HomeMy WebLinkAboutComp Plan Amdmt CPA 05-002
CPA 05-002
September 22, 2005
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Conger Management Group ITEM NO. 4
REQUEST Comprehensive Plan Map Amendment to change approximately 11.79
acres from Office to Mixed-Use Community - 675 and 715 South Wells Street
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:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
No Comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
See letters from residents
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public: meetings shall bec:ome property of the City of Meridian.
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
STAFF REPORT
P & Z Commission Hearing
Hearing Date: September 22, 2005
Planning & Zoning Commission
Josh Wilson, Associate City Planner
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SUBJECT:
Conger Comp Plan Map Amendment
. CP A-05-002
Comprehensive Plan Map Amendment to change approx. 11.79 acres from
Office to Mixed-Use Community
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject Comprehensive Plan Amendment (CPA) application proposes to amend the Future Land Use
Map of the 2002 Comprehensive Plan (adopted August 6, 2002). The applicant is proposing to change an
existing Office designation to a Mixed Use-Community designation for two parcels, which total
approximately 11.79 acres ofland, located at 675 and 715 S. Wells Street, west of Eagle Road/SH 55 and
north of Interstate 84. The properties are zoned RUT (Ada County) and are not currently within Meridian
City limits. There are no other annexation, rezone or plat applications associated with the request. The
applicant does state in the application letter that, if approved, the property owners intend to develop a
medium high-density residential project.
Approval of the subject CPA application would allow the applicant to obtain a medium high~density
residential zone (R-15) for the properties, which would allow for the development of a variety of housing
types (see the accompanying conceptual site plan). The amendment would not change the Future Land
Use Map designation for any other parcels or for any other features of the Comprehensive Plan. (NOTE:
Comprehensive Plan amendments for text changes are allowed at any time. Comprehensive Plan
amendments for map changes are allowed only every six (6) months. It has been more than six months
since the Comprehensive Plan Future Land Use Map has been amended.)
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the application below. 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 requesting an R-15 (Medium High-Density
Residential) zone, and an accompanying development proposal which substantially complies with the
conceptual plan attached to this report, is submitted for concurrent approval by City Council.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
675 and 715 Wells Street /1/2 mile west of Eagle Road and 1/2 mile north ofI-84
3NIE17
b. Owners:
1. David and Betty Pearcy
675 S. Wells Street
Meridian, Idaho 83642
CP A-05-002 Conger Management Group
PAGE 1
CITY OF MERlDfAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. Bonnie Robinson and Judy Hambley
715 S. Wells Street
Meridian, Idaho 83642
c. Applicant:
Conger Management Group
405 S. 8th Street, Suite 290
Boise, Idaho, 83702
d. Representative: Dave McKinnon, Conger Management Group
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Office
h. Applicant's Statement/Justification (reference submittal material): The applicant has stated
that medium high-density residential development in this area will benefit the City by
providing housing close to 1-84 and major employment centers such as St. Lukes,
Silverstone/EI Dorado and the Crossroads shopping center, which will reduce traffic and
pollution, and encourage the use of alternative transportation. The applicant has also stated
that office properties located one-half mile off of a major arterial do not appear to be in high
demand, and the subject properties have been for sale for a number of years without success.
4. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Amendment as
determined 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 and 19,2005
c. Radius notices mailed to properties within 300 feet on: August 30, 2005
d. Applicant posted notice on site by: September 13, 2005
5. LAND USE
a. Existing Land Use(s): Rural residences and accessory buildings
b. Description of Character of Surrounding Area: A mix of undeveloped land located within the
County, a residential subdivision within Meridian city limits, and commercial development
within Meridian city limits. To the immediate south and north lie rural properties with
existing residences and outbuildings and vacant land. To the west of the properties,
Woodbridge Subdivision was platted in 2000 with 164 single family residential lots on
approximately 50 acres in the R~4 zone, with a gross density of 3.28 dwelling units per acre.
The area to the east ofthe properties, near Eagle Road and Interstate 84, has been developed as
a mix of offices, automobile service stations, and hotels. In February 2005, an application was
approved by the City of Meridian for Annexation and Zoning (Cottonwood Lane AZ-04-029)
of the parcel immediately to the east of these properties, to a mix of Office and Commercial
zoning. The proposed development includes a hotel and restaurant on Freeway Drive and an
office park on the remainder of the property, including the portion which fronts on S. Wells
Drive.
c. Adjacent Land Use and Zoning
1. North: Rural residences, zoned RUT (Ada County)
CP A-05-002 Conger Management Group
PAGE 2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. East: Rural residences, zoned RUT (Ada County) and
3. South: Rural residences, zoned R1 (Ada County) and RUT (Ada County)
4. West: Woodbridge Subdivision, zoned R-4.
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer:
Location of water:
Available in E. Magic View Drive and S. Wells Street
Available in E. Magic View Drive
2. Vegetation: There are numerous existing trees on the subject properties that should
either be preserved or mitigated for at the time of development.
3. Flood plain: A portion of the south property lies with the 100 year floodplain for
Fivemile Creek.
4. Canals/Ditches Irrigation: N/ A
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. 11.79 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The north
parcel has frontage on S. Wells Street and E. Magic View Drive and the south parcel has
frontage on S. Wells Street and access to a currently undeveloped ACHD right-of-way on the
south boundary. The parcels would be developed together, and the applicant foresees
providing access to the development from E. Magic View Drive and S. Wells Street, and
providing a stub to the undeveloped ACHD right-of~way.
6. COMMENTS MEETING
No Agency Comments Meeting was held to review this application since there is no development or
annexation associated with the request.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
PROPOSED & POTENTIAL USES OF PROPERTY
If the CPA application is approved, the applicant intends to develop a medium high-density residential
project. The applicant has submitted a conceptual development plan which shows a variety of housing
types on the property, including single family detached homes, alley loaded single family detached
homes, townhouses, and multifamily buildings. The conceptual plan shows 108 dwelling units on the
property which would result in a gross density of 9 dwelling units per acre, in accordance with the
Comprehensive Plan definition for MU-Community. Without a concurrent Annexation and Zoning or
Conditional Use Pennit application, the City could not restrict the applicant to a specified development
plan, and all uses available for the MU-Community designation would be an option for future
development of the properties. The MU-Community designation allows for up to 25 acres of non-
residential uses, up to 200,000 square feet of non~residential buildings, and a residential density of 3 to 15
units per acre. Potential zoning would include C~C (Community Commercial) and C-N (Neighborhood
Commercial), as well as the L-O (Limited Office), medium and medium high-density residential zones
(R-8 and R-15) and the traditional neighborhood districts (TN-C and TN-R). Sample uses in this area
include residences, offices, clothing stores, garden centers, hardware stores, restaurants, banks with drive
through facilities, and department stores. The City will have the opportunity to review any proposed
CP A-05-002 Conger Management Group
PAGE 3
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
development on the properties and impose any conditions necessary to protect the best interests of the
City through the Conditional Use Permit process. The Comprehensive Plan states: "All development
within this designation [Mixed Use] will occur only under the Conditional Use Permit process" (Page 97,
Chapter VII 2002 Comprehensive Plan).
The Comprehensive Plan defines the present Office designation as follows: "This designation will
provide opportunities for low~impact business areas. These would include offices, technology and
resource centers; ancillary commercial uses may be considered (particularly within research and
development centers or technological parks)." Although, the Meridian City Code allows multifamily
housing developments as a Conditional Use in the L-O (Limited Office) zone, any use other than those
listed above proposed on lands with the Office designation would not be in compliance with the
Comprehensive Plan and would not be supported by staff.
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 highly visible or transitioning areas of the city where innovative and flexible
design opportunities are encouraged (Page 97, Chapter VII 2002 Comprehensive Plan).
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):
.
Mixed Use, pages 97 and 98, Chapter VII:
0 Second Bullet, bottom of page 97: Where feasible, multi.family residential uses will be
encouraged, especially for projects with the potential to serve as employment centers and
when the project is adjacent to State Highways 20-26,55 or 69.
As the applicant has stated, the subject properties are located near major employment
centers, including St. Luke hospital, Silverstone and El Dorado business campuses, and
Crossroads Shopping Center. The properties are also near two major transportation
corridors, Interstate 84 and Eagle Road/SH 55.
0 Fifth Bullet, top of page 98: Where the project is developed adjacent to low or medium
density residential uses, a transitional use is encouraged.
Staff feels that medium high-density residential is an appropriate buffer between the medium
density residential subdivision to the west and the intense commercial uses to the east. The
MU-Community designation does, however, allow uses that would not be appropriate
transitional uses, such as retail stores and banks with drive through facilities. With a
concurrent annexation application on the properties, the City can ensure that an appropriate
transitional use will be provided.
Objective D, page 107: Encourage appropriate land uses along transportation corridors.
.
CP A-05-002 Conger Management Group
PAGE 4
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
0 Action 7: Develop incentives for high-density development along major transportation
corridors to support public transportation system.
The subject properties are near two major transportation corridors, Interstate 84 and Eagle
RoadlSH 55, which would support the future development of a public transportation system
in the area.
.
Objective A, page 108: Encourage quality housing projects for all economic levels in a variety of
areas.
0 Action 6: Develop incentives for a variety of housing types, suitable for various income
groups, close to employment and shopping centers.
The subject properties are located near major employment centers, including St. Luke
hospital, Silverstone and El Dorado business campuses, and Crossroads Shopping Center.
ECONOMIC & LAND USE ISSUES
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 support amending
the Future Land Use Map from Office to MU-Community.
Over-Supplv of Office Land: 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). This supports the applicant's statement that the properties have been difficult to market
within the constraints of the Office designation. The Commission and Council should, however, bear in
mind that the purpose of the Comprehensive Plan is to establish a long-term, 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.
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.
The Comprehensive Plan encourages the location of high-density residential developments in close
proximity to major transportation corridors and employment centers, thus reducing the number and
distance of vehicle trips per day by residents.
Compatibility & Design Issues: Staff believes that allowing a MU-Community designation on this has the
potential to adversely affect other properties in the area, due to the nature of the uses allowed in within the
MU-Community designation. Staff does not feel that the applicant's submitted conceptual plan for a
medium high-density residential project would be detrimental to other properties in the area, and also
feels that residential uses adjacent to other residential uses are generally compatible with each other. The
term "compatible" is not defined in the Zoning Ordinance and is, for better or worse, determined 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
prefeITed. The Comprehensive Plan supports transitional zones/uses, such as offices, to buffer commercial
and residential uses (Chapter VII, Goal 1, Objective B, Action item 7). The existing Office designation
on the subject properties was intended to buffer the residential properties to the west from the commercial
development to the east, and staff acknowledges that the office uses are more compatible with the existing
residential development than the proposed medium high-density residential. However, staff does feel that
a medium high-density residential development would be an acceptable buffer between the medium
density residential development to the west and the commercial developments to the east, and in this
CP A-05-002 Conger Management Group
PAGE 5
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
circumstance may be a more appropriate land use. Staff feels that uses allowed in the MU-Community
designation other than medium high~density residential would not be appropriate buffers.
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 formal 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. If the application is approved and the
Mixed Use-Community designation is granted, a number of different zoning districts could be applied for
at the time of annexation, including C-C and C-N districts, the medium and medium-high density R-
districts, and the Traditional Neighborhood Commercial or Traditional Neighborhood Residential
districts.
9. RECOMMENDATION
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 AnnexationlRezone application
requesting an R-15 (Medium High-Density Residential) zone, and an accompanying development
proposal which substantially complies with the conceptual plan attached to this report, is submitted for
concurrent approval by City Council.
10. PROPOSED MOTION 1
Recommend Approval
I move to recommend approval to the City Council of File Number CP A-05-002 as presented in
the staff report for the hearing date of September 22,2005.
Recommend Denial
I move to recommend denial to the City Council of File Number CPA-05-002 as presented in the
staff report for the hearing date of September 22, 2005, for the following reasons: (you can state specific
reasons for denial. They should address how the applicant might re-do the application to gain your
recommendation for approval).
11. EXHIBITS
A. Drawings
I. Conceptual Development Plan
CP A-05-002 Conger Management Group
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LEGEND
1 - two story town homes
three units per structure
2 - single family detached
front garage
3 - Big Block appearance of one
large home (mansion] but really
two or three separate dwellings
4 - Single family detached facing the street
with rear garage and aHey access
5 - single family detached facing center
common area with rea r garage
and alley access
6 - center common area
7 - other com mon area
B - main entrance
9 - secondary entrance
10 - aHeys
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September 11, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05.002 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment with
respect to property located at 675 and 715 South Wells Street. The application requests a change
in designation ITom OFFICE to MIXED USE COMMUNITY.
We are residents of the Green Valley Neighborhood of Meridian's Woodbridge Subdivision
which is immediately adjacent to and impacted by the proposed amendment. While CMG held a
community meeting with Woodbridge, CMG has not set out a written plan for how it proposes to
develop the property. Without the ability to review such a proposal the impact of the change in
designation cannot be known.
We ask that Planning and Zoning recommend DENIAL of the application at least until CMG sets
forth a detailed plan and that plan is made available for all to review.
Without the ability to review a specific plan, many important issues cannot be addressed. For
example, how will those utilizing the proposed development access the property? The property
in question is located near the intersection ofIntestate 84 and Eagle Road, the busiest
intersection in the State ofIdaho. Currently, access to the property can only be made via the
intersections of Magic View and Eagle Road and Allen and Eagle Road, or by passing through
Woodbridge. Because of the congestion along Eagle Road especially at 1-84, their may be a
temptation to pass through Woodbridge and avoid Eagle Road. This temptation may only
increase once the Locust Grove overpass is completed. The roads through Woodbridge are not
~ " 8
,,/ -,-' APPLICATION CPA 05-002
Page 2 of 5
8
equipped to handle an increased traffic load. Weare a residential community with many
children playing outside and riding bicycles.
Other questions relates to schools. MIXED USE COMl\1UNITY designation could allow for
high density housing attracting families with school aged children. Currently the City of
Meridian, as reported in the Idaho Statesman, has 1,500 students more than last year. How many
more students would be added by high density housing? Are the local schools equipped to
handle the influx?
Will the development of the property affect property values of the surrounding areas? Without
the ability to review a specific plan, the potential affect on property values cannot be estimated.
The current OFFICE land use designation brings some level of certainty as to the impact of
future development of the subject property. Meridian's comprehensive plan describes the
OFFICE designation as providing opportunities for "low.impacf' business areas. A MIXED
USE COMMUNITY designation could allow for uses that are anything but low impact. Without
the ability to review a specific plan, we cannot gauge the potential impact on our community and
the City of Meridian. Until a plan is set forth by CMG for all to review, we ask that Planning
and Zoning recommend DENIAL of Conger Management Group's application.
Sincerely,
Residents of the Green Valley Neighborhood.
Name
Address
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RECEIVED
,-:::p 1 5 2005
City of Meridi..n
City Clerk Office
September 15,2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05-002 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment with respect to
property located at 675 and 715 South Wells Street. The application requests a change in designation
from OFFICE to MIXED USE COMMUNITY. A public meeting has been set for September 22,
2005.
Meridian's Woodbridge subdivision is located immediately adjacent to the subject property and its
residents will be impacted by development ofthe subject property. Woodbridge, as a community,
received a proposed plan from CMG on September 14 - eight days before the public meeting and one
day before the deadline for submitting written testimony. A copy of the plan provided is attached to
this letter.
CMG held a community meeting for Woodbridge earlier in the summer. While CMG discussed what
they planned to build, to my knowledge they never presented a map with a layout or anything else in
writing that might actually limit their options. This understandable lead to a lot of confusion with the
Woodbridge community.
On September 7th I e-mailed Dave McKinnon of CMG and asked if CMG had prepared any initial
plans for the development. He replied the same day stating no and that he was waiting to talk to the
city to learn what "concepts" they would like to see before CMG begins "layout and product design."
A copy of my e.mail and the response is attached.
The same day I visited the Planning and Zoning office to ask questions about the September 22
meeting. During my visit we discussed the fact that CMG had not presented Planning and Zoning or
.
.
.
APPLICATION CPA 05-002
Page 2 of 2
the residents of Woodbridge with a plan. Before I left, it was suggested by Planning and Zoning
employee that CMG be called and instructed to generate a plan before the meeting or a decision on
their application would have to be tabled.
As an apparent result of my visit to Planning and Zoning and my communications with Conger
Management, Dave McKinnon from CMG provided me with a copy of a proposed plan and shared
the details ofthat plan with me on September 13. He asked me not to share the plan with the
neighborhood until September 14, 2005 so that he would have time to deliver and discuss the plan to
Planning and Zoning.
Woodbridge is separated into nine (9) neighborhoods. Enclosed are nine (9) letters - one letter from
each neighborhood signed by homeowners and residents of that neighborhood. To my knowledge,
attempts were made to collect signatures from an adult at each home. However, some homeowners
could not be contacted, and some others refused to sign due to conflicts of interest.
Some (if not all) signatures for all but two of the letters were collected before September 14, the date
CMG's plan was distributed to our community. Consequently, those letters recommended denial of
the application until a plan is submitted for all to review. The wording of the two other letters was
modified slightly to reflect that CMG's plan was received, but not in time for a meaningful review.
Because written testimony regarding CMG's application is to be filed by today, September 15, the
delay in presenting a plan has left our Community without reasonable time to properly and
effectively adjust our written testimony contained in the enclosed letters. Because of the delay, at
this point we can only continue to ask that Planning and Zoning recommend DENIAL of CMG' s
application. Should CMG convince us of the merits of the plan, our opinion may change when the
matter is taken up by the City Council.
We also ask that Planning and Zoning take future steps to avoid such situations. Developers seeking
comprehensive plan amendments should be asked by Planning and Zoning early in the process for a
good faith proposed as to how the subject land is to be developed. That proposal should be in writing
and in condition to be shared with the public.
...--,,--
c H, McKi
Delegate to the Woodbridge Homeowner's Master Association
Chairman of the Magic View Committee
1924 E. Pegram
Meridian, Idaho 83642
208.288.1498
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Page 1 of 1
Jack McKinney
From: Dave McKinnon [dmckinnon@congergroup.com]
Sent: Wednesday, September 07,200512:55 PM
To: 'Jack H McKinney'
Subject: RE: RMagic View and Woodbridge
Jack,
Not yet, we are meeting with the City tommorrow to talk about design, and what concepts they would like to see
before we begin the layout and product design. We are very preliminary right now, but we have a number of
concepts to work with, but nothing solid yet. I'll let you know what kind of direction the city gives us at our meeting
tommorrow. Thanks,
Dave
From: Jack H McKinney [mailto:mckinney@idahopatents.com]
Sent: Wednesday, September 07, 2005 12:01 PM
To: 'Dave McKinnon'
Subject: RMagic View and Woodbridge
Hi Dave,
Has Conger Management prepared any initial plans for the development?
Jack H. McKinney
Ormiston & McKinney, PLLC
802 West Bannock
Suite 400
Boise, Idaho 83702
208.433.1991 (Voice)
208.433.9295 (Fax)
CONFIDENTIALITY NOTICE
This message contains information that may be confidential or privileged. The information is intended solely for
the use of the person(s) named above. If you are not this person (or one of those persons), please notify me
immediately and delete this message.
From: Dave McKinnon [mailto:dmckinnon@congergroup.com]
Sent: Thursday, August 25,2005 1:40 PM
To: mckinney@idahopatents.com
Su bject:
test
9/15/2005
.
.
Woodbridge Subdivision
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108 total dwellings
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1 - two story townhomes
three un its per structure
2 - single family detached
front garage
3 - Big Block appearance of one
large home (mansion) but really
two or three sepa rate dwellings
4 - Single family detached facing the street
with rear garage and alley access
5 - single family detached facing center
common area with rear garage
and alley access
6 - center common area
7 - other common area
8 - main entrance
9 - secondary entrance
10 - alleys
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MERIDIAN. IDAHO
8==
TRAILCREEK NEIGHBORHOOD
September II, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05-002 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment with
respect to property located at 675 and 715 South Wells Street. The application requests a change
in designation fÌ'om OFFICE to MIXED USE COMMUNITY.
We are residents of the Trailcreek Neighborhood of Meridian's Woodbridge Subdivision which
is immediately adjacent to and impacted by the proposed amendment. While CMG held a
community meeting with Woodbridge, CMGhas not set out a written plan for how it proposes to
develop the property. The impact of the change in designation cannot be known without the
ability to review such a proposal.
We ask that Planning and Zoning recommend DENIAL of the application at least until CMG sets
forth a detailed plan and that plan is made available for all to review.
Many important issues cannot be addressed without the ability to review a specific plan:
. Traffic ~ The extension of Locust Grove South across the 1-84 Interstate freeway and
potentially approving a high density subdivision on the east side of Woodbridge will only
increase the number of cars passing through our subdivision. Our neighborhood streets
were not designed to be thoroughfares and would be detrimental to our neighborhood.
We are already seeing an increase in traffic cutting through our neighborhood in order to
get to Locust Grove. Additionally, Eagle Road is the busiest road in the state of Idaho
with the busiest intersection being the one at 1-84. Additional housing would only further
increase the traffic load at the key commuter times and increase traffic accidents.
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APPLICATION CPA 05-002
Page 2 of 4
. Safety - Directly behind our properties along Thomwood is a walking path that currently
comes to a dead end at the edge of our neighborhood. Due to the secluded nature of this
path we feel that a high density neighborhood may present us with safety and security
issues as the volume of traffic would very likely increase along this path. The pathways
in Woodbridge are privately maintained and additional traffic would also create
additional maintenance costs.
. Schools - Putting additional strain on an already overburdened school district with
enrollment forever outgrowing capacity does not seem to be in the best interest of the city
of Meridian. Would the additional children brought into this end of town be sufficiently
serviced by the school district? Currently there is a school bond for $139.8 million that
will be voted on Sept 20th does this bond take into account the additional students this
high density neighborhood would add?
The current OFFICE land use designation brings some level of certainty as to the impact of
future development of the subject property. Meridian's comprehensive plan describes the
OFFICE designation as providing opportunities for "low-impact" business areas. A MIXED
USE COMMUNITY designation could allow for uses that are anything but low impact. Without
the ability to review a specific plan, we cannot gauge the potential impact on our community and
the City of Meridian. We are strongly urging that Planning and Zoning recommend DENIAL of
Conger Management Group's application until a plan is set forth by CMG for all to review.
Sincerely,
Residents of the Trailcreek Neighborhood.
Name
Address
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APPLICATION CPA 05-002
Page 3 of 4
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WOODGATE NEIGHBORHOOD
September 11, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
\
RE: APPLICATION CPA 05-002 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment with
respect to property located at 675 and 715 South Wells Street. The application requests a change
in designation trom OFFICE to MIXED USE COMMUNITY.
We are residents of the Woodgate Neighborhood of Meridian's Woodbridge Subdivision which
is immediately adjacent to and impacted by the proposed amendment. While CMG held a
community meeting with Woodbridge, CMG has not set out a written plan for how it proposes to
develop the property. Without the ability to review such a proposal the impact of the change in
designation cannot be known.
We ask that Planning and Zoning recommend DENIAL of the application at least until CMG sets
forth a detailed plan and that plan Ís made avaílable for all to revÍew.
Without the ability to review a specific plan, many important issues cannot be addressed. For
example, how will those utilizing the proposed development access the property? The property
in question is located near the intersection of Intestate 84 and Eagle Road, the busiest
intersection in the State ofIdaho. Currently, access to the property can only be made via the
intersections of Magic View and Eagle Road and AJlen and Eagle Road, or by passing through
Woodbridge. Because of the congestion along Eagle Road especially at 1-84, their may be a
temptation to pass through Woodbridge and avoid Eagle Road. This temptation may only
increase once the Locust Grove overpass is completed. The roads through Woodbridge are not
.
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'APPLICATION CPA 05-002
Page 2 of 6
equipped to handle an increased traffic load. Weare a residential community with many
children pJaying outside and riding bicycles,
Other questions relates to schools. MIXED USE COMMUNITY designation could allow for
high density housing attracting families with school aged children. Currently the City of
Meridian, as reported in the Idaho Statesman, has 1,500 students more than last year. How many
more students would be added by high density housing? Are the local schools equipped to
handle the influx?
Will the development of the property affect property values of the surrounding areas? Without a
the ability to review a specific plan, the potential affect on property values cannot be estimated.
The current OFFICE land use designation brings some level of certainty as to the impact of
future development of the subject property. Meridian's comprehensive plan describes the
OFFICE designation as providing opportunities for "low-impact" business areas. A MIXED
USE COMMUNITY designation could allow for uses that are anything but low impact- Without
the abitity to review a specific plan, we cannot gauge the potential impact on our community and
the City of Meridian. Until a plan is set forth by CMG for all to review, we ask that Planning
and Zoning recommend DENIAL of Conger Management Group's application.
Sincerely,
Residents of the Woodgate Neighborhood.
Name
Address
Signature
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MERIDIAN. IDAHO
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TIMBERGA TE NEIGHBORHOOD
September 12, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05~OO2 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment with
respect to property located at 675 and 715 South Wells Street. The application requests a change
in designation from OFFICE to MIXED USE COMMUNITY.
We are residents of the Timbergate Neighborhood of Meridian's Woodbridge Subdivision which
is immediately adjacent to and impacted by the proposed amendment. While CMG held a
community meeting with Woodbridge, CMG has not set out a written plan for how it proposes to
develop the property in time for us to properly review it prior to this meeting. Without the
ability to review such a proposal the impact of the change in designation cannot be known.
We ask that Planning and Zoning recommend DENIAL of the application at least until we all can
review CMG's detailed plan.
Without the ability to review the specific plan, many important issues cannot be addressed. For
example, how will those utilizing the proposed development access the property? The property
in question is located near the intersection of Intestate 84 and Eagle Road, the busiest
intersection in the State ofIdaho. Currently, access to the property can only be made via the
intersections of Magic View and Eagle Road and Allen and Eagle Road, or by passing through
Woodbridge. Because of the congestion along Eagle Road especially at 1-84, there may be a
temptation to pass through Woodbridge and avoid Eagle Road. This temptation may only
increase once the Locust Grove overpass is completed. The roads through Woodbridge are not
.
.
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APPLICA nON CPA 05-002
Page 2 of 5
equipped to handle an increased traffic load. We are a residential community with many
children playing outside and riding bicycles.
Other questions relate to schools. MIXED USE COMMUNITY designation could allow for high
density housing attracting families with school aged children. Currently the City of Meridian, as
reported in the Idaho Statesman, has 1,500 students more than last year. How many more
students would be added by high density housing? Are the local schools equipped to handle the
influx?
Will the development of the property affect property values of the surrounding areas? Without
the ability to review the specific plan, the potential effect on property values cannot be estimated.
The current OFFICE land use designation brings some level of certainty as to the impact of
future development of the subject property. Meridian's comprehensive plan describes the
OFFICE designation as providing opportunities for "low-impact" business areas. A MIXED
USE COMMUNITY designation could allow for uses that are anything but low impact. Without
the ability to review the specific plan, we cannot gauge the potential impact on our community
and the City of Meridian. Until we can review the plan set forth by CMG, we ask that Planning
and Zoning recommend DENIAL of Conger Management Group's application.
Sincerely,
Residents of the Timbergate Neighborhood.
Name
Address
Signature
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Page 3 of 4
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MERIDIAN. IDAHO
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CREEKSIDE NEIGHBORHOOD
September 15,2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05-002 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment with
respect to property located at 675 and 715 South Wells Street. The application requests a change
in designation from OFFICE to MIXED USE COMMUNITY.
We are residents of the Creekside Neighborhood of Meridian's Woodbridge Subdivision which
is immediately adjacent to and impacted by the proposed amendment. While CMG held a
community meeting with Woodbridge earlier in the summer, CMG did not set out a written plan
for how it proposes to develop the property until September 14, 2005 leaving the residents of
Woodbridge without reasonable time to respond with written testimony. AS written testimony is
to be submitted by September 15, we are without time to gauge the potential impact of the
change in designation and the proposed plan.
Not being given the time to review the plan, we can only ask that Planning and Zoning
recommend DENIAL of the application at least until we have had a fair opportunity to be heard.
Without the time to review CMG's plan, many important issues cannot be addressed. For
example, how will those utilizing the proposed development access the property? The property
in question is located near the intersection of Intestate 84 and Eagle Road, the busiest
intersection in the State ofIdaho. Currently, access to the property can only be made via the
intersections of Magic View and Eagle Road and Allen and Eagle Road, or by passing through
Woodbridge. Because of the congestion along Eagle Road especially at 1-84, their may be a
.
.
.
APPLICATION CPA 05-002
Page 2 of 4
temptation to pass through Woodbridge and avoid Eagle Road. This temptation may only
increase once the Locust Grove overpass is completed. The roads through Woodbridge are not
equipped to handle an increased traffic load. Weare a residential community with many
children playing outside and riding bicycles.
Other questions relate to schools. MIXED USE COMMUNITY designation could allow for high
density housing attracting families with school aged children. Currently the City of Meridian, as
reported in the Idaho Statesman, has 1,500 students more than last year. How many more
students would be added by high density housing? Are the local schools equipped to handle the
influx?
Will the development of the property affect property values of the surrounding areas? Without
the ability to review a specific plan, the potential affect on property values cannot be estimated.
The current OFFICE land use designation brings some level of certainty as to the impact of
future development of the subject property. Meridian's comprehensive plan describes the
OFFICE designation as providing opportunities for "low-impact" business areas. A MIXED
USE COMMUNITY designation could allow for uses that are anything but low impact. Without
the ability to review a specific plan, we cannot gauge the potential impact on our community and
the City of Meridian. Until we are given a reasonable time to review the plan set forth by CMG,
we can only ask that Planning and Zoning recommend DENIAL of Conger Management
Group's application.
Sincerely,
Residents of the Creekside Neighborhood.
Name Address
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APPLICA nON CPA 05-002
Page 3 of 4
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MERIDIAN. IDAHO
e==
NORTHWOOD NEIGHBORHOOD
September II, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05-002 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment with
respect to property located at 675 and 715 South Wells Street. The application requests a change
in designation from OFFICE to MIXED USE COMMUNITY.
We are residents of the Northwood Neighborhood of Meridian's Woodbridge Subdivision which
is immediately adjacent to and impacted by the proposed amendment. While CMG held a
community meeting with Woodbridge, CMG has not set out a written plan for how it proposes to
develop the property. Without the ability to review such a proposal the impact of the change in
designation cannot be known.
We ask that Planning and Zoning recommend DENIAL of the application at least until CMG sets
forth a detailed plan and that plan is made available for all to review.
Without the ability to review a specific plan, many important issues cannot be addressed. For
example, how will those utilizing the proposed development access the property? The property in
question is located near the intersection of Intestate 84 and Eagle Road, the busiest intersection
in the State of Idaho. Currently, access to the property can only be made via the intersections of
Magic View and Eagle Road and Allen and Eagle Road, or by passing through Woodbridge.
Because of the congestion along Eagle Road especially at 1-84, there are many vehicles passing
through Woodbridge to avoid Eagle Road congestion. This temptation may only increase once
the Locust Grove overpass is completed. The roads through Woodbridge are not equipped to
.
.
.
APPLICATION CPA 05-002
Page 2 of 6
handle an increased traffic load. We are a residential community with many young children
playing outside and riding bicycles.
Other concerns relate to schools. MIXED USE COMMUNITY designation could allow for high
density housing attracting families with school aged children. Currently the City of Meridian, as
reported in the Idaho Statesman, has 1,500 students more than last year. How many more
students would be added by high density housing? Are the local schools equipped to handle the
influx?
Will the development of the property affect property values of the surrounding areas? Without
the ability to review a specific plan, the potential affect on property values cannot be estimated.
Woodbridge homes were sold as "an island of homes community" nestled between light office
areas.
The current OFFICE land use designation brings some level of certainty as to the impact of
future development of the subject property. Meridian's comprehensive plan describes the
OFFICE designation as providing opportunities for "low-impact" business areas. A MIXED
USE COMMUNITY designation could allow for uses that are anything but low impact. Without
the ability to review a specific plan, we cannot gauge the potential impact on our commwúty and
the City of Meridian. Until a plan is set forth by CMG for all to review, we ask that Planning and
Zoning recommend DENIAL of Conger Management Group's application.
Sincerely,
Residents of the Northwood Neighborhood, Woodbridge Subdivision
~--'
Name
Address
1
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September 10, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05-002 of Conger Mgmnt. Group
We, the undersigned, are residents of the Crosstimber Neighborhood of the Woodbridge
Subdivision in Meridian. We are significantly concerned about the possible impact of a
proposed comprehensive plan amendment.
We have concerns about the likely increase traffic through our subdivision if the
proposed change results in high density residential development. This would be in
marked contrast to what we understood when we built in Woodbridge, namely that the
area was designated for office development.
We urge denial of the application at least until a detailed plan is available for review by
affected parties.
Thank you for the consideration.
Crosstimber Residents of Woodbridge
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.,..<',- Residents of Crosstimber Neighborhood of Woodbridge Subdivision
Denial of Application CPA 05-002 of Conger Mgmnt. Group
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MERIDIAN. IDAHO
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PARKSIDE NEIGHBORHOOD
September 11, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE:
APPLICATION CPA 05-002 of Conger Management Group
Concern from local residents
Conger Management Group (CMG) has applied for a comprehensive plan amendment with
respect to property located at 675 and 715 South Wells Street. The application requests a change
in designation from OFFICE to MIXED USE COMMUNITY.
We are residents of the Parkside Neighborhood of Meridian's Woodbridge Subdivision which is
immediately adjacent to and impacted by the proposed amendment. While CMG held a
community meeting with Woodbridge, CMG has not set out a written plan for how it proposes to
develop the property. Without the ability to review such a proposal the impact of the change in
designation cannot be known.
We ask that Planning and Zoning recommend DENIAL of the application, at least until
CMG sets forth a detailed plan and that plan is made available for all to review.
Without the ability to review a specific plan, many important issues cannot be addressed. For
example: *How will those utilizing the proposed development access the property? The
property in question is located near the intersection of Intestate 84 and Eagle Road, the
busiest intersection in the State of Idaho. Currently, access to the property can only be
made via the intersections of Magic View and Eagle Road and Allen and Eagle Road, or by
passing through Woodbridge. Because of the congestion along Eagle Road especially at 1-
84, their may be a temptation to pass through Woodbridge and avoid Eagle Road. This
temptation may only increase once the Locust Grove overpass is completed. The roads
through Woodbridge are not equipped to handle an increased traffic load. We are
concerned with safety; we are a residential community with many children playing
outdoors. '
.
.
.
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APPLICA nON CPA 05-002
Page 2 of 4
*Other questions relates to schools. MIXED USE COMMUNITY designation could allow
for high density housing, attracting families with school aged children. Currently the City
of Meridian, as reported in the Idaho Statesman, has 1,500 students more than last year.
How many more students would be added by high density housing? Are the local schools
equipped to handle the influx?
* Another issue is property value. Will the development of that property affect property
values of the surrounding areas? Without the ability to review a specific plan, the potential
affect on property values cannot be estimated.
The current OFFICE land use designation brings some level of certainty as to the impact of
future development of the subject property. Meridian's comprehensive plan describes the
OFFICE designation as providing opportunities for "low-impact" business areas. A MIXED
USE COMMUNITY designation could allow for uses that are anything but low impact. Without
the ability to review a specific plan, we cannot gauge the potential impact on our community and
the City of Meridian. Until a plan is set forth by CMG for all to review, we ask that
Planning and Zoning recommend DENIAL of Conger Management Group's application.
Regards,
Residents of the Parkside Neighborhood
Name
Address
Sign~ture
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APPLICATION CPA 05-002
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MERIDIAN. IDAHO
tAJOO D HAU~/J
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September 11, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05-002 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment
with respect to property located at 675 and 715 South Wells Street. The application
requests a change in designation from OFFICE to MIXED USE COMMUNITY.
We are residents of the Woodhaven Neighborhood of Meridian's Woodbridge
Subdivision which is immediately adjacent to and impacted by the proposed amendment.
While CMG held a community meeting with Woodbridge, CMG has not set out a written
plan for how it proposes to develop the property. Without the ability to review such a
proposal the impact of the change in designation cannot be known.
We ask that Planning and Zoning recommend DENIAL of the application at least until
CMG sets forth a detailed plan and that plan is made available for all to review. Without
the ability to review a specific plan, many important issues cannot be addressed.
. The issues may be stated as:
1. Roads and traffic
2. Property values
3. Services
4. Water usage
.
1. Roads and Traffic
The traffic on Eagle Road is horrendous. This is not merely a rush hour problem rather
the problem exists all day long, seven days a week, and lasts at least until 7P .M. and
frequently later. It is difficult to turn right onto Eagle from Magic View. Occasionally it
is difficult to turn either left or right from the stoplight at Eagle and the Magic View
bypass. Equally difficult is the matter of turning left onto Magic View from Eagle. The
reason for these difficulties is the virtual non-stop flow of traffic on Eagle. This traffic
crush has grown worse in the year and a half and will only get worse. In fact it will grow
worse even if no development occurs within the area under discussion. The reason is the
increased use of Eagle created by development and building north of the freeway.
Whatever new development may occur cannot help but worsen the situation.
Magic View Road was not constructed to handle a flow of traffic that will be doubled at
least. Ada County may be responsible for construction and maintenance of the road
system but the City of Meridian, by approving such development, cannot escape its' own
responsibility in this matter. Construction of any sort will greatly exacerbate the problem
of traffic on Magic View.
.
Of immediate concern to the residents of Woodbridge is the fact that our community
roads will be turned into a connector between the new construction and Meridian Road. It
is already used as a shortcut by those wishing to avoid Eagle. Without an alternate route,
Woodbridge Community will be affected to an even greater degree by non-community
traffic. We have only a two lane road system. The increased traffic will become a danger
to the children of the area as well as an annoyance. Even though there are posted speed
limits - often ignored - our roads will become a race way.
The truth of the matter is that nothing is cUITently being offered to correct the traffic
problem on Magic View let alone Eagle. If the problems are not solved now how can
they possibly be solved when they get worse? However, the impact of traffic will be
significantly less if the CUITent Office zoning is followed rather than the proposed high
density residential. Residential traffic is a seven day a week thing while Office is usually
limited to five days and lasts from 8-6P .M.
2. Property values
The question asked by us and by many of our neighbors was: "What is going to be done
with that property?" We were all told what the zoning was but now we are faced with a
possible zoning change that could adversely affect our property values. High density
housing will result in smaller houses on smaller lots and multi storied apartment
buildings. What is the estimated population increase? What is the quality level of the
proposed houses and apartments? Are they on a scale equal to or greater than the value of
Woodbridge homes? A review of the proposal would seem to indicate that the answer is
no. Most of us in Woodbridge are very concerned and disturbed by this possibility.
.
.
3. Services
This is a major issue which should be addressed by the City Council. Currently the City
of Meridian, as reported in the Idaho Statesman, has 1,500 students more than last year.
How many more students will be added by high density housing? How many will be
added by Office development?
Demands for other services will also increase. The residents of Woodbridge are
concerned that they will be sharing the pool and recreational areas with underserved
residents of a neighboring development. It should not happen since we pay for our own
facilities but it could happen if high density housing is allowed. Pressures on other
services such as police, fire, EMT, and libraries will also increase. The City of Meridian
will be forced to expand to cover these services even if finances are not readily available.
4. Water
Water is the fourth issue that we feel should be addressed. Is there sufficient water of
quality and pressure available for high density housing? What about the irrigation water
that we currently use for lawn and landscape? Office development will not have the same
impact as high density housing.
.
With these issues stated we encourage the Council to please give consideration to the
following:
1. That the developer be held responsible for widening Magic View and Wells to
four lanes with appropriate turnouts.
2. That the developer be held responsible for the installation of all utility lines before
construction is started not after the roads are laid.
3. That the developer be held responsible for the construction of a frontage road
parallel to the fteeway that will connect to Locust Grove as well as Meridian.
Such a bypass might help to limit the traffic which is bound to flow through
Woodbridge.
4. That if housing is to be allowed it should be on a par with the values of
Woodbridge.
5. That the developer be held responsible for the installation of enough
parks/common space to service the new area.
6. That the developer be required to pay enough fees to cover the costs of additional
schools and other social services such as police and fire protection for the area
that they wish to develop. Otherwise the eventual costs will have to be met by the
City of Meridian.
.
". ,-
.
The current OFFICE land use designation brings some level of certainty as to the impact
of future development of the subject property. Meridian's comprehensive plan describes
the OFFICE designation as providing opportunities for "low-impact" business areas. A
MIXED USE COMMUNITY designation could allow for uses that are anything but low
impact. Without the ability to review a specific plan, we cannot gauge the potential
impact on our community and the City of Meridian. Until a plan is set forth by CMG for
all to review, we ask that Planning and Zoning recommend DENIAL of Conger
Management Group's application.
Sincerely,
Resi dents of the Woodhaven Neighborhood.
Name Address Signature
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GREEN VALLEY NEIGHBORHOOD
September 11, 2005
Meridian City Planning and Zoning
660 E. Watertower
Suite 202
Meridian, Idaho 83642
RE: APPLICATION CPA 05-002 of Conger Management Group.
Conger Management Group (CMG) has applied for a comprehensive plan amendment with
respect to property located at 675 and 715 South Wells Street. The application requests a change
in designation £Tom OFFICE to MIXED USE COMMUNITY.
We are residents of the Green Valley Neighborhood of Meridian's Woodbridge Subdivision
which is immediately adjacent to and impacted by the proposed amendment. While CMG held a
community meeting with Woodbridge, CMG has not set out a written plan for how it proposes to
develop the property. Without the ability to review such a proposal the impact of the change in
designation cannot be known.
We ask that Planning and Zoning recommend DENIAL of the application at least until CMG sets
forth a detailed plan and that plan is made available for all to review.
Without the ability to review a specific plan, many important issues cannot be addressed. For
example, how will those utilizing the proposed development access the property? The property
in question is located near the intersection ofIntestate 84 and Eagle Road, the busiest
intersection in the State ofIdaho. Currently, access to the property can only be made via the
intersections of Magic View and Eagle Road and Al1en and Eagle Road, or by passing through
Woodbridge. Because of the congestion along Eagle Road especially at 1-84, their may be a
temptation to pass through Woodbridge and avoid Eagle Road. This temptation may only
increase once the Locust Grove overpass is completed. The roads through Woodbridge are not
.
.
.
"
APPLICATION CPA 05-002
Page 2 of 6
equipped to handle an increased traffic load. We are a residential community with many
children playing outside and riding bicycles.
Other questions relates to schools. MIXED USE COMMUNITY designation could allow for
high density housing attracting families with school aged children. Currently the City of
Meridian, as reported in the Idaho Statesman, has 1,500 students more than last year. How many
more students would be added by high density housing? Are the local schools equipped to
handle the influx?
Will the development of the property affect property values of the surrounding areas? Without
the ability to review a specific plan, the potential affect on property values cannot be estimated.
The current OFFICE land use designation brings some level of certainty as to the impact of
future development of the subject property. Meridian's comprehensive plan describes the
OFFICE designation as providing opportunities for "low-impact" business areas. A MIXED
USE COMMUNITY designation could allow for uses that are anything but low impact. Without
the ability to review a specific plan, we cannot gauge the potential impact on our community and
the City of Meridian. Until a plan is set forth by CMG for all to review, we ask that Planning
and Zoning recommend DENIAL of Conger Management Group's application.
Sincerely,
Residents of the Green Valley Neighborhood-
APPLICATION CPA 05~OO2
Page 3 of 5
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APPLICATION CPA 05-002
Page 4 of 5
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RECE~'t!E[}
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City of Meridian
City Clerk Office
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463"0092
phones: Area Code 208
29 August, 2005
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
William G. Berg Jr., City Clerk
City of Meridian
- -- --- ----- ~-~~-~}J~_(1~lJd~(t Ay~_:--------- - - --- ---- -- .--- - ----- -- -'------" ---- ------- -- - - --- ,------- ----- --- -- --- ----
Meridian, ID 83642
RE:
CPA 05-002/675 & 715 South Wells Street
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced Public
Hearing for Comprehensive Plan Map Amendment to change approximately 11.79 acres from
Office to Mixed-Use Community by Conger Management Group.
Sincerely,
IIJ¿{!I Jj~
Bill Henson
Asst. Water Superintenden~ ..
N amp a & Meridian Irrigation District
BH/dbg
C: Crew Foreman
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS. 40,000
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offe;; dl!~"\ DE~~~::I~~~~~~~;~N~:~~ ~~~ ~~i~:R~~AN
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/to insure that your comments and recommendations will be considered by
f~ 8~ the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
Attn: Will Berg, City Clerk, by: September 15,2005
Transmittal Date: August 23, 2005 File No.: CPA 05-002
Hearing Date: September 22, 2005
Request: Public Hearing - Comprehensive Plan Map Amendment
to change approximately 11.79 acres from Office to Mixed-Use
Community
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles M. Rounh-ee
Shaun Wardle
CITY DEPARTMENTS
Fire
540 E. Franklin Roa.d
888-1234 / fax 895-0390
By: Conger Management Group
Location of Property or Project: 675 and 715 South Wells Street
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
- David Zaremba (no FP)'
David Moe (no FP)
- Wendy Newton-Huckabay (No FP)
- Michael Rohm (No FP)
- Keith Borup (No FP)
- Tammy de Weerd, Mayor
- Charlie Rountree, CIC
- Christine Donnell, CIC
-Keith Bird, CIC
- Shaun Wardle, CIC .
- ~ter Department
=::;?sewer Department
Sanitary Services(No VAR, VAG, Fp)
- Building Department
- Fire Department
- Police Department
- City Attorney
- City Engineer
- City Planner
= Parks Department
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. Wa.tertower La.ne
Suite 150
887-2211 / fa.x 887-1297
Wa.stewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.W 8th Street
888-5242/ fax 884-1159
Your Concise Remarks:
"':', ",,""è" , i '- I'¡'-, -,,"
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Meridian School District (No FP)
Meridian Post Office(FPIPP only)
- Ada County Highway District
- Ada County Development Services
- Central District Health
~ Nampa Meridian Irrig. District
Settlers Inigo District
-Idaho Power CO. (FP,PP,CUP)
- Owest (FPIPP only)
-Intermountain Gas (FPIPP only)
- Bureau of Reclamation (FPIPP only)
-Idaho Transportation Dept. (No Fp)
- Ada County Ass- Land Records
- Meridian Development Corp.
- Historical Preservation Comm.
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CITY HALL 33 EAST IDAHO A VENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK -- FAX 888-4218 CITY ATTORNEY / HR - FAX 884-8723 FINANCE & UTILITY BILLING -- FAX 887-4813 MAYOR'S OFFICE -- FAX 884-8119
Printed on recycled paper