The URL can be used to link to this page

1971 08-23~~ s Meridian Planning and Zoning Commission ,1, August 23, 1971 - -- Meetin called to o g - i der b i I the - hairman, W. D. Skive _ _ -- - 1 1 Members present: W _ yne S b ver; rta a ---- -- Robert Glaisyer; d Jack Creason. -- - _- - - _-__ __ Others oresent. Ru sell aater - Dean Mutch, Ed Trou and T oe S] iagg Chairman W, D. Skiv r sta ed th t statutes limit ann xati n of roperty j 90 days prior to an ,elect 'on, - -- k _ ~- ~ -- - --- ~ ~ - i - -- --- enti P • ~ng t I Bryc Property; known as ~ he M~ 'ridiad ~ ~ Industrial • . _ - T Park Subdivision , P A co ~ogf this lett Py ______ to_ the uses of this proper esent , r of y. ~ed his I _ A gus a - -- ------ proposal as a light 17, 1971, is on fil d_and understood t_ Indus ~- ~ wit $oy 1 ria thes rn th i evelopine~. minutes restrictive ---- --- -- . - -- fey ro~~l is to P Po ~ ~ The will need sewe - sP,-..; ces,- ~1TL a ue 4 and - t anne ater ____ ation andbeezondnb g• nd are to come to th ~aztk n a etes~ it d Bo. and bi ~ line$ er.- nds description, far these -- - _. ' streets-are.... hv} _ n rm_the _ developer the 36' c b t curb s required, - ~i __ _ ~ - +- - _ A drawin brou ht i ~ and discussed by Jo ..West Cherry-Lanes tII _The_buildings are t b Sla be b con aul Z g rel nown _ ist o tics revious to this~~ ting to a shopping cu s Cherry Mall Shoppin a roximately 70.000 meet ter Cen aqua ng wa t Mer er. a fee presented dian and of floor _ s ce with lanned Pa P ' prin~ Cling o be required. I A Grocery Store hast i --- _ been I _ _ arran -- - ed for and others are bei ' --- nego - - sated, - - --- i Re-zoni~was_re ue ted or th_ _Stone Annexation.... _ The Mo_t_ion-was. made b~J ck Cr ason and seconded b obey Glai yer that ~ the preliminary dra the Commission reco - ing mend f Che to th ry Mall Shopping Cen City Council that t er be is ar -- appro a be - ed and-t1ia~ a-zoned - . - "C" Commercial, ~ ~ Motion passed: love , yea Glaisyer, yea; Robe ts, a; C ason, yea, The Developer was ques ed to present a drawing of ----- 1 - --- - 0 in -- ddition to ------- more detailed draw. gs o this area, Meridian Planning and Zoning Commission ,2, August 23, 19'71 - ~~ ~ Russell Carter from U -- thatotre resentaMeria p he Ads i ianno Devel Commi thisl o ent Council was sion need a ointmen Boar~p ---~~ esent s of and - p re entioned - esentative _ The__ Motion was made _ Don Rober s _and_ seconded by Ja k-Cre I e2n~ _ - _ t _ Bob Glaisyer be appo Commission on the Be nted ional~ o rep Plann' esent the Meridian P ng_Commissiou. annin and Zoning - I - j -_--_ _ Motion passed: S _-- -- i iver - a• - la ea• o _ ~ _. s~on~yea_ - j ~ I - -_ i _.- _- , 1 _ _- __ _ _ _ t ~ -- Mr. Carter presented ' ~ ro - ---- ress__ _ effort on the Merida Com ehens ye_Plan, t ~ Mr, Carter dis la ed several revious meet p ~ dra 'n s in s s a g owin the results of oposed placement of a -- the d eas 'scuss or on of - wth, __ I ~ _l designed to control I _ - _ iphaz ard de - elopments, -- _- -_- I i - ~ _ i -_-- _ _-. De~n_Muteh_ ~n__the_ This group is respons j ble or Su _ division planning. - t„ - I Proposals will be pre researched in a prel'- - ente _inar to a form Executive Committee, then presented tot here ro they er ill be u _with_ __ - ___ - their recommendations - - __ and ction - - - - - - - The Commission next r view d a a' n the Meridian Indust ial ark_ ogosal,__ - - fi ~ - _ The Motion was made b Do_n Rober s and seconded by RoT - - rt G ais a that __ ___ __- i -- _ _ - the Commission recomm Meridian Industrial P to the City of Meridi -- - __ Industrial in accorda _ Mot on passe S nd t rk S - n; a _ ce t aver the bdivi d tha the ea• ity Council that the ion 1 in outside th - the whole Subdivis~ etter dated A ust_1 G3aisyer,_yea; Rob 'porti e Cit be ~ n of be oned ~_att he nnexed fight ched herewith, so~• _yea_ ____- ~ ~' i I I ~ - - - ~ - ~ - _ - ~ ~ The Commission discus ed t e mat of the Dudley - er R d ui t ro os_al__ nd Quattro Corporati -4 before the Ada Co n pr n~ - posal oning _ __ as requests for rez CommissiorL'fhis matt -- ning had rom D been 2 to abled -_ _. - --- or further study, _ -_ he Motion was made b .oning Commission xr~ yy Donmme - er a and seconded by Ja ' Cre son t t the -- - - roposal be rezoned f #•om D - 2 t B - 4, _ - -- - - Motion passed: S iver yea; Glaisyer, yea; Rober s, ye ;Cre - sm, yea, - - - - -- he__Motion w_as made b - .Rob rt G1 - -- - iffier and seconded__b p2u the Quattro Corporati n pr posal be rezoned from D - to R - 4, _ ___ Motion passed: S iver yea; _. laisyer, yea; Rober s, ye ; Cre son, yea, The meeting adjourned, ATTEST: City Clerk airman Panning 'Coning Commission W. D. Sk~.ver ~~~ August tj, 1971 Ada Conaty Planning and Zoning Cassiissioa Aaa county Conrthone• Boise, Ydaho 83712 Dear sir: Th• x•ridi6a Planning and Zoning Cmiasion during their s~•sting held Augast ?,3, 1971, appeova the Zone ehang• •i Dndl•y Rundgnist and the Qnatro Cosperatioa lro~ D-2 to a-4. Sincerely years, HJC:~an co: File xinutes Sub-Divisio~as .,,, :,_ Herald J. Cax Sees Planning Comais•ion .~. ;~ _ ~F i C~ C~QG°3~.4G°30~4 QOpN~ " ~~ o DQ4~~ , .*~~}~~, t~ ~ .,~ 724 VfSTA, BOX 8121, BOISE, IDAHO, PH. 208-344$66 ARCHITECTS - PLANN@R5 " ~„ `, :~~ August 17, 1971 Mr. Wayne Skiver, Chairman Meridian Planning & Zoning Commission Meridian, Idaho RE: Meridian Industrial Park Gentlemen: This letter hereby requests that portion of the property known as the Bryce Property, as described in the attached description, which is not presently part of the City, be approved for annexation. We also request that the entire property be rezoned - Industrial - at the time of annexation. We are enclosing a plot plan which shows the proposed development and the area which is in the City and that portion which is requested to be annexed. Uses in the park will be restricted to those industries that will not create obnoxious situations. The Industrial Park will have landscaping and Architectural review on all projects. Exac[ street system and plan is not resolved at this time. The plan submitted shows how it may be done. We would appreciate your prompt action on this matter and request that you give a favorable recommendation for annexation and rezoning. Thank you. Very truly y , C C. Ed Trou President Meridian Industrial Park, Inc. CET/is ec: Legal Description Plot Plan DESCRIPTION OF BRYCE PROPERTY, MERIDIAN, IDAHO, ADA COUNTY. A part of Section 7, T 3N, R. lE., B.M. Commencing at the quarter corner colrmon to Sections 7 & 18 T.3N., RI E., B.M.; thence North 25.00 feet to the Real Point of BEginning. Thence N. 89°17'30" E. 1,327.60 feet along the North right of way of Franklin Road to a point; Thence N. 00°O1'W.1,220.49 feet to a point on the South right of way of the U. P. R. R. Thence N. 89°10' W. 686.33 feet along the South right of way of the h.P.R.R. to a point; thence S. 00°02' E. 372.34 feet to a point; thence S. 88°52` W. 7~+6.00 feet to a point; thence N. 8g°17'50" W. 65.50 feet to a paint; thence N. 00°42'10" W. 109.34 feet to a point; thence S. 89°46' W. 508.36 feet to a point; thence S. 1,081.26 feet to a point; thence N. 88°52' E. 744 feet to the Real Point of Beginning. Contains 46.85 Acres. ADA COUNTY ~ • COMMISSIONERS ROLON SWENSEN. CXwIaN AN JgOK BARN EY JOHN BASTIOp CLAREN CE A. PLANTING, a6RK July ?_3, 1971 DA COUNTY CANNING AND ZONING COMMISSION PARLEY P. STAN GER. <XwIPMAN B. M. BARTO N. VICE-cxTIPNAN JOSEPH R. CONNER. DIP ECTOp CARL H. BAILEY T. H. EBERLE W, W. GpRTIN FRED KOPKE, SR. Dp. J. C LEE H. WESTEpM AN WHILLOCK JOHN C. BENTLEY c. Eo rpour CLIFF RALPHS PERRY KASEL Meridian Planning and Zoning Commission Meridian City Ha11 Meridian, Idaho Dear Sirs: As requested, the Ada County Planning and Zoning Commission tabled the zone change requests of Dudley Rundquist and the Quattro Corporation, pending receipt of your recommendations. Please forward your recommendations to this office as soon as possible. Yours truly, ~. - ~ '~/// CG.G IGi = /y Ted J. Garrabrandt Zoning Analyst TJG/vj COUNTY OF' ADA COURT HOUSE BOISE. IDAHO ~ ~ ent of the Comprehensive Plan For Ada County: Idaho Ada Development Council December, 1970 (Preliminary) This report has been prepared by the Ada Development Council for inclusion in an updated Comprehensive Plan for Ada County and the centers of popula- tion within Ada County: the cities of Boise, Garden City, Meridian, Kuna, and the currently unincorporated com~m~nities of Eagle and Star. The purpose of the report is to provide a basis for discussion by citizens, professional groups and public officials. As other segments of the plan are formulated, they will also be presented for review and comment by concerned individuals and agencies prior to finalization. "The Establishment of Urban Area Boundaries Within Ada County" The Ada Development Council (ADC) has prepared a forecast of population growth and economic conditions of Ada County and it's cities. The report, called Population and Economics, has been used as a beginning reference point from which to formulate development plans for the future. Important as these projections are, they are no more than educated guesses made by members of the planning profession using the accumulated judgment of that profession. As such, these projections should not be interpreted as finite and absolute but as values relative to one another. ~i - 2 - Because ~f the inherent failures of projections to came true on a certain year the ADC staff has taken the positim that plans based on projections should be related to a certain population and economic level rather than for a certain year. In this manner, the plan will function regardless of when the projected population level is reached. Population and economic growth is important to a community. For obvious reasons, steady growth which can be readily anticipated and planned for is best. Rapid, unexpected growth as is currently ocairring in the Boise Metropolitan Area is expensive, unwieldy and difficult if not impossible to accommodate. Streets, schools and other public facilities must be provided before tax revenues are available to pay for them. Speculative "leapfrog development" occurs, posing problems of service and utility supply as well as problems of priority of providing those services and utilities which can be afforded. TH25 IS URBAN SPRAWL. THIS IS WHAT IS HAPPENING TO THE SOZSE METROPOLITAN AREA. GROWTH IS BENEFICIAL TO A COM- MUNITY ONLY IF IT IS ANTICIPATED AND PLANS MADE ACCORDINGLY. To plan effectively, it is imperative that planning areas be defined by clearly established and maintained limits. This report attempts to de- lineate limits fir the various urbanizing areas within Ada County and initiate their recognition 1y all public agencies in Ada County. The areas defined herein are designed to accommodate the population levels projected by ADC for the period 2000 A.D. - 2010 A.D. As previously menticned the relating plans are being prepared for certain population levels - not a particular year. - 3 - Table I Population Projections 1970 1980 1990 2000 2010 2020 Ada County 112, 230• 128,000 150,000 175,000 205,000 220,000 Boise Metro. Area 88, 000 102,000 120,000 140,000 165,000 180,000 Boise City 74, 990• 85,000 100,000 117,000 137,500 150,000 Garden City 2, 368• 2,500 2,700 2,850 3,000 3,100 Kuna 593' 750 1,000 1,400 2,100 3,500 Meridian 2, 616• 3,500 5,000 7,500 11,500 21,500 ' 1970 Census Table II 2010 A.D. Land Area Requirements At Specified Over-All Densities Tn Square Miles Density (Persons Per Acre) 1.33 3.0 5.0 7.9 9.7 (Dwelling Units Par Acre) (0.44) (1.0) (1.7) (2.6) (3.2) (Persons Per Square Mile) (854) (1920) (320) (5060) (6~) Boise Metro. Area 193 (Pop. 165,000) Kuna Urban Area 2.5 (Pop. 2,100) Meridian Urban Area 13.5 (Pop. 11,500) 86 52 33 27 1.1 0.7 0.4 0.3 6.0 3.6 2.3 1,9 -+- Note: 1.33 PPA 1970 Density of Boise Metro. Area 3.0 PPA . Typical Suburban Density of 1 DU/A. 5.0 PPA = 1970 Density of Boise City 7.9 PPA a Planned Density of Columbia Maryland (New Town near Washington, D.C.) 9.7 PPA Typical Recent Subdivision in Boise Metro. Area. (Grandee) As Table II indicates, current development practices in the Boise Metropoli- tan Area are resulting in a very ineffictent use ~f land. Developable land is being by-passed by urban development, leaving isolated parcels of vacant or agricultural land, Urban uses are en~soaching on valuable farm land at an unnecessarily rapid rate, leaving behind or severing farms into unewnemic farm units. Additionally, the farmer who attempts to work the "suburbia surrounded parcels" finds himself the inherent victim of the conflict of agricultural uses in an urban environment. As urban sprawl continues to push outward, following the line of least resistance to speculative land values, prime crop producing land is taken out of production by nibbles. Millions of dollars have been spent over the past 60 years to provide irrigation water for this land. The unnecessar utilization of this land for urban purposes is a waste of these expenditures of public and private funds, If current expansion procedures are allowed to continue, the use of septic tanks will also continue because of the impossible cost of constructing sewage collection systems and central treatment plants. It is impossible to place a quanta.tative value on the effects of the ground water pollution caused by some 75,000 - 80,000 people dumping septic tank • - 5 - effluent into the soils but there is no way that this can be a healthful practice, Residents might then be forced by law to pay for the construction of sewage collection lines. A planner's rule of thumb has been that a density of 3 or 4 dwelling units per acre is a minimum density to finance the construction of collecting lines with no severe financial burden, It can be postulated upon this rule of thumb that the cost of constructing the same facilities at a density of less than 2 - 2,5 DU's/acre would ex- ceed any cost savings resulting from building residences on "cheaper" land. (This is the only argument that has been used as valid opposition to con- tainment of urban sprawl). Actually, the cost of the excess land is not a major portion of the cost of a typical residence, As an example, raw land in the Capital High School area is currently selling for $4,000 per acre. Land farther west in the vicinity of Cloverdale Road is selling for $2,500 per acxe. Since all other costs would be incidental to sub- division and building in either location they would remain the same per dwelling unit, Assuming typical popular density of 3.5 DU's per acre, the cost differential per dwelling unit between these two locations would be only $428.60 or 2.1% of a 20,000 home, 1.'7% of a 25,000 home, 1,4% of a 30,000 home. It is generally accepted as a fact that central sewage collection and treat- ment facilities are absolutely necessary in the urbanizing areas of Ada County, To prepare a valid plan for the construction of these facilities, it is necessary to know how many people are going to live and work in given drainage areas (service areas). - 6 - The only way this knwoledge can be had is to develop and adhere to a Comprehensive Plan agreed to and adopted by the County and all municipal government agencies within the county, This plan will include a Land Use Element which will show where the population will live, work and shop, From this plan engineers can design sewers and water supply facilities that will not have to be "oversized" to take care of unexpected changes of land use or significant deviations of density, thus resulting in less expensive construction. A very important initial part of the Comprehensive Plan will be to establish practical limits to urbanization - to establish boundaries for the five urban or urbanizing areas in the County. BOISE - GARDEN CTTY - METROPOLTTAN AREA To establish a boundary line of such major importance as this, natural or man-made topographic features should be utilized where ever possible - something that can be readily identifiable by everyone. In meeting this criterion, land area rec~zirements have been exceeded in order that major recognizable physical features may be used as actual barriers to urban, development. Since the rapid expansion to the west is the greatest cause of concern, the location of the western boundary was studied first. The existing Comprehensive Plan for Ada County shows Five Mile Road to be the western extent of urban residential uses. Land use studies conducted by ADC staff find this is to be a suitable location, since urban type uses have not yet been developed to much extent west of Five Mile. Further in- vestigation found the Zdaho Department of Highways to be studying a -~- mile wide corridor between Five Mile and Cloverdale Roads for the eventual relocation of State Highway 55 from Highway 44 south to the Interstate Highway, Since this facility, when constructed, will present a physical, identifiable barrier to western expansion it was selected for use as the western boundary of urban development in the Boise Metropolitan Area, The proposed boundary then follows ISON Easterly and Southeasterly to the western edge of the Boise Municipal Airport, The reasoning here was similar to that above - that the Freeway presents an excellent opportunity as a recognizable barrier to urban level development, Other considerations used in this deliberation included the effects of the existing and future influence of aircraft landing and takeoff patterns south of the Preeway; the existing sparse development of the land; the difficulty of utility supply across the Freeway; and the lack of need for additional land for urban uses, The location of the proposed boundary encloses the airport proper and runs east for eight miles along the township line between Townships 2 North and 3 North. The line crosses the Boise River just up stream from Barber Dam and then runs north for five miles splitting Range 3 East, enclosing develop- able land in the Barber area and on the hill mass, The boundary line then traverses the Boise Front following section lines north and west around Boise to the begixuiing point in the vicinity of the junction of State Highways 44 and 55. Across the Boise front the line has been located in an "averaging out" of private and public ownership boundaries for the most part, although it was ~~ ~ i - 9 - generally kept three or four miles away from existing development for ex- pansion purposes, It is assumed that future land trades between private and public landowners will tend to approximate this boundary as a division between private and public landownership, As proposed and described above, the boundary line encloses about 78 square miles of land - 26 square miles (50%) more than the 52 square miles needed to accommodate 165,000 persons at a density of 5,0 PPA, At that density, the 78 square miles will actually have a capacity of 249,600 persons, some 51% greater than forty year projections, In other words, the land area proposed for urban development is of sufficient size to allow for huge errors in the population forecasts, Errors of 10-15% could occur because of unforeseen circumstances, but it is extremely unlikely that errors of the magnitude of 50% will occur, Total population growth will probably cease to exist inside of twenty years, so that growth of cities will come from migration exclusivelyo Also by that time the production of food may become so important to sustaining human life that urbanization of land capable of growing crops will be absolutely forbidden and cities will actually cease to change size, OTHER URBAN -URBANIZING AREAS Using the same criteria as for the Boise area, urban areas and urban area boundaries have been proposed for tYie other urbanizing centers of Ada County; Meridian, Kuna, Eagle and Star, For Meridian, an expansion area of about Say square miles has been developed as the most logical, As proposed, the area would be two miles wide, running two and three-quarters miles north from the Freewaye This area would accommo- . .. -lo- date the design population of 11,500 persons at an overall density of 3.3 PPA - a density that is lower than should be considered urban. How- ever, Meridian is likely to become a city of major stature through more rapid growth than is currently being projected and ultimately require a significant area for expansion. The 5,5 square miles would have a cap- achy of 17,600 people at a density of 5.0 PPA - equal to 1970 Boise, This more clearly could be recognized as urban development and take a significant load from the burgeoning load of growth in the Boise Metropolitan Area. An ultimate population of 30,000 people is not improbable for Meridian, The proximity and relation to the Freeway makes the town an excellent choice for those persons who work in Boise but prefer the features of a smaller city, Additionally, Meridian has a significant employment source of its own and serves as a commerical center for a large agricultural area. If a population level of 30,000 persons were reached in the Meridian Urban Area, the resulting gross density in the proposed 5,5 square miles would be about 8.5 PPA - still less than current popular subdivision densities (9.7 PPA), Growth to urban standards is also extremely likely for Kuna, Eagle and Star, Without identified areas for development, the entire Boise River valley bottom could develop into an endless sprawl past Eagle and Star on through Canyon County to the Snake River, Urban areas of about four square miles each have been resolved for these three communities. Eagle and Star have the greatest opportunity to have severe problems, being unincorporated and related as they are to the ,. .. • 11 - transportation system, Kuna is a little mote isolated from "commuters" and, if needed, has the authority as a city to enforce land use regulations within the city limits, Ideally, all four of these bedroom communities of Boise should ~evelop into close-knit balanced units, having their own employment sources and convenience shopping centers, This should be a goal of public officials throughout Ada County and the Boise Valleys In all these urban and urbanizing areas, the demonstrable need for planning and regulation of growth can be best accomplished through the establishment and consistent maintP~ance of definite urban area boundaries,