1985 06-10
A G E N D A
MERIDIAN PLANNING & ZONING
JUNE 10, 1985
ITEM:
MINUTES OF PREVIOUS MEETING HELD MAY 13, 1985: (APPROVED)
1. ANNEXATION & ZONING REQUEST BY MOE ALIDJANI FROM THE TABLE. (ATTORNEY TO
PREPARE FINDINGS OF FACT & CONCLUSIONS)
2. FINDINGS OF FACT AND CONCLUSIONS ON CONDITIONAL USE PERMIT REQUEST
BY JOHN HAYWARD. (APPROVED)
MERIDIAN PLANNING & ZONING COMMISSIOPd JUNE 10,1985
Regular Meeting of the Meridian Planning & Zoning Commission called to
order by Chairman Bob Spencer at 7:30 p.m.
Members Present: Walt Morrow; Jim Johnson; Jim Shearer; Tom Cole:
Chairman Spencer advised that Mr. Alidjani had been granted a leave
of absence from the Planning & Zoning Commission by Mayor Kingsford
until further notice.
Others Present: Aline DeNardi, JoAnne La Casse, Betty Wolfe, Andrew
Wolfe, Elaine Smith, Vera Hornbaker, Loren Hornbaker, Pat Fabricius,
Brenda Fabricius, Opal Farrington, Irene Chastain, Al Chastaine, Esther
Tuckness, Lawerence Tuckness, Lawerence Smith, Helen Alidjani, Geneviene
Moore, Arthur Moore, Richard Parcells, Blanche Wolff, Lila Wilkins,
Martin Fabucuis, Gary Haar, Peggy Harr, Jim Potter,C.L. Morgan,Phil
Brendel, Leonard Rhodes, Mary Rhodes, Steve Gratton,MOe Alidjani,
Wayne Crookston, Harry Jensen,
The Motion was made by Morrow and seconded by Johnson to approve the
minutes of previous meeting held May 13, 1985 as written:
Motion Carried: All Yea:
Chairman Spencer announced that the Commission would act on Item #2
on the Agenda before proceeding with the Public Hearing on Mr.Alidjani's
request for annexation & zoning:
Item #2: Findings of Fact & Conclusions on request for Conditional Use
Permit by John Hayward:
Chairman Spencer, members of the Commission have you read these Findings
and are there any questions? There was no response.
The Motion was made by Johnson and seconded by Morrow that the Meridian
Planning and Zoning Commission hereby adopts and approves the Findings
of Fact and Conclusions on the Conditional Use Permit for John Hayward.
Motion Carried: Morrow, Yea: Johnson, Yea: Shearer, Yea: Cole, Yea:
The Motion was made by Morrow and seconded by Cole that the Meridian
Planning & Zoning Commission hereby recommends to the City Council of
the City of Meridian that they approve the Conditional Use Permit request-
ed by John Hayward & John Dobaranfor the property described in the
application under the conditions stated in the Findings of Fact and
Conclusions.
Motion Carried: All Yea:
Item #1: Annexation & Zoning Request by Moe Alidjani from the table:
Chairman Spencer advised that this request would be a Public Hearing and
Hearing would be conducted under the conditions as stated in City Ord-
inance #446 and there would be a three (3) minute time limit set on
testimony.
MERIDIAN P &Z• •
JUNE 10, 1985
PAGE #2
Chairman Spencer opened the Public Hearing and advised there had been
some written testimony received since the last Hearing on April 8, 1985
and this testimony was being entered for the record. The written test-
imony is four letters which object to this request.
Moe Alidjani, 2023 Turnberry, Meridian, Idaho
Mr. Alidjani was sworn by Chairman Spencer.
Mr. Alidjani, Last time when I was here on the request for annexation &
zoning of the eleven acre parcel located in an industrial area I did
have a feeling my opposition group felt I should be treated as a
Conditional Use Permit and for that matter I brought some statistics
and fact findings that I can present here tonite. Mr. Alidjani showed
the Commission a drawing of what the plan would look like in phase I.
This drawing showed the building and landscaping. This eleven acres
is located in proximity with apporoximately 467 acres of Industrial
ground also if this property ever came up for zoning on another request
there could not be a buffer zone as there is industrial property to the
West of it and to the East & South this property is bounded by property
already zoned industrial. Some other facts I would like to bring up is
my business has been conducted in this area for 40 years and have never
ever had any citations from health department or other authorities, never
broken any laws or regulations and business has been conducted in a
professional manner. There seem to be four main objections, (1) debris
and garbage flying around, odor, noise and traffic. I will try to
explain one by one what could or could not be the problem. (1)
Traffic I have no control as North Locust Grove is designated as
a Collector Street. This will make this street serve a large area with
a large amount of increased traffic. This is the way it is designated
in the Comprehensive Plan. (2) Garbage flying around, I have one picture
here this is the immediate house to this eleven acres, they have garbage
right here, burning trash on the ground without a burning permit and
they are not hauling their trash and I am happy to say Meridian City
Limits do haul their trash and do not pile it on the ground or burn it
on the ground. This is a violation of the fire code and a health hazzard.
(3) for noise and odor, as you know I am now conducting business on West
Broadway, I basically do not have any problems with my neighbors and
some of their houses are within forty feet and they have not complained
about the noise or odor, we have to use that street which is not a
collector and on certain days there is as many as two hundred cars in
the area. This business is not a City Dump it is a hauling business,
the only way we can make money is hauling trash, not collecting it
and keeping it for several days. I do not believe we have an odor,
noise or traffic problem that is reason according to State Law and
City Ordinance we have to be in Industrial Zoned Property also in
property zoned industrial my business is a permitted use. Mr. Alidjani
presented some brochures showing what other locations looked like and
stated his location would be kept very clean. He also stated that this
operation had to be approved by Central District Health and the State
D.O.E and plans had to be submitted.
Chairman Spencer, any questions of the Commission?
Cole, just for the record this is going to be in an enclosed building?
Alidjani, everything I do is going to be in enclosed building.
MERIDIAN P & • •
JUNE 10, 1985
PAGE # 3
Cole, easment for the access will be included in the annexation?
Alidjani, Yes, also I will only be using 15 to 18% of this property for
my operation the balance will be some type of Industrial Park.
Cole, what hours would you be operating?
Alidjani, 8 A. M. to 4 P.M. maximum to 5:00 P.M.
Cole, I understand there is one located in Lewiston and one in Spokane
where are they located in relationship with the City Limits, at the edge
or where?
Alidjani, They are located in the City Limits, the one in Spokane is
located in an Industrial Park again I wish to state everything is inside.
Johnson, where on this schematic would you place the building or where
do you have in mind to place the building?
Alidjani, it would be in the extreme North East Corner of the property
which would 800 feet away from the closest house.
Alidjani, I also wish to submit some pictures showing the location of
the site in relationship with the property for the record.(On File at
City Hall)
There were no other questions of Mr. Alidjani.
Aline DeNardi, 1850 Wildwood, Boise, Idaho, I own the property at 1315
North Locust Grove.
Mrs. De Nardi was sworn by Chairman Spencer:
Mrs. De Nardi, my daughter lives in Kennwick, Washington and I had her
take picture of a similar business also there is a letter and I would
like to submit this to the Commission. I think the pictures will explain
what we are talking about. In May we went up to see our daughter and they
had big fire at this Basin Recycle & Reload Center, Mrs. De Nardi had
newspaper clipping of this fire and she submitted that for the record.
I went to the Meridian Fire Dept, and talked to Chief Bowers and asked
him how long it would take to respond to fire at this location, he said
depending on the weather and the traffic the fastest they could arrive
would five to six minutes. There were no questions of the Commission.
(Pictures & Clipping on File At City Hall)
JoAnne LaCasse, Defer my time to Jim Potter:
Betty Wolfe, Defer my time to Jim Potter:
Andrew Wolfe, Defer my time to Jim Potter:
Elaine Smith, Defer my time to Jim Potter:
Vera Hornbaker, Defer my time to Jim Potter:
MERIDIAN P & •
JUNE 10, 198
PAGE # 4
Loren Hornbaker, 1190 North Locust Grove Road:
Mr. Hornbaker was sworn by Chairman Spencer:
Mr. Hornbaker, I have some aerial photos that show the location we are
talking about and I also have a photo of the location that is up on
Liberty Road this show what we are afraid of, I would like to present
these two pictures to the Commission and relinquish the rest of my time
to Mr. Potter. (Pictures on file at City Hall)
Pat Fabricius, defer my time to Martin Fabricius:
Brenda Fabricius, defer my time to Martin Fabricius:
Opal Farrington, defer my time to Mr. Potter:
Lawerence Smith, donate my time to Mr. Potter:
Richard Parcells, donate my time to Mr. Potter:
Blanche Wolff, donate my time to Mr. Potter:
Martin Fabricius, 1235 Adkins Road:
Mr. Fabricius was sworn by Chairman Spencer:
Mr. Fabricius read from a prepared statement which is made a part of
these minutes as Attachment "A": ( 8 PAGES)
Shearer, Mr. Fabricius would you point out your property on the map?
Mr. Fabricius outlined his property on the map.
Morrow, let me ask you this based on some of these pictures submitted
do you feel part of the problem is based on lack of control over this
type of operation?
Mr. Fabricius, after talking to other official-there is very little control
over these type of operations.
Morrow, a transfer station is an allowable use in Industrial Zoned Property
and if it were not for the fact that Mr. Alidjani was wishing to annex
and zone some property he could purchase a piece of the property already
zoned Industrial in your area and start building tomorrow, I think the
point here is that by him coming before us and the way he is choosing to
do we have the opportunity to place some very, verb strict control on
him that are absent on the one on Victory: It seem5to me if we are to
have this type of operation in Meridian it would be in the best interest
of the City to have some very strict control on the operation. I think
this is one aspect we will consider.
Mr. Fabricius, I can not disagree with what you say, as I think you can
not have to many controls on this type of operation.
Jim Potter, Garden Valley, Idaho
Mr. Potter was sworn by Chairman Spencer:
MERIDIAN P &Z~ •
JUNE 10, 1985
PAGE # 5
Mr. Potter read from a prepared statement which is made a part of these
minutes as Attachment "B": (10 PAGES)
Chairman Spencer, any questions of the Commission?
Shearer, I wish to question the statement about the litter on Fairview
Ave, it seems to me there would be less after the units were reloaded
than if the pickup units were making the trip down Fairview.
Potter, not according to statistics the top loading units are far more
conducive to litter than the collection truck. There is no top loading
device yet that is litter tight.
Mr. Potter was questioned by the Commission about the statement on the
amount of Light Industrial property needed in the area.(Page #3 of prepared
statement)
There was discussion on the Comprehensive Plan regarding this area.
Morrow, with the oppmsitiolito more Industrial ground, in my opinion
if Mr. Alidjani is turned down,in the future someone else wars~t rezoned
it sets a precedence.
There was more discussion on this.
There were no other questions of Mr. Potter.
Morrow, I would like to ask Mr. Alidjani from some of the .testimony we
have heard and from some of the pictures we have seen some of the major
problems with the transfer stations are that they are also recycling
stations, from the pictures the station in Boise clearly indicates it is
also a recycling station, Mr. Alidjani$application does not elude to
there being any recycling.
Mr. Alidjani, one thing Mr. Potter did not elude to is that when the
station is open to the Public we have no control over how they cover
or haul their trash into the station, we do not have a recycling plant
nor are we going to be open to the Public for them to haul their trash
into dump. We have not asked for a transfer station at this time as that
is planned for the second phase of operation. That is why we have not
applied for any permits from the State or County. At the present time
the plan is to just build a shop and move my business and have a place
to repair my own trucks and store them.
Shearer, what kind°plans are you thinking about?
Alidjani, two to three years depending on financing.
Morrow, let me ask you this are l-ou planning on an enclosed unit or
a top dump?
Alidjani, it won't be a top dump, they are a problem there is several
other type I have seen.
MERIDIAN P & ~ •
JUNE 10,1985
PAGE # 6
Morrow, what type of system are you planning on using when you have
the transfer system complete?
Alidjani, this would be an entirely enclosed system. I have not
at this time decided which type of system it would be.
Shearer, you will not have any public allowed to bring in their own
trash?
Alidjani, No, no public, everything is going to be landscaped and a
buffer zone installed.
There were no other question, Chairman Spencer closed the Public Hearing.
Mrs. Elaine Smith presented a petition containing eighty signatures of
property owners in the area who were opposed to this request. There
were several of the signatures who were husband & wife. (Petition on
file with these minutes)
The motion was made by Cole and seconded by Johnson to have the City
Attorney prepare Findings of Fact and Conclusions on the Alidjani request.
Motion Carried; Morrow, Yea: Johnson, Yea: Cole, Yea: Shearer,Abstained:
City Attorney Crookston advised the Commission that he had a conflict of
interest on this request as he had preformed work for Mr. Alidjani.
There was discussion on this subject;
The motion was made by Morrow and seconded by Cole that the Commission
did not feel there was conflict and for Mr. Crookston the City Attorney
to proceed with the Findings of Fact and Conclusions:
Motion Carried: Morrow, Yea: Johnson, Yea: Cole, Yea: Shearer Abstained:
Being no further business to come before the Commission the motion was
made by Cole and seconded by Johnson to adjourn at 9:15 p.m.
Motion Carried: All Yea:
(TAPE ON FILE OF THESE PROCEEDINGS)
APPROV
BO R, CHAIRMAN
ST:
N
Mayor & Council Mitich, Valley News
P & Commission Hein, Statesman, ACHD.
Ward, Stuart, Fire CDH.,ACC,ACZ,NIMD,APA,
Police, Atty., Eng., Mail: (2) File: (2)
a r, _ /
fi ~ v (//T
l~.Y•~~ ~ ti~r'-~ ~.,-f`'~/l'2r3.'J L.L~tl,c~--t.l~.l_.:. (,~'~- .~~~-~1. ~G/~ ~ ~ O ~~
~ ~
~t "
s~~e~~
1 i c:~:- 1
1~1.~.-~t~~~~ ~j, '7~,zfc-C~~,,~-~-.~
5 O /
,f~ `'- /~
~L~~ _ ,c.
( //A.
1.
~~ -JJ Q-ciUl...a~
~~~ J
..:>
' V ` (L' ~
i ~ ~ (/II
4~
J
~j i~ f
~~'~ ~,~i .,,~e~f,°%:_,z.. ~ /6r-k.^tl ~ ,,tlc..~ -{ i,~`tii,~~i2,-~L: ~~ L~YL'~~~
~~ ~ !!~ a < ,~ ~ ~'~~, i ~ c
`~" ~~0.1 ~-~{ ~~r~,C..~ ~-q, QiL~ h.C.y;.~t.~ /t-O ~ LC.v,"-~ ~-/I?'' it~.~~C.
j ~ }~'
,; ~~'~^..,vt-tom , ~i~.-~ ~;'(:9--~ C-~ , ' F .-~.,~.-~
~ /
(~ •~-~=f~~`F..: (/VI ~'~''~'.~1 /~'~' IL.~v rte'-1 ~' ~~ / ~ `/
'~~. )
~R~ ~ V '
~-C~ L(-~: ~ LL`~x?.i,L>~tt /(,,t-t,C LLc.^L: .G.~ ~ _,-(~-~ Z~ ~
.~ .~ C` .-
`/ ~ 4~r1
lafi~j YN) e
• ~
_,
~~u4~..'k4. -) '_, ~..-~.:..~ ~';L 4: ~ ~l~~n'--^~} '~~'"l. /-'C'fr~'4' ~-.GG~Y~ U rl.
~--
n ~! ~r e i c
~• ~~))
~. O
~i y1 O
.,
`" , i
,~~'~~, . J~t-~ I/ ;C.,(~ ~ /;-"-1 tL~ ..,c (t.{ a p .. ' d _tf,. . t.t ( .~~.i
i' v
i
~ C L, ~ p
~~-c.t. ~ ~-d~ .~.~-t~.c,:Jt;. , 1 1 E x.~ L.c.,'~JJra 6-, ~ L~~c~~/,/ ~ --
/1%~V":-,cC,~t-~ ,~t~L~.J~.r G r~' ~~"~:J~'``~.9~ /E-v\... /L~~IA~ ,.~ '~ ~.S,..E.,'~ ,.
...~ , ~ ~ c Lw~
{
~^ f , ~, ~.
. ,
~ Y'.,%.-1~-°-`'`•/3~-, s~, (~1F4.~~ ` ,;~ .'C1-~"t`_.'-h{ ~•l, ~~r-C~-''~.-4., ;~-."'^' \,.~6~''~..~..sl.
i ~ [ ,
~ F` i' ~f--0•.'_.s3~: G`~~'~ /{'.Y^~l"C^'~,~',,_.~,.~ ,//~'yh•+ „s• (f i-1--'f', +:.: ~,.~.i:j[r.
1 ~t I' ~_._. ~,.
'J al
~ • ~',
r /~,,, ,
~.~-~; /yL~~ ,.~t."~.s_(~~„c:~., /~iGl.~` ~%~j0~~~-H'z-~-> Cj /tt~ccgij,~,c~,`,cH,
ff / y
C,~--n.C,~~-~c,1,c-a.y ~...; i ~ ~.Q tom- ~,- ~ i ~--~ /' , ,_ ~.~ GC-~~E'-~~L`T~-k=C-~~-~,
~- `~.~._
i a ~ ,,--
1i~`~'-a/~-~ .~t/ d rl.-~ k_~; ~ '~-t~t~-~%~Cin'49{,~ /{Zt~t~ ~GGL,t~e1... G~/S.~
r '
~~~.~, ~'.(i(i~' , - ~(,: ~~-L~.t.~~ /i~' G(-.C'L'~ .--"7'x:.1 A'14 ~ {~'~ E ~ !`.
~~ , ~ ~ l
l~-vYL~ ~ : ~.,CL-,.,~~,<,q
41
t,
/ ,/f
r
~' C. ', / o
f: l c
G~ n i
~f
' V '
r / l
.~L.'V'•,,(' 1 ~.,Yl(.~r ~ c~t°k.'(\ ij~t.(...`.,d :-"~'YLv1l.~G'`LeL.t-GL/L..J
G~-~( .,CLFC,C,X t;y ~ y} td-~-~ CGc"s'Y2.y ~,~..,i~-~-d~ r ,,.
r y
~f~- u ~ x.11. ~ r7,,;Lr~L. ~ ~~( :Lt,c.-~z..c~"~
/ ~ ~ `~ - V a
~,~ ~~t°-st. ~ c~ ., i /~'--t=ip= ~c..~, , . -! -,~-- '1,,~-
Y
i ~~ r
• • o
~7~0-~-~~/1 Lei y't:~.~:~tA_. ~ ~ i I1~`t-~-~-d~ ,'! ~-~' Ldp., ~ ~J ~
/~n ~ ,~-;~i.~_xl~~ f, f .~.'.... ~}-~ti0 /~t.d~'U'E. > d~ .Ltl-~-eJ( ~
> ~ ~ QQ
/ V (.?-'t_JC~L~ ,1G~i ~~ ,., ~ /ii .,~'~.!-L,I~.-r.ZO-'~L.~Ly~ i
1 i
~ 6 L
~-J ~~~ ~~~~s.~~_ ::
a
<,
~""~"~,~-r1Ji~.!'c-~Y'Y'uC.. L.~~ !~`~i"'~X ~ i'iliL't~-zy L'C:~l.~: ~~k.: ~ ii1•~-<-. ~~
,~ ~ i
~' ~ _~r~ ~~l'-31- 1-s ~-.!rs-tiri.~ ly- ~ .ti ~`'1~_L~..:--(~ ;.,
~. ~"/vYYL~JG~T ~.c.-~'t_-~.fil. ~-- ~.- /}L<-~-!.. ~i.G~~'~ P
J~ ~ y6 J
.~i,~~i.,C.-~:' "/,"x!!4,_t?t,~'\.~. ~',~i~-vii ~-c~r~,. ~f ~.'/~-~~f. Y14,.i
t ~' ~~ ~ C~'(/~-' ~ ~a ~,
~Y~~-~.(i~.-l'.eC[a:e-,s..: _.''~-"E t!_!~ /~ ~-C~c1..i, Gt.., .~ZJi=.v..4a.C~.rt~"
_ n
~yf ,
~; ,
,, , ~
,,
1
_ , ~` : '~ ~ C ~.. ,;~.(, { ~ _ (., ~c.4.C'k; ',,_,. ''~ `~. L ~ : ~ +::rC~. %_ ~/`u-"~--mss ~'J
// ~,~LC_:<1LL.-lit_3~, v ~ ~ ~~ lr~-•9'L,~ ; ~`-C` ./~ ~.'.C~Gi~?-z'+_t?,cam'
l / / - ,:
f ~2~%YL~Yi,C~r-Q G1• ~ `- ~L}"r ~,f,-v ~ ~ w z- ~.
/ ~
;^
v ,
C ~~~~,:
~ ,a
~~~ ,~-'~
~~c,~
~V
<:
n~= ~ i - ~
,J/~- ~~ , cat /' /~'
C'` ,.-:21~1.~-,~._ ,r-c,~-E-c.c .,fie _~C.~ ~~-~~-*~-~C.,
~. ~ /
t U ~ _.
Q ' ~ n ~
I
.., ~
a
c G ti's.. ' ~~ ~~~',~ C~C`"~-- `~~2-~ .(~r~ ~ ~~.,~,
~__ i.~Z~.tc~C~CI
,. ( f /~ ,
~ ~ ,;
T /// ,~~~ ~~
.: ~ ~ ti ~ / `1Y~-N ./`T l,:v~~4-Nl l~u - i -A,~'.°^J~;' ~ ~,~'Z ~'f~`~ C 'I i V'/l' 'V
/ j ~i~C,! _ j:_.i2.~~:,i~,._rt' C,s,..ti ..-! G~1-ES-r`..,: ~~~[LE ~f<~'..d-
Ni`.i~ ^.+.....: LV,j.`_~ ~ / 11 .~,n,_/'w` Q..1,-~4~QJ~/ /~/9''r/~r~'L~"{ ,~ ~i
j
f
~~;
%1 v _ 'y ~ :,t,~ Ct
iL ~ _ - I ~ GL-f-~
~~
i
r
E,.a..._ ~,~ ~w<,,..,cL,,,.
~.
~;Lc!.`yL Gil. ' GS-,`
~--
i''cL-r.,d ~-taw
/~ C n
~ti-~
~...e
i!C"-\
rr-
1 ,
u
}..t.vvL~e..~; f'~ ~-~.-fit.. ~' ~-~"e-'.~.'~ ~~
y ~ ~ n ,, I
...q_ ~ ~ ~
.r
~. `.,~-o.~ .~J-<..~,j.~ '~.~ .;A~ ..-Prot,-c•.G.a.c' ' ` ~n1.G.;
~,,~;~ (~' ~~ fj'~
c (L-~ ~ ~(,,t`~..G ~.a.,c vl.-6j _~,.KL~f!~ldl• G-" ~-k-~(,r` (~ ~~
p
/ ~ ~ ! ~ > >
~' L.t~At,k:.t j ;;1. ~...~ ~.(~ f<~ut; ' t,eQ `l_ !. 3 ~ ~ ~iG v . f ` ,f~%~ ~-ct-, `-a_ ~~
Jf~ t,(.v'--~ C G~`r1 i i t ~ Lt d Ll~, ~_ Ft . ,, ~L~ ` : { ~~C ~ L-C~--U.'~'tt.c~ CS-r,
~ /'; ~~~ ~ ~7` ~ L .~ z
/~~i z~,~l ~-f- L` ~". -:`-j1 k t ~_: ~ ".-¢. ,L 1'~ ~ ~<-at. lZ- L.EeL, .t~L~~-~tti.
U / ~ ~'..G_ . c~ ~
,W~tA. ~-,•~,,T,e.~~._c.~, ~~ ,~~E ,~t~r-L~ ti~Q-~;t~;,,~~-a. ~~ -~p-Ei.~
V .,,~ ,~- °7=-
s t ~. ~-
,;
/'
:.~..~.~ ,'~.a.~.~, C~-,~L4...~ r~.~..~ _.L.c..-tea ~~ _~..y~,//~-t~,o-
V ~/
,r
~~ GC. ~t~~-~,C-E. ,-~.Gct c h ~., ~ ~f c R ~'~ /G t..c ~ f < l
/y-~'~'.-Q..C_ /~~'~~'-~i /wG-~.-. //ILk~Q~ ~.Led~-.~1.6~~ /t/(/`QJK.
--- '
-~-- f; .
~~, ~~ ~l
-/~~-~.~J..t~..b.... mac.-, ~U~a-<.<,~ ., n~' ..~-r-~,.<.~~L ~ tee., , ~ ' ~~4.
~° Y/l/
~ f, a ~
1.,..~ ~..e~il~:kt-~v~~... c~-f' ~~kc:;~;f ; t-~.~, ,~:~~t~-ems.,
~ ~ ~~
.,ice--ail-~` r%~Y''r" ~ ~~~''F~`Ce..~""..°'C,: ~'~''' l /~ ~"r ~-ri'VY~'L" `.."'~
/.~~t t'".~` .- ~ - ~ ~ `- ~~v~} ,./ "` ~~ e .t4c~_t r ~~ ,r, j..~'li.vL~f,ri~~.~-'~i[.f-r,/~/~0.~
,~c:LU~~~..,~.. ~-~.,o a~t..~ ~~`~.-~:,N.-c~l.Z-~.~C ' Dry.-',w~,
J ~~ `Y`~`~'~'4 ) l..~-''~-G'G'ti~ -'c':-"1,2d-n,`- ~-r~ ~Gf ~'~'/,11~L
~ {- ~ ~ r`. ~ ` ~ ""`V
/~._,,-,.~.~-i.. , ,~~...cL1-'-~-t~:.. ~~~:~.. ,,~i„'_'1G~e~-~.+.-~L ,,,,`~I'lr-ec, t,C..r M~
`~
/li"~ ~'Ll~`zA~4._., tC_ G~-s'~, .,~~':-"'~"-T-.r° ~._;.`~ 4(.c'Y![ai'.eGet-~Z.G.,1~.
~ u
.,
i~L- ~ u-~-~, .,C,1,o-rLLc ;~ ' `_~.. ,,~.~L. ,~.-a; rk=~L~u-
,:
c~
.~ " _ `. /-.z~ GC ~rt.-tit ~-~"-t.: .%G~t,G~. ~a~~ ~.,
7 -- JJ
~~ ,
~/~/~C..CL ~ n./ 1.C"YY'~-+ ~'LS-r.C..-v~-U X~f'°clY'~-l~ .i~Yl.l. - ~~t'Ld/t.~.. /YL"..~-Q.,
~v`--~ l~-uit -~ (7~~~.,a .~-tic"; ~,,t,^..l`: ~ L ,c~c~:r~ c+',~
~~ L. v Y ( ~ ~ / ~ a
C-~, ~%4t~'L,'-Ctt iy~-~'~" G~ ~ f.~sr (~tyt~ k~. .LL-~--t~.~l.i /Q~t.i.
f~
rvi~.,l..~ ~y(~-' A : ~..,:.~f ~ . z--r~-c4 i7"1{til. ~~,~.~.z ~ ~O t,L,tL„ ~ LL-tits'
i,
~` ~ ~ Y
/L,'Vli(`ktC.zk„ .~iri-~ ,r t.`-~~~. ,~',~,-t,c.t...C.., %.~~~'~--•:.~,f''~ ~~
{; ~~ ~~ ;~
~/,~ ~
l~'YVt~rru,.a-Q.,c.4.,'""' ~~` ' (.d-rti-, ~-,,~~~ ~,g~?-u~.
tea.. ~, ,~., yj.
i~~~n~ GL C~ -! a ~~ ~- ~,~ ~ .Lift,.(.,,°,~.t:"B L~" )l.i.t,cQ:,r,~z,, ~
f l r c~ f
(~~ 1 ~~.~ ~f-~t.et.:~.~....: ~e~-t /C,-l~.t`-~.~; ~ ~ ~Gl...~...., ~~ ,t,L ult.'-~
~~ .. ~-~
~_ < i ( ;
- °~. Ls'Gt..~,+.s.~A_..+-3 .1....y-Fr !~-7'-~c ~C~~~'.. ~ f` iI %. .; ~t~. ~•~ ~.~ ,~u-~t.-3(,.c ~'~.,
F-~ POT*ER LAND SURVEYING
~~ Surveying 8 Mapping • Planning 8 Design • Bounds Consuitin •''"""' P°""' ~ s
rY 9 a'~rxsa~.raaus:
IJ May, 1985
Chairman Spencer, and fellow Commissioners
Meridian City PIanraing and Zoning Commission
City Hali • .
Meridian, Idaho
Re: PLS Fite No. 85-121
City Anneantion mid Zoning of that certain parcel of Land in the S~, NW1, Section
8, T.3N., R1E.,'B.M., requested by Mohammad Aiidjant.
Chairman Spencer and Fellow Commissioners:
My Name is James V. Potter, principal of Poster Lurid Surveying. T reside in Carden
Valley, Idaho. My Business address is Bos 4403 Garden Valley, Idaho 83622, and my
Business telephone number is 462-3232. I am spearing this evening on behalf of the
East Meridian Property Owners Association.
I am a Licensed Lard Suveyor, registered (n the State of Idaho, and have practiced
to the fields of Lard Plmining and Land Sirveying for more than thirty years. I Lived
6i the Meridian area for more than thirteen years, and maintained a private practice
ba the City of Meridian for several years. Through my Local residency, private practice,
participation in the Meridian Chamber of Commerce and Citizen Advisory Committees,
I have gained a ,general loaowledge of the citys pions for,growth,
Further, I have been personally involved in several of the turd development Dimas
affecting Lands fn the near vicinity of the proposed annexation. I am, therefore, very
familiar with the specific area, the present and proposed Lard uses.
fi appevring on behalf of the East Meridian Property Owners Association, I represent
more that 50 persons, all of whom reside within the City of Meridian's Area of Impact.
As residents of the City's Area of Impact, they believe that they are entitled to fair
representation on, and before the City's Planning and Zoning Commission. Their
belief in this right is Dared upon Idaho Code 67-6526 (f), which states, in part "If the
area of impact has Deen delimited pursuant to the provisions of subsection (a) (1) of
this section, persons Living within the delimited area of impact shall be entitled to
representntion on the planning, zoning, to the planning mrd zoning commission of
the city of impact Such representation shatI as nearly as possible reflect the proportion
of population living within the city as opposed to the population living within the areas
of impart for that city...." They believe this subsection to apply in as much as subsection
(oJ (1) has been complied with, in that..."Application of the city pimr and ordinances (have
Dees) adopted ruder this chapter Lo the area of city impact.." Therefore, mid in light
of the above cited codes, my clients believe that the questions raised concerning their
city residency at the public hearing on Phis matter on 8 April 1985, Lo be a mute point.
As indicated to you to the home owners petition filed with you during the above referenced
public hearing, My clients believe that the City's favorable consideration of this annexation
and zoning request, would be to their personal grad financiat detriment, they believe that
the futility planned /or the site would materiatiy and detrimentniy affect their personal
enjoyment of their own real property; and would Um(t the alternatives for the future use
of their Iand. This iimttation, they believe, will significmrtly reduce their maticipated
profits from their lands when they desire to se1L
13 May 1985 • •
85-121
Meridian P&Z
page 2
After carefully reviewing the proposed land use, historical data concerning similar
operations, and the present and proposed land use plans of the City and County, I
believe that my clients have reason for serious concern. Based upon this research,
I believe that I can demonstrate to you this evening, that an approval of this application
would be detrimental to The populace, commerce and industry within the City's area
of impact, the City, itself as well as the concerned citi-Pns Bodging this testimony of
opposition.
I have prepared a composite map, showing both the City and County zoning surrounding
the subject property, including thereon certain preliminary plans which have been approved.
This map provides a reference for several sppecific issues which I would like to address.
( Brief explaination of map given )
Notice, if you will, the established pattern of zoning and Land use. North of the site,
there is a residential zone only 200 feet from the site. Northeast is some agricultural
land beyond which is more residential and Light Industrial To the East is Light Industrial
The Light Industrial to the East and Northeast, is of specific consideration, since this
property is planned for a Business Center- invoivinq, perhaps high Lech. industry and
certain allowable commercial uses. To the South and Southeast lie more agricultura[
lands, beyond which is more Light Industrial Southwest of the site, is more Light
Industrial To the West, and Northwest, is the Old Towne planned development comprehen-
sive plan--a concept plan for twentynine individual properties , coTMiprisinq 188 Acres,
previously aporoved by this Commission and the City Council
At first glance, it would appear that the present request for annexation and zoning
as Light Industrial would be compatible with the City's overall plan and with the area's
established trend. On the other hand, a closer examination provides several sound reasons
why this property should not be considered for Light Industrial Zoning; especially for
the intended use specified in Lhe application.
Your attention is drawn to the deridian Comprehensive Plan, Goals, page 8, goals 1 and
2. " to preserve Meridian's environmental quality....improve the total natural environment
....to insure growth and development occur in an orderly fashion..." and in Goal 10 " To
create an Urban Service Planning Area which is visually attractive..."
Proper planning and subsequent zoning, if it is to accomplish these goals, must look to
achieving balance of land uses and the bulk area of Lands contained with each zone.
In addressing this area of community planning, noted authorities Joseph De Chiara and
Lee Koppelman, cite the works of still another authority, George Nez, in his book
" Standarcls for Urban Development", published by the Urban Land Institute. In this
volume, Mr. Nez states that studies indicate that the "Total Gross Land requirement
for all industry"..in a city, is.."12 Acres/1,000 population; and that the "Land require-
ments for Light Industry"..is.."2acres/1,000 population". In addition to the present
Land requirements, Mr. Nez addresses the matter of reserve for future ,growth.
" Requirements for industrial land reserve: reserve land for minimum of 50 years
future growth".
The 1980 census indicated that the City of Meridian had a population within the Ciiy
of just under 7,000 ;and approximately .9,000 in the City and that area now within its
impact area. This in city population was down 12% from that projected in 1976.
Using this as an adjustment factor, the Ada Planning Association corrected its project-
ions for future years. Their proiection for the year 2000, is now 25,150. If this
straight line projection is continued fora 50 year period, it would result in a population
13 May 1985 • •
85-121
Meridian P&Z
page 3
of 50,500, in 2035 AD. Thus, on this basis, Meridian's present population requires
approximately 25 Acres of Light Industrial; in the year 2000, our needs will be approx-
imately 50 acres; and in the year 2035-50 years hence- approximately 100 acres.
In contrast to this need, the City of Meridian, and its impact area, presently contain
1100 acres of lands zoned Light Industrial
If we compare our available reserve to the regional needs, there is still great disparity.
The present population of Ada County is 197,000, and Lhat of the entire Treasure Valley
approximately 360,000. Thus the current needs of light industrial property in our region
amount to under 400 acres for Ada County, or just over 700 acres for alt of Treasure
Valley. In the year 2000, these same populations are expected to reach X89,000 for the
County, and 550,000 for the valley, Thus, to 2000 AD the County will require a total
area of 580 Acres and the Valley of 1100 Acres of light industrial Meridian could fill
these needs, even if there were no other Light industrial lands available in all of Treasure
Valley.
In contrast to our available reserve, an inspection of those lands thus presently zoned,
will show that the actual need--as demonstrated by fhe acreage developed, and in use--
to bevery near the guidelines for good planning, given by the authorities cited. Thus,
on the basis of available reserve vs. present and projected need for Lands within the
Light Industrial Zone, I would suggest to you that there is no vublic need for further
lands to be thus zoned. To further expand the Light industrial reserve, would merely
delay further, the other lands thus zoned adversely affecting the owner's values.
The second matter of significance in this annexation and rezone request before you this
evening, is its compatibility, or lack thereof, with the surrounding present and proposed
land uses. One of the basic tenents of zoning in Meridian, as cited from Section 2-402-
A (5) of the Zoning and Development Ordinance, is " To protect residential, commercial,
industrial and civic areas from the intrusion of incompatible uses and to provide oppor-
tunities for establishments to concentrate for efficient operation in mutually beneficial
relationships to each other and to share services."
The property owners and residents of the East Aeridian Property Owners Association,
perceive that the approval of the subject application would, in fact, be an intrusion
of an incompatible use; would not result in efficiency of their operations; and would
not be conducive to mutually beneficial relationships. For these reasons, they believe
that approval of this application would violate, rather than protect their established
and proposed land uses--and the rights appertaining thereto.
To assist you in anatizinq this claim against the counterclaims of the applicant, I would
draw your attention to the following citations and references:
Refering again, to Mr. George Nez, author of "Standartls for New Urban Development,
the Urban Land Institute, he specifies certain "General Requirements for Industrial Location:
(a) Fast, easy and convenient access to ,good transportation facilities inciudinq rail,
highway and air.
(b) Reasonable Location with respect to Labor supply, raw- materials source and markets
(c) An adequate amount of suitable land, free from foundation and drainage problems
(d) An adequate and reliable supply of utilities: water, waste water, power and fuel
(e) Protection from encroachment of residential or other land uses
(f) Location so as to minimize obnoxious external effects on neighboring land uses
The Meridian Zoning and Development Ordinance, Section 2-413 B, provides that...
No Land or building in any district shall be used or occupied in any manner creating
dangerous, injurious, noxious, or otherwise objectional conditions which could adversely
13 May 1985 • •
85-121
Meridian P&Z
page 4
affect the surrounding areas or adjoining premises.....". And in the Meridian Comprehensive
Plan, Section I-4, under Comprehensive Plan Objectives, it states..." The following
land use activities are not in compliance with the basic goals and objectives of the
Comprehensive Plan: fa) Poliutinq industries. There is strong evidence to suggest
that a Solid Waste Transfer Station is, in fact, a pollutioq industry and cannot be
operated and managed in a manner to avoid the creation of dangerous, injurious, noxious,
or otherwise objectionable conditions, as called for in the City's Comprehensive
Plan and Zoning and Development Ordinonce.
The first piece of such evidence is drawn from State of Idaho Code, Title 31, Chapter
44. This taw provides that all solid waste systems--other than those established and/or
maintained by a city--shall come under the jurisdiction of the Board of County Commiss-
ioners. It also provides that all solid waste systems be located, maintained and operated
in accordance to the rules and regulations adopted by the State Board of Health and
Welfare. The Board of Health rules and regulations stated purpose in governing this
activity, is..." To protect the public health, prevent nuisances, prevent saftey hazards,
prevent pollution of water and air, prevent excessive Land abuse..." Section 1-6001.01.
These rules specifically include a solid waste transfer station in the term 'system'....
"Solid waste management site means any land area used for storage, transfer, processing,
separation, incineration, composting, treatment, recycling, reuse, or disposal of solid
wastes." Section 1-6001.33
These rules further specifically define a Transfer Station, as follows:.."means a fixed
or mobile facility used as an adjunct to a solid waste management system whereby solid
wastes may be recompacted or otherwise processed and transferred from one vehicle or
container to another for transportation to another place." Section 1-6001.36 Further,
section 1-6013.01 requires that "Transfer stations for solid waste shall be operated under
a conditional use permit issued by the department."
To obtain such a permit, these rules provide that ..." Plans, maps, specifications, and a
report on operational proceedures for solid waste management sites and facilities.....
shall be submitted to the Department for review and approval before any construction
or operation is begun..." Section 1-6005.01. Regarding the criteria for issuance of such
a permit, the rules state......." To be considered for qualification of a conditional use
permit, several of these conditions or circumstances shall prevail: subsection (1).....
"Extreemely low population density in an isolated area." Section 1-6005.02 (b) (1).
This process is conducted as a joint endeavor by and between the State Board of Health
and Welfare and the Central District Health Department. The review is designed to
insure that the environment is protected, thus protecting the general public.
A review of the referenced legislation and rules and regulations, indicates that a
solid waste transfer station is not considered as normal Light industry. It has certain
aspects which require it to be governed by a State Conditional Use Permit. These
aspects, are clearly defined as its potential for environmental poIution and general
health hazards. This would indicate that such a facility is clearly considered as a
poluting industry, and as such does not meet the basic goats and objectives of the City's
Comprehensive Pian---that poluting industries are in non compliance therewith.
Further, a careful review of Idaho Code 31-44, would appear to indicate that the
Location of such facilities within the corporate Limits of a city was not envisioned,
since the operation thereof was left clearly under the jurisdiction of the Board of
County Commissioners.
13 May 1985+ •
85-121
Meridian P&Z
page 5
In reference to the poiution capabilities of solid waste transfer stations, you have
been invited, by several of my clients, to visit the site at 2785 South Liberty Road,
in Boise. The operator has indicated fo my clients that we should not use their
facilities as an example, as there are better operations. However, the important
fact about this site, is that it is apparently operating within the norm considered
in the preparation and promulgation of the State Board of Health's rules and regulations.
Their conditional use permit has not been cancelled, nor their operation suspended.
It would also appear that Ada County Board of County Commissioners, under whose
jurisdiction they operate, are satisfied with the present practices. It is important to
remember that these same regulatory agencies will be jurisdictionaly responsible for
any such operation in the environs of Meridiatt.
In defference to the operator of the Liberty Road site, and his opinion that there
were better operations to use as examples, 1 have contacted other governmental units
in our adjacent states to gain first hand knowledge of their operations and associated
problems. The most in-depth interview I was able to obtain was with Mr. Dave Nyblom,
Manager of the Solid Waste Department, Public Works Division, of King County, Washington.
This contact was made on 7 May 1985, and Mr. Nyblom was most cooperative. His
observations and recommendations concerning the siting and operation of a solid waste
transfer station are as follows:
General statistics and operational problems regarding Solid Waste Transfer Stations
Assumptions given concerning proposed Meridian operation:
a) 20 Trucks per day, hauling an average of 5 Tons each of compacted solid waste
b) 100 Ton/day operation with room for expansion
c) possible public access for delivering waste to transfer station
General site requirements
a) 8 to 10 acres required for 100-150 ton/day operation, plus additions! space
if overnight parking of trucks and/or truck maintainance is to be on-site
b) Site should be surrounded with cyclone fencing to reduce litter problems
c) transfer station should be in an enclosed structure of concrete or metal--
wood structures more easily infested with rats, mice and other vermin.
d) Facility should be served by central sewers. Wash down water is often
highly toxic, and the concentration of solids therein makes septic systems
subject to early failure. Optional, is an on-site waste treatment lagoon
General siting requirements
a) preferably no residences within one quarter mite
b) pre ferabiy no residential developments within a thircl mile
c) preferably no commercial, technical or office space within one-half mile
d) should be considered as a nusiance industrial use, as far as planning and zoning
e) best placed in area with low land value for any other use
f) best adjacent Land uses are: Truck,/Transport terminal, Gravel pits, Concrete
or asphalt plants (King County tried putting one in a warehousing zone, and
found the results to be very unsatisfactory)
13 May 1985 • •
85-121
Meridian P&Z
page 6
Environmental concerns in siting consideration
a) Traffic
b) Noise
c) Qior
d) Dust
e) Litter
f) Lighting
g) Wastewater Disposal
h) Visual or Asihetic
i) Rodents and other vermin
General Operational Problems
a) Greatest operational problem is public access to transfer station. Public's
transport of waste causes greatest amount of litter. They also contribute
to traffic problem, and are a significant problem to the operator. Beattie,
Washington has been sued on numerous occasions for the public getting hurt
on the premises. Estimate that nearly two-thircls of Lhe operational problems
are associated with public's access to the facilities.
b) Traffic can be a significant problem. Each coIIection truck load represents
two daily trips on access roads. In addition, each three to four collection
trucks represents one transport trailer load to land fill, resulting in two more
trips on the same access roads. Pubtic access to the facility exaberates these
traffic concerns.
c) Odor is a significant problem. Transport trailers must leave for Land fill
within a very few hours of loading. Facility washdown also creates additional
orors. If the facility cannot be Located in an area remote from higher Land
uses, a spray system with dedorant feed is a must.
d) Noise is a major concern. The operation of the re-compacting unit, while
the most constant noise, is not the greatest. The unloading of the collection
trucks, and dipsy dumpsters creates the greatest noise. Even with an enclosed
structure located on 8 to 10 acres, the noise level at the property line will
often exceed 90 to 100 decibels.
e) Dust is the most prevasive problem. No good answer for dust control has been
found, according to bfr. Nybiom. Moreover, the problem is not simplistic. The
dust often contains contaminants including certain construction material residue,
household and agricultural pesticides, etc. Proper screening by natural topography,
or other means is best available control at present.
f) Litter is a continual problem. Even in their best operated transfer stations,
there is a noticibie increase of titter within a quarter mite radius, and will be
noticibie along transport routes to the transfer station and to the land fill.
g) Lighting can be a problem for adjacent land uses. Waste transfer operations
require very good lighting for proper operation. Estimates that plant needs
about 50% more candle power than other uses in any industrial zone.
h) Wastewater disposal has been addressed above, but its toxicity should be stressed.
great care should be taken to insure that site wastewater does not enter shallow
groundwater acquifiers.
i) Visual or asthetic values should be considered. Presence of solid waste transfer
stations in close proximity with other land uses has been found to beunsatisfactory,
except whrn located in association with other nuisance industrial uses.
j) Rodents and Vermin have not been a significant problem with King County,
in view of the fact that Their Health Department maintains rodent and vermin
bait stations surrounding each site. These are monitored, and when necessary,
an area extermination program is conducted. The transport of rodents and
vermin to and from the station, in loads of solid waste is greatest concern in
this area.
13 May 198 •
85-121
Aeridian P&Z
page 7
General Recommendations
a) keep away from higher Land uses wherever possible
b) install horizontal ram type transfer trailer units-- no vertical toad system
is litter tight
c) Biggest complaint from public is increased litter and odor. attendants must pick
up litter on a daily basis, and must use some type of deodoran t spray in washdown
operations
d) Protect operators and the public, insofar as possible, from the air borne dust
which is often toxic
e) siting of structure important to insure it doesn't operate as an air tunnel
distributing litter
f) keep public out of facility if at all possible
g) make sure that land fill operator will provide additional turnaround and unloading
areas
h) King County Transfer Station to Land Fi11 trip averages about 45 miles. 10
mile transport is considered minimum break even transport trip to justify
transfer station.
i) in siting, consider it a nusinance industrial use, because this is how the public
perceives it.
To assit you in considering Mr. Nyblom's comments, and their relationship to the site
now under consideration--*_hct is, the effect on the environment and the socio-economic
values of the City, its impact area, and the property owners of the East Meridian Property
Owners Association, I have prepared an overlay to the composite zoning and land use map.
The first item of consideration is traffic. The comprehensive plan of the city, states
that ,,,," Access to industrial areas from collector and local streets should be discouraged."
SectionlV, Industrial Policies No. S. Locust Grove Road is considered a minor arterial;
however Locust Grove cannot be accessed continually without passage over a portion
of East Pine Avenue, which is classified as a Collector, Further, the stte has no public
road access, but is proposed to be served by an easement. Traffic will increase along
Pine Avenue principally, as the most direct route from the city to the site. This will be
particularly grevious if public transport of solid waste is permitted to the site. As an
example of this problem, Snohomish County, Washington operates three transfer stations.
At the site most nearly compatible to the one proposed, a 200 ton/ day station, they
expect an average of 500 to 600 private vehicles a day during the weekends. In addition,
the transport vehicles used by both King County and Snohomish County, have a loaded
gross weight of approximately 40 tons. These loads, the increase of traffic--together
with the present concentration of School District busses in the site vicinity could
result in premature failure of the base materials on the streets subjected to this increase.
Further, the fact that the proposed site is accessed by an easement, rather than a
public right - of- way, appears to violate the intent of the city's Comprehensive
PIan and Zoning and Development Ordinances. A privat? stroot over an ea3~arrnt
seems inappropriate to an industrial site which will serve commerce (c ommercial
solid waste c ollectors) and the ,general public (persons deiiverinq their own solid
waste to the station.
The second item of concern is the noise factor. King County has indicated that the
noise generated by their facility is in the range of 100 decibels at the property line.
Based upon this assumption, then noticabie noise polution will exist for nearly one-third
mile from the center of the site to the point at which the decibel rating has dropped to
50. It should be noted that the normal household noise level is around 40 decibels, so
that even at this distance, the noise of the operation would be descernabie.
13 bfay 1985 • •
85-121
Meridian P&Z
page 8
Odor and dust are related problems, in that they are dispursed with the wind currents.
The Annual Surface [Vind Rose for the Meridain area, as published by the U.S. Department
of the Interior, indicates that Meridain air currents are traveling at 4 to 15 miles per
hour, for nearly ftft:y percent of the time.'. veloci-ties of 16 to 31 miles per hour _
ten percent of the time, ana under three miles per hour for the remaining
40 percent. This results in an average wind velocity of 8.4 miles per hour. Twentyfive
percent of the time *he. ~.dird is from the Northwest, and twentythree percent of the time
from the Southeast. Thus; any dust or odor problems and liter carried aloft would
be expected to concentrate in the direction of these prevailing surface winds. For
the purpose of demonstrating the effect of the wind carried litter, dust polutants
and orciors, we have delimited the area affected within a two and five minute range
at the average wind velocity of 8.4 miles per hour. This area of contamination can,
of course, be much worse, depending on the particulate size of the material and the
velocity of the wind .
The litter problem, is directly associated with the visual or asthetic values of the
local environment. Again, using Afr. Nyblom's comments that there will be a visual
difference in the amount of litter within one quarter mile of the facility, and along
the principle transport and collection routes, we have deliniated the-area potentialy
affected by the proposed Land use.
Waste water disposal, and its potential effect on the shaiiow ground water acquifiers,
is of major concern. Both Mr. Nybtom, of King County, and Mr. Costa of Snohomish
County, stress the mandatory requirement of central sanitary sewers for disposal
of process and wash down water from such a facility. Both stress the problem of
the waste water rapidly blinding out a septic type disposal system, and Mr. Costa,
in particular, stressed the effect of a septic disposa,' system on the ground water.
He points out that said waste water carries large amounts of leachates, oil and
greases, and common household pesticides and herbicides.
The Meridian Comprehensive Plan and Zoning and Development Ordinances recognize
the potential effect of industrial uses on our acquifiers. Section 2-408 / 12 of the
Zoning and Development Ordinance states "this district must also be in such proximity
to insure connection to the Municipal Water and Sewer systems of the City of Meridian."
And in Section IV, Industrial Policy No. 13, it states "Industrial uses should be located
where their generated water can be properly treated and pretreated to eliminate
any adverse impacts upon the city sewer treatment facility and irrigated Lands
that recieve industrial runoff water." And under Policies, page 4, Sewage Facilities
and Service, item 1, it states "ail new subdivisions, planned developments, and
Large commercial and industrial development projects shall be required to connect
to the municipal sewer service." and under Municipal waste treatment, policy No.2,
page 69, of the Comprehensive Plan it states "the City of Meridian shall assure that
any industrial or commercial discharges to their public wastewater treatment facility
shall provide pre-treatment as specified by their NPDES permit....."
While it may well be the applicants intent to extend the community services to
the site and provide for pre-treatment- no evidence of -this has been made available to
my clients. This is of particular concern service the ,ground water on the subject site
is extreemiy high, preventing even most agricultural pursuits.
In this reguarcl, I would note that on page 71 of the Comprehensive Plan, it states
"the City of Meridian wilt encourage and support studies that will determine
ground water quality conditions for the purpose of protecting the publics' health
and will determine mans impact on the groundwater aquifiers."
13 bfay 1985 • •
85-121
Meridian P6cZ
page 9
Based upon previous studies, Meridian is aware of the fact that our shallow ground
acquifiers flow generaly to the Northwest, following the patterns of the areas irrigation
and drainage facilities. This was of great enough significance io the city several years
ago to prompt it to support the "Southwest Ada County Building and Development
moritortum. The concern was primarily based on the infuuence of the great number
of septic systems in that area on the wells and surface waters in Meridian. Less than
300 feet Northerly of the proposed site, the Cresson drain carries shallow ground water
drainage to the Northwest This source could carry contaminants to wells Located
in that direction-particularily in the Carol subdivision and surrounding lands. The
general area of influence hos been delineated on the overlay.
The problem of rodents and other vermin, and their potential disbursement from the
site, cannot be readily mapped. However, the potential health hazard is real Left
unchecked, this problem could result in the vermin spreading out into surrounding
areas, particularly Southeast and Northwest, where their travel would be aided by
water course travel along the existing waterways. On the other hand, proper esiermin-
ation measures carried forth could mitigate the outward disbursement, but at the
same time result in dead and dying vermin being consumed by household pets, thus
spreading the hazard of any disease they might carry and the pesticides used to
exterminate Lhem onto the surrounding properties. This is, no doubt, one of the
principle reasons why the criteria published by the State for these facilities, recommends
a remote very low density area with goad drainage.
Lighting, is a lessor, but still important concern. You will recaii that Mr. Nybiom, of
King County Washington, states that a solid waste transfer station requires approxi-
mately 50% more iightinq than most other Light industrial uses. In this requarti, the
Citys Zoning and Development Ordinance, ~ctim 2-413. B (1) (f) states "No direct
or reflected glare shah be permitted which is visible from any property outside an
industrial district or from any street."
Based on the foregoing analysis it is difficult to see how the applicants proposed use of
the site can meet the following criteria of the City Orclinances:
"to protect residential, commercial, industrial, and civic areas from the intrusion of
incompatible uses........," Section 2 - 402 , 5 Zoning Ordinance, and
"Industrial uses adjacent Lo residential areas should not create noise, odor, air
pollution and visual pollution, greater than Levels normally associated with surround-
ing residential activities." Comprehensive Plan, page 17, Industrial Poltcy No. 6.
In, Summary, my clients believe;
1. That there is no justification or public need to rezone any more land as light
industrial at this time.
2. That the proposed annexation and zoning, and stated use, would be in conflict
with established and proposed land uses in the area.
3. That the environmental and sotto -economic effect of the approval of this
application would result in a taking a value from them.
4. That any action by the City, other than denial, would be inappropriate since the
applicant has not;
(a) "provided a detailed economic analysis, so that specifics of ...plans, designs
and development will be known ...." as called for under the Industrial review area
guidelines of the Comprehensive Plan.
(b) applied for consideration and approval of the Ada County Board of County
Commissioners, under whose jurisdiction he must operate.
13 May 198 •
85-121
Meridian P6cZ
page 10
(c) Applied for review and approval of the Central District Health, who
may specify certain approval conditions, such as groundwater monitoring of the
site prior to approval
(d) Applied for a Conditional use Permit from the State Board of Health
and Welfare.
Finally, my clients would Fike Moe to know that they appreciate the service that
he provides the community, and they applaud his efforts to improve this service
by making a very substantial capital investment. They do, however, feel that Moe
has done an inadequate job in the site selection and in pursuing the necessary
permits and approvals.
qr.t~~. A
• •
',;e c:;L tarlciur:}i;_;ncu. Uciri, scsia.crlt~ ~1iu or prtJ~er~;y o~aler;i c~::~~_e
i:ti;T'i (11.±21'v=. t;y% .e }TS,(.iflCfi :.Y't; U-'. OLU j3USG ~Ii'.. ZO-1G7.iir~ TBCjUG i~ft;:3 vta'i, EiCt U".'
J..~......_ .lA ;~1:t. t.,j zurli ~~lT' ti'i C. ~) Z'~~I. a21 ti:'.- S~ U~ 'G~ E: Iv e~~. t) AGG'G1 Osl "S ~'i
°J Yd f 1~ ~. IS•! 7~?}3.H:-1'i3 G'll. cliwn! :'.Cl E1 Ii OLL11 "G ~, f .L C'l:zI10 ti?lf; t'. :L f3 Ii?Oi'~t ;..u:
17 ~r~ 1'lilt3 ;.;'~• r„[;TS(:l _:113 l.CI E'.'L103 UTl ~".;. i Slt.o i't tET~~ a'X'Ot2l_ :i t:.; t...t
T.i.•.: i~_'U J:i (; i. i:'.:3e 0'~ ~Y't3c. ~'. I)S'OI.~C%!.`ti~F t70U1tI. UY' G0111. (): Cis c..., (:iCt .L1J i:~:. isC:'~:
~.~ iIu .1! ,_ 1~9 u; ~ 1iv~riiliG~;~ cuL do x);,.,_ol:: U_: u:: ~. 11_;_.
.ulc i[t;'.G _ ~ ~b'~c 'cracku :.~)t- r,~.a '~~_-_n,ci•~r ~'~~.~~.;,1t.~:.f -.- ;.c.<
c..i t,Y1~,1 ,.,t.i ~~u ..tit: ~S".'.~~~.10 JX1 ~+.i~ C(7Ti!1..L u!+>r', T'J iCi :::e .I.11 2"i. ~~U11i;
l~Z':il ., Ci l::.. '. .~1~. ;iS C6i11d 1•c'4.U.Cc ~Gi1 t3 81~~C:Y'rli'v iVi; ".1 _.. ... 7. •~:. U,;.'_•
', ...1 G<: '_ .,. Uy __~~ L; _, .._ t :+. ., 4:.. t6i ~ ~,liw1't:U~ C't._. t):C 1.Vt: its 3 ., it ~: t131 Cr 3':::'.'t .. :u 3
..
.,i~c rYz.::>; of C.*.31~„ ;;c z=cup'"u t.., :,cat ~_.:d rno.,t p~. i„::;~1>; u:-,;
J.,,, 1: ita.
!" ' '
;~,,.., .., ti_ ,
~•~~~
`7-~ V
~la~f
~~~
~,
~~~
~~' w1~-~~LyC_
~h~-- ~~t
a.~~Z
~3~ yz.
~f3~~~-
~ ,,
~ ~ ~
7 ~~
~ ~ , , ` r_" ~ ,S _
~,.<
C%L-<
.~ ~~ _/ _ -
ii~E c ~~. "., V /. c~-Y-~~, S ,
~~ ?'~ t:-~-t,YL-cam' L ~..~iC/'^ '~~~
~ i
~~~ih~~~r f ;-'r~fh .<-~
; ~C
~._ t l
ti`
-;:ice
Vii, <• ~ ~ _ ,~ ~ / ;? .~
~..
' ~~t`~
i r- F),'r-c ~~;~ ~ ~~-. _ r'Z~~ Sys
~. t_
~.
~,
'~ 7 ~ f'-,-.---1 °~y y .e,iti~ ,. 43' ~ ~ - x 3 3
^~'- Y Y S
~°
i 4/ /
_; ,.
_ ~ ~_
<<
_ ~/~~~ ~ ~o~~
r ,.
fn
l [^ ._.. ~i ~1 / '.., .:'~~"a r j is ~. D ''~P .f . w 'Xi .... N
%1 -,
=,~<.~. /'V i.,y: ~CCe~ P~'Y+-~. ~<{l0 ..Ga/i.G~ ~ J/ Ct{~1,.7 0.' ;~n/J~.
~,~. ~/4 ,~:~~ k ,fir .~~~~~
d
I,~en ~~ & ~. 7'~7,~h
~-~..-Lc~- ~` I~ ex_c.~..c. /~~Ja G~ i~a.,a..r.-C~- lis
.~~~~~-y1.ct~wY~..- / 90 5'C~ ~ ~~ ~ y s.
y~.
~.~~~~ ~. ~, yam. ~93~ f ~~~ ~ ~-u ~~.w ~3~ ~:.~
~~o C~~p, y~~.~ ~~~~z
7 5~ C~~_~ ~ .-' ,,~,z~,x'-cam-... cf ~ 6 y_Z.
~5" GG! LEx ~ ~~~.~ - „~~/.~¢~/c~--=~ X3'6 Y ~
I Si~C_ ~,~ 5i /j `;'ti'~.rA.~4.a:-V.- b d ~ ~5 x ~-nY 64So~- / /
J J ~G~~~-~J'C . YP j~~p/~yi(.,~~p-0~-~-' 2~ D O 'b! ~~
«.~ ~ @-~~ ~., 11'l +Gn..~. +W-Aic~- ~i~ ~~ `-~~? S 2
pus ('l~~w~ ~-~~.~~~~, ~ ~~~8
-, ~. -
~'6 ~~ ~~ue~~ 'i:~z%o~ ~ te~•.ri"_ra.o~
/ ~ 11 4 O ~ ~GJ ~! -'
r,
~~~E
_tGt -~ «.;~ ~ z-
~ '- `
~ ,--
,,;.
L, o ~ ~~e.,..~.~~ `~?7 .emu ~~ ~ s ~ - ~ ~ ~/ 3
~ 9.~ ~~L~,~ u e S ~ ~ ~ s / Z>
z9s ~ < g~ g-~ s~ o
-- ~::,~,
'~.ic f..1. E1 l ~lx;.: :::i >,tl di., F,.O e.P:?. Y(3S1Q _.. ~.; 'u.11Q 0:'"' j.) O. ~.:ti~/ O\,S1~ST'a 0:~.
v5. i; i~.iui' , (: L.. .11 v1 L;- l.. lr'~C-~ a :; £1 O .`{, .S it 1,:1? ZO]1 E: L21~~ l..~U~::1t a cC3 ElYi ~C: Ci
_Nor''~ino o ,~', o ' cle 11 .;~. o~ ;;c ~ic,Yl u,
by ;..o t ne.d _irx' j..ni Po:;~ ;;n~ ,
~~ 3 ~;, :, 1~., ~oiae-~:.eridian, :.dam C;o~flxty, ia'~ho r;k_ich is kno~~n as:
1.7 d.~ ..,-~~ -'~. 8 ;;t. 18 t1Q1 c.ll, 1C,....._,^~, OI7. t,:_c ~ C'::'-i: ~ l" ~OLliiQS t~L'J."G
~.: _ p ~ '
t12 : 1 C )0: 1.G .~ .. .. i,a La7 O-?cI ~; :iOU.LQ Or OOU.~ Q U o:.~ t,1C ' ! l~~ ,:_1_ 8C
t]l rri ~t '. 1_i"'~~r O_~V11f(: .1"i.. C1 11 Vu.1Ji ~i ~''~ UUc v0 1iOS`:l YJ ~"(i OG;ir :_. U~. 2101:; E3
allQ :j,l J 1'~i<'Oli „dF it ~.(~8 Lf'1ZC.~S t;;t Lii. c'. ~Y ~. 1alC~" Ol ULt 3.Z10Y1., d.~ ~:v!_1 ~i:>
Ll ,c : ~1~~ i~l"c .]u ~,~.~ .,o_ul;;etillg roc~dU. ]n l,t~e 1o12r~; j,~]'r~:a
,~.!Ci! L`l1S]"' 6': S CO :.l% :f 8C1 t1CC iiti ~. 1:."L~;cP111 1. ~aV ~. U..., c`S .w. ~ '7",11Cr1 OAr
.,. d, ~, :ren ~_e; i u , ne ur~o"c°>ir•n~d,
i.!G it ~ ., - Ci10.-iCc -GO ., C+~2 ~, a c.:, a ll: L 2)l i) .. ~~ nl2 -~dSEJ Ct OZ,LI'
l~~llc:.
IjCG'L Y~C,'d`:3~~Y.~~vz~-~<"L-NYC {r ~ Sc~' C~ .-ljECX'YZ~-y~.'K ~T~c~ . {/~rG~GG~iCa,rl ~ c~fl~;~' _~C ~2.-
c F~LC ~YLt. L~.:~~.% .n~ ~-, .~t',~~-,c'8--~ '(~ ~; !.4; 2..c,;;(-kt-.ti: J-.:~C
,; ~titi. ct- ,..i ~-.
~ ~ .` ~.,~ ~~~ "/ r'.. ~ ~ }~°' 1 ~ LC~~(/~fl /a~A'. ~~'I~( '4"c. L.~C k x. ._ ~'!L ~/.~(;;•~?.~..
~.`/ i
I t Gt ~Y~L~.'~ / L ~~C/V/
,~ ~-~~ ~ !~G` ,,.-.^`" Sai Sri cn~Le ~d ~o~-~..~:_ ~~ 23GyL
?/J /~ /~1
C~y$/.~~~ ~2"s ,.rte G-'-~-' .~S'U ~._r<~ 'sdd'~
l~ r ~ ~ ~ ~ t~. 5 L Git ~ ~ ~~C
~ ~~ ~F~
~~ ~~ ~~
~.~,-
~{ ~/~ .~ ~~ ~~"~ Vim- ~df".%~~y ~,~`~d~
%~~,~e<,C~.~,v ~/ • ~a.~ uT,[.u-~ ~ a ~ 5 ,way ~' 'Aj~ reed ,,~~0 ~ ~G y~-
~it,9it~_ ~%r~il-cc~~t~ /t3~ ~%/~!ucd- d"''/ j~~Gf.1~.'<u. :~?~n/ri P3t~ ~/~-
Cl,~-,-,z• ~~~'~, 1 3 ~S N ~ v-c~ ~r ~u•w-~ Vh.ati-~~~ ~+'~w ~3 ~ Yt_
~~ 4~~;,; ~~ n 2t << ~~ ~ t ~!
n/ ,
~~ ~ ~"tip-°-~ ~ D ~~ ~ ~-~ ,
a~
~~~~
~~ ~
~~~n~~ ~> ~,~
r i i__
i~ t ~~ i
L V ^.
~~' i _ i
~` / /`~ >
CITY CWNCIL and PLANNIIJG and ZONING
City of Meridian
• Ada County, Idaho •
ORDINANCE 446
VERBAL TESTIMONY of SPEAKERS at PUBLIC HEARING
SIGN-UP SHEET
i ,, L, ~;,~; ~
~]'J~RYC'Nr. 1`~:'P SIi3.~ 'P.IS u 3P ~': o. X.
PRINTED NAME SIGNID NAME RESIDENTIAL ADDRESS TO SPEAK
~~
L~ r~l ~ ~. !V R ~D ~ ti
J o 6~'-
~ ,, ,,
~~
~ ~~ /B"D s' y'
.FhcL V~ o /3 ilRo /!/ oeust ~,ruve_
~. ~ k~ ~~~ ~ ~ r ~~a-v `~
brr ~ s ~ ~ r~ ~ ~ '~
6 d~
~~ s ~ ~~ ~~ ~ .~ ~ ~ .~
~~
\ ^^ ry
~V J
i1 _ fl_ n ~ ~f_11.. ~
~~C~ .rJC°~-
~~~,, ~I ~~ ~ 2
~~
~~~
~~ ~~
r ~~
~~ ~
~~~ ~w~
q'Or~eu/a~
e~a.~
_.
~~~a ,~~~
~ ~ ~~,
~ ~~
~~~~ ~
~~ ~ ~
~~~-~ ~
~~~~ ~~~p
ti
~~
~~
~Gl' ~ ~ ~
Uc/ ?~'
~jI "\
~, T I~.,.
~ ~~~
..~~~~
,~~ /~
/eve C~ f" ~ /~~/7
BEFORE THE MERIDIAN PLA.NIQING AND ZONING COt2•IISSION
JOHN L. HAYWARD and JOHN DOBARAN
CONDITIONAL USE PERMIT
521 E. 1st Street South
MERIDIAN, IDAHO
FINDINGS OF FACT AND CONCLUSIONS
The above entitled matter having come on for public hearing
May 13, 1985, at the hour of 7:30 o'clock p.m., the Petitioner
appearing in person, the Planning and Zoning Commission of the City
of'Mleridian having duly considered the evidence and the matter make
the following Findings of Fact and Conclusions:
FINDIN 6 OF FACT
1. That a notice of a public hearing on the Conditional Use
Permit was published for two (2) consecutive weeks prior to the sai
public hearing scheduled for May 13, 1985, the first publication
of which was fifteen (15) days prior to said hearing; that the matt r
was duly considered at the May 13, 1985 hearing; that the public
was given full opportunity to express comments and submit evidence;
and that copies of all notices were made available to newspaper,
radio and television stations;
2. That this property is located within the City of Meridian
AMBROSE,
FITZGERgLD
BCROOKSTON
Attorneys and
Gounsebre
P.O. Boa l3T
MerWlen, Itlello
aserx
r.uPnonesBaaeei
and is owned by the applicant, John Dobaran, and is described as
Parcel #3660 of Government Lot 2, Section 18, T. 3N., R. lE., Bois
Meridian, Ada County, Idaho; and is known as 521 East First Street
South; that this property pertaining to this application is dis-
tinguished from the Dobaran/Martensen Conditional Use property in
this application concerns approximately 175 feet of frontage along
P.1
t~
East First Street/Highway 69 and includes. the exisiting office
space in the building located on the above described property.
3. That the property is located in a commercial district,
which requires a conditional use permit for the operation of a used
recreational vehicle and automobile sales lot and which is the use
the application requests.
4. That a proper notice has been given as required by law and
all approvals and procedures before the Planning and Zoning Com-
mission have been given and followed.
5. That no persons appeared at the hearing objecting to the
use of the property as a mobile home sales lot.
6. That the property is presently used for commercial purpos
7. That at the public hearing there was no public comment
except for the applicants'
8. That any sign meet the City's Sign Ordinance; that any
additional sewer and water hook-up fees be required to be paid
additionally, the Nampa and Meridian Irrigation District commented
that there shall be no encroachment on their right-of-way and that
drainage must be retained on site.
9. That a used recreational vehicle and automobile gales lot
is allowed in a commercial district under a Conditional Use Permit,
CONCLUSIONS
1. That all the procedural requirements of the Local P
AMBRO SE.
FITZG ER AID
dCROOKSTOR
Attorneys ana
Couroebra
P.O. Do. QT
MedObn, belro
BDB~t
tebP~one DBbaABt
Act and of the Ordinances of the City of Meridian have been met
including the mailing of notice to owners of property within 300 ~i
feet of the external boundaries of the applicant's property and
having obtained the consent of 758 of the owners of property within)
P.2
P
300 feet of the external boundaries of the applicant's property.
2. That the City of Meridian has authority to grant conditi
uses pursuant to 67-6512, Idaho Code, and, pursuant to 11-2-418 of
the Revised and Compiled Ordinances of the City of Meridian, Idaho.
3. That the City of Meridian has authority to place conditi
on a conditional use permit and the use of the property pursuant to
67-6512, Idaho Code, and pursuant to 11-2-418(D) of the Revised and
Compiled Ordinances of the City of Meridian, Idaho.
4. That 11-2-418(C) of the Revised and Compiled Ordinances
of the City of Meridian sets forth the standards under which the
Planning and Zoning Commission and the City Council shall review
applications for Conditional Use Permits: that upon a review of
those requirements and a review of the facts presented and the con-
ditions of the area, the Planning and Zoning Commission specificall
concludes as follows:
a. The use, in fact, constitutes a conditional use and a
conditional use permit is required by ordinance.
AM EROS E, I~
FITZG ERALD I
BCROOKSTON
Attorneys ana
Counsebre
P.3
P.O. Bor aPl ~
MMEIMi, 10NO
BJ6/Z
TalpNOne 886M81
b. The use will be harmonious with and in accordance with
the Comprehensive Plan and the Zoning Ordinance.
c. The use will be designed, constructed, operated, and
maintained to be harmonious in appearance with the in-
tended character of the general vicinity such being des-
iganted for commercial uses.
d. That .the use will not be hazardous or disturbinq_ to ex-
isting or future neighboring uses.
e. The property if not already connected to sewer and water
lines must be so connected and those services should be
able to be provided adequately.
f. The use will not create excessive additional requirements
at public cost for public facilities and services and will
not be detrimental to the economic welfare of the communit .
g. The use will not involve uses, activities, processes,
materials, equipment and conditions of operation that will
be detrimental to any person, property or the general
welfare by reason of excessive production of traffic, nois ,
smoke, fumes, glare or odors.
h. The applicant shall be required to have parking for the
property which shall be so designed as not to create an
interference with traffic and parking on surrounding publ
streets and must meet the parking requirements.
i. The development and uses will not result in the destruc
loss or damage of a natural or scenic feature of major
importance.
5. That the Applicant shall be required to pay appropriate
rates for sewer, water, and trash and shall be required to pay for
any and all connection fees for water and sewer necessitated by his
uses. That the comments of the City Engineer and the Nampa and
Meridian Irrigation District are reasonable and must be compiled
with by the Applicant.
6. That the permit once granted shall be personal to the
AM BROSE,
PIT2GERALD
6 CROOKSTON
Altomaya and
Counaalora
P.O. Boz a2]
Mar10Mn, IENo
BBM2
Talaplgna BB&Ibl
a} b«.° +. ., H,u.. .,
Applicants and shall not be transferrable to other individuals -or
property.
P.4
APP120VAL OF FIPdDTNGS OF FACT AND CONCLUSIONS
The Meridian Planning and Zoning Commission hereby adopts and
approves these Findings of Fact and Conclusions.
ROLL CALL:
Commissioner Morrow Voted /~o~
Commissioner Alidjani Voted
Commissioner Johnson Voted ~(„~
Commissioner Shearer Voted-' ~
Commissioner
Cole _
Wted
Chairman Spencer (tie breaker) Voted
DECISION AND RECOM:AENDATION
The Meridian Planning and Zoning Commission hereby recommends
to the City Council of the City of Meridian that they approve the
Conditional Use Permit requested by the Applicants for the property
described in the application under the conditions stated herein.
7NmTI ON
APPROVED ~ DISAPPROVED
AMBROSE,
FITZG ERALD
S CROOKSTON
Altornaye eno P ~ 5
Counselors
P.O. Boa 12]
MMIOIen, IoNo
BBMY
Telephone lBBJNt