to Interstate 84, this is a prime mixed
use business expansion area for the entire Treasure Valley.
3.3 Commercial realtors have informed residents in this area that there is more
demand for Mixed Use Regional than there is land supply. The market demand
exceeds the land allocation shown on the Meridian Comprehensive Plan. The
current Plan was supposed to allocate sufficient mixed use land for at least 15 years.
of growth. The current Comprehensive Plan does not reflect the current and
growing demand for Mixed Use Regional land. Additional mixed use land is needed
in this area for economic development and market conditions.
3.4 Meridian officials have asked for more businesses and employment to move
into Meridian. An expansion of the Mixed Use Regional is necessary to
accommodate new employment needs and the City's economic development goals
and policies.
3.5 ACHD is now preparing to construct 5 traffic lanes along South Eagle Road
because of changed conditions and increased traffic.
3.6 Meridian needs a broader tax base. Tax revenue to the City is substantiallv
greater from Mixed Use Regional than from low and medium density residential.
3.7 The Meridian Public Works Department needs more revenue for utility
expansion. By adding more Mixed Use Regional in this area, less water and sewer
will be used...but more utility revenue will be generated for the City.
3.8 The City desires to provide more sewer capacity to the SE portion of the Area
of City Impact but capacity is limited. This proposed plan amendment will reduce
Page 8 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. Property Owners Alliance
demand on sewer utilities and allow the City to expand with capacity for the
southeast area.
3.9 Meridian officials now desire to expand the Area of City Impact Boundary to the
south and include more area in the community. Expanding the current Mixed Use
Regional designation, southward along Eagle Road, is a logical growth pattern for
the community and helps serve the added residential lands within the new Area of
Impact Boundary. .
3.10 Appraisers have informed several property owners that residential land use
along the east side of South Eagle Road is not the highest and best use for these
lands. -
3.11 The City Planning Department encourages land owners to consolidate their
properties into a unified area for broader evaluation of development issues. The
South Eagle Road and Victory Road Property Owners Alliance is following the
advice of the City.
3.12 ACHD and City officials encourage property owners to join together and jointly
plan access points, traffic issues, landscaping and common development issues.
The South Eagle Road and Victory Road. Property Owners Alliance is following the
advice of the City .and ACHD.
4. The ublic need for and benefit from such a chan e in the Plan.
The South Eagle Road and Victory Road Property Owners Alliance members are
requesting a southward extension of the existing Mixed Use Regional land .use
designation in the Meridian Comprehensive Plan. We are requesting this plan
amendment because there is a public need for additional Mixed Use Regional land
in Meridian. Here is a summary of the public need and benefits resulting from the
expanded Mixed Use Regional designation:
4.1 Increased tax revenue to the City to help construct additional parks in the
community.
4.2 Expansion of the business campus I employment center along the east side of
South Eagle Road to serve the growing residential areas in the SE portion of the
Area of City Impact.
4.3 Conservation of sewer and water utilities by serving business buildings (which
use fewer utilities) instead of homes, (which use lots more utilities.).
4.4 Coordinated development among multiple property owners which provides
greater analysis of public benefits and amenities and traffic issues.
4.5 Placing new business along a high traffic corridor where people want to work.
Page 9 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. Property Owners Alliance
This proposal also places a desirable land use buffer between Eagle Road and the
residential subdivisions to the east of this area.
4.6 Placing business locations along an arterial but close to emerging
neighborhoods so people can live closer to work and commercial services. This
results in less driving distance to work, less traffic congestion, less pollution and
better air quality.
4.7 By expanding the Mixed Use Regional designation there is a greater
opportunity for public transit services to this regional employment hub area.
5. Documentation that no other solutions to the problem are presen~
current policy of the Plan are DOss~e or reasonalll!.
The South Eagle Road and Victory Road Property Owners Alliance members are
requesting a southward extension of the existing Mixed Use Regional land use
designation in the Meridian Comprehensi.ve Plan. We are requesting this plan
amendment because there are no other solutions available to us as property
owners. The current plan does not allow our properties to achieve their market
potential or economic value. The current Comprehensive Plan does not allow our
properties to achieve our highest and best land use. There must be an amendment
to the current plan so the community can address the need for additional Mixed Use
Regional land in SE Meridian. Here is a summary of the documentation that no
other solutions are available to our property owners' alliance.
5.1 The current Comprehensive Plan is not reflecting the economic market
conditions and demand for additional Mixed Use Regional land. Developers and
appraisers have told property owners that the highest and best use for this area is
mixed use and commercial type development.
5.2 Developers and realtors have told property owners that Meridian needs
additional Mixed Use Regional land in this part of the community to meet market
demand and also to meet economic growth projections.
5.3 Developers, realtors and appraisers have told property owners that this area is
a prime regional development area, not a very good area for residential houses so
close to Eagle Road.
5.4 South Eagle Road is a major arterial connecting southwest Boise and south
Meridian to Interstate 84 and State Highway 55. COMPASS data currently shows
14,000 cars a day on South Eagle Road. The 25 year COMPASS forecast is
26,000 cars a day. However, COMPASS understands this is a low estimate
because they have frequently under estimated traffic in Meridian.
5.5 Several potential land sales have been terminated, resulting from conflicts
between the Comprehensive Plan Future Land Use Map, and economic market
Page 10 of 12
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Comprehensive Plan Amendment by the S. Eagle Rd. and Victory Rd. Property Owners Alliance
conditions. The current Comprehensive Plan is adversely impacting our property
values and creating technical limitations on the use of our properties which do not
allow us the opportunity to meet market conditions.
5.6 Recent land appraisals in this area are uncertain and inconclusive because of
the current residential designation in the Comprehensive Plan. However,
appraisers acknowledge to property owners that the highest and best land use is
mixed uses and commercial type uses. Therefore, there is a disconnect between
the market needs, Highest and Best Use, and the Future land Use Map designation.
A Comprehensive Plan Amendment is necessary to correct this situation.
5.7 The City's current low and medium density residential regulations do not allow
Mixed Use Regional development. The current plan calls for low density and
medium density residential in this area... but the market is demanding mixed use.
The Comprehensive Plan needs to be amended so our properties can meet
community market and economic needs.
5.8 The City's current PUD ordinance only allows a small set aside for commercial
use within a low or medium density residential subdivision. This is not a workable
tool for a regional mixed use, business campus development approach.
5.9 Several of the South Eagle Road and Victory Road Property Owners Alliance
members have previously approached the Ada County Development Services staff
and the City of Meridian development staff to evaluate development options in this
area. Everyone has indicated that the Meridian Comprehensive Plan would have to
be amended to accommodate additional Mixed Use Regional development along the
east side of S. Eagle Road and Victory Road. We are following the advice of
professional planners and are hereby requesting an amendment to the Meridian
Comprehensive Plan. We are requesting this plan amendment because there are
no other solutions available to us as property owners. The current plan does not
allow our properties to achieve their market potential or economic value. The
current Comprehensive Plan does not allow our properties to achieve the highest
and best land use. There must be an amendment to the current plan so the
community can address the need for additional Mixed Use Regional land in SE
Meridian.
6. DeveloDnÎent intentions for any ~.
6.1 All 6 properties in this application intend to develop a Mixed Use Regional
business campus similar to the current types of uses at the existing business
campus at Overland Road and South Eagle Road.
6.2 Because 6 properties have joined together, this is a unique opportunity for the
City of Meridian to work with multiple land owners on coordinated development
issues at a major arterial intersection and major freeway access corridor.
6.3 Additional properties have expressed an interest in joining this alliance. Their
Page 11 of 12
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Comprehensive Plan ArrIendment by the s. Eagle Rd. and Victory Rd. Property Owners Alliance
development intentions are consistent with Mixed Use Regional, commercial and
business campus development.
6.4 Other property owners in this general area have indicated their support of this
Comprehensive Plan Amendment. There may also be property owners in this
general area that are Undecided about how this corridor should develop and how to
address the land use issue.
7. An other data and information needed b the Plannin and Zonin
Commission in evaluating the proposal. sucþ as w-
hurt. how much is it going to cos~o's ao~to pay f.Q!:.jj.
7.1 HELPS - This Comprehensive Plan Amendment will help the City of Meridian
and the general public, especially the residents in the SE portion of the community
and the neighborhoods within the southern portion of the Area of City Impact.
7.2 HURTS - We are not aware of anyqne that would be hurt by this proposal.
7.3 COST - To be paid by new Mixed Use Regional development and business
campus expansion.
7.4 WHO PAYS - The private Development Team. An extension of the Regional
Mixed Use Business Campus.
The Following Pages Contain Legal Descriptions and Ownership Information.
Page 12 of 12