1988 08-22
A G E N D A
SPECIAL MEETING
MERIDIAN PLANNING & ZONING
AUGUST 22, 1988
ITEM #:
1: Review the proposed amendments to the Comprehensive Plan.
2: Public Hearing: Proposed Amendments to the Zoning & Development
Ordinance. (ATTORNEY TO PREPARE FINDINGS)
3: Public Hearing: Conditional Use Permit for PUD General by Nahas
& Simco: (ATTORNEY TO PREPARE FINDINGS)
SPECIAL MEETING OF THE MERIDIAN PLANNING & ZONING AUGUST 22, 1988
Special Meeting of the Meridian planning & Zoning Commission called to order by Chairman
Walt Nbrrow at 7:30 p.m.:
Members Present: Moe Alidjani: Jim Johnson: Jim Shearer: Charles Rountree:
Others Present: Bob Nahas, Jr. Bob Jossis, Bill Hon, Joyce & Evan Law, Wayne Crookston,
Kay Bemmmeler, Laura Connors
Item #1: Proposed Amendments to the Comprehensive Plan:
Chairman Morraa: The procedure on this will be to ask for any cor¢nents from the members
of the Commission and then a Motion will be needed that these proposed amendments warrant
further study and schedule a Public Hearing for the October Meeting.
Is there any comlents or discussion of the Commission? There was no response from the
Me[~bers .
The Motion was made by Alidjani and seconded by Shearer that the amenclnents to the
Comprehensive Plan as proposed warrants further study and that they be scheduled for
a Public Hearing at the October, 1988 meeting.
Notion Carried: All Yea:
Item $2: public Hearing: Proposed AmmendmPnts to the Zoning & Develognent Ordinance:
Chairman Morrow: Are there any commments from the nmenbers of the Cac[mmission? There were
none, being no comments from the Commission I will naa open the Public Hearing, is there
anyone in the audience who wishes to testify on these proposed amendments? There was
no response, the Public Hearing was closed.
The Notion was made by Johnson and seconded by Rountree to instruct the City Attorney
to prepare Findings of Fact and Conclusions of Law on the proposed amendments to the
Zoning & Development Ordinance.
Motion Carried: All Yea:
The Motion was made by Johnson and seconded by Shearer that the Findings of Fact and
Conclusions show a recommendation of approval by the City Council of the proposed
amendments to the Zoning & Development Ordinance.
Notion Carried: All Yea:
Item #3: Public Hearing: Conditional Use Permit for a PUD-General for Nahas & Sitt~o:
Chairman Morraa: Is there a representative here to make a presentation to the Camtission?
Mr. Bob Jossis, Montgamery Engineering, 11120 Potomac Drive, Jossis was sworn by the
City Attorney:
Jossis: Mr. Bob Nahas one of the owners of the property is here with n~ tonite, I do
not know how much detail the Crnmission wants nme to go into here tonite as to what is
planned for the property, as far as utilities and so forth.
Chairman Nbrrow: I think it would be best if you could give us all the information_~u
have without the specificcs as to site locations and etc.
MERIDIAN PLANNIN~ ZONING •
AUGUST 22, ],988
PAGE # 2
Jossis: I have here a drawing of the property in question which I will use to point out
the aspects of the project. The property is about 107 acres site, the first phase of the
development would include the ten acre parcel for the Canputrol location, the City of
Meridian applied for and received a $400,000 economic development block grant to assist
in funding the public improvements to help in locating Canputrol at this industrial,
crnmercial park. Computrol will employ up to three hundred people within the next two
to 3. year period. The first phase public improvement in discussion with ACRD and the
Idaho State Transportation we will be making scene curb and gutter improvements and side-
walks at the entrance to the park basically widen out the highway so we can have five
lanes, two in each direction with a turning lane, eventually as this project develops
the continuation of that widening will continue on to the south to match up with sane
plans the State Highway has for reworking the interchange intersection. The first phase
of improvement of street project would be a dedicated right-a-way from the highway to
the Canputrol site and then south along the east boundry of their site with a culdesac
turn a round at the end of their site, that street crould eventually go through to a
street systan to serve the additional property, water and sewer service are relatively
close to the project site , sewer & water being in Stratford Lane, we would connect in
at Stratford and bring the lines dawn the proposed street, sewer would be extended up to
the highway and to the south end of the Canputrol project, likewise with water with the
exception that the water would be looped back to the water tower, this would make a looped
system which was at the request of the City, interior sidewalks we are discussing with
ACRD as far as the standard sidewalks that would be required, the developer will be
having a jogging path throughout the park so we need to final out plans with that jogging
path, pedestrian way sidewalks to cane up with an overall plan so we might not be looking
at sidewalks along all the street. Drainage will be by imputing into Nine Mile Creek,
we will do sane piping of Nine Mile Creek, we are meeting with Nampa Meridian Irrigation
on that as far as meeting their requiranents. We would propose to file an initial
subdivision plat for this parcel where we would subdivide into various lots basically
make our best guess to lot configuration that would be sold off in the future, there may
need to be sane adjustment to sane lot lines, perhaps splitting of sane of these individ-
ual lots depending upon what size lot was wanted by the purchaser. The reason for the
PUD in the first place is we do not know for sure what type of industries and caanercial
use would ultimately would cane into the park with the exception of Ca~utrol.so we want
sane latitude to work with the City as far as the ultimate street alignment, drainage
system and etc.
Nahas: What we would like to have is a mix of uses here, I envision sane ca~enercial use
such as a hotel, retail uses office uses, scene clean light industrial uses and distri-
bution type uses, we need as much flexibility in the plan as we can have because we
really do knav how much area to designate for each type of use, I think we are going to
have a very successful park, we have received several inquiries fran different types of
business.
Alidjani: Why the 41 foot dedicated roadway?
Jossis: The ACRD standard for street width in a carmercial or industrial area is 41 feet
back to back of curb. Their standard in residential is thiry six feet, we are canplying
with their standards.
Alidjani: So on top of that would be the addition of the sidewalk or the jogging path?
Jossis: Yes, this would be a dedicated sixty foot right-away.
Johnson: Are going to get more explicit on the following phases at this point?
Jossis: As far as what would be sulxnitted with the subdivision plat?
MERIDIAN P & Z
AUGUST 22, 1988 •
PAGE # 3
Johnson: Yes:
Jossis: The only thing that we would be able to do, would be to shwa our current concept
as far as the street patterns which would be somewhat of a ring road and depending upon
uses again as to the size of parcels that would be sold other connectors streets that
would be needed beyond that I do not think we are >n a position to show to much more
detail as far as the actual lot lines in that area. We would plan fran a utility stand-
point however the entire parcel would be planned out initially so that we would know that
we could provide water, sewer and etc. to the entire parcel. Whatever goes into phase
one would be sized capacity wise and location wise to service the rest of the parcel.
Johnson: On the one drawing there a proposed restaurant-motel canplex and I assume that
is southwest?
Jossis: Yes:
Johnson: I have one other question and that is in regards to the City Engineer's ccnments
about connecting with Stratford?
Jossis: The City Engineer wanted to be assured that here would be a second access into
the property for emergency vehicles what is proposed is there would be a second access
in the future off Stratfrrd, the access off the highway would be the primary access
the first phase street improvement would stop short of Stratford and we would propose
to have sane sort of breakway barrier at that point, the rest of the street improvement
would be to make a all weather gravel surface to Stratford and then of course Stratford
is already graveled, so we would not at this time be proposing to bring this section
and Stratford up to ACRD standards.
Rountree: In regards to Mr. Johnson's question, the sixty foot right-a-way would still
be dedicated but not extended?
Jossis: That is right, in talking to ACHIJthough they may not want this to be a dedicated
right-a-way until such time as it is developed and canpleted to their standards, however
it would go into a reserve so that at such time the County wanted it it could be ded-
icated.
Rountree: You talked about jogging paths and sidewalks, what do you have in mind,
recreational facility for the canplex out there or sanething for the carmunity?
Nahas: It would be primarily for the benefit of the park, these days it seems those
companies that are caning in the area look to have certain amenities provided for than
such as you have out in the Park Center Develognent, we would plan on having jogging
paths, probably a mall park area, maybe a health club facility, those kinds of things.
They would be primarily for the people who are in the park.
Rountree: Does the Corp of Engineers or Idaho Water Resources people claim any
jurisdiction over Nine Mile Creek?
Jossis: The Nampa Meridian Irrigation District was going to check With the Bureau of
Reclamation as far as jurisdiction on 8 mile lateral, they did not indicate anyone else
had jurisdication over Nine Mile Creek except themselves. One provision that we would
have to meet, when we pipe this creek , the piping systan would have to be installed
such that it continue to service subsurface drainage, that is the main purpose of the
Nine Mile Creek, pipe would be installed with open joints.
Morrow: If the concept here is an industrial park, I guess I would question why ACHD
wants sidewalks, is this sanething we are negotiating at the current time or is this?
MERIDIAN P & Z •
AUGUST 22, 1988 •
PAGE # 4
Jossis: Quite frankly, we questioned that to, it is part industrial, there will be sane
catmercial use also, what the ACRD is saying that even for the industrial users that
sane of than may want to get up here if there is a restaurant or so forth, simply to go
out in the noon hour and have sane place to walk but this is sanething we are continuing
to negotiate with the highway district, they have asked us to cane back with a specific
plan as to the location of the jogging path, has that would be incorporated into sane
sidewalk system.
Morrow: Is the concept here geenrally sanething, currently at the intersection of the
Broadway Avenue interchange on the freeway, on the south side the south western corner
you are dealing with industrial and catmercial things there, now we are seeing where
Grants Truck Stop used to be a motel is this the type of develognPnt that you are
basically planning, thinking of at this location?
Nahas: We are looking at sanething more upscale tl~l that, they do not have some of the
amenities that we are going to be providing, jogging paths, a park, wateLway, we are going
to do landscaping all along the highway frontage. It will be somewhat more upscale.
Morrow: In teYICIS of a PUD, what imput does ACHD have on the area inside the PUD?
Counselor can you help us there?
City Attorney: Depends on whether the PUD is going to be an Association where the
developers retain the road right-a-ways, I am sure you can have a PUD where you have
dedicated public right-a-ways, if they are dedicated to the public then ACRD takes
care of than.
Morrow: I guess that is a question I need to ask then, is quite frankly in this schane
of this project how do you envision the responsiblies for the jogging paths, sidewalks
roads and etc? What you are asking for here is a PUD, apparently you are going to make
the roads public streets?
Nahas: The roads will be public but the open areas will be maintained by the Association,
everybody will pay dues every tenth that will pay for the maintenance of the landscaped
area, jogging paths and so-forth.
Nbrrow: If I understand this correctly, if ACHD says you put in sidewalks on both sides
of all the streets essentially that is what you are going to have to do?
Jossis: I am certain that is something we would have to take up with ACHD Cacmission,
I do not tl3ink the staff would be recamlending that.
Morrow: Being no other questions of Mr. Jossis or Mr. Nahas, I will now open the public
Hearing,is there anyone in the audience who wishes to testify on this matter?
Mr. EVan Law, 725 So. Meridian, Mr. Law was sworn by the City attorney:
Law: The main thing I am interested in right now is what is going to happen as this const-
ruction is going on, of course I live directly across from there and I ~n Interested in
what is going to develop there, first of all we have right naa at least one accident out
there ~ front of our place a month, a lot of near misses, and at least one that has to
be hauled away a month. It concerns me as a citizen as this project is being built what
the additional traffic of trucks and equipment will have to this effect. There is heavy
traffic there in the morning and evening. I was wondering what was going to take place
as far as 69, is that going to ranain a two lane on both sides, are they going to put
a stop light up there.
Jossis: Pointed out on the map where the first phase entrance would be and where the
latex entrance would be built as the project developed. The State Highway Department has
MERIDIAN P & Z
ALK~UST 22, 1988
PACE # 5
plans for improvement of this interchange intersection, they will be widing out the
ramp, a right turn lane off the freeway, a real right turn lane not like the one that
is there now, the requirement for this develognent would be right now the street section
for the highway 65 foot width curb to curb, edge of pavement to edge of pavement, it
has a four foot raised media in the middle so for this first access here this develop-
ment would be required to remove the four foot media and put in a center left turn lane
into the property, the State standard for a four lane road with the center turn lane
is a sixty five foot width, so the existing widt}1 is wide enough to acccmodate the
left hand turn lane. The State along with ACRD have agreed that the requirement for
this project for the next phase is a decellaration lane with would essentially be a
right turn lane all the way fran the exit lane off the freeway to this access. So you
would have the two existing north bound lane and the right turn lane along side of
then. There will also be a left turn lane at the intersection of Meridian Road so that
those vehicles wanting to turn left do not stop one of the traffic lanes. We will
be putting curb ,gutter and sidewalks all the way fran the north edge of the property
dawn to the second access, from there they are not requiring us to put the curb,
gutter and sidewalk. Also when this second access develops we will have a left turn
lane there.
Iaw: One other thing I was concerned about, I have been taking care of the irrigation
ditch which feeds the whole section on the west side of the highway, I have been
spending $60 to 100 a year in taking care of that, I was wondering before I spent the
money this year if you planned on doing something with that irrigation ditch so that
I would knaa.
Jossis: The requirements of the Irrigation District on the project is that any lateral
or water services that cane of eight mile lateral, those turnouts have to be protected
we may change the alignment of a ditch fran the lateral to the property line but from
there on it will be the same.
Iaw: I was wondering if you were going to be doing anything this year?
Jossis: I do not have an answer for you, fran where this cane off it will be in the
second phase of the project.
Bill Hon, 4850 Clark St, Boise, Mr. Hon was sworn by the City Attorney:
Hon: We own the property to the north and to the east of the proposed site, so we are
very much concerned with what is going on, Mr. Hon addressing Jossis & Nahas, I think
we are supposed to have a meeting here later where we are going to get into this and
you are going tell me how everything is going to work and we are going to have right-
a-way into our property and things .of that sort, is that true, at least that was
planned that is what they told us at the State Highway Department when you were there.
Jossis: The State recaimended that we get together with you.
Hon: The way it looks right now, you are kind of cutting us off where we can not get
into our property fran Highway 69.
Morrow: Mr. Hon, would you address your cannents to the Cam~ission and then if there
is a conflict between the two properties we will try to address that.
Hon: Is that access off of Highway 69 and existing access or is that a new access?
Morrow: That is currently there.
MERIDIAN P & Z • •
AUGUST 22, 1988
PAGE # 6
Hon: Then there is a right-a-way for an access road or a frontage road along side of
Highway 69 running north to our property, which I assune is planned in this.
No one was familiar with this eassnent.
Hon: What we would like to do is have a new access to Highway 69 and. that is what we
are going to try to have, but at this point the State Highway people want us to work
sanething out with Nahas where we can share the entrance already there with a front-
age road back to our property. I hope we can have the new access because we are going
to be dealing less with trucks than they will be although with this new proposal they
are asking for retail and office space to. Also the access to the east they are block-
ing off so there can not ever be any tie to the east to get out to Franklin Road seems
to me that should be public access, I guess they are spending public funds, is it only
being spent for what I see outlined on the map or is it being spent for. other things,
is that a fair question?
City Clerk: That is the estimated cost of what is outlined back to Stratford.
Hon: It seems like if~itispublic funds that that does make sense that they do go back
to Stratford.
City Clerk: There also matching funds involved in this project.
Hon: It looks like an awfull lot of money for that road.
City Clerk: It includes sewer & water and utilities also.
Hon: Utilities, sidewalks, bike paths .
Morrow: Bike paths, those are not covered, just public utilities water, sewer, street
improvements curbs & gutters, sidewalks.
Hon: I do not want to make a big thing about this the only thing I am concerned about
is that we are taken care of sane way in what happens out there and I think this is
important, we will be asking for the same thing they are shortly we will need access
into our property , our funds it looks like our money for roads will all be private
money, 2 doubt if there is any more block grant money available that would help any-
body, so we are greatly concerned about where it goes and how we do it .
Alidjani: At the present time you are landlocked or do you have an access to your
property?
Hon: We do not have an access except to go out to Franklin Road. We have not been
able to get approval for another access off of 69, but we are still working on that,
the plan for the access fran 69 was done about 25 years ago, those days they thought
it was going to be a regional center and we had a plan with the Nahas's for at least
fifteen years where we were going to put neighborhood shooping center on our ground
along with part of theirs and share that access off of Highway 69, well naa of
course we are out of that business so with the different uses planned for the property
I think it is appropriate to have different access to Highway 69, that is what we
are hoping to be able to do, if we can't we need to have that present easanent for
a frontage road widened, I guess twenty five feet so we could get sane decent access
into our property.
Alidjani: What part of Franklin does your mad cane out?
Hon: Stratford, next to the cemetery.
MERIDIAN P & Z
AUGUST 22, 1988 •
PAGE # 7
Shearer: You have property north of Nahas abutting Highway 69?
Hon: Yes, it abutts up against the speedway property.
Rountree: You are in the process now of requesting perntit for access?
Hon: Yes, we are:
Rountree: Is that conditioned upon the transfer of that facilitiy to ACID, when 69 and
55 is abandoned?
Hon: I do not knaa, there was nothing said about that:
Rountree: That might be an approach to take, as that will eventually be under AQ-ID's
control. You are all the way through to Stratford then?
Hon: Yes, we are to Stratford and then out to Locust Grove the other way.
Rountree: You mentioned the possiblity of an easement, is that your understanding that
you had an easement?
Hon: Well there is a recorded easement along the side of Highway 69 that runs fran the
access road to their property loan to our property and all the way dawn south to their
next access road. A frontage road was planned when that highway design was done.
Rountree:. Do you know what right-a-way width was included in the easement?
Hon: It was twenty five feet.
Morrow: The road that is currently used on the south end of the speedway for people
access, that is not an approved access fran Highway 69 currently?
Hon: No, it is on our property and it was a ditch rider road at one time but improved
by the sppedway people, we let than use it to get back to the other side of the
speedway to park cars for a lot of year and they also park cars to the south on our
property. There is no dedicated access there, at this time you can only turn right when
you cane out of it because of the media strip there.
Morrow: You can access .this property fran Stratford Lane; at sane point in the future?
Hon: Yea:
Morrow: Your concern right now, if I understand correctly is so much accessing the back
but dual access fran the front also?
Hon: Yes, we have sane retail prospects to use the space and we can not make adequate
access, we just can not use than or they can not use the property.
Shearer: You mentioned this right-a-way for this frontage road or an easement, is
there an easanent recorded sane place?
Hon: Yes, there is
Shearer: Then fran a techincal or a legal standpoint that should take care of any
problems we have, you should be able to work this thing out without affecting what we
do very much:
MEftiDIAN P & Z • •
AUGUST 22, 1988
PAGE # 8
Hon: It would limit our use with that narrow road.
Nbrmw: I would like to ask Mr. Nahas in view of the points that Mr. Hon has raised
for the lack of any presentation there, can you give us sane background on that ease-
ment and what your line of thinking is in terms of dealing with that easement?
Nahas: At the present, I am not aware of that easement, it is not our intention to
landlock Mr. Hon, I think it would be better if he could obtain his own access.
If that does not work out I am certain cae can sit down and work sanething out.
Nbrrow: I think it is imperative that we protect or at least make provisions that there
be sane negotiations go on to solve that problem for both because it is our best interest
as a City to have Mr. Hon's property develop and have it develop very well and have it
orork very well and it is also in our interest to have your properties develop and work
very well, our interest is that we get the best possible projects that we can, so it
seen to me that whatever your motions on it might be,ought to reflect some of that.
Laura Connor, Johnson Acres, 604 West Broadway, Connors was sworn by the City Attorney:
Connors: As far as develognent lets go for it, we have a natural setup west of Highway
69, so if we have a problem on hotel or motel site they can go under the highway and
on down, we have set aside twenty five feet so he can go into Ten Mile, we are willing
to work with than so we can get development out here, as far as Mr. Law's statement
about he water„these things can be worked out ,the only thing I want to say is lets
work together.
Morraa: Is there anyone else in the audience who wishes to testify on this item? There
was no response, the Public Hearing was closed.
The Notion was made by Rountree and seconded by Shearer to have the City Attorney
prepare Findings of Fact and Conclusions of Law on this request.
Motion Carried: All Yea:
The Notion was made by Shearer and seconded by Alidjani that the Findings of Fact
reflect a recmmendation of approval by the City Council of the Conditional Use
Permit requested in the application:
Notion Carried: All Yea:
Being no further business scheduled on the agenda before the Commission the Notion was
made by Alidjani and seconded by Rountree to adjourn at 8:25 p.m.:
Notion Carried: All Yea: (TAPE ON FILE OF THFSE PROCEEDINGS)
APPROVED:
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