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1984 06-11 A G E N D A MERIDIAN PLANNING & ZONING June 11, 1984 ITEM: Minutes of Previous Meeting Held May 14, 1984 APPROVED 1. Findings of Fact and Conclusions of Law Debbie Kennedy - Conditional Use Permit APPROVED 2. Findings of Fact and Conclusions of Law Johnson/Hansen Conditional Use Permit APPROVED 3. High Company of Idaho Imput on Restaurant/Motel Development 4. Upland Industries Imput on Consideration of Proposed Amendment to Comp. Plan Meridian Planning & Zoning June 11, 1984 Regular meeting of the Meridian Planning & Zoning called to order by Chairman Bob Spencer at 7:41 p.m. Members Present: Walt Morrow; Jim Johnson; Moe Alidjani; Tom Cole; Members Absent: Jim Shearer Others Present: High Country of Idaho Inc. - Kenneth Redenius; Lloyd Howe; Wayne Crookston Jr.; Jack Niemann; Minutes of the previous meeting held May 14, 1984 were approved as written. Item 1 Findings of Fact and Conclusions of Law - Debbie Kennedy Conditional Use Permit Spencer commented that he had a problem with the wording in Item ~k4 of the Conclusions referring to the time limits of the permit. This particular wording makes it so the Conditional Use is not automatically renewed, as has been the case in the issuance of Permits in the past. Crookston agreed that the wording necessiated a change. The change in the wording was agreed to be: "for a period of 1 year to be automatically renewed at the end of each year unless the applicant is notified that he needs to reapply, or that his Conditional Use Permit could be terminated, in which event the applicant will be notified, a Public Hearing Held, and the applicant afforded a hearing to show cause why the Permit should be renewed." The Motion was made by Morrow and seconded by Cole to approve of the Findings of Fact and Conclusions of Law regarding the application for Conditional Use Permit by Debbie Kennedy, with the correction in wording of Item ~p4 of the Conclusions, as noted above. Motion Carried: Morrow, yea; Johnson, yea; Alidjani, yea; Cole, yea; Item 2 Findings of Fact and Conclusions of Law - Johnson & Hansen Conditional Use Permit The Motion was made by Morrow and seconded by Alidjani to approve of the Findings of Fact and Conclusions of Law regarding the application fo Conditional Use Permit by Johnson and Hansen, with the correction in wording of Item ~p4 of the Conclusions, as noted in Item ~kl. Motion Carried: Morrow, yea; Cole, yea; Alidjani, yea; Johnson, Abstain; Meridian Planning & Zoning 2. June 11, 1984 Item 3 Imput on Restaurant & Motel Development - High Company of Idaho Mr. Kenneth Redenius - High Company of Idaho was present. Mr. Redenius told the Commission that he was requesting their imput on the possibility of a Restaurant & Motel Development on the property South of Johnson Rental. Redenius said that the Motel would be a 100 room complex, with a 300 seat meeting room. The restaurant would be a steak house style. The property is currently not in the City. Redenius said that High Company is prepared to bring in the sewer from 10 mile and bring in the water. They are also prepared to make improvements needed to Waltman Lane to bring it up to standards. Spencer commented that he felt the biggest hurdle was that the Comp. Plan states that Waltman Lane is the break between Residential and mixed use. Crookston said that there really are no guideline, the plan was designed to be flexible. That the Commission and Council could decide what was reasonable. The general concensus of the Commission was that this would be an ideal location and just what Meridian needed. Item 4 Consider Proposed Amendment to Comprehensive Plan Lloyd Howe, Upland Industries, was present requesting imput from the Commission. Howe told the Commission that they are requesting that the Eastern Section be designated fora regional Shopping Center. Howe said that there are two potential developers interested in the site, <<nd that both have submitted proposals contingent upon the Comp. Plan being amended. The general concensus of the Commission was that if the Comp. Plan was amended to allow other areas to be designated for regional shopping centers, that a time frame of a year should be placed on those developments after being approved by the Council. Howe said that he agreed and this would be fair and acceptable. The Motion was made by Morrow and seconded by Alidjani to set a special meeting of the Planning & Zoning Commission for July 5, 1984 at 7:30 p.m., to hold a work session on July 9, 1984 at 6:00 p.m., and rule on if the porposed amendment warrants further study at the regular meeting July 9, 1984 at 7:30 p.m. Motion Carried: Morrow, yea; Johnson, yea; Alidjani, yea; Cole, yea; Meridian Planning & Zoning 3. June 11, 1984 Being there no other business to come before the Commission The Motion was made by Morrow and seconded by Alidjani to adjourn at 8:25 p.m. Motion Carried: Morrow, yea; Johnson, yea; Alidjani, yea; Cole, yea; ATTEST: pc: Mayor & Council (5) P&Z Comm. (6) Atty; JUB; Fire; Police; Ward; Stuart; ACRD; NMID; CDH; APA; ACC; AZD APPROVED: T Bob enter, Chairman File r Kennedy Johnson/Hansen Mail: Kennedy Johnson/Hansen DEBBIE KF.AiNEDl' CONDITIONAL USE PERMIT At 1531 Tana Drive Meridian, Idaho FINDINGS OF FACT AND CONCLUSIOtdS The above entitled matter having come on for public hearing on 64ay 14, 1984, at the hour of 7:30 o'clock p.m., the Petitioner appearing in person, the Planning and Zoning Commission of the City of Meridian having duly considered the evidence and the matters makes the following Findings of Fact and Conclusions: FINDINGS OF FACT 1. That this property is located within the City of Meridian 2. That the property is located in a residential area; 3. That proper notice has been given as required by law and all approvals and procedures before the Planning and Zoning Commis- Sion have been given and followed; 4. That no persons appeared at the hearing objecting to the use of the property as a beauty salon; 5. That the property has been used as a beauty salon in the past pursuant to a conditional use permit, which permit allowed the operation of the beauty salon by a single operator; 6. That since this is a commercial activity, the owner of AMRROSE, FITZG ERALD B CROOKSTOK Anwn.y Ally DuunNlOf~ v.o. eo. uT MME4n, MYp 0.7M2 T~IpMN!!FMl1 the property will be required to pay commercial rates for water, sewer and trash and to pay any additional hook-ups required by the increase from one operator to two operators; 'll • • 7. That the use of the property as a beauty salon which is a commercial activity is not in compliance with the zoning ordinanc es or the allowed uses in a residential zone. CONCLUSIONS 1. That the City of. Dleridian has authority to grant condi- tional uses pursuant to 67-6512, Idaho Code; and, pursuant to 2-418 of the Revised and Compiled Ordinances of the City of f4eridian, Idaho; 2. That the City of Peridian has authority to limit the time a conditional use may be in existence pursuant to 67-6512, Idaho Code, and pursuant to 2-418(D) of the Revised and Compiled Ordinances of the City of bleridian, Idaho; 3. That the City has authority to grant conditional uses pursuant to Chapter 65, Title 67, Idaho Code, even though the proposed use is not in compliance with the zoning ordinances; 4. There havinc• been no objection to the use of the property as proposed by Petitioner, it is i~ereby recommended by the Planning and Zoning Commission of the City of Meridian that Petitioner be allowed to use the said property as a beauty salon with tceo opera- tors only for a period not to exceed year(s), or until properly renewed within said time period. APPROVAL OF FINDINGS OF FACT AND CONCLUSIONS The Meridian Planning and Zoning Conu!!ission hereby adopts an C. AMBROSE. FITZGERALD 6 CROOKSTON Mlomsls uM Counearon R.O. Bov 121 MMEIN, IOMo 8IM2 T~Np~ona Bl6Nl1 approves these Findings of Fact and Conclusions. .a Roll Call Commissioner Plorrow Voted Commissioner Alidjani Voted Commissioner Shearer Voted Commissioner Cole Voted Commissioner Johnson Voted Chairman Spencer (Tie Breaker) Voted DECISION AND RECOP~S9ENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the Conditional Use Permit of Debbie Kennedy for the operation of a two-operator beauty salon at 1531 Tana Drive, Meridian, Idaho, under the above conditions and as found and concluded above. MOTION: Approved Disapproved ~MBROSE, FIT2GER~LD b CROOKSTON llttpnays ~n0 GOYOYIIOnI P.O. eon ~2T MMEIN,10~~0 BJN2 T~Mp~ons plBJH1 JIM JOHNSON and AN GELINA HANSEN CONDITI021AL USE PERMIT At 1103 East First Street - Meridian, Idaho FINDINGS OF FACT AND CONCLUSIONS The above entitled matter having come on for public hearing on May 14, 1984, at the hour of 7:30 o'clock p.m., the Petitioner Angelina Hansen appearing by and through Donna Sheffer, the Plannin and Zoning r_ommission of the City of t4eridian having duly considerc~ the evidence and the matters makes the following Findings of Fact and Conclusions: FINDINGS OF FACT 1. That this property is located within the City of t4eridian ~ m~,at i-h c+ rrnr~rty is ln~at~~l in ~ resirlFntial area; 3. That proper notice has been given as required by law and all approvals and procedures before the Planning and Zoning Commission have been given and followed; 4. That no persons appeared at the hearing objecting to the use of the property as small animal grooming salon; 5. That the property has been used for various commercial activities in the past pursuant to prior. conditional use permits; 6. That since this is a commercial activity, the owner of AMBROSE, FITZGERAID B CROOKSTON AN«my. Ma GounNKK~ P,O. Bow IZ7 MMMI~n, IGIro l7Bw7 TN~p~on~lEBAM1 the property will be required to pay commercial rates for water, sewer and trash and to pay any additional hook-ups required by the change from the past commercial use of the property to that of_ a small animal grooming salon; 7. That the use of the property as a small animal grooming salon, which is a commercial activity, is not in compliance with the zoning ordinances or the allowed uses in a residential zone. CONCLUSIONS 1. That the City of Meridian has authority to grant condi- tional uses pursuant to 67-6512, Idaho Code, and, pursuant to 2-418 of the Revised and Compiled Ordinances of the City of Meridian, Idaho; 2. That the City of feridian has authority to limit the time a conditional use may be in existence pursuant to 67-6512, Idaho Code, and pursuant to 2-418(D) of the Revised and Compiled Ordinances of the City of Meridian, Idaho; 3. That the City has authority to grant conditional uses pursuant to Chapter 65, Title 67, Idaho Code, even though the proposed use is not in compliance with the zoning ordinances; 4. There having been no objection to the use of the property; as proposed by Petitioners, it is hereby recommended by the Plannin and Zoning Commission of the City of Meridian that Petitioners be allowed to use the said property as a small animal grooming salon for a period not to exceed year(s), or until properly renewed within said time period. APPROVAL OF FINDINGS OF FAC1^ AND CONCLUSIONS AMBROSE, FIiZGERALO 6t:ROOKSiON AttanMe tub Coun~NOn P.O. BOr KT/ MwMMn, IdNo C7M2 T~Np~on~BlMM1 The Meridian Planning and Zoning Commission hereby adopts anc approves these Findings of Fact and Conclusions. Roll Call Commissioner Commissioner Commissioner Commissioner Commissioner Chairman Spe Morrow Alidjani Shearer Cole Johnson zcer (Tie Breaker) Voted V Voted Voted Voted ~- Voted Voted DECISION AND RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the Conditional Use Permit of Jim Johnson and Angelina Hansen for the operation of a small animal grooming salon at 1103 East first Street, Meridian, Idaho, under the above conditions and as found and concluded above. MOTION: /- Approved // IMBROBE. FITZGER~LD 6 CROOKSTON •itomera an0 '" CwnWOra P.O. Boa 12] Msr101an, Malro BJE12 TaMp~aro BB61M1 Disapproved COPY • • PETITION FOR AMENDMENT OF MERIDIAN COMPREHENSIVE PLAN FOR THE CITY OF MERIDIAN, IDAHO T0: THE PLANNING AND ZONING COMMISSION, CITY OF MERIDIAN 1. UPLAND INDUSTRIES CORPORATION, a Nebraska corporation, whose address is 110 North Fourteenth Street, Suite 1000, Omaha, Nebraska 68102 (hereafter sometimes called "Petitioner"), hereby respectfully petitions the Planning and Zoning Commission of the City of Meridian, Idaho, and the City Council of the City of Meridian, Idaho, to amend the Meridian Comprehensive Plan as adopted September 18, 1978, and as amended April 2, 1984, as follows: (A) To provide that the entire Northwest Quarter of Section 9, Township 3 North, Range 1 East of the Boise Meridian, be designated in the Comprehensive Plan as a site for a Regional Shopping Center. (B) To remove the North Curve "Rural Residential Reserve" designation from the entire Northeast Quarter of Section 8, Township 3 North, Range 1 East of the Boise Meridian, Ada County, Idaho. 2. The precise amendments to be made to the Comprehensive Plan to accomplish this are set out in de- tail in Exhibit "A" attached hereto. 3. For ease in identification, the properties for which the amendments are requested are the two (2) - 2 - quarter sections (Northeast Quarter of Section 8, Township 3 North, Range 1 East and the Northwest Quarter of Section 9, Township 3 North, Range 1 East of the Boise Meridian, Ada County, Idaho) lying on either side of Eagle Road and immediately south of Fairview Avenue in the City of Meridian. (A) The Aroperty in Section 9 requested to be designated for a Regional Shopping Center consists of approximately 160 acres and is owned or controlled by the Petitioner, Upland Industries Corporation. The property is presently designated on the Comprehensive Plan as being within an Eastern Industrial Review area. It is presently zoned I.L. under the Zoning and Development Ordinance of the City of Meridian as passed April 2, 1984. (B) The property in Section 8 to be removed from Rural Residential Reserve designa- tion consists of approximately 160 acres and has heretofore been annexed into the City of Meridian. It is zoned as "Industrial Light", and is the site of the proposed Treasure Valley Business Center, Phase I, an industrial park sub- division. The final plat for approval and filing of TVBC-I will have been sub- mitted to the Planning and Zoning ' - 3 - Commission for approval and filing prior to hearing on this petition. 4. The condition and situation which warrants the change being made in the Plan is that the City of Meridian and its surrounding area are not served by a Regional Shopping Center and that the property belonging to the Petitioner is amenable to development of a Regional Shopping Center with outstanding representation by major department stores, specialty stores and services for the residents of the City of Meridian and the surrounding re- gion. The land in question has heretofore been annexed into the City of Meridian. 5. At the time the Comprehensive Plan was amended on April 2, 1984, there was inadequate time to present to the Planning and Zoning Commission and to the City Council the proposal that the designated regional shopping center sites under the Meridian Comprehensive Plan be expanded to include the property belonging to Upland Industries Corporation. 6. The public need for and benefit from such a change in the Comprehensive Plan would generally be to: (A) Provide for the orderly growth of the City of Meridian and its environs; (B) Make readily available to the residents of the City of Meridian a wide range of store and shopping facilities and services - 4 - that can only be furnished by a Regional Shopping Center; (C) To attract to the City of Meridian and generate within the City a large volume of business that would result from the location within the City of a regional shopping center of adequate size to serve the entire Treasure Valley and metropol- itan market; (D) The current designation of a single site for a proposed regional shopping center within the City of Meridian has been in effect for several years. The property though designated, has not proven adequate to attract the major retailers necessary to support the development of a regional shopping center. It is probable that the northern Ada County area in which the City of Meridian is situate is one of the largest metropolitan markets in the entire nation not presently served by a Regional Shopping Center. The size of the population within the metropolitan area and the trade area would indicate that given a suitable location for a Regional Shopping Center, the major re- tail stores necessary to make up the de- velopment of such Regional Shopping Center would hasten to enter the market. Upland Industries Corcoration submits that the - 5 - site at the intersection of Fairview Avenue and Eagle Road will be able to attract these major retail stores and that the Regional Shopping Center can equally become a reality. It is appar- ent by reason of the inability of the presently designated sites and of the Boise Re-Development Administration to attract establishment of a Regional Shopping Center either at these other sites or in the downtown Boise area, that the major retail firms have not found those other locations to be ade- quate for their needs. 7. It is respectfully submitted that the suit- ability of this location at the intersection of Eagle Road and Fairview Avenue in the City of Meridian will be amply demonstrated by the testimony and exhibits to be introduced at the hearings on this cause, which will consist generally of reference to the suitability of the site itself for development, transportation access to and from the site, demographic study of trends for the growth of the City of Meridian and northern Ada County, the Air Quality Improvement Plan for northern Ada County and the Transportation Plan for Northern Ada County, together with your Petitioner's proposed improvements to be made to the property. 8. The development intentions of your Petitioner for the land involved are as follows: Upon the amendment of the Comprehensive Plan your Petitioner will request that the - 6 - zoning on the affected land be changed from presently designated to I.L. to C.G, to allow the development of a regional shopping center. The Petitioner will make available to the land involved, extension of water and sewer service without cost to the City of Meridian and make available all necessary easements for the pur- pose of furnishing such utilities. Petitioner has prepared plans and drawings for furnishing utility services to the property which consist of: (A) Culinary water to be furnished to the land by extension of 10" mains from the existing Meridian system on Fairview Avenue and the future Pine Avenue Extension. All internal development distribution lines are proposed to be 12" to facilitate fire flows. Additional water supply will be constructed on site as needed, in the form of deep well(s). These features will satisfv the needs of a Regional Shopping Center located within the area affected. (B) Sanitary sewer capacity for the project will be furnished via a 15" diameter sewer outfall line extending west from the west line of the property along the future and present Pine Avenue alignment con- necting to the 21" existing trunk line which crosses Pine Avenue. Collection -~- lines of 8", 10" and 12" in diameter will serve the various portions of the proposed development. Preliminary design has been completed for the entire property. This design will accommodate the anticipated loads of a Regional Shopping Center in the southeast quadrant of the Eagle Road/ Fairview Avenue intersection in addition to the industrial development proposed at Treasure Valley Business Center to the west of the property affected herein. (C) Drainage of the land within the proposed Regional Shopping Center designation is proposed to be accomplished by conveying the historic tun-off (that amount gener- ated by the land as currently used) via open swales to a discharge point in the Settlers Canal. Run-off in excess of the historic amount, generated due to development, will be detained on individ- ual lots or parcels by means of parking iot storage, roof storage, underground storage, basin storage or similar methods. Drainage design to accommodate a regional shopping center location on the east side of Eagle Road will proceed in connection with the design for the industrial park on the land west of Eagle Road. 9. It should be noted that your Petitioner has been actively involved in the development of the Treasure -s- Valley Business Center, Phase I, a proposed business and light industrial park on land belonging to the Petitioner lying west of Eagle Road and south of Fairview Avenue. It is anticiapted that prior to public hearing on this petition, the final plat for that development will have been submitted to the City of Meridian in accordance with the Subdivision Ordinance of the City of Meridian. 10. Upland Industries Corporation respectfully submits that with the concurrent development of the Treasure Valley Business Center on Upland's property west of Eagle Road together with proposed regional shopping center east of Eagle Road, the City and surrounding area will be benefited by a broad based mix of business and light industry which will enhance the entire community economy and environment. There will be filed with the Petition herein or at the time of Planning and Zoning Commission review, ap- propriate exhibits and documents in support of this Petition. Respectfully submitted this day of June, 1984. UPLAND INDUSTRIES CORPORATION By PETITION OF IIPLAND INDIISTRIES CORPORATION FOR COMPREHENSIVE PLAN CHANGE IN THE CITY OF MERIDIAN, IDAHO EXHIBIT °A° In order to accomplish the amendment to the Comprehensive Plan of the City of Meridian as amended April 2, 1984, as requested in the Petition of Upland Industries Corporation, to which this Exhibit A is at- tached, the following line item changes to the ordinance appear to be appropriate: 1. (Page 7) AMENDMENT OF POLICY DIAGRAM. Though the Policy Diagram is defined on page 6 to be a "general guide for land use decision making---not as a legalistic, literal and definitive map," and is--- "not intended to be used as the sole, authoritative means for decision-making," it appears the following changes are appropriate to the Meridian Policy Diagram: (a) Delete the "Rural Residential Reserve" designation and Neighborhood designation as shown at the North Curve area south of Fairview Avenue. (b) Designate the southeast quadrant of the Fairview Avenue/Eagle Road intersection as a Regional Shopping Center location (including, without limitation, the entire Northwest Quarter of Section 9, Township -z- 3 North, Range 1 East of the Boise Meridian, Ada County, Idaho). (c) Indicate on the legend to the Meridian Policy Diagram that the "E" is an indus- trial review area as are the "T" and "W" areas. 2. (Page 12) III--POPULATION GROWTH. Change the third line in the fifth paragraph in this section to designate more than a singular regional shopping center site as follows: "or when a proposed re- gional shopping center becomes a reality, or as industry locates within the area." (underscored portion is the suggested addition.) 3. (Page 15) INTERCHANGE DEVELOPMENT. Add an additional sentence to the end of that paragraph to read as follows: "Although the r^airview Avenue/Eagle Road intersection is not presently an interchange located on the I-84 interstate highway, com- mercial and industrial development is encour- aged at that location in that it is, and will be with the completion of the Eagle Road in- terchange as announced b_y the Idaho Department of Transportation, a major intersection in- terchange involving principal highways of Ada County and the State." - 3 - EASTERN INDUSTRIAL REVIEW AREA. Subsection 3 of the above section should be amended to read as follows: "---bench), the contiguous residential area to the north, and the proposed site of a regional shopping center in the southeast quadrant of the inter- section of Fairview Avenue and Eagle Road." (emphasis added to proposed change). 5. (Page 19) COMMERCIAL ACTIVITY CENTERS. Regional Shoooing Center. The text of this subheading should be amended to read as follows: "AS the largest designation of the Commercial Activity Center designations, a regional shopping center is designed to serve Ada County and the surrounding counties which make up the Treasure Valley. Sites for oos- sible re Tonal shop in centers have been des- ignated in the northeast quadrant of the Z-84 Kuna-Meridian interchange and in the southeast quadrant of the Eagle Road/Fairview Avenue intersection." (emphasis added to proposed change). 6. (Page 20) REGIONAL SHOPPING CENTER. We would suggest that this policy section be amended to read as follows: "Meridian is encouraging, and has in the past encouraged, the development of a regional - 4 - "shopping center. As the geographic center of Treasure Valley, Meridian possesses ideal locations for such a center. Such a regional shopping center would have a significant impact upon the economy and environment in Meridian and could potentially become a new central business district. Such a shopping center would provide a wide variety of retail enter- prises and supporting commercial uses such as office complexes, medical clinics, motels, and entertainment facilities. Therefore, Meridian is encouraging the development of a regional shopping center near the Meridian/ Kuna Road freeway interchange or in the south- east quadrant of the Eagle Road/Fairview Avenue intersection, or at both such locations." In addition, we submit that Policies under this heading be amended, at least in part, and it is suggested that Policy No. 1 be amended to read as follows: "1. Zt is the policy of the City of Meridian to encourage and suppoct the devel- opment of a Regional Shopping Center at either or both sites listed above. Either site could become a core commercial activity center within Meridian's Urban Service Planning Area, as well as the Treasure Valley.°'; and Policy No. 2 might appropriately be amended to read as follows: "2. The evaluation of a regional shopping center development shall be primarily based upon its consistency with the land use poli- cies of the Meridian Comprehensive Plan, as well as the future Air Quality Plan of Northern Ada County." ' - 5 - 7. (Page 20) COMMUNITY COMMERCIAL CENTERS. Designated POLICY under this section might ap- propriately be amended to read as follows: "Application for Community Shopping Centers, as well as expansions of existing community shopping centers, shall be reviewed for possible adverse impacts upon the devel- opment of a regional shopping center." 8. (Page 22) MIXED-USE REVIEW AREAS. THE AREA WEST OF KUNA-MERIDIAN ROAD, NORTH OF I-84N, AND SOUTH OF WALTMAN LANE, AND CONTIGUOUS TO THE FRONTAGE ROAD should be amended to read as follows: "This area is located in proximity to a regional shopping center location, is re- latively level in topography and will have excellent access to the freeway interchange upon completion of the proposed frontage road west of Kuna-Meridian Road. As a site for warehousing, light industry, and related com- mercial activities, this mixed-use area will provide an excellent location for support ser- vices to a regional shopping center if one is developed at the Kuna-Meridian/I-84 interchange." 9. (Page 31) POLICIES. Sub-paragraph number 4 should be amended to read as follows: "4. In order to preserve the integrity of residential neighborhoods and at the same time better serve regional shopping center locations, industrial review areas, community shopping center, and Old Town, the Policy - 6 - "Diagram identifies circular and perimeter arterial traffic patterns which intend to enhance, serve, unify and give shape to Meridian's Urban Service Planning Area." 10. (Page 32) ARTERIAL TRANSPORTATION CONCEPT PLAN. A large asterisk should be added in the southeast quadrant of the Eagle Road/Fairview intersection and the legend needs to be amended to read "Regional Shopping Center Locations". The portion of the Nor*_h Curve residen- tial area which lies south of Fairview Avenue within the Northeast Quarter of Section 8, Township 3 North, Range 1 East of the Boise Meridian, Ada County, Idaho, should be deleted. 11. (Page 34) REGIONAL SHOPPING CENTER. The heading here should be changed to read "REGIONAL SHOPPING CENTERS", the paragraph directly below should be numbered "a", and should read as follows: "a. The proposed Regional Shopping Center location northeast of the I-84/Runa-Meridian Road interchange, should include two frontage roads;" The next two sub-paragraphs thereunder should be renumbered to 1 and 2, and a new paragraph numbered "b" should be added as follows: "b. The proposed regional shopping center location in the southeast quadrant of the Eagle Road and Fairview Avenue intersection should be adequately served by existing arterials, Eagle -~- "Road on the west and Fairview Avenue on the north. When developed, however, the location and number of curb cuts and private access roads to the regional shopping center property should be carefully reviewed by the Planning and Zoning Commission and City Engineering staff to provide for orderly traffic movement into and out of the regional shopping center." 12. (Page 35) RURAL AREAS. It is suggested that the definition section under Rural Areas recognize that lands that have historically been in agricultural activity go through a transitional stage where they still retain some agricultural character but are not utilized for intensive highly developed agri- culture. we would suggest therefore that the last sentence be amended to suggest as follows: "It is intended these lands be kept in agricultural production as long as economi- cally feasible, however, where community growth needs and increased traffic at access creates pressure for new industrial or com- mercial development, it must be recognized that such land can no longer economically con- tinue to be identified or used as agricultural land to the exclusion of orderly growth and development." 13. (Page 52) CAPITAL IMPROVEMENTS PROGRAM (CIP). 2. Transportation Improvement Program. Second designated i*_em under this subheading should be amended to read as follows: "Frontage Road from Eagle Road west to Kuna/Meridian Road (to service a possible Regional Shopping Center location)." -s- 14. (Page 53) OTHER PROJECTS. ~~ 2. Support and encourage development of Commercial Activity Centers. The first subject therein should change to read as follows: "A Regional Shopping Center at either location referred to in the Plan." The Planning and Zoning Commission and the City Council of the City of Meridian may feel there are other changes to be made to accomplish the purposes contained in the Petition of Upland Industries Corporation. In con- nection with the concurrent request in the Petition to remove the Rural Residential Reserve designation on the policy diagram of the Comprehensive Plan from the area in the southwest quadrant of the Eagle Road/Fairview Avenue Intersection, it may be desirable to make other specific amendments or changes to the Plan in order to allow business and industrial development in the subject neighborhoods adjacent to Eagle Road/Fairview Avenue. In the event the Planning and Zoninq Commission and the City Council of the City of Meridian for any reason deny the Petition of Upland to designate the Northwest Quarter of Section 9 described above as a Regional Shopping Center location, then Petitioner, in the alternative, requests that the necessary amendments be made in the Comprehensive Plan to conform its provisions to permit the previously established light industrial zoning for this property.