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
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v.o. eo. uT
MME4n, MYp
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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
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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.