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STAFF REPORT
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE HE (jE IVE D
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Jabil East Comprehensive Plan Map Amendment and Rezone l';l
Hearing Date: May 15, 2007
TO:
FROM:
Mayor & City Council
Amanda Hess, Associate City Planner
(208) 884-5533
SUBJECT:
. CP A-07-004
Comprehensive Plan Map Amendment to change approximately 34 acres
from Industrial to Commercial on the Future Land Use Map, by the Joint
School District No.2
. Rz..07 -005
Rezoning of 9.21 acres from I-L (Light Industrial) to C-G (General Retail &
Service Commercial)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject Comprehensive Plan Amendment (CPA) application proposes to amend the Future Land Use
Map of the Comprehensive Plan. The Applicant is proposing to change the existing "Industrial"
designation to the "Commercial" designation for one 34-acre parcel. The property is located on the west
side of Locust Grove Road at 1303 E. Central Drive in Section 18, Township 3 North, Range 1 East,
B.M., and is currently referenced as Lot 1, Block 1, Jabil Subdivision. The property currently lies within
Meridian City limits and is zoned I-L (Light Industrial).
Concurrent with the CPA request, the Applicant has applied for rezoning (RZ) of 9.21 acres to C-G
(General Retail and Service Commercial). This rezone is contingent upon approval of the concurrent map
amendment (CPA-07-004) to "Commercial." This amendment would not change the Future Land Use
Map designation for any other parcels or for any other features of the Comprehensive Plan.
Per Idaho Code, Comprehensive Plan Map Amendments are allowed only every six months. It has been
more than six months since the Comprehensive Plan Future Land Use Map has been amended. The
previous recommendation of an amendment to the land use map by the Commission occurred on
September 21,2006. This time frame exceeds the minimum six month requirement between the last and
the current map amendment request.
2. SUMMARY RECOMMENDATION
Staff has provided detailed analysis of the applications below. Staff supports the Comprehensive Plan
Amendment and rezone requests. Staff believes "Commercial" Land Use Map designation and zoning
designations for the subject property would be in the best interest of the City. Therefore, Staff is
recommending approval of the subject CPA and RZ applications.
The Commission should note that several other Comprehensive Plan Map Amendments, also scheduled
be heard on April 5, 2007, may require additional time for public testimony and Commission discussion.
Therefore, said CPA proposals may be continued to the hearing date of April 19, 2007. As the
Commission may recommend amendments to the land use map component of the Comprehensive Plan to
the governing board only once every six (6) months, the subject proposal should also be continued to
April 19, 2007, if necessary.
Jabil East - CP A-07-005 & RZ-07-005
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2007
The Meridian Plannin2 and Zonine: Commission heard these items on Anril5. 2007. and Anril19.
2007. At the Anril19. 2007. nublic hearine: the Commission voted to recommend annroval of the
subject CPA and RZ annlications.
a. Summary of Commission Public Hearine::
i. In favor: Ed Daniels (Annlicant's Renresentative)
ii. In onnosition: None
iii. Commentine:: None
iv. Written testimony: None
v. Staff nresentine: annlication: Amanda Hess
vi. Other Staff commentine: on annlication: None
b. Key Issues of Discussion bv Commission:
i. If this nronerty ever went back to its ori2inal use of hie:h-tech manufacturine:. would
that be an allowed use in the nronosed commercial district or would it have to be
rezoned? The answer is lie:ht industrial uses are conditionally allowed within the C-G
zonin2 district.
c. Kev Commission Chane:es to Staff Recommendation:
i. None
d. Outstandine: Issue(s) for City Council:
i.~
3. PROPOSED MOTION
Approval
I move to approve File Numbers CPA-07-004 and RZ-07-005, as presented in the staff report for the
hearing date of May 15, 2007, with the following modifications: (add any proposed modifications)
Denial
I move to deny File Numbers CPA-07-004 and RZ-07-005, as presented in the staff report for the
hearing date of May 15, 2007, for the following reasons: (you should state specific reasons for
denial)
Continuance
I move to continue File Numbers CP A-07-004 and RZ-07-005 to the hearing date of (insert continued
hearing date here) for the following reason(s): (you should state specific reason(s) for continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address / Location:
1303 East Central Drive
Section 18, Township 3 North, Range 1 East, B.M.
b. Owner / Applicant:
Joint School District No.2
911 Meridian Road
Meridian, Idaho 83642
c. Representative: Ed Daniels, Hummel Architects, PLLC
d. Present Zoning: I-L (Light Industrial)
e. Present Comprehensive Plan Designation: Industrial
J abil East - CP A-07 -005 & RZ-07 -005
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
f. Applicant's Statement / Justification:
The Applicant requests a CPA and rezoning of the property from an industrial designation to a
commercial designation to allow for educational uses. The property is proposed for a new high
school, with associated classroom and office spaces, and may possibly house a university
extension. Additionally, the Joint School District Service Center will be sited here. Educational
institutions are prohibited uses with the I-L district. However, they are principally permitted uses
within the C-G district. Please see the Applicant's narrative for more information.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a Comprehensive Plan Amendment as determined
by City Ordinance. By reason of the provisions ofthe Idaho Code, Title 67, Chapter 65, and UDC
11-5A-2D, a public hearing is required before the City Council on this matter.
b. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By
reason of the provisions of UDC 11-2A-2D, a public hearing is required before the Commission
and City Council on this matter.
c. Newspaper notifications published on:
March 19,2007 & April 2, 2007 (Planning & Zoning Commission);
Apri123. 2007 & Mav 7.2007 (City Council)
d. Radius notices mailed to properties within 300 feet on:
March 9, 2007 (Planning & Zoning Commission);
April 20. 2007 (City Council)
e. Applicant posted notice on site by:
March 26,2007 (Planning & Zoning Commission);
May 5. 2007 (Citv Council)
6. LAND USE
a. Existing Land Use(s): A vacant manufacturing building and parking lot
b. Description of Character of Surrounding Area: A mix of developed and undeveloped commercial
and industrial lands within the City of Meridian to the north, south, and west. Additionally, the
site is bordered to the east by residential properties.
c. Adjacent Land Use and Zoning:
1. North: Idaho State Police, zoned C-G
2. South: Interstate 84, zoned C~G, L-O, and RUT
3. West: Vacant land (Lot 2, Block 1, Jabil Subdivision), zoned I-L
4. East: Residential, zoned RUT (Ada County)
d. History of Previous Actions: On April 6, 1999, City Council granted approval for annexation
and zoning (AZ-99-00l) of approximately 55.79 acres to I-L (Light Industrial). No development
application accompanied said application at that time. In February of 2004, Council approved a
Preliminary / Final Plat to create two building lots for the Jabil Subdivision. Lot 2, Block 1, totals
approximately 19 acres. Lot 1, Block 1, totals approximately 34 acres and is the subject of this
Comprehensive Plan Amendment application.
e. Existing Constraints and Opportunities:
Jabil East - CP A-07-005 & RZ-07-005
Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
1. Public Works
Location of sewer: Available in E. Central Drive
Location of water: Available in E. Central Drive
2. Vegetation: N/ A
3. Floodplain: FEMA 100-year and 500-year floodplain areas are designated on this site.
(Ninemile Creek runs along the southwest property line)
4. Canals / Ditches / Irrigation: The Ninemile Creek runs along this site. There are no other
major facilities on this site that Staff is aware of.
5. Hazards: Staff is not aware of any potential hazards on this site
6. Proposed Zoning: CpG (General Retail and Service Commercial)
7. Size of Property: ~ 34 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The property
has two previously approved access points to E. Central Drive, a commercial collector street. No
direct access to Locust Grove Road exists, none is proposed, and none is approved for this
property. Upon rezoning and platting of Lot 2, Block 1, of the Jabil Subdivision, the parcel will
have cross-access, thus providing additional means for access to the subject site.
6. COMMENTS MEETING
On March 16, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
and the Meridian Public Works Department. Staff has included all comments and recommended actions
in the attached Exhibit B. However, because this is only a RZ and CPA, comments are for informational
purposes only.
7. CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS
This property is currently designated "Industrial" on the Comprehensive Plan Future Land Use Map. The
Joint School District No.2 is requesting a map amendment to "Commercial" for the subject property. The
requested "Commercial" designation is meant to provide a full range of commercial and retail uses to
serve area residents and visitors. Idaho Code 67-6508 states that "the plan shall consider previous and
existing conditions, trends, desirable goals and objectives, or desirable future situations for each planning
component." Staff has reviewed the subject CPA and RZ applications and offers the analysis and
recommendations contained herein for the Commission and Council's consideration. Please see Exhibit C
for detailed analysis of the required findings for a Comprehensive Plan Map Amendment.
Staff fmds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan
to be applicable to this application (Staff analysis is in italics below policy):
. Chapter VII, Page 105 - Definition of "Commercial":
"This designation that will provide a full range of commercial and retail to serve area residents
and visitors. Uses may include retail, wholesale, service, and office uses; multi-family residential;
as well as appropriate public uses such as government offices. Within this land use category,
specific zones may be created to focus commercial activities unique to their locations. These
zones may include neighborhood commercial uses focusing on spec,ialized service for residential
areas adjacent to that zone."
The highly visible location of this property on Interstate 84, Locust Grove Road and E. Central
Drive, and the existing commercial zoning to the north, makes this property a good candidate for
Jabil East - CPA-07-005 & RZ-07-005
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
commercial uses rather than industrial uses.
. Chapter V, Goal III, Objective D, Action 5, Page 43 - Require all commercial and industrial
businesses to install and maintain landscaping.
The site is already improved with street buffer landscaping on E. Central Drive, Locust Grove
Road, and the interstate; internal parking lot landscaping; and perimeter landscaping that is
adjacent to vehicular use areas.
. Chapter VII, Goal I, Objective B, Page 109 - Plan for a variety of commercial and retail
opportunities within the Impact Area.
Staff believes that the potential education institution and associated office uses do, in fact,
contribute to the variety of services located within the area and will complement the existing and
anticipated commercial uses adjacent to the site.
. Chapter VII, Goal III, Objective A, Action 1, Page 111 - Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services are currently available to the subject property.
. Chapter VII, Goal IV, Page 112 - Encourage compatible uses to minimize conflicts and
maximize use of land.
Staff believes that the proposed "Commercial" land use designation of this property will be
compatible with the existing C-G zoned properties north of the site.
. Chapter VII, Goal IV, Objective D, Action 5, Page 114 - Require appropriate landscaping and
buffers along transportation corridors (setback, vegetation, low walls, berms, etc.).
The property is presently fully developed, and a 20-foot wide street b14fer already installed along
E. Central Drive, a commercial collector road. Additionally, all existing perimeter landscaping
adjacent to Locust Grove Road and 1-84, as previously approved with construction of the Jabil
Circuits building, complies with the UDC requirements.
9. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67.6508, to prepare, implement, review, and
update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which
must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how
these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. As is applicable to the subject application,
the City should encourage the clustering of commercial development at or near existing arterials
and collector roads and require landscaping of new development to provide beautification. All
future construction and establishment of new uses on the subject site will require Certificates of
Zoning Compliance. Staff will ensure that future development on this site will comply with any
and all applicable design and landscaping standards, as provided for through the Unified
Development Code.
b. Population
Jabil East - CP A-07-005 & RZ-07-005
Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2007
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site.
c. Housing
The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. As
the site is currently designated for industrial uses, and proposed for commercial uses, Staff finds
that this element is not applicable to the subject application.
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy,
with regard to the types of lands needed to support the economic and employment needs of the
community, has also changed. The 2002 Comprehensive Plan forecasts the need to continually
adjust the provision of commercial lands in order to gradually broaden economic opportunity
throughout the City.
In the past, the subject parcel was identified as appropriate for industrial uses to take advantage of
what was seen as a boom in manufacturing and development. However, Staff believes the
increased commercial development within the immediate area has deemed this site more
appropriate for retail, service, and office uses now.
e. Public Services, Facilities, and Utilities
The property involved in this request has access to existing public facilities and services that are
sized at commercial levels.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. Therefore, the subject application does not apply here.
However, the Commission and Council should note that the Applicant requests a CPA and
rezoning of the property from an industrial designation to a commercial designation to allow for
educational uses. As previously mentioned, the property is proposed for a new high school,
with associated classroom and office spaces, and may possibly house a university extension. This
will contribute to the growing needs of the City of Meridian for additional school facilities and
accessible higher education.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Staff believes the proposed plan amendment will not negatively impact transportation
within the City of Meridian. E. Central Drive is an existing commercial collector, designed to
accommodate the increased road traffic that will be generated from retail, service, and office uses.
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff does not believe that the use of this property, as proposed, will significantly
pollute or degrade the natural environment.
The Applicant should be aware that protection and preservation all natural vegetation along the
Ninemile Creek is required, as this is critical habitat for many animal species / wildlife.
1. Special Areas
Jabil East- CPA-07-005 & RZ-07-005
Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
The subject amendment does not directly impact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the parcel contain any known significant natural resources.
J. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. The subject property falls within Flood Zones "X" and "AE" as
referenced on FEMA Firm Panel l600lC0232H, dated February 19, 2003. The FEMA map
shows the location of Nine Mile Creek crossing the southwest comer of this lot, Lot 1, Block l,
Jabil Subdivision. During the development of the site for Jabil Circuit, Inc., the original owner of
both Jabil properties, Ninemile Creek was relocated to its current location along the southern and
western boundaries of Lot 2.
k. Recreation
Recreation resources within Meridian include seven City parks totaling approximately 65 acres.
The City is in process of developing new park facilities. The City also maintains several
pathways. This site is not formally designated for recreational purposes save a multi-use pathway
which crosses the subject property.
The property owner should be aware that the City intends to require a pathway at this location
with any future development application such as rezoning or re-subdivision of this property.
Therefore, the Applicant should contact the Meridian Parks and Recreation Department to
coordinate the location and dedication of the multi-use pathway on-site.
1. Land Use
The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
has been prepared to identify suitable areas for future residential, commercial, and industrial
development. The Map is designed to be a projection of growth patterns for the City. Therefore,
the Map is to be used as a guide for decisions regarding request for land use changes. Staff
believes the commercial development within the immediate area has deemed this site more
appropriate for retail, service, and office uses, thus justifying the request for a land use change to
"Commercial. "
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies, under the direction and supervision of the Meridian City
Council. The Planning & Zoning Commission is also authorized by the Council to review,
approve and make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the city to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property
owner of economically viable uses of the subject property, as the request was initiated by said
owner, the Joint School District No.2.
10. UNIFIED DEVELOPMENT CODE ANALYSIS
The Applicant is requesting that the property be rezoned from I-L to C-G. If the concurrent CPA
application is approved and the Comprehensive Plan Future Land Use Map designation is amended to
Jabil Easl- CP A-07-00S & RZ-07-005
Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
"Commercial," the requested rezone to the C-G zonmg district would comply with the new Map
designation for this property.
The Commission and Council should note that the subject application proposes rezoning of approximately
9 acres, and includes the northernmost portion of the Jabil building. The Joint School District NO.2 has
submitted a separate rezone application for remaining ~24 acres of property, which is scheduled to be
heard before the Commission on May 17, 2007.
The rezone legal description prepared by Travis P. Foster, PLS, dated March 30, 2007, is accurate and
meets the requirements of the City of Meridian and State Tax Commission.
All future uses on this property should not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors, and should be constructed in
accordance with City of Meridian ordinances in effect at the time of development.
a. Zoning Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
accessory (A), conditional (C), or prohibited (-) within the proposed C-G district. The proposed
offices and educational institution to be located on-site are principally permitted within the C.G
zone. (See UDC Table 11-2B-2 for a complete list of allowed uses in the C-G zone.)
b. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accord with the Meridian Comprehensive Plan. Four (4)
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways.
c. Special Considerations
1. Development Agreement: UDC 11-5B-3D2 and Idaho Code ~ 65-6711A provides the City
the authority to require a property owner to enter into a Development Agreement (DA) with
the City that may require some written commitment for all future uses. As there are no issues
regarding rezoning ofthe subject property which necessitate a Development Agreement, Staff
believes that a DA is not required in this instance. All applicable conditions regarding the
development of this property are contained in the rezoning approval.
d. Access: Per the conditions of approval for final plat, no direct access 0 1-84 or Locust Grove is
permitted. Additional accesses to E. Central Drive shall be at the discretion of the Ada County
Highway District.
e. Landscaping: No landscaping improvements are necessary at this time, as all applicable
landscaping requirements have previously been met. Any future development or change in use on
the subject site may require installation of additional landscaping. Staff will evaluate this at the
time of submittal for Certificate of Zoning Compliance.
f. Certificate of Zoning Compliance (CZC): The Applicant shall be responsible to obtain a CZC
permit from the Planning Department for all new construction or a change in use on the site prior
to issuance of building permits.
11. RECOMMENDATION
City Staff supports the subject CPA and RZ applications, as proposed. Staff recommends approval of
the request to amend the Comprehensive Plan Future Land Use Map to the "Commercial" land use
designation and rezone the subject property to C-G, as presented in the staff report for the hearing
date of AprilS, 2007. The Meridian Plannine: and Zonine: Commission heard these items on Anril
5. 2007. and Anril 19. 2007. At the Anril 19. 2007. {Jublic hearing the Commission voted to
recommend anproval of the subiect CPA and RZ annlications.
Jabil East ~ CPA-07-005 & RZ-07-005
Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
12. EXHmITS
A. Drawings
1. Vicinity Map
B. Agency Comments
1. Planning Department
2. Fire Department
C. Rezone Legal Description
D. Required Findings from the Unified Development Code
Jabil East - CPA-07-005 & RZ-07-005
Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
A. Drawings
1. Vicinity / Zoning Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The rezoning legal description submitted with the application (dated October 20,2006, stamped
by Travis P. Foster, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
1.2 The Applicant should comply with all UDC requirements.
1.3 The Applicant shall dedicate a muIti.use pathway on-site; location to be determined by the
Meridian Parks and Recreation Department.
1.4 The Applicant should comply with all previous requirements of this site associated with
annexation and platting, as well any permits or regulations that may be in effect for the Jabil
Subdivision. Staffs failure to cite specific ordinance provisions or terms ofthe Jabil Subdivision
does not relieve the Applicant of responsibility for compliance.
2. FIRE DEPARTMENT
2.1 All entrance drive aisles shall have a turning radius of 28' inside and 48' outside radius.
Coordinate with the Meridian Fire Department to locate and subsequently fix the portions of the
parking lot which do not meet this standard.
2.2 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
C. Legal Description
PARCeL DESCRIPTION
M8tch 30, 2007
Project:
JlbJI Property - Hummel ArchiI8cts
Parcel Type: North Porlion of P8rce1IfA" of ROB No. 801 to be nt-mned.
A peroel of land being Parcel "A" of Record of Survey No. 6631, situated in the SE 1/4
of Section t8t Township 3 North, huge J East, Boise Meddian, City of Meridian, Ada
County, Idaho,mor:e particularly described as follows: . ..
COMMENCING ata found 3" brass cap, Comer RecordlnstrumentNo. 1031 76248?
marking the Southeast comer of said Section 18;.
Thence North 00030134" East, coincident With the east line of said SectiOn l8 and being
the cenletllne. of Locust Grove Rd., a distance of 1536.94 feet to a point &ttbe centerline
of the Hunter Lateral;
Thence along said centerline of said HUDter Lateral, North 41 034'55'1 West, 121.13, feet;
Thence continuing along said centerline of said Hunter Lateral, North 3SD12t46J' West,
20LOlfeet tothc POINT OF BEGINNING;
Thence JeaViDgsaid center1ine,North WO(YOO" West, 486,.14 feet;
..
Thcnee North 00000'22" East, 176.85 feet~
lhence North 90000'QCr'Weat, a distance of 705.61 r. a portiOn ofthisbehig along the
southerly edge of an. interior wall Within the existing JBbil Cirouit buildingtbat previqusly
separated the administraticmlbusiness section from the manufacturing section; .
1berweNorth OOOQO'32" ~ 8 distance of 38;37 feet;
Thence South 8~S9'09n West, a diatanoe of 340.49 feet to a point on the weatei'ly line of
said Paxc,,) "A" of Reoord of Survey No. 6631;
'Iheucealong the westerly line of said Parcel "'A", North 00000'39" Wtst~ 227 ~ Q6 feeuo .
point on the southerly right..of-way of Bast Central Drive;
Thenco a10na said southerly right-of-way the following five cowses:
'Ibence North 89Q38'50" ~ 860.'1 feet to. pomtof cUrVature;
Thence 37.04 feet along a tangent curve the right. having a radius of 148,00 feet" a central
angle of 8~S8'05",and IUbteaded by a chord bearing South 83ql1 'OJ II East a dista.nceof
.36.94 feet to.. point of tansenqr; ..
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
Thence South 76000tS3" East. 355.52 feet to a point of curvature;
Thence 14.87 feet along ataqent curve the left, baving II radius Qf212.00 feet. acenttal
angle of0400r09'I, and Jubteaded by a chord bearing South 78001'27" East a di$U1Oe of
14.87 feet to a point of compound curvature; .
theoce 69.25 feet along a curve the left, bavingaradius of 332.00 feet. 8 centra1lDgle of
n 057'05.5 and subteoded by a chord bearing South 84001'48" East B dis~ of 69J3
feet to. point at the centerline of the HunterLaterBl;
Thence, coinaidem with the centerline of the HUnter Lateral, South 23043'57" Hast,
.100.52 teet,
Thenoocontinuing along said centerUne, Soutb32025'3S" East. 227.53 feet;
Thence continuing along said centerline South 35012'46" East. 76.91 feel: totbe.POINT
OF BEGINNING.
The.pucel above described contains 9.21 acres, more or less.
Together Wfth and sub}ectto covenanl8, ...ments, and restrictions of recOrd:
End of DescliPtiOn
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
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FIS.zot.IE EXHIBIT FOR 'THE NOFmi PORT1OH OF PARCEL ~A. OF ROO Na. 6631
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IN THE BE 114 OF SECTION 18. T3N, R1E. 8M
ADA COUNTY, IDAHO
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
D. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The Commission finds that the proposed change to the Future Land Use Map does not
conflict with other elements of the Comprehensive Plan. (Please see Sections 8 and 9 for
detailed analysis.)
b. The proposed amendment provides an improved guide to future growth and
development of the city.
In the past, the subject parcel was identified as appropriate for industrial uses to take
advantage of what was seen as a boom in manufacturing and development. However, the
Commission finds the increased commercial development within the immediate area has
deemed this site more appropriate for retail, service, and/or office uses. (Please see Sections 8
and 9 for detailed analysis.)
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan and the Comprehensive Plan Land Use Map.
The Commission finds that the proposed amendment is internally consistent with the Goals,
Obje.ctives, and Policies of the Comprehensive Plan (please see Section 8 for detailed
analysis). The Commission recognizes the existence of other commercially zoned properties
in close proximity to this property and believes that designating the property for commercial
uses will complement the similar existing uses in the area.
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment is consistent with the Unified
Development Code.
e. The proposed amendment is in the best interest of the City of Meridian.
The Commission finds that the proposed Map amendment is in the best interest of the City.
2. Rezone Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to rezone the subject property to C-G. The Commission finds that
the proposed zoning map amendment will comply with the applicable provisions of the
Comprehensive Plan if the CPA request is approved to the "Commercial" designation. Please
see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report for more
information.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15,2007
The Commission finds that the proposed educational institution and secondary office uses are
permitted uses within the requested C-G zone. The Commission finds that any future use and
/ or development of this property should comply with the established regulations and purpose
statement of the C-G zone.
c. The map amendment shan not be materially detrimental to the public health, safety,
and welfare;
The Commission fmds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff and the Commission reconunend that the Council rely
on any oral or written testimony that may be provided when determining this fmding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
Exhibit D